Free tools for commercial leases.
Work out a CAM reconciliation, a cap, a gross-up, a triple net rent or next year's estimates, and download the workbooks. Everything runs in your browser: nothing you type is sent to us, and there's nothing to sign up for.
Calculators
CAM reconciliation calculator
Each tenant's share of a year's CAM, taxes and insurance, with gross-up, caps, base years, admin fees and partial years, and a statement to print.
Open the calculatorCAM cap calculator
Cumulative, non-cumulative and compounding caps side by side, year by year, with what each one saves the tenant.
Open the calculatorOperating expense gross-up calculator
Gross up variable expenses to 95% or 100% occupancy, and see what grossing up the base year does to the increase.
Open the calculatorNNN lease calculator
What a rent quoted per square foot NNN costs by the month and the year, with bumps, free rent and a table for the term.
Open the calculatorPro-rata share calculator
A tenant's share under each denominator a lease can use, and what each one does to the dollars.
Open the calculator
Templates and downloads
CAM reconciliation Excel template
A free workbook with the formulas built in: expenses, tenants, caps, gross-up, each tenant's balance and a statement letter.
Get the templateCommercial property budget and CAM estimates
Next year's operating budget by month and each tenant's monthly CAM estimate, with the room left under each cap. Free Excel template.
Get the templateCommercial lease abstract template
Every term worth abstracting from a commercial lease, CAM terms included, with a page and quote column for each answer. Excel and print.
Get the templateCommercial rent roll template
One row per suite with dates, rent, next increase and deposit, in columns that import straight into Cornerhold. Excel and CSV.
Get the template
California
California and Los Angeles landlord guide
Dates, official sources and short guides for owners of commercial property in California and Los Angeles.
Read itCalifornia and Los Angeles compliance calendar
Every yearly deadline for a commercial owner in Los Angeles, with an .ics file for your calendar app.
Read itOfficial sources for California and Los Angeles landlords
The statutes and agency pages behind our California guides, grouped by who publishes them, each dated.
Read itCalifornia commercial estoppel certificate
Fill in a commercial tenant estoppel certificate in your browser, then print it or save it as a Word file.
Get the templateSB 1103 toolkit for landlords
Who counts as a qualified commercial tenant, the notice periods, and the paperwork for operating costs.
Read itQualified commercial tenant checker
Check whether a tenant is likely a qualified commercial tenant under SB 1103, and which of its rules apply.
Open the calculatorSB 1103 notice calculator
The 30 or 90 day rent increase notice and the 30 or 60 day termination notice, for periodic tenancies.
Open the calculatorSB 1103 operating cost documentation checklist
The packet to send before charging a qualified commercial tenant for operating costs, with its dates.
Get the templateCommercial security deposits (Civil Code 1950.7)
What a landlord may keep, when the rest comes back, and why the residential one-month limit doesn't apply.
Read itCASp disclosure in commercial leases (Civil Code 1938)
What a commercial lease must say about Certified Access Specialist inspections since 2017.
Read itOperating cost pass-throughs (Civil Code 1950.8)
When a commercial lease may pass building operating costs through, and the fees it can't demand.
Read itHoldover and notices for commercial tenancies
Holdover, month-to-month notices, three-day notices with estimates, and response times.
Read itLate fees in commercial leases (Civil Code 1671)
The reasonableness test for commercial late charges, and why we found no statutory percentage.
Read itAB 1482 and commercial property
The statewide rent cap covers homes, not commercial space. What applies to commercial tenancies instead.
Read itProposition 13 for commercial owners
Base year, the 2% limit, supplemental bills, 35-year leases and the BOE-100-B filing.
Read it
Los Angeles
Los Angeles business tax for commercial landlords
The $1.27 per $1,000 rate, the small business exemption, renewal dates and the commercial tenant list.
Read itLos Angeles transfer taxes and Measure ULA
County and City transfer taxes and Measure ULA, with the thresholds since July 1, 2026.
Read itLos Angeles commercial tenant protections
The County ordinance in force since 2022, and the City and County proposals still under way.
Read it
How these tools do the math.
Each calculator shows its formulas and works a full example on its page, so you can check it by hand.
- Money is figured to the cent, rounded half up once per amount, and every statement adds up to its total.
- Shares, rates and occupancy are kept exact until the last step, so a result doesn't drift with rounding.
- The calculators run in your browser. Nothing you type is sent to us or saved; closing the page clears it.
- The downloads are plain .xlsx, .csv and .ics files, with any formulas in view. No email, no account.
- These are general tools, not legal, tax or accounting advice. Your lease controls. Cornerhold does the same work from your own leases and invoices.
Set up your first property.
Owner and Owner Plus start with 14 days free, without a card. Bring a rent roll, QuickBooks files or lease PDFs, and you can set up your portfolio in about ten minutes. For a large portfolio, or if you want our team to move you in, ask about Enterprise.