NOI protection
Every misstated CAM charge and missed escalation is a permanent NOI loss. Structured lease logic and quarter-close controls keep recoveries where they belong.
Commercial Real Estate Operations
The quiet work of running a commercial portfolio.
Meridian Gable runs lease administration, CAM reconciliation, and back-office operations for independent owners of commercial portfolios. The work fits owners of roughly eight to twenty buildings most closely, and serves five to twenty-five. We are not software. We are not a brokerage team. We are an operations discipline.
Charleston · South Carolina · Est. MMXXVI
What the engagement protects
Three outcomes, measured.
Critical-date control
Renewal windows, estoppel deadlines, insurance, and expirations tracked on a 180, 120, 90, and 60-day cadence. No window closes unwatched.
Audit-ready records
Every reconciliation traces to a source document. Every lease abstracted into a structured record. Operating questions answered in seconds, not rereads.
Positioning
Operations, not software.
Enterprise platforms are built for REITs. Spreadsheets leak NOI. Meridian Gable is the middle ground: a discreet operating partner for owners who need rigor without enterprise overhead.
Your attorneys still draft your leases. Your CPA still prepares your returns. Your broker still sources your deals. We run the work between signing and renewal with measurable controls, review discipline, and complete records.
$8,000
What a 2% CAM error costs on a $400,000 pool
A small reconciliation miss is rarely small in total. Over-refunds and under-recovery both erode NOI. This is exactly where structured lease logic, gross-up discipline, and quarter-close controls matter.
How we fit
Four ways owners run today. The same gap in each.
Most independent owners run their lease operation one of four ways. Each leaves the same gap: the work still has to be done by someone, accurately, and on deadline. That is the part we own.
Spreadsheets and a bookkeeper
Where most owners are. Leases sit as PDFs, critical dates live in a spreadsheet, CAM is reconciled once a year against the clock, and a part-time bookkeeper keeps the books without being a commercial-lease specialist.
The gap: the operation depends on one person's memory and attention. A missed renewal window or a misstated CAM charge is a permanent NOI loss, and it usually surfaces too late to correct.
Where we fit: we do the work the spreadsheet only records. Every lease abstracted, every critical date surfaced on a 180, 120, 90, and 60-day cadence, every reconciliation delivered on deadline with audit-ready backup, every statement reviewed before it leaves. Your bookkeeper keeps the books. We run the lease operation.
QuickBooks plus an add-on tool
An accounting add-on that sits on QuickBooks and automates invoicing, escalations, and reminders.
The gap: the tool records and reminds. It does not read a forty-page lease, decide what is recoverable, gross up for vacancy, or draft the tenant statement. Someone still has to operate it.
Where we fit: we are the operator the tool assumes you already have. We run the platform you pay for, do the lease interpretation and the reconciliation, and hand you finished, reviewed output. The software you already bought finally gets used to its full edge.
A property-management platform
A broader platform built for larger or more complex portfolios, with a multi-month implementation and breadth you may never use.
The gap: enterprise capability and enterprise overhead, while the lease-administration and CAM work still falls to you or to staff a portfolio your size rarely carries.
Where we fit: a right-sized service instead of a platform migration. We handle the lease-administration and CAM layer specifically, on your cadence, with no implementation project and no seats to fill.
An enterprise outsourcing firm
A lease-administration firm that does the work as a service.
The gap: built for fifty-plus-property portfolios, national retailers, and REITs. Contract minimums, procurement cycles, and offshore teams that treat a five-to-twenty-five-building owner as a small account.
Where we fit: the same done-for-you discipline, sized and priced for independent owners. One accountable operator who knows your portfolio by name, not a ticket in a queue.
We fit your process, or bring our own.
Keep QuickBooks. Keep your bookkeeper. Keep the software you already use. We slot into the lease-administration and CAM layer, follow your existing procedures and approval chain, and deliver into the systems you run today. Prefer that we bring our own tooling and run the operation end to end? We can do that instead. Either way, nothing reaches a tenant without your review and authorization.
Operations lifecycle
One continuous operating cycle.
Every portfolio runs the same five-stage cycle. We run all five, on cadence, with records at each handoff.
- i.
Abstraction
- ii.
Critical dates
- iii.
CAM reconciliation
- iv.
Tenant billing
- v.
Reporting
Watch how the work moves.
Two and a half minutes, from a scattered set of leases to an audit-ready reconciliation. The same five-stage cycle every portfolio runs.
Service lines
Five disciplines, one engagement.
Lease administration
Escalators, options, stops, caps, reimbursement clauses, and guarantor obligations in one operating source of truth.
CAM reconciliation
Deadline-accurate reconciliations with line-item support and audit-ready documentation.
Critical date tracking
180, 120, 90, and 60-day notice cadence for renewals, estoppels, insurance, and expirations.
Tenant correspondence
Professional owner-approved outreach under your name, with consistent tone and complete records.
Lease abstraction
Structured abstracts for every tenant so operating questions are answered in seconds, not rereads.
Portfolio profile
Independent owners, 8 to 20 properties.
The work fits owners of roughly eight to twenty buildings most closely. We serve five to twenty-five.
- Core fit
- 8–20
- Rent roll
- $1M–$8M
- or lightly-managed
- Self-managed
- Typical ownership
- LLC · Family LP · S-corp
Illustrative example
Harbor Pointe Holdings
Illustrative
Based on typical 12-building portfolio economics
A representative economics model used to pressure-test operating value before engagement.
Recovered prior-year CAM under-billings$10,000
Captured renewal rent increase (prorated year one)$9,000
Avoided write-offs from late or disputed reconciliations$5,000
Total annual financial value (conservative)$24,000
Pricing · published, not requested
Transparent monthly pricing.
Starter
5–10 properties
$1,800/month
+ $2,500 onboarding
Core
11–20 properties
$2,800/month
+ $4,000 onboarding
Portfolio
21–25 properties
$4,200/month
+ $6,000 onboarding
Scope clarity
What we do. What we do not.
What we do
Lease administration and abstraction
CAM reconciliation prep and support
Critical date alerting and controls
Tenant correspondence drafting
Portfolio operating reporting
What we do not
Draft leases (your attorney does)
Negotiate leases or amendments with tenants
Prepare tax filings (your CPA does)
Broker transactions (your broker does)
Collect rent or hold trust funds
Execute documents on your behalf
Trust signals
Operating under clear standards.
- Principal
- Charles Ashe
- Office
- 4000 Faber Place Drive, Suite 300, Charleston, South Carolina 29405
- Coverage
- E&O: $1M per claim / $2M aggregate, bound before first engagement
- License
- SC license number published on issuance
Thirty minutes. No pitch.
Bring one CAM schedule, one renewal option, or one tenant problem.
We tell you what we see, what matters now, and what can wait. No proposal is sent without your request.
Book discovery call
No proposal sent without your request. No follow-up sequence.