Home Warranty for house with A/C and Furnaces near end of life

[Jeremy Sharp]

Hey everyone,

I am currently in a negotiation stalemate on a property after inspection. I am looking at different options to eliminate some of the repair expense for both parties to move forward. One option is a home warranty so I was hoping to get some opinions based off my situation.

Home details: 

- duplex in great area. 1 bed on 1st floor. 2 bed on 2nd and 2.5 floor (attic). Built in 1913. Central air. Currently about $20k off in the offer.  

Major repairs that led to a stalemate:

1. FR porch (rubber membrane rotted) , Main roof (rodent chewed a large hole through it) and RR roof (3- layers of shingles) need replaced (~$15k)

2. Concrete sidewalk (~60ft plus 3 stairs and small patio) are crumbled and not meeting code (~$7k-$10k)

3. 3 A/C units, 2 furnaces, 1 hot water heater are at end of life or within 2 years of end of life (~$20k)

I would need at least 2 of the 3 items fixed in order to feel comfortable moving forward. After additional review of the inspection report the seller agreed the roof will need to be replaced regardless if I buy the house or not. That's one item down. 

My question is, if I am able to negotiate the concrete to be repaired what are your thoughts on obtaining a home warranty to cover the A/C units, furnace and hot water heater replacement? If it is nearly guaranteed I will be replacing them in the next few years, would this be a better option than me spending $20k without a warranty? I haven't had much experience with the home warranty so any thoughts would be greatly appreciated.

Thanks!