Free tool
NNN total occupancy cost calculator
Combine base rent with CAM, taxes, and insurance into one cost per rentable square foot, so NNN and gross quotes compare fairly.
Total occupancy cost
Use this to compare a NNN quote against a gross or modified gross one. Put both on an all-in per-square-foot basis before deciding which is cheaper.
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Why the all-in number is the only one that matters
Brokers quote base rent because it is the competitive number. Tenants budget total occupancy cost because it is the number that leaves the bank account. The gap between the two is where most leasing surprises live.
For landlords, the same figure matters in reverse: a building with high recoveries has less room to raise base rent before total occupancy cost prices it out of the submarket. Knowing the all-in number is what makes a renewal conversation realistic.
Questions
What is included in total occupancy cost?
Base rent plus every recoverable charge the tenant pays on top of it: common area maintenance, property taxes, building insurance, and any other pass-throughs such as utilities or an administrative fee. Expressed per rentable square foot, it is the only fair way to compare a triple net quote against a gross one.
How do I compare a NNN quote against a gross quote?
Put both on an all-in basis. A $28 NNN rate with $11 of recoveries is a $39 deal. A $36 full-service gross rate is cheaper, even though the headline number is higher. Gross leases usually still expose the tenant to increases over a base year, so the comparison holds only for the first year.
Are NNN charges fixed for the year?
No. They are billed as estimates and reconciled against actuals after year end, so the tenant may owe a balance or receive a credit. Budget the estimate as a floor rather than a fixed cost.
What is a typical NNN load?
It varies widely by market, asset class, and building age. Industrial tends to run lowest, office highest because of shared services. The figure only means something relative to comparable buildings in the same submarket.
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