People think about how expensive it is to buy a house. But keeping it going is no small expense, either: Even a single system can cost thousands to fix or replace.
A home warranty can help: These service contracts cover the costs of repairing or replacing appliances and home systems, whether its a worn-out dishwasher or HVAC. In a state like Florida, protection for air conditioning, pools and sprinklers is especially critical.
CNBC Select has picked the best home warranty companies in Florida, based on monthly premiums, coverage limits, service fees, customer service and more. (See our methodology for more on how we made our selections.)
Best home warranty companies
Best for seniors: American Home Shield
American Home Shield
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Plans
ShieldSilver plan covers HVAC, electrical, plumbing systems, while the ShieldGold plan adds laundry appliances. The ShieldPlatinum increases coverage limits and adds microwaves, ceiling fans, icemakers and roof leak repairs.
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Availability
Not available in Alaska or Hawaii.
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Coverage limits
ShieldSilver: $5,000 per covered HVAC system, ShieldGold: $2,000 per covered appliance, ShieldPlatinum: $4,000 per appliance, $5,000 per HVAC, $1,000 for roof leak repairs. All American Home Shield plans have a $50,000 total limit per contract.
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Add-ons
Electronics, pool/spa, septic systems, well and septic pumps, roof leak repairs, guest units
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Service fee
Pros
- In business since 1971
- Option to choose your contractor
- Covers unknown pre-existing issues
Cons
- Appliance-only plan not available
- Workmanship only guaranteed for 30 days
Best for luxury homes: First American Home Warranty
First American Home Warranty
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Plans
Starter: Covers kitchen appliances and plumbing, electrical and heating systems
Essential: Same as Starter, plus a washer and dryer, water heater, air conditioning and garage-door opener.
Premium: Same as Essential, plus high-end appliances, central vacuum, fans, wall units, faucets and instant hot water dispensers. -
Availability
First American Home Warranty operates in 35 states. Warranties not issued in Alaska, Connecticut, Delaware, Hawaii, Illinois, Louisiana, Maine, Massachusetts, Minnesota, New Hampshire, New York, North Dakota, Rhode Island, Vermont or Wisconsin
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Coverage limits
Up to $3,500 per appliance ($7,000 with Premiere plan); $1,500 combined limit per contract period for heating, central air and ductwork
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Add-ons
Pool and spa, water softeners, well pumps, septic system, extra refrigeration appliances, roof leak repairs
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Service fee
Pros
- High coverage limits for appliances
- Can choose a higher service call fee to lower your monthly premium
Cons
- Only offers 30-day workmanship guarantee
- Low $1,500 limit per contract term for HVAC systems
- No ability to choose your technician
- Not available in 15 states
Best for pools: Select Home Warranty
Select Home Warranty
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Plans
The Bronze Care plan covers appliances and the Gold Care plan protects HVAC, electrical and other home systems. The Platinum Care plan covers both and adds garage door openers, ceiling fans and plumbing clogs.
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Availability
Not available in Nevada, Washington or Wisconsin
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Coverage limits
$3,000 for AC/heating; $500 for electrical, plumbing and appliances; $400 for roof leak
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Add-ons
Central vacuum, sprinklers, pool, spa, sump or well pump, septic systems, roof leak repair
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Service call fees
Pros
- Low rates and service fees
- Available in most states
- Roof leak repair frequently included as a promotion
- Discount for paying in full upfront
Cons
- Can’t choose your technician
- Lower coverage limits for many appliances and systems
- Maintenance records required for full coverage
Who’s this for? Select Home Warranty offers ample coverage for both pools and spas. You can cover chlorinated pools for an additional $100 a year and saltwater pools for $179.
Standout benefits: Unlike many other home warranty companies, Select includes roof leak repairs with all its service contracts.
[ Click here for more on Select Home Warranty ]
Best for choosing your contractor: AFC Home Warranty
AFC Home Warranty
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Plans
Silver: Appliances, garage door
Gold: Adds HVAC, electrical, plumbing and ductwork
Platinum: Adds faucets, plumbing stoppage, fans, built-in microwaves
Diamond: Adds electronics (including phones), exterior water and sewer lines -
Availability
AFC warranties are available nationwide except California, Hawaii and Washington state
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Coverage limits
$3,000 limit per covered appliance per contract term, $500 limit for plumbing and electrical, no limit on A/C or heating, $50,000 aggregate cap for all covered items per term.
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Add-ons
Pool/spa, septic systems, well and sump pumps, freezers, roof leaks
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Service call fee
Pros
- Homeowners may choose their own contractor
- Repairs are guaranteed for the duration of your contact
- Can choose service call fee amount
Cons
- Not available in California, Hawaii or Washington state
- Low coverage limits
- Appliances and systems with pre-existing issues not covered
Who’s this for? AFC Home Warranty lets homeowners choose the technician they want to work with, an option not many companies provide. Any contractor must be licensed, bonded and insured, however, and have previous authorization from the company.
Standout benefits: AFC offers three service call fee rates — $75, $100 or $125 — with savings on premiums depending which you select.
[ Click here for more on AFC Home Warranty ]
More on our top home warranty companies
American Home Shield
Plans: The basic ShieldSilver plan covers HVAC, electrical, plumbing and other major home systems, while the ShieldGold plan adds kitchen and laundry appliances. The ShieldPlatinum plan increases coverage limits and adds microwaves, ceiling fans, icemakers and roof leaks.
Availability: American Home Shield is not available in Alaska or Hawaii
Add-ons: Electronics, pool/spa, septic systems, well and sump pumps, roof leak, guest units
Coverage limits: All American Home Shield plans have a $50,000 total limit per contract.
- ShieldSilver: $5,000 per covered HVAC system
- ShieldGold: $5,000 per covered HVAC system, $2,000 per covered appliance
- ShieldPlatinum: $4,000 per appliance, $5,000 per HVAC system, $1,000 roof leaks
Service call fee: $100 or $125
Choose your contractor: In “some limited situations,” according to AHS
[ Return to summary ]
First American Home Warranty
Santa Rosa, California-based First American Home Warranty is a longtime player in the service contract market, having incorporated in 1984. It is a division of the First American Financial Corporation, which provides title insurance and other services for homebuyers and sellers.
Plans: The Starter plan covers kitchen appliances, plumbing, electrical and heating systems; Essential adds washers and dryers, water heaters, AC and garage door openers.
The Premium plan adds unlimited coverage for washers and dryers, doubles coverage for kitchen appliances to $7,000 and adds, central vacuum, fans, wall units, faucets and instant hot water dispensers.
Availability: First American Home Warranty operates in 35 states.
Add-ons: Pool and spa, water softeners, well pumps, septic system, extra refrigeration appliances, roof leak repairs
Coverage limits: First American Home Warranty has the following limits on its plans:
- Starter: $1,500 per covered heating system, $1,500 per covered air conditioner, $3,000 per appliance
- Essential: $1,500 per covered heating system, $1,500 per covered air conditioner, $3,000 per appliance
- Premium: $1,500 per covered heating system, $1,500 per covered air conditioner, $7,000 per appliance
Service call fee: $100 or $125
Choose your contractor: No
[ Return to summary ]
Select Home Warranty
Plans: Select’s Bronze Care plan covers kitchen and laundry appliances, while the Gold Care plan protects HVAC, electrical and other home systems. The Platinum Care plan combines the two and adds garage door openers, ceiling fans and plumbing clogs.
Availability: Select Home Warranty is available nationwide except for Nevada, Washington and Wisconsin.
Add-ons: Central vacuum, standalone freezers, sprinklers, pool, spa, sump or well pump, septic system, roof leaks
Coverage limits: $3,000 for AC/heating; $500 for electrical, plumbing and appliances; $400 for roof leaks.
Service call fee: $75 to $100
Choose your contractor: No, but you may be able to request a specific in-network contractor.
[ Return to summary ]
AFC Home Warranty
Plans: The Silver plan covers kitchen and laundry appliances and garage door openers, while the Gold plan tacks on HVAC and electrical and plumbing systems and Platinum adds ceiling, exhaust and attic fans. The top-tier Diamond policy includes all of the previous, plus coverage for personal electronics, water and sewer lines.
Availability: Not available in California or Hawaii
Add-ons: Pool/spa, well pump, sump pump, central vacuum, stand-alone freezer, second refrigerator, double oven, septic system, hot water dispenser
Coverage limits: Up to $3,000 per item per membership term
Service call fee: $75, $100 or $125
Choose your contractor: Yes
[ Return to summary ]
What is a home warranty?
Home warranty premiums can vary greatly depending on your location and the plan you select, but the average cost is between $450 and $600 a year, though top-tier plans can cost more than $1,300.
That’s not including the service call fee, which averages between $75 and $125 for each visit.
Most home warranty companies work with a network of licensed contractors but some will allow you to choose your technician.
What do home warranties cover?
Home warranties cover major household appliances, including the refrigerator, oven, dishwasher, garbage disposal, washer, dryer and garage door openers. They also may cover home systems, like HVAC, electrical, plumbing and ductwork.
While some plans only cover one or another, most companies have tiers that cover both.
You can often also buy add-on coverage for a pool or spa, lawn sprinklers, septic systems, sump pumps, water softeners, additional refrigerators and other items.
Roof leak coverage may also be available and some companies cover window and gutter cleaning, as well.
What do home warranties not cover?
Home warranties typically cover repairs stemming from normal wear and tear. The service plans generally don’t cover cosmetic damage or issues caused by improper installation or insufficient basic maintenance. Pest control and structural repairs to walls, windows or doors are usually excluded, as well.
Home warranties usually don’t cover damages related to natural disasters, theft or other benefits homeowners insurance would provide.
Pre-existing issues are also generally excluded, including ones that arise during the 30-day waiting period. Some plans will pay for repairs, however, if the problem was previously unknown to the homeowner.
How to choose a good home warranty in Florida
Most home warranty companies have tiered plans, but they may not cover the same systems or appliances. Read the plan you’re considering thoroughly before signing your contract.
In Florida, coverage for pools, spas and sprinklers (even as add-ons) is going to be more important than in other states.
Also take note of coverage limits, which can be per claim, aggregate or both: A provider may limit coverage for HVAC systems at $5,000, for example, and if repairs cost $7,000, you’ll have to pay the remaining $2,000 out of pocket.
Also consider the service fee (including if you have a choice of rates) and whether the company offers any guarantee on its workmanship.
Home warranty FAQs
Is a home warranty worth it?
If you don’t have cash on hand to replace or repair a major appliance or home system, a home warranty can save you money in the long run. This is especially true with older homes that may not have well-maintained systems. A new home with new appliances is less likely to need the kind of coverage a service contract can provide, but homeowners should decide for themselves if it’s of value.
What is a service call fee?
The service fee is a charge for having a technician come to repair or replace a faulty system. It’s not included in your monthly premium, so you’ll pay out of pocket for each visit. Service call fees average between $75 and $125 per visit, and some providers allow you to choose from several rates to lower your monthly premium.
How much does a home warranty cost in Florida?
Home warranties in Florida average between $42 and $74 per month, or roughly $500 to nearly $900 annually. Several providers give discounts for paying your annual premium upfront, however, and the rate doesn’t include service call fees. In addition, the cost of a specific contract can vary greatly based on the coverage limits and add-ons.
Is a home warranty the same as home insurance?
Although they both protect your possessions, home insurance and home warranties are quite different. Homeowners insurance covers damages or loss from fire, hurricanes, burglaries or other “covered perils.” A home warranty covers the cost of repairs or replacements due to normal wear and tear. In addition, the contracts only apply to appliances and home systems, although some will add home electronics for an additional charge.
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Why trust CNBC Select?
At CNBC Select, our mission is to provide our readers with high-quality service journalism and comprehensive consumer advice so they can make informed decisions with their money. Every home warranty review is based on rigorous reporting by our team of expert writers and editors with extensive knowledge of home warranty products. While CNBC Select earns a commission from affiliate partners on many offers and links, we create all our content without input from our commercial team or any outside third parties, and we pride ourselves on our journalistic standards and ethics.
Our methodology
CNBC Select analyzed more than a dozen home warranty companies based on a variety of factors:
- Availability: We limited our survey to companies that offer service contracts in Florida.
- Plans: We favored companies that included more appliances and home systems and that offer a variety of unique add-on options.
- Coverage limits: When possible, we noted the caps companies placed on repairs and whether it was aggregate or per item.
- Cost: We considered the cost of a contract, as well as the availability of limited-time offers and discounts. We also factored in how much a company charged for service calls.
- Customer satisfaction: All the companies on our list have a Better Business Bureau rating of B or higher. We also noted whether a provider allowed customers to file service requests online and choose their contractor.
We also considered CNBC Select audience data when available, such as general demographics and engagement with our content and tools.
Our picks are organized by the best for affordability, for choosing your technician, for customer service, for systems-only coverage, for appliances and for quick service.
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Editorial Note: Opinions, analyses, reviews or recommendations expressed in this article are those of the Select editorial staff’s alone, and have not been reviewed, approved or otherwise endorsed by any third party.
Alice J. Roden started working for Trending Insurance News at the end of 2021. Alice grew up in Salt Lake City, UT. A writer with a vast insurance industry background Alice has help with several of the biggest insurance companies. Before joining Trending Insurance News, Alice briefly worked as a freelance journalist for several radio stations. She covers home, renters and other property insurance stories.