CAM Order of Operations: Gross-Up, Base Year, Cap, Admin Fee
The same lease terms can produce different bills if they are applied in a different order. CamProof applies them in the order most leases describe — and shows each step on the statement:
- Gross-up variable expenses to the target occupancy.
- Subtract contributions (e.g. an outparcel's fixed CAM payment) from the pool.
- Tenant's share: pool × pro-rata share × days occupied ÷ days in period.
- Base year or expense stop deduction, never below zero.
- Cap on the controllable part of the share.
- Admin fee on the result — or, if the lease puts the fee inside the cap, before the cap is applied.
- Estimates paid subtracted to give the balance due or credit.
| Building CAM expenses | $100,000 |
|---|---|
| Gross-up of variable expenses to 95% | +$6,000 |
| Pool total | $106,000 |
| Tenant share 10% (2,400 ÷ 24,000 SF) | $10,600 |
| Less cap reduction (controllable portion over 5%) | −$300 |
| Plus 10% admin fee | +$1,030 |
| Tenant CAM for the year | $11,330 |
| Less estimates paid (12 × $875) | −$10,500 |
| Balance due | $830 |
If your lease specifies a different order, follow the lease and use the Excel export to adjust.