Rental Property Home Warranty

[Chris Lawrence]

I'm thinking about looking into American Home Shield to warranty my appliances for my rental properties. Does anyone have any exposure to using a home warranty or home warranties similar to American Home Shield?

[Tom S.]

@Chris Lawrence  I've used them on two different properties and they were good overall.  They contracted with local companies I already knew so that worked out well.

I dropped them in the end because wasn't worth the price, for me at least.  I was paying about $900/year for a duplex, with a $100 service charge (flat rate).  Some years I would only have a call or two, so I was into it for about $1,000 per year.

Note my plan was the electrical / plumbing / heating system package and did not cover appliances.  Appliances are pretty cheap these days and last quite a while.  Refrigerators I bought for $500 over 10 years ago are still fine, and I would just replace if they broke or couldn't be easily fixed.  Also have a few $250 washer / dryers that are still going after 15 years.

- Tom