WA Buyers: What Home Warranties Actually Cover in Washington (2025 Guide)

When you're buying a home in Washington—especially an older home with aging systems—a home warranty can feel like a safety net. But many buyers aren’t fully sure what a warranty actually covers, how it works, or whether it’s worth the cost.

As someone who has helped hundreds of families buy homes across Pierce, King, Thurston, and Kitsap counties, I see warranties used in all kinds of situations. For some buyers, a warranty saves thousands. For others, it’s barely used.

This guide breaks down exactly what home warranties cover in Washington, what they don’t, and how to decide if one makes sense for your situation.

1. What a Home Warranty Is (And Isn’t)

A home warranty is a service contract, not insurance.
It covers breakdowns of major systems and appliances due to:

• Normal wear and tear

• Age

• Usage

A warranty does not cover:

• Sudden damage

• Weather events

• Fire, theft, or accidents

• Structural issues

• Major water intrusion

Those items fall under homeowners insurance.

Understanding this difference helps you decide how much protection you need—especially after inspection.

2. What Home Warranties Typically Cover in Washington

Coverage varies by plan and provider, but most Washington warranties include:

A. Major Systems

• HVAC (furnace, heat pump)

• Electrical systems

• Plumbing systems

• Water heaters

• Ductwork

• Some warranties include sewer lines (varies)

B. Appliances

• Oven/range

• Refrigerator (if included in coverage)

• Dishwasher

• Garbage disposal

• Washer/dryer

• Built-in microwaves

C. Optional Add-Ons

• Septic tank coverage

• Well pumps

• Additional refrigerators

• AC split systems

• Roof leak coverage

• Hot tubs / spas

Because Washington has a mix of older homes and complex systems, these add-ons can be especially valuable.

3. What Home Warranties Do Not Cover

This is where many buyers get confused.

Home warranties usually exclude:

• Pre-existing conditions

• Improper installation

• Code violations

• Cosmetic damage

• Rust or corrosion in advanced stages

• Structural issues

• Crawlspace, attic, and foundation problems

• Roofing replacement

• Windows, doors, and siding

• Sewer line replacement (unless add-on)

This means warranties work best when your home passes inspection but has older systems.

For context on what inspectors typically flag, this guide is helpful:

WA Inspection Red Flags Buyers Should Never Ignore (2025 Guide)
 

4. Home Warranties Are Most Useful for Older WA Homes

In Pierce County, Tacoma, Puyallup, Lakewood, and Olympia, many homes were built decades ago.

Older homes often have:

• Aging plumbing

• Older electrical components

• Older water heaters

• Appliances near end-of-life

• Older HVAC systems

If your inspection report shows wear but not failure, a warranty can protect you from surprise repair costs after closing.

This connects directly to what you may have learned about aging homes in this guide:

The Hidden Costs of Selling an Older WA Home (2025 Guide)
 

5. How the Home Warranty Process Works in WA

Here’s what happens when something breaks:

1. You submit a service request

2. The warranty company assigns a contractor

3. The contractor assesses the issue

4. You pay a service fee (usually $75–$125)

5. The warranty covers repair or replacement (if approved)

This process is straightforward, but delays can happen, particularly during winter or busy seasons.

Warranties are best when you understand the policy clearly before closing.

6. Are Home Warranties Worth the Cost for WA Buyers?

It depends on:

• Age of home

• Age of major systems

• Age of appliances

• Risk tolerance

• Budget

• Property type

• Inspection findings

• Whether seller will pay for it

Warranties are often most valuable for:

• First-time buyers

• Older homes

• Buyers with limited repair budgets

• Buyers who need predictable expenses

• Buyers nervous about mechanical systems

They are usually least valuable for:

• New construction

• Recently updated homes

• Homes with new systems and appliances

Knowing your buyers’ needs helps you decide whether to negotiate a warranty into your offer.

7. Can You Ask the Seller to Pay for a Home Warranty?

Yes — in Washington, it’s common for buyers to request:

• A 1-year warranty paid for by the seller

• A warranty credit

• A warranty allowance built into the contract

Sellers often agree because it reduces inspection anxiety and protects the buyer after closing.

This is especially useful when buyers are already negotiating repairs or credits:

How Repair Credits Work in Washington (2025 Buyer & Seller Guide)

8. Home Warranties Do Not Replace an Inspection

A common misunderstanding:

“Can I rely on a warranty instead of a full inspection?”

Absolutely not.

A warranty won’t cover:

• Structural problems

• Roof issues

• Crawlspace moisture

• Rodents

• Foundation cracks

• Sewer line damage

• Hazardous electrical issues

These issues must be identified before closing.

A warranty is simply a backup tool — not a replacement for due diligence.

If you haven’t reviewed what happens after the inspection stage, this guide breaks it down clearly:

WA Buyers: What Happens After the Home Inspection? (2025 Guide)
 

9. What Buyers Should Review Before Buying a Policy

Confirm:

• Coverage limits

• System caps

• Service fees

• Replacement rules

• Contractor limitations

• Exclusions

• Optional add-ons

• Age requirements

• Claim waiting periods

• Renewal terms

Not all warranties are equal — and not all companies handle claims the same way.

Understanding the fine print ensures you choose the right policy for your home.

10. When a Home Warranty Makes the Most Sense in WA

A home warranty is especially helpful when:

• Buying an older home

• Buying a home with dated systems

• Purchasing a rental or investment property

• Buying with limited savings

• You want predictable repair costs

• The home has appliances nearing end-of-life

They are also helpful for giving peace of mind during your first year of ownership.

Final Thoughts

Home warranties can be incredibly useful for Washington buyers — especially in older homes or homes with aging systems. When you understand what they cover, what they don’t, and how they complement your inspection, you can make a smart, confident choice that protects your budget.

If you're planning a move in Washington, I’d love to help you create a plan that actually makes sense for your timeline and budget.

 Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence