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. ReviewHomeWarranties.com 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!

Editor's Choice
95.3

Claim Offer
Best Overall
97.0

Limited Time: New Customers Get $50 Off
Claim Offer
Most Affordable
95.0

Limited Time: First 2 Months Free on all Plans!
Claim Offer

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 First Premier Home Warranty
Editorial Rating 95.3
  • Lower chance of claim denial
  • Multiple optional coverage items
  • Choose your own service fee!
  • 24/7 service calls
  • Great promotions available
  • Accredited by BBB
  # 3 Cinch Home Services
Editorial Rating 95.0
  • First 2 Months Free on all Plans! (exclusions apply)
  • Industry-leading 180-day workmanship guarantee
  • $500 Homeowner insurance deductible reimbursement
  • 18,000 reliable & fast local technicians
  • 24/7 customer service
  • Low cancellation fee
  # 4 First American Home Warranty
Editorial Rating 94.9
  • Best Customer Service 2020
  • $100 Instant Online Discount
  • Plans from $25/m
  • Automatically renewed policy
  # 5
Complete Care Home Warranty
Editorial Rating 92.2
  • Lower chance of claim denial
  • 24/7 service calls
  • Great promotions available
    • 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
      # 7 2-10 Home Buyers Warranty
    Editorial Rating 90.2
    • 24/7 service calls
    • Lower chance of claim denial
    • Market veteran
    • Fewer contractors available

    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.

    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 homes with home warranties that include a good level of home appliance insurance.

    To help homeowners decide whether a home warranty is worth it, the ReviewHomeWarranties.com 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 AHW, 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.

    Best Home Warranties in Washington Reviewed

    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
     

    Total Home Protect 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

    total home protection home warranty

    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!

    Pros

    • You Can Choose Your Own Technicians
    • Roof Coverage

    Cons

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

    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.

    Nearby States

    All states
    Home warranty Idaho 40 companies available
    Idaho Home Warranty
    Home warranty Montana 32 companies available
    Montana Home Warranty
    Home warranty Oregon 35 companies available
    Oregon Home Warranty

    Frequently Asked Questions in Washington

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

    Q.

    Is a Washington home warranty worth it?

    A.
    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.
    Q.

    What are the best home warranty companies in Washington?

    A.
    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
    Q.

    What do home warranties cover?

    A.
    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
    Q.

    How much does a home warranty cost in Washington?

    A.
    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
    Average
    $52
    $624

    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.
    Q.

    How do I choose a good home warranty?

    A.
    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.