We chose American Home Shield (AHS) as the best home warranty provider for Washington homeowners. AHS earned the distinction thanks to its comprehensive coverage of appliances and home systems, as well as the fact that its plans include limited roof-leak damage and cover items with preexisting wear or minor damage—an excellent perk for people with older homes.
This review of the best home warranty companies serving Washingtonians explains in detail how we analyzed and ranked the top providers. We aim to provide you with all the information you need to make an informed decision about purchasing a home warranty.
Key Takeaways
- American Home Shield is our top home warranty choice for Washington homeowners. We like its comprehensive coverage, as well as its inclusion of roof-leak damage and preexisting conditions.
- The average cost of a home warranty in Washington is $63 per month or $756 per year, based on quotes we pulled for home warranty companies in Washington.
- Among Washington homeowners we surveyed in January 2025, 41% of respondents said their water heater was the most important item when considering home warranty coverage.
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.
Top Home Warranty Companies in Washington
After researching and reviewing 13 national home warranty providers, we chose the following companies as our top recommendations for Washington homeowners:
- American Home Shield: Best Comprehensive Coverage
- Elite Home Warranty: Best for Customized Coverage
- First American Home Warranty: Best for High-End Items
- AFC Home Warranty: Best Technician Flexibility
- Liberty Home Guard: Best Customer Support
Comparing Top Providers
We considered coverage options, customer service, price, reputation, available options and other factors when selecting the top home warranty providers for Washington homeowners.
| Provider | Logo | Our Score | Service Call Fee* | Response Time | BBB Rating** |
|---|---|---|---|---|---|
American Home ShieldGet Quote |  | $100–$125 | Up to 48 hours | B | |
Elite Home WarrantyGet Quote |  | $70 ($150 for after hours and weekends) | Up to 48 hours | B | |
First American Home WarrantyGet Quote |  | $100–$125 | 4–48 hours | B | |
AFC Home WarrantyGet Quote |  | $75–$125 | 24-48 hours | B | |
Liberty Home GuardGet Quote |  | $65–$125 | Up to 48 hours | NR |
*Pricing may vary depending on your home’s location, size, and type and your plan choices.
**The BBB is an independent organization that evaluates businesses’ credibility and responsiveness to customers. Ratings are accurate as of January 2025.
Our Reviews of Top Providers in Washington
Below, you’ll find detailed information about the top five home warranty providers we reviewed for Washington. Our research focused heavily on depth of coverage, coverage limits, and affordability.
American Home Shield
Monthly Cost: $50–$100
Service Fee: $100–$125
Workmanship Guarantee: 30 days
Coverage Overview
- Offers an HVAC coverage cap of $5,000, good for protecting heating systems
- Includes limited roof-leak protection in all plans, a major plus for rainy Washington
- Covers preexisting damage, unlike many home warranty providers
Keep in Mind
- Offers limited add-ons, reducing your ability to customize your coverage
- Offers no appliance-only plan, unlike many home warranty providers
Our Review
We chose American Home Shield (AHS) as the best home warranty company for homeowners in Washington, where frequent rainy days can place stress on roofs and cold winters demand intense work from furnaces. Unlike many providers, AHS covers preexisting damage or wear present before you start your policy. This is particularly helpful if you have an older home or aging appliances and systems.
We also like AHS’s high HVAC coverage cap of $5,000. A coverage cap, or limit, is the maximum amount your provider will pay for repairs during your plan term, and many home warranty companies only offer $2,500 of HVAC coverage. So, if your heater breaks down during a cold Washington winter, you won’t have to pay as much out of pocket as you would without the policy.
AHS also offers unlimited coverage caps on most of its other systems, so you won’t have to pay as much for other high-end replacements, such as electrical wiring. Limited roof-leak repair for all plans is another attractive benefit of AHS for Washington homeowners.
One drawback is that AHS doesn’t offer an appliance-only plan, so if you only want coverage for your appliances, we recommend another provider like Liberty Home Guard. AHS is also one of the most expensive providers we reviewed. While we like that the company gives you two options for service call fees, neither is particularly affordable at $100 and $125. Many providers offer lower fees of $65–$75.
Plan Details and Cost
Here’s a breakdown of American Home Shield’s plan options and average monthly costs:
- ShieldSilver ($50 per month): The lowest plan offers home system coverage, such as heating, cooling, and interior plumbing.
- ShieldGold ($70 per month): This plan adds appliance coverage and includes garbage disposals, clothes washers and dryers, and more.
- ShieldPlatinum ($100 per month): The highest plan offers combined system and appliance coverage and includes more benefits, such as roof-leak coverage.
American Home Shield’s ShieldSilver plan covers home systems. The ShieldGold plan adds appliance coverage to the ShieldSilver’s coverage, and the ShieldPlatinum plan 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 that provide annual choices. AHS provides a sample contract on its website.
Its optional add-ons include the following:
- Electronics
- Guest units
- Pools/spas
- Septic pump
- Well pumps
Elite Home Warranty
Monthly Cost: $45–$60
Service Fee: $70
Workmanship Guarantee: 90 days
Coverage Overview
- Offers flexible plans that allow for customized coverage
- Has a catalog of 30 optional add-ons, more than most providers
- Provides a generous 90-day workmanship guarantee
Keep in Mind
- Doesn’t cover technicians outside of its network under its workmanship guarantee
- Caps overall coverage for repairs at $15,000 per year
Our Review
Elite Home Warranty offers a unique range of customization options. Most home warranty companies allow you to choose from a few pre-built plans, but Elite allows you to pick and choose the appliances and systems you want to be covered from a pool of items, ensuring you don’t pay for things you don’t want to be covered. For additional fees, Elite also offers 30 add-on options to cover specialty items such as swamp coolers, sump pumps, and water filtration systems.
We like Elite’s 90-day workmanship guarantee, which is significantly longer than most providers. However, this guarantee only includes technicians within Elite’s approved network. If you hire a contractor directly, you won’t be protected by the workmanship guarantee in the event of a faulty repair. Elite limits its total payout for repairs and replacements to $15,000. If you hit this cap, you’ll have to pay for repairs out of pocket for the rest of the year.
Plan Details and Cost
Here’s an overview of Elite’s plans:
- Elite Appliances ($45 per month): Elite’s appliance-only plan covers 10 appliances, including ceiling fans, built-in microwaves, and cooktops.
- Elite Systems ($50 per month): Elite’s system-only plan covers eight systems, such as heating, cooling, and electrical systems.
- Elite Complete ($60 per month): Elite’s premium plan combines the two plans above to cover 18 items total.
Elite Home Warranty’s sample contract shows its coverage limits range from $500–$3,000 for appliances and $750–$4,000 for systems. While the company offers a low service fee of $70 for all plans, it charges $150 if you need after-hours, weekend, or high-end appliance repairs.
With 30 add-on options, Elite has among the largest add-on catalogs of companies in this review, second only to Liberty Home Guard. Coverage limits for add-on items range from $500–$7,000. Elite’s roof leak protection coverage limit is $1,000, which is comparable to AHS and First American Home Warranty.
Here’s a sample from Elite’s extensive add-on offerings:
- Central vacuum
- Freestanding freezer
- Limited roof patching
- Pool and spa equipment
- Septic system
- Sump pump
- Water softeners
First American Home Warranty
Monthly Cost: $103–$156
Service Fee: $100–$125
Workmanship Guarantee: 30 days
Coverage Overview
- Includes a $7,000 appliance coverage cap in its highest-tier plan
- Offers unlimited coverage caps for HVAC systems, something especially helpful for Washington’s unpredictable winters
- Covers damaged or improperly installed items as a free add-on
Keep in Mind
- Doesn’t offer appliance-only or system-only plans
- Doesn’t offer limited roof-leak repair as standard coverage in basic plans
Our Review
We recommend First American Home Warranty (FAHW) if you own items that may need expensive repairs or replacement. It offers a $7,000 coverage cap for appliances and unlimited coverage for most systems. Its unlimited HVAC protection provides peace of mind for Washington homeowners whose heaters or furnaces might be susceptible to breakdowns during the winter.
Another available benefit is the company’s First American Advantage upgrade, which covers items even if they’ve already been damaged from poor upkeep or faulty installation. This is a rarity in the home warranty industry, as most companies exclude preexisting damage.
FAHW doesn’t offer system- or appliance-only plans, which could be inconvenient if you only want coverage for certain items in your home. If you only want system or appliance coverage, we recommend another provider like Liberty Home Guard. FAHW also doesn’t include limited roof-leak coverage, which is a drawback for states like Washington that experience frequent precipitation.
While FAHW’s starter plan costs as low as $67 a month, its premium plan could cost as much as $212 in Washington, based on the quotes we pulled, which is the highest monthly premium of companies featured in this article.
Plan Details and Cost
We’ve outlined First American’s plan coverage below:
- Starter Plan ($103 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 ($126 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 ($156 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.
First American Home Warranty provides three plan options: the Starter Plan, the Essential Plan, and the Premium Plan, as outlined in its sample contract. You can choose a $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. 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.
You can add extra coverage for the following add-ons:
- Additional refrigeration
- Air conditioning
- HVAC tune-up
- Limited roof-leak coverage
- Pool and spa equipment
- Septic tank systems and pumping
- Water softeners
- Well pumps
AFC Home Warranty
Monthly Cost: $44–$82
Service Fee: $75–$125
Workmanship Guarantee: Plan lifetime
Coverage Overview
- Allows you to choose your own service technician
- Offers a plan lifetime guarantee to protect your repairs
- Includes free roof-leak protection in every plan
Keep in Mind
- Has a $10,000 annual aggregate limit
- Doesn’t offer its lowest-tier plan unless you call to enroll
Our Review
We like that AFC Home Warranty allows homeowners to choose their own technician, providing a level of flexibility that many other home warranty providers don’t. It’s also unique in that all repairs are protected under a plan lifetime guarantee. This is far more generous than the industry standard of 30 days. This makes AFC Home Warranty a good choice for Washington homeowners who already have a network of trusted repair technicians they prefer to call for repairs.
Another perk of AFC Home Warranty is that it includes free roof-leak protection in every plan. This is an attractive benefit in Washington, considering the state’s rainy climate: Areas in the interior valleys of Western Washington record 150 days of measurable rain each year, while this jumps to 190 days along the coast and in the mountains. However, roof-leak coverage is capped at $250.
We don’t think AFC Home Warranty is the best option if your home has older systems and appliances or high-value items that may need expensive repairs. The company has a $10,000 annual aggregate limit, which means you’ll have to pay more out of pocket once repairs reach this limit. Also, it has a depreciation policy that reduces payouts for items that are more than five years old.
Plan Details and Cost
Here’s a breakdown of AFC Home Warranty’s plan options:
- Silver Plan (call for a quote): This appliance-only plan covers nine appliances, including cooktops, kitchen refrigerators, and garage door openers.
- Gold Plan ($44 per month): This combination plan includes 15 appliances and home systems, including air conditioners, ductwork, and water heaters.
- Platinum Plan ($51 per month): The higher-tier plan extends coverage to 19 items, including plumbing stoppages, faucets, and refrigerator ice makers.
- Diamond Plan ($82 per month): The highest plan tier covers 22 cover items, such as electronics, exterior sewer lines, and exterior water lines.
AFC Home Warranty’s sample contract reveals that coverage caps vary between appliances and systems. Appliance coverage caps range between $150 and $3,000, while most systems are only covered up to $500. That said, heating, cooling, and water heaters have unlimited coverage, a plus for Washington homeowners since our survey respondents reported water heaters being their most important covered item. Service call fees are $75–$125.
AFC Home Warranty offers eight optional add-ons, including the following:
- In-ground pool
- Roof leak
- Septic system
- Stand-alone freezer
- Well pump
Liberty Home Guard
Monthly Cost: $57–$68
Service Fee: $65–$125
Workmanship Guarantee: 60 days
Coverage Overview
- Offers one of the largest add-on catalogs in the industry, 42 items
- Provides 24/7 live chat, a major convenience for emergencies
- Includes a 60-day workmanship guarantee
Keep in Mind
- Doesn’t disclose service call fees until after registration
- Offers relatively low plumbing and electrical system coverage caps of $500
Our Review
Liberty Home Guard (LHG) offers the most add-ons of any company we reviewed, with 42 items, including plumbing systems and gutter cleaning. We like the gutter cleaning add-on for Washington homeowners, as the Evergreen State has a lot of pine trees that could clog your gutter system.
We also like LHG’s 24/7 live chat, which can be especially helpful if you have an emergency repair or a question about your policy before filing a claim. However, Liberty Home Guard’s service call fee policy is not as open as it could be. The company doesn’t disclose its service call fee until after you purchase a plan, unlike providers such as American Home Shield. We know from research that LHG’s service call fee is $65–$125, depending on the plan you choose.
Plan Details and Cost
Here’s an overview of Liberty Home Guard’s plans:
- Appliance Guard ($57 per month): This plan offers appliance-only coverage and includes items such as built-in microwaves, garbage disposals, and refrigerators.
- Systems Guard ($62 per month): This plan includes built-in systems, such as electrical, ductwork, and heating.
- Total Home Guard ($68 per month): The highest plan combines the Appliance Guard and Systems Guard coverage.
Liberty Home Guard provides three plans, including a systems-exclusive, appliance-exclusive, and comprehensive plan. Its Appliance Guard coverage cap is up to $2,000 per item, but its Systems Guard plan has lower coverage limits for plumbing and electrical at $500. It doesn’t list coverage limits for add-ons in its sample contract.
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. LHG offers two additional coverage months if you choose an annual plan.
Its optional add-ons include the following:
- Carpet cleaning
- Generator
- Gutter cleaning
- Plumbing systems
- Rekeying services
- Window washing/cleaning
Our Experience Filing Claims
To provide insight into the full experience of dealing with a home warranty provider, our team signed up for a home warranty with American Home Shield, our top pick for Washington State.
Using the company’s online portal, one of our team members filed a claim for a leak in their bathroom. They described the process as quick and easy.
AHS assigned a technician within five minutes. The technicians then reached out to set up a next-day appointment. The technician arrived ahead of schedule and repaired the leak in less than two hours. Our team member was also impressed that the technician offered advice on how to address a mold problem caused by the leak.
Home Warranty Costs in Washington
Based on our sample quotes, Washington home warranty prices are higher than the national average for basic plans and premium plans.
Washingtonians pay a monthly average of $63 for home warranty plans or $756 per year. The national average cost of a home warranty is $56 per month or $672 annually. This puts Washington’s basic plans higher than the national average.
| Provider | Monthly Cost in Washington | Service Fee |
|---|---|---|
| American Home Shield | $50–$100 | $100–$125 |
| Elite Home Warranty | $45–$60 | $70 |
| First American Home Warranty | $103–$156 | $100–$125 |
| AFC Home Warranty | $44–$82 | $75–$125 |
| Liberty Home Guard | $57–$68 | $65–$125 |
How We Determined Home Warranty Pricing
To better estimate home warranty costs in Washington and across the country, we gathered more than 4,000 quotes from 13 companies in all 50 U.S. states using sample addresses for single-family homes under 4,000 square feet. For Washington, this included requesting quotes for homes in Olympia, Tacoma, Redmond, and Naselle. This means our state averages encompass both urban and rural areas. We averaged together the cost of a home warranty in each state to determine a national price range.
Survey Insights from Washington Homeowners
Our team explored customer experiences with home warranties by surveying 2,000 policyholders nationwide in 2025. Among Washington homeowners, nearly 52% prioritized coverage over price (38%) when shopping for a home warranty. More than 44% of respondents sought coverage to safeguard aging systems and appliances. Given this demand, it’s no surprise that American Home Shield was the state’s most popular provider, largely due to its preexisting condition protection.
Homeowners in Washington focused their coverage on essential home systems, with 28% selecting electrical system protection and 41% opting for water heater coverage. Add-ons also played a key role in coverage decisions, with roof leak, well pump, and septic tank pump protection ranking among the most popular choices. In addition, nearly 69% of residents preferred comprehensive plans over system-only or appliance-only options, reinforcing the demand for all-in-one coverage.
Washington homeowners also reported positive experiences with their home warranty providers. Overall, 93% had their most recent claim approved, with system repairs or replacements being the most common reason, followed closely by appliance repairs or replacements. Of those respondents who filed claims, 48% had an item repaired, while 34% received a replacement. Nearly 66% expressed satisfaction with their current plan, and almost 69% planned to renew at the end of their term.
How We Collected Our Survey Data
In 2025, we surveyed 2,000 homeowners nationwide to gain insights into their home warranty experiences. The survey covered reasons for purchasing coverage, satisfaction levels, and interactions with claims and customer service. It also examined pricing, add-on options, and homeowners’ plans for renewal.
FAQs About Home Warranties in Washington
What are the benefits of a home warranty in Washington?
The biggest benefit of a home warranty in Washington is that it can help homeowners avoid the shock of having to pay a big expense at once for a repair or replacement of a major appliance or home system. It also takes care of the responsibility of searching for a repair technician or finding a replacement for a broken-down refrigerator or furnace.
What are the potential drawbacks of a home warranty in Washington?
The potential drawbacks of a home warranty in Washington include being serviced by unreliable technicians or having a denied claim. To mitigate these issues, anyone considering purchasing a home warranty should take steps to make sure the provider they choose is reputable and reliable.
Why might a home warranty company in Washington reject your claim?
A home warranty company might reject your claim for several reasons, but one of the most common is a misunderstanding of home warranty coverage. These misunderstandings are often the result of a failure to read or understand the contract, which typically lists coverage exclusions—sometimes in fine print. To avoid a rejected claim, make sure you learn exactly what is and isn’t covered, how much the provider commits to pay for repairs and replacements, and whether coverage caps are enough to help you avoid paying large sums out of pocket.
What factors are most important as you consider buying a home warranty?
The first thing to ask yourself as you consider buying a home warranty is whether it’s better for your budget to pay a monthly premium and service call fee for appliance and system repairs or if it works better for you to save money to cover those expenses upfront. Also, be sure the items you need to be covered are actually included in the contract. Finally, make sure you choose a home warranty provider with a solid reputation and a history of following through on its promises.
How We Evaluated Home Warranty Providers
To gain an accurate and well-rounded understanding of Washington home warranty plans, we researched the top companies in the state, spoke with industry experts, combed through service contracts, secret-shopped providers, surveyed thousands of customers, and interviewed real home warranty owners.
Based on our research, our team developed a detailed methodology to score each company on six categories: coverage (35%), cost (20%), trustworthiness (15%), plan transparency (10%), customer support (10%), and flexibility (10%).
- Coverage: We awarded more points to providers that offer generous coverage caps and unique coverage options, such as coverage of preexisting conditions. Since Washington has cold, harsh winters, we prioritized home warranty plans that offer good coverage for heating systems.
- Cost: Home warranties are a big investment, so average monthly cost and average service call fee were big factors considered in our ratings. We deducted points if providers impose surcharges or extra fees, such as an after-hours service call upcharge.
- Trustworthiness: Research, reading online reviews, and secret shopping help us better understand the trustworthiness of home warranty companies. We awarded more points to providers with high average customer review scores, as this reflects a solid brand reputation.
- Plan transparency: Home warranty companies that take the guesswork out of signing up for a plan earned more points in our ratings. We like companies that have plan details on their websites and provide readily accessible sample contracts.
- Customer support: Companies received more points in our ratings for having quick response times and multiple customer support channels. Our team also submitted claims to multiple home warranty companies, including our top pick for Washington, American Home Shield. We did this to get a better understanding of how the claims process works and general processing times.
- Flexibility: The more plans and add-ons a company offers, the more options a homeowner has to customize their plan. We gave providers more points for offering a higher number of plans and add-ons, as well as providing service flexibility, such as the ability to choose your own technician or cancel your policy for free within 30 days.
