Some companies pay us when you click their button. Paying partners are labeled and can be listed first.Some companies pay us. Partners are labeled.Advertiser disclosure
Home warranty plans from about $30 to $60 a month, judged on what they will actually pay: HVAC and appliance caps, service fees, 30-day waiting periods and state enforcement records.
By BestGuide Editorial Team, Editorial Team. See their work.Published June 12, 2026Updated October 16, 2026This page was compiled from primary sources: company disclosures and terms, the BBB and regulators. Our ratings method is described on the methodology page.
The best home warranty company is the one whose coverage caps, service fee and exclusions fit your home, not the one with the lowest monthly price. American Home Shield and 2-10 publish the clearest prices and caps (plans from about $30 to $60 a month, HVAC caps up to $5,000), First American says it has no total dollar cap on conventional heating and AC (appliances and roof leaks are capped), and several budget brands cap appliance repairs at $500 to $1,500. Before you buy, read the sample contract and compare the caps, the per-visit service fee and the 30-day waiting period.
Our top picks
Best for buyers who will read the contract closely and prefer a phone quoteFirst Premier Home WarrantyBestGuide Score: 4.5 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner.
Best for first-year promotionsSelect Home WarrantyThis company pays BestGuide when you connect with it through our site. Verified partners are scored on our partner verification program and can be listed first. Payment never changes what we report about fees, terms or complaints.BestGuide Score: 3.5 out of 5. Set by our editorial team from published factors such as cost, credentials, reputation, customer experience, services and guarantees. Verified partners are scored on our partner verification program and can be listed first; they are always labeled BestGuide Partner.HVAC cap$3,000 per year
This guide is for homeowners weighing a service contract for aging systems and appliances, and for buyers and sellers deciding whether to add one at closing. A home warranty pays to repair or replace covered items that break down from normal wear, which homeowners insurance does not cover, but only up to the limits in your contract.
Those limits matter more than the monthly price. On the plans we compared, they run from $500 a year for appliances at Select to $4,000 per appliance on American Home Shield's ShieldPlatinum, and First American says it sets no total dollar cap on conventional heating and AC, though appliances and roof leaks have limits. Service fees, exclusions and state rules also shape what you get back.
Below you will find companies ranked by coverage strength and complaint record, a side-by-side cap table, typical costs, red flags including state enforcement actions, and alternatives to buying a plan.
Typical monthly price
$29.99 (American Home Shield) to $59.99 (2-10 Pinnacle) a month for published plans, as listed October 202612
Why we picked it. First Premier says it has served more than 1 million homeowners since 1989, and its plans cover the usual systems and appliances. The catch is its sample agreement, which limits liability to $1,500 per covered item. That is low next to the $5,000 HVAC caps at larger brands.
More details, pros and cons
Service fee
Set on your coverage summary; not published
Cancellation: Full refund within 30 days, less service costs; $75 admin fee after that
Pros
Covers common systems and appliances
Waiting period can be waived with proof of prior coverage
Sample service agreement posted online
Cons
$1,500 per-item limit falls far short of a typical furnace or AC replacement
Prices and service fee not published
A WKBW 7 Problem Solvers report described a $275 payout on a $6,400 furnace claim and questioned the company's listed office address
Skip it if: You have an older HVAC system and want enough coverage to pay for a replacement.
More about First Premier Home Warranty
First Premier Home Warranty focuses on delivering robust value through highly adaptable coverage tiers and an extensive menu of optional add-ons. They allow you to choose a variable service call fee at sign-up, which directly controls how much you pay for your monthly premium and gives you maximum budget flexibility. Contracts are entirely transferable to new buyers with zero hidden fees, and their broad coverage spans both major environmental systems and everyday appliances. With a straightforward claims process and no requirement for an initial home inspection, they cater exceptionally well to buyers on a strict financial plan.
Best for first-year promotions: Select Home WarrantyThis company pays BestGuide when you connect with it through our site. Verified partners are scored on our partner verification program and can be listed first. Payment never changes what we report about fees, terms or complaints.
3.5/5
HVAC cap
$3,000 per year
Appliance cap
$500 per year
Why we picked it. Select runs aggressive promotions, such as $150 off and two free months, and its three-plan lineup is easy to follow. The tradeoffs are low limits ($3,000 a year for HVAC and $500 for appliances, plumbing and electrical), a service fee owed even on denied claims, and a B- BBB rating with 4,670 complaints in three years.
More details, pros and cons
BBB
B-, not accredited; 4,670 complaints in the last 3 years
Plans: Bronze Care (appliances), Gold Care (systems), Platinum Care (both)
Promotions: $150 off, 2 months free, free roof leak coverage, as listed October 2026
Service fee: Typically $65 to $200 per technician dispatch, charged even if the claim is denied
Pros
Frequent discounts and free months
Simple three-plan lineup
Roof leak coverage included in current promotions
Cons
$500 annual cap on appliances, plumbing and electrical
Prices not published
$75 cancellation fee after 30 days
Service fee is owed even when a claim is denied
BBB B- with 4,670 complaints in three years
Skip it if: You want appliance coverage large enough to replace a refrigerator or range.
More about Select Home Warranty
Select Home Warranty caters to property owners looking for an affordable, straightforward entry point into comprehensive home system protection. In addition to their highly competitive starting monthly premiums, they uniquely include limited roof leak repair at no extra charge across all of their standard plans. While individual appliance payout caps are strictly regulated, their heating and cooling limits still reach an impressive $3,000, offering balanced protection for essential home climates. They also reward customers with valuable promotional discounts when signing up for multiyear protection agreements.
These companies didn't make our top 2, but may still fit your situation.
American Home Shield4.1
AHS states its plan limits plainly, and its $5,000 HVAC cap and up to $4,000 per appliance on ShieldPlatinum are among the highest in this guide. You can also accept a higher service fee in exchange for a lower monthly price.
We compared published monthly prices, HVAC and appliance coverage caps, waiting periods, service fee terms, cancellation terms and state regulatory actions. Facts come from each company's official plan pages and sample service agreements, the Arizona and New Jersey attorneys general, and local news reporting. Prices are as listed October 2026 and vary by state, home size and plan options. Where a company did not publish a figure on the pages we checked, we say so. We did not buy plans or file claims. Read our full methodology.
How much a home warranty costs
Published plans range from $29.99 a month (the American Home Shield starting rate) to $59.99 a month (2-10 Pinnacle), as listed October 2026. First American says the average cost of its coverage is about $55 a month. On top of the premium, you pay a service fee (also called a trade call fee) every time a technician comes out.
Your true cost is the premium plus service fees, minus what the plan actually pays. A cheap plan with a $500 appliance cap may pay far less on a big repair than a pricier plan with a $2,000 to $4,000 cap.
Coverage caps
Company
HVAC cap
Appliance cap
American Home Shield
$5,000 per system
$2,000 (Gold) or $4,000 (Platinum)
2-10
$5,000 per system
$2,000 (Pinnacle)
First American
No total dollar cap stated (conventional heating and AC)
Dollar limits in the contract
Choice
$3,000 per item per year
$3,000 per item per year
Select
$3,000 per year
$500 per year
First Premier
$1,500 per item
$1,500 per item
Caps come from each company’s published plan page or sample agreement, as listed October 2026. Your actual contract may differ by state.
How to choose a home warranty company
Read the sample contract first. Look for per-item caps, exclusions (rust, pre-existing conditions, lack of maintenance, code upgrades) and how the company decides between repair and replacement.
Compare caps to your oldest equipment. If your furnace or AC is near the end of its life, a $1,500 cap will not cover a replacement.
Ask about the service fee. It is charged per visit, and some companies let you pick a higher fee for a lower premium.
Check the waiting period. Most plans start 30 days after purchase.
Check complaints and regulators. Search the company on BBB.org and with your state attorney general or consumer protection office.
Know the cancellation terms. Several companies charge a $50 to $75 administrative fee after the first 30 days.
How home warranties vary by state
Home warranties are service contracts regulated at the state level, so prices, terms and even the company that issues your contract can change by state. Choice Home Warranty’s sample agreement lists modified terms for 19 states plus Washington, D.C., and runs California contracts through a separate company. First Premier’s agreement is issued by a different entity depending on your state. Old Republic and other companies do not sell in every state. Always request the contract for your state and zip code, not a generic sample.
Red flags and regulatory warnings
Pressure to buy on the first call. A legitimate company will email you the contract to read first.
No published caps or sample contract. If limits are hidden, assume they are low.
Denials for rust, wear or lack of maintenance. These are common exclusions, so keep your maintenance records.
State enforcement history. Arizona’s attorney general announced an $11.8 million settlement with Choice Home Warranty in January 2026 over alleged misrepresentation of coverage; the company admitted no wrongdoing. In 2015, New Jersey reached a $779,914 settlement with the company over claim denials.
Alternatives to a home warranty
Self-funded repair account: setting aside the $360 to $720 a year a plan would cost keeps the full amount available for any repair.
Manufacturer warranties: newer appliances and HVAC units often carry parts warranties for several years.
Homeowners insurance: covers sudden damage such as fire or storms, which home warranties do not.
Builder warranty: new construction homes often include a builder warranty for structural and systems defects.
Terms to know
Service fee (trade call fee)
The amount you pay each time the company sends a technician.
Coverage cap
The most the company will pay for a covered item or system per claim or per contract term.
Waiting period
The time after purchase, usually 30 days, before you can file a claim.
Pre-existing condition
A problem that existed before coverage started, which is usually excluded.
Add-on coverage
Optional coverage for items such as pools, well pumps or roof leaks, at extra cost.
Service contract
The legal form of most home warranties, which most states regulate separately from insurance.
Frequently asked questions
Is a home warranty worth it?
It can be, if your systems and appliances are older, you want predictable costs, and the plan's caps are high enough to cover a replacement. If your equipment is new or the caps are low, putting the premium into a repair fund may work better.
How much does a home warranty cost per month?
Published plans run from about $29.99 to $59.99 a month as of October 2026, plus a service fee each time a technician visits. First American says its average is about $55 a month.
What does a home warranty not cover?
Common exclusions include pre-existing conditions, damage from lack of maintenance, rust and corrosion, code upgrades and permits, and costs above the plan's cap. Read the contract for your state to see the full list.
Is a home warranty the same as homeowners insurance?
No. Homeowners insurance covers sudden damage like fire, storms or theft. A home warranty covers repair or replacement of systems and appliances that break down from normal wear.
How long is the waiting period for a home warranty?
Most companies, including American Home Shield, First Premier, Select and Choice, start coverage 30 days after purchase. Some waive the wait if you show proof of prior continuous coverage.
Which home warranty has the highest coverage limits?
First American says it has no total dollar cap on conventional heating and AC, though appliances and roof leaks have limits. Among companies that publish caps, American Home Shield's ShieldPlatinum is highest, with $5,000 for HVAC and $4,000 per appliance.
Can I cancel a home warranty?
Usually, yes. Most companies give a full refund within 30 days, minus any service costs. After that, you get a prorated refund minus service costs and an admin fee, often $50 to $75.
Who pays for a home warranty when buying a house?
Sellers or real estate agents often buy a one-year plan for the buyer at closing. Old Republic and 2-10 are commonly used in real estate transactions.
How do I file a complaint about a home warranty company?
Start with the company's own complaint process, then file with the BBB and your state attorney general or consumer protection office. Keep all maintenance records, denial letters and contractor reports.
Sources (24)
Facts on this page come from company websites, government agencies and regulators, checked on the dates shown. Editorial standards
BestGuide is free to use. Some companies on this page pay us when you visit their site or contact them through us. Compensation, along with our editorial review, may influence which companies we feature and the order they appear in. It doesn't change what our reviews say. Advertising disclosure
