Home Warranty

7 best home warranty companies in Berkeley, New Jersey

HOMEFRONT

Updated Jun 22, 2024

Get a quote from our top provider, Liberty Home Guard

Our Methodology

We've ranked the top 7 home warranty companies that operate within 50 miles of Berkeley. We base our ranking off average customer ratings weighted against the number of reviews. For more information, check out our full methodology.

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You might be considering a home warranty to safeguard essential home systems and appliances. For a monthly fee, these policies cover repair and replacement costs when items such as AC units and refrigerators break down from normal wear and tear.

Did you know that the typical life span of an HVAC system is seven to 25 years? Other major systems, such as water heaters, only last an average of six to 12 years. Most appliances last just 20 years or fewer, according to the International Association of Certified Home Inspectors.

If your Berkeley home contains aging dishwashers, furnaces or the like, you'll likely encounter an unexpected breakdown. These top home warranty firms offer robust coverage at fair prices.

A typical homeowners insurance policy doesn't cover normal appliance wear and tear. With a plan from one of these home warranty firms, you'll have additional reassurance in case of an unforeseen breakdown.

Our Top Pick

4.5

Our Rating

Extends 60-day workmanship guarantee
Holds high customer ratings
Offers customization with 38 add-ons

Explore Plans

4.4

Our Rating

Covers rust and corrosion damage
Offers comprehensive coverage limits
Provides flexible service fees

$150 Off Any Plan

Explore Plans

3.8

Our Rating

Charges low premiums
Includes roof-leak coverage
Offers solid HVAC coverage

Explore Plans

Find the best home warranty for you in Berkeley

Here's our list of the best home warranty companies in Berkeley:

2-10 Home Buyers Warranty

4.5/5

EXPLORE PLANS

Average monthly costs: $22.00 - $80.00

2-10 Home Buyers Warranty pairs its three coverage plans with flexible service call fees. It also offers coverage perks, including an appliance color-match program and an "Even If" service fee guarantee. With this guarantee, 2-10 will refund your service call fee if your covered item can’t be fixed or replaced.

What we like

Offers a $25,000 annual coverage cap
Pairs plans with a plan-length workmanship guarantee
Offers unique perks such as color matching appliance replacements

What we don't like

Charges a monthly processing fee if you choose monthly premiums
Excludes washer and dryer coverage from most plans

Liberty Home Guard

4.6/5

EXPLORE PLANS

Average monthly costs: $49.99 - $59.99

Liberty Home Guard offers plans with a 60-day workmanship guarantee on completed repairs. Compared to other providers in this piece, it also provides the largest number of coverage add-ons – 38 in total.

What we like

Holds high ratings among customer service reviews
Covers repairs with a 60-day workmanship guarantee
Offers an extensive list of 40+ add-on coverages
Provides an easy claims process

What we don't like

Lacks transparency on service call fee pricing
Excludes coverage for known or unknown pre-existing conditions

Elite Home Warranty

4.4/5

EXPLORE PLANS

Average monthly costs: $48.98 - $59.99

Elite Home Warranty offers fully customizable plans with 90-day workmanship guarantees. Customers can build a unique coverage solution that meets their needs.

What we like

Allows you to choose your technician
Extends a 90-day workmanship guarantee
Offers more than 25 add-ons

What we don't like

Charges higher service fees for high-end appliances
Doesn't provide an online quote
Limits repair and replacement coverage caps for older items

American Home Shield

4.4/5

EXPLORE PLANS

Average monthly costs: $29.99 - $89.99

An industry veteran, American Home Shield has been in business since 1971. It provides three coverage plans and six optional add-ons.

What we like

Offers generous coverage caps
Allows customers to build their own plans
Provides the option to choose the service fee you want to pay

What we don't like

Doesn’t let customers choose their own technician
Offers limited add-on options

First American Home Warranty

4.2/5

EXPLORE PLANS

Average monthly costs: $47.00 - $87.00

First American Home Warranty has comprehensive coverage caps for appliances in each plan. Additionally, First American includes its First American Advantage upgrade in its Essential and Premium plans. This upgrade provides coverage for miscellaneous items, such as appliance knobs and dials.

What we like

Allows you to choose your service call fee
Doesn’t have a coverage cap on heating, cooling, or ductwork
Accepts 24/7 service calls
Offers replacement of some covered items that are too damaged to repair

What we don't like

Doesn’t let customers choose their own contractor
Charges higher for coverage compared to other providers

Cinch Home Services

4.3/5

EXPLORE PLANS

Average monthly costs: $38.99 - $66.99

Cinch is known for offering unique perks such as homeowners insurance deductible reumbursement and adjustable service fees and premiums.

What we like

Offers home insurance deductible of $500
Extends a long 180-day workmanship guarantee
Provides generous $10,000 aggregate coverage limit

What we don't like

Charges high service fees of $100-$150
Doesn’t allow customers to choose their own technician
Isn’t available in Hawaii or Alaska

Select Home Warranty

3.9/5

EXPLORE PLANS

Average monthly costs: $44.42 - $47.75

Select Home Warranty plans have low premiums, and each one includes coverage for roof leaks.

What we like

Provides low service fees compared to other home warranty providers
Includes two extra months of coverage in annual signup
Has an appliance-only, systems-only, and combo plan option

What we don't like

Has a $75 cancellation fee
Low coverage caps

Cost of a home warranty in Berkeley

You'll usually pay $41-$70 per month for a home warranty in Berkeley, in line with the national average. Opting for annual payments means spending somewhere around $563.62-$927.48 for the year. To find the average home warranty plan cost, we requested hundreds of quotes using 2,000-square-foot, single-family homes across each state the providers service.

Home warranty coverage

Home warranties provide coverage for various major systems and appliances, but they're not a substitute for homeowners insurance. Below, we'll summarize what coverage a warranty typically includes and excludes.

What are the typical items covered under a home warranty?

Dishwashers
Refrigerators
Clothes dryers
Washing machines
Cooktops
Built-in microwaves

Major appliances form the first category of items that home warranties cover. This includes the following items: When you purchase a home warranty, you're also getting coverage for major home systems. While different plans have unique coverage scopes for this category, the following systems can be covered:

Water heater
Plumbing
Central vacuum
Electrical
HVAC

What items are typically not covered under a home warranty?

Each home warranty has exclusions, or things it will not cover. Your contract will outline each exclusion upfront, so read carefully before you sign. One common exclusion is breakdowns caused by damage outside of normal wear and tear. For example, the warranty would probably not cover an air conditioner malfunctioning due to a dirty air filter, since replacing the filter is a part of routine maintenance.

Improper system or appliance installation
Acts of nature
Preexisting conditions
Hazardous waste
Cosmetic damage
Rust or corrosion damage

Questions to ask home warranty providers in Berkeley

We recommend asking each home warranty provider you're considering the following questions about their plans, terms and policies.

What items are covered by my policy?

First, determine what items need coverage before requesting a home warranty quote. Some providers separate appliance and system coverage, so verify that the company has plans to meet your particular needs. Many companies also sell optional add-ons, covering things like spas and sump pumps. Consider whether any add-ons fit your situation.

How long is my home warranty good for?

Standard home warranty contracts are valid for 12 months from the coverage effective date, which is usually 30 days after the initial sign-up date. Companies include this 30-day waiting period to prevent customers from filing claims for preexisting conditions. A home warranty may last longer than 12 months if you purchase a multiyear plan.

What contractors do you work with?

When researching a home warranty company, ask which service contractors it partners with in your area. Many home warranty providers will let you choose your own local contractor if they don’t have an in-network provider near you. The contractor must be licensed and registered in Berkeley to obtain repair approval from the home warranty provider. You can verify a contractor's license by searching the New Jersey Division of Consumer Affairs database.

How does your claims approval process work?

Each company's claims process will differ from the others. If a covered issue strikes, you could file a claim via their website or over the phone. Most companies try to respond to claims within 24 to 48 hours, though there might be processing delays if you filed outside normal working hours. Once you submit your claim, the warranty company will review it and connect you to an in-network service contractor. The contractor will arrange a visit to diagnose the problem, and then seek final authorization from the warranty company for any required repair work.

Can I transfer my policy to the next owner of my home?

Most home warranty providers allow you to transfer your policy to a new person who moves into the home the policy covers. Generally, transferring a home warranty policy to a new homeowner is complimentary, although some companies charge a transfer fee to offset administrative costs. Some home warranty companies also provide special coverage plans that are easily transferred to prospective buyers. Home sellers buy these home warranty plans to increase their home's appeal.

Home warranty contract fine print

Before buying a home warranty, examine the company's sample contracts and policies. Understanding a provider's terms and conditions can help you decide whether they're a good fit for you. It'll also help you stand up for your rights if you need to file a claim. Look for these key stipulations and clauses:

Workmanship guarantee: Home warranties generally have workmanship guarantees that are at least 30 days long. If an in-network technician recently serviced your appliance or system, and you continue to experience issues with it, the company won't charge an additional service call fee for new repairs.
Coverage limit: Your home warranty's coverage limit is the cap on how much the company can pay per claim. A warranty contract could also have other stipulations, like annual coverage limits.
Service call fee: The service call fee is the amount you'll pay the home warranty company or service provider for every claim. Fees typically vary between $75 and $125 per claim.
Cancellation: A home warranty contract should include information on cancellation and refunds. If you cancel within the initial waiting period before coverage takes effect, many companies will fully refund your annual premium.
Exclusions: Be sure to learn more regarding component-specific exclusions in the home warranty company's sample contracts. Some parts of an appliance may not be included even if the appliance itself is usually covered under the policy.

Facts about Berkeley

Average High in July

83°F

Berkeley

83°F

National Average

Average Low in January

27°F

Berkeley

17°F

National Average

Average Daily Sunlight

66%

Berkeley

69%

National Average

Our Top Pick

4.5

Our Rating

Extends 60-day workmanship guarantee
Holds high customer ratings
Offers customization with 38 add-ons

Explore Plans

4.4

Our Rating

Covers rust and corrosion damage
Offers comprehensive coverage limits
Provides flexible service fees

$150 Off Any Plan

Explore Plans

3.8

Our Rating

Charges low premiums
Includes roof-leak coverage
Offers solid HVAC coverage

Explore Plans

Our methodology for selecting home warranty providers

We review national home warranty providers against our full home warranty methodology. We score warranty providers based on coverage options and limits, price, brand reputation, customer service, extra features and availability.

Editorial note: The name “Homefront” refers to the alliance between USA TODAY and Home Solutions that publishes review, comparison, and informational articles designed to help USA TODAY readers make smarter purchasing and investment decisions about their home. Under the alliance, Homefront provides and publishes research and articles about home service and home improvement topics. Homefront has an affiliate disclosure policy. The opinions, analyses, reviews or recommendations expressed in this article are those of the Homefront editorial staff alone (see About Homefront). Homefront adheres to strict editorial integrity standards. The information is believed to be accurate as of the publish date, but always check the provider’s website for the most current information. Go back to top

Our editors may use AI as an input tool to tailor information in local markets. All content goes through a rigorous research and review process led by our team of writers and editors.

7 best home warranty companies in Berkeley, New Jersey

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