Best Home Warranty Companies of 2025: Comprehensive Reviews & Comparison
What Is a Home Warranty and Do You Need One?
A home warranty is a service contract that covers the repair or replacement of major home systems and appliances when they break down due to normal wear and tear. Unlike homeowners insurance, which covers damage from perils like fire or storms, a home warranty covers mechanical failures.
For homeowners—especially those with older appliances or systems—a home warranty provides peace of mind and budget protection against unexpected repair costs that can run into thousands of dollars.
Quick Answer: The best home warranty companies in 2025 combine comprehensive coverage, reasonable pricing, excellent customer service, and fast claims processing. Top-rated providers include American Home Shield, Choice Home Warranty, Select Home Warranty, Liberty Home Guard, and AFC Home Club .
Average Home Warranty Costs (2025)
| Plan Type | Average Annual Premium | Service Call Fee | Typical Coverage |
|---|---|---|---|
| Appliance Plan | $300 – $450 | $75 – $125 | Kitchen appliances, washer/dryer |
| Systems Plan | $350 – $500 | $75 – $125 | HVAC, electrical, plumbing |
| Comprehensive Plan | $450 – $700 | $75 – $125 | Appliances + systems |
| Optional Add-Ons | $50 – $250 extra | Same as plan | Pools, spas, well pump, septic |
Top 10 Home Warranty Companies Reviewed
After analyzing dozens of providers based on coverage, pricing, customer reviews, claim processing, and reliability, here are the best home warranty companies for 2025:
1. American Home Shield – Best Overall Coverage
BBB Rating: A+
Years in Business: 50+
Service Fee: $75–$125 (adjustable)
Coverage Limit: Varies by plan (up to $5,000 per item)
American Home Shield is the industry giant, offering the most flexible plans with three coverage tiers: ShieldSilver, ShieldGold, and ShieldPlatinum. They stand out by allowing homeowners to choose their service fee—higher fees mean lower monthly premiums.
Pros:
- No home inspection required
- Coverage for pre-existing conditions (with waiting period)
- Choice of service fee ($75, $100, or $125)
- Wide network of licensed contractors
- 30-day money-back guarantee
Cons:
- Higher premiums than some competitors
- Coverage limits on some items
- Mixed customer service reviews
Best For: Homeowners who want flexibility and don’t mind paying a bit more for comprehensive coverage.
2. Choice Home Warranty – Best Value
BBB Rating: A+
Years in Business: 15+
Service Fee: $85
Coverage Limit: Up to $3,000 per item
Choice Home Warranty offers affordable plans with two main options: Basic Plan (appliances) and Total Plan (appliances + systems). They’re known for quick claims processing and a large network of contractors nationwide.
Pros:
- Competitive pricing
- $85 flat service fee
- Free roof leak coverage (limited)
- Fast claim approval (often within 48 hours)
- 30-day workmanship guarantee
Cons:
- Lower coverage caps than competitors
- Some exclusions on pre-existing conditions
- Limited add-on options
Best For: Budget-conscious homeowners who want solid coverage at an affordable price.
3. Select Home Warranty – Best for Roof Leak Coverage
BBB Rating: B+
Years in Business: 10+
Service Fee: $60–$75
Coverage Limit: Up to $2,000 per item
Select Home Warranty stands out with its inclusion of roof leak coverage in all plans—a benefit many competitors charge extra for. They offer two plans: Bronze (appliances) and Gold (appliances + systems).
Pros:
- Roof leak coverage included
- Low service fees ($60–$75)
- Free first month with annual plans
- 24/7 claims filing
- 90-day workmanship guarantee
Cons:
- Lower coverage limits
- Limited add-ons available
- Some customer complaints about claim denials
Best For: Homeowners concerned about roof leaks and those wanting low service fees.
4. Liberty Home Guard – Best Customization
BBB Rating: A+
Years in Business: 5+
Service Fee: $65–$125
Coverage Limit: Varies by plan
Liberty Home Guard is the newest player but has quickly gained popularity for its à la carte approach. They offer three core plans plus an extensive list of add-ons (over 20 options), allowing you to customize coverage exactly to your needs.
Pros:
- Highly customizable plans
- 60-day workmanship guarantee
- $0 transfer fee
- Online account management
- 24/7 customer support
Cons:
- Newer company (less track record)
- Some add-ons expensive
- Mixed reviews on claim processing speed
Best For: Homeowners with unique needs (pool, well pump, septic, etc.) who want tailored coverage.
5. AFC Home Club – Best for Additional Perks
BBB Rating: A+
Years in Business: 10+
Service Fee: $75–$100
Coverage Limit: Up to $2,000 per item
AFC Home Club (formerly American Federal Contractors) offers solid coverage with extra perks like free roof leak repair and code upgrade coverage. They have three plans: Appliance, Systems, and Complete.
Pros:
- Free roof leak coverage
- $100 code upgrade coverage included
- 30-day money-back guarantee
- 24/7 claims
- No age limits on covered items
Cons:
- Lower coverage caps
- Limited add-ons
- Some complaints about contractor quality
Best For: Homeowners wanting built-in extras without paying extra.
6. First American Home Warranty – Best Established Reputation
BBB Rating: A+
Years in Business: 40+
Service Fee: $85
Coverage Limit: Up to $1,500 per item
First American has been in business for decades and is known for reliable service. They offer two plans: Basic and Premier, with optional add-ons.
Pros:
- Long-standing reputation
- No home inspection required
- $0 service fee options (with higher premiums)
- Quick claim approval
- 30-day satisfaction guarantee
Cons:
- Lower coverage limits
- Some items have sub-limits
- Limited add-on selection
Best For: Homeowners who prioritize an established company with a proven track record.
7. Cinch Home Services – Best for Workmanship Guarantee
BBB Rating: A+
Years in Business: 40+
Service Fee: $75–$150
Coverage Limit: Up to $3,000 per item
Cinch (formerly Cross Country Home Services) offers a standout 180-day workmanship guarantee—the longest in the industry. They also provide three plans: Appliances, Built-in Systems, and Complete Home.
Pros:
- 180-day workmanship guarantee
- No home inspection required
- Flexible service fee options
- Online claims portal
- 30-day money-back guarantee
Cons:
- Higher premiums
- Some customer service complaints
- Limited add-on options
Best For: Homeowners who want the longest guarantee on repairs.
8. Sears Home Warranty – Best for Appliance Coverage
BBB Rating: A+
Years in Business: 30+
Service Fee: $75–$100
Coverage Limit: Varies by plan
Sears has a long history in home appliances and brings that expertise to their warranty plans. They offer three tiers: Appliance Plan, Systems Plan, and Total Plan.
Pros:
- Extensive network of Sears technicians
- Excellent appliance repair expertise
- Online account management
- 24/7 claims
- 30-day satisfaction guarantee
Cons:
- Limited availability in some areas
- Some complaints about service delays
- Coverage limits on high-end items
Best For: Homeowners with many Sears/Kenmore appliances who want specialized service.
9. 2-10 Home Buyers Warranty – Best for New Home Builders
BBB Rating: A+
Years in Business: 40+
Service Fee: $75–$100
Coverage Limit: Varies by plan
2-10 is unique because they work closely with home builders, offering warranties on new construction. They also provide plans for existing homes with comprehensive structural coverage.
Pros:
- Structural coverage available
- Large network of contractors
- No age limits on systems
- 24/7 claims
- 30-day money-back guarantee
Cons:
- More focused on new homes
- Premiums on higher side
- Limited add-ons
Best For: Buyers of newly constructed homes or those wanting structural coverage.
10. Elite Home Warranty – Best for Quick Claims
BBB Rating: A+
Years in Business: 10+
Service Fee: $75
Coverage Limit: Up to $2,000 per item
Elite Home Warranty prides itself on fast claims processing, often approving claims within 24–48 hours. They offer two plans: Elite Appliances and Elite Systems & Appliances.
Pros:
- Fast claim approval
- $75 flat service fee
- Free roof leak coverage (with select plans)
- 90-day workmanship guarantee
- 24/7 customer service
Cons:
- Lower coverage caps
- Limited add-on options
- Smaller contractor network
Best For: Homeowners who prioritize speed over extensive coverage.
Home Warranty Comparison Table (2025)
| Company | BBB Rating | Service Fee | Annual Premium Range | Best Feature |
|---|---|---|---|---|
| American Home Shield | A+ | $75–$125 | $500–$900 | Flexible plans, covers pre-existing |
| Choice Home Warranty | A+ | $85 | $400–$600 | Best value, fast claims |
| Select Home Warranty | B+ | $60–$75 | $350–$550 | Roof leak included, low fees |
| Liberty Home Guard | A+ | $65–$125 | $450–$700 | Most customizable, 60-day guarantee |
| AFC Home Club | A+ | $75–$100 | $400–$650 | Free roof leak, code upgrades |
| First American | A+ | $85 | $450–$650 | Established reputation |
| Cinch | A+ | $75–$150 | $500–$800 | 180-day workmanship guarantee |
| Sears | A+ | $75–$100 | $400–$700 | Appliance expertise |
| 2-10 | A+ | $75–$100 | $500–$750 | Structural coverage |
| Elite | A+ | $75 | $350–$550 | Fastest claims |
What Does a Home Warranty Cover?
Typically Covered Appliances
- Refrigerator
- Oven/range/cooktop
- Dishwasher
- Built-in microwave
- Washer and dryer
- Garbage disposal
- Trash compactor
Typically Covered Systems
- Heating (furnace, heat pump)
- Air conditioning
- Electrical system
- Plumbing system (pipes, faucets, toilets)
- Water heater
- Ductwork
- Ceiling fans
Common Optional Add-Ons
- Pool/spa equipment
- Well pump
- Septic system
- Sump pump
- Second refrigerator
- Stand-alone freezer
- Roof leak repair
- Septic tank pumping
- Electronics (TV, computer)
What’s NOT Covered?
Most home warranties exclude:
- Pre-existing conditions (except AHS)
- Improper installation or code violations
- Routine maintenance
- Cosmetic damage
- Outdoor items (sprinklers, landscape lighting)
- Structural components (foundation, walls)
- Items without proper maintenance records
- Commercial-grade appliances
How to Choose the Best Home Warranty
1. Assess Your Needs
- List your major appliances and systems
- Note their ages and conditions
- Identify what you want covered
2. Compare Plans
- Look at coverage limits per item
- Check sub-limits (e.g., HVAC may have separate cap)
- Review exclusions carefully
3. Consider the Service Fee
- Lower service fees mean higher premiums
- Choose based on how often you expect claims
4. Read Customer Reviews
- Check BBB, Trustpilot, and Google reviews
- Look for patterns (slow claims, denied coverage)
5. Verify Contractor Network
- Ask if you can choose your own technician
- Check if they have local contractors in your area
6. Understand the Waiting Period
- Most have 30-day waiting period after purchase
- Some waive for existing homeowners
7. Review the Contract
- Read the fine print
- Understand cancellation policies
Home Warranty Costs by State
Premiums vary slightly by state due to labor and parts costs:
| State | Average Annual Premium (Comprehensive Plan) |
|---|---|
| California | $500 – $750 |
| Texas | $450 – $700 |
| Florida | $450 – $700 |
| New York | $500 – $800 |
| Illinois | $450 – $650 |
| Ohio | $400 – $600 |
| Georgia | $400 – $600 |
| North Carolina | $400 – $600 |
| Pennsylvania | $450 – $650 |
| Michigan | $400 – $600 |
Home Warranty vs. Homeowners Insurance: What’s the Difference?
| Factor | Home Warranty | Homeowners Insurance |
|---|---|---|
| What it covers | Mechanical failure from wear and tear | Damage from fire, storm, theft, etc. |
| Required? | No | Usually required by mortgage lenders |
| Typical cost | $300–$700/year | $1,000–$3,000/year |
| Deductible | Service fee ($60–$150) | Deductible ($500–$2,000+) |
| Claim process | Call provider, pay service fee | File claim, pay deductible |
Both serve different purposes—many homeowners benefit from having both.
Frequently Asked Questions
Are home warranties worth it?
For older homes (10+ years) or those with aging appliances, yes—they can save thousands in unexpected repairs. For new homes with warranties, you may not need one immediately.
How long does it take to get service?
Most companies dispatch a contractor within 24–48 hours, though appointment availability varies by area and season.
Can I choose my own repair person?
Some companies allow you to use any licensed contractor and get reimbursed, but most require using their network.
Do home warranties cover pre-existing conditions?
Most exclude pre-existing conditions. American Home Shield is the notable exception—they cover them after a 30-day waiting period.
What is the cancellation policy?
Most offer a 30-day money-back guarantee if no claims have been filed. After that, you may receive a prorated refund.
How do I file a claim?
Usually online or by phone. Provide details of the issue, pay the service fee, and a technician is dispatched.
Tips for Maximizing Your Home Warranty
- Read your contract – Know what’s covered and the limits
- Keep maintenance records – Proof of maintenance helps avoid claim denials
- Understand service fees – You pay each time a technician visits
- Report issues promptly – Delaying may worsen damage
- Know your coverage limits – Some items have caps (e.g., $500 for refrigerators)
Final Verdict: Which Home Warranty Should You Choose?
After extensive research, here are our recommendations based on different priorities:
- Best overall: American Home Shield – Most comprehensive, covers pre-existing, flexible service fees
- Best value: Choice Home Warranty – Affordable, fast claims, good coverage
- Best for customization: Liberty Home Guard – Tailor plans with 20+ add-ons
- Best for roof leaks: Select Home Warranty – Roof leak coverage included
- Best workmanship guarantee: Cinch – 180-day guarantee
- Best for appliance experts: Sears – Specialized appliance repair
- Best for new homes: 2-10 – Structural coverage and builder partnerships
Our Top Pick: American Home Shield
For most homeowners, American Home Shield offers the best balance of coverage, flexibility, and reliability. Their three plan tiers let you choose exactly what you need, and their willingness to cover pre-existing conditions (after waiting) is a significant advantage over competitors.
However, if you’re on a tight budget, Choice Home Warranty provides excellent value. And if you have unique needs like a pool or well pump, Liberty Home Guard’s customizable plans are ideal.
Ready to Protect Your Home?
A home warranty is an investment in peace of mind. Compare quotes from multiple providers, read the fine print, and choose the plan that best fits your home and budget. With the right warranty, you’ll never have to worry about unexpected repair bills again.
