To counter the rising cost of home repairs, a growing number of homeowners are buying home warranties, which cover appliances, HVAC systems, electrical and plumbing and other household systems.
CNBC Select has named the best home warranty companies based on coverage, rates, service fees, customer service and other factors. For more on how we made our selections, read our methodology.
Best for robust coverage: American Home Shield
Who's this for? American Home Shield contracts cover undetectable pre-existing issues, items without maintenance records and problems stemming from improper installation.
Standout benefits: If a technician needs to cut into a wall or floor to get to a covered system, the access repairs are covered up to $1,000.
American Home Shield
Plans
ShieldSilver plan covers HVAC, electrical, plumbing systems, while the ShieldGold plan adds laundry appliances. The ShieldPlatinum increases coverage limits and adds microwaves, ceiling fans, icemakers and roof leak repairs.
Availability
Not available in Alaska or Hawaii.
Coverage limits
ShieldSilver: $5,000 per covered HVAC system, ShieldGold: $2,000 per covered appliance, ShieldPlatinum: $4,000 per appliance, $5,000 per HVAC, $1,000 for roof leak repairs. All American Home Shield plans have a $50,000 total limit per contract.
Add-ons
Electronics, pool/spa, septic systems, well and septic pumps, roof leak repairs, guest units
Service fee
$100 or $125
Pros
- In business since 1971
- Option to choose your contractor
- Covers unknown pre-existing issues
Cons
- Appliance-only plan not available
- Workmanship only guaranteed for 30 days
Best for affordability: Select Home Warranty
Who's this for? Select Home Warranty is a great choice for budget-minded homeowners, with affordable plans and frequent promotions, including two months free if you pay your annual premium upfront.
Standout benefits: Unlike many home warranty companies, Select includes roof leak repair with all plans.
Select Home Warranty
Plans
The Bronze Care plan covers appliances and the Gold Care plan protects HVAC, electrical and other home systems. The Platinum Care plan covers both and adds garage door openers, ceiling fans and plumbing clogs.
Availability
Not available in Nevada, Washington or Wisconsin
Coverage limits
$3,000 for AC/heating; $500 for electrical, plumbing and appliances; $400 for roof leak
Add-ons
Central vacuum, sprinklers, pool, spa, sump or well pump, septic systems, roof leak repair
Service call fees
$60 to $75
Pros
- Low rates and service fees
- Available in most states
- Roof leak repair frequently included as a promotion
- Discount for paying in full upfront
Cons
- Can't choose your technician
- Lower coverage limits for many appliances and systems
- Maintenance records required for full coverage
Best repair guarantee: 2-10 Home Buyers Warranty
Who's this for? If you're concerned about the quality and durability of repairs, 2-10 Home Buyers Warranty guarantees its work for the duration of your plan. Your service fee may be refunded if an item is ineligible for coverage.
Standout benefits: Customers can choose a repair or $100 towards a replacement. (This brand offers up to 65% off GE, Whirlpool, Amana, KitchenAid and Maytag appliances).
2-10 Home Buyers Warranty
Plans
Simply Kitchen covers dishwasher, oven and other kitchen appliances; Complete Home adds heating, cooling, electrical and plumbing; Pinnacle Home adds washer/dryer
Availability
Not available in Alaska, Hawaii, Montana, New Hampshire, North Dakota, Oklahoma, South Dakota, and Wyoming
Coverage limits
Refrigerator, A/C, heating, electrical, plumbing: $2,000; oven, washer, dryer: $1,000; dishwasher, microwave, septic system, well pump: $500
Add-ons
Add'l refrigerator, roof leak, septic system, pool/spa, well pump
Service fee
$65 to $100
Terms apply.
Pros
- Roof leak coverage available
- If item isn't eligible for coverage, homeowner may be reimbursed service fee.
- 30-day money-back guarantee
- Workmanship guaranteed for plan's length
Cons
- Laundry appliances not included in all plans
- Few add-ons
Best for quick service: Choice Home Warranty
Who's this for? Choice Home Warranty contacts service providers within 4 hours of receiving your call, a faster turnaround than the 24 or even 48 hours some providers require.
Standout benefits: If you pay for your Choice contract in full up front, your first month is free.
Choice Home Warranty
Plans
The Basic Plan covers many appliances and systems and the Total Plan adds air conditioning, washers, dryers and refrigerators.
Availability
Available nationwide except in Washington state
Coverage limits
$3,000 a year for each covered item, up to $500 for roof leaks
Add-ons
Pool, sprinkler, additional refrigerator, well pumps, sump pumps, septic systems, roof leaks
Service call fee
$100
Pros
- $3,000 per-item coverage limit
- Access repairs are coverage if contractor needs to get into wall, floor or ceiling
- First month is free if you pay for your contract upfront
Cons
- Not available in Washington state
- Can't choose your contractor
Best for systems-only coverage: Liberty Home Guard
Who's this for? Liberty Home Guard plans cover up to two air conditioning condensing units and all components of a heating system.
Standout benefits: Liberty Home Guard offers a variety of discounts, including for new appliances, for buying warranties for multiple properties and for referring other homeowners.
Liberty Home Guard
Plans
The Appliance Guard plan covers common appliances and the Systems Guard plan protects HVAC, plumbing and electrical systems and ductwork. The Total Home Guard plan combines the two.
Availability
Available in all 50 states
Coverage limits
$2,000 per covered item for appliances and AC, $500 per item for electrical, plumbing and roof leak repair.
Add-ons
Fixtures, electronics, additional refrigerators, carpet cleaning, sump and well pumps, septic systems, pool/spa, sprinklers, gutter cleaning, window washing, roof leaks, pest control
Service call fees
$75 to $125
Pros
- Available nationwide
- Option to choose your contractor
- Add-ons include window washing, carpet cleaning and pest control
Cons
- Low coverage limits
- High volume of complaints about delayed/canceled appointments
- Pre-existing issues not covered
Best for repair: Cinch Home Services
Who's this for? Cinch Home Services has an affordable repair-only plan that covers fixing washers and dryers, refrigerators, ovens and more with up to $1,000 per covered service.
Standout benefits: Cinch caps coverage at $10,000 per year, a higher aggregate limit than some other competitors. This is useful if you have to handle multiple expensive appliance, HVAC or other system repairs in the same year.
Cinch Home Services
Plans
Home Appliance plan, Built-in Systems plan and Complete Home plan that combines the two
Availability
Not available in Alaska or Hawaii
Coverage limits
$3,000 for AC/heating; $500 for electrical, plumbing and appliances; $400 for roof leak
Add-ons
Pools/spa, septic tank, well and septic pump, removal, permits, upgrades
Service call fees
$100, $125 or $150
Pros
- Free cancellation within 30 days
- 180-day workmanship guarantee
- Includes rust/corrosion coverage
- Unknown pre-existing issues covered
- Access repairs are covered
Cons
- Fees for service calls are higher than competitors
- Can only choose contractor if network one is unavailable in your area
- $10,000 coverage limit is aggregate for all repairs
Offers in this section are from affiliate partners and selected based on a combination of engagement, product relevance, compensation, and consistent availability.
ShieldSilver plan covers HVAC, electrical, plumbing systems, while the ShieldGold plan adds laundry appliances. The ShieldPlatinum increases coverage limits and adds microwaves, ceiling fans, icemakers and roof leak repairs.
Not available in Alaska or Hawaii.
The Bronze Care plan covers appliances and the Gold Care plan protects HVAC, electrical and other home systems. The Platinum Care plan covers both and adds garage door openers, ceiling fans and plumbing clogs.
Not available in Nevada, Washington or Wisconsin
What is a home warranty?
While homeowners insurance covers unexpected damage to your dwelling and property, a home warranty is a service contract that covers the cost of addressing normal wear and tear on household appliances and home systems.
Most home warranty companies work with a network of licensed contractors, but some will allow you to choose your technician.
What do home warranties cover?
Most companies offer several plans, with increasing coverage on higher tiers. Major appliances that are typically covered include:
- Refrigerators
- Ovens
- Dishwashers
- Garbage disposal
- Washer/dryer
- Garage door opener
It can also include home systems, like HVAC, electrical, plumbing and ductwork.
You can often buy additional coverage for special features, like a pool or spa, lawn sprinklers, septic systems, sump pumps or additional refrigerators. Repairing roof leaks is usually extra, although Select Home Warranty includes it with all its policies.
You may be required to provide maintenance records, so read the policy carefully before enrolling
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What don't home warranties cover?
Most warranties don't cover cosmetic damage or issues stemming from neglect, intentional damage, natural disasters or improper installation. Pest control, outdoor plumbing and structural repairs to walls, windows or doors are also usually excluded.
Pre-existing issues are generally not covered, although some plans will pay for repairs if the problem was previously unknown to the homeowner.
While home warranties cover normal wear and tear, they don't all cover the same systems or appliances. And there are coverage limits, which can be per claim or aggregate. A provider may cap coverage for HVAC systems at $5,000, for example. If repairs to your heating system cost $7,000, you'll have to pay the balance out of pocket.
How to choose a home warranty company
When shopping for a home warranty, several factors should be considered.
Availability: Not all home warranties are available nationwide. Make sure any provider you're considering issues policies in your area.
Plan offerings: Do you just want to protect household appliances, or do you also want to protect major home systems? Do you want coverage for both, or for special features like a pool? Consider the plans a company offers and what each covers.
Coverage limits and restrictions: Home warranties only pay for repairs to covered items up to a limit. If plumbing is capped at $500 for the life of your contract, is that enough for you? Additionally, check whether you need maintenance records to obtain repairs or replacements.
Cost: Get quotes from several companies. Many offer one or two months free if you pay for the contract in full up front, which can mean big savings. Be sure to find out how much they charge for service calls — the difference can vary by as much as $100.
Claims process: Are you able to file a claim online or via a mobile app? How long does it take the company to contact a contractor? See what the company and customers have to say.
Customer service: Check if a company lets you choose your contractor and how convenient its customer service hours are. In addition, the Better Business Bureau or your state attorney general's office may have information about complaints or litigation.
How much does a home warranty cost?
The average cost of a home warranty plan is about $500 to $700 per year, according to Rocket Mortgage, although prices vary depending on your coverage level and whether you include optional add-ons, like coverage or a pool or roof leaks.
You'll also have to pay a service fee to the contractor who comes to your home to perform repairs. This can range from $100 to $150 per visit.
Home warranty pros and cons
There are benefits and drawbacks to any home warranty.
- Foots the bill for expensive repairs
- No hassle of finding a contractor
- Covers a wide variety of systems and appliances
- Fine print can exclude many repairs
- Coverage limits may be low
- May require maintenance records
Home warranty FAQs
What does a home warranty cover?
Home warranties can cover major appliances and home systems, including refrigerators, ovens, dishwashers, HVAC systems, plumbing and electrical. Most companies will allow you to add certain features for an additional cost, including coverage for pools, ceiling fans, septic tanks and leaky roofs.
How long does a home warranty last?
Home warranties typically need to be renewed annually, though some companies offer 2- and 3-year contracts.
Is a home warranty worth it?
A home warranty can be worth it if you can't afford to repair or replace a broken appliance or home system. While home warranties can take a bite out of your finances, it may be easier to budget for the monthly cost than for a sudden expense of hundreds or even thousands of dollars.
What is a service call fee?
A service call fee is the amount you'll pay for a contractor to come to your home and perform a repair. This fee is typically between $100 and $150, but varies by company and by plan.
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Why trust CNBC Select?
At CNBC Select, our mission is to provide our readers with high-quality service journalism and comprehensive consumer advice to help them make informed financial decisions. Every home warranty review is based on rigorous reporting by our team of expert writers and editors with extensive knowledge of home warranty products. While CNBC Select earns a commission from affiliate partners on many offers and links, we create all our content without input from our commercial team or any outside third parties, and we pride ourselves on our journalistic standards and ethics.
Our methodology
CNBC Select analyzed more than a dozen home warranty companies based on a variety of factors:
- Plans: We favored companies that included more appliances and systems in their plans and that offered a variety of unique add-on options.
- Coverage limits: We noted the caps companies placed on repairs and whether they were per-item or aggregate.
- Cost: We considered the cost of a contract, as well as the availability of limited-time offers and discounts. We also factored in how much a company charged for service calls.
- Customer satisfaction: All the companies on our list have a Better Business Bureau rating of B or higher. We also considered whether a provider allowed customers to file claims online or choose their contractor, and how extensive their customer service hours were.
We also considered CNBC Select audience data when available, such as general demographics and engagement with our content and tools.
Based on that criteria, our picks for the best home warranty companies are:
- Best for overall coverage: American Home Shield
- Best for affordability: Select Home Warranty
- Best repair guarantee: 2-10 Home Buyers Warranty
- Best for quick service: Choice Home Warranty
- Best for systems-only coverage: Liberty Home Guard
- Best for appliances: Cinch Home Services
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