Free Template

Free CAM Reconciliation Template

Excel template and online generator for CAM reconciliation statements. Includes pre-built formulas for pro-rata share, gross-up, and cap calculations.

Two ways to use this template

Online Generator (Free)

Enter your data and get a formatted PDF reconciliation statement instantly. California SB 1103 disclosure support. No signup required.

Use Online Generator

Spreadsheet Template (Free)

Pre-formatted spreadsheet with gross-up formulas, pro-rata calculations, and cap tracking built in. Sign up free to get it.

Get the free template

What's in the Template

A complete CAM reconciliation template covers five sections. Most Excel templates found online only include the expense summary. The sections below are what make a reconciliation statement defensible when tenants review it.

Reconciliation Period Header

Property name and address
Reconciliation year (Jan 1 – Dec 31 or fiscal year)
Date prepared and landlord contact
Tenant name and lease reference

Recoverable Expense Summary

Expense category (landscaping, cleaning, utilities, etc.)
GL account code
Total actual expenses
Non-recoverable exclusions with lease reference
Net recoverable amount

Gross-Up Calculation Section

Fixed vs. variable expense split
Actual occupancy % for the period
Gross-up threshold (from lease)
Grossed-up variable expense total
Combined grossed-up pool

Pro-Rata Share Calculation

Tenant RSF
Building denominator SF (as defined in lease)
Pro-rata percentage
Gross CAM obligation
CAM cap comparison (if applicable)

True-Up Calculation

Annual CAM obligation (after cap)
Total estimated payments received
True-up amount (balance due or credit)
Payment due date

Template vs. Software: Which Do You Need?

Feature	Excel Template	CapVeri Software
Cost	Free	starts at $998/year with 80OFF
Data entry	Manual (from GL)	Automated (CSV import)
Gross-up calculations	Formula-based (manual setup)	Automated per lease terms
Cap tracking	Manual formula	Automated cumulative/non-cumulative
Error detection	None	Flags calculation errors vs. prior year
Demand letters	Write manually	Auto-generated
Audit trail	None	Full version history
SB 1103 compliance (CA)	Formatted template	Validated layout + checks
Works with Yardi/MRI	Paste from export	Direct CSV import

State-Specific Template Considerations

California (SB 1103)

Requires specific expense disclosure format for small business tenants. Template must show each expense line item and basis for allocation.

Texas

No statutory reconciliation requirement, but HCAD tax protest outcomes affect CAM recovery. Use the HCAD Tax Normalizer for accurate calculations.

Florida

Florida commercial leases commonly use non-cumulative caps. Ensure your template tracks prior-year CAM correctly for accurate cap application.

New York

Class A office leases in NYC often use base year or expense stop structures. Standard pro-rata templates may not apply. Use the Base Year Escalation Calculator.

Frequently Asked Questions

What should a CAM reconciliation template include?

A complete CAM reconciliation template should include: a recoverable expense summary with GL code mapping, gross-up calculation section (variable/fixed expense split), pro-rata share calculation per tenant, CAM cap comparison (prior year vs. current year obligation), estimated payment summary, and a true-up amount per tenant.

Is this CAM reconciliation template free?

Yes. The reconciliation statement generator and downloadable Excel templates are free with no signup required. Automated reconciliation from a GL export (with error detection, demand letters, and audit trail) requires a CapVeri account.

What's the difference between a CAM reconciliation template and CAM reconciliation software?

A template (Excel or PDF) needs manual data entry and formula maintenance. CAM reconciliation software reads your GL export directly, runs all calculations, finds billing errors, and builds the reconciliation statement. This cuts the manual work and reduces calculation risk.

Can I use this template with Yardi or MRI data?

Yes. Export your GL report as a CSV or Excel from Yardi, MRI, AppFolio, or any ERP system, then use that data to populate the template. CapVeri's reconciliation generator also accepts these exports directly for fully automated calculation.

Does this template comply with SB 1103 (California)?

The reconciliation statement generator includes California SB 1103 disclosure support for eligible commercial leases. It provides expense category and allocation-basis fields your team can review against the lease and counsel guidance.

Automate the Whole Reconciliation

Import your GL export from Yardi or MRI. CapVeri calculates pro-rata share, gross-up, and caps automatically. It also flags errors your current process misses.

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