Best home warranty companies in California (2024)

What we like

Liberty Home Guard (LHG) is our top choice for California homeowners because of its customizable coverage. LHG offers 38 additional coverage options, which you can tailor to your needs. LHG pairs all completed repairs with a 60-day workmanship guarantee. While not the lengthiest workmanship guarantee, it’s double the length of the 30-day industry standard. 

Another feature we like is its 24/7 online chat tool. We used the tool during our secret shopping process and found that LHG connects you to a live representative in under two minutes.

What we don’t like

After reading LHG’s sample contract, we found that it lowers its coverage caps for electrical and plumbing systems to $250 per claim within the first 90 days of active coverage, compared with its $2,000 limit on all other covered items. After 90 days, it raises its plumbing and electrical limits to $500, which is still much lower than its standard coverage cap.

LHG also doesn’t list its service fee pricing online when you request a quote. We called LHG’s customer service and discovered that it assigns a service fee based on your California home’s size and location as well as your coverage selections. “Our service fee ranges from $65 to $125 per claim,” said the representative.

Liberty Home Guard offers three home warranty coverage plans. Like 2-10 Home Buyers Warranty, LHG offers an appliance-only, systems-only and a combination plan.

Below is an overview of LHG’s prices for its California coverage plans.

• Appliance Guard ($60 per month): The Appliance Guard covers 12 home appliances, such as garage door openers and ceiling fans.

• Systems Guard ($65 per month): The Systems Guard covers six home systems, including ductwork.

• Total Home Guard ($70 per month): The Total Home Guard bundles the Appliance and Systems Guard plans into one comprehensive plan.

Add-on options

LHG features this article’s largest selection of add-ons, which is great if your California home has unique items, such as a water softener system. Add-ons range from central vacuum coverage to gutter cleaning. Expect to pay an extra $9 monthly for central vacuum protection.

 Other factors that influence coverage

LHG has a $2,000 coverage limit for all covered items except electrical and plumbing — those items have $250 coverage limits for the first 90 days. Regarding workmanship guarantees, LHG extends a 60-day guarantee on all completed repairs.

Liberty Home Guard’s A rating on BBB was changed to N/R (“not rated”), but it holds a BBB customer review rating of 4.5 out of 5 stars. In March 2024, LHG responded to losing its A rating with a statement that the company’s customer satisfaction levels remain the highest relative to its scale. LHG also stated that in February 2024, it received the lowest number of cancellation requests in its history.

In addition to its BBB customer ratings, LHG has stellar customer ratings across multiple review sites. Many customers left reviews highlighting LHG’s focus on customer service. This Trustpilot review from Ross D. outlines how LHG’s representatives go the extra mile to resolve customer complaints. The representative who helped Ross stayed on the phone until all his concerns were addressed to his satisfaction.

However, some customers report a lengthy claims process, as demonstrated by this Trustpilot review from Pamela I.

What we like

2-10 Home Buyers Warranty is another reputable choice for California residents because it offers comprehensive coverage for the most common major systems and appliances, such as air conditioners and electrical systems.

2-10 provides unique coverage perks, such as appliance discounts and color-matching programs. According to 2-10’s sample contract, it’ll offer up to 65% off General Electric and Whirlpool brand appliances. 

Additionally, 2-10 offers its Supreme coverage upgrade, which increases appliance and system limits from $2,000 to $5,000 per term. 2-10 bundles this upgrade in its Pinnacle Home plan. We recommend the Pinnacle Home plan if you want the most robust protection for your California home.

What we don’t like

2-10 Home Buyers Warranty excludes washer and dryer coverage from its appliance-only plan. Other home warranty companies we’ve reviewed list these appliances in their standard appliance plans. You must purchase an add-on or its Pinnacle Home plan for washer and dryer coverage.

The company also tacks on a 9.5% processing fee to its monthly premium option. Our research found that other providers don’t charge a monthly processing fee. However, 2-10 is still one of the cheapest home warranty companies we’ve reviewed, which suits California homeowners on a budget.

2-10 Home Buyers Warranty offers three home warranty plans, each with a flexible service call fee. You can choose from a $65, $85 or $100 service fee. Two of 2-10’s service fees are lower than the national average of $99.

Below is an overview of 2-10’s prices and coverage options for its California plans.

• Simply Kitchen ($27–$37 per month): The Simply Kitchen covers six common kitchen appliances, including built-in microwaves and cooktops.

• Complete Home ($47–$57 per month): The Complete Home plan adds major system coverage to the Simply Kitchen, such as air conditioning and water heater protection.

• Pinnacle Home ($61–$81 per month): The Pinnacle Home Plan covers all items listed in the Simply Kitchen and Complete Home plans, including washers, dryers and 2-10’s Supreme upgrade.

Add-on options

The company offers a robust selection of add-on coverage options — up to 16 choices. Add-ons range from additional refrigeration to septic system coverage. The quote we requested listed septic coverage at $4 per month.

Other factors that influence coverage

2-10 pairs all covered items with a $2,000 annual limit, meaning it’ll cover up to that amount per year for repairs and replacements. However, you can increase that limit to $5,000 with the Supreme upgrade or the Pinnacle Home protection plan.

2-10 also extends an unlimited workmanship guarantee that lasts the life of your plan. Knowing the warranty will support repairs should add additional peace of mind that your California home will have suitable protection.

2-10 Home Buyers Warranty has an A- rating with the Better Business Bureau (BBB). On its BBB profile, it has a poor customer rating of 1.2 out of 5 stars. Several BBB customer reviews highlight delays in receiving service after submitting online claims. However, it’s common for home warranty companies to have poor customer reviews on BBB, due to the site’s purpose of fielding customer complaints.

The provider holds positive customer feedback on other review sites, such as Best Company. Sally H. applauded 2-10’s service and affordability. Another Best Company review from Roger I. highlighted 2-10’s diligence in sourcing a new technician after the initial contractor failed to arrive on time.

What we like

American Home Shield (AHS) offers comprehensive coverage without an upgrade add-on, making it our third recommendation for California homeowners. For instance, AHS provides a $5,000 coverage limit for HVAC systems in each coverage plan. Other major systems, such as plumbing, have an unlimited coverage cap per claim.

AHS provides flexible service fees that adjust your plan premium. Choosing a higher service fee lowers your plan premium and vice versa.

What we don’t like

AHS doesn’t offer an appliance-only plan. You must purchase AHS’ ShieldGold plan to obtain appliance coverage. Many home warranty companies we’ve reviewed offer appliance-only plans or include appliance coverage within their basic plans.

It also provides a limited number of add-ons compared with other companies. If you need customizable coverage, AHS may not be the right choice. That said, AHS does cover guest units. If your California residence has a guest unit inside the property, you can bundle your main residence and guest unit into one coverage plan.

American Home Shield has three plan options. It provides two service call fees: $100 and $125 per claim. 

Below is an overview of American Home Shield’s prices and coverage options for its California plans.

• ShieldSilver ($40–$50 per month): The ShieldSilver plan only covers major systems, such as furnaces and plumbing stoppages.

• ShieldGold ($60–$70 per month): The ShieldGold plan adds appliance coverage to ShieldSilver, including garbage disposals and instant hot and cold water dispensers.

• ShieldPlatinum ($90–$100 per month): The ShieldPlatinum plan covers everything in the ShieldSilver and ShieldGold plans, plus roof leak coverage, code violations and other miscellaneous coverage.

Add-on options

AHS provides six add-on options, which is much lower than other companies we’ve reviewed. Of those six, AHS includes standard add-ons that are common in California homes, such as pool protection and well pumps. Our quote listed well pump coverage for an extra $8 per month.

Other factors that influence coverage

What AHS lacks in customization, it makes up for with generous coverage limits. AHS’ sample contract directory lists state-specific service contracts outlining that most systems have an unlimited coverage cap and a $5,000 limit for HVAC systems. AHS also pairs a $2,000 coverage cap per covered appliance in its ShieldSilver and ShieldGold plans. It increases its appliance limit to $4,000 per claim in the ShieldPlatinum.

However, AHS has a 30-day workmanship guarantee — lower than that of other top home warranty companies.

American Home Shield holds a B rating and accreditation with the BBB. AHS’ BBB rating is 2.1 out of 5 stars with over 11,000 customer reviews. A common theme we found from multiple BBB reviews was AHS’ delayed claims resolutions. Several customers were dissatisfied with the multiple appointments they made with technicians. Some also reported their issue remained unfixed. However, we did find that AHS addressed nearly all customer complaints we read on the site.

We found mixed customer reviews across different review sites, most notably on Trustpilot. A positive review from Kathleen L. noted how courteous the service provider was when he fixed the plumbing problem.

A negative Trustpilot review from Rohan described AHS’ minimal reimbursement for a $1,602 repair. As it does on its BBB page, AHS keeps track of its Trustpilot page to address concerns.

What we like

Consider First American Home Warranty if your California home has older appliances. First American offers robust major appliance protection, making it a solid choice if your appliances no longer have an appliance extended warranty. First American pays up to $3,500 per covered appliance in its entry-level plans. The company doubles its appliance limits to $7,000 per claim in the Premium Plan.

Like American Home Shield and 2-10 Home Buyers Warranty, First American has flexible service fees that raise or lower your plan premium. Additionally, First American offers its First American Advantage upgrade for its Essential and Premium plans. This upgrade adds coverage for miscellaneous items such as appliance knobs and dials.

What we don’t like

First American provides comprehensive home repair coverage, but it charges a high premium. First American quoted us $82 monthly for its Premium Plan with a $75 service fee for every California home we requested a quote for. This premium is 38% higher than our national average calculation of $59.

First American also excludes air conditioning coverage from its Starter Plan, which is why we consider other companies as better options for Californians. To add air conditioning protection, you need to purchase it as an add-on or consider the Essential and Premium plans.

First American Home Warranty provides three coverage plans and service call fees. The service fees are $75, $100 and $125 per claim. 

Below is an overview of First American’s prices and coverage options for its California protection plans.

• Starter Plan ($42–$57 per month): The Starter Plan covers major systems and appliances, such as ovens, plumbing stoppages and heating systems.

• Essential Plan ($52–$67 per month): The Essential Plan covers all items listed in the Starter Plan and adds coverage for washers, dryers and water heaters.

• Premium Plan ($67–$82 per month): The Premium Plan bundles Starter and Essential plan items with coverage for garbage disposals and central vacuum.

Add-on options 

First American features a solid list of add-ons, ranging from limited roof-leak repair coverage to an HVAC tune-up. The company charges $2.08 per month for the tune-up.

Other factors that influence coverage

Alongside its comprehensive appliance limits, First American offers equally generous coverage limits per covered system. We spoke with a First American representative and discovered it provides unlimited coverage caps for all systems except water heaters. First American’s sample contract mentions the company pays $1,000 per claim for water heater service requests.

First American Home Warranty holds a B rating and accreditation with the BBB. However, its BBB profile features poor customer reviews — a rating of 1.8 out of 5 stars. We found several customers disliked First American’s claims process, noting their frustration with paying multiple service fees for different issues.

That said, we also found multiple positive customer reviews on Trustpilot, such as this review from Rita W. She stated that First American replaced her washing machine after the company realized her existing unit wasn’t worth repairing.

What we like

Cinch Home Services is our final California home warranty recommendation because it offers unique coverage perks other providers don’t, such as a $25 air conditioner or refrigerator filter credit. Alongside these perks, Cinch covers unique appliances and systems, such as freestanding ice makers and trash compactors.

Cinch also has a 180-day workmanship guarantee per completed repair. Based on our research, the average workmanship guarantee is 30 days — Cinch’s is almost six times longer.

What we don’t like

Cinch charges higher service call fees than every provider listed in this article. Its average service fee is $125 per claim, which is 26% more than the national average of $99.

Through our secret shopping, we noted Cinch doesn’t offer many add-ons. Cinch also excludes roof-leak coverage from its list of optional coverage, which isn’t ideal if you live on the central coast of California. Most home warranty providers we’ve reviewed offer roof-leak repair protection of some sort.

Cinch Home Services provides three protection plans and the choice of $100, $125 and $150 service call fees. 

Below is an overview of Cinch’s prices and coverage options for its California protection plans.

• Appliances ($31–$41 per month): The Appliances plan covers 12 major appliances, such as built-in food centers and wall ovens.

• Built-in Systems ($36–$48 per month): The Built-in Systems plan covers 16 systems, including sump pumps and smoke detectors.

• Complete Home ($45–$57 per month): The Complete Home plan covers all items in the Appliances and Built-in System plans and adds a homeowners insurance deductible reimbursement perk.

Add-on options

Similar to American Home Shield, Cinch offers a limited number of additional coverage options — six in total. However, Cinch does offer a Premier Upgrade package for an additional $12.50. This upgrade includes coverage for code upgrades and permits for your California Home.

Other factors that influence coverage

Cinch pairs each completed repair with a 180-day workmanship guarantee. In our experience reading through many home warranty sample contracts, we found that very few home warranty providers can match or exceed the workmanship guarantee Cinch offers. Cinch’s appliance and system limits stem from an aggregate $10,000 limit per policy term.

Cinch Home Services has a B rating with the BBB. However, Cinch scored 1.1 out of 5 stars based on over 1,600 customer reviews. Like other home warranty companies with low BBB customer ratings, feedback for Cinch includes complaints about the lack of reimbursement when a technician outside of its network performed repairs.

Within Trustpilot, we found multiple positive customer reviews, mostly centered on Cinch’s easy sign-up process. Cinch responds to negative reviews on its Trustpilot page, indicating that it regularly checks on customers to resolve issues.