Home warranties offered by 3rd party providers cover certain items in the home for a period of 1 year after the date of sale.

Typical items covered include appliances & HVAC systems. You can also get extended coverage for items like pools & spas and other parts of the house.

A policy typically costs around $400 and has a $50 to $100 deductible.Our view on home warranties is mixed. If the seller is paying for one, then definitely get it. But if you're considering buying one on your own, you should Google the provider names below and do some research on them. We've found that they often try to deny claims if there's any question as to whether or not the item qualifies. For example, one client had "pool & spa" coverage but when the inside control panel failed, the warranty company said it wasn't a covered item because it wasn't a "necessary item" to run the pool (i.e., it was a "convenience item").

Here are several providers in our area:

• HMS Home Warranty
• 2-10 Home Warranty
• AHS Home Warranty (this is the firm the customer had the pool problem with, so we're not too keen on them)

Note: the warranties discussed in this section are different from builder home warranties, so don't get confused! We are discussing third-party warranties for resale properties.