A home warranty can provide peace of mind for homeowners by helping cover the costs of repairs and replacements for your home’s systems and appliances when they break down. With a home warranty, you pay an annual fee and the company agrees to pay for certain services and repairs up to a capped amount during the contract term.

Choosing the right home warranty company is crucial to getting good value. You want to find a reputable provider that offers comprehensive coverage with reasonable limitations and exclusions. Below we compare the top home warranty companies of 2023 looking at pros, cons, coverage, costs, customer service, and more.

American Home Shield

Overview: American Home Shield is one of the industry’s largest home warranty providers, offering plans nationwide for over 50 years. They provide comprehensive coverage options for most major home systems and appliances. AHS allows flexibility to customize plans to your needs. However, some customers report frustrating experiences with claims denials and poor service.

Pros:

• Offers comprehensive coverage options that most major home systems and appliances.
• Allows flexibility to customize plans by adding additional coverage.
• Contracts are renewable and transferable to new home buyers.
• Covers unknown pre-existing conditions within the first 30 days.
• Access to discounts for new home buyers, multi-year plans, and more.
• Can register claims 24/7 online or by phone.

Cons:

• Numerous exclusions and limitations on coverage. For example, only covering certain appliance brands or ages.
• Mixed reviews of customer service and claims experiences. Some describe frustrating processes.
• Service fees per claim can be high ($75-100+). Costs add up with multiple calls.
• Availability is limited to certain states.

Sample Pricing

• Basic plans start around $325/year with $75 service fee. Higher tiers up to $615/year.
• Average costs $500-$700 per year.

Coverage: AHS plans have three main tiers with increasing levels of coverage:

• Basic – Covers electrical, plumbing, HVAC, water heater + basic appliances.
• Standard – Above plus ceiling fans, garage door opener. Upgrade some appliance coverage.
• Premium – Whole home coverage with most systems + appliances. Built-in upgrades.

Additional add-ons can expand coverage for pools, well pumps, septic, and more. Coverage terms and costs vary by state. Be sure to read AHS sample contracts to understand inclusions/exclusions in your area.

Customer Service Reputation: Mixed reviews. Many positive experiences, but some unhappy customers report unresponsive service, delays, and claims denied over fine print technicalities.

First American Home Warranty

Overview: First American Home Warranty is a veteran home warranty company providing plans across the U.S. for over 40 years. They offer bundled coverage options for systems, appliances, and more. First American is rated highly for helpful customer service and fast response times. But their base plans may provide less comprehensive coverage compared to competitors.

Pros:

• High marks for customer service and fast response times.
• Plans are available for systems, appliances, pools, and other options. Flexibility in coverage.
• Covers unknown pre-existing mechanical conditions after 30 days.
• Offers electronic home protection plan customers can view/manage online.
• Service fees are lower than many competitors ($60-$100).

Cons:

• Contract language can be complex with limitations on coverage.
• Fewer add-ons and coverage upgrades compared to other providers.
• Mixed reviews around claim approval rates.
• Availability is limited to certain states.

Sample Pricing

• Basic system/appliance plans from $300-$450/year.
• Additional coverage is around $100-$150 more per option.

Coverage: First American offers three main packages:

• Systems Plan – Covers things like air conditioning, heating, ductwork, and plumbing.
• Appliance Plan – Covers kitchen/laundry appliances like refrigerators, ranges, and more.
• Complete Home Plan – Bundles systems + appliances into one contract.

Additional coverage is available for pools, spas, wells, and septic systems. Contract specifics vary by state. Be sure to review sample contracts before purchasing.

Customer Service Reputation: Highly rated for helpful, responsive service overall, but mixed claims experiences.

Select Home Warranty

Overview: Select Home Warranty is a home warranty company focused on basic, affordable plans backed by good service. Founded in 2004, they now operate in over half of U.S. states. Select keeps costs low but also caps maximum payouts lower than some rivals. They earn positive marks for fast claims processing but availability is limited.

Pros:

• Low-cost plans. Basic coverage starts under $300.
• Positive reputation for quick claims response and competent technicians.
• Covers pre-existing conditions after a 30-day waiting period.
• Month-to-month plans are available with no long-term commitments.
• Discount bundles and promotions are offered.

Cons:

• Only available in about half of U.S. states.
• Some common exclusions like water damage and asbestos.
• Maximum payouts per claim are capped lower than some providers.

Sample Pricing

• Basic system/appliance coverage is around $280-$330/year.
• Additional options under $100 (A/C, electrical, water heater, etc).

Coverage: Select Home Warranty offers plans in three tiers:

• Essential Coverage – Basic systems like plumbing, electrical, and HVAC.
• Complete Home Coverage – Above plus kitchen/laundry appliances.
• Premium Home Coverage – Expanded list of covered systems and appliances.

Add-on options are available for pool/spa, well pump, septic, and more. Read sample contracts closely to ensure coverage aligns with your needs.

Customer Service Reputation: Positive ratings overall for fast response times and personable service.

Old Republic Home Protection

Overview: Old Republic Home Protection is one of the oldest and largest home warranty companies, providing service across most of the U.S. since 1974. They offer comprehensive plans for systems and appliances. Old Republic has built a reputation for quality service from experienced technicians. But contract language is complex and service fees are higher than competitors.

Pros:

• Complaints are lower than many top providers for claims processes and technician expertise.
• Contracts are renewable and transferrable when selling your home.
• Covers unknown pre-existing issues after 30 days.
• Discount bundles are available, including plans for new construction.
• Services are available 24/7 by phone for claims/questions.

Cons:

• Higher service fees ($100-$125 per call). Costs add up.
• Contract language is complex with many limitations and exemptions.
• Mixed reviews of customer service responsiveness.
• Availability in about 45 states.

Sample Pricing

• Basic system/appliance coverage $320-$520/year.
• Optional add-on coverage is around $50-$150/system.

Coverage: ORHP offers three plans tiers plus optional add-ons:

• Essential Coverage – Basic systems like HVAC, plumbing, and electrical.
• Complete Home Coverage – Above plus kitchen/laundry appliances.
• Comprehensive Coverage – Expanded list of covered systems and appliances.
• Optional Coverage – For pools, well pumps, septic, and more.

Coverage and costs vary by state. Carefully review contracts before purchasing.

Customer Service Reputation: Positive feedback overall for knowledgeable technicians, but mixed reviews for service turnaround times.

2-10 Home Buyers Warranty

Overview: 2-10 Home Buyers Warranty is a specialty home warranty company created in 1980 to provide structural coverage and protect home buyers. They focus on warranties for new construction and condos, making them a stand-out choice for new homes. But, 2-10 receives mixed reviews for service on existing homes.

Pros:

• Offers structural coverage not provided by most warranty companies.
• Specific benefit for new homes against defects.
• Covers unknown pre-existing conditions after the first year.
• Purchase directly or via participating home builders.

Cons:

• More limited offerings for existing homes.
• Contract language receives poor marks for being confusing.
• Coverage excluded for some common home components.
• Mixed reviews of the claims process and contractor quality.

Sample Pricing

• Structural warranty $385-430/year
• System warranty $485/year

Coverage: 2-10 offers two main packages:

• Structural Warranty – Covers defects/issues with roof, walls, and systems. For new builds.
• Systems & Appliances Warranty – Coverage for things like appliances, plumbing, electrical.

Optional add-on offerings are more limited compared to other major providers. Read through sample contracts closely.

Customer Service Reputation: Reviews are mixed on service quality for existing homeowners. New home buyers report more positive experiences.

Fidelity Home Warranty

Overview: Fidelity Home Warranty is a large home warranty company providing plans nationwide since 1972. They offer a wide range of customized plans for systems, appliances, and more. Fidelity is known for fast dispatch of repair technicians but gets mixed reviews for claims processes and contract clarity.

Pros:

• Wide variety of customizable plans to fit coverage needs.
• Reputation for fast service dispatch and repairs.
• Covers unknown pre-existing conditions after 30 days.
• Available in all 50 states.

Cons:

• Contract limits and exclusions receive poor marks.
• Mixed reviews of customer service helpfulness.
• Higher pricing than competitors in some markets.

Sample Pricing

• Basic system/appliance coverage $300-$500/year
• Additional options are $80-$150 each

Coverage: Fidelity offers tiered plans plus add-ons:

• Basic Home Warranty – Core systems like HVAC, plumbing, electrical
• Complete Home Warranty – Above plus kitchen/laundry appliances
• Premium Home Warranty – Expanded coverage of systems and appliances
• Optional Coverage – For pools, wells, septic systems, etc.

Customer Service Reputation: Fast repair response, but mixed support experience.

HomeSure

Overview: HomeSure is a fast-growing home warranty company launched in 2005, now operating in over 35 states. They simplify options with bundled plans for essential coverage, complete home, and deluxe packages. HomeSure focuses on user-friendly plans and responsive support earning high marks for service. But contract details and limits receive poor reviews.

Pros:

• Bundles appliances, systems, and features into packages. Simplifies choices.
• Positive reputation for customer service and ease of use.
• Month-to-month plans with no long-term commitments.
• Covers unknown pre-existing issues after 30 days.

Cons:

• Contract language gets poor marks for clarity.
• Maximum coverage limits are on the low end.
• Only available in about 40 states.

Sample Pricing

• Essential Coverage Bundle $300-$450/year
• Complete Home Bundle $450-$600/year

Coverage: HomeSure offers tiered bundles:

• Essential Home Coverage – Core systems like HVAC and plumbing.
• Complete Home Coverage – Above plus additional appliances and features.
• Deluxe Home Coverage – Expanded systems, appliances, and bonus features.

Customer Service Reputation: Highly rated overall for friendly, responsive support.

Liberty Home Guard

Overview: Founded in 2013, Liberty Home Guard is a relative newcomer providing low-cost home warranty options on a monthly basis. Liberty offers completely customizable a la carte plans with lots of flexibility. But service delays and contractor disputes are common complaints given Liberty’s smaller size.

Pros:

• Low-cost basic coverage starts under $200.
• Month-to-month contracts with no long commitments.
• A la carte options to build your own coverage package.
• Covers unknown pre-existing mechanical issues after 30 days.

Cons:

• The claims process gets mixed reviews. Can be slow and difficult.
• The contractor network is smaller than major providers.
• Maximum coverage limits are on the low end.

Sample Pricing

• Essential Coverage $160-$220/year
• Additional options are $40-$100 each

Coverage: Liberty offers an a la carte system to build plans:

• Basic Systems – HVAC, plumbing, electrical, appliances
• Additional Systems – Water heater, garage door, pools
• Optional Features – Electronics, pest control, etc.

Customer Service Reputation: Affordable plans, but mixed on claims responsiveness.

HMS Home Warranty

Overview: HMS Home Warranty is a regional home warranty company serving 17 Midwestern and Southern states since 1975. HMS focuses on basic coverage of most systems/appliances at affordable pricing backed by stellar service. But their smaller size can mean fewer contractor options compared to national brands.

Pros:

• Plans cover most major systems and appliances.
• Rated highly for customer service and claims response.
• Low $50 service call fee nationwide.
• Covers unknown pre-existing mechanical issues after 30 days.

Cons:

• Only operates in 17 states, primarily in Southeast, Midwest, and Texas.
• The contractor network is smaller than national providers.
• Maximum payouts per claim can be low.

Sample Pricing

• Essential Coverage $200-$280/year
• Complete Home Coverage $330-$400/year

Coverage: HMS offers two-tiered plans:

• Essential Home Coverage – Core systems like HVAC and plumbing.
• Complete Home Coverage – Above plus kitchen/laundry appliances.

Optional coverage is available for pools, well pumps, and septic.

Customer Service Reputation: Highly rated overall for great service and claims experiences.

Choice Home Warranty

Overview: Choice Home Warranty is a leading regional home warranty provider in the Western U.S. founded in 2002. They offer simplified bundled plans covering essential systems or appliances at low monthly rates. But Choice’s smaller contractor network draws mixed reviews for repair quality and claims handling.

Pros:

• Low-cost basic coverage starting under $200.
• Bundled plans help simplify choosing coverage.
• 24/7 claims service number for fast response.

Cons:

• Mixed reviews on contractor expertise and repair quality.
• Maximum payouts per claim on the lower end.
• Only available in 14 states.

Sample Pricing

• Essential Systems Bundle $150-$250/year
• Appliance Bundle $250-$350/year

Coverage: Choice offers two bundled plans:

• Essential Systems – HVAC, plumbing, electrical, water heater
• Appliance – Refrigerator, oven, washer/dryer, dishwasher

Optional coverage is available for pools, well pumps, and septic.

Customer Service Reputation: Affordable pricing, but mixed contractor quality reviews.

Key Factors in Choosing a Home Warranty Company

Selecting the best home warranty company requires careful consideration of your specific needs, budget, and the coverage options offered. These top providers in August 2023 have consistently demonstrated their commitment to delivering on promises and providing homeowners with the peace of mind they deserve. When picking a home warranty provider, here are some of the critical factors to weigh:

Coverage Details

• What exactly is covered and not covered? Look for sample contracts online.
• Are coverage limits or caps reasonable? Higher is generally better.
• What systems and appliances are included? How broad is the inclusion list?
• Are optional add-ons available? Important for pools, HVAC, etc.
• How are pre-existing conditions handled? Many exclude these.

Costs

• What is the annual fee for plans? Entry fees?
• How much are the service fees per call? $75-100+ is typical.
• Are there discounts for new buyers, bundles, or terms?

Customer Service

• What do reviews say about the ease of claims and responsiveness?
• How knowledgeable are company reps and technicians?
• How fast is emergency repair response time?

Provider Reputation

• How long has the company been in business? Longer is better.
• Are they accredited by organizations like the BBB?
• What do overall online reviews indicate?

Availability

• Does the provider operate in your state? Availability varies.

By carefully researching these key factors, you can find the best home warranty for your specific home and budget. Be sure to read the fine print to avoid surprises!