The best home warranty companies aren’t just affordable, they actually deliver when things break. You want fast claims, solid coverage, and a team that doesn’t leave you hanging when your heating system dies, as proven by previous customer feedback. For real estate pros and homeowners, that kind of reliability matters a lot.
That said, I dug into the most reliable options for 2025 and compared pricing, service, and what you really get. Here are the providers that made my list:
- American Home Shield: Best for covering aging systems in older or high-risk properties
- Choice Home Warranty: Best for affordable, broad protection
- First American Home Warranty: Best for high-limit appliance coverage
- Liberty Home Guard: Best for customizable coverage plans
- Cinch Home Services: Best for extended repair guarantees
The Close’s top picks for the best home warranty companies
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*This is the typical cost you’ll pay each month for a home warranty plan, depending on the level of coverage you choose and your location. Some companies also offer discounted annual payment options.
**This is a separate fixed fee you’ll pay each time you request a repair or service visit. The amount varies by provider and sometimes by the plan tier you select.
American Home Shield: Best for covering aging systems in older or high-risk properties
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Why I chose American Home Shield
American Home Shield stands out for the sheer breadth of what it covers, especially things other companies usually exclude, like rust, corrosion, or certain other pre-existing issues. That kind of flexibility is a big deal if you’re dealing with older homes or high-risk systems. It’s also one of the most established providers out there, and the plan customization options are robust. It’s not the cheapest, but the protection level feels worth it.
American Home Shield plan structures & features
- ShieldSilver: Covers major systems only (HVAC, plumbing, electrical); $5,000 per system limit
- ShieldGold: Adds appliances with a $2,000 per-item limit
- ShieldPlatinum: Increases appliance limit to $4,000 and includes roof leak repairs, HVAC tune-up, and coverage for code violations
- Optional add-ons: Pool/spa, septic, guest unit, well pump, and electronics protection
- Service call fee: Choose from $100 or $125
Choice Home Warranty: Best for affordable, broad protection
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Why I chose Choice Home Warranty
Choice Home Warranty offers solid coverage at a price point that works for most property owners. The plans are simple; you choose between two tiers, and the Total Plan gives you a good mix of appliance and system protection. It’s also got some of the most consistent pricing across states, which makes it easier to recommend to clients. Not many bells and whistles, but great value.
Choice Home Warranty plan structures & features
- Basic Plan: Includes most core systems and appliances, but does not cover A/C or fridge
- Total Plan: Adds central air conditioning, refrigerator, washer, and dryer
- Coverage limit: Up to $3,000 per covered item, per 12-month contract term
- Optional add-ons: Pool/spa, septic system, well pump, sump pump, roof leak, second fridge, and more
- Service call fee: $75-$100 per visit
First American Home Warranty: Best for high-limit appliance coverage
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Why I chose First American Home Warranty
First American Home Warranty is one of the few providers with really high appliance coverage limits, some reaching as high as $7,000 per item on more premium plans. It also doesn’t cap repairs on core systems like HVAC or plumbing, which can save a lot on high-end homes or recent remodels. To top it all off, the company offers a plan upgrade that helps with things like code violations or improper installations. The main catch? It’s not available in every state.
First American Home Warranty plan structures & features
- Starter Plan: Covers plumbing, heating, electrical, and basic appliances like fridge, dishwasher, oven, and microwave
- Essential Plan: Adds clothes washer and dryer, air conditioning, water heater, and garage door opener
- Premium Plan: Adds luxury appliance coverage, central vacuum, full garage door system, faucets, and instant hot water dispenser
- Appliance coverage cap: Up to $7,000 per item on some plans
- Optional upgrade: First Class Upgrade (covers code violations and improper installations)
- Service call fee: Typically $100 or $125
Liberty Home Guard: Best for customizable coverage plans
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Why I chose Liberty Home Guard
Liberty Home Guard impressed me with its crazy-long list of add-ons: over 40 options, including things like pest control and gutter cleaning. That flexibility is great for investors or landlords managing different types of properties. It also gets solid reviews for customer service, which is surprisingly rare in this space. Plus, Liberty Home Guard is available in all 50 states, so it’s an easy one to recommend without worrying about location.
Liberty Home Guard plan structures & features
- Appliance Guard: Covers kitchen and laundry appliances only
- Systems Guard: Covers major systems like HVAC, plumbing, and electrical
- Total Home Guard: Combines both appliance and system coverage
- Coverage limit: Varies by item, typically $2,000-$3,000 per claim
- Offers 40+ optional add-ons: Pool/spa, roof leaks, electronics, pest control, and more
- Service call fee: Ranges from $65-$125, depending on your quote
Cinch Home Services: Best for extended repair guarantees
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Why I chose Cinch Home Services
Cinch Home Services made this list because of its 180-day workmanship guarantee (that’s one of the longest you’ll find!). The company covers unknown pre-existing issues, which isn’t common, especially at this price point. It’s a solid pick if you want that extra post-repair peace of mind. Not the flashiest, but it checks a lot of essential boxes.
Cinch Home Services plan structures & features
- Repair Only: Covers repairs only, with up to $1,000 per covered repair
- Repair Plus Replace: Adds appliance replacement (up to $2,000 per appliance) and $500 homeowners insurance deductible reimbursement
- Repair Plus Replace Premier: Adds sewer/gas line coverage, permits, disposal, and an extra $2,000 for additional repair-related costs
- Service call fee: Ranges from $100-$150
How to choose the right and best home warranty provider
Whether you’re helping a client protect a new home purchase or reviewing the best home warranties for your portfolio, selecting the right one comes down to how much coverage you need. Here are key factors to look into once you begin to compare home warranty companies:
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Plan pricing vs. value:
Some companies offer cheaper plans, but they may also come with tighter coverage limits or more exclusions. Make sure your chosen company actually delivers when it’s time to file a claim.
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Coverage depth:
Look beyond the marketing headlines. Check if things like HVAC, electrical, plumbing, or high-end appliances are included and what the payout caps are.
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Service call fees:
These are what you’ll pay out of pocket each time a repair tech is dispatched. Of course, lower is better, but balance it with what the monthly premium covers.
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Repair guarantees:
Some companies offer 30-day guarantees on completed work, while others go up to 180 days. This can be a significant differentiator for busy landlords or investors.
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State availability:
Not every home warranty provider operates nationwide. Before you fall in love with a plan, ensure it’s offered in your state — or your client’s.
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Customization options:
The best home warranty companies let you add coverage for things like roof leaks, pools, septic systems, or even smart home tech, depending on your property’s needs.
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Recent reviews:
Customer feedback can be telling of the depth of service and the company’s service reliability. However, be sure to temper your expectations when checking these out. Companies do change, and so do their teams — one old negative review may not be the definitive indicator of the company’s service.
Methodology: How we selected the best home warranty companies
Our team at The Close analyzed 20+ home warranty providers available across states and evaluated them based on several criteria that matter most to real estate professionals and homeowners alike. These included:
- Coverage depth and flexibility: We looked for companies with comprehensive base plans, generous coverage limits, and solid add-on options.
- Pricing transparency: We considered both monthly plan costs and service call fees, paying attention to value and not just the low prices.
- Customer experience: We factored in genuine user reviews, industry ratings, and support responsiveness.
- Availability: Nationwide coverage or near-nationwide reach was a must.
- Reputation and longevity: We favored companies with proven track records, not just flashy marketing or aggressive discounts.
- Expert score: We gave bonus points for standout features like extended workmanship guarantees, customization options, or unique protections, like coverage for older or improperly installed equipment.
Read more about our methodology here.
Frequently asked questions (FAQs)
What’s the difference between home insurance and home warranty?
Home insurance covers damage from big disasters like fire, storms, or theft. A home warranty, on the other hand, is like a service plan for your appliances and home systems when they break down from normal wear and tear.
Why should you consider purchasing a home warranty?
A home warranty can save you from surprise repair bills when an appliance or home system (e.g., HVAC, plumbing, electrical) stops working. It’s helpful if you’re buying an older home or managing multiple properties.
What is the biggest benefit of a home warranty?
This might sound cliché, but it’s peace of mind. With a home warranty, you know you’ve got a backup plan when major systems or appliances break, and you won’t have to scramble to find a contractor or pay the full cost out of pocket.
What are the disadvantages of home warranties?
Not everything is covered, and you’ll still have to pay a service fee for each repair visit. Plus, you don’t usually get to choose your technician, which can be frustrating if their service is mediocre or inconsistent.
Your take
A home warranty can be a smart safety net for unexpected repairs, especially if you’re managing older properties or working with first-time homebuyers. With so many home warranty providers out there, choosing the right one comes down to what coverage matters most to you. Are you now considering using any of these top home warranty companies? Let me know in the comments!
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