Direct Answer
Florida’s hurricane season can increase roof-related common area maintenance (CAM) charges when commercial properties require storm inspections, emergency repairs, debris removal, water intrusion repairs, or other eligible maintenance work. Whether a landlord can pass these expenses on to tenants depends on the commercial lease, the type of work performed, applicable expense exclusions, and how insurance proceeds are handled.
For commercial tenants operating under triple-net (NNN) leases, the key distinction is between routine roof maintenance, storm-related repairs, and major capital expenses such as complete roof replacement. A lease may treat these costs differently, and an annual CAM cap may not apply to every category. Reviewing the lease and supporting invoices can help tenants understand potential hurricane-related expenses before and after a storm.
Who This Applies To
- Commercial tenants paying CAM charges or NNN expenses
- Retail businesses in shopping centers and multi-tenant buildings
- Warehouse, office, and industrial property tenants
- Commercial landlords and property managers in Florida
- Businesses budgeting for hurricane-related property expenses
1. Understand How Hurricane Season Can Affect Roof Costs
Florida’s hurricane season runs from June 1 through November 30. Tropical storms and hurricanes can expose commercial roofs to high winds, wind-driven rain, heavy rainfall, and flying debris.
Depending on the property’s condition and the severity of a storm, roof-related expenses may include:
- Post-storm roof inspections and condition assessments
- Emergency leak response and temporary protective measures
- Repairs to damaged flashing, seams, fasteners, and roof coverings
- Removal of storm debris and clearing blocked roof drains
- Repairs to interior areas affected by roof leaks, where permitted by the lease
- Major roof restoration or replacement when damage warrants it
These costs do not automatically qualify as CAM expenses. The lease determines which expenses may be recovered from tenants and how the landlord must calculate each tenant’s share.
2. Distinguish Routine Maintenance From Storm Damage Repairs
Routine roof maintenance includes scheduled inspections, drain cleaning, preventative maintenance, and minor repairs. Depending on the lease, these expenses may be included in ordinary CAM charges.
Storm-related work is different. Emergency repairs following wind damage, temporary leak protection, or replacement of damaged roofing materials may be handled under separate repair, casualty, or insurance provisions.
Ask the landlord to identify the work performed and explain how it has been classified. A contractor’s invoice should distinguish routine maintenance from emergency work, restoration, and major replacement when those categories are relevant to the lease.
3. Check Whether Your Lease Allows Hurricane-Related Costs to Be Passed Through
The lease should identify which operating expenses the landlord can recover from tenants. Some agreements include routine roof maintenance and certain repairs, while others restrict the recovery of structural work, capital expenditures, or costs associated with particular casualty events.
Review provisions addressing:
- CAM and operating expense definitions
- Roof maintenance and repair responsibilities
- Structural repairs and capital improvements
- Storm damage and casualty events
- Insurance proceeds and deductibles
- Expense exclusions, annual caps, and audit rights
Do not assume that all storm-related costs are automatically recoverable or automatically excluded. The actual wording of the lease and applicable law matter.
4. Understand How Insurance Proceeds Affect Roof-Related CAM
Commercial property insurance may cover certain hurricane-related roof damage, subject to the policy’s terms, exclusions, deductibles, limits, and settlement provisions. The existence of an insurance policy does not guarantee that every repair or replacement expense will be reimbursed.
When a landlord passes storm-related costs through to tenants, ask whether insurance proceeds, contractor credits, warranty payments, or other recoveries have been applied as required by the lease.
Also review how the lease allocates insurance deductibles and uncovered expenses. Some agreements address these costs separately from ordinary CAM, while others may contain specific pass-through provisions.
5. Determine Whether a Roof Replacement Is Treated as a Capital Expense
A hurricane may damage a roof enough to require extensive restoration or complete replacement. A full replacement is generally a capital expenditure rather than routine maintenance, but whether the landlord can recover that expense from tenants depends on the lease.
Some commercial leases exclude capital improvements or structural replacements from ordinary CAM. Others permit certain qualifying capital costs to be recovered over time or under specifically negotiated provisions.
Ask whether the lease authorizes recovery of roof replacement costs, whether amortization is required, and whether insurance proceeds must reduce the recoverable amount. Do not assume that a landlord can charge the entire replacement cost through a single CAM reconciliation.
6. Check Whether Annual CAM Caps Apply to Storm-Related Expenses
An annual CAM cap may limit increases in specified operating expenses, but it may not cover every hurricane-related cost. Some leases cap controllable expenses while excluding insurance, emergency work, capital expenditures, or other categories.
For example, a lease might limit annual increases in routine maintenance expenses while treating a major storm-related roof replacement separately. Whether that treatment is permitted depends on the agreement’s language and the applicable expense provisions.
Review the cap definition, exclusions, calculation method, and any rules for amortizing capital expenditures. Ask the landlord to show which expenses were capped and which were excluded from the calculation.
7. Request Documentation for Post-Storm Charges
If CAM charges rise following a hurricane or tropical storm, request the supporting records permitted under the lease. Documentation can help distinguish legitimate expenses from costs that may be misclassified, duplicated, or allocated incorrectly.
Useful records include:
- Roof inspection reports and dated photographs
- Contractor estimates, work orders, and invoices
- Details of emergency repairs and permanent restoration work
- Insurance claim information and applicable credits
- The CAM reconciliation and tenant allocation calculation
- Documentation explaining capital cost treatment and any amortization
Compare these records with the lease’s expense definitions and audit provisions. Observe any contractual deadline for disputing the CAM reconciliation, and consult a qualified Florida commercial real estate attorney if the charge appears inconsistent with the agreement.
8. Prepare for Hurricane Season Before Costs Arise
Commercial landlords and tenants can reduce uncertainty by clarifying roof responsibilities before a storm occurs. A professional roof inspection before hurricane season can document existing conditions and identify maintenance issues that may need attention.
Consider the following steps:
- Review the lease’s storm damage, CAM, and insurance provisions.
- Document the roof’s existing condition and known defects.
- Confirm who arranges inspections and emergency leak response.
- Clarify responsibility for deductibles and uninsured costs.
- Establish procedures for contractor access and urgent repairs.
- Keep maintenance records and post-storm documentation.
Preventative maintenance cannot eliminate hurricane damage, but it can help identify vulnerabilities and provide a clearer record of the roof’s condition before a storm.
Bottom Line
Florida’s hurricane season can lead to higher roof-related CAM charges when commercial buildings need inspections, emergency repairs, debris removal, or storm restoration. However, the landlord’s ability to pass those costs on to tenants depends on the lease, the type of expense, applicable caps and exclusions, and the treatment of insurance proceeds.
For commercial tenants, reviewing the lease before hurricane season and checking post-storm invoices can help clarify financial responsibility. Distinguish routine maintenance from major capital replacement, confirm how insurance recoveries are applied, and use contractual audit or dispute procedures when necessary.
Related Questions
- Can a landlord charge for a new roof as a CAM expense?
- Are there caps on how much CAM can increase annually for roof costs?
- Who is responsible for roof replacement under a commercial NNN lease?
Sources
- National Hurricane Center — Official hurricane information and seasonal resources.
- Florida Department of Financial Services — Florida consumer insurance information and resources for policyholders.
- Florida Office of Insurance Regulation — Florida insurance regulatory information and resources.
- National Roofing Contractors Association (NRCA) — Professional roofing resources on inspections, maintenance, and roof repair.
- The Florida Bar — Legal resources for reviewing commercial lease obligations and resolving lease disputes.
Last Reviewed
October 14, 2026
Need Commercial Roofing Help?
ShieldLine Roofing can help Florida commercial property owners and managers assess roof conditions, document storm-related damage, and identify recommended repair or maintenance work. A professional roof inspection before and after severe weather can provide useful records when planning repairs and reviewing related property expenses.
Disclaimer: This information is provided for general educational purposes and is not insurance, legal, engineering, or financial advice. Roof conditions, inspection needs, maintenance requirements, and replacement decisions vary by property and roof system. Consult qualified roofing professionals for property-specific recommendations.
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