State guide · FLNo paid placement
Home warranty
in Florida.
In Florida, a home warranty is written either by a home warranty association licensed under section 634.303 of the Florida Statutes or by an authorized insurer.
Regulated as a service contract3 reviewed providers ranked
Photo · R Architecture / Unsplash
Why Florida is different
In Florida, a home warranty is written either by a home warranty association licensed under section 634.303 of the Florida Statutes or by an authorized insurer. Home warranty associations are governed by Part II of Chapter 634, every contract must disclose that its rate is not regulated by the Office of Insurance Regulation, and every contract is assignable to the buyer when the home is sold.
Source: Florida Department of Financial Services: home warranty overview (State regulator, accessed 2026-09-23) · Florida Statutes, Chapter 634, Part II: Home Warranty Associations (State statute, accessed 2026-09-23)
Coverage-priority context · FL
What breaks in Florida.
Issue 01
Year-round air-conditioning use producing very high compressor and coil wear
Issue 02
High humidity and salt air near the coast accelerating condenser corrosion
Issue 03
Hurricane-season power surges and the insurance-versus-warranty boundary on storm damage
§ 02Best providers in Florida
01
AHS
American Home Shield
Homeowners who want broad systems coverage and a choice of service fee.
Score
4.1/5
02
CHS
Cinch Home Services
Homeowners who want a high total limit and value-added perks and accept a higher deductible.
Score
3.9/5
03
CHW
Choice Home Warranty
Budget-focused homeowners who want a predictable flat service fee and straightforward plan choices.
Score
3.7/5
§ 03Common questions for Florida
When does coverage start after I buy a plan?
When the waiting period in your contract ends. Providers set different lengths. Liberty Home Guard's sample policy starts coverage 30 days after purchase and requires covered items to be in working order that day. American Home Shield's 2024 sample plan agreement shows an initial waiting period of 0 days. Under Liberty's terms, a covered item that breaks on day 20 falls inside that 30-day holding period and is not covered, so read each provider's sample contract before you buy.
Can I buy a plan after something has already broken?
You can buy one, but the two sample contracts we read would not pay for a breakdown you already have. Liberty Home Guard's sample policy "does not cover any known or unknown pre-existing conditions." American Home Shield's 2024 sample plan agreement says a covered breakdown "must occur during the Plan Agreement Term," and it excludes earlier breakdowns that "were either known by you or were reasonably detectable by you."