# EDGAR Filing Document

**Accession Number:** 0002100128
**File Stem:** 0001539497-25-003368
**Filing Date:** 2025-12
**Character Count:** 87987
**Document Hash:** 90dc6159d1afd59e0d6491d6bb874928
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001539497-25-003368.hdr.sgml**: 20251230

**ACCESSION NUMBER**: 0001539497-25-003368

**CONFORMED SUBMISSION TYPE**: ABS-15G

**PUBLIC DOCUMENT COUNT**: 3

**CONFORMED PERIOD OF REPORT**: 20251230

**ITEM INFORMATION**: Findings and Conclusions of the Third Party Due Diligence Provider Obtained by the Issuer

**FILED AS OF DATE**: 20251230

**DATE AS OF CHANGE**: 20251230

**ABS RULE**: RULE-15GA2

**REGISTERED ENTITY**: N

**ABS ASSET CLASS**: Commercial mortgages

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** PFP 2026-13, Ltd.
- **CENTRAL INDEX KEY:** 0002100128

**ORGANIZATION NAME:**
- **EIN:** 981897460
- **STATE OF INCORPORATION:** E9
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** ABS-15G
- **SEC ACT:** Dodd Frank Act
- **SEC FILE NUMBER:** 025-08165
- **FILM NUMBER:** 251615085

**BUSINESS ADDRESS:**
- **STREET 1:** C/O PRIME FINANCE
- **STREET 2:** 600 MONTGOMERY STREET, SUITE 1700
- **CITY:** SAN FRANCISCO
- **STATE:** CA
- **ZIP:** 94111
- **BUSINESS PHONE:** 415-445-8576

**MAIL ADDRESS:**
- **STREET 1:** C/O PRIME FINANCE
- **STREET 2:** 600 MONTGOMERY STREET, SUITE 1700
- **CITY:** SAN FRANCISCO
- **STATE:** CA
- **ZIP:** 94111
**DEPOSITOR**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** PFP 2026-13, Ltd.
- **CENTRAL INDEX KEY:** 0002100128

**ORGANIZATION NAME:**
- **EIN:** 981897460
- **STATE OF INCORPORATION:** E9
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** ABS-15G
- **SEC ACT:** Dodd Frank Act

**BUSINESS ADDRESS:**
- **STREET 1:** C/O PRIME FINANCE
- **STREET 2:** 600 MONTGOMERY STREET, SUITE 1700
- **CITY:** SAN FRANCISCO
- **STATE:** CA
- **ZIP:** 94111
- **BUSINESS PHONE:** 415-445-8576

**MAIL ADDRESS:**
- **STREET 1:** C/O PRIME FINANCE
- **STREET 2:** 600 MONTGOMERY STREET, SUITE 1700
- **CITY:** SAN FRANCISCO
- **STATE:** CA
- **ZIP:** 94111
**SECURITIZER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** PFP 2026-13, Ltd.
- **CENTRAL INDEX KEY:** 0002100128

**ORGANIZATION NAME:**
- **EIN:** 981897460
- **STATE OF INCORPORATION:** E9
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** ABS-15G
- **SEC ACT:** Dodd Frank Act

**BUSINESS ADDRESS:**
- **STREET 1:** C/O PRIME FINANCE
- **STREET 2:** 600 MONTGOMERY STREET, SUITE 1700
- **CITY:** SAN FRANCISCO
- **STATE:** CA
- **ZIP:** 94111
- **BUSINESS PHONE:** 415-445-8576

**MAIL ADDRESS:**
- **STREET 1:** C/O PRIME FINANCE
- **STREET 2:** 600 MONTGOMERY STREET, SUITE 1700
- **CITY:** SAN FRANCISCO
- **STATE:** CA
- **ZIP:** 94111

**UNITED STATES**

**SECURITIES AND EXCHANGE COMMISSION**

**Washington, D.C. 20549**

**FORM ABS-15G<br> ASSET-BACKED SECURITIZER<br> REPORT PURSUANT TO SECTION 15G OF<br> THE SECURITIES EXCHANGE ACT OF 1934**

Check the appropriate box to indicate the filing obligation to which this form is intended to satisfy:

____ Rule 15Ga-1 under the Exchange Act (17 CFR 240.15Ga-1) for the reporting period

<u> </u> to<u> </u>

Date of Report (Date of earliest event reported) __________

Commission File Number of securitizer: __________

Central Index Key Number of securitizer: __________

_______________________________________________________<br> Name and telephone number, including area code, of the person to<br> contact in connection with this filing.

Indicate by check mark whether the securitizer has no activity to report for the initial period pursuant to Rule 15Ga-1(c)(1) [ ]

Indicate by check mark whether the securitizer has no activity to report for the quarterly period pursuant to Rule 15Ga-1(c)(2)(i) [ ]

Indicate by check mark whether the securitizer has no activity to report for the annual period pursuant to Rule 15Ga-1(c)(2)(ii) [ ]

&nbsp;&nbsp;&nbsp;&nbsp;<u>X</u> Rule 15Ga-2 under the Exchange Act (17 CFR 240.15Ga-2)

<u>PFP 2026-13, Ltd. and PFP 2026-13, LLC</u>

(Exact name of issuing entity as specified in its charter)

Central Index Key Number of issuing entity (if applicable): 0002100128

Central Index Key Number of issuing entity (if applicable): 0002101018

Central Index Key Number of underwriter (if applicable): __________

<u>Jon Brayshaw (212) 231-9071</u>

Name and telephone number, including area code, of the person to<br> contact in connection with this filing

 **<u>INFORMATION TO BE INCLUDED IN THE REPORT</u>**

**PART II: FINDINGS AND CONCLUSIONS OF THIRD-PARTY DUE DILIGENCE REPORTS**

**Item 2.01 Findings and Conclusions of a Third-Party Due Diligence Report Obtained by the Issuer**

See attached Report of Independent Accountants on Applying Agreed-Upon Procedures, dated December 30, 2025, which was obtained by the addressee thereof, attached as Exhibit 99.1 to this Form ABS-15G.

**Item 2.02 Findings and Conclusions of a Third-Party Due Diligence Report Obtained by the Underwriter**

Not applicable.

**Exhibits.**

99.1 Report of Independent Accountants on Applying Agreed-Upon Procedures, dated December 30, 2025

**<u>SIGNATURES</u>**

Pursuant to the requirements of the Securities Exchange Act of 1934, the reporting entity has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

Date: December 30, 2025

PFP 2026-13, Ltd.

<u>/s/ Jon W. Brayshaw</u> 

Jon W. Brayshaw, Director

**EXHIBIT INDEX**

Exhibit Number Description <br> Exhibit 99.1 Report of Independent Accountants on Applying Agreed-Upon Procedures, dated December 30, 2025

## Exhibit 99.1

**Exhibit 99.1**

![[PWC Logo]](pwclogo.jpg)

**Report of Independent Accountants on Applying** 

**Agreed-Upon Procedures**

Prime Finance Short Duration Holding Company 9, LLC

1330 Avenue of the Americas, Suite 2500

New York, New York 10019

We ("us" or "PwC") have performed the procedures enumerated below, which were agreed to by Prime Finance Short Duration Holding Company 9, LLC (the "Company," as the engaging party) and Atlas SP Securities, a division of Apollo Global Securities, LLC., Atlas SP Partners, L.P., Capital One Securities, Inc., Citigroup Global Markets Inc., Deutsche Bank Securities Inc., Goldman Sachs & Co. LLC, Huntington Securities, Inc., J.P. Morgan Securities LLC, M&T Securities, Inc., Morgan Stanley & Co. LLC, PFP 2026-13, Ltd., PFP 2026-13, LLC, Wells Fargo Securities, LLC who are collectively referred to as the "Specified Parties", solely to assist you in performing certain procedures related to the accuracy of certain attributes and calculations within the Final Data File (defined below). The procedures were performed with respect to the PFP 2026-13, Ltd. and PFP 2026-13, LLC securitization (the "Transaction"). The Company (the "Responsible Party") is responsible for the accuracy of the information contained in the Final Data File.

In an agreed-upon procedures engagement, we perform specific procedures that the Specified Parties have agreed to and acknowledged to be appropriate for the intended purpose of the engagement and we report on findings based on the procedures performed. The procedures performed may not address all the items of interest to a user of this report and may not meet the needs of all users of this report and, as such, users are responsible for determining whether the procedures performed are appropriate for their purposes. The Specified Parties have agreed to and acknowledged that the procedures performed are appropriate for their purposes. This report may not be suitable for any other purpose.

***Procedures and Findings***

 ****

In connection with the Transaction, the Specified Parties have requested that the procedures be performed on 33 mortgage loans (the "Mortgage Loan Assets") secured by 39 mortgaged properties (the "Mortgaged Properties") which represents the entire population of Mortgage Loan Assets and Mortgaged Properties (collectively the "Collateral") as of the closing date of the Transaction. With respect to Mortgage Loan Assets identified on the Final Data File as "The Pennington", "Nashville Cold", "Walnut Trail", and "University of Florida Marriott Tribute", (collectively, the "Delayed Close Mortgage Loan Assets"), we did not perform any procedures.

This agreed-upon procedures engagement was not conducted for the purpose of satisfying any criteria for due diligence published by a nationally recognized statistical rating organization.

In addition, PwC should not be regarded as having in any way warranted or given any assurance as to the following items:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The completeness, accuracy, appropriateness, quality
or integrity of any of the information provided by the Responsible Party, or any other party for the purpose of PwC performing the procedures
agreed to by the Specified Parties. The procedures performed would not necessarily reveal any material misstatement of the amounts, balances,
ratios, percentages or other relationships of the information included in the data provided to us;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The conformity of the origination of the assets
to stated underwriting or credit extension

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 1 <br>

![](pwclogo.jpg)

guidelines, standards, criteria or other requirements;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The value of the Mortgaged Properties securing
the Mortgage Loan Asset; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The compliance of the originator of the assets
with federal, state, and local laws and regulations.

We have not performed any procedures with respect to the fair value of the securities being offered in the Transaction and PwC expresses no opinion on the fair value of these securities. PwC should not be regarded as having performed any procedures other than those detailed in this report.

With respect to any terms or requirements of the Transaction documents that do not appear in this report, we performed no procedures and, accordingly, the procedures we performed would not ensure that any requirements are satisfied. Further, we have performed only the following agreed-upon procedures and therefore make no representations regarding the adequacy of disclosures or whether any material facts have been omitted from the Transaction documents.

It should be understood that we make no representations as to:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The interpretation of Transaction documents included in connection with our
procedures;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· Your compliance with Rule 15Ga-2 of the Securities Exchange Act of 1934;
and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The reasonableness of any of the assumptions provided by the Company or other
Specified Parties.

These procedures should not be taken to supplant any additional inquiries or procedures that the Specified Parties would undertake in consideration of the Transaction.

For the purpose of this report:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Cut-off Date" refers to the date of January 9, 2026
or the origination date of the Mortgage Loan Assets, whichever is later.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Final Data File" refers to the following Microsoft
Excel ("Excel") file provided by the Company, which includes certain attributes related to the Collateral. The Final Data
File was provided on December 30, 2025 with certain Collateral attribute calculations adjusted for the Cut-off Date:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;o PFP 2026-13 TAPE 12.30.2025 V2.xlsx (provided on December 30, 2025).

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Specified Attributes" refers to the fields in the
Final Data File.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Source Document" refers to the documents (including
any applicable amendments, assumptions or exhibits thereof) provided by the Company, related to the information contained in the Final
Data File.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Loan File" refers to any Source Document or collection
of Source Documents provided by the Company, and used by us, in performing the procedures enumerated below.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The term "compared" refers to the comparison of one or more Specified
Attributes to Source Documents, as indicated within Exhibit A.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The term "recalculated" refers to a re-computation of one or
more Specified Attributes using the Company provided methodology, as indicated within Exhibit B.

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 2 <br>

![](pwclogo.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "in agreement" refers to the comparison or recalculation
of one or more Specified Attributes which resulted in a match, or a difference that was within the Company provided tolerance level (if
any), as indicated within Exhibit A.

Source Documents included in the Loan File:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Appraisal" refers to a signed appraisal document
or exhibit, appraisal summary and/or a restricted appraisal document.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Asset Summary Report" refers to a loan's summary
document.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Cash Management Agreement" refers to signed or draft
cash management agreement and/or deposit and control account agreement.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Cross Collateralization Agreement" refers to signed
cross collateralization agreement.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Engineering Report" refers to a final property condition
assessment document or exhibit.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Environmental Report" refers to a final phase I and
phase II (if applicable) environmental document or exhibit.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Ground Lease" refers to the signed ground lease agreement,
ground lease estoppel and/or assumptions or riders thereof.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Guaranty Agreement" refers to a signed guaranty agreement
or environmental indemnity agreement.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Insurance Binder" refers to a certificate of insurance
and/or insurance risk analysis.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Interest Rate Cap Agreement" refers to a signed interest
rate cap confirmation or a transaction summary document.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Loan Agreement" refers to a signed loan agreement
and any amendments, slip pages or exhibits thereof, a signed promissory note, purchase and assignment agreements, mortgage, deed of trust
and/or other security agreements.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Management Agreement" refers to signed management
agreements and any amendments, assignments or assumptions thereof.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Seismic Report" refers to a seismic assessment document
or exhibit.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Servicer Report" refers to a schedule dated as of
December 9, 2025 of loan and escrow balances and certain tax & insurance escrow schedules provided by the Company in an excel file.

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 3 <br>

![](pwclogo.jpg)

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Settlement Statement" refers to a borrower, title
company and/or lender mortgage loan closing statement, indicating the sources and uses of dispersed funds.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Subordinate Debt Loan Agreement" refers to a signed
mezzanine, junior or other subordinate loan agreement and promissory note.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "TIC Agreement" refers to a signed tenants-in-common
agreement and any amendments thereof.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Title Policy" refers to a signed or proforma title
policy.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· The phrase "Underwriting File" refers to the draft or final electronic
underwriting file consisting of historical and underwritten cash flow statements prepared by the Company's underwriting team and
underwritten rent roll.

The procedures performed and results thereof are described below. In performing this engagement, we received one or more preliminary data file(s) and performed certain procedures as set forth in Exhibit A and Exhibit B. The procedures identified differences, which were communicated to the Responsible Party. The Responsible Party revised one or more of the preliminary data files based on such communicated differences, where they determined it to be appropriate. We then performed these procedures on the Final Data File, and the results of those procedures are described below.

From November 20, 2025 through December 30, 2025, the Company provided us with the Source Documents related to the Collateral for which we:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· Compared certain Specified Attributes to the corresponding
Source Documents as detailed in Exhibit A and found them to be in agreement (the "Compared Attributes");

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· Recalculated certain Specified Attributes as detailed
in Exhibit B and found them to be in agreement (the "Recalculated Attributes"); or

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· Assumed certain Specified
Attributes were accurate as instructed by the Company, and neither compared nor recalculated the Specified Attributes (the "Company
Provided Attributes").

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· Assumed the Specified
Attributes were accurate as instructed by the Company with respect to the Delayed Close Mortgage Loan Assets.

The recalculation methodology associated with the Recalculated Attributes is listed in Exhibit B. For each procedure where a recalculation was performed, if necessary, we compared the underlying attributes to the corresponding Source Documents and found them to be in agreement. For purposes of Recalculation Attributes for the Delayed Close Mortgage Loan Assets, we were instructed by the Company to use the provided information set forth in the Final Data File. We did not perform any procedures with respect to the Specified Attributes listed in Exhibit C or, denoted with a Source Document of "None - Company Provided", in Exhibit A.

This agreed-upon procedures engagement was conducted in accordance with attestation standards established by the American Institute of Certified Public Accountants. We were not engaged to, and did not conduct an audit or an examination engagement, the objective of which would be the expression of an opinion, or a review engagement, the objective of which would be the expression of a conclusion, on the Final Data File. Accordingly, we do not express such an opinion or conclusion. Had we performed additional procedures, other matters might have come to our attention that would have been reported to you.

In performing this engagement, we are required to be independent of the Responsible Party and to

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 4 <br>

![](pwclogo.jpg)

meet our ethical responsibilities, in accordance with the relevant ethical requirements related to our agreed-upon procedures engagement.

This report is intended solely for the information and use of the Specified Parties (including for the purpose of substantiating the Specified Parties' "due diligence defense" under the Securities Act of 1933), and is not intended to be and should not be used by anyone other than the Specified Parties.

If a party has obtained, or has access to, this report without having executed an agreement with PwC wherein such party accepts responsibility for the appropriateness of the procedures performed (such party is referred to as a "Non-Specified Party"), that Non-Specified Party cannot:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· Rely upon this report, and any use of this report by that Non-Specified Party
is its sole responsibility and at its sole and exclusive risk; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;· Acquire any rights or claims against PwC, and PwC assumes no duties or obligations
to such Non-Specified Party.

A Non-Specified Party may not disclose or distribute this report or any of the report's contents to any

other party (including but not limited to electronic distribution and/or posting to a website pursuant to Rule 17g-5 of the Securities Exchange Act of 1934).

The procedures enumerated above were performed as of the date of this report, and we disclaim any consideration of any events and circumstances occurring after the date of this report. Further, we have no obligation to update this report because of events occurring, or data or information coming to our attention, subsequent to the date of this report.

/s/ PricewaterhouseCoopers LLP

New York, NY

December 30, 2025

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 5 <br>

**Exhibits**

Exhibit A – Loan File Review Procedures

Exhibit B – Recalculation Methodology

Exhibit C – Additional Company Provided Attributes

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 6 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

**Exhibit A - Loan File Review Procedures** 

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;1 | &nbsp;&nbsp;Collateral Interest Number | &nbsp;&nbsp;None - Company Provided |  |
| &nbsp;&nbsp;2 | &nbsp;&nbsp;Collateral Interest Type | &nbsp;&nbsp;None - Company Provided |  |
| &nbsp;&nbsp;3 | &nbsp;&nbsp;Collateral Interest Status | &nbsp;&nbsp;None - Company Provided |  |
| &nbsp;&nbsp;4 | &nbsp;&nbsp;Collateral Interest / Property Flag | &nbsp;&nbsp;None - Company Provided |  |
| &nbsp;&nbsp;5 | &nbsp;&nbsp;# of Properties | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;6 | &nbsp;&nbsp;Collateral Interest/Mortgaged Property Name | &nbsp;&nbsp;None - Company Provided |  |
| &nbsp;&nbsp;7 | &nbsp;&nbsp;Cross Collateralized and Cross Defaulted Loan Flag | &nbsp;&nbsp;Loan Agreement, Cross Collateralization Agreement |  |
| &nbsp;&nbsp;8 | &nbsp;&nbsp;Property Address | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;9 | &nbsp;&nbsp;City | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;10 | &nbsp;&nbsp;State | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;11 | &nbsp;&nbsp;Zip Code | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;12 | &nbsp;&nbsp;County | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;13 | &nbsp;&nbsp;Year Built | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;14 | &nbsp;&nbsp;Year Renovated | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;15 | &nbsp;&nbsp;Property Type | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;16 | &nbsp;&nbsp;Specific Property Type | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;17 | &nbsp;&nbsp;Number of Units | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;18 | &nbsp;&nbsp;Unit of Measure | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;19 | &nbsp;&nbsp;Occupancy (%) | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;20 | &nbsp;&nbsp;Occupancy Date | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;21 | &nbsp;&nbsp;Ownership Interest | &nbsp;&nbsp;Title Policy |  |
| &nbsp;&nbsp;22 | &nbsp;&nbsp;Loan Purpose | &nbsp;&nbsp;Settlement Statement |  |
| &nbsp;&nbsp;23 | &nbsp;&nbsp;Note Date | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;24 | &nbsp;&nbsp;First Payment Date | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;25 | &nbsp;&nbsp;Mortgage Loan Commitment Original Balance ($) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;26 | &nbsp;&nbsp;Mortgage Loan Commitment Original Balance / Unit ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;27 | &nbsp;&nbsp;Mortgage Loan Initial Funded Amount ($) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;28 | &nbsp;&nbsp;Mortgage Loan Initial Unfunded Future Funding Amount ($) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;29 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance ($) | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;30 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance / Unit ($) | &nbsp;&nbsp;Recalculation |  |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 7 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;31 | &nbsp;&nbsp;Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($) | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;32 | &nbsp;&nbsp;Future Funding Advance Conditions | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;33 | &nbsp;&nbsp;Mortgage Loan Balloon Balance ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;34 | &nbsp;&nbsp;Mortgage Loan Balloon Balance / Unit ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;35 | &nbsp;&nbsp;Mortgage Loan Annual Debt Service Payment (IO) ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;36 | &nbsp;&nbsp;Mortgage Loan Annual Debt Service Payment (P&I) ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;37 | &nbsp;&nbsp;Mortgage Loan Annual Debt Service Payment (Cap) ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;38 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance ($) | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;39 | &nbsp;&nbsp;Aggregate Collateral Interest Cut-off Date Balance % | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;40 | &nbsp;&nbsp;Collateral Interest Balloon Balance ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;41 | &nbsp;&nbsp;Collateral Interest Future Funding Participation Cut-off Date Unfunded Balance ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;42 | &nbsp;&nbsp;Collateral Interest Annual Debt Service Payment (IO) ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;43 | &nbsp;&nbsp;Collateral Interest Annual Debt Service Payment (P&I) ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;44 | &nbsp;&nbsp;Collateral Interest Annual Debt Service Payment (Cap) ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;45 | &nbsp;&nbsp;Pari Passu Funded Amount | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;46 | &nbsp;&nbsp;Pari Passu Balance in Other Securitization | &nbsp;&nbsp;None - Company Provided |  |
| &nbsp;&nbsp;47 | &nbsp;&nbsp;Rate Type | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;48 | &nbsp;&nbsp;Index | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;49 | &nbsp;&nbsp;Index Rate Assumption | &nbsp;&nbsp;None - Company Provided |  |
| &nbsp;&nbsp;50 | &nbsp;&nbsp;Mortgage Loan Margin | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;51 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Interest Rate | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;52 | &nbsp;&nbsp;Mortgage Loan Margin Change (Y/N) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;53 | &nbsp;&nbsp;Mortgage Loan Margin Change Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;54 | &nbsp;&nbsp;Mortgage Loan Rate Cap | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;55 | &nbsp;&nbsp;Mortgage Loan Rate Floor | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;56 | &nbsp;&nbsp;Mortgage Loan Index Floor | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;57 | &nbsp;&nbsp;Mortgage Loan Index Cap | &nbsp;&nbsp;Interest Rate Cap Agreement |  |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 8 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;58 | &nbsp;&nbsp;Mortgage Loan Index Cap Termination Date | &nbsp;&nbsp;Interest Rate Cap Agreement |  |
| &nbsp;&nbsp;59 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider | &nbsp;&nbsp;Interest Rate Cap Agreement |  |
| &nbsp;&nbsp;60 | &nbsp;&nbsp;Collateral Interest Margin | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;61 | &nbsp;&nbsp;Collateral Interest Cut-off Date Interest Rate | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;62 | &nbsp;&nbsp;Junior Participation Cut-off Date Balance | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;63 | &nbsp;&nbsp;Junior Participation Cut-off Date Future Funding Unfunded Balance ($) | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;64 | &nbsp;&nbsp;Junior Participation Balloon Payment ($) | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;65 | &nbsp;&nbsp;Junior Participation Cut-off Date Margin | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;66 | &nbsp;&nbsp;Junior Participation Cut-off Date Interest Rate | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;67 | &nbsp;&nbsp;Amortization Type During Initial Term | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;68 | &nbsp;&nbsp;Initial IO Period | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;69 | &nbsp;&nbsp;Initial IO Period (Remaining) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;70 | &nbsp;&nbsp;Original Loan Term (Initial) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;71 | &nbsp;&nbsp;Original Loan Term (Remaining) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;72 | &nbsp;&nbsp;ARD Loan (Y/N) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;73 | &nbsp;&nbsp;Initial Maturity Date or Anticipated Repayment Date | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;74 | &nbsp;&nbsp;Seasoning (months) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;75 | &nbsp;&nbsp;Extension Options (Y/N) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;76 | &nbsp;&nbsp;Extension Options Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;77 | &nbsp;&nbsp;Amortization Type During Extensions | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;78 | &nbsp;&nbsp;First Extension Period (months) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;79 | &nbsp;&nbsp;First Extension Fee | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;80 | &nbsp;&nbsp;First Extension Period Requirements | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;81 | &nbsp;&nbsp;First Extension Floor | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;82 | &nbsp;&nbsp;First Extension Cap | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;83 | &nbsp;&nbsp;Second Extension Period (months) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;84 | &nbsp;&nbsp;Second Extension Fee | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;85 | &nbsp;&nbsp;Second Extension Period Requirements | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;86 | &nbsp;&nbsp;Second Extension Floor | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;87 | &nbsp;&nbsp;Second Extension Cap | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;88 | &nbsp;&nbsp;Third Extension Period (months) | &nbsp;&nbsp;Loan Agreement |  |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 9 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;89 | &nbsp;&nbsp;Third Extension Fee | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;90 | &nbsp;&nbsp;Third Extension Period Requirements | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;91 | &nbsp;&nbsp;Third Extension Floor | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;92 | &nbsp;&nbsp;Third Extension Cap | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;93 | &nbsp;&nbsp;Fully Extended Loan Term (Initial) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;94 | &nbsp;&nbsp;Fully Extended Loan Term (Remaining) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;95 | &nbsp;&nbsp;Fully Extended Maturity Date | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;96 | &nbsp;&nbsp;Third Most Recent As Of Period | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;97 | &nbsp;&nbsp;Third Most Recent Revenues | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;98 | &nbsp;&nbsp;Third Most Recent Expenses | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;99 | &nbsp;&nbsp;Third Most Recent NOI | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;100 | &nbsp;&nbsp;Third Most Recent NCF | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;101 | &nbsp;&nbsp;Second Most Recent As Of Period | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;102 | &nbsp;&nbsp;Second Most Recent Revenues | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;103 | &nbsp;&nbsp;Second Most Recent Expenses | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;104 | &nbsp;&nbsp;Second Most Recent NOI | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;105 | &nbsp;&nbsp;Second Most Recent NCF | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;106 | &nbsp;&nbsp;Most Recent As Of Period | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;107 | &nbsp;&nbsp;Most Recent Revenues | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;108 | &nbsp;&nbsp;Most Recent Expenses | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;109 | &nbsp;&nbsp;Most Recent NOI | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;110 | &nbsp;&nbsp;Most Recent NCF | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;111 | &nbsp;&nbsp;Mortgage Loan Most Recent NOI DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;112 | &nbsp;&nbsp;Mortgage Loan Most Recent NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;113 | &nbsp;&nbsp;Cut-off Date Mortgage Loan Most Recent NOI Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;114 | &nbsp;&nbsp;Cut-off Date Mortgage Loan Most Recent NCF Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;115 | &nbsp;&nbsp;Collateral Interest Most Recent NOI DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;116 | &nbsp;&nbsp;Collateral Interest Most Recent NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;117 | &nbsp;&nbsp;Cut-off Date Collateral Interest Most Recent NOI Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;118 | &nbsp;&nbsp;Cut-off Date Collateral Interest Most Recent NCF Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;119 | &nbsp;&nbsp;Underwritten Occupancy (%) | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;120 | &nbsp;&nbsp;Underwritten Revenues ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 10 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;121 | &nbsp;&nbsp;Underwritten Expenses ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;122 | &nbsp;&nbsp;Underwritten NOI ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;123 | &nbsp;&nbsp;Underwritten Reserves ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;124 | &nbsp;&nbsp;Underwritten NCF ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;125 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;126 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;127 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance Underwritten NOI Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;128 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance Underwritten NCF Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;129 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance Underwritten NOI DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;130 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance Underwritten NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;131 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance Underwritten NOI Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;132 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance Underwritten NCF Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;133 | &nbsp;&nbsp;Underwritten Stabilized Occupancy (%) | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;134 | &nbsp;&nbsp;Underwritten Stabilized Revenues ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;135 | &nbsp;&nbsp;Underwritten Stabilized Expenses ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;136 | &nbsp;&nbsp;Underwritten Stabilized NOI ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;137 | &nbsp;&nbsp;Underwritten Stabilized Reserves ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;138 | &nbsp;&nbsp;Underwritten Stabilized NCF ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;139 | &nbsp;&nbsp;Fully Funded Mortgage Loan Underwritten Stabilized NOI DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;140 | &nbsp;&nbsp;Fully Funded Mortgage Loan Underwritten Stabilized NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;141 | &nbsp;&nbsp;Fully Funded Mortgage Loan Underwritten Stabilized NOI Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;142 | &nbsp;&nbsp;Fully Funded Mortgage Loan Underwritten Stabilized NCF Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;143 | &nbsp;&nbsp;Collateral Interest Underwritten Stabilized NOI DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;144 | &nbsp;&nbsp;Collateral Interest Underwritten Stabilized NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;145 | &nbsp;&nbsp;Collateral Interest Underwritten Stabilized NOI Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;146 | &nbsp;&nbsp;Collateral Interest Underwritten Stabilized NCF Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;147 | &nbsp;&nbsp;Appraisal Stabilized Occupancy (%) | &nbsp;&nbsp;Underwriting File |  |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 11 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;148 | &nbsp;&nbsp;Appraisal Stabilized Revenues ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;149 | &nbsp;&nbsp;Appraisal Stabilized Expenses ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;150 | &nbsp;&nbsp;Appraisal Stabilized NOI ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;151 | &nbsp;&nbsp;Appraisal Stabilized Reserves ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;152 | &nbsp;&nbsp;Appraisal Stabilized NCF ($) | &nbsp;&nbsp;Underwriting File | &nbsp;&nbsp;$1.00 |
| &nbsp;&nbsp;153 | &nbsp;&nbsp;Fully Funded Mortgage Loan Appraisal Stabilized NOI DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;154 | &nbsp;&nbsp;Fully Funded Mortgage Loan Appraisal Stabilized NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;155 | &nbsp;&nbsp;Fully Funded Mortgage Loan Appraisal Stabilized NOI Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;156 | &nbsp;&nbsp;Fully Funded Mortgage Loan Appraisal Stabilized NCF Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;157 | &nbsp;&nbsp;Collateral Interest Appraisal Stabilized NOI DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;158 | &nbsp;&nbsp;Collateral Interest Appraisal Stabilized NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;159 | &nbsp;&nbsp;Collateral Interest Appraisal Stabilized NOI Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;160 | &nbsp;&nbsp;Collateral Interest Appraisal Stabilized NCF Debt Yield | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;161 | &nbsp;&nbsp;Recourse | &nbsp;&nbsp;Guaranty Agreement, Loan Agreement |  |
| &nbsp;&nbsp;162 | &nbsp;&nbsp;Recourse Provisions | &nbsp;&nbsp;Guaranty Agreement, Loan Agreement |  |
| &nbsp;&nbsp;163 | &nbsp;&nbsp;Recourse Carveout Guarantor | &nbsp;&nbsp;Guaranty Agreement |  |
| &nbsp;&nbsp;164 | &nbsp;&nbsp;Sponsor | &nbsp;&nbsp;Asset Summary Report |  |
| &nbsp;&nbsp;165 | &nbsp;&nbsp;Affiliated Sponsor (Y/N) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;166 | &nbsp;&nbsp;Tenants-in-common (Y/N) | &nbsp;&nbsp;Loan Agreement, TIC Agreement |  |
| &nbsp;&nbsp;167 | &nbsp;&nbsp;Ground Lease (Y/N) | &nbsp;&nbsp;Title Policy |  |
| &nbsp;&nbsp;168 | &nbsp;&nbsp;Annual Ground Lease Payment ($) | &nbsp;&nbsp;Ground Lease |  |
| &nbsp;&nbsp;169 | &nbsp;&nbsp;Ground Lease Initial Expiration Date | &nbsp;&nbsp;Ground Lease |  |
| &nbsp;&nbsp;170 | &nbsp;&nbsp;Ground Lease Extension (Y/N) | &nbsp;&nbsp;Ground Lease |  |
| &nbsp;&nbsp;171 | &nbsp;&nbsp;# of Ground Lease Extension Options | &nbsp;&nbsp;Ground Lease |  |
| &nbsp;&nbsp;172 | &nbsp;&nbsp;Ground Lease Expiration Date with Extensions | &nbsp;&nbsp;Ground Lease |  |
| &nbsp;&nbsp;173 | &nbsp;&nbsp;Engineering Report Date | &nbsp;&nbsp;Engineering Report |  |
| &nbsp;&nbsp;174 | &nbsp;&nbsp;Environmental Report Date (Phase I) | &nbsp;&nbsp;Environmental Report |  |
| &nbsp;&nbsp;175 | &nbsp;&nbsp;Environmental Report Date (Phase II) | &nbsp;&nbsp;Environmental Report |  |
| &nbsp;&nbsp;176 | &nbsp;&nbsp;Environmental Insurance (Y/N) | &nbsp;&nbsp;Asset Summary Report, Insurance Binder |  |
| &nbsp;&nbsp;177 | &nbsp;&nbsp;Seismic Report Date | &nbsp;&nbsp;Seismic Report |  |
| &nbsp;&nbsp;178 | &nbsp;&nbsp;Seismic PML % | &nbsp;&nbsp;Seismic Report |  |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 12 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;179 | &nbsp;&nbsp;Seismic Insurance Obtained if PML >= 20% (Y/N) | &nbsp;&nbsp;Insurance Binder |  |
| &nbsp;&nbsp;180 | &nbsp;&nbsp;Lockbox Type | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;181 | &nbsp;&nbsp;Cash Management Type | &nbsp;&nbsp;Loan Agreement, Cash Management Agreement |  |
| &nbsp;&nbsp;182 | &nbsp;&nbsp;Cash Management Trigger Event | &nbsp;&nbsp;Loan Agreement, Cash Management Agreement |  |
| &nbsp;&nbsp;183 | &nbsp;&nbsp;Tax Escrow (Upfront) ($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;184 | &nbsp;&nbsp;Tax Escrow (Cut-off Date) ($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |
| &nbsp;&nbsp;185 | &nbsp;&nbsp;Tax Escrow (Monthly)($) | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;186 | &nbsp;&nbsp;Springing Tax Escrow Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;187 | &nbsp;&nbsp;Insurance Escrow (Upfront) ($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;188 | &nbsp;&nbsp;Insurance Escrow (Cut-off Date) ($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |
| &nbsp;&nbsp;189 | &nbsp;&nbsp;Insurance Escrow (Monthly)($) | &nbsp;&nbsp;Servicer Report, Loan Agreement |  |
| &nbsp;&nbsp;190 | &nbsp;&nbsp;Springing Insurance Escrow Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;191 | &nbsp;&nbsp;Replacement Reserve (Upfront)($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;192 | &nbsp;&nbsp;Replacement Reserve (Cut-off Date)($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |
| &nbsp;&nbsp;193 | &nbsp;&nbsp;Replacement Reserve (Monthly)($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;194 | &nbsp;&nbsp;Replacement Reserve Cap($) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;195 | &nbsp;&nbsp;Springing Replacement Reserve Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;196 | &nbsp;&nbsp;TI/LC Reserve (Upfront) ($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;197 | &nbsp;&nbsp;TI/LC Reserve (Cut-off Date) ($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |
| &nbsp;&nbsp;198 | &nbsp;&nbsp;TI/LC Reserve (Monthly)($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;199 | &nbsp;&nbsp;TI/LC Reserve Cap($) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;200 | &nbsp;&nbsp;Springing TI/LC Reserve Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;201 | &nbsp;&nbsp;Environmental Reserve (Upfront) ($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;202 | &nbsp;&nbsp;Environmental Reserve (Cut-off Date) ($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |
| &nbsp;&nbsp;203 | &nbsp;&nbsp;Upfront Engineering/Deferred Maintenance Escrow (Upfront) ($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;204 | &nbsp;&nbsp;Upfront Engineering/Deferred Maintenance Escrow (Cut-off Date) ($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 13 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;205 | &nbsp;&nbsp;Debt Service Reserve (Upfront) ($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;206 | &nbsp;&nbsp;Debt Service Reserve (Cut-off Date) ($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |
| &nbsp;&nbsp;207 | &nbsp;&nbsp;Debt Service Reserve (Monthly)($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;208 | &nbsp;&nbsp;Debt Service Reserve Cap($) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;209 | &nbsp;&nbsp;Springing Debt Service Reserve Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;210 | &nbsp;&nbsp;Other Reserves (Upfront)($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;211 | &nbsp;&nbsp;Other Reserves (Cut-Off Date)($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |
| &nbsp;&nbsp;212 | &nbsp;&nbsp;Other Reserves (Monthly)($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;213 | &nbsp;&nbsp;Other Reserves Cap ($) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;214 | &nbsp;&nbsp;Other Reserves Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;215 | &nbsp;&nbsp;Other Reserves 2 (Upfront)($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;216 | &nbsp;&nbsp;Other Reserves 2 (Cut-Off Date)($) | &nbsp;&nbsp;Servicer Report, Settlement Statement |  |
| &nbsp;&nbsp;217 | &nbsp;&nbsp;Other Reserves 2 (Monthly)($) | &nbsp;&nbsp;Loan Agreement, Settlement Statement |  |
| &nbsp;&nbsp;218 | &nbsp;&nbsp;Other Reserves 2 Cap ($) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;219 | &nbsp;&nbsp;Other Reserves 2 Description | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;220 | &nbsp;&nbsp;Subordinate Debt (Y/N) | &nbsp;&nbsp;Subordinate Debt Loan Agreement |  |
| &nbsp;&nbsp;221 | &nbsp;&nbsp;Subordinate Debt Type | &nbsp;&nbsp;Subordinate Debt Loan Agreement |  |
| &nbsp;&nbsp;222 | &nbsp;&nbsp;Subordinate Debt Margin | &nbsp;&nbsp;Subordinate Debt Loan Agreement |  |
| &nbsp;&nbsp;223 | &nbsp;&nbsp;Subordinate Debt Interest Rate | &nbsp;&nbsp;Subordinate Debt Loan Agreement |  |
| &nbsp;&nbsp;224 | &nbsp;&nbsp;Subordinate Debt Cut-off Date Balance ($) | &nbsp;&nbsp;Subordinate Debt Loan Agreement |  |
| &nbsp;&nbsp;225 | &nbsp;&nbsp;Total Debt Cut-off Date Balance ($) | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;226 | &nbsp;&nbsp;Total Debt Cut-off Date As-Is LTV | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;227 | &nbsp;&nbsp;Total Debt Cut-off Date UW NCF DSCR | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;228 | &nbsp;&nbsp;Total Debt Cut-off Date UW NOI DY | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;229 | &nbsp;&nbsp;Future Debt Permitted (Y/N) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;230 | &nbsp;&nbsp;Permitted Future Debt Type | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;231 | &nbsp;&nbsp;Grace Period Default (Days) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;232 | &nbsp;&nbsp;Grace Period Late (Days) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;233 | &nbsp;&nbsp;Initial Prepayment Provision | &nbsp;&nbsp;Loan Agreement |  |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 14 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

---

| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;234 | &nbsp;&nbsp;Remaining Call Protection (Cut-off Date) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;235 | &nbsp;&nbsp;Partial Release and/or Partial Prepayment (Y/N) | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;236 | &nbsp;&nbsp;Appraisal Firm | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;237 | &nbsp;&nbsp;As-Is Appraisal Valuation Date | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;238 | &nbsp;&nbsp;As-Is Appraised Value ($) | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;239 | &nbsp;&nbsp;Stabilized Appraised Value ($) | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;240 | &nbsp;&nbsp;Appraisal Anticipated Stabilization Date | &nbsp;&nbsp;Appraisal |  |
| &nbsp;&nbsp;241 | &nbsp;&nbsp;Mortgage Loan Cut-off Date As-Is LTV Ratio | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;242 | &nbsp;&nbsp;Mortgage Loan Commitment Maturity Date Stabilized LTV Ratio | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;243 | &nbsp;&nbsp;Collateral Interest Cut-off Date As-Is LTV Ratio | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;244 | &nbsp;&nbsp;Collateral Interest Commitment Maturity Date Stabilized LTV Ratio | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;245 | &nbsp;&nbsp;Interest Accrual Basis | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;246 | &nbsp;&nbsp;Lookback Period | &nbsp;&nbsp;Loan Agreement |  |
| &nbsp;&nbsp;247 | &nbsp;&nbsp;Single-Tenant (Y/N) | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;248 | &nbsp;&nbsp;Property Manager | &nbsp;&nbsp;Management Agreement, Loan Agreement |  |
| &nbsp;&nbsp;249 | &nbsp;&nbsp;Largest Tenant Name | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;250 | &nbsp;&nbsp;Largest Tenant Square Feet | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;251 | &nbsp;&nbsp;Largest Tenant Square Feet % | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;252 | &nbsp;&nbsp;Largest Tenant Expiration Date | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;253 | &nbsp;&nbsp;2nd Largest Tenant Name | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;254 | &nbsp;&nbsp;2nd Largest Tenant Square Feet | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;255 | &nbsp;&nbsp;2nd Largest Tenant Square Feet % | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;256 | &nbsp;&nbsp;2nd Largest Tenant Expiration Date | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;257 | &nbsp;&nbsp;3rd Largest Tenant Name | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;258 | &nbsp;&nbsp;3rd Largest Tenant Square Feet | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;259 | &nbsp;&nbsp;3rd Largest Tenant Square Feet % | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;260 | &nbsp;&nbsp;3rd Largest Tenant Expiration Date | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;261 | &nbsp;&nbsp;4th Largest Tenant Name | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;262 | &nbsp;&nbsp;4th Largest Tenant Square Feet | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;263 | &nbsp;&nbsp;4th Largest Tenant Square Feet % | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;264 | &nbsp;&nbsp;4th Largest Tenant Expiration Date | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;265 | &nbsp;&nbsp;5th Largest Tenant Name | &nbsp;&nbsp;Underwriting File |  |
| &nbsp;&nbsp;266 | &nbsp;&nbsp;5th Largest Tenant Square Feet | &nbsp;&nbsp;Underwriting File |  |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 15 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Loan File Review Procedures EXHIBIT A

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| | | | |
|:---|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Source Document (in order of priority)** | &nbsp;&nbsp;**Tolerance** |
| &nbsp;&nbsp;267 | &nbsp;&nbsp;5th Largest Tenant Square Feet % | &nbsp;&nbsp;Recalculation |  |
| &nbsp;&nbsp;268 | &nbsp;&nbsp;5th Largest Tenant Expiration Date | &nbsp;&nbsp;Underwriting File |  |

---

*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 16 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

**Exhibit B - Recalculation Methodology**

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;26 | &nbsp;&nbsp;Mortgage Loan Commitment Original Balance / Unit ($) | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Commitment Original Balance ($) and (ii) Number of Units. <br>For Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Commitment Original Balance / Unit ($) for each such mortgaged property is set equal to blank. |
| &nbsp;&nbsp;30 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance / Unit ($) | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Mortgage<br> Loan Cut-off Date Balance ($) and (ii) Number of Units.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance / Unit ($) for each such<br> mortgaged property is set equal blank. |
| &nbsp;&nbsp;33 | &nbsp;&nbsp;Mortgage Loan Balloon Balance ($) | &nbsp;&nbsp;Set equal to the sum of Mortgage Loan Cut-off Date Balance ($) and Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($). |
| &nbsp;&nbsp;34 | &nbsp;&nbsp;Mortgage Loan Balloon Balance / Unit ($) | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Balloon Balance ($) and (ii) Number of Units. <br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Balloon Balance / Unit ($) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;35 | &nbsp;&nbsp;Mortgage Loan Annual Debt Service Payment (IO) ($) | &nbsp;&nbsp; For the Mortgage Loan Assets, the product of (A) Mortgage<br> Loan Cut-off Date Balance ($), (B) Mortgage Loan Cut-off Date Interest Rate and (C) 365/360.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Annual Debt Service Payment (IO) ($) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;36 | &nbsp;&nbsp;Mortgage Loan Annual Debt Service Payment (P&I) ($) | &nbsp;&nbsp;Set equal to Mortgage Loan Annual Debt Service Payment (IO) ($). |
| &nbsp;&nbsp;37 | &nbsp;&nbsp;Mortgage Loan Annual Debt Service Payment (Cap) ($) | &nbsp;&nbsp; For the Mortgage Loan Assets, the product of (A) Mortgage Loan Cut-off Date Balance ($), (B) Mortgage Loan Rate Cap and (C) 365/360.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Annual Debt Service Payment (Cap) ($) for each such mortgaged property is set equal blank. |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 17 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;39 | &nbsp;&nbsp;Aggregate Collateral Interest Cut-off Date Balance % | &nbsp;&nbsp;Quotient of (i) Collateral Interest Cut-off Date Balance ($) and (ii) aggregate Collateral Interest Cut-off Date Balance ($) for the Mortgage Loan Assets.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Aggregate Collateral Interest Cut-off Date Balance % for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;40 | &nbsp;&nbsp;Collateral Interest Balloon Balance ($) | &nbsp;&nbsp;Set equal to Collateral Interest Cut-off Date Balance ($). |
| &nbsp;&nbsp;41 | &nbsp;&nbsp;Collateral Interest Future Funding Participation Cut-off Date Unfunded Balance ($) | &nbsp;&nbsp;Set equal to Mortgage Loan Future Funding Participation Cut-off Date Unfunded Balance ($). |
| &nbsp;&nbsp;42 | &nbsp;&nbsp;Collateral Interest Annual Debt Service Payment (IO) ($) | &nbsp;&nbsp; For the Mortgage Loan Assets, the product of (A) Collateral Interest Cut-off Date Balance ($), (B) Collateral Interest Cut-off Date Interest Rate and (C) 365/360.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Collateral Interest Annual Debt Service Payment (IO) ($) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;43 | &nbsp;&nbsp;Collateral Interest Annual Debt Service Payment (P&I) ($) | &nbsp;&nbsp;Set equal to Collateral Interest Annual Debt Service Payment (IO) ($). |
| &nbsp;&nbsp;44 | &nbsp;&nbsp;Collateral Interest Annual Debt Service Payment (Cap) ($) | &nbsp;&nbsp; For the Mortgage Loan Assets, the product of (A) Collateral Interest Cut-off Date Balance ($), (B) sum of (i) Mortgage Loan Index Cap and (ii) Collateral Interest Margin and (C) 365/360.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Collateral Interest Annual Debt Service Payment (Cap) ($) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;51 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Interest Rate | &nbsp;&nbsp; For the Mortgage Loan Assets, the greater of (i) sum of (A) Mortgage Loan Margin and (B) Index Rate Assumption and (ii) Mortgage Loan Rate Floor.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Interest Rate for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;54 | &nbsp;&nbsp;Mortgage Loan Rate Cap | &nbsp;&nbsp; For the Mortgage Loan Assets, the sum of (i) Mortgage Loan Margin and (ii) Mortgage Loan Index Cap.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Rate Cap for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;55 | &nbsp;&nbsp;Mortgage Loan Rate Floor | &nbsp;&nbsp; For the Mortgage Loan Assets, the sum of (i) Mortgage Loan Margin and (ii) Mortgage Loan Index Floor.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Rate Floor for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;61 | &nbsp;&nbsp;Collateral Interest Cut-off Date Interest Rate | &nbsp;&nbsp;Set equal to Mortgage Loan Cut-off Date Interest Rate. |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 18 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;69 | &nbsp;&nbsp;Initial IO Period (Remaining) | &nbsp;&nbsp; For the Mortgage Loan Assets, the difference between (i) Initial IO Period and (ii) Seasoning (months).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Initial IO Period (Remaining) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;70 | &nbsp;&nbsp;Original Loan Term (Initial) | &nbsp;&nbsp; For the Mortgage Loan Assets, the count of the number of monthly payment dates, from and inclusive of (i) First Payment Date, to and inclusive of (ii) Initial Maturity Date or Anticipated Repayment Date.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Original Loan Term (Initial) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;71 | &nbsp;&nbsp;Original Loan Term (Remaining) | &nbsp;&nbsp; For the Mortgage Loan Assets, the difference between (i) Original Loan Term (Initial) and (ii) Seasoning (months).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Original Loan Term (Remaining) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;74 | &nbsp;&nbsp;Seasoning (months) | &nbsp;&nbsp; For the Mortgage Loan Assets, the count of the number of monthly payment dates, from and inclusive of (i) First Payment Date, to and inclusive of (ii) Cut-off Date. In no event will Seasoning (months) be less than 0.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Seasoning (Months) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;81 | &nbsp;&nbsp;First Extension Floor | &nbsp;&nbsp; For the Mortgage Loan Assets, set equal to Mortgage Loan Index Floor, if applicable.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the First Extension Floor for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;86 | &nbsp;&nbsp;Second Extension Floor | &nbsp;&nbsp; For the Mortgage Loan Assets, set equal to Mortgage Loan Index Floor, if applicable.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Second Extension Floor for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;91 | &nbsp;&nbsp;Third Extension Floor | &nbsp;&nbsp; For the Mortgage Loan Assets, set equal to Mortgage Loan Index Floor, if applicable.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Third Extension Floor for each such mortgaged property is set equal blank. |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 19 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;93 | &nbsp;&nbsp;Fully Extended Loan Term (Initial) | &nbsp;&nbsp; For the Mortgage Loan Assets, the count of the number of monthly payment dates, from and inclusive of (i) First Payment Date, to and inclusive of (ii) Fully Extended Maturity Date.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Extended Loan Term (Initial) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;94 | &nbsp;&nbsp;Fully Extended Loan Term (Remaining) | &nbsp;&nbsp; For the Mortgage Loan Assets, the difference between (i) Fully Extended Loan Term (Initial) and (ii) Seasoning (months).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Extended Loan Term (Remaining) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;111 | &nbsp;&nbsp;Mortgage Loan Most Recent NOI DSCR | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Most Recent NOI and (ii) Mortgage Loan Annual Debt Service Payment (IO) ($), if applicable.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Most Recent NOI DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;112 | &nbsp;&nbsp;Mortgage Loan Most Recent NCF DSCR | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Most Recent NCF and (ii) Mortgage Loan Annual Debt Service Payment (IO) ($), if applicable.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Most Recent NCF DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;113 | &nbsp;&nbsp;Cut-off Date Mortgage Loan Most Recent NOI Debt Yield | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Most Recent NOI and (ii) Mortgage Loan Cut-off Date Balance ($), if applicable.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Cut-off Date Mortgage Loan Most Recent NOI Debt Yield for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;114 | &nbsp;&nbsp;Cut-off Date Mortgage Loan Most Recent NCF Debt Yield | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Most Recent NCF and (ii) Mortgage Loan Cut-off Date Balance ($), if applicable.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Cut-off Date Mortgage Loan Most Recent NCF Debt Yield for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;115 | &nbsp;&nbsp;Collateral Interest Most Recent NOI DSCR | &nbsp;&nbsp;Set equal to Mortgage Loan Most Recent NOI DSCR. |
| &nbsp;&nbsp;116 | &nbsp;&nbsp;Collateral Interest Most Recent NCF DSCR | &nbsp;&nbsp;Set equal to Mortgage Loan Most Recent NCF DSCR. |
| &nbsp;&nbsp;117 | &nbsp;&nbsp;Cut-off Date Collateral Interest Most Recent NOI Debt Yield | &nbsp;&nbsp;Set equal to Cut-off Date Mortgage Loan Most Recent NOI Debt Yield. |
| &nbsp;&nbsp;118 | &nbsp;&nbsp;Cut-off Date Collateral Interest Most Recent NCF Debt Yield | &nbsp;&nbsp;Set equal to Cut-off Date Mortgage Loan Most Recent NCF Debt Yield. |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 20 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;125 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR | &nbsp;&nbsp; For the Mortgage Loan Assets, the quotient of (i) Underwritten NOI ($) and (ii) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($).<br>For the Mortgage Loan Assets identified on the Final Data File with a Collateral Interest/Mortgaged Property Name of "The Southerly at Heron Creek", "The Penrose", "Citizen House Blue Buff", "Nashville Cold", "Hawes Commerce Park", and "Plummer Road Industrial", we were instructed by the representatives of the Company to set the Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR for each such Mortgage Loan Asset to equal 1.00.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;126 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR | &nbsp;&nbsp; For the Mortgage Loan Assets, the quotient of (i) Underwritten NCF ($) and (ii) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($).<br>For the Mortgage Loan Assets identified on the Final Data File with a Collateral Interest/Mortgaged Property Name of "The Southerly at Heron Creek", "The Penrose", "Citizen House Blue Buff", "Nashville Cold", "Hawes Commerce Park", "Valley Vista Industrial Portfolio", and "Plummer Road Industrial", we were instructed by the representatives of the Company to set the Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR for each such Mortgage Loan Asset to equal 1.00.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;127 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance Underwritten NOI Debt Yield | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Underwritten NOI ($) and (ii) Mortgage Loan Cut-off Date Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance Underwritten NOI Debt Yield for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;128 | &nbsp;&nbsp;Mortgage Loan Cut-off Date Balance Underwritten NCF Debt Yield | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Underwritten NCF ($) and (ii) Mortgage Loan Cut-off Date Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date Balance Underwritten NCF Debt Yield for each such mortgaged property is set equal blank. |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 21 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;129 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance Underwritten NOI DSCR | &nbsp;&nbsp;Set equal to Mortgage Loan Cut-off Date Balance Underwritten NOI DSCR. |
| &nbsp;&nbsp;130 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance Underwritten NCF DSCR | &nbsp;&nbsp;Set equal to Mortgage Loan Cut-off Date Balance Underwritten NCF DSCR. |
| &nbsp;&nbsp;131 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance Underwritten NOI Debt Yield | &nbsp;&nbsp;Set equal to Mortgage Loan Cut-off Date Balance Underwritten NOI Debt Yield. |
| &nbsp;&nbsp;132 | &nbsp;&nbsp;Collateral Interest Cut-off Date Balance Underwritten NCF Debt Yield | &nbsp;&nbsp;Set equal to Mortgage Loan Cut-off Date Balance Underwritten NCF Debt Yield. |
| &nbsp;&nbsp;139 | &nbsp;&nbsp;Fully Funded Mortgage Loan Underwritten Stabilized NOI DSCR | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (1) Underwritten Stabilized NOI ($) and (2) the product of (i) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) quotient of (a) Mortgage Loan Commitment Original Balance ($) and (b) Mortgage Loan Cut-off Date Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Underwritten Stabilized NOI DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;140 | &nbsp;&nbsp;Fully Funded Mortgage Loan Underwritten Stabilized NCF DSCR | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (1) Underwritten Stabilized NCF ($) and (2) the product of (i) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) quotient of (a) Mortgage Loan Commitment Original Balance ($) and (b) Mortgage Loan Cut-off Date Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Underwritten Stabilized NCF DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;141 | &nbsp;&nbsp;Fully Funded Mortgage Loan Underwritten Stabilized NOI Debt Yield | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Underwritten Stabilized NOI ($) and (ii) Mortgage Loan Balloon Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Underwritten Stabilized NOI Debt Yield for each such mortgaged property is set equal blank. |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 22 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;142 | &nbsp;&nbsp;Fully Funded Mortgage Loan Underwritten Stabilized NCF Debt Yield | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Underwritten Stabilized NCF ($) and (ii) Mortgage Loan Balloon Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Underwritten Stabilized NCF Debt Yield for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;143 | &nbsp;&nbsp;Collateral Interest Underwritten Stabilized NOI DSCR | &nbsp;&nbsp;Set equal to Fully Funded Mortgage Loan Underwritten Stabilized NOI DSCR. |
| &nbsp;&nbsp;144 | &nbsp;&nbsp;Collateral Interest Underwritten Stabilized NCF DSCR | &nbsp;&nbsp;Set equal to Fully Funded Mortgage Loan Underwritten Stabilized NCF DSCR. |
| &nbsp;&nbsp;145 | &nbsp;&nbsp;Collateral Interest Underwritten Stabilized NOI Debt Yield | &nbsp;&nbsp;Set equal to Fully Funded Mortgage Loan Underwritten Stabilized NOI Debt Yield. |
| &nbsp;&nbsp;146 | &nbsp;&nbsp;Collateral Interest Underwritten Stabilized NCF Debt Yield | &nbsp;&nbsp;Set equal to Fully Funded Mortgage Loan Underwritten Stabilized NCF Debt Yield. |
| &nbsp;&nbsp;153 | &nbsp;&nbsp;Fully Funded Mortgage Loan Appraisal Stabilized NOI DSCR | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (1) Appraisal Stabilized NOI ($) and (2) the product of (i) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) quotient of (a) Mortgage Loan Commitment Original Balance ($) and (b) Mortgage Loan Cut-off Date Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Appraisal Stabilized NOI DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;154 | &nbsp;&nbsp;Fully Funded Mortgage Loan Appraisal Stabilized NCF DSCR | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (1) Appraisal Stabilized NCF ($) and (2) the product of (i) the lesser of (A) Mortgage Loan Annual Debt Service Payment (IO) ($) or (B) Mortgage Loan Annual Debt Service Payment (Cap) ($) and (ii) quotient of (a) Mortgage Loan Commitment Original Balance ($) and (b) Mortgage Loan Cut-off Date Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Appraisal Stabilized NCF DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;155 | &nbsp;&nbsp;Fully Funded Mortgage Loan Appraisal Stabilized NOI Debt Yield | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Appraisal Stabilized NOI ($) and (ii) Mortgage Loan Balloon Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Appraisal Stabilized NOI Debt Yield for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;156 | &nbsp;&nbsp;Fully Funded Mortgage Loan Appraisal Stabilized NCF Debt Yield | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Appraisal Stabilized NCF ($) and (ii) Mortgage Loan Balloon Balance ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Fully Funded Mortgage Loan Appraisal Stabilized NCF Debt Yield for each such mortgaged property is set equal blank. |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 23 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;157 | &nbsp;&nbsp;Collateral Interest Appraisal Stabilized NOI DSCR | &nbsp;&nbsp;Set equal to Fully Funded Mortgage Loan Appraisal Stabilized NOI DSCR. |
| &nbsp;&nbsp;158 | &nbsp;&nbsp;Collateral Interest Appraisal Stabilized NCF DSCR | &nbsp;&nbsp;Set equal to Fully Funded Mortgage Loan Appraisal Stabilized NCF DSCR. |
| &nbsp;&nbsp;159 | &nbsp;&nbsp;Collateral Interest Appraisal Stabilized NOI Debt Yield | &nbsp;&nbsp;Set equal to Fully Funded Mortgage Loan Appraisal Stabilized NOI Debt Yield. |
| &nbsp;&nbsp;160 | &nbsp;&nbsp;Collateral Interest Appraisal Stabilized NCF Debt Yield | &nbsp;&nbsp;Set equal to Fully Funded Mortgage Loan Appraisal Stabilized NCF Debt Yield. |
| &nbsp;&nbsp;165 | &nbsp;&nbsp;Affiliated Sponsor (Y/N) | &nbsp;&nbsp; A recalculation in which borrower relationships were identified based on shared Sponsor names. Affiliated Sponsor (Y/N) field is set equal to "Y" if two or more loans have one or more such shared Sponsor names, else "N".<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Affiliated Sponsor (Y/N) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;225 | &nbsp;&nbsp;Total Debt Cut-off Date Balance ($) | &nbsp;&nbsp; For the Mortgage Loan Assets, the sum of (i) Mortgage Loan Cut-off Date Balance ($), (ii) Junior Participation Cut-off Date Balance and (iii) Subordinate Debt Cut-off Date Balance ($).<br>For the Mortgage Loan Assets which does not have a Junior Participation Cut-off Date Balance and Subordinate Debt Cut-off Date Balance ($), the Total Debt Cut-off Date Balance ($) is set equal to "N/A".<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Total Debt Cut-off Date Balance ($) for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;226 | &nbsp;&nbsp;Total Debt Cut-off Date As-Is LTV | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Total Debt Cut-off Date Balance ($) and (ii) As-Is Appraised Value ($), if applicable.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Total Debt Cut-off Date As-Is LTV for each such mortgaged property is set equal blank. |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 24 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;227 | &nbsp;&nbsp;Total Debt Cut-off Date UW NCF DSCR | &nbsp;&nbsp; For the Mortgage Loan Assets, the quotient of (i) Underwritten NCF ($) and (ii) the sum of (a) Mortgage Loan Annual Debt Service Payment (P&I) ($), and (b) the Subordinate Debt Annual Debt Service Payment (P&I) ($) (as defined below) (if applicable). The **"Subordinate Debt Annual Debt Service Payment (P&I) ($)"** is equal to the product of (1) Subordinate Debt Cut-off Date Balance ($), (2) Subordinate Debt Interest Rate and (3) 365/360.<br>For the Mortgage Loan Asset identified on the Final Data File with a Collateral Interest/Mortgaged Property Name of "Hilton San Francisco Financial District", we were instructed by the representatives of the Company to set the Total Debt Cut-off Date UW NCF DSCR for the Mortgage Loan Asset to equal 1.00.<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Total Debt Cut-off Date UW NCF DSCR for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;228 | &nbsp;&nbsp;Total Debt Cut-off Date UW NOI DY | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Underwritten NOI ($) and (ii) Total Debt Cut-off Date Balance ($), if applicable. <br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Total Debt Cut-off Date UW NOI DY for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;241 | &nbsp;&nbsp;Mortgage Loan Cut-off Date As-Is LTV Ratio | &nbsp;&nbsp; For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Cut-off Date Balance ($) and (ii) As-Is Appraised Value ($).<br>For the Mortgage Loan Asset identified on the Final Data File with a Collateral Interest/Mortgaged Property Name as "8900 Freeport", we were instructed by the representatives of the Company to perform this procedure as the quotient of (i) the difference between (a) Mortgage Loan Cut-off Date Balance ($) and (b) Other Reserves (Cut-Off Date)($) and (ii) As-Is Appraised Value ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Cut-off Date As-Is LTV Ratio for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;242 | &nbsp;&nbsp;Mortgage Loan Commitment Maturity Date Stabilized LTV Ratio | &nbsp;&nbsp;For the Mortgage Loan Assets, the quotient of (i) Mortgage Loan Balloon Balance ($) and (ii) Stabilized Appraised Value ($).<br>For the Mortgaged Properties indicated on the Final Data File as securing part of a portfolio, the Mortgage Loan Commitment Maturity Date Stabilized LTV Ratio for each such mortgaged property is set equal blank. |
| &nbsp;&nbsp;243 | &nbsp;&nbsp;Collateral Interest Cut-off Date As-Is LTV Ratio | &nbsp;&nbsp;Set equal to Mortgage Loan Cut-off Date As-Is LTV Ratio. |
| &nbsp;&nbsp;244 | &nbsp;&nbsp;Collateral Interest Commitment Maturity Date Stabilized LTV Ratio | &nbsp;&nbsp;Set equal to Mortgage Loan Commitment Maturity Date Stabilized LTV Ratio. |
| &nbsp;&nbsp;251 | &nbsp;&nbsp;Largest Tenant Square Feet % | &nbsp;&nbsp;For the Mortgaged Properties, the quotient of (i) Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties for which the Property Type for such Mortgaged Property, was equal to " Multifamily", "Manufactured Housing" or "Hospitality" (as set forth on the Final Data File). For the Mortgage Loan Assets with a Largest Tenant Square Feet as "Various", the Largest Tenant Square Feet % is set equal to "Various". |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 25 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT B

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| | | |
|:---|:---|:---|
| &nbsp;&nbsp;**#** | &nbsp;&nbsp;**Specified Attribute** | &nbsp;&nbsp;**Recalculation Methodology** |
| &nbsp;&nbsp;255 | &nbsp;&nbsp;2nd Largest Tenant Square Feet % | &nbsp;&nbsp;For the Mortgaged Properties, the quotient of (i) 2nd Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties for which the Property Type for such Mortgaged Property, was equal to " Multifamily", "Manufactured Housing" or "Hospitality" (as set forth on the Final Data File). For the Mortgage Loan Assets with a 2nd Largest Tenant Square Feet as "Various", the 2nd Largest Tenant Square Feet % is set equal to "Various". |
| &nbsp;&nbsp;259 | &nbsp;&nbsp;3rd Largest Tenant Square Feet % | &nbsp;&nbsp;For the Mortgaged Properties, the quotient of (i) 3rd Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties for which the Property Type for such Mortgaged Property, was equal to " Multifamily", "Manufactured Housing" or "Hospitality" (as set forth on the Final Data File). For the Mortgage Loan Assets with a 3rd Largest Tenant Square Feet as "Various", the 3rd Largest Tenant Square Feet % is set equal to "Various". |
| &nbsp;&nbsp;263 | &nbsp;&nbsp;4th Largest Tenant Square Feet % | &nbsp;&nbsp;For the Mortgaged Properties, the quotient of (i) 4th Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties for which the Property Type for such Mortgaged Property, was equal to " Multifamily", "Manufactured Housing" or "Hospitality" (as set forth on the Final Data File). For the Mortgage Loan Assets with a 4th Largest Tenant Square Feet as "Various", the 4th Largest Tenant Square Feet % is set equal to "Various". |
| &nbsp;&nbsp;267 | &nbsp;&nbsp;5th Largest Tenant Square Feet % | &nbsp;&nbsp;For the Mortgaged Properties, the quotient of (i) 5th Largest Tenant Square Feet and (ii) Number of Units. This procedure was not performed for those Mortgaged Properties for which the Property Type for such Mortgaged Property, was equal to " Multifamily", "Manufactured Housing" or "Hospitality" (as set forth on the Final Data File). For the Mortgage Loan Assets with a 5th Largest Tenant Square Feet as "Various", the 5th Largest Tenant Square Feet % is set equal to "Various". |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 26 <br>

PFP 2026-13, Ltd. and PFP 2026-13, LLC<br> Recalculation Methodology EXHIBIT C

**Exhibit C – Additional Company Provided Attributes**

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| | |
|:---|:---|
| &nbsp;&nbsp;**Collateral <br> Interest <br> Number** | &nbsp;&nbsp;**Specified Attribute** |
| &nbsp;&nbsp;2.00 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap |
| &nbsp;&nbsp;3.00 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap |
| &nbsp;&nbsp;4.00 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap |
| &nbsp;&nbsp;11.00 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap |
| &nbsp;&nbsp;19.00 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap |
| &nbsp;&nbsp;22.00 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap |
| &nbsp;&nbsp;25.00 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap |
| &nbsp;&nbsp;28.00 | &nbsp;&nbsp;Mortgage Loan Index Cap Provider; Mortgage Loan Index Cap Termination Date; Mortgage Loan Index Cap |

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*PricewaterhouseCoopers LLP, 300 Madison Avenue, New York, NY 10017* <br> T: (646) 471-3000, F: (813)-286-6000 www.pwc.com 27 <br>