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State guide · NJNo paid placement

Home warranty
in New Jersey.

The Director of New Jersey's Division of Consumer Affairs enforces the state's service contract law, which says these contracts are not insurance.

Regulated as a service contract3 reviewed providers ranked
Photo · R Architecture / Unsplash
Why New Jersey is different

The Director of New Jersey's Division of Consumer Affairs enforces the state's service contract law, which says these contracts are not insurance. They are not regulated under the state's insurance title. Breaking the law is an unlawful practice under the state's consumer fraud act. Providers secure their obligations with reimbursement insurance, a reserve of at least 40 percent of the fees received less claims paid, or a net worth of $100 million. If you have made no claim, you can cancel within 10 days of receiving a contract delivered at the sale, or within 20 days of the date it was sent to you, for a full refund.

Source: P.L.2013, c.197, N.J.S.A. 56:12-87 to 56:12-96 (service contracts not insurance), Senate No. 854 Second Reprint, in the New Jersey State Library legislative history (State statute, accessed 2026-10-07) · New Jersey State Library: legislative history record for P.L.2013, c.197 (State legislature, accessed 2026-10-07)
Coverage-priority context · NJ

What breaks in New Jersey.

Issue 01
Cold winters placing extended load on furnaces and boilers
Issue 02
Humid summers driving air-conditioning load and compressor wear
Issue 03
Older housing stock in dense northern counties with aging plumbing and electrical
§ 02Best providers in New Jerseyranked by Warranta editorial score · /5 scale · how we score
01
American Home Shield
Homeowners who want broad systems coverage and a choice of service fee.
Score
4.1/5
Read review →
02
Choice Home Warranty
Budget-focused homeowners who want a predictable flat service fee and straightforward plan choices.
Score
3.7/5
Read review →
03
Select Home Warranty
Buyers who want bundled roof-leak coverage and accept tighter payout limits.
Score
3.4/5
Read review →
§ 03Common questions for New Jersey
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."