Including a home warranty with your home purchase is a very good idea. Not only does it protect you, the home buyer, it also gives the homes seller peace of mind, because it limits his liability to a degree. Although you will be advised to have a home inspection on the home you buy, there may be some underlying issues that crop up within the first year of the new ownership, such as a leaky roof, a dishwasher that stops functioning, a hot water heater than no longer works properly, etc. These items may have been working properly when the inspection was completed, but became a problem later. By making sure you get a home warranty coveringthe property, you will have limited protection for the first year of ownership. during this period, all you would be required to pay would be the deductable amount, usually between $35.00 and 75.00, depending on the policy terms. Many times, your Realtor can negotiate a free home warranty in your behalf, by having the seller pay for it as part of the bargaining process. If that is not the case, you can always purchase the warranty yourself at the time of the closing. The cost is customarily between $400-$600, depending on the coverage.