Tenant Reimbursement Gap Calculator

Reimbursement leakage erodes NOI.

Total reimbursable OpEx

Reimbursable %

Actually collected

Billable SF

Reimbursement gap

$90,000

Gap per SF

$0.72

Billable expected

$1,140,000

How the math works

Billable = OpEx × reimbursable %. Gap = billable − collected. Per SF = gap / SF.

$1.2M × 95% = $1.14M billable. $1.05M collected → $90k gap = $0.72/SF leakage.

How to Use

Enter total reimbursable OpEx.
Enter reimbursable % (pro-rata billable).
Enter actually collected.
Enter SF billable.
Read gap and per-SF leakage.

Frequently Asked Questions

Why the gap?

Caps on CAM, base year exclusions, gross-up provisions, tenant audit disputes, administrative fees not collected, and billing errors. Typical portfolios show 3-8% reimbursement leakage vs 100% billable. On $1M OpEx, $30k-80k/yr evaporates.

Common causes?

Base year resets: only increases over base collected. CAM caps: tenant pays up to 5% YoY increase; landlord eats rest. Admin fee miscalculation. Utility reconciliation errors. Missing exclusions (capital items) not billed back. Management time to collect disputes.

Closing the gap?

Quarterly lease reviews: verify reimbursement rate current. Monthly CAM billing (vs year-end reconciliation only). Aggressive CAM audits. Systematic base year resets at renewal. Clean data systems. Trained accounting team — NOI recovery pays for systems investment.