Review Home Warranties understands that selecting the right home warranty in Washington can be tough. After reviewing dozens of providers throughout the country, we’ve selected our top companies offering home warranties in Washington state. Read on to learn a little more about:

  • What a home warranty is
  • Why you should consider a home warranty for your property
  • Information of two of our favorite home warranty providers offering policies in Washington and what they cover
  • More information on what you should expect to pay for your home warranty
  • Add-ons and optional coverage that you can use to enhance your plan
  • What a homeowner in Washington should consider when selecting their home warranty
  • Home warranty regulations in Washington state
  • Answers to some of the most common questions that homeowners have about home warranties and coverage

We’ll also provide you with an easy and accessible set of links that you can use to get your custom quotes and receive more accurate estimates customized to your property’s appliances and systems. 

Editor's Choice
95.0

Limited Time: First 2 Months Free on all Plans!
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Best Overall
97.0

Limited Time: New Customers Get $50 Off
Claim Offer
Most Affordable
94.9

Plans from $25/month
Claim Offer

As a homeowner, you already know that you need homeowner’s insurance to cover repair and replacement bills if your home is impacted by a major disaster. But would you be able to pay for a repair or replacement that came as a result of regular use? Most Americans have less than $500 in their savings—meaning that they would need to rely on credit or a new loan to cover these necessary services.

A home warranty is a unique type of home protection that helps you cover the costs of repairs or replacements when your home’s components break down. These are situations when your homeowner’s insurance won’t provide you with any type of coverage, so you can think of a home warranty and a supplement to your homeowner’s insurance.

Each month, you’ll pay a premium to your home warranty provider in order to keep your coverage current. When one of your home’s systems or appliances breaks down, your home warranty provider will provide you with a technician to rectify the issue in exchange for a small service fee. When you compare the average costs of appliance and system breakdowns to the cost of a home warranty in Washington, many homeowners find that they end up saving money with a policy.

Comparing home warranties doesn’t need to be difficult. We’ll introduce you to a few of our favorite companies offering policies in Washington and what you can expect to pay for each.

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
  • 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
  # 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
  # 4 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

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 4 Best Home Warranty Companies in Washington: 

Compare Washington Home Warranty Providers

Comparing all of your options is an essential part of finding the right home warranty in Washington. View a summary of our favorite providers and get your free estimates using the chart below.

ProviderVisit SiteBest ForMonthly CostService FeeBBB Rating
American Home ShieldSiteMost Customizable$50 - $60$75 - $150B
Cinch Home ServicesSiteBest Workmanship$28 - $40$100 - $150B
First American Home WarrantySiteMost Affordable$33 - $46.50$85B
The Home Service Club Home WarrantySiteBest for Home Shoppers$44.99 - $55.38$95C

Washington Home Warranty Costs 

When people shop for a new home warranty, the first question is almost always related to the cost. Wanting to understand how expensive a plan is will only help you decide if this is something worth investing in in the long term. When looking at a Washington Home Warranty, you need to consider monthly costs, service fees, and add-on options. The amount you pay for a Washington home warranty will help determine whether the overall plan is worth it. At Review Home Warranties, we have done in-depth research on all of the plans available to Washington homeowners to come up with a state average. Depending on the type of home you live in, this will be a starting point for valuable information regarding Washington home warranty costs. 

Type

Average Annual Premium

Overall

$574.09

Single Family Home

$536.52

Multi-Family

$776.29

Townhome

$532.35

Condo

$561.08

Home Over 5,000 sq ft

$1,232.50

Home Under 5,000 sq ft

$543.86

Washington Home Warranty Companies Reviews

As you compare home warranty options, you’ll notice that each company offers its own unique pricing, terms, conditions, and included coverages. The following are a few factors that you’ll want to keep in mind when you explore home warranty providers in your area.

  • Pricing: Your monthly premium is due every month that you want to maintain your coverage. Be sure to select both a premium and a service fee that you can comfortably afford—otherwise, you’ll run the risk of having your policy cancelled.  
  • Coverage limits: Most home warranty policies include a limitation on the total value of repairs or replacements that you can claim on each home component. For example, if you choose a policy with a coverage limit of $2,000 for your HVAC system, you’ll need to cover all repair and replacement costs beyond this limit. Compare the value of your home systems and appliances with the limitations on each policy.
  • System age limits: Some home warranty companies will not cover systems or appliances that are above a certain age. If you live in an older home and you aren’t sure when your major home components were installed, you should search for a home warranty provider that doesn’t take age into account when issuing new policies.

Now that you understand what you should be looking for when you compare home warranty options, let’s begin learning about our favorite providers and plan options in Washington state.

1. Most Customizable: American Home Shield 

Looking for a home warranty plan that can be customized to your needs? Check out American Home Shield and get your free quote by clicking here

American Home Shield (AHS) offers three tiered home warranty plans that keep your home up and running while staying within your budget. They make it easy to file a claim entirely online when an appliance or home system breaks down or has some issues. You can also easily request service over the phone at any time, 24 hours a day, then they’ll assign a professional in the area to have the covered appliance or system repaired or replaced. You can also choose your own service fee, which can further help you balance costs and coverage.

Although American Home Shield routinely reviews their network of professionals, they still offer a 30-day workmanship guarantee. This means that if there is an issue with the repair done within 30 days of the initial service, they will send a professional back to fix the issue at no extra cost to you. AHS has a number of maintenance programs as well, including seasonal HVAC tune-ups, in order to keep your systems and appliances from needing major repairs or a replacement. 

AHS does not require a maintenance inspection or record of maintenance in order to offer coverage for any appliance or system. They offer protection for appliances no matter how old they are, which can make American Home Shield an ideal choice for anyone who lives in an older property or who doesn’t know the exact age of their major home components. This means that AHS will cover appliances that were improperly installed or broken down due to lack of maintenance.        

Pros

Cons

You get to choose your service call fee between three unique options

Homeowners cannot choose their own technician to provide a repair or replacement services; AHS assigns one on their behalf

30-day workmanship guarantee 

 

Protects systems and appliances regardless of age

 

Electronics plan offered as optional coverage 

 

Plans & Pricing:

American Home Shield offers three plan options: ShieldSilver, ShieldGold and ShieldPlatinum. The ShieldSilver plan focusing on providing coverage for your home’s major systems, while the ShieldGold focuses on appliance coverage. The ShieldPlatinum is the top-tier plan and covers everything the other plans cover, as well as roof leak repairs, free HVAC tune-ups, unlimited A/C refrigerant and coverage for code violations and permits. This plan also has an unlimited systems coverage limit and a higher appliances limit. 

The specific price that you’ll pay for your coverage each month will vary depending on where you live and the service fee that you choose. Electing to accept a higher service fee can lower what you must pay each month in premiums. Let’s take a look at what a homeowner in Washington with a property less than 5,000 square feet can expect to pay for coverage. 

Plans

Cost Per Month

Service Fee

Silver Plan

$45

$75 - $125

Gold Plan

$55

$75 - $125

Platinum Plan

$79

$75 - $125

Coverage:

Choosing the best home warranty in Washington begins by understanding what is and isn’t covered under each possible plan. Let’s take a more in-depth look at what you can expect to be covered under each of AHS’s plan choices. 

ShieldSilver

The ShieldSilver plan includes coverage for the following home components.

  • Air conditioner
  • Heating units
  • Ductwork
  • Built-in exhaust, vent, and attic fans
  • Main breaker and fuse panel box
  • Doorbells and chimes
  • Interior electrical lines
  • Ceiling fans
  • Garage door openers
  • Interior plumbing lines
  • Toilets
  • Faucets and valves
  • Whirlpool tub motor and components
  • Water heaters
  • Rekey
  • Air filter discounts

ShieldGold

SheildGold coverage includes the following home components. 

  • Air conditioner
  • Heating units
  • Ductwork
  • Built-in exhaust, vent, and attic fans
  • Main breaker and fuse panel box
  • Doorbells and chimes
  • Interior electrical lines
  • Ceiling fans
  • Garage door openers
  • Interior plumbing lines
  • Toilets
  • Faucets and valves
  • Whirlpool tub motor and components
  • Water heaters
  • Rekey
  • Air filter discounts
  • Refrigerators
  • Ovens, ranges, and cooktops
  • Dishwashers
  • Built-in microwave ovens
  • Garbage disposals
  • Instant hot or cold water dispensers
  • Washers
  • Dryers

ShieldPlatinum 

The ShieldPlatinum plan includes the most comprehensive coverage offered by American Home Shield. You can expect your ShieldPlatinum plan to cover the following home components. 

  • Air conditioner
  • Heating units
  • Ductwork
  • Built-in exhaust, vent, and attic fans
  • Main breaker and fuse panel box
  • Doorbells and chimes
  • Interior electrical lines
  • Ceiling fans
  • Garage door openers
  • Interior plumbing lines
  • Toilets
  • Faucets and valves
  • Whirlpool tub motor and components
  • Water heaters
  • Rekey
  • Air filter discounts
  • Refrigerators
  • Ovens, ranges, and cooktops
  • Dishwashers
  • Built-in microwave ovens
  • Garbage disposals
  • Instant hot or cold water dispensers
  • Washers
  • Dryers
  • HVAC tune-up
  • Roof leak repairs 

Add-ons

You can also add the following optional coverages to any plan choice. 

  • Electronics extended warranty
  • Pool and spa
  • Well pump
  • Septic pump
  • Guest unit

Customer Reviews:

American Home Shield is accredited with the Better Business Bureau (BBB) and has been in business for more than 50 years. The company currently maintains a “B” BBB grade. Reviews of American Home Shield are highly polarized by site, with customers rating the service either very highly or very poorly depending on the platform.

On independent review site Trustpilot, American Home Shield maintains an average rating of 1.4 out of a possible 5.0 stars. Customers who rated the service highly frequently praised the company’s professionalism, and frequently reported that their technician was able to quickly diagnose the problem in their home while also maintaining a friendly and courteous disposition. However, customers who were not satisfied with the service that they received from American Home Shield regularly complained that their internal representatives were slow to arrange repairs and did not provide adequate customer service.

There was water running in the tank and the contractor replaced the inner workings. The contractor identified the issue and fixed everything within an hour. He worked in a very timely manner and was very courteous, professional and caring. That was her first experience with American Home Shield and it was a positive one. — Miriam M., 5.0 stars, 10/29/2020, Trustpilot.

For over six months they have failed to repair or replace my washer. Now, I'm waiting on them to refurbish a part that wasn't broken on my fridge (I'll be without a fridge for months). They. Fix. Nothing. They put you through gauntlet of useless representatives that don't help. Ask for a manager and you'll never get a call back. — Trustpilot user “EJ,” 1.0 star, 09/13/2021, Trustpilot

2. Cinch Home Services (Best Workmanship)

If you think Cinch Home Services is the best option for you, don’t hesitate — click here to get your free estimate from Cinch Home Services

Cinch Home Services (CHS) has over 40 years of experience and is awarded best workmanship due to their 180-day workmanship guarantee. This is longer than most workmanship guarantees offered by other companies and the reservice is free within 180 days of the initial repair made by an affiliated technician. This encourages Cinch’s technicians to get things right the first time, avoiding the need for future repairs to correct issues that have already been dealt with. 

CHS has over 18,000 reliable and local technicians in their network and 24/7 customer service and 24/7 emergency service. Making a service request is fast and easy through your account online or over the phone. CHS offers a few discounts and promotions including your first month free when purchasing certain plans. Certain homeowners are also eligible for a $500 insurance deductible reimbursement when they enroll in the most comprehensive coverage. This can provide you with an additional layer of protection between your home warranty and your homeowner’s insurance policy. 

Pros

Cons

180-day workmanship guarantee

Higher service call fees than competitors

You can easily review plan documents explaining the components and parts that are covered before purchasing

 

Coverage for rust and corrosion

 

Allows you to select your own service fee

 

Plans & Pricing:

Cinch Home Services offers three plan options, each offering coverage for different things with optional add-ons available as well. The Appliance Plan covers home appliances, including clothes washers and dryers, dishwashers, microwaves, refrigerators and more. The Built-in Systems Plan offers protection for the home’s systems, including air conditioning (including ductwork), electrical systems, plumbing systems and toilets. The Complete Home Plan offers coverage for all appliances and systems that the previous two plans cover.    

Like American Home Shield, Cinch Home Services allows you to choose your own service fee between three options. In Washington, homeowners can select a $75, $100, or $150 service fee, with premium prices varying depending on the fee you choose. Here’s what you can expect to pay for coverage in Washington depending on your selected service fee. 

Plans

Cost Per Month

Service Fee

Appliances Plan

$44.99

$100 - $150

Built-In Systems Plan

$51.99

$100 - $150

Complete Home Plan

$61.99

$100 - $150

Coverage:

Now that you know what you’ll pay for each plan option from Cinch Home Services, let’s take a look at the specific coverage inclusions on each plan choice. 

Appliance Plan 

The Appliance Plan includes coverage for the following home components. 

  • Clothes dryers
  • Clothes washers
  • Cooktops
  • Dishwashers
  • Food centers (Built-in)
  • Freestanding ice makers
  • Microwaves (Built-in)
  • Ranges
  • Range exhaust hoods
  • Refrigerators
  • Trash compactors (Built-in)
  • Wall ovens

Built-in Systems Plan 

The Built-in Systems Plan includes coverage for the following home components. 

  • Air conditioning including ductwork
  • Attic fans
  • Ceiling fans
  • Central vacuums
  • Doorbells
  • Electrical system
  • Garage door openers 
  • Garbage disposals
  • Heating system including ductwork
  • Instant hot or cold water dispenser
  • Plumbing system
  • Smoke detectors
  • Sump pump
  • Toilets
  • Water heater
  • Whirlpool or jetted tub (Built-in)

Complete Home Plan

The Complete Home Plan combines both of the previous plans’ coverages plus a few additional items not found on either plan. The following home components are included with the CHS Complete Home Plan. 

  • Clothes dryers
  • Clothes washers
  • Cooktops
  • Dishwashers
  • Food centers (Built-in)
  • Freestanding ice makers
  • Microwaves (Built-in)
  • Ranges
  • Range exhaust hoods
  • Refrigerators
  • Trash compactors (Built-in)
  • Wall ovens
  • Air conditioning including ductwork
  • Attic fans
  • Ceiling fans
  • Central vacuums
  • Doorbells
  • Electrical system
  • Garage door openers 
  • Garbage disposals
  • Heating system including ductwork
  • Instant hot or cold water dispenser
  • Plumbing system
  • Smoke detectors
  • Sump pump
  • Toilets
  • Water heater
  • Whirlpool or jetted tub (Built-in)
  • $500 reimbursement for homeowner’s insurance deductible

Add-ons

You can also add the following optional coverage to any plan option from Cinch. 

  • Pool
  • Spa
  • Pool with spa
  • Septic tank and pumping
  • Well pump
  • A Premier Upgrade Package that provides coverage for things like permits and code expenses up $1,000

Customer Reviews:

Cinch Home Services is accredited with the Better Business Bureau and has been servicing policies for more than 40 years. The company currently maintains a “B” letter grade from the BBB. Like American Home Shield, reviews of Cinch are highly polarized between previous customers.  

On independent review site Trustpilot, Cinch Home Services currently maintains an average rating of 3.8 out of 5.0 possible stars. Customers who were satisfied with their policy from CHS regularly complimented the company’s easy sign-on process and coverage for older appliances and systems. However, customers who rated the service poorly regularly complained that Cinch sent technicians to their property who were not qualified to offer the repairs they needed and refused to pay out claims.

The process of signing up to get coverage was very easy! The rates are very affordable and having no age requirements was a blessing for us! — Trustpilot user “Jennifer,” 10/01/2021, 5.0 stars, Trustpilot.

Terrible service and follow through. I've been getting the run around for months. I've had multiple technicians "repair" my refrigerator and practically every part has been replaced. The last technician told me the fridge was not repairable and yet Cinch refuses to settle the claim. — Carolina B., 09/30/2021, 1.0 star, Trustpilot

3. Most Affordable Coverage: First American Home Warranty

Think that one of First American’s affordable coverage options might be right for you? Click here to complete a request form for a free custom estimate

The point of buying a home warranty is to save money on your home’s repair and replacement costs. This means that the more you spend per month, the less useful your warranty is. If you’re searching for the most affordable coverage in Washington, be sure to consider First American. First American offers two affordable policy options from just $33 a month if you agree to annual billing. The company’s add-on coverages start at just $2 extra per month—less than the price of a cup of coffee. 

In addition to providing lower-than-average premiums, First American’s customer service team is equally as impressive. The company employs a team of customer service professionals available 24 hours a day and seven days a week to assist with claim filing. For real estate professionals, a local area manager can help provide more personalized home warranty assistance. 

Pros

Cons

Affordable monthly premiums 

$85 service fee is a bit higher than the industry standard

Low-cost add-ons allow you to easily customize your plan

 

24/7 claims assistance online and by phone

 

Network of pre-screened technicians ensure quality work

 

Plans & Pricing:

First American offers two plan options in Washington state: the Basic Plan and the Premier Plan. The Basic Plan focuses on offering coverage for a few of the most common appliances in your home. The Premier Plan covers all appliances included with the Basic Plan, plus a number of home systems.

First American Home Warranty offers a discount if you pay for your plan on an annual basis. Let’s see what you can expect to pay for your plan as a homeowner in Washington depending on your payment schedule. 

Plans

Cost Per Month

Service Fee

Basic Plan

$36

$85

Premier Plan

$46.50

$85

You’ll also pay an $85 service fee each time you use your coverage from First American Home Warranty. 

Coverage:

Now that you understand First American’s pricing, let’s take a look at the specific coverages included on each plan. 

Basic Plan

The Basic Plan includes coverage for the following home components. 

  • Garbage Disposal
  • Dishwasher
  • Oven range            
  • Cooktop                 
  • Microwave             
  • Trash compactor                
  • Refrigerator            
  • Washer and dryer combo

Premier Plan

The Premier Plan includes coverage for the following home components. 

  • Garbage Disposal
  • Dishwasher
  • Oven range            
  • Cooktop                 
  • Microwave             
  • Trash compactor                
  • Refrigerator            
  • Washer and dryer combo
  • Plumbing                
  • Plumbing stoppages          
  • Water heater          
  • Heating                  
  • Ductwork               
  • Electrical                
  • Garage door opener          
  • Central vacuum system

Add-ons

You can also add the following optional coverages to either plan option.

  • Central air conditioning (electric)
  • Additional refrigeration unit
  • Pool and spa equipment 
  • Well pump
  • First Class Upgrade (includes limited coverage for improper installations, refrigerant recapture, code and permit violations, and more)
  • Septic tank pumping and system
  • HVAC tune-up

Customer Reviews:

First American Home Warranty is not accredited by the Better Business Bureau. However, the company does maintain a “B” grade with the BBB. Reviews of the company lean positive across platforms but vary widely by individual users.

On independent review site Trustpilot, First American Home Warranty maintains an average rating of 3.8 out of a possible 5.0 stars. Customers who purchased a policy from First American and rated it highly frequently complimented the company’s comprehensive service received from local technicians. However, customers who were not satisfied with their service from First American regularly said that they had to wait weeks and sometimes even months to get a technician to their property.

Thorough and professional! I had a leak under my house and the guys came out within 2 hours of the request and fixed the problem. — Andrea M., 10/05/2021, 5.0 stars, Trustpilot.

Have paid every month for years, finally had to file a claim on refrigerator 6/21/2021. The first 3 service techs they sent were no shows. The 4th tech came out a month later, diagnosed several bad parts and ordered. 3 months later no repairs made. — Rob S., 10/01/2021, 1.0 star, Trustpilot

4. Best for Home Shoppers: The Home Service Club Home Warranty

If you’re a homeowner interested in learning more about the services and plans you can claim from The Home Service Club Home Warranty, click here to claim your free quote.  

When you’re shopping for a home, one of the most terrifying prospects can be seeing a breakdown as soon as you move in. When you purchase a home, the previous homeowner may have attempted to install an appliance and done so incorrectly, failed to properly maintain their home components, or allowed rust and corrosions to accumulate on key parts of their systems. Though a home inspection can help ensure that you aren’t buying a property that’s uninhabitable, it can rarely detect minor issues that can come with costly repairs after you move in.

Each policy from The Home Service Club includes coverage for a range of situations when other home warranties will deny you coverage, including:

  • Undetectable pre-existing conditions
  • Failure due to improper maintenance
  • Failure due to lack of routine care
  • Rust and corrosion
  • Damages that occur as a result of unintentional misuse

With these additional coverages, The Home Service Club can provide peace-of-mind to homeowners who are shopping for a new home and living in fear that they will be sold a lemon.

Pros

Cons

Coverage for pre-existing conditions included

Higher than average service fees

Coverage for refrigerant recapture 

 

Wide range of appliances and systems included on both plans

 

Speciality plans available for real estate professionals

 

Plans & Pricing:

The Home Service Club Home Warranty currently offers two plan choices: the Standard Plan and the Comprehensive Plan. The Standard Plan covers 18 home components, including a mix of appliances and systems. The Comprehensive Plan covers everything found on the Standard Plan plus additional coverages.

Home Service Club offers the option to pay for your plan on a monthly or annual basis. Here’s what you can expect to pay for your plan depending on your payment schedule as a homeowner in Washington.

Plans

Cost Per Month

Service Fee

Standard Plan

$51.25

$95

Comprehensive Plan

$62.50

$95

You’ll also pay a $95 service fee each time you use your plan’s coverage.

Coverage:

Now that you know what you can expect to pay for your coverage from Home Service Club, let’s take a look at the company’s plan coverages and optional add-ons. 

Standard Plan

Standard Plan

The Standard Plan includes the following coverages. 

  • Air conditioning system
  • Ceiling fans
  • Central vacuum
  • Dishwasher
  • Dryer
  • Electrical System
  • Food center
  • Garage door opener
  • Garbage disposal
  • Garbage-trash compactor
  • Heating system
  • Refrigerator icemaker
  • Microwave
  • Oven stove cooktop
  • Plumbing system
  • Refrigerator
  • Washer
  • Water heater

Comprehensive Plan

The following coverages are included on the Comprehensive Plan. 

  • Air conditioning
  • Alarm wiring
  • Ceiling fans
  • Central vacuum
  • Dishwasher
  • Doorbell
  • Dryer
  • Ductwork
  • Electrical system
  • Food center
  • Garage door opener
  • Garbage disposal
  • Garbage-trash compactor
  • Gas leak
  • Heating system
  • Hot water pump
  • Refrigerator icemaker
  • Microwave
  • Oven
  • Stove
  • Cooktop
  • Pest control
  • Plumbing stoppage
  • Plumbing system
  • Refrigerator
  • Smoke detector
  • Sump pump
  • Telephone wiring
  • Washer
  • Dispenser hot water
  • Water heater
  • Water leak
  • Whirlpool

Add-Ons

You can add the following optional coverages to either plan option. 

  • Roof coverage
  • Pool spa equipment
  • Additional refrigerator
  • Jetted bathtubs
  • Spa and spa heater
  • Sewage ejector pump
  • Refrigerator dual compressor
  • Freestanding freezers
  • Water softener
  • Well pump
  • Additional dishwasher
  • Additional water heater
  • Additional oven, range, and cooktop
  • Additional microwave
  • Plumbing sprinkler
  • Service line
  • Additional freezer

Customer Reviews:

The Home Service Club Home Warranty is currently not accredited by the Better Business Bureau and has received a “C” grade from the reviewer. Reviews of the company are overall positive across multiple review platforms.

On independent review site Trustpilot, Home Service Club maintains an average rating of 3.8 out of 5.0 stars. Customers who rated the company highly frequently complemented the expertise of the technicians the company utilizes, which many policyholders found to be experts in their field of service. However, customers who were not satisfied with the service they received claimed that the company denied claims for arbitrary reasons.

I really had a wonderful experience with the exterminator that was there to rid my house of the worst mice infestation I have ever lived through in my seven years living in this house. He knew a lot about these sorts of creatures. He really was an expert in his field. It was a privilege to have him over my house. Keep up the good work! — Denver B., 11/21/2021, 5.0 stars, Trustpilot.

The Home Service Club [says that my] evaporator coil is physically damaged and leaking due to rust and/or erosion and is installed with incorrect freon pressure, which are all exclusions of coverage under the home warranty. Based on information obtained for this claim, the unit did not enter the policy in proper working condition. This makes no since. They keep hanging up on me when I call and won't let you talk to management. — Becky C., 1.0 star, 08/26/2021, Trustpilot

What You Should Consider Before Buying A Home Warranty in Washington

Before researching the best home warranty plan, you may be asking yourself whether a home warranty is worth it in the Evergreen State at all. For most homeowners, a home warranty can be a great form of financial protection. Appliances and systems are not cheap and neither are their repairs; a home warranty can offer you peace of mind, knowing that you won’t be breaking the bank if one of your home systems or appliances decides to break down. 

While many homeowners consider a home warranty to be an essential protection, these plans may not be right for everything. Ask yourself the following questions before you purchase a policy. 

What in your home is already covered under warranty? 

Check all documents for things in your home to see if your home’s appliances and systems are still under warranty. In addition, check these documents to see what the warranty covers exactly (replacement or only repairs). 

More often than not, new appliances and systems may still be under their manufacturer’s warranty. If this is the case, you can avoid spending money on a home warranty plan that includes these appliances and systems already covered elsewhere. Newer homes may also have certain things that are still under warranty through the builder. 

Does the cost of a home warranty outweigh the cost of a possible repair or replacement?

At the end of the day, most home warranty protections do outweigh the cost you pay per month to keep your coverage active, as well as your service fees. If your appliance or system was expensive, you know repairing it or replacing it will be expensive as well. A home warranty can act as a buffer to ensure that you aren’t dipping into savings or emergency funds when a system or appliance breaks down. You may want to research current replacement and repair costs for your unique appliances before deciding on a policy. 

What will be covered by the home warranty plan?   

It's important to know exactly what is covered under the home warranty plan you’re considering. In addition, you should know all the clauses within the plans that could potentially void your coverage. For example, some plans require proper maintenance and without service records, the home warranty provider will not send a technician to your home. Never sign onto a home warranty before you’ve read the entire list of terms and conditions. 

Home Warranty Tips for Washington Residents

The climate of a region plays a major part in which home warranty plans will provide the most benefits. In regions where the climate can change drastically, resulting in constant use of some systems, such as air conditioning and heating, the systems may be subject to more breakdowns. The year-round weather in the state of Washington varies depending on where you are. 

The western part of the state, where most major cities such as Seattle, Tacoma and Olympia are, experiences a more mild climate when compared with other regions of the Evergreen State. Summers rarely go above the 80 degrees and winters rarely below 45 degrees during the day. Snow is also less common on the western side of Washington, however, rain is very common so a home warranty company that offers leak coverage may be a good choice. 

The eastern part of the state where Spokane and Douglas are located has a bit of a different climate. Summer days can reach the 90s and winters always bring a decent amount of snow. While the eastern side may experience more snow and hotter summer days, it does not usually experience as much rain as the western side. A home warranty plan that covers ductwork may be helpful as the weather gets colder and can affect pipes that aid both appliances and systems in your home.  

There are plenty of historic and new homes all across the state of Washington. You’ll want to pay attention to how old the appliances in the home are. If the home is older with older appliances, home warranty plans may not offer you the coverage you’d like. Make sure you find a plan that fits what you may need in accordance with your home’s age. 

Washington has one of the worst ratings for power grid dependability in the US, which causes frequent power outages. This can cause major wear and tear on your home’s electrical system. Washington also has hard water, which means there is a heavy accumulation of minerals in the water which can cause issues for pipes in the plumbing systems. A home warranty plan that offers comprehensive coverage of these systems can help you in the long-run.  

Home Warranty Regulations in Washington

In Washington the home warranties that are issued by home builders for new properties are a little flimsy. The issues that the builder is required to cover are only those things that affect habitability, and this is only valid in the case of new constructions. Due to the way the implied warranty laws are written, there is not much you can do if you cannot prove that the appliance or system that needs repair actually affects the liability of the home. This is where a plan from a home warranty company would come in handy. 

While home warranties are not required in Washington, home warranty companies are regulated by the Washington State’s Insurance Commissioner’s Office. This agency licenses home warranty companies. Before making a purchase of any home warranty plan, make sure the company is registered with the agency and has the proper licensing.

Final Thoughts

Fewer home warranty providers offer coverage in Washington when compared to other states in the area. Though we always recommend beginning with our recommended providers to be sure that you’re working with a legitimate company, you may want to branch out and explore additional options.

In this case, it’s important to know how to separate a legitimate home warranty company from a home warranty scam. Keep your eyes open for these red flags as you compare potential providers.

  • Companies that don’t provide you with a contract before asking you to pay for coverage
  • Companies that use high-pressure sales tactics to get you to sign onto a plan as quickly as possible
  • Companies that have been in business for only a few years
  • Companies that offer pricing that seems significantly lower than other competing providers in Washington or that have “too good to be true” rates

If you notice any of these red flags, protect yourself—and continue your search with a different provider.

Review Home Warranties Rating Methodology: How We Chose the Best Home Warranty Companies

At Review Home Warranties, we are committed to providing our readers with comprehensive and unbiased information on each provider that we review. Our methodology is a step-by-step process that ensures we maintain your trust through transparency and data that is backed-up through routine check-ins. When we picked our best home warranty companies, we reviewed and analyzed over 50 different companies. We then narrowed down our findings based on criteria that we find to be the most helpful for a homeowner in choosing a home warranty plan. Here is what our review process looks like: 

  • We call every home warranty provider, talking to sales agents and company representatives to gather accurate information on: 
    • Availability 
    • Pricing
    • Coverage
    • Fine Print 
    • Plan Options  
    • Service Contract Details 
    • Customer Service
    • Trustworthiness
    • Ratings and Reviews 
    • Add-On Options 
    • Promotions
    • Additional Benefits
  • We test the customer service, including factors such as wait times, friendliness, and problem-solving ability.
  • We analyze the sample contracts and fine print from each brand we review. This allows us to break down the industry jargon, check for hidden stipulations, and see what is and isn’t covered so we can give readers straightforward information.
  • We update all of this information on a continuous basis, storing it in a proprietary database that allows us to compare dozens of home warranty companies against each other. 

From here we created a comprehensive, 100 point, rating scale based on the following factors: 

  • Plan options (25): Providers that offer more flexibility in their plans are rated higher.
  • Coverage specifics (5): The more items covered in a home warranty plan, the higher the score. 
  • Pricing (25): We take the monthly fee and service fee into consideration when rating pricing. 
  • Trustworthiness (25): We comb through hundreds of reviews and check on BBB ratings to determine the trustworthiness of a company.
  • State availability (5): Finding coverage in your state can be a challenge if home warranty companies aren’t located there. The more states covered, the higher the score. 
  • Customer service (10): Is this home warranty company responsive? Do they respond quickly to claims filed? Are they helpful in answering questions? All of these factors are considered when rating customer service. 
  • Additional benefits (5): Home warranty companies will typically offer special promotions or benefits for signing up for their services. The companies with the most benefit scored higher. 

Of the 50 different companies that we’ve reviewed, we've broken down the seven best providers for home warranty coverage. To keep our ratings and data current, we have a full-time researcher who collects (and regularly updates) more than 100 specific data points from each company to help us compare them on key factors such as coverage, cost, service, and dependability. This list is ever-changing, as companies will update policies and procedures, and we will change our information accordingly.

Resources for Washington Homeowners and Home Buyers

  • Consumer Finance Protection Bureau: The Consumer Finance Protection Bureau is an excellent resource for those that have questions about mortgage scams and issues that can happen to potential home buyers. If you are new to the home buying process and don’t feel all that knowledgeable, the Consumer Finance Protection Bureau is a great resource. 
  • Washington Homeownership Resource Center:  This impressive resource for Washington homeowners and homebuyers will help with everything from home buying to refinancing to repairs and maintenance advice. Anyone thinking about owning in Washington should consider reviewing this information. 
  • Washington State Housing Finance Commission:  If you need some advice about home financing or are interested in attending some seminars related to homeownership, the Washington State Housing Finance Commission is a great place to start. 
  • Seattle Homeowners Help: For Seattle homeowners that are in a low-income tax bracket, there are government resources to help with loans, financing, and housing. The Seattle homeowner’s help is a government resource. 
  • Washington HOA Laws:  If you purchased a home with an HOA or live in a condo or townhome, it is smart to understand the laws that could impact you. The Washington HOA Laws may help you understand what part of your home is yours to fix and what part you will need a home warranty for. 

Recap of Our Top Picks In Washington 

  # 1 Our Top Choice American Home Shield
Editorial Rating 97.00
  • 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 95.30
  • Lower chance of claim denial
  • Choose your own service fee!
  • Multiple optional coverage items
  • 24/7 service calls
  • Great promotions available
  • Market veteran
  # 3 Cinch Home Services
Editorial Rating 95.00
  • 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 94.90
  • Best Customer Service 2020
  • $100 Instant Online Discount
  • Plans from $25/m
  • Automatically renewed policy

Nearby States

All states
Home warranty Idaho 39 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.