Medical Office CAM Audit in Florida

Last updated: April 2026

By Angel Campa, Founder

Medical Offices face annual CAM exposure of $79,000-$60,000, and Landlords charge standard tenants for bio-hazard waste disposal and ADA compliance upgrades required by other heavy-use medical tenants. Florida does not apply a broad discovery rule for contract claims, so your 5-year limitation period typically starts when the overcharge is billed, not when you notice it. CAMAudit runs 14 forensic detection rules against your reconciliation statement in under fifteen minutes, flagging every discrepancy before your right to dispute expires under FL law.

Florida Legal Rights for Medical Office CAM Disputes

Under Fla. Stat. § 95.11(2)(b), Florida provides a 5-year limitation period for written contract claims, which covers disputes over CAM reconciliation charges in a commercial lease. Florida generally starts the clock when the charge is billed, not when the tenant identifies the error. For medical offices, this means delays in reviewing your annual reconciliation directly reduce your recovery window. Florida allows prejudgment interest at Statutory rate set annually by Florida CFO (typically 8-9%); contract rate if specified, which increases the total recoverable amount on confirmed overcharges.

Common CAM Overcharges for Medical Offices

• ⚠ADA elevator and ramp upgrades amortized into the operating CAM pool
• ⚠Bio-waste disposal costs shared across all tenants rather than direct-billed to medical users
• ⚠After-hours HVAC billed at a marked-up flat rate without sub-metering verification
• ⚠Janitorial costs for specialized medical-grade cleaning billed to non-medical tenants
• ⚠Base year operating expenses not grossed up to 95%, inflating Year 2+ escalations

In Florida, you have 5 years to dispute these charges under the statute of limitations for written contracts.

How to Audit Your Medical Office CAM Statement in Florida

1. 1Collect your Florida lease, annual CAM reconciliation statement, and any supporting general ledger detail from the landlord. Medical Offices should also request vendor invoices for single-year charges exceeding $5,000.
2. 2Verify your pro-rata share matches the building GLA certificate. Medical Office spaces are frequently measured differently than common-area allocations assume, especially in multi-tenant properties.
3. 3Act within the lease-specified audit window (typically 60 to 180 days after receiving the reconciliation). Florida does not broadly apply a discovery rule, so the 5-year limitation runs from the billing date.
4. 4Upload your documents to CAMAudit for a 14-rule forensic scan. The tool checks management fee calculations, pro-rata share math, gross-up compliance, CAM cap violations, and nine additional detection rules against your medical office lease terms.
5. 5Use CAMAudit's dispute letter draft to formally notify your landlord of findings. Florida requires notices sent via Certified mail (conventional best practice; no statutory requirement).

Medical Office CAM Audits in Other States

Other Tenant Types in Florida

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.