Does a home warranty expect me to maintain my appliances?
Many contracts say nothing about routine upkeep, and others name it directly. Read the maintenance language in your contract and in the owner's manual for each appliance. If the contract requires upkeep, a claim may be denied when the failure traces back to neglect. Ask the company, in writing, which tasks it considers routine.
What routine tasks are most common?
Clean the lint trap on the dryer after every load and clear the dryer vent on the schedule the manufacturer suggests. Replace or clean furnace and air conditioner filters as the manufacturer directs, and keep the outdoor air conditioning unit clear of leaves, grass, and debris. Clean the range hood filter, check under sinks for slow drips, and follow the manufacturer's instructions for draining a water heater. Keep at least a clear working space around any appliance that needs air to run.
Which upkeep should I leave to a professional?
Gas appliances, vent systems, and any work that involves a gas line or electrical wiring belong with a licensed professional. Routine checks you can do yourself, such as cleaning and clearing, do not usually need one. If you are unsure whether a task is safe to do yourself, the owner's manual or a licensed local professional can tell you.
How should I keep a record?
Keep a written log with the appliance, the task, the date you did it, and who did it. Photographs of the cleaned filter or the cleared vent help too. The log proves upkeep if a claim is questioned, and it helps the next owner understand the house when you sell.
What should I ask the company before I rely on the contract?
Ask which upkeep tasks the contract names, whether a denial for neglect requires the company to show proof, and whether you may hire anyone for routine work without affecting coverage. Ask whether the company requires its own technician for any service you could otherwise do yourself. Get the answers in writing and file them with your contract.
To see which companies publish their terms side by side, the twelve home warranty companies compared, term by term page is a useful starting point.