What Does a Landlord Pay in a Triple Net Lease (NNN)? A Full Breakdown

Triple net leases (NNN) are often touted as a dream for passive-income investors, but what does the landlord pay in triple net lease agreements, really? While tenants cover taxes, insurance, and maintenance, landlords aren’t completely off the hook. In this article, we’ll break down exactly what financial responsibilities landlords still hold under NNN leases.

What is a Triple Net Lease (NNN)?

So, what are triple net expenses?

A Triple Net Lease, often known as NNN, is a commercial real estate lease structure where the tenant is responsible for nearly all operating expenses associated with the property. 

Under an NNN lease, the tenant pays for three primary cost categories, known as the “three nets”: 

• Property taxes, 
• Building insurance, 
• Maintenance costs. 

These payments are made in addition to the tenant’s base rent, which is often lower than in traditional lease agreements due to the extra expenses they agree to cover.

A triple net lease lets landlords pass on most property expenses to tenants, helping them avoid rising ownership costs.

Unlike a gross lease, where landlords absorb most (or all) operational costs and utilities, the NNN model turns the tenant into a sort of co-operator of the building, one who maintains its value and handles its everyday financial obligations. In some cases, tenants may even sublease the property to another operator, passing along the same NNN responsibilities.

Triple net leases are especially common in retail strip centers, freestanding commercial buildings, industrial properties, and franchise-driven locations like fast-food chains or pharmacies. Investors often favor NNN properties leased to nationally recognized tenants (e.g., Walgreens, Starbucks, AutoZone) because they offer long-term income stability and require minimal landlord involvement.

However, it requires smart structuring and awareness of exceptions. Depending on the lease terms, landlords may still be responsible for structural repairs, roof replacements, or capital expenditures.

In short, NNN leases are designed to provide a predictable income stream for landlords. 

Triple Net Lease Calculator: How to Accurately Calculate NNN Charges

To calculate Triple Net Lease, you need to understand what each party is truly responsible for and how those numbers affect the investment’s performance.

Let’s follow this step-by-step triple net lease calculator guide!

Step 1. Start with Base Rent: 

This is the agreed-upon amount the tenant pays for the right to occupy the space. It’s typically expressed in a per-square-foot annual rate (e.g., $18/sq ft/year).

Step 2. Add the “Three Nets” (NNN Charges): 

NNN fees include the tenant’s share of the property’s operating costs.

• Taxes: Annual property tax amount, divided by rentable square footage.
• Insurance: Building insurance (not the tenant’s liability insurance), allocated proportionally.
• Maintenance/Operating Expenses (CAM): Includes landscaping, janitorial services, HVAC upkeep, and common area expenses.

Step 3. Calculate the Triple Net Lease Charges: 

Add together the three nets: Taxes + Insurance + CAM = Total NNN Charges

Divide by the total square footage and convert to a per-month or per-year rate depending on billing preference.

Step 4. Determine Total Effective Rent

Finally, calculate the tenant’s Total Effective Rent using this formula:

Total Effective Rent: Base Rent + NNN Charges = Total Rent Obligation (what the tenant pays).

For instance, base rent is $18/sq ft/year, and the NNN charges a total of $7/sq ft/year. Based on the formula, here’s how we calculate the total rent:

Accurate calculation ensures fair billing and prevents disputes. Landlords should maintain clear, auditable records and anticipate fluctuations in taxes and operating costs, which can impact tenant retention and net income.

Pros and Cons of Triple Net Leases for Landlords

Triple Net Leases can be a landlord’s “best friend” or a hidden challenge, depending on the property, tenant, and lease structure.

Benefits for Landlords

At first glance, NNN leases seem like every landlord’s dream, and in many ways, they can be. From reduced day-to-day responsibilities to long-term financial stability, these lease structures offer several compelling advantages for property owners.

• Predictable, Passive Income: With tenants covering taxes, insurance, and maintenance, landlords enjoy a more stable and predictable cash flow. Once the lease is signed, monthly checks usually roll in with minimal involvement.
• Reduced Operational Responsibilities: Property management becomes simpler. You’re not coordinating landscaping, dealing with utility payments, or handling snow removal—tenants do all that.
• Attractive to Investors: Because of the lower risk and involvement, NNN-leased properties are highly sought after, often commanding premium prices on resale.
• Inflation Hedge: Many NNN leases include built-in rent escalations, helping landlords stay ahead of inflation over long-term lease terms (10–20+ years).

Drawbacks for Landlords

Of course, no investment is without risk. Despite the passive appeal of NNN leases, landlords should be aware of certain downsides.

• Lower Rent Rates: Since tenants take on more financial responsibility, base rent in NNN leases is typically lower than in gross or modified gross leases.
• Responsibility for Structural Repairs: In most NNN leases, capital expenditures like roof replacements, foundation repairs, and structural elements still fall on the landlord.
• Tenant Risk: If a tenant fails to maintain the property or pays late (or worse, the tenant submits a fake pay stub), the landlord has fewer tools to intervene quickly. And if the property becomes vacant, the landlord becomes responsible for all expenses until re-leasing.
• Re-Tenanting Complexity: Finding new tenants for NNN properties—especially single-tenant locations—can be challenging. The highly specific nature of the lease and property use may limit the tenant pool.

Triple Net Lease vs Gross Lease: Key Differences

Not all commercial leases (can be fixed-term or month-to-month) are created equal. The difference between a Triple Net Lease (NNN) and a Gross Lease can dramatically shift who pays for what and how risky or hands-off the investment is.

In a gross lease, the tenant pays a single, all-inclusive rent. This amount covers everything: property taxes, building insurance, maintenance, utilities, and often janitorial services. For tenants, this setup offers predictable monthly costs, which is ideal for budgeting. 

But for landlords? It’s a mixed bag. While it provides control over the property’s upkeep and vendor relationships, it also exposes the owner to all variable costs. If taxes go up, the roof leaks, or energy bills spike, those unexpected expenses eat directly into the landlord’s profits.

In contrast, Triple Net leases shift those variable costs to the tenant. In an NNN agreement, the tenant pays base rent plus their share of property taxes, insurance premiums, and common area maintenance (CAM) costs. In return, they often enjoy lower base rent and more control over the space.

For landlords, NNN leases reduce operational involvement and make income more predictable, especially if the lease includes annual rent escalations or a long-term tenant with good credit.

Key differences:

• In a gross lease, landlords manage the property and its costs.
• In a triple net lease, tenants take on most of the financial responsibility.
• For investors, the choice often comes down to risk tolerance, property type, and long-term strategy

What Does a Landlord Pay in a Triple Net Lease?

Triple net leases are often advertised as the “hands-off” approach to real estate investing. But while tenants shoulder most of the operating costs, landlords still carry important financial and legal responsibilities.

What do landlords pay for NNN? They may still be responsible for:

• Structural Repairs: Roofs, foundations, load-bearing walls, and major capital expenditures often fall on the landlord’s plate unless otherwise negotiated. These costs can be significant and aren’t always covered by insurance. A landlord might be liable for a $50,000 roof replacement even if the tenant has maintained the building perfectly for years.
• Property Management (if applicable): Some landlords still opt to hire a property manager, especially in multi-tenant situations.
• Vacancy Costs: If a tenant vacates, the landlord becomes responsible for all ongoing expenses until the space is re-leased. That includes taxes, insurance, maintenance, and utilities.
• Legal and Administrative Fees: While not always top-of-mind, landlords are responsible for contract negotiation, lease enforcement, and sometimes ongoing compliance reporting. These duties may require help from attorneys, accountants, or commercial property managers.
• Insurance Deductibles or Gaps: Even though tenants pay for insurance, certain deductibles or exclusions may fall back on the landlord.

What Do Tenants Cover in a Triple Net Lease?

In a triple net lease, tenants become financial stewards of the property. They typically pay for:

• Property Taxes: Tenants are responsible for paying their share, or all, of the annual property taxes on the building. In single-tenant properties, this typically means 100% of the bill. For multi-tenant spaces, costs are divided by square footage or another fair metric.
• Insurance: Tenants pay the premiums for insurance that covers the building structure, not just their contents or liability. This ensures that if a fire or other insurable event occurs, the structure itself is protected.
• Maintenance and Repairs: From landscaping and snow removal to plumbing issues and HVAC tune-ups, the tenant is in charge of keeping the property functional and clean. This includes both interior maintenance and sometimes shared spaces under CAM (Common Area Maintenance).
• Utilities: Electricity, water, trash service, and any other necessary utilities are also tenant responsibilities.
• CAM (Common Area Maintenance) Fees: In shopping centers or office parks, tenants may also pay into a CAM pool that covers parking lots, hallways, security, and exterior lighting. These costs are usually itemized and billed monthly or quarterly.

Because they’re footing the bill, tenants tend to treat the space like it’s their own. That means better upkeep, faster repairs, and a vested interest in preserving the property’s condition.

Tax Implications for Landlords in NNN Leases

Even though tenants in NNN leases pay the property taxes, landlords still face several tax considerations that directly impact their bottom line.

• Income Tax on Rental Revenue: Rental income earned from an NNN lease is still considered taxable income by the IRS. While landlords can deduct operating expenses (if any), depreciation, and interest, they should still expect to pay federal and possibly state income taxes.
• Capital Gains Tax: If a landlord sells a property that’s appreciated in value, they may owe capital gains tax on the profit. The rate depends on how long they’ve held the asset and their personal income level. Tip: Using a 1031 exchange allows landlords to defer this tax by reinvesting proceeds into another like-kind property.
• Local and State Tax Obligations: Some states impose additional taxes on rental income or property sales, especially for commercial real estate. Landlords should also consider franchise taxes, business license taxes, and even gross receipts taxes, depending on their legal entity type.

Tax planning is key to keeping more of your passive income. Some practical strategies below can help you do this task more efficiently: 

1. Hire a Real Estate CPA: A professional will help you claim every legal deduction and structure your finances for maximum efficiency.
2. Use Depreciation Wisely: Buildings can be depreciated over 39 years. This non-cash expense can significantly reduce taxable income.
3. Consider Legal Entity Structures: Holding the property in an LLC or partnership may offer tax advantages and liability protection.
4. Track Capital Improvements: Document all upgrades and improvements to increase your cost basis and reduce capital gains when you sell.
5. Explore a 1031 Exchange: Defer taxes and grow your portfolio tax-efficiently by rolling proceeds from a sale into another investment property.

Final Thoughts

Many investors are drawn to triple net leases for their simplicity, but knowing what does landlord pay in triple net lease is key to long-term success. When structured well, these leases can produce steady income with minimal oversight. 

Want more insights on lease strategies, landlord responsibilities, and investment tips? Explore the LeaseRunner Blog!

FAQs

Q1. What does NNN include?

NNN, or Triple Net, includes three key expenses that tenants are responsible for, on top of their base rent:

• Property Taxes: The full amount assessed by local governments.
• Building Insurance: Coverage for the structure itself, not just the tenant’s contents.
• Maintenance Costs: Everything from routine upkeep (like landscaping and janitorial services) to minor repairs and common area expenses (CAM).

Q2. How much is triple net usually?

The cost of a triple net lease typically includes two components: the base rent and the NNN expenses. While the base rent is negotiated between landlord and tenant, the NNN charges themselves can range widely. On average, triple net expenses fall between $4 to $12 per square foot per year. 

Q3. How does a triple net lease (NNN) work?

A triple net lease shifts most of the financial responsibility for operating a commercial property to the tenant. Here’s how it works:

• The tenant pays base rent + NNN expenses (property taxes, insurance, and maintenance).
• The landlord receives predictable income with fewer operational responsibilities.
• Lease agreements often include annual rent escalations, long terms (5–20 years), and clauses for maintenance standards or capital expense exclusions.

This model is popular with retail chains, single-tenant properties, and investors seeking passive income. However, it only works well if the lease is clearly written and the tenant is financially stable.