Frequently Asked Questions


Here are some of the questions we hear. Please let us know if you can't find the answer you need. We are here to help!

Home Warranty Basics

A traditional home inspection does not look closely at mechanical equipment, so Buyers may not be aware of serious issues with their heating and cooling system until after moving day. Help your homeowners have all the information they need BEFORE closing with a FREE HVAC inspection from A.B. May.

An A.B. May technician thoroughly checks for performance, refrigerant, thermostat calibration, airflow, electrical connections, carbon monoxide, and more.

Buyers often schedule their free HVAC inspection at the same time as their other inspections. Or, the Seller may schedule at any time during the listing period. If a problem is detected, Sellers with a registered Seller Warranty may use their free plan for $500 (per service call) toward covered repairs performed before closing. You may also include maintenance service during the 15-point inspection for $49 per unit (regular price: $119).*
*with homeowner approval

Home Warranty Plus offers plans for repair and maintenance coverage tailored to people selling or buying a home. It covers parts and labor for hundreds of household repairs due to normal use during the first 13 months in your new home. Our own A.B. May-trained technicians complete repairs. And if we can’t fix a covered item, we will replace it with a standard-grade product or offer you a check based on the repair cost. Home Warranty Plus can save you time, stress, and money.

FREE to register during the listing period, Seller Warranties include $500 of covered repairs per trade service call with a $95 service fee, discounts on heating and cooling maintenance, and a 15% discount on services not included in the warranty.

Buyer Warranties begin at closing and offer up to $2000 of covered repairs per trade service call with a $75 service fee, beneficial System Checks (no service fee unless an approved repair is also completed), and a 15% discount on any non-covered service.

There’s no inspection or waiting period once you register. If you’re working with a real estate professional, he or she can share more details and help you decide if you should negotiate a home warranty during contracting or purchase it outright at closing.

We serve homes within a 50-mile area around Kansas City--including Lawrence, Louisburg, Harrisonville, Kearney, Liberty, and more. Take a look at our service area map to see if your neighborhood is included.

We make it easy! When you have a problem, call 913-383-2222 or request service online. We’ll answer any time you call and schedule a convenient service window. During your appointment, an A.B. May technician will determine the source of the problem and explain your options for repair. They will always obtain your approval before beginning the work.

Home Warranty Plus Buyer plans include up to $2000 of covered repairs per trade service call (Sellers receive up to $500). Whenever we complete a covered repair, merely pay the service fee ($95 for Sellers, $75 for Buyers). Receive a 15% discount on our upfront, flat-rate pricing for repairs not included in the warranty. We do not collect service fees for System Checks unless an approved repair is also completed.

Yes, because they offer different coverage! For example, if you have a leaky pipe that ruins your kitchen floor, your homeowner insurance would cover the floor and flood damage, but it wouldn’t fix the leak. A home warranty would cover the pipe repair to fix the leak, so you can use your sink again.

It includes parts and labor for hundreds of household repairs due to normal wear and tear during the coverage period. If we can’t fix a covered item, we will replace it with a standard-grade product or offer you a check based on the cost of repair.

All of our home warranties cover the heating, cooling, plumbing, and electrical systems in your house. Gold warranties also include cooking and dishwashing appliance coverage (dishwashers, ranges, range hoods, downdrafts, built-in microwaves, cooktops, ovens, warming drawers, and trash compactors). We offer optional coverage for custom features in your home. Download and review the brochure to see coverage by each trade area. You’ll also benefit from a 15% discount on any service outside your warranty.

Yes. You may purchase a home warranty within 30 days of closing on your home. For specific questions or more information, call a Home Warranty Specialist at 816-763-3330 or contact us by email.

If you need to change coverage after closing, you may contact us within 45 days of closing to modify your warranty.

If you are outside of the 30-day time period, our service plans offer similar levels of repair coverage and are available to all homeowners. They also include heating and cooling maintenance. Learn more about A.B. May service plans on our website.

Yes! Many homeowners renew their home warranty after the initial term on a month-to-month basis. It includes a $75 service fee, 15% discount on additional services, and discounted heating and cooling maintenance. Most of the renewal coverage is identical, but there are a few benefits that are only available during your first warranty term. Check the Home Warranty Plus brochure or talk with a Home Warranty Specialist at 816-763-3330 if you have questions. Renewal prices begin at $60 a month.

When an A.B. May Warranty is registered either by the real estate professional or the homeowner, we send an invoice to the title company to be paid at closing. A new home warranty may be registered here.

Sellers can use their A.B. May Warranty for all included heating, cooling, plumbing, electrical, and built-in appliance repairs during the listing period—until the closing date. They may also use their warranty for any covered repairs discovered during an inspection. Sellers receive up to $500 of covered repairs per trade service call during the listing period. The service fee is $95.
The Buyer Warranty, registered prior to and paid for at closing, covers problems that occur from normal wear and tear after they own the property. Buyer warranties receive up to $2000 of covered repairs per trade service call. The service fee (per trade call) is $75.

Not much–they have almost exactly the same coverage! A.B. May offers two paths to simplify care for your home systems: Home Warranty Plus and Service Plans.

Home Warranty Plus offers Gold and Silver plans for repair coverage and maintenance tailored to people selling or buying a home. The Buyer Warranty is for 13 months and is paid at or immediately after closing.  

Service Plans are made for homeowners who are not in the process of buying or selling a home and are paid monthly with a credit card, debit card, or ACH. We offer Gold, Silver, and Bronze Service Plans. Please get in touch with our administration team at 816-763-3330 or serviceplan@abmay.com to ask more questions about Home Warranty Plus, Service Plans, or to register.  

Home Warranty Coverage

There are no age exclusions during the initial warranty term. If the warranty is renewed, we don’t cover compressors, coils, and heat exchangers that are 15 years or older and out of warranty.

Our home warranties include standard replacements for covered items that are not repairable. Upgrades are often available for an additional charge. For example, if a homeowner has a problem faucet, the technician will replace it with a standard-grade faucet in stock on his or her truck. If the homeowner would like to choose a different style, we can offer a discount on an upgraded faucet of their choice from Ferguson.

A.B. May uses new, high-quality equipment for every job. We partner with top suppliers like Ferguson, Daikin, and Carrier for exceptional home service. We never install used or refurbished parts.

Yes, we have special new coverage for both Buyers and Sellers.

  • For Buyers: FREE complete heating and cooling maintenance ($208 value) and a FREE water heater maintenance (standard tank, $120 value). Both services increase energy efficiency, reduce breakdowns, and extend the life of your equipment. No service fee unless we also complete an approved repair.
  • For Sellers: one-time $250 code upgrade coverage that's perfect for inspection repairs. 

Let us know if you have any questions. We can't wait to simplify home service for you!

Our prices are low because they’re based on the most common configurations in the Kansas City area. Most families have one furnace, air conditioner, and water heater. If your home has a boiler, more than two heating/cooling systems, or more than one water heater, you need additional coverage because, as expected, it costs more to repair multiple systems.

If our technicians can't repair a covered item, we typically replace it with a standard-level product. We cannot guarantee matching finish or brand. Upgrades from standard products (e.g., faucets and toilets) are often available to the homeowner as well. For large heating and cooling equipment, there are no exclusions for first-year warranties. All repairs, even heat exchangers and evaporator coils, may receive up to $2000 of covered repairs ($500 for Seller Warranties) during every trade service call.

At times, we can't get the parts we need to repair certain appliance models. If the manufacturer no longer offers replacement parts through our purchasing channels, we can’t even attempt a repair. Instead, we will give the homeowner a check equivalent to the cost of the repair.

A.B. May Home Warranties cover the cost of replacing most refrigerants for A/C repairs. Whenever we see low refrigerant, we will also look for the source of the leak and fix it, so you won't need to "top off" again next season. R-22 is the only refrigerant with limited coverage under our warranties.

R-22 was the most popular refrigerant in residential heat pumps and air-conditioning systems for decades. Due to damage to the ozone caused by R-22, the Environmental Protection Agency created a timeline to phase out its production by 2020.

If a heating or cooling system was manufactured before 2010, there is a good chance it uses R-22 refrigerant. Because the cost of R-22 has skyrocketed, some common repairs have become very expensive. Since January 2020, R-22 is no longer covered (see the Home Warranty Plus brochure, p.6) We are committed to offering both top-quality service and safe methods for handling all refrigerants to protect the environment.

Here’s how to determine if a unit uses R-22. Look at the serial plate on the outside unit of the cooling system. Most brands have a place for refrigerant or charge type somewhere on the plate. R-22, HCFC-22, or the number 22 all signal that the model uses R-22 refrigerant.

Home Warranty Costs

A.B. May Seller Warranties are FREE! Register online or ask your real estate professional to register for you to get up to $500 of covered repairs on every trade service call we perform during the listing period ($95 service fee per trade call). You’re also eligible for discounted maintenance and a 15% discount on any additional services. Don’t forget you can use your warranty to help repair covered items flagged on your inspection, too.

Seller Warranty coverage is always FREE during the listing period. Buyer Warranty plans start at $419. Select the Silver Plan (heating, cooling, plumbing, and electrical) or Gold Plan (also includes cooking and dishwashing appliances). Both plans come with a $75 service fee (per trade call).

Additional coverage is required for more than one water heater, boilers, and 3 or more heating and cooling systems. You may also add optional coverage to match the features of your home (i.e., tankless water heater, backup sump pump, or appliances like a refrigerator, clothes washer, or dryer.). For more information, see our Home Warranty Plus brochure, p. 13. If you have questions about your coverage options, call a Home Warranty Specialist at 816-763-3330.

Service Calls

We work hard to show up as soon as possible. Typically, you can expect same-day or next-day service. However, sometimes weather or other circumstances may extend our response times. For emergency service, we promise to show up within 24 hours of notification. We define emergencies as the failure of a covered item which may cause personal injury or substantial damage to property if not addressed within 24 hours.

We are a local, family-owned service company, staffed by people who live in your community. When you use your warranty, you can expect a well-trained (80 hours a year) A.B. May technician, an A.B. May marked vehicle, and exceptional home service.

Every A.B. May technician completes at least 80 hours of annual training using our in-house technical training modules and onsite training lab. Our supervisors also work on communication and troubleshooting skills. In addition, all company team members have ongoing training to ensure you have a positive, consistent experience with each service call.

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