After an inspection, one of the first questions we hear is, "Should we get a home warranty?" A warranty can help with unexpected repair bills, but the coverage for major appliances depends on the details.

Here is how we tell homeowners to evaluate a plan before they sign.

1. What "covered" really means

Most standard plans list refrigerator, oven and range, dishwasher, built-in microwave, washer and dryer. What they often don't highlight is what is not included. Common exclusions are ice makers, water dispensers, door seals and gaskets, racks, handles, and any cosmetic parts. 

Two clauses matter most for buyers:

• Pre-existing conditions: If the inspection report noted an issue, or if there is no proof the appliance was working at closing, the claim can be denied.

• Maintenance: If you cannot show routine maintenance, like coil cleaning or filter changes, that can also be used to deny a claim. Keep your inspection report and any receipts.

And check the payout cap. That is the absolute max the company will pay per appliance or per year. A $1,500 cap will not fully replace a high-end French door refrigerator.

2. The two costs you are really paying

There is the monthly or annual premium, and then the per-visit service fee, usually $75 to $125. That fee is charged every time a technician comes out, even if they do not fix anything on that visit. A cheap premium with a high service fee gets expensive if you have multiple failures in one year.

3. Who is actually doing the repair?

A warranty is only as good as its contractor network. In rural areas and smaller towns, networks can be thin, which means longer wait times in the middle of winter or summer. Before you buy, ask:

• Do you have licensed techs covering the Omaha area?

• What is the guaranteed dispatch window?

• Can I use my own contractor with prior approval if no one is available?

4. Add-ons that matter in our area

Standard plans rarely cover well pumps, septic systems, second refrigerators in the garage, sump pumps, or roof leaks. If the home has any of those, you will need an add-on. Those extras add to the premium, so price the plan with add-ons included, not just the base price.

5. How to compare companies apples to apples

Don't compare the marketing grids. Download the actual sample contract. Look at the same three pages for each provider:

• The covered items list and exclusions

• The limits and payout caps

• The claim process and service fee

Big names you will see are American Home Shield, Choice Home Warranty, and First American. They differ mainly on cap amounts, add-on options, and service fee structure. Check recent third-party reviews and your state's complaint history, not just testimonials on their site. Home warranties are often sold as service contracts, so you can also check with the state Attorney General's office for complaint patterns.

Bottom line from an inspector's perspective

A home warranty is not a replacement for maintenance or for budgeting for replacement. It can be useful for the first year after a purchase, especially when appliances are older but still functional at closing. For some homeowners, putting that same $40 to $80 per month into a dedicated home repair fund makes more financial sense.

If you are buying soon, bring your warranty questions to the inspection. We can note the age and condition of the appliances so you know which coverage, if any, makes sense.



Schedule an inspection with Acuity Property Inspections and get a clear picture of your appliances, systems, and what to watch for in year one.