Home Warranties

[Cheryl P.]

I would like to get landlord opinions on whether or not you use home warranties such as American Home Shield, etc for rental properties.  Is this something that landlords utilize to reduce repair costs, 

Do you require the tenants to pay the service call fee or do you just roll those costs into overall annual expense budgets.  If you use professional property manager are they authorized to schedule service calls with your home warranty provider?

 Appreciate any feedback.

[Kyle J.]

Hi @Cheryl P., I guess I'm in the minority but I usually buy home warranties when I purchase a house because I don't know the history of the house and lots of things can go wrong once you take ownership.  I have used different companies but the last few times I have been using Fidelity Home Warranty because I get the best deal/coverage through them.  $370 for an entire year of coverage for pretty much everything in the house.  I have used every policy I've ever bought for things like plumbing repairs, HVAC repair, dishwasher replacement, and even the complete replacement of a $2,000 tankless water heater.  Never had any problems with making a claim or having one denied.

After the first year, I don't renew them though because by then I usually have a pretty good feel for the house and the systems in it. 

Most people who say don't get one seem to think that their claim will be denied for some reason or another (like the small print exclusions in the policy).  And I guess that could happen, but it's never happen to me.  Maybe because I do my research beforehand.  The companies will all give you a copy of their policies for you to review before you purchase it, so if you're worried about something being excluded just read the contract (including the small print).  It's all right there.

Best of luck to you whatever you decide.