Purchasing a house in The Colony.

Seller is providing $500 for a home warranty.

2 questions:

Do you have good advice regarding the following companies?:

- American Home Shield
- Landmark Home Warranty
- Old Republic Home Warranty
- Fidelity National Home Warranty
- Home Warranty of America

Am I going to be required to KEEP the same company in the future years? Can I adjust my coverage to NOT be $500 going forward?

Thanks in advance!

Pick one that offers prorated refunds. Ask for refund day after closing.

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Pick one that offers prorated refunds. Ask for refund day after closing.

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Thank you for the advice. I am quite the novice at this... are you suggesting that home warranties are a waste of money and I'd be better taking the $500 instead of using the home warranty?

I think I sensed the sarcasm, but I want to be sure.

Thanks!

Water heater is 11 yr old... would like it to be covered... Other appliances are new though.

They'll all cover the water heater and pretty much absolutely nothing else. So pick any of the above and see to it that the water heater goes out in the next 12 months.

I had Old Republic when I bought my home & got the water heater replaced.

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Water heater is 11 yr old... would like it to be covered... Other appliances are new though.

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Ask for the $500 refund then use the money to replace the water heater. You may have to pay up to an extra $500 depending on which water heater you select and how much a plumber will charge to install it, but you can pick a plumbing company you are comfortable with, not "the cheapest option" which is what you'll get with the home warranty. You'll also be able to pick a better quality water heater than what the home warranty will select.

Home Warranty companies are notorious for just band-aiding the issue and charging service fees to come out.

You are better served trying to cash out the policy.

Most, not all, companies that do home warranty work are low grade companies that started doing the home warranty work to remain in business. It usually serves to keep them alive a little longer before failing, then the warranty company hires another bad company to replace them.

The warranty covers crappy work and replaces equipment with the cheapest available option.

If you're worried about the water heater, have a friend come over to help you, install the new one and then take him to lunch.

Then you can figure out what to do with the rest of the $500.

I'd pick Old Republic out of that list.

Like others have stated they can be a bit of a pain but there is a good chance that Old Republic has someone local you can deal with. That was the selling point when my Real Estate Agent told me that he knew the lady in the local office.

I picked them when I bought a rental 3 years ago and had a couple claims on the AC. Yes, the contractors are either just starting out or sign the contract with the warranty companies to keep their business afloat. The contractor tried to tell me that something wasn't going to be covered but one phone call to the local Old Republic got it straightened out.

Keep in mind that most (if not all) of the warranty companies will cover the replacement of the water heater but not the upgrades to meet current code (like the required expansion tanks.. how the hell did we live all these years without them!).

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Home Warranty companies are notorious for just band-aiding the issue and charging service fees to come out.

You are better served trying to cash out the policy.

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Bingo.

We made 2 claims on ours.

Each was $75.

One was for a pool pump issue that ended up being fixed incorrectly (and we later got fixed for about $30 on our own - unfortunately we knew nothing at the time and were at the mercy of pool guys).
One was for a leak from the upstairs bathtub. The guys they sent actually did a good job, but they were very rough characters and not folks I would feel comfortable working around my wife and kids alone.

I've heard similar things about bandaiding, and have even heard some folks state they have had their premiums refunded when the company couldn't bandaid a high priced item any longer rather than actually getting a replacement unit.

Just had my outside A/C condenser unit replaced with a brand new unit through Landmark. Service was good and the contractors they sent out were good guys.

I think my experience is unique in the world of home warranties though. I will not be renewing come July after this policy expires.

I have Allied. The dishwasher went out. They gave me $180 to buy a new dishwasher. They said that was the going rate for builder grade dishwashers.....

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I have Allied. The dishwasher went out. They gave me $180 to buy a new dishwasher. They said that was the going rate for builder grade dishwashers.....

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Just checked Home Depot, the cheapest start at almost $100 more.

Coworker used one a few years back. Granted we're in a small town. HE had a guy come look at his AC, "Yup, it's dead. No I don't do work with your warranty company. Call them first to see if it'll save you some money to use them."

Warranty folks send someone down from San Antonio; 100 miles away. Yes sir, your AC appears to bed completely beyond bandaid dead. We'll order one, should have it in our shop in a couple days. Mind you, it was July in South Texas...

A couple of days passes. No sir, we're still waiting on your unit to arrive. It's not a standard model that fits in that closet (or something to that effect). They didn't care, couldn't, wouldn't use the one the first contractor had on hand. More time passes. Sir we don't know why it's taking so long to get here. We'll check on it with the supplier. Next day... Sir, good news we've got your AC. We'll have someone down tomorrow to install it. Oh, funny story. It turns out it's been sitting on our loading dock since the other day!

So for a $75 service call he got a new AC. Along with one or two sleepless nights with an angry wife in a hot house. Then he got a couple of nights worth of hotel bill with a slightly less angry wife.

He said foregoing the home warranty and paying the contractor of his choosing to have replaced it the first time on the original service call would have been cheaper; both in US dollars and wife points.

Had my first experience with a home warranty. We went with Choice Home Warranty (sellers paid first year, bought in September) and here is my review.

We have a large 65" Hunter ceiling fan in our upstairs game room. The fan is definitely not old, not old enough to die in my opinion. The fan one day stopped working but the light still works. While FIL was in town we checked and had power at the wall switch but not at the fan. My FIL didn't think it was the motor. The next day he had to leave and I just haven't gotten around to looking into the fan myself since so I figured I would try the home warranty since its been almost 9 months and I haven't used them yet...

I submitted a service request online and was pretty amazed to get an instant email saying that I have been assigned a tech and his number was xxx & to call to schedule my visit. I called him, he answered right away & next thing I know I had an appointment set up for 2 days later. So far so good, super easy.

He arrived right around lunchtime so I ran home to see for myself. Unfortunately when I got there he was getting ready to leave. He said the motor is dead & fan needs to be replaced. He said it wasn't worth ordering a new motor b/c "the fan will never be the same again & won't function properly." He told me the warranty will pay up to $70 for a new fan & cover the installation of the new fan.

So I paid $60 service fee for a guy to come out and spend all of 10 minutes only to claim the fan is dead & that now the company will reimburse me $70 on a new fan. So I net all of $10.

I don't know enough about fans to know if the motor is really toasted or if replacing a fan motor is a waste of time but my fear is that this guy showed up knowing he could just say the "fan is dead & needs to be replaced" & would still get paid by the warranty company the same as if he showed up & spent 2 hrs working on it. Plus he probably gets paid again for coming back to install a new one.

Also, not to hijack thread but can anyone comment on the techs comments about replacing a fan motor is a waste of time.. Also, is that an easy DIY?

Check the capacitor.

i had old Republic. you can make a claim then take the cash and have it fixed correctly yourself. i did that with our a/c.

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I have Allied. The dishwasher went out. They gave me $180 to buy a new dishwasher. They said that was the going rate for builder grade dishwashers.....

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... used, on Craigslist.

We had American Home Shield at our previous home. The well went out when my wife was 8 months pregnant with my oldest son. They asked if it was an "emergency". Let's just say that a lady that is 8 months pregnant, water is an emergency.

They sent the guy out, he was nice enough, they approved it for replacement. Guy comes back next morning, gets started and done in a couple of hours.

Fast forward 9 months, well goes out again. Call the well guy out and sure enough, pump is bad again. Says we burned it up watering our garden. He replaces it again for 2200. Fast forward 13 months, pump is out again. I called a different well company, they come out, with an assortment of pumps on the truck. Pull the pump, pump and motor were 2 separate manufacturers. AHS tech was using parts from old equipment to cobble something together, I'm sure he was charging them for new pumps but using old components and making a killing.

Bottom line, they use the lowest bidder and do not care about the work being performed.

there's a reason warranty companies use who they use, and it usually never ends well for the consumer.

My experience with warranty companies were all fairly positive, but I had pretty minor stuff occur and they were black and white issues and nothing odd ended up happening.

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If you're worried about the water heater, have a friend come over to help you, install the new one and then take him to lunch.

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+1

Our last water heater replacement was $480 and 3 hours...

That only leaves you $20 for lunch for 2. Better skip the beer.

just ask for 500 in cash

Only one experience, apparently not the norm.

Bought home in June 1995 seller provided 1 year American Home Sheild. August rolls around and A/C is barely keeping up. Make service call. They send someone out, low on freon. Add freon and all is good. Fast forward to May 1996 and I debate renewing for 1 more year. I decide to go ahead because did the freon leak. Sure enough July hits and AC not keeping up again. Make another service call. Different company comes out this time - AC low on freon but they do a more thorough check and find numerous issues. AC company says they will need to get approval but they recommend replacing the unit. Next day I get a call and told everything would be replaced.

Completely brand new a/c and furnace installed. I did pay some extra to go ahead and replace all duct work while they were at it. For me the warranty was worth it. I guess I got lucky. I did not renew after that.

Looked back at the a/c company and they were a 2 year old company at the time and now have been in business 20+ years.

I've had good luck with Sears actually.

Don't count them out. Easy going guys, and if you need to replace they are very generous with there valuations

Will I be treated better If I choose their top coverage package? Seller is paying for $500 and their top "Comprehensive" package is $550. I am thinking about fronting the $50 to be in their top bracket of customers... is this silly?

The additional coverage is the same as the $500 one with the addition of washer/dryer coverage.

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Will I be treated better If I choose their top coverage package? Seller is paying for $500 and their top "Comprehensive" package is $550. I am thinking about fronting the $50 to be in their top bracket of customers... is this silly?

The additional coverage is the same as the $500 one with the addition of washer/dryer coverage.

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Is this 5 years? I think you run the risk of washer / dryer failing within that time.

Thanks. They are about 3 or 4 years old. I think they'd be fine for that first year. I wonder though if I'd be treated any better than the bottom-level $400 warranty or if the service would be crappy either way,

I don't think you'll get any better service. Typically, the different price points just determine what all is covered, not better/faster service. So by paying more, you just have more in your house covered.

I have had really good luck with LANDMARK HOME WARRANTY. I have used them for about 15 years and overall -- I am WAY ahead --they have replaced the a/c unit twice, both my water heaters, my dishwasher, funds toward a new washer, fixed plumbing problems and generally have been easy to work with.

It is an investment - but I have found it a worthwhile one.

s

home warranty is a SCAM. The sooner EVERYONE realizes that the sooner they will all be out of business.

How old is the house? Has it been well maintained?

I just bought a 40 years old house that had not been well maintained. I got a home warranty from Old Republic. I've only been in the house for 9 months and it has already paid for itself 10x. Many companies will reject claims. Old Republic has been very clear and good at covering what they say they will cover.

Built in 78. Well maintained. Meh we'll see.

We're under contract on a house built in 1978 also. The A/C and heater are 2013 Trane models and are getting serviced this week (heater is not heating very well...A/C is just fine). The water heater is a 1997 model. Everything else I plan to replace anyway in the next year or two (the oven looks to be a 1978 model...no way I'm buying a warranty for that antique).

What else would I need a home warranty for? I'd rather pocket the $500 now and use it for the water heater if/when it goes out.

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Check the capacitor.

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Checked it... Appeared to be in good shape. No bulges or anything else like that. Everything looks brand new that is why I am amazed that this fan could have already died.