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Updated: Dec 1, 2024, 3:52am
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| EditorDuring the past five years, home values have increased faster in Florida than just about anywhere else in the country. If you are among those homeowners in the Sunshine State, it stands to reason that you want to protect your investment as much as possible. In addition to a homeowner’s insurance plan, a home warranty policy can help minimize or eliminate certain expenses. AFC Home Warranty ranks at the top of the best home warranty companies in Florida for its strong plan offerings and unique life-time workmanship warranty.
The next step is deciding which home warranty company is best for you. To help you sort through the options, we meticulously researched home warranty companies in Florida to develop rankings. We also surveyed 1,000 homeowners across the country to get feedback on their experiences with home warranty plans.
The Forbes Home team is committed to bringing you independent, unbiased ratings and information. We use data and expert advice to inform all of our content. Plus, our advisory board of licensed professionals fact-checks and reviews our content for accuracy and relevancy. You can read more about our editorial guidelines and the home warranty companies methodology for the ratings below.
Featured Partners
1
Select Home Warranty
Plans Available
3
Response Time
Great
Number of States
46 + District of Columbia
2
Choice Home Warranty
Plans Available
2
Response Time
Excellent
Number of States
49 + District of Columbia
3
American Home Shield
Plans Available
3
Response Time
Excellent
Number of States
48 + District of Columbia
Key Takeaways
The home warranty providers AFC Home Warranty, Liberty Home Guard and American Home Shield top our best home warranty companies in Florida list. Both AFC Home Warranty and Liberty Home Guard scored 4.7 out of 5 stars when reviewed against our methodology, while American Home Shield was not far behind with a score of 4.5 out of 5. These companies offer attractive plans, add-on options and more.
Best Overall
Best Overall
AFC Home Warranty
Based on our research and metrics, we consider AFC Home Warranty to be an all-around great option for Florida homeowners in the market for a home warranty. The company earns the top spot on our Best Home Warranty Companies list thanks to its strong offering of plans, which recently expanded to include the Diamond Plan. This even includes coverage for smartphones and exterior water lines. AFC Home Warranty also offers an unheard-of lifetime workmanship warranty, which means you won’t have to pay another service fee during the remainder of your plan if there is a workmanship-related issue with a previously serviced appliance or system.
AFC Home Warranty earned our top-rated score of 4.7 out of 5 based on our detailed methodology, which accounts for the company’s age, plans, terms and conditions, and consumer reviews.
Learn more: Read Forbes Full AFC Home Warranty review
Details for the four plans from AFC Home Warranty are individually outlined in sample contracts. Customers can choose from three service fee tiers: $75, $100 or $125. Plan prices depend on location and the service fee selected. The company recently added a top-level Diamond Plan for premium coverage.
Plan add-ons include:
There were mixed customer reviews for AFC Home Warranty on reviewing platforms such as the Better Business Bureau and Trustpilot. On the positive side of the spectrum, customers complimented AFC’s responsive technicians and generous service terms. On the other side of the spectrum, some AFC Home Warranty customers complained about problems with coverage for total replacements and some coverage refusal issues. The company does have a 100% response rate to customer claims with the Better Business Bureau.
Our Experience With AFC Home Warranty
To test out AFC Home Warranty’s user friendliness for ourselves, the Forbes Home Team did a mystery shopping exercise. We found that signing up was easy, options were flexible and the plans were explained well. Customer service reps were slower to respond during busy times of day, but the team was helpful overall and managed a claim professionally.
| PLAN NAME | MONTHLY PREMIUM | SERVICE FEE |
|---|---|---|
Silver Plan | $36.83 - $67.15 | $75 - $125 |
Gold Plan | $51.92 - $85.60 | $75 - $125 |
Platinum Plan | $57.00 - $97.70 | $75 - $125 |
Diamond Plan | $91.58 - $152.20 | $75 - $125 |
Best for Add-On Options
With more add-on options than any other company on this list, we recommend Liberty Home Guard to Florida homeowners who want to customize their plans. This is an especially attractive feature in Florida, considering many standard home warranty plans don’t include popular features such as pool and spa systems.
Liberty Home Guard earned a strong score of 4.7 out of 5 based on our metrics, thanks in part to coverage add-ons, strong consumer reviews and more.
Learn more: Liberty Home Guard review
As outlined in the sample contract, Liberty Home Guard has three plans. Customers do not get to choose their service fee and the rate may vary. Liberty Home Guard offers more add-on options than any other company on this list.
Plan add-ons include:
Liberty Home Guard has generally positive consumer ratings, although the company is not currently accredited with the Better Business Bureau. On the other hand, Liberty Home Guard does have an average 4.45 out of 5 rating from more than 2,000 customer reviews on the Better Business Bureau. Among the many comments, there is a trend of people saying they had quality service from the company and technicians. However, some took issue with covered items not getting the level of coverage they had expected, slow response times and unexpected costs.
Our Experience With Liberty Home Guard
To understand the process of getting a plan with Liberty Home Guard, the Forbes Home Team went through the quick and easy signup steps. The options were clear and our team members were impressed by the user interface and online platform. This also made managing the account and submitting claims simple, which is always nice when you’re already dealing with an issue at home.
| PLAN | SERVICE FEE | MONTHLY PRICE* |
|---|---|---|
Appliance Guard | Varies | $49.99+ |
Systems Guard | Varies | $54.99+ |
Total Home Guard | Varies | $59.99+ |
Starlink | 100 Mbps | $120 |
HughesNet | 50 Mbps | $50 |
Best for Budget Friendly Plans
Best for Budget Friendly Plans
American Home Shield
We consider American Home Shield an excellent option for Florida homeowners who want affordable coverage. To make the deal even better, there are discounts available for veterans, active-duty military members and AARP members. Customers can also pick their own contractor for service jobs.
We rated the highly experienced American Home Shield a score of 4.5 out of 5 against our detailed methodology.
Learn more: American Home Shield review
As outlined in a sample contract, American Home Shield has three plans for current homeowners. Customers can choose from $100 or $125 service fees. Plan prices depend on location and the service fee selected.
Plan add-ons include:
There is quite a variety when it comes to reviews for American Home Shield. For starters, the company has a B rating with the Better Business Bureau and a poor 2.1 out of 5 star rating from more than 10,000 customer reviews. However, across the BBB and other reviewing platforms, there are people who praise American Home Shield for straightforward scheduled services and quick technician responses. Among the dissatisfied customers, common complaints include minimal updates, long wait times for repairs. It seems experiences can vary significantly from place to place.
Our Experience With American Home Shield
To test how easy it was to sign up with American Home Shield, we used the website to explore plans and understand coverage customization options. We appreciated the ability to choose a customer service fee, which lends to more predictability with repair costs.
| PLAN | SERVICE FEE | MONTHLY PRICE* |
|---|---|---|
SilverShield | $100 or $125 | $29.99 - $39.99 |
ShieldGold | $100 or $125 | $49.99 - $59.99 |
ShieldPlatinum | $100 or $125 | $79.99 - $89.99 |
Best for Quick Response Times
Best for Quick Response Times
Cinch Home Services
We recommend Cinch Home Services to Florida homeowners who value quick responses when an issue arises with a covered appliance or system. Cinch Home Services is the industry leader when it comes to a guaranteed response time: You’ll get a call back within two hours during business hours and not much longer after hours. Repairs are also covered by 180-workmanship guarantees.
Cinch Home Services earned a 4.5 out of 5 against our detailed methodology, thanks in part to its many years in business and largely positive reviews.
Learn more: Cinch Home Services review
As outlined in the sample contract, Cinch Home Services has three plans. Customers can choose from $100, $125 or $150 service fees. Plan prices vary by location and service fee.
Plan add-ons include:
Third-party reviewing websites, such as Google, Trustpilot and the Better Business Bureau, have mixed reviews for Cinch Home Services. On the positive side, customers reported good experiences with customer service representatives and said the company’s pricing was competitive. On the negative side, there were some issues with claims being refused for unclear reasons and problems with delayed service.
Our Experience With Cinch Home Services
To test Cinch Home Service, we signed up for a plan and made a claim. Every step of the process was pretty simple and although we couldn’t select our own technician, the one assigned by Cinch was efficient. The repair was completed to our satisfaction. The company’s customer service team was also helpful and informative.
| PLAN | SERVICE FEE | MONTHLY PRICE* |
|---|---|---|
Appliances Plan | $100 - $150 | $30.99 - $48.99 |
Built-In Systems Plan | $100 - $150 | $43.99 - $54.99 |
Complete Home Plan | $100 - $150 | $54.99 - $66.99 |
Best for Low Service Fees
Best for Low Service Fees
ARW Home
With the lowest service fees (by far) out of any company on this list, we recommend American Home Warranty to Florida homeowners who don’t want to be blindsided by steep service costs. What’s more, ARW Home understands Floridians’ wants and needs–considering the company is based in Boca Raton.
We awarded ARW Home a score of 4.3 out of 5 against our detailed methodology. We deducted some points because the company hasn’t been in business as long as some others, even though it’s good to note that ARW is owned by AIG, which has been in the industry for more than 30 years.
Learn more: ARW Home review
ARW Home has three plans. There is a fixed $55 service fee. More details are outlined in the sample contract.
Plan add-ons include:
As with other home warranty companies, there are mixed customer reviews for ARW Home–although the company does have a stronger-than-average rating with the Better Business Bureau. Happy customers report that customer service agents were helpful and there were quick responses to their claims. Less satisfied customers called out the frustrating claims process, long wait times to reach customer service and issues with claims getting denied.
Our Experience With ARW Home
We tested ARW Home by signing up for the plan that combined appliance and systems coverage. When we had an issue with the heating system, AWR’s emergency response service came through with service in less than 24 hours. Ultimately, the issue was resolved promptly and efficiently, and it helped that the service fee was just $55.
| PLAN | SERVICE FEE | MONTHLY PRICE* |
|---|---|---|
Appliance Max | $55 | $45.99 |
Systems Max | $55 | $59.99 |
Total Max | $55 | $84.99 |
On AFC's Website Have you considered AFC Home Warranty?
Whether you need repairs or a new appliance, AFC can help cover the cost of even the most expensive items like HVAC and plumbing. Here’s why we chose it:
Available plans to choose from: Silver Plan, Gold Plan, Platinum Plan, Systems Plan
Three years work guarantee of repairs
Plans include free credit monitoring, family emergency services and discounts on household items, restaurants and more
On AFC's Website 
We compared the ratings and costs of our top Florida home warranty companies after completing our research and analysis, which included criteria such as service fees, plans and coverage, add-ons covered, years in business and customer reviews and experiences.
| COMPANY | FORBES HOME RATING | BEST FOR | MONTHLY COST | LEARN MORE |
|---|---|---|---|---|
 4.7    | Overall Service | $36.83 – $152.20 | On AFC's Website | |
| 4.7 | Add-On Options | $49.99 – $59.99 | On Liberty Home Guard's Website | |
| 4.5 | Budget-Friendly Plans | $29.99 – $89.99 | On American Home Shield's Website | |
| 4.5 | Quick Response Times | $38.99 – $66.99 | On Cinch's Website | |
| 4.3 | Low Service Fees | $45.99 – $84.99 | Read Forbes' Review |
Home warranty policy costs in Florida depend heavily on the coverage and deductible amount that you choose. Opting to purchase protection for either your appliances or the systems within them will cost an average of between $40 and $50 per month, with a per-claim deductible of between $75 and $125.
If you choose a more comprehensive home protection package, that includes some or all of your appliances and most of your major home systems, you can expect to spend between $65 and $75 monthly in premiums and per-claim deductible costs.
You may also choose add-on options that nearly all home warranty companies offer. Add-ons may include sump pump, pool, sewer, roof repair, well pump, guest units, septic systems and numerous other protections. Each add-on coverage you select could add a few dollars per month to your premium. However, many companies also offer groups of add-ons for a single additional price.
Home warranty companies commonly offer promotional price reductions or bargains on new equipment or appliance purchases and maintenance products and services. These discounts and deals can offset some of the cost of your home warranty plan.
If you’re wondering whether a home warranty in Florida is worth it, we’ve found that several factors must be considered. For instance, the condition of your home and how much money you want to spend on a warranty should be taken into account. Most importantly, the coverage offered by a warranty should also be considered because it will determine how much protection you have against certain types of repairs or failures.
It’s important to understand these aspects so you can make an informed decision about whether or not the home warranty is right for your needs.
| ITEM | AVERAGE REPAIR COST | AVERAGE REPLACE COST |
|---|---|---|
| Air Conditioner | $400 | $5,900 |
| Furnace | $300 | $4,800 |
| Electrical | $275 | $1,800 (electric box) |
| Plumbing | $125/hour | $6,500 (replace all) |
| Roofs | $150 to $7,000 | $11,500 |
| Dishwasher | $250 | $970 |
| Refrigerator | $200 to $400 | $800 - $12,000 |
| Oven | $125 to $425 | $2,000 |
| Stove | $125 to $425 | $2,800 (gas stove installation) |
| Washer/Dryer | $100 to $475 | $1,000 - $2,300 (set) |
Even among appliances and systems covered by a home warranty plan, there are commonly exclusions that are important to be aware of before entering into a contract or filing a claim. These may be as straightforward as coverage limits or may be more detailed to exclude certain components or issues. A claim may also be denied for reasons such as unclear maintenance records or the appliance or system’s age.
To understand exclusions for any plans you are considering, carefully read the coverages and limitations in the contract. These policies vary among companies.
Although choosing a single home warranty plan from one of the many providers can be daunting, it’s good to know that Florida, in particular, carefully regulates home warranty companies and their policies to help protect consumers.
Home warranty companies in the state must list any exclusions that your policy includes, provide pricing protections for existing customers, offer a money-back program for new consumers for at least 10 days after plan purchase and not limit services to items with rust or corrosion unrelated to an item’s breakdown.
Knowing that consumer protections are in place in your state, you’ll still need to choose the right plan for your needs. To help pare down your potential candidates, we suggest judging them first on the following criteria.
Reviews make the modern world go around. Although home warranty companies are often nationally available, Florida’s unique weather can do a number on some systems that are seldom used in other parts of the country. For that reason, it’s important to check local reviews of your potential providers and rely on that information more than national reviews.
Read some of both the good and bad reviews to gain insight into how the company resolves complaints when they come up.
Many home warranty companies allow you to choose your own technician. However, many will only let you use contractors that the company has already approved. Although each warranty company’s contractors must be licensed and insured, it’s a good idea to talk to your potential provider about which technicians they use and check local reviews relating to those entities before deciding that’s who you want in your home.
Florida is hot. Every home warranty company offers multiple coverage levels. Many of the policies are built around the average needs of homeowners all over the country. That means an HVAC coverage listing may or may not be focused primarily on air conditioning and instead be more geared towards heating. The same may be true of refrigerators and ice makers, which likely have to work much harder in this state than in states on the Canadian border.
When choosing your home warranty policy, we suggest studying each plan carefully to determine which coverages are most beneficial to you where you live, and that they’re available. You likely won’t need sump pump coverage for a home without a basement, but roof repair coverage may come in handy before the next heavy Florida rainfall.
Find the top ranked home warranty company in your area
Home warranties can protect you against unexpected expenses. Click on your state today to find out more.
Laws within Florida relate to how home warranty companies operate and what they must include contacts.
When you’re considering buying a home, you want to ensure every inch of it is covered. There are so many things you can’t foresee that could happen, and a home warranty plan offers crucial protection against those unforeseen repairs and replacements. So, if you’re looking for the best Florida home warranty companies, conducting thorough research is essential.
In 2023, Forbes Home conducted a home warranty survey of 1,000 homeowners to learn more about the current market and their satisfaction with existing home warranty companies. Our results are a valuable resource for those navigating the real estate market in Florida, offering insights into customer satisfaction and making an informed decision when selecting a home warranty plan.
In Florida, a dependable homeowner’s insurance policy is essential. But, because homeowner’s insurance and home warranties cover different types of issues, we think that getting a home warranty can help round out your coverage.
On average, comprehensive home warranty plans (covering appliances and systems) cost $60 per month in Florida. Customers are also responsible for a service fee (ranging from $55 to $150) when making a claim. Even with those expenses, our survey found that 48% of Floridians report they “appropriately” use their home warranty—with an additional 5.45% saying they overutilize their plan.
Compare Quotes From Top-rated Home Warranty Companies
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To determine the home warranty companies ranking, the Forbes Home editorial team analyzed 52 companies, with each company’s star rating determined by evaluating a variety of metrics and subcategories, including years of experience, signup and restrictions, plan pricing, fees and discounts, coverage features, property coverage, customer reviews and support and nationwide availability.
You can find out more about how Forbes Home rates home warranty companies on our detailed methodology page.
All figures and facts were accurate at the time of first publication.
Homeowners, renters, landlords and real estate professionals can all benefit from having a service contract with a home warranty provider. However, those with new homes, home systems or appliances, may want to reconsider purchasing a home warranty until the manufacturer and builder warranties expire. Avid DIYers who are comfortable performing home repairs often skip home warranty purchases in favor of doing necessary work themselves.
A home warranty purchase may be worth its cost in Florida provided the selected plan and additional coverage options are chosen to reflect the needs of a particular home and its condition. While avid DIYers and those with newly built homes will likely see limited benefits from a home warranty purchase, owners of older homes, systems and appliances will benefit most from a policy assuming the items aren’t too old to be covered by plan limitations.
When a home warranty protection isn’t honored or a claim is denied, the first thing to do is check your contract to ensure the situation is supposed to be covered. When, and if, you decide the company should have paid your claim, gather pertinent documents from the repair technician and file an appeal with your warranty provider. If the issue isn’t resolved after your appeal, you may consider taking your case to the Better Business Bureau for assistance.
For over 6 years, Emily has specialized in writing about home warranties, solar installations, car transportation and moving companies. Since graduating with a journalism degree in 2012, she's also worked on staff and in freelance roles for a variety of publications, including Realtor.com, as well as local real estate companies. As a long-time member of the Forbes Home team, Emily has even shared dozens of informative articles about topics ranging from pest control to solar incentives and much more.
Having spent 30+ years in residential construction, contracting, remodeling, maintenance and home repair, Deane now contributes DIY, informational and financial content as a freelance writer and consultant for several publications such as Angi, Trusted Company Reviews, USNews and World Report and Small Spaces Great Life.
Sami Allen is the managing editor at Forbes Home, with over seven years of experience in the home space and 10 years of editing experience.
