Florida law requires anyone selling home warranties in the state to be licensed as a home warranty association by the Florida Office of Insurance Regulation. Year-round cooling and hurricane season both shape what Florida homeowners need to know.
Plans available in Florida
Choice Home Warranty publishes that it serves Florida. 2-10 Home Buyers Warranty, American Home Shield, First American Home Warranty, Home Service Club, Home Warranty of America, Old Republic Home Protection don't publish a state list and say availability varies by area, so confirm by ZIP code. Plan terms below come from each provider's sample contract, which can differ by state.
| Checked Oct 23, 2026 |  2-10 Home Buyers Warranty |  American Home Shield |  Choice Home Warranty |  First American Home Warranty |  Home Service Club |  Home Warranty of America |  Old Republic Home Protection |
|---|---|---|---|---|---|---|---|
| Plans | 2 plans (best of those shown) Systems, Pinnacle | 3 plans (best of those shown) ShieldSilver, ShieldGold, ShieldPlatinum | 2 plans (best of those shown) Basic Plan, Total Plan | 3 plans (best of those shown) Starter Plan, Essential Plan, Premium Plan | 2 plans (best of those shown) Standard Coverage, Comprehensive Coverage | 2 plans (best of those shown) Premier Plan, Premier Plus Plan | 3 plans (best of those shown) Basic, Deluxe, Elite |
| Heating & cooling cap | $5,000 (best of those shown) per system | $5,000 (best of those shown) per system | $3,000 (best of those shown) per system | Not stated (best of those shown) | $2,000 (best of those shown) per system | $5,000 (best of those shown) per system | $6,500 (best of those shown) per system |
| Best appliance cap | $2,000 (best of those shown) per appliance, top tier | $4,000 (best of those shown) per appliance, top tier | $3,000 (best of those shown) per appliance, top tier | $7,000 (best of those shown) per appliance, top tier | $2,000 (best of those shown) per appliance, top tier | $5,000 (best of those shown) per appliance, top tier | $7,000 (best of those shown) per appliance, top tier |
| Overall limit | $50,000 (best of those shown) per term | $50,000 (best of those shown) per term | Not stated (best of those shown) | No limit (best of those shown) | $9,000 (best of those shown) per term | $15,000 (best of those shown) per term | No limit (best of those shown) |
| Service fee | You choose (best of those shown) | $100 or $125 (best of those shown) | $100 per claim (best of those shown) | Set in your plan (best of those shown) Not published | Choice of deductible levels (best of those shown) | Set in your plan (best of those shown) Not published | Per trade; you select the amount (best of those shown) |
| Code & permit upgrades | Excluded (best of those shown) Not covered | Limited (best of those shown) Platinum only, up to $250 | Excluded (best of those shown) Code corrections and permits excluded | Limited (best of those shown) Optional Advantage add-on: $500 (Essential), $1,500 (Premium) | Excluded (best of those shown) Code modifications and permits excluded | Limited (best of those shown) Only with OrangePlus add-on: code $250, permits $250 | Limited (best of those shown) Deluxe $500, Elite $1,000; not on Basic |
| Unknown pre-existing issues | Limited (best of those shown) Only if not reasonably detectable | Limited (best of those shown) Excluded only if known or reasonably detectable | Excluded (best of those shown) Known or unknown pre-existing excluded | Excluded (best of those shown) Covered only for real estate transaction customers | Excluded (best of those shown) Conditions existing before the effective date excluded (homeowner plans) | Excluded (best of those shown) Pre-existing conditions excluded | Excluded (best of those shown) Malfunctions before the effective date excluded |
| Cancellation | Anytime (best of those shown) Yes, prorated refund | Anytime (best of those shown) Yes; pro-rata refund, admin fee after 30 days | Anytime (best of those shown) Yes; admin fee may apply after 30 days | Restricted (best of those shown) Full refund within 30 days if no claims; after a claim, non-cancelable | Restricted (best of those shown) Pro rata refund, but you may owe service costs above fees paid | Anytime (best of those shown) Yes; pro rata refund less service costs and a small admin fee | Non-cancelable (best of those shown) Non-cancelable except listed reasons (state rules vary) |
| Waiting period | 30 days (best of those shown) | 30 days (best of those shown) | 30 days (best of those shown) | Not stated (best of those shown) | Not stated (best of those shown) | 30 days (best of those shown) | Not stated (best of those shown) |
| Availability | Varies by ZIP (best of those shown) No state list published | Varies by ZIP (best of those shown) No state list published | All states (best of those shown) except WA | Varies by ZIP (best of those shown) No state list published | Varies by ZIP (best of those shown) No state list published | Varies by ZIP (best of those shown) No state list published | Varies by ZIP (best of those shown) No state list published |
| Sample contract | Read it (best of those shown) | Read it (best of those shown) | Read it (best of those shown) | Read it (best of those shown) | Read it (best of those shown) | Read it (best of those shown) | Read it (best of those shown) |
| Links | Review | Review | Review | Review | Review | Review | Review |
Covered Limited Excluded Best Most favorable term among the providers shown From each provider's sample contract and plan pages. Not a quote; terms can vary by state.
Who oversees home warranties in Florida
Under section 634.303 of the Florida Statutes, no one may provide or offer home warranties in Florida without a license from the Office of Insurance Regulation. You can look up licensed companies with the Company Search tool on OIR's website. Florida Office of Insurance Regulation (OIR)
How to check a Florida home warranty company
Search the company's name in OIR's Company Search before you buy. Florida regulates home warranty associations under Chapter 634 of the Florida Statutes, and OIR has ordered unlicensed sellers to stop selling in the state.
For help with a problem company, Florida's Division of Consumer Services, part of the Department of Financial Services, handles insurance-related consumer questions.
Hurricanes, flooding, and home warranties
A home warranty covers breakdowns from normal wear and tear, not storm damage. Damage from hurricanes, wind, or flooding is a matter for homeowners, windstorm, or flood insurance, and most warranty contracts exclude it. Don't buy a warranty expecting storm protection. See home warranty vs. homeowners insurance.
Air conditioning runs most of the year in much of Florida, and humidity is hard on HVAC systems. Check the AC cap, refrigerant limits, and whether a plan excludes failures it attributes to poor maintenance, such as clogged condensate lines.
What to check in the Florida version of a contract
Many providers publish a separate sample contract for each state. Before you buy, make sure the contract you read is the Florida version, then check:
- The covered-items list and any per-item or annual caps for the systems you care about most.
- The service fee, and whether it is charged per visit, per trade, or on denied claims.
- Exclusions for pre-existing conditions, maintenance, and code or permit upgrades.
- Cancellation and renewal terms, including how any refund is calculated.
- Any state-specific notices printed in the contract. These often explain who regulates the contract in Florida and where to complain.
Florida home warranty FAQs
Who regulates home warranties in Florida?
The Florida Office of Insurance Regulation licenses home warranty associations under Chapter 634 of the Florida Statutes.
Does a Florida home warranty cover hurricane damage?
Generally no. Warranties cover wear-and-tear breakdowns; storm and flood damage are handled by insurance policies.
How do I know a Florida home warranty company is licensed?
Search the company on OIR's Company Search tool at floir.gov before you buy.
Sources
- Florida Statutes § 634.303: License required
- Florida Senate bill analysis, CS/SB 282 (2025): home and service warranty associations
This page is general education, not legal, financial, or insurance advice. Home warranty terms vary by provider, plan, and state; the contract you sign controls what is covered. Spotted an error? Request a correction.