Do you use Home Warranty?

[Michinori Kaneko]

Hi, 

I'm wondering if everyone uses home warranty to manage their capex/maintenance expense. For me it's about $450 per property (SFH) and it doesn't cover everything (e.g. it won't cover roof or windows). I do request for the seller to pay for home warranty for 1 year, but I'm wondering on some deals where seller will not pay for it, if it's worth getting one (imo probably yes if it wasn't owner occupied), and whether others keep home warranty past the first year. Looking forward to hearing everyone's thoughts. THanks in advance!

[Nathan Gesner]

The house always wins.

A home warranty is essentially an insurance program. They only pay out on certain things, there's a deductible to pay for every claim, they may deny your claim, you have to wait on them to send a vendor, and they will send a cheap vendor and try to cut corners. 

I'm a REALTOR and don't push them. As a Property Manager, I don't want to deal with them because they require extra effort and won't do as good a job as my own vendors.