What Does a CAM Audit Report Include [2026]

What Does a CAM Audit Report Include [2026]

A CAM audit report is not a score. It is not a grade. It is a structured list of specific findings, where each finding ties a billing error to the lease provision that prohibits it, a dollar amount, and the reconciliation line items that produced it.

Clear facts matter. Here is one math example. The billed fee is 6.2%. The lease cap is 5%. The gap is 1.2 points. $487,000 x 1.2% = $5,844. The report cites the lease term and bill line. You can check the math. A dispute letter draft can use those facts.

CAM audit report: A CAM audit report is a structured document listing every billing error found in a landlord's annual CAM reconciliation, with each finding tied to the specific lease provision violated, the exact dollar amount of the overcharge, and the reconciliation line items that produced the error. The report serves as the factual basis for client, advisor, or counsel review.

A CAM audit report lists each flag. It shows the lease proof and math. It also shows the firm's review. A no-findings report lists each check. It does not say the bill is right.

This article covers what a CAMAudit report includes, how each finding is structured, the CAM detection rules the engine checks, and how to use the report once you have it.

The anatomy of a finding

Every finding in a CAMAudit report has five components.

Rule name. Which of the CAM detection rules fired. Examples: "Management Fee Overcharge," "Pro-Rata Share Error," "Gross-Up Violation." The rule name tells you the category of error before you read the details.

Lease provision violated. The specific clause, section, or exhibit in the client's uploaded lease that sets the limit the landlord exceeded. This is not a generic reference. It is a direct citation: "Section 4.3(b): Management fee shall not exceed 4% of Operating Expenses, excluding the management fee itself." That citation is what makes the finding credible in a dispute.

Overcharge amount. The dollar difference between what was billed and what the lease permits. For math-based rules, this is an exact number computed by deterministic code. For classification-based rules, this is the tenant's pro-rata share of the disallowed line item amount.

Supporting line items. The specific rows from the reconciliation statement that contributed to the error. For a management fee overcharge, this is the management fee line and the total operating expense base. For a gross-up violation, these are the fixed expense lines that were incorrectly grossed up.

Confidence level. Math-based findings are high confidence because the result is deterministic. Classification-based findings carry a confidence indicator that reflects how clearly the lease language and the reconciliation description match. Ambiguous descriptions are flagged for partner review rather than auto-included in a dispute letter.

The CAM detection rules

CAMAudit checks every reconciliation against the current CAM detection registry. Some checks are math-based. Others classify lease language and expense categories.

Management fee overcharge (Rule 3). Checks the fee rate. It tests that rate against the lease cap. It checks the fee base and barred cost types.

Gross-up violation (Rule 5). Checks the gross-up rule in the lease. It tests which costs may change with site use. It then checks the bill math.

CAM cap violation (Rule 6). Checks whether a CAM rise stayed within the lease cap. It tests a simple cap and a cap that builds on each year. The lease sets the right method.

Base year error (Rule 7). Checks whether the base year expense was established at an abnormally low occupancy level without a gross-up adjustment, which would permanently understate the base and inflate every year's escalation charge above it. A $1.00 to $2.00 per square foot base year error is typical when the error exists, and it compounds across every year of the lease term.

Controllable expense cap violation (controllable cap check). Checks whether expenses the lease designates as controllable (typically excluding taxes, insurance, and utilities) have grown beyond the cap that applies specifically to that subcategory. Some leases have both a general CAM cap and a controllable expense cap. This rule checks the controllable cap separately.

Gross lease charges (Rule 1). Checks whether the reconciliation is billing CAM charges at all on a gross or full-service lease where no pass-through authorization exists in the lease. A CAM reconciliation billing on a gross lease where the rent structure includes all operating expenses is charging for something the lease does not permit.

Excluded service charges (Rule 2). Checks whether any line item in the CAM pool falls into an expense category the lease explicitly prohibits: capital expenditures, leasing commissions, mortgage interest, executive salaries, litigation costs, depreciation, above-standard services to specific tenants. The exclusion list is lease-specific, so this rule runs against the actual language in the client's uploaded lease, not a generic template.

Insurance overcharge (Rule 9). Checks whether the insurance types and amounts billed match what the lease permits, and whether the amounts correspond to documented premiums rather than padded figures.

Tax overallocation (Rule 10). Checks whether property taxes are allocated using the methodology the lease requires, and whether any tax appeal refunds for the period were credited back to tenants as the lease typically requires.

Utility overcharge (Rule 11). Checks for utility double-billing: utilities that appear in both the CAM pool and a direct bill to the tenant. Also checks whether the allocation method matches the lease's sub-metering or pro-rata language.

Common area misclassification (Rule 12). Checks whether expenses attributed to "common areas" actually relate to spaces and services that benefit all tenants, or whether costs for management-exclusive spaces, specific tenant improvements, or non-shared building systems ended up in the pool.

What a clean report looks like

If there are no findings, the report lists each check. It also lists the files in scope. It does not say the files are full. It does not say the bill is right.

"A clean audit result is not a failed audit. It is confirmation. If CAMAudit runs CAM detection rules against the client's lease and finds no violations, you now have documentation that the reconciliation matched the client's lease provisions. That is useful both for your records and for any future dispute." - Angel Campa, Founder of CAMAudit

What a CAMAudit report specifically includes

The report is structured in two sections: a summary and per-finding detail.

Summary section. Total estimated overcharge across all findings. Count of findings by category. The reconciliation period audited. The lease document and version used for extraction. A confidence note if any provisions were flagged as ambiguous during extraction.

Per-finding detail. For each finding: the rule name, the lease provision citation, the calculated overcharge amount, the supporting line items from the reconciliation, the confidence level, and a plain-English explanation of how the error occurred. Math findings include the formula used and all inputs so you can verify the arithmetic independently.

Dispute letter draft option. After reviewing the findings, you can generate a dispute letter draft from within the platform. The letter is built from the actual findings in your report. Each included finding contributes the lease citation, the overcharge calculation, and the reconciliation line items being challenged. You choose the tone: collaborative, neutral, or firm. The draft is meant for client or counsel review before any client-approved next step.

How to use the report

Start with the finding amount. Sort by dollar value if multiple findings exist. The largest overcharge is almost always worth pursuing first.

Verify the lease citation. Find the section the report cites in the client's physical lease document. Read it. Confirm the rate or definition the report extracted matches what you see. Extraction accuracy is high. But the client's lease is the controlling document.

Check the line items. Pull up the reconciliation statement. Find the specific rows the finding references. Confirm the numbers match.

Request support documentation if needed. For classification-based findings, the finding identifies the problem line item. But the full invoice or general ledger may not be in the reconciliation package. The client's lease audit rights clause may let you request that documentation. Do this before sending a dispute letter draft or a rights-sensitive notice.

Generate the dispute letter draft when you are ready to act. Review it with the client before it goes out. For findings over $10,000, consider having an attorney review the draft.

Frequently Asked Questions

How long does it take to get a CAM audit report?

CAMAudit processing time depends on file quality and document size. AI reads each uploaded PDF. Then fixed CAM checks run. Partners review the output before client delivery.

What documents does a firm need to run a CAM audit for a client?

You need two documents from the client. The first is the fully executed lease, including all amendments and exhibits. The second is the CAM reconciliation statement for the period under audit. Both must be in PDF format. CAMAudit handles scanned documents. Higher-quality scans produce more reliable extraction results.

What happens if the report finds no overcharges?

A no-finding report lists the checks and source files. It does not say the bill is right. It does not prove that all inputs were complete.

Can I dispute a finding I think is wrong?

The report is a starting point, not a final determination. Each finding cites the lease provision and the calculation, so you can verify both. If you believe the lease extraction got a provision wrong, you can review the client's lease and compare. For ambiguous provisions, the report flags them and notes the interpretation used. You decide which findings to include in a dispute letter draft.

Does the CAM audit report include a dispute letter draft?

Yes. After reviewing the findings, you can generate a dispute letter draft that cites each finding's lease provision, overcharge calculation, and reconciliation line items at issue. Three tone options are available: collaborative, neutral, and firm. The letter is a draft for client or counsel review before any client-approved next step.

What does a CAM audit report include?

A report lists each item the checks flag. It shows the lease term, bill lines, checked math, and review score. It also names the scope and source files. A no-finding report only means the listed checks did not flag an issue. It does not prove the bill is right.

For a detailed look at how each of the CAM detection rules works, see the CAM audit methodology. To understand what happens after a dispute letter draft is used in a client-approved workflow, see the guide to what happens after a CAM audit finds overcharges.