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Audited & Verified: Jul 7, 2025, 9:37pm
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| Staff EditorWhen looking for a home warranty company in California, you may feel overwhelmed by the options. Aspects like pricing and fees, company reputation scores and protection for specific appliances and systems are pivotal to consider before starting conversations with home warranty companies.
California regularly sees summer highs reaching 97 degrees Fahrenheit. Given that California is on the coast, you may also be considering corrosion and roof leak coverage.
To help you limit the plethora of home warranty provider options, the Forbes Home editorial team analyzed 19 major home warranty companies and 58 plans and scored them by obtaining 106 quotes and using 60 datapoints. We’ve also read the fine print of these companies’ plans to help you find the best option for you.
The Forbes Home team is committed to bringing you independent, unbiased ratings and information. We use data and expert advice to inform all of our content. Plus, our advisory board of licensed professionals fact-checks and reviews our content for accuracy and relevancy. Our ratings for home warranties consider factors that include pricing, coverage options, nationwide availability, quote process, customer sentiment and more. All ratings are determined solely by our editorial team in line with our strict editorial guidelines.
Learn More: How We Score Home Warranty Companies
Featured Partners
1
Select Home Warranty
Plans Available
3
Response Time
Great
Number of States
46 + District of Columbia
2
Choice Home Warranty
Plans Available
2
Response Time
Excellent
Number of States
49 + District of Columbia
3
American Home Shield
Plans Available
3
Response Time
Excellent
Number of States
48 + District of Columbia
To find the best home warranty companies in California, we compared features like monthly premiums and service fees, policies, contractor choice policies and more.
| COMPANY | OUR RATING | BEST FOR | MONTHLY FEE | AC COVERAGE | LEARN MORE |
|---|---|---|---|---|---|
 4.7    | Best Overall
| $32.00 - $72.00+ | Yes | Read Forbes' Review | |
| 4.5 | Best Service Response Times
| $46.08 - $59.92+ | No | On HWA's Website | |
| 4.5 | Best Cost and Plan Options | $49.99 - $59.92+ | Yes | On Liberty Home Guard's Website | |
| 4.4 | Best for Unique Home Features
| $29.99 - $79.99+ | Yes | On American Home Shield's Website | |
| 4.3 | Best Value
| $39.99 - $74.99+ | Yes | Read Forbes' Review |
Best Overall
Best Overall
2-10 Home Buyers Warranty
As a home warranty company, 2-10 Home Buyers Warranty is one to look out for in California, especially in recent years, and offers comprehensive coverage for California residents. This company aids builders, sellers and buyers alike with prices as low as $32 monthly for the most basic plan. Whether you’re looking for plans specific to kitchen appliance coverage or a broader home warranty plan, 2-10 is a strong option to consider.
Learn more: 2-10 Home Buyers Warranty review
Our team found 2-10 Home Buyers Warranty to be an excellent choice for a few reasons. The provider is one of the most competitively priced in California, with its base plan costing $32, and an option to lower or raise your premium pricing based on your service fee level. We also appreciate that the company has policies designed for home sellers, offering particular protections during the listing period, as well as those designed for home builders.
Why We Like It
What sets 2-10 apart is its flexible pick-and-choose plan. If you only want appliance coverage, there’s a minimalist plan for that. If you’re seeking maximum customization, 2-10’s top plan integrates extras like alarm and filter protection. We also noted its optional roof leak add-on, which could be a useful inclusion for coastal areas.
What We Don’t Like
While this company enables building flexibility, you’ll need the go-ahead before starting on repairs. Be aware that this company’s cancellation terms are not especially merciful. There’s a $25 fee for the first 30 days, which jumps to 10% of the full contract after that.
Who It’s Best For
2-10 Home Buyers Warranty can be a smart pick for California homeowners seeking as much cost control and coverage flexibility as possible. It’s particularly ideal for those who want a more flexible monthly premium and service fee scale and value contractor choice.
We gather and analyze consumer sentiment from a range of sources to create the Consumer Sentiment Index to determine customer satisfaction levels for each feature outlined below. This data is designed to give you an idea of real consumer experience of the services and product we review. This data is currently separate from our overall rating out of 5.
The sentiments from 2-10 Home Buyers Warranty customers were overall positive and gave high marks to the providers’ services. There was some mixed feedback in the reviews regarding claims, denials, limitations and lack of communication. These complaints came mostly from rejected claims, existing issues and response wait times. Overall, the reviews were positive, especially around overall communications and expected timelines.
In a survey of 1,800 home warranty customers, 2-10 Home Buyers Warranty received strong marks for consumer satisfaction. An astounding 86% of policyholders we surveyed said they would recommend 2-10 to a friend, and 88% rated the service as a good value, highlighting overall positive customer sentiment.
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Simply Kitchen | $32+ | $65 - $100 |
Complete Home | $52+ | $65 - $100 |
Pinnacle Home | $72+ | $65 - $100 |
Add-On Options:
On AFC's Website Have you considered AFC Home Warranty?
Whether you need repairs or a new appliance, AFC can help cover the cost of even the most expensive items like HVAC and plumbing. Here’s why we chose it:
Available plans to choose from: Silver Plan, Gold Plan, Platinum Plan, Systems Plan
Three years work guarantee of repairs
Plans include free credit monitoring, family emergency services and discounts on household items, restaurants and more
On AFC's Website 
Best Service Response Times
Best Service Response Times
Home Warranty of America (HWA)
Home Warranty of America is a longstanding company offering home warranty plans from roughly $47 per month. With just two plan options, HWA caters to homeowners looking for easy-to-navigate protection. Customers can expect flexible service call pricing between $75 and $100, depending on their plan choice. The company’s roots go back to 1996, making it one of the more seasoned names in the industry.
Learn more: Home Warranty of America review
We chose Home Warranty of America for its user-friendly plans and nationwide availability. It’s one of the few providers offering a specialized add-on for making certain replacements with ENERGY STAR appliances, which adds value for modern homeowners. With just two coverage tiers, it’s an easy pick for anyone who doesn’t want to sort through a maze of fine print.
Why We Like It
We like that HWA trims the excess with two well-structured plan tiers. Even the lower tier covers most foundational needs, and the premium option brings added protection for larger household systems. Service fees are within standard range on a sliding scale, which lets users manage costs upfront. We’re also into the sustainability feature—a rare find in this space.
What We Don’t Like
With HWA, you won’t be able to use your own repair professional, as the company sends someone from its in-network list. And if you’re looking for an appliance-only plan, it may not be the company for you. It’s not always a drawback for everyone, but it is worth mentioning.
Who It’s Best For
HWA is a choice worth considering for homeowners who want plans that protect both systems and appliances and have the choice to expand coverage.
We gather and analyze consumer sentiment from a range of sources to create the Consumer Sentiment Index to determine customer satisfaction levels for each feature outlined below. This data is designed to give you an idea of real consumer experience of the services and product we review. This data is currently separate from our overall rating out of 5.
Overall, we observed mixed customer reviews for HWA. Some issues that often cropped up included unexpected costs, insufficient coverage and sizable wait times. On the plus side, customers praised helpful contractors and reported good customer service.
We surveyed 1,800 home warranty policyholders and found largely mixed to positive reviews for HWA. According to our survey, 81% of HWA customers said they were pleased with the company’s value for the cost they paid. The same percentage said that enrolling in a plan with the company was simple.
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Select | $46.08+ | $75 - $100 |
Select Plus | $59.92+ | $75 - $100 |
Add-On Options:
Best Cost and Plan Options
Best Cost and Plan Options
Liberty Home Guard
Although newer to the market, Liberty Home Guard has earned a strong reputation in a short time. Homeowners can choose from three plan levels, including appliance-only, systems-only and combo coverage, and have flexibility when it comes to call fees. With Liberty, it’s all about options.
Learn more: Liberty Home Guard review
We included Liberty Home Guard because it gives homeowners a level of control you don’t always see. From choosing your own contractor to covering properties like secondary residences, Liberty makes it easier to adapt your coverage to your living situation.
Why We Like It
The company has one of the longest lists of home warranty add-ons in our California ranking, with optional coverage for saltwater pools, re-keying and light fixtures. You can also add window washing, which can come in handy if you live on the coast in California. Liberty also offers multiple ways for customers to contact the company, including by phone, text and chatbot.
What We Don’t Like
Liberty Home Guard’s cancellation fee is $50, which can feel steep. Additionally, its plans are subject to a $2,000 maximum payout per covered item, so you’ll keep track of your claims.
Who It’s Best For
Liberty is ideal for homeowners who want a mix of plan types. Whether you’re interested in major systems, you can pick a plan that lines up with your budget. It’s also a solid choice for people managing rentals.
We gather and analyze consumer sentiment from a range of sources to create the Consumer Sentiment Index to determine customer satisfaction levels for each feature outlined below. This data is designed to give you an idea of real consumer experience of the services and product we review. This data is currently separate from our overall rating out of 5.
From our findings, Liberty Home Guard had generally mixed reviews from consumers. On the positive side, customers noted helpful and kind customer service agents and quick assistance. In more critical reviews, customers mentioned claim denials and delays in service.
Liberty Home Guard performed fairly well on our survey of home warranty customers. When asked, 84% of customers said they were happy with the outcome of their service calls, and 85% of Liberty customers said they intend to renew their plan.
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Appliance Guard | $49.99+ | $65 - $125 |
Systems Guard | $54.99+ | $65 - $125 |
Total Home Guard | $59.99+ | $65 - $125 |
Add-On Options:
Best for Unique Home Features
Best for Unique Home Features
American Home Shield
American Home Shield has been in the home warranty business since 1971, making it one of the oldest companies on our list. You can select from three distinct home warranty plan options through the company: ShieldSilver, which covers home systems and starts at $29.99, ShieldGold, which covers home appliances and systems and starts at $49.99 and ShieldPlatinum, starting at $79.99, which combines the two plans, increases the coverage cap to $4,000 for covered appliances and adds other perks.
Learn more: American Home Shield review
American Home Shield lets residents select from a variety of options, including the flexibility to choose between monthly or annual home warranty plan payments. The company stands out for its simplified system-specific offering, along with combo packages that deliver broader home coverage. Its ShieldSilver plan is one of the most budget-friendly entry-level options on the market.
Why We Like It
AHS stands out in California with interesting add-ons, including coverage for code problems and preexisting defects. The company also extends coverage to those in condos, mobile homes and manufactured housing. The company usually assigns claims in California within 24 to 48 hours and offers an optional video diagnostics feature to help speed up repairs. Even the most basic plan includes AC coverage, a vital asset for California’s extreme climate.
What We Don’t Like
The approval process for third-party contractors can be lengthy with American Home Shield. Similarly frustrating is canceling your policy—canceling after 30 days means you’ll be footing an administrative fee equivalent to one month’s rate.
Who It’s Best For
American Home Shield is a great choice for policyholders in California who live in manufactured homes, condos or mobile homes, and for residents who want high appliance coverage limits.
We gather and analyze consumer sentiment from a range of sources to create the Consumer Sentiment Index to determine customer satisfaction levels for each feature outlined below. This data is designed to give you an idea of real consumer experience of the services and product we review. This data is currently separate from our overall rating out of 5.
Customer sentiment toward American Home Shield revealed inconsistencies. Some users described swift repairs and competent service quality. Others noted unanticipated costs and raised concerns over limited technician vetting. AHS remains a case-by-case option depending on your location and service expectations.
In our survey of 1,800 home warranty customers, American Home Shield received fairly strong scores and positive sentiments. About 83% said they would recommend AHS to friends or family, and an additional 84% felt the company’s contracts were clear.
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
ShieldSilver | $29.99+ | $100 - $125 |
ShieldGold | $49.99+ | $100 - $125 |
ShieldPlatinum | $79.99+ | $100 - $125 |
Add-On Options:
Best Value
Best Value
ARW Home
As a home warranty company in California, ARW Home is a comprehensive option for those who prefer various plan tiers and price points. ARW offers three separate plans, kicking off with the Kitchen Plus Plan (starting at $39.99) and centers on kitchen systems and appliances. From there, its Platinum Plan (starting at $64.99 monthly) and Platinum Plus Plan (which costs $74.99 to start) combine system and appliance protection.
Learn more: ARW Home review
We like that ARW Home has three transparent plans, which allow California homeowners to really dial in on the coverage that makes the most sense for their needs and home. For instance, its middle plan option includes HVAC coverage, one of the most important considerations to homeowners in California due to its hot summers. ARW also has some common items on its add-ons list, including pool coverage and coverage for water and sewer lines.
Why We Like It
Our team appreciates ARW’s non-automatic exclusion policy for older homes, which is unique. As long as your appliances and systems are still up and running, they can typically be serviced by ARW. Forbes Home also appreciates that you can choose your own contractor.
What We Don’t Like
There’s a $45 cancellation fee, and some customers reported needing to cancel by mail, a process that feels inconvenient. If you value digital-first account management, you may want to clarify the policy details ahead of time.
Who It’s Best For
ARW Home is a solid option for those in California who want plans with comprehensive coverage—especially one focused on kitchens. We also think it could be a good option to consider for those in older homes.
We gather and analyze consumer sentiment from a range of sources to create the Consumer Sentiment Index to determine customer satisfaction levels for each feature outlined below. This data is designed to give you an idea of real consumer experience of the services and product we review. This data is currently separate from our overall rating out of 5.
Customer reviews for ARW Home are overall mixed. Although some customers heaped praise on the company’s quick turnaround time on claims and positive experiences with customer service representatives, others had issues with their customer service experience. Other complaints included trouble canceling policies and disputes with claims coverage.
In a survey of 1,800 home warranty customers, we found that ARW Home received high marks for satisfaction. In our survey, 93% of ARW customers said they’d recommend the service to friends or family, while 92% said they felt the plan provided solid value for the price.
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Kitchen Plus | $39.99+ | $55+ |
Platinum | $64.99+ | $55+ |
Platinum Premier | $74.99+ | $55+ |
Add-On Options:
On AFC's Website Have you considered AFC Home Warranty?
Whether you need repairs or a new appliance, AFC can help cover the cost of even the most expensive items like HVAC and plumbing. Here’s why we chose it:
Available plans to choose from: Silver Plan, Gold Plan, Platinum Plan, Systems Plan
Three years work guarantee of repairs
Plans include free credit monitoring, family emergency services and discounts on household items, restaurants and more
On AFC's Website In our recent National Provider Survey of 1,800 existing home warranty policyholders, 80% of West residents reported spending between $801 and $900 annually on their home warranty premium, costing roughly $70 per month.
After reviewing additional survey results, we found that the average home warranty costs ranged between $27 and $100, or $57 on average. To get a more accurate estimate, it’s important to also factor in service fees (which range between $65 and $150). You’ll pay these fees each time you contact a contractor to help with a repair. Considering that fixing a furnace could set you back between $300 and $1,200, you may spend more than you would imagine, which is why having a home warranty is a good long-term investment.
Your specific home warranty cost will depend on various aspects, like which provider and policy you choose within California, any additions to your plan and more. For instance, because California is coastal, you may be considering roof leak and corrosion coverage, but these features are frequently add-ons instead of being a part of a plan. You may find it beneficial to frontline HVAC coverage. Though HVAC-inclusive plans may be pricier than those without, you don’t want to take a chance on your AC shutting down during the dead of summer.
| CALIFORNIA HOME WARRANTY COSTS | ||
|---|---|---|
| Breakdown | Monthly Premium | Service Fees |
| Average cost | $60 | $65 - $150 |
| Cheapest quote | $27
| $65 |
| Most expensive quote | $97 | $100 |
Home warranties can be worth it in California, but it depends on a few factors.
If you have a brand-new home with lots of items still covered under a warranty, or you’re especially handy and confident that you’ll be able to take on home problems, then a home warranty may not be worthwhile for you.
However, if you have an older home with appliances and systems that are no longer under builders’ or manufacturers’ warranties, then a home warranty can be worth the cost in the event of unexpected repairs. In this case, it’s smart to compare the costs of a home warranty (both premiums and service fees) with average repair costs for home items in California.
If you are thinking about maintaining other items besides the washer with a home warranty, your plan can authorize repairs for a wide array of items for one monthly fee, plus a fee for each visit that is typically much smaller than you’d pay on your own.
Home warranties can also be worth it for peace of mind—if your AC system breaks in the heat of a California summer, a home warranty company can send over a trusted pro to perform a repair. If your system and repair are covered under your plan, you’ll only need to pay the service fee.
Compare Quotes From Top-rated Home Warranty Companies
Free, No-commitment Estimates
Choosing a home warranty plan is a decision unique to you, your home and the systems and appliances you’d most like to cover. However, every homeowner should keep some factors in mind to make the best possible decision for a home warranty plan—and there are a few factors California homeowners should especially consider.
HVAC systems (a.k.a. your heating, ventilation and cooling systems) are some of the most commonly covered items in home warranty plans and for good reason. HVAC repairs are not only costly (running around $400 for an average repair), but they can make your home uncomfortable or even dangerous in some cases. After all, the last thing you want is your HVAC system going out during a heat wave. That can cause dangerously high temperatures in your home.
We suggest looking into home warranties that cover your HVAC system for greater peace of mind, no matter where you call home—but especially in California.
To choose the right home warranty plan, start by taking stock of your home’s current systems and appliances. Identify which ones are recently installed—some may still be covered by a manufacturer’s warranty—and which are nearing the end of their life and likely need repairs or replacement soon. You’ll also want to consider which items could be especially costly to fix. Major systems like plumbing and electrical, or large appliances, often fall into this category due to how involved repairs can be.
Once you’ve built out a solid understanding of what’s most at risk or most expensive to replace, compare it with what home warranty companies cover. Look for plans that align with both your spending comfort zone and your specific needs. Approaching it more thoughtfully can help ensure you select a plan that’s actually worth the investment, —one that protects what matters most in your home.
Sample contracts are often available for viewing on each home warranty provider’s website, and our team suggests reviewing these so you can get a sense of what you could be signing up for. You’ll learn details like terms of renewal, coverage exclusions and caps, payout limits and cancellation policies, which will guide you to your final answer on which service is best for you.
Coverage exclusions and limitations are specifically crucial for California residents who regularly experience extreme weather in certain months, as HVAC systems can fail and cause you to reach your limit quickly. Make sure you know what these limits entail so you’ll know how to handle a summer heat wave.
A home warranty plan is only worth its salt if it fits into your budget. We recommend comparing monthly premiums of every plan you’re considering, as well as service fees. Be sure to look at the plan itself as well as the cost to ensure you’re selecting the best option based on all factors and not just the premium. This process will help you find the best home warranty plan for your buck in California.
There is no better way to learn about a company’s reputation than online customer reviews and sentiments. If local reviews are accessible, that’s even better. Friends, community members, family and neighbors can give you a better look at which companies you should consider.
Home warranties are regulated in California by the California Department of Insurance.
Home warranties in California need to be licensed with the Department of Insurance in the state. You can look up the company’s registration and complaint history on the DOI website and also file any complaints as needed there.
Find the top ranked home warranty company in your area
Home warranties can protect you against unexpected expenses. Click on your state today to find out more.
Overall, home warranties cover systems and appliances. Whether a company covers systems, appliances or both is dependent upon the company itself and the plan you select within that provider’s offerings. Most home warranty companies offer at a minimum two tiers of coverage, and most also cover both systems and appliances in a top-level plan.
Typically, a home warranty provider will protect common maintenance tasks for systems and appliances like electrical, kitchen, HVAC and more.
Equally important as knowing what your home warranty plan covers is what it doesn’t. As mentioned above, home warranty plans cover specific appliances and/or systems for repairs and replacements, but just because an appliance, system or other part of your home is listed under your plan doesn’t mean a repair or replacement will be fully covered.
For one, the reason for repair often makes a difference. These types of plans won’t necessarily help if a coastal flood damages your home (that’s where home insurance would usually come in), or if the reason for the issue is human error. Home warranties are meant to help with issues due to wear and tear, not necessarily for fixing damage.
Similarly, you may run up against coverage limits, so if you live on the coast of California and the salty air has corroded parts of your home, your home warranty company may only cover a portion of the repairs, even if you have corrosion coverage. Situations like these are why looking at coverage limits is so important.
If you have any concerns about coverage limitations or questions about certain repair situations, we recommend contacting your home warranty company.
To better understand current home warranty trends in California and across the U.S., we surveyed 1,800 homeowners who have been home warranty customers within the last 12 months. Homeowners in the West shared their experiences with coverage, how they use their plans and their opinions on home warranties as a whole, including feedback on the companies they chose.
Best Home Warranty Companies By State
To determine the home warranty companies ranking, the Forbes Home editorial team analyzed 19 companies and 58 plans, with each company’s star rating determined by evaluating several metrics and subcategories, including years of experience, signup and restrictions, plan pricing, fees and discounts, coverage features and more. We also utilize our in-house consumer sentiment analysis, which includes over 146,000 first-person insights as well as our net promoter score survey (NPS), in which our team asked over 1,800 policyholders about their home warranty, to come to the conclusion of the best home warranty company.
You can find out more about how Forbes Home rates home warranty companies in our detailed methodology page.
Compare Quotes From Top-rated Home Warranty Companies
Home warranties can protect you against unexpected expenses. Receive a custom quote today.
When choosing a home warranty plan, you’ll want to consider factors like premiums and service fees, what items are covered, coverage limits, company reviews and more. In California specifically, because of its tendency toward extreme heat, we’d also recommend considering companies with robust HVAC plans to help keep your home comfortable. Because of California’s situation on the coast, if you live near the water, you may also want to look into plans that include corrosion coverage.
Whether or not a home warranty will cover preexisting conditions will vary by plan and by company. If you’re aware of frequent problems with items you plan to cover with your home warranty plan, we recommend speaking with any home warranty company you’re considering in California. They can give you more personalized info, including monetary coverage limits and note which issues aren’t covered.
Home warranty plans usually don’t cover mold problems. One way you can help prevent any mold problems, though, is to make sure your chosen home warranty plan offers comprehensive HVAC coverage. A well-maintained HVAC system means a lower risk of mold growth.
Ashlyn is one of Forbes Home's in-house writers and a former civil engineer-turned content writer with over six years experience. Until recently, Ashlyn focused on creating content for Forbes Home as a freelance writer. Her areas of expertise range from home improvement, moving services, home warranties and home security. As a homeowner and tireless DIY enthusiast, Ashlyn combines her deep knowledge and practical expertise to provide valuable insights and advice. Her dedication to enhancing homeowners' understanding and skills in managing their properties has been the cornerstone of her writing career.
Kristin is a lead editor at Forbes Home and has nearly a decade of professional experience as a writer and editor. She's previously worked at sites like Talking Points Memo, Insider, Delish, Angi and HomeAdvisor. She has a passion for lifestyle topics and has extensive experience researching and reporting on topics that will help make your house a home.
