Can clients negotiate caps on uncontrollable expenses?

Yes. Separate annual increase caps on specific uncontrollable categories, such as a 10% per year cap on insurance, are negotiable. These are separate from the main CAM cap and require specific lease language. Advise clients to push for them at lease renewal.

Does CAMAudit separate controllable from uncontrollable expenses when running cap checks?

Yes. CAMAudit separates controllable and uncontrollable expenses based on how the lease defines each category. Uncontrollable items are excluded from the cap calculation so the flagged overcharge reflects only the expenses the cap actually governs.

Caps & Limits

Uncontrollable Expenses

Last updated: May 2026

Operating expenses outside the landlord's management control, typically taxes, insurance, and utilities, that are excluded from CAM cap limitations and can be passed through in full regardless of annual increase amount.

Firm impact

Uncontrollable expenses are the uncapped bucket. In periods of rising insurance or tax costs, they can escalate sharply. Firms that help clients negotiate individual caps on uncontrollable categories (a separate insurance cap, for example) add preventive value alongside the audit service.

How this gets abused

Property insurance premiums jumped 35% after a regional storm season. The landlord passed through the full increase as an uncontrollable expense with no cap. Tenants received a $15,000 surprise true-up despite having a 5% CAM cap, because insurance was excluded.

Practitioner note

Some leases limit the uncontrollable carve-out to specific named line items. When a lease restricts the uncontrollable category this way, an expense that does not appear on the named list cannot escape the cap regardless of how the landlord classifies it.