| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| STATEMENT TO NOTEHOLDERS |
| September 17, 2026 |
| TRANSACTION PARTIES | ||
| Master Servicer: | Midland Loan Services, a Division of PNC Bank N.A. | |
| Special Servicer: | Rialto Capital Advisors, LLC | |
| Trustee: | Wilmington Savings Fund Society, FSB | |
| Certificate Administrator: | Citibank, N.A. | |
| Depositor: | BMO Commercial Mortgage Securities LLC | |
| Asset Representations Reviewer / | ||
| Pentalpha Surveillance LLC | ||
| Operating Advisor: | ||
| Danny Lee | Citibank, Agency and Trust | |
| (212) 816-4936 | 388 Greenwich Street Trading, 4th Floor | |
| danny1.lee@citi.com | New York, NY 10013 | |
| TABLE OF CONTENTS | ||
| 1. | Distribution Summary | 2 |
| 1.1. | Summary | 2 |
| 1.2. | Factors | 3 |
| 2. | Distribution Detail | 4 |
| 2.1. | Interest Detail | 4 |
| 2.2. | Interest Shortfall Detail | 5 |
| 2.3. | 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 |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 1 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| DISTRIBUTION SUMMARY |
| September 17, 2026 |
| Accretion | |||||||||||
| & | |||||||||||
| Non-Cash | |||||||||||
| Accrual | Other | Balance | |||||||||
| Original | Prior | Pass-Through | Day | Interest | (As Interest) | Principal | Total | Realized Loss | Increase/ | Current | |
| Class | Balance | Balance | Rate | Count | Distributed | Distributed | Distributed | Distributed | /(Recovery) | (Decrease) | Balance |
| A1 | 4,159,000.00 | 3,853,809.73 | 4.333500% | 30/360 | 13,917.07 | - | 29,639.04 | 43,556.11 | - | - | 3,824,170.69 |
| A-4 | 140,000,000.00 | 140,000,000.00 | 5.057100% | 30/360 | 589,995.00 | - | - | 589,995.00 | - | - | 140,000,000.00 |
| A5 | 417,660,000.00 | 417,660,000.00 | 5.352600% | 30/360 | 1,862,972.43 | - | - | 1,862,972.43 | - | - | 417,660,000.00 |
| A-SB | 8,116,000.00 | 8,116,000.00 | 5.225700% | 30/360 | 35,343.15 | - | - | 35,343.15 | - | - | 8,116,000.00 |
| A-S | 84,472,000.00 | 84,472,000.00 | 5.687300% | 30/360 | 400,348.00 | - | - | 400,348.00 | - | - | 84,472,000.00 |
| B | 40,710,000.00 | 40,710,000.00 | 6.037800% | 30/360 | 204,832.36 | - | - | 204,832.36 | - | - | 40,710,000.00 |
| C | 28,863,000.00 | 28,863,000.00 | 6.133700% | 30/360 | 147,530.82 | - | - | 147,530.82 | - | - | 28,863,000.00 |
| D | 8,142,000.00 | 8,142,000.00 | 4.500000% | 30/360 | 30,532.50 | - | - | 30,532.50 | - | - | 8,142,000.00 |
| E-RR | 11,847,000.00 | 11,847,000.00 | 6.492736% | 30/360 | 64,099.54 | - | - | 64,099.54 | - | - | 11,847,000.00 |
| F-RR | 8,142,000.00 | 8,142,000.00 | 6.492736% | 30/360 | 44,053.22 | - | - | 44,053.22 | - | - | 8,142,000.00 |
| G-RR | 13,230,000.00 | 13,230,000.00 | 6.492736% | 30/360 | 71,582.42 | - | - | 71,582.42 | - | - | 13,230,000.00 |
| J-RR | 12,213,000.00 | 12,213,000.00 | 6.492736% | 30/360 | 66,079.82 | - | - | 66,079.82 | - | - | 12,213,000.00 |
| K-RR | 11,195,000.00 | 11,195,000.00 | 6.492736% | 30/360 | 60,571.82 | - | - | 60,571.82 | - | - | 11,195,000.00 |
| L-RR | 25,444,332.00 | 25,444,332.00 | 6.492736% | 30/360 | 137,801.90 | - | - | 137,801.90 | - | - | 25,444,332.00 |
| R | - | - | 0.000000% | 30/360 | - | - | - | - | - | - | - |
| Total | 814,193,332.00 | 813,888,141.73 | 3,729,660.05 | - | 29,639.04 | 3,759,299.09 | - | - | 813,858,502.69 | ||
| Notional | |||||||||||
| X-A | 569,935,000.00 | 569,629,809.73 | 1.221465% | 30/360 | 579,819.08 | - | - | 579,819.08 | - | (29,639.04) | 569,600,170.69 |
| X-B | 154,045,000.00 | 154,045,000.00 | 0.629168% | 30/360 | 80,766.77 | - | - | 80,766.77 | - | - | 154,045,000.00 |
| X-D | 8,142,000.00 | 8,142,000.00 | 1.992736% | 30/360 | 13,520.72 | - | - | 13,520.72 | - | - | 8,142,000.00 |
| Total | 732,122,000.00 | 731,816,809.73 | 674,106.57 | - | - | 674,106.57 | - | (29,639.04) | 731,787,170.69 | ||
| Grand Total | 1,546,315,332 | 1,545,704,951 | 4,403,766.62 | - | 29,639.04 | 4,433,405.66 | - | (29,639.04) | 1,545,645,673 | ||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 2 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| DISTRIBUTION SUMMARY - FACTORS |
| September 17, 2026 |
| Accretion | |||||||||
| & | |||||||||
| Non-Cash | |||||||||
| Other | Balance | ||||||||
| Record | Interest | (As Interest) | Principal | Total | Realized Loss | Increase/ | Current | ||
| Class | CUSIP | Date | Distributed | Distributed | Distributed | Distributed | /(Recovery) | (Decrease) | Balance |
| A1 | 05592YAA6 | 08/31/2026 | 3.34625391 | - | 7.12648233 | 10.47273623 | - | - | 919.49283241 |
| A-4 | 05592YAB4 | 08/31/2026 | 4.21425000 | - | - | 4.21425000 | - | - | 1,000.00000000 |
| A5 | 05592YAC2 | 08/31/2026 | 4.46050000 | - | - | 4.46050000 | - | - | 1,000.00000000 |
| A-SB | 05592YAD0 | 08/31/2026 | 4.35474988 | - | - | 4.35474988 | - | - | 1,000.00000000 |
| X-A | 05592YAE8 | 08/31/2026 | 1.01734247 | - | - | 1.01734247 | - | - | 999.41251316 |
| X-B | 05592YAF5 | 08/31/2026 | 0.52430634 | - | - | 0.52430634 | - | - | 1,000.00000000 |
| X-D | 05592YAK4 U0R27HAA7 | 08/31/2026 | 1.66061410 | - | - | 1.66061410 | - | - | 1,000.00000000 |
| A-S | 05592YAG3 | 08/31/2026 | 4.73941661 | - | - | 4.73941661 | - | - | 1,000.00000000 |
| B | 05592YAH1 | 08/31/2026 | 5.03149988 | - | - | 5.03149988 | - | - | 1,000.00000000 |
| C | 05592YAJ7 | 08/31/2026 | 5.11141669 | - | - | 5.11141669 | - | - | 1,000.00000000 |
| D | 05592YAM0 U0R27HAB5 | 08/31/2026 | 3.75000000 | - | - | 3.75000000 | - | - | 1,000.00000000 |
| E-RR | 05592YAP3 | 08/31/2026 | 5.41061366 | - | - | 5.41061366 | - | - | 1,000.00000000 |
| F-RR | 05592YAR9 | 08/31/2026 | 5.41061410 | - | - | 5.41061410 | - | - | 1,000.00000000 |
| G-RR | 05592YAT5 | 08/31/2026 | 5.41061376 | - | - | 5.41061376 | - | - | 1,000.00000000 |
| J-RR | 05592YAV0 | 08/31/2026 | 5.41061328 | - | - | 5.41061328 | - | - | 1,000.00000000 |
| K-RR | 05592YAX6 | 08/31/2026 | 5.41061367 | - | - | 5.41061367 | - | - | 1,000.00000000 |
| L-RR | 05592YAZ1 | 08/31/2026 | 5.41581913 | - | - | 5.41581913 | - | - | 1,000.00000000 |
| R | 05592YBB3 | 08/31/2026 | - | - | - | - | - | - | - |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 3 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| DISTRIBUTION INFORMATION - INTEREST DETAIL |
| September 17, 2026 |
| Rate | Interest | Shortfall | Paid | ||||||||||
| Cap | |||||||||||||
| Accrual | Net | Accreted | Non | Carry | Cap Carryover | Carryover | |||||||
| Class | Uncapped Capped | Next | Dates | Accrued | /Deferred | Recovered | Forward | /Basis Risk | Accrued | Carry Forward /Basis Risk | Total | ||
| A1 | 4.33350% | 4.33350% | 4.33350% | 08/01-08/31 | 13,917.07 | - | - | - | - | 13,917.07 | - | - | 13,917.07 |
| A-4 | 5.05710% | 5.05710% | 5.05710% | 08/01-08/31 | 589,995.00 | - | - | - | - | 589,995.00 | - | - | 589,995.00 |
| A5 | 5.35260% | 5.35260% | 5.35260% | 08/01-08/31 | 1,862,972.43 | - | - | - | - | 1,862,972.43 | - | - | 1,862,972.43 |
| A-SB | 5.22570% | 5.22570% | 5.22570% | 08/01-08/31 | 35,343.15 | - | - | - | - | 35,343.15 | - | - | 35,343.15 |
| A-S | 5.68730% | 5.68730% | 5.68730% | 08/01-08/31 | 400,348.00 | - | - | - | - | 400,348.00 | - | - | 400,348.00 |
| B | 6.03780% | 6.03780% | 6.03780% | 08/01-08/31 | 204,832.36 | - | - | - | - | 204,832.36 | - | - | 204,832.36 |
| C | 6.13370% | 6.13370% | 6.13370% | 08/01-08/31 | 147,530.82 | - | - | - | - | 147,530.82 | - | - | 147,530.82 |
| D | 4.50000% | 4.50000% | 4.50000% | 08/01-08/31 | 30,532.50 | - | - | - | - | 30,532.50 | - | - | 30,532.50 |
| E-RR | 6.49274% | 6.49274% | 6.49274% | 08/01-08/31 | 64,099.54 | - | - | - | - | 64,099.54 | - | - | 64,099.54 |
| F-RR | 6.49274% | 6.49274% | 6.49274% | 08/01-08/31 | 44,053.22 | - | - | - | - | 44,053.22 | - | - | 44,053.22 |
| G-RR | 6.49274% | 6.49274% | 6.49274% | 08/01-08/31 | 71,582.42 | - | - | - | - | 71,582.42 | - | - | 71,582.42 |
| J-RR | 6.49274% | 6.49274% | 6.49274% | 08/01-08/31 | 66,079.82 | - | - | - | - | 66,079.82 | - | - | 66,079.82 |
| K-RR | 6.49274% | 6.49274% | 6.49274% | 08/01-08/31 | 60,571.82 | - | - | - | - | 60,571.82 | - | - | 60,571.82 |
| L-RR | 6.49274% | 6.49274% | 6.49274% | 08/01-08/31 | 137,669.45 | - | - | 2.89 | - | 137,669.45 | 132.45 | - | 137,801.90 |
| R | 0.00000% | 0.00000% | 0.00000% | 08/01-08/31 | - | - | - | - | - | - | - | - | - |
| Total | 3,729,527.60 | - | - | 2.89 | - | 3,729,527.60 | 132.45 | - | 3,729,660.05 | ||||
| Notional | |||||||||||||
| X-A | 1.22147% | 1.22147% | 1.22147% | 08/01-08/31 | 579,819.08 | - | - | - | - | 579,819.08 | - | - | 579,819.08 |
| X-B | 0.62917% | 0.62917% | 0.62917% | 08/01-08/31 | 80,766.77 | - | - | - | - | 80,766.77 | - | - | 80,766.77 |
| X-D | 1.99274% | 1.99274% | 1.99274% | 08/01-08/31 | 13,520.72 | - | - | - | - | 13,520.72 | - | - | 13,520.72 |
| Total | 674,106.57 | - | - | - | - | 674,106.57 | - | - | 674,106.57 | ||||
| Grand Total | 4,403,634.17 | - | - | 2.89 | - | 4,403,634.17 | 132.45 | - | 4,403,766.62 | ||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 4 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| DISTRIBUTION INFORMATION - INTEREST SHORTFALL DETAIL |
| September 17, 2026 |
| Cap Carryover / | |||||||||||||
| Non-Recov Shortfall | Carry Forward Interest | Basis Risk Shortfall | |||||||||||
| Other | |||||||||||||
| Class | PPIS | SSRA | Shortfall | Prior | Int. on Prior | New | Paid | Outstanding | Prior | Int. on Prior | New | Paid | Outstanding |
| A1 | - | - | - | - | - | - | - | - | - | - | - | - | - |
| A-4 | - | - | - | - | - | - | - | - | - | - | - | - | - |
| A5 | - | - | - | - | - | - | - | - | - | - | - | - | - |
| A-SB | - | - | - | - | - | - | - | - | - | - | - | - | - |
| A-S | - | - | - | - | - | - | - | - | - | - | - | - | - |
| B | - | - | - | - | - | - | - | - | - | - | - | - | - |
| C | - | - | - | - | - | - | - | - | - | - | - | - | - |
| D | - | - | - | - | - | - | - | - | - | - | - | - | - |
| E-RR | - | - | - | - | - | - | - | - | - | - | - | - | - |
| F-RR | - | - | - | - | - | - | - | - | - | - | - | - | - |
| G-RR | - | - | - | - | - | - | - | - | - | - | - | - | - |
| J-RR | - | - | - | - | - | - | - | - | - | - | - | - | - |
| K-RR | - | - | - | - | - | - | - | - | - | - | - | - | - |
| L-RR | - | - | - | 533.32 | 2.89 | - | 132.45 | 403.76 | - | - | - | - | - |
| R | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Total | - | - | - | 533.32 | 2.89 | - | 132.45 | 403.76 | - | - | - | - | - |
| Notional | |||||||||||||
| X-A | - | - | - | - | - | - | - | - | - | - | - | - | - |
| X-B | - | - | - | - | - | - | - | - | - | - | - | - | - |
| X-D | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Total | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Grand Total | - | - | - | 533.32 | 2.89 | - | 132.45 | 403.76 | - | - | - | - | - |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 5 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| DISTRIBUTION INFORMATION - PRINCIPAL DETAIL |
| September 17, 2026 |
| Accretion | |||||||||||
| & | |||||||||||
| Non-Cash | |||||||||||
| Balance | Cumulative | ||||||||||
| Prior | Principal | Accreted | Realized Loss | Increase/ | Current | Realized | Class % | Class % | Sub % | Sub % | |
| Class | Balance | Distributed | Principal | /(Recovery) | (Decrease) | Balance | Loss | Original | Current | Original | Current |
| A1 | 3,853,809.73 | 29,639.04 | - | - | - | 3,824,170.69 | - | 0.00% | 0.47% | 0.00% | 30.01% |
| A-4 | 140,000,000.00 | - | - | - | - | 140,000,000.00 | - | 0.00% | 17.20% | 0.00% | 30.01% |
| A5 | 417,660,000.00 | - | - | - | - | 417,660,000.00 | - | 0.00% | 51.32% | 0.00% | 30.01% |
| A-SB | 8,116,000.00 | - | - | - | - | 8,116,000.00 | - | 0.00% | 1.00% | 0.00% | 30.01% |
| A-S | 84,472,000.00 | - | - | - | - | 84,472,000.00 | - | 0.00% | 10.38% | 0.00% | 30.01% |
| B | 40,710,000.00 | - | - | - | - | 40,710,000.00 | - | 0.00% | 5.00% | 0.00% | 14.63% |
| C | 28,863,000.00 | - | - | - | - | 28,863,000.00 | - | 0.00% | 3.55% | 0.00% | 11.08% |
| D | 8,142,000.00 | - | - | - | - | 8,142,000.00 | - | 0.00% | 1.00% | 0.00% | 10.08% |
| E-RR | 11,847,000.00 | - | - | - | - | 11,847,000.00 | - | 0.00% | 1.46% | 0.00% | 8.63% |
| F-RR | 8,142,000.00 | - | - | - | - | 8,142,000.00 | - | 0.00% | 1.00% | 0.00% | 7.63% |
| G-RR | 13,230,000.00 | - | - | - | - | 13,230,000.00 | - | 0.00% | 1.63% | 0.00% | 6.00% |
| J-RR | 12,213,000.00 | - | - | - | - | 12,213,000.00 | - | 0.00% | 1.50% | 0.00% | 4.50% |
| K-RR | 11,195,000.00 | - | - | - | - | 11,195,000.00 | - | 0.00% | 1.38% | 0.00% | 3.13% |
| L-RR | 25,444,332.00 | - | - | - | - | 25,444,332.00 | - | 0.00% | 3.13% | 0.00% | 0.00% |
| R | - | - | - | - | - | - | - | 0.00% | 0.00% | 0.00% | 0.00% |
| Total | 813,888,141.73 | 29,639.04 | - | - | - | 813,858,502.69 | - | 0.00% | 100.00% | ||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 6 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| RECONCILIATION DETAIL |
| September 17, 2026 |
| SOURCE OF FUNDS | ALLOCATION OF FUNDS | ||||
| Interest Funds Available | Scheduled Fees | ||||
| Scheduled Interest | 4,414,576.19 | Servicing Fee | 2,595.01 | ||
| Prepayment Interest Shortfall | - | Trustee/Certificate Administrator Fee | 6,798.25 | ||
| Interest Adjustments | - | Operating Advisor Fee | 833.98 | ||
| ASER Amount | - | Asset Representations Reviewer Ongoing Fee | 364.42 | ||
| Realized Loss in Excess of Principal Balance | - | CREFC Intellectual Property Royalty License Fee | 350.44 | ||
| Total Interest Funds Available | 4,414,576.19 | Total Scheduled Fees | 10,942.10 | ||
| Principal Funds Available | Additional Fees, Expenses, etc. | ||||
| Scheduled Principal | 29,639.04 | Additional Servicing Fee | - | ||
| Unscheduled Principal Collections | - | Special Servicing Fee | - | ||
| Net Liquidation Proceeds | - | Work-out Fee | - | ||
| Repurchased Principal | - | Liquidation Fee | - | ||
| Substitution Principal | - | Trust Fund Expenses | - | ||
| Other Principal | - | Trust Advisor Expenses | - | ||
| Reimbursement of Interest on Advances to the Servicer | (132.53) | ||||
| Total Principal Funds Available | 29,639.04 | ||||
| Borrower Reimbursable Trust Fund Expenses | - | ||||
| Other Funds Available | |||||
| Other Expenses | - | ||||
| Yield Maintenance Charges | - | ||||
| Withdrawal of Withheld Amounts from the Interest Reserve | Total Additional Fees, Expenses, etc. | (132.53) | |||
| Account | - | ||||
| Distributions | |||||
| Deposit of Withheld Amounts to the Interest Reserve Account | - | ||||
| Interest Distribution | 4,403,766.62 | ||||
| Total Other Funds Available | - | Principal Distribution | 29,639.04 | ||
| Yield Maintenance Charge Distribution | - | ||||
| Total Distributions | 4,433,405.66 | ||||
| Total Funds Available | 4,444,215.23 | ||||
| Total Funds Allocated | 4,444,215.23 | ||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 7 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| OTHER INFORMATION |
| Interest Reserve Account Information |
| September 17, 2026 |
| Beginning Interest Reserve Account Balance | 0.00 |
| Deposit of Withheld Amounts to the Interest Reserve Account | 0.00 |
| Withdrawal of Withheld Amounts from the Interest Reserve Account | 0.00 |
| Ending Interest Reserve Account Balance | 0.00 |
| Collateral Information | |
| % of Cut-Off Principal Balance Outstanding | 99.958876% |
| 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. |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 8 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| STRATIFICATION DETAIL |
| September 17, 2026 |
| Anticipated Remaining Term | ||||||
| Anticipated Remaining | Asset | Ending Scheduled | % of | Wtd Avg | ||
| Term Range | Count | Balance | Agg.Bal. WAC | WAM | 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 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Total | 58 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Debt Service Coverage Ratio | ||||||
| Debt Service Coverage | Asset | Ending Scheduled | % of | Wtd Avg | ||
| Ratio Range | Count | Balance | Agg.Bal. WAC | WAM | DSCR | |
| 1.250 or Less | 2 | 41,500,000.00 | 5.10 | 6.5800 | 109 | 1.050000 |
| 1.251 to 1.500 | 17 | 183,300,130.00 | 22.52 | 6.5294 | 108 | 1.398715 |
| 1.501 to 1.750 | 16 | 289,385,000.00 | 35.56 | 6.3392 | 108 | 1.611483 |
| 1.751 to 2.000 | 6 | 66,388,318.61 | 8.16 | 6.1447 | 107 | 1.888839 |
| 2.001 to 2.250 | 6 | 45,785,054.93 | 5.63 | 5.5804 | 103 | 2.160594 |
| 2.251 to 2.500 | 1 | 9,000,000.00 | 1.11 | 6.2100 | 108 | 2.320000 |
| 2.501 to 2.750 | 5 | 88,500,000.00 | 10.87 | 5.8468 | 106 | 2.737232 |
| 2.751 to 3.000 | 3 | 50,000,000.00 | 6.14 | 6.9910 | 108 | 2.826000 |
| 3.001 to 3.250 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 3.251 to 3.500 | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| 3.501 to 3.750 | 1 | 28,000,000.00 | 3.44 | 5.9520 | 109 | 3.540000 |
| 3.751 to 4.000 | 1 | 12,000,000.00 | 1.47 | 5.7550 | 108 | 3.780000 |
| 4.001 or Greater | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| Total | 58 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 9 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| STRATIFICATION DETAIL |
| September 17, 2026 |
| Ending Schedule Balance | ||||||
| Ending Schedule Balance | Asset | Ending Scheduled | % of | Wtd Avg | ||
| Range | Count | Balance | Agg.Bal. WAC WAM | DSCR | ||
| 1 to 5,000,000 | 11 | 41,175,461.22 | 5.06 | 6.1378 | 107 | 1.706298 |
| 10,000,001 to 15,000,000 | 7 | 86,149,540.00 | 10.59 | 6.2486 | 107 | 2.051149 |
| 15,000,001 to 20,000,000 | 7 | 126,918,000.00 | 15.59 | 6.6008 | 107 | 1.728840 |
| 20,000,001 to 25,000,000 | 4 | 91,800,000.00 | 11.28 | 6.1237 | 108 | 1.594837 |
| 25,000,001 to 30,000,000 | 3 | 88,000,000.00 | 10.81 | 5.9117 | 106 | 3.001364 |
| 30,000,001 to 35,000,000 | 1 | 34,000,000.00 | 4.18 | 7.1250 | 109 | 2.830000 |
| 35,000,001 to 40,000,000 | 1 | 40,000,000.00 | 4.91 | 6.5800 | 109 | 1.050000 |
| 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 | 92,500,000.00 | 11.37 | 6.4677 | 108 | 1.495405 |
| 5,000,001 to 10,000,000 | 21 | 157,315,502.32 | 19.33 | 6.2382 | 106 | 1.866748 |
| 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 | 56,000,000.00 | 6.88 | 5.8960 | 109 | 1.650000 |
| 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 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 10 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| STRATIFICATION DETAIL |
| September 17, 2026 |
| Loan Rate | ||||||
| Asset | Ending Scheduled | % of | Wtd Avg | |||
| Loan Rate Range | Count | Balance | Agg.Bal. WAC WAM | 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 | 8,000,000.00 | 0.98 | 5.4000 | 109 | 2.680000 |
| 5.51 to 5.75 | 7 | 55,785,054.93 | 6.85 | 5.5805 | 103 | 2.130013 |
| 5.76 to 6.00 | 11 | 234,988,318.61 | 28.87 | 5.9038 | 107 | 2.368790 |
| 6.01 to 6.25 | 5 | 83,750,000.00 | 10.29 | 6.1738 | 108 | 1.712925 |
| 6.26 to 6.50 | 16 | 178,900,130.00 | 21.98 | 6.4064 | 107 | 1.584329 |
| 6.51 to 6.75 | 12 | 155,600,000.00 | 19.12 | 6.5961 | 108 | 1.354164 |
| 6.76 to 7.00 | 2 | 20,885,000.00 | 2.57 | 6.8479 | 106 | 1.590000 |
| 7.01 or Greater | 4 | 75,950,000.00 | 9.33 | 7.2688 | 108 | 2.262192 |
| Total | 58 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Property Type | ||||||
| Asset | Ending Scheduled | % of | Wtd Avg | |||
| Property Type Range | Count | Balance | Agg.Bal. WAC WAM | DSCR | ||
| Industrial | 3 | 45,000,000.00 | 5.53 | 6.0833 | 108 | 2.336000 |
| Lodging | 3 | 58,350,000.00 | 7.17 | 6.5766 | 108 | 2.598877 |
| Mixed Use | 4 | 87,500,000.00 | 10.75 | 5.8572 | 106 | 2.663143 |
| Multifamily | 6 | 82,250,000.00 | 10.11 | 6.4991 | 108 | 1.321489 |
| Office | 3 | 83,100,000.00 | 10.21 | 6.7736 | 108 | 1.517918 |
| Other | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| Retail | 15 | 201,335,000.00 | 24.74 | 6.3959 | 106 | 2.007756 |
| Self Storage | 21 | 241,523,503.54 | 29.68 | 6.1140 | 108 | 1.587178 |
| Total | 58 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 11 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| STRATIFICATION DETAIL |
| September 17, 2026 |
| Remaining Amortization Term | ||||||
| Remaining Amortization | Asset | Ending Scheduled | % of | Wtd Avg | ||
| Term Range | Count | Balance | Agg.Bal. | WAC | WAM | DSCR |
| 240 Months or Less | 51 | 696,520,184.93 | 85.58 | 6.2327 | 107 | 1.870062 |
| 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 | 117,338,318.61 | 14.42 | 6.6921 | 108 | 2.019693 |
| Total | 58 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Seasoning | ||||||
| Asset | Ending Scheduled | % of | Wtd Avg | |||
| Seasoning Range | Count | Balance | Agg.Bal. | WAC | WAM | DSCR |
| 12 Months or Less | 39 | 597,385,184.93 | 73.40 | 6.3589 | 108 | 1.768776 |
| 13 to 24 Months | 19 | 216,473,318.61 | 26.60 | 6.1334 | 105 | 2.230681 |
| 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 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 12 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| STRATIFICATION DETAIL |
| September 17, 2026 |
| State | ||||||
| Asset | Ending Scheduled | % of | Wtd Avg | |||
| State Range | Count | Balance | Agg.Bal. WAC WAM | DSCR | ||
| Alaska | 1 | 28,000,000.00 | 3.44 | 5.9520 | 109 | 3.540000 |
| Arizona | 2 | 12,688,318.61 | 1.56 | 5.9000 | 107 | 1.803774 |
| California | 3 | 25,785,054.93 | 3.17 | 5.8869 | 108 | 2.954925 |
| Colorado | 1 | 12,935,000.00 | 1.59 | 6.8650 | 105 | 1.590000 |
| Connecticut | 2 | 27,100,000.00 | 3.33 | 7.0308 | 108 | 1.563801 |
| Florida | 1 | 24,000,000.00 | 2.95 | 6.2000 | 109 | 1.620000 |
| Illinois | 4 | 19,566,000.00 | 2.40 | 6.4661 | 108 | 1.361217 |
| Indiana | 6 | 41,919,590.00 | 5.15 | 6.4740 | 108 | 1.335536 |
| Kansas | 1 | 5,700,000.00 | 0.70 | 6.6900 | 108 | 1.550000 |
| Maryland | 4 | 74,300,000.00 | 9.13 | 6.2555 | 108 | 1.432450 |
| Massachusetts | 6 | 127,500,000.00 | 15.67 | 6.3235 | 106 | 2.779804 |
| Missouri | 1 | 22,000,000.00 | 2.70 | 6.4100 | 108 | 1.430000 |
| N/A | 3 | 24,014,540.00 | 2.95 | 6.4096 | 106 | 1.464900 |
| New Jersey | 1 | 3,000,000.00 | 0.37 | 5.8500 | 109 | 2.560000 |
| New York | 8 | 183,750,000.00 | 22.58 | 6.2239 | 108 | 1.609946 |
| North Carolina | 2 | 11,800,000.00 | 1.45 | 6.5300 | 106 | 1.665246 |
| Ohio | 1 | 8,500,000.00 | 1.04 | 6.5100 | 108 | 1.420000 |
| Oregon | 5 | 41,000,000.00 | 5.04 | 5.5770 | 103 | 2.170000 |
| South Carolina | 1 | 12,500,000.00 | 1.54 | 6.5000 | 109 | 1.960000 |
| Texas | 4 | 89,950,000.00 | 11.05 | 6.2663 | 108 | 1.598972 |
| Washington | 1 | 17,850,000.00 | 2.19 | 7.6100 | 107 | 1.570000 |
| Total | 58 | 813,858,503.54 | 100.00 | 6.2989 | 107 | 1.891635 |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 13 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| MORTGAGE LOAN DETAIL |
| September 17, 2026 |
| Prop | Paid | Beginning | Ending | Payment Workout Mod | ||||||||||
| Type | Through | Gross | Interest | Principal | Scheduled | Scheduled | Maturity | Status | Strategy Code | |||||
| Loan ID | OMCR | (1) | City | State | Date | Coupon | Payment | Payment | Balance | Balance | Date | (2) | (3) | (4) |
| 30323578 | 10 | IN | Tampa | FL | 09/06/2026 | 6.20000% | 128,133.33 | - | 24,000,000.00 | 24,000,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323561 | 11 | RT | Kansas City | MO | 09/06/2026 | 6.41000% | 121,433.89 | - | 22,000,000.00 | 22,000,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512556 | 12 | MF | Latham | NY | 09/06/2026 | 6.17500% | 103,688.54 | - | 19,500,000.00 | 19,500,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512616 | 13 | SS | TX | 09/06/2026 | 6.20000% | 102,773.61 | - | 19,250,000.00 | 19,250,000.00 | 10/06/2035 | 0 | 0 | 0 | |
| 30512597 | 14 | OF | West Hartford | CT | 09/06/2026 | 7.25000% | 112,999.31 | - | 18,100,000.00 | 18,100,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323562 | 15 | LO | Seattle | WA | 09/06/2026 | 7.61000% | 116,972.04 | - | 17,850,000.00 | 17,850,000.00 | 08/06/2035 | 0 | 0 | 0 |
| 30323579 | 16 | SS | Indianapolis | IN | 09/01/2026 | 6.46000% | 84,654.35 | - | 15,218,000.00 | 15,218,000.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323580 | 17 | SS | 09/01/2026 | 6.46000% | 72,396.99 | - | 13,014,540.00 | 13,014,540.00 | 10/01/2035 | 0 | 0 | 0 | ||
| 30323563 | 18 | RT | Centennial | CO | 09/06/2026 | 6.86500% | 76,465.61 | - | 12,935,000.00 | 12,935,000.00 | 06/06/2035 | 0 | 0 | 0 |
| 30512633 | 19 | LO | Bluffton | SC | 09/06/2026 | 6.50000% | 69,965.28 | - | 12,500,000.00 | 12,500,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323564 | 20 | IN | Los Angeles | CA | 09/06/2026 | 5.75500% | 59,468.33 | - | 12,000,000.00 | 12,000,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512618 | 21 | SS | TX | 09/06/2026 | 6.05000% | 62,516.67 | - | 12,000,000.00 | 12,000,000.00 | 10/06/2035 | 0 | 0 | 0 | |
| 30512538 | 22 | RT | Austin | TX | 09/06/2026 | 6.46200% | 65,104.65 | - | 11,700,000.00 | 11,700,000.00 | 08/06/2035 | 0 | 0 | 0 |
| 30323581 | 26 | SS | Joliet | IL | 09/01/2026 | 6.46000% | 50,231.88 | - | 9,030,000.00 | 9,030,000.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323566 | 27 | IN | Marina del Rey | CA | 09/06/2026 | 6.21000% | 48,127.50 | - | 9,000,000.00 | 9,000,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323567 | 28 | MF | Stratford | CT | 08/06/2026 | 6.59000% | 51,072.50 | - | 9,000,000.00 | 9,000,000.00 | 09/06/2035 | B | 0 | 0 |
| 30323568 | 29 | SS | Columbus | OH | 09/06/2026 | 6.51000% | 47,649.58 | - | 8,500,000.00 | 8,500,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512659 | 2A-2 | SS | Brooklyn | NY | 09/06/2026 | 5.89600% | 106,619.33 | - | 21,000,000.00 | 21,000,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323582 | 30 | SS | Cockeysville | MD | 09/01/2026 | 5.40000% | 37,200.00 | - | 8,000,000.00 | 8,000,000.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323583 | 31 | SS | Tucson | AZ | 09/01/2026 | 5.90000% | 40,170.04 | 7,280.88 | 7,906,623.20 | 7,899,342.32 | 08/01/2035 | 0 | 0 | 0 |
| 30323569 | 32 | MF | Rome | NY | 08/06/2026 | 6.82000% | 46,688.58 | - | 7,950,000.00 | 7,950,000.00 | 09/06/2035 | B | 0 | 0 |
| 30323570 | 33 | SS | Indianapolis | IN | 09/06/2026 | 6.51000% | 41,483.17 | - | 7,400,000.00 | 7,400,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323584 | 34 | MH | Durham | NC | 09/01/2026 | 6.53000% | 34,806.71 | - | 6,190,000.00 | 6,190,000.00 | 07/01/2035 | 0 | 0 | 0 |
| 30323585 | 35 | SS | Greenfield | IN | 09/01/2026 | 6.46000% | 33,853.95 | - | 6,085,800.00 | 6,085,800.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323571 | 36 | RT | Roeland Park | KS | 09/06/2026 | 6.69000% | 32,836.75 | - | 5,700,000.00 | 5,700,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323586 | 37 | MH | Garner | NC | 09/01/2026 | 6.53000% | 31,545.34 | - | 5,610,000.00 | 5,610,000.00 | 07/01/2035 | 0 | 0 | 0 |
| 30323587 | 38 | SS | Plainfield | IN | 09/01/2026 | 6.46000% | 30,541.65 | - | 5,490,360.00 | 5,490,360.00 | 10/01/2035 | 0 | 0 | 0 |
| 30323588 | 39 | SS | New Lenox | IL | 09/01/2026 | 6.46000% | 30,372.77 | - | 5,460,000.00 | 5,460,000.00 | 10/01/2035 | 0 | 0 | 0 |
| 30512541 | 3A-2 | OF | New York | NY | 09/05/2026 | 6.64100% | 111,513.46 | - | 19,500,000.00 | 19,500,000.00 | 09/05/2035 | 0 | 0 | 0 |
| 30512542 | 3A-3 | OF | New York | NY | 09/05/2026 | 6.64100% | 260,198.07 | - | 45,500,000.00 | 45,500,000.00 | 09/05/2035 | 0 | 0 | 0 |
| 30512600 | 4 | RT | Flower Mound | TX | 09/06/2026 | 6.30000% | 254,975.00 | - | 47,000,000.00 | 47,000,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323589 | 40 | SS | Whittier | CA | 09/01/2026 | 5.61000% | 23,202.49 | 17,944.13 | 4,802,999.06 | 4,785,054.93 | 09/01/2035 | 0 | 0 | 0 |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 14 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| MORTGAGE LOAN DETAIL |
| September 17, 2026 |
| Prop | Paid | Beginning | Ending | Payment Workout Mod | ||||||||||
| Type | Through | Gross | Interest | Principal | Scheduled | Scheduled | Maturity | Status | Strategy Code | |||||
| Loan ID | OMCR | (1) | City | State | Date | Coupon | Payment | Payment | Balance | Balance | Date | (2) | (3) | (4) |
| 30323590 | 41 | SS | Tucson | AZ | 09/01/2026 | 5.90000% | 24,353.09 | 4,414.03 | 4,793,390.32 | 4,788,976.29 | 08/01/2035 | 0 | 0 | 0 |
| 30323572 | 42 | MF | Brooklyn | NY | 09/06/2026 | 6.40500% | 23,716.29 | - | 4,300,000.00 | 4,300,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323573 | 43 | SS | Indianapolis | IN | 09/06/2026 | 6.51000% | 24,105.08 | - | 4,300,000.00 | 4,300,000.00 | 09/06/2035 | 0 | 0 | 0 |
| Brownsburg and | ||||||||||||||
| 30323591 | 44 | SS | IN | 09/01/2026 | 6.46000% | 19,054.91 | - | 3,425,430.00 | 3,425,430.00 | 10/01/2035 | 0 | 0 | 0 | |
| Pittsboro | ||||||||||||||
| 30323592 | 45 | MH | Bayonne | NJ | 09/01/2026 | 5.85000% | 15,112.50 | - | 3,000,000.00 | 3,000,000.00 | 10/01/2035 | 0 | 0 | 0 |
| South Chicago | ||||||||||||||
| 30323593 | 46 | SS | IL | 09/01/2026 | 6.46000% | 14,885.99 | - | 2,676,000.00 | 2,676,000.00 | 10/01/2035 | 0 | 0 | 0 | |
| Heights | ||||||||||||||
| 30323574 | 47 | SS | Danville | IL | 09/06/2026 | 6.51000% | 13,454.00 | - | 2,400,000.00 | 2,400,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30323542 | 5A-1 | MF | Owings Mills | MD | 09/06/2026 | 6.58000% | 226,644.44 | - | 40,000,000.00 | 40,000,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30323545 | 5A-4 | MF | Owings Mills | MD | 09/06/2026 | 6.58000% | 8,499.17 | - | 1,500,000.00 | 1,500,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512651 | 7A-1 | RT | North Dartmouth | MA | 09/06/2026 | 7.12500% | 208,604.17 | - | 34,000,000.00 | 34,000,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512653 | 7A-3 | RT | North Dartmouth | MA | 09/06/2026 | 7.12500% | 36,812.50 | - | 6,000,000.00 | 6,000,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30530384 | 8 | LO | Anchorage | AK | 09/06/2026 | 5.95200% | 143,509.33 | - | 28,000,000.00 | 28,000,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512581 | 9 | SS | Bethesda | MD | 09/06/2026 | 5.98859% | 127,889.56 | - | 24,800,000.00 | 24,800,000.00 | 09/06/2035 | 0 | 0 | 0 |
| 30512657 | A-1-1 | SS | Brooklyn | NY | 09/06/2026 | 5.89600% | 284,318.22 | - | 56,000,000.00 | 56,000,000.00 | 10/06/2035 | 0 | 0 | 0 |
| 30512677 | A-1-2 | RT | 09/01/2026 | 6.35000% | 27,340.28 | - | 5,000,000.00 | 5,000,000.00 | 05/01/2035 | 0 | 0 | 0 | ||
| 30323565 | A-2-1 | RT | Hyannis | MA | 09/01/2026 | 6.45500% | 55,584.72 | - | 10,000,000.00 | 10,000,000.00 | 06/01/2035 | 0 | 0 | 0 |
| 30512567 | A-2-2 | MU | Middle Village | NY | 09/06/2026 | 5.58100% | 48,058.61 | - | 10,000,000.00 | 10,000,000.00 | 07/06/2035 | 0 | 0 | 0 |
| 30323556 | A-4-2 | RT | Portland | OR | 09/06/2026 | 5.57700% | 57,629.00 | - | 12,000,000.00 | 12,000,000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30323557 | A-4-4 | RT | Portland | OR | 09/06/2026 | 5.57700% | 43,221.75 | - | 9,000,000.00 | 9,000,000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30323558 | A-4-5 | RT | Portland | OR | 09/06/2026 | 5.57700% | 43,221.75 | - | 9,000,000.00 | 9,000,000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30323559 | A-4-6 | RT | Portland | OR | 09/06/2026 | 5.57700% | 28,814.50 | - | 6,000,000.00 | 6,000,000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30323560 | A-4-8 | RT | Portland | OR | 09/06/2026 | 5.57700% | 24,012.08 | - | 5,000,000.00 | 5,000,000.00 | 04/06/2035 | 0 | 0 | 0 |
| 30512194 | A-5-1 | RT | 09/01/2026 | 6.35000% | 32,808.33 | - | 6,000,000.00 | 6,000,000.00 | 05/01/2035 | 0 | 0 | 0 | ||
| 30323576 | -C2-A | MU | Cambridge | MA | 09/09/2026 | 5.89283% | 152,231.44 | - | 30,000,000.00 | 30,000,000.00 | 06/09/2035 | 0 | 0 | 0 |
| 30323577 | -C2-A | MU | Cambridge | MA | 09/09/2026 | 5.89283% | 152,231.44 | - | 30,000,000.00 | 30,000,000.00 | 06/09/2035 | 0 | 0 | 0 |
| 30323575 | -C2-B | MU | Cambridge | MA | 09/09/2026 | 5.89283% | 88,801.67 | - | 17,500,000.00 | 17,500,000.00 | 06/09/2035 | 0 | 0 | 0 |
| Total | Count = 58 | 4,414,576.19 | 29,639.04 | 813,888,142.58 | 813,858,503.54 | |||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 15 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| NOI DETAIL |
| September 17, 2026 |
| Property | Ending | Preceding | Most | Most Recent | Most Recent | ||||
| Type | Scheduled | 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 | 24,000,000.00 | 2,440,904.27 | 2,440,904.27 | Not Available | Not Available |
| 30323561 | 11 | RT | Kansas City | MO | 22,000,000.00 | 2,639,518.65 | 2,639,518.65 | Not Available | Not Available |
| 30512556 | 12 | MF | Latham | NY | 19,500,000.00 | 2,177,155.25 | 2,177,155.25 | Not Available | Not Available |
| 30512616 | 13 | SS | TX | 19,250,000.00 | 1,872,463.40 | 1,872,463.40 | Not Available | Not Available | |
| 30512597 | 14 | OF | West Hartford | CT | 18,100,000.00 | 1,984,243.44 | 2,277,690.54 | Not Available | Not Available |
| 30323562 | 15 | LO | Seattle | WA | 17,850,000.00 | 2,637,057.39 | 2,637,057.39 | Not Available | Not Available |
| 30323579 | 16 | SS | Indianapolis | IN | 15,218,000.00 | 1,340,515.09 | 1,340,515.09 | Not Available | Not Available |
| 30323580 | 17 | SS | 13,014,540.00 | 1,128,379.65 | 1,128,379.65 | Not Available | Not Available | ||
| 30323563 | 18 | RT | Centennial | CO | 12,935,000.00 | 1,522,314.90 | 1,522,314.90 | Not Available | Not Available |
| 30512633 | 19 | LO | Bluffton | SC | 12,500,000.00 | 1,778,681.08 | 1,798,147.42 | 07/01/2025 | 06/30/2026 |
| 30323564 | 20 | IN | Los Angeles | CA | 12,000,000.00 | 2,749,054.00 | 2,749,054.00 | Not Available | Not Available |
| 30512618 | 21 | SS | TX | 12,000,000.00 | 1,244,616.81 | 1,244,616.81 | Not Available | Not Available | |
| 30512538 | 22 | RT | Austin | TX | 11,700,000.00 | 1,095,253.88 | 1,623,253.00 | Not Available | Not Available |
| 30323581 | 26 | SS | Joliet | IL | 9,030,000.00 | 806,065.66 | 806,065.66 | Not Available | Not Available |
| 30323566 | 27 | IN | Marina del Rey | CA | 9,000,000.00 | 1,418,623.25 | 1,418,623.25 | Not Available | Not Available |
| 30323567 | 28 | MF | Stratford | CT | 9,000,000.00 | 802,748.76 | 802,748.76 | Not Available | Not Available |
| 30323568 | 29 | SS | Columbus | OH | 8,500,000.00 | 804,454.91 | 804,454.91 | Not Available | Not Available |
| 30512659 | 2A-2 | SS | Brooklyn | NY | 21,000,000.00 | 9,635,142.02 | 2,591,100.27 | 01/01/2026 | 03/31/2026 |
| 30323582 | 30 | SS | Cockeysville | MD | 8,000,000.00 | 1,186,848.60 | 1,186,848.60 | Not Available | Not Available |
| 30323583 | 31 | SS | Tucson | AZ | 7,899,342.32 | 1,035,019.53 | 1,035,019.53 | Not Available | Not Available |
| 30323569 | 32 | MF | Rome | NY | 7,950,000.00 | 918,479.00 | 918,479.00 | Not Available | Not Available |
| 30323570 | 33 | SS | Indianapolis | IN | 7,400,000.00 | 669,557.51 | 669,557.51 | Not Available | Not Available |
| 30323584 | 34 | MH | Durham | NC | 6,190,000.00 | 693,191.99 | 693,191.99 | Not Available | Not Available |
| 30323585 | 35 | SS | Greenfield | IN | 6,085,800.00 | 535,954.81 | 535,954.81 | Not Available | Not Available |
| 30323571 | 36 | RT | Roeland Park | KS | 5,700,000.00 | 637,339.71 | 637,339.71 | Not Available | Not Available |
| 30323586 | 37 | MH | Garner | NC | 5,610,000.00 | 630,730.18 | 630,730.18 | Not Available | Not Available |
| 30323587 | 38 | SS | Plainfield | IN | 5,490,360.00 | 481,466.69 | 481,466.69 | Not Available | Not Available |
| 30323588 | 39 | SS | New Lenox | IL | 5,460,000.00 | 505,921.49 | 505,921.49 | Not Available | Not Available |
| 30512541 | 3A-2 | OF | New York | NY | 19,500,000.00 | 11,378,466.24 | 3,429,047.77 | 03/01/2026 | 05/31/2026 |
| 30512542 | 3A-3 | OF | New York | NY | 45,500,000.00 | 11,378,466.24 | 3,429,047.77 | 03/01/2026 | 05/31/2026 |
| 30512600 | 4 | RT | Flower Mound | TX | 47,000,000.00 | 4,782,395.33 | 4,684,687.70 | 01/01/2026 | 06/30/2026 |
| 30323589 | 40 | SS | Whittier | CA | 4,785,054.93 | 1,034,049.56 | 1,034,049.56 | Not Available | Not Available |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 16 of 31 | © Copyright 2026 Citigroup | ||||||
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| NOI DETAIL |
| September 17, 2026 |
| Property | Ending | Preceding | Most | Most Recent | Most Recent | ||||
| Type | Scheduled | Fiscal | 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 | 4,788,976.29 | 630,443.16 | 630,443.16 | Not Available | Not Available |
| 30323572 | 42 | MF | Brooklyn | NY | 4,300,000.00 | 391,422.00 | 391,422.00 | Not Available | Not Available |
| 30323573 | 43 | SS | Indianapolis | IN | 4,300,000.00 | 397,053.91 | 397,053.91 | Not Available | Not Available |
| 30323591 | 44 | SS | Brownsburg and Pittsboro | IN | 3,425,430.00 | 303,048.75 | 303,048.75 | Not Available | Not Available |
| 30323592 | 45 | MH | Bayonne | NJ | 3,000,000.00 | 461,673.79 | 461,673.79 | Not Available | Not Available |
| 30323593 | 46 | SS | South Chicago Heights | IL | 2,676,000.00 | 238,454.57 | 238,454.57 | Not Available | Not Available |
| 30323574 | 47 | SS | Danville | IL | 2,400,000.00 | 218,724.88 | 218,724.88 | Not Available | Not Available |
| 30323542 | 5A-1 | MF | Owings Mills | MD | 40,000,000.00 | 5,014,575.51 | 4,726,476.56 | 01/01/2026 | 06/30/2026 |
| 30323545 | 5A-4 | MF | Owings Mills | MD | 1,500,000.00 | 5,014,575.51 | 4,726,476.56 | 01/01/2026 | 06/30/2026 |
| 30512651 | 7A-1 | RT | North Dartmouth | MA | 34,000,000.00 | 7,952,906.12 | 1,927,788.17 | 01/01/2026 | 03/31/2026 |
| 30512653 | 7A-3 | RT | North Dartmouth | MA | 6,000,000.00 | 7,952,906.12 | 1,927,788.17 | 01/01/2026 | 03/31/2026 |
| 30530384 | 8 | LO | Anchorage | AK | 28,000,000.00 | 6,395,635.08 | 6,395,635.08 | Not Available | Not Available |
| 30512581 | 9 | SS | Bethesda | MD | 24,800,000.00 | 2,170,863.72 | 630,865.35 | 01/01/2026 | 03/31/2026 |
| 30512657 | A-1-1 | SS | Brooklyn | NY | 56,000,000.00 | 9,635,142.02 | 2,591,100.27 | 01/01/2026 | 03/31/2026 |
| 30512677 | A-1-2 | RT | 5,000,000.00 | 17,935,765.63 | 5,370,698.97 | 01/01/2026 | 03/31/2026 | ||
| 30323565 | A-2-1 | RT | Hyannis | MA | 10,000,000.00 | 10,537,502.63 | 10,537,502.63 | Not Available | Not Available |
| 30512567 | A-2-2 | MU | Middle Village | NY | 10,000,000.00 | 25,906,414.28 | 4,998,809.65 | 01/01/2026 | 03/31/2026 |
| 30323556 | A-4-2 | RT | Portland | OR | 12,000,000.00 | 43,640,913.63 | 43,500,037.16 | Not Available | Not Available |
| 30323557 | A-4-4 | RT | Portland | OR | 9,000,000.00 | 43,640,913.63 | 43,500,037.16 | Not Available | Not Available |
| 30323558 | A-4-5 | RT | Portland | OR | 9,000,000.00 | 43,640,913.63 | 43,500,037.16 | Not Available | Not Available |
| 30323559 | A-4-6 | RT | Portland | OR | 6,000,000.00 | 43,640,913.63 | 43,500,037.16 | Not Available | Not Available |
| 30323560 | A-4-8 | RT | Portland | OR | 5,000,000.00 | 43,640,913.63 | 43,500,037.16 | Not Available | Not Available |
| 30512194 | A-5-1 | RT | 6,000,000.00 | 17,935,765.63 | 5,370,698.97 | 01/01/2026 | 03/31/2026 | ||
| 30323576 | -C2-A | MU | Cambridge | MA | 30,000,000.00 | 140,920,844.00 | 190,482,948.00 | Not Available | Not Available |
| 30323577 | -C2-A | MU | Cambridge | MA | 30,000,000.00 | 140,920,844.00 | 190,482,948.00 | Not Available | Not Available |
| 30323575 | -C2-B | MU | Cambridge | MA | 17,500,000.00 | 140,920,844.00 | 190,482,948.00 | Not Available | Not Available |
| Total | Count = 58 | 813,858,503.54 | 834,005,052.75 | 892,539,096.77 | |||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 17 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| DELINQUENCY LOAN DETAIL |
| September 17, 2026 |
| Actual | Paid | Current P&I | Total P&I | Cumulative | Other Expense | Payment Workout | Most Recent | ||||||
| Principal | Through | Advances | Advances | Accrued Unpaid | Advances | Status | Strategy | Special Serv | Foreclosure | Bankruptcy | REO | ||
| Loan ID | OMCR | Balance | Date | (Net of ASER) | Outstanding | Interest Advances | Outstanding | (2) | (3) | Transfer Date | Date | Date | Date |
| 30323567 | 28 | 9,000,000.00 | 08/06/2026 | 51,072.50 | 51,053.12 | - | - | B | 0 | ||||
| 30323569 | 32 | 7,950,000.00 | 08/06/2026 | 46,688.58 | 46,671.47 | - | - | B | 0 | ||||
| Total | Count = 2 | 16,950,000.00 | 97,761.08 | 97,724.59 | - | - | |||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 18 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| COLLATERAL PERFORMANCE - DELINQUENCY AND LOAN STATUS DETAIL |
| September 17, 2026 |
| Delinquent | |||||||||||||||
| (Does not include loans in Bankruptcy, Foreclosure, or REO) | |||||||||||||||
| 30 Day | 60 Day | 90 Day | 120+ Day | Bankruptcy | 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 | ||
| 09/17/2026 | |||||||||||||||
| 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 | ||
| 08/17/2026 | |||||||||||||||
| 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 | ||
| 07/17/2026 | |||||||||||||||
| 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 | ||
| 06/17/2026 | |||||||||||||||
| 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 | ||
| 05/15/2026 | |||||||||||||||
| 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% | ||
| 1 | 7,950,000 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | ||
| 04/17/2026 | |||||||||||||||
| 1.7% | 1.0% | 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 | ||
| 03/17/2026 | |||||||||||||||
| 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 | ||
| 02/18/2026 | |||||||||||||||
| 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 | ||
| 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% | ||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 19 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| APPRAISAL REDUCTION DETAIL |
| September 17, 2026 |
| Beginning | Ending | Appraisal | Appraisal | Most Recent | Cumulative | |||
| Loan ID | OMCR | Property Name | Scheduled Balance | Scheduled Balance | Reduction Amount | Reduction Date | ASER Amount | ASER Amount |
| No Loans with Appraisal Reduction Activity. | ||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 20 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| HISTORICAL APPRAISAL REDUCTION DETAIL |
| September 17, 2026 |
| Distribution | Beginning | Ending | Appraisal | Appraisal | Most Recent | Cumulative | |||
| Date | Loan ID | OMCR | Property Name | Scheduled Balance | Scheduled Balance | Reduction Amount | Reduction Date | ASER Amount | ASER Amount |
| No Loans with Appraisal Reduction Activity. | |||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 21 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| LOAN MODIFICATION DETAIL |
| September 17, 2026 |
| Modification | Modification | |||
| Loan ID | OMCR | Property Name | Date | Code (4) |
| No Loans with Modification Activity to Report. | ||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 22 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| HISTORICAL LOAN MODIFICATION DETAIL |
| September 17, 2026 |
| Distribution | Modification | Modification | |||
| Date | Loan ID | OMCR | Property Name | Date | Code (4) |
| No Loans with Modification Activity to Report. | |||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 23 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| SPECIALLY SERVICED LOAN DETAIL |
| September 17, 2026 |
| Special Servicing | Ending | Ending | Most | Most Recent | Most Recent | Most Recent | |||
| Workout | Fee Amount | Scheduled | Actual | Recent | Valuation | Special Servicer | Master Servicer | ||
| Loan ID | OMCR | Strategy (3) | Plus Adjustments | Balance | Balance | Value | Date | Transfer Date | Return Date |
| No Loans Specially Serviced to Report. | |||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 24 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| HISTORICAL SPECIALLY SERVICED LOANS |
| September 17, 2026 |
| Special Servicing | Ending | Ending | Most | Most Recent | Most Recent | Most Recent | ||||
| Distribution | Workout | Fee Amount | Scheduled | Actual | Recent | Valuation | Special Servicer | Master Servicer | ||
| Date | Loan ID | OMCR | Strategy (3) | Plus Adjustments | Balance | Balance | Value | Date | Transfer Date | Return Date |
| No Loans Specially Serviced to Report. | ||||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 25 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| UNSCHEDULED PRINCIPAL DETAIL |
| September 17, 2026 |
| Liquidation / | Liquid / Prepay | Principal | Principal | Prepayment Interest | Prepayment | Yield Maintenance | ||
| Loan ID | OMCR | Prepayment Date | Code (5) | Collections | Adjustments | Excess / (Shortfall) | Penalties (PPP) | Penalties (YM) |
| No Loans with Unscheduled Principal Activity to Report. | ||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 26 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| HISTORICAL UNSCHEDULED PRINCIPAL DETAIL |
| September 17, 2026 |
| Distribution | Liquidation / | Liquid / Prepay | Principal | Principal | Prepayment Interest | Prepayment | Yield Maintenance | ||
| Date | Loan ID | OMCR | Prepayment Date | Code (5) | Collections | Adjustments | Excess / (Shortfall) | Penalties (PPP) | Penalties (YM) |
| No Loans with Unscheduled Principal Activity to Report. | |||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 27 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| LIQUIDATED LOAN DETAIL |
| September 17, 2026 |
| Beginning | Most | Liquidation | Net | Net | Realized | Date of | Loss with | ||||
| Scheduled | Recent | Sales | Proceeds | Liquidation | Proceeds | Loss to | Current | Current Cumulative | Cumulative | ||
| Loan ID | OMCR | Balance | Value | Price | Received | Expense | Available | Trust | Adj. to Loan | Adj. to Loan Adj. to Loan | Adj. to Trust |
| No Loans liquidated to Report. | |||||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 28 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| HISTORICAL LIQUIDATED LOAN |
| September 17, 2026 |
| Beginning | Most | Liquidation | Net | Net | Realized | Date of | Loss with | ||||
| Distribution | Scheduled | Recent | Sales | Proceeds | Liquidation | Proceeds | Loss to | Current | Current Cumulative | Cumulative | |
| Date | Loan ID OMCR | Balance | Value | Price | Received | Expense | Available | Trust | Adj. to Loan | Adj. to Loan Adj. to Loan | Adj. to Trust |
| No Loans liquidated to Report. | |||||||||||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 29 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| CREFC® INVESTOR REPORTING PACKAGE LEGENDS |
| September 17, 2026 |
| 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 | ||
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 30 of 31 | © Copyright 2026 Citigroup |
| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| NOTES |
| September 17, 2026 |
| No Notes available for this deal at this time. |
| Reports Available at sf.citidirect.com | v. 21.09.28 | Page 31 of 31 | © Copyright 2026 Citigroup |