Best Home Warranty Companies in Washington (2024)
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A home warranty can help ease the anxiety of scheduling and paying for unexpected home repairs. These protection plans cover repair and replacement costs for home systems and appliances in your contract when they break down, as well as connect you with trusted technicians to resolve the problem quickly.
We want to make searching for a home protection plan in Washington simple, so we’ve reviewed the top providers in the Evergreen State and provided our recommendations. Our top recommendation is American Home Shield due to its excellent coverage options. In this review, we’ll discuss the best home warranty companies in Washington and help you find the right protection plan for you and your home.
Key Takeaways
- The best home warranty companies in Washington are American Home Shield and Liberty Home Guard, based on our extensive research of 13 home warranty providers.
- A home warranty costs $44–$109 per month in Washington, 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.
Comparing the Best Home Warranty Companies in Washington
We considered coverage options, pricing, customer reviews, and other factors when selecting the best home warranty providers in Washington.
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| #1 out of 16 companies | #2 out of 16 companies | #3 out of 16 companies | #4 out of 16 companies | |
| NR | B | B | B+ | |
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Monthly Cost |
$49–$59 | $49–$109 | $47–$87 | $30–$56 |
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Service Fees |
$65–$125 | $100–$125 | $75–$125 | $100–$150 |
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Customer Support Options |
Email, Phone, Online Chat, Online Portal | Phone, Online Portal | Phone, Online Portal | Email, Phone, Online Portal |
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Response Time |
Up to 48 hours | Up to 48 hours | 4–48 hours | 2–24 hours |
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Pros |
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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 First American Home Warranty for homeowners who need robust plan options for HVAC and high-end appliances. |
We recommend Cinch Home Warranty for homeowners who want coverage for items most providers don’t cover, such as built-in food centers and free-standing ice makers. |
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Promotions |
$200 Off + 2 Months Free + Roof Leak Protection | Black Friday Savings: 50% OFF Select Plans | $100 Off with Code “PROTECT” | First 2 months free on all plans |
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Rating Categories |
Liberty Home Guard | American Home Shield | First American Home Warranty | Cinch Home Services |
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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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Customer Support |
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Flexibility |
BBB ratings are accurate as of April 2024.
Note: We based the pricing information in this table and throughout the article on sample quotes we obtained for a 2,670-square-foot, single-family home in Seattle, Washington. Your pricing may vary depending on your home’s location, size, type, and plan selections.
Washington’s Top 4 Home Warranty Companies
- Best for Comprehensive Coverage: American Home Shield
- Best Customer Support: Liberty Home Guard
- Best for High-End Items: First American Home Warranty
- Best Additional Perks: Cinch Home Services
The highest-rated home warranty companies in Washington include the following:
Reviews of the Best Home Warranty Companies in Washington
American Home Shield
Best for Comprehensive Coverage
Liberty Home Guard
Best Customer Support
First American Home Warranty
Best for High-End Items
Cinch Home Services
How Are Home Warranties Regulated in Washington?
Washington’s Department of Revenue (DOR) oversees service contracts and home warranty regulation. Service contract companies must obtain a license from the state’s insurance commissioner. Washington statute §§ 48.110.010 to 48.110.901 highlights the jurisdiction the DOR and insurance commissioner have over service contract providers. Additionally, providers must follow the requirements included in the statute or risk losing their license.
The Office of the Insurance Commissioner provides an online complaint form that home warranty owners can submit if their provider ignores its contractual obligations.
In addition to government oversight, industry associations regulate home warranty companies. The Service Contract Industry Council (SCIC) is an industry-related organization that helps state legislators develop laws and regulations related to service contracts. According to Timothy Meenan, the managing shareholder at Meenan Regulatory and Legislative Attorneys Law Firm, the SCIC passes legislation that increases consumer protection.
How Much Does a Home Warranty Cost in Washington?
Based on the pricing data we pulled for this article, the average monthly premium for a Washington home warranty is $53. If you choose an annual premium, expect to pay an average of $636. Home warranty costs vary significantly from company to company due to the coverage plans they offer, the cost of local service technicians, and the square footage of your home. For example, if you own a home with numerous high-end appliances, you will typically pay more for a home warranty than someone who only needs standard appliance coverage.
There are ways you can save on a home warranty. One way is to pay an annual rather than a monthly premium, as many home warranty companies offer discounted annual rates. Another method involves choosing a company that offers flexible service call fees. Those providers offer a lower monthly premium when you choose a higher service call fee.
- Read more: Typical Home Warranty Costs Explained
Factors To Consider Before Buying a Washington Home Warranty
Purchasing a home warranty shouldn’t be taken lightly. Due to the complexity of home warranties, it can be challenging to choose the right company. Here are several factors to consider:
- Additional benefits: Some companies offer membership benefits or unique coverage, such as rust damage coverage. Usually, these providers charge more for their coverage plans, so consider how much value you’ll get by purchasing from them.
- Company reputation: Do your due diligence and verify the company from which you wish to purchase a home warranty. A great place to check a company’s trustworthiness is its Better Business Bureau (BBB) page. Avoid companies that hold a C- rating or lower on the BBB and companies involved in class action lawsuits or other litigation due to breach of contract terms and conditions.
- Coverage needs: Companies design home warranties to minimize the financial burden of appliance and system repair costs. However, a home warranty may not help if you own appliances with extended warranties.
Annual Home Warranty Cost Calculator
We created a calculator to break down the estimated annual cost of owning a home warranty. Enter your monthly premium, service call fee, and estimated number of claims to see your projected annual cost. It’s best to request a quote directly from one of our recommended providers, as annual costs and service fees vary between them.
| Appliance | Average Repair Cost | Average Replacement Cost |
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Dehumidifier |
$50–$200 |
$1,300–$2,800 |
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Microwave |
$50–$400 |
$60–$2,000 |
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Dishwasher |
$50–$500 |
$400–$3,000 |
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Exhaust Fans |
$16–$300 |
$250–$950 |
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Electric Range |
$100–$500 |
$230–$3,000 |
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Gas Range |
$100–$500 |
$230–$3,000 |
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Dryer |
$100–$400 |
$450–$2,300 |
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Oven |
$100–$430 |
$400–$3,000 |
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Washer |
$50–$450 |
$400–$2,300 |
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Freezer |
$90–$500 |
$160–$2,900 |
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Refrigerator |
$40–$350 |
$200–$5,000 |
Note: The annual cost figure generated by our home warranty calculator is not an indication of a company’s actual plan cost, as annual costs and service fees vary based on your plan selections and your home’s size, type, and location.
Expert Takes on Home Warranties
We sourced experts across several industries associated with home warranties to answer homeowners’ common questions. Here is what they had to say:
- Do home warranties provide cash payouts to fix my issue? According to Kurt Walker, who is associated with Mill City Home Buyers, many home warranty companies offer a cash payout if you request it. “However, you must be aware that the cash payout might not cover the cost of replacement.”
- Should I buy a home warranty if I own home insurance? Marcus Fernandez, attorney and co-owner of Kinney, Fernandez, and Boire Law, recommends owning a home warranty and a homeowners insurance plan for full home protection. “[Home warranties] go beyond what your homeowners insurance covers by catering to the inevitable wear and tear of home systems and appliances, which typically isn’t covered by insurance,” he says.
- What should I ask before buying a home warranty? Daniel Cabrera, founder of Sell Your House Fast, says you should ask the following: “ What are the limits and exclusions when buying a home warranty?” He adds, “Homeowners should understand what specific items, parts, or situations the company excludes from the warranty.”
Do I Need a Home Warranty in Washington?
Technically, you don’t need a home warranty; unlike home insurance, it is not a requirement for mortgage lenders.
Washington’s wet and rainy climate can cause water-related issues like pipe leaks and water damage. Most home warranties cover plumbing repairs, offering peace of mind and financial protection against Washington’s damp climate.
However, home warranties can be worthwhile for Washington homeowners, real estate agents, home sellers, and home buyers who want to protect major systems and appliances in their homes and avoid paying unexpected repair or replacement costs.
Our Conclusion
We recommend American Home Shield as the top choice for Washington. It offers comprehensive coverage and unique system and appliance coverage. We also like Liberty Home Guard for its customer reputation and excellent add-on coverage variety. With First American Home Warranty, you’ll receive generous coverage for your high-end appliances.
Before selecting a provider and buying a home warranty, we suggest getting quotes from at least three companies to help determine which home warranty company fits your budget and home protection needs.
Other Resources for Residents in Washington
FAQ About Home Warranties in Washington
What is the best home warranty in Washington?
We believe Liberty Home Guard is the best overall home warranty in Washington. The company offers the best add-on coverage catalog, providing more options to customize your plan. Its specialized plans let you choose the best fit for your home without overspending for unneeded coverage. The company also backs its repairs with a 60-day workmanship guarantee, double the industry standard of 30 days.
How much does a home warranty cost in Washington?
A home warranty in Washington depends on the provider and plan you select. On average, a home warranty costs between $300 and $600 a year, with an additional $75 to $125 for each service call. All companies recommended in this article offer plans within this price range.
How long does a home warranty last?
A home warranty typically lasts for a year. However, some companies offer multi year options for two or three years.
Our Rating Methodology
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.
To share feedback or ask a question about this article, send a note to our Reviews Team at reviews@thisoldhousereviews.com.
