Need opinions on the best warranty company for my rental.

[Aaron Rowell]

Getting ready to purchase a home warranty for my duplex. Looking for the best option. Any advice is much appreciated.

[Michael King]

@Aaron Rowell echoing @Bjorn Ahlblad warranty companies are not worth the effort or money. The only peace of mind you get is if you never need them, because when you do, it can be very difficult getting your warranty repair carried out. My last experience was with American Home Shield. I don't know how many times they came out to fix my pool heater, but it was in the double digits. It was the most frustrating experience I've ever had and I will never use them again. 

I have a home warranty on my home right now that I bought a year ago. The furnace went out in the middle of winter. Their technician had me waiting around all day and never showed up. Mid winter in Missouri. I ended up researching the fix and did it myself for free; it just needed a tune up.

While it's true that it's the contractors that work for the warranty company that provide the servicing, the warranty company usually calls the shots on who you can use and you are at their mercy.

I will staple gun my hand to the floor before I ever pay for a home warranty again. But you might have better luck with them.

You're better off having a list of reliable contractors you can call for repairs - particularly HVAC, plumbing, electrician and maybe a snow removal guy too.