Warranta.
Modern single-family home at twilight, lights on inside
State guide · UTNo paid placement

Home warranty
in Utah.

The Utah Insurance Department registers home warranty companies at least 30 days before they sell, under the service contract law in its Insurance Code.

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

The Utah Insurance Department registers home warranty companies at least 30 days before they sell, under the service contract law in its Insurance Code. The registration fee is due each year before March 1. A company backs its contracts with a reimbursement insurance policy or, under the department's rule, a surety bond or letter of credit of $50,000. That rises to $100,000 above 2,500 contracts. A security deposit of $10,000 for every 500 contracts, up to $100,000, also qualifies. Each contract must state that it is subject to limited regulation by the Utah Insurance Department, that its coverage is not guaranteed by the Property and Casualty Guaranty Association, and how it can be cancelled.

Coverage-priority context · UT

What breaks in Utah.

Issue 01
Wide temperature swings and a long heating season stressing furnaces and boilers
Issue 02
Very hard water accelerating scale buildup in water heaters and plumbing
Issue 03
Dry, high-altitude conditions and summer heat raising air-conditioning load
§ 02Best providers in Utahranked 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
First American Home Warranty
Owners of newer homes who prioritize appliance coverage and some improper-installation protection.
Score
3.8/5
Read review →
03
Choice Home Warranty
Budget-focused homeowners who want a predictable flat service fee and straightforward plan choices.
Score
3.7/5
Read review →
§ 03Common questions for Utah
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 Utah 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."