8 Best Home Warranty Companies in New Jersey of 2023

Purchasing a home warranty for your home systems and appliances can help you save money. Find out which companies PropertyNest named the best in New Jersey and which one is right for you.
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If you live in New Jersey, you know that summers here are unbearably hot.

So, if your A/C breaks down and is past your manufacturer’s warranty, it can be difficult to quickly find a repair service and budget for large out-of-pocket replacement costs.

However, for a relatively affordable monthly or annual fee, a home warranty plan can help mitigate costs so you can get your air conditioner fixed.

A home warranty covers service, repair, or replacement of major home appliances, such as ovens and refrigerators, and systems, such as HVAC, plumbing systems, electrical systems, heating systems, and, yes, your air conditioner.

It is great for New Jersey homeowners who have older items because a warranty can cover them if they break.

So, if you live in Garden State and before buying, read our home warranty reviews to find the right company.

The following are the best home warranty companies PropertyNest found for different types of needs, according to category.

We also offer everything you need to know about a home warranty in Jersey, including information on what a home warranty covers, what it doesn’t cover, and how to choose a home warranty.

Best Home Warranty Companies in New Jersey

  • American Home Shield: Best Overall
  • Choice Warranty: Best Affordable Home Warranty Plan
  • Liberty Home Guard: Best Home Warranty for Add-On Coverage
  • Select Home Warranty: Best Home Warranty Plan for Amounts of Ways to Save
  • AFC Home Club: Best Workmanship Guarantee
  • ServicePlus Home Warranty: Best for Coverage
  • Cinch Home Services: Best Pre-Existing Conditions Coverage
  • Priority Home Warranty: Best for Choosing Your Own Contractor or Technician

Best Overall: American Home Shield

Editors star rating review
Editor's Rating (5 Stars out of 5)

American Home Shield (AHS) is a reputable home warranty provider with over 45 years of industry experience.

For our money, AHS is the best overall.

It offers competitive pricing, a great discount program, and fewer ambiguous wordage in your policy plan.

AHS blows the competition away by covering damages to systems and appliances due to neglect or disrepair, which most other home warranty companies do not.

The covered damage causes include normal wear and tear, rust or corrosion due to poor maintenance, improper installation or previous repair, and unknown pre-existing conditions.

The fact that AHS covers poor maintenance and unknown pre-existing conditions is notable. These damages are often excluded in most plans.

What is also great is AHS’s discount plan.

You are allowed to purchase new systems and appliances at a discount, and they are all brands you know. These include KitchenAid, GE, Whirlpool, Amana, Maytag, and JennAir.

In fact, several vetted customer reviews give high marks to AHC because they can get brand-new, high-quality appliances for little or no cost.

AHS offers three plans: the Systems Plan, the Appliance Plan, and the Combo Plan.

The Systems Plan

The Systems Plan covers the following systems: HVAC with ductwork, electrical, doorbells, smoke detectors,

ceiling fans, plumbing, water heaters, garbage disposals, instant hot/cold water dispensers, central vacuums, rehttps://www.propertynest.com/cms-admin/pages/21/keying door locks

Cost: $40

The Appliance Plan

The Appliance Plan covers major kitchen appliances, garage door openers, trash compactors, freestanding ice makers, and laundry appliances.

Cost: $40

The Combo Plan

The Combo Plan combines the Systems and Appliance plans, so you have comprehensive coverage for both.

Cost: a low $50, which is the guaranteed rate for New Jersey residents.

How Much is the Service Fee?

Three service fees — $75, $100, or $125 — give customers flexibility in their monthly payments, with a higher service fee reducing the amount paid per month and a lower service fee increasing the amount paid per month.

Pros and Cons of American Home Shield

  • Customers can choose the service fee they like:  $75, $100, or $125.
  • Customer service is available 24 hours a day, 7 days a week.
  • No limit on the number of repairs during the contract period.
  • No home inspection is needed to start coverage.
  • Offers coverage uncommon in other plans, including improper installation of appliances, aging appliances, and mismatched systems.
  • Many customer reviews complaints based on denied claims and negative experiences with on-site technicians.
  • Repairs only guaranteed for 30 days.
  • Not available in Alaska.
  • BBB: B (low).
  • Doesn’t offer discount for paying annually in full.

Choice Home Warranty: Best Affordable Home Warranty Plan

Editors star rating review
Editor's Rating (4.5 Stars out of 5)

CHW is the most affordable home warranty in New Jersey in comparison to its competitors.

The company’s low cost is due to generous promotions and bonuses.

One notable promotion is that CHW provides a free month of coverage and 5% off its annual policy and 5% off if you pay monthly.

These are one of the best deals in the home warranty industry.

CHW is also impressive because it’s super easy to contact the company.

You can chat with an agent on the website.

You can email customer service.

And you can reach agents via phone 24/7 or through social media, such as Facebook and Twitter.

Besides affordability, CHW offers coverage even if your home is old and even though your appliances are old as long as you’ve properly maintained them.

Many home warranty companies don’t cover old appliances because they often have pre-existing conditions. hem.

The Basic Plan

The Basic Plan provides comprehensive coverage on major systems and appliances.

Cost: Low average cost of $37 a month.

The Total Plan

The Total Plan covers everything under the Basic Plan, including your air conditioning systems, washer, dryer, and refrigerator.

Cost: average of around $40-$44 a month.

How Much Is the Service Fee?

The service fee is around $60 to $85 for repairs and replacements and is also lower than competitors.

Pros and Cons of Choice Home Warranty

  • 90-day repair guarantee on parts.
  • 30-day guarantee on the company’s technician’s labor.
  • After-hours service.
  • Guaranteed response time within 48 hours of receiving a claim.
  • Free coverage for the first month of service.
  • Doesn’t require a home inspection.
  • Covers items past the manufacturer’s warranty but doesn’t cover defects due to manufacturer’s fault.
  • Defects due to negligence or lack of upkeep not covered.
  • Commercial-grade appliances (think Wolf stove) not included in the plan.

Liberty Home Guard: Best Home Warranty for Add-On Coverage

Editors star rating review
Editor's Rating (4 Stars out of 5)

LHG has great plans and some unique offerings that make it more appealing to those looking for home warranty plans in New Jersey.

LHG has a built-in live chat feature on its website and a 24-hour claim response time.

The company quickly dispatches technicians within 24 hours if there’s an emergency breakdown of an appliance or system.

The company also features a 60-day workmanship guarantee on all repairs.

But, if your systems and appliances have pre-existing conditions, the policy won’t cover them.

This can be a dealbreaker for many, especially those who have old houses. In general, old houses don’t have updated appliances or systems.

But what makes LHG unique is that it has the longest list of add-ons, the most of any home warranty companies on our list.

Your premium will rise as each add-on has a cost. But the add-ons allow for truly comprehensive coverage.

LHG offers three main plans: Appliance Guard, Systems Guard, and Total Home Guard.

Appliance Guard

The Appliance Guard Plan covers appliances like a cooktop, microwave oven, clothes dryer, clothes washer, garbage disposal, garage door opener, and ceiling fans. 

Cost: Low average cost of $39.99 a month

Systems Guard

The Systems Guard Plan protects essential home systems such as an air conditioner, bath exhaust fan, ductwork, electrical, plumbing and plumbing stoppages, heating system, toilet, and water heater.

Cost: about $49.99 a month

The Total Home Guard Plan

The Total Home Guard Plan provides the most extensive coverage for systems and home appliances listed above. The price of this combo plan is low, which means it is a great deal.

Cost: around $59.99 a month.

How Much is the Service Fee?

The average service fee is $80, which is expensive in comparison to other companies.

Pros and Cons of Liberty Home Guard Warranty

  • No contract required.
  • Free roof coverage.
  • Newly designed customer claim portal.
  • Lower chance of claim denial.
  • 24/7 service calls
  • Doesn’t allow customers to customize their plans.
  • Doesn’t let customers choose their service fee.
  • Service fee depends on plan you select and location of home.
  • Smaller company
  • Newer on the market; customers may want a more seasoned company.

Select Home Warranty: Best Home Warranty Plan for Amounts of Ways to Save

Editors star rating review
Editor's Rating (4 Stars out of 5)

Select Home Warranty is a New Jersey resident with headquarters in Mahwah. It was established in 2012, long enough to earn a good reputation.

SHW offers many things, but what makes it so enticing is that it offers a lot of ways to save.

For starters, all their plans cost under $47.

Roof-leak coverage is offered free with every plan—an estimated $99 value.

However, roof-leak coverage doesn’t cover gutters, chimneys, downspouts, or partial or full roof replacement.

For more ways to save, the company offers two free months if you choose to pay annually, which is one of the best deals on the market.

You can cancel for free during the first 30 days of your policy.

Lastly, SHW’s coverage limits are pretty high, while premiums are within the average range.

This means SHW provides a good value for its policyholders.

All of these savings make for a very affordable home warranty policy.

As for claims, you have three days to submit one. This is above the industry average. Most home warranty service providers only allow one day.

In addition, Select offers a 90-day workmanship guarantee, which beats a lot of its competitors.

And if you make a claim, a technician will provide repairs within 48 hours during business days.

The Systems Plan

This plan covers eight essential home appliances, including your laundry machines and refrigerator.

Cost: $41 a month.

The Appliance Plan

The Appliance Plan covers six built-in home systems such as your air conditioning, heating, and ductwork.

Cost: $41 a month.

The Combo Plan

The Combo Plan covers both the Systems Plan and the Appliance Plan.

Cost: $47 a month.

How Much is the Service Fee?

The service fee is very low, at around $60 a month. In fact, this fee is one of the lowest in the industry.

Pros and Cons of Select Home Warranty

  • All three plans cost less than $50 per month.
  • Roof-leak coverage included free in every plan.
  • Company is solid option for budget-conscious homeowners.
  • Claims accepted 24/7 via phone or online.
  • You have three days to submit a claim, which is above industry average. Most home warranty service providers only allow one day.
  • 90-day workmanship guarantee.
  • Unsatisfied policyholders can initiate dispute, but it will be enforced under the state laws of New Jersey.
  • Free roof coverage doesn’t cover gutters, chimneys, and downspouts, as well as partial or full roof replacement.
  • Will also not repair metal roofs or replace shingles.
  • Doesn't cover fixtures.
  • Excluded from the warranty are geothermal heat pumps, improperly installed ductwork, window air conditioners, humidifiers, and more.

AFC Home Club: Best Workmanship Guarantee

Editors star rating review
Editor's Rating (4.5 Stars out of 5)

AFC Home Club is one of the best warranty companies in New Jersey due to what they offer.

For example, AFC is easily accessible. You can call and won’t spend your time on hold if you want to reach a live agent.

You can use the company’s online site to find information about its plans online. And you can chat with a rep via Messenger on Facebook.

The easier the company is to access, the more trustworthy it is.

What makes AFC stand out is that it guarantees its service repairs for the entirety of your home warranty policy.

This means a technician will come back to your house to provide free repairs when your covered systems and appliances break down again from the same issue.

AFC is also great because most comparable companies guarantee their service for only 30 to 60 days and make you pay an additional service fee if a technician needs to return to your home to make repairs.

AFC Home Club offers four plans: the Systems Plan, the Silver Plan, the Gold Plan, and the Platinum Plan.

The Systems Plan

The Systems Plan covers systems only, nine to be exact. This includes a gas or electric water heater, air conditioning/cooling, heating system, or built-in wall unit.

Cost: $43 a month

The Silver Plan

The Silver Plan covers common appliances only, a total of nine that include the refrigerator, the washing machine and dryer, the dishwasher, and the water heater.

Cost: $36 a month

The Gold Plan

The Gold Plan covers both the Systems Plan and the Silver Plan, which means you have coverage for both systems and appliances.

However, it does not cover built-in microwaves or plumbing stoppages, which are fairly standard in plans that cover both systems and appliances, such as our top picks, which are Choice and Select Home Warranty.

Cost: $50 a month

The Platinum Plan

The Platinum Plan covers all the lower plans and several additional protections, such as plumbing stoppages, faucets, ice makers, and built-in microwaves, all of which are usually not covered in a home warranty plan.

Cost: $55 a month

How Much is the Service Fee?

The company has three service call fee options: $75, $100, or $125.

The higher the service fee, the lower the premium, and vice versa.

  • Includes extra benefits with its plans, such as free credit monitoring and discounts for home security systems.
  • Offers plan customization options based on your preferred service call fee.
  • Doesn't require a coverage waiting period if you can provide valid home inspection documentation.
  • Choose your own service technician.
  • Choose your service fee.
  • Lower chance of claim denial.
  • 24/7 service calls.
  • Has a $2,000 coverage limit for appliances, which is lower in comparison to competitors.
  • Doesn't serve homeowners in California or Hawaii.
  • Customer complaints about claim denials and contract wordage.
  • High fee for contract transfer.
  • High fee for cancellation.

ServicePlus Home Warranty: Best for Coverage

Editors star rating review
Editor's Rating (4.5 Stars out of 5)

There’s a lot to like with the New Jersey-based ServicePlus Home Warranty, formerly known as Total Home Protection.

When you sign up for a plan, you get $200 off and two free months.

And if you buy a multi-year contract with ServicePlus, you can lock in a discounted yearly premium.

In addition to the company having excellent customer service, it’s easy to file a claim.

You can call the company.

Or you can do it at any time of the day if you use the company’s online platform.

And if you have an emergency, you don’t have to worry if the company is backed up and has no free technicians.

That’s because ServicePlus has a large network of bonded and licensed service technicians.

The Gold Plan

The Gold Plan, which is a basic plan, covers all major home systems, excluding some appliances like the refrigerator, washing machine, and dryer.

Cost: $53.67 a month.

The Platinum Plan

The Platinum Plan is the most comprehensive plan in the home warranty sector. You don’t need add-ons for more coverage because the Platinum Plan has you covered. It includes items like plumbing, water heaters, whirlpool baths, electrical systems, and much more.

Cost: $60.33 a month.

Note that if you sign up for multiple years of coverage, you can save between $200 to $750 for the company’s Gold Plan and between $150 and up to $650 for the Platinum Plan.

How Much is the Service Fee?

The service fee is $75 for repairs and replacements.

Pros and Cons of ServicePlus Home Warranty

  • Several optional coverage options.
  • Claims can be filed 24/7 via online portal or by phone.
  • Excellent customer service.
  • A large network of bonded and licensed service technicians.
  • Even if claim falls outside service agreement, the company will try to assist you to all extents of its abilities.
  • Coverage not available in all states.
  • Will only wait to start coverage until pre-existing problems on older units are repaired.
  • For eligibility, heating system should not exceed a 5-ton capacity; anything over will be considered a commercial unit and will not be covered.

Cinch Home Services: Best Pre-Existing Conditions Coverage

Editors star rating review
Editor's Rating (4 Stars out of 5)

With 40 years of home industry experience, Cinch Home Services is one of the industry's most experienced home warranty companies.

It has nearly 1 million customers nationwide and responds to over 1 million service requests a year.

On top of that, Cinch Home Services is one of the fastest-growing home warranty companies.

Cinch Home Services offers many things.

It covers damage due to rust and corrosion, which its competitors usually don’t cover.

The company boasts a 180-day workmanship guarantee, the highest in the industry, and the use of an extensive network of 18,000 technicians.

That means you’ll never have to wait for a period before a technician is scheduled to come to your home.

In addition, homeowners have access to discounts on new appliances.

Plus, if your gas range malfunctions within six months of your initial claim, Cinch guarantees that it will send out another technician to fix your range at no extra cost to you.

But above all, Cinch is a great home warranty company because it covers and protects systems and appliances that have pre-existing conditions, unlike other comparable companies.

Cinch offers three plans: the Appliances Plan, the Built-In Systems Plan, and the Complete Home Plan.

The Appliance Plan

The Appliance Plan covers 14 appliances.

Cost: $44.99 a month

The Built-in Systems Plan

The Built-In Systems Plan covers 15 systems, including plumbing systems, toilets, sump pumps, toilets, water heater, and built-in Whirlpool/jetted bathtub.

Cost: $51.99 a month

The Complete Home Plan

The Complete Home Plan covers both the Appliance Plan and the Built-In Systems Plan.

Cost: $61.99 a month

How Much is the Service Fee?

The service fee is very high, starting at $100 and going up to $150.

Pros and Cons of Cinch Home Services

  • 180-day service guarantee is among the strongest guarantees in the industry.
  • Policyholders with brand new appliances get a discount.
  • Easy-to-use online quote tool that simplifies process of determining how much your warranty will cost.
  • All plans include air conditioner or water filter credit of $25 to redeem after first payment.
  • When plan begins, receive free water sensor in mail.
  • Unique inclusions: Whirlpools, ductwork, and sump pumps included in standard policy without additional fees.
  • May not be good choice if you want to choose your technician.
  • Not good for those who want cheaper deductibles.
  • Only available in 48 states.
  • Not as many add-ons offered as some competitors.
  • High service fees ($100–$150) compared to the industry average of $75.

Priority Home Warranty: Best for Choosing Your Own Contractor or Technician

Editors star rating review
Editor's Rating (4 Stars out of 5)

Priority Home Warranty is best for customers as its agents will work with them until they are satisfied with their coverage.

We also liked Priority because it has flexible payment options, an online site for 24/7 access, and, above all, because it allows you to choose your own contractor or technician.

From 3,494,761 verified reviews, customers agree that the online portal is very handy to use, that customer service is excellent, and that reps will guide you with patience and friendliness to explain everything you need to know about the Priority home warranty plan.

Priority offers three plans: Systems Home Care, Appliance Home Care, and Total Home Care.

Systems Home Care

Covers all the major home systems such as air conditioning, electrical systems, ductwork, heating, plumbing, water heaters, and more.

Appliance Home Care

It Covers major appliances in the kitchen, laundry room, and more. It also includes extras like ceiling fans, exhaust fans, and built-in microwaves.

Total Home Care

Total Home Care covers all items under Systems Home Care and Appliance Home Care, plus garage door openers.

Priority Home Warranty allows you to purchase monthly, annual, or multi-year plans. The multi-year plan is the best value.

The company doesn’t list its prices online until you get a quote.

But expect to pay around $30 for the Systems or Appliance Home Care plans and around the high forties for the Total Home Care plan.

How Much is the Service Fee?

The service fee is $70.

Pros and Cons of Priority Home Warranty

  • Offers month-to-month, annual, and 15-month contracts.
  • 90-day workmanship guarantee on all repairs.
  • Bonus months offered on annual plans.
  • Free personalized quotes.
  • Customer portal with real-time tracking.
  • Launched in 2020; prospective clients may go with more established companies.
  • Available in only 23 states.
  • $50 cancellation fee.

How We Decided

A home warranty provides a safety net. You won't have to worry if a major appliance or system breaks.

We determined the best home warranty companies in New Jersey based on the following criteria:


How reasonable are the monthly fees in comparison to the industry average? We compared the costs of each company to competitors.

We also looked at service fees.

The service fees associated with the New Jersey home warranties ultimately helped determine the overall affordability of the plan. In addition to comparing service fees, we also considered the workmanship guarantee. 

Customer Reviews

Customers typically only review a company when they have a good experience or a bad one. We turned to customer reviews to give you a better idea of how the company is once you’ve signed with them. 


Does the company have a variety of plan options? How many items are covered in each plan? We only looked at companies if they had many plans that each could suit a homeowner.

Unique Perks

Did the company offer discounts or cover special items? We looked for perks offered by each company that sets them apart from the competition.

These are issues that are normally not covered by home warranty companies, such as making repairs due to improper installation of appliances, taking care of aging appliances, and mismatched systems.

What is a Home Warranty?

A home warranty is a contract that homeowners purchase to help cover the repair or the replacement of a home’s major systems (water heater, plumbing system, electrical system, for example) and major home appliances (like your cooktop, dishwasher, and trash compactor).

The home warranty protects systems and appliances that were originally in working order at the time the policyholder’s house was bought.

These systems and large appliances can fail unexpectedly and can be very expensive to repair or replace. Homeowners might not have budgeted for these costs.

So, many homeowners will purchase a home warranty to prevent them from having to shell out money for expensive repairs or replacements after their warranty from a manufacturer expires.

If a covered system or appliance fails to work due to normal wear and tear, it will be replaced or repaired, most times at no cost at all depending on your policy.

What’s the Difference Between a Home Warranty and Homeowners Insurance?

A home warranty may be a necessity, especially if a covered system or appliance can’t be repaired by the home warranty inspector or technician.

If this happens, the home warranty company will reimburse you, which saves you a lot of money.

However, you need to make certain that the system or appliance that needs replacement or fixing is covered by your warranty.

A home warranty is not a type of insurance.

The home warranty helps lower or eliminate the cost for repair or replacement.

Meanwhile, homeowners insurance differs because it covers the cost of repairing or replacing the structure of your home, such as your walls, doors, and windows.

It also differs because it covers personal property that is destroyed or damaged due to fire, theft, and natural disasters such as hurricanes and high wind.

It differs again because the personal property that is covered is not a system or an appliance.

You pay a monthly premium for homeowners insurance, as you do with a home warranty.

Lastly, a homeowners insurance policy is mandatory if you have a mortgage because the lender needs to protect its investment, which is your home.

In contrast, a home warranty is never mandatory and is always your choice to buy a plan.

How Much Does a Home Warranty Cost in New Jersey?

The cost of a home warranty in New Jersey depends on the type of coverage you choose, the add-ons you include in your plan, where you live, and the length of your contract.

That said, for a home warranty, you pay for two things: your premium and your deductible.

Your premium is the cost you pay every month or year for the entire duration of your contract.

The deductible also called the trade service fee, is the cost you pay each time your company sends a technician to your house.

The average premium for a home warranty in NJ is between $26 and $44 a month.

Your premium will go up if you purchase add-ons for more comprehensive coverage.

The average rate for the trade service fee in New Jersey is $75, which is the warranty standard.

Some companies allow policyholders to choose the cost of the service fee that they like, which is $75, $100, or $125.

The lower service fee allows you to pay more each month.

A higher service fee allows you to pay a lower amount.

What Systems Are Covered in a Basic Home Warranty Policy?
Typical Basic Coverage for Home SystemsTypical Basic Cover for AppliancesTypical Optional Add-On Items
Heating systemRefrigeratorPool and spa
Air conditioning systemBuilt-in microwave ovenAdditional spa
Plumbing systemTrash compactorGutter cleaning
Electrical systemInstant water dispenserFloor/carpet cleaning
Water heaterGarbage disposalSump pump
DuctworkDishwasherWell pump
Garage door openersClothes washerSeptic system pumping
Ceiling fansClothes dryerLimited roof leak
Central vacuumRange, oven, and cooktopPest control
Stand-alone freezer
Second refrigerator
Water softener
Guest Unit
Central Vacuum

Are Items with Preexisting Conditions Not Covered?

A pre-existing condition is any system or appliance that is failing or has failed before the date that a home warranty policy starts.

This pre-existing condition may be the result of a lack of maintenance or perhaps a part that is failing due to old age.

It depends on the company if it covers pre-existing conditions.

You are better off looking for a policy covering pre-existing conditions, especially if your house is old.

Some policies may cover them if they were present before the date of coverage begins and if they meet the following standards:
If your home is inspected 60 days before your policy begins, it shows the failed system or appliance is in good working condition and properly maintained.

Systems or appliances may fail from a pre-existing condition that would have been completely undetectable during a visual or mechanical test.

If a home inspector failed to discover a problem and there would have been no way to tell there was something wrong with the system or appliance 60 days before the home warranty coverage begins, then the home warranty will cover the pre-existing condition.

How to Deal with Items That Have Pre-Existing Conditions

If a home inspection reveals that an item has been compromised, the home buyer and the real estate agent should ask the seller to repair it before closing on the home.

If the seller balks, buyers should ask for a discount on the home so they can pay for the systems and appliance repairs themselves.

Use any receipts given for the repair work and the proof of the home inspection and give them to your home warranty company so the record can show that all systems and appliances were in working condition at the start of your home warranty coverage.

Are There Additional Items That Are Not Covered in a Home Warranty Policy?

Yes, and there are a lot. These include a variety of situations and conditions, including improper use of the item, manufacturing defects, improper installation or maintenance, and a mix of other devices and appliances.

Improper Installation or Failed Maintenance 

The HVAC system needs regular maintenance. The AC filter needs to be checked and replaced or cleaned.

If your HVAC fails to work properly and a technician determines that your filters were the cause, your policy will not cover any repairs.

Essentially, you can’t simply neglect your systems and appliances and expect a home warranty to cover that neglect.

Cosmetic Defects

So, your refrigerator has scratches and dents. While this cosmetic damage will visibly change its look, it will not impact the usability of the appliance.

So, a home warranty will never cover cosmetic damages.

Damage from termites or other pests.

Misuse of an Appliance 

Using your stove to bake cookies for a commercial bakery is a misuse of the appliance.

Because the stove is being used for purposes other than residential use, your warranty will not cover any repairs if it breaks down.

Items typically covered by home insurance, such as structural elements.

Smart Devices

Think of Google Nest.

So smart home devices include smart thermostats, security systems, and smart doorbells, to name a few.

Solar Panels

Since solar panels typically come with a long warranty from the manufacturer, they are excluded from a home warranty policy.


While fireplaces are excluded, remember that your home warranty will cover the gas lines to the fireplaces since they are considered part of your home’s systems, namely the heating system.

Items that are still under manufacturers' warranties.

Commercial-grade Appliances

A home warranty isn’t liable for replacing or repairing high-end appliances. This means that appliances with name brands such as Sub-Zero, Viking, and Wolf are not covered.

Also, mismatched systems are not covered.

How Does a Home Warranty Work?

If your appliances and systems are covered in your policy, and a problem with them occurs, such as your plumbing going AWOL, you turn to your home warranty.

Without a home warranty, you’d have to find a technician specializing in repairs of a system or appliance to come to your home to assess any problems.

Then, you’d have to pay out of pocket for the costs of repairing or possibly replacing your equipment. Not to mention the cost of hiring the technician.

The costs can be very high, and you may not be able to afford this unexpected hiccup.

But with a warranty plan, all you do is contact your home warranty company when a problem occurs, and it will send a vetted and licensed technician to your home, provided you pay the service fee.

The company will pay for repairs or replacements up to a certain point.

Each repair has a cost to you that varies based on the claim but is still less than the out-of-pocket cost.

How to Choose a Home Warranty Company

Take an Inventory

The first step in choosing a home warranty company is to take an inventory of all your home’s systems and appliances to determine what you need to be covered.

These are the items you should consider covering with a home warranty.

It’s important to put on your list older items like a refrigerator six years past its manufacturer’s warranty or something else that may not work properly and which may present you with a major repair bill.

Compare Quotes

You should get as many quotes as you can from only the most reputable and highly rated home warranty companies.

Then you can compare quotes to see which company has the most affordable coverage that you need.

Don’t just look at the cost of being a policyholder.

You should also consider the helpfulness of customer service reps if the company has an online presence to save you time, as well as if you can get additional coverage, and how much that would cost.

If you are purchasing a home, you can always ask for recommendations from your real estate agent.

Read the Fine Print

When looking at a company, make sure you understand what is covered and what is not. In some cases, the most important part of your contract is covered in the fine print, so read that carefully.

You’ll also want to see how much you’ll be reimbursed for replacing a system if you are buying replacement coverage.

Service Fees

The service fees associated with New Jersey home warranties will ultimately tell you how affordable an overall plan is.

In addition to comparing service fees, make sure to consider the workmanship guarantee. 

Who is a Home Warranty Right For?

A home warranty is right for a homeowner with appliances, HVAC, and fixtures that are no longer brand new or have expired manufacturer warranties.

It is also right for first-time homebuyers because they lack experience in maintaining a home and its systems and appliances.

Also, real estate developers will buy a plan for a new home as an incentive to buyers.

A buyer will be attracted to this incentive because the warranty guarantees that many home items will be covered if there is a need for repair or replacement.

Top Home Maintenance Problems in New Jersey

New Jersey’s location on the Atlantic Ocean can mean hot summers and heavy spring showers.

The proximity to the Atlantic Ocean also means there are high winds as hurricanes move up the coast.

As such, New Jersey homeowners are faced with water heater problems, HVAC issues, and electrical system breakdowns.

These three problems can be ameliorated by a home warranty. Here is an explanation of each.

Water Heater

You rely on your water heater all day, every day. But the water heater can be compromised if it starts leaking.

Home warranty companies know this is a major problem, which is why some of the best offer emergency service for your water heater.

HVAC System

The HVAC system in your house needs to be in tip-top shape in the summer. However, the HVAC costs a lot to repair as it is intricate and has many parts. If one part fails, it could cost you hundreds of dollars.

But with the home warranty, your HVAC will be repaired, and all you’ll shell out is the service fee.

Electrical System

The electrical system ensures that all home appliances and systems are working.

If you don’t have a warranty, you’ll have to call an electrician, which can be very costly.

With a home warranty, the entire electrical system repair will only cost you the service fee. 

Frequently Asked Questions

How much does a home warranty cost in New Jersey?

The average premium for a home warranty in NJ is between $26 and $44 a month.

How much is a warranty fee?

The average rate for the trade service fee in New Jersey is $75, which is the warranty standard.

What is the best home warranty in New Jersey?

American Home Shield is the best overall. AHS covers damages to systems and appliances due to neglect or mis-repair, which most other home warranty companies do not.

Do home warranties cover wear and tear?

It depends on the company if it covers pre-existing conditions. Some policies may cover them if they were present before the date of coverage begins and if they meet certain standards.

What is a home warranty NJ?

A home warranty is a contract that homeowners purchase to help cover the repair or the replacement of a home’s major systems and major home appliances.
Augustine Reyes Chan
About the author

As a real estate professional, Augustine Reyes Chan has helped many buyers and sellers through the process of homeownership. He is an expert in the field of how-to for potential buyers, qualifying for a mortgage, and all that goes into car, homeowners, and renters insurance. Augustine Reyes Chan graduated from Columbia University with a degree in Bachelor's degree in Sociology.