Controllable Vs Non Controllable CAM Calculator

CAM splits into capped and uncapped pieces. This calculator separates.

Total CAM

Taxes

Insurance

Utilities

Snow/security

Controllable CAM

$172,000

Non-controllable CAM

$308,000

Controllable %

35.83%

How the math works

Non-controllable = taxes + insurance + utilities + snow/security. Controllable = total − non-controllable.

Typical office/retail: 55-70% non-controllable (taxes dominate). Industrial: 45-60%. Multifamily: no controllability split — all operations CAM. Knowing your controllable share helps forecast cap exposure — a 5% cap on 35% of expenses is very different from a 5% cap on all of them.

How to Use

Enter total CAM.
Enter taxes (non-controllable).
Enter insurance (non-controllable).
Enter utilities (non-controllable).
Enter snow/security (non-controllable).
Read controllable CAM.

Frequently Asked Questions

Why split?

Tenants cap 'controllable' expenses (landscape, repairs, mgmt fee, janitorial). Non-controllable (taxes, insurance, utilities) not capped since landlord doesn't control. Split protects both sides — landlord recovers uncapped cost spikes; tenant protects against discretionary cost growth.

Classification disputes?

Security, snow removal, trash: sometimes controllable, sometimes not. Landlord pushes for more non-controllable (expands recovery). Tenant pushes for less. Market-standard per property type — snow is non-controllable in most northern markets, controllable in south.

Capital vs OpEx?

Separate issue from controllability. Capital items (replace roof, resurface parking) typically excluded from CAM entirely or amortized over useful life. Landlord tries to expense through CAM; tenant resists. Lease wording matters.