We currently do not like working with home warranties, we used to like them, but we have had too many bad experiences over the past few years with them sending 1 star vendors to homes, and taking way to long for repairs that can be done much faster. Some owners do have Home Warranties and feel better having them in case there is a water heater repair or HVAC repair, so we understand some people are adamant about having one. We will work with your home warranty, but we charge $75/hour to work with them when they take more than a day to fix an essential need for tenancy (HVAC, water heaters, and leaks.) When we call a home warranty, we usually spend hours on the phone following up with them. We also need to figure out rent credits or hotel credits when a home warranty repair cannot be made within 24 hours. Most our vendors can repair an HVAC or Water Heater within a day when we call them directly. We have a home warranty on our personal property but not on any of our rental properties. Tenants get very upset when they must wait longer than normal for an essential repair.