For most of us, purchasing a home is the biggest investment we will ever make. Yet it’s easy to get carried away in the process. Follow these tips in order to be the most safe and satisfied with the choices you make in searching for and buying a home:

First and foremost, don’t go into the transaction unrepresented. Because the buyer’s agent is paid by the listing agent’s company (and this commission is established by the seller when the property is listed), having a buyer’s agent truly costs a smart purchaser absolutely nothing.

If a seller is represented by an agent and you are not, then you negotiate the entire transaction with a handicap. Though a good agent will not be dishonest or mislead you as a customer, his/her duty is to the “client.” Any agent who tells you that he/she can properly represent his/her seller/client and do his/her best for you as the customer at the same time is not giving you the complete story. Have your own agent represent you in the transaction.

Travel with someone you trust. View properties during daylight hours and if you don’t know the agent or person you are meeting then drive in your own vehicle and don’t go it alone. When meeting an agent for the first time, he/she will request a copy of your driver’s license for his/her office file. Protect
yourself as well. It’s a little like dating — be cautious.

When you visit properties, look before you leap or even step. Especially in today’s market of foreclosures and short sales, properties may be in poor condition. I’ve seen holes in floors and broken
glass in kitchens. Be careful. Make a list of features that are most important to you — i.e., deal breakers.

This list may range from the number of bedrooms or bathrooms, to a particular school district, or even
the orientation of the kitchen for sun exposure. Don’t let emotion move you to buy a house that isn’t the one you are seeking. Patience pays off.

Be cautious of the listing that doesn’t allow for inspection. When the housing market bubble was at its peak just a few years ago, buyers were caught in situations where escalation clauses and competing contracts had them scrambling for ways to “win” the deal. Contracts written with no contingencies place the buyer in a very precarious position.

Today, many foreclosures are listed with the caveat that there can be no home inspection contingencies. If there are other contingencies that will take time to run, then you may be able to
perform an inspection for information purposes only and then withdraw from the sale before other contingencies, such as delivery of homeowner documents or financing, are met. Don’t try this without an experienced agent at your side and unless you are certain that a new roof or a big plumbing job won’t change your mind about the value of your transaction. Don’t move forward without an inspection.

Beware of a home that tickles your nose (or your agent’s nose). Mold is a serious matter; a damp-smelling basement, a green line or watermark around a baseboard, new carpet and paint only in the basement of an otherwise, not renovated home are clues that something may be amiss. A reliable
agent and a home inspection are good insurance against a wet house.

Septic systems can be efficient and work for centuries. They can also be overburdened by additions and limit construction options. When buying a home with a septic system, be sure that “perk” certificates are in order. If you think you may want to add additional bedrooms or bathrooms, then be sure the land can support the extra “perk” that will be required.

If you are buying an older home, you probably know to have the inspector check for asbestos and lead paint. However, many buyers are not aware of the possible dangers of polybutylene piping. These pipes, used largely in construction during the ’80s and ’90s, are known for flaking and becoming brittle.

Micro-fractures may occur and the basic structural integrity of the system may be harmed. If this failure occurs, then flooding and water damage to a home can be huge. Once again, a good home inspection is most important to a safe transaction.

Be sure the home title is clear. Pay for a title search and buy title insurance — no if, ands or buts. Be aware of any mechanics’ liens (money owed to contractors, if registered against the property, convey with title). Don’t be stuck with someone else’s debt or a home that doesn’t clearly belong to the party selling it to you. Depending on the state the property is in, this means using a reputable title company
and closing attorney.

The most important safety rule in buying a home is to be thorough and patient in your search and to rely on an honest and experienced agent, one who represents you first and foremost.

— Melissa Landau is with Abrams Landau Ltd. in Herndon, Virginia. She is also a licensed agent with Keller Williams Realty.