[quote=sdrealtor]You should have no problem getting a 1 year home warranty. It is very standard and actually a bit surprising that it wasnt part of the original offer your agent wrote.

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This is exactly what I was thinking. If the seller won’t pay for it, pay for it yourself. Make sure you get a policy that covers the HVAC system. Read the fine print. If it requires that you do the recommended maintenance, then do the recommended maintenance.

Last house I bought, I renewed the policy every year until i sold a few years ago. It paid for 3 pool pumps, dishwasher, garbage disposal, water heater, AC, furnace, trash compactor, double oven, in addition to a bunch of more minor repairs. Actually switched companies after a few years because the first was so hard to deal with. Turns out that the 2nd was just as hard to deal with but I don’t think a year went by that repairs that it paid for weren’t more than the annual premiums.