Over $320,000 recovered. One client. One engagement. That is not a best-case scenario. It is what happens when the right expertise is applied to a portfolio that has never had a structured CAM audit process in place.
The numbers in a landlord’s reconciliation are not always wrong. But when they are, the gap between what was billed and what should have been billed is rarely small.
What Expert Audits Actually Recover
Here is what that looks like in practice. Below is a representative sample from just five locations within a larger retail portfolio our team audits:
| Location | Financial Recovery | What the Audit Found |
| Florida | $30,569.23 | Occupancy percentage miscalculated; prior payments not applied |
| Texas | $16,637.30 | CAP 3% not enforced; insurance exceeded 110% of prior year |
| South Carolina | $13,739.06 | Fixed CAM charges escalated against lease terms |
| Kentucky | $14,882.08 | CAP 5% not applied to reconciliation |
| Florida (2nd period) | $27,502.72 | CAM incorrectly escalated, fixed per lease |
Total recovery across these five locations alone: over $103,000 in a single audit cycle.
These represent a portion of the locations we manage for this client. The pattern holds across the broader portfolio: when lease terms are compared with the amounts actually billed, discrepancies consistently emerge.
Scale Changes the Stakes
A national healthcare organization managing over 800 locations had landlord reconciliations that went unreviewed for too long, leaving discrepancies unaddressed across its entire portfolio. Mohr Partners built a customized audit framework, proactively initiated audits without waiting on landlords, and reviewed every critical variable: pro rata shares, management fees, occupancy percentages, and CAP structures.
The result: $320,167 recovered in overcharged operating expenses, giving their leadership team full confidence in their lease records. The engagement subsequently expanded to lease abstractions and quality control, because when a team operates at that level of precision, trust follows naturally.
Why Expertise Is the Deciding Factor
The depth of a CAM audit comes down to how far a reviewer is willing to go to verify a single number.
During an audit of a real estate tax reconciliation for a large wholesale-retail client, our team identified that the landlord had reported a Land Assessment value of $2,781,500, which was incorrect and should have been $2,718,500. More significantly, the land value used in the calculation was stated as $1,404,500 instead of $14,404,500. Without manual cross-referencing against the county tax authority’s public records, that error passes unnoticed. The correction returned $123,467.01 from a single location.
In another engagement, a national eye care tenant’s landlord reconciliation included landscaping, elevator maintenance, signage, repairs, and janitorial fees, none of which were within scope under the lease agreement. The lease clearly limited the tenant’s financial obligations to real estate taxes and insurance. A line-by-line audit identified $27,588.12 in charges that simply did not belong there.
These reflect what structured expert audits find consistently: errors in calculation, scope, and compliance that go unaddressed when landlord reconciliations are accepted without scrutiny. The value of getting this right extends well beyond individual recoveries. It builds into every renewal discussion, every budget cycle, and every negotiation that follows.
Mohr Partners brings that expertise to every engagement: structured process, deep lease knowledge, and a proven track record of material financial recovery for multi-location tenants.
Explore our lease administration capabilities at mohrpartners.com/lease-administration.
