Liberty Home Guard is our top pick in Washington because of its varied coverage options.

Washington’s average home warranty cost is $61 monthly or $720 annually.

Washington’s rainy climate makes roof-leak repair coverage a must.

Jesus Sanchez Garcia is a USA TODAY Homefront senior writer specializing in home warranty research. He has spent more than 100 hours researching, analyzing customer reviews and collecting insights from industry experts.

Liberty Home Guard (LHG) is our choice for the top home warranty company in Washington because it allows you to customize your coverage and offers a broad selection of add-on options.

We also recommend 2-10 Home Buyers Warranty for cost-conscious Washington homeowners who don’t want to sacrifice good service for value. Both of these companies are among our best home warranty companies nationwide.

Top 5 best home warranty companies in Washington

Compare the best Washington home warranties

Our research found that Washington homeowners enjoy some of the most affordable costs in the nation for air conditioning, electricity, refrigerators and other expenditures on items typically covered by a home warranty.

This tells us that Washingtonians are best served by a warranty that provides a lot of choices about what they want to be covered.

See the table below for a comparison of our top home warranty providers based on our team’s overall nationwide ratings.

Best home warranty in Washington for coverage plans

American Home Shield (AHS) earned top marks in our review standards for coverage plans and features. Its highest-tier plan includes roof-leak repair, which can offer peace of mind in rainy Washington.

However, we like the flexibility of Liberty Home Guard because, with 42 optional add-ons, it is the most customizable home warranty provider we reviewed. By comparison, AHS offers only six optional add-ons.

The five most popular add-on options chosen by Washington homeowners are limited roof-leak repair, pool and spa coverage, lawn sprinkler coverage, well pump coverage and septic system plumbing — according to a quote we received through LHG’s website.

With that in mind, if you own a home in Spokane, you might not be as concerned with unexpected air conditioning repairs. You might choose LHG’s lowest-priced plan, Appliance Guard, to cover kitchen appliances, then add sump pump and septic system coverage.

What a home warranty covers

Home warranty companies typically provide a sample contract online or by request. It can help familiarize you with home warranty plan details, coverage limits, exclusions, cancellation policies and more.

Home warranty coverage defrays some of the cost to repair or replace malfunctioning home appliances or systems. When a covered appliance or system breaks, you file a claim, and the provider assigns a technician to come to your home and inspect the damage, then fix it or recommend replacement.

Some plans cover kitchen appliances such as refrigerators, ovens and ranges, built-in microwaves and dishwashers. Other home warranty plans cover home systems, such as air conditioners, heating, plumbing and electrical systems.

The most expensive plans typically cover all appliances and systems. Be sure to check carefully to see what is and is not covered by a plan you’re considering.

A home warranty differs from homeowners insurance. Insurance covers damage caused by natural disasters and other catastrophes, whereas home warranties cover specific items and systems.

Common optional add-ons for home warranties

In addition to covering appliances and home systems, most providers offer optional add-ons for an additional price. These add-ons allow you to customize your coverage.

Some providers roll optional add-ons into their highest-priced coverage plans. For example, AHS offers roof-leak repairs in its ShieldPlatinum plan, but if you purchase the lower-priced ShieldSilver or ShieldGold plans, you can choose roof-leak repair as an add-on for an additional cost.

The price of add-ons is included in the monthly or annual premium. They can cost as little as a few dollars to $30 or more, depending on the company and the coverage complexity.

Best home warranty in Washington for reputation

LHG and Elite Home Warranty earned 5 out of 5 stars with our reputation review standards. They are the only two providers with perfect reputation scores.

When checking customer reviews on BBB and other consumer sites, use the filtering system to find the most recent reviews. That way, you’ll see what people say about the company this week, month or year.

Public sentiment shapes a home warranty company’s reputation. You can begin your search by asking friends and family members if they have a favorite provider. Or, conduct an online search for terms such as “best home warranty.”

When our team compares home warranty company reputations, we consider Better Business Bureau (BBB) scores. BBB issues letter grades based on its criteria but also furnishes customer ratings. Accreditation is another way BBB gives its seal of approval to companies.

We also check ratings and scores with consumer review sites such as Trustpilot . Many of these consumer sites issue scores to companies based on a 5-star scale, usually pulled from reviews published on their sites.

Why customer service matters

Customer service is closely aligned with reputation. After all, a home warranty company that provides poor customer service will likely earn a less-than-stellar reputation.

Companies that offer exemplary customer service demonstrate timely responses to customer inquiries, excellent workmanship from technicians and respectful communications. If a company doesn’t exemplify all three qualities, its reputation will suffer.

The table below shows the five home warranty providers that scored best according to our customer service review standards.

How claims acceptance affects reputation

To avoid getting caught off guard by a rejected claim, read your agreement carefully for potential exclusions. This can include stipulations that the company doesn’t cover older appliances, damage occurring in inaccessible or hard-to-reach areas of your home, or items that haven’t been properly maintained.

A rejected claim can be disheartening. After all, you pay a substantial amount in premiums — and when you file a claim, you expect the home warranty company to honor it. This is one of the most common topics of unfavorable reviews on consumer sites.

Yet, a home warranty company is only obligated to accept claims matching the criteria you agreed to when signing your contract.

We surveyed 1,000 homeowners in November 2023 and found that claim approval rates for the top home warranty providers were the highest among 2-10 (96%) and AHS (94%).

Best home warranty in Washington for price

2-10 Home Buyers Warranty offers the lowest average price for a home warranty in Washington — $41 monthly and $492 annually.

While Liberty Home Guard costs more at $55 monthly, its selection of coverage plans and optional add-ons might make it a better value for you.

Select Home Warranty also offers relatively affordable premiums at $46 monthly. As with any service-based purchase, though, you get what you pay for.

One of those exceptions in Select’s favor is HVAC coverage. The provider’s $3,000 coverage cap for AC and heating systems exceeds most other companies. Select is one of the few providers offering limited roof-leak coverage with all its plans.

Washington’s home warranty premiums average $61 monthly and $720 annually, slightly more than the national averages of $59 monthly and $703 annually.

Why coverage limits are important to understand

Before you agree to purchase a home warranty, pay close attention to the coverage limits stipulated by the contract. Read the work agreement to ensure the provider will pay enough to offset a significant portion of the cost of a new item, such as an air conditioner.

First American Home Warranty and AHS are the only providers that scored 5 out of 5 stars for our coverage cap review standards. First American offers $3,500 to $7,000 for appliance repairs or replacement, $1,000 for water heaters, and an unlimited amount for HVAC, plumbing and electrical systems coverage.

Life expectancy and replacement costs for appliances and systems

One of the first things you should do as you consider purchasing a home warranty is to list all your appliances or home systems that need protection. A manufacturer’s warranty expires after a few years, so double-check if an item or system is out of warranty.

Be sure to check the coverage exclusions in your contract. Some companies won’t pay the full reimbursement price for older appliances.

Next, determine if paying the monthly or annual premiums and service call fees for a home warranty is more cost-effective than paying out of pocket for home repairs or replacements.

Here is a list of appliance and system life expectancies and replacement costs. Life expectancy data is from the International Association of Certified Home Inspectors. Appliance replacement costs reflect the ranges of listed retail prices for five major manufacturers: GE, LG, Maytag, Samsung and Whirlpool. System replacement costs reflect Home Depot pricing.

How do you choose the best Washington home warranty?

The home warranty company you pick should help you stay prepared for unexpected breakdowns of your laundry and kitchen appliances, as well as home systems such as HVAC, electrical and plumbing — all for an affordable price.

As you look for the right Washington home warranty provider, go in with a shopping plan based on the factors we consider as we research home warranty companies.

Coverage plans: List the major appliances and home systems that remain under manufacturer’s warranties or have lapsed warranties. Determine the appliances and systems most vulnerable to breakdowns and research how much it would cost to replace them.

Reputation: Read customer reviews and look for patterns of complaints, such as slow response times or multiple rejected claims. A low BBB score is not necessarily a major red flag, but it should prompt you to check for patterns of unfavorable reviews.

Customer service: Note how well you’re treated during the sales process. Ask the sales representative about service call response times, claims acceptance and responsive communication. Your chosen company should offer a workmanship guarantee of at least 30 days.

Price: Determine what you can afford in monthly or annual premiums, then weigh that against the potential cost of repairs or replacements. Don’t merely choose the cheapest option.

Coverage limits: Don’t settle for anything less than providers that pay reasonable amounts to repair or replace your covered items. You don’t want to be stuck paying a lot of money out of pocket for a replacement when you thought you were covered.

What are Washington’s home warranty coverage needs?

Washington homeowners spend less than any other state — aside from Alaska — on air conditioning, according to the Energy Information Administration’s (EIA’s) most recent Residential Energy Consumption Survey . Every circumstance is unique, so don’t dismiss the importance of HVAC coverage just because you live in a temperate region where AC units aren’t forced to work overtime in the summer.

Washingtonians pay slightly more than average in annual expenditures related to water heating. The Residential Energy Consumption Survey revealed that Washington homeowners pay $310 per year in water heater expenditures, which is 18th in the nation and $23 more than the nationwide average of $287.

Compare your energy costs to Washington’s average and use that information to help you decide which appliances or systems might need home warranty coverage. Chances are, because climate conditions in Washington don’t overwork particular appliances or systems, you’ll be free to customize your plan.

Consider each company’s optional add-ons and determine whether they might be useful. For example, if your kitchen appliances, clothes washer and dryer are out of warranty, you might want to purchase appliance coverage and an add-on such as limited roof-leak repair.

How are home warranties regulated in Washington?

The state legislature regulates home warranties in Washington under Chapter 48.110. They are governed by the Washington State Department of Revenue and the Washington State Office of the Insurance Commissioner .

You can file or check the status of a complaint through the insurance commissioner’s website.

To operate as a home warranty company, the company owners must register with the insurance commissioner’s office and file an annual report with the office. In addition, service contract providers must carry a reimbursement insurance policy worth enough to cover their reimbursement obligations to clients.

Final take: Liberty Home Guard’s customizable plans make it our top choice in Washington

As a Washingtonian, you’ll likely want flexibility in your home warranty coverage. Liberty Home Guard’s depth of coverage and optional add-ons provide this customization.

For budget-conscious Washingtonians, 2-10 Home Buyers is our top choice for value, customer service and coverage options. However, we recommend securing at least three quotes before deciding on a home warranty.

Our rating methodology for home warranty companies

We research and rate home warranty providers to help you choose the right one for your budget and home. Our research includes gathering customer insights via consumer surveys, interviewing industry experts, secret shopping all of the companies we review and analyzing customer reviews from third-party review sites such as Trustpilot and BBB.

Read our full home warranty company methodology for more information.