Most home warranty decisions get made during closing week, when there is no time to compare contracts line by line. This checklist breaks it down into the questions that actually matter, based on the same contract analysis we use across our reviews. Real estate agents and home inspectors are welcome to share this page with clients as part of a closing packet or home inspection report.
Before You Choose a Plan
- Coverage caps per item and per contract year – some plans cap a single AC repair at a few hundred dollars regardless of the actual cost
- Service call fee range, and whether it is fixed or can change
- Waiting period before coverage starts (typically 30 days)
- Which systems and appliances are actually included versus offered as paid add-ons
- Cancellation and refund terms if you switch providers later
Questions to Ask the Provider Before You Sign
- What exactly is covered, and what is explicitly excluded in the fine print
- How pre-existing conditions on appliances are determined, and by whom
- Average technician response time and how service requests are dispatched
- What happens if the assigned contractor cannot fix the problem or a part is out of stock
Red Flags in a Home Warranty Contract
- Vague language like “may be covered” instead of clear inclusion or exclusion lists
- Very short cancellation windows or heavy penalties for canceling early
- A pattern of BBB complaints citing denied claims for reasons not clearly stated in the contract
- Pressure to sign the same day with no time to review the sample contract first
Your First 30 Days After Closing
- Register the plan and save the contract PDF somewhere you can find it later
- Locate the main water shutoff valve and the electrical panel before you need them in an emergency
- Note the waiting period end date on your calendar so you know exactly when coverage becomes active
For Real Estate Agents and Home Inspectors
Feel free to link to or print this checklist for clients during closing. If you would like us to list your business on our local resources page, or if you have a resource of your own worth sharing back, reach out at contact@homewarrantyscope.com. You can also see how we evaluate providers in our ratings methodology, and browse the full list in our comparison guide.