Home Warranty Companies in Washington
2026 State Guide
Our data lists 8 of the 15 companies we track as serving Washington. AFC Home Club ranks first among them at 8.2 out of 10. Washington has warmed by roughly 2 degrees F since the start of the 20th century, and 2015 was the hottest year on record at 50.0 F statewide.
Companies Available
8
of 15 tracked
Top 3 Picks From
$37
per month, by plan
Primary Risk
Both
heat and cool, our reading
Regulator
Washington Office of the Insurance Commissioner
Service contract law
Washington State Snapshot
Housing units
3,361,615
Owner-occupied rate
63.9% (US 65%)
Median home value
$519,800
Primary HVAC risk
Both heating and cooling (our reading)
Companies listed
8 of 15 tracked
Regulatory body
Washington Office of the Insurance Commissioner
63.9% of Washington homes are owner-occupied, below the 65% national rate, and the median owner-occupied home is worth $519,800, 71% higher than the national median of $303,400.
Source: Census Bureau QuickFacts for Washington. 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 Washington's largest city, Seattle, 43.7% of homes are owner-occupied and the median owner-occupied home is worth $938,600.
Source: Census Bureau QuickFacts for Seattle, 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
Washington's climate puts both heating and cooling under strain, in our reading
Washington has warmed by roughly 2 degrees F since the start of the 20th century, and 2015 was the hottest year on record at 50.0 F statewide. Very cold nights in Eastern Washington and freezing days in Western Washington have both been below average since 1990. Wildfires during the dry summer months are a particular concern, and wildfire frequency and severity 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 Washington (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 Washington estimate. 8 of 15 tracked companies serve Washington in our data; "Likely" and "Check" rows are not verified for Washington.
| Company | Monthly | HVAC cap | You pay beyond the cap | BBB | Score | WA |
|---|---|---|---|---|---|---|
| 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 | Check |
| 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 |
| 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 |
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 Washington
Highest overall score among companies that serve Washington, leaving out companies we recommend against. How scores work.
Not Available or Unverified in Washington
Our data lists Choice Home Warranty as not serving Washington. It serves 49 states per our research.
Our data lists Cinch Home Services as not serving Washington. It serves 48 states per our research.
Check availability: Old Republic Home Protection, HSA Home Warranty, Home Warranty of America, Select Home Warranty, ServicePlus Home Warranty
These companies serve only some states and we have not verified Washington. They appear in the comparison table marked "Check". Ask the company before you rely on them.
How Washington Regulates Home Warranties
Regulator
Washington Office of the Insurance Commissioner (OIC)
Legal framework
Service contracts (RCW 48.110)
Chapter 48.110 RCW says a person may not act as a service contract provider, and a service contract may not be sold to a consumer, unless the provider holds a valid registration from the Insurance Commissioner. The OIC's registration form (dated May 15, 2024) lists a $250 non-refundable application fee and says the chapter registers the obligor, not administrators. The chapter separates a service contract, sold for consideration over and above the price of the property, from a warranty, which a manufacturer, importer or seller makes without separate consideration. We did not confirm how the chapter treats each home warranty product, so confirm registration with the OIC before you buy.
Type of rules: General service contract law. A service contract law with registration, bonding or disclosure rules. Whether it reaches a particular home warranty plan was not confirmed.
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
- Washington OIC: service contract provider registration form (PDF)
- RCW 48.110, Washington Revised Code (PDF)
- RCW 48.110.020: definitions
- 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 Washington Homeowners
Check the company's registration
Washington regulates service contracts under a general law with registration, bonding or disclosure rules, and we could not confirm how it applies to every home warranty plan. Ask the Washington Office of the Insurance Commissioner whether the company is registered.
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
Check registration
RCW 48.110 says a service contract may not be sold to a consumer in Washington unless the provider holds a valid registration from the Insurance Commissioner. Details
Confirm coverage for your address
5 companies in our data serve only some states and are marked "check availability" for Washington. Confirm with the company that your address is covered before you spend time on a quote.
Filing a Complaint in Washington
If a company denies a claim you think is valid or stops responding, put your complaint to the company in writing first. Washington'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.
Washington Attorney General: consumer protection
The Attorney General's Consumer Resource Center takes complaints about Washington businesses online, by mail or by phone. The office does not provide direct legal representation.
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 - Washington
Which home warranty companies serve Washington?
What is the best home warranty company in Washington?
Which home warranty plan has the highest HVAC coverage in Washington?
How much does a home warranty cost in Washington?
How does Washington's climate affect which plan to buy?
Where do I file a home warranty complaint in Washington?
How are home warranties regulated in Washington?
Neighboring States
Compare All Washington-Available Companies
See side-by-side scores, HVAC caps, BBB ratings and verdicts for every company that serves Washington, 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.