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Mixed-Use Vertical CAM Reconciliation Guide for Landlords

Typical CAM pools, billing errors, gross-up mechanics, and BOMA standards for mixed-use vertical properties.

Benchmark CAM per SF

$8.00 – $20.00 / SF

Source: BOMA EER / ULI 2024

Gross-Up Applicability

Highly relevant and complex — each use type (retail, office, residential) may have different occupancy levels requiring separate gross-up calculations. Shared building systems must be allocated across uses with distinct cost drivers.

Typical CAM Pools

  • Lobby/common area maintenance
  • Elevator maintenance
  • Security
  • Utilities (common area)
  • HVAC (shared systems)
  • Landscaping
  • Parking (shared)
  • Insurance
  • Property taxes
  • Management fees

Standard Exclusions

  • Residential amenity costs (pool, gym)
  • Capital improvements
  • Leasing commissions
  • Use-specific regulatory costs

Common Lease Structures

NNN for retailFull-service gross for officeSeparate residential CAM structure

Common Billing Errors

  • Allocating residential amenity costs (pool, rooftop) to commercial tenants
  • Using a single load factor across retail and office floors
  • Failing to separate elevator costs between freight (retail) and passenger (office) usage
  • Incorrect vertical penetration calculations in mixed-use towers

Relevant BOMA Standards

  • ANSI/BOMA Z65.1-2024 (Office Buildings)
  • ANSI/BOMA Z65.4 (Multi-Unit Residential)
  • Mixed-use allocation guidance

Mixed-Use Vertical CAM Context

Mixed-use vertical buildings (retail podium, office mid-rise, residential tower) present the most challenging CAM scenarios. Each use type generates different costs, operates on different schedules, and has different lease structures. The allocation methodology must be defensible across all three use types.

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Related Resources

Expenses/Administrative OverheadBoma/Boma 2024 Adoption RoadmapCam Reconciliation ErrorsCam Gross Up CalculatorPro Rata Calculator

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