CAM reconciliation software that shows its work.

The waterfall runs in a fixed order

Order matters in CAM recovery. Applying a cap before the base-year deduction produces a different number than applying it after, and a spreadsheet will happily do either. Vespy runs the same sequence every time and records what each step did.

The pipeline is: pool actuals, less exclusions, gross-up of variable costs to the pool’s target occupancy, administrative fee, tenant share, base-year deduction, cap against the base or prior year, and finally the estimates already billed.

• Pool actuals collected per recovery pool, not per property
• Exclusions itemized and counted, so the deduction is explainable
• Gross-up applied only to variable costs, at the pool’s target occupancy
• Administrative fee computed on the grossed-up pool
• Tenant share by rentable area, fixed percent, or fixed amount
• Base year or expense stop deducted before any cap is tested
• Cap measured against a base-year or prior-year reference
• Estimates paid netted last, producing a balance due or a credit

Gross-up that matches the lease

Gross-up exists so a tenant in a half-empty building pays what they would have paid in a full one. It applies only to costs that vary with occupancy — janitorial, utilities, trash — and never to fixed costs like insurance or property management.

Vespy takes the pool’s occupied and total square footage, derives actual occupancy, and lifts variable costs to the target occupancy the lease specifies. The occupancy basis is shown on the line, so a tenant asking "grossed up to what?" gets an answer instead of a formula.

Caps, base years, and expense stops

A cap limits how much a tenant’s recoverable share can grow. Whether it compounds, whether it accumulates unused headroom, and what it measures against are all lease-specific — and all places where a workbook quietly diverges from the document.

Vespy models the cap basis explicitly. A base-year cap tests against the base-year amount; a prior-year cap tests against what was actually billable last year. The reduction is recorded as its own line, not folded silently into the total.

Built for the tenant audit

Sophisticated tenants audit. When they do, the question is never "what is the number" — it is "how did you get it, and show me." A workbook that has been edited for three years cannot answer that.

Every Vespy reconciliation retains a versioned calculation trace with each input and intermediate. Prior traces are never rewritten when the engine changes, because a rewritten trace is a falsified audit record. The CAM reconciliation audit report renders the whole thing for a tenant or an auditor.