# EDGAR Filing Document

**Accession Number:** 0002061838
**File Stem:** 0001628297-26-000089
**Filing Date:** 2026-1
**Character Count:** 113863
**Document Hash:** a2a6c4c062b40e10ed8999e53f345826
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001628297-26-000089.hdr.sgml**: 20260130

**ACCESSION NUMBER**: 0001628297-26-000089

**CONFORMED SUBMISSION TYPE**: 10-D

**PUBLIC DOCUMENT COUNT**: 4

**CONFORMED PERIOD OF REPORT**: 20260116

**FILED AS OF DATE**: 20260130

**DATE AS OF CHANGE**: 20260129

**ABS ASSET CLASS**: Commercial mortgages

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** BMO 2025-C13 Mortgage Trust
- **CENTRAL INDEX KEY:** 0002061838
- **STANDARD INDUSTRIAL CLASSIFICATION:** ASSET-BACKED SECURITIES [6189]
- **ORGANIZATION NAME:** Office of Structured Finance
- **STATE OF INCORPORATION:** DE
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 10-D
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 333-280224-10
- **FILM NUMBER:** 26579671

**BUSINESS ADDRESS:**
- **STREET 1:** 151 WEST 42ND STREET
- **CITY:** NEW YORK
- **STATE:** NY
- **ZIP:** 10036
- **BUSINESS PHONE:** 2128854000

**MAIL ADDRESS:**
- **STREET 1:** 151 WEST 42ND STREET
- **CITY:** NEW YORK
- **STATE:** NY
- **ZIP:** 10036

**UNITED STATES** 

**SECURITIES AND EXCHANGE COMMISSION** 

**Washington, D.C. 20549** 

**FORM 10-D** 

**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:** 

**December 18, 2025 to January 16, 2026** 

**Commission File Number of issuing entity: 333-280224-10** 

**Central Index Key Number of issuing entity: 0002061838** 

## BMO 2025-C13 Mortgage Trust
**(Exact name of issuing entity as specified in its charter)** 

**Commission File Number of depositor: 333-280224** 

**Central Index Key Number of depositor: 0001861132** 

**BMO Commercial Mortgage Securities LLC** 

**(Exact name of depositor as specified in its charter)** 

**Bank of Montreal** 

**(Central Index Key Number: 0000927971)** 

**German American Capital Corporation** 

**(Central Index Key Number: 0001541294)** 

**KeyBank National Association** 

**(Central Index Key Number: 0001089877)** 

**Goldman Sachs Mortgage Company** 

**(Central Index Key Number: 0001541502)** 

**Citi Real Estate Funding Inc.** 

**(Central Index Key Number: 0001701238)** 

**JPMorgan Chase Bank, National Association** 

**(Central Index Key Number: 0000835271)** 

**Zions Bancorporation, N.A.** 

**(Central Index Key Number: 0000109380)** 

**BSPRT CMBS Finance, LLC** 

**(Central Index Key Number: 0001722518)** 

**LMF Commercial, LLC (f/k/a Rialto Mortgage Finance, LLC)** 

**(Central Index Key Number: 0001592182)** 

**Starwood Mortgage Capital LLC** 

**(Central Index Key Number: 0001548405)** 

**Greystone Commercial Mortgage Capital LLC** 

**(Central Index Key Number: 0001931347)** 

**(Exact names of sponsors as specified in their respective charters)** 

**Paul Vanderslice, (212) 885-4000** 

**(Name and telephone number, including area code, of the person to contact in connection with this filing)** 

**New York** 

**(State or other jurisdiction of incorporation or organization of the issuing entity)** 

**35-2923249** 

**35-2923250** 

**(I.R.S. Employer Identification No.)** 

---

| | |
|:---|:---|
| **c/o Citibank, N.A.**<br> **388 Greenwich Street, 14<sup>th</sup> Floor**<br> **New York, New York** | **10013** |
| **(Address of principal executive offices of the issuing entity)** | **(Zip Code)** |

---

**(212) 816-5693** 

**(Telephone number, including area code)** 

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Title of class** | **Registered/reporting pursuant to**<br> **(check one)** | **Registered/reporting pursuant to**<br> **(check one)** | **Registered/reporting pursuant to**<br> **(check one)** | **Name of exchange**<br> **(If Section 12(b))** |
|  | **Section 12(b)** | **Section 12(g)** | **Section 15(d)** | **Name of exchange**<br> **(If Section 12(b))** |
|  A-1 | ☐ | ☐ | ☒ | Not Applicable |
|  A-4 | ☐ | ☐ | ☒ | Not Applicable |
|  A-5 | ☐ | ☐ | ☒ | Not Applicable |
|  A-SB | ☐ | ☐ | ☒ | Not Applicable |
|  X-A | ☐ | ☐ | ☒ | Not Applicable |
|  X-B | ☐ | ☐ | ☒ | Not Applicable |
|  A-S | ☐ | ☐ | ☒ | Not Applicable |
|  B | ☐ | ☐ | ☒ | Not Applicable |
|  C | ☐ | ☐ | ☒ | Not Applicable |

---

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities 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 ☐

------

**PART I – DISTRIBUTION INFORMATION** 

**Item 1. Distribution and Pool Performance Information.** 

On January 16, 2026, a distribution was made to holders of the certificates issued by BMO 2025-C13 Mortgage Trust.

The distribution report is attached as Exhibit 99.1 to this Form 10-D.

No assets securitized by BMO Commercial Mortgage Securities LLC (the "Depositor") and held by BMO 2025-C13 Mortgage Trust 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.

The Depositor most recently filed a Form ABS-15G under Rule 15Ga-1 under the Securities Exchange Act of 1934 ("Rule 15Ga-1") on February 7, 2025. The CIK number of the Depositor is 0001861132.

Bank of Montreal ("Bank of Montreal"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on February 12, 2025. The CIK number of Bank of Montreal is 0000927971.

German American Capital Corporation ("GACC"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on February 13, 2025. The CIK number of GACC is 0001541294.

KeyBank National Association ("KeyBank"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on August 14, 2025. The CIK number of KeyBank is 0001089877.

Goldman Sachs Mortgage Company ("GSMC"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on November 14, 2025. The CIK number of GSMC is 0001541502.

Citi Real Estate Funding Inc. ("CREFI"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on February 13, 2025. The CIK number of CREFI is 0001701238.

JPMorgan Chase Bank, National Association ("JPMorgan"), one of the sponsors, most recently filed a Form ABS-15G/A under Rule 15Ga-1 on February 7, 2025. The CIK number of JPMorgan is 0000835271.

Zions Bancorporation, N.A. ("Zions Bancorporation, N.A."), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on January 5, 2026. The CIK number of Zions Bancorporation, N.A. is 0000109380.

BSPRT CMBS Finance, LLC ("BSPRT"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on February 14, 2025. The CIK number of BSPRT is 0001722518.

LMF Commercial, LLC (f/k/a Rialto Mortgage Finance, LLC) ("LMF"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on February 3, 2025. The CIK number of LMF is 0001592182.

Starwood Mortgage Capital LLC ("SMC"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on October 31, 2025. The CIK number of SMC is 0001548405.

Greystone Commercial Mortgage Capital LLC ("GCMC"), one of the sponsors, most recently filed a Form ABS-15G under Rule 15Ga-1 on January 8, 2026. The CIK number of GCMC is 0001931347.

**Item 1A. Asset-Level Information.** 

See the Asset Data File and the asset related document filed as Exhibit 102 and Exhibit 103, respectively, to the registrant's Form ABS-EE filed on January 29, 2026 under Commission File No. 333-280224-10 and incorporated by reference herein.

**Item 1B. Asset Representations Reviewer and Investor Communication.** 

Not applicable

**PART II – OTHER INFORMATION** **Item 2. Legal Proceedings.** 

No information to report for the monthly distribution period covered by this distribution report on Form 10-D.

**Item 3. Sales of Securities and Use of Proceeds.** 

None

**Item 4. Defaults Upon Senior Securities.** 

None

------

**Item 5. Submission of Matters to a Vote of Security Holders.** 

None

**Item 6. Significant Obligors of Pool Assets.**

With respect to the pool assets for BMO 2025-C13 Mortgage Trust, there are no significant obligors within the meaning of Item 1101(k) of Regulation AB.

**Item 7. Change in Sponsor Interest in Securities.** 

None

**Item 8. Significant Enhancement Provider Information.** 

None

**Item 9. Other Information.**

Midland Loan Services, a Division of PNC Bank, National Association, in its capacity as Master Servicer for BMO 2025-C13 Mortgage Trust, affirms the following amounts in the respective accounts:

---

| | | |
|:---|:---|:---|
|  Collection Account Balance |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Prior Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 12/17/2025 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $1506.08 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Current Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 01/16/2026 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $93591.59 |
|  \*REO Account Balance |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Prior Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 12/17/2025 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Current Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 01/16/2026 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
|  \*As provided by the Special Servicer |  |  |

---

Citibank, N.A., in its capacity as Certificate Administrator for BMO 2025-C13 Mortgage Trust, affirms the following amounts in the respective accounts:

---

| | | |
|:---|:---|:---|
|  Distribution Account Balance |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Prior Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 12/17/2025 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Current Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 01/16/2026 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
|  Interest Reserve Account Balance |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Prior Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 12/17/2025 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Current Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 01/16/2026 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $142091.69 |
|  Excess Interest Distribution Account Balance |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Prior Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 12/17/2025 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Current Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 01/16/2026 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
|  Excess Liquidation Proceeds Reserve Account Balance |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Prior Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 12/17/2025 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Current Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 01/16/2026 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
|  Trust Subordinate Companion Loan REMIC Account Balance |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Prior Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 12/17/2025 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Current Distribution Date: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 01/16/2026 | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; $0.00 |

---

**Item 10. Exhibits.** 

(a) The following is a list of documents filed as part of this Form 10-D:

(99.1): Monthly report distributed to holders of the certificates issued by BMO 2025-C13 Mortgage Trust, relating to the January 16, 2026 distribution.

(102): Asset Data File (filed as Exhibit 102 to the registrant's Form ABS-EE filed on January 29, 2026 under Commission File No. 333-280224-10 and incorporated by reference herein).

(103): Asset related document (filed as Exhibit 103 to the registrant's Form ABS-EE filed on January 29, 2026 under Commission File No. 333-280224-10 and incorporated by reference herein).

(b) The exhibits required to be filed by the Registrant pursuant to this Form 10-D are listed above and in the Exhibit Index that immediately precedes the signature page hereof.

------

EXHIBIT INDEX

---

| | |
|:---|:---|
| Exhibit Number | Description |
| Exhibit 99.1 | [Monthly report distributed to holders of the certificates issued by BMO 2025-C13 Mortgage Trust, relating to the January 16, 2026 distribution.](ex99_1.htm) |
| Exhibit 102 | [Asset Data File (filed as Exhibit 102 to the registrant's Form ABS-EE filed on January 29, 2026 under Commission File No. 333-280224-10 and incorporated by reference herein).](ex102.xml) |
| Exhibit 103 | [Asset related document (filed as Exhibit 103 to the registrant's Form ABS-EE filed on January 29, 2026 under Commission File No. 333-280224-10 and incorporated by reference herein).](ex103.xml) |

---

------

**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.

---

| |
|:---|
| BMO Commercial Mortgage Securities LLC |
| (Depositor) |
| /s/ Paul Vanderslice |
| Paul Vanderslice, Chief Executive Officer |

---

Date: January 29, 2026

## Exhibit 99.1

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **STATEMENT TO NOTEHOLDERS** |

---

 **January 16, 2026**

---

| | | |
|:---|:---|:---|
| **TRANSACTION PARTIES** | **TRANSACTION PARTIES** | **TRANSACTION PARTIES** |
| Master Servicer: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Midland Loan Services, a Division of PNC Bank N.A. | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Midland Loan Services, a Division of PNC Bank N.A. |
| Special Servicer: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Rialto Capital Advisors, LLC | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Rialto Capital Advisors, LLC |
| Trustee: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Wilmington Savings Fund Society, FSB | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Wilmington Savings Fund Society, FSB |
| Certificate Administrator: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Citibank, N.A. |  |
| Depositor: | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; BMO Commercial Mortgage Securities LLC | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; BMO Commercial Mortgage Securities LLC |
| Asset Representations Reviewer / | Asset Representations Reviewer / |  |
| Pentalpha Surveillance LLC | Pentalpha Surveillance LLC | Pentalpha Surveillance LLC |
| Operating Advisor: |  |  |
|  | &nbsp;&nbsp;&nbsp;&nbsp; **Danny Lee** | **Citibank, Agency and Trust** |
|  | (212) 816-4936 | 388 Greenwich Street Trading, 4th Floor |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; danny1.lee@citi.com | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; danny1.lee@citi.com | New York, NY 10013 |

---

---

| | | | |
|:---|:---|:---|:---|
| **TABLE OF CONTENTS** | **TABLE OF CONTENTS** | **TABLE OF CONTENTS** | **TABLE OF CONTENTS** |
| 1 | . | Distribution Summary | 2 |
| 1.1 | . | &nbsp;&nbsp;&nbsp; Summary | 2 |
| 1.2 | . | &nbsp;&nbsp;&nbsp; Factors | 3 |
| 2 | . | Distribution Detail | 4 |
| 2.1 | . | &nbsp;&nbsp;&nbsp; Interest Detail | 4 |
| 2.2 | . | &nbsp;&nbsp;&nbsp; Interest Shortfall Detail | 5 |
| 2.3 | . | &nbsp;&nbsp;&nbsp; Principal Detail | 6 |
| 3 | . | Reconciliation Detail | 7 |
| 4 | . | Other Information | 8 |
| 5 | . | Stratification Detail | 9 |
| 6 | . | Mortgage Loan Detail | 14 |
| 7 | . | NOI Detail | 16 |
| 8 | . | Delinquency Loan Detail | 18 |
| 9 | . | Collateral Performance Delinquency and Loan Status Detail | 19 |
| 10 | . | Appraisal Reduction Detail | 20 |
| 11 | . | Historical Appraisal Reduction Detail | 21 |
| 12 | . | Loan Modification Detail | 22 |
| 13 | . | Historical Loan Modification Detail | 23 |
| 14 | . | Specially Serviced Loan Detail | 24 |
| 15 | . | Historical Specially Serviced Loan Detail | 25 |
| 16 | . | Unscheduled Principal Detail | 26 |
| 17 | . | Historical Unscheduled Principal Detail | 27 |
| 18 | . | Liquidated Loan Detail | 28 |
| 19 | . | Historical Liquidated Loan Detail | 29 |
| 20 | . | CREFC Investor Reporting Package Legends | 30 |
| 21 | . | Notes | 31 |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 1 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **DISTRIBUTION SUMMARY** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br>**Class** | <br>&nbsp;&nbsp;&nbsp; **Original**<br> **Balance** | <br>**Prior**<br> **Balance** | <br>**Pass-Through**<br> **Rate** | <br>**Accrual**<br> **Day**<br> **Count** | <br>&nbsp;&nbsp; **Interest**<br> **Distributed** | <br>**Other**<br> **(As Interest)**<br> **Distributed** | <br>**Principal**<br> **Distributed** | <br>**Total**<br> **Distributed** | <br>**Realized Loss**<br> **/(Recovery)** | **Accretion**<br> **&**<br> **Non-Cash**<br> **Balance**<br> **Increase/**<br> **(Decrease)** | <br>**Current**<br> **Balance** |
| A1 | 4159000.00 | 4099720.82 | 4.333500% | 30/360 | 14805.12 | - | 28425.70 | 43230.82 | - | - | 4071295.12 |
| A-4 | 140000000.00 | 140000000.00 | 5.057100% | 30/360 | 589995.00 | - | - | 589995.00 | - | - | 140000000.00 |
| A5 | 417660000.00 | 417660000.00 | 5.352600% | 30/360 | 1862972.43 | - | - | 1862972.43 | - | - | 417660000.00 |
| A-SB | 8116000.00 | 8116000.00 | 5.225700% | 30/360 | 35343.15 | - | - | 35343.15 | - | - | 8116000.00 |
| A-S | 84472000.00 | 84472000.00 | 5.687300% | 30/360 | 400348.00 | - | - | 400348.00 | - | - | 84472000.00 |
| B | 40710000.00 | 40710000.00 | 6.037800% | 30/360 | 204832.36 | - | - | 204832.36 | - | - | 40710000.00 |
| C | 28863000.00 | 28863000.00 | 6.133700% | 30/360 | 147530.82 | - | - | 147530.82 | - | - | 28863000.00 |
| D | 8142000.00 | 8142000.00 | 4.500000% | 30/360 | 30532.50 | - | - | 30532.50 | - | - | 8142000.00 |
| E-RR | 11847000.00 | 11847000.00 | 6.283119% | 30/360 | 62030.09 | - | - | 62030.09 | - | - | 11847000.00 |
| F-RR | 8142000.00 | 8142000.00 | 6.283119% | 30/360 | 42630.96 | - | - | 42630.96 | - | - | 8142000.00 |
| G-RR | 13230000.00 | 13230000.00 | 6.283119% | 30/360 | 69271.39 | - | - | 69271.39 | - | - | 13230000.00 |
| J-RR | 12213000.00 | 12213000.00 | 6.283119% | 30/360 | 63946.44 | - | - | 63946.44 | - | - | 12213000.00 |
| K-RR | 11195000.00 | 11195000.00 | 6.283119% | 30/360 | 58616.26 | - | - | 58616.26 | - | - | 11195000.00 |
| L-RR | 25444332.00 | 25444332.00 | 6.283119% | 30/360 | 133216.58 | - | - | 133216.58 | - | - | 25444332.00 |
| R | - | - | 0.000000% | 30/360 | - | - | - | - | - | - | - |
| **Total** | **814193332.00** | **814134052.82** |  |  | **3716071.10** | **-** | **28425.70** | **3744496.80** | **-** | **-** | **814105627.12** |
| **Notional** |  |  |  |  |  |  |  |  |  |  |  |
| X-A | 569935000.00 | 569875720.82 | 1.012252% | 30/360 | 480715.10 | - | - | 480715.10 | - | (28425.70) | 569847295.12 |
| X-B | 154045000.00 | 154045000.00 | 0.419550% | 30/360 | 53858.03 | - | - | 53858.03 | - | - | 154045000.00 |
| X-D | 8142000.00 | 8142000.00 | 1.783119% | 30/360 | 12098.46 | - | - | 12098.46 | - | - | 8142000.00 |
| **Total** | **732122000.00** | **732062720.82** |  |  | **546671.59** | **-** | **-** | **546671.59** | **-** | **(28425.70)** | **732034295.12** |
| **Grand Total** | **1546315332** | **1546196774** |  |  | **4262742.69** | **-** | **28425.70** | **4291168.39** | **-** | **(28425.70)** | **1546139922** |

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<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 2 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **DISTRIBUTION SUMMARY - FACTORS** |

---

 **January 16, 2026**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br>**Class** | <br>**CUSIP** | | <br>**Record**<br> **Date** | <br>&nbsp;&nbsp; **Interest**<br> **Distributed** | <br>**Other**<br> **(As Interest)**<br> **Distributed** | <br>**Principal**<br> **Distributed** | <br>**Total**<br> **Distributed** | <br>**Realized Loss**<br> **/(Recovery)** | **Accretion**<br> **&**<br> **Non-Cash**<br> **Balance**<br> **Increase/**<br> **(Decrease)** | <br>&nbsp;&nbsp; **Current**<br> **Balance** |
| A1 | 05592 | YAA6 | 12/31/2025 | 3.55977879 | - | 6.83474393 | 10.39452272 | - | - | 978.91202693 |
| A-4 | 05592 | YAB4 | 12/31/2025 | 4.21425000 | - | - | 4.21425000 | - | - | 1000.00000000 |
| A5 | 05592 | YAC2 | 12/31/2025 | 4.46050000 | - | - | 4.46050000 | - | - | 1000.00000000 |
| A-SB | 05592 | YAD0 | 12/31/2025 | 4.35474988 | - | - | 4.35474988 | - | - | 1000.00000000 |
| X-A | 05592 | YAE8 | 12/31/2025 | 0.84345601 | - | - | 0.84345601 | - | - | 999.84611424 |
| X-B | 05592 | YAF5 | 12/31/2025 | 0.34962530 | - | - | 0.34962530 | - | - | 1000.00000000 |
| X-D | 05592YAK4 U0R27HAA7 |  | 12/31/2025 | 1.48593220 | - | - | 1.48593220 | - | - | 1000.00000000 |
| A-S | 05592 | YAG3 | 12/31/2025 | 4.73941661 | - | - | 4.73941661 | - | - | 1000.00000000 |
| B | 05592 | YAH1 | 12/31/2025 | 5.03149988 | - | - | 5.03149988 | - | - | 1000.00000000 |
| C | 05592 | YAJ7 | 12/31/2025 | 5.11141669 | - | - | 5.11141669 | - | - | 1000.00000000 |
| D | 05592YAM0 U0R27HAB5 |  | 12/31/2025 | 3.75000000 | - | - | 3.75000000 | - | - | 1000.00000000 |
| E-RR | 05592 | YAP3 | 12/31/2025 | 5.23593230 | - | - | 5.23593230 | - | - | 1000.00000000 |
| F-RR | 05592 | YAR9 | 12/31/2025 | 5.23593220 | - | - | 5.23593220 | - | - | 1000.00000000 |
| G-RR | 05592 | YAT5 | 12/31/2025 | 5.23593273 | - | - | 5.23593273 | - | - | 1000.00000000 |
| J-RR | 05592 | YAV0 | 12/31/2025 | 5.23593220 | - | - | 5.23593220 | - | - | 1000.00000000 |
| K-RR | 05592 | YAX6 | 12/31/2025 | 5.23593211 | - | - | 5.23593211 | - | - | 1000.00000000 |
| L-RR | 05592 | YAZ1 | 12/31/2025 | 5.23560925 | - | - | 5.23560925 | - | - | 1000.00000000 |
| R | 05592 | YBB3 | 12/31/2025 | - | - | - | - | - | - | - |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 3 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **DISTRIBUTION INFORMATION - INTEREST DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | | | **Interest** | **Interest** | | | | | | |
| | | | | &nbsp;&nbsp;&nbsp;&nbsp; **Net** | **Accreted** | | | | | | |
| <br>**Class** | **Rate**<br>**Uncapped Capped** | <br>**Next** | <br>**Accrual**<br> **Dates** | **Accrued** | **/Deferred** | <br>**Non**<br> **Recovered** | **Shortfall**<br>**Carry**<br> **Forward** | <br>**Cap Carryover**<br> **/Basis Risk** | <br>**Accrued** | **Paid**<br> **Cap**<br> **Carryover**<br> **Carry Forward /Basis Risk** | <br>**Total** |
| A1 | 4.33350% | 4.33350% | 12/01-12/31 | 14805.12 | - | - | - | - | 14805.12 | - | 14805.12 |
| A-4 | 5.05710% | 5.05710% | 12/01-12/31 | 589995.00 | - | - | - | - | 589995.00 | - | 589995.00 |
| A5 | 5.35260% | 5.35260% | 12/01-12/31 | 1862972.43 | - | - | - | - | 1862972.43 | - | 1862972.43 |
| A-SB | 5.22570% | 5.22570% | 12/01-12/31 | 35343.15 | - | - | - | - | 35343.15 | - | 35343.15 |
| A-S | 5.68730% | 5.68730% | 12/01-12/31 | 400348.00 | - | - | - | - | 400348.00 | - | 400348.00 |
| B | 6.03780% | 6.03780% | 12/01-12/31 | 204832.36 | - | - | - | - | 204832.36 | - | 204832.36 |
| C | 6.13370% | 6.13370% | 12/01-12/31 | 147530.82 | - | - | - | - | 147530.82 | - | 147530.82 |
| D | 4.50000% | 4.50000% | 12/01-12/31 | 30532.50 | - | - | - | - | 30532.50 | - | 30532.50 |
| E-RR | 6.28312% | 6.28312% | 12/01-12/31 | 62030.09 | - | - | - | - | 62030.09 | - | 62030.09 |
| F-RR | 6.28312% | 6.28312% | 12/01-12/31 | 42630.96 | - | - | - | - | 42630.96 | - | 42630.96 |
| G-RR | 6.28312% | 6.28312% | 12/01-12/31 | 69271.39 | - | - | - | - | 69271.39 | - | 69271.39 |
| J-RR | 6.28312% | 6.28312% | 12/01-12/31 | 63946.44 | - | - | - | - | 63946.44 | - | 63946.44 |
| K-RR | 6.28312% | 6.28312% | 12/01-12/31 | 58616.26 | - | - | - | - | 58616.26 | - | 58616.26 |
| L-RR | 6.28312% | 6.28312% | 12/01-12/31 | 133224.80 | - | - | 8.22 | - | 133216.58 | - | 133216.58 |
| R | 0.00000% | 0.00000% | 12/01-12/31 | - | - | - | - | - | - | - | - |
| **Total** |  |  |  | **3716079.32** | **-** | **-** | **8.22** | **-** | **3716071.10** | **-** | **3716071.10** |
| **Notional** |  |  |  |  |  |  |  |  |  |  |  |
| X-A | 1.01225% | 1.01225% | 12/01-12/31 | 480715.10 | - | - | - | - | 480715.10 | - | 480715.10 |
| X-B | 0.41955% | 0.41955% | 12/01-12/31 | 53858.03 | - | - | - | - | 53858.03 | - | 53858.03 |
| X-D | 1.78312% | 1.78312% | 12/01-12/31 | 12098.46 | - | - | - | - | 12098.46 | - | 12098.46 |
| **Total** |  |  |  | **546671.59** | **-** | **-** | **-** | **-** | **546671.59** | **-** | **546671.59** |
| **Grand Total** |  |  |  | **4262750.91** | **-** | **-** | **8.22** | **-** | **4262742.69** | **-** | **4262742.69** |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 4 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **DISTRIBUTION INFORMATION - INTEREST SHORTFALL DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| |  |  | | |  |  |  | | | |  | **Cap Carryover /** | | |
| | **Non-Recov Shortfall** | **Non-Recov Shortfall** | | |  | **Carry Forward Interest** | **Carry Forward Interest** | | | | **Basis Risk Shortfall** | **Basis Risk Shortfall** | | |
| <br>**Class** | **PPIS** | **SSRA** | <br>**Other**<br> **Shortfall** | <br>**Prior** | | **Int. on Prior** | **New** | <br>**Paid** | <br>**Outstanding** | <br>**Prior** | **Int. on Prior** | **New** | <br>**Paid** | <br>**Outstanding** |
| A1 | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| A-4 | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| A5 | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| A-SB | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| A-S | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| B | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| C | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| D | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| E-RR | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| F-RR | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| G-RR | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| J-RR | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| K-RR | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| L-RR | - | - | - |  | 0.22 | - | 8.22 | - | 8.44 | - | - | - | - | - |
| R | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| **Total** | **-** | **-** | **-** |  | **0.22** | **-** | **8.22** | **-** | **8.44** | **-** | **-** | **-** | **-** | **-** |
| **Notional** |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
| X-A | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| X-B | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| X-D | - | - | - | - |  | - | - | - | - | - | - | - | - | - |
| **Total** | **-** | **-** | **-** | **-** |  | **-** | **-** | **-** | **-** | **-** | **-** | **-** | **-** | **-** |
| **Grand Total** | **-** | **-** | **-** |  | **0.22** | **-** | **8.22** | **-** | **8.44** | **-** | **-** | **-** | **-** | **-** |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 5 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **DISTRIBUTION INFORMATION - PRINCIPAL DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br>**Class** | <br>**Prior**<br> **Balance** | <br>**Principal**<br> **Distributed** | <br>**Accreted**<br> **Principal** | <br>**Realized Loss**<br> **/(Recovery)** | **Accretion**<br> **&**<br> **Non-Cash**<br> **Balance**<br> **Increase/**<br> **(Decrease)** | <br>**Current**<br> **Balance** | <br>**Cumulative**<br> **Realized**<br> **Loss** | <br>**Class %**<br> **Original** | <br>**Class %**<br> **Current** | <br>**Sub %**<br> **Original** | <br>**Sub %**<br> **Current** |
| A1 | 4099720.82 | 28425.70 | - | - | - | 4071295.12 | - | 0.00% | 0.50% | 0.00% | 30.00% |
| A-4 | 140000000.00 | - | - | - | - | 140000000.00 | - | 0.00% | 17.20% | 0.00% | 30.00% |
| A5 | 417660000.00 | - | - | - | - | 417660000.00 | - | 0.00% | 51.30% | 0.00% | 30.00% |
| A-SB | 8116000.00 | - | - | - | - | 8116000.00 | - | 0.00% | 1.00% | 0.00% | 30.00% |
| A-S | 84472000.00 | - | - | - | - | 84472000.00 | - | 0.00% | 10.38% | 0.00% | 30.00% |
| B | 40710000.00 | - | - | - | - | 40710000.00 | - | 0.00% | 5.00% | 0.00% | 14.63% |
| C | 28863000.00 | - | - | - | - | 28863000.00 | - | 0.00% | 3.55% | 0.00% | 11.08% |
| D | 8142000.00 | - | - | - | - | 8142000.00 | - | 0.00% | 1.00% | 0.00% | 10.08% |
| E-RR | 11847000.00 | - | - | - | - | 11847000.00 | - | 0.00% | 1.46% | 0.00% | 8.63% |
| F-RR | 8142000.00 | - | - | - | - | 8142000.00 | - | 0.00% | 1.00% | 0.00% | 7.63% |
| G-RR | 13230000.00 | - | - | - | - | 13230000.00 | - | 0.00% | 1.63% | 0.00% | 6.00% |
| J-RR | 12213000.00 | - | - | - | - | 12213000.00 | - | 0.00% | 1.50% | 0.00% | 4.50% |
| K-RR | 11195000.00 | - | - | - | - | 11195000.00 | - | 0.00% | 1.38% | 0.00% | 3.13% |
| L-RR | 25444332.00 | - | - | - | - | 25444332.00 | - | 0.00% | 3.13% | 0.00% | 0.00% |
| R | - | - | - | - | - | - | - | 0.00% | 0.00% | 0.00% | 0.00% |
| **Total** | **814134052.82** | **28425.70** | **-** | **-** | **-** | **814105627.12** | **-** | **0.00%** | **100.00%** |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 6 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **RECONCILIATION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **SOURCE OF FUNDS** | | | **ALLOCATION OF FUNDS** | **ALLOCATION OF FUNDS** | |
| **Interest Funds Available** |  |  | **Scheduled Fees** |  |  |
| &nbsp;&nbsp;&nbsp; Scheduled Interest | 4415789.53 |  | &nbsp;&nbsp;&nbsp; Servicing Fee | &nbsp;&nbsp;&nbsp;&nbsp; 2597.39 |  |
| &nbsp;&nbsp;&nbsp; Prepayment Interest Shortfall |  |  | &nbsp;&nbsp;&nbsp; Trustee/Certificate Administrator Fee | &nbsp;&nbsp;&nbsp;&nbsp; 6800.30 |  |
| &nbsp;&nbsp;&nbsp; Interest Adjustments |  |  | &nbsp;&nbsp;&nbsp; Operating Advisor Fee | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 834.24 |  |
| &nbsp;&nbsp;&nbsp; ASER Amount |  |  | &nbsp;&nbsp;&nbsp; Asset Representations Reviewer Ongoing Fee | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 364.53 |  |
| &nbsp;&nbsp;&nbsp; Realized Loss in Excess of Principal Balance | - |  | &nbsp;&nbsp;&nbsp; CREFC Intellectual Property Royalty License Fee | 350.55 |  |
| &nbsp;&nbsp;&nbsp;&nbsp; **Total Interest Funds Available** |  | **4415789.53** | &nbsp;&nbsp;&nbsp;&nbsp; **Total Scheduled Fees** |  | **10947.01** |
| **Principal Funds Available** |  |  | **Additional Fees, Expenses, etc.** |  |  |
| &nbsp;&nbsp;&nbsp; Scheduled Principal | 28425.70 |  | &nbsp;&nbsp;&nbsp; Additional Servicing Fee | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; - |  |
| &nbsp;&nbsp;&nbsp; Unscheduled Principal Collections |  |  | &nbsp;&nbsp;&nbsp; Special Servicing Fee | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; - |  |
| &nbsp;&nbsp;&nbsp; Net Liquidation Proceeds |  |  | &nbsp;&nbsp;&nbsp; Work-out Fee | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; - |  |
| &nbsp;&nbsp;&nbsp; Repurchased Principal |  |  | &nbsp;&nbsp;&nbsp; Liquidation Fee | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; - |  |
| &nbsp;&nbsp;&nbsp; Substitution Principal |  |  | &nbsp;&nbsp;&nbsp; Trust Fund Expenses | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; - |  |
| &nbsp;&nbsp;&nbsp; Other Principal | - |  | &nbsp;&nbsp;&nbsp; Trust Advisor Expenses | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; - |  |
|  |  |  | &nbsp;&nbsp;&nbsp; Reimbursement of Interest on Advances to the Servicer | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 8.14 |  |
| &nbsp;&nbsp;&nbsp;&nbsp; **Total Principal Funds Available** |  | **28425.70** |  |  |  |
|  |  |  | &nbsp;&nbsp;&nbsp; Borrower Reimbursable Trust Fund Expenses | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; - |  |
| **Other Funds Available** |  |  |  |  |  |
|  |  |  | &nbsp;&nbsp;&nbsp; Other Expenses | - |  |
| &nbsp;&nbsp;&nbsp; Yield Maintenance Charges |  |  |  |  |  |
| &nbsp;&nbsp;&nbsp; Withdrawal of Withheld Amounts from the Interest Reserve |  |  | &nbsp;&nbsp;&nbsp;&nbsp; **Total Additional Fees, Expenses, etc.** |  | **8.14** |
| Account |  |  |  |  |  |
|  |  |  | **Distributions** |  |  |
| &nbsp;&nbsp;&nbsp; Deposit of Withheld Amounts to the Interest Reserve Account | (142091.69) |  |  |  |  |
|  |  |  | &nbsp;&nbsp;&nbsp; Interest Distribution | 4262742.69 |  |
| &nbsp;&nbsp;&nbsp;&nbsp; **Total Other Funds Available** |  | **(142091.69)** | &nbsp;&nbsp;&nbsp; Principal Distribution | &nbsp;&nbsp;&nbsp; 28425.70 |  |
|  |  |  | &nbsp;&nbsp;&nbsp; Yield Maintenance Charge Distribution | - |  |
|  |  |  | &nbsp;&nbsp;&nbsp;&nbsp; **Total Distributions** |  | **4291168.39** |
| **Total Funds Available** |  | **4302123.54** |  |  |  |
|  |  |  | **Total Funds Allocated** |  | **4302123.54** |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 7 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **OTHER INFORMATION** |
| **Interest Reserve Account Information** |

---

 **January 16, 2026**

---

| | |
|:---|:---|
| &nbsp;&nbsp;&nbsp;&nbsp;Beginning Interest Reserve Account Balance | 0.0 |
| &nbsp;&nbsp;&nbsp;&nbsp;Deposit of Withheld Amounts to the Interest Reserve Account | 142091.69 |
| &nbsp;&nbsp;&nbsp;&nbsp;Withdrawal of Withheld Amounts from the Interest Reserve Account | 0.0 |
| &nbsp;&nbsp;&nbsp;&nbsp;Ending Interest Reserve Account Balance | 142091.69 |
| **Collateral Information** |  |
| &nbsp;&nbsp;&nbsp;&nbsp;% of Cut-Off Principal Balance Outstanding | 99.989228% |
| **Controlling Class Information** |  |
| **Controlling Class is Class J-RR.** |  |
| **The Controlling Class Representative is RREF V - D AIV RR L, LLC.** |  |
| **There Are No Disclosable Special Servicer Fees.** |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 8 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **STRATIFICATION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **Anticipated Remaining Term** | **Anticipated Remaining Term** | | | | | |
| | | | **% of** |  | | |
| **Anticipated Remaining**<br> **Term Range** | **Asset**<br> **Count** | **Ending Scheduled**<br> **Balance** | **Agg.Bal. WAC** | **Agg.Bal. WAC** | <br> **WAM** | **Wtd Avg**<br> **DSCR** |
| 60 Months or Less | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 61 to 90 Months | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 91 Months or Greater | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |
| Total | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |
| **Debt Service Coverage Ratio** | **Debt Service Coverage Ratio** |  |  |  |  |  |
| &nbsp;&nbsp; **Debt Service Coverage** | **Asset** | **Ending Scheduled** | **% of** |  |  | **Wtd Avg** |
| **Ratio Range** | **Count** | **Balance** | **Agg.Bal. WAC** | **Agg.Bal. WAC** | **WAM** | **DSCR** |
| 1.250 or Less | 2 | 41500000.00 | 5.10 | 6.5800 | 117 | 1.250000 |
| 1.251 to 1.500 | 16 | 143100130.00 | 17.58 | 6.3850 | 116 | 1.378689 |
| 1.501 to 1.750 | 19 | 369585000.00 | 45.40 | 6.5009 | 116 | 1.614847 |
| 1.751 to 2.000 | 4 | 43990529.89 | 5.40 | 6.1714 | 115 | 1.845425 |
| 2.001 to 2.250 | 7 | 58429968.08 | 7.18 | 5.7772 | 112 | 2.075122 |
| 2.251 to 2.500 | 2 | 19000000.00 | 2.33 | 5.8789 | 114 | 2.388421 |
| 2.501 to 2.750 | 5 | 88500000.00 | 10.87 | 5.8468 | 114 | 2.737232 |
| 2.751 to 3.000 | 1 | 10000000.00 | 1.23 | 6.4550 | 113 | 2.810000 |
| 3.001 to 3.250 | 1 | 28000000.00 | 3.44 | 5.9520 | 117 | 3.250000 |
| 3.251 to 3.500 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 3.501 to 3.750 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 3.751 to 4.000 | 1 | 12000000.00 | 1.47 | 5.7550 | 116 | 3.780000 |
| 4.001 or Greater | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| Total | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 9 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **STRATIFICATION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **Ending Schedule Balance** | | | | | | |
| | | | **% of** |  |  | |
| **Ending Schedule Balance**<br> **Range** | **Asset**<br> **Count** | **Ending Scheduled**<br> **Balance** | **Agg.Bal. WAC WAM** | **Agg.Bal. WAC WAM** | **Agg.Bal. WAC WAM** | **Wtd Avg**<br> **DSCR** |
| 1 to 5,000,000 | 11 | 41358952.16 | 5.08 | 6.1358 | 115 | 1.702868 |
| 10,000,001 to 15,000,000 | 7 | 86149540.00 | 10.58 | 6.2486 | 115 | 2.056082 |
| 15,000,001 to 20,000,000 | 7 | 126918000.00 | 15.59 | 6.6008 | 115 | 1.744204 |
| 20,000,001 to 25,000,000 | 4 | 91800000.00 | 11.28 | 6.1237 | 116 | 1.543094 |
| 25,000,001 to 30,000,000 | 3 | 88000000.00 | 10.81 | 5.9117 | 114 | 2.909091 |
| 30,000,001 to 35,000,000 | 1 | 34000000.00 | 4.18 | 7.1250 | 117 | 1.680000 |
| 35,000,001 to 40,000,000 | 1 | 40000000.00 | 4.91 | 6.5800 | 117 | 1.250000 |
| 40,000,001 to 45,000,000 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 45,000,001 to 50,000,000 | 2 | 92500000.00 | 11.36 | 6.4677 | 116 | 1.564919 |
| 5,000,001 to 10,000,000 | 21 | 157379135.81 | 19.33 | 6.2381 | 114 | 1.836856 |
| 50,000,001 to 55,000,000 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 55,000,001 to 60,000,000 | 1 | 56000000.00 | 6.88 | 5.8960 | 117 | 1.660000 |
| 60,000,001 to 65,000,000 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 65,000,001 to 70,000,000 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 70,000,001 to 75,000,000 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 75,000,001 to 80,000,000 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 80,000,001 to 85,000,000 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 85,000,000+ | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| Total | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 10 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **STRATIFICATION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **Loan Rate** | | | | | | |
| | | | **% of** |  |  | |
| <br> **Loan Rate Range** | **Asset**<br> **Count** | **Ending Scheduled**<br> **Balance** | **Agg.Bal. WAC WAM** | **Agg.Bal. WAC WAM** | **Agg.Bal. WAC WAM** | **Wtd Avg**<br> **DSCR** |
| 4.00 or Less | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 4.01 to 4.25 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 4.26 to 4.50 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 4.51 to 4.75 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 4.76 to 5.00 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 5.01 to 5.25 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 5.26 to 5.50 | 1 | 8000000.00 | 0.98 | 5.4000 | 117 | 2.680000 |
| 5.51 to 5.75 | 7 | 55929968.08 | 6.87 | 5.5806 | 111 | 2.138824 |
| 5.76 to 6.00 | 11 | 235090529.89 | 28.88 | 5.9038 | 115 | 2.316181 |
| 6.01 to 6.25 | 5 | 83750000.00 | 10.29 | 6.1738 | 116 | 1.712925 |
| 6.26 to 6.50 | 16 | 178900130.00 | 21.98 | 6.4064 | 115 | 1.603921 |
| 6.51 to 6.75 | 12 | 155600000.00 | 19.11 | 6.5961 | 116 | 1.449280 |
| 6.76 to 7.00 | 2 | 20885000.00 | 2.57 | 6.8479 | 114 | 1.590000 |
| 7.01 or Greater | 4 | 75950000.00 | 9.33 | 7.2688 | 116 | 1.656531 |
| Total | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |
| **Property Type** |  |  |  |  |  |  |
|  | **Asset** | **Ending Scheduled** | **% of** |  |  | **Wtd Avg** |
| **Property Type Range** | **Count** | **Balance** | **Agg.Bal. WAC WAM** | **Agg.Bal. WAC WAM** | **Agg.Bal. WAC WAM** | **DSCR** |
| Industrial | 3 | 45000000.00 | 5.53 | 6.0833 | 116 | 2.336000 |
| Lodging | 3 | 58350000.00 | 7.17 | 6.5766 | 116 | 2.487566 |
| Mixed Use | 4 | 87500000.00 | 10.75 | 5.8572 | 114 | 2.715714 |
| Multifamily | 6 | 82250000.00 | 10.10 | 6.4991 | 116 | 1.422401 |
| Office | 3 | 83100000.00 | 10.21 | 6.7736 | 116 | 1.596137 |
| Other | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| Retail | 15 | 201335000.00 | 24.73 | 6.3959 | 114 | 1.768255 |
| Self Storage | 21 | 241770627.97 | 29.70 | 6.1136 | 116 | 1.570235 |
| Total | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 11 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **STRATIFICATION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **Remaining Amortization Term** | **Remaining Amortization Term** | | | | | |
| **Remaining Amortization**<br> **Term Range** | **Asset**<br> **Count** | **Ending Scheduled**<br> **Balance** | **% of**<br> **Agg.Bal.** | <br> **WAC** | <br> **WAM** | **Wtd Avg**<br> **DSCR** |
| 240 Months or Less | 51 | 696665098.08 | 85.57 | 6.2326 | 115 | 1.886549 |
| 241 to 270 Months | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 271 to 300 Months | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 301 Months or Greater | 7 | 117440529.89 | 14.43 | 6.6914 | 116 | 1.585583 |
| Total | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |
| **Seasoning** |  |  |  |  |  |  |
|  | **Asset** | **Ending Scheduled** | **% of** |  |  | **Wtd Avg** |
| **Seasoning Range** | **Count** | **Balance** | **Agg.Bal.** | **WAC** | **WAM** | **DSCR** |
| 12 Months or Less | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |
| 13 to 24 Months | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 25 to 36 Months | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 37 to 48 Months | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 49 Months or Greater | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| Total | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 12 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **STRATIFICATION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **State** | | | | | | |
| | | | **% of** |  |  | |
| <br> **State Range** | **Asset**<br> **Count** | **Ending Scheduled**<br> **Balance** | **Agg.Bal. WAC WAM** | **Agg.Bal. WAC WAM** | **Agg.Bal. WAC WAM** | **Wtd Avg**<br> **DSCR** |
| Alaska | 1 | 28000000.00 | 3.44 | 5.9520 | 117 | 3.250000 |
| Arizona | 2 | 12790529.89 | 1.57 | 5.9000 | 115 | 1.803774 |
| California | 3 | 25929968.08 | 3.19 | 5.8854 | 116 | 2.950036 |
| Colorado | 1 | 12935000.00 | 1.59 | 6.8650 | 113 | 1.590000 |
| Connecticut | 2 | 27100000.00 | 3.33 | 7.0308 | 116 | 1.563801 |
| Florida | 1 | 24000000.00 | 2.95 | 6.2000 | 117 | 1.620000 |
| Illinois | 4 | 19566000.00 | 2.40 | 6.4661 | 116 | 1.361217 |
| Indiana | 6 | 41919590.00 | 5.15 | 6.4740 | 116 | 1.335536 |
| Kansas | 1 | 5700000.00 | 0.70 | 6.6900 | 116 | 1.550000 |
| Maryland | 4 | 74300000.00 | 9.13 | 6.2555 | 116 | 1.477402 |
| Massachusetts | 6 | 127500000.00 | 15.66 | 6.3235 | 114 | 2.419020 |
| Missouri | 1 | 22000000.00 | 2.70 | 6.4100 | 116 | 1.430000 |
| N/A | 3 | 24014540.00 | 2.95 | 6.4096 | 114 | 1.464900 |
| New Jersey | 1 | 3000000.00 | 0.37 | 5.8500 | 117 | 2.560000 |
| New York | 8 | 183750000.00 | 22.57 | 6.2239 | 116 | 1.674544 |
| North Carolina | 2 | 11800000.00 | 1.45 | 6.5300 | 114 | 1.665246 |
| Ohio | 1 | 8500000.00 | 1.04 | 6.5100 | 116 | 1.420000 |
| Oregon | 5 | 41000000.00 | 5.04 | 5.5770 | 111 | 2.070000 |
| South Carolina | 1 | 12500000.00 | 1.54 | 6.5000 | 117 | 2.090000 |
| Texas | 4 | 89950000.00 | 11.05 | 6.2663 | 116 | 1.619872 |
| Washington | 1 | 17850000.00 | 2.19 | 7.6100 | 115 | 1.570000 |
| Total | 58 | 814105627.97 | 100.00 | 6.2988 | 115 | 1.843132 |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 13 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **MORTGAGE LOAN DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  |  |  | **Prop** |  |  | **Paid** |  |  |  | **Beginning** | **Ending** |  | **Payment Workout Mod** | **Payment Workout Mod** | **Payment Workout Mod** |
|  |  |  | **Type** |  |  | **Through** | **Gross** | **Interest** | **Principal** | **Scheduled** | **Scheduled** | **Maturity** | **Status** | **Strategy Code** | **Strategy Code** |
| **Loan ID** | **OMCR** |  | **(1)** | **City** | **State** | **Date** | **Coupon** | **Payment** | **Payment** | **Balance** | **Balance** | **Date** | **(2)** | **(3)** | **(4)** |
| 30323578 | 10 |  | IN | Tampa | FL | 01/06/2026 | 6.20000% | 128133.33 | - | 24000000.00 | 24000000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323561 | 11 |  | RT | Kansas City | MO | 01/06/2026 | 6.41000% | 121433.89 | - | 22000000.00 | 22000000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512556 | 12 |  | MF | Latham | NY | 01/06/2026 | 6.17500% | 103688.54 | - | 19500000.00 | 19500000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512616 | 13 |  | SS |  | TX | 01/06/2026 | 6.20000% | 102773.61 | - | 19250000.00 | 19250000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512597 | 14 |  | OF | West Hartford | CT | 01/06/2026 | 7.25000% | 112999.31 | - | 18100000.00 | 18100000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323562 | 15 |  | LO | Seattle | WA | 01/06/2026 | 7.61000% | 116972.04 | - | 17850000.00 | 17850000.00 | 08/06/2035 | 0 | 0 | 0 |
| 30323579 | 16 |  | SS | Indianapolis | IN | 01/01/2026 | 6.46000% | 84654.35 | - | 15218000.00 | 15218000.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323580 | 17 |  | SS |  |  | 01/01/2026 | 6.46000% | 72396.99 | - | 13014540.00 | 13014540.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323563 | 18 |  | RT | Centennial | CO | 01/06/2026 | 6.86500% | 76465.61 | - | 12935000.00 | 12935000.00 | 06/06/2035 | 0 | 0 | 0 |
| 30512633 | 19 |  | LO | Bluffton | SC | 01/06/2026 | 6.50000% | 69965.28 | - | 12500000.00 | 12500000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323564 | 20 |  | IN | Los Angeles | CA | 01/06/2026 | 5.75500% | 59468.33 | - | 12000000.00 | 12000000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512618 | 21 |  | SS |  | TX | 01/06/2026 | 6.05000% | 62516.67 | - | 12000000.00 | 12000000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512538 | 22 |  | RT | Austin | TX | 01/06/2026 | 6.46200% | 65104.65 | - | 11700000.00 | 11700000.00 | 08/06/2035 | 0 | 0 | 0 |
| 30323581 | 26 |  | SS | Joliet | IL | 01/01/2026 | 6.46000% | 50231.88 | - | 9030000.00 | 9030000.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323566 | 27 |  | IN | Marina del Rey | CA | 01/06/2026 | 6.21000% | 48127.50 | - | 9000000.00 | 9000000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323567 | 28 |  | MF | Stratford | CT | 12/06/2025 | 6.59000% | 51072.50 | - | 9000000.00 | 9000000.00 | 09/06/2035 | B | 0 | 0 |
| 30323568 | 29 |  | SS | Columbus | OH | 01/06/2026 | 6.51000% | 47649.58 | - | 8500000.00 | 8500000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512659 | 2 | A-2 | SS | Brooklyn | NY | 01/06/2026 | 5.89600% | 106619.33 | - | 21000000.00 | 21000000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323582 | 30 |  | SS | Cockeysville | MD | 01/01/2026 | 5.40000% | 37200.00 | - | 8000000.00 | 8000000.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323583 | 31 |  | SS | Tucson | AZ | 01/01/2026 | 5.90000% | 40491.70 | 6959.22 | 7969935.03 | 7962975.81 | 08/01/2035 | 0 | 0 | 0 |
| 30323569 | 32 |  | MF | Rome | NY | 01/06/2026 | 6.82000% | 46688.58 | - | 7950000.00 | 7950000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323570 | 33 |  | SS | Indianapolis | IN | 01/06/2026 | 6.51000% | 41483.17 | - | 7400000.00 | 7400000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323584 | 34 |  | MH | Durham | NC | 01/01/2026 | 6.53000% | 34806.71 | - | 6190000.00 | 6190000.00 | 07/01/2035 | 0 | 0 | 0 |
| 30323585 | 35 |  | SS | Greenfield | IN | 01/01/2026 | 6.46000% | 33853.95 | - | 6085800.00 | 6085800.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323571 | 36 |  | RT | Roeland Park | KS | 01/06/2026 | 6.69000% | 32836.75 | - | 5700000.00 | 5700000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323586 | 37 |  | MH | Garner | NC | 01/01/2026 | 6.53000% | 31545.34 | - | 5610000.00 | 5610000.00 | 07/01/2035 | 0 | 0 | 0 |
| 30323587 | 38 |  | SS | Plainfield | IN | 01/01/2026 | 6.46000% | 30541.65 | - | 5490360.00 | 5490360.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323588 | 39 |  | SS | New Lenox | IL | 01/01/2026 | 6.46000% | 30372.77 | - | 5460000.00 | 5460000.00 | 10/01/2035 | 0 | 0 | 0 |
| 30512541 | 3 | A-2 | OF | New York | NY | 01/05/2026 | 6.64100% | 111513.46 | - | 19500000.00 | 19500000.00 | 09/05/2035 | 0 | 0 | 0 |
| 30512542 | 3 | A-3 | OF | New York | NY | 01/05/2026 | 6.64100% | 260198.07 | - | 45500000.00 | 45500000.00 | 09/05/2035 | 0 | 0 | 0 |
| 30512600 | 4 |  | RT | Flower Mound | TX | 01/06/2026 | 6.30000% | 254975.00 | - | 47000000.00 | 47000000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323589 | 40 |  | SS | Whittier | CA | 01/01/2026 | 5.61000% | 23899.17 | 17247.45 | 4947215.53 | 4929968.08 | 09/01/2035 | 0 | 0 | 0 |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 14 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **MORTGAGE LOAN DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  |  |  | **Prop** |  |  | **Paid** |  |  |  | **Beginning** | &nbsp;&nbsp;&nbsp;&nbsp; **Ending** |  | **Payment Workout Mod** | **Payment Workout Mod** | **Payment Workout Mod** |
|  |  |  | **Type** |  |  | **Through** | **Gross** | &nbsp;&nbsp; **Interest** | **Principal** | **Scheduled** | &nbsp;&nbsp; **Scheduled** | **Maturity** | **Status** | **Strategy Code** | **Strategy Code** |
| **Loan ID** | **OMCR** |  | **(1)** | **City** | **State** | **Date** | **Coupon** | **Payment** | **Payment** | **Balance** | **Balance** | **Date** | **(2)** | **(3)** | **(4)** |
| 30323590 | 41 |  | SS | Tucson | AZ | 01/01/2026 | 5.90000% | 24548.09 | 4219.03 | 4831773.11 | 4827554.08 | 08/01/2035 | 0 | 0 | 0 |
| 30323572 | 42 |  | MF | Brooklyn | NY | 01/06/2026 | 6.40500% | 23716.29 | - | 4300000.00 | 4300000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323573 | 43 |  | SS | Indianapolis | IN | 01/06/2026 | 6.51000% | 24105.08 | - | 4300000.00 | 4300000.00 | 09/06/2035 | 0 | 0 | 0 |
|  |  |  |  | Brownsburg and |  |  |  |  |  |  |  |  |  |  |  |
| 30323591 | 44 |  | SS |  | IN | 01/01/2026 | 6.46000% | 19054.91 |  | 3425430.00 | 3425430.00 | 10/01/2035 | 0 | 0 | 0 |
|  |  |  |  | Pittsboro |  |  |  |  |  |  |  |  |  |  |  |
| 30323592 | 45 |  | MH | Bayonne | NJ | 01/01/2026 | 5.85000% | 15112.50 | - | 3000000.00 | 3000000.00 | 10/01/2035 | 0 | 0 | 0 |
|  |  |  |  | South Chicago |  |  |  |  |  |  |  |  |  |  |  |
| 30323593 | 46 |  | SS |  | IL | 01/01/2026 | 6.46000% | 14885.99 |  | 2676000.00 | 2676000.00 | 10/01/2035 | 0 | 0 | 0 |
|  |  |  |  | Heights |  |  |  |  |  |  |  |  |  |  |  |
| 30323574 | 47 |  | SS | Danville | IL | 01/06/2026 | 6.51000% | 13454.00 | - | 2400000.00 | 2400000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323542 | 5 | A-1 | MF | Owings Mills | MD | 01/06/2026 | 6.58000% | 226644.44 | - | 40000000.00 | 40000000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323545 | 5 | A-4 | MF | Owings Mills | MD | 01/06/2026 | 6.58000% | 8499.17 | - | 1500000.00 | 1500000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512651 | 7 | A-1 | RT | North Dartmouth | MA | 01/06/2026 | 7.12500% | 208604.17 | - | 34000000.00 | 34000000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512653 | 7 | A-3 | RT | North Dartmouth | MA | 01/06/2026 | 7.12500% | 36812.50 | - | 6000000.00 | 6000000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30530384 | 8 |  | LO | Anchorage | AK | 01/06/2026 | 5.95200% | 143509.33 | - | 28000000.00 | 28000000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512581 | 9 |  | SS | Bethesda | MD | 01/06/2026 | 5.98859% | 127889.56 | - | 24800000.00 | 24800000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512657 | A-1-1 |  | SS | Brooklyn | NY | 01/06/2026 | 5.89600% | 284318.22 | - | 56000000.00 | 56000000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512677 | A-1-2 |  | RT |  |  | 01/01/2026 | 6.35000% | 27340.28 | - | 5000000.00 | 5000000.00 | 05/01/2035 | 0 | 0 | 0 |
| 30323565 | A-2-1 |  | RT | Hyannis | MA | 01/01/2026 | 6.45500% | 55584.72 | - | 10000000.00 | 10000000.00 | 06/01/2035 | 0 | 0 | 0 |
| 30512567 | A-2-2 |  | MU | Middle Village | NY | 01/06/2026 | 5.58100% | 48058.61 | - | 10000000.00 | 10000000.00 | 07/06/2035 | 0 | 0 | 0 |
| 30323556 | A-4-2 |  | RT | Portland | OR | 01/06/2026 | 5.57700% | 57629.00 | - | 12000000.00 | 12000000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30323557 | A-4-4 |  | RT | Portland | OR | 01/06/2026 | 5.57700% | 43221.75 | - | 9000000.00 | 9000000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30323558 | A-4-5 |  | RT | Portland | OR | 01/06/2026 | 5.57700% | 43221.75 | - | 9000000.00 | 9000000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30323559 | A-4-6 |  | RT | Portland | OR | 01/06/2026 | 5.57700% | 28814.50 | - | 6000000.00 | 6000000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30323560 | A-4-8 |  | RT | Portland | OR | 01/06/2026 | 5.57700% | 24012.08 | - | 5000000.00 | 5000000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30512194 | A-5-1 |  | RT |  |  | 01/01/2026 | 6.35000% | 32808.33 | - | 6000000.00 | 6000000.00 | 05/01/2035 | 0 | 0 | 0 |
| 30323576 | -C2 | -A | MU | Cambridge | MA | 01/09/2026 | 5.89283% | 152231.44 | - | 30000000.00 | 30000000.00 | 06/09/2035 | 0 | 0 | 0 |
| 30323577 | -C2 | -A | MU | Cambridge | MA | 01/09/2026 | 5.89283% | 152231.44 | - | 30000000.00 | 30000000.00 | 06/09/2035 | 0 | 0 | 0 |
| 30323575 | -C2 | -B | MU | Cambridge | MA | 01/09/2026 | 5.89283% | 88801.67 | - | 17500000.00 | 17500000.00 | 06/09/2035 | 0 | 0 | 0 |
| **Total** | **Count = 58** |  |  |  |  |  |  | **4415789.53** | **28425.70** | **814134053.67** | **814105627.97** |  |  |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 15 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **NOI DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  |  |  | **Property** |  |  | &nbsp;&nbsp; **Ending** | **Preceding** | &nbsp;&nbsp; **Most** | **Most Recent** | **Most Recent** |
|  |  |  | **Type** |  |  | **Scheduled** | &nbsp;&nbsp;&nbsp; **Fiscal** | **Recent** | **Financial As of** | **Financial Asof** |
| **Loan ID** | **OMCR** |  | **(1)** | **City** | **State** | **Balance** | **Year NOI** | **NOI** | **Start Date** | **End Date** |
| 30323578 | 10 |  | IN | Tampa | FL | 24000000.00 | 2440904.27 | 2440904.27 | Not Available | Not Available |
| 30323561 | 11 |  | RT | Kansas City | MO | 22000000.00 | 2639518.65 | 2639518.65 | Not Available | Not Available |
| 30512556 | 12 |  | MF | Latham | NY | 19500000.00 | 2177155.25 | 2177155.25 | Not Available | Not Available |
| 30512616 | 13 |  | SS |  | TX | 19250000.00 | 1872463.40 | 1872463.40 | Not Available | Not Available |
| 30512597 | 14 |  | OF | West Hartford | CT | 18100000.00 | 2277690.54 | 2277690.54 | Not Available | Not Available |
| 30323562 | 15 |  | LO | Seattle | WA | 17850000.00 | 2637057.39 | 2637057.39 | Not Available | Not Available |
| 30323579 | 16 |  | SS | Indianapolis | IN | 15218000.00 | 1340515.09 | 1340515.09 | Not Available | Not Available |
| 30323580 | 17 |  | SS |  |  | 13014540.00 | 1128379.65 | 1128379.65 | Not Available | Not Available |
| 30323563 | 18 |  | RT | Centennial | CO | 12935000.00 | 1522314.90 | 1522314.90 | Not Available | Not Available |
| 30512633 | 19 |  | LO | Bluffton | SC | 12500000.00 | 1908475.89 | 1908475.89 | Not Available | Not Available |
| 30323564 | 20 |  | IN | Los Angeles | CA | 12000000.00 | 2749054.00 | 2749054.00 | Not Available | Not Available |
| 30512618 | 21 |  | SS |  | TX | 12000000.00 | 1244616.81 | 1244616.81 | Not Available | Not Available |
| 30512538 | 22 |  | RT | Austin | TX | 11700000.00 | 1623253.00 | 1623253.00 | Not Available | Not Available |
| 30323581 | 26 |  | SS | Joliet | IL | 9030000.00 | 806065.66 | 806065.66 | Not Available | Not Available |
| 30323566 | 27 |  | IN | Marina del Rey | CA | 9000000.00 | 1418623.25 | 1418623.25 | Not Available | Not Available |
| 30323567 | 28 |  | MF | Stratford | CT | 9000000.00 | 802748.76 | 802748.76 | Not Available | Not Available |
| 30323568 | 29 |  | SS | Columbus | OH | 8500000.00 | 804454.91 | 804454.91 | Not Available | Not Available |
| 30512659 | 2 | A-2 | SS | Brooklyn | NY | 21000000.00 | 10417307.22 | 10417307.22 | Not Available | Not Available |
| 30323582 | 30 |  | SS | Cockeysville | MD | 8000000.00 | 1186848.60 | 1186848.60 | Not Available | Not Available |
| 30323583 | 31 |  | SS | Tucson | AZ | 7962975.81 | 1035019.53 | 1035019.53 | Not Available | Not Available |
| 30323569 | 32 |  | MF | Rome | NY | 7950000.00 | 918479.00 | 918479.00 | Not Available | Not Available |
| 30323570 | 33 |  | SS | Indianapolis | IN | 7400000.00 | 669557.51 | 669557.51 | Not Available | Not Available |
| 30323584 | 34 |  | MH | Durham | NC | 6190000.00 | 693191.99 | 693191.99 | Not Available | Not Available |
| 30323585 | 35 |  | SS | Greenfield | IN | 6085800.00 | 535954.81 | 535954.81 | Not Available | Not Available |
| 30323571 | 36 |  | RT | Roeland Park | KS | 5700000.00 | 637339.71 | 637339.71 | Not Available | Not Available |
| 30323586 | 37 |  | MH | Garner | NC | 5610000.00 | 630730.18 | 630730.18 | Not Available | Not Available |
| 30323587 | 38 |  | SS | Plainfield | IN | 5490360.00 | 481466.69 | 481466.69 | Not Available | Not Available |
| 30323588 | 39 |  | SS | New Lenox | IL | 5460000.00 | 505921.49 | 505921.49 | Not Available | Not Available |
| 30512541 | 3 | A-2 | OF | New York | NY | 19500000.00 | 14578876.71 | 14578876.71 | Not Available | Not Available |
| 30512542 | 3 | A-3 | OF | New York | NY | 45500000.00 | 14578876.71 | 14578876.71 | Not Available | Not Available |
| 30512600 | 4 |  | RT | Flower Mound | TX | 47000000.00 | 4732151.52 | 4792893.92 | 01/01/2025 | 09/30/2025 |
| 30323589 | 40 |  | SS | Whittier | CA | 4929968.08 | 1034049.56 | 1034049.56 | Not Available | Not Available |
| Reports Available at sf.citidirect.com | Reports Available at sf.citidirect.com |  | v. 21.09.28 | v. 21.09.28 |  | Page 16 of 31 |  |  | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;© Copyright 2026 Citigroup | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;© Copyright 2026 Citigroup |

---

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **NOI DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  |  |  | **Property** |  |  | &nbsp;&nbsp;&nbsp;&nbsp; **Ending** | &nbsp;&nbsp; **Preceding** | &nbsp;&nbsp;&nbsp;&nbsp; **Most** | **Most Recent** | **Most Recent** |
|  |  |  | **Type** |  |  | &nbsp;&nbsp; **Scheduled** | &nbsp;&nbsp;&nbsp;&nbsp; **Fiscal** | &nbsp;&nbsp;&nbsp;&nbsp; **Recent** | **Financial As of** | **Financial Asof** |
| **Loan ID** | **OMCR** |  | **(1)** | **City** | **State** | **Balance** | **Year NOI** | **NOI** | **Start Date** | **End Date** |
| 30323590 | 41 |  | SS | Tucson | AZ | 4827554.08 | 630443.16 | 630443.16 | Not Available | Not Available |
| 30323572 | 42 |  | MF | Brooklyn | NY | 4300000.00 | 391422.00 | 391422.00 | Not Available | Not Available |
| 30323573 | 43 |  | SS | Indianapolis | IN | 4300000.00 | 397053.91 | 397053.91 | Not Available | Not Available |
| 30323591 | 44 |  | SS | Brownsburg and Pittsboro | IN | 3425430.00 | 303048.75 | 303048.75 | Not Available | Not Available |
| 30323592 | 45 |  | MH | Bayonne | NJ | 3000000.00 | 461673.79 | 461673.79 | Not Available | Not Available |
| 30323593 | 46 |  | SS | South Chicago Heights | IL | 2676000.00 | 238454.57 | 238454.57 | Not Available | Not Available |
| 30323574 | 47 |  | SS | Danville | IL | 2400000.00 | 218724.88 | 218724.88 | Not Available | Not Available |
| 30323542 | 5 | A-1 | MF | Owings Mills | MD | 40000000.00 | 5630782.11 | 5630782.11 | Not Available | Not Available |
| 30323545 | 5 | A-4 | MF | Owings Mills | MD | 1500000.00 | 5630782.11 | 5630782.11 | Not Available | Not Available |
| 30512651 | 7 | A-1 | RT | North Dartmouth | MA | 34000000.00 | 8363613.35 | 8363613.35 | Not Available | Not Available |
| 30512653 | 7 | A-3 | RT | North Dartmouth | MA | 6000000.00 | 8363613.35 | 8363613.35 | Not Available | Not Available |
| 30530384 | 8 |  | LO | Anchorage | AK | 28000000.00 | 5892261.54 | 5892261.54 | Not Available | Not Available |
| 30512581 | 9 |  | SS | Bethesda | MD | 24800000.00 | 2631374.02 | 2631374.02 | Not Available | Not Available |
| 30512657 | A-1-1 |  | SS | Brooklyn | NY | 56000000.00 | 10417307.22 | 10417307.22 | Not Available | Not Available |
| 30512677 | A-1-2 |  | RT |  |  | 5000000.00 | 18800517.23 | 18990746.90 | 01/01/2025 | 06/30/2025 |
| 30323565 | A-2-1 |  | RT | Hyannis | MA | 10000000.00 | 10537502.63 | 10537502.63 | Not Available | Not Available |
| 30512567 | A-2-2 |  | MU | Middle Village | NY | 10000000.00 | 28406820.21 | 24213578.01 | 01/01/2025 | 09/30/2025 |
| 30323556 | A-4-2 |  | RT | Portland | OR | 12000000.00 | 40992361.75 | 40992361.75 | Not Available | Not Available |
| 30323557 | A-4-4 |  | RT | Portland | OR | 9000000.00 | 40992361.75 | 40992361.75 | Not Available | Not Available |
| 30323558 | A-4-5 |  | RT | Portland | OR | 9000000.00 | 40992361.75 | 40992361.75 | Not Available | Not Available |
| 30323559 | A-4-6 |  | RT | Portland | OR | 6000000.00 | 40992361.75 | 40992361.75 | Not Available | Not Available |
| 30323560 | A-4-8 |  | RT | Portland | OR | 5000000.00 | 40992361.75 | 40992361.75 | Not Available | Not Available |
| 30512194 | A-5-1 |  | RT |  |  | 6000000.00 | 18800517.23 | 18990746.90 | 01/01/2025 | 06/30/2025 |
| 30323576 | -C2 | -A | MU | Cambridge | MA | 30000000.00 | 140793229.70 | 140793229.70 | Not Available | Not Available |
| 30323577 | -C2 | -A | MU | Cambridge | MA | 30000000.00 | 140793229.70 | 140793229.70 | Not Available | Not Available |
| 30323575 | -C2 | -B | MU | Cambridge | MA | 17500000.00 | 140793229.70 | 140793229.70 | Not Available | Not Available |
| **Total** | **Count = 58** |  |  |  |  | **814105627.97** | **835486472.56** | **831734432.10** |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 17 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **DELINQUENCY LOAN DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br>**Loan ID** | <br>**OMCR** | **Actual**<br> **Principal**<br> **Balance** | **Paid**<br> **Through**<br> **Date** | **Current P&I**<br> **Advances**<br> **(Net of ASER)** | **Total P&I**<br> **Advances**<br> **Outstanding** | **Cumulative**<br> **Accrued Unpaid**<br> **Interest Advances** | **Other Expense**<br> **Advances**<br> **Outstanding** | **Payment Workout**<br> **Strategy**<br> **(3** | **Most Recent**<br> **Special Serv**<br> **Transfer Date** | <br> **Foreclosure**<br> **Date** | <br> **Bankruptcy**<br> **Date** | <br> **REO**<br> **Date** |
| 30323567 | 28 | 9000000.00 | 12/06/2025 | 51072.50 | 51053.12 | - | - B | 0 |  |  |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 18 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **COLLATERAL PERFORMANCE - DELINQUENCY AND LOAN STATUS DETAIL** |
| &nbsp;&nbsp;&nbsp;&nbsp; *–* |

---

 **January 16, 2026**

---

| | | | | | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  |  |  |  | **Delinquent** | **Delinquent** |  |  |  |  |  |  |  |  |  |  |
|  | | | **(Does not include loans in Bankruptcy, Foreclosure, or REO)** | **(Does not include loans in Bankruptcy, Foreclosure, or REO)** | **(Does not include loans in Bankruptcy, Foreclosure, or REO)** | **(Does not include loans in Bankruptcy, Foreclosure, or REO)** | | |  |  |  |  |  |  |  |
|  |  | **30** |  | **60** |  | **90** | **120** | **120** | **Bankruptcy** | **Bankruptcy** | **Foreclosure** | **Foreclosure** |  | **REO** |  |
| **Distribution** |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
| **Date** | **Count** | **Balance** | **Count** | **Balance** | **Count** | **Balance** | **Count** | **Balance** | **Count** | **Balance** | **Count** | **Balance** | **Count** |  | **Balance** |
|  | **0** | **0** | **0** | **0** | **0** | **0** | **0** | **0** | **0** | **0** | **0** | **0** | **0** |  | **0** |
| **01/16/2026** |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
|  | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** | **0.0%** |  | **0.0%** |
|  | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |  | 0 |
| 12/17/2025 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
|  | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% |  | 0.0% |
|  | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |  | 0 |
| 11/18/2025 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
|  | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% | 0.0% |  | 0.0% |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 19 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **APPRAISAL REDUCTION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br> **Loan ID** | <br> **OMCR** | <br> **Property Name** | **Beginning**<br> **Scheduled Balance** | **Ending**<br> **Scheduled Balance** | **Appraisal**<br> **Reduction Amount** | **Appraisal**<br> **Reduction Date** | **Most Recent**<br> **ASER Amount** | **Cumulative**<br> **ASER Amount** |
| No Loans with Appraisal Reduction Activity. | No Loans with Appraisal Reduction Activity. | | | | | | | |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 20 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **HISTORICAL APPRAISAL REDUCTION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **Distribution**<br> **Date** | <br> **Loan ID** | <br> **OMCR** | <br> **Property Name** | **Beginning**<br> **Scheduled Balance** | **Ending**<br> **Scheduled Balance** | **Appraisal**<br> **Reduction Amount** | **Appraisal**<br> **Reduction Date** | **Most Recent**<br> **ASER Amount** | **Cumulative**<br> **ASER Amount** |
| No Loans with Appraisal Reduction Activity. | No Loans with Appraisal Reduction Activity. | No Loans with Appraisal Reduction Activity. | | | | | | | |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 21 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **LOAN MODIFICATION DETAIL** |

---

 **January 16, 2026**

---

| | | | | |
|:---|:---|:---|:---|:---|
| <br> **Loan ID** | <br> **OMCR** | <br> **Property Name** | **Modification**<br> **Date** | **Modification**<br> **Code (4)** |
| No Loans with Modification Activity to Report. |  |  |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 22 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **HISTORICAL LOAN MODIFICATION DETAIL** |

---

 **January 16, 2026**

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **Distribution**<br> **Date** | <br> **Loan ID** | <br> **OMCR** | <br> **Property Name** | **Modification**<br> **Date** | **Modification**<br> **Code (4)** |
| No Loans with Modification Activity to Report. | No Loans with Modification Activity to Report. |  |  |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 23 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **SPECIALLY SERVICED LOAN DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br>**Loan ID** | <br>**OMCR** | <br> **Workout**<br> **Strategy (3)** | **Special Servicing**<br> **Fee Amount**<br> **Plus Adjustments** | **Ending**<br> **Scheduled**<br> **Balance** | **Ending**<br> **Actual**<br> **Balance** | **Most**<br> **Recent**<br> **Value** | **Most Recent**<br> **Valuation**<br> **Date** | **Most Recent**<br> **Special Servicer**<br> **Transfer Date** | **Most Recent**<br> **Master Servicer**<br> **Return Date** |
| No Loans Specially Serviced to Report. |  |  |  |  |  |  |  |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 24 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **HISTORICAL SPECIALLY SERVICED LOANS** |

---

 **January 16, 2026**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br> **Distribution**<br> **Date** | <br>**Loan ID** | <br>**OMCR** | <br> **Workout**<br> **Strategy (3)** | **Special Servicing**<br> **Fee Amount**<br> **Plus Adjustments** | **Ending**<br> **Scheduled**<br> **Balance** | **Ending**<br> **Actual**<br> **Balance** | **Most**<br> **Recent**<br> **Value** | **Most Recent**<br> **Valuation**<br> **Date** | **Most Recent**<br> **Special Servicer**<br> **Transfer Date** | **Most Recent**<br> **Master Servicer**<br> **Return Date** |
| No Loans Specially Serviced to Report. | No Loans Specially Serviced to Report. |  |  |  |  |  |  |  |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 25 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **UNSCHEDULED PRINCIPAL DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br> **Loan ID** | <br> **OMCR** | **Liquidation /**<br> **Prepayment Date** | **Liquid / Prepay**<br> **Code (5)** | **Principal**<br> **Collections** | **Principal**<br> **Adjustments** | **Prepayment Interest**<br> **Excess / (Shortfall)** | **Prepayment**<br> **Penalties (PPP)** | **Yield Maintenance**<br> **Penalties (YM)** |
| No Loans with Unscheduled Principal Activity to Report. | No Loans with Unscheduled Principal Activity to Report. |  |  |  |  |  |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 26 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **HISTORICAL UNSCHEDULED PRINCIPAL DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **Distribution**<br> **Date** | <br> **Loan ID** | <br> **OMCR** | **Liquidation /**<br> **Prepayment Date** | **Liquid / Prepay**<br> **Code (5)** | **Principal**<br> **Collections** | **Principal**<br> **Adjustments** | **Prepayment Interest**<br> **Excess / (Shortfall)** | **Prepayment**<br> **Penalties (PPP)** | **Yield Maintenance**<br> **Penalties (YM)** |
| No Loans with Unscheduled Principal Activity to Report. | No Loans with Unscheduled Principal Activity to Report. | No Loans with Unscheduled Principal Activity to Report. |  |  |  |  |  |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 27 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **LIQUIDATED LOAN DETAIL** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| <br>**Loan ID** | <br>**OMCR** | **Beginning**<br> **Scheduled**<br> **Balance** | **Most**<br> **Recent**<br> **Value** | **Liquidation**<br> **Sales**<br> **Price** | **Net**<br> **Proceeds**<br> **Received** | <br> **Liquidation**<br> **Expense** | **Net**<br> **Proceeds**<br> **Available** | **Realized**<br> **Loss to**<br> **Trust** | **Date of**<br> **Current**<br> **Adj. to Loan** | <br> **Current Cumulative**<br> **Adj. to Loan Adj. to Loan** | **Loss with**<br> **Cumulative**<br> **Adj. to Trust** |
| No Loans liquidated to Report. | | | | | | | | | | | |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 28 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **HISTORICAL LIQUIDATED LOAN** |

---

 **January 16, 2026**

---

| | | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **Distribution** | **Distribution** | | | | | | | | | | |
| **Date** | **Loan ID OMCR** | **Beginning**<br> **Scheduled**<br> **Balance** | **Most**<br> **Recent**<br> **Value** | **Liquidation**<br> **Sales**<br> **Price** | **Net**<br> **Proceeds**<br> **Received** | <br> **Liquidation**<br> **Expense** | **Net**<br> **Proceeds**<br> **Available** | **Realized**<br> **Loss to**<br> **Trust** | **Date of**<br> **Current**<br> **Adj. to Loan** | <br> **Current Cumulative**<br> **Adj. to Loan Adj. to Loan** | **Loss with**<br> **Cumulative**<br> **Adj. to Trust** |
| No Loans liquidated to Report. | No Loans liquidated to Report. | | | | | | | | | | |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 29 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **CREFC® INVESTOR REPORTING PACKAGE LEGENDS** |

---

 **January 16, 2026**

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| 1\|CREFC Investor Reporting Package Legends | 1\|CREFC Investor Reporting Package Legends |  |  |  |  |
|  | **Property Type (1)** |  | **Workout Strategy (3)** |  | **Liquidation/Prepayment Code (5)** |
| MF | Multifamily | 1 | Modification | 1 | Partial Liquidation (Curtailment) |
| RT | Retail | 2 | Foreclosure | 2 | Payoff Prior To Maturity |
| HC | HealthCare | 3 | Bankruptcy | 3 | Disposition / Liquidation |
| IN | Industrial | 4 | Extension | 4 | Repurchase / Substitution |
| MH | Mobile Home Park | 5 | Note Sale | 5 | Full Payoff At Maturity |
| OF | Office | 6 | DPO | 6 | DPO |
| MU | Mixed Use | 7 | REO | 7 | Liquidation prior to 7/1/2006 |
| LO | Lodging | 8 | Resolved | 8 | Payoff With Penalty |
| SS | Self Storage | 9 | Pending Return to Master Servicer | 9 | Payoff With Yield Maintenance |
| SE | Securities | 10 | Deed In Lieu of Foreclosure | 10 | Curtailment With Penalty |
| CH | Cooperative Housing | 11 | Full Payoff | 11 | Curtailment With Yield Maintenance |
| ZZ | Missing Information | 12 | Reps and Warranties |  |  |
| SF | SF | 13 | TBD |  |  |
| WH | Warehouse | 98 | Other |  |  |
| OT | Other |  |  |  |  |
|  |  |  | **Modification Code (4)** |  |  |
|  | **Payment Status of Loan (2)** |  |  |  |  |
|  |  | 1 | Maturity Date Extension |  |  |
| A | In Grace Period | 2 | Amortization Change |  |  |
| B | Late, but less than 30 Days | 3 | Principal Write-Off |  |  |
| 0 | Current | 4 | Blank (formerly Combination) |  |  |
| 1 | 30-59 Days Delinquent | 5 | Temporary Rate Reduction |  |  |
| 2 | 60-89 Days Delinquent | 6 | Capitalization of Interest |  |  |
| 3 | 90-120 Days Delinquent | 7 | Capitalization of Taxes |  |  |
| 4 | Performing Matured Balloon | 8 | Other |  |  |
| 5 | Non Performing Matured Balloon | 9 | Combination |  |  |
| 6 | 121+ Days Delinquent | 10 | Forbearance |  |  |

---

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 30 of 31© Copyright 2026 Citigroup

------

---

| |
|:---|
| **BMO 2025-C13 Mortgage Trust** |
| **Commercial Mortgage Pass-Through Certificates, Series 2025-C13** |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; **NOTES** |

---

 **January 16, 2026**

No Notes available for this deal at this time.

<u> Reports Available at sf.citidirect.com</u> v. 21.09.28 Page 31 of 31© Copyright 2026 Citigroup

## Exhibit 102: Asset Data File

|   Asset Number | Originator                                                                                                              | Origination Date   | Original Loan Amount   | Maturity Date   |   Interest Rate (%) | Property Name                              | Property Type   | City                  | State   |
|---:|:---|:---|:---|:---|---:|:---|:---|:---|:---|
|              1 | JPMorgan Chase Bank, National Association, Deutsche Bank AG, acting through its New York Branch, Goldman Sachs Bank USA | 06-05-2025         | $77500000.00           | 06-09-2035      |           0.0589283 | 45 - 75 Sidney                             | MU              | Cambridge             | MA      |
|              2 | German American Capital Corporation, Goldman Sachs Bank USA                                                             | 09-11-2025         | $77000000.00           | 10-06-2035      |           0.05896   | UOVO Evergreen                             | SS              | Brooklyn              | NY      |
|              3 | JPMorgan Chase Bank, National Association, Citi Real Estate Funding Inc.                                                | 08-14-2025         | $65000000.00           | 09-05-2035      |           0.06641   | 512 West 22nd Street                       | OF              | New York              | NY      |
|              4 | German American Capital Corporation                                                                                     | 08-28-2025         | $47000000.00           | 09-06-2035      |           0.063     | Robertsons Creek Shopping Center           | RT              | Flower Mound          | TX      |
|              5 | BSPRT CMBS Finance, LLC                                                                                                 | 09-09-2025         | $41500000.00           | 10-06-2035      |           0.0658    | The Willard                                | MF              | Owings Mills          | MD      |
|              6 | Bank of Montreal                                                                                                        | 03-27-2025         | $41000000.00           | 04-06-2035      |           0.05577   | Washington Square                          | RT              | Portland              | OR      |
|              7 | Bank of Montreal                                                                                                        | 09-16-2025         | $40000000.00           | 10-06-2035      |           0.07125   | Dartmouth Mall                             | RT              | Dartmouth             | MA      |
|              8 | Goldman Sachs Bank USA                                                                                                  | 09-17-2025         | $28000000.00           | 10-06-2035      |           0.05952   | TownePlace Suites Anchorage                | LO              | Anchorage             | AK      |
|              9 | German American Capital Corporation                                                                                     | 09-02-2025         | $24800000.00           | 09-06-2035      |           0.0598858 | Security Public Storage Bethesda           | SS              | Bethesda              | MD      |
|             10 | Bank of Montreal                                                                                                        | 09-17-2025         | $24000000.00           | 10-06-2035      |           0.062     | Sweetwater Business Center                 | IN              | Tampa                 | FL      |
|             11 | Zions Bancorporation, N.A.                                                                                              | 09-04-2025         | $22000000.00           | 09-06-2035      |           0.0641    | Twin Creeks                                | RT              | Kansas City           | MO      |
|             12 | Bank of Montreal                                                                                                        | 08-15-2025         | $19500000.00           | 09-06-2035      |           0.06175   | Hearthstone Village                        | MF              | Latham                | NY      |
|             13 | Citi Real Estate Funding Inc.                                                                                           | 09-12-2025         | $19250000.00           | 10-06-2035      |           0.062     | Securlock at Allen Property                | SS              | Allen                 | TX      |
|             14 | Bank of Montreal                                                                                                        | 08-22-2025         | $18100000.00           | 09-06-2035      |           0.0725    | 65 LaSalle Road                            | OF              | West Hartford         | CT      |
|             15 | LMF Commercial, LLC                                                                                                     | 07-16-2025         | $17850000.00           | 08-06-2035      |           0.0761    | Staypineapple Hotel Five                   | LO              | Seattle               | WA      |
|             16 | KeyBank National Association                                                                                            | 09-05-2025         | $15218000.00           | 10-01-2035      |           0.0646    | Infinite Self Storage - Nora               | SS              | Indianapolis          | IN      |
|             17 | KeyBank National Association                                                                                            | 09-05-2025         | $13014540.00           | 10-01-2035      |           0.0646    | Infinite Self Storage - Broad Ripple       | SS              | Indianapolis          | IN      |
|             18 | Zions Bancorporation, N.A.                                                                                              | 06-05-2025         | $12935000.00           | 06-06-2035      |           0.06865   | Arapahoe Village                           | RT              | Centennial            | CO      |
|             19 | JPMorgan Chase Bank, National Association                                                                               | 09-17-2025         | $12500000.00           | 10-06-2035      |           0.065     | Hampton Inn & Suites Bluffton              | LO              | Bluffton              | SC      |
|             20 | Starwood Mortgage Capital LLC                                                                                           | 08-12-2025         | $12000000.00           | 09-06-2035      |           0.05755   | 1340 East 6th Street                       | IN              | Los Angeles           | CA      |
|             21 | Citi Real Estate Funding Inc.                                                                                           | 09-12-2025         | $12000000.00           | 10-06-2035      |           0.0605    | Securlock Storage Portfolio II             | SS              | Bedford               | TX      |
|             22 | German American Capital Corporation                                                                                     | 08-06-2025         | $11700000.00           | 08-06-2035      |           0.06462   | Cannon West                                | RT              | Austin                | TX      |
|             23 | JPMorgan Chase Bank, National Association                                                                               | 04-30-2025         | $11000000.00           | 05-01-2035      |           0.0635    | Meyers                                     | RT              | Detroit               | MI      |
|             24 | DBR Investments Co. Limited                                                                                             | 06-26-2025         | $10000000.00           | 07-06-2035      |           0.05581   | Rentar Plaza                               | MU              | Queens                | NY      |
|             25 | Bank of Montreal                                                                                                        | 05-08-2025         | $10000000.00           | 06-01-2035      |           0.06455   | Cape Cod Mall                              | RT              | Hyannis               | MA      |
|             26 | KeyBank National Association                                                                                            | 09-05-2025         | $9030000.00            | 10-01-2035      |           0.0646    | Infinite Self Storage - Joliet             | SS              | Joliet                | IL      |
|             27 | Zions Bancorporation, N.A.                                                                                              | 08-11-2025         | $9000000.00            | 09-06-2035      |           0.0621    | 1038-1042 Princeton                        | IN              | Marina del Rey        | CA      |
|             28 | LMF Commercial, LLC                                                                                                     | 09-05-2025         | $9000000.00            | 09-06-2035      |           0.0659    | Empire 225                                 | MF              | Stratford             | CT      |
|             29 | Greystone Select Company II LLC                                                                                         | 09-04-2025         | $8500000.00            | 09-06-2035      |           0.0651    | MyPlace Storage - E. Cooke Road            | SS              | Columbus              | OH      |
|             30 | KeyBank National Association                                                                                            | 09-10-2025         | $8000000.00            | 10-01-2035      |           0.054     | Extra Space - Cockeysville                 | SS              | Cockeysville          | MD      |
|             31 | KeyBank National Association                                                                                            | 07-31-2025         | $8000000.00            | 08-01-2035      |           0.059     | Dollar Self Storage - Tucson               | SS              | Tucson                | AZ      |
|             32 | Starwood Mortgage Capital LLC                                                                                           | 08-29-2025         | $7950000.00            | 09-06-2035      |           0.0682    | Bloomfield Gardens Apartments              | MF              | Rome                  | NY      |
|             33 | Greystone Select Company II LLC                                                                                         | 09-04-2025         | $7400000.00            | 09-06-2035      |           0.0651    | MyPlace Storage - Hawthorn Park            | SS              | Indianapolis          | IN      |
|             34 | KeyBank National Association                                                                                            | 07-01-2025         | $6190000.00            | 07-01-2035      |           0.0653    | Triangle RV Park North                     | MH              | Durham                | NC      |
|             35 | KeyBank National Association                                                                                            | 09-05-2025         | $6085800.00            | 10-01-2035      |           0.0646    | Infinite Self Storage - Greenfield I       | SS              | Greenfield            | IN      |
|             36 | Zions Bancorporation, N.A.                                                                                              | 09-03-2025         | $5700000.00            | 09-06-2035      |           0.0669    | Bella Roe Plaza                            | RT              | Roeland Park          | KS      |
|             37 | KeyBank National Association                                                                                            | 07-01-2025         | $5610000.00            | 07-01-2035      |           0.0653    | Triangle RV Park South                     | MH              | Garner                | NC      |
|             38 | KeyBank National Association                                                                                            | 09-05-2025         | $5490360.00            | 10-01-2035      |           0.0646    | Infinite Self Storage - Metropolis Parkway | SS              | Plainfield            | IN      |
|             39 | KeyBank National Association                                                                                            | 09-05-2025         | $5460000.00            | 10-01-2035      |           0.0646    | Infinite Self Storage - New Lenox          | SS              | New Lenox             | IL      |
|             40 | KeyBank National Association                                                                                            | 08-29-2025         | $5000000.00            | 09-01-2035      |           0.0561    | Lighthouse Self Storage                    | SS              | Whittier              | CA      |
|             41 | KeyBank National Association                                                                                            | 07-31-2025         | $4850000.00            | 08-01-2035      |           0.059     | Midvale Park Self Storage                  | SS              | Tucson                | AZ      |
|             42 | Starwood Mortgage Capital LLC                                                                                           | 09-17-2025         | $4300000.00            | 10-06-2035      |           0.06405   | 1499 & 1499A Nostrand Avenue               | MF              | Brooklyn              | NY      |
|             43 | Greystone Select Company II LLC                                                                                         | 09-04-2025         | $4300000.00            | 09-06-2035      |           0.0651    | MyPlace Storage - W 10th Street            | SS              | Indianapolis          | IN      |
|             44 | KeyBank National Association                                                                                            | 09-05-2025         | $3425430.00            | 10-01-2035      |           0.0646    | Infinite Self Storage - Hendricks County   | SS              | Brownsburg            | IN      |
|             45 | KeyBank National Association                                                                                            | 09-05-2025         | $3000000.00            | 10-01-2035      |           0.0585    | Bayonne MHC                                | MH              | Bayonne               | NJ      |
|             46 | KeyBank National Association                                                                                            | 09-05-2025         | $2676000.00            | 10-01-2035      |           0.0646    | Infinite Self Storage - S Chicago Heights  | SS              | South Chicago Heights | IL      |
|             47 | Greystone Select Company II LLC                                                                                         | 09-04-2025         | $2400000.00            | 09-06-2035      |           0.0651    | MyPlace Storage - E. Voorhees Street       | SS              | Danville              | IL      |

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