I had Old Republic as part of my home purchase. They replaced my HVAC 2 months later. The guy they sent was fine, nothing special. It cost me $1k versus $8k. I had no issues dealing with any part of the process.

That said, I did not renew and I added the home and services protections that State Farm offers.

If they don't deny your claim then they end up sending some random dude that has a tool belt and LLC but no clue how to fix anything. Waste of your time and money.

Anonymous wrote:BGE has been good for us.

American Home Shield is the spawn of the devil.

It is so funny because the "Property Brothers" are all over HGTV right now endorsing a home warranty company in commercials. Makes them seem even more slimey than they already were. I have never heard anything good about any of the warranty companies.

The quality of the vast majority of the contractors they work with is just atrocious. Their goal is to get the cheapest labor as possible and they payout insanely low rates. Most of the time it isn't even worth the $75 service fee you have to pay (which is about as low as it gets; sometimes the service fee is $100 or $125). You're getting the worst people who are taking the home warranty company work because they don't have their own customers. Occasionally you may get a decent person/company just starting out that needs the work.

When you factor in the yearly premium plus service fees, it is rarely worth it for the garbage contractors and atrocious customer service. It is so much easier to just deal directly with respectable, competent contractors of your choosing, and pay a little more for the quality when you need it.

In my opinion, the only time it is worth it is if you get a major system or appliance entirely replaced under the warranty, like a new HVAC system. I assume that happens extremely rarely.

Anonymous wrote:

Anonymous wrote:You should self insure by putting aside some cash to cover unforeseen repairs. It's like most garbage warranties (phone, extended warranties for cars and other consumer products, etc.).

+1

+1000. Just set aside money for repairs. Home warranty companies are nightmares to deal with.

Just because you have a warranty doesn't mean the service provider is will work with them or accept payment from them or want to provide information/be contacted so that you can submit your own claim.

Just set aside money, pay it to yourself as part of your mortgage.

Anonymous wrote:You should self insure by putting aside some cash to cover unforeseen repairs. It's like most garbage warranties (phone, extended warranties for cars and other consumer products, etc.).

+1

All of them are bad. If you do have to get it then go with the monthly payment plan so that you could stop it anytime they stop performing.

You should self insure by putting aside some cash to cover unforeseen repairs. It's like most garbage warranties (phone, extended warranties for cars and other consumer products, etc.).

they're all awful. We had Old Republic and they were wretched.

Mail me $1500 and I will go out and spend it at bars and restaurants but I’ll send you pictures of the good time I had with it; that would be slightly more value to you than buying a home warranty.

Anonymous wrote:They all suck

+1 Just don’t.

BGE has been good for us.

American Home Shield is the spawn of the devil.

They all suck

I'm looking to change my home warranty company. Currently, I use American Home Shield, and I want to change providers. I'd love recommendations for other companies that have served you well.