Home warranty • Low prices
Cheap Home Warranty Plans: The Lowest Prices and What You Give Up
The lowest list prices start around $25 to $30 a month: Cinch from $24.99, and ARW Kitchen Plus, American Home Shield’s lowest plan, and Liberty’s HVAC Guard at $29.99. Cheap plans usually cover fewer items, carry lower caps, or charge higher service fees.
Here are the lowest-priced plans and the trade-offs. Blake Insurance Group is an independent agency, and a licensed agent can compare the options we offer in your area.
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Lowest-priced plans
| Plan | Starting price | What it covers |
|---|---|---|
| Cinch Home Services | $24.99 a month | Lowest tier; service fee $100 to $150 |
| ARW Kitchen Plus | $29.99 a month | 8 kitchen and appliance items; $500 per appliance |
| American Home Shield | $29.99 a month | Lowest-priced tier; service fee $100 or $125 |
| Liberty HVAC Guard | $29.99 a month | HVAC only, no wait |
| AFC Silver | $30 a month | Kitchen appliances |
Sources: NerdWallet: Cinch Home Services review; This Old House: ARW review; NerdWallet: American Home Shield review; Liberty Home Guard: plans and pricing; NerdWallet: AFC Home Club review.
What you give up
- Fewer covered items, often no AC, washer, or dryer.
- Lower caps, such as $500 per appliance.
- Higher service fees on some low-price tiers.
- The same 30-day wait and exclusions as pricier plans.
Sources: NerdWallet: best home warranty companies; Consumer Reports via WSLS (July 2026).
What to check before you buy a home warranty
- The sample contract, including exclusions and per-item caps
- The service fee per claim and whether it applies to denied claims
- The waiting period and any limits in the first months
- Maintenance records the company may ask for
- How cancellation and refunds work
What a home warranty is
A home warranty is a service contract that pays to repair or replace covered home systems and appliances, such as HVAC, plumbing, electrical systems, and kitchen appliances, when they fail from normal wear. The FTC calls home warranties “really service contracts” that run for a set period and cost extra, and the California Department of Insurance says a home warranty “is not an insurance policy” and doesn’t replace homeowners insurance.
Fees, caps, and waiting periods
Most home warranties share a few terms. Direct-to-consumer plans commonly start after a 30-day waiting period, while plans bought at a real estate closing often have none. You pay a service or trade call fee for each repair visit, and contracts set per-item caps, often $2,000 to $5,000, and sometimes an aggregate cap. Exclusions for pre-existing conditions and lack of maintenance are common, so the FTC and Texas regulators suggest asking about fees, caps, exclusions, who chooses the repair company, and cancellation terms before you buy.
How home warranty claims work
You usually call the company, which sends a contracted technician; you pay the service fee at the visit. Texas regulators suggest asking who chooses the repair company and how quickly repairs must be made, and Iowa warns that work not authorized by the service company will be denied, so don’t hire your own technician without approval. If a claim is denied, ask for the reason in writing; New Jersey’s 2015 settlement with Choice Home Warranty required written denial reasons on request.
You still need homeowners insurance
A home warranty doesn’t cover fire, storm, theft, or liability claims. Homeowners insurance covers sudden damage from covered perils, and the CFPB notes that mortgage lenders generally require it. Flood needs a separate policy.
Liability and umbrella coverage
Personal liability coverage pays if you’re legally responsible for someone’s injury or property damage, including legal defense. Homeowners policies often come with $100,000 or $300,000 of liability, and many people choose more. An umbrella policy adds liability coverage above your home and auto policies; Triple-I says insurers generally want about $250,000 of auto liability and $300,000 of homeowners liability underneath.
What an independent agency does
An independent insurance agency is licensed to sell policies from several insurance companies. Instead of quoting one company's products, an independent agent can compare options from the insurers the agency represents, explain the differences in coverage, and help you re-shop at renewal. The insurance company, not the agent, makes underwriting and claim decisions.
Blake Insurance Group is an independent agency. We work with clients by phone, email, and online in states where we are licensed, and we will tell you which insurers we can quote for your situation.
How to verify an insurer or agency
Before buying through any website or app, confirm who is selling you the policy and who will issue it:
- Find the licensed agency or insurer named in the site's footer, terms, or license page.
- Look up the agency or producer on your state insurance department's license search, or through the National Insurance Producer Registry (NIPR).
- Look up the insurer on your state insurance department's company search to confirm it is authorized in your state.
- Save the insurer's name and policy number once issued, since that is who handles claims.
A legitimate service will make this information easy to find. Be cautious if you cannot identify the licensed entity.
Sources for the sections above: FTC (Military Consumer): What’s the deal with home warranties? (2023); California Department of Insurance: Home protection contracts; TDLR: Residential service companies (home warranties) (2021); Iowa SmartHER Money: Service contracts (2025); New Jersey AG: Choice Home Warranty settlement (2015); Triple-I: What is an umbrella liability policy?; NAIC: Consumer Insurance Search.
Cheap home warranty FAQs
What is the cheapest home warranty?
Cinch lists plans from $24.99 a month; several companies start at $29.99.
Are cheap home warranties worth it?
Only if the covered items and caps match what you need.
How much is the average home warranty?
About $73 a month, per NerdWallet.
Related guides
Important information
Independent agency. Blake Insurance Group LLC is an independent insurance agency. Licensed insurance producer NPN 16117464. Licensed states: AZ, AL, TX, CA, NY, OH, FL, NC, VA, GA, OK, NM, IA, KS, MI, NE, SC, SD, WV, IL, NJ, PA, TN, and WA. Which insurance companies we can quote depends on our current appointments, the product, and your state. Mentioning a company on this page does not mean we represent it.
Coverage terms. Descriptions are general. The policy contract controls what is covered.
Legal requirements. State requirements summarized here are general information as of November 2026 and can change. This page is not legal advice; confirm current rules with your state's insurance regulator or motor vehicle agency.
Availability. Coverage, prices, discounts, and eligibility vary by insurer, state, and applicant, and are subject to underwriting. The issued policy controls.
Your next step
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