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Best Home Warranty in Washington, D.C.

best home warranty company in washington dc review

Are you looking for a comprehensive home warranty plan for your Washington, D.C. home? Excellent, you came to the right place. In this guide, you’ll learn:

  • What do you need to consider when purchasing a home protection plan in D.C.?
  • Which items are most important to cover in your Washington, D.C. property? 
  • Is it worth covering your home with a home warranty in D.C.? 
  • And more!

After reviewing nearly 70 companies and comparing their coverage options, terms, contract conditions, and prices, we have come up with a list of the best options for property owners in your area, as well as a guide to help you select the perfect plan. Keep reading to find out more!

Editor's Choice
97.0

Limited Time: New Customers Get $50 Off
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Best Overall
97.5

Limited Offer: $50 Off + 1 month free
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Most Affordable
95.8

Limited Time: $150 Off + 2 Free Months + roof coverage
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Top Home Warranty Companies for Washington D.C. 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

Clients from:  

 Virginia, Alabama, Alaska, Arizona, Arkansas, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, West Virginia, Wisconsin, Wyoming, District of Columbia

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

Clients from:  

 Virginia, Alabama, Arizona, Arkansas, California, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, Washington, West Virginia, Wisconsin, Wyoming, District of Columbia

 Almost-Nationwide Service


 Majority of Client Reviews Online Are Positive


 Clearest Terms and Conditions


 Highest Contractor Professionalism


Best Gold Plan ("Platinum Care")

Select Home Warranty Review

Clients from:  

 Virginia, Alabama, Alaska, Arizona, Arkansas, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, New Hampshire, New Jersey, New Mexico, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Texas, Utah, Vermont, West Virginia, Wyoming, District of Columbia, California

 Customer Service Available 24/7


 Least BBB Complaints


Great Reviews on Google Places


Reservice for Failed Parts


1 Free Month Upon Annual Sign-Up

ServicePlus Home Warranty Review

Clients from:  

 Virginia, Alabama, Alaska, Arizona, Arkansas, Colorado, Connecticut, Delaware, Georgia, Idaho, Illinois, Indiana, Kansas, Kentucky, Louisiana, Maryland, Michigan, Mississippi, Missouri, Montana, Nebraska, New Jersey, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, South Carolina, Tennessee, Texas, West Virginia, Florida, Hawaii, Minnesota, New Hampshire, Rhode Island, Utah, Wisconsin, New Mexico, Maine, Massachusetts, North Dakota, South Dakota, Vermont, Wyoming, District of Columbia, Iowa

 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 Items

First American Home Warranty Review

Clients from:  

 Virginia, Alabama, Arizona, Arkansas, California, Colorado, Florida, Georgia, Idaho, Indiana, Iowa, Kansas, Kentucky, Maryland, Michigan, Mississippi, Missouri, Montana, Nebraska, Nevada, New Mexico, North Carolina, Ohio, Oklahoma, Oregon, Pennsylvania, South Carolina, South Dakota, Tennessee, Texas, Utah, Washington, West Virginia, Wyoming, District of Columbia

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.

Who Needs A Home Warranty in Washington, D.C.?

Homeowners

Home warranties are a necessity for many homeowners. These plans make it easier to budget for costly home maintenance. 

Do you have at least a dollar for each square foot in your home saved? That is how much experts say it costs to maintain the average home each year. They also say you should have at least that much saved in case of a home system or appliance emergency. 

If you do not have the funds to pay for a total system replacement, you need to have a protection plan. Otherwise, you could end up stuck in a home that is not livable and even dangerous. 

Homebuyers

When you purchase a home, you have so many expenses and things to consider. You also have to pay for movers, new furniture, and homeowners insurance. 

So, the last thing you want to do is pay out of pocket for an expensive repair bill. If something breaks in your new home and you do not have protection, that is precisely the situation you will find yourself in without a protection package. 

Have you recently moved to the D.C. metro area and are looking to buy your first home? Owning a home warranty is perfect for you as a new homeowner, especially if you don’t have enough time to repair your items or search for the perfect technician. 

If you’re looking for a trusted, industry-leading home warranty company, we recommend Choice Home Warranty. They’re a top-rated brand and right now you can take advantage of their current promotions that get you $50 off, plus one free month and free 30-Day cancellation. Get a free online quote or contact a specialist at 929-400-6169 before these deals end. Another great option is American Home Shield which offers $50 off. Get a free quote online or you can call a home warranty specialist directly at 866-464-7521.

Read Also: Which Home Warranty Companies Will Protect Buyers?

Home Sellers & Real Estate Agents

It is smart for home sellers and agents to consider having a home warranty plan in place to cover valuable systems and appliances, while the property is on the market. The D.C. real estate market is very competitive, and you want to try to get the most money out of your sale as possible. 

If something malfunctions before you close, you may have to pay thousands of dollars to fix it or reduce the price of your house. A home warranty can help you avoid that scenario. Even after your property is under contract, you are responsible for making all home repairs. 

So, if you have older home appliances or systems, that can give buyers the confidence to purchase your property and may even help you sell your property for more. Real estate agents often choose to give home warranties to their clients as a way to thank them for their business.

Here is a scenario for you, imagine that you have a house under contract, and the heating system fails in the middle of a D.C. winter. The homeowner does not have enough money left over after moving into their new home to repair the malfunctioning item. 

What do you think will happen? The buyers might agree to a reduction in the sales price so they can make the repairs themselves. However, they could also back out of the contract.

So, encouraging sellers to purchase a comprehensive plan while their house is listed is an excellent idea, especially if it is an older property. 

Read Also: Which Home Warranty Plan Can Protect Homesellers?

Renters/Landlords

Even D.C. tenants can benefit from a home warranty plan. Nothing is more upsetting than paying your rent on time each month and having to wait on the landlord when something breaks. 

If the property you live in has a home service plan, you simply put in a service call to the warranty provider. Either you or the landlord will have to pay a service request fee, but that is a small price to pay if a critical system is not working correctly. 

Read Also: How Can My D.C. Rental Property Be Covered By A Home Warranty?

 

What Should You Think About When Purchasing A D.C. Home Warranty?

Washington, D.C., is one of the most exciting places to live. There are numerous historical sites, museums, monuments, and government buildings. 

As a resident of this great city, you do have some things to consider when it comes to protecting your home, though. The weather, climate, and real estate statistics all play a part in your home warranty needs. 

Weather/Climate

You enjoy fair weather throughout the year in Washington, D.C. However, the temperatures get into the high 80s during the summer and the upper 20s during the winter. That means you need an operational water heater, heating system, and air conditioner.

home warranty system in washington dc winter

Your home is also prone to damage from storms and flooding. Damage from natural disasters is not covered in your home protection contract. Your homeowners insurance covers storm damage. 

However, when you lose power frequently, it can weaken your system over time. In those cases, your policy should protect any worn-out components. It can also take a toll on your appliances.

Covering both your home systems and appliances is the best way to ensure you are comfortable throughout the year in your Washington, D.C. home. 

 

Read Also: Do Home Warranties Cover A Furnace?

Geography/Location

Washington, D.C., is the capital of the United States. It sits between Maryland and Virginia in the Mid-Atlantic region of the East Coast.

Most of the capital city is flat, as it lies on the banks of the Potomac River. However, there are some rolling hills in the south and north of town. 

Because D.C. is a metropolitan area, the top home warranty companies have an extensive network of service providers ready to assist when your items break. Rural locations around the States aren’t this lucky. 

Read Also: What Are The Recommended Companies For Virginia Beach Residents?

Real Estate Data

Homes in Washington, D.C. are more costly than other areas in the country, with the median house selling for $623,000. The closer you are to Capitol Hill, the more you will pay for a property. 

The housing market is also pretty competitive. The average home only stays on the market for 26 days and receives multiple offers. 

Many of the homes in the District of Columbia are also older homes. So, it is even more important for homeowners to expect and plan for repairs. 

 

What Will A D.C. Home Warranty Cost You?

Home warranties in Washington, D.C. are comparable to the rest of the United States. Coverage starts at around $30 per month and top of the line packages can cost as much as $125 per month. 

top best home warranty companies for washington dc review

On average, you can expect to pay under $60 per month for a plan that includes:

  • Ice makers
  • Clothes washers
  • Clothes dryers
  • Whirlpool tubs
  • Garage door openers
  • Air conditioners
  • Heating systems
  • Plumbing stoppages
  • And more!

Add on coverage is also available for pools, spas, sump pumps, septic tanks, central vacuums, and many other systems. 

 

What Types Of Plans Are Available For You In D.C.?

As we mentioned, Washington, D.C. residents have access to all of the top home warranty providers. So, you can customize coverage to fit your house.

Familiarizing yourself with your options can help you choose the most beneficial plan. Most companies only offer a couple of programs. However, you can also add individual items. 

Appliances 

Appliance plans only cover components like your cooktop, dishwasher, ceiling fans, garbage disposal, doorbell, and other items that are not built into the structure of your home. These are a great choice if you live in a newer home with older appliances. 

Coverage for appliances is valuable because, on average, these devices cost as much as several thousand dollars. Then, you have to pay a professional to install them properly.

Read Also: Which Plans Are Recommended For Home Appliances?

Systems

Home systems plans are also available to protect your electrical system, plumbing system, ductwork, and air conditioning. You may want to choose a systems package if you recently purchased new appliances that are still covered by a manufacturer’s warranty. 

Combo Plans

If you want protection for your major appliances and systems, a combo plan is probably your best option. Combo plans include a variety of machines and systems. 

Most plans include around a dozen home components. However, when you purchase a combo package, you need to pay attention to the covered items. 

Home warranty companies often offer several combo packages. Entry-level plans typically exclude clothes washers, dryers, refrigerators, and HVAC systems. 

When you select an upper-tier plan, it should include all of your home’s systems and major appliances. 

Read Also: Can My HVAC System Be Covered By A Home Warranty?

Options and Add-Ons

For homeowners who have a pool, well pump, trash compactor, central vacuum, or other unique home components, you can add coverage for those items individually. American Home Shield even lets you customize a plan with ten things you want to cover, and you can add on additional items for just a few dollars extra per month. 

Washington D.C. Home Warranty Facts

 

Is A Washington, D.C. Home Warranty Worth It?

Considering that replacement costs for the most costly systems in your home can cost as much as $10,000, and even a simple plumbing stoppage can run you around $300 in Washington, D.C., a home warranty can help to protect you from paying out of pocket for costly repairs. 

Financial experts suggest that homeowners should plan to spend around a dollar square foot or one percent of the value of their home for home repairs and maintenance each year. You should also have at least that much in savings in case of a major system malfunction.

Do you have that much in your savings account? If you do not, a home warranty can save you from a situation where you are unable to make a crucial repair. 

As a home service holder, you also have access to your home warranty provider’s network of service technicians. That means when something breaks, you do not have to spend valuable time searching for a qualified service provider. 

And, most of the top home warranty companies in Washington, D.C. offer reservice for parts and labor for at least 30 days free of charge. Try getting a contractor to come back to your home free of charge. 

Home warranties not only help you save money and budget for expensive system replacements; they also give you peace of mind and reduce repair-related stress. So, it is not only worth it to buy home warranty coverage; it is a necessity. 

 

What Are The Home Warranty Regulations In D.C.?

In the District of Columbia, home warranty providers have to apply with the Department of Insurance, Securities, and Banking. That means the providers in your state are subject to laws that are not in place in other areas.

There are separate provisions and laws that home warranty providers follow. So, your plan, which people sometimes refer to as a home protection policy, is not an actual insurance policy. 

 

How To Choose Coverage In Washington, D.C. (Is It Unique)?

Are you wondering how to choose the best plan for your Washington, D.C. home? It can be challenging to pick a plan, but here are a few steps that will make it more straightforward. 

Step 1: Make A List Of Plan Options You Want

Making a list of the coverage options that are most important to you can help you choose a plan that fits your needs. It will also help you when you compare coverage and plan costs. 

Step 2: Get Quotes From The Best Home Warranty Companies

The best home warranty companies in the industry are happy to provide consumers with free quotes. You simply fill out a form with the coverage options you want, and the company will send a quote that includes all of your desired items. 

Step 2: Compare Home Warranty Offers

Once you have the quotes, you will need to compare coverage and plan costs. Analyzing the components included in each plan is an essential step. 

An upper-tier combo plan may not necessarily include your HVAC system. For example, neither of the programs offered by First American Home Warranty include HVAC coverage. However, the add-on HVAC system protection is excellent. 

Step 3: Review A Sample Service Contract

If you have any questions about your policy after comparing offers, visit the website you’re interested and view a service contract.

We consider this an essential step at ReviewHomeWarranties, as a sample service contract will provide you with a better understanding of what is included in coverage so that your claims are less likely to be denied. 

Step 4: Read Home Warranty Reviews

Consumer sites like the Better Business Bureau (BBB) are an excellent resource anytime you are making a significant purchase. They give you a first-hand view of what it is like to work with a business. 

When reading reviews, make sure you look for reviews from homeowners in your area because some companies with an A rating might not have an established network of service technicians in your area.

That means you could face delays when you put in a service request. You should also keep an open mind and read both the customer’s review and resolutions by the home warranty company. 

Curious about the pros and cons of owning a single-family home, condo or townhome in D.C.? This video may help.

 

Top D.C. Home Warranties Reviewed

Now that you know how to choose coverage, what you need to consider before purchasing a plan, and when you need a home warranty, you are probably wondering which providers are the best home warranty companies for Washington, D.C. homeowners. 

So, here is our list of the top 5 home warranty companies in Washington, D.C., with the pros and cons of choosing each. 

Choice Home Warranty Review (Best Overall Home Warranty)

  • Service Fee: $85
  • Coverage: 9/10
  • Limits: 9/10
  • Exclusions: 9/10
  • Affordability: 10/10
  • Customer Service: 9.5/10
  • Rating: 97.50

Visit Website

(848) 237-1571
choice 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).

Pros

  • Good Limits (up to $1,500)
  • Minimal Exclusions
  • More Affordable 

Cons

  • Only 15 Home Appliances & Systems Covered 
 

American Home Shield Review (Editor’s Choice)

  • Service Fee: $75 – $125
  • Coverage: 10/10
  • Limits: 10/10
  • Exclusions: 9.5/10
  • Affordability: 7/10
  • Customer Service: 9/10
  • Rating: 97.00

Visit Website

(866) 464-7521

american home shield home warranty

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!

Pros

  • Highest Payout Limits (up to $3,000)
  • Widest Coverage (21 systems and appliances)
  • Fewest Exclusions

Cons

  • Most Expensive
 

Select Home Warranty Review (Most Affordable)

  • Service Fee: $75
  • Coverage: 8/10
  • Limits: 8/10
  • Exclusions: 8/10
  • Affordability: 10/10
  • Customer Service: 8/10
  • Rating: 95.80

Visit Website

(888) 370-3954
select home warranty

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!

Pros

  • Most Affordable Service Contracts 
  • Roof leaks Are Covered In Their Platinum Plan

Cons

  • Ultra Pushy Sales
  • 3 Days To Submit Claim
  • Weaker Network Of Contractors
 

Liberty Home Guard Review

  • Service Fee: $75
  • Coverage: 10/10
  • Limits: 9/10
  • Exclusions: 9/10
  • Affordability: 8/10
  • Customer Service: 9/10
  • Rating: 95.10

Visit Website

(866) 472-3812

liberty home guard

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.

Pros

  • 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

Cons

  • Must report your issues within one day of noticing a problem
 

Service Plus Review

  • Service Fee: $75
  • Coverage: 8/10
  • Limits: 7/10
  • Exclusions: 7.5/10
  • Affordability: 8/10
  • Customer Service: 8/10
  • Rating: 95.20

Visit Website

(267) 824-4010

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!

Pros

  • You Can Choose Your Own Technicians
  • Roof Coverage

Cons

  • More Exclusions Than Most Competitors
  • The Worst BBB score
  • Low Payout Limits ($500)

Final Thoughts On D.C. Home Warranties

Now that you have all of the vital information about home protection plans, you are well on your way to picking an excellent coverage package for your property. Now, all you have to do is obtain a few free quotes and decide which plan best fits your needs.

Read Also: What Are The Top Home Warranties in Fairfax, VA? And Richmond, VA?

Choice Home Warranty is our #1 ranked home warranty.