Select is one of the cheapest home warranty providers, but its $500 per-item coverage cap is among the lowest in the industry. Here’s what that actually means for you.

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Select Home Warranty has built its reputation on one clear selling point: price. Plans typically run around 14% below the national average premium, and the company throws in free roof leak coverage on every plan — a perk several competitors charge extra for. The trade-off shows up the moment you actually read the coverage caps: most appliances and systems are capped at just $500 per item per contract term, one of the tightest limits of any major provider in this comparison set.

This review breaks down exactly what that cap means in practice, what you’re getting for the lower price, and what real BBB complaint records reveal about how claims actually play out.

Quick Facts

Founded	2012
Availability	Nationwide, with a small number of state exclusions (confirm for your state; not available in Wisconsin)
Plans	Gold Care (systems), Silver Care (appliances), Platinum Care (combination)
Monthly premium	~$46 – $62, roughly 14% below the industry average
Service fee	$75 – $100 per visit
Standard coverage cap	$500 per item, per contract term — for most appliances, electrical, and plumbing
HVAC coverage cap	$3,000 per contract term (a notable exception to the $500 standard cap)
Roof leak coverage	Included free on all plans, capped at $400/term
Freon/refrigerant coverage	Capped at $200/year, and Freon leaks themselves are typically excluded outright
BBB rating	B- (letter grade), alongside a very low BBB customer-review score (commonly cited around 1.1–1.49 out of 5 stars — a different metric from the letter grade)
Trustpilot	Reported inconsistently, from roughly 2.4/5 up to “60% of reviews are 4–5 stars” depending on source
ConsumerAffairs	~3.8/5

Plans Explained

Gold Care — Systems

Covers core home systems: heating, electrical, plumbing (excluding stoppages), water heater, and ductwork.

Silver Care — Appliances

Covers major kitchen and laundry appliances: refrigerator, oven/range, built-in microwave, dishwasher, washer, and dryer.

Platinum Care — Combination

Combines Gold Care and Silver Care, and adds plumbing stoppages, garage door openers, and ceiling fans — Select’s most complete tier.

The Coverage Cap Is the Story Here

This is the single most important thing to understand before comparing Select’s low price against competitors: most individual appliances and systems are capped at $500 per item, per contract term — well below the $2,000–$3,500 caps common among mid-tier competitors like Liberty Home Guard or First American. HVAC is a notable exception, capped separately at $3,000 per term, a genuinely reasonable limit and actually higher than Cinch’s industry-low $1,500 HVAC cap. Add-ons like pool and spa equipment cap at $400/item/year, and Freon (refrigerant) replacement is capped at just $200/year — with Freon leaks themselves typically excluded from coverage entirely, a detail that has shown up directly in real BBB complaint filings where an AC claim was denied specifically because the failure was diagnosed as a refrigerant leak, which the contract excludes by name.

Select’s contract also excludes consequential damages — for example, if a covered failure leads to mold growth, that resulting mold damage isn’t covered, even though the original mechanical failure might be. And unlike Cinch Home Services, Select does not cover failures caused by rust or corrosion.

What this means practically: for smaller, cheaper repairs (a garbage disposal, a garage door opener, a dishwasher motor), the $500 cap is usually more than sufficient. For a $1,200 refrigerator replacement or a $2,000 electrical panel repair, you could be covering a meaningful portion out of pocket even with an approved claim.

Pricing

Select consistently prices below the industry median — one source pegs plans at roughly 14% cheaper than the $56/month national average, with reported figures around $61.53/month without a discount and $45.86/month with common promotional discounts. Service fees run $75–$100 per visit, in line with the industry average, though be aware that if a claim requires multiple contractor visits (for example, one company to diagnose and a different specialist to repair), you may be charged a separate service fee for each visit.

Reputation: A Genuinely Wide Spread Across Sources

Select’s reputation data shows one of the widest spreads in this entire review series. Its BBB letter grade is commonly reported as B-, but its BBB customer review score (a separate metric based on star ratings left by consumers, not the accreditation letter grade) is reported remarkably low — figures of 1.1 to 1.49 out of 5 appear across multiple sources. Trustpilot scores are reported inconsistently too, with one source citing an overall average around 2.4/5 and another noting that 60% of individual reviews fall in the 4–5 star range — numbers that are hard to reconcile directly and suggest a genuinely polarized customer base. ConsumerAffairs shows a notably higher 3.8/5.

Real BBB complaint filings reviewed for this article show recurring themes: claim denials tied to specific contract exclusions (like the Freon example above), disputes over reimbursement amounts, and difficulty canceling policies even within the advertised 30-day refund window. On the positive side, several reviewers highlight straightforward sign-up, responsive customer service reps, and the flexibility to choose your own technician in some cases — a genuine point of difference from direct-dispatch-only competitors like American Home Shield or Choice.

Cancellation Policy

Select allows a full refund within 30 days of signing up if you haven’t used any services yet. After that window, cancellation gets a prorated refund for unused time, minus a $75 cancellation fee. Some reviewers report friction getting a cancellation processed smoothly even within the 30-day window, so keep detailed records of your enrollment date and any cancellation requests in writing.

Pros and Cons

Pros	Cons
Roughly 14% cheaper than the industry average premium	$500 per-item cap is among the lowest of any major provider
Free roof leak coverage included on every plan	BBB customer review score reported remarkably low (1.1–1.49/5) across multiple sources
Reasonable $3,000 HVAC cap despite low caps elsewhere	Excludes rust/corrosion failures and Freon leaks specifically
Some flexibility to choose your own technician	Consequential damages (e.g., resulting mold) not covered
Straightforward three-plan structure	$75 cancellation fee after the initial 30-day window

Who Select Home Warranty Is Best For

• Budget-conscious homeowners whose expected repairs are likely to fall within the $500 per-item cap
• Landlords managing multiple lower-value rental properties who want affordable, basic coverage across a portfolio
• Homeowners who specifically value the option to choose their own licensed technician rather than a company-dispatched one

Who Should Consider a Different Provider

• Homeowners with newer, higher-value appliances where a $500 cap would leave a significant gap on replacement cost
• Anyone specifically worried about an aging refrigerant-based AC system, given the Freon exclusion and $200/year refrigerant cap
• Buyers who weight BBB customer review scores heavily, given Select’s notably low reported figures across multiple sources

The Verdict

Select Home Warranty delivers on its core promise: a genuinely lower price than most major competitors, with free roof leak coverage thrown in. The honest trade-off is a $500 per-item coverage cap that’s tight enough to matter for anything beyond a modest repair, plus a reputation profile that shows real polarization — some genuinely satisfied customers, and a BBB complaint record with recurring themes around denials and reimbursement disputes. It’s a reasonable fit for budget-focused homeowners with lower-value items and modest repair expectations, but homeowners with an aging HVAC/AC system or higher-value appliances should compare carefully against providers with higher per-item caps, like American Home Shield or First American, before choosing based on price alone.

Frequently Asked Questions

What is Select Home Warranty’s coverage cap? $500 per item per contract term for most appliances, electrical, and plumbing — with a separate, higher $3,000 cap specifically for HVAC systems.

Does Select Home Warranty cover Freon/refrigerant leaks? No. Freon leaks are typically excluded from coverage entirely, and refrigerant replacement (when covered) is capped at $200 per year — worth confirming directly if your AC system is older.

Is Select Home Warranty’s BBB rating good or bad? It depends which metric you’re looking at. Select’s BBB letter grade is commonly reported as B-, but its separate BBB customer review score (based on consumer star ratings) is reported remarkably low, often between 1.1 and 1.49 out of 5 — these are two different measurements and shouldn’t be confused with each other.

Can I choose my own technician with Select Home Warranty? Some reviewers report having this flexibility, which would set Select apart from direct-dispatch-only competitors like American Home Shield and Choice Home Warranty — confirm this option directly when you enroll, since practices can vary by claim type.

Does Select Home Warranty cover rust or corrosion damage? No. Unlike Cinch Home Services, Select’s contract does not cover failures caused by rust or corrosion.

How much does Select Home Warranty cost? Reported figures range from about $45.86/month with common discounts to $61.53/month without, roughly 14% below the industry average premium — actual pricing depends on your location, plan, and add-ons.

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Related reading: Best Home Warranty Companies of 2026 (Ranked & Reviewed) · First American Home Warranty Review 2026: Plans, Pricing & Coverage Caps · What’s Not Covered by a Home Warranty? Common Exclusions

Information in this review reflects publicly available pricing, coverage, and reputation data as of mid-2026, sourced from Select Home Warranty’s public plan documentation, BBB complaint filings, and third-party review platforms including Trustpilot and ConsumerAffairs. Ratings, complaint volumes, and pricing change over time — always verify current details directly with the provider before purchasing.