Pennsylvania’s diverse climate—from heavy snowfall near the Great Lakes to sweltering, humid summers—puts extra strain on your home’s systems and appliances. That’s why a home warranty is so critical: it can protect you from soaring repair and replacement costs, and it ensures qualified technicians are available on your schedule to fix sudden breakdowns. After extensive research, I’ve concluded that Liberty Home Guard is the best home warranty company for Pennsylvania homeowners. However, there are several other reputable providers that may suit different budgets and coverage needs.
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In evaluating which companies made the cut, I compared quotes, analyzed sample contracts for exclusions and coverage limits, pored over hundreds of customer reviews, and spoke with service representatives. Factors such as plan offerings, affordability, customer satisfaction, company reputation, claims handling, and availability all played a role in my scoring system. The result is a list of Pennsylvania’s top five home warranty providers—ranging from plans with extensive coverage limits to budget-friendly options.
While my research can guide you toward the right plan, it’s always wise to explore your preferences and priorities as well. Read through sample contracts, request specific quotes (and hunt for discounts), and make sure you understand exactly what’s covered. With the right home warranty, you’ll be better prepared for those unexpected system and appliance failures—whatever the Keystone State’s weather has in store.
Here’s how we ranked and reviewed the nation’s top home warranty companies to bring you the most accurate information. Read our full Home Warranty Review Methodology for more details.
78 companies reviewed
152 quotes collected
6 rating factors
Table of Contents
- Top 5 Pennsylvania Home Warranty Companies
- My Expert Recommendation
- Compare Best Home Warranty Companies
- Our Reviews of the Best Home Warranties in Pennsylvania
- Calculate the Cost of Pennsylvania Home Warranty
- Pennsylvania Home Warranty Regulations
- Frequently Asked Questions
- Other Resources for Pennsylvania Homeowners
- Best Home Warranties by State
Top 5 Pennsylvania Home Warranty Companies
Key Takeaways
- Liberty Home Guard offers emergency services, the most customizable home warranty plan we've evaluated, and excellent customer reviews — earning them the top spot on my list of the best home warranty providers in Pennsylvania. That said, if you have more expensive appliances and systems, I recommend Elite Home Warranty for their industry-standard-breaking coverage limits.
- Residents in The Keystone State enjoy a lower cost of living, leaving more room for dedicated home repair savings accounts. If you have money saved and dedicated to home repair and know trusted technicians, a home warranty contract may not be beneficial to you.
My Expert Recommendation
Though a number of high-quality home warranty companies provide service in Pennsylvania, Liberty Home Guard is my top pick.
Though a number of high-quality home warranty companies provide service in Pennsylvania, Liberty Home Guard is my top pick. The company has a stellar reputation, earning 4.5- to 5-star rating across multiple reputable review websites. Liberty also provides emergency services — a necessity if a pipe bursts or your roof leaks — and the most customizable plan on the market that I’ve found.
If you’re a homeowner with luxury appliances, however, I recommend partnering with Elite Home Warranty to cover your home. They offer some of the best coverage caps I found, with limits up to $6,000 for home appliances and $10,000 for home systems in Pennsylvania.
Some home warranty companies offer discounts just for calling and speaking with a customer service representative. You’ll often land better discounts over the phone than by solely shopping online for coverage, so make sure that you call when shopping for a home warranty to secure those discounts.
Compare The Highest-Rated Home Warranties In Pennsylvania
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Company
|
Rating
|
Monthly Cost
|
Service Fee
|
Response Time
|
BBB Rating
|
Link |
|---|---|---|---|---|---|---|
 Liberty Home Guard
Get Quote
|
$50-$60 | $75 | 12-48 hrs. | NR | Get Quote | |
 American Home Shield
Get Quote
|
$35–$75 | $100–$125 | 24-72 hrs | B | Get Quote | |
 Elite Home Warranty
|
$44.99-$58.99 | $70 | 48 hours | A+ | ||
 Choice Home Warranty
Get Quote
|
$46–$55 | $85 | 24-48 hrs. | B | Get Quote | |
 Select Home Warranty
Get Quote
|
$52–$58 | $75-$85 | 24-48 hrs. | B | Get Quote | |
 AFC Home Warranty
Get Quote
|
$38–$62 | $75–$125 | 48 hours | B | Get Quote | |
 First American Home Warranty
Get Quote
|
$72–$87 | $75–$125 | 48 hours | B | Get Quote | |
 2-10 Home Warranty
Our Review
|
$17–$60+ | $65–$100 | 24 hrs | A- | Our Review | |
 Cinch Home Services
Get Quote
|
$28–$68 | $100–$150 | 2–24 hrs | B | Get Quote |
Quote and cost data gathered January 2024. Cost data are updated and monitored continuously.
Our Reviews of the Best Home Warranties in Pennsylvania
Liberty Home Guard
4.6
Our Rating
Liberty Home Guard (LHG) offers the most customizable home warranty coverage I’ve found. They provide 42 add-on options, from carpet cleaning to coverage for a casita guest unit. My favorite fact about LHG is that the company’s earned thousands of strong customer reviews across reputable review websites, including Google, the Better Business Bureau (BBB), and Trustpilot. Home warranty companies typically average 2- to 3-star ratings, so Liberty clearly excels in company reputation.
LHG offers emergency services — a huge plus for Pennsylvania homeowners. It’s tough to predict a breakdown, and you may end up in the position of needing emergency services for major appliances and systems. LHG will respond to a breakdown 24/7, giving you confidence you’re protected even on the weekends and holidays. Additionally, LHG offers a 60-day workmanship guarantee, doubling the average time of some home warranty providers.
While Liberty excels in customization, their add-ons are more costly than those offered by competitors, averaging $15 a month. To compare, all AFC Home Warranty’s add-ons cost $8.33 or less. Liberty offers some incredible add-on options, including coverage for pro-series appliances, but only offers payout limits up to $2,000. Be sure to consider the cost of your appliances and systems and their repair or replacement before signing up for add-on options through Liberty, as the lower coverage caps may leave you paying more out of pocket.
LHG doesn’t cover preexisting conditions, and while this is pretty standard among home warranty companies, some competitors (such as American Home Shield) do offer preexisting conditions coverage, depending on the plan you choose. This issue may not be a deal-breaker for those with newer homes, appliances, and systems, though I recommend keeping maintenance records in case you need to prove at some point that system or appliance conditions aren’t preexisting.
Liberty Home Guard scored a 9.3 out of 10 using Today’s Homeonwer’s customer-centered rating system — outscoring all other providers on my list. LHG offers incredible customization options, from choosing your own service fee (from a set range) to a selection of 42 add-on options. The provider offers affordable monthly premiums, with plans starting around $50 monthly. LHG’s company reputation scores — 4.5-plus-star ratings based on thousands of customer reviews — far surpass those of their competitors as well. Liberty also offers emergency services, protecting Pennsylvania homeowners in case a pipe bursts or your refrigerator stops working on the weekend.
LHG buries service fee fine print in their sample contract, and while this isn’t a deal-breaker, Liberty could be more transparent with service fee policies. Liberty offers coverage for some expensive home appliances and systems, but only promises payouts up to $2,000. These should be high enough for homeowners with standard systems and appliances, but for those with more expensive items, these limits may be too low. If your home has more luxury items (and accompanying higher repair costs), I recommend partnering with a provider that offers higher coverage limits, such as Elite Home Warranty or American Home Shield. If you prioritize customization, emergency services, affordable premiums, and company reputation, Liberty Home Guard is my top pick for Pennsylvania homeowners.
LHG offers three plans, including an appliance-only plan (Appliance Guard), a systems-only plan (Systems Guard), and a plan covering both (Total Home). LHG is one of two companies on my list to earn a perfect score in this category, and their customization options are why they did. Along with affordable monthly premiums with 42 add-on options, LHG offers a customizable service fee, allowing you to choose an option between $65 and $125. Personally, I would opt for their $125 service fee option to keep my monthly premium lower, and would choose their Total Home plan. This is their most comprehensive offering, and costs only $10 more than Appliance Guard.
As further proof of Liberty’s dedication to customization, they give you the option to request additional coverage not currently offered, asking that you provide the make and model of the appliance or system for company representatives to determine coverage eligibility. When I was secret shopping, I was offered two free months of coverage, resulting in annual savings of between $100 and $120. I was also offered a $225-off coupon via email, making Liberty stand out for their discount opportunities as well.
| Plan | Monthly Cost | Service Fee* | Available Discounts |
| Appliance Guard | $44.99 | $65 –$125 | $225 off plus 2 months free |
| Systems Guard | $49.99 | $65 –$125 | $225 off plus 2 months free |
| Total Home | $54.99 | $65 –$125 | $225 off plus 2 months free |
*Liberty Home Guard offers a range of service fees for customers to choose from. While the quotes I was given are based on the $125 service fee option, when calling to speak with a company representative you can opt for a service fee within the allotted range ($65 to $125). Keep in mind that when choosing a lower service fee, the cost of your monthly premium will increase, as with all other providers on my list.
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Lancaster, PA. The cost data presented was accurate at the time of writing.
Available Add-Ons
These are Liberty’s impressive 42 add-ons and their monthly costs:
- Outdoor/Backyard
- Pool and spa ($19.99/month)
- Additional spa ($9.99/month)
- Lawn and sprinkler system ($9.99/month)
- Saltwater pool ($23.99/month)
- Generator ($19.99/month)
- Casita guest unit ($35.99/month)
- Electronics
- Electronics protection ($19.99/month)
- TV mounting (up to 65-inch TVs) ($14.99/month)
- TV mounting (up to 85-inch TVs) ($19.99/month)
- Professional series appliances
- Pro-series refrigerator ($14.99/month)
- Pro-series stand-alone freezer ($14.99/month)
- Pro-series range/oven/cooktop ($12.99/month)
- Pro-series dishwasher ($7.99/month)
- Pro-series microwave ($4.99/month)
- Pro-series washing machine ($4.99/month)
- Pro-series clothes dryer ($4.99/month)
- Optional appliances
- Central vacuum ($8.99/month)
- Stand-alone freezer ($5.99/month)
- Water softener ($13.99/month)
- Swamp cooler ($14.99/month)
- Second refrigerator ($7.99/month)
- Trash compactor ($7.49/month)
- Ice maker (in fridge) ($3.99/month)
- Freestanding ice maker ($14.99/month)
- Wine cooler/fridge ($11.99/month)
- Water dispenser water line ($4.99/month)
- Instant hot water dispenser ($9.99/month)
- Reverse osmosis water filter system ($14.99/month)
- Home maintenance
- Limited roof leak ($11.99/month)
- Re-key ($9.99/month)
- Gutter cleaning ($14.99/month)
- Pest control ($14.99/month)
- Carpet cleaning ($19.99/month)
- Window washing/cleaning ($19.99/month)
- Power washing (exterior flooring) ($19.99/month)
- Fixtures
- Lighting fixtures ($7.99/month)
- Plumbing fixtures ($7.99/month)
- Pumps/Pumping
- Sump pump ($8.99/month)
- Well pump ($12.99/month)
- Septic system pumping ($12.99/month)
- Ejector pump ($14.99/month)
- Grinder pump ($14.99/month)
- Most popular add-ons for Liberty customers in Pennsylvania
- Stand-alone freezer ($5.99/month)
- Limited roof leak ($11.99/month)
- Sump pump ($8.99/month)
- Well pump ($12.99/month)
- Septic system pumping ($12.99/month)
LHG offers some unique add-ons dedicated to home maintenance, such as gutter cleaning, pest control, and roof leak protection. For Keystone State homeowners, I recommend considering adding roof leak protection to your policy.
Exclusions
Liberty Home Guard has the following exclusions:
- Refrigerator
- Refrigerant
- Ranges/oven/cooktops
- Doors and door seals
- Sensi-heat burners replaced with standard burners
- Air conditioning
- Leaks of any kind
- Gas AC
- Electrical
- Carbon monoxide alarms and smoke detectors and related systems
Because Liberty excludes preexisitng conditions, I recommend having your home systems and appliances inspected before signing a contract, and maintaining records of maintenance in the case you need to dispute a claim denial.
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Liberty’s plans start around $45 in Pennsylvania, and all premiums I was quoted fall within the average cost of home warranty contracts I researched. The provider’s add-on options are more expensive than those of competitors, however, and can significantly increase your premium. LHG also gives you the option to choose your service fee, allowing a range between $65 and $125 per service call. Their quote calculator does not include service fees, however, so to get a personalized quote, including altering your service fee, you’ll need to call.
When researching, I found customer reviews complaining about a cancellation fee the reviewers were previously unaware of. LHG charges a $50 cancellation fee after the 30-day waiting period for coverage to begin is over. Despite requiring a cancellation fee and offering costly add-ons, Liberty offers excellent value for Pennsylvania homeowners.
Based on Today’s Homeowner’s rating system, LHG scored a 7.8 for customer experience — their lowest-scoring category. Liberty lost points here for hiding service fees (and service fee policy) in their sample contract and contacting me too many times. When requesting a quote, I received numerous emails, phone calls, and texts from different representatives. This left me feeling frustrated and pressured.
I found Liberty’s online quote process to be straightforward and simple. Their website is user friendly and provides multiple methods of contact, including live chat. I used live chat to inquire about service fees, and the person responding was helpful and quick. The provider also includes add-ons with their quote calculator more seamlessly than other providers do, allowing you to see how add-ons will affect your monthly premium on one screen.
Given Liberty Home Guard’s effusive customer reviews, it’s no surprise the company earned the highest company reputation score of any provider on my list. It’s important to note that the Better Business Bureau (BBB) has changed LHG’s rating from an A+ to Not Rated (NR). The BBB is currently assessing LHG due to a high influx of complaints made on the BBB website regarding LHG’s service and their contracts. This is concerning and certainly something to keep an eye on if Liberty is one of your top choices.
Even so, Liberty Home Guard has thousands of reviews, resulting in 4.7-star ratings on Google and Trustpilot. Positive reviews praise the provider for following through with claims and helpful customer service representatives. After digging for negative reviews, I found some complaining of fine-print hiding service fees and long waiting periods for claim resolution. Every home warranty company has some negative reviews, and I’m pleased overall with the online review ratings I found for Liberty Home Guard.
| Rating Site | Rating | Number of Reviews |
| BBB | NR (Not Rated)* / 4.48 out of 5 stars | 2,486 |
| Trustpilot | 4.7 out of 5 stars | 2,769 |
| Yelp | 1.3 out of 5 stars | 67 |
| 4.7 out of 5 stars | 11,385 |
Editor’s Note: The ratings provided were accurate at the time of writing.
*Note (as of 6/20/24): Recently, the Better Business Bureau shifted LHG’s A+ rating to “NR” (Not Rated). We reached out to a representative from LHG for comment, and they shared this statement: “Despite the BBB’s alert, our customer satisfaction levels remain by far the highest relative to our scale. Last month, we had the lowest percentage of customer cancellation requests in our entire history. On the BBB’s own platform, Liberty Home Guard has achieved a star rating of 4.5 out of 5 from nearly 2,500 reviews. For added context, the approximately 480 resolved complaints on Liberty Home Guard’s BBB profile equate to an extremely low fraction of a percentage relative to the size and scale of our total customer base. As we navigate this situation, which we believe will be resolved in time, we want to assure you that we remain committed to our customers and their satisfaction; they are the key stakeholders we orient all our efforts around.”
Liberty Home Guard earned a perfect score for their claims process — the only provider on my list to do so. LHG guarantees an average response time of 12 hours on your filed claims and that a technician will be dispatched to your home within 24 to 48 hours of you filing the claim. Emergency services are included with your Liberty contracts as well — comforting for homeowners concerned about breakdowns on the weekend or after hours.
LHG offers service contracts in all 50 U.S. states, proving this provider can fulfill warranty claim payouts and guaranteeing access to a network of expert technicians to make covered repairs quickly. Liberty’s 24/7 live chat feature also makes communicating with a representative incredibly easy.
American Home Shield
4.3
Our Rating
American Home Shield (AHS) features some of the highest coverage limits in Pennsylvania — second only to Elite Home Warranty — offering payouts up to $4,000 for appliances, such as your clothes washer and refrigerator, and $5,000 for systems, such as your HVAC and plumbing systems. For comparison, Liberty Home Guard offers limits of $2,000, and AFC Home Warranty offers limits up to $3,000 (depending on the item). In addition to exceptional coverage limits, AHS offers one of the most user-friendly websites I’ve found.
AHS’s plans cover preexisting conditions, so even homeowners with older appliances and systems are covered. For homeowners with higher-end appliances and systems, American offers high coverage limits to cover claims. American Home Shield has been in business for 50 years as well, and developed a large network of trusted technicians.
American Home Shield has garnered a concerning number of negative reviews across review websites, including Yelp, BBB, and Trustpilot. Most complaints report slow response to claims (including emergencies), and some report customers receiving lower payouts than expected. While I’m comforted by AHS’s B rating from the BBB, if you prioritize company reputation in a home warranty provider, I recommend partnering with another provider on my list.
American Home Shield offers some of the best coverage caps in Pennsylvania, including limits up to $4,000 for appliances and $5,000 for systems. Competitors average coverage limits between $2,000 and $3,000, making AHS a clear choice for those with more expensive appliances and systems.
American’s user-friendly website makes asking for a quote, submitting a claim, and even learning about home repair simple and easy. I was able to compare plans, prices, and read exclusions all from the free quote calculator. For comparison, Liberty Home Guard buries exclusions in their sample contract and Elite Home Warranty requires you to call to receive a personalized quote. AHS doesn’t offer the most affordable coverage on the market in Pennsylvania, but higher coverage limits can make a costly monthly premium worth it to homeowners with expensive items.
I found negative reviews detailing long wait times for repairs, which is concerning when considering American’s workmanship guarantee only lasts for 30 days. However, I love that AHS promises to cover undetectable preexisting conditions and offers Pennsylvania homeowners outstanding coverage limits.
American offers three plans: ShieldSilver, ShieldGold, and ShieldPlatinum. ShieldSilver covers 14 major home systems. ShieldGold adds nine appliances to the coverage provided by ShieldSilver. ShieldPlatinum is AHS’s most comprehensive plan, adding roof protection, a free HVAC tune-up, and, unique to AHS, protection for code violations, permits, and modifications.
Another unique feature of ShieldPlatinum is ShieldAssurance, offering protection for undetectable preexisting conditions, items without maintenance records, and more. ShieldAssurance even extends coverage to items that were improperly installed or have been previously repaired. These protections are not common for home warranty companies, making AHS stand out.
AHS offers two service fee choices: $100 and $125. These are higher than the service fees of some of their competitors, but a higher fee helps keep your monthly premium as low as possible. For this reason, I would choose the $125 service fee option to save more money monthly. When secret shopping, I was offered a discount of 35% off any plan and a further discount of $250 off the annual pricing of the ShieldGold and ShieldSilver plans.
| Plan | Monthly Cost* | Service Fee* | Available Discounts |
| ShieldSilver | $29.99, $39.99 | $100, $125 | 35% off any plan |
| ShieldGold | $29.16, $39.16 | $100, $125 | $250 off or 35% off any plan |
| ShieldPlatinum | $59.16, $69.16 | $100, $125 | $250 off or 35% off any plan |
*Lower service fees “pair” with higher monthly premiums and vice versa. For example, the $29,99 ShieldSilver premium pairs with the $125 service fee.
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Lancaster, PA. The cost data presented was accurate at the time of writing.
Available Add-Ons
These are American Home Shield’s available add-ons and their costs:
- Electronics protection plan ($14.99/month)
- Guest unit ($44.99/month)
- Pool and built-in spa equipment ($44.99/month)
- Septic pump ($5.00/month)
- Well pump ($8.00/month)
I would consider adding the electronics protection plan to my coverage from AHS. This add-on is noteworthy because it adds coverage for an unlimited number of new and used electronic devices (excluding secondhand or devices sold “as-is”). This add-on would be ideal for Pennsylvania residents who work from home, or those who have a family with multiple devices.
Exclusions
Here’s a list of exclusions I pulled from AHS’s sample contract:
- Construction, carpentry, and restoration costs
- Commercial use limitation
- Shared items and systems
- Inaccessible locations
- Nonstandard equipment
- Secondary items and services
- Cosmetic damage
- Any feature which is not a primary function of a covered item
- Improper capacity — if item is incorrect size for the home based on industry standard
- Misuse and accidental acts
- Breakdowns and delayed and/or prevented services due to natural causes
- Known preexisting breakdown
- Flues, chimneys, fireplaces, and exhaust lines
- Power and fuel sources including solar power systems
- Breakdowns covered by other insurance and warranties
- Manufacturer or government recall
- Hazardous materials including mold
- Routine maintenance
- Smart home systems
- Multi-media center
- Outdoor kitchens
It’s important to note that AHS was the most transparent with their exclusions of any company I researched. American Home Shield clearly lists exclusions on their free quotes page, where you can also compare plans, view add-ons, and learn more about ShieldAssurance.
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
American Home Shield offers great discounts for the first year of coverage, making the cost of its premiums comparably priced to those of other competitors on my list, such as Liberty Home Guard. It’s important to note, though, that after the first year of coverage, your monthly premium cost will increase significantly, with the premium plan costing $89.99 per month after first-year contract discounts run out. While this is much higher than Liberty Home Guard’s monthly premiums, it isn’t much higher than other providers, such as AFC Home Warranty and First American Home Warranty.
Again, AHS does offer cheaper plans, but they aren’t comprehensive, and I wouldn’t choose to purchase them. If you want affordable and comprehensive coverage, I recommend working with a different company, such as LHG or AFC. But if you don’t mind paying a higher monthly premium for comprehensive coverage with high coverage limits, I recommend AHS.
AHS offers a 30-day workmanship guarantee — 30 days less than the guarantee offered by LHG. When researching, I found several negative online reviews complaining of unreturned calls and messages — a concerning fact for a company that has been in business for 50 years. Many home warranty providers have negative reviews complaining of communication issues, but AHS has a concerning number of these types of complaints.
AHS maintained a high score for customer experience by offering an incredibly user-friendly website. You can contact AHS directly from any page on their website, which also holds helpful tools for new and returning customers. These tools include their free quote calculator, which has seamlessly integrated add-ons, exclusions, coverage start dates, and informational articles.
American Home Shield has mixed online reviews, having earned 1- and 2-star ratings on BBB, Trustpilot, and Yelp. On the other hand, AHS earned 4.7 stars from Google reviews, where the provider has received the highest volume of reviews. AHS has also been accredited by the BBB since 1997 and currently has a B rating.
I found negative reviews complaining of late and unresponsive technicians, technicians worsening problems, and lower payouts than anticipated (which I find can result from not understanding contract language). I recommend thoroughly reading providers’ contracts and asking a representative any questions you may have to avoid surprises.
Positive reviews praise AHS for their excellent coverage limits, and some thank the company for making payouts as promised. It’s important to note that AHS has replied to nearly all negative reviews — many within 24 hours of the complaint being posted. This assures me AHS prioritizes customer feedback and values problem-solving.
| Rating Site | Rating | Number of Reviews |
| BBB | B / 2.11 out of 5 stars | 11,119 |
| Trustpilot | 2.1 out of 5 stars | 5,285 |
| Yelp | 1.1 out of 5 stars | 1,300 |
| 4.7 out of 5 stars | 33,297 |
Editor’s Note: The ratings provided were accurate at the time of writing.
You can submit a claim to AHS online or by calling the 24/7 customer service line. Also, you can ask for service through your dedicated online customer portal, which gives you quick access to all your information, including your home repair history.
American Home Shield is available in 49 states, excluding only Alaska. It’s impressive that the company operates nearly nationwide while maintaining some of the highest payouts in the industry.
Elite Home Warranty
4.3
Our Rating
Elite Home Warranty (EHW) contracts can provide Pennsylvania homeowners with the highest coverage limits available in the state, offering customers up to $6,000 for appliances and $10,000 for systems (including your HVAC). Elite makes these high payouts while maintaining affordable monthly premiums. Elite’s plans are also customizable with their list of 26 add-ons. I love Elite’s long workmanship guarantee of 90 days — three times Liberty Home Guard’s workmanship guarantee. EHW also surpasses competitors with their 4.5- to 5-star online review scores. While EHW has significantly fewer online reviews than competitors, the reviews they have received are overwhelmingly positive.
Other companies on my list include emergency services in their usual premiums and fees, but Elite charges an additional $150 fee for any services provided outside of normal business hours. Their contract doesn’t guarantee after-hours or emergency services — it states that Elite will determine whether a need constitutes an emergency and will make reasonable efforts to expedite emergency service. Breakdowns can happen at any time, and after-hours service could be critical to Pennsylvania homeowners. Something else to note is that while Elite allows you to choose your own technician if you do so, your workmanship guarantee is voided.
EHW’s quotes cite monthly premiums but require payment for an entire year’s contract upfront. This outlay could be prohibitive for some homeowners, and will make your initial entry cost to home warranty coverage much higher than with other service providers. EHW’s website is also difficult to navigate at first blush and doesn’t include a helpful quote calculator tool. This isn’t a deal-breaker for me, but does lessen the customer experience.
Elite Home Warranty offers some of the best coverage limits in the industry, including $6,000 caps for appliances and $10,000 for systems — three and five times, respectively, the amounts offered by Liberty Home Guard. Elite’s outstanding company reputation demonstrates follow-through with contract claims and positive customer satisfaction.
On the other hand, EHW charges $150 for after-hours services, and only promises to provide these services at its discretion. If emergency services are a priority for your home, I recommend choosing another provider. But for Pennsylvania homeowners with luxury appliances who don’t mind paying extra fees for emergency services, EHW offers comprehensive coverage at affordable rates with off-the-charts coverage limits.
Elite Home Warranty offers three competitively priced plans, including an appliance-only plan, a systems-only plan, and one combining both, and access to some of the best coverage limits I’ve found. I recommend choosing the Elite Complete plan, as it’s the most comprehensive, is accompanied by higher payout limits, and costs only $15 more a month than the basic appliance plan. It’s important to note that EHW can maintain high coverage limits while keeping affordable monthly rates and a service fee that is lower than that of AHS (the only other provider on my list to offer high coverage limits).
While secret shopping, I was offered a 30-day free trial and $200 off the annual cost if I called to speak with a representative to schedule coverage. To get a personalized quote and to find additional discounts, I definitely recommend you contact EHW by phone.
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Elite Appliances | $44.99 | $75 | $200 off plus 2 months free |
| Elite Systems | $49.99 | $75 | $200 off plus 2 months free |
| Elite Complete | $59.99 | $75 | $200 off plus 2 months free |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Lancaster, PA. The cost data presented was accurate at the time of writing.
Available Add-Ons
Here are Elite Home Warranty’s available add-ons and their annual prices:
- HVAC annual maintenance ($299.99/year)
- Pool and spa equipment ($199.99/year)
- Pool equipment ($149.99/year)
- Freestanding spa equipment ($119.99/year)
- Generator ($99.99/year)
- Limited roof leak repair ($99.99/year)
- Septic system ($129.99/year)
- Sump pump ($99.99/year)
- Well pump ($99.99/year)
- Ejector pump ($99.99/year)
- Grinder pump ($99.99/year)
- Lift pump ($99.99/year)
- Lawn sprinkler system ($99.99/year)
- Service line ($349.99/year)
- Freestanding freezer ($59.99/year)
- Central vacuum ($49.99/year)
- Jetted/hot tub ($99.99/year)
- Wine cooler ($69.99/year)
- Freestanding ice maker ($59.99/year)
- Water softener ($99.99/year)
- Water filtration system ($99.99/year)
- Attic exhaust fan ($69.99/year)
- Swamp cooler ($149.99/year)
- Guest house ($299.99/year)
- Premium appliances ($249.99/year)
- Premium systems ($299.99/year)
- Premium systems plus ($499.99/year)
- Premium benefits ($199.99/year)
- Geothermal heating and cooling system ($299.99/year)
Elite offers more add-ons than many providers in the industry — second only to LHG.
Exclusions
I pulled the following notable exclusions from Elite Home Warranty’s coverage from their sample contract:
- Natural disaster-related damages
- Acts of God
- Commercial-grade appliances
- Units in a rental property
- Cosmetic damages
- Lack of maintenance
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
EHW offers three competitively priced plans, with add-ons averaging between $15 and $20 monthly (within the pricing range of companies I researched, although they can add up if you choose to go with several). Elite lost points in this category for imposing an additional $150 fee for emergency services. Elite offers a free month’s trial, including a discounted service fee of $70, and a 60-day money-back guarantee — the only company I’ve found to offer customers a near-risk-free trial.
My customer experience with EHW left me wanting. Their website was difficult to navigate at first, and the company doesn’t provide a quote calculator. Instead, Elite will email you a quote, or you can call a service representative for a more specific quote that includes discounts. Elite also buries add-on pricing in their sample contract and loses points for contacting me too many times during the quote process. I found some online reviews complaining about the number of communication attempts made by the company, describing them as “pushy.”
Once I learned to better navigate Elite’s website, I found useful tools, including a button with accessibility presets and controls that allow you to customize their website to your needs, including presets for seizure-safe and vision-impaired profiles and more (an incredibly helpful tool unique to Elite). Their website also includes a questions and answers tab with helpful information. EHW also has outstanding online review ratings, bolstering its customer experience score.
Elite Home Warranty has been in business for four years, and because they’re so young, they’ve received significantly fewer online reviews than competitors. But while the number of reviews may be low, they leave the company with ratings of between 4.5 and 5 stars. Elite also maintains their BBB accreditation rating of A+, and while this rating isn’t based on customer reviews, it lends further shine to EHW’s reputation.
Customer reviews for EHW are largely positive, highlighting seamless claims and follow-up processes and the company’s dedication to ensuring repairs meet customer standards. I found negative reviews complaining of long waiting periods, general disorganization, and aggressive sales tactics. These negative comments aren’t a huge concern for me, as I think they can all be attributed to the company being young. EHW responds routinely to negative comments left across multiple platforms, reassuring me that the company values customer input.
| Rating Site | Rating | Number of Reviews |
| BBB | A+ / 4.97 out of 5 stars | 402 |
| Trustpilot | 4.8 out of 5 stars | 85 |
| Yelp | 4.8 out of 5 stars | 4 |
| 4.7 out of 5 stars | 169 |
Editor’s Note: The ratings provided were accurate at the time of writing.
EHW offers 24/7 availability to file a claim, either online or by phone, and promises to respond to claims within 24 to 48 hours. Elite lost points here by providing after-hours or emergency services only if the company determines them to be necessary and with an additional service fee. This could leave Pennsylvania homeowners responsible for the entire cost of a breakdown — clearly less than ideal and leaving Elite tied for the lowest claims process score of any company on my list.
Elite Home Warranty is available in 47 states, including Pennsylvania. I’m impressed by Elite’s ability to sustain their unmatched payout limits with near nationwide availability.
AFC Home Warranty
4.3
Our Rating
AFC Home Warranty offers unique member benefits with all their plans. These include discounted or free services and products such as:
- Assistance with comparison shopping for homeowners, auto, condo, and renters insurance
- A Home Security Concierge to connect you with the best plans and pricing for home security systems
- Repair or replacement coverage for electronics including TVs, laptops, small electronics, smartphones
- Cyber ID protection
These added benefits bring value to partnering with the company beyond home appliances and systems coverage and aren’t offered by other home warranty providers.
AFC’s website is also incredibly user-friendly, and the company provides a free quote calculator that allows you to easily compare plans and monthly premiums, including service fees and add-ons.
AFC doesn’t offer emergency services outside of weekday business hours. While most providers on my list consider emergency services essential, AFC charges additional service fees for urgent issues after hours, on the weekends, or holidays. This is disappointing for most, and a deal-breaker for some.
AFC has positive online reviews on Google and Trustpilot but lower reviews on Yelp and BBB, where the provider averages 1.9-star ratings. AFC’s coverage limits fine print is somewhat complicated as well. While the company boasts $3,000 payouts, this is true for most items but not for all. For example, the sample contract details that ductwork is covered but only up to $150 per membership term.
When researching AFC Home Warranty, I found their website to be straightforward and a helpful entry point for home warranty shoppers, and their quote process to be seamless, quick, and easy. Positive online reviews consistently praise the company for fulfilling claims as the customer anticipated. AFC offers comprehensive plans for a wide range of budgets, and allows you to further customize your monthly premium by offering multiple service fee options.
AFC offers coverage limits of up to $3,000 per item for appliances and systems for the duration of your contract with all of their plans. The provider also offers nine optional add-ons, which are highly affordable — all costing between $3.33 and $8.33 monthly. If I chose to work with AFC for home warranty protection, I’d choose their Platinum Plan as it covers all the essentials, and I don’t need the extra protection offered by the Diamond Plan. However, for a family with multiple electronic devices, I recommend the Diamond Plan for its impressive electronics protection plan.
AFC guarantees service within 48 hours and has a lifetime workmanship guarantee, proving the company’s dedication to customer satisfaction.
AFC Home Warranty offers four-tiered plans in most states, but in Pennsylvania it offers three: Gold, Platinum, and Diamond. AFC’s Silver Plan isn’t offered in Pennsylvania at the time of writing. The Gold Plan covers 15 of your most-used appliances and systems, including heating and cooling, kitchen and laundry appliances, and plumbing and electrical systems. The Platinum Plan — my personal favorite — adds ceiling exhaust, attic fans, plumbing stoppages, and more to the Gold Plan coverage. The Diamond Plan adds electronic smartphone and home electronics, and exterior sewer and water line coverage to the Platinum Plan’s coverage.
AFC offers two service fee options: $75 and $125. I would opt for the higher service fee to keep my monthly premium as low as possible. When secret shopping, I found that AFC offers discounts, including a $250 discount on annual pricing — an excellent way to save if you don’t mind paying up-front.
| Plan | Monthly Cost* | Service Fee* | Available Discounts |
| Gold Plan | $54.58, $49.75 | $75, $125 | $250 off, free roof leak coverage |
| Platinum Plan | $59.42, $54.58 | $75, $125 | $250 off, free roof leak coverage |
| Diamond Plan | $94.00, $89.17 | $75, $125 | $250 off, free roof leak coverage |
*Your chosen service fee will alter your monthly premium. AFC Home Warranty offers two service fee choices of $75 and $125. The monthly premiums are reflected in the chart above in the same order as its correlating service fee. For example, when choosing the Diamond Plan and a $75 service fee your monthly premium without add-ons is $94.00. However, if you select the $125 service fee option with the Diamond Plan, your monthly premium will be $89.17 before add-ons.
Editor’s Note: The cost data mentioned in this table was sourced for a two-bedroom single-family home under 5,000 square feet in Newport, New Hampshire. The cost data presented was accurate at the time of writing.
AvailTable Add-Ons
These are the add-ons AFC Home Warranty offers at the time of writing:
- Central vacuum ($3.33/month)
- Lawn sprinkler system ($5.83/month)
- Pool ($8.33/month)
- Roof leak ($0/month)
- Septic system ($5.83/month)
- Spa ($5.83/month)
- Stand-alone freezer ($3.33/month)
- Sump pump ($3.33/month)
- Well pump ($3.33/month)
Exclusions
These are some noteworthy exclusions I found from AFC Home Warrant’s coverage:
- Range hood
- Solar heating systems
- Water softeners
- Hot tubs
- Clogged pipes
- Sealed systems
AFC doesn’t cover items that have broken down due to lack of proper maintenance and reserves the right to determine whether breakdowns result from improper maintenance. The provider also requires a prior annual maintenance log for HVAC systems from a licensed technician to prove you’ve completed past repair recommendations.
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
AFC offers three plans for Pennsylvania homeowners. Two plans — Gold and Platinum — are competitively priced, with plans from other providers costing between $49 and $60 a month. The Diamond Plan is pricier, costing between $89 and $94 per month. If you’re a homeowner with a higher budget, the Diamond Plan is a fantastic comprehensive option, even including coverage for your home electronics. But for the average homeowner, the Platinum and Gold plans offer adequate coverage at a more affordable rate, and with $3,000 coverage limits. AFC scored higher here for offering multiple service fee options, allowing for further customization of your monthly premium.
AFC Home Warranty earned the highest customer experience score of any company on my list, scoring a 9.2. Their website is highly transparent for home warranty shoppers, allowing users to easily compare plans and prices, including how add-ons, discounts, and service fee choices affect monthly premiums.
AFC offers 24/7 customer service and avoids pushy sales tactics. When researching, I found numerous reviews across reputable online review websites highlighting positive experiences with customer service representatives. Many praise their repair technicians for their professionalism.
AFC’s online reviews are mostly positive, earning them 3.7-star rating on Google and a 3-star rating on Trustpilot. I appreciate that AFC actively engages with both positive and negative feedback, showing the provider’s dedication to customer satisfaction.
Given that the company has been in business for 14 years, I would expect it to have received more than 2,200 total reviews. While Elite Home Warranty also has a lower number of online reviews, EHW has only been in business for four years. Positive reviews praise AFC for their fast claims process, and for technicians resolving breakdowns quickly. I found that most negative reviews complain of unexpectedly denied claims. Overall, my research found AFC to have a positive company reputation.
| Rating Site | Rating | Number of Reviews |
| BBB | B / 1.95 out of 5 stars | 131 |
| Trustpilot | 3 out of 5 stars | 24 |
| 3.7 out of 5 stars | 1,627 | |
| Yelp | 1.9 out of 5 stars | 339 |
Editor’s Note: The ratings provided were accurate at the time of writing.
AFC lost points here for not offering emergency services without additional fees. These services can be essential, and extra fees may be a deal-breaker for Pennsylvania homeowners.
AFC offers a lifetime workmanship guarantee, however, far exceeding the typical 30 to 60 days offered by home warranty providers. This means that if a technician needs to revisit a repair previously made, your service fees are waived.
AFC Home Warranty offers coverage in 48 states, excluding California and Hawaii. Keep in mind that not all of their plans are available in all 48 states.
First American Home Warranty
4.3
Our Rating
I love that First American Home Warranty (FAHW) provides protection even in the face of improperly installed appliances and preexisting conditions — this is uncommon among home warranty companies. I also appreciate their promise to replace an appliance or system if they’re unable to repair it. First American provides a seamless quote process by including service fees and add-ons with their quote calculator. Similar to Elite Home Warranty’s most comprehensive plan, First American’s premium plan includes coverage caps of up to $7,000 for appliances, although their systems coverage cap is much lower at $2,500.
First American’s tiered plans offer coverage for both appliances and systems, with the breadth of protection for both increasing as the plans get more expensive. Their lowest-tier plan (the Starter Plan) doesn’t cover much, leaving important items, including your clothes washer and dryer and HVAC unit, uncovered — but air conditioning coverage is offered as an add-on for this plan. I recommend, though, opting for the Essential Plan instead of adding AC coverage to the Starter Plan.
It’s important to note that while their Essential and Premium Plans include air conditioning coverage, the payouts (including when AC coverage is purchased as an add-on) cap out at $1,500 — the lowest cap for air conditioning systems from any company included on my list. Typically, home warranty companies offer caps of $2,000 to $3,000 for HVAC repair or replacement. While this cap is disappointingly low, if you don’t prioritize HVAC system coverage or mind paying more out of pocket to supplement a lower coverage limit, then consider First American Home Warranty for their superior appliance coverage.
If you want comprehensive coverage for systems and exceptional coverage for appliances, I recommend First American Home Warranty’s Premium Plan, as it’s among the best offerings of companies I’ve researched. FAHW is one of two companies I’ve found to offer coverage for HVAC tune-ups, central vacuums, hot water dispensers, and luxury appliances within their base plans. Most other providers extend some of these protections as add-ons or not at all.
That said, First American Home Warranty’s Essential and Premium plans are more expensive than their competitors’ plans. If you want a more affordable monthly premium, a different home warranty company, such as Liberty Home Guard or Select Home Warranty, is the better option for you.
First American Home Warranty offers three plans: the Starter Plan that covers basic appliances, including a refrigerator and systems such as your plumbing; an Essential Plan, which adds other essential home systems and appliances such as a washer and dryer and garage door opener, and a Premium Plan that adds 18 items, including luxury appliances. Along with these three plans, First American offers nine add-ons, including limited roof leak coverage.
| Plan | Monthly Cost | Service Fee* | Available Discounts |
| Starter Plan | $60.00, $50.00, $45.00 | $75, $100, $125 | $200 off |
| Essential Plan | $70.00, $60.00, $55.00 | $75, $100, $125 | $200 off |
| Premium Plan | $85.00, $75.00, $70.00 | $75, $100, $125 | $200 off |
*Your chosen service fee will alter your monthly premium. First American Home Warranty offers three service fee choices of $75, $100, and $125. The monthly premiums are reflected in the chart above in the same order as its correlating service fee. For example, when choosing the Premium Plan and a $75 service fee, your monthly premium without add-ons is $85.00. However, if you select the $125 service fee option with the Premium Plan, your monthly premium will be $70.00 before add-ons.
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Portland, Oregon. The cost data presented was accurate at the time of writing.
Available Add-Ons
First American Home Warranty offers the following add-ons:
- Pool/spa equipment ($20.83/month)
- Additional refrigeration ($4.17/month)
- Septic tank pumping/system ($7.08/month)
- Central air conditioning (electric) ($8.33/month)
- Well pump ($7.08/month)
- First American Advantage ($0.00/month – offered with Essential and Premium Plans only)
- Water softener ($7.08/month)
- Limited roof leak ($8.33/month)
- HVAC tune-up ($2.08/month)
Exclusions
I pulled the following notable exclusions from FAHW’s sample contract:
- Solar systems
- Hazardous and toxic materials (FAHW technicians will not perform services involving these materials, including mold and asbestos)
- Anything covered under a manufacturer’s warranty
- Routine maintenance
- Bringing systems into code compliance
- Structural modifications
- Modifications to existing equipment
- Secondary damage
- Cosmetic fixes
These are exclusions that I would expect to find in a home warranty contract.
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
First American Home Warranty received a score of 9.3 for affordability because they offer multiple service fee options, the average cost of their add-ons is below $14.99, and they offer a 30-day full refund guarantee from the effective date of coverage if no claims have been made. While the cost of FAHW’s more comprehensive plans is higher than the average cost across providers of comprehensive coverage, based on my research, their add-ons are much cheaper than those of some of their competitors, such as Liberty Home Guard. If you want comprehensive coverage with affordable add-ons, First American is a great option for you.
First American has an average customer experience score for home warranty companies based on Today’s Homeowner rating system. FAHW offers a service guarantee, has an average waiting period of 30 days before coverage begins, and has a quick and easy claims process. FAHW lost points in this category for making too many contact attempts while not providing a single point of contact for getting coverage into place, which can leave customers frustrated. My secret shopping was seamless — one of the easiest I conducted due to FAHW’s user-friendly website, which includes the sample contract in the quote calculator.
FAHW has a B rating with the BBB, which is decent for home warranty companies. I found the company’s reviews on reputable review websites, including Google, Yelp, Trustpilot, and the BBB, to be varied. Negative comments report incidents of inept contractors leaving systems in worse shape than they found them in and contractors failing to communicate with homeowners and FAHW representatives. There’s also a mention of problems with denied claims that homeowners felt should have been honored. My research indicates some of these reports may have merit, while some may be due to the homeowner neglecting to carefully read the contract.
Positive reviews of FAHW comment on incredibly helpful customer service representatives and fast resolution of breakdowns. Overall, First American maintains the second-highest company reputation score of all providers on my list.
| Rating Site | Rating | Number of Reviews |
| BBB | B / 1.77 out of 5 stars | 1,854 |
| Trustpilot | 4.2 out of 5 stars | 14,028 |
| 2.8 out of 5 stars | 2,682 | |
| Yelp | 1 out of 5 stars | 437 |
Editor’s Note: The ratings provided were accurate at the time of writing.
First American Home Warranty has a standard claims process that is seamless and easy. You can submit a claim by calling the customer service line or submitting it online through your customer portal 24/7. First American scores higher in this category than competitors such as Elite Home Warranty because they offer emergency services. This is a huge plus for FAHW, especially for Pennsylvania homeowners concerned about emergency breakdowns in the snowy season.
First American offers coverage in 35 states — the smallest number of any company on my list. While they serve fewer states, FAHW operates with positive reviews across its service area while making 24/7/365 customer service a priority and making high payouts. Personally, I value the availability of emergency services over larger coverage areas, so the relatively limited number of states FAHW serves is not something that concerns me.
Calculate the Cost of Pennsylvania Home Warranty
Our home warranty cost calculator can help you determine the yearly costs associated with your specific home warranty plan. Below, input your estimated monthly premium, service call fee, and the number of claims you anticipate having to calculate your yearly home warranty cost.
| Appliance | Average Repair Cost | Average Replacement Cost |
|---|---|---|
| Dehumidifier | $50–$200 | $1,300–$2,800 |
| Microwave | $50–$400 | $60–$2,000 |
| Dishwasher | $50–$500 | $400–$3,000 |
| Exhaust Fans | $16–$300 | $250–$950 |
| Electric Range | $100–$500 | $230–$3,000 |
| Gas Range | $100–$500 | $230–$3,000 |
| Dryer | $100–$400 | $450–$2,300 |
| Oven | $100–$430 | $400–$3,000 |
| Washer | $50–$450 | $400–$2,300 |
| Freezer | $90–$500 | $160–$2,900 |
| Refrigerator | $40–$350 | $200–$5,000 |
Pennsylvania Home Warranty Regulations
Unfortunately for Pennsylvania homeowners, the state doesn’t specifically regulate home warranty contracts or services. Home warranty buyers can, however, seek resolution to complaints through Pennsylvania’s Bureau of Consumer Protection. If you believe your home warranty provider is not meeting its commitments, you can file a complaint with the Bureau of Consumer Protection, which is part of the state Attorney General’s Office.
In 2020, Attorney General Josh Shapiro filed a lawsuit against a home warranty company called Total Home Protection, and in 2021 the lawsuit was found in favor of the Attorney General, paying back Pennsylvania homeowners $400,000. While the state leaves initial vetting of home warranty providers to you, the homeowner, the Attorney General has followed through on action against bad-actor home warranty companies.
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Frequently Asked Questions
You need a home warranty in Pennsylvania if you want protection on home appliances and systems beyond your savings account, including HVAC and plumbing systems, that aren’t covered by your homeowner’s insurance policy. That said, if you are handy with home repair or own appliances with manufacturer’s warranties, you may not need a home warranty.
The average cost for a home warranty in Pennsylvania is between $40 and $70 a month, or an average of $650 annually. I came to this conclusion by using the quotes I received while secret shopping for a two-bedroom, two-bathroom single-family home in Lancaster, Pennsylvania.
To save money when purchasing home warranty coverage, be sure to call and speak with customer service representatives, as some companies offer discounts just for calling. You can also save money by comparing the monthly premiums and add-on pricing of multiple companies to determine how to save the most money on your home warranty plan.
A home warranty is worth it for Pennsylvania homeowners that want protection against sudden, and potentially costly, breakdowns of their home appliances and systems. While my recommendations have been for the most comprehensive plans, if you are comfortable paying large out-of-pocket expenses for repairs or replacements, or have appliances covered by a manufacturer’s warranty, you may consider a less comprehensive plan or opting out of a home warranty plan altogether.
Other Resources for Pennsylvania Homeowners
Best Home Warranties by State
Shopping for a new home warranty? Check out the links below to learn about the top home warranty providers in your state.
