The 5 Best Home Warranty Companies in Washington of 2024

From low monthly rates and lengthy workmanship guarantees to more unique membership perks such as discounted appliances and energy-efficient upgrades, the best home warranty companies have a lot to offer Washington homeowners.

Best Overall

The green checkmark logo of Cinch Home Services appears above the company's name written in grey against a white background.

Cinch Home Services

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Runner-Up

The company's red and blue shield logo appears next to the words 'American Home Shield' written in blue against a white background.

American Home Shield

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Best Add-On Coverage

A blue and red house logo appears next to the words 'Liberty Home Guard; written in blue and red against a white background.

Liberty Home Guard

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Homeowners have a lot to consider when building their home protection plan. While homeowners insurance can provide valuable protection against certain types of property damage, when it comes to protecting a critical system or home appliance, insurance won’t likely apply. If the air conditioning system were to break down in the middle of a heat wave, for instance, homeowners insurance won’t pay to fix or replace that unit. Instead, homeowners will need to consider investing in a home warranty if they want to cover key home systems and appliances against malfunctions related to aging and normal wear and tear.

Home warranties protect the home’s major systems and appliances, allowing homeowners to schedule potentially expensive repairs without draining their savings. With the combined power of a home warranty and homeowners insurance, homeowners can protect the roof over their head and most everything under it. But with the many home warranty companies on the market to consider, how can customers find the right plan? This guide has everything homeowners need to know to find the best home warranty in Washington state to suit their situation.

  1. BEST OVERALL: Cinch Home Services
  2. RUNNER-UP: American Home Shield
  3. BEST ADD-ON COVERAGE: Liberty Home Guard
  4. BEST CLAIMS PROCESS: Home Warranty of America
  5. ALSO CONSIDER: American Residential Warranty
The Best Home Warranty Companies in Washington Options
Photo: istockphoto.com

What to Consider When Choosing One of the Best Home Warranty Companies in Washington State

With costs, coverage, and other factors varying significantly among home warranty companies, homeowners will need to do their research to find the right plan and provider. Each residential warranty company has pros and cons homeowners will need to be prepared to weigh to find the warranty that best fits their needs. Prospective customers can look at several factors when comparing home warranty companies, including cost considerations, coverage options, and claims processes.

Policies and Plans

It’s common for home warranty companies to offer multiple plans and policies, with coverage ranging from basic to comprehensive alongside a collection of optional service add-ons homeowners can purchase to expand the scope of their policy. However, the specific items covered under these home warranty services will depend on the provider.

Both standard and add-on coverage options can vary significantly, so homeowners will need to pay close attention to the available options with each provider, considering how each company’s coverage options might align with their unique needs. For instance, Washington residents may want coverage for roof leaks due to the state’s heavy rainfall, but many policies will only offer this protection as an extra service add-on—if they offer it at all. Other plans may include it as a standard coverage term, which could provide more value to homeowners.

Maximum Coverage Limit

While examining each company’s coverage options, homeowners will likely want to pay close attention to the maximum coverage limits. These limits dictate the maximum amount the home warranty company is willing to spend on repairs on covered systems and appliances.

As such, limits on home warranty coverage play a direct role in determining how far this type of coverage can stretch. If homeowners find themselves in need of expensive repairs or replacements that exceed their coverage limit, they may be on the hook to pay the difference in cost. For this reason, prospective customers won’t want to overlook this important detail.

Average Monthly Rate

The monthly rate on a home warranty represents the up-front cost the homeowner is required to pay in return for protection on their home’s major systems and appliances. Monthly rates are influenced by several factors, including the size and location of the home as well as the specific coverage options selected by the homeowner.

Monthly rates can also differ greatly between home warranty companies and policy tiers, so homeowners may want to compare multiple plans and policies to find the coverage they need at a price that fits their budget. To assess the overall affordability of each home warranty provider, average monthly rates can be helpful, though homeowners will need to obtain home warranty quotes to get a better idea of the specific costs they can expect.

Discounts

Many home warranty companies offer discounts that homeowners may be able to use to lower the total cost of their home warranty coverage, but these discount opportunities will depend on the provider. While some companies may offer promotional discounts designed to attract new customers, others may reward loyal customers with extra months of coverage at no additional cost. To get the best deal on their home warranty plan, homeowners may want to keep their eyes peeled for any potential discount opportunities that may be available to them throughout their home warranty search.

Service Fee

While homeowners pay monthly rates in return for their home warranty coverage, service fees are paid when homeowners use that coverage to schedule repairs on covered systems and appliances. This means customers need to choose a home warranty with a service fee they will be ready and able to pay when a repair need arises.

But like many of the other factors on this list, service fees can vary significantly from one home warranty provider to another. Therefore, it’s a good idea for homeowners to compare costs between companies before committing to a plan, considering how these out-of-pocket costs might fit into their budget. Home warranty providers may have a range of service fee options, and selecting a lower fee will likely result in higher monthly or annual rates, while choosing a higher fee often leads to lower rates. With that in mind, Washington residents may want to consider the impact that their service fee selection will have on the total cost of their home warranty service.

Waiting Period

Most home warranties begin with a waiting period—a brief window of time between when a customer purchases their policy and when they can first use their home warranty coverage. Although home warranty waiting periods are common practice, some homeowners may be eager to avoid the potential coverage gap this situation could create.

For that reason, it’s worth noting that some home warranty companies offer ways for customers to bypass the standard waiting period. While some may waive the waiting period for homeowners who show proof that they already have coverage with another company and are looking to switch providers, others may waive it for homeowners who agree to an in-home inspection of the systems and appliances they are seeking to cover. These opportunities will ultimately depend on the provider, however, so homeowners may need to check each company’s policies and contract terms if skipping the waiting period is a priority for them.

Claims Process

Alongside cost and coverage factors, customer service is another important factor that homeowners may want to consider before committing to a plan. With home warranties, customer satisfaction is strongly impacted by the claims process, which homeowners will need to navigate when the time comes for repairs.

To choose a provider they can trust to quickly schedule repairs and send out a qualified technician when a home system or appliance breaks down, homeowners may want to make note of several factors related to the claims process. These considerations include the length of time it takes for the home warranty company to respond to and process claims and whether the homeowner has any say in choosing a contractor for repairs.

Workmanship Guarantee

When homeowners use their home warranty to schedule repairs on covered systems and appliances, they are required to pay a service fee. But if the initial repairs fail to resolve the underlying issue, these homeowners could be required to pay a second service fee—unless they are still covered by a workmanship guarantee.

The workmanship guarantee on a home warranty protects the homeowner if follow-up work is needed, allowing them to schedule additional repairs at no additional cost. However, the length of the workmanship guarantee will depend on the provider, with some offering guarantees as short as 30 days and others boasting guarantees that last for the entire length of the customer’s policy. Because this factor can directly impact out-of-pocket costs, it can be worthwhile for homeowners to take the time to understand the workmanship guarantee with each company on their list.

Our Top Picks

The best home warranty companies—in Washington state or anywhere else in the country—offer a wide range of benefits that may appeal to different homeowners. When ranking the top home warranty companies, we searched for providers offering reliable coverage at an affordable price in the Evergreen State. In particular, we noted average rates, service fees, workmanship guarantees, and other perks to identify the companies offering the best overall value.

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Specs

  • Maximum coverage limit: $3,000
  • Average monthly rate: $52
  • Service fee: $100 to $150
  • Claims process: Online, phone
  • Workmanship guarantee: 180 days

Pros

  • Coverage for unknown pre-existing conditions included
  • Coverage for rust and corrosion included
  • Relatively low $52 average monthly rate
  • Relatively long 180-day workmanship guarantee

Cons

  • Relatively high $100 to $150 service fee

Why It Made the Cut: By choosing Cinch Home Services, customers can secure low monthly rates, long workmanship guarantees, and coverage on items commonly excluded by other providers. With Cinch Home Services, Washington homeowners can protect items commonly excluded by other home warranty companies with coverage for pre-existing conditions related to rust and corrosion buildup. These standard coverage inclusions increase the overall value of a Cinch Home Services policy, allowing homeowners to cover a wider range of household repairs. In fact, the provider can offer one of the best home warranties for pre-existing conditions. Even with these generous standard coverage terms, the company’s average rates are relatively affordable at $52 per month, which is a competitive price in the Washington market. Although the exact price a homeowner pays for their coverage will depend on several factors, including the size and location of their home as well as the specific coverage options they select, these average rates suggest that homeowners may be able to get a good deal on a home warranty by going with Cinch Home Services. But while up-front costs may be low, potential customers will need to be prepared to pay a somewhat hefty fee to schedule repairs on covered systems and appliances. Still, some homeowners may be willing to pay this higher out-of-pocket cost to get the benefit of the company’s lengthy workmanship guarantee, which runs for 180 days. That is a fairly long time for a home warranty guarantee, giving homeowners plenty of time to check for any issues with covered repairs.  

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Why It Made the Cut:

With American Home Shield, homeowners can cover a wider range of repairs, with high coverage limits on HVAC repairs and standard coverage for rust, corrosion, sediment, and unknown pre-existing conditions.

Regardless of their policy tier, customers who choose American Home Shield will receive the added benefit of an extremely high coverage limit on HVAC repairs and replacements. This $5,000 limit may allow homeowners to use their home warranty to cover the entire cost of expensive repairs without needing to pay out of pocket.

Prospective policyholders will want to note that American Home Shield’s workmanship guarantee is relatively short at only 30 days, which could lead to customers having to pay additional service fees for follow-up work. However, homeowners may be able to avoid these types of situations by closely inspecting repairs before their 30-day window is up.

Alongside high coverage limits, American Home Shield also offers some unique standard coverage inclusions. This includes coverage on pre-existing conditions, which the company defines as any issues that cannot be identified through a visual inspection or simple mechanical test, and coverage for repairs related to rust, corrosion, and sediment. These types of issues aren’t commonly covered under a home warranty, so having them included at no extra cost is worth noting, as it may give customers more opportunities to put their home warranty to use.

 

Specs

  • Maximum coverage limit: $5,000 (for HVAC systems)
  • Average monthly rate: $63
  • Service fee: $100 or $125
  • Claims process: Online, phone
  • Workmanship guarantee: 30 days

Pros

  • Relatively high $5,000 coverage limit on HVAC repairs and replacements
  • Coverage for unknown pre-existing conditions included
  • Rust, corrosion, and sediment coverage included

Cons

  • Relatively short 30-day workmanship guarantee
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Why It Made the Cut:

Homeowners who choose Liberty Home Guard will gain access to a portfolio of more than 40 service add-ons, along with flexible payment options and bonus coverage for those paying in full.

Homeowners looking to protect a wider range of systems and appliances may be drawn to Liberty Home Guard. With more than 40 service add-ons available for purchase, customers who choose Liberty Home Guard will have no shortage of opportunities to customize their policy. In Washington, the most popular add-on options include ground spa, lawn sprinkler system, well pump, septic system pumping, and limited roof-leak coverage.

Before committing to a policy, prospective customers may want to note that Liberty Home Guard policies come with a relatively low coverage limit of $2,000. However, it’s important to recognize that this limit is applied per item, not per term, so cumulative repair costs can exceed this amount as long as the cost to repair one item doesn’t exceed $2,000.

Financial flexibility is another notable perk, with the company allowing customers to pay up front or make monthly payments on their home warranty coverage. Homeowners who choose to pay up front will be rewarded with additional months of coverage at no extra cost, with the reward increasing based on the duration of their policy. For example, those purchasing an annual policy will receive 2 months of extra coverage, those purchasing a 2-year policy will receive 3 months of extra coverage, and so on. Homeowners who cannot afford to pay up front can instead take advantage of the company’s interest-free payment plans, which may make it easier for homeowners to fit a home warranty into their monthly budget.

 

Specs

  • Maximum coverage limit: $2,000 per item
  • Average monthly rate: $55
  • Service fee: $60 to $125
  • Claims process: Online, phone
  • Workmanship guarantee: 60 days

Pros

  • Wide variety of service add-ons
  • Flexible payment plans
  • 2 months of free coverage with annual payment

Cons

  • Relatively low $2,000 coverage limit per item
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Why It Made the Cut:

With Home Warranty of America (HWA), homeowners can reap the reward of high coverage limits, a rapid claims response time, and energy-efficient upgrade options.

Customers who are looking to protect aging systems and appliances may want to consider Home Warranty of America. The company boasts an impressively high coverage limit of $5,000 per system, which could allow homeowners to cover more-expensive repairs and replacements. Homeowners who choose to add the GreenPlus option to their plan will also receive policy terms that allow them to replace covered items in need of repair with energy-efficient upgrades. This option could help homeowners replace aging appliances with models that will save them money in energy costs over time.

Customers considering HWA may want to be aware that the company’s workmanship guarantee only lasts for 30 days on both labor and parts, which means homeowners will need to be diligent about testing systems once repairs are completed. But this somewhat short guarantee is balanced by an expedited claims process, which may be worth the trade-off for Washington homeowners. With Home Warranty of America, customers can expect to be contacted by an authorized service provider within 24 hours of submitting a claim. This rapid response time may allow homeowners to schedule urgent repairs without delay, minimizing stress and maximizing peace of mind.

 

Specs

  • Maximum coverage limit: $5,000 per item
  • Average monthly rate: $54
  • Service fee: Starting at $75
  • Claims process: Online, phone
  • Workmanship guarantee: 30 days

Pros

  • Relatively high $5,000 coverage limit
  • Energy-efficient appliance upgrades available
  • Immediate response to service requests possible

Cons

  • Relatively short 30-day workmanship guarantee
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Why It Made the Cut:

From low service fees to more unique perks, like discounts on new appliances, American Residential Warranty is an option Washington homeowners may want to consider.

American Residential Warranty gives customers the ability to take some control of their home repairs with the option to choose their own technician. Homeowners who prefer to use a trusted, local handyman over a contractor selected by their home warranty company may find this appealing. The only requirement is that the homeowner inform the claims representative of their preference to ensure their chosen contractor is authorized to make the necessary repairs.

At an average monthly rate of $64, the up-front costs of a policy with American Residential Warranty can be somewhat high for the Washington market. However, this cost may be offset by the company’s service fee, which is standardized at $55 across all policies. This is a very affordable fee, which can help homeowners keep out-of-pocket costs low when scheduling repairs. American Residential Warranty customers will also gain access to additional membership perks, including exclusive discounts on new appliances from name-brand manufacturers. According to the company, these discounts can be significant, allowing homeowners to take as much as 30 percent off the purchase price.

 

Specs

  • Maximum coverage limit: $2,500 ($5,000 in aggregate)
  • Average monthly rate: $64
  • Service fee: $55
  • Claims process: Online, phone
  • Workmanship guarantee: 30 days labor, 60 days parts

Pros

  • Customer-selected technician option
  • Low $55 service fee
  • Up to 30 percent discount on new appliances

Cons

  • Relatively high $64 average monthly rate

Our Verdict

We gave the award for Best Overall to Cinch Home Services because of its standard coverage inclusions, low monthly rates, and lengthy workmanship guarantees. The Runner-Up award goes to American Home Shield since it has high coverage limits on HVAC repairs and standard coverage for rust, corrosion, sediment, and certain pre-existing conditions.

How We Chose the Best Home Warranty Companies in Washington State

To identify the best home warranty companies in Washington state, we began by determining which companies service the region, taking note of each company’s standard coverage and any add-on services that may benefit homeowners in the Pacific Northwest. Cost considerations were another important factor, so we weighed average monthly rates, service fees, and potential discount opportunities to compare the total cost of coverage between providers. To anticipate the potential customer experience, we considered claims response times, workmanship guarantees, and other membership perks as we conducted our research. Taking all of these factors into account helped us identify the home warranty companies offering the best costs, coverage, and customer service for homeowners in Washington.

Before You Choose One of the Best Home Warranty Companies in Washington State

Before homeowners can choose a home warranty, it’s a good idea to first assess their coverage requirements and determine whether they need a home warranty at all. Janelle Guthrie, communications director of the Building Industry Association of Washington, says that while homeowners with mortgages are required to have homeowners insurance, the usefulness of a home warranty may depend on a person’s ability to repair malfunctioning home systems or appliances on their own. “The decision for a homeowner to add a home warranty really comes down to their ability to handle repairs by themselves versus needing to hire someone to repair things around their homes,” Guthrie explains, noting that those who are comfortable handling repairs may prefer to put the money they would have spent on a home warranty into an emergency fund.

Having said that, many homeowners lack the necessary experience to repair home systems (such as HVAC or plumbing systems) as well as refrigerators, ovens, and other appliances. Even those with handy DIY skills will likely want to hire an experienced technician to take care of these types of repairs.

Alongside their handiness, homeowners will need to consider several factors to determine if a home warranty is right for them, including the specific items they’re looking to protect and the amount they might be willing to pay for that protection. Before choosing a home warranty plan, homeowners may want to make a detailed list of these needs and priorities, which will act as a guiding light throughout their home warranty search.

When homeowners are comparing a home warranty vs. homeowners insurance, it’s important to remember that home warranties only cover issues resulting from aging systems and normal wear and tear. Unlike a home warranty, insurance covers property damage to both the structure of the home and its contents. Homeowners insurance also provides liability protection and coverage for theft and vandalism. With that in mind, buying a home warranty could make sense to complement homeowners insurance rather than replace it.

Cost of Opting for One of the Best Home Warranty Companies in Washington State

When it comes to home warranty costs, there are two main factors to consider: monthly rates and service fees. While a company’s monthly rates will determine the price homeowners pay for their home warranty coverage, the company’s service fees will determine the price they must pay to schedule repairs on covered systems and appliances.

Both monthly rates and service fees can vary significantly between providers, so homeowners will want to consider how each of these costs might fit into their monthly budget before committing to a plan. Home warranty costs fall between $264 and $1,425 annually, with homeowners nationally paying an average of $600 per year for this type of coverage. However, home warranty rates may run a bit higher in the Washington market—each of the top companies listed here has average annual rates above $600—so homeowners in this state may want to prepare to pay more than the national average for a policy.

The Advantages of Opting for One of the Best Home Warranty Companies in Washington State

Some homeowners may find themselves asking if a home warranty is worth it for them. But for many, this type of coverage can provide significant benefits, especially if homeowners worry about budgeting for repairs around their house. “The biggest advantage to a home warranty is the peace of mind that you won’t have to pay huge repair or replacement costs if something in your home fails,” Guthrie explains. “New homeowners who have depleted their savings on a down payment may also choose a home warranty to avoid any unexpected major expenses while they rebuild their emergency fund.”

Homeowners who opt for one of the best home warranties in Washington state will reap the reward of several additional benefits, including:

  • Extensive coverage terms, including standard protection for pre-existing conditions, rust, corrosion, and sediment, in some cases, as well as various service add-ons;
  • Flexible payment options to help them work a home warranty into their monthly budget; and
  • Quick response times that allow customers to schedule necessary repairs without delay.

FAQs

Home warranties can serve as a powerful tool, allowing homeowners to keep major systems and appliances in good working condition without breaking the bank. But with multiple policy options to consider, it’s only natural that homeowners might have some lingering questions about this type of coverage. To minimize uncertainty, prospective policyholders may want to review some of the most frequently asked questions regarding home warranties.

Q. How long are most home warranties?

Though most home warranty companies offer annual policies, an extended home warranty, which can provide coverage for up to 5 years, may be available with some providers.

Q. How much is a home warranty in Washington state?

Based on the companies included in this list, the average cost of a Washington home warranty is $58 per month. However, exact costs will vary between providers.

Q. Is a home warranty the same as an appliance warranty?

Appliance warranties are provided by manufacturers to cover repair or replacement costs if the item were to unexpectedly break down during a set time frame, which is typically a year after purchase. Unlike an appliance warranty, a home warranty covers general wear and tear on both systems and appliances, including the electrical, plumbing, and HVAC systems. Home warranty coverage can also be purchased at any time, while extended appliance warranties are typically only available at the item’s point of sale.

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Katie Ziraldo

Contributing Writer

Katie Ziraldo is a freelance writer and data journalist with a background in personal finance and real estate. With more than a decade of professional experience, Katie specializes in simplifying complex topics to create equitable, educational content. Her portfolio of work also includes The Detroit Free Press and Huffington Post. In her free time, you can find Katie hunting for home decor or cuddled up on the couch with her furry, four-legged friends.

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