Reviews Report
- Independent buyer’s guides are updated frequently (often monthly) and weighting varies by outlet, so placements move over time. Across recent roundups, American Home Shield, First American Home Warranty, Cinch Home Services, 2-10 Home Buyers Warranty, Liberty Home Guard, AFC Home Club, and Select Home Warranty appear repeatedly near the top; methodology differences explain list variation (U.S. News 360 Reviews; Forbes; NerdWallet). For transparency and industry best‑practice alignment, confirm whether a brand is on the National Home Service Contract Association member roster. Notably, AHS, First American, Cinch, 2‑10, and Old Republic are listed on the NHSCA roster. Always reconcile media lists with the provider’s state contract and caps.
- Typical consumer pricing clusters around $45–$75 per month for mid‑tier bundles, with entry tiers sometimes lower and comprehensive bundles higher; per‑visit service fees commonly fall between $60 and $150, with many providers offering $75–$125 tiers that trade off against the premium (U.S. News; Forbes; NerdWallet). Examples: American Home Shield lets customers select a trade service fee (commonly ~$100 or ~$125) that affects monthly price (AHS fee); Cinch offers $100/$125/$150 options (Cinch fee options); First American’s fee typically ranges by state and plan and is shown in third‑party reviews (U.S. News FA review).
- Regulatory scrutiny has intensified. The FTC’s 2024 Choice Home Warranty settlement underscores why consumers should review complaint history and enforcement context. The FTC also finalized a rule targeting deceptive reviews and endorsements (FTC reviews rule). The FCC’s TCPA update closes the “lead‑generator loophole,” requiring one‑to‑one, seller‑specific consent for robocalls/robotexts obtained via lead‑gen sites, with compliance coming after OMB approval and industry implementation expected in 2025 (FCC lead‑gen rule). Consumers reported nearly $10 billion in fraud losses in 2023, highlighting due‑diligence needs (FTC fraud losses; FTC Data Book 2024).
A home warranty helps budget for wear‑and‑tear breakdowns of covered systems and appliances. Providers report higher claim severity driven by parts/labor inflation and HVAC refrigerant dynamics. Under EPA’s AIM Act, the HFC allowance program holds U.S. supply at 60% of baseline during 2024–2028 (a sizable cut from prior levels), with a major stepdown to 30% beginning in 2029, tightening virgin HFC availability for legacy systems (EPA HFC phasedown). The Technology Transitions framework further restricts high‑GWP HFCs in new equipment on sector timelines, with many residential/light‑commercial AC and heat pump categories transitioning in 2025–2026 toward A2L refrigerants (e.g., R‑32, R‑454B) (EPA Technology Transitions). Together with sticky service inflation in BLS CPI reports, these factors have supported higher premiums and service‑fee tiering.
Housing conditions also shape demand: mortgage rates have hovered in the 6s–7s on the Freddie Mac PMMS, and recent NAR releases show existing‑home sales around roughly 4 million SAAR. With transaction volumes subdued, providers emphasize direct‑to‑consumer renewals and digital claims, including portals, messaging, and remote video diagnostics to speed triage (Frontdoor investor materials; Frontdoor SEC filings).
Many companies offer these contracts. The best home warranty companies usually disclose precise caps and exclusions. Because editorial rankings update frequently and weigh criteria differently, verify a provider’s current placement on sources like U.S. News 360 Reviews, confirm NHSCA membership on the NHSCA roster, and read your state sample contract. Customer experience is driven by communication and digital claim transparency, a focus echoed by J.D. Power. For a broader gauge of consumer sentiment across sectors, see the ACSI’s 0–100 index and latest sector press releases (ACSI press releases).
The 10 Best Home Warranty Companies
- America’s First Choice: Best workmanship guarantee
- Choice Home Warranty: Best response times
- Global Home Protection: Best for multiple properties
- Cinch Home Services: Best parts coverage
- Total Home Protection: Best claim limits
- Complete Protection: Best for no service fees
- First American Home Warranty: Best online resources
- Landmark: Best regional coverage
- Select Home Warranty: Best sign-up bonuses
- American Home Shield: Best customizable plans
Compare the Best Home Warranty Companies of 2025
| Provider | Reviews.com Score | Service Fee | Starting Price | BBB Rating |
|---|---|---|---|---|
| America’s First Choice | Commonly cited for long workmanship coverage and “choose your own licensed contractor” flexibility; verify plan limits and availability in your state (U.S. News; NerdWallet) | Typically $75–$125 (higher fee often lowers monthly premium; see trade service fee concept) | Benchmark ~$45–$75/mo. for mid‑tiers; quotes vary by ZIP and add‑ons (cost overview) | Letter grades weigh 16 factors including complaint handling and transparency (BBB rating methodology) |
| Choice Home Warranty | Review enforcement context before purchase: FTC 2024 settlement | Typically $75–$125 | Market typical ~$45–$75/mo. | Check company profile and complaint trends (BBB) |
| Global Home Protection | Independent data limited; verify current contract terms, per‑item caps, and state availability before enrolling | Typically $75–$125 (varies by plan) | Quote required; compare with ~$45–$75/mo. benchmarks | Review the company’s BBB profile and resolution history |
| Cinch Home Services | NHSCA member; highlights a relatively long workmanship window (often promoted as 180 days) and clear plan tiers (NHSCA; Cinch) | $100, $125, or $150 options (Cinch fee options) | Commonly ~$50–$80/mo., depending on the selected fee | See BBB letter grade framework and the company’s profile (BBB) |
| Total Home Protection | Carefully verify state status and limits; insist on written per‑item caps and exclusions before purchase | Typically $75–$125 | Varies by location/tier; compare to market ranges | Review BBB profile and complaint history |
| Complete Protection | “No‑fee” models should be evaluated against total annual cost and per‑item limits | Policies vary; confirm in the sample contract | About $45–$75+/mo. depending on scope | See BBB rating method and factors (BBB) |
| First American Home Warranty | NHSCA member; premium tiers often cite high appliance caps (state variations apply) and long national tenure (NHSCA; First American) | Typically $85–$125 (varies by state/plan; see U.S. News review) | Often ~$45–$75/mo. for broad coverage | See BBB methodology and company profile (BBB) |
| Landmark | Regional availability; compare state contracts, add‑ons, and workmanship terms where offered | Typically $75–$125 | Varies by state/plan | Review local BBB profile and complaint handling |
| Select Home Warranty | Frequently recognized for competitive pricing and roof‑leak coverage; verify caps and state‑specific exclusions (U.S. News; NerdWallet) | Typically $75–$125 | Commonly ~$50–$80/mo. | See BBB profile and methodology (BBB) |
| American Home Shield | NHSCA member; flexible fee options, strong systems focus, and remote video triage via Streem are frequently cited strengths (NHSCA; AHS plans; Frontdoor) | $100–$125 fee choices (AHS fee) | About ~$50–$80+/mo., depending on tier/fee | See BBB letter grade framework (BBB) |
AFC Home Club
Best workmanship guarantee
Why we chose it
Workmanship terms drive repeat‑visit risk. AFC is commonly highlighted in buyer guides for long workmanship coverage (often lasting for the membership term) and for allowing customers to use their own licensed contractor—differentiators that can improve outcomes if a repair fails (see U.S. News lists; NerdWallet). As a market reference, Cinch promotes a 180‑day workmanship window (Cinch). Balance workmanship with total cost: many mid‑tier plans run about $45–$75 per month with $75–$125 service fees (U.S. News cost).
Why we chose it
Workmanship terms drive repeat‑visit risk. AFC is commonly highlighted in buyer guides for long workmanship coverage (often lasting for the membership term) and for allowing customers to use their own licensed contractor—differentiators that can improve outcomes if a repair fails (see U.S. News lists; NerdWallet). As a market reference, Cinch promotes a 180‑day workmanship window (Cinch). Balance workmanship with total cost: many mid‑tier plans run about $45–$75 per month with $75–$125 service fees (U.S. News cost).
Pros
- Longer workmanship windows (e.g., 90–180 days or plan‑term coverage) reduce repeat‑visit risk (example)
- Service‑fee tiering lets you trade a higher fee for a lower premium (how it works)
- Add‑ons can tailor coverage to your home (pool, well/septic, roof leak)—verify caps and exclusions
Cons
- Pre‑existing condition and maintenance exclusions are common (FTC guidance)
- Get the full sample contract before buying; per‑item caps and sublimits determine outcomes
Read More
Silver Plan
- Price/Fee: Typical mid‑tier quotes often fall around $45–$75/mo., with $75–$125 service fees (varies by ZIP and fee choice; see pricing).
- Coverage: Appliance‑focused tiers usually include refrigerator, oven/range, dishwasher, washer/dryer, built‑in microwave, and disposal; confirm item caps.
Systems plan
- Price/Fee: Same market ranges; higher service fee can reduce monthly premium (trade fee).
- Coverage: HVAC, plumbing, electrical, water heater, and ductwork are common; review exclusions and code/permit allowances.
Gold plan
- Price/Fee: Higher premium with expanded caps and items; quote required.
- Coverage: Combined systems+appliances with optional roof‑leak or code upgrades in higher tiers (availability varies).
Platinum plan
- Price/Fee: Quote‑based; confirm per‑item caps and any aggregate annual limits.
- Coverage: Broadest tier typically bundles most systems and appliances and may include higher caps and select add‑ons.
Choice Home Warranty
Best response times
Why we chose it
If considering Choice Home Warranty, weigh marketing claims against current enforcement: in 2024 the FTC announced a $27 million settlement alleging deceptive marketing and claim denials (FTC). Regardless of provider, define “response time” (acknowledgement vs. dispatch vs. fix), confirm contractor coverage in your ZIP, and verify caps before purchase. Market pricing for standard coverage typically runs ~$45–$75 per month with $75–$125 service fees (Consumer Reports; U.S. News). Digital communications and status updates remain key drivers of satisfaction (J.D. Power 2025).
Why we chose it
If considering Choice Home Warranty, weigh marketing claims against current enforcement: in 2024 the FTC announced a $27 million settlement alleging deceptive marketing and claim denials (FTC). Regardless of provider, define “response time” (acknowledgement vs. dispatch vs. fix), confirm contractor coverage in your ZIP, and verify caps before purchase. Market pricing for standard coverage typically runs ~$45–$75 per month with $75–$125 service fees (Consumer Reports; U.S. News). Digital communications and status updates remain key drivers of satisfaction (J.D. Power 2025).
Pros
- 24/7 digital claim filing is common across large providers; verify scheduling windows (example)
- Service‑fee choices let you control premium versus out‑of‑pocket (how it works)
- Tiered plans with clear caps help match coverage to equipment value
Cons
- Review the FTC settlement and BBB complaint patterns before purchasing
- Denials for maintenance/pre‑existing conditions are common exclusions (see FTC)
- Only two plan options may limit flexibility; verify add‑ons and caps
Read More
Basic plan
- Price/Fee: Market typical ~$45–$70/mo. and $75–$125 service fee (confirm in quote).
- Coverage: Common items include heating, electrical, plumbing, water heater, ductwork, oven/range, dishwasher, built‑in microwave, disposal; read caps and exclusions.
Total plan
- Price/Fee: Often higher monthly premium for broader coverage; fee trade‑offs apply.
- Coverage: Usually adds refrigerator, AC, washer/dryer; verify per‑appliance caps and any aggregate limits.
Global Home Protection Home Warranty
Best for multiple properties
Why we chose it
Owners with several homes or rentals should compare transfer rules, multi‑property discounts, and state contracts for each address. Current buyer guides emphasize established national brands and transparent caps; reconcile rankings (which update frequently) with the provider’s sample agreement (U.S. News 2025; NHSCA). Check BBB complaint patterns by state before purchase (BBB ratings explained).
Why we chose it
Owners with several homes or rentals should compare transfer rules, multi‑property discounts, and state contracts for each address. Current buyer guides emphasize established national brands and transparent caps; reconcile rankings (which update frequently) with the provider’s sample agreement (U.S. News 2025; NHSCA). Check BBB complaint patterns by state before purchase (BBB ratings explained).
Pros
- Transferability and multi‑home discounts can reduce cost—confirm terms in each state contract
- Add‑ons (pool/spa, well/septic, extra fridge) align coverage to each property’s equipment
- Check state‑specific contracts and BBB profiles for each home’s location
Cons
- Claims often must be reported promptly; waiting periods usually apply
- Cancellation and administrative fees may apply; verify refund policies (see FTC)
Read More
3 Star plan
- Price/Fee: Obtain a quote; compare to the ~$40–$80/mo. and $75–$125 fee benchmarks for 2025.
- Coverage: Typical systems tiers include HVAC, plumbing, electrical, water heater, and ductwork—confirm caps and limits.
4 Star plan
- Price/Fee: Quote dependent; fee tier impacts monthly cost.
- Coverage: Often adds appliances (dishwasher, fridge, oven) to systems; verify item caps and exclusions.
5 Star plan
- Price/Fee: Higher tier with potential add‑ons; confirm aggregate limits if any.
- Coverage: Broad bundles may offer roof‑leak repair or permit/code allowances at premium tiers (varies).
Stellar plan
- Price/Fee: Request a written sample contract and confirm caps for high‑value items.
- Coverage: Evaluate against NHSCA member offerings for transparency (NHSCA).
Cinch
Best parts coverage
Why we chose it
Cinch is frequently recognized for a longer workmanship guarantee and modern claims experience. It promotes a 180‑day workmanship window and 24/7 online claim filing with status updates (why Cinch; claims). Expect fee options at $100, $125, or $150 that trade off against the monthly premium (service fee options). Confirm per‑item caps and whether wear parts are covered in your state contract.
Why we chose it
Cinch is frequently recognized for a longer workmanship guarantee and modern claims experience. It promotes a 180‑day workmanship window and 24/7 online claim filing with status updates (why Cinch; claims). Expect fee options at $100, $125, or $150 that trade off against the monthly premium (service fee options). Confirm per‑item caps and whether wear parts are covered in your state contract.
Pros
- 180‑day workmanship guarantee can reduce repeat‑trip hassles (Cinch)
- Multiple fee tiers ($100–$150) to customize monthly costs
- Appliance‑only, systems‑only, and combo bundles available; check caps and add‑ons
Cons
- Service fees can be at the upper end ($150) depending on selection
- Per‑item caps and exclusions still apply; read the state contract
- Plan pricing varies by ZIP and fee tier; quote required
Read More
Appliances plan
- Price/Fee: Quote varies with selected service fee ($100–$150).
- Coverage: Major kitchen and laundry appliances; confirm individual caps and cosmetic parts coverage.
Built-in systems plan
- Price/Fee: Varies by market and fee tier; get a local quote.
- Coverage: HVAC, electrical, plumbing, water heater, ductwork; verify refrigerant and code coverage details.
Complete Home plan
- Price/Fee: Broadest bundle; premium depends on fee selection and add‑ons.
- Coverage: Combines appliances and systems; review caps, add‑on menus, and workmanship terms.
Total Home Protection
Best claim limits
Why we chose it
Outcomes hinge on caps and exclusions. Leading brands publish explicit per‑item limits—American Home Shield lists tiered appliance caps by plan on its site, and First American’s premium tiers often cite high caps on covered appliances (state variations apply) (AHS; FAHW). If considering Total Home Protection or any non‑member brand, insist on written per‑item and aggregate caps, then compare to realistic replacement costs for your equipment.
Why we chose it
Outcomes hinge on caps and exclusions. Leading brands publish explicit per‑item limits—American Home Shield lists tiered appliance caps by plan on its site, and First American’s premium tiers often cite high caps on covered appliances (state variations apply) (AHS; FAHW). If considering Total Home Protection or any non‑member brand, insist on written per‑item and aggregate caps, then compare to realistic replacement costs for your equipment.
Pros
- Unlimited claim counts matter less than per‑item caps—prioritize higher caps for big‑ticket items
- Add‑ons can lift limits for specialty systems; verify availability and pricing
- Shop fee tiers to calibrate up‑front cost versus per‑visit expense
Cons
- Verify current availability and BBB complaint patterns for non‑NHSCA brands
- Only two plan choices may require add‑ons to reach needed caps
Read More
Gold plan
- Price/Fee: Quote required; compare total annual cost (premium plus likely service fees).
- Coverage: Typical inclusions are plumbing, electrical, water heater, oven/range, built‑in microwave, dishwasher, disposal, ductwork; ask for per‑item caps.
Platinum plan
- Price/Fee: Higher premium; fee tiers affect pricing.
- Coverage: Often adds AC, heating, refrigerator, washer/dryer; verify higher caps and exclusions before purchase.
Complete Protection
Best for no service fees
Why we chose it
Some companies market $0 service‑fee options; always confirm how the model shifts premiums, visit rules, and caps. In recent guides, standard plans commonly cost ~$45–$75 per month and typical service fees range $75–$125 if a fee applies (U.S. News cost guide; Bankrate). Use the FTC checklist to read exclusions, caps, and cancellation terms before purchase (FTC).
Why we chose it
Some companies market $0 service‑fee options; always confirm how the model shifts premiums, visit rules, and caps. In recent guides, standard plans commonly cost ~$45–$75 per month and typical service fees range $75–$125 if a fee applies (U.S. News cost guide; Bankrate). Use the FTC checklist to read exclusions, caps, and cancellation terms before purchase (FTC).
Pros
- Potential savings if $0 service fee applies and workmanship coverage is strong
- Some plans include pre‑authorization for customer‑selected contractors—confirm rules in writing
- BBB complaint trends and resolution data provide helpful due‑diligence context
Cons
- $0 fee models can trade higher premiums or tighter caps—verify total cost of ownership
- Coverage gaps (ductwork, sump pumps, specialty items) are common—check add‑on menus
Read More
Essential plan
- Price/Fee: If $0 fee is offered, expect a higher monthly premium; otherwise, $75–$125 fee tiers are common.
- Coverage: Often focused on core kitchen/laundry and HVAC; confirm workmanship term and per‑item caps.
Advanced plan
- Price/Fee: Premium increases with broader coverage; fee tier selection impacts price.
- Coverage: Adds refrigerator and washer/dryer at many providers; check caps and exclusions.
Comprehensive plan
- Price/Fee: Highest premium with broadest item list; verify any aggregate annual limits.
- Coverage: Expands to electrical, plumbing, and water heater; add‑ons available for specialty systems.
Ultimate plan
- Price/Fee: Quote only; assess premium against likely claim frequency and fee policy.
- Coverage: Broadest bundle; confirm if roof‑leak, code upgrades, or permit allowances are included.
First American Home Warranty
Best online resources
Why we chose it
First American is frequently cited for clear plan pages and strong appliance coverage options at higher tiers. Its documentation and optional coverage menus (e.g., solar electric systems where available) make it easier to compare caps, fee options, and add‑ons in one place (First American; optional coverage).
Why we chose it
First American is frequently cited for clear plan pages and strong appliance coverage options at higher tiers. Its documentation and optional coverage menus (e.g., solar electric systems where available) make it easier to compare caps, fee options, and add‑ons in one place (First American; optional coverage).
Pros
- Clear online documentation and optional coverage menus ease comparison
- High‑value appliance tiers (state variations apply) can reduce out‑of‑pocket risk
- Transparent plan pages help shoppers weigh caps, fees, and add‑ons
Cons
- Availability and caps vary by state; confirm your state contract
- Lower fee selections typically raise monthly premiums
- Workmanship windows vary by provider (some highlight 180 days)
Read More
Basic plan
- Price/Fee: Market typical ~$45–$70/mo. with ~$75–$125 service fee, depending on selection.
- Coverage: Mix of core systems and appliances; verify exact inclusions, caps, and workmanship terms.
Value Plus plan
- Price/Fee: Higher premium for expanded items and higher caps at mid tier.
- Coverage: Broader systems and appliances; check per‑appliance caps against your equipment value.
Eagle Premier plan
- Price/Fee: Premium tier; fee selection impacts monthly price.
- Coverage: Top caps on many appliances (state variations apply) and wider add‑on eligibility.
Landmark Home Warranty
Best regional coverage
Why we chose it
Regional brands can deliver strong value where contractor networks are deep. If Landmark serves your state, compare its state contract, add‑ons, workmanship window, and fee tiers against national peers. Given elevated trades costs and refrigerant dynamics, expect explicit caps and fee tiering; verify roof‑leak, permit/code upgrades, and refrigerant treatment in your state contract (BLS CPI; EPA AIM Act).
Why we chose it
Regional brands can deliver strong value where contractor networks are deep. If Landmark serves your state, compare its state contract, add‑ons, workmanship window, and fee tiers against national peers. Given elevated trades costs and refrigerant dynamics, expect explicit caps and fee tiering; verify roof‑leak, permit/code upgrades, and refrigerant treatment in your state contract (BLS CPI; EPA AIM Act).
Pros
- Local networks may speed scheduling; verify contractor coverage in your ZIP
- Tiered plans with clear caps help set expectations on big‑ticket items
- Add‑on breadth (e.g., pools, extra refrigerators) varies by state
Cons
- Availability is regional; compare with national NHSCA members in your area
- Workmanship windows and fee tiers vary; confirm in the state contract
Read More
Home Systems plan
- Price/Fee: Market typical ranges with fee tiers; quote depends on state.
- Coverage: HVAC, electrical, plumbing, and water heater are common; check refrigerant and code coverage details.
Total Protection plan
- Price/Fee: Higher premium for broader coverage; service‑fee choice impacts pricing.
- Coverage: Adds appliances in many markets; verify item caps, workmanship window, and add‑on menus.
Select Home Warranty
Best for sign-up bonuses
Why we chose it
Promotions (months free, roof‑leak add‑ons, gift cards) change frequently and shouldn’t outweigh contract fundamentals. Focus first on per‑item caps, exclusions, fee tiers, and workmanship terms, then treat sign‑up bonuses as tiebreakers. Independent testing organizations continue to caution that self‑insuring may be preferable for some households once exclusions and fees are considered (Consumer Reports).
Why we chose it
Promotions (months free, roof‑leak add‑ons, gift cards) change frequently and shouldn’t outweigh contract fundamentals. Focus first on per‑item caps, exclusions, fee tiers, and workmanship terms, then treat sign‑up bonuses as tiebreakers. Independent testing organizations continue to caution that self‑insuring may be preferable for some households once exclusions and fees are considered (Consumer Reports).
Pros
- Occasional promo months or add‑ons can lower first‑year cost
- Service‑fee selection enables budget control
- Compare offers across at least three providers on identical coverage
Cons
- Promotions may obscure lower caps or higher fees—read the contract
- Pricing varies by state and fee tier; verify the renewal price path
Read More
Bronze Care plan
- Price/Fee: Expect quotes in the market range; promotions vary by season.
- Coverage: Appliance‑only tiers commonly include fridge, range, microwave, dishwasher, washer/dryer; verify caps and workmanship window.
Gold Care plan
- Price/Fee: Fee tier ($75–$125) impacts monthly premium; confirm in writing.
- Coverage: Systems‑only tiers often include HVAC, plumbing, electrical, water heater, and ductwork.
Platinum Care plan
- Price/Fee: Highest premium; check renewal pricing and cancellation terms (FTC).
- Coverage: Combines systems and appliances; confirm roof‑leak or code/permit allowances if advertised.
Why we chose it
Pros
Cons
Read More
How Do Home Warranties Work?
A home warranty plan offsets repair or replacement costs when covered items fail from normal wear and tear. You file a claim online or by phone, pay a per‑visit service fee, and the provider dispatches a contractor for diagnosis and any approved work. In 2025, many plans price mid‑tier coverage around $45–$75 per month and use $75–$125 service fees (some up to ~$150), with fee selection typically impacting the premium (cost ranges; fee options). Digital first notice of loss, status tracking, and remote diagnostics correlate with higher satisfaction in J.D. Power research.
For example, an American Home Shield contractor will generally attempt repair first; if repair isn’t feasible, AHS may cover a comparable replacement subject to plan terms and caps displayed on the AHS plans page. First American’s premium tiers publish high appliance caps in some states, which can materially change outcomes for high‑end items (First American).
Coverage varies by plan and state. If an item is not explicitly listed, assume it isn’t covered. Confirm per‑item caps, waiting periods, service‑fee rules (e.g., per‑trade fees), and cancellation terms in the sample contract (FTC guidance).
What a home warranty covers
Most plans bundle either systems (HVAC, plumbing, electrical, water heater, ductwork) or appliances (refrigerator, oven, dishwasher, washer/dryer); combo tiers offer both. Premium tiers may add limited roof‑leak repair and code/permit allowances and raise per‑item caps (example plan tiers). Optional add‑ons reflect electrification trends—e.g., solar electric systems (where available), and utility‑channel protection for home EV chargers. Leading carriers provide mobile self‑service, proactive notifications, and sometimes remote video triage to pre‑diagnose issues and reduce unnecessary truck rolls (digital claims; Frontdoor remote triage).
Digital claims and remote diagnostics are now table stakes. Platforms increasingly integrate guided intake, photo/video capture, and expert video support to capture model/serial data and confirm symptoms before dispatch—improving first‑time fix rates and shortening cycle times (Streem; Frontdoor app).
What a home warranty doesn’t cover
Home warranties are service contracts, not insurance. They don’t cover structural damage or perils like fire or wind. Contracts commonly exclude pre‑existing conditions, improper installation, lack of maintenance, and cosmetic issues. Read caps and exclusions closely and keep maintenance documentation (FTC consumer advice).
Economic context matters: refrigerant rules and the HFC supply step‑down can push HVAC repair costs higher and influence repair‑versus‑replace decisions (EPA AIM Act transition; HFC phasedown). Allowances remain at 60% of baseline through 2028, with a scheduled drop to 30% beginning in 2029, while many AC/HP categories transition to A2Ls in 2025–2026—factors that elevate legacy HFC service costs. Persistent services inflation in BLS CPI also affects repair pricing; choose plans whose caps fit your home’s age and systems.
How to Choose the Best Home Warranty Company
Although we try to make it easy to find the best home warranty company and plan, a quick comparison pays off. Use current 2025 sources and verify caps in the provider’s contract.
- Inventory your systems/appliances (age, condition, replacement cost) and match them to plan tiers and per‑item caps. As references, AHS and FAHW publish caps by tier on their sites—review those specific caps in your state (AHS; FAHW).
- Shortlist established brands using multiple independent lists and note that rankings update frequently: see U.S. News 2025 and NHSCA members. Review regulatory context (e.g., FTC 2024 settlement) and keep in mind the FTC’s final rule on deceptive reviews (final rule).
- Verify licensure/registration with your state regulator and check BBB complaint patterns; BBB letter grades (A+ to F) weight 16 factors including complaint handling and transparency (BBB ratings explained).
- Select your trade service fee (often $75–$125; some up to ~$150) to balance monthly cost and per‑visit expense (how the fee works). Get like‑for‑like quotes in your ZIP and read the full sample contract for exclusions, waiting periods, and cancellation terms (FTC checklist). Consider digital claims experience, which recent J.D. Power research ties to higher satisfaction; for cross‑industry context, ACSI sector studies use a 0–100 scale (ACSI press releases).
Types of Home Warranties, Explained
Home Warranty FAQ
Methodology
We evaluated home warranty companies based on customer experience, customer satisfaction, monthly cost, trade service fees, coverage clarity, and reputation to determine Reviews.com scores and assemble our best home warranty reviews. We applied current market statistics and independent research from 2024–2025, and we note that editorial rankings update frequently and may shift by month and methodology.
- Plan pricing and service‑fee options: We assess quoted premiums and fee tiers (commonly $75–$125; some up to ~$150) to estimate total annual cost under realistic claim scenarios (U.S. News cost; Forbes cost; AHS fee).
- Coverage clarity and caps: We favor transparent contracts with explicit per‑item caps and premium‑tier allowances; we verify current plan pages for cap levels by item and tier (AHS; FAHW).
- Customer satisfaction signals: We triangulate independent editorial rankings (U.S. News 2025) with BBB complaint context (letter grades reflect 16 weighted factors, including resolution history; BBB ratings explained). For cross‑industry context, we reference ACSI sector reports (0–100 scale) and recent findings, linking to primary releases (ACSI), and we consider J.D. Power 2025 insights emphasizing digital experience.
- Reputation and compliance context: We review notable regulatory actions and rules, including the FTC’s 2024 Choice Home Warranty settlement; the FTC’s deceptive reviews rule (final rule); the FCC’s one‑to‑one consent standard for lead generation with compliance after OMB approval and industry implementation expected in 2025 (TCPA update); and NHSCA membership as a signal of industry best‑practice alignment (NHSCA). Consumers reported nearly $10B in fraud losses in 2023 (FTC), reinforcing diligence.
- Economic and housing context: We factor in sustained repair‑and‑maintenance services inflation per BLS CPI, the EPA’s refrigerant transition (many AC/HP categories shifting in 2025–2026) and HFC supply cut (60% of baseline during 2024–2028, dropping to 30% in 2029) (AIM Act Technology Transitions; HFC phasedown), and subdued existing‑home sales around ~4M SAAR (NAR) that shift provider focus toward DTC and renewals (Frontdoor).
- Consumer‑experience and technology: We weigh workmanship guarantees and digital claims capabilities (24/7 intake, status tracking, and remote diagnostics) as differentiators that affect cycle time and satisfaction (Cinch claims; Frontdoor; Streem).
