Featured Partners
Featured Partners
Number of States
46 + District of Columbia
Number of States
49 + District of Columbia
Number of States
48 + District of Columbia
Number Of States
47 excl. WA, HI and CA
Top Washington Home Warranty Providers in 2025
Review the Best Home Warranty Providers in Washington
To find the best home warranty companies in Washington, we looked at things like monthly premiums and service fees, plans, contractor choice policies and more.
Our Picks for Top Washington Home Warranty Providers
ARW Home
Best Value
ARW Home
Editor’s Take
ARW Home has three plans designed to cover your Washington home’s systems and appliances. One plan, the Kitchen Plus Plan (which starts at $39.99), focuses on kitchen systems and appliances. Its other plans, the Platinum Plan and Platinum Plus (which start at $64.99 and $74.99), combine more home systems and appliance coverage, with the most expensive plan being the most comprehensive.
Learn more: ARW Home review
Why We Picked It
We like that ARW Home has three easy-to-understand plans, which allow Washington homeowners to really dial in on the coverage that makes the most sense for their needs and home. For instance, its middle plan option includes HVAC coverage, one of the most important considerations to homeowners in Washington because of its cold winters. ARW also has some common items on its add-ons list, including pool coverage and coverage for water and sewer lines.
Why We Like It
One notable feature of ARW is that it does not outright deny coverage based on the age of your home, which is a customer-friendly policy. We also value the flexibility to choose your own contractor, a feature not every provider offers. Its robust list of add-ons, including water system coverage, could make it a dependable option for more amenity-heavy homes.
What We Don’t Like
Its $125 service fee is higher than most competitors in our winner group as well as elsewhere in the industry. Those who are putting their budget first should consider disqualifying this company from their roster of options. Also, it’s worth mentioning that you’re unable to customize your coverage limits.
Who It’s Best For
ARW Home is a strong choice for Washington homeowners seeking kitchen-focused coverage or homeowners living in an older home who want a plan that doesn’t penalize them based on the age of their appliances or systems. Its flexible coverage makes it excellent for buyers who want to ensure the essentials are covered while also having the option to expand.
Consumer Sentiment Index and Survey Results
Pros & Cons
- Quick response time (around 24 – 48 hours)
- Three comprehensive plans, including a kitchen-specific plan
- Option to choose your own contractor
- Cancellation policy can be rigid
- Steep cancellation fee
ARW Home Plans and Coverage
- Kitchen Plus: The company’s most affordable plan starts at $39.99 and offers coverage for systems and appliances in your kitchen, including refrigerators, garbage disposals, electrical and water heaters. Service fees for this and all plans can range, reportedly, from $55 to $125, so we recommend inquiring with the company directly.
- Platinum: The middle-of-the-road Platinum Plan typically begins at around $65 every month and centers on core home systems like HVAC, electrical and water lines, while also covering appliances such as dishwashers, microwaves and garbage disposals.
- Platinum Premier: ARW’s highest-tier plan begins at $74.99 per month and expands on the Platinum Plan by including humidifier and ductwork coverage, which could be well-suited for homeowners who want the most protection possible.
Add-On Options:
- Pool
- Sewer line
- Electronic devices package
- Water line
American Home Shield
Best for Unique Home Features
American Home Shield
Editor’s Take
With over half a century’s worth of service, American Home Shield is certainly a tenured provider with a “been there, done that” reputation that precedes it. AHS has done it all and homeowners can rely on three flexible coverage options that start at $29.99 and climb up to $79.99 for their highest tiered package.
Learn more: American Home Shield review
Why We Picked It
American Home Shield allows Washington customers to choose between monthly or annual payment options. We like that customers can choose a systems-only plan with this company, as well as combination plans with different degrees of coverage. Its starter plan is also one of the cheapest on our list, making it an affordable way to get coverage. It even includes heating and cooling coverage, which can come in handy in Washington, as the weather can get extremely cold.
Why We Like It
American Home Shield is a strong fit for diverse homeowners in Washington, offering uncommon add-ons such as coverage for code violations and undetected preexisting issues. It also adds coverage to alternative homes like mobile homes, condos and manufactured properties. The company typically processes claims within 24 to 48 hours and includes a convenient virtual diagnostic tool to speed up repairs. Even the most foundational plans include HVAC coverage, a necessity in your area’s temperature extremes.
What We Don’t Like
Though the company allows you to work with your preferred contractor, getting AHS to sign off on that contractor can be challenging. And if you cancel after the initial 30-day window, expect an administrative fee equal to one month’s subscription cost.
Who It’s Best For
AHS can be a great option for homeowners in Washington who live in manufactured or mobile homes, or condos, and for those who like the idea of raised appliance coverage limits.
Consumer Sentiment Index and Survey Results
Pros & Cons
- Offers affordable entry-level plans
- Specialized coverage for non-traditional homes
- Gives protection for those pre-established issues like code violations
- If you’re employing your own repairperson, you’ll have to get approval before you begin
- You will have to pay a fee if you terminate after the first 30 days
American Home Shield Plans and Coverage
- ShieldSilver: This introductory plan begins at $29.99 per month and covers 14 key structural systems such as HVAC, plumbing and electrical.
- ShieldGold: ShieldGold covers 23 home systems and appliances, including laundry machines and kitchen appliances. It starts around $50.
- ShieldPlatinum: American Home Shield’s most comprehensive plan includes all of ShieldGold’s protections as well as raised coverage limits (up to $4,000) for appliance repair and replacement on top of a free HVAC tune-up (which could be of interest to Washington residents who want to survive the brutal winters) and $1,000 for roof leak repairs (especially of interest to those who are on the coast in Washington). You can get this kind of coverage for almost $80 per month.
Add-On Options:
- Roof leak
- Home electronics package
- Pool and built-in spa equipment
- Guest units up to 750 square feet
- Septic pump
- Well pump
Home Warranty of America (HWA)
Best Service Response Times
Home Warranty of America (HWA)
Editor’s Take
This company features two main coverage plans in Washington: Select and Select+. The Select Plan begins at $46.08 per month and includes standard coverage for key home appliances and systems. The Select+ Plan extends to that coverage, starting at approximately $60, with broader protections.
Learn more: Home Warranty of America review
Why We Picked It
We like that this provider offers add-on coverage for more unique home items, including water softeners and situations like code violations. Both of its plans also include coverage of home systems and appliances, and don’t have age limitations on the items they cover.
Why We Like It
HWA aims for a response time of 48 hours, which we always appreciate. The company also offers an add-on called GreenPlus that entitles you to an ENERGY STAR-certified appliance if equipment covered under the add-on qualifies for replacement.
What We Don’t Like
You won’t be permitted to choose your own contractor with HWA, which some Washington homeowners can see as limiting. Home Warranty of America also only has two available plans, neither of which offers coverage for only appliances, something that many customers want.
Who It’s Best For
HWA is best for homeowners who want easy protection without extra bells and whistles. It works especially well for homes that are already efficient, or for people who want to cover the big-ticket systems and keep monthly costs in check. If you want sustainable upgrades, this is one of the few plans that offers tailored add-ons.
Consumer Sentiment Index and Survey Results
Pros & Cons
- Two straightforward plan options
- Helpful add-ons we didn’t see from other companies
- No age restrictions on covered items
- No appliance-only plan
- Can’t pick your own contractor
Home Warranty of America Plans and Coverage
- Select: With the Select Plan, customers get “basic” coverage for eight items (what “basic” means will vary based on), in addition to protection for nine other home features. Noteworthy items in this plan are water heaters and heating systems, both of which get basic coverage, and standard coverage for ceiling fans, garbage disposal and doorbells.
- Select Plus: For those who want increased coverage for home items, you’ll want to choose the Select Plus Plan. This plan also adds on items like an AC system and a dryer.
Add-On Options:
- SEER modification
- Septic system
- Pool and spa
- Well or septic pump
- GreenPlus
- OrangePlus plan coverage including:
• Increased maximum coverages
• Code violation
• Re-keying
• Permits
• Disposal
• Water softener
2-10 Home Buyers Warranty
Best for Customization
2-10 Home Buyers Warranty
Editor’s Take
2-10 Home Buyers Warranty has a well-placed range of home warranty plans made for Washington households. Whether you’re managing a rental property, building a home or moving into one, this provider offers packages starting at $32 that range from kitchen-specific plans to holistic coverage options for increased protection.
Learn more: 2-10 Home Buyers Warranty review
Why We Picked It
We like 2-10 Home Buyers Warranty for a few reasons. The provider is one of the most affordable in Washington, with its base plan costing $32, and an option to adjust your premium pricing based on your service fee level. We also like that the company has policies that cater to home sellers, offering specific protections during the listing period, as well as those designed for home builders.
Why We Like It
The home warranty provider offers plans that allow you to prioritize what matters. For instance, if a customer wants lower premiums, they can choose a pricier service fee. Need only appliance protection? 2-10 makes it happen. Additionally, if you happen to be situated on the coast in Washington, note that 2-10 offers roof leak protection as an add-on.
What We Don’t Like
In Washington, 2-10 will allow you to choose your own contractor, but you’ll need authorization in advance to proceed with a necessary repair. Also, the company maintains a fairly strict cancellation policy—if you cancel within the first 30 days, you’ll get charged $25, then the rate increases to 10% of your total plan cost after 30 days.
Who It’s Best For
2-10 will likely benefit those homeowners who are looking to customize in Washington and who want to guide plan expenses and cater their home warranty coverage.
Consumer Sentiment Index and Survey Results
Pros & Cons
- Choice of technician with prior approval
- Flexibility with service fees and premiums
- Options for home sellers
- Can be red tape around using contractors out of network
- Cancellation policy is a bit complicated
2-10 Home Buyers Warranty Plans and Coverage
- Simply Kitchen: An appliance-focused plan for kitchen essentials such as core cooking appliances, starting at $32 per month and ranging to $41, depending on your selected service fee.
- Complete Home: This appliance-plus-systems option blends system and appliance coverage, including HVAC, plumbing and electric, for between $52 and $61 per month.
- Pinnacle Home: The broadest plan builds on Complete Home with higher payout tiers like washer and dryer coverage and perks like alarm system protection.
Add-On Options:
- Washer and dryer
- Luxury coverage (increases payout limits)
- HVAC surplus (max HVAC coverage)
- Garage door opener
- Extended pipe leak
- Well pump
- Water softener
- Saltwater pool
- Freshwater pool
- Roof leak
- Supreme (additional coverage)
- Preseason HVAC tune-up
- Septic system
- Additional freezer
- Additional wet bar refrigerator
- Additional wine cooler
- Second additional refrigerator
- Second additional wine cooler
- Second additional freezer
- Second additional wet bar refrigerator
Liberty Home Guard
Best Cost and Plan Options
Liberty Home Guard
Editor’s Take
Even with a relatively short eight-year track record, Liberty Home Guard is a favorite among customers. The company has three plans, with one focusing on appliances, one centered on home systems and one combining both. With multiple options for service fees as well, you can design a plan combination that most closely fits your budget.
Learn more: Liberty Home Guard review
Why We Picked It
We included Liberty Home Guard because it gives homeowners a level of control you don’t always see. From choosing your own repair provider to covering properties like manufactured homes, Liberty makes it easier to personalize your coverage to your living situation.
Why We Like It
Liberty has one of the deepest menus of add-ons available—think second fridges and even re-keying. That makes it a great fit for anyone looking to go beyond basic protection. Plus, the company supports multiple customer support channels like phone, chat and even text, which adds a layer of convenience when it’s time to file a claim or ask questions.
What We Don’t Like
The cancellation fee is locked in at $50, and it’s not waived if you change your mind early. That might not seem like much, but it’s a bump in the road if you’re still testing the service. Also, that $2,000 limit on each item means not all high-ticket repairs are fully covered, so you’ll want to be clear on where that cap might leave you short.
Who It’s Best For
Liberty can be a good choice for those who want to choose from an appliance-only and systems-only plan. It can also be a good choice for a combination plan for customers willing to pay a premium.
Consumer Sentiment Index and Survey Results
Pros & Cons
- Two streamlined plan options
- No cancellation fees
- 24/7 availability via phone
- Homeowners can’t choose their own contractor
- Consumer sentiment varies
Liberty Home Guard Plans and Coverage
- Appliance Guard: With protection for nine common home appliances, this plan includes items like refrigerators and ovens. Monthly costs start at $49.99.
- Systems Guard: If systems are more your concern, this plan can be a good choice. You’ll get protection for plumbing, ductwork and heating protection, which is a good consideration for Washington and its extreme temps.
- Total Home Guard: With this final plan, Liberty combines protection for appliances and systems for more comprehensive home coverage.
Add-On Options:
- Pest control
- Septic system pumping
- Saltwater pool
- Exterior floor power washing
- Central vacuum
- Trash compactor
- Roof leak limited coverage
- TV mounting up to 65-inch
- TV mounting up to 85-inch
- Sump pump
- In-fridge ice maker
- RO water filter system
- Swamp cooler
- Re-keying
- Well pump
- Grinder pump
- Wine cooler
- Automatic lawn sprinkler system
- Water dispenser line
- Ejector pump
- Gutter cleaning
- Plumbing fixtures
- Additional spa
- Pool and spa
- Window washing
- Stand-alone freezer
- Light fixtures
- Freestanding ice maker
- Water softener
- Second refrigerator
- Guest unit up to 750 square feet
- Carpet cleaning
- Generator
- Electronics protection
- Instant hot water dispenser
Additional Home Warranty Providers to Consider
- First American Home Warranty: First American has over 40 years of expertise offering three distinct home protection plans. The entry-level Basic Plan pricing begins at $42 per month and includes protections for common household items. The middle-of-the-road Essentials Plan, at $57, expands important systems coverage like heating and cooling. For maximum protection, the Premier Plan offers extended coverage options at $77 per month. Note that First American does not allow homeowners to use their own service technician, relying instead on its in-network professionals.
- AFC Home Warranty: This company is an excellent home warranty company option, because it offers four plan options—more than many competitors—created to feel tailored to each customer in Washington. Plans start at $41 per month for the Silver Plan, which includes essential appliance coverage, and go up to $95 per month for the Diamond Plan, which offers comprehensive coverage for 22 home systems and appliances. However, if you have preexisting conditions, this company won’t cover them.
How Much Does a Home Warranty Cost in Washington?
Based on a current survey of 1,800 home warranty policyholders, 80% of respondents said they spent between $801 and $900 annually on premium costs—that’s about $70 per month.
While monthly premium rates typically fall between $27 and $100, the general midpoint lands around $60. But don’t forget to factor service fees into your total cost—these fees are what you pay every time a technician comes out to complete a repair. These usually range from $65 to $150 per visit and can raise your monthly premium depending on the plan’s setup.
Despite these charges, home warranties can save you money if you have frequent repairs, as major electrical issues can cost over $1,000.
Your actual home warranty rates in Washington will vary depending on the plan and company you sign up with. Plans that offer extensive coverage or include high-use systems like HVAC tend to be more expensive than entry-level ones. If you want to add coverage for things like roof leaks or corrosion—especially relevant in coastal Washington—expect to pay extra. Still, with freezing winters in the mix, it may be worth paying a bit more upfront to avoid unexpected out-of-pocket repair bills later.
Is a Washington Home Warranty Plan Worth the Cost?
If you live in Washington, you might consider a home warranty to be well worth it, though a handful of factors will dictate whether it truly makes sense for you.
Do you have an older home with older appliances and systems? If these items’ protection under a builder’s or manufacturer’s warranty is terminated by the time you’re considering a home warranty, that may be a sign to get one.
Alternatively, if you have a newer home with active policies and feel confident about handling some more significant repairs yourself, you may not need a home warranty.
Home warranties are not only a smart long-term investment but can also offer relief if your heater breaks during the dead of winter when temperatures are bone-chillingly cold. With most home warranty companies, a vetted technician will execute your repair, and as long as it’s covered under your plan, the only fee you’ll have to pay is the service fee.
How To Choose a Home Warranty in Washington
Selecting a home warranty plan is a personal decision based on your specific needs, your home and the systems and appliances you want to safeguard. That said, every homeowner can keep a few factors in mind to make the best possible home warranty selection. Additionally, there are certain considerations that Washington homeowners should pay extra attention to when comparing plans.
Coverage of Your HVAC System
HVAC systems (a.k.a your heating, ventilation and cooling systems) are some of the most commonly covered items in home warranty plans and for good reason. HVAC repairs are not only costly (running around $400 for an average repair), but they can make your home uncomfortable or even dangerous in some cases. After all, the last thing you want is your HVAC system going out during a cold snap. That can cause burst pipes and dangerously cold temperatures in your home.
We suggest looking into home warranties that cover your HVAC system for greater peace of mind, no matter where you live but especially in Washington.
Know Your Coverage Needs
In addition to HVAC coverage, you should take a look at your home’s systems and assess what’s fairly new (and what may even still be under warranty), as well as what is nearing the end of its life and may need repair or replacement soon. You should also consider the systems that may be quite costly or difficult to repair, such as larger appliances and home systems like electrical or plumbing.
Once you consider all of this, compare your list against what home warranty companies cover and which plans fit your budget and coverage needs. By taking a holistic approach and considering your specific coverage needs, you can choose a home warranty plan that is worth your money.
Read Sample Contracts, Coverage Exclusions and Limits
Sample contracts are frequently available for browsing on each home warranty company’s website, and our team suggests reviewing these so you can get a sense of what you could be signing up for. You’ll learn insights like renewal terms, coverage caps, exclusions or payout limits and cancellation policies, which will guide you toward your final answer on which service is best for you.
Coverage exclusions and limits are especially important for Washington residents who frequently see extreme weather in certain months, as HVAC systems can fail and cause you to reach your limit quickly. Ensure you know what these limits entail so you’ll know what to do in the case of a winter storm.
Compare Monthly Costs and Fees
Budget is likely the most important aspect of the home warranty provider research process. If you can’t shell out for a specific plan, then why look at it? To help you in the long run, we suggest comparing plans and premiums against your budgetary restrictions and scratch out any plans that don’t work for your financial plan.
Check Reviews
Customer reviews will reveal more information about a company than you could imagine. If you can, research each company’s customer ratings from the last year or two, specifically, ideally on multiple platforms. Consider reaching out to your community, friends, family and neighbors to get a sense of their feelings on the companies they work with.
Washington Home Warranty Regulations
Home warranties are regulated in Washington by the Washington Office of the Insurance Commissioner. If you run into any issues, we recommend contacting that office for help and to file a complaint against a company if needed.
What Does a Home Warranty Cover in Washington?
What a home warranty will cover in Washington will depend on the company and plan you choose, rather than your location. Some plans focus on home systems like HVAC, plumbing and electrical, others cover appliances like stoves, fridges and ice makers and other plans combine the two for more complete coverage.
Generally, a home warranty plan will cover repairs based on typical wear and tear for these appliances and systems. So, if your water heater suddenly breaks, and it’s under your plan, the repair may be covered. The easiest way to determine what your home warranty plan covers (and to what extent) is to check your contract and contact your chosen company with any questions.
What Does a Home Warranty Not Cover in Washington?
Equally important as knowing what your home warranty plan covers is what it doesn’t. As mentioned above, home warranty plans cover select appliances and/or systems for repairs and replacements, but just because an appliance, system or other part of your home is noted under your plan doesn’t mean a repair or replacement will be fully covered.
For one, the reason for repair often makes a difference. These types of plans won’t necessarily help if a coastal flood damages your home (that’s where home insurance would often come in), or if the reason for the issue is human error. Home warranties are meant to help for issues due to wear and tear, not necessarily for fixing damage.
Similarly, you may run up against coverage limits, so if you live on the coast of Washington and the salty air has corroded parts of your home, your home warranty company may only cover so much of the repairs, even if you have corrosion coverage. Situations like these are why paying attention to coverage limits is so important.
If you have any concerns about coverage limitations or questions about certain repair situations, we recommend speaking with your home warranty company.
Home Warranty Survey Findings
To better understand current home warranty trends in Washington and across the U.S., we surveyed 1,800 homeowners who have had a home warranty plan within the last 12 months. Homeowners in the western U.S. shared their experiences with coverage, how they use their plans and their opinions on home warranties in general—including feedback on the companies they chose.
- In the West, heating emerged as the most frequently covered system in home warranty plans, with electrical coming in close behind.
- A total of 91% of home warranty customers in the region reported being satisfied with how their service requests were handled.
- If you’re just getting started with the home warranty market, you’re not the only one—74% of respondents in the region said this was their very first home warranty plan.
- Looking ahead, 74% of homeowners in the western U.S. indicated they plan to renew their home warranty coverage once their current contract ends.
Discover the Top Home Warranty Companies in Other States
If you’re on the search for a home warranty company in other states, look no further than the list below.
Methodology – How We Ranked Home Warranty Companies
To determine the home warranty companies ranking, the Forbes Home editorial team analyzed 19 companies and 58 plans, with each company’s star rating determined by evaluating several metrics and subcategories, including years of experience, signup and restrictions, plan pricing, fees and discounts, coverage features and more. We also utilize our in-house consumer sentiment analysis, which includes over 146,000 first-person insights as well as our net promoter score survey (NPS), in which our team asked over 1,800 policyholders about their home warranty, to come to the conclusion of the best home warranty company.
You can find out more about how Forbes Home rates home warranty companies in our detailed methodology page.
Please note: Products or services on this list may not be shown in order of their star rating. The star rating is determined solely by the editorial team.
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Frequently Asked Questions (FAQs)
Do home warranties cover roofs?
Some home warranty plans may cover roofs, while others may include roof coverage as an add-on or may not cover roofs at all. Roofs aren’t a super common home warranty item, but when coverage is included, it tends to focus on roof repairs due to wear and tear. If you’re looking to protect your roof against damage, we recommend looking into a home insurance plan with lots of roofing coverage.
Is a home warranty the same as home insurance?
Home warranty plans and home insurance policies are separate companies, state regulations and coverage. Home insurance is typically mandated for prospective homeowners before they can obtain a mortgage. Home insurance also protects your home differently; think natural disasters and fires. Home warranty plans are not mandated for homeowners anywhere in the U.S.and cover appliances and systems during their lifespans.
How does a home warranty work?
To get the most out of your home warranty experience, you first need to sign up for a plan that covers the systems or appliances you care most about. The home warranty company has certain limits and caps on specific systems and appliances, and these details will be laid out before you sign up. You’ll pay a premium, usually monthly, to stay enrolled in the plan. If you one day submit a claim for a problem you’re experiencing, you’ll also pay a certain fee in advance of a technician coming to your home. Then, the technician will address the problem. If your situation is covered under your plan, you likely will not see any other fees.