Best Home Warranties in California

• Our top picks are American Home Shield, Select Home Warranty, American Residential Warranty, Cinch Home Services and HomeServe.
• To find the best home warranty in California for you, make sure you get coverage for the systems you can’t do without.
• A home warranty in California typically costs $50 to $75 per month, based on quotes from our top picks.

Here are our favorite home warranty companies in California, based on local reviews:

• Our top pick overall: American Home Shield
• Our pick for low service fees: Select Home Warranty
• Our pick for customer service: American Residential Warranty
• Our pick for quality technicians: Cinch Home Services
• Our pick for specialty plans: HomeServe

Methodology

To select our top picks, we started with the home warranty companies available in California on our site and eliminated those with a star rating below 3.5. To stay on the list, companies also had to have at least a 2:1 ratio of 5-star to 1-star reviews from consumers in California, based on verified review data collected between Oct. 12, 2020, and Oct. 12, 2021. Final selections were made based on the strength of each company’s review data.

With 50 years in business and more than 2 million members, American Home Shield has a long history in the home warranty industry. American Home Shield sells home warranty plans that cover up to 23 home appliances and systems. This coverage includes items that break down due to age, normal wear and tear, undetectable preexisting conditions and lack of maintenance.

We’ve compared this company’s plans based on select coverage items below.

*For a home in Los Angeles at the time of publishing

At the time of publishing, reviews for American Home Shield in California are enthusiastic and plentiful, giving the company the most 5-star reviews of our top picks in the state.

Kamille from San Jose wrote, “I like that American Home Shield covers my appliances because they're getting to be about 10 years old now. … Everyone has been great. They're very friendly, knowledgeable and they take the time to explain to me what they're doing and what's going on. I've had really good experiences.”

Kathleen from Sun City added, “We like the service of AHS very well. Their service has always been very good. We've used them at least three times for air conditioners, refrigerators, and electrical. And everyone and the people that have come out have been fantastic.”

Select Home Warranty protection plans cover a wide range of items that are in good working condition and properly maintained at the time of purchase, regardless of their make or model. Plans are customizable, and roof coverage is available as an add-on, though it’s free at the time of publishing.

We’ve compared this company’s plans based on select coverage items below.

*For a home in Los Angeles at the time of publishing

Reviews for Select Home Warranty in California are positive, and reviewers frequently mention receiving discounts that increase the value of their plans.

“I called to get a quote on annual home warranty policy. The rep went through the options, and I was able to get a couple of discounts,” wrote Jeremiah from El Cajon. ”The rep also pointed out … the option to get multiple year coverage that was less annually than the single year, and I got the lowest per call cost they have. It was a good deal.”

Robert from Banning had a similar experience when he contacted a sales representative: “He was very helpful ... and offered a reduced annual rate if paid in advance. Then he inquired if I was a Senior or a Veteran and when he told me I qualified for a further reduction in annual rate and it was set for life. I mean who the heck does that. I opted for a 5yr plan and am very happy with receiving a free year of coverage and a reduced service fee. Imagine that.”

American Residential Warranty sells home warranty plans and electronics protection plans nationwide. ARW's plans are customizable and cover a wide range of appliances and systems. For additional coverage, you can also bundle multiple plans.

We’ve compared this company’s home warranty plans based on select coverage items below. ARW’s quote tool isn’t offering pricing for the company’s Heating & Cooling or Platinum plans at the time of publishing, but if those plans meet your needs, it may be worth checking to see if they’re available once you’re ready to buy.

*For a home in Los Angeles at the time of publishing

Reviews for American Residential Warranty from Californians are overall very positive. Strong customer service is a consistent theme, and reviewers frequently praise employees by name.

Artrey from Moreno Valley wrote, "My experience with ARW is very good; Sharlene (Rep.) and all workers are professional and kind; my questions were answered and the work is great; also the price is right; I will highly recommend family and friends; I'm very happy."

Nash from Sanger had similar praise: “Customer service was good. ... In addition, The representative I spoke with was very helpful and explained in nice detail about the warranty coverages on my policy. I plan to share this with my daughter, she might be interested also.”

Cinch Home Services has completed over 1 million home warranty service claims. You can request service online 24/7, and repairs come with a longer-than-average 180-day workmanship guarantee.

We’ve compared this company’s plans based on select coverage items below.

*For a home in Los Angeles at the time of publishing

Our analysis showed that Cinch Home Services has great reviews in California, and local reviewers often praise the company’s technicians for their skilled service.

S., a California resident who didn’t wish to be named, told us that his technician “was really polite, kind, and professional. He provided the service that I would expect from a good company. I've had that same technician come out and do other stuff before. … I’m completely satisfied with Cinch. I refer them all the time.”

Cy from Sacramento wrote, “They've had their techs out three times for the dryer and the quality of their people is always fine. They have good guys who know what they're talking about. They go right to the point where what's wrong and take care of it.”

HomeServe offers the most plan options of any of our top picks. Its plans include both comprehensive home warranty plans and specialty plans for specific parts of your home, like your wiring and plumbing. HomeServe also works with Golden State Water Company, Cal Water and SoCalGas to provide additional plan options.

We’ve compared a few of this company’s more comprehensive plans based on select coverage items below.

*For a home in Los Angeles at the time of publishing

Reviewers in California are fond of HomeServe’s specialty and comprehensive warranties, giving the company the highest ratio of 5-star to 1-star reviews among our top picks.

“HomeServe's claims process is good. When I had a sewage problem, the repair man came out within couple hours and fixed it right away. He was very nice and helpful. Overall, it is good to have a home warranty,” wrote Trang from San Jose.

Cherryl from Livermore was so happy with her specialty plan that she decided to add coverage, writing, “My entire house backed up. When the gentleman came he was professional and personable. He found that the issue was in fact inside the home. He fixed the issue in no time. … I'm going to sign up for the inside insurance too. I'm very happy with this service and would recommend it to everyone I know.”

California is a large state, so people in San Francisco can experience very different issues from those in San Diego. As a result, they may have different needs when it comes to buying a home warranty. Wherever you are in California, take your area’s weather, housing market and other factors into account when purchasing a policy.

For example, homeowners in Palm Springs should ensure that their policies include coverage for their air conditioning. Otherwise, they could be left dealing with the desert heat while their home warranty does nothing to help. On the other hand, people in the Sierra Nevadas, around places like Truckee, might favor policies that cover plumbing issues in case their pipes freeze in the winter.

Otherwise, choosing a home warranty in California is much like buying one anywhere else. Shop around, compare quotes and read reviews to make sure you pick the right company for your needs.

Home warranty contract providers in California are licensed and regulated by the California Department of Insurance.

The state has pretty strict legislation surrounding home warranties and service contracts. This includes relatively high standards for licensing and a wide variety of bookkeeping, financial assets and sales mandates that companies have to adhere to in order to operate in the state.

Additionally, California law requires that each home warranty contract must contain information on:

• Coverage: Each contract must include a description of the coverage it offers and definitions of the covered item or items.
• Duration: The contract must stipulate when it starts and ends.
• Transferability: Contracts must specify whether they are transferable to future owners of the property in question.
• Exclusions: The contract must list any relevant factors or items that are excluded from its scope.
• Maintenance requirements: If preventive maintenance is required, the contract must outline the nature and frequency of the maintenance and any other obligations, as well as the consequences of noncompliance.
• Claims process: Contracts must outline the step-by-step process for submitting claims.
• Cancellation: Home warranty contracts must include language defining your rights to cancel the contract.
• Disputes: Contracts must contain information respecting the availability of any informal dispute settlement process.

The actual statutes go into much greater detail on these subjects. For instance, California law also has rules regarding canceling a home service contract. In California, if you enter into a service contract online, the company must let you cancel the service contract online.

If you wish to file a grievance with the state government against a home warranty company, you can do so online or by phone — follow these instructions.

Not all states have this level of consumer protection regarding home warranties. However, it’s still smart to read reviews and try to avoid bad companies before you sign on the dotted line.

California takes its home warranty regulations seriously so that you can feel more confident in your purchase. However, choosing the right home warranty doesn’t stop at finding a company that meets the legal minimums. If you’re still trying to figure out which option makes the most sense for your situation, check out the FAQ section on our home warranty buyers guide or our resources on home warranty costs and coverages.