Childcare business advisor: CAM audit for daycare and preschool NNN leases
Childcare and preschool operators on NNN leases carry CAM overcharge exposure that is structurally different from standard retail tenants. The outdoor play area exclusion, above-standard HVAC and ventilation requirements, and code compliance capital improvement pass-through attempts are all overcharge categories that appear in childcare lease reconciliation statements and rarely get challenged because operators are focused on licensing compliance and enrollment rather than lease cost forensics. For advisors who work with childcare franchise operators or independent daycare owners, CAM audit is a natural extension of the lease advisory scope.
Excluded services clause: A provision in a commercial NNN lease that defines which cost categories the landlord cannot pass through to the tenant as Common Area Maintenance charges. Common exclusions include: capital expenditures, the landlord's debt service, management fees above a specified cap, and costs for tenant-controlled exclusive use areas such as outdoor play areas in childcare leases.
Why childcare NNN leases carry distinctive CAM overcharge risk
Childcare and preschool operators have several lease characteristics that create above-average CAM billing complexity:
Exclusive use outdoor areas. Most childcare facilities require dedicated outdoor play areas as a licensing requirement. In a well-negotiated lease, this area is designated as exclusive use space excluded from the CAM pool. In a landlord-favorable lease form, it may be treated as a common area or an improved area that the landlord maintains as part of CAM services. When the landlord includes outdoor area maintenance in the CAM pool against a lease that excludes it, every year of the lease generates an overcharge.
Enhanced mechanical requirements. Childcare licensing typically requires above-standard HVAC filtration (MERV-13 or higher in many states) and higher air exchange rates than standard retail occupancy. Landlords sometimes use these requirements to justify above-pro-rata HVAC billing. When the lease specifies straight pro-rata and the landlord bills on a use-adjusted basis without lease authority, the difference is a billing error.
Code compliance capital pass-through attempts. Childcare operators triggering code compliance improvements (enhanced fire suppression, secure entry systems, ADA accessibility upgrades) sometimes receive CAM statements that include the amortized cost of these improvements. Capital expenditures are excluded from CAM in most NNN lease forms. When these costs appear in the CAM pool, the capital expenditure exclusion is violated.
CAM cost context for childcare operators
Using CBRE and CoStar market data on retail and education tenant occupancy costs, childcare centers in strip-center NNN leases pay approximately $4 to $12 per square foot in annual CAM charges depending on market and property vintage. A 6,000-square-foot daycare center at $8/sqft in CAM carries $48,000 in annual CAM exposure.
Common overcharge findings and their financial impact at the $48,000 CAM baseline:
| Overcharge type | Typical error magnitude | Annual overcharge | 5-year exposure |
|---|---|---|---|
| Management fee base error | 2 percentage points | $960 | $4,800 |
| Pro-rata share error (5% denominator) | 5% of total CAM | $2,400 | $12,000 |
| Outdoor area maintenance pass-through | $3,000 to $8,000 per year | $5,000 | $25,000 |
| HVAC above-pro-rata allocation | 10 to 20% of HVAC costs | $1,500 to $3,000 | $7,500 to $15,000 |
| Capital improvement amortization | Varies | $2,000 to $10,000 | $10,000 to $50,000 |
These figures illustrate why a childcare operator who has never audited 5 years of CAM reconciliations may have a total recovery position of $20,000 to $50,000 or more sitting unexamined in prior year statements.
How CAM audit integrates with childcare franchise advisory
Childcare business advisors who work with franchisees of Kiddie Academy, The Learning Experience, Goddard School, or Primrose typically already review leases and financial statements. CAM audit extends this scope:
New franchise location development. Before a franchisee signs a NNN lease for a new location, the advisor can review the lease for CAM provisions that create overcharge risk: management fee base, excluded services clause language, outdoor area designation, and audit rights terms. This is not yet a CAM audit, but it flags the provisions to monitor in future reconciliation statements.
Annual reconciliation review. The annual CAM reconciliation statement requires the advisor to upload the statement and lease to the CAMAudit partner portal. Detection runs automatically. For a childcare advisor with 20 active clients, spring batch processing takes 2 to 3 business days.
Pre-renewal lookback. Before a lease renewal, auditing 2 to 3 prior reconciliation years surfaces any accumulated overcharges. Our tool flagged an outdoor area maintenance pass-through in a Kiddie Academy franchisee's lease that had been improperly included in the CAM pool for 4 consecutive years. The accumulated overcharge became a credit negotiated into the renewal terms.
"Childcare operators are among the least likely tenant categories to audit their own CAM charges, because the people running the facility are focused on licensing, staffing, and enrollment. That gap is exactly what a knowledgeable advisor can close with a systematic annual review." — Angel Campa, Founder, CAMAudit
Engagement economics for childcare business advisors
| Tier | Annual price | Credits | Per-audit cost | Net margin at $650 flat fee |
|---|---|---|---|---|
| Starter | $990 | 25 | $39.60 | $610.40 per audit |
| Growth | $2,100 | 60 | $35.00 | $615.00 per audit |
| Scale | $4,500 | 150 | $30.00 | $620.00 per audit |
| Enterprise | $7,500 | 300 | $25.00 | $625.00 per audit |
Analyst time at 1.25 hours per engagement at $150/hour adds $187.50 in internal cost. After software cost and analyst time, net contribution per audit ranges from $422 to $437 at the $650 flat fee across tiers.
For childcare advisors with 20 active clients audited annually, the Growth tier at $2,100/year is the right entry point. For advisors running multi-year lookback projects across 30 or more clients, the Scale tier's 150-credit capacity handles the full lookback portfolio in a single annual term. The white-label margin calculator models net contribution at any billing rate and tier.
Frequently Asked Questions
What CAM overcharge patterns are specific to daycare and preschool NNN leases?
Childcare operators on NNN leases face several overcharge categories that are specific to their property use. Outdoor play areas are a major source of billing errors: landlords sometimes include playground maintenance, fencing, and outdoor surface resurfacing in the CAM pool when the lease specifies that the tenant-controlled outdoor area is excluded from CAM. HVAC overcharges are common because childcare facilities require above-standard air filtration and mechanical capacity.
How does a childcare business advisor integrate CAM audit into their service scope?
Childcare business advisors who work with franchise operators or independent operators can integrate CAM audit at three points: (1) pre-opening lease review; (2) annual CAM reconciliation season in spring, where each location is audited as part of a routine lease cost review; and (3) pre-renewal due diligence, where a 2 to 3 year lookback identifies accumulated overcharges to use as a renewal negotiation tool.
What is the average CAM cost for a childcare center in a NNN lease?
According to CBRE and CoStar market data, childcare and education tenants in strip centers pay CAM charges ranging from $4 to $12 per square foot annually depending on market, property age, and landlord management structure. For a 6,000-square-foot daycare center paying $8/sqft in CAM, annual CAM charges are $48,000.
Are outdoor play areas typically included in or excluded from CAM charges?
Lease treatment of outdoor play areas varies. In most well-negotiated childcare leases, the outdoor play area is designated as exclusive use space and explicitly excluded from the CAM pool. However, some landlord lease forms treat the outdoor area as part of the common area, allowing maintenance costs to be passed through to the tenant as CAM. CAMAudit flags this under the excluded service charges detection rule.
What is the white-label economics for a childcare business advisor with 20 active clients?
At the Growth tier ($2,100/year, 60 credits), a childcare advisor with 20 active clients auditing each location annually uses 20 credits. At $600 flat fee per audit, that is $12,000 gross revenue, $2,100 software cost, $3,750 analyst time, and $6,150 net contribution from the CAM audit service line.
How does a childcare advisor handle CAM disputes on behalf of clients?
The advisor frames the dispute as a lease compliance review. The CAMAudit findings report includes lease citations for each finding, quantified overcharge amounts, and a dispute letter draft. The advisor delivers the findings to the client with a recommendation on whether to engage directly with the landlord or involve counsel.
Does childcare use affect CAM classification compared to standard retail?
Yes. Building code requirements for childcare licensing (enhanced ventilation, specific fire suppression, secure entry systems) create capital improvement costs that landlords sometimes attempt to pass through as CAM. These costs are typically excluded under the capital expenditure exclusion in NNN leases.
What franchise childcare brands are most likely to have NNN lease CAM exposure?
Franchise childcare brands that operate under NNN lease structures include Kiddie Academy, The Learning Experience, Goddard School, Primrose Schools, and BrightPath Kids. Independent preschool and daycare operators who lease strip-center or standalone retail space under NNN or modified gross lease structures are also common CAM audit candidates.