# EDGAR Filing Document

**Accession Number:** 0001652031
**File Stem:** 0001853620-23-000022
**Filing Date:** 2023-1
**Character Count:** 43147
**Document Hash:** 9a275d964cc385900da72db13bef6873
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001853620-23-000022.hdr.sgml**: 20230127

**ACCESSION NUMBER**: 0001853620-23-000022

**CONFORMED SUBMISSION TYPE**: 10-D

**PUBLIC DOCUMENT COUNT**: 2

**CONFORMED PERIOD OF REPORT**: 20230118

**FILED AS OF DATE**: 20230127

**DATE AS OF CHANGE**: 20230127

**ABS ASSET CLASS**: Commercial mortgages

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
- **CENTRAL INDEX KEY:** 0001652031
- **STANDARD INDUSTRIAL CLASSIFICATION:** ASSET-BACKED SECURITIES [6189]
- **STATE OF INCORPORATION:** DE
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 10-D
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 333-201743-01
- **FILM NUMBER:** 23561344

**BUSINESS ADDRESS:**
- **STREET 1:** BANK OF AMERICA CORPORATE CENTER
- **STREET 2:** 100 NORTH TYRON ST
- **CITY:** CHARLOTTE
- **STATE:** NC
- **ZIP:** 28255
- **BUSINESS PHONE:** 7043862400

**MAIL ADDRESS:**
- **STREET 1:** BANK OF AMERICA CORPORATE CENTER
- **STREET 2:** 100 NORTH TRYON STREET
- **CITY:** CHARLOTTE
- **STATE:** NC
- **ZIP:** 28255

---

| |
|:---|
| **UNITED STATES** |
| **SECURITIES AND EXCHANGE COMMISSION** |
| **Washington, D.C. 20549** |

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**FORM 10-D**

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| |
|:---|
| **ASSET-BACKED ISSUER** |
| **DISTRIBUTION REPORT PURSUANT TO SECTION 13 OR 15(d) OF** |
| **THE SECURITIES EXCHANGE ACT OF 1934** |

---

For the monthly distribution period from <br> December 17, 2022 to January 18, 2023

Commission File Number of Issuing entity: <u>333-201743-01</u>

Central Index Key Number of issuing entity: <u>0001652031</u>

<u>Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7</u> <br> (Exact name of issuing entity as specified in its charter)

Commission File Number of depositor: <u>333-201743</u>

Central Index Key Number of depositor: <u>0001005007</u>

<u>Banc of America Merrill Lynch Commercial Mortgage Inc.</u> <br> (Exact name of depositor as specified in its charter)

Central Index Key Number of sponsor: <u>0001541886</u> <br> <u>0001102113</u>

<u>UBS Real Estate Securities Inc.</u> <br> <u>Bank of America, National Association</u> <br> (Exact name of sponsor(s) as specified in its charter)

<u>Paul E. Kurzeja (980) 386-8509</u> <br> (Name and telephone number, including area code, of the person to contact in connection with this filing)

<u>NC</u> <br> (State or other jurisdiction of incorporation or organization of the issuing entity)

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| |
|:---|
| <u>47-5304267</u> |
| <u>38-3977507</u> |
| <u>38-3977508</u> |
| <u>38-7146424</u> |
| (I.R.S. Employer Identification No.) |

---

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| |
|:---|
| c/o U.S. Bank National Association |
| 190 S. LaSalle Street 7th Floor |
| <u>Chicago Illinois 60603</u> |
| (Address of principal executive offices of issuing entity) |

---

<u>28255</u> <br> (Zip Code)

<u>704-386-2400</u> <br> (Telephone number, including area code)

<u>NOT APPLICABLE</u> <br> (Former name, former address, if changed since last report)

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| | | | | |
|:---|:---|:---|:---|:---|
| Registered/reporting pursuant to (check one) | Registered/reporting pursuant to (check one) | Registered/reporting pursuant to (check one) | Registered/reporting pursuant to (check one) | Registered/reporting pursuant to (check one) |
|  |  |  |  | Name of exchange |
| Title of Class | Section 12(b) | Section 12(g) | Section 15(d) | (If Section 12(b)) |
| A-1 | ☐ | ☐ | ☒ | _______ |
| A-SB | ☐ | ☐ | ☒ | _______ |
| A-3 | ☐ | ☐ | ☒ | _______ |
| A-4 | ☐ | ☐ | ☒ | _______ |
| X-A | ☐ | ☐ | ☒ | _______ |
| X-B | ☐ | ☐ | ☒ | _______ |
| X-D | ☐ | ☐ | ☒ | _______ |
| A-S | ☐ | ☐ | ☒ | _______ |
| B | ☐ | ☐ | ☒ | _______ |
| C | ☐ | ☐ | ☒ | _______ |
| D | ☐ | ☐ | ☒ | _______ |

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Indicate by check mark whether the registrant (1) filed all reports required to be filed by Section 13 or 15(d) of the Securities and Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days? Yes ☒ No ☐

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| |
|:---|
| **PART I - DISTRIBUTION INFORMATION ITEM** |
| **1. Distribution and Pool Performance Information.** |
| On January 18, 2023 a distribution was made to holders of Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7. The monthly report to holders is attached as Exhibit 99.1. |
| No assets securitized by Banc of America Merrill Lynch Commercial Mortgage Inc. and held by Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7 were the subject of a demand to repurchase or replace for breach of the representations and warranties contained in the underlying transaction documents during the monthly distribution period covered by this distribution report on Form 10-D. |

---

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| |
|:---|
| UBS Real Estate Securities Inc. filed its most recent Form ABS-15G under Rule 15Ga-1 under the Securities Exchange Act of 1934 ("Rule 15Ga-1") on August 12, 2022. The CIK Number of UBS Real Estate Securities Inc. is 0001541886. |
| Bank of America, National Association filed its most recent Form ABS-15G under Rule 15Ga-1 on November 10, 2022. The CIK Number of Bank of America, National Association is 0001102113. |

---

**PART II - OTHER INFORMATION ITEM**

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| | |
|:---|:---|
| **Item 9. Other Information.** | **Item 9. Other Information.** |
| Midland Loan Services, A Division of PNC Bank, N.A., in its capacity as Master Servicer for Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, affirms the following amounts in the respective accounts: | Midland Loan Services, A Division of PNC Bank, N.A., in its capacity as Master Servicer for Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, affirms the following amounts in the respective accounts: |
| Collection Account Balance |  |
| Prior Distribution Date: December 16, 2022 | $0.00 |
| Current Distribution Date: January 18, 2023 | $0.00 |
| \*REO Account Balance | \*REO Account Balance |
| Prior Distribution Date: December 16, 2022 | $94433.45 |
| Current Distribution Date: January 18, 2023 | $45266.53 |

---

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| | | | | |
|:---|:---|:---|:---|:---|
| <u>Account Name Deal:</u>  | <u>Last Month with Data</u> | <u>Beginning Balance</u> | <u>Ending Balance</u> | <u>Comment</u>  |
| REO Account-Joliet | 4/2022 | $0.00 | $0.00 | 030295892/REO Title Date 10/25/2019 Account closed 4/7/2022. |
| REO Account-West Acres | 3/2022 | $0.00 | $0.00 | 030295892/REO Title Date 10/25/2019 Account closed 3/26/2022. |
| REO Account-Brookfield | 3/2022 | $0.00 | $0.00 | 030295892/REO Title Date 10/25/2019 Account closed 3/26/2022 |
| REO Account-Mayfair | 8/2022 | $0.00 | $0.00 | 030295892/REO Title Date 10/25/2019 |
| REO Account-Southridge | 11/2021 | $0.00 | $0.00 | 030295892/REO Title Date 10/25/2019 Account closed 12/6/2021. |
| REO Account-Bay Park | 6/2021 | $0.00 | $0.00 | 030295892/REO Title Date 10/25/2019 Account closed. |

---

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| | |
|:---|:---|
| \*As provided by the Special Servicer | \*As provided by the Special Servicer |
| U.S. Bank National Association, in its capacity as Certificate Administrator for Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, affirms the following amounts in the respective accounts: | U.S. Bank National Association, in its capacity as Certificate Administrator for Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, affirms the following amounts in the respective accounts: |
| Distribution Account Balance | Distribution Account Balance |
| Prior Distribution Date: December 16, 2022 | $2097.24 |
| Current Distribution Date: January 18, 2023 | $2163.73 |
| Interest Reserve Account Balance |  |
| Prior Distribution Date: December 16, 2022 | $0.00 |
| Current Distribution Date: January 18, 2023 | $0.00 |
| Excess Liquidation Proceeds Account Balance | Excess Liquidation Proceeds Account Balance |
| Prior Distribution Date: December 16, 2022 | $0.00 |
| Current Distribution Date: January 18, 2023 | $0.00 |
| TA Unused Fees Account Balance | TA Unused Fees Account Balance |
| Prior Distribution Date: December 16, 2022 | $0.00 |
| Current Distribution Date: January 18, 2023 | $0.00 |

---

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| |
|:---|
| **Item 10. Exhibits.** |
| (a) The following is a list of documents filed as part of this Report on Form 10-D: |
| [(99.1) Monthly report distributed to holders of Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, relating to the January 18, 2023 distribution.](bacm2015ubs7.htm) |
| (b) The exhibits required to be filed by the Registrant pursuant to this form are listed in the Exhibit Index that immediately follows on the signature page hereof. |

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**SIGNATURES**

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

 Banc of America Merrill Lynch Commercial Mortgage Inc. <br> (Depositor)

---

| | |
|:---|:---|
| Date: January 26, 2023 | <u>/s/ Leland F. Bunch, III</u> |
| | Name: Leland F. Bunch, III |
| | Title: President and Chief Executive Officer |

---

**EXHIBIT INDEX**

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| | |
|:---|:---|
| **<u>Exhibit</u>** | **<u>Description</u>** |

---

Exhibit 99.1 [Monthly report distributed to holders of Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, relating to the January 18, 2023 distribution.](bacm2015ubs7.htm)

## Exhibit 99.1

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **DATES**

Payment Date: Jan 18, 2023
First Payment Date: Jan 19, 2015
Prior Payment: Dec 16, 2022
Closing Date: Sep 24, 2015
Next Payment: Feb 17, 2023
Final Distribution Date: Sep 18, 2048
Record Date: Dec 30, 2022
Determination Date: Jan 11, 2023

# **TABLE OF CONTENTS**

Payment Detail Page 1
Factor Detail Page 2
Principal Detail Page 3
Interest Detail Page 4
Reconciliation of Funds Page 5
Miscellaneous Detail Page 6
Bond/Collateral Realized Loss Reconciliation Page 7
Historical Delinquency & Liquidation (Stated) Page 8
Delinquency Summary Report Page 9
Historical Liquidation Loss Loan Detail Page 10
Interest Adjustment Reconciliation Page 11
Appraisal Reduction Report Page 12
Loan Level Detail Page 13
Historical Loan Modification Report Page 15
REO Status Report Page 16
Deceased Loan Detail Page 17
Material Breaches and Document Defects Page 18

# **ADMINISTRATOR**

Name: Faseeh Ejaz
Title: Account Administrator

Address: 190 S La Salle St
Chicago, IL 60603

Phone: 312.416.6559
Email: faseeh.ejaz@usbank.com
Website: https://pivot.usbank.com/

# **PARTIES TO THE TRANSACTION**

Mortgage Loan Seller: Bank of America, N.A.
UBS Real Estate Securities Inc.
Depositor: Bank of America Merrill Lynch Commercial Mortgage
Trustee: U.S. Bank
Special Servicer: LNR Partners, LLC
Trust Advisor: Pentalpha Surveillance LLC
Servicer: Midland Loan Services, a Division of PNC Bank, Nat
Association
Rating Agency: Morningstar Credit Ratings, LLC
Fitch Ratings, Inc.
Kroll Bond Rating Agency, Inc.
Moody's Investors Service, Inc.

* This report contains, or is based on, information furnished to U.S. Bank Global Corporate Trust ("U.S. Bank") by one or more third parties (e.g. Servicers, Master Servicer, etc.), and U.S. Bank has not independently verified information received from any such third party.

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **PAYMENT DETAIL**

| Class | Pass-Thru Rate | Original Balance | Beginning Balance | Principal Distribution | Interest Distribution | Total Distribution | Realized Loss |
| --- | --- | --- | --- | --- | --- | --- | --- |
| A-1 | 1.60800% | 38,700,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| A-SB | 3.42900% | 62,400,000.00 | 36,993,257.56 | 921,688.91 | 105,708.23 | 1,027,397.14 | 0.00 |
| A-3 | 3.44100% | 200,000,000.00 | 139,141,828.51 | 0.00 | 398,989.19 | 398,989.19 | 0.00 |
| A-4 | 3.70500% | 228,996,000.00 | 228,996,000.00 | 0.00 | 707,025.15 | 707,025.15 | 0.00 |
| A-S | 3.98900% | 50,170,000.00 | 50,170,000.00 | 0.00 | 166,773.44 | 166,773.44 | 0.00 |
| B | 4.33884% | 50,169,000.00 | 50,169,000.00 | 0.00 | 181,395.89 | 181,395.89 | 0.00 |
| C | 4.33884% | 33,010,000.00 | 33,010,000.00 | 0.00 | 119,354.15 | 119,354.15 | 0.00 |
| D | 3.16700% | 39,879,000.00 | 39,879,000.00 | 0.00 | 105,247.33 | 105,247.33 | 0.00 |
| E | 3.08884% | 17,038,000.00 | 17,038,000.00 | 0.00 | 43,856.32 | 43,856.32 | 0.00 |
| F | 3.08884% | 7,573,000.00 | 7,573,000.00 | 0.00 | 19,493.13 | 19,493.13 | 0.00 |
| G | 3.08884% | 7,573,000.00 | 7,573,000.00 | 0.00 | 52,277.02 | 52,277.02 | 0.00 |
| H | 3.08884% | 21,772,331.00 | 2,319,846.35 | 0.00 | 0.00 | 0.00 | 0.00 |
| X-A | 0.74971% | 530,096,000.00 | 405,131,086.07 | 0.00 | 253,108.57 | 253,108.57 | 0.00 |
| X-B | 0.34984% | 50,170,000.00 | 50,170,000.00 | 0.00 | 14,626.06 | 14,626.06 | 0.00 |
| X-D | 1.17184% | 39,879,000.00 | 39,879,000.00 | 0.00 | 38,943.04 | 38,943.04 | 0.00 |
| X-E | 1.25000% | 17,038,000.00 | 17,038,000.00 | 0.00 | 17,747.92 | 17,747.92 | 0.00 |

| X-FG | 1.25000% | 15,146,000.00 | 15,146,000.00 | 0.00 | 15,777.08 | 15,777.08 | 0.00 |
| --- | --- | --- | --- | --- | --- | --- | --- |
| X-NR | 1.25000% | 21,772,331.00 | 2,319,846.35 | 0.00 | 2,416.51 | 2,416.51 | 0.00 |
| R | 0.00000% | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| V | 0.00000% | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |

Totals: 757,280,331.00 612,862,932.42 921,688.91 2,242,739.05 3,164,427.96 0.00

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7  
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **FACTOR DETAIL**

| Class | Cusip | Beginning Balance | Principal Distribution | Interest Distribution | Total Distribution | Collateral Support Deficit |
| --- | --- | --- | --- | --- | --- | --- |
| A-1 | 06054AAU3 | 0.00000000 | 0.00000000 | 0.00000000 | 0.00000000 | 0.00000000 |
| A-SB | 06054AAV1 | 592.84066603 | 14.77065561 | 1.69404220 | 16.46469781 | 0.00000000 |
| A-3 | 06054AAW9 | 695.70914255 | 0.00000000 | 1.99494597 | 1.99494597 | 0.00000000 |
| A-4 | 06054AAX7 | 1,000.00000000 | 0.00000000 | 3.08750000 | 3.08750000 | 0.00000000 |
| A-S | 06054ABB4 | 1,000.00000000 | 0.00000000 | 3.32416667 | 3.32416667 | 0.00000000 |
| B | 06054ABC2 | 1,000.00000000 | 0.00000000 | 3.61569675 | 3.61569675 | 0.00000000 |
| C | 06054ABD0 | 1,000.00000000 | 0.00000000 | 3.61569675 | 3.61569675 | 0.00000000 |
| D | 06054ABE8 | 1,000.00000000 | 0.00000000 | 2.63916667 | 2.63916667 | 0.00000000 |
| E | 06054AAG4/U0664AAD3 | 1,000.00000000 | 0.00000000 | 2.57403008 | 2.57403008 | 0.00000000 |
| F | 06054AAJ8/U0664AAE1 | 1,000.00000000 | 0.00000000 | 2.57403008 | 2.57403008 | 0.00000000 |
| G | 06054AAL3/U0664AAF8 | 1,000.00000000 | 0.00000000 | 6.90307952 | 6.90307952 | 0.00000000 |
| H | 06054AAN9/U0664AAG6 | 106.55020586 | 0.00000000 | 0.00000000 | 0.00000000 | 0.00000000 |
| X-A | 06054AAY5 | 764.25984363 | 0.00000000 | 0.47747686 | 0.47747686 | 0.00000000 |
| X-B | 06054AAZ2 | 1,000.00000000 | 0.00000000 | 0.29153008 | 0.29153008 | 0.00000000 |
| X-D | 06054ABA6 | 1,000.00000000 | 0.00000000 | 0.97653008 | 0.97653008 | 0.00000000 |
| X-E | 06054AAA7/U0664AAA9 | 1,000.00000000 | 0.00000000 | 1.04166667 | 1.04166667 | 0.00000000 |
| X-FG | 06054AAC3/U0664AAB7 | 1,000.00000000 | 0.00000000 | 1.04166667 | 1.04166667 | 0.00000000 |
| X-NR | 06054AAE9/U0664AAC5 | 106.55020586 | 0.00000000 | 0.11098980 | 0.11098980 | 0.00000000 |
| R | 06054AAS8 | 0.00000000 | 0.00000000 | 0.00000000 | 0.00000000 | 0.00000000 |
| V | 06054AAQ2 | 0.00000000 | 0.00000000 | 0.00000000 | 0.00000000 | 0.00000000 |

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7  
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **PRINCIPAL DETAIL**

| Beginning | Scheduled | Unscheduled | Excess Trust Advisor Expenses | Collateral Support | Ending |
| --- | --- | --- | --- | --- | --- |

| Class | Balance | Principal | Principal | Allocation | Deficit | Balance |
| --- | --- | --- | --- | --- | --- | --- |
| A-1 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| A-SB | 36,993,257.56 | 921,688.91 | 0.00 | 0.00 | 0.00 | 36,071,568.65 |
| A-3 | 139,141,828.51 | 0.00 | 0.00 | 0.00 | 0.00 | 139,141,828.51 |
| A-4 | 228,996,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 228,996,000.00 |
| A-S | 50,170,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 50,170,000.00 |
| B | 50,169,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 50,169,000.00 |
| C | 33,010,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 33,010,000.00 |
| D | 39,879,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 39,879,000.00 |
| E | 17,038,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 17,038,000.00 |
| F | 7,573,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 7,573,000.00 |
| G | 7,573,000.00 | 0.00 | 0.00 | 0.00 | 0.00 | 7,573,000.00 |
| H | 2,319,846.35 | 0.00 | 0.00 | 0.00 | 0.00 | 2,319,846.35 |

Totals: 612,862,932.42 921,688.91 0.00 0.00 0.00 611,941,243.51

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7  
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **INTEREST DETAIL**

| Class | Accrued Certificate Interest | Net Prepay Interest Shortfall | Trust Advisor Expenses Allocation | Current Interest Shortfall | Extension Fees | Prepayment Premium | Additional Interest Amount* | Accrued Unpaid Addt'l Interest Amt | Total Interest Distribution Amount |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| A-1 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| A-SB | 105,708.23 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 105,708.23 |
| A-3 | 398,989.19 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 398,989.19 |
| A-4 | 707,025.15 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 707,025.15 |
| A-S | 166,773.44 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 166,773.44 |
| B | 181,395.89 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 181,395.89 |
| C | 119,354.15 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 119,354.15 |
| D | 105,247.33 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 105,247.33 |
| E | 43,856.32 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 43,856.32 |
| F | 19,493.13 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 19,493.13 |
| G | 19,493.13 | 0.00 | 0.00 | (32,783.89) | 0.00 | 0.00 | 0.00 | 0.00 | 52,277.02 |
| H | 5,971.35 | 0.00 | 0.00 | 5,971.35 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| X-A | 253,108.57 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 253,108.57 |
| X-B | 14,626.06 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 14,626.06 |
| X-D | 38,943.04 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 38,943.04 |
| X-E | 17,747.92 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 17,747.92 |
| X-FG | 15,777.08 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 15,777.08 |
| X-NR | 2,416.51 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 2,416.51 |
| R | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| V | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |

Totals: 2,215,926.51 0.00 0.00 (26,812.54) 0.00 0.00 0.00 0.00 2,242,739.05

* Includes additional interest amounts specifically allocated to the bonds and used in determining the bonds total interest distribution amount

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **RECONCILIATION OF FUNDS**

| Funds Collection |  | Funds Distribution |  |
| --- | --- | --- | --- |
| Interest |  | Fees |  |
| Scheduled Interest | 2,297,398.16 | Servicing Fee | 4,461 |
| Interest Adjustments | 21,368.84 | Trustee/Certificate Administrator Fee | 2,163 |
| Deferred Interest | 0.00 | Special Servicing Fee | 2,676 |
| Net Prepayment Shortfall | 0.00 | Workout Fee | 2,676 |
| Net Prepayment Interest Excess | 0.00 | Liquidation Fee | 0. |
| Interest Reserve (Deposit)/Withdrawal | (73,864.22) | Special Serv Fee plus Adj. | 0. |
| Interest Collections | 2,244,902.78 | CREFC Intellectual Property Royalty License Fee | 263 |
|  |  | Trust Advisor Fee | 718 |
|  |  | Additional Trust Expense | 0. |
| Principal |  | Extension Fee | 0. |
| Scheduled Principal | 921,688.91 | Fee Distributions | 10,284 |
| Unscheduled Principal | 0.00 |  |  |
| Principal Adjustments | 0.00 | Other Expenses of the Trust |  |
| Principal Collections | 921,688.91 | Reimbursed for Interest on Advances | (64. |
|  |  | Net ASER Amount | 0. |
|  |  | Non-Recoverable Advances | 0. |
|  |  | Other Expenses or Shortfalls | (26,747 |
| Other |  | Other Expenses of the Trust | (26,812 |
| Prepayment Premium | 0.00 |  |  |
| Other Collections | 0.00 | Payments to Certificateholders |  |
|  |  | Interest Distribution | 2,242,739 |
| Total Collections | 3,166,591.69 | Principal Distribution | 921,688 |
|  |  | Prepayment Premium | 0. |
|  |  | Available Distribution Amount | 3,164,427 |
|  |  | Total Distributions | 3,166,591 |
| Interest Accrual Period | Start 12/1/2022 End 12/31/2022 |  |  |

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **MISCELLANEOUS DETAIL**

| Advances |  | Miscellaneous |  |
| --- | --- | --- | --- |
| P&I Advances |  | Beginning Stated Principal Balance |  |
| * Total Current Advance |  | Ending Stated Principal Balance |  |
| Total Not Provided |  | Ending Unpaid Balance |  |
| Unreimbursed Advances |  | Mortgage Loan Count |  |
|  |  | Aggregate Principal Balance |  |
|  | Current Advance | Outstanding Advance | Total Servicing Adv. Outstanding |
|  |  | Weighted Average Months to Maturity (WAMM) |  |
|  |  | Weighted Average Mortgage Rate (excluding REO Loans) |  |
| Total | 240.01 | 5,540.26 | 0.00 |

* Current advances are not provided by the Servicer

# Disclosable Special Servicer Fees

|  | Special Servicer/Affiliates |
| --- | --- |
| Commission | 0.00 |
| Brokerage Fee | 0.00 |
| Rebate | 0.00 |
| Shared Fee | 0.00 |
| Total | 0.00 |

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7  
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **BOND/COLLATERAL REALIZED LOSS RECONCILIATION**

| Loan ID | Period | Beginning Balance of the Loan at Liquidation | Aggregate Realized Loss on Loans | Prior Realized Loss Applied to Certificates A | Amounts Covered by Overcollateralization and other Credit Support B | Interest (Shortages) / Excesses applied to Realized Loss C | Modification Adjustments / Appraisal Reduction Adjustment D | Additional (Recoveries) / Expenses applied to Realized Loss E | Current Realized Loss Applied to Certificates* | Recoveries of Realized Losses paid as Case |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 12 | Aug 2022 | 19,451,358.36 | 19,451,358.36 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 19,451,358.36 | 0.00 |
| 12 | Jan 2023 |  | 19,421,933.95 | 19,451,358.36 | 0.00 | 0.00 | 0.00 | 0.00 | 19,451,358.36 | 0.00 |
| 32 | May 2018 | 4,124,734.87 | 105,655.16 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 105,655.16 | 0.00 |
| 32 | Jun 2018 |  | 0.00 | 105,655.16 | 0.00 | 0.00 | 0.00 | (105,655.16) | 0.00 | 0.00 |
| 32 | Sep 2019 |  | 52.26 | 0.00 | 0.00 | 0.00 | 0.00 | 52.26 | 52.26 | 0.00 |
| 32 | Nov 2019 |  | 73.44 | 52.26 | 0.00 | 0.00 | 0.00 | 21.18 | 73.44 | 0.00 |
| 32 | Dec 2019 |  | 119.58 | 73.44 | 0.00 | 0.00 | 0.00 | 46.14 | 119.58 | 0.00 |
| 32 | Feb 2020 |  | 325.76 | 119.58 | 0.00 | 0.00 | 0.00 | 206.18 | 325.76 | 0.00 |
| 32 | Jun 2020 |  | 468.76 | 325.76 | 0.00 | 0.00 | 0.00 | 143.00 | 468.76 | 0.00 |
| 32 | Jul 2020 |  | 1,126.76 | 468.76 | 0.00 | 0.00 | 0.00 | 658.00 | 1,126.76 | 0.00 |
| Loan Count: | 2 | Totals: | 19,423,060.71 |  | 0.00 | 0.00 | 0.00 | (104,528.40) | 19,452,485.12 | 0.00 |

# Description of Fields

*In the Initial Period the Current Realized Loss Applied to Certificates will equal Aggregate Realized Loss on Loans - B - C - D + E instead of A - C - D + E

- A Prior Realized Loss Applied to Certificates
- B Reduction to Realized Loss applied to bonds (could represent OC, insurance policies, reserve accounts, etc)
- C Amounts classified by the Master as interest adjustments from general collections on a loan with a Realized Loss
- D Adjustments that are based on principal haircut or future interest foregone due to modification
- E Realized Loss Adjustments, Supplemental Recoveries or Expenses on a previously liquidated loan

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **HISTORICAL DELINQUENCY & LIQUIDATION SUMMARY (STATED BALANCE)**

| Month | 30 Days Delinq (1) |  |  | 60 Days Delinq (1) |  |  | 90+ Days Delinq (1) |  |  | Bankruptcy |  |  | Foreclosure |  |  | REO |  |  | Prepay |  |  |  |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
|  | Count | Balance | % (2) | Count | Balance | % (2) | Count | Balance | % (2) | Count | Balance | % (2) | Count | Balance | % (2) | Count | Balance | % (2) | Count | Balance | % (2) | Count |
| Jan 2023 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,242,298.52 | 0.9% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 |
| Dec 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,242,298.52 | 0.9% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 |
| Nov 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,242,298.52 | 0.9% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 |
| Oct 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,242,298.52 | 0.9% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 |
| Sep 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,242,298.52 | 0.9% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 |
| Aug 2022 | 0 | 0.00 | 0.0% | 1 | 5,242,298.52 | 0.9% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 |
| Jul 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,226,209.79 | 0.8% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 19,451,358.36 | 3.1% | 0 | 0.00 | 0.0% | 0 |
| Jun 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,234,578.03 | 0.8% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 19,480,554.27 | 3.1% | 0 | 0.00 | 0.0% | 0 |
| May 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,242,298.52 | 0.8% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 19,507,264.36 | 3.1% | 0 | 0.00 | 0.0% | 0 |
| Apr 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,250,609.85 | 0.8% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 19,536,255.73 | 3.1% | 1 | 0.00 | 0.0% | 1 |
| Mar 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,258,271.75 | 0.8% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 19,562,755.26 | 2.8% | 0 | 0.00 | 0.0% | 0 |
| Feb 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,267,768.87 | 0.8% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 19,596,323.35 | 2.8% | 0 | 0.00 | 0.0% | 0 |
| Jan 2022 | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 5,275,368.05 | 0.8% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 19,622,595.81 | 2.8% | 1 | 0.00 | 0.0% | 1 |
| Dec 2021 | 0 | 0.00 | 0.0% | 1 | 5,282,939.46 | 0.8% | 0 | 0.00 | 0.0% | 1 | 4,550,000.00 | 0.6% | 0 | 0.00 | 0.0% | 1 | 19,648,768.96 | 2.8% | 0 | 0.00 | 0.0% | 0 |
| Nov 2021 | 1 | 5,291,107.02 | 0.8% | 0 | 0.00 | 0.0% | 0 | 0.00 | 0.0% | 1 | 4,550,000.00 | 0.6% | 0 | 0.00 | 0.0% | 1 | 19,677,242.62 | 2.8% | 0 | 0.00 | 0.0% | 0 |

(1) Exclusive of loans in Bankruptcy, Foreclosure and REO

(2) Percentage in relation to Ending Scheduled Balance

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **Delinquency Summary Report**

| Group 1 |  | Current | 30 - 59 days | 60 - 89 days | 90 - 120 days | 121 + days | TOTAL |
| --- | --- | --- | --- | --- | --- | --- | --- |
| Delinquent | Loan Count | 37 | 0 | 0 | 1 | 0 | 38 |
|  | Sched Bal | 606,698,944.99 | 0.00 | 0.00 | 5,242,298.52 | 0.00 | 611,941,243.51 |
|  | Percentage* | 99.14% | 0.00% | 0.00% | 0.00% | 0.00% | 100.00% |
|  | Actual Bal | 606,698,944.99 | 0.00 | 0.00 | 5,242,298.52 | 0.00 | 611,941,243.51 |
| Bankruptcy | Loan Count | 0 | 0 | 0 | 0 | 0 | 0 |
|  | Sched Bal | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
|  | Percentage* | 0.00% | 0.00% | 0.00% | 0.00% | 0.00% | 0.00% |
|  | Actual Bal | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| Foreclosure | Loan Count | 0 | 0 | 0 | 0 | 0 | 0 |
|  | Sched Bal | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
|  | Percentage* | 0.00% | 0.00% | 0.00% | 0.00% | 0.00% | 0.00% |
|  | Actual Bal | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| REO | Loan Count | 0 | 0 | 0 | 0 | 0 | 0 |
|  | Sched Bal | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
|  | Percentage* | 0.00% | 0.00% | 0.00% | 0.00% | 0.00% | 0.00% |
|  | Actual Bal | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| TOTAL | Loan Count | 37 | 0 | 0 | 1 | 0 | 38 |
|  | Sched Bal | 606,698,944.99 | 0.00 | 0.00 | 5,242,298.52 | 0.00 | 611,941,243.51 |
|  | Percentage* | 99.14% | 0.00% | 0.00% | 0.00% | 0.00% | 100.00% |
|  | Actual Bal | 606,698,944.99 | 0.00 | 0.00 | 5,242,298.52 | 0.00 | 611,941,243.51 |

* Percentages are based on scheduled balance as a percent of total pool scheduled balance.

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7  
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **HISTORICAL LIQUIDATION LOSS LOAN DETAIL**

| Loan ID | Liquidation Month | Liquidation / Prepayment Code * | Current Beginning Scheduled Balance | Most Recent Value ** | Net Proceeds Received on Liquidation | Liquidation Expense | Net Proceeds Available for Distribution | Rea |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 12 | Aug 2022 | 6 | 19,451,358.36 | 0.00 | 3,830,529.27 | 3,801,104.86 | 29,424.41 |  |
| 32 | May 2018 | 6 | 4,124,734.87 | 4,625,000.00 | 4,987,083.26 | 863,475.15 | 4,123,608.11 |  |
| Count: 2 | Totals: |  | 23,576,093.23 | 4,625,000.00 | 8,817,612.53 | 4,664,580.01 | 4,153,032.52 |  |

\* Liquidation / Prepayment Code: 1 - Partial Liq'n (Curtailment); 2 - Payoff Price To Maturity; 3 - Disposition / Liquidation; 4 - Repurchase/ Substitution; 5 - Full Payoff At Maturity; 6 - DPO; 7 - Liquidated; 8 - Payoff w/ penalty; 9 - Payoff w/ yield Maintenance; 10 - Curtailment w/ Penalty; 11 - Curtailment w/ Yield Maintenance

\*\* Reported as of liquidation period. If not provided by the servicer, Most Recent Value is as of cutoff.

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7  
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **INTEREST ADJUSTMENT RECONCILIATION**

| Loan ID | Current Ending Scheduled Balance | Special Servicing Fee Amount plus Adjustments | Liquidation Fee Amount | Workout Fee Amount | Most Recent Net ASER Amount | Prepayment Interest (Excess)/ Shortfall * | Non-Recoverable (Scheduled Interest Not Advanced)** | Reimbursed Interest on Advances | Modified Interest Rate Reduction/ (Excess) | Reimbursement of Advances to Servicer | Current Month | Outstanding |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 5 | 50,000,000.00 | 0.00 | 0.00 | 1,768.72 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |

| 8 | 27,736,226.70 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | -5.11 | 0.00 | 0.00 | 0.00 |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 12 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| 14 | 15,243,660.99 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | -11.50 | 0.00 | 0.00 | 0.00 |
| 18 | 13,525,889.72 | 0.00 | 0.00 | 726.50 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 | 0.00 |
| 36 | 2,915,737.10 | 0.00 | 0.00 | 181.37 | 0.00 | 0.00 | 0.00 | -48.11 | 0.00 | 0.00 | 0.00 |
| Count: | 6 |  |  |  |  |  |  |  |  |  |  |
| Totals: | 109,421,514.51 | 0.00 | 0.00 | 2,676.59 | 0.00 | 0.00 | 0.00 | -64.72 | 0.00 | 0.00 | 0.00 |

**Total Interest Shortfall hitting the Trust: -26,812.54**

*Total shortfall may not match impact to bonds due to, but not limited to, the net effect of PPIE and Master Servicing fees received as per the governing documents.

**In some cases, the Servicer does not withhold their Servicing Fees on Non-Recoverable loans.

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **APPRAISAL REDUCTION REPORT**

| Loan ID | Property Name | Paid Through Date | ARA (Appraisal Reduction Amount) | ARA Date | Most Recent Value | Most Recent Valuation Date | Most Recent Net ASER Amount | Cumulative ASER Amount |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 28 |  | 09/01/2022 | 1,567,909.16 | 09/12/2022 | 19,050,000.00 | 02/15/2022 | 0.00 | 22,582.24 |
| Count: | 1 | Totals: | 1,567,909.16 |  | 19,050,000.00 |  | 0.00 | 22,582.24 |

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **LOAN LEVEL DETAIL**

| Loan ID | Property Type | Transfer Date | Stat | Maturity Date | Neg Am | End Schedule Balance | Note Rate | Sched P&I | Prepay Adj | Prepay Date | Paid Thru | Prepay Premium | Loan Status ** | Interest Payment | Yield Main Charges |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 1 | Office |  | MA | 04/06/29 | N | 59,829,952.29 | 4.078 | 379,756.99 | 0.00 |  | 01/06/23 | 0.00 | 0 | 210,692.65 | 0.00 |
| 2 | Office |  | NY | 09/01/25 | N | 70,000,000.00 | 4.420 | 266,427.78 | 0.00 |  | 12/01/22 | 0.00 | B | 266,427.78 | 0.00 |
| 3 | Lodging | 06/16/20 | TX | 09/01/25 | N | 60,231,940.31 | 4.120 | 339,063.69 | 0.00 |  | 01/01/23 | 0.00 | 0 | 214,148.30 | 0.00 |
| 4 | Multifamily |  | CA | 09/06/25 |  |  |  |  |  | 04/05/22 |  |  |  |  |  |
| 5 | Retail | 05/27/20 | NH | 07/01/25 | N | 50,000,000.00 | 4.108 | 176,872.22 | 0.00 |  | 01/01/23 | 0.00 | 0 | 176,872.22 | 0.00 |
| 6 | Office |  | CA | 09/06/25 | N | 36,067,917.12 | 3.800 | 232,585.45 | 0.00 |  | 01/06/23 | 0.00 | 0 | 118,395.89 | 0.00 |
| 7 | Industrial |  | NJ | 08/06/25 | N | 41,500,000.00 | 4.285 | 153,111.37 | 0.00 |  | 01/06/23 | 0.00 | 0 | 153,111.37 | 0.00 |
| 8 | Lodging |  | NY | 08/06/25 | N | 27,736,226.70 | 4.751 | 208,698.57 | 0.00 |  | 01/06/23 | 0.00 | 0 | 113,860.75 | 0.00 |
| 9 | Multifamily |  | MD | 08/06/25 | N | 25,833,729.53 | 4.655 | 146,532.78 | 0.00 |  | 01/06/23 | 0.00 | 0 | 103,734.26 | 0.00 |
| 10 | Industrial |  | WA | 09/06/25 | N | 21,950,337.71 | 4.373 | 138,255.18 | 0.00 |  | 01/06/23 | 0.00 | 0 | 82,859.96 | 0.00 |
| 11 | Multifamily |  | KY | 09/06/25 | N | 20,099,374.12 | 4.683 | 114,129.14 | 0.00 |  | 01/06/23 | 0.00 | 0 | 81,178.34 | 0.00 |
| 12 | Retail |  | XX | 07/06/25 |  |  |  |  |  | 07/25/22 |  |  |  |  |  |
| 13 | Retail |  | CA | 09/06/25 | N | 15,930,918.70 | 4.604 | 87,957.46 | 0.00 |  | 01/06/23 | 0.00 | 0 | 63,254.20 | 0.00 |
| 14 | Lodging |  | TX | 09/06/25 | N | 15,243,660.99 | 4.213 | 80,813.08 | 0.00 |  | 01/06/23 | 0.00 | 0 | 55,394.10 | 0.00 |
| 15 | Retail |  | CA | 09/06/25 | N | 13,320,470.70 | 4.080 | 74,716.03 | 0.00 |  | 01/06/23 | 0.00 | 0 | 46,896.99 | 0.00 |
| 16 | Multifamily |  | CA | 09/01/25 | N | 14,437,955.32 | 4.470 | 75,735.65 | 0.00 |  | 01/01/23 | 0.00 | 0 | 55,651.40 | 0.00 |
| 17 | Retail |  | TX | 08/06/25 | N | 13,679,850.64 | 4.456 | 74,502.18 | 0.00 |  | 01/06/23 | 0.00 | 0 | 52,575.24 | 0.00 |
| 18 | Retail | 06/18/20 | XX | 09/01/25 | N | 13,525,889.72 | 4.523 | 72,649.85 | 0.00 |  | 01/01/23 | 0.00 | 0 | 52,755.86 | 0.00 |
| 19 | Multifamily |  | XX | 08/06/25 | N | 11,343,752.63 | 4.777 | 68,021.96 | 0.00 |  | 01/06/23 | 0.00 | 0 | 46,745.47 | 0.00 |
| 20 | Retail |  | CA | 09/01/25 | N | 8,825,332.53 | 4.609 | 48,752.33 | 0.00 |  | 01/01/23 | 0.00 | 0 | 35,080.78 | 0.00 |
| 21 | Self Storage |  | VA | 09/06/25 | N | 9,300,000.00 | 4.508 | 36,097.56 | 0.00 |  | 01/06/23 | 0.00 | 0 | 36,097.56 | 0.00 |
| 22 | Lodging |  | VA | 07/06/25 | N | 7,573,234.35 | 5.407 | 55,377.69 | 0.00 |  | 01/06/23 | 0.00 | 0 | 35,354.42 | 0.00 |
| 23 | Retail |  | CA | 09/06/25 | N | 7,944,753.48 | 5.200 | 49,417.20 | 0.00 |  | 01/06/23 | 0.00 | 0 | 35,633.14 | 0.00 |
| 24 | Retail |  | CA | 08/06/25 | N | 8,160,071.00 | 4.308 | 42,103.51 | 0.00 |  | 01/06/23 | 0.00 | 0 | 30,314.17 | 0.00 |
| 25 | Mobile Home |  | FL | 08/06/25 | N | 6,970,395.60 | 4.286 | 39,943.92 | 0.00 |  | 01/06/23 | 0.00 | 0 | 25,778.08 | 0.00 |
| 26 | Self Storage |  | CA | 09/01/25 | N | 5,202,899.50 | 4.440 | 30,187.59 | 0.00 |  | 01/01/23 | 0.00 | 0 | 19,931.63 | 0.00 |
| 27 | Multifamily |  | TX | 08/01/25 | N | 5,467,392.32 | 4.541 | 30,038.34 | 0.00 |  | 01/01/23 | 0.00 | 0 | 21,412.90 | 0.00 |
| 28 | Multifamily | 01/11/22 | TX | 11/01/24 | N | 5,242,298.52 | 4.260 | 19,230.50 | 0.00 |  | 09/01/22 | 0.00 | 3 | 19,230.50 | 0.00 |
| 29 | Mobile Home |  | MI | 06/01/25 | N | 4,558,284.06 | 4.339 | 24,609.63 | 0.00 |  | 01/01/23 | 0.00 | 0 | 17,059.60 | 0.00 |
| 30 | Multifamily |  | CA | 08/01/25 |  |  |  |  |  | 12/16/21 |  |  |  |  |  |
| 31 | Self Storage |  | VA | 09/06/25 | N | 4,400,000.00 | 4.508 | 17,078.42 | 0.00 |  | 01/06/23 | 0.00 | 0 | 17,078.42 | 0.00 |
| 32 | Retail |  | IL | 07/06/25 |  |  |  |  |  | 05/08/18 |  |  |  |  |  |
| 33 | Self Storage |  | XX | 09/06/25 | N | 3,900,000.00 | 4.430 | 14,875.74 | 0.00 |  | 01/06/23 | 0.00 | 0 | 14,875.74 | 0.00 |
| 34 | Self Storage |  | CA | 08/06/25 | N | 3,700,000.00 | 4.282 | 13,644.20 | 0.00 |  | 01/06/23 | 0.00 | 0 | 13,644.20 | 0.00 |
| 35 | Office |  | CT | 07/06/25 | N | 3,042,436.63 | 4.945 | 21,511.00 | 0.00 |  | 01/06/23 | 0.00 | 0 | 12,991.04 | 0.00 |
| 36 | Office | 05/21/18 | FL | 08/06/25 | N | 2,915,737.10 | 5.181 | 18,136.74 | 0.00 |  | 01/06/23 | 0.00 | 0 | 13,031.10 | 0.00 |
| 37 | Retail |  | PA | 08/06/25 | N | 2,666,072.41 | 4.751 | 18,530.68 | 0.00 |  | 01/06/23 | 0.00 | 0 | 10,938.33 | 0.00 |
| 38 | Self Storage |  | CA | 08/06/25 | N | 2,900,000.00 | 4.282 | 10,694.10 | 0.00 |  | 01/06/23 | 0.00 | 0 | 10,694.10 | 0.00 |
| 39 | Self Storage |  | VA | 09/06/25 | N | 2,500,000.00 | 4.428 | 9,532.50 | 0.00 |  | 01/06/23 | 0.00 | 0 | 9,532.50 | 0.00 |
| 40 | Self Storage |  | VA | 09/06/25 | N | 2,500,000.00 | 4.458 | 9,596.01 | 0.00 |  | 01/06/23 | 0.00 | 0 | 9,596.01 | 0.00 |
| 41 | Self Storage |  | XX | 09/06/25 | N | 1,719,195.41 | 4.920 | 10,426.56 | 0.00 |  | 01/06/23 | 0.00 | 0 | 7,297.51 | 0.00 |

# **Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**
**Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **LOAN LEVEL DETAIL**

| Loan ID | Property Type | Transfer Date | Stat | Maturity Date | Neg Am | End Schedule Balance | Note Rate | Sched P&I | Prepay Adj | Prepay Date | Paid Thru | Prepay Premium | Loan Status ** | Interest Payment | Yield Main Charges |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 42 | Self Storage |  | CA | 08/01/25 | N | 1,721,164.12 | 4.900 | 9,473.47 | 0.00 |  | 01/01/23 | 0.00 | 0 | 7,271.65 | 0.00 |
| Count: 42 | Totals: |  |  |  |  | 631,941,243.51 |  | 3,219,087.07 | 0.00 |  |  | 0.00 |  | 2,297,398.16 | 0.00 |

* If State field is blank or 'XX', loan has properties in multiple states.

** Loan Status: A = Payment not received but still in grace period; B = Late Payment but less than 30 days delinquent; 0 = Current; 1 = 30-59 Days Delinquent; 2 = 60-89 Days Delinquent; 3 = 90-120 Days Delinquent; 4 = Performing Matured Balloon; 5 = Non-Performing Matured Balloon; 6 = 121+ Days Delinquent; R = Repurchased.

# ---**Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7  
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **HISTORICAL LOAN MODIFICATION REPORT**

| Loan ID | Ending Scheduled Balance | Ending Unpaid Balance | Comments |
| --- | --- | --- | --- |
| 1 | 59,829,952.29 | 59,829,952.29 | Per section 1(a), section 1.1 of the Loan Agreement is amended by deleting in its entirety the defined term 'Note A-4' and by adding the following new term: 'Note B' shall mean as of the date hereof, in the stated principal amount of $34,000,000.00. |
| 3 | 60,231,940.31 | 60,231,940.31 | Repayment of Deferred Principal and extension of Deferral Deadline from 3/31/2021 to 9/30/2021. |
| 5 | 50,000,000.00 | 50,000,000.00 | Monthly Debt Service Payments deferred 5/1/2020-12/31/2020; Replenishment: 1/1/2021-1/31/2022 |
| 13 | 15,930,918.70 | 15,930,918.70 | Per Consent and Modification Agreement, Borrower Signers have changed and Loan Guarantor (New Indemnitor) added. |
| 14 | 15,243,660.99 | 15,243,660.99 | Reserve deposits will be deferred for June, July, August and September 2020 and will be repaid in 12 equal payments October 2020 - September 2021. This will include the FF&E Reserve |
| 28 | 5,242,298.52 | 5,242,298.52 | Interest Only payments beginning 6/1/2022. Interest deferred from 6/1/2022-8/1/2022. Repayment: 9/1/2022-8/1/2023 |

---

**Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7**

# Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7

# REO STATUS REPORT

| Loan ID | State | City | Property Type | Book Value | Ending Scheduled Loan | REO Date | Total Exposure | Appraisal Value | Appraisal Date | Date Asset Expected to be Resolved or Foreclosed |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 12 | XX | Various | Retail | 20,100,000.00 | 0.00 | 10/25/2019 | 0.00 | 0.00 |  |  |
| Count: | 1 | Totals: |  | 20,100,000.00 | 0.00 |  | 0.00 | 0.00 |  |  |

(*) Legend: (1) Partial Liq'n (Curtailment), (2) Payoff Prior To Maturity, (3) Disposition / Liquidation, (4) Repurchase/ Substitution, (5) Full Payoff At Maturity, (6) DPO, (7) Liquidated, (8) Payoff w/ penalty, (9) Payoff w/ yield Maintenance, (10) Curtailment w/ Penalty, (11) Curtailment w/ Yield Maintenance

# Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7

# DEFEASED LOAN DETAIL

| Loan ID | Current Ending Scheduled Balance | Maturity Date | Current Note Rate | Defeasance Status * |
| --- | --- | --- | --- | --- |
| 25 | 6,970,395.60 | 08/06/2025 | 4.29 | F |
| 29 | 4,558,284.06 | 06/01/2025 | 4.34 | F |
| 35 | 3,042,436.63 | 07/06/2025 | 4.94 | F |
| 41 | 1,719,195.41 | 09/06/2025 | 4.92 | F |
| 42 | 1,721,164.12 | 08/01/2025 | 4.90 | F |
| Count: | 5 | Totals: | 18,011,475.82 |  |

* Defeasance Status: P = Portion of Loan Previously Defeased. F = Full Defeasance.

# ---**Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7  
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7**

# **MATERIAL BREACHES AND DOCUMENT DEFECTS**

| Loan ID | Ending Principal Balance | Material Breach Date | Date Received Notice | Description |
| --- | --- | --- | --- | --- |

| Count: | Totals: |
| --- | --- |