Best Home Warranty Companies in Pennsylvania (2024)
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After researching and rating 13 leading home warranty providers, we recommend American Home Shield to Pennsylvania homeowners. The company offers comprehensive HVAC, plumbing, and roof-leak protections. Liberty Home Guard is another excellent choice thanks to its extensive add-on catalog and multiple AC-unit protections.
Pennsylvania homes endure year-round climate challenges, which can strain your heating, cooling, and plumbing systems. When faced with unexpected issues and repair costs, you’ll want excellent home warranty coverage that offers peace of mind when faced with these emergencies. Discover our complete list of the best home warranty companies and find the right provider to protect your Pennsylvania home.
Key Takeaways
- The best home warranty companies in Pennsylvania are American Home Shield and Liberty Home Guard, based on our extensive research of 13 home warranty providers.
- A Pennsylvania home warranty costs $648 annually on average, or $46–$69 per month, depending on your provider and coverage.
- Our survey revealed 92.7% of policyholders were satisfied with their current home warranty plan.
The listings that appear are from companies from which this website receives compensation, which may impact how, where and in what order products appear. This listing does not include all companies or all available offers and products.
Did You Know?
- In the last 30 days, more than 2,500 people bought home warranties from the above providers. Liberty Home Guard is our most popular provider, with 55% of buyers choosing to cover their homes with an LHG plan.
What Are Top Home Warranty Companies in Pennsylvania?
After reviewing 13 home warranty companies on 31 key factors, we selected the top providers for Pennsylvania homes:
- Best for Comprehensive Coverage: American Home Shield
- Best Customer Support: Liberty Home Guard
- Best for Customized Coverage: Elite Home Warranty
- Best Budget Plan: Select Home Warranty
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| #1 out of 16 companies | #2 out of 16 companies | #3 out of 16 companies | #4 out of 16 companies | #5 out of 16 companies | |
| NR | B | B- | B+ | B | |
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Monthly Cost |
$49–$59 | $49–$109 | $44–$47 | $44–$59 | $46–$55 |
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Service Fees |
$65–$125 | $100–$125 | $60–$75 | $70 | $100 |
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Customer Support Options |
Email, Phone, Online Chat, Online Portal | Phone, Online Portal | Email, Phone, Online Portal | Email, Phone, Online Portal | Email, Phone, Online Portal |
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Response Time |
Up to 48 hours | Up to 48 hours | 48-84 hours | Up to 48 hours | 24–48 hours |
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Cons |
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Summary |
We recommend Liberty Home Guard for homeowners who need coverage for multiple HVAC systems and extensive add-on customizations. |
We recommend American Home Shield for homeowners who need comprehensive coverage for older homes. |
We recommend Select Home Warranty for homeowners who need affordable HVAC-only coverage. |
We recommend Elite Home Warranty for homeowners who want fully customizable plans and extensive add-on coverage options. |
We recommend Choice Home Warranty for homeowners who want an affordable basic plan with generous coverage limits for most items. |
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Promotions |
$200 Off + 2 Months Free + Roof Leak Protection | Black Friday Savings: 50% OFF Select Plans | Use code HOUSE25 for $150 off + 2 months free | Get 50% Off Any Plan Plus Your First Month Free! | $50 off + 1 month free |
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Rating Categories |
Liberty Home Guard | American Home Shield | Select Home Warranty | Elite Home Warranty | Choice Home Warranty |
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Coverage |
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Value |
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Trustworthiness |
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Plan Transparency |
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Flexibility |
Do I Need a Home Warranty in Pennsylvania?
Home warranties provide great value for Pennsylvania homeowners by covering repairs and replacements for failed home systems and appliances. For example, HVAC systems are essential for homes as the state faces harsh hot and cold seasons.
Pennsylvania’s cold winters can strain heating systems, roofs, and plumbing, and packed snow and freezing pipes can lead to unwanted leaks.
Home warranty plans help reduce homeowners’ out-of-pocket repair or replacement costs. Below are the five most common appliances and systems that need repair most often in Pennsylvania homes.
Air Conditioning
Air conditioning is a crucial system for most homeowners in Pennsylvania. The U.S. Energy Information Administration (EIA) reports that 91% of statewide households have an AC unit. An air conditioning breakdown can create an extremely uncomfortable home environment. You’ll need to quickly find a trusted technician and pay AC repair costs of $100–$650, depending on the issue. But if your AC system completely fails, a replacement can run $2,500–$15,000 or more.
Gas Furnaces
A faulty gas furnace poses risks beyond just temperature control. Gas leaks from a broken furnace release carbon dioxide and reduce indoor air quality, which can seriously endanger your family’s health. While basic repairs may cost $30–$150, a full gas furnace replacement typically runs $5,000–$13,000.
Plumbing Leaks
A small leak in your plumbing can quickly become a major and expensive issue. Leaking pipes waste water and drive up utility bills. Leaks can also promote mold growth, posing a health risk. If left unaddressed, the water from plumbing leaks can cause severe damage to ceilings, floors, cabinets, and other home structures, requiring costly repairs. While a minor leak repair may cost $150–$450, replacing extensive plumbing sections can run up to $5,000 or more.
Roof Leaks
Even a small roof leak can turn into a major issue over time. Leaks enable bacteria growth that gradually eats away at roof integrity. The damage can then spread to ceilings, walls, and belongings. Roof repair costs typically range from $150–$2,000, depending on the deterioration’s extent. With more severe damage, partial or full roof replacement may be necessary, running $3,800–$10,000 or more.
Sump Pumps
A failing sump pump can create a big problem by allowing excessive moisture buildup in basements, attics, or crawl spaces. This excess water can lead to flooding, promote mold growth, and cause deterioration of flooring. Extensive water damage from a broken sump pump often requires thousands of dollars in restoration and repairs. Minor repairs could range from $350–$1,000, while a new sump pump installation could result in a bill of up to $4,000.
How Much Does a Home Warranty Cost in Pennsylvania?
The average home warranty cost in Pennsylvania is $54 per month or around $546-$828 annually. Some Additional costs for home warranty include service call fees, which are required with each requested repair or replacement. Our research shows that the typical service call fee ranges from $75–$125. Prices vary by provider, home size, and type, and your location within the state.
We’ve listed additional cost factors below:
- Home age: If you live in an older Pennsylvania home, your appliances and systems could be older and have certain physical damage. David Bringer, owner and head technician of Bringer Appliance Repair, says home warranties are necessary for older houses because their appliances and systems have probably exhausted their manufacturer's warranty coverage. You’ll need coverage that includes items with preexisting conditions, a rare feature. Many low-cost plans don’t include this coverage type.
- Plan coverage: You’ll pay more for comprehensive coverage than appliance- or system-only plans. Assess your coverage needs and choose plans that align with your home items. Avoid overpaying for coverage you don’t need.
- Unique add-ons: Most companies don’t offer baseline coverage for items such as extra refrigerators, rook leaks, sump pumps, or well pumps. You’ll need add-on coverage for those protections, increasing your overall costs. We recommend comparing quotes with all add-ons included for accurate pricing.
Note: The pricing information in this article uses a 2,063-square-foot, single-family home in Allentown, Pennsylvania. Your monthly premium may vary based on your home’s location, size, type, and your plan and add-on choices.
What Does a Pennsylvania Home Warranty Cover?
Home warranties in Pennsylvania provide coverage for system and appliance breakdowns due to normal wear and tear, not external factors such as weather events or lack of maintenance. Most companies exclude preexisting conditions, previous repairs, and any damage caused by homeowners tampering with or neglecting systems.
When shopping for a home warranty in Pennsylvania, it's important to understand what is typically covered and excluded and what additional options may be available. Our guide below outlines the standard coverage, common exclusions, and extra protections Pennsylvania homeowners may want to consider when choosing a policy.
Common Inclusions
Standard home warranty coverage typically includes a range of appliances and systems, such as heating and cooling systems, electrical and plumbing systems, kitchen appliances, and more. Here’s a list of common inclusions:
- Air conditioning
- Built-in microwaves
- Clothes dryers
- Clothes washers
- Cooktops
- Dishwashers
- Ductwork
- Electrical systems
- Garbage disposals
- Garage door openers
- Heating systems
- Ovens
- Plumbing systems
- Ranges
- Refrigerators
- Stoves
- Water heaters
Common Exclusions
Standard home warranty coverage typically includes a range of appliances and systems, such as heating and cooling systems, electrical and plumbing systems, kitchen appliances, and more. Here’s a list of common inclusions:
- Air conditioning
- Built-in microwaves
- Clothes dryers
- Clothes washers
- Cooktops
- Dishwashers
- Ductwork
- Electrical systems
- Garbage disposals
- Garage door openers
- Heating systems
- Ovens
- Plumbing systems
- Ranges
- Refrigerators
- Stoves
- Water heaters
Common Add-ons
Home warranty providers offer additional coverage for items like pools, secondary appliances, and sump pumps. These items can be added to your policy as supplementary coverage. We’ve listed some examples of add-on options below:
- Annual HVAC tune-ups
- Central vacuums
- Lawn sprinkler systems
- Pools and spas
- Professional and high-end appliances
- Roof leaks
- Secondary refrigerators
- Septic tank and pumping
- Stand-alone freezers
- Sump pumps
- Well pumps
Our Home Warranty Research Process
To find the top Pennsylvania home warranty companies, we spoke with industry professionals to identify common repairs and replacements throughout the state.
We back up our home warranty ratings and recommendations with a detailed rating methodology to objectively score each provider. We conduct research by speaking with company representatives, requesting quotes, analyzing sample contracts from each company, and conducting focus groups and consumer surveys. We then score each provider against our review standards for coverage, cost, trustworthiness, plan transparency, customer support, and flexibility to arrive at a final score on a 5-point rating scale.
Our Home Warranty Experts
We consulted over 15 home warranty experts during our research and received insights from two experts for this article:
- Dave Bringer: Bringer is the Owner and Head Technician of Bringer Appliance Repair.
- Arthur Chartrand: Chartrand served as legal counsel and former executive director for the National Home Service Contract Association (NHSCA).
Pennsylvania Home Warranty Reviews
We’ve provided detailed reviews for our top picks for Pennsylvania home warranty providers below.
American Home Shield
Best for Comprehensive Coverage
Liberty Home Guard
Best Customer Support
Elite Home Warranty
Best for Customized Coverage
Select Home Warranty
Best Budget Plan
Which Home Warranty Companies Didn’t Make the List?
While evaluating the best home warranty providers in Pennsylvania, we excluded certain companies due to their limited coverage and restricted plan options. However, the companies mentioned below, although not ranked as top providers, are still legitimate options to consider if their coverage matches your specific needs.
AFC Home Warranty
Although AFC Home Warranty does provide unlimited system caps for HVAC and plumbing, it applied a depreciation policy to items five years and older. This policy reduces your payout and isn’t suitable for Pennsylvania homeowners seeking coverage for appliances and systems that are older. However, the company does offer an unlimited workmanship warranty, which is a rare feature among home warranty companies. AFC Home Warranty might be a better fit for Pennsylvania homeowners with new appliances and systems and who want plan-length workmanship coverage.
Cinch Home Services
Cinch Home Services offers some HVAC coverage, but it is limited compared to other home warranty providers. The maximum payout for HVAC claims is only $1,500 under Cinch's plans, which is lower than some of our reviewed providers. Roof leak coverage is not included in Cinch's standard plans or available as an add-on either. The main advantage of Cinch is the basic HVAC protection, so it may be a reasonable choice for Pennsylvania homeowners who need just that baseline coverage.
HomeServe
HomeServe provides 17 different system-specific home warranty plans, but no add-on options to expand coverage. The exact plans and exclusions vary depending on location, with coverage limits differing for each system covered. One advantage is that most HomeServe plans waive service call fees and include a one-year workmanship guarantee. Given the specialized, system-only coverage, HomeServe is best suited for Pennsylvania residents who want to focus on one or two key systems in their home rather than comprehensive whole-home protection.
How To Choose a Home Warranty in Pennsylvania
As you search for the right home warranty in Pennsylvania, consider the following factors before selecting a home warranty policy:
- Determine your coverage needs: Before buying a home warranty, you should know exactly what to look for in your coverage. Assess your home systems and appliances to determine your exact coverage needs. Chartrand recommends determining your coverage needs first, and then selecting a contract that fulfills those requirements. Assess your home systems and appliances to determine which items need protection. Limit your add-ons to just the coverage you need now, not anticipated needs in the future.
- Get multiple quotes: Once you've determined your coverage needs, request quotes from potential companies. We recommend getting at least three quotes from home warranty companies and reviewing the terms and conditions for each plan.
- Note coverage exclusions: Review the sample construct and quotes and thoroughly review the terms. Each provider has a list of covered items and exclusions. Ensure the provider you’re researching doesn’t exclude the item or condition you need to be covered. For example, if you own a tankless water heater, avoid a provider that only covers standard water heaters.
- Read customer reviews: Consider how well a provider handles customer service requests. Look for reviews online from sites such as Google Reviews or Trustpilot. You can also ask your friends, family, or neighbors to share their provider experiences.
- Verify your service area: Confirm with your provider that it has in-network contractors in your area of Pennsylvania, especially if you live in a rural area, such as Sullivan County. Some providers don’t service all areas, so confirm you can use your own contractor if it doesn’t have an in-network provider nearby.
How Are Home Warranties Regulated in Pennsylvania?
As of 2010, home warranties no longer fall under the Pennsylvania Insurance Department's regulation since they are not considered “insurance.” However, home warranty customers are protected by the Bureau of Consumer Protection through the Office of the Attorney General in Pennsylvania. You can file a complaint through the website for provider or policy issues. Additional organizations, such as the Service Contract Industry Council (SCIC), assist with regulating home warranties in each state.
Home Warranty Cost Calculator
We created a calculator to break down the estimated annual cost of owning a home warranty.
To calculate your projected annual cost, use the following steps:
- Enter your monthly premium
- Enter your service call fee
- Enter your estimated number of claims
It’s best to request a quote directly from one of our recommended providers, as annual costs and service fees vary between them.
Use the table below to compare your calculated cost to repair and replacement costs for common appliances.
Item | Average Cost to Repair | Average Cost to Replace |
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$30–$150 |
$3,800–$10,000 |
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$100–$650 |
$2,500 and $15,000 |
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$150–$450 |
$500–$4,000 |
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$150–$2,000 |
$5,000–$13,000 |
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$350–$1,000 |
$500–$4,000 |
Life span and repair cost data sourced from InterNACHI and Home Depot
Other Resources for Residents in Pennsylvania
FAQ About Home Warranties in Pennsylvania
When can I purchase a home warranty in PA?
As a homeowner, you can purchase a warranty at any time, whether that’s immediately after buying a home or after years of ownership. As a real estate agent or home seller, you may want to purchase a plan while the house is on the market and include it in the sale. If a potential buyer sees your home has protection while others don’t, they may be more inclined to purchase it.
Do I need a home inspection if I get a home warranty in PA?
No, you don’t need a home inspection if you’re considering a home warranty in Pennsylvania. Some providers waive their waiting period if you provide them with a recent home inspection. However, providers may request your system and appliance maintenance records if they believe the item has preexisting conditions.
When can I start using my home warranty in Pennsylvania?
Most Pennsylvania home warranties follow the 30-day rule, where coverage starts 30 days after purchasing the plan. However, some companies will waive the waiting period if a different provider was protecting your home immediately before you purchased a new plan.
Do I need a Pennsylvania home warranty when my systems and appliances are new?
Yes, we recommend getting home warranty coverage in Pennsylvania even with new systems and appliances. No home systems or appliances are immune to breakdowns, and the items will eventually break due to normal wear and tear.
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