Maris Advisors — CAM Forensics

Your Landlord
Has Already
Been Paid Twice.

The OpEx Audit Analyzer is a forensic-grade CAM reconciliation engine that cross-references your lease exclusions, BOMA standards, and Phoenix market benchmarks against every line item your landlord billed — and builds the dispute case automatically.

OpEx Audit Analyzer™ applies three independent logic layers — arithmetic verification, BOMA capital reclassification, and AI-powered lease exclusion matching — to uncover overcharges that manual review consistently misses.

Overpaying on CAM? Request an OpEx Audit below ↓

How the Engine Works

Three Layers. One Unassailable Audit.

Most tenants accept reconciliation statements at face value. The OpEx Audit Analyzer runs three independent checks that reveal what manual review cannot.

Arithmetic Verification

The tool calculates your actual pro rata share from raw square footage and compares it to what the landlord stated. A discrepancy here affects every dollar billed — for the life of your lease. We also cross-check load factor changes and building RSF shifts that artificially inflate your percentage.

BOMA Capital Classifier

Any line item exceeding $25,000 triggers a keyword NLP scan for "replacement," "upgrade," "modernization," "controller," "membrane," or "slab." Items meeting that threshold are reclassified as capital improvements and run through an amortization engine using BOMA useful-life tables — chillers at 20 years, roofs at 15, elevators at 20.

AI Lease Exclusion Matching

Using Claude AI, the tool reads your uploaded lease exclusion clauses and cross-references them semantically against every CAM line item. It identifies "ownership costs" disguised as management fees, leasing commissions buried in admin, and specialty expenses that your lease explicitly prohibits — then drafts the dispute language automatically.

Signature Feature

Elevator Auto-Detect.

Landlords routinely bury capital modernization projects inside the "Elevator Repairs" line — a single-year expensing of work that BOMA requires to be amortized over 20 years. The OpEx Audit Analyzer flags this automatically using cost-density analysis and keyword forensics.

If the per-cab cost exceeds the Phoenix Class A threshold of $7,500, the tool triggers a forensic scan of uploaded invoices for terms like "Controller," "Solid-State," "MCE Motion," or "Non-Proprietary Upgrade" — language that distinguishes modernization from maintenance.

Phoenix Class A benchmark: $4,500–$6,200 per cab annually. Class B: $3,500–$4,800. Anything above those thresholds triggers forensic review automatically.

⚠ Buried Capital Detected

Line Item: "Misc. Elevator Repairs — $84,500"
Finding: Invoice contains "MCE Motion 4000 Controller Replacement." This is a 20-year capital modernization, not a repair.
Action: Reclassify and amortize per BOMA 2017 Appendix B.

Recovery: $80,275

⚠ Double-Billing Detected

Building carries a Full Maintenance contract at $2,000/month. Invoice #992 adds a separate $5,000 "Door Motor" charge. Under a full-service contract, parts are included.

Dispute Amount: $5,000

Asset Class Intelligence

Select Your Sector. Reveal the Signature Audit Trap.

The OpEx Audit Analyzer applies a distinct forensic logic to each asset class. What qualifies as a recoverable overcharge in a Medical Office bears no resemblance to what's recoverable in a Semiconductor fab. The engine knows the difference.

□ Office

Class A / B Office

Service, Amenity & HVAC Forensics

Landlords charge tenants for after-hours HVAC overrides but pocket the revenue without crediting the electricity pool — a double-dip on the same kilowatt-hour. Luxury amenity fees rarely offset their OpEx line. Janitorial affiliate markups routinely exceed market rate by 10–15%.

Example Recovery: $2,966 — HVAC overtime double-dip

□ Industrial

Industrial

Structural & Net Lease Forensics

Management fees get calculated on the total bill — including pass-through taxes and insurance that most industrial leases explicitly exclude from the fee base. Roof replacements exceeding $25K are routinely expensed in a single year rather than amortized over 15 years as BOMA requires.

Example Recovery: $41,500 — Roof capital reclassification

□ Flex

Flex

Pro Rata Fairness & Service Split

Office tenants in Flex buildings routinely subsidize the structural wear driven by warehouse neighbors — heavy truck asphalt damage, ESFR fire pump maintenance, loading dock repairs. Blended CAM rates obscure this cost transfer. Pro rata mismatches using different SF methodologies add further overcharges.

Example Recovery: $8,400 — Pro rata mismatch correction

□ Semiconductor

Semiconductor

Process Forensics & Utility Isolation

Process cooling water, acid waste neutralization systems, and HEPA/ULPA filtration are tenant-specific infrastructure — not common area expenses. Landlords routinely pool these costs into general CAM. The tool scans GL invoices for keywords including "Neutralization Tank," "Acid Waste," and "Scrubber" to identify 100% rejectable charges.

Example Recovery: $112,000 — AWN system full rejection

□ Manufacturing

Manufacturing

24/7 Wear & Structural Forensics

Slab leveling and floor stabilization are structural capital items under BOMA Industrial — not "Maintenance." Industrial effluent sewer surcharges are tenant-specific and universally excluded. 24/7 security billed at building-wide rates when leases mandate standard-hours coverage.

Example Recovery: $62,000 — Industrial effluent exclusion

□ Medical Office

Medical Office

Compliance & Bio-Hazard Forensics

Surgical-grade janitorial costs for operating suites get pooled into common CAM and charged to every tenant. Red bag / sharps disposal is a tenant-specific medical operation and is excluded in virtually all MOB leases. Stark Law compliance issues arise when fee waivers for large hospital tenants are redistributed across private practice suites.

Example Recovery: $18,400 — Bio-hazard waste pool removal

Phoenix Metro Intelligence

If Your Building Exceeds These Numbers, We Want to Know Why.

The OpEx Audit Analyzer is pre-loaded with Phoenix Class A and B benchmarks. Variance beyond trigger thresholds initiates an automatic forensic scan of that expense category.

Electricity

$2.10–$2.40

Class A / SF / Year

Red Flag Trigger: >$2.88/SF (>20% variance)

Elevator (per cab)

$4,500–$6,200

Class A / Cab / Year

Red Flag Trigger: >$7,500/cab (>30% variance)

Janitorial

$1.75–$2.25

Class A / SF / Year

Red Flag Trigger: >$2.59/SF (>15% variance)

Phoenix-Specific Logic: Arizona's Prop 117 limits annual assessed value increases for tax purposes. If your landlord is passing through full Special Assessments or ignoring the Limited Property Value cap, the tool flags it. Additionally, June–September utility spikes exceeding 30% year-over-year automatically trigger a chiller/capital inquiry — a signature Phoenix audit trap landlords count on tenants missing.

Deliverables

Three Outputs. Everything You Need to Engage Your Landlord.

Output 01

Executive Dashboard

A visual audit command center showing total potential recovery, Audit Health Score (1–100), and a Phoenix Benchmark Radar Chart comparing your building's PSF costs against Class A/B market averages.

Total identified recovery counter
Red/Yellow/Green status per check
Radar chart: actual vs. market benchmark
Red-Line View: lease clause vs. disputed charge

Output 02

BOMA Evidence Log

A board-ready PDF audit report structured for delivery to the landlord or property manager, with every finding cited by BOMA standard and lease section.

Executive summary with net tenant savings
Forensic findings table (Ref#, Line Item, Finding, Citation, Recovery)
Sector-specific deep dive analysis
Amortization schedules for reclassified capital

Output 03

Automated Dispute Package

A pre-populated formal dispute letter with BOMA citations, lease section references, and a GL detail request for every flagged line item — ready for attorney review or direct delivery.

Dispute letter citing specific lease clauses
GL detail request for flagged accounts
BOMA standard violation citations
Request for HVAC runtime logs / sub-metering audit