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CamProof › CAM cap calculator (controllable expenses)

CAM cap calculator (controllable expenses)

Caps limit how fast a tenant's controllable CAM can rise. Mark which accounts are controllable, choose the cap type and percentage, and the reduction appears on the statement.

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How it works

  1. Mark accounts controllable — CamProof pre-marks taxes, insurance, utilities, snow and security as uncontrollable.
  2. Pick the cap: non-cumulative over the prior year's charge, or cumulative over a base year (simple or compounding) with the number of years since.
  3. Choose whether the admin fee sits inside the cap, then read the cap line on each statement.

Why CamProof

For owners, bookkeepers and small property managers who reconcile CAM, taxes and insurance once a year — and would rather not rebuild the spreadsheet every time.

Starts from your books

Drop a QuickBooks Profit and Loss or transaction detail, or a Yardi, AppFolio or Buildium export. Map each account to a pool once; CamProof remembers it next year.

Real lease mechanics

Pro-rata by GLA, occupied area or fixed %, partial years by day, gross-up of variable costs, base years, expense stops, three kinds of caps, admin fees inside or outside the cap.

Statements tenants accept

One page per tenant with every step of the calculation, the building's expense detail, the balance or credit and the new monthly estimate. Print or save as PDF.

Catches mistakes first

Warnings for missing GLA, tenant areas larger than the building, shares over 100%, credits from reversed signs, caps without a basis and leases outside the period.

Landlord summary

See where every dollar went: billed, absorbed by vacancy, lost to base years and caps, and earned in admin fees — your recovery rate per pool.

Private by design

Rent rolls and ledgers are processed in your browser tab. No account, no upload, no connection to your accounting system. Save the project as a file you keep.

FAQ

Cumulative vs non-cumulative cap?

A non-cumulative (year-over-year) cap limits the increase to X% over the prior year's charge. A cumulative cap limits it to X% per year over a base year, so unused room from low-increase years carries forward. Compounding cumulative caps grow as (1 + X%)^years; simple ones as 1 + X% × years.

What counts as controllable?

Whatever the lease says. Commonly, everything except taxes, insurance, utilities, snow and ice removal, and costs required by law. CamProof's default is a starting point you can change account by account.

Is my data uploaded?

No. Your ledger, tenants and lease terms are read and calculated by JavaScript running in your browser tab, and saved only in this browser (or in a project file you download). There's no account and no server copy.

What is a CAM reconciliation?

After the year ends, the landlord compares each tenant's actual share of common area maintenance (and, in NNN leases, taxes and insurance) with the monthly estimates the tenant paid, then bills the shortfall or credits the overpayment.

Which accounting exports work?

QuickBooks Online and Desktop Profit and Loss, General Ledger and Transaction Detail by Account reports, plus Yardi, AppFolio, Buildium, Rent Manager or any CSV/Excel file with account and amount columns. You can also type expenses in.

Does it replace reading the lease?

No. CamProof applies the terms you enter — shares, base years, stops, caps, gross-ups and fees — in the order most leases use. Your lease governs; review each statement before you send it.

What's free?

The full reconciliation on screen for any number of tenants, the landlord summary and all warnings, plus statements, CSV and Excel exports for properties with up to 3 tenants. Pro unlocks statements and exports for every tenant.

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