Home Warranty

7 best home warranty companies in Washington, District of Columbia

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 Washington. We base our ranking off average customer ratings weighted against the number of reviews. For more information, check out our full methodology.

Companies Selected

Consider a home warranty to financially protect your home's essential items. These policies cover the replacement or repair of common household systems and appliances, such as air conditioners and refrigerators, for a monthly fee.

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

Homeowners insurance doesn't cover appliance breakdowns due to normal wear and tear, so having a home warranty can give you an additional buffer against the unforeseen. We've done the research to pinpoint what home warranty firms have the best major appliance and system coverage.

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

Limited Time Offer: 50% Off

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 Washington

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

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 has a fully customizable coverage plan you can design based on your coverage needs. It also includes a lengthy 90-day workmanship guarantee.

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

Founded in 1971, American Home Shield was one of the country's first home warranty companies. Today, it offers three coverage plans and six supplementary 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 Home Services provides coverage perks other companies don’t, such as a homeowners insurance deductible reimbursement. Like most home warranty companies, Cinch offers flexible service fees that raise or lower your plan 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

Roof leak repair coverage is a rare perk that Select offers to its customers. It's also a good company to keep on your shortlist if affordable premiums are your top priority.

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 Washington

The cost of a home warranty is in line with the national average, and it largely depends on how often you want to make payments. The national average is roughly $40.91 to $77.05 per month, or $563.62 to $927.43 per year. We calculated the average by requesting 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
Built-in microwaves
Cooktops

Major appliances form the first category of items that home warranties provide coverage for. 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 included:

HVAC
Water heater
Plumbing
Electrical
Central vacuum

What items are typically not covered under a home warranty?

Just like other service contracts, home warranties do not cover certain items or events. Your contract calls these exclusions. 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 that stopped working because of a dirty air filter, since replacing the filter is a part of routine maintenance.

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

Questions to ask home warranty providers in Washington

Before purchasing a home warranty coverage plan, we recommend asking providers the following questions.

What items are covered by my policy?

Determine what appliances and systems you need covered before getting home warranty quotes. This way, you can look for a provider that includes them. Some providers separate appliance and system coverage. Companies might also offer additional coverage, like roof leak and septic tank protection, as add-ons. Consider what supplements you might need and how much they'll add to the cost.

How long is my home warranty good for?

A typical home warranty plan is effective for one year from the coverage effective date, which is 30 days after the initial sign-up date. The 30-day waiting period serves as a way to stop 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?

Ask potential home warranty companies about their network of local service contractors. A contractor must have the proper local and state licensing to access the company's network. If there are no in-network contractors near you, the warranty company may let you choose your own. You can verify a contractor's license by searching District of Columbia's or your local government database.

How does your claims approval process work?

Knowing more about your warranty company's claims process boosts your chances of getting an approval. Most companies accept claims through the web or via a 24/7 phone line. Once you file, the company will try to respond within one to two days. Filing outside normal business hours may lead to a slower process. 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 necessary repairs.

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

If you need to move, most home warranty contracts include a clause allowing you to transfer the policy to the new homeowner. Some companies handle the transfer for free, though others will charge a transfer fee. Sellers can also purchase special home warranty plans that are easily transferred to prospective buyers. This is an easy way to make your home more attractive to your home in a competitive real estate market and offer the buyer added confidence.

Home warranty contract fine print

To complete your research, we recommend reading the home warranty provider’s fine print and sample contract before purchasing a plan. Knowing the company’s terms and conditions can help you decide if it’s the right one for your needs. It'll also help you advocate for yourself if you need to file a claim. Below are several terms you should look for while reviewing the contract:

Workmanship guarantee: Most workmanship guarantees last for 30 days from a warranty repair, though some companies offer longer guarantee periods. If you have more issues with an appliance that an in-network technician recently attempted to repair for you, the home warranty company won't assess an extra service call fee for a new claim.
Exclusions: Home warranties have both general exclusions and ones specific to components. Even if a device or system is generally covered, your warranty could still exclude some specific parts if they suffer damage. Read your sample contract carefully to be aware of what is not covered.
Coverage limit: Your home warranty's coverage limit is the limit on how much the company will pay per claim. A warranty contract could also have other stipulations, like annual coverage limits.
Cancellation: You'll usually see the warranty company's cancellation policy in the sample contract fine print. Depending on the company, if you cancel within the first 30 days of enrollment, you might receive a full refund of the entire premium.
Service call fee: Each time you file a claim, the home warranty or repair company will levy a service call fee. These fees usually run from $75 to $125.

Facts about Washington

Average High in July

85°F

Washington

83°F

National Average

Average Low in January

27°F

Washington

17°F

National Average

Average Daily Sunlight

64%

Washington

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

Limited Time Offer: 50% Off

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 Washington, District of Columbia