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 right home warranty plan is not an easy task. will help you here. 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!

Best Home Warranty Companies in Washington

  # 1 First American Home Warranty
Editorial Rating 95.1
  • 24/7 service calls
  • Accredited by BBB
  • Excellent BBB rating B+
  • Large and established firm
  • Market veteran
  • Low optional coverage costs
  # 2
American Home Shield
Editorial Rating 68.4
  • Lower chance of claim denial
  • Choose your own service fee!
  • 24/7 service calls
  • Accredited by BBB
  • Large and established firm
  # 3
American Home Shield
Editorial Rating 68.4
  • Lower chance of claim denial
  • Choose your own service fee!
  • 24/7 service calls
  • Accredited by BBB
  • Large and established firm
Fair Disclosure: has referral agreements with some of the companies presented on our top lists. We selected these companies because we believe they are the best choice for our readers. Referral income helps us keep the content on this website free.

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.

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

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

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

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

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

The climate in Washington State

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

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

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

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

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

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

Utilities in Washington

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

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

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

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

Age of the house

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

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

Looking for the best home warranty plan in Washington?

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

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

Find The Best Home Warranty Plan 

Home warranty regulations in Washington state

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

Final words about buying a home warranty in Washington

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

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

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