Free tool
CAM reconciliation calculator
Work through the full recovery waterfall with your own numbers: exclusions, gross-up, base year, cap, and estimates 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, so 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 (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
What order does this calculator apply the deductions in?
Pool actuals, less exclusions, gross-up of variable costs to the target occupancy, administrative fee, tenant pro-rata share, base-year deduction, cap, and finally estimates already billed. That order matters. Applying the cap before the base-year deduction produces a different number, and the order mirrors the sequence Vespy uses internally.
Why is only part of the pool grossed up?
Gross-up normalizes costs that vary with occupancy, such as janitorial, utilities, and trash removal. Fixed costs like insurance and property taxes do not fall when a building empties out, so grossing them up would overcharge the tenant. Enter only the variable portion in that field.
What if the building is above the gross-up target?
No uplift is applied. Gross-up only ever raises costs toward the target occupancy. It never grosses down a building that is fuller than the target.
Does this store what I enter?
No. The calculation runs entirely in your browser and nothing is sent anywhere. There is no email gate and no account required.
Want to save the work?
Run reconciliations against real leases and keep the trace. Free for 14 days.
14-day free trial · No credit card