Most NNN leases include an exclusions list. When landlords add excluded expenses to the CAM pool, tenants overpay dollar-for-dollar. Catch it here.
Check your own documents before you keep researching.
Find My OverchargesFind overcharges in your CAM reconciliation. Most audits complete in under 5 minutes.
Find My OverchargesSee a sample report firstA CAM exclusion is a contractual promise. When your lease says the landlord cannot charge you for certain categories of expenses, that list functions as an absolute limit, not a guideline, not a starting point for negotiation. If an excluded expense appears in the CAM pool, the tenant's share of that expense is a recoverable overcharge regardless of how the landlord categorizes it.
The problem is that exclusion violations are easy to miss. The CAM reconciliation shows dollar amounts, not categories linked to lease provisions. Connecting a line item to the exclusions list requires reading the lease, reading the reconciliation, and doing the matching work. Most tenants never do it.
In a well-negotiated NNN lease, the exclusions list is one of the most heavily negotiated sections. ICSC model retail lease materials and BOMA's Green Lease Guide both include explicit exclusion language as a baseline expectation in balanced lease drafting.
Common exclusions include:
Capital expenditures and structural repairs. Most exclusions lists distinguish between maintenance (recoverable) and improvements or structural work (not recoverable). A roof replacement that extends the building's useful life is a capital expenditure; routine roof patching is maintenance. The line is not always obvious, which is why this exclusion generates the most disputes.
Leasing costs. Commissions paid to brokers, tenant improvement allowances, architectural and engineering fees related to new leases, and advertising costs to attract tenants are leasing-related expenses that the landlord bears in exchange for the economic benefit of higher occupancy. ICSC retail CAM forms explicitly exclude "expenses incurred in procuring or negotiating leases" from the CAM pool.
Costs covered by insurance proceeds. If the landlord submits an insurance claim and receives a payment, and the underlying expense also appeared in the CAM pool, the insurance recovery should be credited back. Charging tenants for expenses that were already reimbursed through insurance is double-counting.
Ground rent and mortgage payments. These are ownership obligations, not operating costs. If the landlord owns the building subject to a ground lease or has financed the property, those carrying costs are not CAM expenses.
Costs benefiting specific tenants. Above-standard services provided exclusively to one tenant, dedicated parking, enhanced HVAC, specialized cleaning, are not common area expenses. They should be billed directly to the benefiting tenant rather than allocated pro-rata to everyone.
Depreciation. Depreciation is an accounting charge, not a cash expense. Including depreciation as an operating expense in the CAM pool allows a landlord to recover the cost of an asset twice, once as a capital improvement charged directly, and again as annual depreciation.
Corporate overhead and entity-level costs. Executive salaries above the property management level, off-site accounting fees, and entity-level legal costs are not property operating expenses. In Tin Tin Corp. v. Pacific Rim Park, LLC, 170 Cal.App.4th 1220 (Cal. Ct. App. 2009), the court reversed a trial court decision and held that the landlord's LLC taxes and fees could not be passed through as "Real Property Taxes" or as a component of CAM, a published example of a tenant successfully challenging entity-level charges billed through the operating expense pool.
Property managers working from standardized templates may not review each individual lease's exclusions list before compiling the CAM pool. If one lease excludes landscaping upgrades but another does not, a property-wide CAM pool compiled from a single expense ledger needs to be adjusted for each lease. When that adjustment does not happen, excluded items flow through.
Some exclusion violations are opportunistic. Capital expenditures, legal fees, and services that benefit only certain tenants all sit in gray zones where the characterization depends on the facts. A landlord who categorizes a roof replacement as "major maintenance" rather than "capital improvement" may be testing whether tenants will push back. Most tenants do not have the time or expertise to audit the categorization.
Long lease terms also contribute. An exclusions list that was clear when the lease was signed may become ambiguous when the property is sold, management companies change, or the nature of expenses shifts. New property managers may not know which lease-specific exclusions apply to which tenants.
Your lease excludes "capital improvements, structural repairs, and costs covered by insurance proceeds." The CAM pool for the year includes the following items:
These three items total $159,000. Your pro-rata share is 5%.
Your share of excluded costs: $159,000 × 5% = $7,950
That $7,950 is a recoverable overcharge for the year. The parking lot replacement and HVAC replacement are likely capital expenditures depending on how your lease defines the term. The roof repair amount was covered by insurance, so including it in the CAM pool means you are paying for a cost the landlord had already recovered.
Find the exclusions section of your lease. It is often in the Operating Expenses definition or in a separate CAM provision. The section may be labeled "Exclusions from Operating Expenses" or "Costs Not Included in CAM."
List every exclusion category. Make a written list with the exact lease language for each category.
Pull the CAM general ledger with descriptions, not just totals. The general ledger should show the nature of each expense.
Match each general ledger line item to your exclusion list. Flag any item that falls within an excluded category.
Request invoices for large flagged items. A line item labeled "common area maintenance, parking" could be routine patching or full replacement. The invoice will show which.
Calculate your pro-rata share of the total excluded expenses. That is your overcharge for the year.
Because capital expenditures are the most frequently disputed exclusion category, they deserve additional attention.
The IRS uses a "unit of property" framework to distinguish capital expenditures from deductible repairs. Under IRS regulations (Treas. Reg. § 1.263(a)-3), a cost is capitalized if it results in a betterment, restoration, or adaptation of a unit of property. Roof replacements, HVAC replacements, and full parking lot resurfacing typically meet this test, they restore or replace a major component rather than maintaining its current function.
In Kmart Corp. v. Cragmere Associates, LLC (M.D.N.C. 2008), the court treated a full parking lot replacement as a capital expenditure excluded from the tenant's CAM obligations under the lease language, and recommended summary judgment for the tenant on that issue. The case is directly useful because parking lot work is one of the most commonly disputed items in retail CAM reconciliations.
Landlords sometimes amortize capital expenditures over the item's useful life and include the annual amortized amount in the CAM pool rather than the full cost in a single year. Even amortized inclusion is a violation if the underlying item is a capital expenditure excluded by the lease.
Maintenance expenses restore an asset to its ordinary operating condition; capital expenditures extend its life or increase its value beyond its current baseline. Patching a leaking roof is maintenance. Replacing the entire roof is a capital expenditure. The line is fuzzy in the middle, a large-scale repair program that functionally replaces major components may be capital even if it is called "maintenance" on the invoice.
Some leases explicitly allow amortized capital expenditure recovery, capital improvements that reduce operating costs, for example. If your lease allows this, check whether the item meets the lease's criteria (e.g., "capital improvements that reduce common area costs" or "code-required capital improvements"). If the lease does not allow amortized capital expenditures, the prohibition covers both the lump sum and the amortized version.
You pay your pro-rata share of the non-excluded portion. If a $50,000 expense is half maintenance (recoverable) and half capital (excluded), you owe your pro-rata share of $25,000. Document the split with invoices and work orders so the calculation can be defended.
Only if the lease explicitly includes it, which well-negotiated leases typically do not. Depreciation is an accounting charge that represents the declining value of an asset over time. Including it in CAM alongside the original capital cost allows a landlord to recover the cost of the same asset twice, an outcome that essentially all exclusions lists are designed to prevent.
Most NNN leases require the landlord to provide a reconciliation statement within a specified number of months after the operating year closes (typically 90-180 days). The reconciliation should show enough detail to permit review. If the reconciliation shows only line totals without descriptions, your audit rights clause typically entitles you to request backup documentation, including the general ledger.
CAMAudit's classification engine reviews each line item in your CAM reconciliation against the exclusion list extracted from your lease. The system flags items that match an exclusion category and calculates your pro-rata share of the total excluded amount, giving you a prioritized list of overcharges to dispute.
See also: The CAM Overcharge Detection Playbook, all 12 detection rules with worked examples.
Related: Capital expenditures billed as CAM | Gross lease CAM charges