FHA and VA Loans require special appraisal inspections. These inspections are a little more detailed than inspections required on a Conventional loan. The appraisers are required to perform certain minimum inspections as well as evaluate the market value of the property. These inspections are not as detailed as a professional home inspection and should not be considered a substitute, sometimes repairs are required.
These are additional costs the seller would not be obligated to pay for someone obtaining conventional financing, so your offer should include a maximum figure for these repairs. Otherwise the seller is signing the equivalent of a blank check, and they do not want to do that.
At the same time, whatever figure you put in will most likely affect the seller's willingness to negotiate on price. If you put $100 as an estimate, the seller may be $100 less negotiable on their price. If no repairs are required, you may have been able to get the house for $100 less than what you and the seller agreed on as the price. The solution is to add a clause to your offer that goes something like this. "If required repairs cost less than the maximum amount allowed, the excess will be credited toward buyer closing costs."
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