Home Warranty Companies by State
Which companies operate in your state, what your state regulator can do if a claim goes wrong, and what your local climate means for coverage - all vary significantly. Find your state below.
States Covered
50
all 50 states
Companies Tracked
15
per state
Last Updated
Jun
2026
Climate Zones
5
analyzed
Here's what national advertising doesn't mention: Old Republic Home Protection - our top-rated company overall - only serves roughly 25 Western and Southwestern states. A $3,000 HVAC cap is fine in coastal Southern California where AC replacement runs $3,500. The same cap is a serious problem in Phoenix where a high-SEER replacement might run $9,000+. Find your state to see what's actually available and what actually matters where you live.
Why Your State Matters More Than You'd Think
Company availability varies
Old Republic only serves ~25 states. Landmark covers 11 Western states. OneGuard is Arizona, Texas, and Nevada only. Homeowners in Florida, Georgia, or New York can't get an Old Republic policy.
Regulatory protection varies
Texas regulates home warranties through TREC with specific licensing requirements. Most states treat them as service contracts under the insurance department. Enforcement varies from aggressive consumer protection to almost none.
Climate determines cap math
A $3,000 HVAC cap is fine in coastal Southern California where AC replacement runs $3,500. The same cap is a serious problem in Phoenix where high-SEER replacement might run $9,000+. Same number, completely different outcome.
Browse by State
Alabama through Georgia
Massachusetts through New Mexico
New York through South Dakota
Tennessee through Wyoming
Climate Zones and HVAC Coverage
Your climate determines which coverage features matter most. A Phoenix homeowner and a Minneapolis homeowner face completely different HVAC risk profiles - even if their monthly premium is identical.
Southeast / Gulf Coast
Alabama, Arkansas, Florida, Georgia, Louisiana, Mississippi, South Carolina, Tennessee
AC is the primary covered risk - systems run 9-11 months per year.
Caps matter most here. A $3,000 cap vs. no cap can mean a $4,000+ gap on a single claim.
Southwest
Arizona, Nevada, New Mexico, parts of California and Texas
High-SEER AC systems are expensive. $7,000-$12,000 for a full replacement is common in Phoenix.
No-cap (AFC) or high-cap (Old Republic at $6,500/unit) coverage matters significantly here.
Upper Midwest / Northeast
Illinois, Indiana, Iowa, Michigan, Minnesota, Ohio, Wisconsin, New England
Furnace failure in January is a life-safety emergency. A $5,000 high-efficiency furnace replacement is common.
Emergency dispatch policies matter as much as caps in this zone.
Pacific Coast / Mountain West
California coast, Oregon, Washington, Colorado
More balanced risk between heating and cooling. Heat pump systems are common.
Old Republic and Landmark available here - best options for this zone.
Mid-Atlantic / Central
Maryland, Virginia, Pennsylvania, Missouri, Kansas
Both heating and cooling risks are real. More balanced coverage needs.
Full-coverage plans with confirmed caps on both HVAC systems are recommended.
HVAC Replacement Cost by Market
The HVAC replacement cost in your market determines whether a $2,000 or $3,000 cap is adequate protection or a trap. Individual state guides include local cost ranges for each major metro.
| Market | Full HVAC Replacement | Gap Above $3K Cap |
|---|---|---|
| Phoenix, AZ | $7,000-$12,000 | Up to $9,000 above $3K cap |
| Miami, FL | $5,000-$9,000 | Up to $6,000 above $3K cap |
| Minneapolis, MN | $5,000-$8,000 | Up to $5,000 above $3K cap |
| Portland, OR | $5,000-$11,000 | Up to $8,000 above $3K cap |
| Los Angeles, CA | $3,000-$7,000 | Varies widely |
| Charlotte, NC | $4,000-$7,500 | Up to $4,500 above $3K cap |
Cap gap calculated against a $3,000 combined HVAC cap (Choice Home Warranty tier). Companies with higher caps (Old Republic at $6,500, AHS Platinum at $5,000, AFC with no cap) reduce this gap significantly.
Which Companies Serve Your Region
Before comparing plans, confirm your top choices actually operate in your state. Don't spend time evaluating Old Republic if you're in Georgia.
| Coverage Scope | Companies |
|---|---|
| National (50 states) | Liberty Home Guard, Armadillo |
| Near-national (49 states) | American Home Shield (continental US), Choice Home Warranty |
| Wide (47 states) | AFC Home Club |
| Western / Southwestern only | Old Republic (~25 states), Landmark (11 states), OneGuard (AZ/TX/NV) |
| Mostly Midwest / East | HSA Home Warranty |
| Utility-based (varies) | HomeServe - available where local utilities partner |
| Most states | 2-10 HBW, Cinch, First American, ServicePlus, HWA |
What Each State Guide Covers
Available Companies Table
Which of the 15 companies we track actually operate in your state - with scores and caps.
Not Available Section
Companies that don't serve your state, so you don't waste time getting quotes.
Top 3 Picks
State-specific recommendations based on local availability, climate, and regulatory context.
Regulatory Body
Your state's oversight agency, what it covers, and how to file a complaint if needed.
Climate & HVAC Context
Local replacement cost ranges and which coverage caps actually matter in your metro.
State FAQ
The questions homeowners in your state actually ask - answered specifically.
Related Resources
Not Sure Where to Start?
If you want the overall best across all states rather than state-specific guidance, start with our ranked list of all 15 companies - with caps, BBB ratings, and honest verdicts.
View All Company ReviewsLast updated June 2026. Company availability by state changes. Verify current state availability directly with each company before purchasing.