Home Warranty Company Reviews
We went through the data on 15 major home warranty companies: BBB records, enforcement actions we could source, Trustpilot scores, coverage cap structures and service fees. The goal is to show which companies fit which buyers, which have problems you should know about and how each score is built.
The Short Version
Best Overall Coverage
Old Republic Home Protection
A+ BBB, $6,500 HVAC cap/unit, NYSE-listed parent. Best combo of financial stability and coverage quality. Check availability - ~25 states only.
RecommendedBest for HVAC (Nationwide)
AFC Home Club
No HVAC cap. If aging HVAC is your main risk and you're not in Old Republic's area, AFC is the answer. One major replacement pays for itself many times over.
RecommendedBest Customer Experience
Liberty Home Guard
4.7 Trustpilot with 86% Excellent ratings. 4.5/5 BBB customer score. These numbers don't happen by accident. Trade-off: $2,000 HVAC cap.
RecommendedBest for New Home Closing
Armadillo
The only major company with no waiting period. If you're closing next week and want coverage from day one, Armadillo is built for that use case.
ConditionalAvoid or approach with extreme caution: Cinch Home Services ($1,500 combined HVAC cap - lowest in the industry), ServicePlus (PA AG settlement, active BBB alert), and Choice Home Warranty if HVAC is your concern ($3,000 combined cap + $11.8M AZ AG settlement).
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All 15 Companies Ranked
| # | Company | Score | HVAC Cap | BBB | States | From | Verdict | |
|---|---|---|---|---|---|---|---|---|
| 1 | Old Republic Home Protection Limited to Western/Southwestern US | 8.4 | $6,500/unit | A+ | ~25 | ~$45/mo | Recommended | Full review → |
| 2 | AFC Home Club Choose-your-own-contractor | 8.2 | No cap | B | 48 | $44/mo | Recommended | Full review → |
| 3 | Liberty Home Guard 4.7 Trustpilot - best in class | 7.9 | $2,000/unit | NR | 50 | $49/mo | Conditional | Full review → |
| 4 | First American Home Warranty | 7.4 | Unconfirmed | B+ | 35 | ~$37/mo | Recommended | Full review → |
| 5 | Armadillo Home Warranty No waiting period | 6.9 | $3,000/unit | NR | 50 | $39.99/mo | Conditional | Full review → |
| 6 | HomeServe USA Single-system plans available | 6.9 | Unconfirmed | A+ | ~48 | $3.99/mo | Conditional | Full review → |
| 7 | 2-10 Home Buyers Warranty | 6.5 | $5,000/unit | B | 50 | ~$35/mo | Conditional | Full review → |
| 8 | American Home Shield Renewal price increases common | 6.5 | $5,000/unit | B | 49 | $29.99/mo | Conditional | Full review → |
| 9 | HSA Home Warranty Frontdoor brand | 6.3 | Unconfirmed | B+ | ~26 | ~$41/mo | Conditional | Full review → |
| 10 | ARW Home $55-$75 service fee (lowest) | 5.9 | Unconfirmed | A | 49 | $45.99/mo | Not Recommended | Full review → |
| 11 | Home Warranty of America Choice HW subsidiary | 5.9 | $5,000/unit | C/NR | 42 | ~$48.33/mo | Conditional | Full review → |
| 12 | Select Home Warranty | 5.6 | Unconfirmed | B- | ~46 | ~$46/mo | Not Recommended | Full review → |
| 13 | Choice Home Warranty $11.8M AZ AG settlement | 5.6 | $3,000 combined | B | 49 | ~$49/mo | Conditional | Full review → |
| 14 | ServicePlus Home Warranty PA AG settlement | 5.2 | Unconfirmed | B | 44 | ~$41/mo | Not Recommended | Full review → |
| 15 | Cinch Home Services Lowest HVAC cap in industry | 5.1 | $1,500 combined | B+ | 48 | ~$28/mo | Conditional | Full review → |
The HVAC Cap Problem
The single most important number in any home warranty is the HVAC coverage cap. Most homeowners buy thinking "if my HVAC breaks, I'm covered." They are partially right - up to their cap. What the cap is versus what an HVAC replacement actually costs is the gap that generates most of the worst home warranty horror stories.
What HVAC replacements actually cost in 2026:
- Furnace only: $2,500-$6,000 installed
- Central AC only: $3,500-$9,000 installed
- Full system (both): $7,500-$15,000+ for premium units
| Company | HVAC Cap |
|---|---|
| AFC Home Club Best | No cap |
| Old Republic (Elite plan) | $6,500 per unit (separate) |
| American Home Shield (Platinum) | $5,000 per unit |
| Home Warranty of America | $5,000 per unit |
| 2-10 HBW (upgraded plan) | $5,000 per unit |
| Armadillo | $3,000 per unit |
| Choice (Total plan) | $3,000 combined |
| Liberty Home Guard | $2,000 per unit |
| 2-10 HBW (base plan) | $2,000 per unit |
| Cinch Home Services Lowest | $1,500 combined |
If your heating system fails and you need a $9,000 replacement, a $1,500 combined cap is not home warranty coverage. It's a $1,500 contribution toward a $9,000 bill.
The Corporate Family Map
Before you compare companies, you should know which ones share a parent. This is information the home warranty industry doesn't make easy to find.
- American Home Shield (AHS)
- HSA Home Warranty
- OneGuard Home Warranties
- Landmark Home Warranty
- 2-10 Home Buyers Warranty (acq. Dec 2024)
- Choice Home Warranty
- Home Warranty of America (HWA) (acq. Feb 2022)
Comparisons within a corporate family are not independent comparisons.
AHS vs. HSA = two Frontdoor products. Choice vs. HWA = two Choice HW products.
Legal & Regulatory Alerts
Enforcement actions we could source, checked October 2026. The full list is on our state actions page.
Unverified - Cannot Confirm:
Various dollar amounts cited elsewhere for FTC actions against AHS and Choice. These could not be confirmed against FTC.gov primary sources. We don't publish amounts we can't verify.
How We Score Companies
What is covered on claim day and how much it pays: scope of covered systems and appliances, pre-existing condition handling, and caps (HVAC cap, appliance caps, annual aggregate).
Trustpilot scores, BBB customer scores and complaint volume relative to company size: how customers describe what happened after filing a claim.
Monthly premium relative to the coverage delivered. A low price for thin coverage is not value.
Waiting period, cancellation terms, arbitration clause and auto-renewal. Can you get out, and what happens if you need to?
Whether caps and exclusions are disclosed clearly, or buried deep in a contract.
Each company is rated from 0 to 10 on these five criteria, and the overall score is the weighted average. Financial stability and legal and regulatory record are discussed in each review and reflected in the verdict, but they are not scored separately and are not part of the calculation. Read the full methodology.
Company Review Index
Old Republic International
Independent
Independent
First American Financial
Independent
Brookfield Asset Management
Frontdoor Inc.
Frontdoor Inc.
Frontdoor Inc.
Independent
Rely Home (Choice group)
Independent
Rely Home
Independent
The Cross Country Group (self-described)
Frequently Asked Questions
What is the best home warranty company?
Depends on your situation. Old Republic is our top pick if you're in their ~25 states. AFC is the best for HVAC protection nationwide. Liberty is the best for customer experience. Armadillo is best for new homebuyers who want immediate coverage with no waiting period.
Are home warranties worth it?
For older homes (10+ years) with aging systems, yes - especially if you'd struggle to cover a $5,000-$10,000 HVAC replacement out of pocket. For newer homes with builder warranties and new systems, the math is less clear. Use our break-even calculator to run the numbers for your situation.
What does a home warranty not cover?
Pre-existing conditions (most companies), secondary damage, cosmetic defects, code upgrades (usually), structural issues, damage from natural disasters, and outdoor items. See our full exclusions guide.
What is the HVAC coverage cap?
It varies by company and plan. AFC has no cap. Old Republic caps at $6,500/unit. Cinch caps at $1,500 combined. This number matters more than almost anything else in the warranty - see the cap comparison table on this page.
Can I use my own contractor?
Usually no. AFC Home Club is the major exception with a choose-your-own-contractor feature. Most companies dispatch their own network contractors, which limits your ability to vet the repair quality.
What's the difference between a home warranty and homeowners insurance?
Homeowners insurance covers sudden damage from external events (fire, storm, theft). Home warranties cover mechanical failure of covered systems and appliances over time. They are complementary products, not interchangeable.
All reviews last verified June 2026. Pricing, coverage caps, BBB ratings, and company ownership change. Always verify current details directly with any company before purchasing. See our scoring methodology and revenue disclosure.