{"id":1241,"date":"2012-11-07T14:00:00","date_gmt":"2012-11-07T14:00:00","guid":{"rendered":"https:\/\/www.sherin.com\/real-estate\/2012\/11\/07\/negotiating-inclusions-and-exclusions-from-operating-expenses-or-common-area-maintenance-cam-costs\/"},"modified":"2021-09-20T18:59:36","modified_gmt":"2021-09-20T18:59:36","slug":"negotiating-inclusions-and-exclusions-from-operating-expenses-or-common-area-maintenance-cam-costs","status":"publish","type":"post","link":"https:\/\/www.sherin.com\/real-estate\/2012\/11\/07\/negotiating-inclusions-and-exclusions-from-operating-expenses-or-common-area-maintenance-cam-costs\/","title":{"rendered":"Negotiating Inclusions and Exclusions from Operating Expenses or Common Area Maintenance (CAM) Costs"},"content":{"rendered":"

Most retail leases are so called triple net leases, in which Tenant pays its proportionate share of Insurance, Real Estate Taxes and Common Area Maintenance<\/a>, in addition to Base rent.<\/p>\n

By contrast, most office leases are modified \u201cgross\u201d leases, in which Tenant pay its proportionate share of Operating Expenses (including Insurance) and Real Estate Taxes over the \u201cBase\u201d amount (usually the calendar year of Term Commencement for Operating Expenses, or the fiscal year in which the Term commences for Taxes) for Operating Expenses and Real Estate Taxes.<\/p>\n

In both circumstances Tenant must be vigilant to ensure that Operating Expenses and CAM costs are reasonable, appropriately incurred, and properly reimbursable by a tenant (rather than a landlord) of Property.<\/p>\n

For example:<\/p>\n

(A)\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 The costs of capital repairs and\/or replacements is not something a tenant should reasonably be expected to pay.\u00a0 Landlords generally are willing to amortize such \u201ccapital\u201d costs over the useful life of the \u201ccapital\u201d item for Federal Income Tax purposes, and to include only each year\u2019s amortized amount in CAM or Operating Expenses.\u00a0 In some instances, landlords are willing to exclude entirely the replacement of certain capital items such as a roof or the repaving of a parking lot.<\/p>\n

(B)\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Increases in \u201cControllable Expenses\u201d should be capped at some reasonable number, typically three percent (3%) per annum.\u00a0 Controllable Expenses should include all expenses other than snow plowing and removal, Insurance, Real Estate Taxes, and utilities.\u00a0 From a tenant\u2019s perspective this should not be on a cumulative basis.\u00a0 This creates an incentive on landlords to minimize Controllable Expenses and to properly manage the Property.<\/p>\n

(C)\u00a0 \u00a0 \u00a0 \u00a0 Other typical exclusions from CAM and\/or Operating Expenses include:<\/p>\n

(1)\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 cost of any service directly to and paid directly by any tenant (outside of such tenant’s Operating Expense payments);<\/p>\n

(2)\u00a0 \u00a0 \u00a0 \u00a0 the cost of any items for which Landlord is reimbursed by insurance proceeds, condemnation awards, a tenant of the Building, or otherwise to the extent so reimbursed;<\/p>\n

(3)\u00a0 \u00a0 \u00a0 \u00a0 ground lease payments (if any);<\/p>\n

(4)\u00a0 \u00a0 \u00a0 \u00a0 costs incurred by Landlord due to the violation by Landlord (or any tenant) of the terms and conditions of any lease of space or by violation of any law, code, regulation, ordinance or the like, which costs would not have been incurred but for such violation;<\/p>\n

(5)\u00a0 \u00a0 \u00a0 \u00a0bad debt expenses and interest, principal, points and fees on debts or amortization on any ground lease, mortgage or mortgages or any other debt instrument encumbering the Building and property on which the Building is situated;<\/p>\n

(6)\u00a0 \u00a0 \u00a0 \u00a0marketing costs, leasing commissions and\/or attorneys’ fees in connection with the negotiation and preparation of letters, deal memos, letters of intent, leases, subleases and\/or assignments, space planning costs, and other costs and expenses incurred in connection with lease, sublease and\/or assignment negotiations and transactions with present or prospective tenants or other occupants of the Building;<\/p>\n

(7)\u00a0 \u00a0 \u00a0 \u00a0costs, including permit, license and inspection costs, incurred with respect to installation of improvements made for tenants or other occupants in the Building or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants in the Building;<\/p>\n

(8)\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 costs incurred to obtain or upgrade a LEED certification<\/a> or similar rating for the Building or Property (though such monitoring and maintenance costs required to maintain such a rating or certification once obtained may be included in Operating Expenses);<\/p>\n

(9)\u00a0 \u00a0 \u00a0 \u00a0 \u00a0rentals and other related expenses for leasing an HVAC system, elevators, or other items (except when needed in connection with normal repairs and maintenance of the Building or in the event of an emergency) which if purchased, rather than rented, would constitute a capital improvement not included in Operating Expenses;<\/p>\n

(10)\u00a0\u00a0\u00a0\u00a0 expenses in connection with services or other benefits which are not offered to Tenant, or for which Tenant is charged directly, but which are provided to another tenant or occupant of the Building without charge;<\/p>\n

(11)\u00a0\u00a0\u00a0\u00a0 electric power costs or other utility costs for which any tenant directly contracts with the local public service company;<\/p>\n

(12)\u00a0\u00a0\u00a0\u00a0 costs (including in connection therewith all attorneys’ fees and costs of settlement, judgments and\/or payments in lieu thereof) arising from claims, disputes or potential disputes in connection with potential or actual claims, litigation or arbitration pertaining to tenants of the Building;<\/p>\n

(13)\u00a0\u00a0\u00a0\u00a0 costs incurred in connection with the original construction or any future expansion of the Building or real property;<\/p>\n

(14)\u00a0\u00a0\u00a0\u00a0 costs incurred to comply with laws relating to the removal of hazardous materials or to remove, remedy, treat or contain any hazardous materials existing prior to the lease;<\/p>\n

(15)\u00a0\u00a0\u00a0\u00a0 advertising and promotional expenses;<\/p>\n

(16)\u00a0\u00a0\u00a0\u00a0 charitable or political contributions; and<\/p>\n

(17)\u00a0\u00a0\u00a0\u00a0 art work.<\/p>\n

In order to give real teeth to these exclusions the tenant should also negotiate for the right to audit the CAM or Operating Expenses.\u00a0 The intent is to create a lease whereby the landlord is reimbursed for its actual reasonable costs of operating the property in an efficient manner.\u00a0 The CAM or Operating Expense provision is not intended to be a profit center for the landlord, nor is it intended to provide the landlord reimbursement for its capital investment in the property.<\/p>\n","protected":false},"excerpt":{"rendered":"

Most retail leases are so called triple net leases, in which Tenant pays its proportionate share of Insurance, Real Estate Taxes and Common Area Maintenance, in addition to Base rent. By contrast, most office leases are modified \u201cgross\u201d leases, in which Tenant pay its proportionate share of Operating Expenses (including Insurance) and Real Estate Taxes […]<\/p>\n","protected":false},"author":1,"featured_media":5601,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[],"tags":[],"class_list":["post-1241","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry"],"acf":[],"yoast_head":"\nNegotiating Inclusions and Exclusions from Operating Expenses or Common Area Maintenance (CAM) Costs - Real Estate<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.sherin.com\/real-estate\/2012\/11\/07\/negotiating-inclusions-and-exclusions-from-operating-expenses-or-common-area-maintenance-cam-costs\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Negotiating Inclusions and Exclusions from Operating Expenses or Common Area Maintenance (CAM) Costs - Real Estate\" \/>\n<meta property=\"og:description\" content=\"Most retail leases are so called triple net leases, in which Tenant pays its proportionate share of Insurance, Real Estate Taxes and Common Area Maintenance, in addition to Base rent. 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