How long do I have to dispute a CAM overcharge in Florida?

Florida has a 5-year statute of limitations for written contract claims, which governs commercial lease CAM disputes. Most commercial leases also specify an audit rights window — commonly 60–180 days after receiving the annual reconciliation statement — so review your lease and act promptly after receiving your reconciliation.

What CAM charges can I dispute in Florida?

In Florida, as in all states, you can dispute any CAM charge that violates your lease terms. Common findings include management fee overcharges (fee exceeds the lease cap), pro-rata share errors (wrong denominator), gross-up violations (fixed expenses grossed up as variable), CAM cap violations (controllable expense increases exceeding the contractual limit), and excluded expenses (capital expenditures, reserves, above-grade salaries) included in CAM.

Do I need an attorney to dispute CAM overcharges in Florida?

No. You can initiate a dispute by sending a demand letter directly to your landlord with your findings and calculations. Many CAM disputes settle without legal involvement. For complex disputes or unresponsive landlords, a commercial real estate attorney experienced in Florida lease law can help. CamAudit generates the demand letter for you, including Florida-specific statute citations.

How does CamAudit work for Florida commercial tenants?

Upload your commercial lease and CAM reconciliation statement. CamAudit's AI extracts your lease terms and runs 12 forensic detection rules in parallel. You get results in under 5 minutes showing total potential recovery and per-rule findings. Unlock the full report with audit credits ($199 for 1 audit, $499 for 3, $699 for 5) and generate a demand letter with Florida statute references. 30-day money-back guarantee.

CAM Audit in Florida

Commercial tenants in Florida (FL) have up to 5 years to recover CAM overcharges under state contract law.* CamAudit runs 12 forensic detection rules on your reconciliation statement in under a minute.

Florida CAM Audit Facts

✓Florida's 5-year statute of limitations for written contracts allows recovery of CAM overcharges from up to 5 prior years.
✓Florida commercial leases — particularly in South Florida, Orlando, and Tampa — commonly include hurricane insurance in CAM, which tenants should verify against actual premiums.
✓Property insurance costs in Florida are among the highest in the country due to hurricane risk; CAM insurance charges should be verified against actual policy premiums.
✓The Florida Deceptive and Unfair Trade Practices Act (FDUTPA) may provide additional remedies for intentional CAM overcharges, but requires more than a billing error — deceptive conduct must be shown.
✓Shopping center leases in Florida often include separate operating fund contributions that must be audited separately from base CAM.

Florida Commercial Lease Statutes

Fla. Stat. § 95.11(2)(b)

Statute of Limitations — Written Contracts

Florida provides a 5-year limitation period for actions on written contracts, including CAM reconciliation disputes under a commercial lease. The 2023 tort reform legislation did not change the SOL for written contract claims.

Fla. Stat. § 501.201

Florida Deceptive and Unfair Trade Practices Act

FDUTPA provides remedies against unfair or deceptive business practices, which may apply when landlords intentionally overstate CAM expenses. Note: FDUTPA requires proof of a deceptive act or unfair practice — routine accounting errors alone typically do not qualify.

Prejudgment Interest Rate

Statutory rate set annually by Florida CFO (typically 8–9%); contract rate if specified. Interest on CAM overcharge recovery is governed by state law and your lease terms — confirm the applicable rate with counsel before making any demand.

Demand Letter Delivery

Certified mail (conventional best practice; no statutory requirement). Always follow your lease's notice provisions first — the lease may specify the required delivery method, address, and copy recipients.

Find Your Florida CAM Overcharges

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*Recovery period depends on your lease terms. Leases containing audit deadline or 'binding and conclusive' provisions may limit your recovery window. CamAudit is not a law firm. This is not legal advice.

This page provides general educational information. It is not legal advice and may not reflect the most current law in your state. Consult a licensed attorney for advice specific to your situation.

Frequently asked questions

Florida CAM Audit Facts

✓Florida's 5-year statute of limitations for written contracts allows recovery of CAM overcharges from up to 5 prior years.

✓Florida commercial leases — particularly in South Florida, Orlando, and Tampa — commonly include hurricane insurance in CAM, which tenants should verify against actual premiums.

✓Property insurance costs in Florida are among the highest in the country due to hurricane risk; CAM insurance charges should be verified against actual policy premiums.

✓The Florida Deceptive and Unfair Trade Practices Act (FDUTPA) may provide additional remedies for intentional CAM overcharges, but requires more than a billing error — deceptive conduct must be shown.

✓Shopping center leases in Florida often include separate operating fund contributions that must be audited separately from base CAM.

Florida Commercial Lease Statutes

Fla. Stat. § 95.11(2)(b)

Statute of Limitations — Written Contracts

Fla. Stat. § 501.201