“The maintenance initiatives outlined by HWAC include action that can be performed both by home owners or maintenance firms procured by them to periodically service key items of equipment,” said Mark Lightfoot, president of HWAC. He added that since proper maintenance is a requirement of most home warranty contracts, plan holders maximize service benefits by adopting the practice.

Lightfoot noted that air conditioning, furnaces, heat pump condensers, and water heaters comprise the major equipment items on which home owners should focus. “These are the most costly items in a home and the ones likely to require proper maintenance,” he said.

To mitigate these issues, HWAC suggests the following:

• Change furnace and air conditioning filters regularly; winter for furnace, summer for AC. If you have several pets, monthly filter changes may be required.
• Regularly check the AC condenser or heat pump system. Keep trees and shrubs clear of these components to prevent air flow blockages. Also, hose down outside of units to keep the fins clean. HWAC notes that customers can secure a maintenance contract with a local AC company to help keep systems in proper operation.
• Flush water heaters regularly, particularly in areas of hard water, since it is considered the primary culprit of sediment build up, according to HWAC. Here, too, a plumbing professional can be hired to provide this service, HWAC reports.

“To minimize potential service denials, home owners with home warranty contracts are well advised to follow manufacturer recommended maintenance guidelines on respective home components. In addition, potential home warranty customers should ask about contract limitations on lack of maintenance and pre-existing conditions. All home warranty companies exclude known pre-existing conditions, however in some cases if the condition was not known by any parties, and not detectable by visible inspection and simple mechanical test, it may be considered covered by the terms of coverage,” Lightfoot said.

Typically, a home warranty covers a home’s major operating systems and appliances against breakdowns due to normal wear and usage for one year after the close of sale – and it is important to note that failure to properly maintain systems and appliances may lead to a denial of service for that particular item.

Items covered include plumbing, heating and electrical systems, most built-in appliances, and water heaters. In recent years, most HWAC member companies have provided additional coverage for plan holders for such items as garage door openers, washer/dryers and refrigerators.

About the Home Warranty Association of California

HWAC is a statewide organization of home warranty companies representing approximately 95 percent of contracts sold in California.

Member firms are American Home Shield of California, Fidelity National Home Warranty Company, First American Home Buyers Protection, LandAmerica Home Warranty, Old Republic Home Protection Co., Inc., and 2-10 HBW Warranty of California, Inc.