Carol Lollich, Broker-Owner

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Home Warranty Policies

What is a Home Warranty Plan?

It is a mechanical service contract that provides for the repair or replacement due to normal wear and tear of major systems and appliances located within the main foundation of the home.

What is customarily covered under a basic plan?

Systems including plumbing, heating, ductwork, electrical, water heater are warranted.  Often the following appliances are included:  built-in dishwasher, range/oven/cooktop, garbage disposal, built-in microwave oven, trash compactor, and central vacuum system.  Non-system appliances that may be covered are ceiling fans, doorbells, telephone wiring, and garage door openers.  Expect a basic plan to cost about $250.

What optional coverage is available?

Most plans offer air conditioning (electrical systems only), evaporative coolers, pool, spa, clothes washer and dryer, kitchen refrigerator, and roof coverage at an additional cost. Typically, the costs for the most popular options will be:  air conditioning, $50; pool and spa, $100; roof, $100. (Roof coverage is generally limited to $1000.)

What is not covered?

The following are excluded from such warranty plans:  building or zoning code violations, retrofitting, lack of maintenance, improper installations, improper previous repairs, consequential or secondary damages, missing parts, abuse or misuse of covered items, pet or pest damage, upgrades, cost of permits, access to inaccessible areas, services involving hazardous/toxic materials or asbestos, cost of disposal of refrigerants or contaminants, inadequate/lack of capacity, commercial units or appliances, fixtures (faucets, sinks, lighting), and costs of construction, carpentry, or other modifications made necessary by existing equipment or installing different equipment.

There are several companies that offer home warranty policies in our market area, and their costs, coverages and exclusions vary.  So, please read carefully all of the inclusions and exclusions in the specific policy that you are being offered or that you are considering purchasing.  

For more information check the American Home Shield Site.  This is the only company endorsed by the California Association of Realtors.