How to dispute CAM charges, with a letter template

A good CAM objection is short, specific and arrives before the lease's deadline. Here is the structure that gets credits, followed by a template.

Before you write

• Find the audit clause and the deadline. Most leases give 90 to 180 days from receipt of the statement, and many require written notice to a specific address.
• List each disputed item with the lease section that controls it and the corrected amount. Vague complaints get vague answers.
• Keep paying under protest unless the lease says otherwise; withholding can create a default.

What to include

1. The statement you are objecting to (property, suite, period, date received).
2. That you are exercising your rights under the specific lease section.
3. A schedule of items: description, statement amount, lease section, corrected amount, difference.
4. What you want: a credit or refund of the total, and backup for items you cannot yet verify.
5. A date for a response, and the reply address.

Template

[Date]

[Landlord legal name]
[Notice address from the lease]

Re: Objection to [year] operating expense reconciliation, [Property], Suite [__]

Dear [Name],

We received the [year] reconciliation for the premises on [date]. Under Section [audit section] of the lease dated [date], [Tenant legal name] objects to the statement and requests the corrections listed in Schedule A.

In summary:
1. [Item]: [statement amount] billed. Section [__] [excludes / limits] this cost. Corrected amount: [__].
2. [Item]: ...

The total overcharge is [amount]. Please issue a credit or refund of that amount within 30 days and provide the invoices and general ledger detail for [items needing backup].

Please reply to [email]. This letter does not waive any of our rights under the lease, including the right to audit.

Sincerely,
[Name, title]
[Tenant legal name]

Schedule A: [table of items, lease sections, amounts]

After you send it

Log the date and method of delivery. Follow up at 14 and 30 days. When the landlord concedes an item, ask for the credit in writing and check that it appears on your next statement.

Or let Tenantback do it

Tenantback finds the items, writes this letter with the schedule filled in from your actual lease and statement, sends it after your approval, and handles the replies until the credit lands.

Questions

Can I dispute CAM charges after paying?

Usually yes, within the lease's objection window. Paying generally does not waive the right to audit.

Should a lawyer send the letter?

Most CAM objections are resolved by the tenant's own letter citing the lease. If the landlord refuses and the amount is large, involve counsel.