8 Best Home Warranty Companies of June 2023

Our top home warranty companies of 2023 include Liberty Home Guard, American Home Shield and Select Home Warranty.

Homeownership can be expensive, so a home warranty offers financial protection and convenience if your home systems or major appliances break down due to normal wear and tear.

We at the MarketWatch Guides Team have researched and compared dozens of home warranty companies to identify the best, most trusted providers in the industry. In this guide to the best home warranty companies, see how investing in a home warranty can help protect your home and offer peace of mind in the event of an unexpected repair.

Compare the cost and ratings of our top picks for home warranty providers.

All of our top-rated home warranty companies offer coverage for homeowners looking to protect existing home systems and appliances. However, real estate agents, home buyers and sellers, and landlords can also benefit from a home warranty. What to look for in a home warranty depends on your coverage needs. For example:

Because we strive for our home warranty reviews to be as useful and informative as possible, we scored our top companies using our stringent home warranty rating methodology. We developed our home warranty rating methodology by surveying home warranty policyholders and speaking with industry experts to decide what matters most to consumers. The providers we featured rated highly for plan options, coverage details, pricing, trustworthiness, customer service, additional benefits and state availability.

Some of the other home warranty companies we considered include Choice Home Warranty, Old Republic, Landmark and Home Warranty of America. Although all legitimate home warranty providers, the companies did not rate as highly under our home warranty methodology as our top picks.

Get $150 off all home warranty plans

You can expect to pay between $29.99 and $89.99 per month for an American Home Shield home warranty, depending on the policy you choose. You can also choose a service call fee of $100 or $125 to adjust your monthly cost. American Home Shield may also offer a discounted $75 service fee for certain customers in select states.

American Home Shield's home warranty plans are as follows:

American Home Shield is available in every state except for Alaska and Hawaii.

American Home Shield's quote form was easy to fill out and it took us less than two minutes to get a personalized quote through the company's website.

Unlike other home warranty companies, you can click into more detailed coverage explanations under each American Home Shield plan once you receive your quote. We like how AHS makes accessing information about exclusions and coverage caps easier than other service providers.

American Home Shield texted us several times within the first day of requesting a quote, and the messages stopped after around three weeks.

Get $200 off + two months free + roof leak protection

A home warranty with Liberty Home Guard costs between $49.99 and $59.99 per month. Unlike some other companies, Liberty does not let you choose your service fee. Instead, the company assigns you a service fee between $65 and $125 depending on your home's size and your location.

Liberty Home Guard has three plans and dozens of coverage add-on options:

Liberty Home Guard is available in all 50 states.

We secured a quote from Liberty Home Guard's website in about a minute, and the quote landing page was clean and intuitive. Liberty Home Guard offers a sample warranty contract online, but you won't be able to view a full contract until after purchasing a plan.

After requesting a quote from Liberty Home Guard, the company left us two voicemails and sent 11 automated text messages over a period of about two weeks. These promotional messages and calls were less frequent compared to other home warranty companies.

Use code HOUSE25 for $150 off and two months free

Select Home Warranty offers three plans, priced between $44.42 and $47.75 per month. It has a $75 service fee regardless of the policy you choose.

Select Home Warranty is not available in Nevada, Washington or Wisconsin.

We requested a sample quote from Select Home Warranty in February 2023 and over the course of about two months, Select sent us 47 promotional text messages. Although Select does automatically opt you into automated text messages when you request a quote, you can unsubscribe at any time. However, we felt like these messages were excessive.

One Select Home Warranty customer on Reddit was frustrated that the terms of the contract were not presented more clearly:

"When I was sold the policy, I was told Select Home Warranty would completely cover the cost of repair of appliances around the house when they break. In the [service contract] fine print, it says [Select Home Warranty] does not cover the cost of labor, which is usually the bulk of any repair or replacement. Furthermore, the contract states [Select] will cover the cost to replace broken items … but the end of the contract says only for the depreciated value of the item."

Get $200 off + free roof leak coverage + parts and labor coverage

AFC Home Club offers four plans ranging from $35 to $56 per month. You can also customize your monthly premium by selecting a service call fee of $75, $100 or $125.

AFC Home Club is available in all 50 states.

We were able to quickly secure a quote on AFC's website, and it's easy to compare plans. However, like most home warranty providers, you’ll have to do some digging on the company's website to find a sample contract. The quote and checkout page does not provide detailed policy information like coverage limits and exclusions.

One AFC Home Club customer on Reddit reported that you can choose your own technician and the company completed the claims process quickly:

"I use this company and it is great. You can use your own techs and get stuff fixed ASAP, no waiting around. It has reimbursed me to fix two A/C units ($855 total) in four months — and one component was weak, but not at total failure yet. As always, it's [a home warranty] a gamble and may not be worth it for newer appliances, but if [your appliances] are getting older it's something to consider."

Get a $100 instant online discount

First American Home Warranty's plans cost between $47 and $87 per month, and you have the option of a $75, $100 or $125 service fee.

Note: If you pay for your plan monthly, you will be charged a $2 handling fee for each payment.

First American Home Warranty is available in 35 states. It is not currently available in Alaska, Connecticut, Delaware, Hawaii, Idaho, Indiana, Iowa, Kansas, Maine, Massachusetts, Minnesota, New Hampshire, Rhode Island, Vermont or Wisconsin.

Requesting a quote on the First American Home Warranty website was quick and easy, and we like how you can easily view plan details after receiving a quote. First American has an online sample contract you can review, but it is not on the quote landing page, so you will have to search for it separately.

First American did require inputting a phone number when we requested a quote. First American called and left 10 voicemail messages over six days, which we felt was excessive.

Get $200 off and two months free

First Premier Home Warranty offers two plans: the Premier Plan and the Platinum Plan. Both plans include its standard $75 service call fee. First Premier can lower your service call fee to $60 per claim if you sign up over the phone. Based on our quote, expect to pay between $40 and $48 per month for First Premier coverage.

First Premier Home Warranty is available in 44 states. It does not cover California, Hawaii, Iowa, Nevada, New Mexico or Vermont.

First Premier's online quote process is smooth and efficient. It took us approximately two and a half minutes to obtain a quote. We experienced a minimal wait time when we called — the representative picked up the phone in fewer than four rings.

One user on Reddit reported difficulty securing a copy of their First Premier contract and felt that a company representative was misleading about cancellation fees:

"I received a quote of $1,900 for six years. I asked if I could have a copy of the contract and [First Premier] said I would get a copy if I agreed to give my credit card info. I asked if I could cancel and [the rep] stated I had 30 days to cancel, implying it was a free cancellation … Two days later I received the contract and noticed a charge on my credit card for the full amount. I called to cancel and get my refund and [First Premier] informed me that the contract I was sent spelled out a cancellation fee of $300, or $50 for each year of the contract. I was flabbergasted."

First two months free on all plans (exclusions apply)

Cinch Home Warranty has three plans ranging from $35 to $62 per month. You can adjust your premium by choosing from Cinch's three service fee options: $100, $125 or $150.

Cinch Home Services is not available in Alaska or Hawaii.

Like the other providers on this list, retrieving a quote on Cinch's website was fast and easy. We like that Cinch links directly to its sample terms contract once you request a quote and allows you to view coverage exclusions directly on the quote page.

A Cinch customer on Reddit was dissatisfied with the company's high service fee and unwillingness to refund the fee after not covering a repair:

"Cinch stole $150 from me earlier this year. I had maintenance on my HVAC, and [the technician] said it needed repairs. I called Cinch, paid my $150 fee and then the tech did some minor work that wasn't covered. I had to pay the HVAC tech because the work was maintenance, not a repair. [I] asked Cinch for my $150 back since the repair wasn't covered, and it said no. I will not be renewing."

Get one month free!

2-10 Home Buyers Warranty offers three plan options: Simply Kitchen, Complete Home and Pinnacle Home. You can select a $65, $85 or $100 service call fee. According to our quote, you can expect to pay between $17 and $69 per month before add-on coverage.

2-10 Home Buyers coverage is not available in Alaska, Hawaii, Montana, New Hampshire, North Dakota, Oklahoma, South Dakota or Wyoming.

2-10 makes it easy to view plan details when you request a quote online, and the quote process takes about a minute.

A 2-10 customer on Reddit said the warranty has been worth it because they have an older home. The customer has already submitted several service requests in the first year of their 2-10 contract term:

"I have an old 100-year home, so it's worth it for upkeep and maintenance. It is $70 for [2-10] to come out but so far, it has done maintenance on my HVAC and fixed a faucet ($140 total). I will review the numbers at the end of the year and see if it is worth renewing. Next, I will have [2-10] clean the gutters and wash the windows."

A home warranty policy can be a worthwhile investment because it can make home repairs and maintenance costs more predictable. You pay a monthly fee to your provider, and when something in your home stops working, you can schedule a repair at a reduced cost.

While home warranties can help cover the up-front costs of home system and appliance repairs, whether a home warranty is worth it for you depends on your needs.

"The pros of home warranties include potential financial savings on expenses due to repair or replacement of systems and appliances in your home," says David Resischer, real estate attorney and CEO of LegalAdvice.com, "as well as peace of mind knowing that your systems and appliances are covered in the event of an unexpected problem."

But on the other hand, Resischer adds, "The cons of home warranties include the cost, which can be significant depending on the plan and size of the home … It's important to read warranty details carefully to understand any exclusions or limitations."

Learn more: Is home warranty worth it?

According to our poll of 1,000 homeowners, 64% of respondents said that price is the most important factor when shopping for a home warranty.

The average monthly cost of a home warranty is between $39 and $63, and the average service call fee is $77. These estimates are based on our internal research, secret shopping, reviews of dozens of home warranty company quotes and homeowner survey results.

Compare the cost of our top home warranty companies based on sample quotes we pulled for this article:

Learn more about how much home warranties cost.

How much your home warranty costs will depend on several personal factors like where you live, your selected service call fee and which policy you choose:

Once you enroll in a plan, you can typically file your first claim after a 30-day waiting period. Once you file your claim over the phone or online, you’ll pay the service call fee that essentially acts as your plan's deductible.

Next, you’ll schedule a service visit for a technician to come to your home. If your service contract covers the home appliance or system breakdown, you won't owe anything except the service call fee.

Learn more about how home warranties work.

What's the best home warranty in your state? Check out our local picks for home warranty companies:

Alabama | Alaska | Arizona | Arkansas | California | Colorado | Connecticut | Delaware | Florida | Georgia | Hawaii | Idaho | Illinois | Indiana | Iowa | Kansas | Kentucky | Louisiana | Maine | Maryland | Massachusetts | Michigan | Minnesota | Mississippi | Missouri | Montana | Nebraska | Nevada | New Hampshire | New Jersey | New Mexico | New York | North Carolina | North Dakota | Ohio | Oklahoma | Oregon | Pennsylvania | Rhode Island | South Carolina | South Dakota | Tennessee | Texas | Utah | Vermont | Virginia | Washington | West Virginia | Wisconsin | Wyoming

We asked George Beatty, the founder of the real estate solutions and investment firm Problem Property Pals, the top questions homeowners want to know about home warranties. Here's what he said:

Yes, home warranties are ideal for older homes. Appliances and other systems used in older homes are prone to breaking down — it's a good idea to get a home warranty to enhance your home's value.

No, they are not. Home warranties are different from home insurance and are offered on a contractual basis.

The main difference between a home warranty and a home insurance policy is the situation in which events happen. Home insurance covers unpredictable events. For example, if a fire starts in your home. But a home warranty plan covers situations that are somewhat predictable like a home appliance not working.

The top-most benefit of a home warranty is that it helps homeowners avoid expensive repairs. Most home warranties cover all expenses associated with systems or appliances breaking down in the home.

More Home Warranty Guides

Home Warranties for Systems

Home Warranties for Appliances

Our team created a comprehensive rating system to rank providers based on objective factors. We researched each company by speaking with company representatives, reading sample contracts, and analyzing and comparing consumer reviews. We deepened our research by gaining homeowner insights through surveys and focus groups.

After collecting data, we scored each provider based on what matters most to homeowners: plan options, cost, trustworthiness, customer service, state availability, additional benefits and coverage specifics.

Here's the breakdown of how we scored each home warranty company on our list:

Our review methodology for home warranty companies is intended to provide a thorough overview of the best providers nationwide. To learn more, you can read our full home warranty methodology.

Faith Wakefield is a writer based in North Carolina. She holds economics and English degrees from UNC Chapel Hill, and her work has been featured on EcoWatch, The World Economic Forum and Today's Homeowner. In her free time, she loves to binge-watch personal finance videos on YouTube, collect books and spend time in nature.

Tori Addison is an editor who has worked in the digital marketing industry for over five years. Her experience includes communications and marketing work in the nonprofit, governmental and academic sectors. A journalist by trade, she started her career covering politics and news in New York's Hudson Valley. Her work included coverage of local and state budgets, federal financial regulations and health care legislation.