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

Home warranty
in Washington.

Washington's Insurance Commissioner registers service contract providers, and registrations are renewed every July 1.

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

Washington's Insurance Commissioner registers service contract providers, and registrations are renewed every July 1. Their contracts can cover a home's water, sewer, plumbing, electrical, heating and cooling and similar systems, with or without appliances. Washington accepts reimbursement insurance, a 40 percent reserve with a security deposit of no less than $25,000, or $100 million of net worth. A Washington provider must refund or credit the whole price when a contract with no claim made comes back within 20 days of mailing, or within 10 days if it was delivered at the time of sale. Providers must mail at least 21 days' notice before they cancel.

Source: Chapter 48.110 RCW (Service Contracts), full text (State statute, accessed 2026-10-07) · Washington Office of the Insurance Commissioner: Service contract providers (State regulator, accessed 2026-10-07)
Coverage-priority context · WA

What breaks in Washington.

Issue 01
Damp, wet winters contributing to moisture stress on plumbing and ventilation
Issue 02
Long heating season placing steady load on furnaces and heat pumps
Issue 03
Older housing stock in the Seattle area with aging systems
§ 02Best providers in Washingtonranked 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
Old Republic Home Protection
Real-estate buyers and sellers who want a financially backed provider with a long operating record.
Score
3.9/5
Read review →
03
Cinch Home Services
Homeowners who want a high total limit and value-added perks and accept a higher deductible.
Score
3.9/5
Read review →
§ 03Common questions for Washington
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."