Selling a home in today’s market requires more than great staging and attractive pricing. Buyers are more cautious than ever, often concerned about potential repair costs after closing. That’s where a home warranty comes in—providing peace of mind for the buyer and a powerful marketing tool for the seller.
For homeowners in Bergen, Passaic, and Morris counties, a home warranty can make a significant difference in both the selling process and final negotiations. In this blog post, we’ll explore the top home warranty options for sellers, how these plans work, and why partnering with experienced agents like The Home Navigators can help you make the most of your warranty investment.
What Is a Home Warranty?
A home warranty is a service contract that covers the repair or replacement of major home systems and appliances due to normal wear and tear. Unlike homeowners insurance, which protects against unexpected events like fire or theft, a home warranty addresses the day-to-day operational breakdowns that can occur even in well-maintained homes.
For sellers, offering a home warranty adds an extra layer of protection during the listing period and beyond. It can:
- Minimize the risk of post-sale disputes
- Make your listing more attractive to buyers
- Potentially increase the sale price or speed up the sale
- Protect your budget in case something breaks before closing
How Home Warranties Work for Sellers
When a seller purchases a home warranty, it typically begins immediately and lasts until the closing date. In many cases, sellers can then transfer the warranty to the buyer for coverage extending 12 months after the sale. This dual-phase protection is what makes home warranties appealing in real estate transactions.
Some warranty companies offer special pricing or incentives for seller coverage, including complimentary listing coverage with the purchase of a buyer plan at closing.
Key Coverage Areas in Seller Home Warranties
While plans vary, most home warranty companies offer coverage for:
- HVAC systems (heating and air conditioning)
- Electrical systems
- Plumbing systems
- Kitchen appliances (oven, refrigerator, dishwasher, etc.)
- Washer and dryer
- Water heaters
- Garage door openers
Optional add-ons may include pool and spa equipment, septic systems, roof leak repair, or even well pumps—particularly important for certain homes in more rural areas of New Jersey.
Best Home Warranty Plans for Sellers
Below are some of the most reputable and widely used home warranty providers that offer plans tailored to sellers. Each has its own strengths depending on your budget, property size, and specific needs.
1. American Home Shield (AHS)
American Home Shield is a leading name in the home warranty industry. For sellers, AHS offers complimentary listing coverage for up to 6 months with the purchase of a one-year buyer plan at closing.
Key benefits include:
- Extensive coverage of major systems and appliances
- No home inspection required for coverage to begin
- Customizable plans with flexible service fees
- Generous coverage caps compared to competitors
This option is especially popular with sellers who want to offer buyers a widely recognized name with dependable service.
2. First American Home Warranty
Known for competitive pricing and fast claims response, First American Home Warranty provides a seller’s protection plan that covers major systems
during the listing period.
during the listing period.
Highlights include:
- Affordable plans with comprehensive appliance and system coverage
- Optional upgrades for luxury appliances and additional systems
- Simple service request process and 24/7 support
This plan is a good match for sellers looking to offer attractive buyer coverage without breaking the bank.
3. 2-10 Home Buyers Warranty
The 2-10 HBW seller’s program covers the home while it's on the market and can be transferred to the buyer for post-sale protection. It is particularly useful for newer homes or homes still under builder warranties.
Features include:
- Listing coverage for sellers at no cost (with buyer coverage purchase)
- Optional structural warranty for eligible properties
- Excellent contractor network and claims process
2-10 is often the choice for sellers of newer homes or recently renovated properties who want to reinforce quality and protect recent investments.
4. Choice Home Warranty
Choice Home Warranty offers budget-friendly plans and broad coverage. While they don’t provide complimentary seller coverage in all states, they are still worth considering due to their low premiums and extensive network.
Benefits include:
- Basic and Total plans to suit different seller budgets
- Simple plan structures with easy-to-understand terms
- 24/7 claim service with a large roster of contractors
This option can appeal to cost-conscious sellers who still want to provide warranty peace of mind to prospective buyers.
5. Cinch Home Services (formerly HMS)
Cinch Home Services focuses on fast service, digital convenience, and flexible plans. Seller coverage is available as an add-on and is best for those who want customizable protection.
Notable features:
- Optional maintenance coverage in addition to standard warranty
- Prompt service scheduling and digital claim tracking
- Partnerships with major real estate brokerages
Cinch may appeal to tech-savvy sellers and those who want additional control over service calls and provider selection.
Choosing the Right Warranty Plan
When evaluating the best home warranty for your listing, consider:
- The age and condition of your home’s systems and appliances
- Buyer expectations in your local market
- Your budget for pre-sale expenses
- What coverage is most likely to add value in buyer eyes
Some plans offer immediate seller protection at no upfront cost, while others require payment at closing. It's important to review contract terms carefully, including claim limits, exclusions, and service fee policies.
How a Home Warranty Can Help You Sell Faster
Homes that come with a home warranty often sell faster and for more money. According to various industry studies, listings that include a warranty:
- Reduce buyer hesitation during the offer process
- Minimize post-inspection renegotiations
- Lead to smoother closings with fewer disputes over maintenance items
In competitive markets like Northern New Jersey, providing a home warranty helps differentiate your property from similar listings, especially when buyers are comparing multiple homes in Bergen, Passaic, or Morris County.
Why Work With The Home Navigators
Choosing and managing a home warranty plan doesn’t have to be overwhelming. The Home Navigators bring unmatched local experience and insight to every transaction, helping sellers maximize their home’s market potential.
We assist with:
- Identifying the best warranty provider for your home and goals
- Coordinating warranty coverage during your listing period
- Communicating coverage benefits to prospective buyers and agents
- Using the warranty as a negotiation tool to protect your sale price
With a deep understanding of the Bergen, Passaic, and Morris County markets, The Home Navigators tailor every strategy to local trends, buyer preferences, and the unique features of your home.
Get Expert Guidance Today
A home warranty can be the deciding factor for a cautious buyer and a smart tool for a proactive seller. If you’re preparing to list your home and want to explore the best home warranty options, now is the time to consult with the professionals.
Visit The Home Navigators to connect with Bergen, Passaic, & Morris County’s leading real estate experts. From home preparation to closing, we’re here to ensure every detail is handled with care, confidence, and expertise.
Let’s make your next move a successful one—with the right protection and the right team by your side.
