Best Home Warranty Companies of 2025

Americans are increasingly worried about affording home repairs, according to a study from home maintenance platform Angi. Almost half (48%) of the homeowners surveyed say the cost of essential home repairs is a bigger stress in 2025 than in 2024.

A home warranty can help alleviate that anxiety by covering the cost to repair or replace appliances, HVAC systems, electrical, plumbing and more.

CNBC Select has picked the best home warranty companies based on coverage, rates, service fees, customer service and more.

To learn how we made our selections, read our methodology.

Who’s this for? American Home Shield contracts cover problems stemming from improper installation and undetectable pre-existing issues, as well as items without maintenance records.

Standout benefits: If a technician needs to cut into a wall or floor to get to a covered system, the access repairs are covered up to $1,000.

Who’s this for? Unlike many competitors, AFC Home Warranty lets policyholders choose the contractor or technician they want to work with, so long as they’re licensed, bonded and insured.

Standout benefits: Many service contracts are only for a year. However, AFC offers three-year plans, letting you lock in your price for longer.

Who’s this for? Select Home Warranty is a great choice for budget-minded homeowners: It offers affordable plans and lower service call fees than others on our list. Plus, there are regular promotions, like two months free if you pay your yearly premium upfront.

Standout benefits: Unlike many home warranty companies, Select includes roof leak repair with all plans.

Who’s this for? Choice Home Warranty contacts service providers within four hours of receiving your call, a quick turnaround compared to the 24 or even 48 hours some providers need.

Standout benefits: If you pay for your Choice contract in full up front, your first month is free.

Who’s this for? Liberty Home Guard plans cover up to two air conditioning condensing units and all components of a heating system.

Standout benefits: Liberty Home Guard offers a variety of discounts, including for new appliances, for buying warranties for multiple properties and for referring other homeowners.

Who’s this for? Cinch Home Services has an affordable appliance-only plan that covers repairing or replacing washers and dryers, refrigerators, ovens and more. Up to two of each appliance is covered.

Standout benefits: Rather than per-item limits, Cinch caps coverage at $10,000 per year. That can be helpful if you have to replace an expensive appliance, HVAC or other system.

A home warranty is a service contract that covers the cost of repairing or replacing household appliances and home systems.

The cost of a home warranty can vary greatly depending on your location and the plan you select, but the average cost is about $600 a year. That’s not including the fee for a service call, which averages about $75 to $125.

Most home warranty companies work with a network of licensed contractors but some will allow you to choose your technician.

A home warranty plan may cover major household appliances, including:

• Refrigerators
• Ovens
• Dishwashers
• Garbage disposal
• Washer/dryer
• Garage door opener

It can also include home systems, like HVAC, electrical, plumbing and ductwork.

Coverage options vary greatly and you may be required to provide maintenance records, so read any policy documents carefully before signing a contract.

You can often buy additional coverage for special features, like a pool or spa, lawn sprinklers, septic systems, sump pumps or additional refrigerators.

Repairing roof leaks is usually extra, although Select Home Warranty includes it with all its policies.

Most warranties don’t cover cosmetic damage or issues stemming from neglect, natural disasters or improper installation. Pest control, outdoor plumbing and structural repairs to walls, windows or doors are also usually excluded.

Pre-existing issues are generally not covered, although some plans will pay for repairs if the problem was previously unknown to the homeowner.

While home warranties cover normal wear and tear, they don’t all cover the same systems or appliances. And there are coverage limits, which can be per claim or aggregate. A provider may cap coverage for HVAC systems at $5,000, for example. If repairs to your heating system cost $7,000, you’ll have to pay the balance out of pocket.

When shopping for a home warranty, there are several factors to consider.

Availability: Not all home warranties are available nationwide. Make sure any provider you’re considering issues policies in your area.

Plan offerings: Do you just want to protect household appliances or major home systems? Do you want coverage for both, or for special features like a pool? Consider the plans a company makes available and what each plan covers.

Coverage limits and restrictions: Home warranties only pay for repairs to covered items up to a certain limit. If plumbing is capped at $500 for the life of your contract, is that enough for you? Additionally, check if you need maintenance records to get repairs or replacements approved.

Cost: Get quotes from several companies. Many offer one or two months free if you pay for the contract in full up front, which can mean big savings. Be sure to find out how much they charge for service calls — the difference can vary by as much as $100.

Claims process: Are you able to file a claim online or via a mobile app? How long does it take the company to contact a contractor? See what the company and customers have to say.

Customer service: Check if a company lets you choose your contractor and how convenient its customer service hours are. In addition, the Better Business Bureau or your state attorney general’s office may have information about complaints or litigation.

The average cost of a home warranty plan is about $534 per year, according to Investopedia, although prices vary depending on your coverage level and whether you include optional add-ons, like a pool or a hot tub.

You’ll also have to pay a service fee to the contractor who comes to your home to perform repairs. This can range from $50 to $125 per visit.

At CNBC Select, our mission is to provide our readers with high-quality service journalism and comprehensive consumer advice so they can make informed decisions with their money. Every home warranty review is based on rigorous reporting by our team of expert writers and editors with extensive knowledge of home warranty products. While CNBC Select earns a commission from affiliate partners on many offers and links, we create all our content without input from our commercial team or any outside third parties, and we pride ourselves on our journalistic standards and ethics.

CNBC Select analyzed more than a dozen home warranty companies based on a variety of factors:

• Plans: We favored companies that included more appliances and systems in their plans and that offer a variety of unique add-on options.
• Coverage limits: We noted the caps companies placed on repairs and whether they were aggregate or per item.
• Cost: We considered the cost of a contract, as well as the availability of limited-time offers and discounts. We also factored in how much a company charged for service calls.
• Customer satisfaction: All the companies on our list have a Better Business Bureau rating of B or higher. We also considered whether a provider allowed customers to file claims online or choose their contractor, and how extensive their customer service hours were.

We also considered CNBC Select audience data when available, such as general demographics and engagement with our content and tools.

Based on that criteria, our picks for the best home warranty companies are:

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