We maintain complete transparency with the readers on our website. The company rankings on our site are independent of any marketing relationships that we may hold with a home warranty company. We may receive compensation for receiving quotes or placing advertisements. However, this does not affect a company's rankings. Companies are ranked solely on the basis of consumer reviews and ratings received from home warranty users.

*The lead information obtained will be sent to the respective companies as selected by the readers. However, the lead will be shared with a similar company if the selected company either doesn't participate in Leads Program or doesn't respond.

Home  /   Us   /  utah
last_updated_date Updated on January 18, 2023
Best Home Warranty Companies in Utah (UT) 2023
last_updated_date Updated on January 18, 2023
Best Home Warranty Companies In Utah (ut) 2023

Best Home Warranty Companies in Utah (UT) 2023

Utah is one of the driest states in the country, with a semi-arid and desert-like climate. The state plays host to all the top home warranty companies to help homeowners protect their appliances against such rough climatic conditions. In this article, we have curated a list of Utah’s best home warranty companies with a detailed review.

Disclaimer: We facilitate quotes from reputable home warranty providers and may earn a commission, but that does not influence our evaluation process to produce unbiased reviews.

Utah Home Repair And Replacement Cost

Check out the average repair and replacement costs that most homeowners often end up paying without a home warranty plan:


  • 90-day service guarantee
  • Two comprehensive plans
  • Covers 46 states
$200 Off + 2 Months Free Coverage
  • 30-day labor guarantee
  • 90-day parts guarantee
  • $3k dollar limits on each item
1st month free + Free roof coverage
  • Multi-year plans
  • Same-day response on claims
  • B rating from BBB
$150 off + Free roof coverage + 2 months free

Top Home Warranty Companies in Utah

We have picked the five best home warranty companies in Utah for you, take a look:

Premium (Monthly)
Coverage Limit
Workmanship Guarantee
Covers Pre-Existing Conditions

An existing malfunction in any system or appliance before the coverage begins on a home warranty plan refers to a pre-existing condition. A unknown pre-existing condition is one that cannot be detected during the routine maintenance/inspection or is unknown to the homeowner. To know more, you can refer to our detailed article on does home warranty cover pre-existing conditions.

Choice Home Warranty
$46-$55 Upto $3K/item 60-Day No Extended Coverage For Homes Up To 5000 Sq. Ft. At Zero Extra Fees
American Home Shield (AHS) VIEW MORE $39-$60 $4k-$5k 30-Day Yes (Unknown) Hvac Tune-Ups
ServicePlus Home Warranty
$60-$67 $3k/item 90-Day No Limited Roof Coverage With Annual Plan Purchase
Select Home Warranty
$46-$50 $3k/Item 90-Day No Free Roof Leak Coverage
Liberty Home Guard
$50-$60 $2k/Item 60-Day Yes (Unknown) 43 Add-Ons
First American Home Warranty VIEW MORE $47-$87 $2,500 N/A No First Class Upgrade On Major Home Items

Best Home Warranty Companies In Utah: Reviewed

In this section, we’ll take you through a detailed review of the best-rated home warranty companies in Utah, including their pros, cons, pricing, coverage, and more. 

Choice Home Warranty

four_star4.0 / 5
Free coverage for a month + roof coverage

With more than a decade of industry experience, Choice Home Warranty stands out as a market expert. It offers comprehensive coverage under both plans and keeps them basic. CHW also serves in nearly all U.S. states, including Utah providing extensive workmanship guarantees.


  • Offers free roof leak coverage
  • Several months free of coverage on multi-year plans


  • Low coverage limit on the plans

Plans And Coverage:

Choice offers two plans: Basic and Total. You can get coverage for 14 systems and appliances in the first plan. In the second, you can enjoy coverage for 18 home items. Apart from the two plans, there are optional add-ons that you can add to your plans at an extra cost. 


The basic plan costs $46 monthly, and the Total plan comes at around $54 monthly. CHW charges service fees from $75 to $150. 

$46.83 $46.83 Basic Plan
$54.75 $54.75 Total Plan

Exclusions and Coverage Limit

According to Choice’s sample contract, the company will not cover damages due to lack of maintenance, neglect, unforeseen circumstances, etc. Items with pre-existing conditions are also exempt from coverage.

Apart from the exclusions, there are certain set coverage limits for diagnosis, repair, or replacement for covered items, which is $3000.

American Home Shield (AHS)

four_star4.0 / 5
Cashbacks + Amazon gift cards

American Home Shield is a prominent home warranty company across the country, including Utah. The company has led the sector for over 50 years with its thorough coverage, generous payouts, and top-notch customer support. AHS also provides coverage for things typically excluded, like pre-existing conditions.


  • Offers generous coverage limits
  • Provides an option to choose deductibles


  • Charges higher monthly cost on a lower deductible

Plans and Coverage

AHS offers three plans to U.S. homeowners, ShieldSilver, ShieldGold, and ShieldPlatinum. The first two plans provide separate coverage for systems and appliances, respectively. However, ShieldPlatinum is a combo plan covering both systems and appliances, such as  garage door openers, water heaters, A/Cs, refrigerators, wall ovens/ranges/cooktops, dryers, roof leak repairs, etc.


You can expect to pay anywhere between $19 to $70 per month depending on the three deductibles options: $75, $100, and $125 you choose. As per American Home Shield, the higher the service fee you choose, the lesser premium you will have to pay. 

$19.99 $19.99 ShieldSilver
$39.99 $39.99 ShieldGold
$69.99 $69.99 ShieldPlatinum

Exclusions and Coverage Limit

Your American Home Shield contract will not cover routine maintenance, venting, exhaust lines, chimneys, and cosmetic damage. Home management systems, fire sprinkler systems, radon monitoring systems. Mold, bio-organic growth, rot, fungus, and pest damage.

The company also has dollar limitations on how much liability it has when repairing and replacing any of the covered items. As per the AHS contract, you can take advantage of unlimited dollar limits on systems and up to $6k on appliances. 

ServicePlus Home Warranty

fourhalf_star4.2 / 5
$200 off + 2 free months + $100 Visa reward

ServicePlus Home Warranty, formerly Total Home Protection, has received positive feedback for its services. The business has a vast network of pre-screened and authorized contractors. It offers 90-day parts and a 30-day labor guarantee, with a $1.5k cap per contract item, making it a unique option.


  • Offers 90-day service guarantee
  • Provides regular discounts on all the plans


  • Not available in Washington and New York

Plans and Coverage

ServicePlus offers two plans to homeowners: Gold Plan and Platinum Plan. The Gold Plan covers 15 home systems and appliances, and the Platinum Plan includes everything from the gold plan plus a/c systems, heating systems, washers, dryers, and refrigerators.


ServicePlus charges $43.25 monthly for the Gold Plan, whereas the Platinum plan costs $49.92 monthly. The total price will be according to your coverage needs. Apart from the monthly/annual premiums, the company charges a $75 deductible that must be paid during each service visit.

$43.25 $43.25 Gold
$49.92 $49.92 Platinum

Exclusions and Coverage Limit

ServicePlus Home Warranty does not cover pre-existing conditions (known and unknown), cosmetic defects, rust, misuse, or sedimentary build-up. Damage due to natural calamities, lightning strikes, and acts of Gods are also excluded from coverage. 

SPHW also excludes from coverage missing components, bug or animal damage, mildew, mold, fungus, virus-related malfunctions, and items declared faulty by the Consumer Product Safety Commission.

ServicePlus has coverage limitations of $1500 for each covered item’s repair and replacement.

Select Home Warranty

threehalf_star3.5 / 5
$150 off + two months of free coverage + free roof coverage

With the Select Home Warranty plan, you can get a wide range of coverage at an affordable price. Roof leak coverage is included with all Select Home Warranty policies. Even though Select Home Warranty has lower rates, their service is still excellent, and the company runs regular promotions to reduce your annual fees. 


  • SEL has an extensive contractor network
  • Provides various discounts


  • Lower dollar limits for appliances
  • No payment for access

Plans and Coverage

Select Home Warranty offers three plans of varied coverage, including optional add-ons. These plans are Bronze Care, Gold Care, and Platinum Care. The first two plans cover appliances and systems, respectively. And the Platinum plan is a combination of the other two plans plus three extra items.


Select’s pricing is different for all three of its plans. Bronze Care and Gold Care plans cost $45 monthly, whereas the Platinum Care plan comes at $50 per month. The deductibles or service fees vary for each state, usually between $60-$100.

$45.67 $45.67 Bronze Care
$45.67 $45.67 Gold Care
$50.25 $50.25 Platinum Care

Exclusions and Coverage Limit

Select Home Warranty does not cover failures caused by abuse, rust, corrosion, improper installation, or known or unknown pre-existing conditions. All components or parts of any covered item, such as freon, crushed ductwork, lights, solar heating systems, etc. 

Items that require repair or replacement result from acts of god, and damage due to water, fire, and mold spores are also not covered in SHW’s contracts. Select Home Warranty also has an aggregate limit of $2k per system or appliance covered in your contract.

Liberty Home Guard

fourhalf_star4.5 / 5
$200 off + two bonus months + free roof leak protection

Liberty Home Guard (LHG) offers strong home protection coverage and additional advantages. It provides a live-chat customer service feature, a unique perk that only a few home warranty companies provide. Additionally, it provides an impressive array of 43 distinctive add-on options, such as pest control, pro-series appliances, carpet cleaning, and window washing. 


  • Offers a live chat option
  • Offers pest control as an add-on coverage


  • Does not offer services in Washington and Wisconsin

Plans and Coverage:

Liberty Home Guard has three plans for the homeowners- Systems Guard, Appliance Guard, and Total Home Guard. LSG’s three main plans will cover air conditioning, heating, plumbing, electrical, ductwork, water heaters, refrigerator, oven, dishwashers, washers, dryers, garbage disposals, ceiling and exhaust fans, etc. 


Liberty Home Guard plans cost $60 to $69 monthly, and the company also charges a $90 deductible or service fee.

$64.99 $64.99 Systems Guard
$59.99 $59.99 Appliance Guard
$69.99 $69.99 Total Guard

Exclusions and Coverage Limit

Liberty Home Guard’s agreement has some exclusions and limits. The contract will not cover electronic, computerized, or internet-based parts, remote receiving, or transmitting devices. The company also doesn’t cover vents, exhaust lines, chimneys, glass parts and components, cosmetic defects, any costs associated with refrigerant, and defects in manufacturing. 

The company will not pay for accidents, fire, floods, water damage, electrical failure, Acts Of God, and known and unknown pre-existing conditions.

Liberty home warranty’s annual dollar limits are restricted to $2,000/ item. As per this, diagnosing, repairing, or replacing all eligible items during your contract period will be done up to the given amount.

First American Home Warranty

threehalf_star3.1 / 5
First Class Upgrade option + $25 Amazon gift card

First American Home Warranty (FAHW) is another prominent home warranty provider in Utah. It was founded in 1984 and has served more than 8.6 million homeowners. The company offers low-cost monthly premiums and deductibles, covering appliances up to $3,500 per item.


  • Unlimited coverage caps for heating, ductwork, and A/C system
  • Provide First class upgrade on key home items


  • Does not provide A/C coverage in the main plans

Plans & Coverage

The Starter Plan and the Premier Plan are the two available options from First American Home Warranty. The Basic plan covers home appliances like your dishwasher, built-in microwave, cooktop, etc. If you go for the Premier Plan, you can get everything from the basic plan plus eight home systems.


First American charges $36 per month for Starter Plan and $46.5 per month for the Premier Plan. An $85 service call fee needs to be paid when you file a claim. 

$33 $33 Basic Plan
$45 $45 Premier Plan

Exclusion and Coverage Limit

First American Home Warranty plans do not cover accessories, shelves, knobs, hinges, digital meters, transmitters, components like doorbells and lock assemblies in kitchen appliances, heating elements like vents, fuel storage tanks, and space heaters.

Additionally, all the covered items will be repaired or replaced up to a decided amount known as a dollar or coverage limit. FAHW has a limit of up to $2.5k per contract for each covered item.

Annual Cost Of Home Maintenance In Top Utah Cities

Find out how much these Utah cities will cost you for home maintenance by looking at the table below:



Find out how crucial obtaining a home warranty is in some of Utah’s major cities based on maintenance costs, climate, etc.

American Fork, Utah

American Fork, one of the largest cities in Utah, is a great place to own a home. However, with time, maintenance costs have drastically increased, affecting the price of repairs. Most middle-class homeowners with an average salary cannot afford to keep up with the rising maintenance costs each year, so it is wise to consider home warranties as a substitute.

North Salt Lake, Utah

North Salt Lake’s cost of living is roughly 16% more expensive than the national average and approximately 5% more expensive than the average for the state of Utah. Prices like these can be inconvenient for buyers with median incomes.

Winters also bring a lot of snow, increasing the time your water heaters or heating systems must operate and speeding up their deterioration. You can benefit from a home warranty plan and save money in these situations.

Provo, Utah

Extreme weather occurs in Provo, Utah, where the summers are sweltering and humid. Homeowners in Provo bear the burden of such climatic conditions by paying for expensive home appliance repairs. A home warranty plan might be the easy solution to this issue!

Salt Lake City, Utah

Salt Lake City, Utah, has a higher average single-family home value than the rest of the country, at about $493,221. Adding home maintenance costs to this price can break your bank. However, you can explore home warranty options to save more on home maintenance costs.

Why Purchase A Home Warranty In Utah?

Utah exhibits a primarily semi-arid and desert climate. As a result, the summers are long and scorching, especially during July and August, with low humidity levels and few rain showers. We’ve curated the data regarding weather conditions in the state of Utah; take a look:

AverageAverage Rainfall

11 inches/ Year

Average SunlightAverage Sunlight

238 Sunny Days/ Year

General Climate ConditionsGeneral Climate Conditions
  • Warm & Dry Summers
  • Freezing & Snowy Winters
Tropical CyclonesTropical Cyclones

March – November

Such weather conditions can hasten the deterioration of your home’s appliances and systems. However, with a home warranty plan, you can avoid costly repairs and receive low-cost services from qualified professionals.

Common Home Repair Problems Faced By Utahn Homeowners

Here we have listed some of the frequent home repair problems experienced by Utahn homeowners:

Cracks Or Leaks In Home Appliances

Cracks Or Leaks In Home Appliances

Living in a house with broken or leaking appliances is very challenging. Appliances like your refrigerator, dishwasher, washer, and dryer can cause some of the most frequent issues. The refrigerator has to work harder to maintain the freshness of its food when its coils are clogged. Your electricity bill will also skyrocket as a result.

Unreliable HVAC system

Your home is adequately heated and cooled thanks to HVAC systems. Your home will continue to be secure and cozy all year long, but the HVAC system may experience numerous problems over time. These issues include faulty thermostats, strange furnace noises, dirty evaporator coils, and water leaks.

HVAC Malfunction
Electricity Problems

Electricity Problems

Both new and old homes in Utah are prone to electrical problems. They can be very annoying due to dead outlets, trips, surges, and bad connections. However, the risk of electric shock makes handling electrical problems on your own dangerous.

Best Home Warranty Companies In Utah: Comparison

Take a look at the table below for a quick comparison between the top-rated home warranty companies in Utah:

Home Warranty Regulations In Utah

Utah Insurance Department (UID) regulates home warranties in the state. Choosing a company authorized by UID is recommended to steer clear of fraudulent companies. If you are concerned about a company, call the Utah Insurance Department or check their website to ensure that the home warranty company you have chosen complies with the Department’s requirements.

Bottom Line

We hope we helped you understand what the top home warranty companies in Utah have to offer. However, there are many other companies serving in the state, but we always encourage homeowners to read the policy before making any purchase. 

You May Also Interested In These States

Best  Companies In Florida

Best Companies In Florida

The issue of broken-down appliances and systems is quite common in Florida due to the hot weather an..

Best Companies In Georgia

Best Companies In Georgia

The north of Georgia usually freezes in the winter, while the south experiences unbearable hot and h..

Best Companies In Arizona

Best Companies In Arizona

Arizona is a beautiful place to live, but the heat and dry weather can make homeownership difficult...


Recent Articles

The convenience of having a dishwasher in one's home is undeniable. It ...

A seller’s home warranty is similar to a general home warranty contr ...

A refrigerator is vital in today’s homes as it keeps food at the rig ...

Articles For Utah Homeowners


Are Home Repair Warranties Worth It In Utah?

Yes, most definitely. With the high cost of living in the state, purchasing a home repair warranty or a home warranty plan is worth it. A home warranty helps you save on maintenance costs when your appliances and systems break down. All you need to do is raise a claim online or by phone, and the companies send trained technicians to fix issues in no time.

What Is The Best Home Warranty Company In Utah?

There are several providers offering quality services in Utah. As per Utah customer reviews, Choice Home Warranty, American Home Shield, and ServicePlus Home Warranty are customer favorites. However, you must choose the company based on your individual needs.

How To Buy A Home Warranty In Utah?

There are several different methods to buy a home warranty in Utah. You can directly log into the company website and purchase a plan. Or you could check out to opt for a free quote from your favorite company.

How Does The Home Warranty Work For Buyers?

Depending on the sale agreement between the buyer and seller, the home warranty may work in different ways. Sometimes, the seller agrees to pay for the warranty one year after the sale. At other times, the buyer will have to pay for the warranty after closing the sale.

However, keeping payments aside, the buyer can file a claim with the company when a device malfunctions.

Do Home Warranties Cover Pre-Existing Conditions?

Some companies cover pre-existing conditions, while others don’t. Check your contract before signing up to know whether pre-existing conditions are covered. If your warranty provider covers these conditions, it is a benefit.

Can I Purchase A Home Warranty At Any Time?

Yes, you can purchase a home warranty plan at any time.