Yes, I know home warranties suck. Our seller is paying for it. But IF you were going to get one... which one sucks the least???

We're in North DFW.. don't know if that matters.

Had to replace an A/C with 2 diff companies. American Home Shield sucked and I ended up just buying it myself. Old Republic Home Protection was much better (AHS vs ORHP) and delivered on what I would have expected.

These were 2 rentals, so take that into account.

choice is cheapest and buy upfront and they will give u more months.

All warranty companies u have to fight

I've heard Landmark is decent.

I've had American Homeshield, landmark, and I have now been with First American for several years. You absolutely don't always have to fight with warranty companies. I've used them for countless appliances, pool pump/filter/heater, 2 AC units, and multiple water heaters. Only fought once.

With that said, I left AHS because they are the one that seems to give the bad name to warranty companies. Many many stories like the one above. I was happy with Landmark for a while, but then changed because of terms of pool equipment warranty (it was capped at like $1000/yr). First American has been good.

I recommend Old Republic.

Agree with everyone who recommended to swap it for closing cost.

If you have to have it Ove had very good experience with 2-10 Home Warranty.

We have Old Republic and just had to replace our AC condenser and coil. They supposedly covered the cost of the two units but their contractor that we didn't get to choose charged us $2k in fees for additional things that he said were needed for code compliance. A buddy that owns an HVAC company told me the extras I was being charged for weren't required for code compliance but when I disputed it with Old Republic's contractor he refused to do the job without them and the payout Old Republic was willing to give me so that I could hire my own contractor was next to nothing. Bottom line I got a new condenser and coil for $2k and Old Republic didn't try to deny coverage, but they slow played approving everything (perhaps an attempt to get me to give up on the claim and pay for it myself) and we had to go a little over 2 weeks of not having AC in the house.

Home Warranty companies are like casinos. They both make money by paying out less than they take in. Period. The end. Yes, you hear about some people that "win", but I'm pretty sure they both let people "win" just enough so that everybody else keeps coming back.

Red Pear Realty said:

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Home Warranty companies are like casinos. They both make money by paying out less than they take in. Period. The end. Yes, you hear about some people that "win", but I'm pretty sure they both let people "win" just enough so that everybody else keeps coming back.

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Every for profit business is like a casino.

When it comes to home warranty companies, in exchange for allowing them to profit, and willingness to play by their rules (which includes sub standard service at times, and having to use who they choose, and a realization that code violation type techniques are going to occur), I retain the OPTION to use their service in the event of a failure of many things in my home. It's no different than any other company you do business with.

I don't miss the $70/month premium, but I sure like knowing when I have an $8000 AC go out, I have an option to consider (with trade-offs) other than paying that amount. I don't love warranty companies... I just like having them available should I need them.

Buyers I help have had good service with:
2:10
Old Republic
Fidelity

Red Pear Realty said:

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Secret Answer E...Swap the home warranty credit for a price chip or closing cost credit via an amendment. Seller doesn't care as long as their net proceeds are the same.

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Did this with my last home purchase and never looked back.

Red Pear Realty said:

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Secret Answer E...Swap the home warranty credit for a price chip or closing cost credit via an amendment. Seller doesn't care as long as their net proceeds are the same.

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This.