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William Collins, Property and Asset Management (ERA Queen City Realty)

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Rainmaker
1,786,582
Thomas J. Nelson, REALTOR ® CRS,ABR,PSA,RCS-D, CFSP
Big Block Team @ LPT Realty 858.232.8722 - San Diego, CA
Coastal San Diego, Veterans & Retirees Services

I’m pretty split on home warranties. I’ve seen clients get new HVAC systems, refrigerators, and other expensive appliances replaced, so yes, they absolutely can provide value.

I’ve also seen clients get completely stiffed by them. And personally, after 17 years of recommending one particular company, I got burned badly enough that I would never use or recommend them again.

Of course, I’m not going to name names. That would be inappropriate.

Anyway, recommending that particular company again would feel downright un-American to subject any of my valued Home owners to.

As a REALTOR®, it’s my job to Shield my clients from that sort of thing. 😉

Sep 17, 2026 07:13 AM
Rainmaker
1,852,464
Gary Frimann CRS, GRI, SRES, ABR, SFR
Eagle Ridge Realty / Signature Homes & Estates - Gilroy, CA
REALTOR and Broker, Notary

I strongly recommend home warranties.  it is unknown expensive repairs that are lurking which can frustrate new homeowners.

Sep 17, 2026 09:09 AM
Ambassador
3,661,645
Kathleen Daniels, Probate & Trust Real Estate Svcs.
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate Services

I suspect it depends on the home warranty company.  Years ago, I defended a client's claim that was denied William Collins 

I submitted the home inspection report and proved that the water heater was inspected (including photos).  The company then honored the claim. 

Sep 17, 2026 07:51 AM
Rainmaker
402,729
Kelly McGovern
Realty Concierge International - Bellingham, MA
Working with Kelly is a good move

I’ve had clients who absolutely love them and others who don’t, even though it’s the same company. 

Sep 17, 2026 11:23 AM
Rainmaker
2,908,408
Bob "RealMan" Timm
Ward County Notary Services - Minot, ND
Owner of Ward Co Notary Services retired RE Broker

My experience with home warranties have been very positive William Collins . I have seen them cover several furnaces and appliances. The company I used was very good and did not hassle the homeowner.

Sep 17, 2026 07:41 AM
Rainmaker
872,760
Lynnea Miller
Bend Premier Real Estate - Bend, OR
Premier Real Estate Service in Central Oregon

Great question.  I have a number of agents who provide their buyers home warranties as a closing gift. And they are templated into our purchase agreements - on whether or not a home warranty will be provided and who will pay for it. And part of our brokerage E & O quote each year is based on whether or not a home warranty is included in our deals. Some of our agents put them on their listings - no cost to anyone until there is a closing; I haven't heard of issues with claims.

Sep 17, 2026 09:33 AM
Rainmaker
20,306
Corinne Guest
Corinne Guest - Lake Barrington, IL
Retired Broker. FX Trader, Golden Retrievers.

I am totally against them. When I was active they never lived up to their name, homeowners were disappointed. Read the fine print is all I can say. I certainly stopped promoting them.

Sep 17, 2026 08:55 AM
Rainmaker
1,192,162
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

Ha, the answer is YES.

It is SO VITALLY important that the selection of home warranty be done carefully. Not all home warranties or companies are the same and many have tightened their exclusions. I personally was part of a class action suit against a HW company the AZ AG went after, and they screwed me which was really a bad move! 

HOWEVER, my E/O every year wants to know % of homes with a HW so they consider that when quoting our annual. 

So they offer some assurance but comparison shop! 

PS the class action was against Choice Home Warranty - AVOID! 

Sep 17, 2026 08:46 AM
Rainmaker
858,075
Tony Lewis
Summit Real Estate Group - Valencia, CA
Summit Real Estate Group Valencia & Aliso Viejo

A Home Warranty is essential for most home buyers and sellers alike.  It also helps the listing and selling agents and their companies avoid some lawsuits.  Problems that may occur in the house after closing might be covered and thus no need to have any interaction between the buyer and seller.

Sep 17, 2026 08:29 AM
Ambassador
3,296,650
Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

It totally depends.  I gifted one (home warranty) to a young single buyer on a used (REO) house and I think they used it 4 times in the first year and renewed it themselves for the second.  They told me it "saved" them thousands or from losing their home.  But honestly most of my buyers don't use them and eventually let them lapse and can afford repairs and call who they want.

Sep 17, 2026 11:43 AM
Rainmaker
1,855,641
Jeff Masich-Scottsdale AZ Associate Broker,MBA,GRI
HomeSmart Real Estate - Scottsdale, AZ
Arizona Homes and Land Group/ Buy or Sell

Don't file a claim the first week that one moves into the home with a home warranty.

Sep 17, 2026 12:39 PM
Rainmaker
691,650
Katina Hargrove 352-551-0308
Stake Your Land Realty, Inc. - Eustis, FL
Broker/Owner

William Collins I am with Kelly McGovern on this one😁

Sep 17, 2026 05:01 PM
Ambassador
3,572,526
Wanda Kubat-Nerdin - Wanda Can!
Red Rock Real Estate (435) 632-9374 - St. George, UT
Southern Utah's Preferred Real Estate Agent.

Have had mixed results in the past, William. The warranty that I use on my own home is the best yet, especially for big ticket items. Only $85 to replace the washer motor when it went out, $85 to replace the refrigerator compressor when it went out.

I recommend this one to all my clients. They can say YES or NO, their choice.

Sep 17, 2026 02:54 PM
Rainmaker
8,970,897
Roy Kelley
Retired - Gaithersburg, MD

If you recommend them, be expected to be blamed if they are not happy when their claim is denied.

Sep 17, 2026 01:56 PM
Ambassador
2,803,640
Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

  I recommend them.   

   As others have implied in their answers on this page, recommending a Home Warranty can be one more step in CYA if something goes wrong after the Buyer moves in.   

    Sometimes the Warranty Company does the honorable thing, other times they will find some fine print way to get out of paying for the repair.  If the Warranty company denies a repair, they will usually become "the bad guy" in the story, not you the Broker/Agent.

 

Sep 17, 2026 01:53 PM
Rainmaker
1,541,436
Peter Mohylsky, Broker
Property Management Inc.-Destin - Sandestin, FL
Call me at 850-517-7098

I have been out of touch with this issue for a while.   My past experiences have been mixed but I am leaning towards Nah, based upon stories I have heard from others.  

Sep 17, 2026 08:01 AM
Rainmaker
6,068,941
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Real Estate Broker

I always carry a home warranty on my own home and it's paid off big. A lot has to do with having the right company. I rarely get a call from a client telling me they are having issues with their warranty company claim... but when I do I run interference and 99% of the time I get the issue resolved.

Sep 18, 2026 04:32 AM
Rainmaker
509,901
Adam Feinberg
Howard Hanna Elegran - Manhattan, NY
NYC Condo, Co-op, and Townhouse Advisor

They are not really a thing in my market- since approx 98% of sales are apartments. Buyers are only responsible for Walls In and a home warranty doesn't really make sense in the context of my market. My sense is that filing a claim with a great result rarely meets or exceeds expectations.

Sep 17, 2026 05:34 PM
Rainmaker
6,661,491
Joan Cox, Retired Broker/Owner
Denver, CO
Enjoying Every Day to Its Fullest!

I have had clients that absolutely want a home warranty, and other buyers that got one, but never provided any service.  SO, 50/50.

Sep 17, 2026 08:15 AM
Ambassador
6,195,673
Debe Maxwell, CRS
Savvy + Company (704) 491-3310 - Charlotte, NC
The RIGHT CHARLOTTE REALTOR!

Despise them and think they are a waste of money! The desperate trades who have no business of their own, pay for the opportunity to secure the warranty company's business. They are paid to apply band-aids and each time they visit the home, the homeowner pays out a 'co-pay' (essentially). 

I say, sock those co-pays in an interest-bearing account and soon you'll have enough to buy the replacement you need! 

Sep 17, 2026 10:22 PM
Rainmaker
3,076,986
Richie & You
pearlsforthesoul.com - Cedar City, UT
Author & Consultant

William

Good question. It appears all connected with the premise agree it has a value, and I have never heard of anyone contesting or refusing it. What happens at the claim stage William Collins ...remains subjective

Sep 17, 2026 03:40 PM
Ambassador
7,482,912
Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

I doubt that most buyers see the benefit and if they had to pay for it themselves they would just self insure.

Agents should just save the 500 dollars and give them a cash gift that they can spend on whatever they want.

Sep 17, 2026 12:00 PM
Ambassador
5,753,944
Brian England
Ambrose Realty Management LLC - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

I used to insist that every buyer get one, but time after time, my clients had nothing but problems with trying to get them to honor a claim, so I gave up on the home warranty companies, haha.  I still recommend it as a good thing, but I leave choosing one completely up to them and don't write it into the contract any longer.

Sep 18, 2026 06:34 AM
Rainmaker
1,726,878
John Juarez
The Medford Real Estate Team - Fremont, CA
ePRO, SRES, GRI, PMN

I have had good results with the home warranty company that our team uses. Generally our sellers provide the home warranty. Is it good strategy since the seller is then mostly protected for any accusation of being aware of a problem and not disclosing the problem.

Sep 18, 2026 08:49 AM
Rainer
4,545
Vera Gleason
RE eBroker Group - Vacaville, CA
Full Service Realtor serving Solano County, CA

As a general rule, I'm not really a fan of home warranties.  However durning the first year after a purchase, the last thing a buyer needs is to replace an expensive appliance or repair a leaky roof.  A buyer can obtain all the inspections and reports and still be hit with an unexpected expense.  The is particularly true for the first time home buyer.  I always recommend a home warranty for the first year.

 

Sep 22, 2026 02:14 PM
Rainmaker
6,223,184
Wayne Martin
Wayne M Martin - Oswego, IL
Real Estate Broker - Retired

There are a variety of companies out there and each has its own benefits and exclusions. Thinking home warranty, read the details and pick the one what offers you the most coverage for your concerns. Thomas J. Nelson, REALTOR ® CRS,ABR,PSA,RCS-D, CFSP is correct. Don't get reliant on one company or prepared to be burned. 

Sep 21, 2026 05:14 AM
Rainmaker
974,178
Jeff Pearl
Realty One Group Capital / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

I think it depends on the age and condition of the house. On some homes, it's a good thing to have, other homes will probably never use the warranty and won't renew it.

Sep 20, 2026 01:29 PM
Rainmaker
1,249,888
Lew Corcoran
Better Living Real Estate, LLC - East Bridgewater, MA
Expert guidance. Exceptional results.

Sep 18, 2026 04:48 PM
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