Home Warranty

7 best home warranty companies in Lake Oswego, Oregon

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 Lake Oswego. 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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Lake Oswego, OR

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

Many crucial home components start having issues before hitting the 10 to 15-year mark, according to the International Association of Certified Home Inspectors. HVAC systems typically last just seven to 25 years. Water heaters normally last six to 12 years, and most appliances today fail after about 20 years.

If your Lake Oswego home contains aging furnaces, dishwashers or the like, you'll likely encounter an untimely breakdown. These best home warranty firms provide robust coverage at a fair price.

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 a surprise failure.

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 Lake Oswego

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

2-10 Home Buyers Warranty

4.5/5

EXPLORE PLANS

Average monthly costs: $22.00 - $80.00

2-10 offers flexible service fees and perks like an appliance color-match program. Through its "Even If" guarantee, it also refunds service fees if repairing or replacing a covered item isn't possible.

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 the largest number of optional add-ons compared to any provider in this article — 38 in total. It also has plans featuring a 60-day workmanship guarantee on completed repairs.

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

American Home Shield was one of the first home warranty companies, having been in business since 1971. It provides three base plans and six 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 is known for its comprehensive appliance coverage caps. With an Essential or Premium plan that has the First American Advantage upgrade, you could also get coverage for miscellaneous components, including 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 has some unique home warranty offerings and coverage perks, including homeowners insurance deductible reimbursement. Just like many other companies, it also offers flexible service fees that give you a greater say in your premium.

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 Lake Oswego

The average cost of a home warranty in Lake Oswego is around the same as the national average, ranging from $40.91 to $77.05 per month. If you prefer to pay an annual premium, expect to pay between $563.62 and $927.43 per year. To calculate national averages, we requested hundreds of quotes using 2,000-square-foot, single-family homes across each state the providers service.

Home warranty coverage

Home warranties protect a variety of major systems and home appliances. We'll offer a general overview of the two main coverage categories.

What are the typical items covered under a home warranty?

Washing machines
Clothes dryers
Built-in microwaves
Cooktops
Dishwashers
Refrigerators

Major appliances form the first category of items that home warranties protect. This includes the following items: The second category of covered items under a home warranty is major systems. Not every plan covers the same major systems. However, you can find coverage for any of these items:

Electrical
HVAC
Central vacuum
Plumbing
Water heater

What items are typically not covered under a home warranty?

As with many other service contracts, home warranties won't cover certain appliances or components. These are called exclusions. One thing that home warranties exclude is damage outside normal wear and tear. For example, the warranty company could deny a claim for an AC breakdown if a dirty air filter is the cause. This is because replacing the air filter is considered routine upkeep.

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

Questions to ask home warranty providers in Lake Oswego

Ask each home warranty provider these questions before you purchase a plan.

What items are covered by my policy?

Determine what appliances and systems you need covered before getting home warranty quotes. This way, you can seek out a provider that includes them. Some companies separate appliance and system coverage. Many companies also sell optional add-ons, covering things like swimming pools and wells. 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 have this 30-day waiting period to prevent customers from filing claims for preexisting conditions. Purchasing a multiyear plan extends protection beyond the standard 12-month term.

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 allow you to choose your own local contractor if they don’t have an in-network provider near you. The contractor must be licensed and registered in Lake Oswego to get repair approval from the home warranty provider. You can verify a contractor's license by searching the Oregon Construction Contractors Board database.

How does your claims approval process work?

Each company's claims process is slightly different from the others. If a covered issue strikes, you could file a claim via their website or over the phone. Most companies try to address claims within one to two days, though there might be processing delays when filing outside normal working hours. Once the provider receives your claim, someone will examine the details and connect you with a partner service contractor. The contractor will schedule a visit, diagnose the problem, and then request final approval from the home warranty provider before starting repairs.

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

Most home warranty companies 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 free of charge, although some companies charge a transfer fee to offset administrative costs. Home warranty companies might also sell separate, special coverage plans that you can easily transfer to prospective homebuyers. Sellers might opt for these plans to raise their home's appeal in a competitive market.

Home warranty contract fine print

Before you choose a home warranty, carefully read its terms and conditions to ensure they're compatible with your needs. As you read through the sample contract, pay attention to these key details and clauses:

Coverage limit: The coverage limit sets a dollar limit to how much the home warranty company will pay per repair. There may be additional stipulations, such as an annual coverage limit.
Exclusions: Home warranties have both general exclusions and ones specific to components. Even if an appliance or system is generally covered, your warranty might not cover some specific parts if they suffer damage. Read your sample contract carefully to be aware of what is not covered.
Service call fee: Just like copays at the doctor or pharmacy, you'll have to pay a service call fee every time you file a home warranty claim. Many providers have fees between $75 and $125 per claim.
Workmanship guarantee: Home warranties usually include workmanship guarantees of at least 30 days. If an in-network technician attempted to repair your appliance or system, and you still have issues with it, the company won't charge an additional service call fee for new repairs.
Cancellation: A home warranty contract should include information on how to cancel your policy and get a refund. If you cancel within the first 30 days of signup, many companies will offer a complete refund of your annual premium.

Facts about Lake Oswego

Average High in July

73°F

Lake Oswego

83°F

National Average

Average Low in January

34°F

Lake Oswego

17°F

National Average

Average Daily Sunlight

60%

Lake Oswego

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 Lake Oswego, Oregon

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