Free CAM Gross-Up Scenario Calculator

Model gross-up expenses across occupancy thresholds. Download free.

A CAM gross-up adjusts variable operating expenses to reflect a fully (or near-fully) occupied building, so tenants pay their fair share even when vacancies exist. Most NNN leases require landlords to gross up variable CAM expenses to a defined threshold — typically 90% or 95% occupancy.

What's inside

  • Models gross-up across 85%, 90%, 95%, and 100% occupancy thresholds
  • Separates fixed vs. variable expenses — shows exactly what landlords can inflate
  • Per-tenant pro-rata allocation table for up to 10 tenants
  • Works in Excel 2016+ and Google Sheets — no macros, no VBA

Used by property controllers at property management companies running portfolios of 10–200+ tenants.

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Frequently Asked Questions

What is a CAM gross-up clause?
A CAM gross-up clause is a lease provision that allows landlords to adjust variable operating expenses as if the building were occupied to a specified threshold (usually 90-95%). This prevents tenants from subsidizing vacant space and ensures equitable cost distribution.
How do you calculate gross-up to 95% occupancy?
Divide total variable expenses by actual occupancy (e.g., 75%), then multiply by the gross-up threshold (95%). For example, $100,000 in variable expenses at 75% occupancy grossed up to 95% = $100,000 / 0.75 × 0.95 = $126,667.
What expenses are subject to gross-up?
Only variable operating expenses are grossed up — costs that change with occupancy like utilities, janitorial, and common area maintenance. Fixed expenses like property taxes, insurance, and management fees remain unchanged regardless of occupancy.
What is the difference between fixed and variable CAM expenses?
Fixed CAM expenses (taxes, insurance, management fees) stay constant regardless of occupancy. Variable expenses (utilities, janitorial, landscaping) scale with the number of occupied spaces. Only variable expenses are subject to gross-up calculations.
Can a landlord gross up expenses above 100% occupancy?
No. Gross-up thresholds are capped at 100% occupancy. Most leases specify a threshold between 90-95%. Grossing up above actual occupancy would overstate expenses beyond what tenants could reasonably owe.