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7 Best Home Warranty Companies in San Jose for 2023
By Talon Abernathy MONEY RESEARCH COLLECTIVE
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- Online Business Bureau Accredited with A+ Rating
- Covers Major Home Systems, HVAC & Appliances
- Free Roof Coverage, No Inspection Needed
24/7 support whenever your appliances fail
- Large network of independent prescreened contractors and qualified technicians
- In business for over 30 years
- Good coverage on home systems
- Does not cover pre-existing issues
- They will replace items that fail if they can't be fixed regardless of age, make or model
Get $50 OFF Any Plan
- Industry leader since 1971
- More than $2 Billion in claims paid in last 5 years
- More than 2 Million customers served
- No inspection or maintenance records required
- 30-day workmanship guarantee
Home warranty companies protect homeowners from unexpected major expenses by providing repair and replacement assistance for major home systems and large appliances. Warranties protect against ordinary wear and tear alongside catastrophic breakdowns. Monthly fees and inexpensive service charges provide security against expensive bills.
While home warranties offer a valuable service to consumers, the industry as a whole is rife with complaints and poor customer experiences. Regulatory and legal action against home warranty companies is not uncommon. We conducted exhaustive research into service contracts and customer feedback to help you navigate the best home warranty companies in San Jose.
Our Top Picks for the Best Home Warranty Companies in San Jose
- Choice Home Warranty: Best overall
- Liberty Home Guard:Â Best for responsiveness
- The Home Service Club: Best for quick service
- 2-10 Home Warranty: Best for years in business
- American Home Shield: Best plan customization
- Select Home Warranty: Best for affordable pricing
- American Residential Warranty: Best for availability
Best Home Warranty Companies in San Jose Reviews
We analyzed the following home warranty providers based on four key factors:
- Cost-effectiveness
- Coverage
- Customer satisfaction
- Extra benefits
Before we dive in, let’s clear up the differences between a home warranty and home insurance. Home warranties cover a home’s major internal systems such as furnaces, central air and water heaters. They also cover major appliances like dishwashers, ovens, dryers and washers. Home warranties protect against normal wear and tear. They’re not meant to protect against cataclysmic natural disasters like storms, human negligence or vandalism. Homeowner’s insurance protects your house against certain weather events, fires, smoke damage, vandalism and theft.
Learn more about the best home insurance in America, then continue reading to find out more about the best home warranties in San Jose.
Best Overall: Choice Home Warranty
Why we chose it: Choice Home Warranty took our number one slot as the best home warranty in San Jose due to its competitive pricing, comprehensive coverage and high levels of customer satisfaction. You can choose between the Basic plan, which starts at $47 a month, and the Total plan, which starts at $55 a month. Both offer robust coverage for most of your home’s major systems and appliances. However, the Total plan also covers refrigerators, air conditioning, washers and dryers.
- Affordable monthly premiums
- No home inspection requirement
- Customer service is available 24/7
- 90-day service guarantee
- Customers can't choose their own contractor
- Plans don't come with customizable options
- Sued in 2019 by the Arizona Attorney General for making false promises to its customers
Along with its two plan options, Choice Home Warranty offers its customers an array of add-on options to supplement their main plans. These include coverage for:
- Septic tank pumping
- Septic system
- Second refrigerator
- Pool
- Central Vacuum
- Stand-alone freezer
- Limited roof leak
- Well pump
- Sump pump
- Spa
Choice Home Warranty lets prospective customers generate home warranty quotes through its online web portal. Customers have access to 24/7 claim filing through the company’s website. Like all home warranty companies, Choice Home Warranty’s contracts contain several exclusions such as improperly installed or maintained appliances and systems. It also does not cover cosmetic items such as door knobs or damage caused by sediment build-up. Our research into review websites revealed generally positive experiences with the company.
Best for Responsiveness: Liberty Home Guard
Why we chose it: Liberty Home Guard earned its place on our list for its speedy response times and positive reviews. Service technicians are typically onsite within 24 to 48 hours of the initial claim filing.
- Numerous add-on features are available
- 60-day service guarantee
- Multi-property discount available to plan holders
- Exclusive discounts on home systems and appliances
- No coverage for preexisting conditions
- $50 early cancellation fee
- Vague pricing structure
- Low payout limit per item
With a 24/7 customer service and claims response team, Liberty Home Guard gives its customers the peace of mind that comes with around-the-clock claims filing. Plan holders don’t have to worry about going days without warm showers, air conditioning in the summer or heating in the winter.
Liberty Home Guard also offers a number of add-on features that allow homeowners to customize their plans. These include a variety of home systems and appliances that standard plans won’t cover. Plan holders who pay the annual fee upfront receive two free months. Liberty Home Guard does not allow its customers to select their own contractors and it requires all home repair technicians to undergo a thorough vetting process.
Like most home warranty providers, Liberty Home Guard has carved out multiple exceptions in its service agreement for pre-existing problems, damages caused by unauthorized maintenance, negligence and natural disasters. Liberty Home Guard also fails to cover appliances with accessories such as racks or shelves.
Best for Quick Service: The Home Service Club
Why we chose it: The Home Service Club took our top spot for quick service with appointments typically set within 24 hours of claim reporting. Plan holders have access to around-the-clock customer support and claims filing. The Home Service Club gives its customers a relatively restrictive 24-hour window to report the problem after they first become aware of it.
- No home inspection requirement
- 90-day parts guarantee on repairs
- 24/7 customer support and claims filing are available
- 10-day waiting period for the policy to go into effect
- Not accredited with the BBB
- $95 service call fee
- 24 hours to file a claim
- 2.8 rating on Trustpilot
The Home Service Club only requires a 10-day waiting period from the first premium payment until the policy goes into effect. This compares favorably to the 30-day industry standard. Premiums, deductibles and coverage limits are well in line with industry standards, being neither notably expensive nor cheap. The Home Service Club doesn’t maintain a 24-hour phone line but offers late-night customer support. Repair parts come with a 90-day guarantee, but the service warranty only extends for 30 days.
Trustpilot has recorded a large number of negative reviews for The Home Service Club, resulting in a 2.8 out of five stars average. One-star reviews note poor customer service and dissatisfaction with the claims process, while five-star reviews make repeated mention of prompt service and knowledgeable repair technicians.
Best for Years in Business: 2-10 Home Warranty
Why we chose it: With over 40 years in the business, 2-10 Home Warranty won inclusion on our list for its wealth of institutional knowledge and history of client satisfaction success. 2-10 Home Warranty offers three plan choices. The Simply Kitchen home warranty plan starts at just $17, well below the industry average.
- Repairs are guaranteed as long as the coverage is in effect.
- Plan options start at $17
- Referral bonuses and discounts at major appliance retailers
- Service fee refunds are available if the warranty does not cover the issue
- A significant number of BBB complaints
- No option to choose your own repair technician.
- One-star rating on the BBB
However, the plan only covers a limited range of kitchen appliances and doesn’t extend to any home system, making it a poor option for most homeowners. Its Complete Home plan starts at $51 a month and offers a more typical coverage range. If you’re seeking comprehensive protection, the Pinnacle Plan starts at $60 a month and provides coverage for most major systems and home appliances.
Customers can customize their plans with additional add-on options such as:
- Well pumps
- Roof leaks
- Washers
- Dryers
- Garage door opener
- Wine coolers
- Pool and spa equipment
- Stand-alone freezers
- Water softeners
- Additional refrigerators
- HVAC tune-ups and system surpluses
- Extended coverage of up to $5,000 for more expensive appliances
2-10 Home Warranty currently has a one-star rating from the BBB. Customers have lodged numerous complaints regarding 2-10 Home Warranty’s customer service, claims processing and the quality of its technicians.
Best Plan Customization: American Home Shield
Why we chose it: American Home Shield lets you personalize your home warranty by choosing your own service fee, extending your coverage limits with add-ons and the option to go with your own contractor. American Home Shield also offers an add-on bundle that protects a variety of household electronic items such as laptops and televisions.
- Home electronics coverage add-ons available
- You have the option to pick your own contractor
- Extremely customizable service plans
- Optional add-ons available
- 30-day service guarantee
- Pricy service call fees
American Home Shield has an industry-standard waiting period that prevents you from filing a claim within 30 days of your sign-up. It has no home inspection or maintenance requirements that you must comply with prior to filing a claim. With three service plans ranging from $30 to $100 a month (depending on the plan and service fee selection), American Home Shield offers its customers a variety of options. You get to choose your service call fee with three pricing tiers: $75, $100 and $125. Lower service call fees mean higher monthly premiums and vice versa. American Home Shield offers the following add-on options:
- Pools and inground spas
- Guest units (extend coverage up to 750 square feet)
- Roof leak repair
- Electronics (such as TVs, computers, gaming systems and routers)
- Well pumps
- Septic pumps
As with all home warranties, American Home Shield has multiple exceptions carved out in its service contracts. While there’s no major ongoing legal action against American Home Shield, it holds abysmal reviews across multiple platforms. On Yelp, the company received only one of five stars. The company holds similar negative review ratios on the BBB and Trustpilot. Common complaints include wrongful claim denials, a failure to replace or repair AC units and water heaters, longer than average wait times and unnecessarily complicated claim fulfillment procedures.
Best for Affordable Pricing: Select Home Warranty
Why we chose it: Select Home Warranty offers its customers multiple ways to save on their home warranties. These range from two free months when you pay the entire annual fee upfront to periodic discounts ranging from $100 to $200. With three plans available and a host of add-on services, you can customize your Select Home Warranty to best fit your needs. Its $65 service is in line with industry standards and you can choose your own repair technician. It’s also the only home warranty with roof coverage that comes baked into its regular plan options.
- Free roof leak coverage
- Two months free when paid upfront annually
- 90-day service guarantee
- You can choose your own contractor
- $75 cancellation fee after the first thirty days
- 1.6 rating from the BBB
- Limited pre-sale information on how the claims process works
- Separate service call fees will be charged for each trade even if there's only one issue
In cases where your system or appliance either can’t be repaired or can’t be repaired profitably, Select Home Warranty will cut you a check for its depreciated value. Select Home Warranty offers plans priced to industry standards. You can file a claim through Select Home Warranty’s website or by emailing them directly.
While its Google Business and Trustpilot profiles both have strong customer review averages, Select Home Warranty’s BBB profile records a worrying one-and-a-half stars based on more than 1,600 reviews. Common complaints included delays in sending out repair technicians, claims and billing problems and coverage restrictions on certain items.
Best for Availability: American Residential Warranty
Why we chose it: American Residential Warranty made our list for its superior availability. Plan holders can access customer support 24/7 through its web portal or file a claim through its dedicated phone line. American Residential Warranty’s website makes it easy to generate a quote and purchase a plan online. If you’re wondering how to buy a home warranty, you can also do that online. Customers can personalize their plans with add-on features and bundling options.
- Unique electronic coverage options
- Inexpensive service fees
- Easy to navigate online quote generator
- You can choose your own technician
- Limited educational resources for consumers
- Holds a one-star rating on Yelp
- Some customers reported difficulties with the billing and cancellation process
American Residential Warranty offers competitive service call fees at $55 a visit. Customers choose from four plan options: Ultimate Electronics Protection, Kitchen Plus, Platinum Premier and the 4-in-1 Bundle plan. The Ultimate Electronics Protection plan starts at $25 a month and protects most major home electronics. The Kitchen Plus plan costs $40 a month and primarily covers major kitchen appliances along with your home’s water heater and interior electrical system.
The Platinum Premier plan costs $65 a month and covers additional major systems and appliances such as your central heating and plumbing systems. The 4-in-1 Bundle comes in at a whopping $130 a month. However, it offers a wide range of features and includes non-standard protections such as lawn reseeding and consumer electronics repair and replacement. Our research didn’t turn up any pattern of negative online complaints against American Residential Warranty.
Other home warranty companies in San Jose we considered
AFC Home Club
AFC Home Club provides its customers with around-the-clock claim reporting, the opportunity to choose contractors and a slew of membership benefits. However, it failed to make our list due to its numerous exclusions, terms and limitations.
- Wide variety of perks available to plan holders
- 24/7 claim reporting
- You can choose your own contractor
- Service guarantee of up to three years
- $75 cancellation fee
- Numerous exclusions and coverage limitations apply
First American Home Warranty
First American Home Warranty provides an affordable home warranty cost and extensive coverage options. Accredited by the BBB since 2000, it stands out for having no present coverage caps on certain systems. However, it failed to make our list due to numerous customer complaints regarding service and response times.
- Affordable upgrade options
- Covers the cost of permits and certain construction projects due to code changes
- No coverage limits on the most expensive home systems and appliances
- Inexpensive monthly premiums
- Contracts contain anti-consumer terms such as waiving the right to a class action lawsuit.
- Central AC only available as an upgrade
- 2.4-star rating by the BBB
Cinch Home Services
Cinch Home Services provides its customers with quality service and a range of plans to choose from. Cinch did not make our list due to negative online reviews, expensive service fees and inflexible technician coverage choice.
- 180-day service guarantee
- Covers unknown pre-existing conditions
- Three service plans and add-ons offered
- Expensive service fees ranging from $100 to $150
- Online reviews note delays in service request fulfillment
- Customers can't choose their own technician.
Home Warranty Companies in San Jose Guide
Use our helpful guide to assist with your home warranty company selection.
How to choose the best home warranty plan in San Jose
This guide contains important information on the determining factors homeowners should consider before purchasing a warranty for their San Jose home. The following information covers local climate factors, warranty company reputation, the importance of comparison shopping and how to make informed decisions using budgetary guidelines.
Consider the San Jose climate when deciding your coverage needs
San Jose’s mild climate means homeowners don’t have to worry about extreme weather events like flooding or tornadoes. However, you might want to consider adding optional leaky roof coverage to your plan to combat the rainy season from November to March. Hot summer temperatures make AC coverage a must. If you beat the heat with an in-ground pool, you’ll want to get that covered with an add-on also.
Look into the warranty provider’s reputation
Choose a home warranty provider with a reputation for providing its customers with fantastic service and claim flexibility. Other green flags to look for include opportunities for customers to provide feedback about the claims process.
Before selecting your home warranty company, do a thorough online search. Strong warranty providers will typically have at least a B rating by the Better Business Bureau. Yelp, Trustpilot and Google Business Profiles let customers post unbiased reviews of home warranty companies. Watch out for companies amid a class action lawsuit or an investigation by a regulatory body.
Compare quotes from different providers
Before you select your home warranty provider, collect quotes from at least three of your top choices. You won’t know the exact price you’ll be charged until you go through the quote process. That’s because several variables come into play when determining the cost of your home warranty.
Choose what fits your budget
Selecting a home warranty within your budget doesn’t mean going with the lowest-cost provider. Put together a list of the essential appliances and major systems in your home that need coverage and make a note of when the last repair date was for the most expensive items. If you anticipate replacing or repairing a major appliance or system, choose a plan option with a lower deductible and higher payout cap limit. If you’re unsure how much you should pay for a home warranty, use the 1% and square foot rule. Bear in mind that these are rough guidelines, not hard rules.
- The 1% rule states that homeowners should set aside 1% of their home’s purchase price for ongoing maintenance and repairs.
- According to the square foot rule, homeowners should budget $1 a year per square foot of living space for major home systems or roof replacements.
Home warranty regulations in San Jose
Although home warranties are not an insurance product, the California Department of Insurance regulates home warranty companies in California. In California, home warranty companies must hold a state-issued license to operate legally. Companies must also comply with a strict set of rules. If you believe your home warranty provider is acting unscrupulously, call their consumer hotline for assistance. The Department of Insurance’s website provides useful information for consumers researching home insurance companies in the San Jose area such as insurance company licensure, customer complaints and accreditation status with the BBB. If you have a problem with a wrongfully denied claim, file a complaint online or over the phone at 1-800-927-4357.
Best Home Warranty Companies in San Jose FAQs
What is the average cost of a home warranty in San Jose?
Is a home warranty in San Jose worth it?
Are home warranties worth it? Home warranties offer a sense of security by protecting homeowners against unanticipated expenses concerning the repair or replacement of certain appliances and home systems. You don't need to buy a home warranty plan if your home systems and major appliances are brand new or if already receiving coverage from a manufacturer's warranty.
Consider purchasing a home warranty if:
- You don't have do-it-yourself skills or good relationships with local contractors
- Your home's appliances are functional but old
- You're buying a home not covered by another warranty ( California state law requires home builders to provide a one-year warranty on new constructions)
What happens to a home warranty policy when the home is sold?
How can a home warranty save you money?
Home warranties save consumers money by protecting them against major unexpected home expenses. Replacing major home systems and appliances can cost thousands of dollars. If your home's water heater or drying machine suddenly stops working, you won't have to worry about draining your emergency savings or going without hot water.
Home warranty plans have four major cost components:
- Premiums
- Service fee calls
- Deductibles
- Cap limits
In addition, home warranty plans come filled with restrictions regarding improper maintenance and pre-existing problems. Homeowners with a healthy savings rate and a high-risk tolerance may find it more economical to skip a home warranty purchase and instead pay for major repairs and replacements out of pocket. If you choose to go down this route, keep a large sum of money earmarked for this specific purpose in liquid savings.
How We Chose the Best Home Warranty Companies in San Jose
We assessed home warranty providers according to the following four metrics.
Cost-effectiveness
We evaluated companies based on average plan prices using publicly available information. We then weighed the total cost against coverage limits to select plans that provided a range of quality services for a fair price.
Coverage
Home warranty coverage can be determined by two methods:
- The total number of appliances and systems covered by the plan
- Deductions and cap limits
We took a look at both to select plans that included a healthy mix of coverage breadth and depth. Warranty providers with low cap limits or that excluded common major systems and appliances did not make our list.
Customer satisfaction
We checked major online review sites including Yelp, Trustpilot and Google Business Profiles to get an unbiased view of the average customer experience for each business on our list. We also looked at the Better Business Bureau (BBB) page for each business. Finally, we took industry accreditation and recent and ongoing legal troubles into account when building a customer satisfaction profile for each business.
Extra benefits
Many home warranty companies offer additional benefits to plan holders as a purchase or retention incentive. Benefits range from free months and premium discounts to perks unrelated to the home warranty industry. For example, AFC Home Club provides its plan holders with a free credit monitoring service and discounts at thousands of restaurants and retailers nationwide.
Summary of Best Home Warranty Companies in San Jose 2022
Now that we’ve concluded our look at the top home warranty companies in San Jose, let’s do a quick recap.
- Choice Home Warranty topped our list as the best overall pick with affordable monthly premiums, a 90-day service guarantee and no home inspection requirement.
- Liberty Home Guard beat out the competition with its responsive claim team
- The Home Service Club distinguished itself with its speedy service and industry-leading 10-day waiting period before its warranty goes into effect.
- Founded in 1980, 2-10 Home Warranty took our top spot for years in business. With more than 40 years of institutional wisdom, 2-10 Home Warranty offers its customers a variety of unique industry-leading home warranty solutions like service fee refunds for problems not covered under the warranty and a plan starting at only $19 a month.
- American Home Shield offers customers the flexibility to customize their plans how they best see fit.
- Select Home Warranty leads the way in affordable pricing with its low service fees and monthly premiums.
- Finally, American Residential Warranty offers its customers industry-leading availability for claim support and customer service.
Before you purchase your home warranty in California, we suggest that you write out a list detailing what’s most important to you. Take another look at our list and determine which two or three plans best fit your needs. Then go online or give the warranty providers a call, write down your quotes and choose the plan that’s best for you.