My company, RE/MAX The Real Estate LEADERS, recommends using American Home Shield.
When something breaks in your home, you just call the Customer Service number or visit http://www.ahs.com and place a service request. You're then assigned a service contractor to handle your covered request. The service contractor will schedule a time to diagnose and repair your problem. You pay a $95 Trade Service Call Fee to each service contractor of a different trade who visits your home to diagnose a problem. The charges could be more, depending on the issue.
The best part is that service requests are UNLIMITED during your contract term.
I've had clients who decided to go with AHS and all have been extremely satisfied with their service, when needed. There are a ton of different options that you can choose as well, which gives the new homeowner a lot of flexibility.
If you have any questions or would like a more in-depth description of AHS's services, please feel free to contact me.
RE/MAX The Real Estate LEADERS
At that point I cancelled my policy which had two years left on it, and asked for a pro-rata refund as specified in my contract. After several email exchanges, their salesman agreed that I was due the money. But of course they never sent it. I called and emailed repeatedly, and was told it was on its way, or that it would take 10 business days, or that the service representative would contact the billing department, but nothing ever happened. When I asked to speak to a supervisor, the supervisor was always at lunch or on break and would call me back later but never did. I'd be given the billing department's phone number and always get it's voicemail and never a call back. I considered filing a small claims court lawsuit, but would have had to try to serve notice in New York (I'm in California) at considerable cost. And even after winning such a lawsuit I probably couldn't have attached any assets to get Sensible to pay the judgement.
So it looks like Sensible Home Warranty will get away with screwing another customer (me). I can only hope that they will quickly go bankrupt before they rip off too many more people, and perhaps one day the company officers will go to jail for fraud. In the meantime, I'll add my voice to the many other warnings, so that potential buyers will know the mess they will be in for and potential contractors will know to avoid Sensible Home Warranty like the plague.
American Home Shield is the company that my company recommends to our sellers and buyers. It is a national company, and very well respected in the industry.
The seller may take out the policy, and is covered during the entire listing period for the items specified in the plan they select. There are various options to choose from . A repair service call is $95.00. Any amount for repairs over that is covered by AHS.......if certain items can't be repaired, they will be replaced. Of course, there is a lot of small print you need to read, and I can't possibly go into details here, but I am just giving you a general overview.
When taken out by the seller, this policy is paid out of the proceeds at closing. It transfers to the buyers for a period of 1 year, and they can pay to renew if they so choose..
Buyers can take out a policy, too, if the sellers didn't already have one in place. Sometimes after a questionable home inspection, sellers have offered this policy as a way to reassure the buyers, and give them peace of mind that there won't be any huge, unexpected repairs/expenses.
I'd be happy to go into more detail with you, and provide you with a brochure if you'd like.
Please feel free to reach out to me at your convenience.
Prudential New Jersey Properties
Deep, Deep, Deep Pockets. When buying any kind of insurnce you want a company that has the ability to have a thousand furnaces go out and can still pay.