Best Home Warranty Companies in Washington (2024)

• Provider Review: American Home Shield Review
• Provider Sample Contract: American Home Shield sample contract directory
• State Availability: 48 (excluding Alaska and Hawaii)
• Monthly Cost: $49–$109

American Home Shield (AHS) offers customers three comprehensive and affordable plan options. AHS has paid out $2 billion in home warranty claims in the last five years and has a network of 17,000 vetted local contractors.

Homeowners can choose from  three comprehensive plans and two service fees to customize prices better. AHS is one of the few companies that protects appliances with unique conditions. Its plans cover rust, corrosion, and sediment damage. We recommend AHS for homeowners with older appliances and systems.

American Home Shield’s ShieldSilver plan covers home systems. The ShieldGold adds appliance coverage to the ShieldSilver’s coverage, and the ShieldPlatinum increases coverage caps across all items. The ShieldPlatinum plan also provides roof leak coverage and a free HVAC tune-up during the warranty period. AHS offers options for either a $100 or $125 service fee. All plans include a 30-day workmanship guarantee. 

AHS only offers monthly options, unlike other companies with annual choices. 

Here’s an overview of the American Home Shield plans:

• ShieldSilver ($49.99–$59.99 per month): The lowest plan offers home system coverage, such as heating, cooling, and interior plumbing.
• ShieldGold ($69.99–$79.99 per month): This plan adds appliance coverage and includes garbage disposals, clothes washers and dryers, and more. 
• ShieldPlatinum ($99.99–$109.99 per month): The highest plan offers combined system and appliance coverage and includes more benefits, such as roof-leak coverage. 
• Optional add-ons: Add-on options include electronics, pools/spas, guest units, septic pumps, and well pumps.

Our team got sample quotes through an AHS representative and using the online tool. We found the online tool simple to use and only required basic information, such as your home and email address. We easily toggled between service fees and plan options when receiving our customized quote. 

Similar to other home warranty companies, AHS uses its own repair technicians. Our team member has AHS for their home warranty provider and filed a claim for a leaky bathroom pipe. A technician arrived the next day to complete the work. He only paid a service call fee for the visit. 

While reading online customer reviews, we learned that homeowners liked the efficient claims process but were disappointed with their final reimbursement amount. This is a common complaint because when an older appliance is replaced, its value typically isn’t equal to the replacement value.

• Provider Review:  Liberty Home Guard review
• Provider Sample Contract: Liberty Home Guard sample contract
• State Availability: 50
• Monthly Cost: $49–$59

Liberty Home Guard (LHG) stands out for its excellent customer ratings across several third-party review sites including the BBB. Additional highlights include a live chat feature on its website and almost 40 add-on coverage options. 

The company offers quick response times and excellent customer support. It also has three service plans and 38 add-on options, the most add-on coverage options in our review. LHG makes a great choice for homeowners seeking unique coverage options. 

Liberty Home Guard provides three plans, including systems-exclusive, appliance-exclusive, and comprehensive. Our sample quotes included a service call fee between $65 and $125.  When we spoke to an LHG representative about the fees, she said they’re based on your plan, add-ons, and location. The company includes a 60-day workmanship guarantee, which is double the industry standard. 

The company offers monthly and annual premium options. Expect to pay between $499 and $599 per year. LHG offers two additional coverage months if you choose an annual plan. 

Here’s an overview of LHG plans:

• Appliance Guard ($49.99 per month): This plan offers appliance-only coverage and includes items such as built-in microwaves, garbage disposals, and refrigerators. 
• Systems Guard ($54.99 per month): This plan includes built-in systems, such as electrical, ductwork, and heating.
• Total Home Guard ($59.99 per month): The highest plan combines the Appliance Guard and Systems Guard coverage.
• Optional add-ons: Choose from 38 add-on options, such as carpet cleaning, gutter cleaning, and rekeying services.

LHG provides sample quotes over the phone or on its website. During secret shopping, we contacted LHG customer support for a quote and reached a representative in under one minute. We entered our name, phone number, address, home type and size when testing the online tool. The online quote tool lets you switch between annual and monthly premiums and plan types. 

Although LHG uses its own service technicians, you can choose your own if there are no local technicians available. 

Based on online homeowner reviews, many customers appreciated the efficient and helpful customer support team and easy claims process. Negative reviews called attention to the low claims reimbursements.

• Provider Review: First American Home Warranty review
• Provider Sample Contract: First American Home Warranty sample contract
• State Availability: 35*
• Monthly Cost: $57–$97

*(excluding Alaska, Connecticut, Delaware, Hawaii, Illinois, Louisiana, Maine, Massachusetts, Minnesota, New Hampshire, New York, North Dakota, Rhode Island, Vermont, and Wisconsin)

First American Home Warranty (FAHW) has protected customers’ appliances and systems since 1984. The company offers extensive coverage with three plan options and generous appliance coverage. 

First American offers some of the best appliance coverage with high coverage caps. The company includes a $3,500 limit for its lowest plans and $7,000 for its highest option. You can also add the First American Advantage to extend coverage to appliances that have been improperly maintained, modified, or installed. Homeowners with high-end appliances should consider First American for their home warranty provider.

First American Home Warranty provides three plan options: the Starter Plan, the Essential Plan, and the Premium Plan. You can choose a $75, $100, or $125 service call fee. The company offers a $3,500 appliance limit with the Starter and Essential plans, which is higher than other providers for low-tier plans. The Premiere Plan doubles the coverage limit to $7,000. Customers receive a 30-day workmanship guarantee with all repairs. 

First American Home Warranty includes annual and monthly premiums. You’ll pay between $660 and $1,140 for an annual plan. Most providers offer discounts or added months of service for choosing an annual plan. However, First American excludes those perks from its annual coverage options. 

We’ve outlined First American’s plan coverage below:

• Starter Plan ($57–$72 per month): This plan includes built-in microwaves, dishwashers, ductwork, electrical systems, heating, plumbing systems, oven/cooktop, plumbing stoppages, refrigerators, and toilet tanks, bowls, and mechanisms. 
• Essential Plan ($67–$82 per month): The next plan tier includes Starter Plan coverage and adds air conditioning, ceiling/attic/exhaust fans, clothes washers and dryers, garage door openers, trash compactors, and water heaters.
• Premium Plan ($82–$97 per month): The most comprehensive plan includes Essential Plan coverage and adds full garage door systems, instant hot water dispensers, luxury appliances, shower heads and arms, and window air conditioning units.
• Optional add-ons: You can add extra coverage for additional refrigeration, air conditioning, HVAC tune-up, limited roof-leak coverage, pool and spa equipment, septic tank systems and pumping, water softeners, and well pumps.

First American offers quotes through its representatives and website. The online tool requires basic information, including name, phone number, and home address. You must also include your home type and size. Once completed, the custom quote will refresh anytime you update the service call fees and premium options. 

First American uses in-network technicians for its servicing. The company lets you choose a technician if it has no options from its network. Our team member used First American and tested the claims process to repair his garage door opener. He filed a claim on a Friday and received a service appointment for the following Monday. Repairs took less than 30 minutes, and he was only billed for the service call fee. 

After analyzing customer reviews, we learned that homeowners appreciated the simple claims process but experienced repair appointment scheduling delays.

• Provider Review: Cinch Home Services review
• Provider Sample Contract: Cinch Home Services sample contract
• State Availability: 48 (excluding Alaska and Hawaii)
• Monthly Cost: $44–$72

Cinch Home Services offers protection for nearly 30 home systems and appliances. All plans include a 180-day workmanship guarantee, six times longer than the industry standard. Homeowners also receive special added perks not offered by other companies, such as credit for air conditioning filters. 

Homeowners can choose from three comprehensive plans and several service fees to create their ideal coverage. Added perks included a $500 home insurance deductible reimbursement with its highest plan and air conditioning filter credits. Cinch makes a great choice for homeowners looking for free perks with their home warranty. 

Cinch Home Services offers three plan options: the Appliances Plan, Built-In Systems Plan, and Complete Home Plan. When we pulled a sample quote, we received service fees of $100, $125, and $150. Cinch also includes a $10,000 annual coverage limit. When you file a claim, item limits get subtracted from that annual total. Each plan includes a 180-day workmanship guarantee. 

Cinch Home Services only offers monthly premium options.  

Below are the Cinch Home Services plans:

• Appliances Plan ($44.99–$54.99 per month): This plan includes appliances, such as built-in microwaves, freestanding ice makers, and refrigerators. 
• Built-In Systems ($49.99–$61.99 per month): The system-only coverage includes built-in trash compactors, smoke detectors, and sump pumps. 
• Complete Home ($60.99–$72.99 per month): The highest plan includes system and appliance coverage, plus up to $500 per term for a homeowners insurance deductible reimbursement. 
• Optional Add-ons: Add-on coverage includes pools, pools with spas (heater included), septic tanks, spas, and well pumps.

Homeowners can get quotes by speaking with a Cinch representative or using the online tool. To use the online tool, visit the Cinch website and enter your ZIP code and email to begin. Your custom quote includes simple options to switch between service fees and monthly premiums. 

Cinch maintains its own service technician network. However, you can use your own technician when the company doesn’t have options in your area. Cinch must approve the technician first. 

Customers appreciate Cinch’s knowledgeable staff and fast service times. However, some customers expressed frustration over the service technician quality and slow claims response times.