Best Home Warranty Companies in Utah (2025)
Our top picks include American Home Shield for HVAC coverage, Liberty Home Guard for value, and Cinch Home Services for the longest guarantee.
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Written byJanet Berry-Johnson
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8+ years writing about insurance, taxes, and personal finance
Certified public accountant
Janet applies her experience in personal finance, taxes, and accounting to make complex financial topics accessible. Her byline has appeared on numerous web media.
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Edited bySara Getman
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Sara Getman is an Associate Editor at Insurify and has been with the company since 2022. Prior to joining Insurify, Sara completed her undergraduate degree in English Literature at Simmons University in Boston. At Simmons, she was the Editor-in-Chief for Sidelines Magazine (a literary and art publication), and wrote creative non-fiction.
Outside of work, Sara is an avid reader, and loves rock climbing, yoga, and crocheting.
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Table of contents
Utah homeowners must deal with freezing winter temperatures, dry summers, and even occasional earthquakes. These challenges can strain home systems and appliances, leading to unexpected repair bills or replacements.
A home warranty helps ease that burden by covering breakdowns due to normal wear and tear on major systems like plumbing, heating, ventilation, air conditioning (HVAC) and electrical, and appliances. It’s not the same as homeowners insurance but complements it by covering what insurance often doesn’t.
Here’s what you should know about the best home warranty companies in Utah to help you protect your home and budget.
Quick Facts
HVAC and plumbing systems, both coverable by a home warranty, are especially vulnerable in Utah winters and often freeze overnight.
In Utah, most home warranty plans cost between $40 and $70 per month.
In addition to a monthly or annual fee, you typically have to pay a service fee of $75 to $125 each time you make a claim.
Liberty Homeguard: Best for budget-minded homeowners
Liberty Home Guard is a well-regarded home warranty company with flexible plans and relatively low service fees. Liberty Homeguard has three tiers of coverage, all of which cover air conditioning, heating, plumbing, and electrical work.
The company has a rating of 4.6 out of 5 stars on Trustpilot and offers customers the option to pay monthly or annually. This makes it a reliable pick for homeowners who want to cover their systems and appliances at a reasonable price without getting locked into annual contracts.
Pros
Strong customer reviews
Many optional add-ons
60-day guarantee for repairs
Cons
30- to 60-day waiting period
May have to wait 24 to 48 business hours for technician
Plumbing and electrical coverage limited to $250 for the first 90 days, $500 thereafter
American Home Shield: Best for broad HVAC coverage
American Home Shield (AHS) is one of the most established names in the industry, and it’s a good option for Utah homeowners who need broad coverage. AHS offers generous HVAC protection, which is helpful in a state that can have temperature extremes.
It also allows for a lot of customization in coverage, with three plan tiers and flexible service fee options. Rates start at $30 per month.
Pros
Coverage limit of up to $5,000 on HVAC and systems
Customizable plans and service fees
Covers items with pre-existing conditions (if unknown)
Cons
Higher monthly premiums than some competitors
No option for appliances-only plans
Quality guarantee only lasts 30 days
Cinch Home Services: Best for extended guarantees
Cinch Home Services offers comprehensive coverage with a focus on system reliability, so it’s a good fit for Utah Homeowners with aging HVAC or plumbing systems. Plans include a 180-day guarantee and cover pre-existing conditions if they’re unknown, which adds to peace of mind.
The base plan covers nearly 40 essential appliances and systems, which is more than competitors. Also, the optional “Premier Upgrade” helps cover code violations and permits, which may be a useful perk for older Utah homes that need updates during repairs.
Pros
180-day guarantee on covered repairs
Helpful upgrade options for code violations and permits
Option to cover repairs only or repairs and replacement
Cons
Higher service fees (starting at $100)
No add-on options
Mixed customer reviews on the Better Business Bureau website
First American Home Warranty: Best for homeowners with older appliances
First American Home Warranty is a solid choice for Utah homeowners who want dependable HVAC and appliance coverage at a reasonable price. The plans are straightforward with generous coverage limits — especially on heating systems and ductwork, which are critical in Utah’s cold winters.
The company also includes appliance coverage with no age restrictions and offers optional protection for roof leaks and HVAC tune-ups.
Pros
Strong HVAC and heating systems coverage
No age limits on covered appliances or systems
Roof leak coverage available
Cons
Limited plan customization
Must provide address and contact info for plan pricing
Can’t choose your technician
Choice Home Warranty: Best for straightforward claims process
Choice Home Warranty offers simple, affordable plans that appeal to Utah homeowners looking for essential protection without high up-front costs. Its Basic plan includes coverage for heating, electrical, plumbing, and some major appliances. But you’ll need to upgrade to a Total plan to cover your air conditioning system, refrigerator, washer, and dryer.
While coverage caps are lower than some competitors, Choice stands out for its straightforward service process and having a call center that’s available 24/7.
Pros
Competitive pricing for broad systems and appliance coverage
Possible to get the first month free via promotions
24/7 claims hotline with user-friendly portal
Cons
Lower coverage caps (typically $3,000 or lower on some items)
Basic plan doesn’t cover air conditioning, refrigerator, washer, or dryer
Service technician availability may vary in rural Utah areas
Our editorial team analyzed home warranty companies that sell plans in Utah to assess which offer the best prices, coverage options, customer service, and savings to homeowners. We looked at available plans, service fees and agreements, and coverage limits. We prioritized competitive prices, customer service reviews, discounts, and specialty or supplemental coverages.
Find a Home Warranty that Works for You
Cover critical systems and appliances for dollars a day
How home warranties work
A home warranty is a service contract that helps cover the cost of repairing or replacing major home systems and appliances that break down due to normal wear and tear.
Unlike homeowners insurance, which covers damage to your home and its contents from events like fire or vandalism, a home warranty focuses on internal components like your HVAC system, water heater, plumbing, electrical system, and home appliances.[1]
When a covered appliance or system stops working, you file a claim with the warranty company, pay a service fee, and they send a technician to diagnose and fix the problem. Home warranties typically don’t cover structural issues, cosmetic damage, or problems caused by a lack of maintenance. They also don’t cover events like fires. That’s where homeowners insurance comes in.
Think of a home warranty as a financial safety net for unexpected breakdowns, which can be helpful in places like Utah, where weather extremes can wear down home systems faster.
How much does a home warranty cost in Utah?
Warranty Company | Plan Options | What Base Plan Covers | Monthly Premiums | Service Fees | Add-Ons |
|---|---|---|---|---|---|
| American Home Shield | ShieldSilver (base plan), ShieldGold, and Shield Platinum | HVAC, electrical systems, plumbing systems | $70–$120 | $100 or $125 | Yes, including roof leak repair, septic pump, well pump, and more |
| Liberty Homeguard | Appliance Guard, Systems Guard, and Total Home Guard | Home appliances; but not systems like plumbing, electrical, and HVAC | $50–$60 | $75 to $125 | Yes, including limited roof leak, lawn sprinkler system, stand-alone freezer coverage, and more |
| AFC Home Warranty | Silver, Gold, Platinum, and Diamond | Kitchen appliances and garage door opener | $44–$68 | $75 or $125 | Pool and spa, roof leak coverage, stand-alone freezer, electronics, and more |
| First American Home Warranty | Starter, Essential, and Premium | Plumbing, electrical, and heating systems, dishwasher and refrigerator, garbage disposal, oven and cooktop, built-in microwave | $49–$84 | $100 or $125 | Yes, including pool and spa equipment, septic systems, limited roof leak, and more |
| Select Home Warranty | Bronze, Gold, and Platinum | Most major appliances | $60–$64 | $75–$100 | Roof leak, pool, lawn sprinklers, and more |
| 2-10 | Simply Kitchen, Complete Home, Pinnacle Home | Kitchen appliances only | $32+ | $100 or less | Roof leak, additional refrigerator, increased limits, and more |
| Choice Home Warranty | Basic and Total | Heating, electrical, plumbing, and some major appliances | $47–$55 | $100 | Pool and spa, second refrigerator, limited roof leak, and more |
| Fidelity National Home Warranty | Standard, Comprehensive, and Enhanced | Plumbing, water heater, heating, electrical, telephone wiring, central vacuum, garage door opener, built-in fans, kitchen appliances, best control, and re-keying | $22+ | $75 | Air conditioning, pool/spa, washer and dryer, limited roof leak, and more |
How to buy a home warranty in Utah
If you own a home in Utah, a home warranty can offer peace of mind by covering repairs or replacement of major systems and appliances due to normal wear and tear. Follow these steps to help you buy the right plan:[2]
1. Assess your home’s age and condition
Older homes with aging systems may benefit more from a home warranty. Take note of what your homeowners insurance or existing service contracts and manufacturer’s warranties already cover to avoid overlapping coverage.
2. Identify the systems and appliances you want covered
List standard items like your HVAC, plumbing, electrical, and kitchen appliances, as well as additional systems or appliances like a pool or spa, standing freezer, septic system, or central vacuum. This helps you determine what kind of coverage you actually need.
3. Research companies that serve Utah
Compare reputable home warranty companies that operate in the state. Read customer reviews to understand the claims process and service quality.
4. Get multiple quotes
Pricing and plan details vary. Request quotes from several companies, and compare costs, coverage, exclusions, and service fees.
5. Read the fine print
Understand coverage limits, waiting periods, and exclusions. Watch for caps on specific items and pre-existing condition clauses.
6. Choose your plan and enroll
Select the coverage level that fits your needs and budget. Then sign up online or through a representative. Keep your contract for easy access if you need to file a claim.
Home warranty in Utah FAQs
If you’re new to home warranties, you may have questions about costs, coverage, and whether they’re really worth it. Here are answers to some frequently asked questions from Utah homeowners.
What is the best home warranty in Utah?
The right home warranty company for you will vary depending on your home’s location and the types of systems and appliances you want to cover.
But American Home Shield is a good choice for Utah homeowners because it offers higher limits for HVAC systems and customizable plans. Liberty Home Guard is another good option, as it receives positive customer reviews.
How much does a home warranty cost in Utah?
Most home warranty plans in Utah cost between $40 and $70 per month. The total annual cost depends on the level of coverage and any optional add-ons you select.
What does a home warranty cover?
A home warranty typically covers major systems like HVAC, plumbing, electrical, as well as appliances. Contracts normally exclude structural issues, weather damage, and pre-existing or poorly maintained items.[3]
What is the average home warranty deductible?
The typical service fee, similar to a deductible, ranges from $75 to $125 per claim. You pay this fee when a technician comes to diagnose and repair a covered issue. But unlike some deductibles, you have to pay this every time.
Are home warranties worth it?
They can be — especially for older homes, or if you want to avoid large, surprise repair bills. That said, while home warranties can offer peace of mind, they don’t replace the need for homeowners insurance.
Sources
- FTC. "So what’s the deal with “home warranties”?."
- Consumerreports.org. "Is Buying a Home Warranty Worth It?."
- Ca.gov. "Home Protection Contracts."
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Janet Berry-Johnson
Janet Berry-Johnson, CPA is a freelance writer with a background in accounting and income tax planning and preparation. She's passionate about making complicated financial topics accessible to readers. She lives in Omaha, Nebraska with her husband and son and their rescue dog, Dexter. Visit her website at www.jberryjohnson.com.
Janet has been a contributor at Insurify since October 2022.
Sara Getman is an Associate Editor at Insurify and has been with the company since 2022. Prior to joining Insurify, Sara completed her undergraduate degree in English Literature at Simmons University in Boston. At Simmons, she was the Editor-in-Chief for Sidelines Magazine (a literary and art publication), and wrote creative non-fiction.
Outside of work, Sara is an avid reader, and loves rock climbing, yoga, and crocheting.
