UBSCM 2018-C13 – Deal Overview & Connected Data

09/05/2025: Loan transferred to Special Servicing on 12/01/22. The collateral consists of a portfolio of seven industrial and office properties totaling 640,983 SF class A & B assets located in Bloomfield, New Providence, and Piscataway, NJ. All p roperties are well occupied at 98%+. Loan transferred for non-monetary defaults. Lender is pursuing legal remedies against Borrower as well as continuing to negotiate with Borrower for acceptable outcome focused on a Discounted pay off.

9/5/25: The Subject Property was reportedly constructed in 1997. The Subject Property consists of an 18-unit, 221,127 net rentable square foot retail facility with four single-story retail strip buildings and one stand-alone vacant restaurant build ing, all located on two non-contiguous parcels, cumulatively totaling approximately 16.478 acres in Jackson, MS. Loan was transferred into Special Servicing on 8/20/25 due to outstanding Excess Cash flow not being remitted to Lender. Interviewing counsels to proceed with clearing conflicts and then engagement. Borrower has executed a prenegotiation letter. Loan is currently due for the 9/6/25 payment.

9/3/25: Loan transferred to SS on 08/08/24 due to noncompliance with cash management and SPE violation for having a $4,320,000 unsecured loan prior to closing the subject loan . The loan is secured by a 320-unit multifamily complex located in Manc hester, NH.Borrower has an unsatisfied judgment for non-compliance with cash management. A repurchase notice was issued to UBS on 09/13/24 due to the unsecured loan which is an SPE violation, A complaint was subsequently filed on 09/20/24. UBS filed a motion to dismiss on 12/23/24. Lender''s opposition papers were filed on 01/22/25. UBS and Midland are discussing options to settle. Attempts to contact the borrower/borrower''s counsel have been unsuccessful. A notice of default/acceleration was issu ed and legal counsel has been engaged to proceed with foreclosure and the appointment of a receiver. The receivership was granted on 8/25/25 - receiver is working to obtain control of the property.

9/11/2025 - This Loan transferred to SS on 3/27/2025 due to an Imminent Default. Loan is paid through February 2025.The Loan is secured by four (4) hospitality properties (i) 83-room Hampton Inn & Suites Nashville Smyrna located in Smyrna, TN, (i i) 112-room Hilton Garden Inn Nashville Smyrna, located in Smyrna, TN, (iii) 127-room Hyatt Place Phoenix North, located in Phoenix, AZ, and (iv) 139-room Aloft Broomfield, located in Broomfield, CO. Lender is evaluating resolution

7/31/2025 - Loan transferred to SS on 5/7/2025, due to imminent default. Single tenant vacated the property at lease expiration. Loan is due for the 4/6/2025 payment. Property is under contract, scheduled closing 0815/2025.

6/4/25: Loan transferred to special servicer on 9/5/24 due to imminent payment default. Loan is due for the 6/6/25 payment. Legal is engaged. The Property consists of a 205,224 sq. ft. retail center located at 1101 South Fort Hood Street in Killeen , Texas, immediately adjacent to Fort Hood, the largest active-duty armored military post in the nation. The improvements were constructed in 1979 and are situated on 17.14 acres. Conn''s and LL flooring recently filed BK and have since closed/vacated. Pr operty was inspected on 10/29/24. A consent agreement has been executed as well as the Crunch amd/expansion. Return to master servicing is anticipated in July 2025.