CAM Cap Calculator: Check If Your Landlord Breached the Limit
A CAM cap (also called a controllable expense cap) is a lease provision that limits how much a tenant's share of certain operating expenses can increase from one year to the next.
40% of commercial CAM reconciliations contain material billing errors; CAM cap violations rank among the most financially significant categories (PredictAP, 2026)
CAM cap violations compound across every year of the lease. When the landlord applies the wrong cap formula, cumulative overcharges can reach tens of thousands of dollars over a multi-year lease term.
The most common CAM cap violation does not involve the landlord ignoring the cap entirely. It involves the landlord applying compounded math (exponential growth) when the lease requires cumulative math (arithmetic growth). Over a 10-year lease, this difference produces a cap ceiling that is 15% to 30% higher than the lease actually allows. Most tenants never catch it.
Key Takeaways
- CAM caps apply only to controllable expenses. Property taxes, insurance, and utilities are typically excluded from the cap.
- A cumulative cap applies an arithmetic increase from the original base year amount. A compounded cap applies an annual percentage increase to the prior year's cap amount.
- In Year 10 of a 10-year lease (with Year 1 as the base year, so 9 years of increases), on a $100,000 base at 5%: cumulative ceiling = $145,000; compounded ceiling = $155,133. The difference is $10,133 per tenant in that year alone.
- The lease language governs: "5% per year" without further specification is typically interpreted as cumulative, but courts have disagreed.
- Use the CAMAudit CAM Cap Calculator to enter your base year, cap rate, and cap type and see the annual maximum for each lease year.
What Expenses Are Subject to a CAM Cap?
CAM caps typically apply to controllable expenses: costs the landlord can manage and influence. Non-controllable expenses that are generally excluded from caps:
| Expense Category | Typically Capped | Typically Not Capped |
|---|---|---|
| Janitorial and cleaning | Yes | |
| Landscaping | Yes | |
| Common area utilities | Depends on lease | |
| Security | Yes | |
| Management fees | Yes | |
| Property taxes | Yes | |
| Property insurance | Yes | |
| Snow removal / weather | Depends on lease | |
| Capital replacements | Yes |
Why this matters: A landlord who applies the cap to the wrong expense pool overstates how much of the CAM increase is subject to the limit. If insurance and property taxes (which rose sharply in recent years) are included in the capped pool, the cap appears to constrain large increases even when the controllable expenses within the cap are actually compliant.
Cumulative vs. Compounded: The Critical Distinction
Cumulative (Arithmetic) Cap
Under a cumulative cap, the maximum allowed amount in any year is calculated as:
Cap Ceiling (Year N) = Base Year Amount × (1 + (Cap Rate × N))
Example at 5% cap on $100,000 base:
| Year | Calculation | Cap Ceiling |
|---|---|---|
| Year 1 | $100,000 × (1 + 0.05 × 1) | $105,000 |
| Year 3 | $100,000 × (1 + 0.05 × 3) | $115,000 |
| Year 5 | $100,000 × (1 + 0.05 × 5) | $125,000 |
| Year 10 | $100,000 × (1 + 0.05 × 10) | $150,000 |
The cap ceiling grows linearly. Each year adds exactly 5% of the original base, not 5% of the prior year's ceiling.
Compounded (Exponential) Cap
Under a compounded cap, the maximum allowed amount compounds each year:
Cap Ceiling (Lease Year N) = Base Year Amount × (1 + Cap Rate)^(N-1)
Where Year 1 is the base year (no increase) and Year N is the Nth year of the lease.
Example at 5% cap on $100,000 base:
| Lease Year | Calculation | Cap Ceiling |
|---|---|---|
| Year 1 (base) | $100,000 | $100,000 |
| Year 2 | $100,000 × 1.05^1 | $105,000 |
| Year 4 | $100,000 × 1.05^3 | $115,763 |
| Year 6 | $100,000 × 1.05^5 | $127,628 |
| Year 10 | $100,000 × 1.05^9 | $155,133 |
The two methods agree in Year 2, but diverge by $10,133 in Year 10 on a $100,000 base. Across a larger expense pool or a longer lease, the difference scales proportionally.
Which Type Does Your Lease Specify?
Here's the thing: the answer is in your lease, but the language is rarely clear. Common formulations and their interpretations:
| Lease Language | Most Likely Interpretation |
|---|---|
| "shall not increase by more than 5% per year" | Cumulative (non-compounding) in most jurisdictions |
| "cumulative increase not to exceed 5% per year" | Cumulative explicitly |
| "compounded annually at 5%" | Compounded explicitly |
| "5% per year over the prior year's amount" | Compounded (prior year base creates compounding) |
| "5% per year over the Base Year amount" | Cumulative (base year reference suppresses compounding) |
If your lease is ambiguous, the dispute may turn on extrinsic evidence, including the parties' course of dealing and how the landlord calculated the cap in prior years.
How to Use the CAM Cap Calculator
The CAMAudit CAM Cap Calculator requires four inputs:
- Base Year controllable CAM amount: The controllable expenses from the base year (year 1 of the cap calculation)
- Annual cap rate: The percentage stated in your lease (typically 3% to 7%)
- Cap type: Cumulative, compounded, or non-cumulative (resets each year)
- Actual billed controllable CAM per year: Enter the landlord's stated amounts for each year you want to verify
The calculator produces a year-by-year table showing the maximum allowed amount, the actual billed amount, and the annual overcharge (if any).
Annual Reset Cap: A Third Variation
Some leases include an "annual reset" cap. Under this structure, the cap applies only to year-over-year increases from the immediately prior year's actual costs, not from the base year. This is distinct from a fixed-ceiling non-cumulative cap (which holds the same dollar ceiling every year regardless of actuals). The CAM Cap Calculator above uses the fixed-ceiling model; the annual reset model is described here for reference because it appears in practice.
Annual reset cap at 5%, based on prior year actuals:
| Year | Prior Year Actual | 5% Cap Ceiling | If Landlord Charges | Overcharge |
|---|---|---|---|---|
| Year 1 | $100,000 (base) | $105,000 | $103,000 | None |
| Year 2 | $103,000 | $108,150 | $109,000 | $850 |
| Year 3 | $109,000 (billed) | $114,450 | $113,000 | None |
Under an annual reset cap, a year where actual costs are below the ceiling does not "bank" unused cap room. Each year's ceiling is simply the prior year's actual times (1 + cap rate). This is the most landlord-favorable structure of the three because a low-cost year resets the ceiling downward and cannot benefit future years.
Case Law: Courts on Cumulative vs. Compounded CAM Caps
Courts have addressed the compounded vs. cumulative distinction in several published decisions. The pattern is consistent: when lease language is ambiguous, courts look to course of dealing (how the landlord calculated the cap in prior years) and the intent expressed in surrounding provisions.
Murray Hill Mews Owners Corp. v. Rio Restaurant Associates L.P.* (N.Y. App. Div. 2012): The court examined a CPI-based escalation clause where the tenant argued that increases should be calculated cumulatively (applied to the original base each year) rather than compounding (applied to the prior year's total). The landlord's compounded method produced larger payments over time. The Appellate Division held that the clause was unambiguous in permitting compounded increases and upheld the landlord's calculation, relying in part on the fact that the tenant had paid under the compounded methodology for years without objection.
The case illustrates two critical lessons: first, the importance of correctly identifying the cap type at lease execution rather than years later; second, the course-of-dealing problem: years of unchallenged payment under a landlord's methodology can make it much harder to dispute even if the methodology was initially wrong.
Practical guidance: If your lease's CAM cap provision is ambiguous, review how the landlord has calculated the cap in all prior years. If they have used compounding and you believe the lease requires cumulative, you may need to dispute each year simultaneously rather than only the current year. Waiting allows the landlord to argue that prior year payments without dispute constitute acceptance of the compounding methodology.
CAM Cap Negotiation: What to Ask for at Lease Renewal
The bottom line: if you're approaching renewal, the CAM cap provision is one of the most financially significant items to address. Key negotiating points:
Explicitly state cumulative vs. compounded. The single most important protection is clear language: "5% cumulative increase per year over the Base Year amount" unambiguously prevents compounding. Remove any language that refers to "prior year" as the base.
Lock the cap type in writing. If the landlord insists on the ability to compound, negotiate a lower cap rate to compensate for the higher ceiling the compounding methodology will produce over time.
Negotiate the base year. A CAM cap set against a base year with unusually high expenses will produce a cap ceiling that is rarely reached. Negotiate a base year that reflects normalized, stabilized operating costs. Include a gross-up requirement in the base year definition.
Exclude non-controllable items explicitly. The cap provision should explicitly name the expenses excluded from the cap, not just say "non-controllable expenses." If the list is vague, disputes will arise about whether specific items are controllable.
Request a full stop provision. Some tenants negotiate a provision that if actual controllable CAM increases exceed the cap ceiling in any year, the excess is not "banked" by the landlord and does not increase the following year's base. This prevents landlords from accumulating cap overage and applying it in a future year.
Include a reconciliation adjustment. Ensure that if the landlord bills estimate installments during the year based on the uncapped total, the year-end reconciliation must credit any amounts above the cap ceiling rather than carrying them forward.
Calculating Your CAM Cap Overcharge
Once you have identified the correct cap type and applied the correct formula, the overcharge for any year is:
Overcharge = Actual Billed Controllable CAM - Cap Ceiling Amount
If Actual Billed exceeds Cap Ceiling, the difference is an overcharge.
If your lease has been in effect for multiple years and the cap was misapplied throughout, each year's overcharge is calculated independently using the correct ceiling for that year. The cumulative dispute amount is the sum of annual overcharges across all years within the audit window.
Important: The CAM cap applies only to the controllable expense portion of CAM. Property taxes and insurance must be removed from the billed total before comparing to the cap ceiling. If the landlord's stated "controllable CAM" already excludes taxes and insurance, use that figure directly. If the statement does not separate controllable and non-controllable, you will need to identify and subtract the non-controllable line items.
Frequently Asked Questions
What is a CAM cap?
A CAM cap is a lease provision that limits how much a tenant's share of controllable operating expenses can increase from year to year. The cap is typically stated as a percentage (3% to 7% per year) and applies to expenses the landlord can manage, such as janitorial, landscaping, management fees, and security. Property taxes and insurance are usually excluded from the cap.
What is the difference between a cumulative and compounded CAM cap?
A cumulative cap adds the same percentage of the base year amount each year (arithmetic growth). A compounded cap applies the percentage to the prior year's cap ceiling (exponential growth). On a $100,000 base at 5%, in Year 10 of a 10-year lease (Year 1 is the base), a cumulative cap ceiling is $145,000 and a compounded cap ceiling is $155,133. The $10,133 difference is the tenant's annual overcharge if the landlord used compounding when the lease requires cumulative.
How do I know if my CAM cap is cumulative or compounded?
Check the cap provision language. A cap 'not to exceed 5% per year over the Base Year amount' is cumulative. A cap '5% per year over the prior year's amount' is compounded. If the lease says '5% per year' without further specification, courts have interpreted this as cumulative in most contexts, though the result depends on the specific jurisdiction and surrounding lease language.
Which expenses are excluded from a CAM cap?
Property taxes, property insurance, and utility costs are commonly excluded from CAM caps. These are classified as non-controllable expenses because the landlord has limited ability to manage them. The cap applies only to controllable expenses: janitorial, landscaping, management fees, security, and similar operating costs. Your lease's CAM cap provision will specify which expenses are excluded.
What is a non-cumulative CAM cap?
A non-cumulative (or annual reset) cap limits year-over-year increases from the prior year's actual costs, not from the original base year. Each year's ceiling is simply the prior year's actual amount multiplied by (1 + cap rate). This is the most landlord-favorable cap type because unused cap room from prior years does not carry forward.
Related Resources
CAM cap fundamentals:
- Base year and expense stop : How base year calculations work
- Gross-up clause in commercial leases
- What is a lease audit?
Dispute:
Tools:
- CAM Cap Calculator : Verify your landlord's cap calculation year by year
- CAM Overcharge Estimator
Sources
- Tango Analytics, "CAM Reconciliation" (2023). tangoanalytics.com
- ICSC Retail Lease Study (2022). icsc.com