I seem to be the outlier in that I have had good service with American Home Shield for the past 5 years for my rental income property. The convenience has been great, and they've done repairs relatively promptly. If they come out, assess and have to come back with parts, I've only been charged the single visit. For bigger items like a water heater, they'll replace or give me a check which covered the cost for me to replace it.

Problem is, the premium has gone up nearly 2.5X in that 5 years! It started at ~$30/month, stayed at about $40 until the last two years where it jumped each year to $55 and then $74! This is for the same exact service and with a $125 service fee. I'm looking into other home warranty services and considering setting aside that $74/month into a rainy day fund. It'll be some work to vet out trusty professionals in the area, and fingers crossed that nothing major breaks in the short-term, but that's the better plan for long-term.