What does the landlord pay in a triple net lease?

In a standard NNN lease the landlord typically pays for the roof, foundation, and structural elements, most capital replacements, mortgage and financing costs, leasing commissions and tenant-improvement allowances, the cost share of vacant space, and repairs covered by insurance. The exact allocation is set by the lease's repair clause and operating-cost exclusions.

Does the tenant pay for the roof in an NNN lease?

Conventionally no — roof and structure stay with the landlord in a multi-tenant NNN lease. But drafts vary: some route roof repairs through CAM while keeping replacement with the landlord, and single-tenant leases more commonly shift the entire envelope to the tenant, moving the lease toward an absolute net structure.

Who pays for capital improvements in a triple net lease?

Capital replacements conventionally stay with the landlord, but landlord-form leases commonly allow capital items to be amortized into CAM over their useful life. Negotiated versions commonly limit that to capital work that reduces operating costs or is required by changes in law, with a specified amortization method.

Does NNN include the landlord's mortgage?

No. Mortgage payments, refinancing costs, depreciation, and income taxes are costs of owning the asset, not operating it, and are effectively never passed through in NNN charges. Negotiated leases commonly list them in an express exclusion list rather than relying on custom.

Who pays the operating costs of vacant space in a multi-tenant building?

By default the landlord carries the share attributable to empty suites. Gross-up provisions and a pro-rata denominator based on leased rather than leasable square footage can shift some of that vacancy exposure to the remaining tenants, which is why the denominator definition matters.

What the Landlord Still Pays in a Triple Net Lease

"Triple net" describes what the tenant pays — taxes, insurance, and maintenance — and it is easy to read that as "the landlord pays nothing." In a standard NNN lease that is not how the ledger works. A recognizable set of costs stays on the landlord's side of the line: the structure of the building, most capital replacements, the financing, the vacancies, and the costs of running a real estate business rather than a property. How firmly those items stay there is set by two or three provisions most people never read.

This is an observational breakdown of the landlord's column in a triple net lease — the companion question to what sits inside the tenant's NNN charges. It is general information, not advice about your lease. The legal judgment about what to do with what you find is yours.

The landlord's column, item by item

Cost	Typical NNN treatment	Where drafts vary
Roof & structure	Landlord repairs and replaces	Some drafts pass roof membrane repairs to CAM and keep only replacement
Foundation & exterior walls	Landlord	Rarely shifted outside absolute net leases
Capital replacements (HVAC, parking lot, systems)	Landlord, as capital expense	Commonly amortized into CAM in landlord forms — the most contested line
Mortgage & financing costs	Landlord, never passed through	Effectively universal exclusion
Vacant-space costs	Landlord carries empty units' share	Gross-up provisions redistribute some variable costs
Leasing commissions & tenant improvements	Landlord	Negotiated exclusion lists make this explicit; broad drafts can blur it
Insured casualty repairs	Insurance proceeds, then landlord	Deductibles sometimes appear in CAM

Roof and structure: the default that gets drafted away

The conventional allocation in a multi-tenant NNN lease keeps the building envelope — roof, foundation, structural elements, exterior walls — with the landlord. The logic is durability: these are investments in the asset itself, with useful lives measured in decades, and the landlord owns the asset. But the allocation lives entirely in the repair clause, and the drafting details matter. A clause that obligates the landlord to replace the roof while routing roof repairs through CAM produces a very different ten-year cost picture than one that keeps both. In single-tenant NNN buildings the envelope is more commonly shifted to the tenant, which is part of how a lease drifts toward the absolute net end of the spectrum.

Capital expenditures: the boundary line

The sharpest recurring question in NNN cost allocation is where operating maintenance ends and capital investment begins. Repainting the parking lot stripes is maintenance; repaving the lot is capital. Servicing a rooftop HVAC unit is maintenance; replacing it is capital. In principle, maintenance flows through CAM and capital stays with the landlord. In practice, landlord-form leases commonly permit capital items to be amortized into CAM over their useful life — sometimes limited to capital work that reduces operating costs or is required by changes in law, sometimes not limited at all. Negotiated versions commonly narrow this to those two categories and specify the amortization method. How an amortized capital item actually lands on the year-end statement is covered in our CAM reconciliation walkthrough.

The business of ownership stays home

A cluster of costs belongs to owning and operating a real estate business rather than maintaining a property, and even aggressive drafts rarely try to move them: mortgage payments and refinancing costs, depreciation, income taxes on rental revenue, leasing commissions for other tenants' deals, the build-out allowances used to attract them, ground lease rent, and costs the landlord recovers from insurance or warranties. Negotiated leases commonly convert this from custom into text — an explicit exclusion list — because a definition that reads "all costs of owning, operating, and maintaining the property" is broad enough to blur the line that custom draws.

Vacancy: the share nobody bills

In a multi-tenant property, each tenant pays its pro-rata share of shared costs — and the shares of empty suites have to land somewhere. The default is that they land on the landlord: a building that is 80% leased leaves the landlord carrying roughly 20% of the shared-cost pool. Two mechanisms move that around. A gross-up provision adjusts variablecosts toward a stated occupancy level, and a pro-rata clause whose denominator is "leased" rather than "leasable" square footage quietly shifts vacancy risk to the remaining tenants. The denominator is a single word in the definitions section with a percentage-level effect on every reconciliation.

Reading the allocation in a specific lease

The repair clause — who maintains, repairs, and replaces roof, structure, systems, and common areas, verb by verb.
The operating-cost definition and its exclusions — whether capital, financing, leasing, and casualty costs are excluded expressly or left to inference.
The pro-rata and gross-up mechanics — which denominator, which costs gross up, to what occupancy.

Leases where the marketing label says NNN but the repair clause and exclusion list push envelope and capital costs to the tenant are commonly reviewed line by line before signature, because the difference is not cosmetic — it is the difference between a triple net lease and an absolute net lease priced like one. What you do with that information is your call.