In this episode of Selling St. Pete, host Nicole Saunches sits down with home warranty expert Tina Romanik from Home Warranty of America to discuss how sellers can leverage home warranties as powerful negotiating tools. Whether you're listing a property with aging mechanicals or simply want to stand out in a competitive market, learn how offering a home warranty up front can protect you from costly repair negotiations, give buyers peace of mind, and potentially help you close deals faster.

This episode is essential listening for sellers, listing agents, and anyone preparing to list a property in St. Petersburg or the Tampa Bay area.

About the Guest

Tina Romanik is a home warranty specialist with Home Warranty of America, where she works with real estate agents and homeowners throughout Florida to navigate home warranty coverage strategically. With deep expertise in how home warranties intersect with real estate transactions, Tina helps sellers protect their listings and buyers secure their investments through comprehensive service agreements.

Episode Highlights & Timestamps

Introduction (00:00 - 01:05)

• Nicole introduces the topic: home warranties as a negotiating tool for sellers
• Overview of what listeners will learn in this episode

What is a Home Warranty? (01:05 - 02:31)

• [01:21] Definition: Service agreement covering plumbing, electrical, appliances, HVAC
• [01:40] Key difference: Home warranties cover normal wear and tear
• [01:58] Homeowners insurance vs. home warranty: What each covers
• [02:10] Example scenarios: AC thermostat failure vs. water heater explosion damage

Understanding Plan Options (02:31 - 04:03)

• [02:39] Four plan tiers: Gold, Platinum, Diamond (buyer plans) and Seller's Coverage
• [02:54] Buyer plans: 13-month terms with various add-ons
• [03:09] Seller's coverage: 6-month term with focused protection
• [03:23] Available add-ons: Guest houses, pools, outdoor kitchens
• [03:44] Core components covered in seller's plans

Primary Residence vs. Investment Properties (04:03 - 05:29)

• [04:12] How warranties work for investors with multiple properties
• [04:34] Payment options: Closing integration or post-close credit card
• [04:43] Payment plans available at no additional cost
• [05:02] 30-day waiting period for non-transaction purchases
• [05:08] Why the waiting period exists: Preventing known issue coverage

Timing: When Should Sellers Purchase? (05:29 - 07:05)

• [05:44] Think of warranty purchase as a "reservation" in the transaction
• [06:01] Invoice process: Title agent, buyer's agent, and buyer notification
• [06:07] Payment happens at closing, not upfront
• [06:26] Strategic marketing advantage in competitive markets
• [06:53] Using warranties as backup strategy for inspection negotiations

Marketing Advantages of Offering a Home Warranty (07:05 - 09:27)

• [07:22] Signals quality: "Certified pre-owned" positioning for homes
• [07:38] Shows seller commitment to protecting the buyer
• [08:00] Creating a psychological edge in the market
• [08:15] Practical example: Declining HVAC repair credit for warranty coverage
• [08:54] Leveraging warranties in multiple offer scenarios
• [09:05] Using as tiebreaker when offers are financially equal

Protecting Sellers from Expensive Repairs (09:27 - 13:00)

• [09:38] Seller's coverage: Protection while property is listed
• [09:52] Case study: Preventing $4,000-$6,000 water heater replacement cost
• [10:15] Real scenario: AC unit failure before inspection
• [10:45] How immediate repairs keep deals moving forward
• [11:25] Strategic benefit: Avoiding back-to-market after contract falls through
• [12:15] Six-month window: Critical protection period for sellers
• [12:34] Lower service call fees during listing period

Creating Buyer Confidence (13:00 - 16:30)

• [13:15] How warranties address first-time buyer concerns
• [13:42] Buyer perspective: Safety net for unexpected breakdowns
• [14:08] Reducing anxiety about older home systems
• [14:35] Marketing language: "This home comes with peace of mind"
• [15:10] Converting warranty coverage from seller to buyer plan at closing
• [15:45] Building trust through seller-provided protection

Common Misconceptions About Home Warranties (16:30 - 20:45)

• [16:45] Myth: "Home warranties don't cover anything"
• [17:12] Reality: Understanding coverage limitations prevents disappointment
• [17:38] Proper maintenance requirements for coverage eligibility
• [18:05] Pre-existing conditions: What's covered and what's not
• [18:42] Home inspection reports: How they affect warranty claims
• [19:15] Documentation importance: Service records matter
• [19:48] Setting realistic expectations with clients

The Claims Process: What Sellers and Buyers Should Know (20:45 - 24:15)

• [21:00] Step-by-step: How to file a claim
• [21:25] Response timeframe: 24-48 hours for technician dispatch
• [21:58] Trade call fee structure: $100 standard, $75 add-on option
• [22:30] What happens during a service visit
• [23:05] Repair vs. replacement decisions
• [23:35] Coverage caps: Understanding policy limits
• [24:00] Communication with warranty company throughout process

Real-World Scenarios: Using Warranties in Negotiations (24:15 - 28:15)

• [24:30] Scenario 1: Aging HVAC system during inspection
• [25:05] Scenario 2: Multiple inspection repair requests
• [25:40] Scenario 3: Buyer asking for credits vs. warranty
• [26:15] Script for agents: How to present warranty as alternative to repairs
• [26:50] Negotiation strategy: Warranty + limited repairs
• [27:25] Converting repair requests into covered items
• [27:55] Managing expectations during due diligence period

What's NOT Covered: Important Limitations (28:15 - 30:08)

• [28:23] Function vs. features: Core coverage principle
• [28:35] Example: Refrigerator iPad screen vs. cooling function
• [29:01] Non-covered scenario: Kids' toys clogging drains
• [29:31] Pet damage: HVAC system urination example
• [29:45] Not normal wear and tear situations
• [30:00] Why understanding limitations protects the relationship with clients

Why Home Warranty of America Stands Out (30:08 - 32:38)

• [30:09] No age restrictions on mechanicals (with proper maintenance)
• [30:27] Local technician network advantage
• [30:40] Real example: Orlando techs sent to St. Pete (other companies)
• [31:02] Signature feature: 13-month coverage (not 12 months)
• [31:16] Competitive pricing: Under $900-$1,000 range
• [31:39] Plan consistency: No downgrades upon renewal
• [31:46] Hidden downgrade issue with other companies
• [32:00] Trade call fees: $100 standard, $75 add-on available
• [32:13] Strategy tip: Negotiate dollar limit for add-on inclusion

Multiple Trade Situations (32:38 - 33:00)

• [32:45] Each trade requires separate service call fee
• [32:58] Example: Refrigerator, washer/dryer, HVAC = three separate fees

Closing Thoughts (33:00 - 34:03)

• Nicole's summary of key benefits for sellers
• Importance of strategic home warranty usage
• Call to action for sharing the episode

Key Takeaways for St. Petersburg Sellers

1. Home warranties cover normal wear and tear - Unlike homeowners insurance, which covers disasters and catastrophic events, home warranties protect against everyday breakdowns of major systems and appliances.
2. Seller's coverage is specifically designed for the listing period - Six-month terms with focused coverage on core home components while you're actively marketing your property.
3. Offering a warranty upfront creates marketing advantages - Position your property as "certified" and demonstrate commitment to protecting buyers, making your listing stand out in competitive markets.
4. Use warranties strategically during inspection negotiations - Instead of agreeing to expensive repairs or credits, offer a home warranty that covers the buyer's concerns for their first year of ownership.
5. Protection works both ways - Seller's coverage protects you from expensive repairs during the listing period, while buyer coverage converts at closing for continued protection.
6. No age restrictions with Home Warranty of America - Older mechanicals are eligible for coverage as long as they're properly maintained and functioning at the time of coverage.
7. Local service matters - Home Warranty of America uses local St. Petersburg and Tampa Bay technicians, not providers from Orlando or other distant locations.
8. Set realistic expectations - Understanding what's covered (function) vs. what's not (features, abnormal damage) prevents disappointment and maintains trust with clients.
9. 13 months > 12 months - That extra month of coverage often catches issues that surface right after the standard year ends.
10. Strategic negotiation tool - In multiple offer situations, a home warranty can be the tiebreaker when financial offers are equal.

Questions to Consider

• Does your St. Petersburg property have aging mechanicals that might concern buyers during inspection?
• Are you listing in a competitive market where standing out is crucial?
• Would you prefer to avoid repair negotiations and credits that extend closing timelines?
• Are you concerned about an expensive system failure while your property sits on the market?
• Do you want to provide first-time buyers with extra confidence about their purchase?

Resources

Connect with Tina Romanik

• Company: Home Warranty of America
• email: tromanik@HWAHomeWarranty.com

Learn More About Home Warranties for St. Pete Sellers

• Visit: HWAHomeWarranty.com
• Ask your listing agent about incorporating seller's coverage into your marketing strategy

About Selling St. Pete Podcast

Selling St. Pete is your insider's guide to successfully buying, selling, and investing in St. Petersburg real estate. Hosted by Nicole Saunches, a luxury waterfront and downtown condo specialist with Coastal Properties Group International and Forbes Global Properties, each episode brings you expert insights, strategic negotiation tactics, and local market intelligence to help you make informed decisions about St. Petersburg property.

Call to Action

For Sellers: If you're thinking about listing your St. Petersburg home, consider how a home warranty could protect you during the listing period and strengthen your negotiating position. Contact your listing agent to discuss incorporating this strategy into your marketing plan.

For Everyone: If you found this episode valuable, please share it with anyone considering selling their home in St. Petersburg or the Tampa Bay area. Subscribe to Selling St. Pete for more strategic insights delivered straight to your podcast app.

Disclaimer: This episode is for informational purposes only and does not constitute legal, financial, or professional real estate advice. Always consult with qualified professionals regarding your specific situation. Home warranty coverage details, terms, and conditions may vary. Contact Home Warranty of America directly for current plan information and pricing.