CAM reconciliation calculator
Work through the full recovery waterfall with your own numbers — exclusions, gross-up, base year, cap, and estimates already billed. Nothing leaves your browser.
Recovery waterfall
The same order of operations Vespy runs internally.
Illustrative only. Your lease governs the actual order and basis of each deduction — check the recovery clause before billing.
Free, no account, and no email required. Nothing you type here leaves your browser.
How to use this calculator
Start with the expense pool for the period — the recoverable operating expenses before any exclusions — then subtract the capital items and other costs your lease carves out. What remains is the pool total the recovery is computed against.
Enter the variable portion of that pool separately. Gross-up applies only to costs that move with occupancy, so entering the full pool as variable will overstate the uplift and the tenant’s share along with it.
The tenant share is derived from rentable area: this tenant’s square footage over the building’s. If your lease specifies a fixed percentage instead, work backwards by entering areas that produce that percentage, or use the fixed-percent share basis in Vespy itself.
Why the order of operations matters
The single most common spreadsheet error in CAM recovery is testing the cap before deducting the base year. A cap measured against the full tenant share rather than the post-base-year amount will let through a larger increase than the lease permits.
The second most common is grossing up after applying the tenant share rather than before. Gross-up is a pool-level adjustment; applying it downstream changes the result and makes the number impossible to tie back to the pool.
Questions
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