8 Best Home Warranty Companies in Florida of 2023

It costs a lot to live in the Sunshine State.

So, fixing your broken air conditioner unit in a heatwave may not be economically feasible.

And if your fridge stops working too, where are you going to get all the money for repairs or replacements?

The thing is, over time, major household systems and appliances break down due to everyday wear and tear.

Unless you want to be on the hook to pay for a new refrigerator or A/C completely out of pocket, you will likely find that purchasing a home warranty is worth it.

And besides, many homeowners may not have savings set aside for unexpected or emergency repairs.

The idea behind a home warranty is to help cover unforeseen repair bills of your home systems and appliances.

A home warranty covers your systems and appliances.

Systems are like your electrical or plumbing fixtures.

Appliances are like your refrigerator and washing machines.

So, if you purchase a home warranty, you may pay little or close to nothing to get your A/C up and running.

The home warranty is much cheaper when compared to repairing or replacing items at the retail cost.

The average home warranty cost is $60 per month for protection.

We know it can be confusing to find the right home warranty. You have to look at the many factors that make a home warranty worth it. One of the biggest is how to determine which home warranty covers your needs. Is your roof included? On occasion, it’s not. Then you must move to other companies.

We’ve put together a list of the best home warranty plans in Florida based on categories to give you an idea of what’s out there. You may just find the company that’s right for you.

Choice Warranty: Best Overall

Choice is best overall in the state of Florida.

One reason is that Choice Warranty ensures its customers that the warranty-buying process is straightforward.

If it’s your first time buying a home warranty, Choice’s plans are easy to understand, and the sign-up process is not tangled and full of jargon but rather a walk in the park.

Another reason is that Choice has plenty of service technicians that cover all of Florida, so you don’t have to wait for one to come over to repair your appliance or system because the technician came from somewhere far.

Also, CHW has rare features like extended workmanship coverage and knows that you don’t want to spend a lot of time working out the fine points of your warranty.

So, in keeping with the company’s simplicity, it makes it very easy for customers to add optional coverage to their plans if they are looking for more extensive coverage or added flexibility.

What are the Plan Options of CHW?

There are two plans:

• The Basic Plan mixes coverage for both systems and appliances, which most companies don’t.
• The Total Plan is more comprehensive because it covers your washing machine, dryer, and air conditioning.

Florida residents should purchase the Total Plan because it covers air conditioners, a must for residents where every day it seems to get hotter and dryer.

How Much Does CHW cost?

• Basic Plan: $46.83 a month
• Total Plan: $54.75 a month

How Much is the Service Fee?

While its prices are affordable, CHW charges an $85 service fee, which is expensive and higher than the $75 average in the home warranty industry.

American Home Shield: Best For Coverage Usually Not Included in Home Warranties

Since 1971, American Home Shield is best known for its 24/7 customer service and quick response times.

With generous coverage caps and the ability to increase your service fee to lower your monthly premium, AHS is also known for its coverage that is typically not included in a home warranty plan.

It covers cosmetic damage on appliances that don’t affect their usage but makes your appliances look dirty or old, such as rust and corrosion.

It also covers improper installation, which again is usually not covered by a home warranty.

As well as unknown pre-existing conditions that can’t be detected by a visual inspection or simple mechanical test.

A pre-existing condition is the condition of your appliance or system that was present before you purchased a home warranty or pre-dates the purchase of your home warranty.

Most warranty companies usually cover appliances purchased after the start of coverage.

What are the Plan Options of American Home Shield?

American Home Shield offers three coverage plans:

• The ShieldSilver plan covers 14 major home systems.
• The ShieldGold plan covers those systems and adds nine major appliances.
• ShieldPlatinum covers all 23 systems and appliances in the ShieldGold Plan and adds $1,500 of roof-leak coverage, among other benefits.

How Much Does AHS Cost?

• ShieldSilver: $29.99–$44.99 a month
• ShieldGold: $39.99–$54.99 a month
• ShieldPlatinum: $59.99–$74.99 a month

How Much is the Service Fee?

The fee lets customers choose the service fee they like:  $75, $100, or $125.

First Premier Home Warranty: Best Affordable Policy

First Premier was founded in 2002, but unlike other new companies, it has already garnered a great reputation for few customer complaints and affordable pricing.

It usually takes around 10 years for the Better Business Bureau to review a company. But the BBB has already chosen First for its low costs and great customer service.

What are the Plan Options of First Premier?

There are two plans:

Premier Home Warranty

This covers most major systems and appliances that are costly to repair,

such as a cooktop, garbage disposal, ceiling and exhaust fans, plumbing system, and plumbing stoppage.

Premier Platinum Home Warranty

Premier Platinum Home Warranty is more comprehensive. It covers the basic plan and also significant items such as your air conditioning system, heating system, refrigerator, clothes washer, and clothes dryer.

Because this plan covers air-conditioning, it’s advisable for Florida customers who are looking to buy coverage with Premier to purchase this plan. The air conditioning system will include two units at home.

Plus, you wouldn’t want your refrigerator to break down in the middle of a Florida heatwave, so that’s another plus to getting the Platinum plan.

It may be advisable for Florida residents to look at a range of optional add-ons that are more suitable for them. These include a pool, spa, and freestanding ice maker, to name a few, since residents like to stay outdoors when it’s hot.

How Much Does First Premier cost?

• Basic Plan: $32 a month
• Platinum Plan: $45 a month

Add-ons cost anywhere between $25 to $150 per year.

How Much is the Service Fee?

The service fee starts at a low $45.

As you can see, both the Basic Plan and the Platinum Plan are very affordable.

And so is the service fee.

Upsie Technology: Best Home Warranty for Electronic Devices

Upsie is a more affordable warranty option for your electronic devices, appliances, and fitness equipment.

That’s because Upsie was created mostly to cover electronics or tech devices, from your laptop to your smartphone and from your monitor to your iPad.

But Upsie has extended its reach and also covers electronics that you probably didn’t think could get coverage from a warranty company. These include power tools, outdoor appliances, gaming equipment, beauty and grooming tools, as well as smart home tech like thermostats, WiFi routers, and much more.

In fact, Upsie has cornered the market on warranties for hundreds of devices, or about 60% of the warranty market, as the company claims on its website.

One example is that the smartphone plan comes with accidental damage.

So, if you drop the phone and crack the screen or spill liquid on it, you’ll be covered.

The one thing that the smartphone plan does not cover is loss or theft.

Upsie is also simple. You can buy a warranty on its website or mobile app. If you need to reach a live person, Upsie can guarantee that. You can reach the company via email or social media if you have a question.

Claims are also simple. You can file a claim 24/7.

What are the Plan Options of Upsie?

There are no basic or enhanced plan options.

How Much Does Upsie Cost?

• Pricing isn’t readily available, but if your phone costs $800, a two-year warranty will typically cost $105.99.
• For a mid-priced refrigerator, a three-year warranty starts at around $87.

How Much is the Service Fee?

There are no service fees.

Select Home Warranty: The Second-Best Affordable Plan

With Select, you can buy a comprehensive system and appliance package for less than $50 per month.

That’s pretty competitive in comparison with similar companies.

Plus, there are ways to reduce your plan.

You can get a discount of $100 to $200 off a new plan during promotion periods.

In addition, it also offers some free coverage options, like free roof coverage.

And when you sign up for a multi-year policy, you may be eligible for a significant discount.

With this choice, you’ll also get two months of free coverage.

Just contact a customer service rep to see if these discounts are available.

What are the Plan Options of Select Home Warranty?

There are three plans:

• Bronze Care: Covers essential home appliances, such as dishwashers and refrigerators.
• Gold Care: Major home systems like A/C and heating.
• Platinum Care: Covers the items and systems in both the Bronze and Gold Care plans.

How Much Does Select Cost?

• Bronze Care: $44.42 per month
• Gold Care: $44.42 per month
• Platinum Care: $49.83 per month

The Platinum Care plan is a rare deal and costs only $6 more per month than the other two plans.

How Much is the Service Fee?

$60 to $75.

First American Home Warranty: Best for Covering Improperly Installed Appliances

First American Home Warranty offers comprehensive, affordable coverage.

But what makes it stand out is that it covers improperly installed or modified appliances, which is a rare perk.

This is covered in an optional add-on called the First Class Upgrade.

It also has other benefits, such as covering expenses for hauling away an appliance, using cranes during an installation, and paying up to $250 where local building permits are required for replacing appliances.

FAHW also includes pest control coverage, which isn’t often covered by a home warranty plan.

In addition, service calls are unlimited during your coverage period.

However, one downside is that central A/C isn’t covered by its plans. Unlike other warranty companies, you can only get coverage if you buy it as an add-on.

What are the Plan Options of First American Home Warranty?

There are two plans:

• The Basic Plan covers appliances.
• The Premier Plan covers both appliances and systems.

How Much Does FAHW Cost?

• The Basic Plan: $37 per month.
• The Premier Plan: $49.50 per month.

How Much is the Service Fee?

$85

Liberty Home Guard: Best Policy with the Most Add-Ons

Liberty Home Guard is brand new, yet it’s already moved from non-accredited to a very good A rating by the BBB.

That’s because of the friendly customer service and its impressive coverage of systems and appliances.

But what makes Liberty stand out is its many add-ons.

Each add-on comes with a cost, but what you get is comprehensive and gives you peace of mind.

The add-ons include a spa and spa heater, service line, free-standing freezer, water softener, and more.

What are the Plan Options?

There are three plans:

• Appliance Guard: Covers 11 major appliances, including ceiling fans, ovens, and refrigerators.
• Systems Guard: Covers nine systems, including the electrical system, air conditioner, bath exhaust fan, heating system, and water heater.
• Total Home Guard: Covers a total of 20 appliances and systems and is the most comprehensive plan offered by Liberty Home Guard.

Since Total Home Guard is just five dollars more than the System Guard, the Total plan offers the best protection.

How Much Does Liberty Cost?

• Appliance Guard $64.99 per month.
• Systems Guard: $69.99 per month.
• Total Home Guard: $74.99 per month

Of all the home warranties we researched, Liberty Home Guard is the priciest, over thirty dollars or more above the rate of its competitors.

How Much is the Service Fee?

$75

The Home Service Club: Best for Quick Coverage

The Home Service Club, founded in 2008, is known for its favorably reviewed customer service and its comprehensive coverage plans.

But the great thing about HSC is that your coverage will kick in just ten days after you pay for your plan.

That may not be noteworthy, but if you consider that most home warranty companies take 30 days before they start coverage, you’ll understand how impressive the 10-day period is.

What are the Plan Options?

There are two plans:

• Standard Coverage: This is the basic policy and it covers 18 appliances and systems. This is an impressive deal coming in at only $50 per month.
• Comprehensive Coverage: Includes the Standard Coverage Plan and increases the coverage by about fifteen items. Some of these extra coverages include gas leaks, ductwork, sump pump, pest control, doorbells, plumbing stoppages, and attic fans. This is a plan that gives homeowners complete peace of mind about their Florida home.

How Much Does HSC Cost?

• Standard Coverage: $50
• Comprehensive Coverage: $63.

How Much is the Service Fee?

$95

How We Decided

A home warranty contract can prevent you from paying hundreds or thousands of dollars on a broken refrigerator and gives you peace of mind that it will be covered to lower your expenses.

We looked at the most popular home warranty companies and scrutinized their plans and their premiums for easy comparison.

Overall, we determined the best home warranty companies in Florida based on the following criteria:

Coverage

In taking into consideration the needs of Florida residents, we looked at many insurers to find the ones that had coverages for air conditioner units and refrigerators and pools and spas, all the things you may need when a heatwave hits.

However, in our search, we found that some companies didn’t include an A/C unit in the standard policy and that you had to get it by purchasing it as an add-on.

We also discovered that pools and spas were never covered under a plan and also had to be purchased as an add-on.

We did our best to find the companies that included A/Cs in a basic policy and pools and spas.

Customer Reviews

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

Price

Was the monthly fee higher than the industry average? In some cases, we found that to be true. So, we focused on home warranty companies that had the lowest premiums, using $60 per month as our target range.

By comparing a warranty company's cost with another, we were able to find many plans that only cost in the forties, which is very affordable.

We also looked at the cost of the service fee.

If the service fee was high and we couldn’t figure out why we did not include that company on our list.

Plans

We focused on companies that had all-inclusive plans. There are a lot of exclusions when it comes to building up your plan to tailor it to your needs.

We looked toward other companies if a plan did not include Floridian necessities such as A/C units and ice makers in a fridge or as a standalone item.

How do Home Warranties work?

A home warranty is designed to protect your home systems—such as HVACs and plumbing—and your appliances—such as refrigerators and stove tops—after your manufacturer’s warranty for these items expire.

Once the manufacturer’s warranty expires, or if you live in an old home with outdated appliances, the home warranty steps in to replace or repair any failed items at a low or zero cost to you, far from if you had to pay out of pocket for the items, which can cost thousands.

Related: What is a Home Warranty and Do You Need It?

The systems and appliances must have been in good working order when prospective homeowners bought the house.

To put it in another way, the items need to be working properly upon occupancy and then fail due to normal wear and tear.

Home warranty companies know that systems and appliances can fail to work at the most inopportune moment even if you have properly maintained them.

These can be very expensive to repair or replace, and a homeowner, especially a new homeowner, may not have funds readily available just after closing on a house and paying the closing costs.

As such, homeowners who are looking to save money will buy a home warranty, so they don’t have to come up with the costs to repair their fridge if it fails to work, for example.

A home warranty looks like this. If your air conditioner stops working and you’ve properly maintained it, all you need to do is file a claim with your service provider.

But first, you pay the service fee directly to the technician.

The service fee costs between $60 and $125.

A service technician will visit your home to assess any issues and make the necessary repairs.

If the repair is covered under your home warranty and you have not reached the coverage cap, most homeowners will not have to pay any out-of-pocket costs.

The only cost they will pay is the service fee.

You can save several hundred to several thousand dollars on home repairs with a home warranty.

This can offer you peace of mind because you don’t have to take out money from your savings for unexpected home repairs.

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

Homeowners insurance covers structural damage to your house and damage or loss within your house, which is your personal property.

The insurance only covers covered perils, such as natural disasters like hurricanes, high winds, and fire.

Say a fire damages all your belongings. Homeowners insurance will pay to replace them up to the policy’s limit.

A homeowners insurance also covers loss of belongings due to theft or burglary.

Meanwhile, a home warranty covers repairs and replacements of a home’s systems and appliances when they fail due to old age and due to normal wear and tear.

When Does a Home Warranty Start Covering You?

Knowing when a home warranty starts after you purchase one is good. It’s usually 30 days after you’ve paid for the warranty that coverage will start to protect your home systems and appliances.

Keep in mind if the waiting period is way lower than the industry standard of 30 days, that’s a home warranty company you want to work with.

What Do Home Warranties Cover?

Home warranties cover home systems and appliances; both can be repaired or replaced if they malfunction.

A few appliances that are usually covered include:

• Refrigerator
• Washer machine and dryer
• Dishwasher
• Stove
• Oven
• Microwave
• Garbage disposal
• A few systems that are usually covered include:
• HVAC
• Air conditioners
• Electrical systems
• Plumbing systems
• Hot water Heaters
• Ductwork
• Optional coverage, which you buy as add-ons, include:
• Swimming pools
• Spas
• Septic systems
• Roof warranty

Note that a home warranty covers exactly what's included in the contract.

So, it’s important to read the fine print when purchasing a home warranty.

That way, you’ll know that the systems and appliances you want protection for are covered.

And always know that parts of an item, like a fridge’s ice maker and water line, may be excluded from coverage.

So don’t just look for fridge coverage. Look for what makes it complete.

Who are Home Warranties Designed For?

Home warranty policies are suitable for anyone who needs them, including first-time homebuyers, real estate agents, sellers, and landlords.

Home warranties are designed for first-time homebuyers because they usually don’t know their way around the systems and appliances that come with the house they buy and most likely do not know how to maintain them properly.

Home warranties are essential for homeowners to have if their items are old or have long past their manufacturer's warranties.

They are also designed with real estate developers in mind, who may buy a plan for a new home as an incentive to a buyer.

As well as a buyer. The buyer will most likely close on a home if they see that a warranty is in place, which means their items will be covered if there is a need for repairs or replacements.

Who Usually Pays for the Home Warranty?

In most cases, the seller of the home you are buying pays for the warranty for up to one year.

After the year is over, homebuyers must pay for the home warranty if they are interested.

You should always work out with the home seller who pays for the home warranty. Get it in writing in case the seller defaults on the home warranty.

How to Find the Best Home Warranty in Florida

You should compare policies to see which has the lowest price and the lowest service fee.

During your search, there are three important factors to check out: policy limits, exclusions, and service fees.

Policy Limits

For your appliance or system, a coverage limit mostly varies between companies.

The coverage limit, also called a “cap,”, is the maximum amount that the home warranty company will pay for the repair or replacement of an item each year.

Higher policy limits mean that your A/C unit will be covered in full or close to full, depending on the company.

Policy limits can start at around $500 and go up to $3-$4,000.

Exclusions

Your systems and appliances may be covered, but if you failed to maintain them, so they are in good working order, your warranty will deny coverage.

For example, say you call your home warranty to ask for a technician to come out to check your HVAC because it’s not working properly.

If the technician finds a defect in the HVAC that has not been clearly caused by your lack of maintenance, your warranty will repair or replace the system.

But if it turns out to be a maintenance issue caused by your negligence, say you never replaced or cleaned the AC filter in your HVAC, your HVAC will not be covered.

If you want to keep your systems and appliances in good shape, you simply can’t neglect them, and you should learn how to maintain them before you waste time sending out a technician only to learn that you were the cause. You also lose out on your service fee.

Service Fees

Service fees are what you pay when your system or appliance breaks down. It covers the cost of a technician coming to your house to inspect the issue you are having,

Beware of high service fees. If you suddenly have an issue with your fridge, it may come at a time when you don’t have the money. So, when researching a home warranty company, always compare companies according to how low or high the service fee is.

$60 seems fair. But if a service fee starts at $95 and goes up to $125, or more, beware because these figures are very high.

You should be able to afford these service fees on top of your monthly payment. You’re looking at the wrong home warranty company if you can't.

What You Should Consider When Buying a Home Warranty in Florida

Before purchasing a home warranty, read its terms and conditions and the exclusion list.

In addition, here is what you should look out for:

Decide on Which Items Need Coverage

Obviously, if these are still protected by a warranty, there’s no reason to buy coverage for them.

You should only buy a home warranty if your major systems and appliances are getting old and past the manufacturer’s warranty expiration date.

So, add your systems and appliances up, and you’ll see that you have coverage for the most vulnerable items in your home.

Only then should you purchase a home warranty.

Choose a Warranty That Works on Weekends

Say you’re A/C breaks down on a Friday night. If you don’t choose the right company, then you’ll have to wait until Monday or the next business day before a technician comes over.

But if you choose a company that has weekend hours, your busted A/C will be repaired or replaced that very weekend when it broke down.

Lookout for Payout Limits

Ask your warranty rep how much the payout limit is, which is also known as a “cap.”

That’s because if it costs $5,000 to fix the A/C and this exceeds the coverage cap, which we’ll say is $7,000, you’ll have to suck it up and pay the difference out of pocket.

Why Florida Residents Should Buy a Home Warranty

Living in Florida can seem like one long vacation. Sunny skies, blue waters, and sea breezes.

Yet the heat from the sun, the high temperatures, and the high humidity can cause a lot of wear and tear in your systems and appliances in your home.

Florida residents should always buy a home warranty, as it offers coverage of what they can’t do without.

HVAC Breakdown

A summer heatwave and your A/C stops working? This can be an emergency for homeowners, and their home warranty companies will also think of that. They can send out a technician to fix the problem within 24 hours, and some companies work on weekends.

Ceiling Fan Operation

Ceiling fans are necessary for Florida residents as they allow for proper airflow in the rooms of a home. If the fans stop working, are you going to go up a ladder and deal with electrical work that can pose a danger to you?

Pools and Spas

Many Florida homes come equipped with pools and spas. With proper maintenance, they can last for years without breaking down. But pools and spas are not impervious to general wear and tear. The filter or a pump may cause a problem, for example.

Look for a company that protects a pool and spa in its systems coverage. Most don’t. However, some companies offer pool and spa protection as add-ons.

What Does a Home Warranty Not Cover?

Purchasing a home warranty is not a home maintenance plan. You'll know that when you sign up for a policy, you, the homeowner, need to maintain your systems and appliances before calling for help.

Here are some of the most common issues and occurrences that a home warranty will not cover. 

Pre Existing Conditions 

The very day you sign up for your coverage, home warranty companies require that all your systems and appliances need to be in good working order.

A pre-existing condition is never covered. So, if one of your cooktops stops working, you must have it repaired before it can go up for coverage.

You can’t hide a pre-existing condition.

The technician will know if your cooktop has a pre-existing condition when he or she comes over to make the repair or diagnose the issue.

If that happens, the technician will in no way repair the cooktop, and you’ve lost good money on the service fee.

It’s thus a good idea to have proof. A home warranty will help you out if you give them a recent home inspection as proof that all your systems and appliances were in working condition at the start of your policy.

Improper Installation or Failed Maintenance 

You need to keep maintaining a HVAC system for it to work properly.

For example, the AC filters need to be replaced or cleaned, as we touched on before.

If it happens, you are having a problem with your HVAC, and the technician diagnoses the issue and concludes that the filters were the cause for the problem, your home warranty will not repair the system.

Misuse of An Appliance 

Using your stove to cook for a commercial bakery may prevent it from being covered by a home warranty. Homeowners should always use the appliance in the right way. If your warranty company discovers that you have “misused” your stove, any claims will be denied,

Cosmetic Issues

Cosmetic issues like rust may make your stovetop look old and outdated. But while the stove top may alter the look of your kitchen, the stove top will not change its ability to perform.

So, a home warranty will never cover the cost of cosmetic issues.

Any Repairs Over the Coverage Limit 

Every covered appliance or system is subject to a coverage limit, which varies from one item to another and from one plan to another.

If you have a coverage limit of $500 and your repair costs $750, you are responsible for paying the $250 difference on your own.

That’s a major reason why you should pay attention to coverage limits on all your covered systems and appliances so you don’t have to pay a portion out-of-pocket.

It becomes even more significant if you have high-end or commercial-grade appliances because your warranty will most likely not pay for any of them.

How Much Does a Home Warranty Cost?

When shopping for a home warranty, it’s important to note that there are two main costs you need to pay, the monthly premium and the service fee.

The monthly premium is the amount you pay every month (or year) for the length of the policy, whether you use it or not.

The service fee kicks in every time you submit a claim and call a technician to repair an item.

A home warranty will cost between $45 and $65 a month, depending on what company you choose.

The average annual cost is anywhere from $480 to $780 a year.

But that doesn’t include the service fee.

The average service fee is between $60 and $85 per month.

But if you purchase add-ons, your coverage will slightly go up.

In Florida, the add-ons are necessary. They cover things like pools and spas and roof leaks.

The add-ons start around $3.00 per month and up.

But if you want to see your rate drop, you can pay upfront the full cost of the plan rather than making monthly payments.

In addition, your premium will be lowered if you choose to pay a higher service fee and vice versa.