Home Warranty Companies in Pennsylvania
2026 State Guide
Our data lists 11 of the 15 companies we track as serving Pennsylvania. AFC Home Club ranks first among them at 8.2 out of 10. Pennsylvania has warmed by almost 2 degrees F since the beginning of the 20th century, mostly in winter and spring, with summer and fall warming much less.
Companies Available
11
of 15 tracked
Top 3 Picks From
$37
per month, by plan
Primary Risk
Both
heat and cool, our reading
Regulator
Pennsylvania Attorney General
No registration program found
Pennsylvania State Snapshot
Housing units
5,839,963
Owner-occupied rate
69.3% (US 65%)
Median home value
$240,500
Primary HVAC risk
Both heating and cooling (our reading)
Companies listed
11 of 15 tracked
Regulatory body
Pennsylvania Attorney General
69.3% of Pennsylvania homes are owner-occupied, above the 65% national rate, and the median owner-occupied home is worth $240,500, 21% lower than the national median of $303,400.
Source: Census Bureau QuickFacts for Pennsylvania. 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 Pennsylvania's largest city, Philadelphia, 51.8% of homes are owner-occupied and the median owner-occupied home is worth $243,100.
Source: Census Bureau QuickFacts for Philadelphia, 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.
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Climate and Coverage Context
Pennsylvania's climate puts both heating and cooling under strain, in our reading
Pennsylvania has warmed by almost 2 degrees F since the beginning of the 20th century, mostly in winter and spring, with summer and fall warming much less. Warm nights have become more frequent and very cold nights less so. Extreme precipitation events have increased substantially, and more winter and spring precipitation is projected, with a higher risk of springtime flooding.
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 Pennsylvania (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 Pennsylvania estimate. 11 of 15 tracked companies serve Pennsylvania in our data; "Likely" and "Check" rows are not verified for Pennsylvania.
| Company | Monthly | HVAC cap | You pay beyond the cap | BBB | Score | PA |
|---|---|---|---|---|---|---|
| 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 Pennsylvania
Highest overall score among companies that serve Pennsylvania, leaving out companies we recommend against. How scores work.
Not Available or Unverified in Pennsylvania
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 Pennsylvania. They appear in the comparison table marked "Check". Ask the company before you rely on them.
How Pennsylvania Regulates Home Warranties
Regulator
Pennsylvania Attorney General (Bureau of Consumer Protection) for complaints; the Insurance Department says it does not regulate home warranties
Legal framework
Not regulated by the Insurance Department; consumer protection law applies
The Pennsylvania Insurance Department's homeowners guide states that home warranties are not regulated by the Department. We did not find a Pennsylvania statute that licenses home warranty companies; House Bill 1774 (2009-2010) was described in the House archives as clarifying that service contracts are not insurance products, and we could not confirm that it became law. The Attorney General's Bureau of Consumer Protection takes consumer complaints, so the contract terms and the state consumer protection law are the main protections. Read the contract and keep claim records in writing.
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
- Pennsylvania Insurance Department: homeowners insurance guide (PDF)
- Pennsylvania Office of Attorney General: consumer complaints
- Pennsylvania House Archives: House Bill 1774
- 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 Pennsylvania Homeowners
Expect consumer protection law to be your main protection
We found no registration program in Pennsylvania, 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
Confirm coverage for your address
4 companies in our data serve only some states and are marked "check availability" for Pennsylvania. Confirm with the company that your address is covered before you spend time on a quote.
Filing a Complaint in Pennsylvania
If a company denies a claim you think is valid or stops responding, put your complaint to the company in writing first. Pennsylvania'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.
Pennsylvania Attorney General: Bureau of Consumer Protection complaint form (PDF)
The Bureau of Consumer Protection mainly mediates and may investigate patterns of conduct. Its form notes that the information may be used to establish violations of Pennsylvania law and may be shared with other agencies.
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 - Pennsylvania
Which home warranty companies serve Pennsylvania?
What is the best home warranty company in Pennsylvania?
Which home warranty plan has the highest HVAC coverage in Pennsylvania?
How much does a home warranty cost in Pennsylvania?
How does Pennsylvania's climate affect which plan to buy?
Where do I file a home warranty complaint in Pennsylvania?
How are home warranties regulated in Pennsylvania?
Neighboring States
Compare All Pennsylvania-Available Companies
See side-by-side scores, HVAC caps, BBB ratings and verdicts for every company that serves Pennsylvania, 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.