Best Home Warranty Companies in California

We recommend American Home Shield to California homeowners due to its comprehensive plumbing coverage at every plan level. The company offers add-on roof-leak coverage for its lowest plans but bundles it under its highest tier. 

Monthly cost: $49–$109

We scored American Home Shield 4.4 out of 5 stars in our review standards. Here’s how we rated it in key categories:

• Coverage (4.7 out of 5): American Home Shield scored high for including plumbing system coverage with every plan and roof-leak add-on protection.
• Value (4 out of 5): AHS lost points for its higher service fees and premium rates.
• Trustworthiness and Transparency (4.25 out of 5): We deducted points for the company’s lower third-party customer review scores.
• Availability and Service (4.7 out of 5): AHS received higher scores for its convenient 24/7 claims line and online claims process.

American Home Shield offers three plan options: ShieldSilver, ShieldGold, and ShieldPlatinum. After reviewing the American Home Shield sample contract, we learned that California homeowners receive plumbing system coverage with every plan level. The company does offer a system-only option, ShieldSilver, but only offers appliance protection under comprehensive plans. In addition, ShieldSilver and ShieldGold require a roof-leak add-on for coverage. ShieldPlatinum includes roof-leak coverage in its standard coverage. All plans include an industry-standard, 30-day workmanship guarantee.

We’ll outline American Home Shield’s coverage plans below:

• ShieldSilver: This plan covers home systems, such as heating, cooling, and plumbing.
• ShieldGold: This next coverage tier includes major home systems and appliances.
• ShieldPlatinum: The highest plan includes systems and appliances, plus additional benefits, such as $1,000 for roof-leak repairs.

The company offers a $100 or $125 service fee to help customize your costs. When we selected the lower service fee, the monthly costs increased. AHS doesn’t offer an annual premium, unlike most other providers with monthly and yearly options.

Here’s an overview of American Home Shield’s premiums and service fees:

American Home Shield offers six add-on coverage options, one of the lowest offerings of the reviewed companies. Most home warranty companies provide an average of eight or more options. Roof-leak coverage adds $10 per month to your premiums, while pool and spa coverage costs $18 per month.

Additional add-on options include the following options:

• Guest unit
• Septic pump
• Well pump

One of our team members filed a claim with American Home Shield for a leaky bathroom pipe.  He submitted an online claim using the company’s claim portal and received text and email confirmations immediately afterward. A service technician contacted him within the hour to schedule a next-day repair. The technician completed the repair in two hours and only changed the service call fee.

To file a claim with AHS, call its phone number at 800-858-1922 or log into the account portal. In the account portal, you’ll select which property you need to be serviced and the item or system that needs to be repaired, and then you’ll schedule an appointment time. 

We recommend Liberty Home Guard for California homeowners with unique coverage needs since it offers over 40 add-ons, the largest catalog in this review. Add-on coverage includes roof leaks, additional plumbing protection, and several pool options.

Monthly cost: $59–$69

We scored Liberty Home Guard 4.5 out of 5 stars in our review standards. Here’s how LHG rated in key categories:

• Coverage (4.7 out of 5): The company received points for its specialized plans and extensive add-on selection.
• Value (4.25 out of 5): We deducted points for the company’s unclear service fee policy and lack of flexible fee options.
• Trustworthiness and Transparency (4.8 out of 5): LHG scored well for having the highest customer ratings for any home warranty provider on our list, maintaining a 4.6 or higher on many third-party review sites.
• Availability and Service (4.3 out of 5): We deducted points for its limited service technician policy.

Liberty Home Guard offers three service plan options: Appliance Guard, Systems Guard, and Total Home Guard. After reading the Liberty Home Guard sample contract, we learned that California homeowners receive plumbing coverage under two of the three available plans. However, plumbing receives a $500 cap, one of the lowest limits in this review. The company includes additional plumbing add-ons and protection for high-end appliances, pools, and roof leaks. Repairs include a 60-day workmanship guarantee, twice the industry standard.

Here’s a detailed LHG plan coverage:

• Appliance Guard: This coverage plan includes appliances, such as dishwashers, clothes washers, and dryers.
• Systems Guard: The next plan covers built-in systems, such as plumbing and water heaters.
• Total Home Guard: The plan offers maximum coverage and includes items from the Appliance Guard and Systems Guard plans.

Liberty offers monthly and annual premium plans. During our research, we learned that LHG includes two additional coverage months if you sign up for an annual plan. Unlike other providers that include flexible service call fees, LHG assigns a service fee based on your location, selected plan, and add-ons. When we spoke to an LHG representative, he explained that service call fees range from $65–$125.

Here’s an overview of LHG pricing: 

Liberty Home Guard includes 42 add-on options, more than the other reviewed providers. You can add roof-leak coverage for $11.99 per month and plumbing fixtures for $7.99. LHG highlighted the following options as popular for California homeowners:

• Pool and spa
• Lawn sprinkler system
• Pro-series refrigerator
• Pro-series oven

During secret shopping, we found the LHG customer support team very helpful and easy to reach. After calling LHG, we reached a representative in less than one minute. Each representative we spoke to was helpful and answered all of our questions. We also learned that the company limits service provider options to its network of technicians. You can select your own provider if the company can’t find an in-network technician near you.

You can file a claim with Liberty Home Guard by calling their phone number, using their mobile app, or accessing the online customer portal. Once in the customer portal, you’ll select your appliance or home system, explain the damage, and schedule a technician appointment. 

We recommend First American Home Warranty for California residents needing higher appliance protection and no plumbing coverage limitations. First American offers up to $7,000 of appliance caps and unlimited coverage on all built-in systems.

Monthly cost: $47–$87

We scored First American Home Warranty 4.6 out of 5 stars in our review standards. Here’s how we rated it in key categories.

• Coverage (4.7 out of 5): First American received high scores for its three comprehensive plans and high coverage caps.
• Value (4 out of 5): We deducted points for its higher coverage costs and service fees.
• Trustworthiness and Transparency (4.8 out of 5): First American scored well for its industry reputation and excellent customer review scores.
• Availability and Service (4.3 out of 5): First American lost points for its service technician policy and longer claim turnaround time.

First American Home Warranty offers three plans: the Starter Plan, the Essential Plan, and the Premium Plan. After reading the First American’s sample contract, we learned that plumbing coverage comes with every plan. Roof-leak protections are included with the Premium plan but require add-ons for the Starter and Essential plans. The company also offers the First American Advantage upgrade with its Essential and Premium plans. This upgrade protects systems and appliances that have been improperly maintained, installed, or modified. These protections are rare within the home warranty industry.

Below is a summary of First American’s offered plans and coverage ceilings:

• Starter Plan: The lowest plan offers some system coverage, such as plumbing, but it’s mainly appliance-focused.
• Essential Plan: This plan includes everything in the Starter Plan plus more systems and appliances, such as air conditioning, clothes washers, clothes dryers, garage, and water heaters.
• Premium Plan: With the highest coverage plan, you get the Essential Plan coverage plus luxury appliances, shower heads and arms, and window air conditioning units.

During secret shopping, we learned that First American doesn’t offer free service or discount perks with annual policies. Most providers offer some financial incentive for selecting an annual option. The company offers a choice between a $75, $100, or $125 service call fee. When we chose the lowest service call fee, our premium rates increased.

First American’s premium rates are summarized below:

First American offers 12 add-on options with its plans. You’ll pay $8.33 monthly for limited roof-leak coverage with the first two plan options. Up to two pools can be covered for $20.83 per item. Up to three additional refrigerators can be covered for $4.17 each. You can add the First American upgrade to the Essential and Premium Plan at no additional charge.

Some additional add-on protection includes the following items:

• HVAC tune-up 
• Septic tank pumping/system 
• Water softener

Our team member tested the First American claim for a faulty garage door opener. He submitted an online claim for his issues. After 30 minutes, he received a text confirmation with the technician’s information. Half an hour later, the technician reached out to schedule a repair. The repairs took less than 30 minutes to complete. The only out-of-pocket cost was the service call fee.

We recommend 2-10 Home Buyers Warranty (2-10 HBW) for California homeowners seeking affordable appliance-focused protections. Plans start at $22—the lowest premium cost in this review—and include an optional add-on for an increased coverage limit.

Monthly cost: $22–$74

We scored 2-10 Home Buyers Warranty 4.6 out of 5 stars in our review standards. Here’s how we rated it in key categories.

• Coverage (4.3 out of 5): 2-10 Home Buyers Warranty lost points for some coverage caps falling below the industry standard.
• Value (5 out of 5): 2-10 Home Buyers Warranty earns a perfect score for its affordable plan options and midrange service fees.
• Trustworthiness and Transparency (4.8 out of 5): The company scored well for its unlimited workmanship guarantee and high Better Business Bureau score.
• Availability and Service (4.3 out of 5): The company lost points for its service technician policy and monthly premium processing fee.

2-10 HBW offers three home warranty coverage plans for homeowners: Simply Kitchen, Complete Home, and Pinnacle Home. After reviewing the 2-10 Home Buyers Warranty sample contract, we learned that the company includes plumbing under only two plans: Complete Home and Pinnacle Home. Plans include an unlimited workmanship guarantee, a rare feature for home warranty providers. You can add the Luxury package add-on to extend your coverage limit from $2,000 to $5,000 for most items.

We’ll review the 2-10 Home Buyers Warranty coverage plans below: 

• Simply Kitchen: This plan covers essential kitchen appliances, such as cooktops, ovens, and refrigerators.
• Complete Home: This plan includes the Simply Kitchen items and adds home systems, including plumbing and electrical.
• Pinnacle Home: Its most comprehensive plan includes the Complete Home coverage and added clothes washers and dryers.

Although 2-10 HBW offers monthly premiums, it adds a 9.4% processing fee to your costs. We recommend selecting an annual premium instead to avoid these added fees. You can choose from a $65, $85, or $100 service call fee. The company also includes its exclusive “Even If” Guarantee. This policy states it will refund your service fee if it’s determined that your service request isn’t eligible for coverage.

We’ve outlined 2-10 Home Buyers Warranty’s costs below:

*Coverage caps vary between covered items

2-10 HBW offers 21 plan add-on options. You can add $1,000 of roof-leak coverage to any plan for $8.00 monthly. Pool coverage includes freshwater spas and pools for $19.00 per month and saltwater pools and spas for $32.00 monthly. You can also add coverage for additional pools, refrigerators, and wet bar refrigerators.

We’ve listed some additional coverage options below:

• Extended pipe leak
• Luxury package
• Washer and dryer

When reviewing our sample quote, we learned that 2-10 HBW allows you to choose your own contractor if it cannot provide one in your area. However, the company must approve your technician ahead of time. If you choose your own technician over a 2-10 HBW option, you must pay the difference between your selected technician’s rate and the rate for a 2-10 HBW service contractor.

We recommend Select Home Warranty for the free roof-leak coverage included with every plan. Most home warranty companies require an additional fee for this coverage. The company also offers premiums of $50 or less and service fees under $100, making it a great option for budget-conscious California residents.

Monthly cost: $45–$50

We scored Select Home Warranty 4.3 out of 5 stars in our review standards. Here’s how we rated it in key categories.

• Coverage (3.7 out of 5): We deducted points for low coverage limits, providing less protection than other reviewed providers.
• Value (5.5 out of 5): Select received a perfect score for low-cost premium rates, which include annual discounts and free months of service.
• Trustworthiness and Transparency (4.5 out of 5): We deducted points for its lower customer review scores across several third-party sites.
• Availability and Service (4.3 out of 5): The company lost points for its longer claim processing and limited service technician policy.

Select Home Warranty offers three plan options: Bronze Care, Gold Care, and Platinum Care. We read the Select Home Warranty sample contract and discovered that the company offers lower coverage caps for plumbing systems than others. Most other items have a $500 cap, much lower than the $2,000 industry standard. However, Select does offer a generous $3,000 cap for HVAC systems. We recommend considering a different provider if you have frequent plumbing issues or need more coverage. Select works best for California residents who need baseline coverage at an affordable price.

Here’s an overview of the Select Home Warranty plans:

• Bronze Care: Its basic plan covers appliances, such as clothes washers and dryers, ovens, and cooktops.
• Gold Care: The next coverage tier protects home systems only, such as air conditioning, heating, plumbing, electrical, and ductwork.
• Platinum Care: The highest plan includes all the appliances and built-in systems in the Bronze and Gold Care plans, plus garage door openers, ceiling fans, and luxury appliances.

Select Home Warranty provides monthly and annual premium options. Our sample quote included a $150 discount and two additional months of coverage for choosing a yearly premium. Unfortunately, Select doesn’t let you choose your service fee.

Select’s pricing and service fees are listed below:

Select offers nine add-on options for more coverage customization at some of the lowest industry prices. For example, you’ll pay $8.33 per month for pool coverage compared to other companies that charge $18 or more. However, Select only offers $400 coverage caps, whereas other companies provide $500 or more.

Some examples of additional add-ons are listed below: 

• Central vacuum
• Lawn sprinkler system
• Septic system
• Sump pump

Our team learned that Select prefers to resolve plan issues and process claims over the phone. We recommend calling in instead of using the online tools. According to our sample quote, Select lets you choose a service technician if it doesn’t have its own nearby. However, Select must approve your technician before starting any repairs.