Washington state offers a beautiful scenery and coastline, delicious coffee from the heart of Seattle, and a mild climate. There are two distinct climate and weather zones that make up Washington: in the west toward the Olympic Range there is mild weather in all seasons, but in the east toward Spokane and the Cascade Range there is considerably hot summers and frigid winters. These dramatically diverse climate differences can cause some severe wear and tear on your home’s systems and appliances. With the high cost of living in Washington state, you don’t want to have to pay thousands of dollars in repair and replacement costs. Having one of the best home warranties in Washington in place can keep your home protected all year round.

In this guide we’ll cover:

  • What is a home warranty in Washington?
  • The pricing and plan options from multiple home warranties
  • The best home warranty companies in Washington in 2022
  • How to find the best home warranty for your home
  • Home warranty tips for WA residents
Editor's Choice
95.7

Limited Time: First 2 Months Free on all Plans!
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Best Overall
98.0

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

Plans from $25/month
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Best Home Warranty Companies in Washington

  # 1 Our Top Choice American Home Shield
Editorial Rating 98.0
  • 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 95.7
  • 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 97.2
  • Lower chance of claim denial
  • 24/7 service calls
  • Great promotions available
  • 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 5 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

The Home Service Club

Site

Best For Quick Coverage

$50-$63

$65-$125

N/A

Cinch Home Services

Site

Best Workmanship

$28 - $40

$100 - $150

A-

First Premier Home Warranty

Site 

Best Coverage

$45-$50

$75

B-

First American Home Warranty

Site

Best Appliance Coverage

$38-$48.50

$85

B+

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 service providers and plan options in Washington state.

1. Most Customizable: American Home Shield 

American Home Shield (AHS) offers the most customizable home warranty plans in Washington. AHS's three tiered home warranty plans will keep your home up and running while staying within your budget. The company has an easy claims systems and you can also request service over the phone at any time, 24 hours a day. You can also choose your own service fee, which can further help you balance costs and coverage. Although American Home Shield routinely reviews its network of professionals, the company still offers 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 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. 

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 and Coverage

American Home Shield offers three plan options: ShieldSilver, ShieldGold and ShieldPlatinum. The ShieldSilver plan focuses on providing coverage for your home’s major systems, while the ShieldGold plan is a basic-level combo plan. ShieldPlatinum is the most comprehensive plan and can come for as low as $59.27 per month. 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. The service fee options from AHS are $75, $100, and $125.

Here are more details on American Home Shield's plans (note: these prices are based on a $100 service fee):

  • ShieldSilver™ ($34.27 per month): ShieldSilver includes coverage on 17 systems garage door opener, heating, air conditioners, doorbell, smoke alarms, attic fans, ceiling fans, cooktop exhaust, ductwork, electrical, locksmith, plumbing, plumbing stoppages, toilet, garbage disposal, water dispenser, bath exhaust fans, hot water heater, and whole house fan. 
  • ShieldGold™ ($44.27 per month): If you want to expand your ShieldSilver coverage with a few more appliances, this is a great option. This plan covers many of the systems in that plan plus washer, dryer, refrigerator, microwave, oven, and dishwasher. This plan covers 23 major home appliances and systems.
  • ShieldPlatinum™ ($64.27 per month): ShieldPlatinum is the best plan as it 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.
  • Optional add-ons: AHS has six additional coverages: pool, spa, PC, TV, septic system and well pump coverage.

Plans

Cost Per Month

Service Fee

ShieldSilver

$29.27-$44.27

$75 - $125

ShieldGold

$39.27-54.27

$75 - $125

ShieldPlatinum

$59.27-74.27

$75 - $125

What Customers Are Saying

"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.

Read our American Home Shield Review for more information.

2. The Home Service Club

The Home Service Club (HSC) is the best home warranty company in Washington for quick coverage. With HSC, you can get coverage you home as quick as only 10 days after you sign your service agreement. Most home warranty companies in Washington state require a 30-day waiting period, but HSC only has a 10 day waiting period. HSC also doesn't require a home inspection because unlike other home warranties, HSC has you covered on many unconventional items. 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, and 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, and Coverage

The Home Service Club Home Warranty currently offers two coverage options: the Standard Coverage Plan and the Comprehensive Coverage Plan. The Standard Coverage Plan covers 18 home components, including a mix of appliances and systems. The Comprehensive Coverage Plan covers everything found on the Standard Plan plus additional coverages. Both of these policies come under $65 per month. The Home Service Club offers the option to pay for your plan on a monthly or annual basis. The Home Service Club's service fees are $60, $75 or $95. 

Take a look at The Home Service Club's protection plans:

  • Standard Coverage ($50 per month): The Standard Coverage Plan includes coverage on 18 major systems and appliances such as garage door opener, food center, air conditioner, garbage disposal, ceiling fans, dishwasher, clothes washer, clothes dryer, electrical, free-standing ice maker, heating system, and more.
  • Comprehensive Coverage ($63.00 per month): The Comprehensive Coverage Plan is the most comprehensive policy option for WA homeowners. This plan covers all of the items featured in the Standard plan plus doorbell, water dispenser, alarm wiring, sump pump, ductwork, pest control, phone, attic fans, plumbing stoppages, toilet, and whole house fan.
  • Optional add-ons: HSC offers a unique add on called the Utilities and Home Service Line Coverage package, which covers your outside gas line, water line, sewer line, and lawn sprinkler system. Other than that, HSC also will cover pool, roof leaks, well pump, sump pump, stand-alone freezer, spa, water softener, and septic systems. 

Plan

Cost Per Month

Service Fee

Standard Coverage

$50

$65-$125

Comprehensive Coverage

$63

$65-$125

What Customers Are Saying

"Price was reasonable and was worth it. How's HSC? Well, they provide immediate response and action. You’ll never be disappointed with their service, definitely. They fixed my oven range and I was at ease after a long day of stressing over it"Kayla M.

Read The Home Service Club Review to learn more.

3. Cinch Home Services

Cinch Home Services offers the best workmanship guarantee of all home warranties in Washington.  Cinch is awarded best workmanship due to their 180-day workmanship guarantee, which is longer than most workmanship guarantees offered by other companies. Re-service 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. Cinch has 40 years of experiences, and in that time has built a network of 18,000 reliable and local technicians and a 24/7 customer service team. Making a service request is fast and easy through your account online or over the phone. Cinch offers a few discounts and promotions including your first month free when purchasing certain plans. If you want the guarantee of efficient and effective repairs, Cinch is the home warranty for you. 

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 and Coverage

Cinch Home Services offers three plan options. The Appliance Plan covers home appliances and The Built-in Systems Plan offers protection for the home’s systems, and they cost anywhere from $34.99 to $57.99 depending on the service fee you choose. The Complete Home Plan offers coverage for all appliances and systems that the previous two plans cover, and if you choose the highest service fee, you can get this plan for only $49.99 per month. 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 more details on Cinch's plan options (note: these prices are based on a $100 service fee):

  • Appliances Plan ($44.99 per month): The Appliances Plan includes 11 covered items, such as free-standing ice maker, microwave, refrigerator ice-maker, cooktop exhaust fan, trash compactor, oven, clothes dryer, food center, dishwasher, refrigerator, and clothes washer. 
  • Built-In Systems Plan ($51.99 per month): The Built-In Systems Plan covers a total of 21 major home systems including plumbing stoppages, spa, air conditioner, doorbells, smoke alarms, septic tank pumping, bath exhaust fans, ductwork, sump pump, cooktop fans, central vacuum, water dispenser, garbage disposal, heating system, water heater, toilet, attic fans, electrical system, plumbing, garage door opener, and whole house fan. 
  • Complete Home Plan ($61.99 per month): The Complete Home Plan is the most comprehensive plan option for WA homeowners, and comes with both appliances and systems coverage. This plan combines the Appliance Plan with the Built-In Systems Plan to cover a total of 32 items, which is significantly more coverages under one plan than what's offered by almost any other provider. This plan also comes with a homeowners insurance reimbursement of $500 per contract term.
  • Optional add-ons: Cinch only offers three extras including pool, septic systems, and well pump. These run for around $2.50-$13.33 per month.

Plans

Cost Per Month

Service Fee

Appliances Plan

$34.99-$50.99

$75 - $150

Built-In Systems Plan

$39.99-$57.99

$75 - $150

Complete Home Plan

$49.99-$67.99

$75 - $150

What Customers Are Saying

"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!"Jennifer

Read our Cinch Home Services Review for more information.

4. First Premier Home Warranty 

First Premier Home Warranty is the best home warranty for Washington homeowners that need extensive coverage. First Premier Home Warranty offers two plan options that include coverage on both appliances and systems. This way, you don't have to pick and choose what you get coverage on and what you have to skip out on to save money. With First Premier, not only will you get broad coverage plans, but both plan options come at an affordable cost. These plans cover nearly 20 major home appliances and systems, and will not cost you more than $45 per month. First Premier is newer home warranty provider, but has already managed to earn an A- rating from the BBB. This is impressive coming from a young company and proves that First Premier deserves a top spot among the best home warranty companies in Washington.

Pros

Cons

BBB rating of A- in less than a year

A short period of time on the market

Modern technology and systems in place

Coverage limits are relatively low

Great customer service 

 

Low overall costs if you pay upfront 

 

Plans, Pricing and Coverage

The two First Premier Home Warranty policies available to Washington homeowners are the Premier Plan and the Platinum Plan. The Premier Plan is considered an option with basic coverage, but can go for as low as $32 per month if you choose to pay annually. That means you'll get 14 coverages for a cheaper monthly cost than what any other provider on the market will offer. However, if you're looking for broader coverage, the Platinum Plan is the perfect option. This plan is still affordable as it comes in at $43 per month and covers all 14 of those appliances and systems plus five more. First Premier offers a fair service fee of $75.

Take a look at First Premier Home warranty's plans:

  • Premier Plan ($43 per month): The Premier Plan covers 14 items ceiling fan, microwave, oven, plumbing stoppages, cooktop exhaust, dishwasher, trash compactor, garbage disposal, ductwork, garage door opener, plumbing system, sump pump, electrical system, and hot water heater. You can save money on this plan by paying the annual cost of $399.
  • Platinum Plan ($50 per month): The Platinum Plan features coverage on all of the appliances and systems in the Premier Plan plus five more coverages: air conditioning, heating system, washer, dryer, and refrigerator. Again, you can save money on this plan by paying monthly. This plan also comes with higher coverage caps on heating and air conditioning at $1,500. 
  • Optional add-ons: First Premier has 12 optional coverages such as central vacuum, free-standing ice maker, water softener, roof leaks, septic tank pumping, stand-alone freezer, lawn sprinkler system, septic, well pump, refrigerator ice maker, spa, and pool.

Plans

Cost Per Month

Service Fee

Premier Plan

$43

$75

Platinum Plan

$50

$75

What Customers Are Saying

“I’ve been with different home warranty companies in the past, but First Premier hands down is the best. They go the extra mile for you at all times! Thank you" – Mary S.

For more information read out First Premier Home Warranty Review.

5. First American Home Warranty

First American Home Warranty offers the best appliance coverage of any home warranties in WA. Although appliances may not be as expensive to service as system, the costs can definitely add up. Most home warranty companies in Washington offer lower coverage caps on appliances due to this, but not First American. On several appliances such as dishwasher, garbage disposal, microwave, oven, refrigerator and trash compactor all have annual limits up to $1,500. This ensures that if you need a repair or replacement, the full cost will be covered under your warranty. In addition to providing high annual limits and lower-than-average monthly 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. 

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 and Coverage

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 and is less than $11 more per month. First American Home Warranty offers a discount if you pay for your plan on an annual basis as well. You can expect to pay an average service fee of $85 with First American.

Take a closer look at First American's plan options:

  • Basic Plan ($38 per month): The Basic Plan from First American offers basic appliances coverage. The included items are attic fans, ceiling fans, cooktop exhaust, dishwasher, garbage disposal, clothes dryer, microwave, oven, refrigerator, trash compactor, water dispenser, and clothes washer.
  • Premier Plan ($48.50 per month): The Premium Plan is the most popular First American plan among Washington homeowners. This plan features coverage on all 12 of the appliances in the Basic Plan plus nine more systems. The included systems are electrical, garage door opener, heating, ductwork, plumbing system, plumbing stoppages, toilet, central vacuum, and water heater
  • Optional add-ons: First American Home Warranty offers air conditioning as an add-on rather than including it in a plan, which is unique. The other optional add-ons are pool, spa, septic tank, septic system, well pump, and the First Class Upgrade. The First Class Upgrade includes coverage on fees associated with the use of lifting equipment, up to $250 for permits, haul away services, and coverage on appliances and systems that have been insufficiently installed or modified.

Plans

Cost Per Month

Service Fee

Basic Plan

$36

$85

Premier Plan

$46.50

$85

What Customers Are Saying

"Service requests are always processed in a timely manner. A contractor is always contacted within promptly as well. A constant update is done via email and text messages. If something goes wrong with the service order or contractor, FAHW will do their best to rectify the situation. Thank you for your service."Norris F.

What is a Home Warranty?

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 on major home appliances and systems. 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 service 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.

How to Find the Best 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. 

In a state like Washington where there is a lot of rain, you may have to do a few roof leak repairs. Those costs will add up over time, but with a home warranty, you won't have to worry about them. Same goes for other expensive home items such as air conditioning, heating, septic systems, refrigerators, plumbing, washers and dryers, pools, etc. 

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.  

We encourage you to begin your home warranty search with our recommended providers to be sure that you’re working with a legitimate company that is trusted and professional. 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.

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 companies offer coverage in Washington when compared to other states in the area. Our top-rated provider, Choice Home Warranty, unfortunately does not offer coverage in Washington. However, American Home Shield is a close second. With three plan options, customizable coverage, and multiple service fee options, AHS easily stands out as an industry leader. However, you should take an in-depth look at all home warranties in Washington before choosing one. By getting multiple quotes you can compare all the service providers and choose based on coverage and pricing. 

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 98.00
  • 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 The Home Service Club
Editorial Rating 97.20
  • Lower chance of claim denial
  • 24/7 service calls
  • Great promotions available
  • Market veteran
  # 3 Cinch Home Services
Editorial Rating 95.70
  • 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 Premier Home Warranty
Editorial Rating 95.30
  • Lower chance of claim denial
  • Multiple optional coverage items
  • 24/7 service calls
  • Limited plan selection
  • Online chat not supported

Nearby States

All states
Home warranty Idaho 40 companies available
Idaho Home Warranty
Home warranty Montana 33 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.