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last_updated_icon Last updated: July 23, 2021

Best Home Warranty Companies In Washington

By 2022, 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.

Another factor to consider is that Washington happens to have the second-highest risk of earthquakes because it is in the Cascadia Subduction Zone. While home warranty does not cover damage from natural disasters, the regular mild tremors can accelerate the wear and tear of your household systems and appliances. Home warranties do cover such mechanical failures. To help you choose one among the many home warranty companies in Washington, we have evaluated their plans, prices, coverages, and many more factors.

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 in Washington

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Choice Home Warranty

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  • Choice Home Warranty was nominated for the Editor’s Choice Award for 2018 and 2019
  • One of the few companies that offer coverage for roof repair
  • The waiting period of the policy is 30 Days
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They are one of the few companies to offer roof repair coverage at an affordable price.

Offer(s) Available:

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PRICING

$370 - $450

SERVICE FEE

$85

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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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America's Preferred Home Warranty (APHW)

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  • APHW provides services in 49 states
  • APHW is one of the very few companies that allow you to choose your own contractor
  • The waiting period of the policy is 30 Days
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They let you pick the premium and deductible amounts in your policy and pay as you like.

PRICING

$499

SERVICE FEE

$50, $100, or $125

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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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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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America's First Choice - AFC

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  • The waiting period of the policy is 30 Days
  • Has a Quality of Repair rating of 3.4
  • Been in the industry since 2009
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They offer four plans and a workmanship guarantee upto three years

PRICING

$440

SERVICE FEE

$60

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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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Total Protect

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  • Total Protect Home Warranty provides a 180-day workmanship guarantee for any covered repairs and replacements
  • The waiting period of the policy is 30 Days
  • Offers a coverage limit of $10K
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They offer coverage for pre-existing conditions & rust & corrosion.

PRICING

$491 - $1055

SERVICE FEE

$100

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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.

Average Premium In washington

Min Average Premium in washington Max $ 313.88 No. of Homeowners
Range for Homeowners who have opted for Average Premiums & Deductibles, locally.

Coverage in washington (WA) major towns:

Bellevue Bellingham Everett
Federal Way Kent Seattle
Spokane Tacoma Vancouver

Population : 6,724,629

Don't Let Unexpected Appliance Failures Break You!

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 Total Home Protection (aka ServicePlus Home Warranty) or Choice Home Warranty, 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

  1. 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).
  2. 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.
  3. 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.
  4. 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.
  5. 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

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L Storaker, Kalama

On Jun 17, 2021

American Home Shield (AHS)

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American Home Shield has been fantastic with the companies they have sent to fix our door locks and electrical issues in our new home. All of our locks were successfully changed out and the middle interior of our houses electricity was restored and the breaker was replace. All the service people were knowledgeable and on time.

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linda richardson, Battle Ground

On Jun 17, 2021

American Home Shield (AHS)

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We had a problem with our airconditioner, it stopped working because of a freon leak, I called AHS and they contacted a company to take care of it which they did in a timely matter. The only thing that I wasn\'t aware of was that when it comes to repairing a airconditioner, you have to pay for the freon which we weren\'t expecting

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Rob S, Pasco

On May 29, 2021

American Home Shield (AHS)

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American is a great value. We have saved a respectable amount! The only thing AHS needs to work on is follow through. We needed a new motor for our AC/ Heat System. The request was sent to the wrong department. We waited a few days then started calling the contractor about it. It took a few calls on both our parts to figure out from AHS what the issue was. Turns out when the request was sent to the wrong dept. They had no part (not considered an appliance.) The dept let the ordering dept know they had no part. (so far so good) By the time the contractor and myself learned what had happened at least two weeks had passed. I then called a couple of times over a couple of days to get this mess fixed. We wound up waiting approximately 1 month to get the part to the contractor so they could fix our unit. This is one more example of people not being trained correctly to save cost for the company. This is happening with many companies throughout the US. I saw it in the last two companies I worked for before retiring!!

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Lady, Gig Harbor

On Apr 29, 2021

American Home Shield (AHS)

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Our refrigerator starting going out, but, alas, our Home Warranty jumped in to repair. However, that was not an option so we were told to pick one of theirs or go shopping. We chose to shop so we could get matching appliances. We were reimbursed for the appropriate agreed upon amount! We are completely satisfied!

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Marjorie Lower, Vancouver

On Dec 12, 2020

American Home Shield (AHS)

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We were very pleased with the response from AHS when our heat pump was experiencing issues. AHS coordinated a service call with Accent Heating and they scheduled an appointment the following day. The issue was identified and AHS approved the repairs, which occurred the following day. We would highly recommend AHS as your home warranty option.

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Mitch Clardy, Pasco

On Sep 19, 2020

American Home Shield (AHS)

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Absolutely great service! Would recommend everyone have AHS? It was quick and easy to make a claim. AHS worked well with the contractor to solve our problems. For sure AHS is worth the small price we pay every month. It was easy to get in touch with AHS.

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Kevin, Vancouver

On Sep 19, 2020

American Home Shield (AHS)

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As a first time AHS user I have been very happy with the customer service I have received as well as the easy to use online portal to have repairs done.

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Alan, Kennewick

On Sep 12, 2020

American Home Shield (AHS)

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We have been dealing with a slow drain problem in our basement (laundry and floor drain) for at least 5 years but did not relate it to the AHS coverage. When our kitchen sink faucet started leaking we called for help. In the process I realized the drain problem might be dealt with in the same call. The guys were great. The drain clearing process was quick and effective. The kitchen faucet was replaced and now we have both functions back.

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Arturo Uribe, Camas

On Aug 28, 2020

American Home Shield (AHS)

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we have been members of AHS for decades and every time, we have an issue in our homes, the staff at AHS are extremely helpful, friendly, professional and always willing to go the extra mile to help us with our home issues.

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Jim, Coupeville

On Aug 13, 2020

American Home Shield (AHS)

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Very professional. Arrived within the allotted time. Investigated and Found the issue quickly and did not try to over-sell. Provided sound advice. Pleased with the service. Would recommend to others and may use in the future.

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Cindy Schaumberg, Chewelah

On Aug 10, 2020

American Home Shield (AHS)

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Poor service. We tried to contact them three times and waited 60 minutes each time. To no avail. We tried to cancel the same number of times. We finally have called someone independently. Very disappointed. Cindy Schaumberg

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Christine Gregory, Kennewick

On Jun 16, 2020

American Home Shield (AHS)

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I have been a customer with American Home Shield for about fourteen years. I recently recommended the pick-10 home warranty plan to several friends, because I have been very happy with AHS\' coverage and service over the years. The first couple, who signed up with the service due to my recommendation and whose coverage began on 6/3/2020, are experiencing significant problems in getting their electrical repairs covered. They are being told, that the warranty does not cover "preexisting conditions" or modifications. Upon reading their contract, it is obvious that the coverage specifically _includes_ both. There appears to be a basic misunderstanding of the contract terms among AHS's authorization department, customer service and sales force. The last two sales agents I talked to also mentioned "preexisting conditions", customer service cannot explain the authorization department's decisions adequately and the authorization department cannot be reached directly by customers. Please contact me to resolve this issue. My friends are about to cancel their contract with AHS in utter frustration and I feel extremely disappointed with with this situation. My other two friends are holding off on placing service requests pending the outcome of this situation. You may lose three new customers in one fell swoop. Thank you for your help. P.s. It is not easy to find current and accurate contact information for AHS' corporate officers these days. I left two messages in voice mail boxes at their corporate headquarters and tried to email Chelsea Sumrow, the VP for Marketing, and Scott Brown, the Senior VP for Customer Experience, without any results. BTW, emails to ahs.com seem to reject frequently. The last time I had a significant problem with my own contract about 10 years ago, I called Headquarters and got a callback within a day and a resolution shortly thereafter. There appears to have been a significant change in corporate culture since Frontdoor, Inc absorbed AHS. Elliot.org now recommends, that customers contact the insurance commissioner or take AHS to small claims court, if they can't reach anyone to address their concerns. https://www.elliott.org/company-contacts/american-home-shield-2/

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Tory Klementsen, Marysville

On May 31, 2020

American Home Shield (AHS)

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Everything went so smoothly! Our washing machine broke down. After trying a few home remedies, we placed a request into American Home Shield and had a repair person out the next morning. He determined it was, sadly, beyond repair. AHS located a new GE Washing machine to replace our broken one. Now our home is whole again and no more trips to the laundromat!

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Stanley P Padilla, Tacoma

On Apr 20, 2020

American Home Shield (AHS)

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Our washer stopped working on Wednesday and we got an appointment the same day. Unfortunately we had to wait a few days for the part to come in, but the washing machine was fixed the same day the part arrived. Great experience during the Covid-19 lock down.

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Sandra Martin , Yakima

On Apr 07, 2020

American Home Shield (AHS)

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We are very pleased with our service and value!! I highly recommend AHS to anyone, I will use them in my next home. They came within days. Quality and product were excellent. Extra costs were explained ahead of time .

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Don Yagura , Gig Harbor

On Mar 08, 2020

American Home Shield (AHS)

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Overall it was a very positive experience. The time it took from my initial call to the service appointment, and then completion of the service work itself was excellent. No issues.

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Rick Gregory , Snohomish

On Dec 06, 2019

American Home Shield (AHS)

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Excellent service and repairs

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Danielle , Renton

On Nov 23, 2019

American Home Shield (AHS)

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I’ve had to schedule several service calls as I moved one tent out and another in...all repairs were done timely and without hassle. One required a replacement, got allowance, purchased new oven and submitted receipt per instructions...expect a check within 21 days. Nice piece of mind.

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Marian S Drechsel, Yelm

On Nov 23, 2019

American Home Shield (AHS)

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Very good experience. Both toilets were having issues with the water levels. I tried everything and could not get the water to fill in the bowl to an adequate level. Called AHS and a plumber was sent and fixed the problems. Very nice and knowledgeable.

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Suzette Sommer , Seattle

On Nov 22, 2019

American Home Shield (AHS)

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Each time I have needed a repair through AHS, they have made it a good experience and backed me up if the original contractor didn’t work out. Without complaining, they’ve done what needed to be done, in a timely way. Cheerfully and kindly, which is very appreciated under the stress of something breaking down.

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Cynthia A Szurgot, Sammamish

On Nov 09, 2019

American Home Shield (AHS)

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The problem was diagnosed and fixed quickly. Our fridge, freezer, and ice maker work like new. Very professional and did not track any leaves into the house ( that\'s pretty difficult right now).

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Christine Hayes, West Richland

On Nov 09, 2019

American Home Shield (AHS)

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I had no idea AHS covered a leaking faucet but they do! The repairman came out and fixed it in 15 minutes.

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ROBERT GOODING, Olympia

On Nov 08, 2019

American Home Shield (AHS)

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Great service!

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Joe Leonardi, Camas

On Oct 30, 2019

American Home Shield (AHS)

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All went well, but it took about 2 weeks to replace a microwave oven. There were 3 other entities involved, in addition to AHS: the initial diagnostic technician, the shipping company, and the installer. It was a serial process that required scheduling attention to complete in a timely manner.

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Loretta Ryan, Seattle

On Oct 26, 2019

American Home Shield (AHS)

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Good experience

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