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.