CAM Reconciliation Calculator

CAM reconciliation is the year-end true-up between estimated monthly tenant CAM payments and actual incurred costs × pro-rata + admin fee. The difference is billed or refunded. This is one of the most-disputed lease provisions and a common audit target — this calculator computes the reconciliation amount so both landlord and tenant can verify the math.

Tenant monthly CAM estimate paid

Actual annual CAM cost

Tenant pro-rata %

Property total annual CAM

Admin fee %

Total tenant share (incl. admin)

$24,192

Paid via monthly estimate

$21,600

True-up amount

$2,592

Direction

Tenant owes

How the math works

CAM reconciliation: at year-end, landlord compares estimated monthly CAM payments to actual CAM cost × pro-rata + admin fee. Difference is billed (if tenant owes) or refunded (if tenant overpaid). Common dispute area — tenants get audit rights to review landlord books.

Reconciliation typically issued 60-120 days after fiscal year-end. Tenants have 6-12 months to audit; errors over 3-5% trigger landlord paying audit cost.

How to Use

Enter the tenant's estimated monthly CAM payment.
Enter actual annual CAM cost and tenant pro-rata percentage.
Enter admin fee percentage.
Read total tenant share, amount paid, and reconciliation true-up.

Frequently Asked Questions

When is reconciliation issued?

Within 60-120 days after fiscal year-end is typical. Some leases require tenant request before issuance.

Tenant audit rights?

Most leases give tenants 6-12 months to audit landlord books with a CPA. Errors over 3-5% require landlord to pay audit cost and refund overcharges.

Common reconciliation disputes?

Capital vs operating cost classification; admin fee inclusion of capex (excluded under most leases); shared expense allocation across multi-property portfolios.