CAM true-up calculator · NNN true-up calculator
Year-end CAM bills are easy to rubber-stamp and hard to read. Enter the landlord’s numbers and see the headline true-up on this page. The $79 packet is what you email or take to the meeting: the line-item reconstruction, how each line was computed, and a blank exclusion checklist.
Two printable pages. Email them or take them to the reconciliation meeting. Usually less than an hour of a CAM auditor’s or attorney’s time, without inventing an hourly rate.
Page 1
The full math, not just the headline true-up: pro-rata share, gross-up, admin / management fee, controllable cap, allocated CAM, and the year-end settlement. Each line shows the dollars and how it was computed from the figures you typed.
Page 2
A blank checklist of costs tenants commonly question: capital items, vacancy, recoveries, related-party charges, and more, with space for questioned dollars. Plus a backup request list (ledger, invoices, occupancy certificate, fee calc).
A CAM (or NNN operating-expense) true-up is the year-end settlement: the landlord compares actual recoverable expenses to the monthly estimates you already paid. You either write a check or take a credit. This calculator does not invent a market CAM rate. It reconstructs the usual sequence from the figures on the landlord’s statement.
Pro-rata % = tenant SF ÷ building GLA. Gross-up typically raises variable expenses to a target occupancy (often 95%) when the building ran emptier than that. Admin / management fees are usually a percentage of controllable CAM, not real-estate taxes or insurance. Caps usually limit only the controllable year-over-year increase. True-up = annual amount owed − estimates paid (positive = you owe; negative = credit).
PigJet, Landager, and similar tools are free widgets that exist to sell landlord software. This site is the other direction: a tenant-facing printable packet and a checklist of exclusions people actually argue about.
Guides: What is a CAM true-up? · CAM reconciliation · NNN true-up · OpEx pass-throughs · CAM exclusions · CAM rec checklist · For bookkeepers · CAM audit cost · All guides
A two-page packet you can email or take to a meeting: the full line-item reconstruction (not just the headline true-up), how each line was computed, and a blank exclusion checklist with questioned-dollar lines and a backup request list. Instant download after Stripe Checkout. One-time. Not a subscription. The free preview shows the true-up, your pro-rata share, and a plain-English note you can copy.
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. Read the full guide.
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.
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.
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.
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 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.
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.