Buying a home warranty in Washington State is an easy thing to do. Your real estate agent will probably recommend that you purchase one. However, choosing the best home warranty is not an easy task. is here to help! We have selected the best companies on the Washington State market and rated and reviewed them for you. Please read our reviews carefully and make an educated choice!

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Best Home Warranty Companies in Washington

  # 1 Our Top Choice American Home Shield
Editorial Rating 97.0
  • Get $50 off
  • Lower chance of claim denial
  • 24/7 service calls and online service
  • Large and established firm
  • Choose your own service fee!
  • Market veteran
  # 2 Cinch Home Services
Editorial Rating 95.0
  • Get $100 Off Most Popular Plan!
  • Industry-leading 180-day workmanship guarantee
  • $500 Homeowner insurance deductible reimbursement
  • 18,000 reliable & fast local technicians
  • 24/7 customer service
  • Low cancellation fee
  # 3 First American Home Warranty
Editorial Rating 94.9
  • Best Customer Service 2020
  • $100 Instant Online Discount
  • Plans from $25/m
  • B+ BBB rating
  • 500,000 customers
  • Fortune Magazine Award
  • Large and established
  • Save up to $150 on a new plan
  • Choose your own service fee!
  • Lower chance of claim denial
  • Higher fee for contract transfer
  • Higher cancellation fee
  # 5 2-10 Home Buyers Warranty
Editorial Rating 90.2
  • 24/7 service calls
  • Lower chance of claim denial
  • Market veteran
  • Fewer contractors available
  # 6 The Home Service Club
Editorial Rating 89.5
  • Lower chance of claim denial
  • 24/7 service calls
  • Market veteran
  • Limited coverage
  • 1 day to submit a claim
  • Limited plan selection
  • Fewer contractors available
  # 7
Home Warranty of America
Editorial Rating 81.1
  • Choose your own service fee!
  • 24/7 service calls
  • Market veteran
  • Delays in repairs reported
  • Unexpected fees reported
  • Higher chance of claim denial
  • Low contractor ability reported

Disclosure: 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.

Washington State is a very well developed and comfortable place to live. There are over 7 million residents in Washington, which makes it the 13th most populous state in the USA. Most people, almost sixty percent of the state population, live in the Seattle metropolitan area, the center of industry and business.

Almost 62% of Washington residents own their houses, and this number continues to grow. In 2017, 122,000 new privately owned houses were sold, which is a 4.4% increase compared to 2016. As homeownership grows, so does the need for a good home warranty (AHS is our top pick for Washington).

Home warranty WashingtonAbout 70% of the houses were purchased with a mortgage, as the housing prices in Washington are in the Top-10 nationwide at $207 per square foot. The owner cost, or home maintenance, takes about 12% of the household income without a mortgage.

In many cases, a home warranty can help the owners save money on repairs and replacements of their home systems and appliances. Like most homeowners across the United States, Washington state residents prefer to protect their home systems and appliances with trustworthy warranty plans for their home..

To help homeowners decide whether a home warranty is worth it, the team has created a Home Maintenance Calculator. It compares the cost of home maintenance depending on the age of your house and the number of repairs per year that you make.

What should homeowners protect under a home warranty in Washington in the first place?

To answer this question, let us consider different factors that may contribute towards the normal wear and tear of electrical and plumbing systems, heating and air conditioning, and different kitchen and laundry appliances.

The climate in Washington State

Climate may play a big role in how home systems are used, so the homeowners must consider that while selecting a home warranty plan.

Washington State is located in the Pacific Northwest of the United States. It is divided into two parts by the Cascade Mountains running from north to south. The western part that residents call the West Side is known for its wet climate. They say that it rains in Seattle 365 days a year.

A wet climate may have a detrimental influence on the operation of electrical systems and household appliances. For the homeowners who live in western Washington, it will make sense to include them in their home warranty plans.

Among several home warranty companies that operate in Washington state, First American Home Warranty provides excellent coverage for home appliances. Its basic plan includes all the major kitchen and laundry appliances, as well as attic and ceiling fans, and a water dispenser.

In the eastern part, the climate is much drier, but the temperatures are extreme. The lowest temperature recorded in this region was -48°F in Winthrop and Mazama, and the highest recorded temperature in the state was 118°F at Ice Harbor Dam.

The average temperature in the state is 52.65°F, with 63.8°F in summer, and 33°F in winter. In a climate like this, it is important to have a heating system function properly. In the western region, 56% of households use natural gas as a primary heating source, followed by 33% who use electricity. Most home warranty companies in Washington, including Amazon Home Warranty, cover both gas and electrical heating systems.

Utilities in Washington

Among other factors that may influence the home systems functioning, water hardness and the power grid should be also considered. Operation of home appliances such as the washing machine, dishwasher, refrigerator, and others, depend on them.

Water hardness in the Evergreen State goes from 61 to 120 mg/L, which is medium-to-high. The highest level of water hardness is recorded in Missouri, 180 mg/L. Therefore, it is a wise idea for a homeowner in Washington to cover kitchen and laundry appliances under a good home warranty plan.

Power grid reliability in Washington is rated one of the worst in the United States. The rating included the frequency and length of unexpected power outages, which cause additional load on the home electrical system.

Please note that home warranty companies in Washington do not cover any repairs or replacements of home appliances caused by a power outage.

Age of the house

The customer’s decision on what home warranty plan to choose depends a lot on the age of the house. Brand new houses in Seattle or Spokane may already come with a manufacturer’s warranty for home systems and appliances so owners may not need a home warranty for the first few years.

The median year when the house was built in Washington State is 1980. That means for many, the manufacturer’s warranty expired a long time ago. Therefore, it is time to buy a good comprehensive home warranty plan from one of the reputable companies listed on this page.

Looking for the best home warranty plan in Washington?

Every home warranty company in Washington state offers several coverage plans. How do you select the plan that is right for you? To answer this question, we have conducted a research study. First, we analyzed more than 100 home warranty plans and compared cost and coverage. Then we split all the home warranty plans by type: Premier, Basic, Systems, and Appliances, and described every type.

Read our step-by-step guide on how to select the best home warranty plan:

Find The Best Home Warranty Plan 

Home warranty regulations in Washington state

All home warranty companies which operate in Washington State should be registered with The Office of Insurance Commissioner for Washington State. This authority provides regulations for warranties and service contract companies. Before signing a contract, it will be a good idea to check if the company of your choice is in good standing. In case you have any issues with your home warranty company, you can always file a complaint with this authority.

Final words about buying a home warranty in Washington

Before you decide to sign a contract with a home warranty company in Washington, you need to think about multiple factors. These include the age of your house, its systems, and appliances. If, for example, you just had your kitchen appliances updated, do you really need a home warranty for them? In this case, some companies offer plans that include home systems only.

On the other hand, if you prefer not to include plumbing, heating, air conditioning, and electrical systems in your home warranty plan, there is an appliance plan that will cover kitchen and laundry appliances only.

To select the best home warranty company in Washington that will provide coverage for your house, please check out our reviews. For every company, we have included information on its credibility, terms and conditions, coverage plans, and what their clients have to say. We hope it will help you find a plan that will satisfy all of your needs for a home warranty.

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Frequently Asked Questions in Washington

Below are just some of the frequently asked questions we receive about home warranties in Washington.


Is a Washington home warranty worth it?

What does a home warranty do for your Washington home? It can be a helpful tool in keeping the cost of upkeep down on the systems and appliances you use every day. If your stove stops working or the heater quits, that is money out of your pocket. 

With a home warranty, you pay a set monthly premium and get coverage on specific appliances and systems in your home, so if and when they break down, that is not a huge dollar amount out of pocket to repair that heater or replace that stove.

What are the best home warranty companies in Washington?

We’ve looked at them all -- nearly 70 companies across the country -- and found the five best options for your Washington home. Here they are:

  1. American Home Shield
  2. Cinch Home Services
  3. First American Home Warranty
  4. America’s 1st Choice Home Club
  5. 2-10 Home Buyers Warranty

What do home warranties cover?

A home warranty covers the breakdown of specific appliances and/or systems in your home due to everyday wear and tear. A home warranty is meant to provide a way to repair or replace common household appliances and systems when homeowners insurance doesn’t cover the issue.

Common Appliances Covered

  • Refrigerator
  • Range/Oven/Cooktop
  • Clothes Washer/Dryer
  • Dishwasher
  • Built-in Microwave

Common Systems Covered

  • Air Conditioning/Heating
  • Ductwork
  • Electrical
  • Plumbing
  • Water Heater

Common Optional Coverage

  • Pool and Spa
  • Limited Roof Leak
  • Septic Pump
  • Additional Refrigerator

How much does a home warranty cost in Washington?

You’ll be responsible for a monthly premium payment, and a service call fee when you place a claim and have a licensed contractor come to your home and assess a problem. Home warranty plans come in three main options: a Systems Plan, an Appliance Plan, or a Combo Plan. Most choose the Combo Plan for more comprehensive coverage at not much greater expense than a standalone Appliance or Systems Plan.

Here is the average monthly and annual cost of a Combo Plan from the top five Washington home warranty companies. 

Combo Plan
Monthly Cost
Annual Cost

A service call fee ranges from around $60 to as much as $150. Usually, the larger the service call fee, the lower the premium payment.

How do I choose a good home warranty?

Here are the three main steps you’ll want to take to make sure you are choosing the home warranty that’s right for you.

  1. Dive into the data. Do the kind of research you’re doing right now. What are the most important systems and appliances to cover? Which companies operate in Washington? What are people saying about them?
  2. Compare prices. Don’t just go with the first home warranty that catches your eye. Get quotes for the coverage you want from three providers to get the best deal you can.
  3. Due diligence. When you’ve chosen a plan, don’t forget to read the service agreement carefully. Understand all the terms and conditions of the contract before signing and handing over that first premium payment.