Best Home Warranties in New Jersey

• Our top picks include Choice Home Warranty, American Home Shield, Liberty Home Guard and HomeServe.
• To find the best home warranty in New Jersey for you, evaluate your home’s condition and any environmental risk factors.
• A home warranty in New Jersey typically costs between $50 and $95 per month, without discounts or add-ons.

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

• Our top pick overall: Choice Home Warranty
• Our pick for a custom policy: American Home Shield
• Our pick for long-term contracts: Liberty Home Guard
• Our pick for specialty plans: HomeServe

Methodology

To select our top picks, we started with the home warranty companies available in New Jersey 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 New Jersey, 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.

Choice Home Warranty’s plans have covered more than 1 million homes nationwide. All repairs are completed by one of its more than 15,000 trained contractors, and if a repair fails within 30 days, you don’t have to pay another service fee to have it corrected. Discounts are also commonly available as well — at the time of publishing, single-payment plans include a free month of service.

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

*For a home in Newark at the time of publishing

Reviews for Choice Home Warranty in New Jersey are very positive, earning the company our top pick overall.

Julie from Egg Harbor Township was enthusiastic in her review, writing, “I contacted Choice Home Warranty and the next day someone was here to repair my air conditioner. Gerardo was here on time, very knowledgeable and very nice. He took the time to explain everything to me. Based on my experience, I would recommend Choice Home Warranty.”

“Was able to get somebody in right away and stop the leak,” wrote Cal from Summit. “This is the way things should be done, nice and easy. Customer service was easy to understand and easy to get ahold of.”

American Home Shield’s plans cover up to 23 major systems and appliances in the homes of its more than 2 million members. All plans can be customized to fit your needs by tailoring service fees or adding coverage. You can book service through its online portal, and all repairs are backed by a 30-day workmanship guarantee.

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

*For a home in Newark at the time of publishing

American Home Shield’s local reviews are strong, and New Jersey residents frequently mention satisfaction with the company’s service and value.

Anny from Colonia wrote, “The service of AHS was very good. Liberty Plumbing recently came out for the AC and they were very amazing. … They were efficient. They explained to me every issue, answered any question I had. The tech didn't seem bothered. He was very patient with me. I love to ask questions. It was great. He went above and beyond than what I was expecting. I would recommend AHS.”

“The service from American Home Shield is very helpful,” wrote Erica from Newark. “I wish I had gotten it before when my outlet wasn't working. I paid for someone to come in and that cost me about $700. So, as far as I'm concerned, the warranty already paid for itself.”

Liberty Home Guard sells three home warranty plans for homeowners, and it claims that a majority of repairs have a technician on-site within 24 to 48 business hours. All repairs and replacements are backed by a 60-day workmanship guarantee. Liberty Home Guard also generally offers discounts, like savings on multiyear contracts. While it is our pick for long-term contracts, you can also pay monthly and cancel any time.

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

*For a home in Newark at the time of publishing

Liberty Home Guard’s New Jersey reviews often mention fast service and convenience.

“Having switched from another operator … I was a bit skeptical to be honest, but these guys managed to deliver!” wrote Mary from Newark. “It took me about 5 minutes to schedule the appointment online and the tech came out in 2 days, used to take 2 months with other companies I was with! All went super smooth and without any hassle. Super satisfied!”

Barbara from Lakewood wrote, “We have been enrolled with them for 2 years already with the total home guard plan, and will definitely be renewing. They don’t intentionally make filing claims and getting in contact with their support team difficult, like other home warranty companies will do, in order to get out of service. Thank you for keeping your promises Liberty Home Guard!”

Millicent from North Brunswick even noted that the company’s procedures are oriented towards making sure critical fixes are addressed first: “My latest issue with my Air Conditioning was immediately escalated, which I appreciated. The customer service rep Jonathan, told me that prioritization of AC claims in the summer is by design in their system. … It’s understandable to wait a couple weeks for a new garbage disposal but doing without an AC in the heat is just untenable.”

HomeServe offers a variety of coverages, including plans for specific home systems. It doesn’t require a home inspection or put age restrictions on covered items. Also, with HomeServe, you get access to a network of 12,000+ licensed technicians and contractors. All repairs are guaranteed for an entire year, and you can use the HomeServe app to manage your plan.

HomeServe frequently partners with utility companies and other organizations to offer plans in certain areas. For example, in Newark, HomeServe offers some plans through Service Line Warranties of America (SLWA).

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

*For a home in Newark at the time of publishing

Reviews for HomeServe in the Garden State are positve, and New Jerseyans seem happy with the company’s customer service.

“HomeServe provides excellent service and responds to all inquiries immediately. I would definitely refer my friends and family. The contractors are prompt, courteous, reliable and provide a high degree of work performed. Their contractors wear appropriate masks and keep the required distance when conversing with me,” wrote Virginia from Neptune.

Richard from Dumont was also happy with the company, writing, “HomeServe has been very courteous and knowledgeable. The other day I called them and they said someone would call me within four hours. Somebody did call and set up an appointment and it was very expeditious service. … The techs HomeServe sends always do what they come to do and they are quick and efficient. They do excellent work. I'm content to be one of HomeServe's customers.”

The right home warranty company for you depends on what you’re looking for out of your coverage, and a lot of your needs are specific to the area you live in and the details of your home.

If you live along the Jersey Shore, like in Asbury Park or Cape May, you may want to prioritize a home warranty plan that covers your home against corrosion.

However, if you live more inland, like in Trenton, you may be more worried about the general condition of your appliances. In that case, a basic plan might fit your needs better.

In addition to climate and location concerns, you’ll also want to find a company with a good history in the area. Because you’re likely buying a warranty to help cover the cost of repairs or replacements, it’s important that you choose a provider that has a positive track record of paying out claims and completing repairs in a reasonable time.

Home warranty companies in New Jersey are regulated by the state’s Division of Consumer Affairs.

Trying to understand a bad contract can feel overwhelming, which is why New Jersey law requires that all contracts are “written in a simple, clear, understandable, and easily readable way.”

Most of the other terms laid out in New Jersey’s Service Contracts Act are fairly standard, defining various words for legal purposes and establishing cancellation policies that companies must adhere to.

If you think a company hasn’t held up its end of the contract, you can file a report with the Division of Consumer Affairs online or by calling.

Regulations for new construction

If you’re buying a new home in New Jersey, you will receive a home warranty as part of the closing process, but these warranties are different than most home warranties available for older homes.

A new home warranty in New Jersey protects your home from defects in materials and workmanship for one year and from defects in design and installation of the heating, air conditioning, plumbing and electrical systems for two years. It also includes 10 years of coverage against major structural defects. Check with the New Jersey Department of Community Affairs for more information.

This coverage is different enough that you may still want to buy a traditional home warranty but similar enough that you should make sure you’re not paying for coverage you already have. Generally speaking, once your home is at least two years old, you shouldn’t have this problem, though.

New Jersey doesn’t present many unique issues when it comes to purchasing a home warranty unless you’re purchasing a new home. However, that doesn’t mean you don’t need to research and compare home warranty companies to make an educated decision.

To learn more about the home warranty buying process, check out our home warranty buyers guide, our home warranty cost resource or our home warranty coverage resource.