Looking for the best home warranty in Omaha?
Perfect, you’re in the right spot. In this guide you’ll learn:
- Who can benefit from a home warranty protection plan in Omaha?
- How much does a home warranty cost in Omaha?
- What types of warranty plans are available for Omaha residents?
- How do you choose warranty coverage in Omaha?
When you’re not an expert at home warranties in Nebraska, finding the best company home can be difficult. To help you out, we’ve reviewed 68 of the best home warranty companies in the business and have created this guide to helping Omaha residents get the coverage they need. Continue reading!
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Top Home Warranty Companies for Omaha Homeowners
More Than 10 Years on the Market
Most Comprehensive Coverage Available
Free Reservice Period for Parts
Emergency Service Available
Cheapest and Best Basic Plan ($34/m)Choice Home Warranty Review
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
Customer Service Available 24/7
Least BBB Complaints
Great Reviews on Google Places
Reservice for Failed Parts
1 Free Month Upon Annual Sign-UpServicePlus Home Warranty 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
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.
Compare Home Warranty in Omaha
What's In This Guide?
With its unique mix of urban and suburban living, Omaha, Nebraska is a fantastic place to own a home. But, owning a house comes with a whole lot of responsibility, especially when it comes to maintaining your home appliances and systems.
A protection plan from a top home warranty provider is a great way to cover yourself should you need to repair your home’s systems and appliances. That being said, finding the right home warranty coverage in Omaha can be tricky, since there are so many great companies to choose from.
Up next, we’ll walk you through everything you need to know about protecting yourself from major repair bills with a Nebraska home warranty plan in the great city of Omaha.
Please note: as rule of thumb all companies that service Nebraska residents should be able to serve you if you live in the Omaha area.
Top 5 Best Home Warranty Companies In Omaha
|Omaha Company Name||Premium Per Month||Deductible|
|Choice Home Warranty||From $36.17 to $43.85||$85 flat rate|
|American Home Shield||From $49.99 to $59.99||From $75-$125|
|Select Home Warranty||From $35.83 to $37.50||$75 flat rate|
|Total Home Protection||From $45.33 to $52||$75 flat rate|
|First American Home Warranty||From $28 to $42.50||From $75-$100|
Who Needs A Home Warranty in Omaha?
Not sure if a home warranty plan is really right for your needs? Well, it turns out that plenty of people can benefit from an Omaha home warranty. Here are a few:
As a homeowner, you’re responsible for the cost of home repairs of all your house’s major systems and appliances. These repair costs and replacement costs can quickly rack up thousands of dollars, especially for big appliances, like your air conditioner, or your plumbing system.
A warranty plan from a top service provider can help ensure that you’re not stuck paying the full cost of a significant home repair. Instead, you’ll get financial protection on all covered repairs with a warranty plan.
Best 5 Omaha Home Warranty Companies
If you’re in the market for a new home, having a warranty plan for homebuyers can help protect you should something break or malfunction soon after closing.
With the right plan, you won’t be liable to pay for broken home systems or issues with any other covered item. That means better peace of mind as you settle into your new home.
Home Sellers & Real Estate Agents
As a home seller, you can garner a better selling value on your home just by having a warranty plan. Prospective home buyers want to know that they won’t be saddled with major repair costs after closing, so having a protection plan in place can encourage others to submit an offer on your house.
Renters & Landlords
Owning a rental property is a great way to make supplemental income, but it is a whole lot of work. As a landlord, you can get a home warranty plan on your rental unit to protect yourself from costly home repairs.
Plus, warranty plans come with simplified service, so you can ensure that your tenants get quick repairs on broken items. Oh, and landlords can often use the cost of a home warranty premium as a tax deduction on their rental property business.
What Should You Think About When Purchasing An Omaha Home Warranty?
Omaha is known for being a great place to live, but deciding on the right home warranty for your needs depends on where you live and the conditions that your home is likely to face.
Omaha experiences what’s known as a humid continental climate, with hot, humid summers that bring a lot of rain and thunderstorms. Winter, on the other hand, is cold, with regular snowfall.
All this means that most Omaha homeowners have both air conditioning and heating, which you’ll want to get coverage for in your warranty plan. It also means that your home’s plumbing and electrical systems are likely to take a beating in those fluctuating temperatures.
Although there are some small hills in the city, Omaha is quite flat for the most part. The topography of the landscape, combined with the city’s location on the Missouri River, means that flooding is a regular issue. So, getting coverage for things like sump pumps should be a consideration for any Omaha homeowner.
Real Estate Data
Omaha is an up and coming city, thanks to recent efforts to revitalize the city center. According to the US Department of Housing and Urban Development, Omaha’s housing sales market is fairly tight.
Demand for housing is fairly tight both within Omaha and throughout the greater metropolitan area, which spreads into Iowa. This means that having a comprehensive home warranty plan can help make your house stand out amongst the crowd, getting you more offers and a better sales price for your home.
What Will A Home Warranty Cost A Resident Of Omaha?
Most Omaha residents can expect to pay between $300-$600 for a year of home warranty coverage. This is quite a big range, and the amount you pay will vary based on the size of your home and what kind of coverage you choose.
Check out this video below on the pros and cons of living in Omaha and to discover if the city is right (and affordable) for you.
What Types Of Plans Are Available For You In Omaha?
As a resident of Omaha, Nebraska, you have three standard home warranty plans available to you:
- Appliances Plans. These policies are designed to protect your home’s major appliances, such as your cooktop, ductwork, dishwasher, garbage disposal, and central vacuum.
- Systems Plans. Systems plans cover the most essential aspects of your home, such as your air conditioning, heating system, septic system, electrical system, and plumbing system.
- Combo Plans. Combo plans are an excellent choice for homeowners that want comprehensive coverage. They include protection for all of the most important systems and appliances in your home, from your HVAC to your garage door opener.
Is Coverage Worth It In Omaha?
Home warranties are definitely worth it for residents of Omaha. Here’s why:
Protection From Major Repair Bills
When you have a home warranty plan, you’re protected from the cost of major repair bills whenever you need home service for your covered items. While the cost of a home warranty premium is nothing to scoff at, it’s substantially less than the cost of replacing a major appliance or system.
For example, replacing a refrigerator could cost you between $900-$4,000. Meanwhile, repairing your HVAC system generally costs between $450-$2,900, and replacing it could set you back by $7,000.
Thankfully, a home warranty can help offset if not completely eliminate these out of pocket expenses.
Simplified Home Service
Home warranty plans provide more than just help with the cost of home repairs. They also offer you a simplified repair service that eliminates much of the hassle that usually comes with finding your own service contractor.
With a warranty plan, you simply have to submit a service request. Then, your provider will send a qualified repair technician to your home to fix or replace any covered items.
Covers What Homeowners Insurance Won’t
If you have homeowners insurance, you might be wondering why you also need a home warranty. The answer?
It turns out that home insurance is only meant to protect you if your home is damaged by a flood, fire, or some other type of natural disaster. Home insurance won’t cover you if you need home repairs because of regular wear and tear on your appliances or systems.
Warranty plans, however, are designed just for this purpose. They’ll protect you financially whenever a covered item breaks in your home from normal use.
What Are The Home Warranty Regulations In NE?
The state of Nebraska does not regulate home warranties. While homeowners insurance and other types of insurance policies are regulated, home warranties are considered service contracts and don’t fall under these rules.
How To Choose Coverage In Omaha?
You want to be sure that you’re getting the best possible coverage for your home in Omaha. So, here are five simple steps to finding the right warranty plan for your needs:
Step 1: Determine Your Priorities
Every homeowner has different priorities for their house’s warranty plan. In Omaha, coverage for HVAC, plumbing, electrical, and sump pumps is a good idea, based on the climate conditions you face, though you may want coverage for your other important appliances and systems. If the home has a pool and spa, this is something to consider as well.
Step 2: Choose A Plan
Once you have your priorities in order, it’s time to decide on a plan. We’ll walk you through the best home warranty plans in Omaha in just a bit, but be sure to compare the different plan options to see how well they cater to your unique needs.
Step 3: Sign Your Contract
As soon as you decide on a warranty plan, it’s time to sign your contract. Most companies also have a grace period between when you sign your contract and when you can submit your first claim, usually about 30 days.
Step 4: Submit A Claim
After your grace period is complete, you can submit a service call to your warranty company whenever you need a repair on a covered item. You’ll normally have to pay a small service fee (usually $60-$125) to cover the cost of sending a repair technician to your home.
Step 5: Get Great Repair Service
With your service claim submitted, you can sit back and relax as your warranty provider sends a qualified service contractor to your home. They’ll inspect, diagnose, and repair any issues so your house can be back in good working condition.
Top Omaha Home Warranties Reviewed
Finding a home warranty policy can be tough. So, here are our 5 top home warranty providers for homeowners in Omaha, Nebraska, to check out.
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
Total Home Protect Review
Why Do We Like Total Home Protect?
Total 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 Total Home Protect 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, Total Home Protect 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 Home Warranties In Omaha
Homeowners in Omaha have a lot to gain from a home warranty plan. From protection against costly home repairs to simplified repair service, a quality home warranty provider can give you added peace of mind when it comes to caring for your house.