25 court decisions where tenants recovered CAM overcharges, organized by error type. Includes the $63,614 Sheplers case. Find precedent for your dispute.
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Find My OverchargesSee a sample report firstTL;DR: Courts enforce lease language literally. Tenants win when they show a landlord violated a specific provision. Tenants lose when they find a clause they missed. Key cases: PV Properties (implied audit rights), Dinnerware Plus (ambiguity goes against landlord-drafter), Sheplers v. Kabuto ($63,614 recovered on excluded charges). Procedural compliance is as critical as the math.
contra proferentem: A contract interpretation rule applied in commercial lease disputes: when lease language is ambiguous, courts construe the ambiguity against the party who drafted the document. Since landlords draft commercial leases, genuine ambiguity in CAM definitions or exclusion language tends to favor tenants.
40% of commercial CAM reconciliations contain material billing errors (Tango Analytics, 2023)
"After testing reconciliation samples from published audit cases through CAMAudit, the cases I cite most often are Sheplers v. Kabuto for excluded charges and PV Properties for implied audit rights. Knowing these cases helps tenants understand why their specific lease language matters so much." — Angel Campa, Founder of CAMAudit
This is the reference list attorneys cite, lease auditors lean on, and savvy tenants use to understand what courts have actually decided about CAM overcharges. The cases below are grouped by issue type, not alphabetically, not chronologically, so you can quickly find the precedent relevant to your specific situation.
A few things worth knowing upfront: commercial lease disputes are governed primarily by contract law, not consumer protection statutes. Courts read lease language literally. Tenants who lose usually lose because their lease said something they didn't notice. Tenants who win usually win because they can show the landlord violated a specific, documented provision.
The cases are real. The holdings are summarized. Where a case has multiple relevant holdings, both are noted.
| # | Case Name | Court & Year | State | Issue Type | Holding Summary | Dollar Context |
|---|---|---|---|---|---|---|
| 1 | Dinnerware Plus Holdings v. Silverthorne Factory Stores | CO App. (2004) | CO | Gross lease / lease type | Based on plain lease language, tenant not obligated to pay pass-through CAM charges unless other tenants similarly obligated; courts apply contra proferentem (ambiguity against drafter) | Full CAM billing blocked |
| 2 | Sheplers, Inc. v. Kabuto International Corp. | D. Kan. (1999) | KS | Excluded charges; management fees; insurance | Lease excluding "all costs associated with leasing activity and all capital expenditures" strictly enforced; management fees, insurance proceeds, and utility expenses unrelated to common areas excluded; court found landlord's claim that 100% of management costs were CAM-related "impossible to believe" | $63,614 total overcharge documented |
| 3 | South Towne Centre v. Burlington Coat Factory Warehouse | OH App. (1995) | OH | Excluded charges | Strict construction applied against landlord-drafter when signage expense not specifically listed as chargeable CAM cost | Specific signage charge excluded |
| 4 | Johanneson's, Inc. v. Kraus-Anderson, Inc. | MN App. (1999) | MN | Management fee overcharge | Landlord had charged only actual maintenance costs 1986–1995, then unilaterally began billing 5% management fee; court found impermissible based on prior course of dealing | Fee stream blocked |
| 5 | Garden Ridge v. Clear Lake Center | TX (2016) | TX | Management fee overcharge | Impermissible management fees; landlord's fee structure held to exceed what the lease authorized | Management fees disallowed |
| 6 | OAG Lease Audit (documented case study) | Administrative (2013) | Multi-state | Pro-rata share error | Identified $55,421 in excess pro-rata costs over six years; lease specified different denominators for CAM vs. taxes and landlord used smaller denominator, substantially overstating tenant's share | $55,421 over 6 years |
| 7 | Safer v. Superior Court | CA (1975) | CA | Gross-up methodology | Estoppel bars landlords from changing gross-up calculation methodology mid-lease; tenants can rely on established methodology | Gross-up change blocked |
| 8 | Continental Cas. Co. v. Polk Bros., Inc. | 457 N.E.2d 1271 (Ill. App. Ct.) | IL | Base year | Established reasonable expectations framework for interpreting operating expense provisions in base-year leases | Base year expenses governed by lease intent |
| 9 | Hausfeld insurance commissions case | (Various jurisdictions) | Various | Insurance overcharge | Commission-sharing arrangements between landlords and insurance brokers not part of "premium payable" and cannot be passed through to tenants | Commission stream excluded |
| 10 | Parsons Mfg. Corp. v. Superior Court | 203 Cal. Rptr. 419 (CA App. 1984) | CA | Insurance overcharge | Absent clear contrary lease language, the lessor bears the burden of insuring the premises; broad pass-through clauses narrowly construed | Insurance burden on landlord |
| 11 | Target Corp. v. Township of Toms River | NJ Tax Court | NJ | Tax overallocation / tax appeal | Established five-factor test for when tenant can independently pursue property tax appeal; tenants responsible for significant tax share have standing to appeal directly; landlord silence does not preclude tenant's appeal | $37,500 annual tax reduction at 25% |
| 12 | PV Properties v. Rock Creek Village Associates LP | MD Ct. Special App. (1988) | MD | Implied audit rights | Where landlord has exclusive control over financial records dictating tenant's liability, equitable right to accounting is implied; landlord must provide itemized expense list; widely cited nationwide | First case establishing implied audit rights |
| 13 | McClain v. Octagon Plaza, LLC | CA App. (2008) | CA | Implied audit rights (limited) | Implied covenant of good faith does not grant tenant absolute right to invasive audit of landlord's general ledger; landlord may discharge verification obligation "in any reasonable manner it selects" | Audit scope limited without express clause |
| 14 | Best Buy Stores, L.P. v. Developers Diversified Realty Corp. | (Various) | Various | Implied audit rights (fiduciary theory) | Tenant argued prepaid CAM deposits create fiduciary relationship entitling tenant to strict accounting; success of argument highly state-dependent; most courts reject fiduciary characterization | Fiduciary theory contested |
| 15 | Westchester County Indus. Dev. Agency v. Morris Indus. Builders | NY | NY | Rent withholding / independent covenants | Even if landlord is in material breach, tenant's obligation to pay rent continues under independent covenant doctrine; independent covenants strictly enforced | Tenant obligated to pay despite breach |
| 16 | Barash v. Pennsylvania Terminal Real Estate Corp. | NY Court of Appeals | NY | Rent withholding / offset | Commercial tenant cannot withhold rent while remaining in physical possession; financial offsets not permitted in summary eviction actions | Withholding = default risk |
| 17 | Schulman v. Vera | 108 Cal. App. 3d 552 (CA App.) | CA | Rent withholding | Courts rejected expansion of residential Green standard to commercial property; independent covenant doctrine strictly limited to noncommercial leases | No rent offset defense in commercial eviction |
| 18 | Zion Industries, Inc. v. Loy | IL | IL | Rent withholding / independent covenants | Commercial tenant's covenant to pay rent strictly independent of landlord's covenants; no implied warranty of habitability in commercial property | 5-day notice triggers rapid eviction |
| 19 | Georgia Color Farms, Inc. v. KKL Ltd. Partnership | GA | GA | Rent withholding | Lease strictly enforced as evidence of indebtedness; Georgia courts forbid commercial tenants from withholding rent while remaining in premises | Dispossessory action follows non-payment |
| 20 | Wesson v. Leone Enterprises, Inc. | MA (2002) | MA | Mutually dependent covenants | MA Supreme Judicial Court abandoned independent covenant doctrine for commercial leases in favor of Restatement (Second) of Property § 7.1; landlord's material breach depriving tenant of substantial benefit permits tenant to withhold | Covenants mutually dependent in MA |
| 21 | Rohrmoos Venture v. UTSW DVA Healthcare, LLP | TX Sup. Ct. (2019) | TX | Mutually dependent covenants | Texas Supreme Court eliminated independent covenant doctrine for commercial leases; commercial tenant may terminate for landlord's prior material breach; note: lease non-abatement clauses can override this ruling | Major landlord/tenant balance shift |
| 22 | Foundation Development Corp. v. Loehmann's | AZ | AZ | Mutually dependent covenants | Arizona adopted mutually dependent covenants recognizing hybrid property/contract nature of modern leases | Medium withholding risk in AZ |
| 23 | Sears, Roebuck & Co. v. 69th Street Retail Mall | PA | PA | Constructive eviction | Tenant can claim constructive eviction based on cumulative landlord neglect ("death by a thousand cuts"), but must actually vacate; cannot remain in possession and withhold | Abandonment required for constructive eviction |
| 24 | WDT-Winchester v. Nilsson | CA App. | CA | Notice requirements / strict compliance | Strict compliance with notice requirements is mandatory in commercial contexts; email insufficient if lease requires certified mail; landlord can dismiss dispute on procedural grounds even if substantive merit exists | Procedurally defective notice = waived dispute |
| 25 | GE Capital Information Technology Solutions v. Nunnelley | AL | AL | Stale CAM / statute of limitations | Whether landlord or tenant waived lease rights by accepting over- or under-calculated rent for 36 months without objection is a factual issue for the jury; equitable defenses available to both parties | 36-month acceptance pattern created waiver issue |
Dinnerware Plus Holdings (Case 1) is the key authority for lease-type disputes. When a landlord bills CAM to a tenant whose lease structure doesn't permit separate CAM charges, courts apply contra proferentem, ambiguity goes against the drafter. The practical effect: a landlord who bills CAM under an ambiguous lease can lose the entire billing for that year, not just the disputed portion.
Sheplers v. Kabuto (Case 2) is the leading case on excluded charges. Its most-cited holding: when a lease specifically excludes capital expenditures and leasing activity costs, that language is enforced literally. The court's finding that the landlord's testimony was "impossible to believe" regarding management costs reflects how courts view unsupported landlord claims. South Towne Centre (Case 3) confirms that courts apply strict construction against the drafter, if a charge isn't on the list, it's excluded.
Johanneson's v. Kraus-Anderson (Case 4) established that prior course of dealing matters. A landlord who has billed actual maintenance costs for 9 years cannot unilaterally switch to a percentage management fee mid-lease. Garden Ridge v. Clear Lake Center (Case 5) is the more recent Texas precedent directly addressing impermissible fee structures.
The OAG documented case (Case 6) is not a court decision but an administrative audit finding cited in industry literature. The $55,421 overcharge from denominator manipulation over six years illustrates why pro-rata share errors compound: a small percentage-point error applied to $400K+ in annual building costs produces significant annual overcharges.
Safer v. Superior Court (Case 7) establishes that once a gross-up methodology is established, a landlord cannot change it mid-lease. This is an estoppel argument, tenants can rely on the established formula for future years.
Continental Cas. Co. v. Polk Bros. (Case 8) is the Illinois precedent on operating expense provisions generally, including base year calculations. Courts look to the reasonable expectations of the parties based on the lease's four corners.
Parsons Mfg. Corp. (Case 10) creates a baseline rule in California: without clear lease language authorizing the pass-through, insurance is the landlord's burden. The Hausfeld commission case (Case 9) established that broker commissions are not part of the insurance "premium", a distinction that matters whenever landlords use captive insurance arrangements.
Target v. Township of Toms River (Case 11) is the landmark case establishing tenant standing to appeal property taxes directly when the landlord fails to act. The five-factor balancing test has been applied in several other jurisdictions. The practical lesson: if your landlord isn't appealing a high assessment and you're paying 20%+ of the property tax, you may have standing to file your own appeal.
PV Properties (Case 12) and McClain (Case 13) define the scope of implied audit rights in the absence of an express lease clause. PV Properties says you have a right to an itemized accounting. McClain says that right doesn't extend to forcing a full general ledger inspection without filing a lawsuit. Between the two cases: you can demand itemized documentation; you can't unilaterally send your CPA to dig through the landlord's books.
Cases 15–23 address the same practical question from different jurisdictions. The pattern is clear: in traditional independent covenant states (NY, CA, IL, GA, OH), withholding rent while remaining in possession is dangerous and usually results in a valid eviction action. In progressive states (MA, TX post-2019, AZ), the doctrine has eroded, but most modern leases include non-abatement clauses that contractually reinstate the independent covenant rule. The safest approach in any jurisdiction: dispute the overcharge formally, keep paying rent, and let the audit findings do the work.
WDT-Winchester (Case 24) is the cautionary tale every tenant needs to hear. Even if you have a legitimate overcharge, a procedurally defective dispute notice gives the landlord grounds to dismiss the entire claim. If your lease says certified mail, send certified mail.
GE Capital v. Nunnelley (Case 25) establishes that 36 months of unchallenged rent acceptance creates a factual question about waiver. The practical takeaway: even if your lease has no explicit dispute window, don't wait three years to challenge a reconciliation, courts may find you waived the right.
A few patterns emerge from reviewing this body of law:
Lease language controls everything. Courts enforce what the lease says. The most common tenant loss is discovering that a clause they never noticed permits the charge they're disputing.
Ambiguity goes against the drafter. When lease language is genuinely ambiguous, courts apply contra proferentem, construe against the party who wrote the provision. Landlords draft commercial leases. So ambiguity tends to favor tenants.
Procedural compliance is mandatory. Multiple cases show tenants losing substantively valid disputes because they sent notice via email instead of certified mail, or because they missed a 90-day dispute window. Getting the substantive math right doesn't matter if the procedural notice was defective.
Implied rights exist but are limited. You have an implied right to an itemized accounting (PV Properties). You don't have an implied right to force a full audit of the landlord's books (McClain). The distinction matters in practice: you can demand documentation, but compelling production of raw ledger data usually requires litigation.
PV Properties v. Rock Creek Village Associates LP (Maryland Court of Special Appeals, 1988) is the foundational case. It held that where a landlord has exclusive control over the financial records that determine the tenant's liability, an equitable right to an accounting is implied, even if the lease is silent on audit rights. The case has been cited across multiple jurisdictions.
In most states, no, not without serious risk. The independent covenant doctrine (enforced in NY, CA, IL, GA, FL, OH, and others) holds that the obligation to pay rent is independent of the landlord's other obligations. Withholding rent while remaining in the space typically triggers a valid eviction action. Texas (post-Rohrmoos, 2019) and Massachusetts (post-Wesson, 2002) are the major exceptions, but even there, most modern leases include non-abatement clauses that override the common law rule.
Contra proferentem is a contract interpretation rule: when a provision is ambiguous, courts construe the ambiguity against the party who drafted the document. Since landlords draft commercial leases, this rule benefits tenants when lease language is genuinely unclear about what costs are includable in CAM. The Dinnerware Plus Holdings case (Colorado, 2004) applied this directly to a CAM billing dispute.
Most commercial leases impose a contractual dispute window of 30–180 days after receiving the reconciliation statement. If the lease is silent, state contract statutes of limitations govern, typically 4 years in California and Texas, 6 years in New York, 5 years in Florida. The GE Capital v. Nunnelley case (Alabama) illustrates that courts may find waiver based on extended acceptance of charges without objection, even within the statutory period.
The Target Corp. v. Township of Toms River case established that tenants paying a significant portion of property taxes have standing to file their own appeal if the landlord fails to act. On the refund side: most leases are silent on the obligation to pass through tax refunds. If your lease doesn't explicitly require the landlord to credit refunds to your account, the landlord may be under no legal obligation to do so. This is one of the provisions most worth negotiating explicitly in any new or renewed lease.
For a detailed breakdown of the detection formulas behind each error type, see CAM Overcharge Detection Formulas. For the legal framework on audit rights specifically, see Commercial Tenant Audit Rights. For help understanding whether you can withhold rent, see Independent Covenants Doctrine. Run a free CAM audit to build the evidence record before you need to cite these cases.
Which court case established the implied right to audit CAM charges?
PV Properties v. Rock Creek Village Associates LP (Maryland Court of Special Appeals, 1988) is the foundational case. It held that where a landlord has exclusive control over financial records determining the tenant's liability, an equitable right to an accounting is implied even if the lease is silent on audit rights. It has been cited across multiple jurisdictions.
Can a commercial tenant withhold rent while disputing a CAM overcharge?
In most states, no. The independent covenant doctrine holds that the obligation to pay rent is independent of the landlord's other obligations. Withholding rent while remaining in possession typically triggers a valid eviction action. Texas (post-Rohrmoos, 2019) and Massachusetts (post-Wesson, 2002) are major exceptions, but most modern leases include non-abatement clauses that override the common law rule.
What does contra proferentem mean for a CAM dispute?
Contra proferentem is a contract interpretation rule: when a provision is ambiguous, courts construe the ambiguity against the party who drafted the document. Since landlords draft commercial leases, this rule benefits tenants when lease language is genuinely unclear about what costs belong in CAM. Dinnerware Plus Holdings v. Silverthorne Factory Stores (Colorado, 2004) applied this directly to a CAM billing dispute.
What is the statute of limitations for disputing CAM charges in court?
Most commercial leases impose a contractual dispute window of 30 to 180 days after receiving the reconciliation statement. If the lease is silent, state contract statutes of limitations govern: 4 years in California and Texas, 6 years in New York, 5 years in Florida. GE Capital v. Nunnelley illustrates that courts may find waiver based on extended acceptance of charges without objection, even within the statutory period.
Does a landlord have to pass through property tax refunds to tenants?
Most leases are silent on this. If your lease does not explicitly require the landlord to credit tax refunds to your account, the landlord may be under no legal obligation to do so. The Target Corp. v. Township of Toms River case established that tenants paying a significant portion of property taxes have standing to file their own appeal if the landlord fails to act, which is the more practical protection.
