Need Help Understanding Commercial Leasing? - Expenses Demystified

Realtor's love their acronyms.  CRS, CCIM, NNN, FS, etc...  What do all of these mean?

When I took my first foray into real estate, I had to learn a lot about terminology.  When I stepped into the commercial world, it became that much more difficult.  I thought I had stepped back in time to square one.  One of the most difficult concepts for me to wrap my head around was expense terminology.  So for all those of you out there wondering what the heck makes a triple net lease different from a modified gross lease, I'll try to help.  That said, I find that most brokers have slightly different interpretations, so please keep that in mind.

• Full Service - Tenant doesn't pay any additional expenses (generally), though some full service leases state that if they use a disproportionate share of utilities, they must compensate the landlord. Internet isn't always included in a full service lease.
  
  
• Gross -Similar to a full service lease.
  
  
• Modified Gross - Similar to a full service lease, but it does not include all of the services.  The tenant will often have to pay electric, janitorial, or other services in a modified gross lease.
  
  
• Triple Net (NNN) - The triple nets represent taxes, property insurance, and common area maintenance or CAM.
  
  
• Double Net/Net Net (NN) - The double nets are property insurance and property taxes.
  
  
• Net/Single Net - Tenant pays property taxes.
  
  
• Expense Stop - The landlord covers the expenses up to a certain threshold, the tenant is responsible for anything above that threshold.