Short answer: Money’s September 2022 list named Select Home Warranty best for roof coverage, American Home Shield best for HVAC, Liberty Home Guard best for optional add-ons, First American Home Warranty best for appliances, AFC Home Club best for premiums, Cinch Home Services best for systems, 2-10 Home Buyers Warranty best for enhanced coverage and American Residential Warranty best for a low service fee.
This is a historical review of a list published on September 6, 2022. The premiums, service fees, plan names, state availability, coverage limits and guarantees below are figures reported at that time—not current quotes. Company terms have changed, and a current buyer should obtain a ZIP-code-specific quote and read the applicable service contract before paying.
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The eight September 2022 winners at a glance
The original list was not a first-through-eighth ranking. It gave each company a niche award based on the feature the article considered most notable.
#1 Best Overall
| Company | 2022 category | Reported 2022 price | Reported service fee | Reported availability | Main caveat |
|---|---|---|---|---|---|
| Select Home Warranty | Best for roof coverage | About $42–$55 per month; examples included $45, $45 and $50 | $75 | Conflicting versions: 46 or 47 states | Low reported caps, including $500 for many appliances and $3,000 for HVAC |
| American Home Shield | Best for HVAC | ShieldPlatinum reported at $69.99 per month | $75, $100 or $125 | All states except Alaska, according to the article | Coverage and price varied by location; 30-day repair guarantee |
| Liberty Home Guard | Best for optional add-ons | $54.99–$64.99 per month | $60–$125 in highlights; $65–$125 in narrative | 48 states, excluding Washington and Wisconsin | Add-on breadth came with item limits and conflicting fee figures |
| First American Home Warranty | Best appliance plan | About $33 basic; $45 Premier | $85 | About 35 states | No systems-only plan and limited add-ons |
| AFC Home Club | Best premiums | About $40–$80 per month; plan examples from $47.50 to $69.17 | $75, $100 or $125 | All states except Hawaii, according to the article | One-day issue-reporting rule and location-dependent pricing |
| Cinch Home Services | Best systems plan | $27.99 Appliances; $32.99 Built-in Systems; $39.99 Complete Home | $100, $125 or $150 | 48 states, excluding Alaska and Hawaii | Higher service fees and conditions on benefits such as deductible reimbursement |
| 2-10 Home Buyers Warranty | Best enhanced coverage | $22 Simply Kitchen; $51 Complete Home; $65 Pinnacle Home | $65, $85 or $100 | 48 states, excluding Alaska and Hawaii | Several everyday items required add-ons |
| American Residential Warranty | Best for low service fee | $39.99 Kitchen Plus; $59.99 Platinum Premier; $124.99 4-in-1 Bundle | $55 | Nationwide, according to the article | Reported caps of $500 for most appliances and $1,000 for most systems |
These figures came from the September 2022 article and its reported quotes. Prices depended on location, plan selection and sometimes the chosen service fee. The original article also warned that offers could change.
What a home warranty actually is
A home warranty is generally a service contract, not homeowners insurance and not necessarily a manufacturer’s or builder’s warranty. In exchange for a recurring premium and a service fee when a claim is filed, the provider agrees to arrange or help pay for the repair or replacement of specified appliances and home systems when they fail under conditions covered by the contract.
Covered failures are commonly associated with normal wear and tear. That does not mean every breakdown is covered. The contract controls the result, including the definition of a covered item, exclusions, maintenance requirements, payout caps, waiting periods and the provider’s right to choose repair rather than replacement.
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One free scan finds every outdated or missing driver and matches the right update for your exact hardware.Free scan · exact hardware matchThe Federal Trade Commission describes these products as service contracts and warns that they can duplicate coverage a consumer already has, cover only part of an appliance or system, impose reimbursement limits or make repairs difficult to obtain.
Home warranty versus other types of protection
| Protection | Usually intended to cover | What it generally does not replace |
|---|---|---|
| Home warranty or service contract | Specified mechanical or electrical breakdowns of listed appliances and systems, subject to contract terms | Homeowners insurance, routine maintenance or every component of a covered system |
| Homeowners insurance | Covered damage from specified perils such as fire, theft and some weather events, along with liability protection | Normal wear and tear or ordinary mechanical breakdowns |
| Manufacturer warranty | Defects in a particular product for a defined period | Unrelated systems, ordinary wear after the warranty period or damage excluded by the manufacturer |
| Builder warranty | Specified workmanship, materials, systems or structural defects in a newly built home | Everything in the home indefinitely; coverage varies by builder and warranty |
| Maintenance agreement | Routine inspections, tune-ups or preventive service | Most unexpected repair or replacement costs unless separately included |
A home warranty is optional. Mortgage lenders commonly require homeowners insurance, but that requirement is different from a requirement to buy a home-warranty service contract. Requirements and terminology can vary by lender, state and transaction. The FTC’s guide to new-home warranties explains why a builder warranty and a service contract should not be treated as the same product.
What Money compared in September 2022
The article said it considered transparency of services, the claims process, cost, customer service, contract terms, covered malfunctions and failures, payout limits, service fees, BBB standing and reviews. When a price was not publicly disclosed, it requested quotes using addresses in New York and California.
For companies registered with the Better Business Bureau, the article included businesses with a BBB rating of at least B. A BBB rating or review profile is a reputation signal, not a verified claims-approval rate, average repair time, technician-quality measurement or guarantee that a particular claim will be paid.
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This was not hands-on claims testing. The available methodology does not establish that the writer filed, tracked and compared a claim with every provider. It was a comparison based on quotes, contract information and BBB material, so it was not a statistically representative nationwide test of customer outcomes.
The original article also contained affiliate links and partner calls to action. Affiliate compensation does not by itself prove that a company is good or bad, but it is relevant commercial context when evaluating a definitive-sounding recommendation. Its category awards should therefore be read as editorial selections for particular features, not universal endorsements.
The eight companies, as reported in 2022
1. Select Home Warranty — Best for roof coverage
Why it won the category: The article highlighted that roof-leak coverage was included in all three listed plans—Bronze Care, Gold Care and Platinum Care—rather than being limited to an add-on. It also reported a 90-day repair guarantee and discounts for multi-year plans.
Reported 2022 pricing and fees: Monthly pricing was described as approximately $42 to $55. The article’s examples listed about $45, $45 and $50 for the three plans, so those numbers should not be treated as a precise standardized price chart. The reported service fee was $75.
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Availability discrepancy: The Connecticut Post version said Select was unavailable in New York, Nevada, Washington and Wisconsin and described availability in 46 states. The SFGATE version listed 47 states and excluded Nevada, Wisconsin and Washington, without also excluding New York. The versions conflict; neither should be used to determine current availability.
Best fit in the historical comparison: A homeowner who specifically wanted a limited roof-leak benefit included in the plan. That is not the same as roof replacement or comprehensive roofing insurance.
Current check: Select’s current website still presents Bronze Care, Gold Care and Platinum Care, but current availability, fees, limitations and exclusions depend on the location and applicable agreement. Review the current Select plan information and state-availability guidance rather than relying on the 2022 caps.
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2. American Home Shield — Best for HVAC
Why it won the category: The article considered American Home Shield’s HVAC coverage comparatively broad. It highlighted reported coverage for older items, insufficient maintenance, rust, corrosion, sediment, improper installation, undetected pre-existing conditions and items without maintenance records. The premium ShieldPlatinum plan reportedly included an HVAC tune-up, roof-leak repair, unlimited air-conditioning refrigerant, code-violation coverage and permit coverage.
Reported 2022 pricing and fees: The article described three plans—ShieldSilver, ShieldGold and ShieldPlatinum—and listed ShieldPlatinum at $69.99 per month. Service-fee choices were reported as $75, $100 and $125. Actual pricing varied with location and the service-fee choice.
Reported limitations: The repair guarantee was 30 days. Roof-leak coverage was unavailable in Hawaii. Broad phrases such as coverage for inadequate maintenance or pre-existing conditions still required contract-level interpretation; they did not mean every old or poorly maintained HVAC system would qualify for every repair.
Reported availability: Nationwide except Alaska, according to the 2022 article.
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1Fix the driver behind crashes, sound loss and screen glitches2Repair Windows errors before they cause bigger problems3Scan for outdated or missing drivers - takes under a minuteCurrent check: American Home Shield currently advertises ShieldSilver, ShieldGold and ShieldPlatinum, but now presents $100 and $125 service-fee options. Its current coverage page describes per-appliance limits of up to $2,000 or $4,000 depending on plan and a 30-day workmanship guarantee. Those current figures demonstrate why the 2022 $75 option, $69.99 price and other historical terms should not be presented as current. See AHS’s current coverage page and current plan information.
3. Liberty Home Guard — Best for optional add-ons
Why it won the category: The article reported more than 20 optional coverage items. Examples included pools and spas, well pumps, sump pumps, central vacuums, limited roof leaks, locks, gutter cleaning, pest control and electronics. It listed Appliance Guard, Systems Guard and Total Home Guard plans.
Reported 2022 pricing and fees: Plan prices were reported at about $54.99 to $64.99 per month. The article’s highlights gave a service-fee range of $60 to $125, while its narrative gave $65 to $125. Because the article conflicts with itself, the accurate historical description is that it reported a range somewhere between $60 and $125, with $65 to $125 in the detailed discussion. The reported payout limit was up to $1,600 per covered item.
Other reported terms: Liberty advertised a 60-day workmanship guarantee and availability in 48 states, excluding Washington and Wisconsin.
Best fit and drawback: This was most attractive for a homeowner seeking unusual add-ons, not necessarily for someone seeking the highest payout cap or lowest total cost. An add-on is valuable only if its definition, cap and exclusions match the actual risk. A low roof-leak limit, for example, does not make the plan a substitute for roof insurance.
Current check: Liberty’s current site still lists the three broad plan names, but present-day state lists, fees, limits and guarantees need to be verified. Its current plan page says a customer may request authorization to use their own contractor, subject to the service contract. That is not the same as an unconditional right to hire any technician and receive reimbursement.
4. First American Home Warranty — Best appliance plan
Why it won the category: The 2022 basic appliance plan covered items such as washers, dryers, refrigerators, garbage disposals, trash compactors, microwaves, ranges, cooktops and ovens. The Premier plan added systems including electrical, plumbing, heating, ductwork, garage-door openers, water heaters and sump pumps.
Reported 2022 pricing and fees: The basic appliance plan was listed at approximately $33 per month and Premier at approximately $45. The article’s narrative reported an $85 service fee. It said appliance payouts could reach $3,500 and that service calls were unlimited.
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Limitations: The article described only two plans, no systems-only option and limited add-ons. It said availability covered about 35 states and excluded a long list of states and territories. Claims involving lack of maintenance, rust or corrosion should be attributed to the 2022 article and checked against the precise contract rather than generalized to every appliance failure.
Current check: First American’s current contracts show that plan structures and service fees can differ by state and by transaction type. Its current contract library, including other applicable contract forms, is more reliable for a current purchase than the 2022 $33, $45 and $85 figures.
Rank #3
5. AFC Home Club — Best premiums
Why it won the category: AFC offered systems-only, appliances-only and two combination plans. The article reported that one-year pricing was approximately $40 to $80 per month depending on location and service fee, while a three-year contract could save up to 10% per month.
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Reported 2022 pricing and fees: The article listed four examples: Silver at about $47.50 per month, Systems at $50.25, Gold at $63.75 and Platinum at $69.17. Service-fee choices were $75, $100 and $125. It said customers could choose their own technicians, and parts and labor were guaranteed for the life of the contract.
Limitations: The article reported a one-day period for reporting an issue, a $75 cancellation fee and location-based limits on the Systems plan. A life-of-contract guarantee also requires careful reading: the buyer should determine whether it applies to every covered repair, only workmanship, the same failure, parts supplied by a particular contractor or renewals.
Reported availability: Nationwide except Hawaii, according to the article.
Current check: AFC currently confirms $75, $100 and $125 service-fee options, but current premiums, limits, cancellation provisions and guarantees should come from the applicable agreement. See AFC’s current plans page.
6. Cinch Home Services — Best systems plan
Why it won the category: The 2022 Systems plan included items that some competitors treated as add-ons, including sump pumps, water dispensers, smoke detectors and tankless water heaters. Cinch also reported coverage for rust, corrosion and unknown pre-existing conditions.
Reported 2022 pricing and fees: The article listed Appliances at approximately $27.99 per month, Built-in Systems at $32.99 and Complete Home at $39.99. Service fees were $100, $125 or $150. The Complete Home plan included reimbursement of up to $500 toward a homeowners-insurance deductible, subject to conditions.
Other reported terms: Cinch offered a 180-day workmanship guarantee and was reported as available in 48 states, excluding Alaska and Hawaii. Add-ons were available only during the quote process, according to the article.
Limitations: Its service fees were higher than many competing options. The $500 insurance-deductible feature was not unrestricted cash; the contract determined when it applied and what documentation was required.
Current check: Cinch now presents Repair Only, Repair + Replace and Repair + Replace Premier plans rather than the 2022 Appliances, Built-in Systems and Complete Home names. Its current coverage page lists up to $1,000 or $2,000 per covered appliance, a $10,000 agreement-term limit and a 180-day workmanship guarantee. It also lists exclusions involving manufacturer-warranty coverage, known pre-existing conditions, improper installation, lack of maintenance and cosmetic defects. See Cinch’s current plans and coverage.
7. 2-10 Home Buyers Warranty — Best enhanced coverage
Why it won the category: The reported premium plan covered unusual components such as turntable platforms, rotisseries, ceramic cooktops, concealed wiring and concrete-encased plumbing. The article also highlighted color matching for replaced appliances, a $100 reimbursement if a customer replaced a broken appliance instead of requesting service and an Appliance Discounts Program offering discounts of up to 65% on Whirlpool and GE appliances.
Reported 2022 pricing and fees: Simply Kitchen was listed at approximately $22 per month, Complete Home at $51 and Pinnacle Home at $65. Service-fee choices were $65, $85 and $100. The Luxury package could increase a standard $2,000 coverage limit to $5,000 for an additional $6 per month.
Limitations: Base plans did not include garage-door openers, washers, dryers or roof leaks; those were available as add-ons. The advertised discount of up to 65% was a maximum promotional claim, not a guaranteed discount on every appliance or purchase.
Reported availability: The article described a 48-state service area excluding Alaska and Hawaii.
Current check: 2-10’s current public information says its agreements can cover parts of up to 28 systems and appliances, but current plan terms, limits and service fees vary by state and agreement. Consult its coverage information and current charge and contract qualifications.
Rank #4
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8. American Residential Warranty — Best for a low service fee
Why it won the category: American Residential Warranty stood out for its reported $55 service fee. The article listed Kitchen Plus, Platinum Premier and a 4-in-1 Bundle, with the latter adding electronics protection for items such as laptops, game consoles, tablets, printers and televisions.
Reported 2022 pricing and fees: Kitchen Plus was listed at approximately $39.99 per month, Platinum Premier at $59.99 and the 4-in-1 Bundle at $124.99. The article’s $124.99 figure should be treated cautiously and re-quoted before reuse because it may reflect formatting or state-specific pricing. It reported limits of up to $1,000 for most systems and $500 for most appliances, with a sample contract imposing a $5,000 maximum during a 12-month period.
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Trade-off: A $55 service fee could reduce the cost of an approved claim, but low appliance caps could leave a homeowner paying most of an expensive replacement.
Current check: ARW’s current public marketing uses different plan and pricing information, including a TotalMax offer advertised at $59.99 per month. A current Forbes review reports a $125 service fee and current quotes ranging from $39.99 to $84.99 per month, showing how materially the 2022 terms have changed. Check ARW’s current offer and the actual service agreement.
Why the monthly premium is not the real price
The useful comparison is not simply the cheapest monthly premium. A better estimate is:
Annual premium + service fees for approved claims + non-covered charges + the amount above the contract’s payout cap.
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For a $700 covered appliance repair, an $85 service fee may be comparatively manageable if the repair is fully covered. But if the contract excludes the ice maker, control board, sealed system, installation or haul-away, the low service fee does not prevent a large remaining bill. Consumer Reports specifically warns that a contract may cover a refrigerator without covering every refrigerator component, or a water heater without covering the tank itself. Its home-warranty guidance also recommends considering self-insurance.
Four numbers to compare for every likely failure
- Annual premium: Multiply the quoted monthly price by 12 and check whether the provider charges extra for annual or monthly billing.
- Service fee: Find out whether it is charged per service request, per visit, per failed item or per technician dispatch. Also ask whether a second visit or repeat failure creates another fee.
- Coverage cap: Look for per-item, per-system, per-claim and annual aggregate limits. A phrase such as unlimited service calls does not mean unlimited payment.
- Uncovered work: Identify charges for permits, code compliance, refrigerant, access through walls or ceilings, hauling, matching, efficiency upgrades and non-covered components that must be replaced alongside a covered part.
Contract terms that can decide whether a claim is paid
Waiting periods and real-estate transactions
Many ordinary homeowner plans impose a waiting period—often about 30 days, according to the 2022 article—before normal coverage begins. A service contract connected to a home purchase may begin at closing instead. Do not assume that a breakdown shortly after enrollment is covered; confirm the effective date and the rules for changing residence or transferring the contract.
Pre-existing conditions
Unknown pre-existing conditions are not the same as all pre-existing conditions. A contract may cover an undiscovered defect while excluding a problem known to the homeowner, documented in an inspection, visible before enrollment or connected to improper installation. Ask how the provider determines whether a problem existed before the effective date and what records it can request.
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Maintenance language is often a gray area. A provider may ask for service records, installation documents or evidence that filters and other routine items were maintained. Before buying, ask whether the system’s age, prior repair, rust, corrosion, code status or missing records affects eligibility or the payout. Keep HVAC invoices, filter-change records, water-heater maintenance records, appliance receipts, installation documents, serial-number photographs and written communications.
Unauthorized repairs
Do not dismantle equipment, hire a technician or authorize a repair before contacting the provider unless the contract expressly allows it or the company gives written approval. Unauthorized work can result in a denial or loss of reimbursement. Ask whether you may nominate your own contractor, who approves the diagnosis and what happens if the company cannot find a network technician.
Repair, replacement and cash alternatives
Repair-or-replace language rarely means a brand-new equivalent system with every related cost included. The provider may choose to repair, replace, reimburse or supply a functionally equivalent item, subject to the cap and contract terms. It may not pay for code upgrades, permits, refrigerant reclamation, access through a wall or ceiling, haul-away, matching equipment, efficiency upgrades, cosmetic improvements or non-covered components.
Technician quality and workmanship guarantees
Compare the workmanship guarantee as carefully as the service fee. The companies in the 2022 list reported guarantees ranging from 30 days to 180 days, while AFC was described as guaranteeing parts and labor for the life of the contract. Verify what the guarantee covers, whether it applies to the same failure, whether the original contractor must return, whether a new service fee applies and whether the guarantee survives renewal.
Cancellation and renewal
Cancellation terms vary by provider, state and contract. Do not assume a universal 30-day full-refund period. Check the cancellation fee, refund formula, treatment of claims already filed, automatic renewal, premium changes and the deadline for nonrenewal. The FTC recommends examining cancellation provisions, recurring fees, reimbursement limits and claims procedures before purchasing. See the FTC’s service-contract checklist.
Best Value
How to file a claim without creating avoidable problems
- Confirm the symptom and stop further damage. If there is an immediate safety or water risk, take reasonable emergency steps and preserve receipts and photographs.
- Use the official claims channel. Follow the contract’s online or telephone process and record the claim number, date and time.
- Do not pre-authorize work. Wait for written instructions before hiring a contractor or buying a replacement, unless the contract provides an emergency exception.
- Ask for the diagnosis in writing. Confirm which component failed, whether the provider calls it a covered breakdown and which cap applies.
- Request the expected homeowner contribution. Ask specifically about service fees, permits, code work, access, disposal, refrigerant, matching and upgrades.
- Keep the paper trail. Save the contract, invoices, photographs, technician reports, emails and call notes.
- Use the escalation procedure. If a claim is denied, request the exact contract section, submit maintenance or installation records and follow the company’s reconsideration or dispute process. Do not assume a BBB complaint changes the contract outcome.
Who may benefit from a home warranty?
A service contract may be a reasonable convenience purchase for a homeowner with older equipment, limited emergency savings, several aging appliances or a preference for having one company coordinate repairs. It can also be useful when a seller pays for the first year, provided the buyer understands that the plan still has service fees, exclusions and caps.
The fit is weaker when the home is new and covered by a builder warranty, when appliances remain under manufacturer warranty, when the homeowner has a reliable emergency fund and trusted contractors, or when the contract excludes the specific system most likely to fail.
For a home with an older HVAC system
Prioritize the HVAC limit and replacement language over a low monthly premium. Verify refrigerant, code and permit coverage, mismatched-system rules, rust and corrosion treatment, maintenance records, improper installation, pre-existing conditions, waiting periods and whether the provider can substitute a lower-cost repair.
For a home with older appliances
Check appliance-specific limits and component definitions. Ice makers, water dispensers, control boards and sealed systems may be treated differently from the refrigerator itself. Verify whether replacement is company-selected, cash-based or equivalent, and whether installation, haul-away and matching are included.
For a buyer receiving a seller-paid plan
Ask who selected the provider, when coverage begins, whether the complete contract is available before closing, who pays service fees, whether inspection defects are excluded and whether the buyer can cancel or change the plan. A seller-paid first year is not free in the practical sense if the buyer must pay service fees and uncovered charges.
Alternatives to buying a home warranty
- Self-insure: Put the proposed premium into a dedicated home-repair account. This gives you unrestricted funds rather than contract-limited benefits, but it requires discipline and may not cover a major early failure.
- Negotiate a seller credit: A credit can give the buyer more control than accepting a seller-selected plan, subject to the purchase contract, lender rules and closing limitations.
- Use existing warranties: Check builder, manufacturer and retailer warranties before paying for duplicate coverage.
- Buy a manufacturer protection plan: For a recently purchased appliance, compare the manufacturer’s terms with a broad service contract and check whether credit-card benefits already extend coverage.
- Pay for preventive maintenance: An HVAC tune-up or local maintenance agreement may reduce failure risk, even though it does not replace breakdown coverage.
- Use a trusted local contractor: Direct payment may provide more control over diagnosis, equipment choice and scheduling, though it leaves the homeowner responsible for the full bill.
Other companies considered in the 2022 article
The original comparison also discussed companies that did not receive one of the eight category awards:
- Choice Home Warranty: The article cited affordable plans and an $85 service fee but criticized lower caps and less flexible coverage. It also discussed an Arizona Attorney General lawsuit that was then unresolved.
- Landmark Home Warranty: It offered pest-control and termite benefits but operated in only six states.
- ServicePlus Home Warranty: It offered mixed appliance and systems plans but not a separate appliance-only or systems-only plan.
- Complete Care Home Warranty: It had low service fees and rental-property coverage, but the article cited low limits and a cancellation fee.
- AHW Home Warranty: It had a $75 service fee and some add-ons, but fewer covered items and an Arizona Attorney General lawsuit filed in 2021.
- Old Republic Home Protection: It had a long operating history and electronics or smart-home options but was reported as available in only 32 states, with state-variable coverage and no online quotes.
Legal and current-status updates
The September 2022 article’s treatment of Choice Home Warranty is incomplete if read today. The Arizona Attorney General’s 2019 complaint alleged misleading promises, contract exclusions, payment caps and refusals to pay for repairs. In February 2026, the Arizona Attorney General announced an $11.8 million settlement with Choice Home Warranty that resolved the consumer-fraud lawsuit and required changes to sales practices and disclosures. The settlement update does not turn every allegation into an independently proven fact, but it does mean the 2022 description should not be called unresolved without qualification. Read the original Arizona complaint announcement and the 2026 settlement announcement.
The Arizona Attorney General’s 2021 complaint against AHW alleged deceptive advertising and material omissions. A complaint is an allegation, not proof of every asserted fact or a final adjudication. The filing is available as a public complaint PDF.
More broadly, current company pages show that service-contract products are volatile. Plan names, service fees, prices, coverage caps, availability and guarantees can change by state and over time. The current pages for American Home Shield, Cinch, AFC and the other providers should be used only as a starting point; the controlling document is the service agreement offered for the buyer’s ZIP code.
A practical checklist before purchasing
Before choosing any provider, get clear written answers to these questions:
- What exact appliances, systems and components are covered?
- What is the waiting period, and are known or inspection-documented defects excluded?
- What does the contract mean by normal wear and tear?
- Are age, rust, corrosion, improper installation or missing maintenance records disqualifying?
- What is the service fee, and when is it charged?
- Are there separate fees for repeat visits, diagnosis, access, permits, code upgrades, refrigerant, hauling or disposal?
- What is the per-item, per-system and annual aggregate payout limit?
- Does the company repair, replace, reimburse or choose a functionally equivalent item?
- Who chooses the technician, and can you nominate your own contractor?
- What happens if the network cannot find a contractor?
- How long is the workmanship guarantee?
- Does a roof benefit cover only leaks, and what materials or penetrations are excluded?
- How are pre-existing conditions defined?
- What is the cancellation fee and refund formula?
- Does the agreement renew automatically, and can the price or terms change?
- What are the appeal, arbitration and dispute-resolution procedures?
Bottom line: there was no universal 2022 winner
Money’s September 2022 list can still answer a historical question: Select was its roof-coverage pick, AHS its HVAC pick, Liberty its add-on pick, First American its appliance pick, AFC its premium pick, Cinch its systems pick, 2-10 its enhanced-coverage pick and ARW its low-service-fee pick.
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It cannot answer which company is best for a homeowner today. The right choice depends on the state, home age, equipment age, likely failure, service-fee preference, coverage cap, contractor rules and tolerance for claims administration. Compare the total potential cost—not just the monthly premium—and consider a repair fund, seller credit or existing warranty before signing a service contract.
Frequently Asked Questions
Are the prices in this September 2022 home-warranty list still current?
No. The prices, fees, plan names, coverage limits and availability are historical figures reported in September 2022. Current quotes vary by ZIP code, plan, service-fee option and state. Obtain the current service agreement before buying.
Is a home warranty the same as homeowners insurance?
No. A home warranty is generally a service contract for specified appliance and system breakdowns. Homeowners insurance generally covers damage from covered perils and liability. Neither automatically replaces the other.
Which of the eight companies was best overall?
The article did not name an overall winner. Its eight awards were category selections, such as best for HVAC or best for roof coverage. A plan with a low service fee or many add-ons may still have low payout caps, exclusions or a higher premium.
Should I buy a home warranty or self-insure?
Compare the annual premium, expected service fees, likely uncovered charges and payout caps with the amount you could place in an emergency repair fund. Self-insurance offers more flexibility, while a service contract may provide repair coordination and predictable claim fees.
The Bottom Line
Bottom line: Treat the eight September 2022 selections as a dated category comparison, not a current ranking. Before purchasing, verify the contract for your state, calculate the cost of a realistic claim and compare the result with self-insuring or negotiating a seller credit.
Quick Recap
Product prices and availability are accurate as of the date/time indicated and are subject to change. Any price and availability information displayed on Amazon at the time of purchase will apply.
