CAM gross-up calculator
Mark each expense line fixed or variable, enter the actual occupancy and the gross-up occupancy, and list the tenants with their estimates paid. Only the variable lines are grossed up; fixed lines pass through at their actual amounts. The pool, each share, and each true-up are worked out and checked, and the shares add up to the pool to the cent. The lease decides which lines are variable, which are controllable, and what occupancy applies; this page calculates.
Your numbers stay on this device. Nothing is uploaded.
The lease decides which lines are variable, which are controllable, what occupancy they are grossed up to, and any cap. The page calculates from what is entered here.
Actual occupancy
Occupied square feet for each month. Months left blank are not counted in the average.
Expense lines
Tick variable for the lines that are grossed up and controllable for the lines a cap covers. Lines not ticked variable are fixed and enter the pool at their actual amounts.
| Expense line | Actual amount | Variable | Controllable | Grossed up | Cap reduction | In pool |
|---|
Cap on controllable expenses
The cap is compared with the controllable lines after they are grossed up. Any excess comes off those lines in proportion to their amounts and stays out of the pool.
Tenants
| Tenant | Square feet | Fixed share % (optional) | Estimates paid | Share % | Share of pool | True-up |
|---|
Summary
What gets checked
- The grossed-up pool is computed two ways, line by line and from the totals (fixed + actual variable + gross-up increase − cap reduction), and the two agree to the cent.
- Fixed lines enter the pool at their actual amounts. Only lines marked variable are multiplied by the gross-up factor, and each one is its actual amount times the factor to the cent.
- The factor is the gross-up occupancy divided by the actual occupancy, kept as an exact ratio, and is 1 when actual occupancy is at or above the gross-up occupancy.
- With a cap, the controllable lines in the pool total the lesser of their grossed-up amount and the cap, and a cap figured from a prior year plus an increase is worked out a second way.
- Each tenant's share is the pool times that tenant's pro rata share to the cent, and the shares plus the unleased remainder add up to the pool exactly.
- Each true-up equals the share minus the estimates paid, and the summary totals match the lines.
- Warnings (not failures): actual occupancy at or above the gross-up occupancy, no line marked variable, a cap with no controllable lines, and tenant shares that total more than the actual expenses before gross-up.
How it works
- Enter the building. Type the total leasable square feet and the gross-up occupancy percentage, then the occupied square feet: one figure for a single date, or a figure for each month to use the average.
- List the expense lines. Add each line with its actual amount for the year. Tick variable for the lines that are grossed up and controllable for the lines a cap covers. Lines not ticked variable are fixed.
- Add a cap if there is one. Enter the cap as an amount, or as the prior year's controllable expenses and the allowed increase. It is compared with the controllable lines after gross-up.
- List the tenants. Add each tenant's square feet, or a fixed share percentage where a lease sets one, and the estimates paid during the year.
- Review and export. Each line, share, and true-up is shown with the checks. Download Excel or CSV, print, or save the certificate.
Worked example
A 50,000 sq ft building with 40,000 sq ft occupied (80%), grossed up to 95% occupancy, so the factor is 95% ÷ 80% = 1.1875. Controllable lines are capped at the prior year's $48,000.00 plus 5%, which is $50,400.00. Three tenants lease the 40,000 occupied sq ft.
| Expense line | Marked | Actual | Grossed up | Cap reduction | In pool |
|---|---|---|---|---|---|
| Real estate taxes | Fixed | $60,000.00 | $60,000.00 | $60,000.00 | |
| Insurance | Fixed | $18,000.00 | $18,000.00 | $18,000.00 | |
| Landscaping | Fixed, controllable | $8,500.00 | $8,500.00 | $850.00 | $7,650.00 |
| Janitorial | Variable, controllable | $32,000.00 | $38,000.00 | $3,800.00 | $34,200.00 |
| Common area electricity | Variable | $24,000.00 | $28,500.00 | $28,500.00 | |
| Trash removal | Variable, controllable | $8,000.00 | $9,500.00 | $950.00 | $8,550.00 |
| Total | $150,500.00 | $162,500.00 | $5,600.00 | $156,900.00 |
The pool is $86,500.00 fixed + $64,000.00 variable + $12,000.00 gross-up increase − $5,600.00 cap reduction = $156,900.00. The Coffee Shop's 20% share is $31,380.00 against $30,000.00 paid, $1,380.00 due; the Dental Office's 30% share is $47,070.00 against $48,000.00 paid, a $930.00 credit; the Fitness Studio's 30% share is $47,070.00 against $45,600.00 paid, $1,470.00 due. The three shares and the $31,380.00 unleased remainder add up to $156,900.00 exactly. The factor applied to every line, fixed lines included, would have given $178,718.75 before the cap.
The example uses made-up names and numbers.
Questions
Which lines are grossed up?
Only the lines ticked variable. Lines not ticked enter the pool at their actual amounts. The lease decides which lines are variable; the page multiplies only the ticked lines by the factor, and the summary shows what applying the factor to every line would have given, for comparison.
How is the gross-up factor worked out?
Gross-up occupancy divided by actual occupancy. Actual occupancy is the occupied square feet divided by the total leasable square feet, from one date or as the average of the monthly figures entered. The ratio is kept exact as a fraction of whole numbers; the percentage and the factor on screen are rounded for display only. When actual occupancy is at or above the gross-up occupancy the factor is 1, and a warning says so.
How is the cap applied?
The cap applies to the lines ticked controllable, after they are grossed up. When their grossed-up total is above the cap, the excess comes off those lines in proportion to their amounts and stays out of the pool. The cap can be an amount, or the prior year's controllable expenses plus an allowed percentage increase. Where a lease figures its cap another way (cumulative, compounding, or before gross-up), work out the cap amount and enter it as an amount.
How are pennies handled?
The factor is applied once, to the variable total, and rounded to the cent with halves rounded up. That total is placed back on the variable lines by the largest-remainder method, so each line is its actual amount times the factor to within a cent and the lines add up exactly. The cap reduction and the tenant shares are split the same way, so the shares and the unleased remainder add up to the pool to the cent.
What is the unleased remainder?
The pool is split by each tenant's part of the total leasable area, or by a fixed percentage where a lease sets one, so the part that falls on unleased space is shown separately. The page shows the amount and does not say who bears it.
Does it handle a base year?
It works out one year's grossed-up pool. The base year and expense stop calculator on this site grosses up a base year and a comparison year to the same occupancy and works out each tenant's share of the excess.
Is anything uploaded?
No. The numbers are kept in this browser on your device and are never sent to a server.
This tool calculates and checks numbers. It is not legal, tax, or medical advice.
Watch it run
A recording of this tool run on a made-up example is on YouTube, titled "CAM gross-up: gross up the variable lines only, then split the pool".
The link opens YouTube, which is another site. This page loads nothing from it.
Template updates by email
At most four emails a year, when the free templates and rate tables for property managers are updated for a new quarter. Each has a one-click unsubscribe link.
Only the address typed here is sent, never anything from a file opened on this page. Nothing is added until the link in the confirm email is opened. Mathproven is a product of OpenSlot LLC, PO Box 96, Paintsville, KY 41240, USA. Privacy.