Best Home Warranty Companies In Washington
By 2023, the homeownership rate in Washington will be 65%. These growing numbers of Washington homeowners spend, on average, 15% of their monthly expenses on home maintenance. In contrast, the average cost of a home warranty is $318.98 per year, a much smaller amount than the $1000-$3000 they’d otherwise spend. Considering these numbers, you can see why investing in a home warranty may be a good idea.
Home warranties cover mechanical failures and breakdowns due to regular wear and tear. A major economy like Washington offers a lot of home warranty choices. To help you choose the right one, we have evaluated the plans, prices, coverages, and many more factors of the top home warranty companies serving here.
|
SPECIAL OFFER
Get $150 off + 2 Months Free & Free Roof Coverage
Offer valid for limited period
|
Top Home Warranty Companies In Washington
|
American Home Shield (AHS) |
  |
|
|
They let you pick and choose particular items you want to protect and Build-Your-Own Plan.
PRICING
$39 - $70
SERVICE FEE
$75 - $125
|
Complete Protection Home Warranty |
 |
|
No exclusion for pre-existing conditions.
PRICING
$380 - $720
SERVICE FEE
N/A
|
America's Preferred Home Warranty (APHW) |
|
|
They let you pick the premium and deductible amounts in your policy and pay as you like.
PRICING
$39 - $47
SERVICE FEE
$50 - $125
877-401-0432
|
The Home Service Club |
|
|
At times, they cut down the waiting period to a mere 10 days and begin protecting your devices.
PRICING
$51-$63 monthly
SERVICE FEE
$65-$125
|
First American Home Warranty |
|
|
The company offers you limitless service call claims so that you get the value for your money.
PRICING
$336-$534+
SERVICE FEE
$85
|
Home Warranty of America |
|
|
The company offers you a 13-month home warranty plan that provides exceptional coverage options.
PRICING
$275 - $695
SERVICE FEE
$75 - $100
|
Liberty Home Guard |
|
|
PRICING
$480- $720
SERVICE FEE
$60
|
Cinch Home Services |
|
|
They offer protection from unknown pre-existing conditions.
PRICING
$420-$744
SERVICE FEE
$75-$150
|
2-10 Home Buyers Warranty |
|
|
They have a proven track record of paying 97.5% claims.
PRICING
$399-$549
SERVICE FEE
$85
|
Old Republic Home Protection |
|
|
Reputed company operating for over 20 years and offering budget plans
PRICING
$260-$500
SERVICE FEE
$55-$100
A Glimpse At Average Premium In Washington
This graph shows you the average cost of home warranties in Washington. The average premium that customers pay is $318.98, and the deductible amount is $40.55. The X-axis displays the number of homeowners, and the Y-axis indicates the premium price.
Best Home Warranty Plans In The State Of Washington
Several home warranty companies operating in Washington make it difficult for any consumer to choose the most suitable plan that meets all their needs. So, we have compiled a list of the most preferred plans for homeowners in Washington.
American Home Shield (AHS) - American Home Shield is a pioneer in the home warranty market of Washington as the first company ever established in 1971. The Shield Platinum plan of AHS is a good option for people who want mid-level coverage against breakdowns due to the wear and tear of home systems and appliances. They also offer coverage boosts to extend the dollar limits on payout amounts.
The Home Service Club (HSC) - HSC offers two plans, Standard Coverage Plan and Comprehensive Coverage Plan, including critical household systems and appliances. They are one of the few companies that allow customers to follow the status of repairs using their login accounts. The plans are pretty affordable with a reasonable TCF.
First American Home Warranty (FAHW) - Washington residents also opt for FAHW as this home warranty company offers affordable coverage with add-on plans having additional items. It has a Basic and Premium plan covering all major household systems and equipment prone to wear and tear.
You can even select Cinch Home Services as they also have comprehensive coverage plans for your home systems and appliances. Based on customer reviews, we recommend taking a look at Home Service Club’s Comprehensive Coverage Plan. If you want to know the exact pricing details for any top companies, get your free home warranty quote now!
Important Tips On Buying A Home Warranty In Washington
- Some home appliances are sensitive to electrical fluctuations like power failures and power surges. When the voltage is too high or too low, it stresses the device, reducing the service life of the appliance. So, make sure your electrical system is protected from the wear and tear caused by frequent power outages in Washington (which has one of the worst in ratings for power grid dependability in the US).
- Washington has hard water, which may cause difficulties with your sink and shower drain. Hard water produces heavy mineral accumulation throughout the pipes, eventually leading to clogs in the sink and shower drain. This results in leaks and other problems. Therefore, search for a home warranty that covers your plumbing system comprehensively.
- Choose a home warranty plan depending on the age of the home. For example, newly built homes in Spokane usually have a manufacturer's guarantee on home systems and appliances, eliminating the need to purchase a home warranty for the first few years. However, when purchasing a pre-owned home, the home systems and appliances are likely to be worn out, so it is best to get a home warranty plan.
- Are you wondering whether a home warranty helps minimize repairs and replacements costs for your home appliances? Then, use our Home Maintenance Calculator tool that will answer this question. It analyzes the cost of home maintenance based on the age of your home and the number of repairs needed every year.
- We recommend getting a home inspection if you have older systems and appliances, even if the home warranty companies don’t make it mandatory. It reduces the chances of claim denial if the company doesn’t cover pre-existing issues.
Weather Conditions And Impact On Household Items
Washington can get quite humid in the summer. The state also experiences a decent amount of rainfall during the monsoon. Washington has also been experiencing heat waves in the summer, which have been getting hotter every year. The high level of hot moisture in this climatic zone may accelerate the wear of your devices, and such repairs will burn a hole in your pocket.
The long cold winters in Washington require you to run your heater to continue to keep the home warm and cozy. As they work overtime, heating systems may wear out, and fixing them requires expertise. With a home warranty plan, you can not only protect this device but also get it serviced by a top-class technician.
Frequently Asked Questions
Who regulates home warranties in Washington?
Washington home warranty companies are regulated by the Washington State's Insurance Commissioner's Office. This authority is responsible for licensing home warranty companies, So before signing a contract, don’t forget to check if the company is registered and licensed.
How should I choose a home warranty company in Washington?
When thinking about buying a home warranty in Washington, you should always read the reviews and check the rankings of the home warranty company and then evaluate the plans and coverage. Check if the inclusions cover the most critical parts and components. You should carefully read and understand all of the terms and conditions of the contract before signing it.
Is a home warranty required in Washington?
It’s not mandatory, but a home warranty plan can provide you with peace of mind, knowing that you can call upon licensed technicians whenever you need them. Secondly, Washington has a high living cost, so repairs or replacements can burn quite the hole in your household budget. Getting a home warranty can reduce the costs of unexpected repairs and replacements due to the regular wear and tear of home systems and appliances.
Who needs a home warranty in Washington?
Home warranties can benefit Washington homeowners, real estate agents, and homebuyers who want to cover repairs & replacements of their aging home systems and appliances.
Do home warranty companies replace appliances?
Yes, warranty companies may replace the appliances that fail due to mechanical wear and tear. However, the home warranty provider will pay a prorated amount in lieu of replacement (if they cannot do it themselves), based on the assessment of the repair contractor.
Do I need a new home warranty in Washington state?
A new home or third-party warranty or builder warranty is different from the home warranty spoken about here. It is generally included when you purchase a new home or remodel your old home. It covers a structural part of the home, such as concrete flooring, plumbing, or electrical work. So, it will be a wise decision to have a new home warranty in Washington to deal with structural issues that may crop up years later.
Washington Home Warranty Companies Reviews
Afsar Ali, Seattle
On Feb 22, 2023
First Premier Home Warranty
DO NOT GET THIS WARRANTY COMPANY! They are Scamming us to get money but not provide service. Amazing sales guys but will not cover your claim. I paid for 6 years and after a year when I finally had a claim they made up things to not approve my claim and To** Pea**** - Operations Manager was extremely rude and accusatory although i provided all the supporting documentation. You will do more work with 0 outcome. They just want your money. I paid for a specialist to come diagnose my HVAC system and they gave their recommendation to First Premier Home Warranty, I had to call and reach out over 6 times to get a status and next steps then they asked for 3 years of maintenance report which i provided and then they asked for proof of payments which point i was fed up as i spend more hours trying to provide reasonable documentations then i should! Next, ask for my birth certificate?? When I asked to have my money refunded and whom I can talk to about this deeply unsatisfactory service they wouldnt provide that info and got extremely rude. I would have rather flushed that money down the toilet then pay to company that just wants to scam you when you need them the most.
Judy Mansour, Kirkland
On Nov 07, 2022
American Home Shield (AHS)
I have had the most bizarre experience with AHS. I submitted a claim September 10 for an electrician. The company AHS gave the job to, WASHINGTON ELECTRICIAN SERVICE LLC 253-325-5152 NEVER called. I called AHS at least 5 times asking for help. They called the electrician as well and they NEVER received a call back. Twice AHS told me to give it one more week and then they would refund me. On Nov. 7th I called again... and was told they would NOT refund me the $75 until they heard from the electrical company that work was not done. Yet, the electrical company ( which I also have called 4 times) has NEVER returned AHS or my calls. Obviously they no longer are taking jobs for AHS. AHS refuses to refund me. I am totally being scammed by AHS. If anyone has experienced this please let me know.
Scott T, Federal Way
On Nov 03, 2022
Lowe’s Protection Plans
I am pending parts and repair on my oven-microwave combo thru my extended service warranty with Lowe’s. I received an automated call from my Lowe\'s-contracted service provider this morning and have since spent about 4 hours attempting to get some sort of satisfaction. I honestly expected a call from the sub-sub-contracted repairman that was sent to our home 7 days ago. He was a good guy. Knowing that orders for parts, especially electronic parts are very backlogged, I figured that 5 work-days was too optimistic. What I didn't expect was that the call-back number provided by A&E (the contracted service provider) thru this automated call would be a non-working number. So, I called ASSURANT Lowe's contracted Protection Plan manager to complain and the first thing they did was give me the same phone number that I got from the automated call this morning. When I told them that the number was incorrect. They told me that at this point it was A&Es problem. Why would they tell me such a thing. Because I can make you squawk like chicken if phrase things proper. They were doing the best to follow the #@&^% script that Lowe's makes them use to deflect every single effort you make to get some real information. Bottom line, they couldn't or wouldn't change my service to a different service company for the repair. They couldn't communicate with the sub-contractor directly. And…they couldn't answer the questions I wanted answered. I hope the Lowe's contracting officer and everyone above him are tried and convicted for their crimes against humanity. After talking to the supervisor's supervisor (meaning they passed the phone to a peer twice), I consented to getting a call back from a real person within 48 hours. See, I got people flying here in three weeks. I must either cancel on them or rip this #@&^% oven out of the #@&^% wall, throw it in the garage and buy a new one. Then, if they ever do fix it, I got to sell one of them. I am NOT unrealistic here. I already know those are my only two viable options. What I want first a is realistic timeline for this back-ordered part. Lowe's has got logistics people falling out of their ass-ends working on mitigation strategies, probably to their own benefits. They can get one #@&^% Lowe's corporate goon on the phone to tell me #@&^% personally how they plan to mitigate this. Or at least try to make me feel like they #@&^% care about their #@&^% customers. I told that supervisor’s supervisor that the person who calls me in two days must not give me the same standard spiel. I want an apology from a real Lowe's corporate goon. I want a status on my #@&^% back-ordered part. And... if I must get another oven, I need a promise that they will fix the old one while it is in my garage so that I can re-sell it. They have already lost my business forever. They still have a responsibility to me. If this were the other way around...I'd be reported to a credit agency and potentially have my credit destroyed. What punishment for them? What #@&^% punishment for them? Nothing! How did we allow ourselves this from corporate America? Something must and will be done about it. I appreciate your attention to this matter.
Farevalo Arevalo, Kennewick
On Aug 02, 2022
American Home Shield (AHS)
Always great to use them to fix stuff in house. They answer quick and very responsive. I called late at night and was scheduled the next day. I was blurry satisfied with the repair and the professionalism. I would recommend anyone to use the service.
William Landkammer, Spokane
On Jul 30, 2022
American Home Shield (AHS)
It took awhile to be repaired. Parts weren\'t available to repair the old one. new valve is basic. Hopefully the wall gets repaired soon. Plumber was nice and professional.
Susan Schwartz, Port Ludlow
On Jul 28, 2022
American Home Shield (AHS)
American Home Shield has not been a good value for us. We have paid premiums of $77. per month and made co-payments of $125. in May for a roof leak and $125. in July for a septic system alarm going off. Despite speaking with their customer service representatives more than 20 times, no one have come to our home to assess or fix these problems. I cannot recommend this company to other homeowners.
Mazz, Vancouver
On Jul 26, 2022
American Home Shield (AHS)
AHS have very good to us. Repaired a wall leak, replaced a kitchen faucet with a quality one and did a toilet rebuild in one service call. The company they send we’re professionals and timely. Thank you AHS
Kelly Fuller, Dayton
On Jul 19, 2022
American Home Shield (AHS)
Quick resolution to the problem. Friendly and knowledgeable technician. He explained what was wrong with my AC and how he was going to fix the problem. I was very happy with the service and how quickly it was repaired.
Jeremiah Welsh, Spanaway
On Jul 18, 2022
American Home Shield (AHS)
The service that was provided to be by America Home Shield was prompt. The company sent out a professional to attend to my appliance issue. The Technician that troubleshoot my appliance was able to figure out the issue immediately and he was able to provide me with a solution to the problem. Since the part I needed for my appliance was not available American Homestead was able to send me a Gift Card for the purchase of a new appliance in a timely manner. From start to finish AHS was able to get me back up and running to meet my needs and therefore I wanted to express my gratitude for all of your assistance.
Kc, Olympia
On Jun 28, 2022
Lowe’s Protection Plans
Don’t do it. Over two weeks since the service tech came out….parts “back ordered” with no expected delivery date and A&E refuses to call the distributor to see if the part is even available. They say the will wait 3 weeks and see if they ever get it. If they don’t they’ll send the order back to Lowes. They had scheduled the repair for today but never called us or notified us in any way. Just we’re not going to show up.
Larry Scafati , Camas
On Jun 22, 2022
American Home Shield (AHS)
Great coverage and good local repair companies. They do not look for reasons to decline your claim. Great to work with. Customer service is in an Asian country with language barrier and they don’t seem to be able to make decisions. That is the only reason for the 3 stars on customer service. The overall rating is still 5 stars!
Mimi Mukai, Lakewood
On Jun 21, 2022
American Home Shield (AHS)
AHS was easy to work with. Customer service was excellent, the communicated each step to resolve the issues. Mostly, they were timely and efficient. They sent someone to look at the problem with in 24 hrs, and resolved issues within a week including ordering parts.
chandramouli venkatesh, Redmond
On Jun 08, 2022
American Home Shield (AHS)
I had the misfortune of 2 appliances failing refrigerator and water heater within a span of 3 months between March and May 2022. I am super glad that I had the AHS insurance and they covered and paid for both completely! They were prompt in assigning contractors for both cases. In the case of the refrigerator, they had sent 3 different contractors to get multiple opinions and diagnosis so it took a little longer (2 weeks or so since problem was happening on and off ), but at the end, they paid for a brand new replacement and hauled away the old one. All in all it took about a month or so to resolve, but I could not have done it any faster, myself. In the case of water heater, the whole process took about a week. No hassles! They replaced the old unit ( A * S**** brand) with a modern R**** brand. Again very courteous and professional thru out. Really recommend AHS.
Sharon Franco, Mercer Island
On May 25, 2022
American Home Shield (AHS)
My experience was great! On time. Very pleasant. Knew what to look for. Had what was needed to repair the dryer. Advised me to clean the lint filter, he pulled some lint out. I was very pleased with the service.
Efrain Izaguirre , Kennewick
On May 21, 2022
American Home Shield (AHS)
Am very pleased with the support by AHS in honoring their services of repairs on my washer, range, and approval for like for like replacement for a microwave oven. I am in the process of shopping for a new replacement. I am probably going to shop on my my own and receive credit check for the money amount as warranted by AHS. The whole process has been very successfully handled expediently and professionally. I am confident that “installation” of the new replacement microwave that I will be purchasing will be covered by AHS. Thank you so much!
nicole smith, Lake Stevens
On May 17, 2022
American Home Shield (AHS)
I have had AHS for awhile but never needed to make a claim until a few weeks ago. They ended up replacing my fridge and I am so thankful!!!!
Cheryl VanDusen, Spokane
On May 13, 2022
American Home Shield (AHS)
I am absolutely thrilled we have this policy. We have had 2 issues that came up and they were amazing to work with and the speed was amazing as well. So worth the monthly fee.
Jasmine , Spanaway
On May 01, 2022
American Home Shield (AHS)
Smooth transition from filing my request to having a contract come an fix my water heater to having them come and replace. Very good and I am very pleased with the service.
Hazel Faul, Castle Rock
On Apr 27, 2022
American Home Shield (AHS)
Very bad, have not resolved the issue been waiting since 2/23/2022, they admitted its wrong,& supervisor hung up on me. They caused me pain & suffering,stress, & loss of sleep. I\'ve begged them to help me,said there\'s nothing they can do but wait but yet they continue to take my money out every month & I have to wait. I will not recommend AHS to anyone. I'm begging again to resolve my dryer issue now it's been over 2 months at no fault of my own. Please help me. Hazel Faul 4/27/2022
Hazel Faul, Castle Rock
On Apr 27, 2022
American Home Shield (AHS)
Very bad, have not resolved the issue been waiting since 2/23/2022, they admitted its wrong,& supervisor hung up on me. They caused me pain & suffering,stress, & loss of sleep. I\'ve begged them to help me,said there\'s nothing they can do but wait but yet they continue to take my money out every month & I have to wait. I will not recommend AHS to anyone. I'm begging again to resolve my dryer issue now it's been over 2 months at no fault of my own. Please help me. Hazel Faul 4/27/2022
Julie Dunlap, Allyn
On Apr 15, 2022
American Home Shield (AHS)
I don’t do reviews but my experience with AHS was so impressive that I wanted to give them a shout out! They were friendly, helpful and fast. They sent me a picture of the repairman that was coming to my home, which I greatly appreciated. The repairman put shoe covers on. Overall excellent service from beginning to end!
Kevin Osborne, Richland
On Apr 12, 2022
First Premier Home Warranty
Most expensive, unethical racket in Home Warranty business. Bought a 6 year, $2,500 warranty. (Monthly cost: $34.72 a month). Had 2 claims. Both deemed irreparable. Fought for 25% and, 10% for payouts! Cancelled after 10 months. Had to fight to get a $600 refund!!! Expected around $2,150 for 10 months.
Chevy Demirel, Everett
On Apr 07, 2022
American Home Shield (AHS)
Still waiting for part to complete dishwasher. So far good. Disappointing that dishwasher part broke so easily and soon. But worker was helpful Garbage disposal repair excellent
Mi, Seattle
On Apr 06, 2022
Lowe’s Protection Plans
This is a scam. No one will answer your call. Seems to me they are avoiding repairs. Paid $130 for a protection plan for 5 years. S**** is a way better company. Avoid buying at Lowes
KENNETH J MILLER, Spanaway
On Mar 23, 2022
American Home Shield (AHS)
Great job by the repair team. Quick service and friendly staff. Home Warranty has a great line of professionals doing the job. Thank you for a job well done!