The Best Home Warranty Companies In Florida In 2025

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.)

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 ]

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 ]

Since 1971, American Home Shield has been covering single-family homes, duplexes, townhomes, condos and mobile homes. The brand has spent more than $4 billion on service calls in the past seven years alone.

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

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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

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Select Home Warranty offers policies for single-family homes, multiple-unit properties, rentals, condos and mobile homes. Service requests can be submitted online and a technician will typically be contacted within 48 hours.

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.

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AFC Home Warranty guarantees workmanship for the life of your contract, which can be up to three years. That’s much longer than the 30 or 60 days offered by most competitors. As part of its service contracts, the Georgia-based provider includes free credit monitoring and discounts on appliances, home security systems, restaurants and more

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

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A home warranty is a service contract that covers the cost of repairing or replacing major appliances and home systems.

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.

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.

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.

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.

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.

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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