Free Cumulative CAM Cap Bank Calculator
Model cumulative cap banks across your lease years and see exactly how unused capacity stacks up over time. Download free XLSX.
Cumulative CAM caps are one of the most misunderstood provisions in commercial leases. Property controllers who fail to track the cap bank year-by-year routinely under-bill tenants or expose themselves to lease disputes. This calculator gives you a full picture of the bank balance, ceiling, and recoverable amounts across the entire lease term.
What's inside
- Track cumulative cap bank balance for each lease year
- See how unused cap capacity compounds over time
- Model different cap scenarios (3% vs 5% cumulative)
- Export a lease-year-by-lease-year summary for each tenant
Built for property controllers and lease administrators managing multi-tenant portfolios with cumulative CAM cap provisions.
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Frequently Asked Questions
What is a cumulative CAM cap bank?
A cumulative CAM cap bank is the running balance of unused cap capacity that carries forward from year to year under a cumulative cap structure. When actual CAM expenses in a given year come in below the cumulative ceiling, the unused allowance does not disappear — it accumulates in the bank. In future years when expenses spike, the landlord can draw on this banked capacity to recover charges above what a simple annual percentage would allow.
How is the cumulative cap calculated?
The cumulative cap ceiling for any given year equals the base year CAM amount multiplied by (1 + cap percentage) raised to the power of the number of years since the base year. For example, with a $200,000 base year and a 4% cumulative cap, the year 5 ceiling is $200,000 × 1.04^5 = $243,331. The tenant pays the lesser of actual expenses or this ceiling. The bank balance is the ceiling minus what was actually billed in each prior year.
When does the cap bank reset?
Under most lease drafting, the cumulative cap bank does not reset — the banked capacity compounds throughout the lease term. However, some leases include a reset provision that zeroes the bank at lease renewal or at specific intervals. Review your lease language carefully; the calculator includes a toggle for both scenarios so you can model the lease as written.
How is this different from a non-cumulative cap?
A non-cumulative cap limits the year-over-year increase to a fixed percentage of the prior year's actual charges — it does not carry unused capacity forward. If expenses rise by only 1% in a year with a 5% non-cumulative cap, the remaining 4% is lost. Under a cumulative cap, that 4% banks and is available in future years. Over a 5- to 10-year lease, the difference between structures can amount to significant recoverable dollars for the landlord.