American Home Shield is our top pick for the best home warranty in California, thanks to its generous coverage limits, industry experience, and protection for items with existing issues. California’s climate creates unique challenges that can cause breakdowns over time, from inland heatwaves that stress HVAC systems to coastal humidity that accelerates appliance wear. A home warranty can help prevent costly repairs and keep your home running efficiently.
In this guide, we review the best California home warranty companies by comparing coverage, pricing, and customer service.
Key Takeaways
- American Home Shield is our top California home warranty company because of its comprehensive protection and high coverage limits. According to our 2025 consumer survey, it’s also the most popular provider in the state.
- The average cost of a home warranty in California ranges from $42–$83 per month, or about $499–$972 annually, depending on your plan type and coverage level.
- According to our 2025 survey, California homeowners most often protect their air conditioning systems, followed by water heaters as the most commonly covered appliance.
5 Best Home Warranty Companies in California
Here are our top-rated home warranty providers in California:
- American Home Shield: Best for Comprehensive Coverage
- Choice Home Warranty: Best Basic Plan Coverage
- First American Home Warranty: Best for High-End Items
- Liberty Home Guard: Best Customer Support
- Cinch Home Services: Best Additional Perks
Compare Home Warranty Companies in California
Below, we compare our top home warranty picks in California based on several important factors, including average monthly pricing based on over 4,000 national quotes we collected, service call fees, claim response times, and Better Business Bureau (BBB) ratings.
| Provider | Our Score | Monthly Cost | Service Fee | Response Time | BBB Rating |
|---|---|---|---|---|---|
$36–$100 | $100–$125 | 24–48 hours | B | ||
$60–$68 | $100 | 24–48 hours | B | ||
$57–$68 | $65–$125 | 24–48 hours | NR | ||
$77–$130 | $100–$125 | 4–48 hours | B+ | ||
$51–$68 | $100–$150 | 24–48 hours | B+ |
Our Review of Top California Home Warranties
We reviewed home warranty companies in California with a focus on important systems coverage in the state, especially for air conditioning. We also considered add-on coverage such as roof leak repairs for areas with heavy rain or for pool and spa equipment.
American Home Shield
American Home Shield Overview
American Home Shield (AHS) is a good choice for owners of older homes since it covers preexisting conditions you can’t detect during a visual inspection or a test, such as turning an appliance on and off. The company’s other perks include member discounts on maintenance, housecleaning, and other services.
AHS’s top plan, ShieldPlatinum, offers roof-leak protection, which most other companies offer as an add-on for an extra fee. This is a type of coverage that over 32% of the Californians we surveyed in 2025 added to their policies. However, AHS has pricey service fees, which you owe each time a technician visits your home for a repair, and its top-tier plan has the highest premiums among the providers on our list.
Pros and Cons
Pros
- Has high coverage caps of up to $5,000 for heating and air conditioning (AC) systems
- Provides video chat support from technicians to troubleshoot issues quickly
- Offers discounts on maintenance and other home services as part of member benefits
Cons
- Only offers six options for add-on coverage, fewer than competitors like Liberty Home Guard
- Charges higher monthly prices for its comprehensive plans than some competitors we’ve reviewed
Plan Details and Cost
AHS offers three home warranty plans: ShieldSilver, ShieldGold, and ShieldPlatinum.
- ShieldSilver ($18 per month): This plan covers major systems—air conditioning, heating, electrical, and plumbing—but it doesn’t cover appliances.
- ShieldGold ($28 per month): A middle-tier plan that covers 23 systems and appliances, including HVAC, clothes washers and dryers, ranges, and water heaters.
- ShieldPlatinum ($85 per month): The company’s most comprehensive plan, which includes the same coverage as ShieldGold, plus benefits including roof-leak repairs and HVAC tuneups.
You can read an American Home Shield sample contract for more details on plan coverage. Plans include coverage for all parts of most systems and appliances included in each plan, offering some of the best coverage out of our top providers for California. For example, some companies, such as Liberty Home Guard, don’t cover dishwasher racks or drawers, but it covers the entire appliance. The company also offers generous coverage for heating and air conditioning systems, with limits up to $5,000 per year.
You can choose to pay premiums monthly or yearly, but we didn’t find any added benefits, such as free months of service, for paying the entire cost upfront. The company offers two service call fee options of $100 or $125 that you’ll owe for each repair appointment. If you choose the lower service fee, you’ll pay a higher monthly rate and vice versa.
American Home Shield offers six add-on customizations for your plan:
- Roof-leak repair (included at no additional cost in the ShieldPlatinum plan)
- Electronics
- Pool and built-in spa
- Guest units (under 750 square feet)
- Septic pump
- Well pump
Our Experience With American Home Shield
One of our team members filed a claim with AHS for a leaky bathroom pipe. He submitted his claim using the company’s online portal and received text and email confirmations immediately afterward. A service technician contacted him within the hour to schedule a next-day repair. The technician completed the repair in two hours and only charged the service-call fee.
Choice Home Warranty
Choice Home Warranty Overview
If you’re looking for comprehensive coverage at a low price, we recommend considering Choice Home Warranty. Note that Choice issues plans through Home Service Club of California in the state, so you may see both company names on Choice’s website and service agreements. Choice offers two combination plans that cover various appliances and systems at affordable rates. The company also offers coverage limits of up to $3,000 for most covered systems and appliances.
Pros and Cons
Pros
- Offers comprehensive coverage for less than any competitor on our list
- Extends $3,000 coverage limits for most appliances and systems
- Has transparent online quotes with add-on costs clearly displayed
Cons
- Does not include air conditioning coverage under its Basic Plan
- Has an ongoing lawsuit for alleged consumer fraud in Arizona
Plan Details and Cost
Choice Home Warranty, unlike other companies on this list, offers just two service plans: Basic and Total. Here’s an overview of Choice’s service plans:
- Basic ($59 per month): The lower-tier plan covers most appliances and systems, excluding your AC, washer, dryer, and refrigerator.
- Total ($67 per month): The comprehensive plan includes everything in the Basic plan and adds coverage for your AC, washer, dryer, and refrigerator.
The company’s sample agreement for California outlines a $3,000 coverage limit for most appliances and systems. Choice offers a monthly or yearly payment option, but the company charges an additional $2.50 per month if you choose to make monthly payments. There’s a flat $100 service fee for all claims.
Choice offers 10 add-on coverage options that range in price from $3 to $15 per month. Most add-ons have $500 coverage limits, but this may vary by item. Here’s a sample of Choice’s add-ons:
- Pool and spa
- Limited roof leak
- Second refrigerator
- Well pump
- Sump pump
Our Experience With Choice Home Warranty
Our tester’s experience filing claims with Choice Home Warranty has been mixed. The online portal was easy to use, but reaching an agent by phone took some time, and the claim categories were sometimes confusing. Service quality and timing also varied, with some contractors fixing issues quickly while others required multiple visits or left problems unresolved. Appointment wait times ranged from one day to one month, which was especially frustrating for urgent repairs.
First American Home Warranty
First American Home Warranty Overview
First American Home Warranty is a solid option for homeowners who want high coverage caps, offering unlimited protection for most systems, including your home’s HVAC, and up to $7,000 for appliances. The company’s free First American Advantage upgrade adds extra value by covering items damaged by improper installation or modification. However, the company only offers comprehensive plans, so you might end up paying for coverage you don’t need. Its Starter Plan also excludes major items like air conditioning, water heaters, and laundry appliances, which require plan upgrades or add-ons for full coverage.
Pros and Cons
Pros
- Includes unlimited coverage for washers and dryers with its top-tier plan
- Offers up to $7,000 for appliances under its highest plan tier
- Doesn’t set age limits on covered systems and appliances
Cons
- Excludes some essential items from its most affordable plan, like air conditioning coverage
- Limits plan options to combined coverage only
Plan Details and Cost
First American Home Warranty offers three plan options: Starter, Essential, and Premium. Here’s an overview of the company’s home warranty plans:
- Starter Plan ($81 per month): This plan covers some systems and appliances, including your heating, but excludes your AC, water heater, and washer and dryer.
- Essential Plan ($103 per month): This plan covers additional appliances and systems, including the washer and dryer and air conditioning.
- Premium Plan ($133 per month): The highest-tier plan provides everything in the Starter and Essential plans, plus higher limits for appliances and coverage for more components.
The company’s sample contract details coverage caps for major systems and appliances, including $1,500 for major systems. The Starter and Essential plans have a $3,500 limit for appliances, which the Premium Plan increases to $7,000. The highest-tier plan also has a $1,000 cap for ductwork and limited roof leaks.
You can pay your premium monthly or annually, and paying annually saves you $2 per month in handling fees. The company has two service call fee options of $100 or $125.
First American Home Warranty offers 12 add-on coverage options, which is typical for a home warranty provider. Pricing ranges from $2–$21 per month, with coverage limits from $500–$2,500, depending on the item. Here’s a sample of the available add-ons:
- Additional refrigeration (up to three appliances)
- Central air conditioning (Starter Plan only)
- Pool and spa equipment (up to two pools or spas)
- Septic system
- Water softener
Our Experience With First American Home Warranty
Our team member who tested First American Home Warranty submitted an online claim for a faulty garage door opener. After 30 minutes, he received a text confirmation with the technician’s information. Half an hour later, the technician reached out to schedule a repair. The repair took less than 30 minutes to complete, and our tester’s only out-of-pocket cost was the service-call fee.
Liberty Home Guard
Liberty Home Guard Overview
Liberty Home Guard (LHG) is a solid choice if you need customizable home warranty coverage—the company offers 42 add-on options. This is significantly more options than other companies in our review. Plus, the company offers three plans, including systems- and appliance-only coverage, plus a comprehensive combination plan. LHG also rewards you for prepaying for your plan annually with two free months of service, or you can earn up to six free months by prepaying five years of service.
However, LHG’s coverage isn’t as complete as competitors such as American Home Shield. For example, LHG extends lower coverage limits for some systems, such as electrical and plumbing, and has multiple exclusions for both its appliance and systems protection.
Pros and Cons
Pros
- Offers 42 add-on options, including coverage for home maintenance services
- Extends a 60-day workmanship guarantee, which is double the industry average
- Has customer support via call, text, email, and live chat
Cons
- Has lower $500 coverage limits for electrical, plumbing, and add-ons
- Doesn’t let you choose your own service call fee rate, unlike many competitors
Plan Details and Cost
Liberty Home Guard offers an appliance-only plan and a systems-only plan, as well as a comprehensive plan with both types of coverage. Here’s a rundown of Liberty Home Guard’s coverage plans:
- Appliance Guard ($68 per month): This plan covers most appliances, including your clothes washer and dryer, kitchen refrigerator, range, dishwasher, and garage door opener.
- Systems Guard ($73 per month): This plan covers major home systems including AC, heating, water heater, ductwork, plumbing, and electrical systems.
- Total Home Guard ($79 per month): The highest plan provides both appliance and systems coverage.
The company’s sample contract details coverage limits—generally up to $2,000 for appliances and systems, with the exception of plumbing and electrical, which have $500 limits. You can customize your contract with up to three dozen additional types of coverage, but doing so will increase your monthly cost. Service fees run from $65–$125 and depend on your location, plan, and add-ons.
Liberty Home Guard offers 42 add-ons with coverage limits starting at $500 per term. The company provides a mix of appliance and system coverage, along with home maintenance services like pest control and window washing. We’ve highlighted a few add-on options below, but recommend visiting the company’s website for the full list of available choices.
- Electronics
- Lawn sprinkler system
- Limited roof-leak repair
- Pro-series appliances
- Well pump
Our Experience With Liberty Home Guard
Our Liberty Home Guard tester found the online sign-up process simple, and she appreciated knowing exactly what she was paying upfront. Although she hasn’t submitted a claim yet, she said the plan gave her peace of mind after dealing with a dishwasher leak the previous year. Her only regret has been not choosing more coverage, as six months into the plan her water heater broke, which wasn’t included in her current policy. She also noted that Liberty Home Guard called several times during her first week of coverage to push an upgrade, which she didn‘t appreciate.
Cinch Home Services
Cinch Home Services Overview
We recommend Cinch Home Services for its 180-day workmanship guarantee, much longer than the 30-day industry standard, and giving homeowners more protection in case a repair fails. The company also provides unique perks, like a $25 credit for air conditioners or water filters and an annual $500 homeowners insurance deductible credit, along with coverage for items with unknown preexisting issues. However, the company’s $10,000 annual coverage cap is lower than many competitors, which could result in higher out-of-pocket costs. Additionally, Cinch offers only six add-ons, mainly focused on pool and spa coverage, giving homeowners fewer customization options than other providers we’ve reviewed.
Pros and Cons
Pros
- Extends a 180-day workmanship guarantee, longer than the industry standard of 30 days
- Covers items with unknown preexisting conditions
- Includes coverage for appliance components like doors, drawers, and knobs
Cons
- Charges higher service-call fees compared to some other providers
- Doesn’t offer roof-leak coverage with its plans, a potential drawback in California
Plan Details and Cost
Cinch offers an appliance-only plan, a systems-only plan, and a plan with combined coverage. Here’s an overview of what each plan covers:
- Appliances ($37 per month): This plan covers major appliances including your washer, dryer, cooktop, dishwasher, range, exhaust hood, refrigerator, and built-in microwave.
- Built-In Systems ($43 per month): The systems plan covers air conditioning, ductwork, attic vent fans, ceiling fans, electrical, garage door openers, plumbing, heating, toilets, and water heaters.
- Complete Home ($52 per month): A complete plan that covers the appliances and built-in systems listed above, plus includes a reimbursement of up to $500 for your homeowners insurance deductible.
We reviewed a sample contract for Cinch’s combined-coverage plan and found relatively low limits of $2,000 for appliances and $1,000 for most systems. However, the company covers up to $1,500 for up to two air conditioning units. Cinch offers service fee options that range from $100–$150.
Cinch offers 10 optional add-ons for your home warranty plan, including:
- Outside water, sewer, or gas line
- Septic system
- Swimming pool and spa
- Well pump
Our Experience With Cinch Home Services
Our team member filed a claim with Cinch Home Services for a dishwasher that wasn’t cleaning properly and found the process straightforward. He submitted the claim online on a Thursday, and the company assigned a contractor who scheduled an appointment for the following Tuesday. The contractor used Google Translate to communicate with our tester and relied on YouTube videos to diagnose the issue before ordering a missing part. Communication was sometimes unprofessional, as the contractor called out to get our tester’s attention while he was working from home. The repair was completed the following week, and he only paid the original service fee.
Home Warranty Costs in California
The average cost of a home warranty plan in California is $42–$83 per month, or $499–$972 per year. This is slightly lower than the national average of $47–$82 per month or $564–$984 per year. Some home warranty companies, such as American Home Shield and First American Home Warranty, charge a lower monthly premium if you choose a higher service fee. Other companies have a set service fee and only offer one monthly premium for each plan tier.
| Provider | Monthly Cost | Service Fee |
|---|---|---|
| American Home Shield | $18–$85 | $100–$125 |
| Choice Home Warranty | $59–$67 | $100 |
| First American Home Warranty | $81–$133 | $100–$125 |
| Liberty Home Guard | $68–$79 | $65–$125 |
| Cinch Home Services | $37–$52 | $100–$150 |
How We Determined Home Warranty Pricing
To estimate home warranty costs in California and across the U.S., we collected nearly 4,000 quotes from 13 providers in all 50 U.S. states. We used sample addresses for single-family homes under and over 5,000 square feet, including locations in California like Irvine, San Diego, San Francisco, and Willow Creek, to represent a mix of urban and rural areas in the state. These quotes helped us calculate both state-level averages and a national price range.
How Do California Home Warranty Costs Compare to Nearby States?
The average monthly home warranty cost in California is $60, which is 7% more expensive than the national average cost of $56. This cost is 9% cheaper than the closest five states’ average cost of $66.
| State | Average Monthly Cost | % Cost Difference from California |
|---|---|---|
| Oregon | $72 | +20% |
| Nevada | $56 | -7% |
| Arizona | $53 | -12% |
| Washington | $78 | +30% |
| Utah | $72 | +20% |
California Warranty Needs and Trends by Region
California’s diverse climate zones can create distinct stresses on home systems and appliances. Our research into the state’s environmental factors, combined with insights from our 2025 nationwide homeowner survey, help explain which coverages residents prioritize and why certain systems experience more frequent issues.
Climate-Driven System Stressors Across California
- Inland and Central Valley heat can place heavy strain on air conditioning systems, leading to higher usage and more frequent cooling-related repairs.
- Coastal humidity and salt air can accelerate corrosion in appliances, plumbing fixtures, and HVAC components.
- Desert regions experience dust buildup and extreme temperatures that can increase wear on cooling and electrical systems.
- Mountain and foothill areas often experience freezing temperatures and power outages that can impact plumbing and heating systems.
Statewide Coverage Trends from Our Survey
Insights from our 2025 survey’s California respondents show clear preferences in what homeowners choose to protect when shopping for a home warranty.
- HVAC systems are the most commonly protected item, followed by water heaters and plumbing.
- Roof leak protection is one of the most frequently selected add-ons, especially in coastal and high-rainfall areas.
- Coverage choices often align closely with the environmental stressors in each region of the state.
How California Compares to Nearby States
- A home warranty costs an average $60 per month in California, which is higher than the national average of $56 and exceeds those of nearby states like Nevada ($56) and Arizona ($53).
- Roof-leak coverage was selected by 32% of California homeowners in our survey, which is one of the highest rates in the region. This add-on is less common in nearby states, with purchase rates ranging from 21% to 25% in Nevada, Arizona, Oregon, and Utah, while Washington falls closer at 31%.
- Regional differences in coverage preferences reflect California’s varied climate. Coastal humidity, inland heat, and seasonal storms all influence the types of home warranty protection homeowners buy.
Regional California Coverage Guide
California’s diverse climate means your home faces very different challenges depending on where you live. From the dry heat of the Central Valley to the foggy coastline and snowy mountain regions, understanding your area’s conditions can help you choose the right home warranty coverage.
Central Valley
If you live in Fresno, Bakersfield, or Modesto, the Central Valley’s hot summers and cool winters can put extra stress on your heating and cooling systems over time. Comprehensive HVAC coverage is essential to keep your home comfortable year-round. The region’s hard water can also create problems, as mineral buildup can damage water heaters, plumbing lines, and appliances over time. To keep your home protected, choose a plan with strong plumbing and water heater coverage, and consider add-ons for water softeners, sump pumps, or laundry appliances to reduce the impact of hard water.
Coastal Regions
Along California’s coast from San Diego and Santa Barbara to Monterey, salt air and humidity can corrode appliances, HVAC systems, and plumbing fixtures. Over time, these conditions lead to rust, moisture buildup, and early system wear. We recommend looking for a plan with comprehensive HVAC and appliance coverage, and consider roof leak protection or HVAC tune-up add-ons to protect your home from the effects of coastal moisture.
Desert and Inland Southern California
If you’re in Palm Springs, Riverside, or Victorville, you’re likely familiar with extreme heat and dry conditions that put heavy demand on cooling and electrical systems. Many homes in these areas also rely on wells, septic systems, and pools or spas, which need regular upkeep. Look for a home warranty that provides robust air conditioning and electrical coverage and consider optional protection for well pumps, septic systems, and pool equipment to keep your home comfortable year-round.
Northern California Mountains and Foothills
In places like Truckee, Auburn, or Grass Valley, cold winters, snowfall, and power interruptions can put extra stress on heating and plumbing systems. Frozen pipes and furnace breakdowns can create problems in these areas, especially in older homes. We recommend a home warranty plan that includes comprehensive heating and plumbing coverage and add options for well pumps, septic systems, and roof leak repairs to stay protected during harsh winter weather.
California-Specific Home Features Coverage
Beyond regional differences, California homes may share common features that can benefit from specialized home warranty add-ons. These optional coverages help protect high-use systems and equipment found across the state.
- Pool and spa equipment: Covers essential components like pumps, filters, heaters, and motors, helping protect against wear in warmer inland and southern regions.
- Roof leak repair: Useful in areas with heavy rain or coastal moisture, covering leaks over living spaces while typically excluding detached structures or solar mounts.
- Well pump and septic systems: Ideal for homes in rural and agricultural communities that rely on well water or septic systems, protecting key equipment and repairs.
- Water conservation and irrigation systems: Helpful in drought-prone areas, offering protection for irrigation lines, sprinkler valves, and water pressure regulators.
- Smart home devices: Expands home warranty coverage to include connected features like thermostats, doorbell cameras, and home automation systems.
California Home Warranty Regulations
California regulates home warranty companies, legally known as home protection companies, to ensure fair operation and financial stability. These companies must have a license from the California Department of Insurance (CDI) before they can sell or issue home warranties in the state. The CDI oversees home warranty operations, investigates complaints, and enforces state laws to protect consumers. Homeowners can verify whether a company is properly licensed by using the “License Lookup” tool on insurance.ca.gov.
To maintain their license, home protection companies must meet specific financial standards. Providers must keep a minimum net worth of at least $40,000, with an additional $20,000 for every 500 contracts issued beyond the first thousand. At least $20,000 of that total must be paid-in capital. These rules help ensure home warranty companies have the funds to cover repairs and replacements promised in their contracts.
Home warranty contracts in California must clearly state what is covered by a plan, what is excluded, and any limits on service. Companies cannot cover indirect or “consequential” damages, only the repair or replacement of covered systems and appliances. While California law does not guarantee a specific “free look” period, most reputable providers offer a 30–60 day cancellation window during which homeowners can cancel for a full refund if no claims have been made. After that period, refunds are usually prorated based on the remaining term of the contract.
Before purchasing a home warranty, California homeowners should confirm the provider is licensed, review the contract carefully, and keep all related paperwork. If a company refuses to show proof of licensing or fails to honor its obligations, consumers can contact the CDI to file a complaint or request assistance.
Homeowner Advice
We spoke with several California homeowners about their experiences with home warranties and why you may or may not want to get one.
“An air conditioning system breakdown in California’s Central Valley can be problematic because the area experiences triple-digit summers. However, you may only need to worry about heating system breakdowns if you live in the coastal regions of California since those areas rarely experience triple-digit heat waves.”
—California homeowner
“We had a First American Home Warranty but canceled it. Over time, we had issues with our washer and dryer, fridge, and garage door. It was a $75 co-pay each time, and it was rare that they actually fixed or replaced the units.”
—California homeowner
Our Survey Insights from California Homeowners
Our 2025 home warranty survey provided deeper insights into how California homeowners use their plans, file claims, and prioritize coverage features. Beyond regional climate factors, the survey highlighted consumer behaviors, satisfaction drivers, and the most common outcomes during the claims process.
Why California Homeowners Buy Home Warranties
California respondents primarily use home warranties to protect aging systems and appliances in their existing homes. About 82% purchased a home warranty for a pre-owned property, and 62% chose coverage specifically for older systems and appliances. Nearly half (47%) selected a combination plan that includes both systems and appliances rather than systems-only or appliances-only protection.
When shopping for a plan, 56% of California homeowners said coverage was the most important factor, while 27% prioritized price. This suggests that many residents are willing to pay a bit more for a plan if it means stronger or broader protection.
Coverage Options
- Among appliances, California homeowners most often covered water heaters and refrigerators.
- Among systems, air conditioning and plumbing ranked highest in our survey, reflecting the state’s climate and infrastructure demands.
- Optional add-ons were common among California homeowners, especially roof leak protection and extra system coverage, each chosen by 32% of respondents.
- However, 31% of homeowners skipped add-ons entirely, which suggests they felt their base plan met their needs.
Claims Experience
- When filing claims, 89% of California policyholders said their most recent claim was approved, which matches the national approval rate.
- Most claims involved system repairs or replacements.
- About 51% of respondents received a repair, and 35% received a full replacement.
- Overall, 85% of state homeowners reported feeling satisfied or very satisfied with the outcome of their claims.
How We Collected Our Survey Data
To gain insight into real homeowner experiences with home warranties, we surveyed 2,000 home warranty plan holders nationwide. The survey was conducted in 2025 and included participants from all 50 U.S. states. Our survey focused on why homeowners purchased warranties, their satisfaction with coverage options, and their experiences filing claims and interacting with customer service representatives. The survey also looked at pricing, add-on coverage, and renewal intentions.
FAQs About Home Warranties in California
What does a home warranty cover in California?
A home warranty in California covers unexpected repair or replacement costs when key systems or appliances wear out. Most plans cover HVAC, plumbing, electrical systems, water heaters, and major kitchen or laundry appliances. When something breaks, you request service, pay a service fee, and the company sends a qualified technician to handle the repair or replacement. If the item and work is covered by your plan and doesn’t go over your outlined coverage limits, you should only owe a one-time service fee.
How much does a home warranty cost in California?
A home warranty costs $42–$83 per month, or $499–$972 per year in California. Pricing varies based on several factors, including your plan, add-ons, location, and home size. Service fees also impact your costs, with pricing ranging from $65–$150 per technician visit.
What should Californians look for in a home warranty?
We recommend that Californians look for a home warranty with strong coverage for air conditioning repairs and replacements, given the state’s hot climate. We also recommend adding protection for plumbing, electrical, and refrigeration systems, which heat or humidity can wear down over time. In addition, verify the company has a license with the California Department of Insurance before purchasing a plan.
Is a home warranty required for closing in California?
No, a home warranty isn’t required at closing in California. Buyers can purchase a home warranty independently at closing or after moving in. While not mandatory, some sellers or real estate agents may include a one-year home warranty as part of the sale to boost buyer confidence.
Do California home warranties cover earthquake-related damages?
No, home warranties only cover household systems and appliances that fail from normal wear and tear, not earthquake, flood, or fire damage. Earthquake protection requires a separate policy through the California Earthquake Authority or a private insurer.
How can I verify if a home warranty company is licensed in California?
You can verify a home warranty company by visiting the California Department of Insurance website and completing a company license search. You can find the company’s license status, license number, and any disciplinary history. Only licensed providers are legally allowed to sell home warranties in California.
What add-ons do California homeowners choose most often?
In our 2025 nationwide home warranty survey, we learned that California homeowners most often choose roof-leak coverage (32%) and additional home system coverage (32%). Additional appliance coverage was also common, chosen by 21% of homeowners. Notably, 31% of California respondents didn’t purchase any add-ons, suggesting that many homeowners feel their base plan provides sufficient protection.
Methodology: How We Evaluated Home Warranty Providers
We back up our home warranty ratings and recommendations with a detailed rating methodology to objectively score each provider. Our research includes speaking with company representatives, requesting quotes, analyzing sample contracts, and conducting focus groups and consumer surveys. And to bring you first-hand experience of the claims process, we’ve purchased home warranty plans and filed claims.
To find the top California home warranty companies, we also speak with industry professionals to identify common repairs and replacements throughout the state. We then score each provider against our review standards to arrive at an overall score on a 5-point scale:
- Coverage: In California, it is important to find a plan with high coverage caps and full coverage, especially for hardworking HVAC systems. The best providers cover a range of appliances and systems and start coverage within 30 days of when you sign up.
- Cost: We rate providers based on service fees, monthly premiums, and extra charges. Some of our highest-rated providers have average monthly costs around $60 and service fees of $100 or less.
- Trustworthiness: Providers that rank highest in this category have high BBB ratings, no current government lawsuits, and belong to the National Home Service Contract Association.
- Plan transparency: Our highest-ranked companies offer transparent online pricing along with sample contracts that clearly outline coverage limits and specifics for the state of California.
- Customer support: Our top-ranked home warranty companies provide fast, easy-to-use portals for filing claims. Along with quick response times, we look for providers that offer multiple customer service options.
- Flexibility: The best ratings in this category go to companies that offer three or more warranty plans and plenty of add-on options and let you choose your own technicians for repairs.
