Triple Net (NNN) CAM Reconciliation & Gross-Up Calculator
Calculate annual tenant Common Area Maintenance (CAM) share, 95% occupancy gross-up adjustments on variable expenses, base year expense stop credits, and year-end true-up balances.
Premises & Lease Parameters
sq ft
sq ft
%
Average occupancy across reconciliation calendar year.
%
Standard lease contract clause (typically 95% or 100%).
Operating Expenses & Billings
$
%
Janitorial, utilities, trash (subject to gross-up).
$
$
Total monthly estimated CAM paid throughout year.
Year-End Reconciliation Summary
TENANT OWES LANDLORD
Net True-Up Balance
$2,707.50
Additional billing due
Tenant Reconciled Share
$9.35 / sq ft / year
Tenant Pro-Rata Share
7.00%
3,500 sq ft / 50,000 GLA
Gross-Up Adjustment
+$47,250.00
Variable grossed up 80% -> 95%
Building Expense Breakdown
Actual Fixed Expenses (40%):
$168,000.00
Actual Variable Expenses (60%):
$252,000.00
Grossed-Up Variable Expenses:
$299,250.00
Total Adjusted Pool:
$467,250.00
Audit & Verification Guidance
BOMA Standard
Under standard commercial lease gross-up provisions, landlords may adjust variable operating expenses (utilities, cleaning, management fees) to simulate a 95% occupied building so that fully occupied tenants do not unfairly subsidize vacant space. Fixed expenses (property tax, structural insurance) must remain unadjusted.