Home Warranty Companies in New Jersey
2026 State Guide
Our data lists 11 of the 15 companies we track as serving New Jersey. AFC Home Club ranks first among them at 8.2 out of 10. Annual average temperatures in New Jersey have risen more than 3.5 degrees F since the beginning of the 20th century, and very cold nights have become increasingly rare since the early 1990s.
Companies Available
11
of 15 tracked
Top 3 Picks From
$37
per month, by plan
Primary Risk
Both
heat and cool, our reading
Regulator
New Jersey Attorney General and Division of Consumer Affairs
No registration program found
New Jersey State Snapshot
Housing units
3,804,012
Owner-occupied rate
63.7% (US 65%)
Median home value
$427,600
Primary HVAC risk
Both heating and cooling (our reading)
Companies listed
11 of 15 tracked
Regulatory body
New Jersey Attorney General and Division of Consumer Affairs
63.7% of New Jersey homes are owner-occupied, below the 65% national rate, and the median owner-occupied home is worth $427,600, 41% higher than the national median of $303,400.
Source: Census Bureau QuickFacts for New Jersey. Census Bureau QuickFacts: housing units are the July 1, 2023 estimate; owner-occupied rate and median value are 2019-2023 American Community Survey 5-year estimates.
In New Jersey's largest city, Newark, 24.4% of homes are owner-occupied and the median owner-occupied home is worth $373,700.
Source: Census Bureau QuickFacts for Newark, 2020-2024 American Community Survey 5-year estimates (the current QuickFacts release). The state figures above come from an earlier release, so we do not compare the two.
Get a Home Warranty Match
Not sure which company is right for your home? Answer a few quick questions and get a personalized home warranty match in minutes. This is a sponsored partner link, and we may earn a commission.
Climate and Coverage Context
New Jersey's climate puts both heating and cooling under strain, in our reading
Annual average temperatures in New Jersey have risen more than 3.5 degrees F since the beginning of the 20th century, and very cold nights have become increasingly rare since the early 1990s. Annual and summer precipitation has been above average since 2005, with record summer precipitation between 2010 and 2014. Heat waves are projected to be more intense and cold waves less intense, and winter and spring extreme precipitation events are projected to increase.
Both systems get real use here, so look for a plan that covers heating and cooling and compare its cap with your own replacement quote.
Source: NOAA NCEI State Climate Summary for New Jersey (2022). Which system is under the most strain is our reading of those facts, not a figure from the summary.
Cap Gap Calculator and Company Comparison
Enter a replacement quote from a local HVAC contractor. Each row subtracts the company's highest HVAC cap from it. The starting $8,000 is an example, not a New Jersey estimate. 11 of 15 tracked companies serve New Jersey in our data; "Likely" and "Check" rows are not verified for New Jersey.
| Company | Monthly | HVAC cap | You pay beyond the cap | BBB | Score | NJ |
|---|---|---|---|---|---|---|
| Old Republic Home Protection | ~$45-$80/mo | $6,500/unit | $1,500 | A+ | 8.4 | Check |
| AFC Home Club | $44-$82/mo | No cap | $0 over a per-unit cap (check the aggregate limit) | B | 8.2 | Likely |
| Liberty Home Guard | $49-$79/mo | $2,000/unit | $6,000 | NR | 7.9 | Yes |
| First American Home Warranty | ~$37-$65/mo | Unconfirmed | Cap unconfirmed | B+ | 7.4 | Yes |
| Armadillo Home Warranty | from $39.99/mo | $3,000/unit | $5,000 | NR | 6.9 | Yes |
| HomeServe USA | $3.99-$55.99/mo | Unconfirmed | Cap unconfirmed | A+ | 6.9 | Likely |
| American Home Shield | $29.99-$89.99/mo | $5,000/unit | $3,000 | B | 6.5 | Yes |
| 2-10 Home Buyers Warranty | ~$35-$70/mo | $5,000/unit | $3,000 | B | 6.5 | Yes |
| HSA Home Warranty | ~$41-$53/mo | Unconfirmed | Cap unconfirmed | B+ | 6.3 | Likely |
| ARW Home | $45.99-$67.99/mo | Unconfirmed | Cap unconfirmed | A | 5.9 | Likely |
| Home Warranty of America | from ~$48.33/mo | $5,000/unit | $3,000 | C/NR | 5.9 | Check |
| Choice Home Warranty | ~$49-$58/mo | $3,000 combined | $5,000 | B | 5.6 | Yes |
| Select Home Warranty | ~$46-$62/mo | Unconfirmed | Cap unconfirmed | B- | 5.6 | Check |
| ServicePlus Home Warranty | ~$41-$50/mo | Unconfirmed | Cap unconfirmed | B | 5.2 | Check |
| Cinch Home Services | ~$28-$62/mo | $1,500 combined | $6,500 | B+ | 5.1 | Yes |
The cap shown is the largest across a company's plans, so a lower plan may pay less. The service fee per claim is extra and is on each review. Caps marked unconfirmed could not be verified in our research; check the contract schedule.
Top 3 Picks for New Jersey
Highest overall score among companies that serve New Jersey, leaving out companies we recommend against. How scores work.
Not Available or Unverified in New Jersey
Check availability: Old Republic Home Protection, Home Warranty of America, Select Home Warranty, ServicePlus Home Warranty
These companies serve only some states and we have not verified New Jersey. They appear in the comparison table marked "Check". Ask the company before you rely on them.
How New Jersey Regulates Home Warranties
Regulator
New Jersey Attorney General and Division of Consumer Affairs (administering agency not confirmed)
Legal framework
Service Contracts Act (N.J.S.A. 56:12-87 and following): not insurance
New Jersey's Service Contracts Act (P.L. 2013, c. 197, N.J.S.A. 56:12-87 and following) says service contracts are not insurance and are not regulated under Title 17. It exempts manufacturer warranties, maintenance agreements and service contracts on property priced at $250 or less, and requires a provider either to insure its contracts with a reimbursement policy or to state that its obligations are backed by its full faith and credit. A 2022 law (P.L. 2022, c. 91) bars providers from using the words guaranty or warranty unless they disclose that the product is a separate service contract, with a home-specific form of that disclosure. We did not find a registration program and did not confirm which agency enforces the Act. New Jersey's Attorney General has acted against a home warranty seller: Law360 reported in 2015 that the office ordered CHW Group Inc., doing business as Choice Home Warranty, to pay nearly $780,000. New homes are covered by a separate state New Home Warranty program run by the Department of Community Affairs.
Type of rules: Not insurance, no registration program found. Home service contracts are outside the insurance code and we found no registration program, so consumer protection law is the main recourse.
Partly confirmed. The summary says which points we could not confirm. Researched October 2026; laws and agency pages change, so confirm with the regulator before you rely on a detail.
Sources for this section
- New Jersey Service Contracts Act, P.L. 2013, c. 197 (Division of Consumer Affairs, PDF)
- New Jersey P.L. 2022, c. 91 (S902)
- Law360: NJ AG Teaches Service Contracts Industry A Lesson (2015)
- New Jersey Division of Consumer Affairs: 2015 news release
- New Jersey Department of Community Affairs: New Home Warranty Program
- Find the current complaint form or phone line in the NAIC directory of state insurance departments.
- Compare all 50 states in the state home warranty laws table and read your refund and cancellation rights.
- If a claim is denied, follow how to fight a denial.
Consumer Tips for New Jersey Homeowners
Expect consumer protection law to be your main protection
We found no registration program in New Jersey, so read the contract closely, keep every claim communication in writing and know that complaints may go to the Attorney General's consumer protection office.
Do the cap math for your own system
Get a replacement quote from a local HVAC contractor, then enter it in the calculator above. Our top-ranked option here, AFC Home Club, has an HVAC cap of No cap; the difference between your quote and each company's cap is your out-of-pocket cost if the system fails completely. Details
Know the enforcement record
Law360 reported in 2015 that the New Jersey Attorney General ordered CHW Group Inc., doing business as Choice Home Warranty, to pay nearly $780,000. New homes are covered by a separate state New Home Warranty program. Details
Confirm coverage for your address
4 companies in our data serve only some states and are marked "check availability" for New Jersey. Confirm with the company that your address is covered before you spend time on a quote.
Filing a Complaint in New Jersey
If a company denies a claim you think is valid or stops responding, put your complaint to the company in writing first. New Jersey's state office below takes consumer complaints about businesses in general, so it is a place to file a home warranty dispute, but it is not a home warranty regulator by that fact alone. Who regulates the contract is covered in the regulation section above.
New Jersey Division of Consumer Affairs: Office of Consumer Protection complaint form (PDF)
The Division of Consumer Affairs says to contact the business first and, if it will not fix the problem, to file a complaint with the Division, the Better Business Bureau or a small claims court. Send photocopies of your documents.
This paraphrases the office's own page as found in October 2026. Offices change their forms and procedures, so confirm on the page before you file.
Frequently Asked Questions - New Jersey
Which home warranty companies serve New Jersey?
What is the best home warranty company in New Jersey?
Which home warranty plan has the highest HVAC coverage in New Jersey?
How much does a home warranty cost in New Jersey?
How does New Jersey's climate affect which plan to buy?
Where do I file a home warranty complaint in New Jersey?
How are home warranties regulated in New Jersey?
Neighboring States
Compare All New Jersey-Available Companies
See side-by-side scores, HVAC caps, BBB ratings and verdicts for every company that serves New Jersey, so you do not spend time on quotes from companies that do not operate here.
Regulation researched October 2026; housing figures from the Census Bureau and climate facts from NOAA NCEI as cited above. Company availability, pricing and coverage terms change. Verify current details directly with each company before purchasing. Reference: NAIC state insurance departments.