BMO 2025-C13 Mortgage Trust

Commercial Mortgage Pass-Through Certificates, Series 2025-C13

STATEMENT TO NOTEHOLDERS

January 16, 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

January 16, 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	4,099,720.82	4.333500	%	30/360	14,805.12	-	28,425.70	43,230.82	-	-		4,071,295.12
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	6.283119	%	30/360	62,030.09	-	-	62,030.09	-	-		11,847,000.00
F-RR	8,142,000.00	8,142,000.00	6.283119	%	30/360	42,630.96	-	-	42,630.96	-	-		8,142,000.00
G-RR	13,230,000.00	13,230,000.00	6.283119	%	30/360	69,271.39	-	-	69,271.39	-	-		13,230,000.00
J-RR	12,213,000.00	12,213,000.00	6.283119	%	30/360	63,946.44	-	-	63,946.44	-	-		12,213,000.00
K-RR	11,195,000.00	11,195,000.00	6.283119	%	30/360	58,616.26	-	-	58,616.26	-	-		11,195,000.00
L-RR	25,444,332.00	25,444,332.00	6.283119	%	30/360	133,216.58	-	-	133,216.58	-	-		25,444,332.00
R	-	-	0.000000	%	30/360	-	-	-	-	-	-		-
Total	814,193,332.00	814,134,052.82				3,716,071.10	-	28,425.70	3,744,496.80	-	-		814,105,627.12
Notional
X-A	569,935,000.00	569,875,720.82	1.012252	%	30/360	480,715.10	-	-	480,715.10	-	(28,425.70	)	569,847,295.12
X-B	154,045,000.00	154,045,000.00	0.419550	%	30/360	53,858.03	-	-	53,858.03	-	-		154,045,000.00
X-D	8,142,000.00	8,142,000.00	1.783119	%	30/360	12,098.46	-	-	12,098.46	-	-		8,142,000.00
Total	732,122,000.00	732,062,720.82				546,671.59	-	-	546,671.59	-	(28,425.70	)	732,034,295.12

Grand Total	1,546,315,332	1,546,196,774				4,262,742.69	-	28,425.70	4,291,168.39	-	(28,425.70	)	1,546,139,922


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

January 16, 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	12/31/2025	3.55977879	-	6.83474393	10.39452272	-	-	978.91202693
A-4	05592	YAB4	12/31/2025	4.21425000	-	-	4.21425000	-	-	1,000.00000000
A5	05592	YAC2	12/31/2025	4.46050000	-	-	4.46050000	-	-	1,000.00000000
A-SB	05592	YAD0	12/31/2025	4.35474988	-	-	4.35474988	-	-	1,000.00000000
X-A	05592	YAE8	12/31/2025	0.84345601	-	-	0.84345601	-	-	999.84611424
X-B	05592	YAF5	12/31/2025	0.34962530	-	-	0.34962530	-	-	1,000.00000000
X-D	05592YAK4 U0R27HAA7		12/31/2025	1.48593220	-	-	1.48593220	-	-	1,000.00000000
A-S	05592	YAG3	12/31/2025	4.73941661	-	-	4.73941661	-	-	1,000.00000000
B	05592	YAH1	12/31/2025	5.03149988	-	-	5.03149988	-	-	1,000.00000000
C	05592	YAJ7	12/31/2025	5.11141669	-	-	5.11141669	-	-	1,000.00000000
D	05592YAM0 U0R27HAB5		12/31/2025	3.75000000	-	-	3.75000000	-	-	1,000.00000000
E-RR	05592	YAP3	12/31/2025	5.23593230	-	-	5.23593230	-	-	1,000.00000000
F-RR	05592	YAR9	12/31/2025	5.23593220	-	-	5.23593220	-	-	1,000.00000000
G-RR	05592	YAT5	12/31/2025	5.23593273	-	-	5.23593273	-	-	1,000.00000000
J-RR	05592	YAV0	12/31/2025	5.23593220	-	-	5.23593220	-	-	1,000.00000000
K-RR	05592	YAX6	12/31/2025	5.23593211	-	-	5.23593211	-	-	1,000.00000000
L-RR	05592	YAZ1	12/31/2025	5.23560925	-	-	5.23560925	-	-	1,000.00000000
R	05592	YBB3	12/31/2025	-	-	-	-	-	-	-


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

January 16, 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	%	12/01-12/31	14,805.12	-	-	-	-	14,805.12	-	-	14,805.12
A-4	5.05710	%	5.05710	%	5.05710	%	12/01-12/31	589,995.00	-	-	-	-	589,995.00	-	-	589,995.00
A5	5.35260	%	5.35260	%	5.35260	%	12/01-12/31	1,862,972.43	-	-	-	-	1,862,972.43	-	-	1,862,972.43
A-SB	5.22570	%	5.22570	%	5.22570	%	12/01-12/31	35,343.15	-	-	-	-	35,343.15	-	-	35,343.15
A-S	5.68730	%	5.68730	%	5.68730	%	12/01-12/31	400,348.00	-	-	-	-	400,348.00	-	-	400,348.00
B	6.03780	%	6.03780	%	6.03780	%	12/01-12/31	204,832.36	-	-	-	-	204,832.36	-	-	204,832.36
C	6.13370	%	6.13370	%	6.13370	%	12/01-12/31	147,530.82	-	-	-	-	147,530.82	-	-	147,530.82
D	4.50000	%	4.50000	%	4.50000	%	12/01-12/31	30,532.50	-	-	-	-	30,532.50	-	-	30,532.50
E-RR	6.28312	%	6.28312	%	6.28312	%	12/01-12/31	62,030.09	-	-	-	-	62,030.09	-	-	62,030.09
F-RR	6.28312	%	6.28312	%	6.28312	%	12/01-12/31	42,630.96	-	-	-	-	42,630.96	-	-	42,630.96
G-RR	6.28312	%	6.28312	%	6.28312	%	12/01-12/31	69,271.39	-	-	-	-	69,271.39	-	-	69,271.39
J-RR	6.28312	%	6.28312	%	6.28312	%	12/01-12/31	63,946.44	-	-	-	-	63,946.44	-	-	63,946.44
K-RR	6.28312	%	6.28312	%	6.28312	%	12/01-12/31	58,616.26	-	-	-	-	58,616.26	-	-	58,616.26
L-RR	6.28312	%	6.28312	%	6.28312	%	12/01-12/31	133,224.80	-	-	8.22	-	133,216.58	-	-	133,216.58
R	0.00000	%	0.00000	%	0.00000	%	12/01-12/31	-	-	-	-	-	-	-	-	-
Total								3,716,079.32	-	-	8.22	-	3,716,071.10	-	-	3,716,071.10
Notional
X-A	1.01225	%	1.01225	%	1.01225	%	12/01-12/31	480,715.10	-	-	-	-	480,715.10	-	-	480,715.10
X-B	0.41955	%	0.41955	%	0.41955	%	12/01-12/31	53,858.03	-	-	-	-	53,858.03	-	-	53,858.03
X-D	1.78312	%	1.78312	%	1.78312	%	12/01-12/31	12,098.46	-	-	-	-	12,098.46	-	-	12,098.46
Total								546,671.59	-	-	-	-	546,671.59	-	-	546,671.59

Grand Total								4,262,750.91	-	-	8.22	-	4,262,742.69	-	-	4,262,742.69


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

January 16, 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	-	-	-		0.22	-	8.22	-	8.44	-	-	-	-	-
R	-	-	-	-		-	-	-	-	-	-	-	-	-
Total	-	-	-		0.22	-	8.22	-	8.44	-	-	-	-	-
Notional
X-A	-	-	-	-		-	-	-	-	-	-	-	-	-
X-B	-	-	-	-		-	-	-	-	-	-	-	-	-
X-D	-	-	-	-		-	-	-	-	-	-	-	-	-
Total	-	-	-	-		-	-	-	-	-	-	-	-	-

Grand Total	-	-	-		0.22	-	8.22	-	8.44	-	-	-	-	-


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

January 16, 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	4,099,720.82	28,425.70	-	-	-	4,071,295.12	-	0.00	%	0.50	%	0.00	%	30.00	%
A-4	140,000,000.00	-	-	-	-	140,000,000.00	-	0.00	%	17.20	%	0.00	%	30.00	%
A5	417,660,000.00	-	-	-	-	417,660,000.00	-	0.00	%	51.30	%	0.00	%	30.00	%
A-SB	8,116,000.00	-	-	-	-	8,116,000.00	-	0.00	%	1.00	%	0.00	%	30.00	%
A-S	84,472,000.00	-	-	-	-	84,472,000.00	-	0.00	%	10.38	%	0.00	%	30.00	%
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	814,134,052.82	28,425.70	-	-	-	814,105,627.12	-	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

January 16, 2026


SOURCE OF FUNDS					ALLOCATION OF FUNDS

Interest Funds Available					Scheduled Fees
Scheduled Interest	4,415,789.53				Servicing Fee	2,597.39
Prepayment Interest Shortfall	-				Trustee/Certificate Administrator Fee	6,800.30
Interest Adjustments	-				Operating Advisor Fee	834.24
ASER Amount	-				Asset Representations Reviewer Ongoing Fee	364.53
Realized Loss in Excess of Principal Balance	-				CREFC Intellectual Property Royalty License Fee	350.55
Total Interest Funds Available			4,415,789.53		Total Scheduled Fees		10,947.01
Principal Funds Available					Additional Fees, Expenses, etc.
Scheduled Principal	28,425.70				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	8.14
Total Principal Funds Available			28,425.70
					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.		8.14
Account	-
					Distributions
Deposit of Withheld Amounts to the Interest Reserve Account	(142,091.69	)
					Interest Distribution	4,262,742.69
Total Other Funds Available			(142,091.69	)	Principal Distribution	28,425.70
					Yield Maintenance Charge Distribution	-
					Total Distributions		4,291,168.39




Total Funds Available			4,302,123.54
					Total Funds Allocated		4,302,123.54


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

January 16, 2026


Beginning Interest Reserve Account Balance	0.00
Deposit of Withheld Amounts to the Interest Reserve Account	142,091.69
Withdrawal of Withheld Amounts from the Interest Reserve Account	0.00
Ending Interest Reserve Account Balance	142,091.69
Collateral Information
% of Cut-Off Principal Balance Outstanding	99.989228	%
Controlling Class Information
Controlling Class is Class J-RR.
The Controlling Class Representative is RREF V - D AIV RR L, LLC.
There Are No Disclosable Special Servicer Fees.


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

January 16, 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	814,105,627.97	100.00	6.2988	115	1.843132
Total	58	814,105,627.97	100.00	6.2988	115	1.843132

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	117	1.250000
1.251 to 1.500	16	143,100,130.00	17.58	6.3850	116	1.378689
1.501 to 1.750	19	369,585,000.00	45.40	6.5009	116	1.614847
1.751 to 2.000	4	43,990,529.89	5.40	6.1714	115	1.845425
2.001 to 2.250	7	58,429,968.08	7.18	5.7772	112	2.075122
2.251 to 2.500	2	19,000,000.00	2.33	5.8789	114	2.388421
2.501 to 2.750	5	88,500,000.00	10.87	5.8468	114	2.737232
2.751 to 3.000	1	10,000,000.00	1.23	6.4550	113	2.810000
3.001 to 3.250	1	28,000,000.00	3.44	5.9520	117	3.250000
3.251 to 3.500	0	0.00	0.00	0.0000	0	0.000000
3.501 to 3.750	0	0.00	0.00	0.0000	0	0.000000
3.751 to 4.000	1	12,000,000.00	1.47	5.7550	116	3.780000
4.001 or Greater	0	0.00	0.00	0.0000	0	0.000000
Total	58	814,105,627.97	100.00	6.2988	115	1.843132


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

January 16, 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	41,358,952.16	5.08	6.1358	115	1.702868
10,000,001 to 15,000,000	7	86,149,540.00	10.58	6.2486	115	2.056082
15,000,001 to 20,000,000	7	126,918,000.00	15.59	6.6008	115	1.744204
20,000,001 to 25,000,000	4	91,800,000.00	11.28	6.1237	116	1.543094
25,000,001 to 30,000,000	3	88,000,000.00	10.81	5.9117	114	2.909091
30,000,001 to 35,000,000	1	34,000,000.00	4.18	7.1250	117	1.680000
35,000,001 to 40,000,000	1	40,000,000.00	4.91	6.5800	117	1.250000
40,000,001 to 45,000,000	0	0.00	0.00	0.0000	0	0.000000
45,000,001 to 50,000,000	2	92,500,000.00	11.36	6.4677	116	1.564919
5,000,001 to 10,000,000	21	157,379,135.81	19.33	6.2381	114	1.836856
50,000,001 to 55,000,000	0	0.00	0.00	0.0000	0	0.000000
55,000,001 to 60,000,000	1	56,000,000.00	6.88	5.8960	117	1.660000
60,000,001 to 65,000,000	0	0.00	0.00	0.0000	0	0.000000
65,000,001 to 70,000,000	0	0.00	0.00	0.0000	0	0.000000
70,000,001 to 75,000,000	0	0.00	0.00	0.0000	0	0.000000
75,000,001 to 80,000,000	0	0.00	0.00	0.0000	0	0.000000
80,000,001 to 85,000,000	0	0.00	0.00	0.0000	0	0.000000
85,000,000+	0	0.00	0.00	0.0000	0	0.000000
Total	58	814,105,627.97	100.00	6.2988	115	1.843132


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

January 16, 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	117	2.680000
5.51 to 5.75	7	55,929,968.08	6.87	5.5806	111	2.138824
5.76 to 6.00	11	235,090,529.89	28.88	5.9038	115	2.316181
6.01 to 6.25	5	83,750,000.00	10.29	6.1738	116	1.712925
6.26 to 6.50	16	178,900,130.00	21.98	6.4064	115	1.603921
6.51 to 6.75	12	155,600,000.00	19.11	6.5961	116	1.449280
6.76 to 7.00	2	20,885,000.00	2.57	6.8479	114	1.590000
7.01 or Greater	4	75,950,000.00	9.33	7.2688	116	1.656531
Total	58	814,105,627.97	100.00	6.2988	115	1.843132

Property Type

	Asset	Ending Scheduled	% of			Wtd Avg
Property Type Range	Count	Balance	Agg.Bal. WAC WAM			DSCR

Industrial	3	45,000,000.00	5.53	6.0833	116	2.336000
Lodging	3	58,350,000.00	7.17	6.5766	116	2.487566
Mixed Use	4	87,500,000.00	10.75	5.8572	114	2.715714
Multifamily	6	82,250,000.00	10.10	6.4991	116	1.422401
Office	3	83,100,000.00	10.21	6.7736	116	1.596137
Other	0	0.00	0.00	0.0000	0	0.000000
Retail	15	201,335,000.00	24.73	6.3959	114	1.768255
Self Storage	21	241,770,627.97	29.70	6.1136	116	1.570235
Total	58	814,105,627.97	100.00	6.2988	115	1.843132


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

January 16, 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	696,665,098.08	85.57	6.2326	115	1.886549
241 to 270 Months	0	0.00	0.00	0.0000	0	0.000000
271 to 300 Months	0	0.00	0.00	0.0000	0	0.000000
301 Months or Greater	7	117,440,529.89	14.43	6.6914	116	1.585583
Total	58	814,105,627.97	100.00	6.2988	115	1.843132

Seasoning

	Asset	Ending Scheduled	% of			Wtd Avg
Seasoning Range	Count	Balance	Agg.Bal.	WAC	WAM	DSCR

12 Months or Less	58	814,105,627.97	100.00	6.2988	115	1.843132
13 to 24 Months	0	0.00	0.00	0.0000	0	0.000000
25 to 36 Months	0	0.00	0.00	0.0000	0	0.000000
37 to 48 Months	0	0.00	0.00	0.0000	0	0.000000
49 Months or Greater	0	0.00	0.00	0.0000	0	0.000000
Total	58	814,105,627.97	100.00	6.2988	115	1.843132


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

January 16, 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	117	3.250000
Arizona	2	12,790,529.89	1.57	5.9000	115	1.803774
California	3	25,929,968.08	3.19	5.8854	116	2.950036
Colorado	1	12,935,000.00	1.59	6.8650	113	1.590000
Connecticut	2	27,100,000.00	3.33	7.0308	116	1.563801
Florida	1	24,000,000.00	2.95	6.2000	117	1.620000
Illinois	4	19,566,000.00	2.40	6.4661	116	1.361217
Indiana	6	41,919,590.00	5.15	6.4740	116	1.335536
Kansas	1	5,700,000.00	0.70	6.6900	116	1.550000
Maryland	4	74,300,000.00	9.13	6.2555	116	1.477402
Massachusetts	6	127,500,000.00	15.66	6.3235	114	2.419020
Missouri	1	22,000,000.00	2.70	6.4100	116	1.430000
N/A	3	24,014,540.00	2.95	6.4096	114	1.464900
New Jersey	1	3,000,000.00	0.37	5.8500	117	2.560000
New York	8	183,750,000.00	22.57	6.2239	116	1.674544
North Carolina	2	11,800,000.00	1.45	6.5300	114	1.665246
Ohio	1	8,500,000.00	1.04	6.5100	116	1.420000
Oregon	5	41,000,000.00	5.04	5.5770	111	2.070000
South Carolina	1	12,500,000.00	1.54	6.5000	117	2.090000
Texas	4	89,950,000.00	11.05	6.2663	116	1.619872
Washington	1	17,850,000.00	2.19	7.6100	115	1.570000
Total	58	814,105,627.97	100.00	6.2988	115	1.843132


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

January 16, 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	01/06/2026	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	01/06/2026	6.41000	%	121,433.89	-	22,000,000.00	22,000,000.00	09/06/2035	0		0		0
30512556	12		MF	Latham	NY	01/06/2026	6.17500	%	103,688.54	-	19,500,000.00	19,500,000.00	09/06/2035	0		0		0
30512616	13		SS		TX	01/06/2026	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	01/06/2026	7.25000	%	112,999.31	-	18,100,000.00	18,100,000.00	09/06/2035	0		0		0
30323562	15		LO	Seattle	WA	01/06/2026	7.61000	%	116,972.04	-	17,850,000.00	17,850,000.00	08/06/2035	0		0		0
30323579	16		SS	Indianapolis	IN	01/01/2026	6.46000	%	84,654.35	-	15,218,000.00	15,218,000.00	10/01/2035	0		0		0
30323580	17		SS			01/01/2026	6.46000	%	72,396.99	-	13,014,540.00	13,014,540.00	10/01/2035	0		0		0
30323563	18		RT	Centennial	CO	01/06/2026	6.86500	%	76,465.61	-	12,935,000.00	12,935,000.00	06/06/2035	0		0		0
30512633	19		LO	Bluffton	SC	01/06/2026	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	01/06/2026	5.75500	%	59,468.33	-	12,000,000.00	12,000,000.00	09/06/2035	0		0		0
30512618	21		SS		TX	01/06/2026	6.05000	%	62,516.67	-	12,000,000.00	12,000,000.00	10/06/2035	0		0		0
30512538	22		RT	Austin	TX	01/06/2026	6.46200	%	65,104.65	-	11,700,000.00	11,700,000.00	08/06/2035	0		0		0
30323581	26		SS	Joliet	IL	01/01/2026	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	01/06/2026	6.21000	%	48,127.50	-	9,000,000.00	9,000,000.00	09/06/2035	0		0		0
30323567	28		MF	Stratford	CT	12/06/2025	6.59000	%	51,072.50	-	9,000,000.00	9,000,000.00	09/06/2035	B		0		0
30323568	29		SS	Columbus	OH	01/06/2026	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	01/06/2026	5.89600	%	106,619.33	-	21,000,000.00	21,000,000.00	10/06/2035	0		0		0
30323582	30		SS	Cockeysville	MD	01/01/2026	5.40000	%	37,200.00	-	8,000,000.00	8,000,000.00	10/01/2035	0		0		0
30323583	31		SS	Tucson	AZ	01/01/2026	5.90000	%	40,491.70	6,959.22	7,969,935.03	7,962,975.81	08/01/2035	0		0		0
30323569	32		MF	Rome	NY	01/06/2026	6.82000	%	46,688.58	-	7,950,000.00	7,950,000.00	09/06/2035	0		0		0
30323570	33		SS	Indianapolis	IN	01/06/2026	6.51000	%	41,483.17	-	7,400,000.00	7,400,000.00	09/06/2035	0		0		0
30323584	34		MH	Durham	NC	01/01/2026	6.53000	%	34,806.71	-	6,190,000.00	6,190,000.00	07/01/2035	0		0		0
30323585	35		SS	Greenfield	IN	01/01/2026	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	01/06/2026	6.69000	%	32,836.75	-	5,700,000.00	5,700,000.00	09/06/2035	0		0		0
30323586	37		MH	Garner	NC	01/01/2026	6.53000	%	31,545.34	-	5,610,000.00	5,610,000.00	07/01/2035	0		0		0
30323587	38		SS	Plainfield	IN	01/01/2026	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	01/01/2026	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	01/05/2026	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	01/05/2026	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	01/06/2026	6.30000	%	254,975.00	-	47,000,000.00	47,000,000.00	09/06/2035	0		0		0
30323589	40		SS	Whittier	CA	01/01/2026	5.61000	%	23,899.17	17,247.45	4,947,215.53	4,929,968.08	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

January 16, 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	01/01/2026	5.90000	%	24,548.09	4,219.03	4,831,773.11	4,827,554.08	08/01/2035	0		0		0
30323572	42		MF	Brooklyn	NY	01/06/2026	6.40500	%	23,716.29	-	4,300,000.00	4,300,000.00	10/06/2035	0		0		0
30323573	43		SS	Indianapolis	IN	01/06/2026	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	01/01/2026	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	01/01/2026	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	01/01/2026	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	01/06/2026	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	01/06/2026	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	01/06/2026	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	01/06/2026	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	01/06/2026	7.12500	%	36,812.50	-	6,000,000.00	6,000,000.00	10/06/2035	0		0		0
30530384	8		LO	Anchorage	AK	01/06/2026	5.95200	%	143,509.33	-	28,000,000.00	28,000,000.00	10/06/2035	0		0		0
30512581	9		SS	Bethesda	MD	01/06/2026	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	01/06/2026	5.89600	%	284,318.22	-	56,000,000.00	56,000,000.00	10/06/2035	0		0		0
30512677	A-1-2		RT			01/01/2026	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	01/01/2026	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	01/06/2026	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	01/06/2026	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	01/06/2026	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	01/06/2026	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	01/06/2026	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	01/06/2026	5.57700	%	24,012.08	-	5,000,000.00	5,000,000.00	04/06/2035	0		0		0
30512194	A-5-1		RT			01/01/2026	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	01/09/2026	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	01/09/2026	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	01/09/2026	5.89283	%	88,801.67	-	17,500,000.00	17,500,000.00	06/09/2035	0		0		0
Total	Count = 58								4,415,789.53	28,425.70	814,134,053.67	814,105,627.97


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

January 16, 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	1,908,475.89	Not Available	Not Available
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	7,962,975.81	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	14,578,876.71	Not Available	Not Available
30512542	3	A-3	OF	New York	NY	45,500,000.00	14,578,876.71	14,578,876.71	Not Available	Not Available
30512600	4		RT	Flower Mound	TX	47,000,000.00	4,732,151.52	4,792,893.92	01/01/2025	09/30/2025
30323589	40		SS	Whittier	CA	4,929,968.08	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

January 16, 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	4,827,554.08	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	5,630,782.11	Not Available	Not Available
30323545	5	A-4	MF	Owings Mills	MD	1,500,000.00	5,630,782.11	5,630,782.11	Not Available	Not Available
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	5,892,261.54	Not Available	Not Available
30512581	9		SS	Bethesda	MD	24,800,000.00	2,631,374.02	2,631,374.02	Not Available	Not Available
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	18,990,746.90	01/01/2025	06/30/2025
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	24,213,578.01	01/01/2025	09/30/2025
30323556	A-4-2		RT	Portland	OR	12,000,000.00	40,992,361.75	40,992,361.75	Not Available	Not Available
30323557	A-4-4		RT	Portland	OR	9,000,000.00	40,992,361.75	40,992,361.75	Not Available	Not Available
30323558	A-4-5		RT	Portland	OR	9,000,000.00	40,992,361.75	40,992,361.75	Not Available	Not Available
30323559	A-4-6		RT	Portland	OR	6,000,000.00	40,992,361.75	40,992,361.75	Not Available	Not Available
30323560	A-4-8		RT	Portland	OR	5,000,000.00	40,992,361.75	40,992,361.75	Not Available	Not Available
30512194	A-5-1		RT			6,000,000.00	18,800,517.23	18,990,746.90	01/01/2025	06/30/2025
30323576	-C2	-A	MU	Cambridge	MA	30,000,000.00	140,793,229.70	140,793,229.70	Not Available	Not Available
30323577	-C2	-A	MU	Cambridge	MA	30,000,000.00	140,793,229.70	140,793,229.70	Not Available	Not Available
30323575	-C2	-B	MU	Cambridge	MA	17,500,000.00	140,793,229.70	140,793,229.70	Not Available	Not Available
Total	Count = 58					814,105,627.97	835,486,472.56	831,734,432.10


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

January 16, 2026

Actual

Paid

Current P&I

Total P&I

Cumulative

Other Expense

Payment Workout

Most Recent

Principal

Through

Advances

Accrued Unpaid

Advances

Status

Strategy

Special Serv

Foreclosure

Bankruptcy

REO

Loan ID

OMCR

Balance

Date

(Net of ASER)

Outstanding

Interest Advances

Outstanding

)

Transfer Date

Date

30323567

9,000,000.00

12/06/2025

51,072.50

51,053.12


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

–

January 16, 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
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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

January 16, 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

BMO 2025-C13 Mortgage Trust 10-D