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7 Best Home Warranty Companies in Pennsylvania for 2023
By Talon Abernathy MONEY RESEARCH COLLECTIVE
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- Online Business Bureau Accredited with A+ Rating
- Covers Major Home Systems, HVAC & Appliances
- Free Roof Coverage, No Inspection Needed
24/7 support whenever your appliances fail
- Large network of independent prescreened contractors and qualified technicians
- In business for over 30 years
- Good coverage on home systems
- Does not cover pre-existing issues
- They will replace items that fail if they can't be fixed regardless of age, make or model
Get $50 OFF Any Plan
- Industry leader since 1971
- More than $2 Billion in claims paid in last 5 years
- More than 2 Million customers served
- No inspection or maintenance records required
- 30-day workmanship guarantee
Our Top Picks for the Best Home Warranty Companies in Pennsylvania
- Best overall: Choice Home Warranty
- Best certified technicians: Cinch Home Warranty
- Best reviews: American Residential Warranty
- Best pricing: Select Home Warranty
- Best freedom to choose contractors: Priority Home Warranty
- Best response times: Liberty Home Guard
- Best plan options: AFC Home Warranty
Best Home Warranty Companies in Pennsylvania Reviews
Best Overall: Choice Home Warranty
Why we chose it
Choice Home Warranty tops our list of home warranty companies as the best overall pick. All Choice Home Warranties come equipped with a 90-day repair guarantee, meaning that if your appliance breaks within a 90-day window from the original fix date, Choice Home will send a technician out to fix your device free of charge. By comparison, many other warranty companies offer a maximum of 30 days.
With monthly premiums ranging from $35 to $55 and service calls a flat $85, Choice Home won’t break the bank. Claims services are available 24 hours a day, 365 days a week and you won’t need to order a home inspection before making a service request. Many home warranty services require annual inspections, which may only be valid for a short period of time and which typically run between $250 and $400.
Our Choice Home Warranty review wouldn’t be complete without mentioning its downsides. These include consumer-unfriendly terms and conditions such as waiving the right to collect attorney’s fees, consequential or punitive damages resulting from a claim against Choice Home and agreeing to private arbitration instead of participating in a class action lawsuit.
Unlike some of the other entries on this list, Choice Home does not offer customizable plans and does not repair alternative energy systems such as solar panels or geothermal heat pumps. If your home uses an energy system not covered by the basic or total plan, we recommend choosing another warranty provider.
Finally, earlier this year, the Better Business Bureau (BBB) launched an investigation into complaints leveled by former customers who continued to be charged after canceling their service. Choice Home Warranty responded with a statement affirming that the issue has been dealt with through staff training.
Best Certified Technicians: Cinch Home Warranty
Why we chose it
Cinch Home Warranty offers a variety of perks to its customers, ranging from a $25 filter credit good for your AC system or refrigerator to a $500 homeowners insurance deductible reimbursement with its Complete Home Plan. However, Cinch’s high standards for its certified technicians and superior customer support landed it on our list. With more than 40 years of industry experience, Cinch brings a depth of institutional knowledge to the home warranty field that few other businesses can match.
Cinch heavily emphasizes positive customer relations by offering 24/7/365 claim service. Its 180-day service guarantee is perfect for peace of mind. Cinch also diligently processes all claims made during business hours within two hours, putting it at the forefront of the home warranty industry. With transparent pricing and service options that include pre-existing issues like rust and corrosion, Cinch is a solid, all-around choice for anyone looking for a high-quality service provider.
Quality comes at a price, and you can expect to pay more for Cinch than you will for some of the other entries on our list. Service fees range from $100 to $150, with estimated monthly costs between $65 and $97. Cinch also offers limited add-on features and no roof leak protection under its plans.
Best Reviews: American Residential Warranty
Why we chose it
American Residential Warranty made our list for its stellar reputation. With an A+ rating from the BBB, American Residential puts a premium on customer satisfaction. Like many other options on this list, American Residential offers 24/7 customer support. One of the features that sets American Residential apart is the option for customers to select their own service contractors. However, they do have to request authorization from American Residential before the contractor can begin work.
American Residential Warranty does come with a few downsides. Most notably, you must mail cancellations to its national headquarters. Online and over-the-phone cancellations are unavailable, making the entire process unnecessarily onerous. Similarly, online claim service is not available. You must pick up the phone if you need to make a claim. Finally, unlike many other entries on this list, American Residential’s service guarantee only lasts 30 days from the repair date.
Best Pricing: Select Home Warranty
Why we chose it
Select Home Warranty spoils its customers with numerous discounts and cost-saving options alongside its already low-priced plans. Customers who choose the annual plan receive $150 off and two months of coverage free. Discounts aside, Select Home Warranty only charges $60 per service fee, putting it well below many other entries on this list. Finally, Select Home Warranty offers numerous perks, such as free leak roof coverage for the first two months and an unlimited number of covered repairs.
- Discount for customers who pay annually
- Free roof leak coverage for the first two months
- No limit to the number of covered repairs
- 90-day service guarantee
- Opaque service fee structure
- Numerous customer complaints to the BBB
- Three years of maintenance records are needed to obtain coverage on some systems
Best Freedom to Choose Contractors: Priority Home Warranty
Why we chose it
Less than a decade old, Priority Home Warranty has already established a name for itself by offering customers a high degree of flexibility when choosing a contractor. Customers can select their contractor if they want, so long as the customer gives prior notice and the contractor is licensed, bonded and insured. The service call fee is $70, which places it on the low end of home warranty providers. Priority offers 24/7 customer support and does not require an annual home inspection. Multiple payment options are available, ranging from monthly to annual to multi-year plans.
One of the most significant drawbacks to using Priority Home Warranty is the relatively low coverage caps offered for certain systems. The cap for plumbing and electrical systems, pools, sump and well pumps and spas is only $500 per item. Various coverage exceptions apply, and Priority does not provide service for Samsung brand appliances, professional and high-end appliances and smart devices. Priority Home Warrant charges a $50 administrative fee if you cancel after the first 30 days.
Best Response Times: Liberty Home Guard
Why we chose it
Liberty Home Guard made our list for its commitment to speedy response times. While it’s not guaranteed, Liberty Home Guard claims that, in most cases, a technician will get to your home within 48 hours of making your claim. With a well-developed online claim management portal and the flexibility to select your own technician, Liberty Home Guard offers several highly sought-after features that have appeared elsewhere on this list. Liberty Home Guard’s service fee ranges from $65 to $125, which is neither high nor low. However, despite offering average fees and coverage, Liberty Home Guard receives consistently high customer ratings.
Best Plan Options: AFC Home Warranty
Why we chose it
AFC Home Warranty made our list for its impressive array of plans. With four main plan options and various add-ons, you can select the perfect home warranty for you. The plans differ in price, type and amount of appliances and systems covered. AFC’s service guarantee blows most other home warranty services out of the water. Like many other services on our list, AFC provides 24/7 claim coverage and allows customers to select their own contractors if they please.
While there’s much to love about AFC, the company does have its downsides. AFC Home Warranty comes with a $75 cancellation fee. It also will not repair or replace any pre-existing issues. Perhaps AFC’s biggest downside is the requirement for policyholders to submit a claim within 24 hours of noticing a problem. Finally, AFC only has a B rating on the BBB website, which is neither good nor bad.
AFC provides a lot more than home warranty services. Plan holders receive a variety of perks, such as:
- Credit monitoring service and online ID protection
- Home appliance discounts
- Home security product discounts
- Emergency Alert Network access
- Access to vision, dental, whole life and accidental death insurance
- Savings membership at participating retailers and restaurants
Other companies we considered
American Home Shield
American Home Shield is an established player in the home warranty field. It failed to make it higher on our list due to high customer complaint levels, uncompetitive pricing and a short service guarantee period.
First Premier Home Warranty
Founded in 2020, First Premier Home Warranty is the youngest company we looked at. Although it enjoys solid reviews, the company’s vague pricing structure, general lack of information and inflexible stance toward technician selection prevented it from making our main list.
First American Home Warranty
First American Home Warranty is a reasonably priced service that failed to make our main list due to the lack of coverage options on some of its plans.
Best Home Warranty Companies in Pennsylvania Guide
What is a home warranty plan?
A home warranty plan is a policy that provides discounted repair and replacement of major home appliances and systems.
Home warranty plans typically cover major residential components such as HVAC systems, plumbing, wiring and furnaces. In addition, plans also cover large kitchen appliances such as ovens and dishwashers. Some plans will also extend coverage to leaky roofs, saunas and routine pool repairs.
What’s the difference between a home warranty and home insurance? A home insurance policy protects against catastrophes such as fire, smoke, vandalism, water damage and destruction caused by certain types of adverse weather, such as hail or thunderstorms. If you are located on a floodplain or in an area frequented by tornadoes, you should look into purchasing separate flood or tornado insurance.
Are home warranties worth it? The answer to that question depends on your savings, the condition of your home, what major appliances you own and a variety of other factors. However, most people will benefit from the peace of mind and the protection from sudden unexpected costs that a home warranty will provide.
How do home warranties work?
Although some companies offer installment plans, you typically pay for home warranties upfront. The seller often includes warranties as part of the home-purchasing process, and homeowners can renew or purchase a new one after the initial warranty expires. Fees don’t typically vary by home size or age unless the structure exceeds 5,000 square feet or is brand new. In addition to the home warranty premium, homeowners must pay a separate service fee every time they call in a technician. Your home warranty company will list all available services in your home warranty contract.
The home warranty company may deny your claim if the damage is due to negligence, including a lack of routine maintenance. Before you purchase a home, carefully examine the house’s major systems. If the current owner has neglected the furnace or HVAC system, it may be ineligible for home warranty service. Warranty companies usually have contracts with select service providers. However, some companies will allow you to choose your own contractor.
How to pick a home warranty
Homeowners should consider multiple factors when selecting a home warranty. Here are six top factors to keep in mind before receiving an online quote from home warranty companies in Pennsylvania.
What is covered
Most home warranties cover a similar range of core residential systems and major appliances. These include the following:
Home Systems:
- Garbage disposal units
- Water heaters
- AC Units
- Heating systems
- Wiring
- Plumbing
- Central vacuum
- Sump pump
Major Appliances:
- Refrigerator
- Oven
- Dishwasher
- Built-in microwave
- Clothes washer and dryer
- A stand-alone freezer
- A garage door opener
What is not covered
Certain home features such as sprinkler systems, your home’s exterior, walls, windows and floors will not receive coverage under home warranty plans. Similarly, most plans will not cover old, poorly maintained, improperly installed or broken appliances.
Home warranty programs also don’t cover secondary damages. Secondary damages are damages caused by a covered appliance or system.
For example, if your water heater springs a leak and floods your basement, your home warranty will cover the broken water heater but not the surrounding water damage. Catastrophic damage resulting from floods, tornadoes and other extreme weather events typically isn’t covered by home warranty programs.
What you need is covered
Beyond the items listed above are several systems and appliances that fall into a gray area. Depending on the policy, things like pools, saunas and leaky roof repairs are additional options that may or may not be covered. Some warranties, such as the ones offered by Cinch Home Warranty, will even cover minute fixtures such as cabinets and door knobs. However, this level of service is uncommon.
Before purchasing a home warranty, it’s advisable to write out a checklist of all the major appliances and systems in your home that you need coverage for. For example, if you can’t live without your oven, it should be on the list. Conversely, if you rarely cook, you may choose to leave it off.
Once you have your list, shop around. Pay attention to the scope and pricing of various plan options. If you see a plan that you like but it doesn’t cover an essential appliance or home system, ask a sales representative if the company offers customizable plans. Many companies will adjust plans to better suit your individual needs.
Annual service fees and costs
You typically pay for home warranties annually, although monthly payment options are also common. Pricing variation can result from different features offered, geographic location, housing size and age, service fees and other miscellaneous fees. A typical home warranty annual service fee will run somewhere between $300 to $600.
Service fees are a flat fee paid out of pocket by the customer each time a repair technician visits their home. This fee functions like an insurance deductible in that it represents your maximum out-of-pocket cost. If your repair costs less than your service fee, you will typically pay only the repair cost. Service fees usually run from $50 to $150. Lower fees may come with fewer service options, while the inverse is true of higher fees.
Company reputation
We looked hard at what customers had to say about each company for our list selection. We also scoured the web and read every review of home warranty companies we could get our hands on. As we searched, we looked at critical metrics such as overall plan quality, transparency and customer service satisfaction.
Contractor choice
Individuals might want to choose their contractor for several reasons, including reputation, a prior relationship, expertise and availability. While most home warranty companies directly control which contractors their customers can hire, some companies will allow customers to choose their own repair technicians. In these cases, the company typically vets the contractor before they’re allowed to begin work.
Home warranty regulations in Pennsylvania
Pennsylvania law makes provisions for defects in new construction. If you’re the original buyer of a new house, the builder may be responsible for repaying you for a range of defects for 12 years from the home purchase date. However, this law will not cover you if you did not buy a new construction home or if more than 12 years have elapsed since your purchase.
Furthermore, the law only protects against certain construction defects. You should still get a home warranty to protect against major appliance breakdowns and system repairs for which the home builder would not be responsible.
There are very few laws that provide regulation of home warranty companies in Pennsylvania. A 2010 law separated home warranty contracts from insurance regulations in the state, a blow to consumer rights. However, if you think your home warranty company has done something illegal, contact the Pennsylvania attorney general’s Bureau of Consumer Protection.
Best Home Warranty Coverage in Pennsylvania FAQs
How We Chose the Best Home Warranty Companies in Pennsylvania
Our methodology for selecting the top home warranty companies in Pennsylvania touched on the following criteria:
Costs, service call fees and pricing
Home warranty pricing structures break down into service call fees and annual or monthly premiums. A high service call fee can offset a low monthly premium and vice versa, making it crucial to look at both factors together. Some plans may also contain miscellaneous fees, such as an early cancellation fee.
Reviews and ratings
As we went through the selection process, we examined reviews of home warranty companies from real customers alongside industry publications and trusted review sources such as the Better Business Bureau. We also looked at rating aggregator websites such as Yelp and Google Business to review home warranty companies and get a better idea of the average customer experience and satisfaction level.
Freedom to choose your contractor
While many warranty companies only allow plan holders to use preselected technicians, some companies allow customers to select their own contractors. Plan holders who want to work with a contractor they’re familiar with or one who has a stellar reputation should pay attention to the fine print on their home warranty contract. For our list, we favored companies that allow consumers to select their service technicians.
Response times
A speedy response time is a critical component of home warranty coverage. If your home’s furnace breaks down in winter, a quick response time can mean the difference between life and death. On a less dramatic note, no one wants to be stuck with a broken dishwasher or cold showers for days. That’s why we evaluated each option on our list based on how quickly their service technicians respond to an average claim.
Discounts and promotions
Discounts and promotions can lower the cost of an annual service plan by hundreds of dollars. Many plans on our list offer discounts when purchased annually through a lump sum payment made upfront.
Add-on options
Many home warranty plans come with several add-on features. For example, our First American Home Warranty review shows they only offer air conditioning coverage as an add-on. Add-on options allow customers to customize their plans to best fit their needs.
Trustworthiness
The best home warranties are backed by trustworthy institutions with a track record of keeping promises, resolving claims quickly and acting in good faith.
Summary of Money’s Best Home Warranty Companies in Pennsylvania for 2023
- Best overall: Choice Home Warranty
- Best certified technicians: Cinch Home Warranty
- Best reviews: American Residential Warranty
- Best pricing: Select Home Warranty
- Best freedom to choose contractors: Priority Home Warranty
- Best response times: Liberty Home Guard
- Best plan options: AFC Home Warranty
Talon Abernathy is a freelance writer, former teacher, and author. He has written on a broad variety of topics including SaaS for business, the legal industry, and personal finance and investing. He excels in simplifying complex topics while writing with an eye toward SEO and reader satisfaction.