A home warranty is one of the cheapest tools sellers have to reduce buyer anxiety — and protect themselves from post-close complaints. For $400–$600, you provide the buyer a one-year service contract covering major systems and appliances. In the Antelope Valley, where HVAC systems work overtime and water heaters age fast in hard-water conditions, this small investment can be the difference between a smooth close and a dispute. Get your home's current value at /en/sell-my-home/#report to see how a warranty fits into your net proceeds strategy.
What a Home Warranty Covers (and Does Not Cover)
| Covered | Not Covered |
|---|---|
| HVAC system | Pre-existing conditions known before policy start |
| Water heater | Cosmetic defects |
| Plumbing (interior) | Structural issues (foundation, roof structure) |
| Electrical system | Code violations |
| Kitchen appliances (built-in) | Swimming pools (unless add-on) |
| Garage door opener | Pest damage |
| Ductwork | Outdoor sprinkler systems |
| Ceiling fans | Solar panels (unless add-on) |
The Real Reason to Offer One: Buyer Psychology
The warranty is not really about the coverage — it is about the signal it sends. When a buyer sees that the seller included a home warranty, they interpret it as confidence in the property's condition. It says: "I am not worried about anything breaking because I have been maintaining this home." Conversely, the absence of a warranty on an older home raises a subconscious flag: "What is the seller hiding?" In competitive AV markets, a warranty can tip a hesitant buyer toward writing an offer — especially on homes over 10 years old where buyers worry about HVAC and plumbing lifespan.
Cost Comparison: Major Home Warranty Companies
| Company | Seller Coverage Cost | Service Call Fee | Notable Coverage |
|---|---|---|---|
| American Home Shield | $450–$600 | $75–$125 | Most comprehensive appliance coverage |
| First American Home Warranty | $400–$550 | $75–$100 | Strong HVAC coverage, popular in CA |
| Fidelity National | $350–$500 | $75 | Common in AV transactions |
| Old Republic | $400–$500 | $75–$100 | Good plumbing/electrical coverage |
| Home Warranty of America | $400–$550 | $75–$100 | Covers unknown pre-existing conditions |
When to Skip the Home Warranty
- New construction (under 5 years old) — builder warranty still applies.
- Cash investor buyers — they do not care about warranties; they are renovating anyway.
- As-is sales — the warranty conflicts with the as-is messaging.
- Buyer is requesting their own warranty — let them choose their preferred company.
- Luxury properties above $800K — warranties feel out of place at this price point.
How the Warranty Protects the Seller After Closing
Here is the underappreciated benefit: when something breaks in the first year after closing, the buyer calls the warranty company — not you. Without a warranty, a buyer whose HVAC fails in month three may blame you, claim you hid the problem, and threaten legal action. With a warranty, the issue goes through a service call, gets repaired or replaced, and you never hear about it. For $400–$600, you buy yourself peace of mind and a legal buffer. In California, where seller liability for undisclosed defects extends years after closing, that buffer is worth far more than its price tag.
Frequently Asked Questions
How much does a home warranty cost for sellers?+
Seller-provided home warranties cost $400–$600 for a one-year plan in California. The seller pays at closing (deducted from proceeds). Service call fees for the buyer range from $75–$125 per visit.
Does a home warranty help sell a house?+
Yes. A home warranty signals confidence in the property's condition and reduces buyer anxiety about post-close repairs. On homes over 10 years old, offering a warranty can be the factor that convinces a hesitant buyer to write an offer — especially in the Antelope Valley where HVAC systems are critical.
Should I offer a home warranty on my old house?+
If your home is over 10 years old and you are selling to a retail buyer (not an investor), yes. The $400–$600 cost is negligible compared to the peace of mind it provides both buyer and seller.
Does a home warranty cover the HVAC system?+
Yes. HVAC coverage is standard on all home warranty plans. Given the Antelope Valley's extreme heat, HVAC coverage is the single most valuable component for AV buyers.
Questions? We're Here.
Talk to Elizabeth — Hablamos Español
Bilingual real estate agent serving Palmdale, Lancaster, Quartz Hill, and all of Antelope Valley. No pressure, no jargon.