Best Home Warranty Companies in California

California’s high housing prices mean you’ll want to keep your home protected and its systems functioning at peak performance to protect your investment. Many California homeowners face costly repairs, such as plumbing issues, roof leaks, or appliance failure. Without adequate home warranty coverage, these surprise repairs can be financially painful and disrupt your life. Home warranty plans are an investment in your home’s long-term health and value.

After researching home warranty companies in California, we recommend American Home Shield (AHS) as our top choice. Our team rated 13 top home warranty companies to find the best options for California homeowners. We considered local homeowner needs, industry insights, and our secret shopping experiences. Using 31 key scoring factors, we narrowed our list to the top five companies.

Advertisement

This site receives compensation from the companies featured in this listing, which may impact where and how products appear. This listing doesn’t feature all companies, products, or offers that may be available.

Best Customer Support

4.4

$200 Off + 2 Months Free + Roof Leak Protection

Best Comprehensive Coverage

4.8

$150 off any plan

Best Budget Plan Option

3.7

Cyber Monday: 40% Off Home Warranty Plans

Best for High-End Items

4.6

$100 Off with Code "PROTECT"

---

The 5 Best Home Warranty Companies in California

• American Home Shield: Best Comprehensive Coverage
• Liberty Home Guard: Best Customer Support
• First American Home Warranty: Best for High-End Items
• 2-10 Home Buyers Warranty: Cheapest Appliances Plan
• Select Home Warranty: Best Budget Plan Option

AHS stands out for its comprehensive protection of essential home systems and appliances. In our survey of 1,000 homeowners, we found that 37.5% of respondents have a plan with American Home Shield, making it the most popular player in the industry. We also like Liberty Home Guard for its expansive add-on catalog, featuring high-end appliances and upgraded plumbing protection coverage.

---

Comparing California Home Warranty Companies

We surveyed 1,000 homeowners and learned that price was a top consideration when shopping for a home warranty. As of April 2024, the average cost of a home warranty plan in California is $64 per month. The table below compares the top California providers based on pricing and other key metrics, including response time and service fees:

Advertisement

This site receives compensation from some of the companies featured in this listing, which may impact where and how products appear. When you click “Get Quote,” you will be connected with partners who may contact you with information related to your inquiry. This listing doesn’t feature all companies, products, or offers that may be available.

Company	Logo	Star Rating	BBB Rating	Monthly Cost	Service Fee	Link
Liberty Home GuardGet Quote		4.4/5	NR	$49–$59	$65–$125	Get Quote
American Home ShieldGet Quote		4.8/5	B	$49–$109	$100–$125	Get Quote
Select Home WarrantyGet Quote		3.7/5	B-	$44–$47	$60–$75	Get Quote
First American Home WarrantyGet Quote		4.6/5	B	$47–$87	$75–$125	Get Quote
2-10 Home WarrantyGet Quote		4.1/5	A	$27–$70	$65–$100	Get Quote

*We based the pricing information in this table and throughout the article on sample quotes we obtained for a 2,222-square-foot, single-family home in Santa Cruz, California. Your pricing may vary depending on your home’s location, size, type, and plan selections.

---

Our Home Warranty Research Process

Our selection process for the top California home warranty companies started with comprehensive research into homeowners’ pain points. We spoke with several industry experts, including real estate agents, home builders, and repair technicians. We contacted company representatives to discuss their plans, pulled sample quotes, and reviewed sample contract terms. We also conducted firsthand testing through secret shopping and tested the claim process of several home warranty companies.

We then scored each California provider against our detailed methodology in the following categories: coverage, cost, trustworthiness, plan transparency, customer support, and flexibility. During our evaluation, we considered California’s common appliance and system issues, checking for solid plumbing and roof-leak protection offered through base plans or add-ons. We compared premium costs against provided coverage, read third-party customer reviews, and considered claims processing times. We then awarded points for each category and converted scores to a final 5-star rating scale.

---

Our Home Warranty Experts

To gain key insights into the home warranty industry and what matters most to customers, we consulted over 15 professionals throughout our research process. We consulted the following two home warranty experts for insights on this article.

• Angel Conlin: Conlin serves as the Chief Insurance and Compliance Officer at Kin Insurance.
• Patrick Grayson: Grayson owns Stolco Designs, a construction company, and partners with Paramount Property Buyers, a real-estate business. Both businesses are based in Indianapolis, Indiana.

---

Reviews of the 5 Best California Home Warranty Companies

We’ve provided detailed reviews of our top California home warranty companies below.

American Home Shield

Best Comprehensive Coverage

4.8

Monthly Cost: $49–$109

Get Quote

We recommend American Home Shield to California homeowners due to its comprehensive plumbing coverage at every plan level. The company offers add-on roof-leak coverage for its lowest plans but bundles it under its highest tier. 

Why We Chose American Home Shield

We scored American Home Shield 4.4 out of 5 stars in our review standards. Here’s how we rated it in key categories:

• Availability and Service (4.7 out of 5): AHS received higher scores for its convenient 24/7 claims line and online claims process.
• Coverage (4.7 out of 5): American Home Shield scored high for including plumbing system coverage with every plan and roof-leak add-on protection.
• Value (4 out of 5): AHS lost points for its higher service fees and premium rates.
• Trustworthiness and Transparency (4.25 out of 5): We deducted points for the company’s lower third-party customer review scores.

Pros and Cons

Pros

• Provides plumbing system coverage in every plan, while most home warranties include this coverage in add-ons or high-tier plans
• Includes roof leak and pool coverage add-ons, uncommon options not offered by most home warranty companies
• Offers a $5,000 coverage cap for built-in systems and $4,000 on appliances with its highest plan, above the industry average

Cons

• Charges slightly higher monthly premiums than other reviewed providers
• Doesn’t offer an appliance-only plan, while most home warranty companies offer at least one appliance-focused plan
• Offers the fewest add-on options in this review

Plans and Cost

American Home Shield offers three plan options: ShieldSilver, ShieldGold, and ShieldPlatinum. After reviewing the American Home Shield sample contract, we learned that California homeowners receive plumbing system coverage with every plan level. The company does offer a system-only option, ShieldSilver, but only offers appliance protection under comprehensive plans. In addition, ShieldSilver and ShieldGold require a roof-leak add-on for coverage. ShieldPlatinum includes roof-leak coverage in its standard coverage. All plans include an industry-standard, 30-day workmanship guarantee.

We’ll outline American Home Shield’s coverage plans below:

• ShieldSilver: This plan covers home systems, such as heating, cooling, and plumbing.
• ShieldGold: This next coverage tier includes major home systems and appliances.
• ShieldPlatinum: The highest plan includes systems and appliances, plus additional benefits, such as $1,000 for roof-leak repairs.

The company offers a $100 or $125 service fee to help customize your costs. When we selected the lower service fee, the monthly costs increased. AHS doesn’t offer an annual premium, unlike most other providers with monthly and yearly options.

Here’s an overview of American Home Shield’s premiums and service fees:

Plan	Monthly Cost	Service Fee	Coverage Cap
ShieldSilver	$49.99–$59.99	$100–$125	$5,000
ShieldGold	$69.99–$79.99	$100–$125	Systems: $5,000Appliances: $2,000
ShieldPlatinum	$99.99–$109.99	$100–$125	Systems: $5,000Appliances: $4,000

American Home Shield offers six add-on coverage options, one of the lowest offerings of the reviewed companies. Most home warranty companies provide an average of eight or more options. Roof-leak coverage adds $10 per month to your premiums, while pool and spa coverage costs $18 per month.

Additional add-on options include the following options:

• Guest unit
• Septic pump
• Well pump

Our Experience With American Home Shield

One of our team members filed a claim with American Home Shield for a leaky bathroom pipe.  He submitted an online claim using the company’s claim portal and received text and email confirmations immediately afterward. A service technician contacted him within the hour to schedule a next-day repair. The technician completed the repair in two hours and only changed the service call fee.

To file a claim with AHS, call its phone number at 800-858-1922 or log into the account portal. In the account portal, you’ll select which property you need to be serviced and the item or system that needs to be repaired, and then you’ll schedule an appointment time. 

Liberty Home Guard

Best Customer Support

4.4

Monthly Cost: $49–$59

Get Quote

We recommend Liberty Home Guard for California homeowners with unique coverage needs since it offers over 40 add-ons, the largest catalog in this review. Add-on coverage includes roof leaks, additional plumbing protection, and several pool options.

How We Scored Liberty Home Guard

We scored Liberty Home Guard 4.5 out of 5 stars in our review standards. Here’s how LHG rated in key categories:

• Coverage (4.7 out of 5): The company received points for its specialized plans and extensive add-on selection.
• Value (4.25 out of 5): We deducted points for the company’s unclear service fee policy and lack of flexible fee options.
• Trustworthiness and Transparency (4.8 out of 5): LHG scored well for having the highest customer ratings for any home warranty provider on our list, maintaining a 4.6 or higher on many third-party review sites.
• Availability and Service (4.3 out of 5): We deducted points for its limited service technician policy.

Pros and Cons

Pros

• Includes plumbing systems under two of its three plans, which is often an add-on for other home warranty plans
• Offers a 60-day workmanship guarantee, twice the industry standard
• Provides 42 add-ons, such as roof-leak and additional plumbing coverage, which is significantly more than most companies

Cons

• Doesn’t offer a flexible service call fee, a common problem among home warranty companies
• Limits details on service call fees during the quote process, which other home warranty companies outline in sample quotes
• Requires claims to be filed as soon as an issue is discovered, a common policy among home warranty companies

Plans and Cost

Liberty Home Guard offers three service plan options: Appliance Guard, Systems Guard, and Total Home Guard. After reading the Liberty Home Guard sample contract, we learned that California homeowners receive plumbing coverage under two of the three available plans. However, plumbing receives a $500 cap, one of the lowest limits in this review. The company includes additional plumbing add-ons and protection for high-end appliances, pools, and roof leaks. Repairs include a 60-day workmanship guarantee, twice the industry standard.

Here’s a detailed LHG plan coverage:

• Appliance Guard: This coverage plan includes appliances, such as dishwashers, clothes washers, and dryers.
• Systems Guard: The next plan covers built-in systems, such as plumbing and water heaters.
• Total Home Guard: The plan offers maximum coverage and includes items from the Appliance Guard and Systems Guard plans.

Liberty offers monthly and annual premium plans. During our research, we learned that LHG includes two additional coverage months if you sign up for an annual plan. Unlike other providers that include flexible service call fees, LHG assigns a service fee based on your location, selected plan, and add-ons. When we spoke to an LHG representative, he explained that service call fees range from $65–$125.

Here’s an overview of LHG pricing: 

Plan	Monthly Cost	Service Fee	Coverage Cap
Appliance Guard	$59.99	$65–$125	$2,000
Systems Guard	$64.99	$65–$125	$2,000 (Plumbing & electrical: $500)
Total Home Guard	$69.99	$65–$125	Coverage caps remain the same

Liberty Home Guard includes 42 add-on options, more than the other reviewed providers. You can add roof-leak coverage for $11.99 per month and plumbing fixtures for $7.99. LHG highlighted the following options as popular for California homeowners:

• Pool and spa
• Lawn sprinkler system
• Pro-series refrigerator
• Pro-series oven

Our Experience With Liberty Home Guard

During secret shopping, we found the LHG customer support team very helpful and easy to reach. After calling LHG, we reached a representative in less than one minute. Each representative we spoke to was helpful and answered all of our questions. We also learned that the company limits service provider options to its network of technicians. You can select your own provider if the company can’t find an in-network technician near you.

You can file a claim with Liberty Home Guard by calling their phone number, using their mobile app, or accessing the online customer portal. Once in the customer portal, you’ll select your appliance or home system, explain the damage, and schedule a technician appointment. 

First American Home Warranty

Best for High-End Items

4.6

Monthly Cost: $47–$87

Get Quote

We recommend First American Home Warranty for California residents needing higher appliance protection and no plumbing coverage limitations. First American offers up to $7,000 of appliance caps and unlimited coverage on all built-in systems.

How We Scored First American Home Warranty

We scored First American Home Warranty 4.6 out of 5 stars in our review standards. Here’s how we rated it in key categories.

• Coverage (4.7 out of 5): First American received high scores for its three comprehensive plans and high coverage caps.
• Value (4 out of 5): We deducted points for its higher coverage costs and service fees.
• Trustworthiness and Transparency (4.8 out of 5): First American scored well for its industry reputation and excellent customer review scores.
• Availability and Service (4.3 out of 5): First American lost points for its service technician policy and longer claim turnaround time.

Pros and Cons

Pros

• Doesn’t include item age restrictions for its coverage, whereas most companies exclude older items or those with preexisting conditions
• Includes unlimited coverage caps for built-in systems, such as plumbing
• Offers appliance discounts to its customers, unlike most companies

Cons

• Doesn’t include system coverage with its basic plan, which is uncommon among home warranties
• Doesn’t offer complimentary service or discounted rates with annual plans, unlike most companies
• Requires an air conditioning add-on for its lowest plan (air conditioning is included in most basic plans)

Plans and Cost

First American Home Warranty offers three plans: the Starter Plan, the Essential Plan, and the Premium Plan. After reading the First American’s sample contract, we learned that plumbing coverage comes with every plan. Roof-leak protections are included with the Premium plan but require add-ons for the Starter and Essential plans. The company also offers the First American Advantage upgrade with its Essential and Premium plans. This upgrade protects systems and appliances that have been improperly maintained, installed, or modified. These protections are rare within the home warranty industry.

Below is a summary of First American’s offered plans and coverage ceilings:

• Starter Plan: The lowest plan offers some system coverage, such as plumbing, but it’s mainly appliance-focused.
• Essential Plan: This plan includes everything in the Starter Plan plus more systems and appliances, such as air conditioning, clothes washers, clothes dryers, garage, and water heaters.
• Premium Plan: With the highest coverage plan, you get the Essential Plan coverage plus luxury appliances, shower heads and arms, and window air conditioning units.

During secret shopping, we learned that First American doesn’t offer free service or discount perks with annual policies. Most providers offer some financial incentive for selecting an annual option. The company offers a choice between a $75, $100, or $125 service call fee. When we chose the lowest service call fee, our premium rates increased.

First American’s premium rates are summarized below:

Plan	Monthly Cost	Service Fee	Coverage Cap
Starter Plan	$47.00–$62.00	$75–$125	Systems: UnlimitedAppliances: $3,500
Essential Plan	$57.00–$72.00	$75–$125	Systems: Unlimited (Water heaters: $1,000)Appliances: $3,500
Premium Plan	$72.00–$87.00	$75–$125	Systems: Remain the same Appliances: $7,000

First American offers 12 add-on options with its plans. You’ll pay $8.33 monthly for limited roof-leak coverage with the first two plan options. Up to two pools can be covered for $20.83 per item. Up to three additional refrigerators can be covered for $4.17 each. You can add the First American upgrade to the Essential and Premium Plan at no additional charge.

Some additional add-on protection includes the following items:

• HVAC tune-up 
• Septic tank pumping/system 
• Water softener

Our Experience With First American Home Warranty

Our team member tested the First American claim for a faulty garage door opener. He submitted an online claim for his issues. After 30 minutes, he received a text confirmation with the technician’s information. Half an hour later, the technician reached out to schedule a repair. The repairs took less than 30 minutes to complete. The only out-of-pocket cost was the service call fee.

2-10 Home Warranty

Cheapest Appliances Plan

4.1

Monthly Cost: $27–$70

Get Quote

We recommend 2-10 Home Buyers Warranty (2-10 HBW) for California homeowners seeking affordable appliance-focused protections. Plans start at $22—the lowest premium cost in this review—and include an optional add-on for an increased coverage limit.

How We Scored 2-10 Home Buyers Warranty

We scored 2-10 Home Buyers Warranty 4.6 out of 5 stars in our review standards. Here’s how we rated it in key categories.

• Coverage (4.3 out of 5): 2-10 Home Buyers Warranty lost points for some coverage caps falling below the industry standard.
• Value (5 out of 5): 2-10 Home Buyers Warranty earns a perfect score for its affordable plan options and midrange service fees.
• Trustworthiness and Transparency (4.8 out of 5): The company scored well for its unlimited workmanship guarantee and high Better Business Bureau score.
• Availability and Service (4.3 out of 5): The company lost points for its service technician policy and monthly premium processing fee.

Pros and Cons

Pros

• Includes a $25,000 annual coverage limit for each plan, a coverage cap that exceeds most home warranty plans
• Offers service call fee refunds for ineligible repairs, while most companies charge a service call fee regardless of the eligibility of the repair work
• Provides add-on coverage for pools and additional appliances

Cons

• Excludes washer and dryer coverage from its two lowest plans, which are two of the most commonly covered appliances
• Imposes a 9.4% processing fee for monthly premiums, a higher rate than the industry standard
• Offers a limited service contractor network

Plans and Cost

2-10 HBW offers three home warranty coverage plans for homeowners: Simply Kitchen, Complete Home, and Pinnacle Home. After reviewing the 2-10 Home Buyers Warranty sample contract, we learned that the company includes plumbing under only two plans: Complete Home and Pinnacle Home. Plans include an unlimited workmanship guarantee, a rare feature for home warranty providers. You can add the Luxury package add-on to extend your coverage limit from $2,000 to $5,000 for most items.

We’ll review the 2-10 Home Buyers Warranty coverage plans below: 

• Simply Kitchen: This plan covers essential kitchen appliances, such as cooktops, ovens, and refrigerators.
• Complete Home: This plan includes the Simply Kitchen items and adds home systems, including plumbing and electrical.
• Pinnacle Home: Its most comprehensive plan includes the Complete Home coverage and added clothes washers and dryers.

Although 2-10 HBW offers monthly premiums, it adds a 9.4% processing fee to your costs. We recommend selecting an annual premium instead to avoid these added fees. You can choose from a $65, $85, or $100 service call fee. The company also includes its exclusive “Even If” Guarantee. This policy states it will refund your service fee if it’s determined that your service request isn’t eligible for coverage.

We’ve outlined 2-10 Home Buyers Warranty’s costs below:

Plan	Monthly Cost	Service Fee	Coverage Cap
Simply Kitchen	$22–$51	$65–$100	$500–$2,000
Complete Home	$51–$60	$65–$100	Coverage caps remain the same
Pinnacle Home	$65–$74	$65–$100	Coverage caps remain the same

*Coverage caps vary between covered items

2-10 HBW offers 21 plan add-on options. You can add $1,000 of roof-leak coverage to any plan for $8.00 monthly. Pool coverage includes freshwater spas and pools for $19.00 per month and saltwater pools and spas for $32.00 monthly. You can also add coverage for additional pools, refrigerators, and wet bar refrigerators.

We’ve listed some additional coverage options below:

• Extended pipe leak
• Luxury package
• Washer and dryer

Our Experience With 2-10 Home Buyers Warranty

When reviewing our sample quote, we learned that 2-10 HBW allows you to choose your own contractor if it cannot provide one in your area. However, the company must approve your technician ahead of time. If you choose your own technician over a 2-10 HBW option, you must pay the difference between your selected technician’s rate and the rate for a 2-10 HBW service contractor.

Select Home Warranty

Best Budget Plan Option

3.7

Monthly Cost: $44–$47

Get Quote

We recommend Select Home Warranty for the free roof-leak coverage included with every plan. Most home warranty companies require an additional fee for this coverage. The company also offers premiums of $50 or less and service fees under $100, making it a great option for budget-conscious California residents.

How We Scored Select Home Warranty

We scored Select Home Warranty 4.3 out of 5 stars in our review standards. Here’s how we rated it in key categories.

• Coverage (3.7 out of 5): We deducted points for low coverage limits, providing less protection than other reviewed providers.
• Value (5.5 out of 5): Select received a perfect score for low-cost premium rates, which include annual discounts and free months of service.
• Trustworthiness and Transparency (4.5 out of 5): We deducted points for its lower customer review scores across several third-party sites.
• Availability and Service (4.3 out of 5): The company lost points for its longer claim processing and limited service technician policy.

Pros and Cons

Pros

• Includes free roof-leak coverage with every plan, which is typically available as an add-on in other home warranty plans
• Offers low-cost monthly premiums and service fees
• Protects plumbing systems under two of its three plans, whereas plumbing is usually an add-on in other home warranty plans

Cons

• Charges multiple service fees even if claims are submitted together (other home warranty companies charge a single service call fee if claims are bundled or completed in a single trip)
• Excludes coverage for unknown preexisting conditions, which is a common practice across the home warranty industry
• Has lower coverage caps than other reviewed providers

Plans and Cost

Select Home Warranty offers three plan options: Bronze Care, Gold Care, and Platinum Care. We read the Select Home Warranty sample contract and discovered that the company offers lower coverage caps for plumbing systems than others. Most other items have a $500 cap, much lower than the $2,000 industry standard. However, Select does offer a generous $3,000 cap for HVAC systems. We recommend considering a different provider if you have frequent plumbing issues or need more coverage. Select works best for California residents who need baseline coverage at an affordable price.

Here’s an overview of the Select Home Warranty plans:

• Bronze Care: Its basic plan covers appliances, such as clothes washers and dryers, ovens, and cooktops.
• Gold Care: The next coverage tier protects home systems only, such as air conditioning, heating, plumbing, electrical, and ductwork.
• Platinum Care: The highest plan includes all the appliances and built-in systems in the Bronze and Gold Care plans, plus garage door openers, ceiling fans, and luxury appliances.

Select Home Warranty provides monthly and annual premium options. Our sample quote included a $150 discount and two additional months of coverage for choosing a yearly premium. Unfortunately, Select doesn’t let you choose your service fee.

Select’s pricing and service fees are listed below:

Plan	Monthly Cost	Service Fee	Coverage Cap
Bronze Care	$45.67	$60–$75	$500
Gold Care	$45.67	$60–$75	$500 (HVAC: $3,000)
Platinum Care	$50.25	$60–$75	Coverage caps remain the same

Select offers nine add-on options for more coverage customization at some of the lowest industry prices. For example, you’ll pay $8.33 per month for pool coverage compared to other companies that charge $18 or more. However, Select only offers $400 coverage caps, whereas other companies provide $500 or more.

Some examples of additional add-ons are listed below: 

• Central vacuum
• Lawn sprinkler system
• Septic system
• Sump pump

Our Experience With Select Home Warranty

Our team learned that Select prefers to resolve plan issues and process claims over the phone. We recommend calling in instead of using the online tools. According to our sample quote, Select lets you choose a service technician if it doesn’t have its own nearby. However, Select must approve your technician before starting any repairs.

---

How Much Does a Home Warranty Cost in California?

A California home warranty costs $61 per month on average, or $576-$948 per year, according to quotes we received from various companies. Select Home Warranty offers the best value in California, but lacks in coverage compared to other providers. Your final price will vary based on your plan, service call fees, location, and additional coverage options.

Is a Home Warranty Worth It in California?

For California homeowners, investing in home warranties can be worth it, as it provides added protection beyond your homeowners insurance and may help relieve the elevated cost of living. They fill in your home insurance gaps, covering necessary repairs and replacements after an appliance or home system breaks down from normal wear and tear. 

Our research has shown that the vast majority of homeowners who purchase home warranties are happy with their decision. Our survey revealed that more than 92% of respondents were either satisfied or very satisfied with their home warranty plan. 

To give you a sense of how unexpected repairs can impact your wallet and daily life, below are estimated costs for some of the most common system and appliance repairs in the state:

Gas Furnaces

A malfunctioning gas furnace can affect more than just your home’s temperature levels. A broken gas furnace could leak gas, releasing carbon dioxide into the air. These pollutants reduce air quality and pose a serious health risk for your loved ones. Basic repairs could cost $30–$150. However, if your gas furnace needs immediate replacement, your costs could range from $5,000–$13,000.

Ovens

A broken oven can impact your meal preparation routine and disrupt your daily life. While you may have alternative cooking options, such as microwaves or air fryers, you lose an essential appliance for substantial cooking and baking. While minor oven repairs could cost as little as $100, more significant issues could cost as much as $430. However, if you cannot repair your oven, you’ll invest between $400 and $3,000 for a replacement. 

Plumbing Leaks

Plumbing leaks begin small but could escalate into major concerns. Leaking pipes waste your water supply, leading to higher water bills. Depending on the location, the leaking water could create mold or mildew growth, causing additional health concerns. Untreated leaks could cause extensive damage to your ceiling, floorboards, cabinetry, and other structural damage that could require further repairs. Leak repairs cost between $150 and $450, but major replacements could require up to $5,000 in unexpected costs.

Refrigerators

Refrigerator issues can interrupt your family’s life in several ways. Without reliable cold storage, food safety becomes a major concern. Food could become contaminated, leading to major health concerns. In addition, you could lose hundreds in perishable food and create unnecessary food waste. Without a home warranty, repairs could cost around $40–$350, while a new fridge could carry up to a $4,000 price tag.

Roof Leaks

Roof leaks plague many California homeowners due to varying conditions throughout the state. California receives 258 sunny days yearly, exceeding the 205-day national average. Constant sun exposure can cause shingles to wear down and warp, leading to more leak exposure. Additional regional conditions, such as high winds, saltwater damage, and vegetation growth, will take their toll on your roof. Repairs could range between $150 and $2,000 based on the damage. Partial to complete roof replacement costs fall between $3,800 and $10,000.

---

System and Add-On Coverage Costs by Provider

When considering home warranty plans in California, homeowners should evaluate their specific needs and regional challenges to determine which add-on coverages are most valuable for their situation.

HVAC and AC coverage protects against breakdowns due to heat or corrosion, while plumbing and water heater coverage safeguards against hard water and mineral buildup issues. Electrical systems and garage door opener coverage offer peace of mind in areas prone to salt-air corrosion, wildfires, or earthquakes. Pool owners may benefit from coverage that helps manage costly repairs and maintenance, especially in regions with corrosive salt air.

Search the table below to find specific coverage options and costs for systems and add-on features.

*Cost estimates are based on average monthly coverage for a 2,000-square-foot home in Los Angeles, CA.

---

---

What Does a California Home Warranty Cover?

Home warranties in California protect essential appliances and systems in your home that suffer normal wear and tear. Typically, these plans cover essential components repair or a full item replacement. 

However, this protection doesn't start right away. Angel Conlin, Chief Insurance and Compliance Officer at Kin Insurance, advises that most companies have at least a 30-day waiting period before you can submit a claim, so you should invest in home warranty coverage prior to having an appliance or system issue. 

We've put together an overview of typical coverage, exclusions, and additional options to consider as you shop for a California home warranty:

Common Inclusions

A home warranty typically covers the following home appliances and systems:

Common Exclusions

Although exclusions vary between home warranty plans, providers typically exclude the following items and conditions from their coverage:

• Cosmetic issues that don’t impact the item’s functionality
• Issues that occur during your home warranty’s waiting period
• Preexisting conditions present before the home warranty coverage began 
• Problems or damage caused by improper installation or maintenance
• Physical damage, such as rust or corrosion (covered by some providers)

Common Add-ons

California home warranty providers also provide supplementary coverage options for an additional cost, including the following items:

Most companies provide a sample service contract detailing its coverage plan, exclusions, and caps. We recommend reading through each service contract before signing up for a plan.

---

Which Home Warranty Companies Didn’t Make the List?

In determining the top California home warranty and home appliance insurance providers, we excluded some companies due to their restricted plan options and limited coverage. While the companies below didn't rank as top providers for California, they are still legitimate options to consider if their coverage aligns with your specific needs.

ARW Home

ARW Home provides three coverage plans, two of which include plumbing protections. The company underwrites with several companies, including Asurian, ADT, and Home Depot. Unfortunately, this means its coverage limits vary by area and company. The company doesn’t offer roof leak coverage and offers only four add-on options. The company does offer affordable service fees, ranging between $55 and $100. ARW Home might suit your needs if you need a low-cost, system-only plan and prefer plan backing from a national brand. 

• Read more: Expert Review of ARW Home

Cinch Home Services

Although Cinch does offer protection for rust and corrosion damage, it offers only $1,000 for plumbing systems and no options for roof leak coverage. Several coverage caps, including air conditioning, fall below the $2,000 industry standard. The company only offers monthly premiums with service fees as high as $150. However, it does provide a $500 home insurance deductible reimbursement with its highest plan and three add-ons for pool coverage. California residents who don't require roof-leak protection but want basic plumbing coverage could consider Cinch as a viable option.

• Read more: Expert Review of Cinch Home Services

The Home Service Club (HSC)

The Home Service Club provides only two coverage plans, with coverage caps starting at $500 and assigned service call fees. However, coverage caps vary by location. The company holds a C rating with Better Business Bureau and offers limited hours for its claims line. Home Service Club may be an option if you need inexpensive premiums under $65 that offer decent appliance and system coverage. 

• Read more: Expert Review of Home Service Club

---

How To Choose a Home Warranty in California

Due to California’s varied geographical and climatic conditions, you may need coverage that residents of other states don’t. According to the Western Regional Climate Center, California’s topography can significantly change the ambient temperature of an area. This means California homeowners who live in the San Francisco Bay Area may not need certain major systems, such as air conditioners, due to the cooler climate. Here are some tips to consider when choosing the best home warranty:

1. Determine the type of plan you need: Consider the home systems and appliances you use most and purchase coverage for them. Limit your coverage to essential items to minimize costs.  
2. Set your budget: Consider how much you can spend on monthly or annual premiums and any necessary add-ons. Service fees are paid for each service call, so choose a reasonable fee based on your needs.
3. Gather quotes: Avoid purchasing a home warranty from the first provider you encounter—request quotes from at least three different companies to compare costs and coverage options.
4. Analyze sample contracts: Read through each sample contract and verify inclusions, exclusions, available add-ons, and your waiting period. Verify service availability and technician policies, including local contractor availability. 
5. Review coverage caps: Ensure your home warranty provider offers enough coverage for your items. For example, consider a company with high appliance caps if you own and need protection for high-end appliances.
6. Check customer reviews and reputation: Read customer reviews from third-party review sites and check good and bad responses. Look for any mentions of denied claims, poor customer service, low payouts, and deceptive business practices. Contact each company’s sales team for assistance if you have any lingering questions.

---

How Are Home Warranties Regulated in California?

The Department of Insurance (DOI) regulates home warranty companies in California. The regulatory body grants state licenses, handles consumer complaints, and enforces regulatory action. For example, Insurance Code §§ 12750-12752 states that providers must complete a 20-step checklist before obtaining a license to sell service contracts in the state.

You can turn to the state’s Attorney General’s Office if your provider neglects its contractual obligations. You can also file a complaint with the DOI. 

The nonprofit California Home Service Contract Association also provides information and guidelines to protect consumer interests.

---

Other Resources for Residents in California

• Best Solar Companies in California
• Best Moving Companies in California

---

FAQs About Home Warranties in California

Can I purchase a home warranty in California at any time?

Yes, you can purchase a home warranty in California at any time. However, we recommend purchasing one if you own older appliances or recently bought a home. It can protect you from paying out of pocket for unexpected system and appliance breakdowns.

Do California home warranties cover HVAC systems?

Yes, most reputable California home warranty providers offer HVAC system coverage. HVAC system coverage typically includes heating and cooling, ventilation, and ductwork. Some home warranty providers offer HVAC coverage under system-only plans, while others offer protection under comprehensive plans. We recommend checking sample contracts to verify coverage terms and exclusions.

How soon should I file a claim with my California home warranty company?

You should file a claim with your California home warranty company immediately after you notice a system or appliance breakdown. Many companies have clauses in their sample contracts requiring prompt reporting of a malfunction. Failure to file a claim once you notice a breakdown can result in a claim denial.

Can you cancel a California home warranty?

You can cancel your California home warranty plan at any time. However, even the best home warranty providers will charge a fee if the cancellation occurs after the first 30 days of sign-up. If you wish to cancel, we recommend doing so within the first 30 days, as most providers will give you a full refund.

Our Rating Methodology

We use a detailed rating methodology to objectively score each home warranty company we review. We conduct research by speaking with company representatives, requesting quotes, analyzing sample contracts, and running focus groups and homeowner surveys. 

We use this information to score each provider in six comparison categories that we think are most important when choosing a home warranty. We rate each provider across 23 factors within those categories. Each factor is assigned a point value based on its importance to a homeowner, totaling 100 points. We convert the final scores to a 5-star rating. 

Here’s a breakdown of our weighted factors:

• Coverage (35%): This category looked at how comprehensive each provider’s coverage was, including whether they covered unique items. Companies that covered the most items and had higher annual limits received the highest scores. We docked points from providers that impose long waiting periods or had depreciation policies that decrease your payouts for aging items. 

• Cost (20%): We looked at average monthly prices and service call fees. We gave the most points to companies that offer pricing at or below the industry average and don’t impose any surcharges or extra fees.

• Trustworthiness (15%): To gauge reputation and reliability, we reviewed customer ratings across sites like the Better Business Bureau and Trustpilot as well as companies’ responses to complaints. We also checked for National Home Serice Contract Assocation (NHSCA) membership. Providers with the highest ratings and longest workmanship guarantees received higher scores. We deduced points for any ongoing legal issues.

• Plan transparency (10%): We read terms, policies, and disclosures in provided contracts and on each company’s website. Providers with transparent contract details and policies received more points. 

• Customer support (10%): Companies with multiple claims filing options, fast response times, and accessible customer support scored well in this category.

• Flexibility (10%): We awarded more points for providers offering more plan options, larger add-on catalogs, the ability to choose your own technician, and customer-friendly cancellation policies.

---

To share feedback or ask a question about this article, send a note to our team at reviews@thisoldhousereviews.com.