I bought my first house in November of last year. The seller paid the small fee for the home warranty as some sellers are known to do. The warranty is up for renewal and all I've read is how much of a rip-off they are. Has anyone had any positive experiences or know a reputable company?

I bought one when we sold our last house. Wound up needing to use it to replace the water heater. No issues or complaints here.

Ag83,

Who'd you use?

I have a warranty through Allied.

If something big doesn't break soon, I'll be losing money on it.

My house is around 15 years old, so i find it comforting and only somewhat necessary, especially once the A/C unit gives out, the piping in the house blows, or some other major annoyance occurs. Just like an insurance, but based on what you pay, it's more likely that you'll come out ahead by saving. That does mean that you don't get the warm fuzzy feeling that you're covered should something happen.

I bought it the 1st year I moved into my house and when the AC unit went out I got a brand new AC unit for $100 which was my deductible.

Who do you guys use? My house was built in 1965, but most of the systems have been replaced in the last 5 to 10 years. I don't know that a warranty would be worth it, but it'd be nice to know some options. Thanks.

I use First American. Their home shield costs $450 a year with a $50 dollar deductable. We've made claims on it 2 or three times, and have been very happy with the work done.

I'll probably continue the policy until the A/C goes out.

tres

My buddy down in Sugarland had to use his recently for a new roof and AC unit. Overall it was hell getting the contractors to agree on prices and when they would work. From my understanding he had no problems with the Insurance Company, but he did with the contractors which was what sucked overall. I can find out who it was though.

I purchased my house in march, and got one through Old Republic Home Mortgage. We had them come out for our AC a few times (though they never could figure out the problem, which seems to have resolved itself).

No problem with the company, they have done well when i have had a problem (though unfortunatly my fridge was not under coverage, it is extra, when it crapped out).

We also have First American. We used it just this week for some plumbing problems that I'm sure would have cost us more than $50....but that's all we paid.

I have used my home warranty many, many times. They cover so many different things that one wouldn't normally think of...for example, my garage door motor blew and it was covered for my $45 deductible.

I currently have BHWC

quote:

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new roof

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I have First American too, but I don't think they'll cover my roof. Maybe it's policy dependent, but from my understanding, most plans don't conver anything outside your house (sans pool heaters, A/C units, etc.). I wish they would, b/c a new rook is only a few years and many a thousand of bucks away.

yeah, they don't cover roofs

You are correct.I guess I misunderstood what he got under that work he had done. Regardless, my point was that the contractors were the bigger headache of the whole ordeal.

no worries. they're good for certain things but not so good for others.

for example. you have a top of the line GE Profile dishwasher go out during your warranty period. after these clowns have exhausted you by coming out three different times with bogus repairs and finally decide to replace it, you'll get a $200 apartment grade clunker in exchange.

We have Allied and they're great. They're able to find people to go out to your house that same day. I'm really happy with them. Their webiste shows everything they cover.
www.alliedhomewarranty.com

First American has been great. We used them the first year we were in the house. Forgot to reup the contract, and they kept calling us back and gave us a better deal, even though our house is 40 years old.

We were just in the same situation. Sellers paid for the last year and we never needed to use it. It's a pretty new house, new appliances, etc. so when it came up for renewal, we were torn. We figured if we renewed it, we wouldn't need it. But if we don't renew it, then we'll definitely need it - we renewed it. Figured we'd give it a go another year. But... we also have 3 on-demand water heaters that could possibly go out. And if they do, that's a big chunk of $$$. That was our main deciding factor. It comes out to just over $1/day for the year, so it really isn't that bad. We have American Home Shield, but I can't say if they're good or not since we've never needed anything.