Are you looking for the right home warranty coverage plan in Los Angeles?
Perfect, you’ve come to the right place.
In our guide, we will give you answers to pressing questions you have, like:
- What is the best home warranty company for Los Angeles property owners?
- How do you select the right home warranty for your LA home?
- How can you save the most money with a home warranty?
- And more!
We’ve reviewed 68+ of the top home warranty providers to bring you useful information you can use to choose a warranty plan that works for your home, budget, and needs. Curious to know more? Check out our top picks below.
Limited Time: $150 Off + 2 Free Months + roof coverage
Limited Time: New Customers Get $50 Off
Limited Time: First 2 Months Free on all Plans!
Top Home Warranty Companies for Los Angeles Homeowners
American Home Shield is one of the first companies that started providing home warranty services to homeowners and real estate agents. The company offers a variety of contracts, including customized plans.American Home Shield Review
Majority of Client Reviews Online Are Positive
Clearest Terms and Conditions
Highest Contractor Professionalism
Best Gold Plan ("Platinum Care")Select Home Warranty Review
First 2 Months Free on all Plans!
$500 Homeowner insurance deductible reimbursement
24/7 customer service
Industry-leading 180-day workmanship guarantee
18,000 reliable & fast local technicians
Low cancellation feeCinch Home Services Review
Industry Veteran Award
Large and established company
Top 3 Cheapest Plans ($25/month)
Low optional coverage costs
Coverage is capped at $500
Limited Selection of Optional Coverage ItemsFirst American Home Warranty Review
24/7 service calls
Lower chance of claim denial
Limited social media presence
Limited plan options2-10 Home Buyers Warranty Review
Disclosure: ReviewHomeWarranties.com has referral agreements with some of the home warranty companies presented on our lists throughout this website, including our the above rankings. Referral income which we generate through these agreements helps us keep the content free of ads and accessible.
Top 3 Home Warranties for Los Angeles (2021)
After analyzing 68 different companies, here is your list of the best home warranty providers in Los Angeles.
|Company Name||American Home Shield||Select Home Warranty||Cinch Home Services|
|Number of Plan Options||3 Plans||2 Plans||3 Plans|
|Monthly Plan Cost||$35 – $65||$36 – $45||$35 – $63|
|Reviews||Read American Home Shield Reviews||Read Select Home Warranty Reviews|
American Home Shield is the Best Home Warranty in Los Angeles
If you’re looking for a trusted, industry-leading home warranty company, we recommend American Home Shield. AHS is a top-rated brand, and right now you can take advantage of their current promotions that get you $50 off any plan you choose. Get a free online quote or contact a specialist at 866-464-7521 before these deals end. American Home Shield also offers you the service call fee of your choice. That means a lower monthly premium in exchange for a higher service call fee, also known as a deductible.
- $50 off
- Choose your own service fee
- Lower chance of claim denial
- More expensive when you choose the lower service call fee
- Short reservice period for parts and labor
Select Home Warranty Offers Roof Leak Coverage on All Plans
Another great option is Select Home Warranty which right now is offering an incredible $175 off plus 2 months free. Get a free quote online or you can call a home warranty specialist directly at 888-370-3954. And instead of an optional add-on that would cost extra, each Select plan covers roof leaks at no extra cost.
- $175 off, plus 2 months free
- $0 transfer fee
- Free roof leak coverage
- $75 cancellation fee
- Lower coverage limits
- Higher rate of claim denial
Cinch Home Services Provides Homeowner’s Insurance Deductible Reimbursement
Cinch Home Services is another excellent pick. In addition to covering an insurance deductible up to $500, they are also offering $100 off their Combo Plan. Get a free quote online, or call a customer service pro at 877-589-0505 to get the best deal.
- $100 off their most popular plan
- $500 homeowner’s insurance deductible reimbursement
- Industry-leading 180 day workmanship guarantee
- Higher incidence of repair delays
- $25 transfer fee
What's In This Guide?
It’s no secret that people get caught up in the hustle and bustle of the LA lifestyle–between the Malibu or Santa Monica beaches, shops on Melrose, hikes by the Griffith Observatory and Laker’s games in the Staples Center. But, the right home warranty company will only help you get back to the activities you love.
That’s why we complied research and reviews on the top-rated companies in California to present to you in this guide.
Please note: as rule of thumb all companies that service California residents should be able to serve you if you live in the Los Angeles metro.
Who Needs A Home Warranty In Los Angeles?
Any homeowner can benefit from owning a home warranty in Los Angeles in different ways. However, your specific situation might make owning a home protection plan even more critical.
Homebuyers, especially those investing in a home for the first time have a lot of out-of-pocket expenses to consider. Every new home purchase has additional costs that go along with it like movers, new furniture, painting, replacing old carpet, new appliances, home inspections, and more.
So, it might be challenging to pay for another expense and let’s face it; LA is an expensive city. However, a home warranty from a top provider can save you money.
Appliances and home systems do not wait until it is convenient for you to malfunction. So, there is always a chance that your new home could need repairs shortly after you move in.
Without a home warranty plan, you are on the line for the entire repair bill. So, many first timehome buyers prefer to purchase a protection plan. That way, when something goes wrong, they have peace of mind that it will be fixed promptly. A plan is also beneficial for first-time buyers who are not familiar with hiring service contractors.
Top 5 Best Home Warranty Companies In Los Angeles
|LA Company Name||Premium Per Month||Deductible|
|American Home Shield||From $49.99 to $59.99||From $75-$125|
|Select Home Warranty||From $35.83 to $37.50||$75 flat rate|
|First American Home Warranty||From $28 to $42.50||From $75-$100|
|Cinch Home Services||From $34.99 to $49.99||From $100-$150|
|2-10 Home Buyers Warranty||From $33.25 to $45.75||$85 flat rate|
Home Sellers and Real Estate Agents
Home warranties from a reputable company are known to make home easier to sell, which is why we suggest that property sellers should consider investing in a premium or comprehensive plan.
That way, if something breaks, you know you have coverage. Homebuyers are more likely to overlook older appliances and systems when there is a home warranty in place because the last thing any seller wants is to have to pay for expensive repair bills for a plumbing or HVAC system problem when their home is already on the market.
If the inspection shows that the new homeowner will need to replace the HVAC system because it is not running correctly, they are likely to back out of the deal before closing rather than take on the additional expense. So, realtors benefit from warranty plans, too.
Also, investing in a warranty plan is an excellent way to protect your property, and it can increase the value of your home, especially if your property has older appliances and systems.
A buyer is more likely to buy your historic home in Hollywood Hills, or older Malibu ranch-style property if they do not have to worry about something malfunctioning right after move-in.
It’s also important to note that most providers will allow you to transfer the policy to a new owner for free or for a nominal fee when you purchase a home warranty plan.
Many people in LA prefer to rent out their property to make an extra buck or two, as the property values are high in different areas throughout the city, especially if you live in the 90210 zip code.
If you are purchasing a home warranty for a rental property, you should cover as many items as you can. As a landlord, you can write off your home warranty expense on your taxes.
So, depending on your tax situation, investing in a plan that offers complete protection for your home can be a great way to protect your home while reducing your tax liability.
A home warranty for a rental property can also make managing tenant maintenance requests a lot less stressful. Most home warranty plans cover the items in your home that most frequently need service, like dishwashers, garbage disposals, plumbing stoppages, heating systems, water heaters, electrical systems, and garage door openers.
When you rent your home, you have to keep essential components like the air conditioner, heating system, water heater, plumbing system, and electric working properly for your tenants. And, if you fail to keep the house adequately maintained, the tenant may have cause for withholding rent until the repairs are complete. So, it is essential to protect your property and your rental income with a home warranty plan.
Best 5 Los Angeles Home Warranty Companies
What Should You Think About When Purchasing A Home Warranty in Los Angeles?
Los Angeles is an incredible place to live. You are never far from a beautiful beach, there are great sports teams, the nightlife is excellent, and the residents enjoy spending time outdoors.
However, there are some things that Los Angeles homeowners need to consider when purchasing a protection plan. By carefully selecting your warranty, you can enjoy more time doing the things you love.
The weather is relatively mild throughout the year. The daily average high temperatures range from the mid-60s to the low-80s, and lows are between the low-50s and high-60s.
Nights in California can be cold, though, and during the day, your home gets much hotter than the outdoor temperature, especially when you are using appliances like your clothes dryer.
Los Angeles is also known for being one of the most polluted cities in the country. Your HVAC system keeps you comfortable no matter what the temperature is outside, and it filters pollutants out of your home.
So, we strongly suggest HVAC coverage. Most companies protect these expensive home systems when you purchase a premium plan or if you select this coverage as an add-on.
The geography in Los Angeles is complex, and it makes protecting your home with both homeowners insurance and a home warranty even more important. The Pacific Ocean surrounds Los Angeles on the southern and western borders.
To the west and east of Los Angeles, there are mountains, and Los Angeles itself is a hilly plain. The geography of the city means homes are susceptible to salt in the air. Salt is extremely corrosive.
So, the outdoor components on your property are even more likely to have issues. That means your HVAC system, outdoor faucets, garage doors, and pool systems need protection.
Anaheim, Santa Monica, and Pasadena are the closest neighboring cities to Los Angeles. You are less than 30 minutes away from Anaheim and an hour and 45 minutes from San Diego.
Of all the major cities in California, Los Angeles is the largest and most populated with nearly 4 million residents. Many people visit the city throughout the year, as well.
With so many people in Los Angeles, purchasing a home warranty plan from a Los Angeleshome warranty company with a network of seasoned technicians is even more essential.
Thousands of people throughout the city need repair service at any given time, so service contractors are often overbooked. With a home warranty, you have peace of mind knowing your home warranty company will schedule your appointment as soon as possible.
Real Estate Data
The median age of homes in Los Angeles is 56 years. The national average is 40 years. That means that the average house in Los Angeles is 16 years older than the national average, and there are more older homes in the city than new construction.
You need to consider the age of your home when you purchase a home warranty. Older homes are more susceptible to plumbing problems, HVAC system failure, and electrical malfunctions. So, the older your home is, the more repairs you are likely to need.
What Will A Home Warranty Cost An LA Resident?
Home warranties vary in price depending on the plan you select and the company. However, most plans are between $275 and $650 per year. With most companies, you can choose to pay for your entire policy upfront or break it down into monthly payments.
If you decide to pay in advance, you may receive a credit towards your policy. If you want to get a better idea of how much your plan will cost, you can request a free quote that includes all of the plan options you want.
What Types Of Plans Are Available For You In Los Angeles?
There are dozens of home warranty companies that Los Angeles property owners can choose, but each has different plans. So, it is essential to have an idea of what each policy covers.
Typically, companies offer coverage in a few ways: Appliance plans, systems plans and combo plans.
The leading home warranty companies in Los Angeles also offer add-on protection for items not included in the plans, and even value-added services like free air filters, pest control, discounts on annual HVAC maintenance, and more.
Appliance packages are one of the most popular ways for homeowners to protect the components in their home they use the most. Purchasing one of these plans helps to ensure you are never caught off guard by expensive repairs if your dishwasher, garbage disposal, garage door, cooktop, or other essential appliances are on the fritz.
Another way to protect your home is through an affordable home systems package. These plans cover several of the most valuable systems in your home.
Most will cover air conditioners, ductwork, heating system, plumbing systems for stoppages, and electrical systems. However, it is essential to check the fine print before signing up with a carrier to make sure the plan you select offers you the coverage you need.
Most service contract providers brand their systems and appliance plans as a “basic plan,” as these are the most affordable plans available with entry-level protection.
Combos And Build Your Own Plans
If you want to cover your entire home, you can do so with a combo plan that includes appliances and major systems. Each provider has different plan names for comprehensive coverage, like advanced protection or premium plans. But, the coverage in these plans usually includes clothes washers and dryers, refrigerators, ice makers, air conditioners, pest control systems, and more.
You can also add coverage for air conditioners and individual components to your basic plan with some providers, and others allow you to build your own plan. With a build your own plan, you select a specific number of appliances and systems to include. American Home Shield Build Your Own Plan allows the customer to cover up to 10 home items.
Home service companies usually offer add-on coverage for appliances and systems not included in their plans like pools, spas, well pumps, trash compactors, second refrigerators, deep freezers, and others. If you want to add additional items, you can do so for an additional monthly or yearly fee. For those living the California lifestyle, pool and spa add-on packages are a must-have.
Is An LA Home Warranty Worth It?
On average, Los Angeles homeowners pay between $205 and $488 when they call a technician to repair an HVAC system and between $119 and $867 for plumbing repairs.
Appliances range from a few hundred to thousands of dollars to replace. Even a simple plumbing stoppage can cost you more than $200.
There is no guarantee that you will not have to fix multiple home components in any given year. So, many homeowners prefer to know for sure they are protected.
Experts say you should save a dollar for every square foot in your home for maintenance. So, if you do not have that money set aside, you could be in a very challenging situation if a vital appliance or system breaks.
Just one repair could cost more than your entire policy. Considering the convenience of owning a home warranty, and the high potential for necessary maintenance, a home warranty in Los Angeles is definitely worth your investment.
How Do You Choose The Right Plan For Your LA Home?
Now that you know the different plans you can choose, you need to know how to select the correct one. There are a few items all Los Angeles homeowners should think about.
The components that are essential in California differ from the vital components in a New York home. But, by first considering your budget and how a home warranty can fit into your LA lifestyle, you will easily be able to choose the right plan for your needs.
Consider Your Budget
If you are living on a budget, you can select an affordable basic comprehensive plan. Not all basic plans are the same; the most qualified home warranty companies offer basic plans that cover nearly all of your home’s major appliances and systems, though.
You also have the option with many companies to add coverage for systems not included in your plan. Add-ons for air conditioning systems, pools, spas, refrigerators with ice makers, second refrigerators, and more are available.
These add-ons are a great way to get added protection for some of the most expensive components in your home without investing in a premium plan.
How Busy Is Your Lifestyle?
Searching for qualified contractors is time-consuming and stressful. If you live a busy life, finding a reputable service provider is even harder.
After hours, during holidays, and on weekends finding someone willing to take a service call can be next to impossible. If you can find someone, you will likely need to work with their schedule if you want the issue resolved promptly.
You may even need to take off work or reschedule important plans because if you are not available when they are, you might have to wait for another appointment. However, with a home warranty plan, you do not have to worry about that because appointments are scheduled at a time that is convenient for you. Upon arrival, you pay a service fee, which ranges from $60-$150. The company pays for the remainder of the repair or replacement cost up to the plan limits.
As a home warranty holder, you enjoy the benefits of your service company’s extensive network of qualified technicians like plumbers, electricians, HVAC specialists, and other service providers. Companies send a lot of business to these contractors, so many times, the contractors complete service calls for warranty customers first.
When something goes wrong, you simply call the company to put in a service request, creating the peace of mind that your appliance or system repairs will last because the best home warranty companies guarantee between 30 to 180-day workmanship guarantees.
Best Los Angeles Home Warranty Company?
American Home Shield stands out in the home warranty market as the #1 pick in Los Angeles, with almost 50 years of experience serving customers in CA. AHS has a large pool of vetted service providers and offers customizable coverage options.
What Are The Home Warranty Regulations In CA?
Yes, there are laws in California that govern home warranty companies. Before a home warranty provider can offer plans in the state, management has to apply and comply with nearly 20 requirements.
The California Department of Insurance (DOI), then reviews the application and must approve it before the company begins selling contracts. So, you must purchase your California Home Warranty from a company authorized to provide property protection by the DOI.
You can request the license information from any provider and conduct a search to verify that it is still in good standing.
How To Choose Coverage In Los Angeles (Is It Unique)?
Now that you know all of the factors that affect homeownership in Los Angeles, you need to know how to choose the right coverage. Here are some simple steps you should take when looking for the proper coverage.
Step 1: Shop Free Quotes
All of the major home warranty companies give free quotes. So, before you commit to one company, you should get quotes from a few. That way, you can choose a company that covers all of the items you want for the best price.
Step 2: Select Coverage For Older Appliances and Systems
If you live in an older home or your home contains older components, you will want to cover those items. Even a new appliance can malfunction, but when your home has older devices, you are asking for trouble if you do not have a way to pay for repairs.
So, you should be sure to cover all of your aging home appliances and systems, so when they break down, you do not have to drain your savings account or live without an essential appliance while you save money for a replacement.
Step 3: Check Home Warranty Reviews
You can read about home warranty coverage issues and limits, customer service experiences, service provider experiences and more from sites like the Better Business Bureau (BBB) to gain insight into each company you are considering.
However, it is crucial to read research and reviews from impartial sources, as well. Reports can be skewed because people are more likely to leave one when they are unhappy.
So, when you are reading consumer reviews, be sure to pay attention to the response from the company, as well.
What Are The Top 5 Best Home Warranty Companies In Los Angeles?
There are dozens of home warranty companies in the United States. However, as a California resident, you need to know what companies can cover your Los Angeles home. The providers that can sell contracts in Arizona are not necessarily available to you.
You also need to know which company offers the best coverage options for people in your area. So, we put together a list of the top 5 best home warranty companies in Los Angeles with key information, a brief overview of the plans, and the pros and cons of working with each provider.
Choice Home Warranty Review (Best Overall Home Warranty)
Why Do We Like Choice?
Out of all the home warranty companies we reviewed, Choice Home Warranty has the most comprehensive plans, good payout limits, minimal number exclusions, quality customer service, and affordable cost.
Choice has two main home warranty plans. The “Basic Plan” and the more comprehensive “Total Plan” covering 15 home appliances (dishwasher, etc) and systems (duct work, water heater, etc). They also have “Optional Coverage” for add on items most homeowners don’t usually have, which include pools and spas, well pump, sump pump, roof leaks, other extraneous items.
Based on our review, Choice’s “Total” plan covers these items at a more affordable price point than its competitors although has a few more exclusions, which is how they can justify charging a lower monthly payment.
The thing about home warranties is that they are a bit complicated with a lot of moving parts that may confuse most homeowners on what’s covered versus what’s not covered.
A key deciding factor in our review looking for the best home warranty company is finding one with top quality customer service to help customers like you walk through the claims process so you don’t have to worry about nasty surprises when you need service.
That said, Choice has 24 hours a day 7 days a week 365 days a year availability and a 48 hour response time to get a contractor out to your home. Other providers tend to have slower response times and are less communicative about when technicians are assigned to your claim.
Policy On Pre-Existing Issues or Older Units?
Choice covers appliances regardless of age or existing wear and tear, so you don’t need to worry about signing up and not getting covered due to age assuming you’ve properly maintained the item over it’s life.
What’s not covered is if you or someone else breaks the unit regardless of when it happens. All home warranties, regardless of company, won’t cover a unit you break through negligence or misuse (i.e., baby sticks chocolate bar into VCR).
- Good Limits (up to $1,500)
- Minimal Exclusions
- More Affordable
- Only 15 Home Appliances & Systems Covered
American Home Shield Review (Editor’s Choice)
Why Do We Like American Home Shield?
Far and away the most thorough and transparent home warranty company we reviewed is American Home Shield. They are the gold standard. If you spend any amount of time on their website, it’s clear that they are very upfront about what they do cover and don’t cover when compared to their competitors.
In fact, they go out of their way to tell you they cover things their competitors don’t like rust or plumbing stoppages.
They also have the best home warranty coverage with an astounding 21 systems and major appliances including trash compactor, smoke detectors, and clothes washer. They also have the fewest number of exclusions with the highest dollar limit payout amounts ranging from $1,000 – $3,000 per claim.
Think of American Home Shield as the “BMW” or “Mercedes” of home warranty companies. More expensive than Choice, but with better coverage and limits.
Policy On Pre-Existing Issues or Older Units?
Very similar to Choice, American Home Shield covers old systems and appliances that break down due to wear and tear, but they do not cover pre-existing issues or negligence related to the misuse of your appliance or system!
- Highest Payout Limits (up to $3,000)
- Widest Coverage (21 systems and appliances)
- Fewest Exclusions
- Most Expensive
Select Home Warranty Review (Most Affordable)
Why Do We Like Select Home Warranty?
Select Home Warranty made our list as a best budget friendly home warranty option. They have lower limits ranging from $500 – $2,000 per claim but also lower service fee costs and potentially reduced annual premiums as low $325 per year if you opt into multiple year contracts, far below other competitors.
If you opt for their “Platinum Care” they are on-par with other providers in terms of what they actually cover.
Overall, a great budget option for people who want a home warranty but can’t afford Choice or American Home Shield.
Policy On Pre-Existing Issues or Older Units?
Very similar to Choice and American Home Shield, Select covers old systems and appliances that break down due to wear and tear, but they do not cover pre-existing issues or negligence related to the misuse of your appliance or system!
- Most Affordable Service Contracts
- Roof leaks Are Covered In Their Platinum Plan
- Ultra Pushy Sales
- 3 Days To Submit Claim
- Weaker Network Of Contractors
Liberty Home Guard Review
Why Do We Like Liberty Home Guard?
Liberty Home Guard is one of the newer home warranty companies on the market. With Liberty Home Guard, you will be exposed to all of the latest and greatest theories and concepts in the industry. This attention to technology will be seen immediately on their website and when dealing with the brand new customer portal. If you like a streamlined and electronic process for your home warranty policy, Liberty is a great choice.
Liberty Home Guard has only been in the industry for a few years, yet they have grown a network of more than 10,000 certified contractors from around the country. These contractors have to go through a rigorous application to ensure that they are qualified to be making repairs in your home.
Like some of the other home warranty companies on the market, Liberty Home Guard allows you to customize your plan with add ons and additional coverages. When it comes to pricing, Liberty Home Guard will be right in the same ballpark as most other manufacturers. There is some customization of your plan to be able to work within your budget, but a basic plan will start around $49.99 a month.
We like that with Liberty Home Guard, you can use a contractor of your choice if you wish. The reservice fee will not be covered if you choose your contractor, but it is an excellent option if you have people that you trust to do your home repairs.
Policy On Pre-Existing Issues or Older Units?
If you are not moving into a brand new home, you will still get coverage from Liberty Home Guard. After your 30 day waiting period to begin coverage, all working appliances and systems will be covered from that point forward. If you have a broken microwave and you haven’t signed up for converge just yet, you will need to have that fixed before your coverage can start.
- State of the art customer portal system
- Rigorous testing for contractors
- Ability to use your own contractors
- Fair pricing
- Good customer service for a newer company
- Must report your issues within one day of noticing a problem
Service Plus Review
Why Do We Like Service Plus?
Service Plus Home Warranty made our list as a home warranty with above average protection on more robust systems like septic systems and roof coverage.
Their monthly cost comes out to around ~$45 per month for their basic “Gold” plan, which puts them on the more expensive side of the scale when compared to other top home warranties on our list with better coverage.
Most home warranties do not cover anything related to your roof but Service Plus does, which we found to be unique to their offering helping them crack our top list.
Policy On Pre-Existing Issues or Older Units?
Very similar to Choice and AHS, Service Plus covers old systems and appliances that break down due to wear and tear, but they do not cover pre-existing issues or negligence related to the misuse of your appliance or system!
- You Can Choose Your Own Technicians
- Roof Coverage
- More Exclusions Than Most Competitors
- The Worst BBB score
- Low Payout Limits ($500)
Final Thoughts On LA Home Warranties
Even with the strict home warranty regulations in Los Angeles, you have plenty of options to protect your home. A company like American Home Shield, Select Home Warranty, or 2-10 Home Buyers Warranty can give you peace of mind, help you save money and time, and increase the value of your home.