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last_updated_icon Last updated: July 27, 2021

BEST HOME WARRANTY COMPANIES IN CALIFORNIA

California homeowners who already have to keep up with the rising cost of living can find it hard to deal with expensive and unexpected repairs. The state’s real estate market is also costly and dealing with a breakdown leading to an extra thousand dollars in repair can drain your limited savings. This is where a home warranty can help you out.

Home warranties help to reduce a home’s repair or replacement cost. They also arrange for a skilled service technician to repair your item at a reduced amount. More than anything, home warranties are designed to give you peace of mind and have readily available protection in place. Check out our list of popular home warranty companies in your state!

thp_popular_img.png GET $200 OFF + 2 MONTHS FREE + FREE ROOF COVERAGE
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TOTAL HOME PROTECTION

Total Home Protection Rebrands To Service Plus Home Warranty

  • Covers systems and appliances regardless of age, make or model.
  • Premium prices from $41-$48 monthly
  • Deductible priced at $75

TOP HOME WARRANTY COMPANIES OF CALIFORNIA

American Home Shield (AHS)

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  • American Home Shield founded the home warranty industry in 1971
  • Contractor network of 15,000 licensed professionals
  • The waiting period of the policy is 30 Days
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They let you pick and choose particular items you want to protect and Build-Your-Own Plan.

PRICING

$299 - $500+

SERVICE FEE

$75, $100, $125

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The Home Service Club

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  • The Home Service Club is a rare exception in the industry that has a service recall period of 90 Days
  • Four-time winner of the Annual Home Warranty Awards
  • The waiting period of the policy is 30 Days
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At times, they cut down the waiting period to a mere 10 days and begin protecting your devices.

PRICING

$400

SERVICE FEE

$65, $95, $125

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Select Home Warranty

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  • Select Home Warranty is the only top-rated company that provides coverage for mobile homes
  • Winner of the Annual Home Warranty Awards consecutively for the past 3 years
  • The waiting period of the policy is 30 Days
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They are the only company that covers mobile homes.

Offer(s) Available:

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PRICING

$299 - $499

SERVICE FEE

$60

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First American Home Warranty

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  • Won the Editor’s Choice award in 2017 and has been consistently nominated for the Annual Home Warranty Awards
  • First American Home Warranty saved homeowners over 180 million in 2018
  • The waiting period of the policy is 30 Days
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The company offers you limitless service call claims so that you get the value for your money.

PRICING

$336-$534+

SERVICE FEE

$85

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Home Warranty of America

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  • Home Warranty Of America offers 13-Month home warranty plans that are of great value
  • Policy has no waiting period
  • Been in the industry since 1996
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The company offers you a 13-month home warranty plan that provides exceptional coverage options.

PRICING

$275 - $695

SERVICE FEE

$75 - $100

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Complete Appliance Protection

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  • One of very few companies to not charge deductible/service fees
  • Live support available 24/7
  • Over 40,000 customers served across the country
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No exclusion for pre-existing conditions.

PRICING

$380 - $720

SERVICE FEE

N/A

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2-10 Home Buyers Warranty

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  • 2-10 Home Warranty average deductible for a contract is $85
  • The waiting period of the policy is 30 Days
  • Participates in our Complaint Resolution Program
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They have a proven track record of paying 97.5% claims.

PRICING

$399-$549

SERVICE FEE

$85

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Old Republic Home Protection

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  • Old Republic Home Protection average deductible for a contract is $72.65
  • The waiting period of the policy is 30 Days
  • Has a Quality of Repair rating of 2.3
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PRICING

$260-$500

SERVICE FEE

$55-$100

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Fidelity National Home Warranty

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  • Has a Quality of Repair rating of 2.5
  • Been in the industry since 1995
  • The waiting period of the policy is 30 Days
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They are among the few companies that offer roof leak coverage

PRICING

$350-$445

SERVICE FEE

$65

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HMS Home Warranty

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  • HMS Home Warranty average deductible for a contract is $90.51
  • Policy has no waiting period
  • Offers a coverage limit of $3K
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HMS is now known as Cinch Home Services & offers a free water sensor to detect leaks.

PRICING

$400 - $600+

SERVICE FEE

$100 - $200

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IS HOME WARRANTY REQUIRED IN CALIFORNIA?

A home warranty can provide comprehensive protection to the interior elements of your home - appliances, and systems. This warranty reduces repair or replacement expenses that you may face in case of an unexpected breakdown and allows you peace of mind. You also get 24/7 customer service when filing claims. Let’s take a look at how it can be of use to the following people -

  1. First-time Buyers - Buying a home in California can wipe out your savings. It can be challenging for first-time buyers to afford expensive repair works after making such a huge investment. A home warranty can be an ideal solution in this regard as it reduces repair and replacement costs by a wide margin.
  2. Old House Buyer - Buying an older home may not be as much of a steal as you thought it would be, no matter its low cost. Its appliances and systems are more vulnerable to normal wear and tear and can bring about unexpected expenses. It is best to have protection like home warranties in place for older homes.
  3. Homeowners - For homeowners, the smooth functioning of appliances and systems is necessary to get through the day. A home warranty can help out in such cases by taking care of any sudden repairs promptly. It can also easily fit into your budget.
  4. DIY-ers - The appeal of DIY is obvious, it can be a great way to save money. However, some things are best left in the hands of a professional. Sometimes your best efforts are not enough to resolve a problem and may cause even more damage. Fixes for HVAC systems, roof, plumbing, and electrical issues, etc., require training and years of experience. Home warranty companies work with skilled technicians who can quickly get the job done.
  5. Home Sellers - Selling your home in California is a harrowing ordeal despite the lucrative real estate market. After all, what can you do when a potential buyer questions your home’s condition? An easy way to avoid such circumstances is to buy Seller’s coverage from a home warranty company. You can use it to repair any existing issues and even attract more potential buyers. And since home warranties are easily transferable, you can offer coverage as a part of the sale to make a profit.
  6. Landlords - Owners of residential properties can benefit from having a home warranty in place. In California, it is mostly landlords who are responsible for the maintenance of appliances and systems. Having a home warranty plan will reduce the time and effort required to find a technician and resolve the issue.

IMPORTANT TIPS ON BUYING A HOME WARRANTY IN CALIFORNIA

  1. Atherton, Santa Monica, Beverly Hills, Palo Alto, and Ross are some of the most expensive cities in California. The malfunction of home devices and systems is an added burden because of the high costs to repair and replace. It is recommended to buy a residential warranty plan with lower premiums to ease the financial strain when living in such expensive places.
  2. Before deciding on which kinds of appliances and systems you require coverage for, ask yourself whether a particular device is expensive to repair or replace. If it is so, then buy a comprehensive plan to protect them from unexpected costs.
  3. Whether or not a particular appliance or a home system is crucial for the continuous functioning of your house should also be a point to consider.
  4. The extent of the coverage you want also depends on your expertise in getting the repair job done. A home warranty coverage not only helps you save a lot but also lets you get access to professional repair service contractors. So, if you are a person who knows how to fix most of your appliances, then it is a good thing. You would be saving even more. The only things that you would require coverage on are the major home systems out of your league.
  5. But if you are pretty inexperienced at fixing appliances, then go for a plan that also covers more minor repairs and replacements. Also, look out for plans that let you get add-ons and cover items like pipe-leak repair and roof repair coverage.
  6. Buy plans from home warranty providers that allow you to customize your plan, which means that you can choose the appliances and systems as per your requirements to be included in the coverage. This saves you from paying monthly premiums on devices that would hardly be damaged within the covered tenure.
  7. Some companies offer home warranty discounts for your second home. So hunting for such can save you a considerable amount of money.
  8. If you move into a pre-owned home, then you should get a home buyer’s plan with comprehensive coverage that protects old appliances and systems. You should check the terms and conditions in detail to avoid any surprises.

CALIFORNIA WEATHER CONDITIONS AND IMPACT ON HOUSEHOLD ITEMS

Weather conditions in California consist of cool to mild winters and warm to hot summers. Rainfall occurs from October to April. There is a high level of moisture content in the air during this time. When your appliances are exposed to this moisture, it accelerates the rate of normal wear and tear.

You could also face the problem of the erratic performance of devices. This is because of the monsoon’s season damage meted out to the resistors, diodes, and capacitors by the monsoon season. But with the assurance of a California home warranty plan, you could get your devices repaired easily and quickly.

The cold Californian weather can damage some of your major appliances and systems, usually when kept in the garage or the basement, where the temperature is comparatively lower than other home spaces. If your refrigerator is kept in such places, then you can expect it to stop functioning any time soon. So, if you want to get repairs done cheaply and quickly, get a California home warranty.

A GLIMPSE AT AVERAGE PREMIUM IN CALIFORNIA

The average premium in California is $318.83, and the deductible is $40.72. To give you a better idea, we have created a graph where the X-axis represents the price of the premium and the Y-axis displays the number of homeowners.

Average Premium In california

Min Average Premium in california Max $ 313.92 No. of Homeowners
Range for Homeowners who have opted for Average Premiums & Deductibles, locally.

Coverage in california (CA) major towns:

Anaheim Bakersfield Fresno
Long Beach Los Angeles Oakland
Sacramento San Diego San Francisco

Population : 37,249,542

Don't Let Unexpected Appliance Failures Break You!

TOP HOME WARRANTY PLANS IN THE STATE OF CALIFORNIA

We have made a list of top home warranty plans offered by popular home warranty companies in California. Customers can learn more about their offerings and service and choose a home warranty coverage plan that suits them the best.

American Home Shield (AHS) has some of the best home warranty plans for California residents. It offers three plans: the Systems plan covering 11 critical home systems, the Appliances plan that protects 10 essential appliances, and the Combo Plan that provides coverage on all 21 systems and appliances.

The Home Service Club has two plan options based on the extent of your coverage needs. They are Standard Coverage and Comprehensive Coverage; suitable for owners of newer and older homes respectively. Standard Coverage would be a good idea if you have some appliances still under manufacturer warranty.

Select Home Warranty offers Gold care plan, Platinum Care plan, and Bronze Care plan. You can get free roof coverage under all 3 plans. Select Home Warranty frequently offers discounts making them a budget-friendly option.

Looking for their exact pricing details? Then get your free home warranty quote!

Frequently Asked Questions

Who Pays For Home Warranty In California?

It depends on various situations but anyone can pay for a home warranty in California. Homeowners can purchase a home warranty for protecting their house and budget. Home warranty companies sell exclusive coverage to both homebuyers and sellers.

Sellers buy it to incentivize buyers and buyers purchase it to have protection in place in case of an unexpected breakdown. Real estate agents tie up with home warranty companies to endorse it and even offer it a gift to the buyer after closing.

Which Home Warranty Company Is The Best In California?

Several top-rated home warranty companies serve in California and identifying any one company as the absolute best depends mainly on customer preferences. Reviews on our site indicate that Select Home Warranty, Choice Home Warranty, AHS, and Total Home Protection are top appliance plan picks in California. Check out the list above for details.

What Are The Home Warranty Regulations In California?

In California, Home warranty companies are self-regulated via the National Home Service Contract Association and government-regulated through the California Department of Insurance. The home warranty providers have to register and meet all the statutory and procedural requirements to operate in California. As per the law, a home warranty contract is a service agreement and not insurance.

How Long Is A New Home Warranty In California?

A typical home warranty in California lasts for a year or more, depending on the home warranty company and any offers they may have running. Alternatively, you can also choose to buy a monthly plan which lasts for 30 days.

Is Choice Home Warranty Available In California?

No, Choice Home Warranty currently does not offer its services in the state of California. However, you can check out top companies like American Home Shield and Select Home Warranty that offer additional options like roof coverage, lower deductibles, and comparatively more plan options that offer their services in the state.

How Quickly Are Home Warranty Claims Handled?

Once you file your home warranty claim, the company may take anywhere between 24-48 hours to arrange a contractor to service your repair. After diagnosing the problem, the repair time will be based on the magnitude of the breakdown.

How is a home warranty different from homeowners insurance?

A homeowner's insurance protects homeowners from the liability of accidents at home or committed by the homeowner, the effects of disasters, thefts, etc. A home warranty is a service contract to offset repair costs of mechanically worn-out home systems and appliances or their replacement cost. Home insurance won't cover repairs, while a home warranty will not cover damage due to natural disasters. You can check out our guide on Home Warranty vs Home Insurance to learn more.

California Home Warranty Companies Reviews

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Amy Sinclair, Hemet

On Jul 24, 2021

American Home Shield (AHS)

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The technician showed up on time. He was helpful and professional. He diagnosed the problem and was able to tell me what was wrong with the oven. Then he fixed it right away.

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Mr.D.E. Tillman, Lancaster

On Jul 15, 2021

American Home Shield (AHS)

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There was a noise, I thought was coming from the wall so I recorded it and played it for M***, the plumber, and after seeing the recording he went right to the real problem. M*** walked me through what was wrong and what he was doing to fix it. He even gave me tips and pointers to use for upkeep and maintenance. Just a side note, M*** was very polite, knowledgeable, friendly, helpful and informative and to my surprise, he was quick and clean, I was expecting a big mess. I highly recommend his service.

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melvyn reitman, Lincoln

On Jun 28, 2021

American Home Shield (AHS)

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for the time i have bought your ins. i thought you where the best. however the last bout with my hot water heater was not at all my best experiance. i had to wait two and a half weeks before it was fixed. about 8=10 phone calls and alot of we are sorrys. i could have ordered a hot water heater from lowes and it would have been in within the first week.

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Ronald Dybas, Oakley

On Jun 24, 2021

American Home Shield (AHS)

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We received a call from our tenant that there was a water leak in main Bathroom. Being out of the area we put in motion a claim with AHS. Immediately we were contacted via text and email the acceptance of the claim, given a claim number, and assured we would be contacted in 24 hours to arrange an on-site service call. It didn’t take 24 hours just a few and AHS scheduled the service with our tenant. On the service day we were updated continuously of the technicians travel ETA, and there final arrival. At the home our tenant described to us the technician’s professionalism as well their knowledge in this plumbing issue. In about an hour the leak was fixed and no other issues discovered. We could not be more pleased with the entire process.

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Wayne , Valley Springs

On Jun 24, 2021

American Home Shield (AHS)

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Coverage is great. Customer service is as well. However it does take a long time for repairs and the contractors they use are really flaky. I was switched to several contractors to get the work completed.

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Annabelle Alday, San Jose

On Jun 10, 2021

Lowe's Appliance Extended Warranty

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I bought LG washing machine until now the company can\'t fix the problem , too many alibi, it\'s been a month waiting for the replacement parts , I regretted so much, please do not buy the warranty service at all or don\'t buy any appliances from lowes, better off from Costco

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ziggysway, Sacramento

On Jun 04, 2021

American Home Shield (AHS)

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My last plumbing service was professional only thing did not like the company did not confirm that they got my message of my approval. I am not going to complain bc the service was super fast.. I took a chance bc the there were recent complaints about that but I felt stuck to chose them after turning down the first referral who had an awful reviews. The website request was fast and I wish that they can give you an option who to pick after I look into them. That is how I shop. Everything went well on the service quest. Thank you.

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Carrie Perez, Blythe

On Jun 01, 2021

American Home Shield (AHS)

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It has been a total nightmare. Associates are unconcerned on the customer’s extreme situation. Our A/C went out and a tech came out and we were not told by home shield that we would have to pay for the Freon. $825.00 out of pocket. The. One week later out A/C went out again and out temperatures are over 100 and the person on the other end told us it’s not there problem and we have to wait to be contacted by the repair person. Our temperature is over 95 interior and almost 110 outside. We were told we would be contacted by someone within an hour and it has been over 4 hours and no one has contacted us. Ready to change companies.

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Nick, Norco

On May 25, 2021

American Home Shield (AHS)

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Awful!!! I am sick and tired of dealing with American Home Shield! Besides the run around and attempt to “jip” the customer, American Hone Shield has held on to my claim waaay past the 14 to 21 day resolution as they state....I am currently on hold (40 minutes) with the resolution dept..... this is my 4th time on the phone with them, all with extended wait times and NO RESOLUTION!!!!!! ......My experience with this company has been a nightmare!!!!!

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Helen R Riddle, Olivehurst

On May 17, 2021

American Home Shield (AHS)

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The home warranty representative was very responsive and helpful. The technician from the electrical company was professional and diligent. However he was not able to repair the ceiling fan. He said his company will be asking permission to replace it. The work is not finished yet.

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Adrienne Sirott, Rancho Cucamonga

On May 13, 2021

American Home Shield (AHS)

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AHS does not provide service as promised and does not fulfill contractual obligations. I have been dealing with them for 2.5 months for one appliance repair. Companies have stated the appliance cannot be repaired and must be replaced. AHS denies this. In follow-up with the appliance repair company, they state AHS is known for altering our documentation. Multiple repair companies and nothing has been resolved. The worst ever!!!

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JimmyToh, Bakersfield

On May 13, 2021

American Home Shield (AHS)

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Everything was good except no weekend emergency plumbing service available. Friday night water leak from copper pipe. Shut off water supply from main valve. Unfortunately, the main valve broke. Waited till Monday for a plumber to diagnose the problem. Everything was repaired on Tuesday.

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Cynthia CareyGrant, Oakland

On May 12, 2021

American Home Shield (AHS)

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I just canceled this contract. I used the service once and the person was pleasant and competent. But in the last several weeks I was unable to access the website to review my account or get any other information. I changed my password and made over a dozen attempts. I finally called and after 20 mins was able to cancel the contract but had to pay an early termination fee. This was a very disappointing experience and waste of money. Cynthia Carey-Grant.

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Rich, San Jose

On May 12, 2021

American Home Shield (AHS)

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****** was on time. Diagnosed problem with microwave quickly. Removed microwave, too cover off, replaced magnetron. Works! Re installed unit. All this in under an hour. Courteous and professional. Highly recommend.

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Stanley Kerns, Redlands

On May 06, 2021

Cinch Home Services

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I have used the my warranty for my washer, fridge and now my dishwasher and each time the cost as been minimal compared to direct contact with repair service. Communication is adequate yet I had to contact service to get information on the status of my repair. Over all happy with my warranty I have saved money and time.

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norm Kramer, Santa Rosa

On May 06, 2021

American Home Shield (AHS)

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Quick response of a plumbing co. and remediation of issue. Workers were pleasant, quick and a pleasure to work with. AHS sent a plumbing co. within two days and then approved the repair on the next day of a leaking pipe below the house.

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Fred Vallerga, Lodi

On May 03, 2021

American Home Shield (AHS)

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Contractor was exceptional. The only issue I have is how long it took to repair the oven (over 3 weeks). If the parts were shipped in a faster mode, it would have cut the time in mire than half

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Tim S, Torrance

On Apr 19, 2021

Lowe's Appliance Extended Warranty

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Buying this warranty was a horrible decision just like their customer service. Washing machine has been out. We\'ve been waiting 3 weeks with no resolution, no communication from their end at all. I have to call and be on hold for hours at a time and they will not commit to a date when this will be resolved. Last time I ever shop Lowes.

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Phay, Midway City

On Apr 06, 2021

Lowe's Appliance Extended Warranty

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Lowes has the worst warranty! I started having problems with my washing machine 2 months ago. 4 repair visits later I’m still waiting. No communication what so ever, I have had to call multiple times to find out what was going to happen next with my washing machine. Lowes decided to pay 1300.00 dollars to fix my washing machine that I paid less than 500.00 dollars for 4 years ago and have all 10 parts mailed to me . Once all 10 parts get here I am supposed to call and make a service appointment. This is the last time I purchase anything from Lowe’s. I would give them a negative 10 if I could.

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Ken and Lyra Schramm, Menlo Park

On Apr 02, 2021

American Home Shield (AHS)

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Gotta say that I\'m very pleasantly surprised. My real estate agent convinced me to get a warranty from American Home Shield... wow glad I listened. Within the first three weeks of moving in 1) the upstairs heater would not work AND the downstairs main furnace PGE forgot to light... so let\'s just say the first night was rather cold, but the second night, AHS scheduled service and had no issues since. 2nd garage electricity went out and rather embarrassed that it was serviced by a simple flick of a hidden GFI switch. 3rd sewer blowout draining into my backyard... serviced with a big snake to root out the problem. 4th rekeying that comes with signing up quick and easy. Let's just say I'm a fan thus far!

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Steve Conrad, Twin Peaks

On Mar 21, 2021

American Home Shield (AHS)

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****** ********** Plumbing are a top professional company. 2 of their employees came to the house around 2:00 p.m and installed a tankless water heater, they were done by 4:00 p.m. Very impressive

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Michelle Burwasser, San Francisco

On Mar 15, 2021

American Home Shield (AHS)

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Very impressed with ** Plumbing. ***, came in and first assessed the issues and then methodically addressed all three issues and educated me on the condition of our plumbing. He shared wise counsel to prolong proper draining. Presently everything is working well. Thank you ***!

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Joseph Sason , Vacaville

On Mar 11, 2021

Cinch Home Services

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In dec 2020 we called Sears for a leaking dishwasher. A technician came and said it was the heater and ordered one after 2 weeks we got the heater but another technician came and said it was the copper pipe and was not covered. We ended up buying a new dishwasher. The technician signed us up for a warranty service. They don’t know what is covered and not. I am planning to cancel it. Waste of money.

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cat riedel, West Sacramento

On Mar 03, 2021

American Home Shield (AHS)

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Technician for non working refrigerator came out 2 days after contacting American Home Shield. AHS did not respond to calls for updates on parts ordered for needed repairs. Parts from AHS took 3 weeks to arrive and when they did they were defective. Note, parts were remanufactured, not new. Could not get straight answer on when 2nd set of replacement parts would arrive. Yes, there are delays due to pandemic, but I found parts online that could be delivered within 4 days to my home, and the parts were NEW. Lack of communication, incorrect information, and no sense of urgency on the part of AHS. Deplorable customer service on every level. Still no refrigerator after one month. Look elsewhere for your warranty. Nothing but headaches with AHS. This was my first and last experience with them.

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Cats Godot, Morgan Hill

On Feb 28, 2021

American Home Shield (AHS)

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Absolutely horrible experience with AHS. 2 months without a functional washer, phone agents who wouldn\'t understand the issue (and kept insisting on reading from a script), promises for callbacks that never happened...I finally had to pay for local techs out of pocket to finally resolve my issue. I\'m on this site again only to find a replacement for AHS. Would not recommend them to my worst enemy.

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