7 Best Home Warranty Companies in Washington for 2023

While getting a home warranty isn’t mandatory, it’s a simple and affordable way to protect yourself from the high expenses and inconveniences of an unexpected home appliance repair. With countless options to choose from, it can be a real challenge to find the best home warranty companies in Washington State.

To help you with your decision, we’ve compiled some of the top-rated home warranty companies in Washington State based on their costs, trustworthiness, coverage, response times and other important factors.

Read on to learn more about how home warranty plans work and which company offers the one that is the most ideal for your needs.

Our Top Picks for the Best Home Warranty Companies in Washington

• Best overall: First American Home Warranty
• Best technicians: Cinch Home Services
• Best perks: Select Home Warranty
• Best ratings: AFC Home Club
• Best plan options: American Home Shield
• Best entry rate: 2-10 Home Buyers Warranty
• Best response times: Liberty Home Guard

Best Home Warranty Companies in Washington Reviews

Why we chose it

A leading home warranty company with more than 35 years of experience, First American Home Warranty paid more than $3.1 million in Washington claims in 2021. Its home warranties come in various forms, including two comprehensive home protection plans and several add-ons.

First American’s Basic Plan covers essential appliances such as ovens, cooktops, refrigerators, washers and dryers. The Premier Plan includes everything in the Basic Plan and some major home systems like heaters, water heaters, plumbing and electrical systems.

As long as your appliances are functional, there’s no age limit and no inspection required. While many home warranty companies deny claims concerning damage caused by the lack of proper maintenance, First American Home Warranty plans usually cover these too. The company prides itself for offering one of the most generous coverage limits in the industry, starting at $3,500 per appliance.

One disadvantage of the company is its lack of transparency regarding costs. You’ll need to provide your contact information to get a clear idea of prices. Nevertheless, plans tend to be quite affordable with the Basic Plan starting at around $30 per month and the Premium Plan starting at around $50 per month depending on your home details. Additionally, you’ll need to pay a service call fee upon requesting a new service, which usually costs $85.

First American Home Warranty operates with a vast network of professional, prescreened service technicians. You can contact the company 24/7 to file a claim, although some reviews from clients suggest that response time and communication are areas to improve.

First American Home Warranty offers home warranties at a reasonable price for current and future homeowners in Washington. To learn more about the pros and cons of the plans, take a look at our extensive First American Home Warranty review.

Why we chose it

For over 40 years, Cinch Home Services has been among the top home warranty companies in the U.S. The company offers three major plans based on the type of appliances or systems you want to cover: Appliances, Built-in Systems and Complete Home. While these plans cover a broad range of services, you’re free to add optional coverage items and upgrades for an additional fee.

Cinch Home Services’ most significant advantage is its technical assistance upon request. The company works with more than 18,000 qualified service providers to get to you as soon as possible. Furthermore, your plan comes with a six-month workmanship guarantee on work performed.

Plans are relatively affordable, with the Appliances plan starting at $28 per month, the Built-in Systems plan starting at $33 per month and the Complete Home plan starting from $40 per month. All plans include perks like air conditioner or water filter credits, green rewards and discounts on new appliances. Service call fees start at $79.

The company’s communication and pricing are quite clear on its website. Before requesting a quote, you can take a look at the sample contract. However, while most reviews are positive, some clients reported misunderstandings and confusion during the application and cancelation process.

Why we chose it

Select Home Warranty holds a remarkable position in our list of home warranty companies because of the attractive perks included in plans. The company offers three extensive plans:

• Bronze Care: covers most major appliances, starting at around $52 per month at full price
• Gold Care: covers major systems, including AC and cooling, starting at around $52 per month at full price
• Platinum Care: covers both appliances and systems, starting at around $56 per month at full price

Select Home Warranty plans include a wide range of discounts and perks you can benefit from. They have limited-time offers, free extra add-ons, free extra months and a discount on multi-year plans. You’ll have to provide your contact information to receive a quote tailored to your needs, but with the free months and discounts, plans can start from as low as $1 per day.

Select Home Warranty covers all makes and models of items and systems regardless of age. No home inspection is required. However, the repair or replacement allowance is only $500 for appliances, plumbing and electrical, and $3,000 for heating and cooling equipment.

While Select Home Warranty offers a wide network of vetted professionals, you can also choose to use one of your own contractors. Service fees range from $75 to $100. The company is available to contact 24/7. It has a relatively good rating on Trustpilot, with most of the complaints centering around slow response times.

Why we chose it

Established in 2009, AFC Home Club has quickly made it to the list of the best home warranty companies in Washington as a relatively new yet trustworthy company. It offers four comprehensive plans:

• Systems Plan: covers major systems, starting at $58 per month
• Silver Plan: covers major appliances, starting at $48 per month
• Gold Plan: covers up to 15 appliances and systems, starting at $67 per month
• Platinum Plan: covers up to 18 appliances and systems, starting at $74 per month

Depending on your home’s details and location, plans vary in price. However, they usually cost between $40 to $70 per month. At AFC Home Club, you can choose to pay $75, $100 or $125 as service fee. The higher the amount, the lower the cost of the whole plan.

While it provides a nationwide network of professionals, AFC Home Club will work with any insured, licensed technician you have in mind. The company has an incredibly long work guarantee lasting for the life of your plan. The in-house customer service team is available 24/7 with a response time of up to 48 hours.

Being an AFC Home Club member comes with some great perks. Besides the general discounts on multi-year and multi-home covering, you can also enjoy the AFC Home Club benefits. These include free and discounted rates on insurance, home security, appliances, items, entertainment and medical benefits.

Reviews from both customers and agencies are generally positive, making it the best-rated company on our list. AFC Home Club has a 4.6/5 rating on ConsumersAdvocate and a B rating from the BBB. However, some clients pointed out that submitting a claim can be a lengthy process.

Why we chose it

With more than two million members nationwide and several remarkable awards, it’s no wonder American Home Shield is among the best home warranty companies in Washington. It offers three comprehensive and flexible plans tailored to your needs:

• ShieldSilver plan: protects parts of 14 major systems, costs around $40 per month
• ShieldGold plan: everything in ShieldSilver plus nine appliances, costs around $50 per month
• ShieldPlatinum plan: everything in ShieldGold plus roof leaks, code violations, permits and more, costs around $60 per month

You don’t have to pay a fortune for American Home Shield’s exceptional plan options. While prices depend on your home’s details, they start from as low as $40 per month. No home inspection or maintenance records are required to qualify. Unrecognized pre-existing conditions, improper installations and duplicates of the same item are all covered.

You can file a claim 24/7, and the company will initiate services within 48 hours after the request. American Home Shield works with a network of vetted professionals and provides a 30-day workmanship guarantee. The on-demand service of AHS ProConnect is available in many cities of Washington, so you can even test out their services before opting for a home warranty.

Besides the flexible plan options, you can benefit from a series of perks by applying for an American Home Shield home warranty. The company provides discounts on appliances, air filters and additional property coverages. You can also choose a $75, $100 or $125 trade service call fee, although some services have a fixed rate.

Rated B by the BBB, American Home Shield has mixed reviews on most third-party rating sites. Complaints from customers include some important parts of appliances not covered in the contract, denied claims and long waiting times.

Why we chose it

As a top choice for residents and homebuyers in Washington, 2-10 Home Buyers Warranty has nearly 40 years of experience providing home warranties. The company offers three prearranged plans with a series of add-ons to customize your package:

• Simply Kitchen Plan: covers major kitchen appliances, starting at $17 per month
• Complete Home Plan: covers major appliances and systems, starting at around $50 per month
• Pinnacle Home Plan: adds washer and dryer coverage plus Supreme protection, starting at around $55 per month

Entry rates are extremely low, starting from only $17 per month. However, you may find that you’ll need a few additional options on top of a regular plan. Older appliances are covered too, but there’s an annual limit of $25,000 for covered systems and appliances.

The company works together with authorized service contractors. Service fees range from $85 to $125. Upon receiving your claim, 2-10 Home Buyers Warranty will contact a professional within four hours during regular business hours and 48 hours on weekends and holidays. A service request is usually completed within five days.

An interesting perk that 2-10 Home Buyers Warranty provides is the appliance replacement offer, which lets you decide to replace your appliance instead of repairing it. The company offers a $100 reimbursement for cases like this. It will also try to match your old appliance’s color, which is a notable benefit. With a home warranty from 2-10 Home Buyers Warranty, you’ll get access to exclusive discounts on GE and Whirlpool appliances.

The company has some concerning reviews on third-party rating websites. Although 2-10 Home Buyers Warranty has a B rating on the BBB website, the organization pointed out that there had been a pattern of complaints regarding customer service and service issues. The home warranty company has since taken steps to address these problems.

Why we chose it

Founded in 2017, Liberty Home Guard is a trusted home warranty company providing a wide range of contract options. The company offers three major plans:

• Appliance Guard plan: covers many major home appliances for $58 per month
• Systems Guard plan: covers the major systems in the house for $63 per month
• Total Home Guard plan: covers both appliances and systems for $67 per month

Liberty Home Guard’s plans are relatively affordable, with the Appliance and System Guard plans starting at less than $1 per day each and the Total Home Guard starting at less than $1.50 per day. The age of your appliances doesn’t matter when applying for a plan. As a Liberty Home Guard customer, you may be eligible for discounts on certain appliances and multi-property warranties.

Liberty Home Guard has a vetted network of LHG Certified Professionals. The company is available 24/7 and will usually dispatch a technician to your home within 24 to 48 hours of your claim. Under certain circumstances, you may be able to choose your own professionals if you prefer. There’s a 60-day workmanship guarantee on work performed under the contract.

Although not BBB accredited, Liberty Home Guard is currently among the highest-rated home warranty providers on the BBB website. Customers praise the company’s quick response times and straightforward application process. Some complaints mention potential unforeseen extra charges upon requesting a service.

Other companies we considered

The following home warranty companies didn’t make it to the top of our list. However, they offer affordable plans and some interesting perks that you might find attractive.

First Premier Home Warranty

With over 30 years of experience, First Premier Home Warranty is a market leader in the home warranty industry. It offers two affordable plans with many add-ons and great perks like free roof coverage and two free months for new customers. First Premier Home Warranty didn’t make it into our main list because of the high number of negative customer reviews and the lack of information on its website.

Choice Home Warranty

As described in our thorough Choice Home Warranty review, Choice Home Warranty is a top-rated home warranty provider with two coverage plans. The company offers optional add-ons like sump pumps, limited roof leaks and a central vacuum system. Due to some complaints and the lack of custom plans, Choice Home Warranty didn’t make it to our main list.

Best Home Warranty Providers in Washington Guide

What is a home warranty plan?

A home warranty plan is a service contract covering the costs of fixing and replacing major home appliances and systems that break down over time. Getting a home warranty is optional, but it can be highly beneficial to protect you from huge, unforeseeable expenses. The contract between you and your preferred home warranty company lasts for a fixed duration of time, usually a year.

Many people confuse home warranty plans with homeowners insurance. Both protect you and your home, but there are some significant differences between a home warranty vs. home insurance. While homeowners insurance covers loss and damage caused by outside forces, including burglary and natural disasters, a home warranty plan protects you from the unforeseen costs of damage from normal wear and tear.

How do home warranties work?

Your home warranty coverage usually starts after a 30-day waiting period after signing the contract. After activation, if any of your covered items or systems fail to work properly, you file a claim with your provider. Depending on the home warranty company, you can request a service online or by phone. Most companies are available 24/7.

Once your claim is processed, the home warranty company will send a technician to look at the issue. Sometimes, you can decide to use one of your own technicians. At the time of service, you’ll have to pay a preset service call fee.

The technician will then examine the damage and repair your item if possible. If there’s no way to fix it, the home warranty company will offer an entire replacement. Depending on the seriousness of the issue, you may need to make a follow-up appointment.

How to pick home warranty coverage

With the high number of home warranty companies on the market, picking the ideal home warranty can feel like a hassle. Besides our comprehensive reviews of home warranty companies, here are a few factors that should play a significant role in your decision.

What is covered

One of the most important things to consider is: what does a home warranty cover? Many companies offer separate plans for systems and appliances and a bigger plan for combining the two. Other providers construct their plans based on functionality or room type. Here you can see some of the most common major appliances and systems covered in warranties.

Most appliance plans cover the following:

• Ovens
• Microwave ovens
• Refrigerators
• Stoves
• Dishwashers
• Washing machines
• Ranges

Most system plans cover systems and issues such as:

• AC
• Heating and cooling system
• Plumbing system
• Garbage disposal
• Plumbing stoppage
• Exhaust fans
• Ceiling fans
• Doorbells

What isn’t covered

When trying to find the ideal plan, it is crucial to pay close attention to every small detail in the terms and conditions of your contract. While the list of covered items might seem obvious and straightforward, it can be easy to miss an important element of the policy.

In many cases, parts of the system or appliance listed on your contract remain uncovered. Some companies don’t cover items with pre-existing conditions, old items and high-end appliances. It is common for providers to have a covering allowance above which you’ll not be eligible for repairs or reimbursements.

Reputation

Since most home warranties are for a year or more, you should be careful when selecting your provider. Most companies display positive reviews on their websites without a single complaint. Fortunately, there are many third-party rating agencies and websites you can check out to ensure that your first impressions are correct. Awards received, years in business and positive customer reviews are all excellent signs of trustworthiness.

If you can choose your contractor

Not having to worry about finding a vetted professional is a relief for many customers. That’s why home warranty companies work together with a vast network of skilled technicians ready to help you.

However, you might know a reliable professional that you trust. In this case, you should opt for a home warranty company that lets you choose your own contractor when facing an issue. One thing to keep in mind is that your technician will have to meet some requirements set by your home warranty company.

Covers your needs

Before opting for a home warranty company, you should take your time to contemplate your protection needs. Write down a list of the appliances and systems you possess and rate them based on how necessary their coverage is. This way, you’ll be prepared when applying for a warranty.

Some companies are flexible regarding plan customization and add-ons, while others offer only a few options. Highly personalized packages can be very attractive but are usually more expensive than basic plans. You should aim to find the ideal balance between costs and customization.

General and annual costs

Home warranties protect you from the expenses of damage and loss. However, with countless plans, add-ons and possibilities to choose from, your home warranty costs can get unexpectedly high, too. When your expenses exceed your potential benefits, you might wonder, are home warranties worth it? To avoid this, it’s a great idea to analyze the condition of your items and the probability of them getting damaged by normal wear.

It might be tempting to choose a cheaper plan with basic options and buy the add-ons that you need separately. However, it’s more likely than not that you’ll end up paying more than you would have with a more comprehensive plan. You should be looking for perks like discounts on multi-year coverage, appliances and additional free months, as these can significantly lower your expenses.

Home warranty regulations in Washington

Before signing your contract, make sure to obtain enough information about the home warranty regulations in Washington. Depending on the state your home is located in, home warranty regulations can influence many essential details, including disputes, covered items and taxes. If you feel unsure about a contract detail, you should consider consulting a professional such as an attorney.

How We Chose the Best Home Warranty Companies in Washington

We considered some rather vital factors when selecting the best home warranties in Washington.

Cost and pricing

As home warranties serve the purpose of cost optimization, cost and pricing played a considerable role in our evaluation. We tried to find the most affordable home warranty plans in Washington that offer valuable coverage options for your money.

Reviews

When analyzing the advantages and disadvantages of companies, we heavily relied on customer and professional reviews besides our own impressions. We looked into reviews from websites like Trustpilot and the Better Business Bureau.

What’s covered

Perhaps the most important thing you want to consider when reading the reviews of home warranty companies is the coverage options they offer. Whether you’d prefer a basic plan covering common appliances and systems or a package tailored to your needs, you can find some excellent alternatives in our list.

Response times

When you have damage or loss in your home, every minute counts. This is why we made sure to present you with companies that offer quick response times.

Technician options

We understand that you might want your own reliable technician to look after the issues in your home. Besides listing top-rated home warranty companies with a vast network of professionals, we aimed to find the best companies that let you use your service provider.

Discounts

Discounts and perks can set a home warranty company apart from its competitors. Fortunately, you’ll have many options from our list regarding exclusive promotions, free months and great deals.

Add-on coverage options

While most companies on our list have comprehensive plans, you might have some essential items they don’t cover. That’s why we included companies with various useful add-ons like water softeners and stand-alone freezers.

Summary of the Best Home Warranty Companies in Washington for 2023

• Best overall: First American Home Warranty
• Best technicians: Cinch Home Services
• Best perks: Select Home Warranty
• Best ratings: AFC Home Club
• Best plan options: American Home Shield
• Best entry rate: 2-10 Home Buyers Warranty
• Best response times: Liberty Home Guard