Best Options for Home Warranty Plans For Sellers

Selling a home in Arcadia, CA—an area known for its desirable schools, architectural elegance, and proximity to Los Angeles—requires careful planning and strategic decision-making. One often-overlooked advantage in a seller’s toolkit is a home warranty. Specifically, home warranty plans for sellers can offer protection during the listing period, reduce buyer concerns, and contribute to a smoother closing process. For homeowners preparing to list, understanding the available options and benefits of these warranties is essential.

A home warranty plan is not the same as homeowners insurance. While homeowners insurance covers major incidents like fires or natural disasters, a home warranty focuses on the repair or replacement of key systems and appliances due to normal wear and tear. For sellers, this added layer of protection during the listing and escrow periods can provide peace of mind and even prevent deals from falling through due to last-minute repair issues.

Arcadia’s housing market attracts a variety of buyers, from young families to international investors. Many are drawn to the area’s blend of luxury properties, well-preserved mid-century homes, and newly built custom estates. With such a broad buyer demographic, it’s essential for sellers to present a property that instills confidence. Offering or including home warranty plans for sellers does exactly that—it signals to buyers that the seller is proactive, transparent, and committed to a smooth transition.

During the listing period, systems like HVAC, plumbing, or electrical may suddenly fail. Without warranty protection, these repair costs fall squarely on the seller. However, with a seller-side warranty, coverage can begin as soon as the home is listed and continue through the close of escrow. This ensures sellers don’t suffer unexpected out-of-pocket expenses right before closing.

Additionally, many buyers in today’s market expect homes to come with some sort of warranty. A home warranty can help reduce post-sale disputes by allowing buyers to resolve appliance or system issues through the warranty company rather than pursuing the seller.

The most effective home warranty plans for sellers offer coverage for critical systems during the listing period and provide a buyer transfer at closing. Plans should include protection for HVAC systems, electrical, plumbing, kitchen appliances, and water heaters.

Sellers should also examine whether the warranty includes pre-existing condition waivers or allowances for undetectable issues. Some plans offer additional optional coverage for items like pools, septic systems, or roof leaks—features that may be more common in Arcadia’s estate-style homes.

Service fees per claim and annual limits should also be reviewed carefully. Sellers want to avoid high service fees that negate the plan’s benefit, while also ensuring the warranty provider has a track record of working with reliable local technicians.

Several companies offer competitive home warranty plans for sellers with strong reputations for service and ease of transfer to the buyer.

First American Home Warranty is a popular option for Arcadia sellers. Their Basic and Premier plans provide flexible options depending on home size and coverage needs. Their seller's coverage begins as soon as the home is listed and continues through the close of escrow, covering common issues like heating failures and plumbing stoppages.

American Home Shield offers a ShieldEssential plan specifically designed for sellers, which includes HVAC, plumbing, electrical, and more. The plan can be upgraded to ShieldPlus or ShieldComplete for expanded coverage and is often favored for its nationwide network of technicians and 24/7 service call availability.

Old Republic Home Protection is also well-known in California real estate markets. Their seller’s coverage is called the Standard Plan and includes no-cost listing period coverage, as long as the seller agrees to purchase buyer coverage at close. This is often a selling point, as it gives buyers the comfort of extended protection while providing the seller with safeguards during the transaction process.

Other local warranty companies, such as Fidelity National and First Premier, also provide strong service to homes in the San Gabriel Valley. Choosing a plan may ultimately depend on the specific features of the property and the level of service desired.

Including a home warranty as part of the listing package can make a property more attractive to buyers. When buyers are evaluating multiple listings in Arcadia, knowing a home comes with a transferable warranty may influence their decision—particularly for homes with older systems or appliances.

Marketing materials can reflect this feature with a simple mention: “Home includes transferable warranty—buy with confidence.” This can provide reassurance without reducing the home’s perceived value or suggesting any defects. For homes where inspection reports reveal minor repair concerns, a warranty can serve as a practical negotiation point instead of reducing the asking price.

Some sellers also use the inclusion of a home warranty to differentiate their offer in a buyer's market. In competitive markets, every added layer of assurance matters. While the cost of a seller warranty plan is relatively modest—typically between $300 and $500—it can prevent buyer hesitation and support smoother closings.

Timing is key. Sellers should ideally secure home warranty plans for sellers as soon as the property is listed. This ensures full protection throughout showings and the escrow period. Many companies do not charge for listing period coverage, provided the warranty is officially transferred to the buyer at closing.

Transferring the warranty is typically handled through escrow, and your real estate agent will coordinate with the title company and warranty provider to finalize the paperwork. Most buyers will receive an email with instructions on how to access their coverage and request service if needed.

For luxury homes or properties with unique features, it may be worth discussing expanded or customized coverage with the warranty provider. Pools, outdoor kitchens, high-end appliances, and smart home systems may require additional protection.

The real value of home warranty plans for sellers is that they offer peace of mind. Sellers can focus on preparing the home for showings and negotiations without worrying about surprise repair costs. Buyers receive added confidence, knowing that if something breaks shortly after move-in, they won’t be stuck covering the cost out of pocket.

In a market like Arcadia, where buyers often pay a premium for location and amenities, anything that eases the transition from seller to buyer is a competitive advantage. A home warranty does just that, offering protection, transparency, and convenience in one simple package.

Sellers in Arcadia looking to maximize their listing value and reduce transaction risk should explore how a home warranty fits into their real estate strategy. From selecting the right plan to coordinating transfer at closing, having the right guidance is essential. Contact Gordon Wang to discuss seller services, listing preparations, and how to use a home warranty plan to attract qualified buyers and close with confidence.