CAM Audit by Tenant Type

Inline and big-box retail tenants operating in shopping centers, strip malls, and power centers. Includes national chains and independent retailers paying NNN or percentage rent on high-traffic, high-visibility locations.

Full-service and fast-casual dining operations in strip centers, lifestyle centers, and stand-alone pads. High utility consumption and grease-trap requirements create specific CAM exposure that other tenant types do not face.

Outpatient medical practices occupying Class B and Class A office space with specialized HVAC, plumbing, and electrical requirements. Includes primary care, specialty practices, and diagnostic centers.

Dental practices ranging from single-practitioner offices to multi-chair group practices. High water consumption for sterilization and patient care creates outsized utility exposure relative to square footage.

Large-footprint fitness operators including traditional gyms, boutique studios, and CrossFit-style boxes. High HVAC demand, heavy electrical load, and large square footage create significant CAM exposure, particularly around property tax allocation and HVAC capital replacement.

High-credit standalone pharmacy tenants and anchor pharmacies in shopping centers. Double Net (NN) leases are common, with the landlord retaining structural responsibility while the tenant covers operating expenses. Pharmacies are frequent targets for improper roof repair and insurance pass-throughs.

Bank branches, credit unions, and financial services offices occupying standalone pad sites and inline retail space. Ground leases are common for bank pads, with the bank as the ground lessee responsible for all improvements and taxes on the land.

Legal practices occupying premium Class A office space in downtown and suburban markets. Full-Service Gross leases with Base Year stops are standard. Law firms are sophisticated tenants but often rely on office managers rather than lease experts for CAM oversight, creating exposure to base year errors.

CPA practices and professional accounting firms occupying Class A and Class B office space. Similar to law firms in lease structure but often in smaller footprints. Partner-level oversight of lease costs is typically low, creating recurring exposure to base year and gross-up errors.

Automotive dealerships operating on large freestanding or campus sites with significant outdoor display, service bay, and storage requirements. NNN leases with absolute or near-absolute net provisions are common, creating exposure to structural repair obligations that dealers may not expect.

Beauty salons, day spas, hair and nail studios operating in strip centers and lifestyle centers. High water usage relative to square footage, combined with small footprints and Modified Gross leases, creates exposure to water utility misallocation and unexpected year-end true-up bills.

Licensed childcare facilities and early education centers operating in strip centers, standalone buildings, and purpose-built educational campuses. High liability insurance requirements and outdoor play area maintenance create specific CAM exposure.

Outpatient urgent care and walk-in medical clinics operating in high-visibility retail and medical office locations. Modified Gross or NNN structures with specialized utility, plumbing, and ADA compliance requirements create multiple CAM exposure points.

High-traffic small-footprint coffee and cafe operators in strip centers, urban storefronts, and lifestyle centers. NNN or percentage rent structures with significant water and trash exposure relative to the small square footage.

Nail care studios and nail bars operating in strip centers and lifestyle centers. High chemical ventilation requirements and water usage, combined with small footprints and Modified Gross or NNN leases, create disproportionate utility and ventilation exposure.

Independent insurance agents and small insurance offices occupying inline retail and professional office space. Gross Lease structures are common for small professional services tenants, creating unique exposure when landlords attempt to add CAM reconciliation charges to what should be an all-inclusive rent.

High-density office users in co-working adjacent and Class A office buildings. Full-Service Gross leases with Base Year stops are standard. Tech startups often sign leases without dedicated real estate counsel, creating significant exposure to base year and gross-up errors that compound over multi-year lease terms.

Discount retail operators with thin margins and large NNN lease portfolios. Dollar store chains occupy strip center anchor and junior anchor positions with high pro-rata shares. GLA manipulation and management fee overcharges are the highest-frequency CAM violations in this category.

Fashion and apparel retailers operating in malls and lifestyle centers under percentage rent structures. Disputes over gross sales definitions, particularly online returns and employee discounts, are the most common CAM-adjacent issue for apparel tenants.

Grocery stores and supermarkets anchor retail centers, driving foot traffic for surrounding tenants. They typically occupy 20,000-80,000 sqft in community or neighborhood shopping centers under NNN or modified gross leases.

Co-working operators lease large office floors (5,000-50,000 sqft) and sublease individual desks, offices, and suites to members. They operate on thin margins where CAM overcharges directly compress member pricing competitiveness.

Brick-and-mortar pet retail and supply shops operating in strip malls and neighborhood shopping centers. Includes independent stores and franchise locations selling food, supplies, grooming services, and live animals. High foot traffic and specialized ventilation needs create unique CAM exposure.

Craft breweries and taprooms operating in industrial flex spaces, repurposed retail centers, and mixed-use developments. Heavy water usage, specialized drainage, and refrigeration equipment create significant utility and maintenance cost exposure.

After-school tutoring centers, test prep facilities, learning centers, and supplemental education businesses operating in strip malls and neighborhood retail centers. Includes franchises like Kumon, Mathnasium, and Sylvan Learning, as well as independent operators.

Outpatient physical therapy, chiropractic, and rehabilitation clinics in medical office buildings, strip centers, and professional plazas. These tenants require specialized buildout including treatment rooms, therapy pools, and equipment areas that create specific CAM and utility exposure.

Dry cleaning operations and coin-operated laundromats in strip centers and neighborhood retail locations. Heavy water usage, chemical storage, and specialized ventilation requirements create unique utility and environmental compliance CAM exposure.

Independent and franchise auto repair shops, tire retailers, and service centers operating in stand-alone pads, strip centers, and automotive-zoned commercial properties. High utility consumption, specialized waste disposal, and heavy equipment create unique CAM exposure.

Retail liquor, wine, and spirits shops operating in strip malls, standalone pads, and neighborhood shopping centers. Refrigeration-intensive operations with specialized security requirements and high foot traffic create specific CAM and utility exposure.

Retail furniture and home furnishing stores operating in strip malls, power centers, and standalone locations. Large showroom footprints with high square footage create significant pro-rata CAM exposure, and delivery loading dock areas generate unique maintenance cost allocation issues.

Retail optical shops, eyewear boutiques, and optometry-adjacent dispensaries operating in strip malls, medical office buildings, and shopping centers. Small-footprint, high-value-per-square-foot operations with specialized lighting and display requirements.

Dance studios, yoga studios, Pilates studios, and movement-based fitness businesses operating in strip centers, mixed-use buildings, and converted retail spaces. Specialized flooring, mirrors, and open-plan layouts create unique buildout and HVAC requirements.

Retail bakeries and bakery-cafes operating in strip centers, downtown storefronts, and mixed-use developments. High oven and refrigeration equipment usage, early morning operating hours, and specialized ventilation requirements create unique CAM and utility exposure.

Printing, copying, and shipping service centers operating in strip malls and neighborhood retail locations. Includes franchise operations like FedEx Office, The UPS Store, and independent print shops. Heavy electrical equipment usage and delivery vehicle traffic create specific CAM exposure.

Large-format home improvement, hardware, and building supply retailers operating in power centers, stand-alone locations, and strip malls. Includes national chains and independent hardware stores. Very large square footage and outdoor storage areas create significant CAM exposure.

Retail florists, garden centers, and nursery shops operating in strip malls, standalone locations, and mixed-use centers. Specialized water usage for plant care, temperature-controlled greenhouse areas, and outdoor display zones create unique CAM and utility exposure.

Real estate brokerage offices, property management firms, and real estate agencies operating in office buildings, strip malls, and mixed-use commercial spaces. Professional office environments with moderate utility needs but potential vulnerability to management fee and pro-rata share errors in multi-tenant buildings.

Retail cell phone stores, electronics retailers, and mobile device repair shops operating in strip malls, shopping centers, and high-traffic retail locations. Includes carrier stores, authorized retailers, and independent repair operations. Small footprints with high foot traffic and specialized security needs.

Tattoo parlors, piercing studios, and body art businesses operating in strip malls, downtown storefronts, and mixed-use retail spaces. Specialized health department requirements, ventilation needs, and unique buildout create specific CAM exposure.

Nail salons, day spas, and beauty treatment centers operating in strip malls, shopping centers, and mixed-use retail spaces. High water consumption, chemical ventilation requirements, and specialized waste disposal create distinct CAM exposure that landlords frequently exploit through surcharges and misallocations.

Dog daycare, pet grooming, and pet boarding facilities operating in strip malls, retail centers, and mixed-use commercial spaces. High water consumption, specialized waste disposal, noise insulation requirements, and HVAC ventilation needs for animal odor management create distinct CAM exposure that landlords frequently exploit through surcharges and misallocations.