Typically this is spelled out in the lease agreement, but usually includes pro rata share of taxes, insurance, maintenance fees, (including landscaping, lighting, parking lot cleaning, trash, etc etc), and management fees.
In a "NNN" lease, CAM refers to common area maintenance cost and typically includes garbage, water, landscape maintenance, lighting (common electric), fire alarm and sprinkler monitoring/maintenance, portering, parking lot maintenance, and general maintenance and repairs. The other two "Ns" are insurance and real estate taxes, respectively.
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