CAM audit rights and objection windows: how much time you have
Almost every retail and restaurant lease gives the tenant a right to question the landlord's reconciliation. It almost always expires. Missing the window usually makes the statement final, even if it is wrong.
The typical window
Most leases allow 90 to 180 days to object or to request an audit. Some allow a year; a few as little as 30 days. The clause is usually titled "Books and Records", "Audit" or sits at the end of the operating expenses section.
What starts the clock
| Trigger | Meaning |
|---|---|
| Receipt of the statement | The most common. Keep proof of when it arrived. |
| Date of the statement | Starts even if delivery was slow. Shorter in practice. |
| End of the lease year | Fixed calendar date regardless of when the statement comes. |
Written notice requirements
Many clauses require written notice to a specific address, sometimes by certified mail or courier. An email to the property manager may not count. Use the notice address in the lease, and keep the delivery proof.
Who pays for the audit
Tenants normally pay, but many leases shift audit costs to the landlord if the overcharge exceeds a threshold, often 3 to 5% of the total. That clause gives a documented objection real leverage.
Lookback periods
Some leases let you audit one to three prior years; others make each year final once its window closes. Check before assuming older years are lost.
Paying while you dispute
Most leases require you to pay the billed amount while the dispute is pending, then receive a credit or refund. Withholding rent can create a default, so object in writing and pay under protest unless your lease says otherwise.
How Tenantback keeps you inside the window
When it reads your lease, Tenantback records the audit window, its trigger and any notice rules, and adds a dated deadline for each statement it audits. Its sentinel agent checks every deadline daily and escalates money at risk well before the window closes.
Questions
How many days do I have to dispute CAM charges?
Commonly 90 to 180 days from receiving the reconciliation, but it depends on your lease's audit clause. Some are as short as 30 days.
Does an email count as written notice?
Only if the lease allows it. Many require notice to a specific address by mail or courier.
Can I still object after paying?
Usually yes, within the window. Paying the reconciliation does not by itself waive the right to audit.
Check your own reconciliation, free
Email your lease and the landlord's latest CAM reconciliation to audit@tenantback.com. Tenantback's agents check every line against the lease and send back each overcharge with the clause and the math, usually within minutes. No signup. If you then recover money through Tenantback, it keeps 25% of what comes back, and nothing otherwise.
Using ChatGPT or Claude? Connect https://tenantback.com/mcp and ask it to audit your statement.