| BMO 2025-C13 Mortgage Trust |
| Commercial Mortgage Pass-Through Certificates, Series 2025-C13 |
| STATEMENT TO NOTEHOLDERS |
| April 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 |
| April 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 | 4,005,442.88 | 4.333500 | % | 30/360 | 14,464.66 | - | 28,891.13 | 43,355.79 | - | - | 3,976,551.75 | |
| 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 | 6.492625 | % | 30/360 | 64,098.44 | - | - | 64,098.44 | - | - | 11,847,000.00 | |
| F-RR | 8,142,000.00 | 8,142,000.00 | 6.492625 | % | 30/360 | 44,052.46 | - | - | 44,052.46 | - | - | 8,142,000.00 | |
| G-RR | 13,230,000.00 | 13,230,000.00 | 6.492625 | % | 30/360 | 71,581.19 | - | - | 71,581.19 | - | - | 13,230,000.00 | |
| J-RR | 12,213,000.00 | 12,213,000.00 | 6.492625 | % | 30/360 | 66,078.69 | - | - | 66,078.69 | - | - | 12,213,000.00 | |
| K-RR | 11,195,000.00 | 11,195,000.00 | 6.492625 | % | 30/360 | 60,570.78 | - | - | 60,570.78 | - | - | 11,195,000.00 | |
| L-RR | 25,444,332.00 | 25,444,332.00 | 6.492625 | % | 30/360 | 137,723.65 | - | - | 137,723.65 | - | - | 25,444,332.00 | |
| R | - | - | 0.000000 | % | 30/360 | - | - | - | - | - | - | - | |
| Total | 814,193,332.00 | 814,039,774.88 | 3,730,124.13 | - | 28,891.13 | 3,759,015.26 | - | - | 814,010,883.75 | ||||
| Notional | |||||||||||||
| X-A | 569,935,000.00 | 569,781,442.88 | 1.221603 | % | 30/360 | 580,039.07 | - | - | 580,039.07 | - | (28,891.13 | ) | 569,752,551.75 |
| X-B | 154,045,000.00 | 154,045,000.00 | 0.629056 | % | 30/360 | 80,752.47 | - | - | 80,752.47 | - | - | 154,045,000.00 | |
| X-D | 8,142,000.00 | 8,142,000.00 | 1.992625 | % | 30/360 | 13,519.96 | - | - | 13,519.96 | - | - | 8,142,000.00 | |
| Total | 732,122,000.00 | 731,968,442.88 | 674,311.50 | - | - | 674,311.50 | - | (28,891.13 | ) | 731,939,551.75 | |||
| Grand Total | 1,546,315,332 | 1,546,008,218 | 4,404,435.63 | - | 28,891.13 | 4,433,326.76 | - | (28,891.13 | ) | 1,545,950,436 | |||
| 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 |
| April 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 | 05592 | YAA6 | 03/31/2026 | 3.47791777 | - | 6.94665304 | 10.42457081 | - | - | 956.13170233 |
| A-4 | 05592 | YAB4 | 03/31/2026 | 4.21425000 | - | - | 4.21425000 | - | - | 1,000.00000000 |
| A5 | 05592 | YAC2 | 03/31/2026 | 4.46050000 | - | - | 4.46050000 | - | - | 1,000.00000000 |
| A-SB | 05592 | YAD0 | 03/31/2026 | 4.35474988 | - | - | 4.35474988 | - | - | 1,000.00000000 |
| X-A | 05592 | YAE8 | 03/31/2026 | 1.01772846 | - | - | 1.01772846 | - | - | 999.67987885 |
| X-B | 05592 | YAF5 | 03/31/2026 | 0.52421351 | - | - | 0.52421351 | - | - | 1,000.00000000 |
| X-D | 05592YAK4 U0R27HAA7 | 03/31/2026 | 1.66052076 | - | - | 1.66052076 | - | - | 1,000.00000000 | |
| A-S | 05592 | YAG3 | 03/31/2026 | 4.73941661 | - | - | 4.73941661 | - | - | 1,000.00000000 |
| B | 05592 | YAH1 | 03/31/2026 | 5.03149988 | - | - | 5.03149988 | - | - | 1,000.00000000 |
| C | 05592 | YAJ7 | 03/31/2026 | 5.11141669 | - | - | 5.11141669 | - | - | 1,000.00000000 |
| D | 05592YAM0 U0R27HAB5 | 03/31/2026 | 3.75000000 | - | - | 3.75000000 | - | - | 1,000.00000000 | |
| E-RR | 05592 | YAP3 | 03/31/2026 | 5.41052081 | - | - | 5.41052081 | - | - | 1,000.00000000 |
| F-RR | 05592 | YAR9 | 03/31/2026 | 5.41052076 | - | - | 5.41052076 | - | - | 1,000.00000000 |
| G-RR | 05592 | YAT5 | 03/31/2026 | 5.41052079 | - | - | 5.41052079 | - | - | 1,000.00000000 |
| J-RR | 05592 | YAV0 | 03/31/2026 | 5.41052076 | - | - | 5.41052076 | - | - | 1,000.00000000 |
| K-RR | 05592 | YAX6 | 03/31/2026 | 5.41052077 | - | - | 5.41052077 | - | - | 1,000.00000000 |
| L-RR | 05592 | YAZ1 | 03/31/2026 | 5.41274379 | - | - | 5.41274379 | - | - | 1,000.00000000 |
| R | 05592 | YBB3 | 03/31/2026 | - | - | - | - | - | - | - |
| 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 |
| April 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 | % | 03/01-03/31 | 14,464.66 | - | - | - | - | 14,464.66 | - | - | 14,464.66 |
| A-4 | 5.05710 | % | 5.05710 | % | 5.05710 | % | 03/01-03/31 | 589,995.00 | - | - | - | - | 589,995.00 | - | - | 589,995.00 |
| A5 | 5.35260 | % | 5.35260 | % | 5.35260 | % | 03/01-03/31 | 1,862,972.43 | - | - | - | - | 1,862,972.43 | - | - | 1,862,972.43 |
| A-SB | 5.22570 | % | 5.22570 | % | 5.22570 | % | 03/01-03/31 | 35,343.15 | - | - | - | - | 35,343.15 | - | - | 35,343.15 |
| A-S | 5.68730 | % | 5.68730 | % | 5.68730 | % | 03/01-03/31 | 400,348.00 | - | - | - | - | 400,348.00 | - | - | 400,348.00 |
| B | 6.03780 | % | 6.03780 | % | 6.03780 | % | 03/01-03/31 | 204,832.36 | - | - | - | - | 204,832.36 | - | - | 204,832.36 |
| C | 6.13370 | % | 6.13370 | % | 6.13370 | % | 03/01-03/31 | 147,530.82 | - | - | - | - | 147,530.82 | - | - | 147,530.82 |
| D | 4.50000 | % | 4.50000 | % | 4.50000 | % | 03/01-03/31 | 30,532.50 | - | - | - | - | 30,532.50 | - | - | 30,532.50 |
| E-RR | 6.49262 | % | 6.49262 | % | 6.49262 | % | 03/01-03/31 | 64,098.44 | - | - | - | - | 64,098.44 | - | - | 64,098.44 |
| F-RR | 6.49262 | % | 6.49262 | % | 6.49262 | % | 03/01-03/31 | 44,052.46 | - | - | - | - | 44,052.46 | - | - | 44,052.46 |
| G-RR | 6.49262 | % | 6.49262 | % | 6.49262 | % | 03/01-03/31 | 71,581.19 | - | - | - | - | 71,581.19 | - | - | 71,581.19 |
| J-RR | 6.49262 | % | 6.49262 | % | 6.49262 | % | 03/01-03/31 | 66,078.69 | - | - | - | - | 66,078.69 | - | - | 66,078.69 |
| K-RR | 6.49262 | % | 6.49262 | % | 6.49262 | % | 03/01-03/31 | 60,570.78 | - | - | - | - | 60,570.78 | - | - | 60,570.78 |
| L-RR | 6.49262 | % | 6.49262 | % | 6.49262 | % | 03/01-03/31 | 137,667.09 | - | - | 2.13 | - | 137,667.09 | 56.56 | - | 137,723.65 |
| R | 0.00000 | % | 0.00000 | % | 0.00000 | % | 03/01-03/31 | - | - | - | - | - | - | - | - | - |
| Total | 3,730,067.57 | - | - | 2.13 | - | 3,730,067.57 | 56.56 | - | 3,730,124.13 | |||||||
| Notional | ||||||||||||||||
| X-A | 1.22160 | % | 1.22160 | % | 1.22160 | % | 03/01-03/31 | 580,039.07 | - | - | - | - | 580,039.07 | - | - | 580,039.07 |
| X-B | 0.62906 | % | 0.62906 | % | 0.62906 | % | 03/01-03/31 | 80,752.47 | - | - | - | - | 80,752.47 | - | - | 80,752.47 |
| X-D | 1.99262 | % | 1.99262 | % | 1.99262 | % | 03/01-03/31 | 13,519.96 | - | - | - | - | 13,519.96 | - | - | 13,519.96 |
| Total | 674,311.50 | - | - | - | - | 674,311.50 | - | - | 674,311.50 | |||||||
| Grand Total | 4,404,379.07 | - | - | 2.13 | - | 4,404,379.07 | 56.56 | - | 4,404,435.63 | |||||||
| 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 |
| April 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 | - | - | - | 392.90 | 2.13 | - | 56.56 | 338.47 | - | - | - | - | - |
| R | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Total | - | - | - | 392.90 | 2.13 | - | 56.56 | 338.47 | - | - | - | - | - |
| Notional | |||||||||||||
| X-A | - | - | - | - | - | - | - | - | - | - | - | - | - |
| X-B | - | - | - | - | - | - | - | - | - | - | - | - | - |
| X-D | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Total | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Grand Total | - | - | - | 392.90 | 2.13 | - | 56.56 | 338.47 | - | - | - | - | - |
| 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 |
| April 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 | 4,005,442.88 | 28,891.13 | - | - | - | 3,976,551.75 | - | 0.00 | % | 0.49 | % | 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 | % | 51.31 | % | 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 | 814,039,774.88 | 28,891.13 | - | - | - | 814,010,883.75 | - | 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 |
| April 17, 2026 |
| SOURCE OF FUNDS | ALLOCATION OF FUNDS | ||||||
| Interest Funds Available | Scheduled Fees | ||||||
| Scheduled Interest | 4,415,324.10 | Servicing Fee | 2,596.47 | ||||
| Prepayment Interest Shortfall | - | Trustee/Certificate Administrator Fee | 6,799.51 | ||||
| Interest Adjustments | - | Operating Advisor Fee | 834.14 | ||||
| ASER Amount | - | Asset Representations Reviewer Ongoing Fee | 364.49 | ||||
| Realized Loss in Excess of Principal Balance | - | CREFC Intellectual Property Royalty License Fee | 350.51 | ||||
| Total Interest Funds Available | 4,415,324.10 | Total Scheduled Fees | 10,945.12 | ||||
| Principal Funds Available | Additional Fees, Expenses, etc. | ||||||
| Scheduled Principal | 28,891.13 | 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 | (56.65 | ) | |||||
| Total Principal Funds Available | 28,891.13 | ||||||
| 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. | (56.65 | ) | ||||
| Account | - | ||||||
| Distributions | |||||||
| Deposit of Withheld Amounts to the Interest Reserve Account | - | ||||||
| Interest Distribution | 4,404,435.63 | ||||||
| Total Other Funds Available | - | Principal Distribution | 28,891.13 | ||||
| Yield Maintenance Charge Distribution | - | ||||||
| Total Distributions | 4,433,326.76 | ||||||
| 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 |
| April 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 | 99.977592 | % |
| 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 |
| April 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 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| Total | 58 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| 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 | 65,000,000.00 | 7.99 | 6.6410 | 113 | 1.210000 |
| 1.251 to 1.500 | 18 | 184,600,130.00 | 22.68 | 6.4289 | 113 | 1.388442 |
| 1.501 to 1.750 | 17 | 304,585,000.00 | 37.42 | 6.4710 | 113 | 1.622874 |
| 1.751 to 2.000 | 5 | 56,450,338.15 | 6.93 | 6.2443 | 112 | 1.866397 |
| 2.001 to 2.250 | 6 | 45,875,416.45 | 5.64 | 5.5805 | 108 | 2.160435 |
| 2.251 to 2.500 | 1 | 9,000,000.00 | 1.11 | 6.2100 | 113 | 2.320000 |
| 2.501 to 2.750 | 6 | 98,500,000.00 | 12.10 | 5.8198 | 111 | 2.736497 |
| 2.751 to 3.000 | 1 | 10,000,000.00 | 1.23 | 6.4550 | 110 | 2.810000 |
| 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 | 114 | 3.540000 |
| 3.751 to 4.000 | 1 | 12,000,000.00 | 1.47 | 5.7550 | 113 | 3.780000 |
| 4.001 or Greater | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| Total | 58 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| 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 |
| April 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 | 41,289,230.89 | 5.07 | 6.1365 | 112 | 1.721343 |
| 10,000,001 to 15,000,000 | 7 | 86,149,540.00 | 10.58 | 6.2486 | 112 | 2.048247 |
| 15,000,001 to 20,000,000 | 7 | 126,918,000.00 | 15.59 | 6.6008 | 112 | 1.688893 |
| 20,000,001 to 25,000,000 | 4 | 91,800,000.00 | 11.28 | 6.1237 | 113 | 1.534989 |
| 25,000,001 to 30,000,000 | 3 | 88,000,000.00 | 10.81 | 5.9117 | 111 | 3.001364 |
| 30,000,001 to 35,000,000 | 1 | 34,000,000.00 | 4.18 | 7.1250 | 114 | 1.680000 |
| 35,000,001 to 40,000,000 | 1 | 40,000,000.00 | 4.91 | 6.5800 | 114 | 1.440000 |
| 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 | 11.36 | 6.4677 | 113 | 1.382757 |
| 5,000,001 to 10,000,000 | 21 | 157,354,113.71 | 19.33 | 6.2381 | 111 | 1.869909 |
| 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 | 114 | 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 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| 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 |
| April 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 | 114 | 2.680000 |
| 5.51 to 5.75 | 7 | 55,875,416.45 | 6.86 | 5.5806 | 108 | 2.262370 |
| 5.76 to 6.00 | 11 | 235,050,338.15 | 28.88 | 5.9038 | 112 | 2.347649 |
| 6.01 to 6.25 | 5 | 83,750,000.00 | 10.29 | 6.1738 | 113 | 1.712925 |
| 6.26 to 6.50 | 16 | 178,900,130.00 | 21.98 | 6.4064 | 112 | 1.590813 |
| 6.51 to 6.75 | 12 | 155,600,000.00 | 19.12 | 6.5961 | 113 | 1.349569 |
| 6.76 to 7.00 | 2 | 20,885,000.00 | 2.57 | 6.8479 | 111 | 1.590000 |
| 7.01 or Greater | 4 | 75,950,000.00 | 9.33 | 7.2688 | 113 | 1.656531 |
| Total | 58 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| 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 | 113 | 2.336000 |
| Lodging | 3 | 58,350,000.00 | 7.17 | 6.5766 | 113 | 2.594593 |
| Mixed Use | 4 | 87,500,000.00 | 10.75 | 5.8572 | 111 | 2.747714 |
| Multifamily | 6 | 82,250,000.00 | 10.10 | 6.4991 | 113 | 1.518267 |
| Office | 3 | 83,100,000.00 | 10.21 | 6.7736 | 113 | 1.314549 |
| Other | 0 | 0.00 | 0.00 | 0.0000 | 0 | 0.000000 |
| Retail | 15 | 201,335,000.00 | 24.73 | 6.3959 | 111 | 1.786285 |
| Self Storage | 21 | 241,675,884.60 | 29.69 | 6.1138 | 113 | 1.567003 |
| Total | 58 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| 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 |
| April 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 | 696,610,546.45 | 85.58 | 6.2326 | 112 | 1.882456 |
| 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 | 117,400,338.15 | 14.42 | 6.6917 | 113 | 1.579171 |
| Total | 58 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| Seasoning | ||||||
| Asset | Ending Scheduled | % of | Wtd Avg | |||
| Seasoning Range | Count | Balance | Agg.Bal. | WAC | WAM | DSCR |
| 12 Months or Less | 58 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| 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 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| 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 |
| April 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 | 114 | 3.540000 |
| Arizona | 2 | 12,750,338.15 | 1.57 | 5.9000 | 112 | 1.803774 |
| California | 3 | 25,875,416.45 | 3.18 | 5.8859 | 113 | 2.951870 |
| Colorado | 1 | 12,935,000.00 | 1.59 | 6.8650 | 110 | 1.590000 |
| Connecticut | 2 | 27,100,000.00 | 3.33 | 7.0308 | 113 | 1.563801 |
| Florida | 1 | 24,000,000.00 | 2.95 | 6.2000 | 114 | 1.620000 |
| Illinois | 4 | 19,566,000.00 | 2.40 | 6.4661 | 113 | 1.361217 |
| Indiana | 6 | 41,919,590.00 | 5.15 | 6.4740 | 113 | 1.335536 |
| Kansas | 1 | 5,700,000.00 | 0.70 | 6.6900 | 113 | 1.550000 |
| Maryland | 4 | 74,300,000.00 | 9.13 | 6.2555 | 113 | 1.573513 |
| Massachusetts | 6 | 127,500,000.00 | 15.66 | 6.3235 | 111 | 2.419020 |
| Missouri | 1 | 22,000,000.00 | 2.70 | 6.4100 | 113 | 1.430000 |
| N/A | 3 | 24,014,540.00 | 2.95 | 6.4096 | 111 | 1.464900 |
| New Jersey | 1 | 3,000,000.00 | 0.37 | 5.8500 | 114 | 2.560000 |
| New York | 8 | 183,750,000.00 | 22.57 | 6.2239 | 113 | 1.562435 |
| North Carolina | 2 | 11,800,000.00 | 1.45 | 6.5300 | 111 | 1.665246 |
| Ohio | 1 | 8,500,000.00 | 1.04 | 6.5100 | 113 | 1.420000 |
| Oregon | 5 | 41,000,000.00 | 5.04 | 5.5770 | 108 | 2.170000 |
| South Carolina | 1 | 12,500,000.00 | 1.54 | 6.5000 | 114 | 1.940000 |
| Texas | 4 | 89,950,000.00 | 11.05 | 6.2663 | 113 | 1.614647 |
| Washington | 1 | 17,850,000.00 | 2.19 | 7.6100 | 112 | 1.570000 |
| Total | 58 | 814,010,884.60 | 100.00 | 6.2988 | 112 | 1.838715 |
| 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 |
| April 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 | 04/06/2026 | 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 | 04/06/2026 | 6.41000 | % | 121,433.89 | - | 22,000,000.00 | 22,000,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30512556 | 12 | MF | Latham | NY | 04/06/2026 | 6.17500 | % | 103,688.54 | - | 19,500,000.00 | 19,500,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30512616 | 13 | SS | TX | 04/06/2026 | 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 | 04/06/2026 | 7.25000 | % | 112,999.31 | - | 18,100,000.00 | 18,100,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30323562 | 15 | LO | Seattle | WA | 04/06/2026 | 7.61000 | % | 116,972.04 | - | 17,850,000.00 | 17,850,000.00 | 08/06/2035 | 0 | 0 | 0 | ||||
| 30323579 | 16 | SS | Indianapolis | IN | 04/01/2026 | 6.46000 | % | 84,654.35 | - | 15,218,000.00 | 15,218,000.00 | 10/01/2035 | 0 | 0 | 0 | ||||
| 30323580 | 17 | SS | 04/01/2026 | 6.46000 | % | 72,396.99 | - | 13,014,540.00 | 13,014,540.00 | 10/01/2035 | 0 | 0 | 0 | ||||||
| 30323563 | 18 | RT | Centennial | CO | 04/06/2026 | 6.86500 | % | 76,465.61 | - | 12,935,000.00 | 12,935,000.00 | 06/06/2035 | 0 | 0 | 0 | ||||
| 30512633 | 19 | LO | Bluffton | SC | 04/06/2026 | 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 | 04/06/2026 | 5.75500 | % | 59,468.33 | - | 12,000,000.00 | 12,000,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30512618 | 21 | SS | TX | 04/06/2026 | 6.05000 | % | 62,516.67 | - | 12,000,000.00 | 12,000,000.00 | 10/06/2035 | 0 | 0 | 0 | |||||
| 30512538 | 22 | RT | Austin | TX | 04/06/2026 | 6.46200 | % | 65,104.65 | - | 11,700,000.00 | 11,700,000.00 | 08/06/2035 | 0 | 0 | 0 | ||||
| 30323581 | 26 | SS | Joliet | IL | 04/01/2026 | 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 | 04/06/2026 | 6.21000 | % | 48,127.50 | - | 9,000,000.00 | 9,000,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30323567 | 28 | MF | Stratford | CT | 03/06/2026 | 6.59000 | % | 51,072.50 | - | 9,000,000.00 | 9,000,000.00 | 09/06/2035 | B | 0 | 0 | ||||
| 30323568 | 29 | SS | Columbus | OH | 04/06/2026 | 6.51000 | % | 47,649.58 | - | 8,500,000.00 | 8,500,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30512659 | 2 | A-2 | SS | Brooklyn | NY | 04/06/2026 | 5.89600 | % | 106,619.33 | - | 21,000,000.00 | 21,000,000.00 | 10/06/2035 | 0 | 0 | 0 | |||
| 30323582 | 30 | SS | Cockeysville | MD | 04/01/2026 | 5.40000 | % | 37,200.00 | - | 8,000,000.00 | 8,000,000.00 | 10/01/2035 | 0 | 0 | 0 | ||||
| 30323583 | 31 | SS | Tucson | AZ | 04/01/2026 | 5.90000 | % | 40,365.21 | 7,085.71 | 7,945,039.42 | 7,937,953.71 | 08/01/2035 | 0 | 0 | 0 | ||||
| 30323569 | 32 | MF | Rome | NY | 02/06/2026 | 6.82000 | % | 46,688.58 | - | 7,950,000.00 | 7,950,000.00 | 09/06/2035 | 1 | 0 | 0 | ||||
| 30323570 | 33 | SS | Indianapolis | IN | 04/06/2026 | 6.51000 | % | 41,483.17 | - | 7,400,000.00 | 7,400,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30323584 | 34 | MH | Durham | NC | 04/01/2026 | 6.53000 | % | 34,806.71 | - | 6,190,000.00 | 6,190,000.00 | 07/01/2035 | 0 | 0 | 0 | ||||
| 30323585 | 35 | SS | Greenfield | IN | 04/01/2026 | 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 | 04/06/2026 | 6.69000 | % | 32,836.75 | - | 5,700,000.00 | 5,700,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30323586 | 37 | MH | Garner | NC | 04/01/2026 | 6.53000 | % | 31,545.34 | - | 5,610,000.00 | 5,610,000.00 | 07/01/2035 | 0 | 0 | 0 | ||||
| 30323587 | 38 | SS | Plainfield | IN | 04/01/2026 | 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 | 04/01/2026 | 6.46000 | % | 30,372.77 | - | 5,460,000.00 | 5,460,000.00 | 10/01/2035 | 0 | 0 | 0 | ||||
| 30512541 | 3 | A-2 | OF | New York | NY | 04/05/2026 | 6.64100 | % | 111,513.46 | - | 19,500,000.00 | 19,500,000.00 | 09/05/2035 | 0 | 0 | 0 | |||
| 30512542 | 3 | A-3 | OF | New York | NY | 04/05/2026 | 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 | 04/06/2026 | 6.30000 | % | 254,975.00 | - | 47,000,000.00 | 47,000,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30323589 | 40 | SS | Whittier | CA | 04/01/2026 | 5.61000 | % | 23,636.91 | 17,509.71 | 4,892,926.16 | 4,875,416.45 | 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 |
| April 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 | 04/01/2026 | 5.90000 | % | 24,471.41 | 4,295.71 | 4,816,680.15 | 4,812,384.44 | 08/01/2035 | 0 | 0 | 0 | ||||
| 30323572 | 42 | MF | Brooklyn | NY | 04/06/2026 | 6.40500 | % | 23,716.29 | - | 4,300,000.00 | 4,300,000.00 | 10/06/2035 | 0 | 0 | 0 | ||||
| 30323573 | 43 | SS | Indianapolis | IN | 04/06/2026 | 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 | 04/01/2026 | 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 | 04/01/2026 | 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 | 04/01/2026 | 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 | 04/06/2026 | 6.51000 | % | 13,454.00 | - | 2,400,000.00 | 2,400,000.00 | 09/06/2035 | 0 | 0 | 0 | ||||
| 30323542 | 5 | A-1 | MF | Owings Mills | MD | 04/06/2026 | 6.58000 | % | 226,644.44 | - | 40,000,000.00 | 40,000,000.00 | 10/06/2035 | 0 | 0 | 0 | |||
| 30323545 | 5 | A-4 | MF | Owings Mills | MD | 04/06/2026 | 6.58000 | % | 8,499.17 | - | 1,500,000.00 | 1,500,000.00 | 10/06/2035 | 0 | 0 | 0 | |||
| 30512651 | 7 | A-1 | RT | North Dartmouth | MA | 04/06/2026 | 7.12500 | % | 208,604.17 | - | 34,000,000.00 | 34,000,000.00 | 10/06/2035 | 0 | 0 | 0 | |||
| 30512653 | 7 | A-3 | RT | North Dartmouth | MA | 04/06/2026 | 7.12500 | % | 36,812.50 | - | 6,000,000.00 | 6,000,000.00 | 10/06/2035 | 0 | 0 | 0 | |||
| 30530384 | 8 | LO | Anchorage | AK | 04/06/2026 | 5.95200 | % | 143,509.33 | - | 28,000,000.00 | 28,000,000.00 | 10/06/2035 | 0 | 0 | 0 | ||||
| 30512581 | 9 | SS | Bethesda | MD | 04/06/2026 | 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 | 04/06/2026 | 5.89600 | % | 284,318.22 | - | 56,000,000.00 | 56,000,000.00 | 10/06/2035 | 0 | 0 | 0 | ||||
| 30512677 | A-1-2 | RT | 04/01/2026 | 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 | 04/01/2026 | 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 | 04/06/2026 | 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 | 04/06/2026 | 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 | 04/06/2026 | 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 | 04/06/2026 | 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 | 04/06/2026 | 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 | 04/06/2026 | 5.57700 | % | 24,012.08 | - | 5,000,000.00 | 5,000,000.00 | 04/06/2035 | 0 | 0 | 0 | ||||
| 30512194 | A-5-1 | RT | 04/01/2026 | 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 | 04/09/2026 | 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 | 04/09/2026 | 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 | 04/09/2026 | 5.89283 | % | 88,801.67 | - | 17,500,000.00 | 17,500,000.00 | 06/09/2035 | 0 | 0 | 0 | |||
| Total | Count = 58 | 4,415,324.10 | 28,891.13 | 814,039,775.73 | 814,010,884.60 | ||||||||||||||
| 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 |
| April 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 | 2,277,690.54 | 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 | 1,908,475.89 | 1,778,681.08 | 01/01/2025 | 12/31/2025 | |
| 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 | 1,623,253.00 | 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 | 2 | A-2 | SS | Brooklyn | NY | 21,000,000.00 | 10,417,307.22 | 10,417,307.22 | Not Available | Not Available |
| 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 | 7,937,953.71 | 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 | 3 | A-2 | OF | New York | NY | 19,500,000.00 | 14,578,876.71 | 11,378,466.24 | 09/01/2025 | 12/31/2025 |
| 30512542 | 3 | A-3 | OF | New York | NY | 45,500,000.00 | 14,578,876.71 | 11,378,466.24 | 09/01/2025 | 12/31/2025 |
| 30512600 | 4 | RT | Flower Mound | TX | 47,000,000.00 | 4,732,151.52 | 4,782,395.33 | 01/01/2025 | 12/31/2025 | |
| 30323589 | 40 | SS | Whittier | CA | 4,875,416.45 | 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 |
| April 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 | 4,812,384.44 | 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 | 5 | A-1 | MF | Owings Mills | MD | 40,000,000.00 | 5,630,782.11 | 3,931,902.19 | 01/01/2025 | 12/31/2025 |
| 30323545 | 5 | A-4 | MF | Owings Mills | MD | 1,500,000.00 | 5,630,782.11 | 3,931,902.19 | 01/01/2025 | 12/31/2025 |
| 30512651 | 7 | A-1 | RT | North Dartmouth | MA | 34,000,000.00 | 8,363,613.35 | 8,363,613.35 | Not Available | Not Available |
| 30512653 | 7 | A-3 | RT | North Dartmouth | MA | 6,000,000.00 | 8,363,613.35 | 8,363,613.35 | Not Available | Not Available |
| 30530384 | 8 | LO | Anchorage | AK | 28,000,000.00 | 5,892,261.54 | 6,395,635.08 | 01/01/2025 | 12/31/2025 | |
| 30512581 | 9 | SS | Bethesda | MD | 24,800,000.00 | 2,631,374.02 | 2,170,863.72 | 01/01/2025 | 12/31/2025 | |
| 30512657 | A-1-1 | SS | Brooklyn | NY | 56,000,000.00 | 10,417,307.22 | 10,417,307.22 | Not Available | Not Available | |
| 30512677 | A-1-2 | RT | 5,000,000.00 | 18,800,517.23 | 17,935,765.63 | 01/01/2025 | 12/31/2025 | |||
| 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 | 28,406,820.21 | 26,671,873.16 | 01/01/2025 | 12/31/2025 | |
| 30323556 | A-4-2 | RT | Portland | OR | 12,000,000.00 | 40,992,361.75 | 43,500,037.16 | 01/01/2025 | 09/30/2025 | |
| 30323557 | A-4-4 | RT | Portland | OR | 9,000,000.00 | 40,992,361.75 | 43,500,037.16 | 01/01/2025 | 09/30/2025 | |
| 30323558 | A-4-5 | RT | Portland | OR | 9,000,000.00 | 40,992,361.75 | 43,500,037.16 | 01/01/2025 | 09/30/2025 | |
| 30323559 | A-4-6 | RT | Portland | OR | 6,000,000.00 | 40,992,361.75 | 43,500,037.16 | 01/01/2025 | 09/30/2025 | |
| 30323560 | A-4-8 | RT | Portland | OR | 5,000,000.00 | 40,992,361.75 | 43,500,037.16 | 01/01/2025 | 09/30/2025 | |
| 30512194 | A-5-1 | RT | 6,000,000.00 | 18,800,517.23 | 17,935,765.63 | 01/01/2025 | 12/31/2025 | |||
| 30323576 | -C2 | -A | MU | Cambridge | MA | 30,000,000.00 | 140,793,229.70 | 190,482,948.00 | 10/01/2024 | 09/30/2025 |
| 30323577 | -C2 | -A | MU | Cambridge | MA | 30,000,000.00 | 140,793,229.70 | 190,482,948.00 | 10/01/2024 | 09/30/2025 |
| 30323575 | -C2 | -B | MU | Cambridge | MA | 17,500,000.00 | 140,793,229.70 | 190,482,948.00 | 10/01/2024 | 09/30/2025 |
| Total | Count = 58 | 814,010,884.60 | 835,486,472.56 | 983,794,285.72 | ||||||
| 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 |
| April 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 | 03/06/2026 | 51,053.12 | 51,053.12 | - | - | B | 0 | ||||||
| 30323569 | 32 | 7,950,000.00 | 02/06/2026 | 46,671.47 | 88,826.34 | 226.08 | - | 1 | 0 | ||||||
| Total | Count = 2 | 16,950,000.00 | 97,724.59 | 139,879.46 | 226.08 | - | |||||||||
| 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 |
| – |
| April 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 | |||||||||||||||
| 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |
| April 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 |