CAM Reconciliation: How It Works + Free Calculator

Figure out what a tenant owes, or what you owe them back, after a year of CAM estimates. Enter the property's expenses and the tenant's lease terms to get a line-by-line breakdown you can check and share.

Free CAM reconciliation calculator

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Property

Gross leasable area (GLA)Average occupancyReconciliation yearJan 1 to Dec 31

Tenant

Tenant or suiteLeased areaCAM estimates paid this year

Advanced lease settings

Leave these alone unless the lease has the clause. Each one is off by default.

Pro-rata shareShare is based on

Gross-up Lease has a gross-up clause

Controllable expense cap Lease caps controllable expenses

Admin feeAdmin or management fee

Base year or expense stopTenant pays expenses above

Proration (move-in or move-out during the year)

Lease startLeave blank if it started before Jan 1.Lease endLeave blank if it runs past Dec 31.

Tenant owes

$2,000.00

2025 CAM charge: $20,000.00
Estimates paid: $18,000.00
Pro-rata share: 8%

Line-by-line breakdown for Suite 101

Step	Amount	Running total
Total operating expenses6 expense categories		$250,000.00
Less excluded categoriesNo exclusions	$0.00	$250,000.00
Gross-up of variable expensesGross-up not in lease	$0.00	$250,000.00
Adjusted expense poolPool after exclusions and gross-up		$250,000.00
Tenant pro-rata share (8%)4,000 sq ft / 50,000 sq ft GLA		$20,000.00
Less controllable expense capNo controllable cap in lease	$0.00	$20,000.00
Admin fee (0%)No admin fee	$0.00	$20,000.00
Less base year expensesNo base year or expense stop	$0.00	$20,000.00
Proration for days occupied365 of 365 days occupied (01/01/2025 to 12/31/2025)	$0.00	$20,000.00
Less estimates paidMonthly CAM estimates billed during the period	-$18,000.00	$2,000.00
Balance due from tenantTenant owes $2,000.00		$2,000.00

Per-expense detail

Expense	Pool	Gross-up	Tenant share	Cap	After cap
Landscaping	$30,000.00	$0.00	$2,400.00	$0.00	$2,400.00
Janitorial	$40,000.00	$0.00	$3,200.00	$0.00	$3,200.00
Common area utilities	$50,000.00	$0.00	$4,000.00	$0.00	$4,000.00
Property taxes	$80,000.00	$0.00	$6,400.00	$0.00	$6,400.00
Insurance	$25,000.00	$0.00	$2,000.00	$0.00	$2,000.00
Snow removal	$25,000.00	$0.00	$2,000.00	$0.00	$2,000.00

What is CAM reconciliation?

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How the calculation works, step by step

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Gross-up clauses

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Controllable expense caps

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Admin and management fees

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Base year vs. expense stop

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What to send the tenant

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FAQ

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Free CAM reconciliation calculator

What is CAM reconciliation?

How the calculation works, step by step

Pro-rata share and the denominator

Gross-up clauses

Controllable expense caps

Admin and management fees

Base year vs. expense stop

What to send the tenant

FAQ