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Audited & Verified: Aug 15, 2024, 8:59pm
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| Former Staff EditorFor homeowners, having some sense of predictability when it comes to the budget can be a big help. Did the furnace go out in the middle of winter? Did the freezer stop cooling? Did the dishwasher suddenly start leaking? If you have a home warranty plan in place, you can avoid repair or replacement costs for problems like these and more.
The good news is there are multiple home warranty companies in Washington. To help customers find the best home warranty company for them, the Forbes Home team extensively researched the options. We also surveyed 1,000 homeowners across the country to understand their experiences and expectations. Among other findings, we learned that more than 87% of people in Washington said it was “very simple” or “somewhat simple” to secure repair coverage with a home warranty plan.
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We know that dozens of home warranty plans are available to homeowners, and sorting through all the fine print to choose one right for your house can be frustrating. That’s why we’ve evaluated the top companies with comprehensive plans and compiled this list of the best home warranty companies to help you make an informed decision based on your home and budget needs. The Forbes Home team is committed to bringing you independent, unbiased ratings and information. We use data and expert advice to inform all of our content. Plus, our advisory board of licensed professionals fact-checks and reviews our content for accuracy and relevancy. You can read more about our editorial guidelines for the ratings below.
Featured Partners
1
Select Home Warranty
Plans Available
3
Response Time
Great
Number of States
46 + District of Columbia
2
Choice Home Warranty
Plans Available
2
Response Time
Excellent
Number of States
49 + District of Columbia
3
American Home Shield
Plans Available
3
Response Time
Excellent
Number of States
48 + District of Columbia
Key Takeaways
Liberty Home Guard, American Home Shield and Cinch Home Services top our best home warranty in Washington list. Leading the way, Liberty Home Guard earned a score of 4.7 out of 5 when reviewed against our methodology. This high score is in part due to the company’s highly customizable plans. Coming in next, both American Home Shield and Cinch Home Services earned scores of 4.5 out of 5.
| COMPANY | FORBES HOME RATING | BEST FOR | SERVICE FEE | LEARN MORE |
|---|---|---|---|---|
 4.7    | Add-On Options | $49.99-$59.99 | On Liberty Home Guard's Website | |
| 4.5 | Budget-Friendly Plans | $29.99-$89.99 | On American Home Shield's Website | |
| 4.5 | Quick Response Times | $38.99-$66.99 | On Cinch's Website | |
| 4.3 | Low Service Fees | $45.99-$84.99 | Read Forbes' Review | |
| 4.3 | Straightforward Plans | $51.25-$62.50 | On The Home Service Club's Website |
We compared the ratings and costs of our top home warranty companies after completing our research and analysis, which included criteria such as service fees, plans and coverage, add-ons covered, years in business and customer reviews and experiences.
Best Overall
Best Overall
Liberty Home Guard
With a rating of 4.7 out of 5, Liberty Home Guard earned the distinction of being the best overall home warranty company in Washington because of its consumer-friendly policies, such as a 60-day workmanship guarantee. Founded in 2017, the company is relatively young but compensates for that by having a helpful website interface and good customer support.
LIberty Home Guard’s high score was, in part, due to helpful policies, such as coverage for condos and rentals. The company’s 60-day workmanship guarantee is not the best in the business, but it is still a strong benefit.
Why We Like It
Strong customer reviews exist for Liberty Home Guard, although some are a bit mixed. Overall, we were most impressed by the company’s long list of add-on coverage options, which allow people to individualize their plans.
What We Don’t Like
Liberty Home Guard has higher starting price points than some other companies. Customers can expect those costs to rise further with the addition of optional coverage items. Liberty Home Guard also discourages hiring your own contractor, which can be a negative for some people.
Who It’s Best For
Liberty Home Guard is an excellent choice if you want to customize your plan to include items that are frequently excluded from standard plans, such as pools, pro-series appliances and more.
Liberty Home Guard offers three coverage plans. These can be further customized with an extensive list of add-on coverage options. The service fees vary and cannot be selected by the customer.
Plan add-ons include:
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Systems Guard | $54.99 | n/a |
Total Home Guard | $59.99 | n/a |
Appliance Guard | $49.99 | n/a |
Liberty Home Guard has a high volume of customer reviews with the majority being positive, in the range of 3 to 5 stars. With the Better Business Bureau, for example, there are more than 2,500 reviews and an average rating of 4.45 out of 5. Common compliments include satisfaction with customer service and repair technicians. On the other hand, there are some complaints regarding sales tactics and claims getting denied.
Learn more: Liberty Home Guard review
Best Customer Service
Best Customer Service
American Home Shield
American Home Shield earned a strong rating of 4.5 out of 5 against our metrics. The company stands out from others on this list with its low starting price point for plans, which allows customers to get coverage for less than $30 per month. The company also has good consumer reviews and ample experience.
There are many positive aspects to American Home Shield, including the company’s good customer reviews, the opportunity for customers to pick their own technicians and the budget-friendly rates.
Why We Like It
In business since 1997, American Home Shield is a tried-and-true option for homeowners seeking affordable, quality home warranty coverage. The company has three simple plans and add-on options that allow homeowners to further customize their coverage.
What We Don’t Like
Although there are a lot of positive customer reviews, there are some negative ones in the mix, too. We think the company’s service could be improved by offering an online chat function with customer service.
Who It’s Best For
For homeowners in Washington state, American Home Shield has the cheapest plan available. There are also discounts for AARP and military members, making American Home Shield an affordable option overall.
American Home Shield offers three homeowner plans. Customers can also select their service fee, $100 or $125. Overall plan prices depend on location and service fee. There are separate plans for homebuyers and sellers.
Plan add-ons include:
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
ShieldSilver | $29.99 - $39.99 | $100 - $125 |
ShieldGold | $49.99 - $59.99 | $100 - $125 |
ShieldPlatinum | $79.99 - $89.99 | $100 - $125 |
Overall, American Home Shield has both good and bad reviews. The company’s current rating of a B with the Better Business Bureau falls somewhere in the middle of the extremes. On the positive side, some customers spoke of their good experiences with the application process and customer service. Among complaints, some expressed concerns with the response times and communication issues.
Learn more: American Home Shield review
Best Value
Best Value
Cinch Home Services
Founded originally as Cross Country Home Services in 1978 before rebranding, Cinch Home Services stands out with its clear-cut policies that customers will appreciate when making a claim. First of all, the company has the industry’s best guaranteed response times. After a repair is made, there is a 180-day workmanship warranty, which means customers wouldn’t have to pay another service fee for an issue related to the fix. Those are two of the reasons why Cinch Home Services earned an excellent 4.5 out of 5 score against our detailed methodology.
In business for more than 45 years, Cinch Home Services earned a competitive score of 4.5 out of 5 when reviewed with our metrics.
Why We Like It
Cinch Home Services really distinguishes itself with its guaranteed response times. Specifically, if a customer makes a claim during business hours, the company will follow up within two hours, and the wait isn’t much longer on weekends or after hours. The company also has a helpful online dashboard for submitting and tracking claims.
What We Don’t Like
Cinch customers don’t get to pick their own independent technician, so if you have strong opinions on who you want to complete your job, Cinch may not be the best option. Also, although there may be coverage for pre-existing issues, that isn’t guaranteed.
Who It’s Best For
Cinch Home Services is a great option for customers who want prompt claims responses and a clear-cut process for tracking the status of their claims online.
There are three plans from Cinch Home Services, which are all customizable with add-on options. Customers get their pick of three service fee rates, $100, $125 or $150. Plan prices vary by location and service fee.
Plan add-ons include:
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Home Appliance | $38.99 - $48.99 | $100 - $150 |
Home Systems | $43.99 - $55.99 | $100 - $150 |
Complete Home | $54.99 - $66.99 | $100 - $150 |
There are mixed reviews for Cinch Home Services from customers. The company has a B+ rating with the Better Business Bureau. On the positive side of reviews, people compliment their experience with the customer service team and say the pricing is competitive. On the negative side, there are some complaints about refused claims and service delays.
Learn more: Cinch Home Services review
Best Lowest Service Fee
Best Lowest Service Fee
ARW Home
With an A-, ARW Home has one of the best ratings for home warranty companies from the Better Business Bureau. That speaks to the company’s popular policies, including the industry’s lowest service fees. The company has been in business for more than 30 years and continues to deliver quality service with three competitively priced plans and a number of add-on options.
ARW Home earned a score of 4.3 out of 5 against our methodology, thanks in part to the company’s free cancellation policy, 24/7 customer support line and more helpful factors.
Why We Like It
ARW Home stands out with its low $55 service fees, which are about half the average rate from other companies. Customers are also able to pick their own technician to complete repairs, so you have control over who comes into your home.
What We Don’t Like
Although there is a 24/7 hotline, ARW Home doesn’t have online support or an online claims submission option. Additionally, while it’s free to cancel early, the process of actually canceling your policy requires an unexpected amount of work.
Who It’s Best For
If you want low, predictable service fees, ARW Home’s flat $55 rate is impossible to beat. Plus, because customers can hire their own technicians, the process is more customizable.
There are three plans from ARW Home, which all come with fixed $55 service fees.
Plan add-ons include:
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Total Max | $84.99 | $55 |
Systems Max | $59.99 | $55 |
Appliance Max | $45.99 | $55 |
ARW Home has a solid A- rating with the Better Business Bureau, although there is a mix to the reviews provided by customers. Some complimented the quality of service they received, including the professionalism of the customer service team and the promptness of repairs. Others expressed problems with claims that were denied for unclear reasons. Also, there can be long wait times because customer service is only available by phone.
Learn more: ARW Home review
On AFC's Website Have you considered AFC Home Warranty?
Whether you need repairs or a new appliance, AFC can help cover the cost of even the most expensive items like HVAC and plumbing. Here’s why we chose it:
Available plans to choose from: Silver Plan, Gold Plan, Platinum Plan, Systems Plan
Three years work guarantee of repairs
Plans include free credit monitoring, family emergency services and discounts on household items, restaurants and more
On AFC's Website 
Best Variety of Coverage Options
Best Variety of Coverage Options
The Home Service Club
Founded in 2009, The Home Service Club has two plans. This keeps things simple for customers and provides a good amount of comprehensive coverage with either plan. Additionally, the company doesn’t require an inspection and all appliances are covered, regardless of age, make or model. The biggest downside is the flat $125 service fee per claim.
We awarded the Home Service Club a score of 4.3 out of 5 based on the company’s policies and the extensive coverage for appliances and systems regardless of age.
Why We Like It
It may have a short waiting period before coverage can commence, but Home Service Club is a good option for anyone who wants a comprehensive plan—and quickly. The plan rates are competitive, considering all that is included.
What We Don’t Like
With just two plans, the starting price point for coverage is higher than among competitors. The fixed $125 service fee is also higher than most other companies, which can be a challenge for customers who make numerous claims each year.
Who It’s Best For
The Home Service Club offers comprehensive coverage for as little as $51.25 per month—without exceptions based on the age of systems or appliances. This makes the company a worthy option for homeowners who want to be sure their repairs will be covered.
There are two plans from the Home Service Club. Both come with a fixed $125 service fee.
Plan add-ons include:
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Standard Coverage | $51.25 | $65 - $125 |
Comprehensive Coverage | $62.50 | $65 - $125 |
The Home Service Club does not lead the way in terms of customer reviews. The company currently has a C- rating with the Better Business Bureau, due in part to a “pattern of complaints” about the company’s warranty policies and customer service department. However, some happier customers have weighed in to say they appreciated the way repairs were ultimately handled.
Learn more: The Home Service Club review
Home warranty companies generally operate nationally, which means the options available in Washington state may not be tailored with Washingtonians’ needs in mind. To decide which home warranty company is best for you, it’s important to evaluate your specific needs, budget and priorities. For example, strong air conditioning unit coverage may be a non-factor if you don’t have an AC, but you do want to keep your home appliances in working order.
Not only do plans and prices vary from company to company, but so do the terms and conditions. We recommend getting a full understanding of what the companies have to offer—and how they might be limited. By doing a lot of the legwork with research, reading customer reviews and conducting a national survey of 1,000 homeowners, our goal was to give potential home warranty customers a head start on this process. However, we still recommend you study the fine print with any company before entering into a contract.
Beyond the items included in a plan, you should also understand the extent of the coverage that is offered. For example, most companies cap the monetary amount that can be paid toward a repair or replacement. If you have high-value appliances or home systems, you will want to look for plans that have similarly high coverage allowances.
Budget is an understandably important factor, but the monthly prices don’t tell the whole story. If and when you need to make a claim, you will pay a service fee with any company. These fees can range from $55 to upwards of $150. Although these fees are less predictable than the monthly costs, they are important to take into account when you’re comparing potential costs.
You also don’t want to pay for service that you don’t need. Be sure to study the plans available from different companies to assess what is the best fit for your needs.
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Free, No-commitment Estimates
Based on our research, homeowners in Washington can expect to pay approximately $40 per month or $480 per year for home warranty coverage. Premium plans cost an average of $73 per month while bargain plans can be available for less than $30 per month.
Service fees, which apply when making a claim, range from $55 to about $150 and vary depending on the company. In Washington state, 67% of respondents to our poll said they make two or three claims a year. That translates to about $200 to $300 more in service fees annually.
If you want to get out of a home warranty contract early, most companies charge a cancellation fee. This should be detailed in the terms and conditions.
With a home warranty plan, you commit to paying a monthly fee in exchange for protection if (and when) a covered appliance or system breaks down. According to our survey of 1,000 homeowners nationwide, 70% of people in Washington said their home warranty plan was worth the price. The most common items people in Washington used their home warranty plan to cover the repair costs of were dishwashers, refrigerators and ovens. It was less common to use a home warranty plan to cover AC repair coverage in the western United States than in other regions.
Due to the unpredictable nature of what issues will arise, there’s no such thing as a guarantee that a home warranty plan will be “worth it” monetarily. But the peace of mind is nice to have nonetheless. Home warranty companies can also simplify the process of hiring a technician, which can save you time and energy.
| ITEM | AVERAGE REPAIR COST | AVERAGE REPLACE COST |
|---|---|---|
| Air Conditioner | $100 - $2,500+ | $3,875 - $7,825 |
| Furnace | $100 - $2,500+ | $2,800 - $6,800 |
| Electrical | $50 - $300+ | $3,000 - $18,000 |
| Plumbing | $200 - $4,000 | $3,000 - $16,000 |
| Roofs | $150 - $7,000 | $6,700 - $80,000 |
| Dishwasher | $100 - $300 | $250 - $2,000 |
| Refrigerator | $200 - $400 | $800 - $12,000 |
| Oven | $125 - $425 | $2,000 - $4,200 |
| Stove | $125 - $425 | $2,000 - $4,200 |
| Washer/Dryer | $100 - $475 | $1,000 - $2,300+ |
In Washington state, home warranty companies must be licensed and insured to operate as a business. The status of a company can be checked through an online tool. Home warranty companies in Washington fall under the jurisdiction of the Office of the Insurance Commissioner under the “extended warranties and service contracts” segment. However, the extent of consumer protections for home warranties are not as clearly outlined as protections for auto warranties, home insurance and the like.
Paying for a home warranty means paying for confidence that repair costs will be covered, at least in part. With housing prices continuing to swell in Washington state and beyond, this can provide some control over your budget as a homeowner. In some cases, home warranty coverage can even be negotiated as part of a real estate purchase.
To understand consumers’ actual experiences with home warranties, the Forbes Home gathered insights from 1,000 survey respondents in 2023. These findings speak to customer satisfaction levels, regrets and overall trends. These details can help other people in Washington evaluate what matters with home warranty companies.
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Unlike how homeowners’ insurance is required by most mortgage companies, homeowners in Washington do not need to get home warranty coverage. However, there is a good reason these plans are popular among homeowners: Having a home warranty plan can offset or eliminate unexpected repair costs that can crop up with appliances and home systems, such as plumbing, electrical and heating.
The results of our national survey are also illuminating. In Washington specifically, about 70% of customers said their home warranty plan was worth the price while just 17% said it wasn’t worth the cost and the final 13% said they weren’t sure.
Best Home Warranty Companies By State
To determine the best home warranty companies, the Forbes Home editorial team analyzed 52 companies, across 60 different attributes encompassing the following categories:
All figures and facts were accurate at the time of first publication.
You can find out more about how Forbes Home rates home warranty companies in our detailed methodology page.
Based on our research that analyzed 60 different attributes from more than 50 home warranty companies, Liberty Home Guard is the best all-around company in Washington state because of the company’s consumer-friendly policies, extensive add-on options and 60-day workmanship warranty.
However, home warranty needs are not one-size-fits-all. Other top companies, such as American Home Shield and Cinch Home Services, also offer quality service with some different benefits, such as longer workmanship guarantees, lower plan prices and so on.
In Washington as elsewhere, home warranty plans are generally divided into three categories: a plan that covers appliances, a plan that covers home systems and a plan that combines coverage for both. Although this is a bit of an oversimplification and coverage can vary significantly among companies, this is usually how plans are segmented.
Most companies also offer add-on options for things like swimming pools, second refrigerators, pest control, and even smart home devices. If you are seeking coverage for a specific appliance or home system, the chances are good that you can find a company that offers this as part of a customizable plan.
In Washington, the annual cost of a home warranty is about $480, not including the cost of service fees. Considering the majority of Washington survey respondents said their average repair cost exceeds $300 and they make upwards of two claims per year, home warranties are often worth the cost. This is backed up by the 70% of people in Washington who said their home warranty price was worth it.
Let’s walk through a scenario: Say you wake up one morning to find your dishwasher stopped working overnight. With a home warranty, you have clear next steps about what to do, starting with making a claim. From there, the home warranty company can help facilitate a repair technician to get out to the home in a timely manner. Although you have to pay a service fee, the repair cost (or replacement cost, if necessary) will be covered—saving you that out-of-the-blue cost.
According to the results of our survey, dishwashers and refrigerators are the most troublesome appliances for people in Washington–with 54.44% of people saying they used their home warranty coverage to repair issues with these appliances. Other common issues relate to ovens, stoves and electrical systems.
As a writer for Forbes Home since 2021, Emily specializes in writing about home warranties, solar installations, car transportation and moving companies. With a background in journalism and experience as a three-time homeowner, Emily uses deep research and insights to cover a variety of topics.
Lowe Larretta is former lead editor for Forbes Home, covering all things related to home improvement and good design. She previously worked in the decor and lifestyle spaces for digital publishers such as Hunker, First Media and Ranker and has multiple years of experience creating design and DIY content.
