What is a CAM true-up?
It is the annual reconciliation of common-area maintenance (and often other NNN operating expenses) against the estimates billed during the year. If actual recoverable costs, after the lease’s rules, exceed what you paid, the landlord invoices the shortfall. If you overpaid, you should receive a credit or refund. Most leases require the statement within a set number of days after year-end and give the tenant a window to audit.
How do you calculate pro-rata share?
Tenant rentable square feet divided by the building GLA (or whatever denominator the lease names — some use a stipulated area that ignores vacancy). We do not substitute a “typical” percentage. If your lease uses a different denominator, enter that number as GLA.
What does a gross-up do?
When occupancy is below the lease threshold, variable expenses (janitorial, some utilities) are restated as if the building had been occupied at that threshold. Fixed costs are not supposed to be grossed up. Simple mode cannot see the split, so it applies the gross-up to the whole pool and says so. Advanced mode applies it only to the variable percentages you enter.
What is usually capped?
Controllable expenses — the costs management can influence — often cannot rise more than a stated percent year over year. Taxes, insurance, and utilities are frequently excluded from the cap. Enter prior-year controllable CAM (or total CAM in simple mode) plus the cap % to test it. We never assume a 3% or 5% “market” cap.
Which costs are commonly excluded from CAM?
Capital improvements, vacant-space costs the lease assigns to the landlord, insurance recoveries, landlord income taxes, off-site executive salaries, leasing commissions, tenant improvements for other tenants, debt service, depreciation, fines, above-market related-party charges, and reserves that were never spent. The paid PDF includes a blank checklist for these. Your lease controls.
Simple vs advanced mode?
Simple mode is for a one-line CAM total on the landlord’s letter. It is clearly labeled as an approximation. Advanced mode splits controllable vs non-controllable and lets you say how much of each is variable. Use advanced whenever the statement (or your audit) gives those buckets.
What do I get for $79?
A printable PDF with the line-item math, the true-up owed or credit, and a common-exclusion checklist with blanks for questioned dollars and requested backup. One-time Stripe payment. Not a software subscription. The on-page preview stays free.
Is this legal or accounting advice?
No. CAM True-Up is a self-serve calculator. It is not a law firm, CPA firm, or property manager. Read the lease. Hire counsel or an accountant if the dollars matter.