UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported) December 2, 2004 ------------------------------ Structured Asset Securities Corporation II ------------------------------------------------------ (Exact Name of Registrant as Specified in Its Charter) Delaware 333-119328-02 82-0569805 -------------------------------------------------------------------------------- (State or Other Jurisdiction (Commission (IRS Employer of Incorporation) File Number) Identification No.) 745 Seventh Avenue, New York, New York 10019 -------------------------------------------------------------------------------- (Address of Principal Executive Offices) (Zip Code) Registrant's telephone number, including area code (212) 526-7000 ---------------------------- N/A ------------------------------------------------------------- (Former Name or Former Address, if Changed Since Last Report) Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions: [ ] Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) [ ] Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) [ ] Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) [ ] Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) Section 1 - Registrant's Business and Operations Item 1.01 Entry into a Material Definitive Agreement. On December 2, 2004, a pooling and servicing agreement dated as of November 12, 2004 (the "Pooling and Servicing Agreement"), was entered into by and among Structured Asset Securities Corporation II as depositor (the "Registrant"), a master servicer, a special servicer, a trustee and a fiscal agent, for the purpose of issuing a single series of certificates, entitled LB-UBS Commercial Mortgage Trust 2004-C8, Commercial Mortgage Pass-Through Certificates, Series 2004-C8 (the "Certificates"). The Pooling and Servicing Agreement is attached as Exhibit 4.1 hereto. Certain classes of the Certificates, designated as Class A-1, Class A-2, Class A-3, Class A-4, Class A-5, Class A-6, Class A-J, Class B, Class C, Class D, Class E and Class F (collectively, the "Underwritten Certificates") were registered under the Registrant's registration statement on Form S-3 (Registration No. 333-119328) and sold to Lehman Brothers Inc. and UBS Securities LLC (collectively, the "Underwriters") pursuant to an underwriting agreement dated as of November 23, 2004 (the "Underwriting Agreement") between the Registrant, the Underwriters and the mortgage loan sellers. The Underwriting Agreement is attached as Exhibit 1.1 hereto. Certain of the mortgage loans backing the Underwritten Certificates were acquired by the Registrant from UBS Real Estate Investments Inc. as a seller pursuant to a Mortgage Loan Purchase Agreement dated as of November 23, 2004 (the "UBS/Registrant Mortgage Loan Purchase Agreement"), which agreement contains representations and warranties made by that mortgage loan seller to the Registrant with respect to those mortgage loans. The UBS/Registrant Mortgage Loan Purchase Agreement is attached as Exhibit 99.1 hereto. Section 9 - Financial Statements and Exhibits Item 9.01 Financial Statements and Exhibits. Listed below are the financial statements, pro forma financial information and exhibits, if any, filed as a part of this report: (a) Financial statements of businesses acquired: Not applicable. (b) Pro forma financial information: Not applicable. (c) Exhibits: Exhibit No. Description 1.1 Underwriting Agreement dated as of November 23, 2004 among Structured Asset Securities Corporation II as seller, Lehman Brothers Inc. and UBS Securities LLC 2 as underwriters and UBS Real Estate Investments Inc. and Lehman Brothers Holdings Inc. as mortgage loan sellers. 4.1 Pooling and Servicing Agreement dated as of November 12, 2004 among Structured Asset Securities Corporation II as depositor, Wachovia Bank, National Association as master servicer, Lennr Partners, Inc. as special servicer, LaSalle Bank National Association as trustee and ABN AMRO Bank N.V. 99.1 Mortgage Loan Purchase Agreement dated as of November 23, 2004 between UBS Real Estate Investments Inc. as seller, UBS Principal Finance LLC as an additional party, and Structured Asset Securities Corporation II as purchaser. 3 SIGNATURES Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. Date: December 17, 2004 STRUCTURED ASSET SECURITIES CORPORATION II By: /s/ David Nass ---------------------------- Name: David Nass Title: Senior Vice President 4 EXHIBIT INDEX The following exhibits are filed herewith: Exhibit No. Page No. ----------- -------- 1.1 Underwriting Agreement dated as of November 23, 2004 among Structured Asset Securities Corporation II as seller, Lehman Brothers Inc. and UBS Securities LLC as underwriters and UBS Real Estate Investments Inc. and Lehman Brothers Holdings Inc. as mortgage loan sellers. 4.1 Pooling and Servicing Agreement dated as of November 12, 2004 among Structured Asset Securities Corporation II as depositor, Wachovia Bank, National Association as master servicer, Lennar Partners, Inc. as special servicer, LaSalle Bank National Association as trustee and ABN AMRO Bank N.V. as fiscal agent 99.1 Mortgage Loan Purchase Agreement dated as of November 23, 2004 between UBS Real Estate Investments Inc. as seller, UBS Principal Finance LLC as an additional party, and Structured Asset Securities Corporation II as purchaser. 5

FORM 8-K

CURRENT REPORT
Pursuant to Section 13 OR 15(d) of The Securities Exchange Act of 1934

Date of Report (Date of earliest event reported) December 17, 2004

Structured Asset Securities Corporation II
(Exact name of registrant as specified in its charter)

Delaware
(State or other jurisdiction
of incorporation)

333-119328-02
(Commission
File Number)

82-0569805
(IRS Employer
Identification No.)

745 Seventh Avenue, New York, New York
(Address of principal executive offices)

10019
(Zip Code)

Registrant's telephone number, including area code 212-526-7000

(Former name or former address, if changed since last report.)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

[ ] Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

[ ] Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

[ ] Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

[ ] Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Section 8 - Other Events

Item 8.01. Other Events.

This current report on Form 8-K relates to the monthly distribution reported to the holders of LB-UBS Commercial Mortgage Trust 2004-C8, Commercial Mortgage Pass-Through Certificates, Series 2004-C8, which was made on December 17, 2004.

Section 9 - Financial Statements and Exhibits

Item 9.01 Financial Statements and Exhibits.

99.1 Monthly distribution report pursuant to Section 4.02 of the Pooling and Servicing Agreement for the distribution on December 17, 2004.

(Exhibit No. Description)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

LASALLE BANK NATIONAL ASSOCIATION, IN ITS CAPACITY AS TRUSTEE UNDER THE POOLING AND SERVICING AGREEMENT ON BEHALF OF STRUCTURED ASSET SECURITIES CORPORATION II, REGISTRANT

By: /s/ Russell Goldenberg
Russell Goldenberg
Group Senior Vice President

Date: December 22, 2004

LB-UBS Commercial Mortgage Trust 2004-C8

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Reporting Package Table of Contents

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Administrator:
Kathryn Hawkinson 312.904.6561
kathryn.hawkinson@abnamro.com

Analyst:
Vamsi Kaipa 714.259.6252
vamsi.kaipa@abnamro.com

Statement Date:

135 S. LaSalle Street, Suite 1625
Chicago, IL 60603
USA

Statements to Certificateholders
Cash Reconciliation Summary
Bond Interest Reconciliation
Shortfall Summary Report

Asset-Backed Facts ~ 15 Month Loan Status Summary

Asset-Backed Facts ~ 15 Month Loan Payoff/Loss Summary
Mortgage Loan Characteristics

Delinquent Loan Detail
Loan Level Detail
Realized Loss Detail

Page 2-4
Page 5-7
Page 8
Page 9

Page 10

Page 11
Page 12-14

Page 15
Page 16-20

Page 21

Historical REO Report

Appraisal Reduction Detail
Appraisal Reduction Detail
Modified Loan Detail

Specially Serviced (Part I) - Loan Detail
Specially Serviced (Part II) - Servicer Comments
Rating Information

Page 22

Page 23
Page 24
Page 25

Page 26
Page 27
Page 28-29

Page(s)

Information is available for this issue from the following sources

Issue Id:

Monthly Data File
Name:

LUBS04C8

LUBS04C8_200412_3.ZIP

Closing Date:

First Payment Date:

Rated Final Payment: Date:

2-Dec-04
17-Dec-04

19-Dec-39

Parties to The Transaction

Depositor: Structured Asset Securities Corporation II

Underwriter: Lehman Brothers Inc./UBS Principal Finance LLC

Master Servicer: Wachovia Bank, National Association

Special Servicer: Lennar Partners, Inc.

Rating Agency: Standard & Poor's Ratings Services/Moody's Investors Service, Inc.

800.246.5761

LaSalle Factor Line

LaSalle Web Site

Servicer Web Site

www.wachovia.com

www.etrustee.net

Page 1 of 29

Class

CUSIP

Original

Opening

Principal

Negative

Closing

Interest

Pass-Through

Per $ 1000

Next Rate(3)

WAC:
WAMM:

Payment Date:
Prior Payment:
Next Payment:
Record Date:

5.510371%

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

LB-UBS Commercial Mortgage Trust 2004-C8

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

Face Value (1)

Balance

Payment

Adj. or Loss

Amortization

Balance

Payment (2)

Adjustment

Rate

110

REMIC III

Statement Date:

ABN AMRO Acct: 722178.1

1000.000000000

6.351323774

0.000000000

993.648676226

3.280000000

Fixed

0.00

0.000000000

3.93600000%

0.000000000

52108HU28

A-1

53,000,000.00

336,620.16

0.00

52,663,379.84

173,840.00

1000.000000000

0.000000000

1000.000000000

3.500833342

Fixed

0.00

0.000000000

4.20100000%

0.000000000

52108HU36

A-2

383,000,000.00

0.00

383,000,000.00

1,340,819.17

1000.000000000

0.000000000

1000.000000000

3.695833409

Fixed

0.00

0.000000000

4.43500000%

0.000000000

52108HU44

A-3

44,000,000.00

0.00

44,000,000.00

162,616.67

1000.000000000

0.000000000

1000.000000000

3.758333333

Fixed

0.00

0.000000000

4.51000000%

0.000000000

52108HU51

A-4

150,000,000.00

0.00

150,000,000.00

563,750.00

1000.000000000

0.000000000

1000.000000000

3.933333333

Fixed

0.00

0.000000000

4.72000000%

0.000000000

52108HU69

A-5

36,000,000.00

0.00

36,000,000.00

141,600.00

1000.000000000

0.000000000

1000.000000000

3.999166664

4.799000000%

0.00

0.000000000

4.79900000%

0.000000000

52108HU77

A-6

383,027,000.00

0.00

383,027,000.00

1,531,788.81

1000.000000000

0.000000000

1000.000000000

4.048333372

4.858000000%

0.00

0.000000000

4.85800000%

0.000000000

52108HU85

A-J

85,232,000.00

0.00

85,232,000.00

345,047.55

1000.000000000

0.000000000

1000.000000000

4.089166709

4.907000000%

0.00

0.000000000

4.90700000%

0.000000000

52108HU93

19,669,000.00

0.00

19,669,000.00

80,429.82

1000.000000000

0.000000000

1000.000000000

4.105833545

4.927000000%

0.00

0.000000000

4.92700000%

0.000000000

52108HV27

19,669,000.00

0.00

19,669,000.00

80,757.64

1000.000000000

0.000000000

1000.000000000

4.121666893

4.946000000%

0.00

0.000000000

4.94600000%

0.000000000

52108HV35

14,752,000.00

0.00

14,752,000.00

60,802.83

1000.000000000

0.000000000

1000.000000000

4.155000000

4.986000000%

0.00

0.000000000

4.98600000%

0.000000000

52108HV43

14,752,000.00

0.00

14,752,000.00

61,294.56

1000.000000000

0.000000000

1000.000000000

4.170833384

5.005000000%

0.00

0.000000000

5.00500000%

0.000000000

52108HV50

16,391,000.00

0.00

16,391,000.00

68,364.13

1000.000000000

0.000000000

1000.000000000

4.245000436

5.094000000%

0.00

0.000000000

5.09400000%

0.000000000

52108HV68/U51394JX0/52108HX33

11,473,000.00

0.00

11,473,000.00

48,702.89

1000.000000000

0.000000000

1000.000000000

4.283848852

5.158541288%

0.00

0.000000000

5.14061863%

0.000000000

52108HV76/U51394JY8/52108HX41

13,113,000.00

0.00

13,113,000.00

56,174.11

1000.000000000

0.000000000

1000.000000000

4.367182354

5.258541288%

0.00

0.000000000

5.24061863%

0.000000000

52108HV84/U51394JZ5/52108HX58

9,838,000.00

0.00

9,838,000.00

42,964.34

1000.000000000

0.000000000

1000.000000000

4.558848758

5.488541288%

0.00

0.000000000

5.47061863%

0.000000000

52108HV92/U51394KA8/52108HX66

16,391,000.00

0.00

16,391,000.00

74,724.09

Page 2 of 29

Notes: (1) N denotes notional balance not included in total (2) Accrued Interest Plus/Minus Interest Adjustment Minus Deferred Interest equals Interest Payment (3) Estimated. * Denotes Controlling Class

Class

CUSIP

Original

Opening

Principal

Negative

Closing

Interest

Pass-Through

Per $ 1000

Next Rate(3)

WAC:
WAMM:

Payment Date:
Prior Payment:
Next Payment:
Record Date:

5.510371%

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

LB-UBS Commercial Mortgage Trust 2004-C8

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

Face Value (1)

Balance

Payment

Adj. or Loss

Amortization

Balance

Payment (2)

Adjustment

Rate

110

REMIC III

Statement Date:

ABN AMRO Acct: 722178.1

1000.000000000

0.000000000

1000.000000000

4.323332825

5.188000000%

0.00

0.000000000

5.18800000%

0.000000000

52108HW26/U51394KB6/52108HX74

6,556,000.00

0.00

6,556,000.00

28,343.77

1000.000000000

0.000000000

1000.000000000

4.323332656

5.188000000%

0.00

0.000000000

5.18800000%

0.000000000

52108HW34/U51394KC4/52108HX82

4,918,000.00

0.00

4,918,000.00

21,262.15

1000.000000000

0.000000000

1000.000000000

4.323333333

5.188000000%

0.00

0.000000000

5.18800000%

0.000000000

52108HW42/U51394KD2/52108HX90

4,917,000.00

0.00

4,917,000.00

21,257.83

1000.000000000

0.000000000

1000.000000000

4.323334350

5.188000000%

0.00

0.000000000

5.18800000%

0.000000000

52108HW59/U51394KE0/52108HY24

3,278,000.00

0.00

3,278,000.00

14,171.89

1000.000000000

0.000000000

1000.000000000

4.323334350

5.188000000%

0.00

0.000000000

5.18800000%

0.000000000

52108HW67/U51394KF7/52108HY32

3,278,000.00

0.00

3,278,000.00

14,171.89

1000.000000000

0.000000000

1000.000000000

4.323331300

5.188000000%

0.00

0.000000000

5.18800000%

0.000000000

52108HW75/U51394KG5/52108HY40

1,639,000.00

0.00

1,639,000.00

7,085.94

1000.000000000

0.000000000

1000.000000000

4.323333102

5.188000000%

0.00

0.000000000

5.18800000%

0.000000000

52108HW83/U51394KH3/52108HY57

16,391,987.00

0.00

16,391,987.00

70,868.02

1000.000000000

0.000000000

999.743289854

0.092879306

0.111244849%

0.00

0.000000000

0.11145517%

0.000000000

52108HW91/U51394KJ9/52108HY65

X-CL

1,311,284,987.00

0.00

1,310,948,366.84

121,791.24

1000.000000000

0.000000000

1000.000000000

0.691814108

0.830134684%

0.00

0.000000000

0.83017693%

0.000000000

52108HX25/U51394KK6/52108HY73

X-CP

1,221,890,000.00

0.00

1,221,890,000.00

845,320.74

0.000000000

0.00

0.000000000

N/A

0.000000000

9ABST087

R-I

0.00

0.000000000

0.00

0.000000000

N/A

0.000000000

9ABST088

R-II

0.00

0.000000000

0.00

0.000000000

N/A

0.000000000

9ABST087

R-III

0.00

Total P&I Payment

0.00

1,311,284,987.00

6,314,570.24

Total

1,310,948,366.84

336,620.16

0.00

5,977,950.08

Page 3 of 29

Class

CUSIP

Original

Opening

Principal

Negative

Closing

Interest

Pass-Through

Per $ 1000

Next Rate(3)

WAC:
WAMM:

Payment Date:
Prior Payment:
Next Payment:
Record Date:

5.510371%

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

LB-UBS Commercial Mortgage Trust 2004-C8

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

Face Value (1)

Balance

Payment

Adj. or Loss

Amortization

Balance

Payment (2)

Adjustment

Rate

110

Grantor Trust

Statement Date:

ABN AMRO Acct: 722178.1

0.000000000

0.00

0.000000000

N/A

0.000000000

9ABST090

0.00

Total P&I Payment

0.00

Total

0.00

Page 4 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Statement Date:

Cash Reconciliation Summary

Current Scheduled Interest

Interest Summary

Less Deferred Interest

Plus Gross Advance Interest

Less PPIS Reducing Scheduled Int

6,021,389.04

0.00
0.00

Less ASER Interest Adv Reduction

0.00

Less Other Adjustment

0.00

Total

6,021,389.04

Unscheduled Interest:
Prepayment Penalties

0.00

Yield Maintenance Penalties

0.00

Other Interest Proceeds

0.00

Total

0.00

Less Fees & Expenses Paid By/To Servicer

Less Fee Paid To Servicer
Less Fee Strips Paid by Servicer

Special Servicing Fees

Interest Due Serv on Advances

Recoup of Prior Advances

Misc. Fees & Expenses

Total Unscheduled Fees & Expenses
Total Interest Due Trust

Less Fees & Expenses Paid By/To Trust
Trustee Fee
Fee Strips
Misc. Fees
Interest Reserve Withholding

Plus Interest Reserve Deposit
Total

Total Interest Due Certs

Principal Summary

Scheduled Principal:
Current Scheduled Principal
Advanced Scheduled Principal
Scheduled Principal
Unscheduled Principal:
Curtailments
Prepayments in Full
Liquidation Proceeds
Repurchase Proceeds
Other Principal Proceeds
Total Unscheduled Principal
Remittance Principal

Remittance P&I Due Trust

Remittance P&I Due Certs

Pool Balance Summary

Beginning Pool
Scheduled Principal
Unscheduled Principal
Deferred Interest
Liquidations
Repurchases

Ending Pool

Balance

Count

Principal

Interest

Prior Outstanding
Plus Current Period
Less Recovered

Ending Outstanding

Servicing Fee Summary

Current Servicing Fees
Plus Fees Advanced for PPIS
Less Reduction for PPIS
Plus Delinquent Servicing Fees

Total Servicing Fees

PPIS Summary

Gross PPIS
Reduced by PPIE
Reduced by Shortfalls in Fees
Reduced by Other Amounts

PPIS Reducing Scheduled
Interest

PPIS Reducing Servicing Fee
PPIS Due Certificate

)

(3,466.82

0.00

0.00
0.00

0.00

5,979,479.89

)

(1,529.83

0.00
0.00
0.00

)

(1,529.83

336,620.16

0.00

336,620.16

0.00
0.00
0.00
0.00
0.00
0.00

336,620.16

6,316,100.05

6,314,570.22

1,311,284,987.14

336,620.16

0.00

0.00
0.00

0.00

1,310,948,366.98

0.00

38,442.32

0.00
0.00
0.00

38,442.32

0.00
0.00
0.00
0.00
0.00
0.00

0.00

)

(38,442.32

5,977,950.06

Interest Not Advanced (

Current Period

)

0.00

Workout Fees
Liquidation Fees

0.00
0.00

Less Non Recovered

0.00

0.00
0.00

0.00

Advance Summary (Advance Made by Servicer)

Page 5 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Statement Date:

Cash Reconciliation Summary The Grace Building Mortgage Loan

Current Scheduled Interest

Interest Summary

Less Deferred Interest

Plus Gross Advance Interest

Less PPIS Reducing Scheduled Int

537,049.50

0.00
0.00

Less ASER Interest Adv Reduction

0.00

Less Other Adjustment

0.00

Total

537,049.50

Unscheduled Interest:
Prepayment Penalties

0.00

Yield Maintenance Penalties

0.00

Other Interest Proceeds

0.00

Total

0.00

Less Fees & Expenses Paid By/To Servicer

Less Fee Paid To Servicer
Less Fee Strips Paid by Servicer

Special Servicing Fees

Interest Due Serv on Advances

Recoup of Prior Advances

Misc. Fees & Expenses

Total Unscheduled Fees & Expenses
Total Interest Due Trust

Less Fees & Expenses Paid By/To Trust
Trustee Fee
Fee Strips
Misc. Fees
Interest Reserve Withholding

Plus Interest Reserve Deposit
Total

Total Interest Due Certs

Principal Summary

Remittance P&I Due Trust

Remittance P&I Due Certs

Pool Balance Summary

Beginning Pool
Scheduled Principal
Unscheduled Principal
Deferred Interest
Liquidations
Repurchases

Ending Pool

Balance

Count

Principal

Interest

Prior Outstanding
Plus Current Period
Less Recovered

Ending Outstanding

Servicing Fee Summary

Current Servicing Fees
Plus Fees Advanced for PPIS
Less Reduction for PPIS
Plus Delinquent Servicing Fees

Total Servicing Fees

PPIS Summary

Gross PPIS
Reduced by PPIE
Reduced by Shortfalls in Fees
Reduced by Other Amounts

PPIS Reducing Scheduled
Interest

PPIS Reducing Servicing Fee
PPIS Due Certificate

)

(1,950.00

0.00

0.00
0.00

0.00

533,637.00

)

(136.50

0.00
0.00
0.00

)

(136.50

0.00
0.00
0.00

0.00
0.00
0.00
0.00
0.00
0.00
0.00

533,637.00

533,500.50

117,000,000.00

0.00
0.00

0.00

117,000,000.00

0.00

1,462.50

0.00
0.00
0.00

1,462.50

0.00
0.00
0.00
0.00
0.00
0.00

0.00

)

(1,462.50

533,500.50

Interest Not Advanced (

Current Period

)

0.00

Workout Fees
Liquidation Fees

0.00
0.00

Less Non Recovered

0.00

0.00
0.00

0.00

Advance Summary (Advance Made by Servicer)

Page 6 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Statement Date:

Cash Reconciliation Summary Westfield Shoppingtown Meriden Mortgage Loan

Current Scheduled Interest

Interest Summary

Less Deferred Interest

Plus Gross Advance Interest

Less PPIS Reducing Scheduled Int

113,003.35

0.00
0.00

Less ASER Interest Adv Reduction

0.00

Less Other Adjustment

0.00

Total

113,003.35

Unscheduled Interest:
Prepayment Penalties

0.00

Yield Maintenance Penalties

0.00

Other Interest Proceeds

0.00

Total

0.00

Less Fees & Expenses Paid By/To Servicer

Less Fee Paid To Servicer
Less Fee Strips Paid by Servicer

Special Servicing Fees

Interest Due Serv on Advances

Recoup of Prior Advances

Misc. Fees & Expenses

Total Unscheduled Fees & Expenses
Total Interest Due Trust

Less Fees & Expenses Paid By/To Trust
Trustee Fee
Fee Strips
Misc. Fees
Interest Reserve Withholding

Plus Interest Reserve Deposit
Total

Total Interest Due Certs

Principal Summary

Remittance P&I Due Trust

Remittance P&I Due Certs

Pool Balance Summary

Beginning Pool
Scheduled Principal
Unscheduled Principal
Deferred Interest
Liquidations
Repurchases

Ending Pool

Balance

Count

Principal

Interest

Prior Outstanding
Plus Current Period
Less Recovered

Ending Outstanding

Servicing Fee Summary

Current Servicing Fees
Plus Fees Advanced for PPIS
Less Reduction for PPIS
Plus Delinquent Servicing Fees

Total Servicing Fees

PPIS Summary

Gross PPIS
Reduced by PPIE
Reduced by Shortfalls in Fees
Reduced by Other Amounts

PPIS Reducing Scheduled
Interest

PPIS Reducing Servicing Fee
PPIS Due Certificate

)

(1,516.82

0.00

0.00
0.00

0.00

111,486.53

)

(21.24

0.00
0.00
0.00

)

(21.24

0.00
0.00
0.00

0.00
0.00
0.00
0.00
0.00
0.00
0.00

111,486.53

111,465.29

18,201,881.67

0.00
0.00

0.00

18,201,881.67

0.00

0.00
0.00
0.00
0.00

0.00

0.00
0.00
0.00
0.00
0.00
0.00

0.00

111,465.29

Interest Not Advanced (

Current Period

)

0.00

Workout Fees
Liquidation Fees

0.00
0.00

Less Non Recovered

0.00

0.00
0.00

0.00

Advance Summary (Advance Made by Servicer)

Page 7 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Class

Accrued

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Bond Interest Reconciliation

Deductions

Allocable

Deferred &

Prior

Prepay-

Other

Additions

Interest

Credit Support

Original

Current(4)

Accrual

Int. Short-

falls Due

ment

Interest

Interest (2)

Payment

Amount

PPIS

Interest

Certificate

Accretion

Interest

Loss/Exp

Interest

Penalties

Proceeds (1)

Interest

Shortfalls

Certificate

Rate

Pass

Thru

Method Days

Outstanding

Remaining

Statement Date:

Distributable

Current Period

(Shortfall)/

Recovery

Int Accrual

on Prior

Shortfall (3)

0.00

A-1

173,840.00

0.00

20.00%

20.01%

30/360

3.936000000%

0.00

A-2

1,340,819.17

0.00

20.00%

20.01%

30/360

4.201000000%

0.00

A-3

162,616.67

0.00

20.00%

20.01%

30/360

4.435000000%

0.00

A-4

563,750.00

0.00

20.00%

20.01%

30/360

4.510000000%

0.00

A-5

141,600.00

0.00

20.00%

20.01%

30/360

4.720000000%

0.00

A-6

1,531,788.81

0.00

20.00%

20.01%

30/360

4.799000000%

0.00

A-J

345,047.55

0.00

13.50%

30/360

4.858000000%

0.00

80,429.82

0.00

12.00%

30/360

4.907000000%

0.00

80,757.64

0.00

10.50%

30/360

4.927000000%

0.00

60,802.83

0.00

9.38%

30/360

4.946000000%

0.00

61,294.56

0.00

8.25%

30/360

4.986000000%

0.00

68,364.13

0.00

7.00%

30/360

5.005000000%

0.00

48,702.89

0.00

6.13%

30/360

5.094000000%

0.00

56,174.11

0.00

5.13%

30/360

5.140618625%

0.00

42,964.34

0.00

4.38%

30/360

5.240618625%

0.00

74,724.09

0.00

3.13%

30/360

5.470618625%

0.00

28,343.77

0.00

2.63%

30/360

5.188000000%

0.00

21,262.15

0.00

2.25%

30/360

5.188000000%

0.00

21,257.83

0.00

1.88%

30/360

5.188000000%

0.00

14,171.89

0.00

1.63%

30/360

5.188000000%

0.00

14,171.89

0.00

1.38%

30/360

5.188000000%

0.00

7,085.94

0.00

1.25%

30/360

5.188000000%

0.00

70,868.02

0.00

0.00%

30/360

5.188000000%

0.00

X-CL

121,791.24

0.00

30/360

0.111455168%

0.00

X-CP

845,320.74

0.00

30/360

0.830176926%

0.00

0.000000000%

0.00

5,977,950.08

0.00

(2) Accrued - Deductions + Additions Interest

(3) Includes interest accrued on outstanding Interest Shortfalls and/or Loss Allocations. Where applicable.

Page 8 of 29

(1) Other Interest Proceeds are additional interest amounts specifically allocated to the bond(s) and used in determining the bonds Distributable Interest.

(4) Determined as follows: (A) the ending balance of all the classes less (B) the sum of (i) the ending balance of the class and (ii) the ending balance of all classes which are not subordinate to the class divided by (A).

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Interest Adjustments Summary

Statement Date:

0.00

Special Servicing Fees

Workout Fees

Liquidation Fees

Legal Fees

0.00

Misc. Fees & Expenses Paid by/to Servicer

Interest Paid to Servicer on Outstanding Advances

0.00

ASER Interest Advance Reduction

Interest Not Advanced (Current Period)

Recoup of Prior Advances by Servicer

0.00

Servicing Fees Paid Servicer on Loans Not Advanced

Misc. Fees & Expenses Paid by Trust

0.00

Shortfall Due to Rate Modification

Total Shortfall Allocated to the Bonds

Total Interest Adjustment to the Bonds

0.00

Shortfall Allocated to the Bonds:

Excess Allocated to the Bonds:

Other Interest Proceeds Due the Bonds

Yield Maintenance Penalties Due the Bonds

Prepayment Penalties Due the Bonds

Recovered ASER Interest Due the Bonds

Recovered Interest Due the Bonds

Less Total Shortfall Allocated to the Bonds

Total Excess Allocated to the Bonds

0.00

0.00

Total Excess Allocated to the Bonds

0.00

0.00

Aggregate Interest Adjustment Allocated to the Bonds

0.00

Prepayment Interest Excess Due the Bonds

0.00

ARD Excess Interest

0.00

Net Prepayment Int. Shortfalls Allocated to the Bonds

Other Interest Loss

Page 9 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

Asset-Backed Facts ~ 15 Month Historical Loan Status Summary

Distribution

Date

Delinq 1 Month

Delinq 2 Months

Delinq 3+ Months

Foreclosure

REO

Modifications

Specially Serviced

Bankruptcy

# Balance

Delinquency Aging Categories

Special Event Categories (1)

Statement Date:

ABN AMRO Acct: 722178.1

0.00%

17-Dec-04

(1) Note: Modification, Specially Serviced & Bankruptcy Totals are Included in the Appropriate Delinquency Aging Category

Page 10 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Asset-Backed Facts ~ 15 Month Historical Payoff/Loss Summary

Distribution

Date

Ending Pool (1)

Payoffs(2)

Penalties

Appraisal Reduct. (2)

Liquidations (2)

Realized Losses (2)

Remaining Term

Curr Weighted Avg.

# Balance

# Amount

# Balance

# Amount

Life

Coupon Remit

Statement Date:

Amort

ABN AMRO Acct: 722178.1

Series 2004-C8

17-Dec-04

100.00%

1,310,948,367

99.97%

0.00%

110

5.51%

5.47%

(1) Percentage based on pool as of cutoff. (2) Percentage based on pool as of beginning of period.

Page 11 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Mortgage Loan Characteristics

ABN AMRO Acct: 722178.1

Series 2004-C8

Commercial Mortgage Pass-Through Certificates

02-Dec-04

18-Jan-05

N/A

17-Dec-04

Record Date:

Next Payment:

Prior Payment:

Payment Date:

Statement Date:

Distribution of Mortgage Interest Rates

Distribution of Principal Balances

Distribution of Remaining Term (Balloon)

Distribution of Remaining Term (Fully Amortizing)

Page 12 of 29

Current Scheduled

Balance

# of

Loans

Scheduled

Balance

% of

Balance

Weighted Average

Term Coupon PFY DSCR

1,318,200

0.10

5.63

0.00

0 to

1,000,000

10,191,278

0.78

102

5.75

0.00

1,000,000 to

2,000,000

25,777,146

1.97

103

5.71

0.00

2,000,000 to

3,000,000

62,823,954

4.79

125

5.57

0.00

3,000,000 to

4,000,000

27,321,586

2.08

118

5.62

0.00

4,000,000 to

5,000,000

16,495,589

1.26

107

5.47

0.00

5,000,000 to

6,000,000

26,285,673

2.01

5.43

0.00

6,000,000 to

7,000,000

29,056,756

2.22

103

5.45

0.00

7,000,000 to

8,000,000

25,701,428

1.96

5.85

0.00

8,000,000 to

9,000,000

18,259,861

1.39

119

5.47

0.00

9,000,000 to 10,000,000

216,418,691

16.51

5.81

0.00

10,000,000 to 20,000,000

169,300,466

12.91

5.83

0.00

20,000,000 to 30,000,000

175,100,000

13.36

200

5.43

0.00

30,000,000 to 40,000,000

40,897,740

3.12

119

5.57

0.00

40,000,000 to 50,000,000

0.00

50,000,000 to 60,000,000

61,500,000

4.69

5.12

0.00

60,000,000 to 70,000,000

0.00

70,000,000 to 80,000,000

90,000,000

6.87

5.09

0.00

80,000,000 to 90,000,000

92,500,000

7.06

112

5.98

0.00

90,000,000 to 100,000,000

222,000,000

16.93

5.03

0.00

100,000,000 &

Above

117,000,000

526,000

1,310,948,367

100.00%

Average Schedule Balance
Maximum Schedule Balance
Minimum Schedule Balance

14,249,439

Current Mortgage

Interest Rate

# of

Loans

Scheduled

Balance

% of

Balance

Weighted Average

Term Coupon PFY DSCR

0.00

0.000%

4.000%

0.00

4.001%

4.250%

105,000,000

8.01

4.50

0.00

4.251%

4.500%

0.00

4.501%

4.750%

39,000,000

2.97

325

4.98

0.00

4.751%

5.000%

253,120,584

19.31

5.10

0.00

5.001%

5.250%

181,230,414

13.82

102

5.42

0.00

5.251%

5.500%

337,710,996

25.76

118

5.58

0.00

5.501%

5.750%

272,972,393

20.82

5.94

0.00

5.751%

6.000%

76,933,480

5.87

235

6.16

0.00

6.001%

6.250%

23,569,868

1.80

145

6.31

0.00

6.251%

6.500%

0.00

6.501%

6.750%

3,208,750

0.24

356

6.78

0.00

6.751%

7.000%

0.00

7.001%

7.250%

18,201,882

1.39

7.45

0.00

7.251%

Above

1,310,948,367

Minimum Mortgage Interest Rate
Maximum Mortgage Interest Rate

100.00%

4.497%
7.450%

Fully Amortizing

Mortgage Loans

# of

Loans

Scheduled

Balance

% of

Balance

Weighted Average

Term Coupon PFY DSCR

0.00

120

0.00

121

180

0.00

181

240

0.00

241

Above

0.00%

Balloon

Mortgage Loans

# of

Loans

Scheduled

Balance

% of

Balance

Weighted Average

Term Coupon PFY DSCR

0.00

393,011,987

29.98

5.37

0.00

817,127,451

62.33

109

5.54

0.00

120

23,900,179

1.82

178

6.25

0.00

121

180

0.00

181

240

76,908,750

5.87

356

5.61

0.00

241

& Above

359

1,310,948,367

Minimum Remaining Term

Maximum Remaining Term

100.00

LB-UBS Commercial Mortgage Trust 2004-C8

Mortgage Loan Characteristics

ABN AMRO Acct: 722178.1

Series 2004-C8

Commercial Mortgage Pass-Through Certificates

02-Dec-04

18-Jan-05

N/A

17-Dec-04

Record Date:

Next Payment:

Prior Payment:

Payment Date:

Statement Date:

Geographic Distribution

Distribution of DSCR (PFY)

Distribution of DSCR (Cutoff)

Page 13 of 29

Debt Service

Coverage Ratio

# of

Loans

Scheduled

Balance

% of

Balance

WAMM WAC PFY DSCR

0.00

Less than zero

0.00

0.000 0.199

0.00

0.200 0.399

0.00

0.400 0.599

0.00

0.600 0.799

0.00

0.800 0.999

0.00

1.000 1.199

0.00

1.200 1.399

0.00

1.400 1.599

0.00

1.600 1.799

0.00

1.800 1.999

0.00

2.000 2.199

0.00

2.200 2.399

0.00

2.400 2.599

0.00

2.600 & Above

1,310,948,367

100.00

110

5.51

0.00

Unknown

0.000
0.000

1,310,948,367

100.00%

Minimum DSCR

Maximum DSCR

Debt Service

Coverage Ratio

# of

Loans

Scheduled

Balance

% of

Balance

WAMM WAC PFY DSCR

0.00

Less than zero

0.00

0.000 0.199

0.00

0.200 0.399

0.00

0.400 0.599

0.00

0.600 0.799

0.00

0.800 0.999

70,274,000

5.36

5.92

0.00

1.000 1.199

536,551,646

40.93

111

5.66

0.00

1.200 1.399

221,571,543

16.90

5.23

0.00

1.400 1.599

232,902,331

17.77

5.39

0.00

1.600 1.799

179,648,846

13.70

5.38

0.00

1.800 1.999

70,000,000

5.34

356

5.56

0.00

2.000 2.199

0.00

2.200 2.399

0.00

2.400 2.599

0.00

2.600 & Above

2.010

1.120

1,310,948,367 100.00

Minimum DSCR

Maximum DSCR

Geographic

Location

# of

Loans

Scheduled

Balance

% of

Balance

WAMM WAC PFY DSCR

New York

297,991,167

22.73

160

5.17

0.00

California

209,947,021

16.01

5.81

0.00

Connecticut

136,701,882

10.43

108

6.13

0.00

Undefined

124,500,000

9.50

5.24

0.00

Pennsylvania

120,745,930

9.21

5.30

0.00

Texas

91,099,139

6.95

5.32

0.00

Florida

64,369,837

4.91

103

5.50

0.00

Colorado

42,982,179

3.28

144

6.11

0.00

Ohio

34,543,642

2.64

104

5.41

0.00

Georgia

31,415,840

2.40

5.28

0.00

Michigan

27,280,000

2.08

5.26

0.00

Illinois

23,322,873

1.78

120

5.52

0.00

Maryland

15,183,433

1.16

104

5.52

0.00

South Carolina

14,274,571

1.09

119

5.58

0.00

Nevada

14,251,814

1.09

116

5.77

0.00

New Mexico

12,987,689

0.99

119

6.26

0.00

Alabama

7,040,000

0.54

5.04

0.00

Louisiana

7,013,367

0.53

116

5.87

0.00

Mississippi

6,692,743

0.51

119

5.56

0.00

Utah

6,634,733

0.51

118

5.71

0.00

West Virginia

6,114,706

0.47

166

6.11

0.00

Arizona

4,771,897

0.36

119

5.74

0.00

New Jersey

4,541,051

0.35

118

5.67

0.00

North Carolina

3,892,853

0.30

118

5.99

0.00

Indiana

2,650,000

0.20

5.39

0.00

100.00

1,310,948,367

LB-UBS Commercial Mortgage Trust 2004-C8

Mortgage Loan Characteristics

ABN AMRO Acct: 722178.1

Series 2004-C8

Commercial Mortgage Pass-Through Certificates

02-Dec-04

18-Jan-05

N/A

17-Dec-04

Record Date:

Next Payment:

Prior Payment:

Payment Date:

Statement Date:

Distribution of Loan Seasoning

Distribution of Property Types

Distribution of Year Loans Maturing

Distribution of Amortization Type

Page 14 of 29

Property Types

# of

Loans

Scheduled

Balance

% of

Balance

WAMM WAC PFY DSCR

Office

563,666,102

43.00

130

5.36

0.00

Retail

298,602,680

22.78

123

5.83

0.00

Multifamily

240,477,736

18.34

5.53

0.00

Industrial

120,582,179

9.20

5.32

0.00

Other

49,813,783

3.80

116

5.54

0.00

Mobile home park

29,603,000

2.26

5.54

0.00

Self storage

8,202,887

0.63

119

5.85

0.00

1,310,948,367

100.00%

Amortization Type

# of

Loans

Scheduled

Balance

% of

Balance

WAMM WAC PFY DSCR

Full Amortizing

1,310,948,367

100.00

110

5.51

0.00

1,310,948,367

100.00%

Number of Months

# of

Loans

Scheduled

Balance

% of

Balance

WAMM WAC PFY DSCR

1,289,065,901

98.33

110

0.00

5.48

3,680,584

0.28

0.00

5.05

0.00

18,201,882

1.39

0.00

7.45

0.00

108

0.00

109

120

0.00

121

1,310,948,367

100.00%

Year

# of

Loans

Scheduled

Balance

% of

Balance

WAMM WAC PFY DSCR

0.00

2004

0.00

2005

0.00

2006

0.00

2007

3,680,584

0.28

5.05

0.00

2008

389,331,402

29.70

5.38

0.00

2009

0.00

2010

175,737,882

13.41

5.11

0.00

2011

0.00

2012

0.00

2013

641,389,570

48.93

117

5.66

0.00

2014

100,808,929

7.69

314

5.76

0.00

2015 & Greater

100.00

1,310,948,367

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Delinquent Loan Detail

Disclosure

Control #

Paid

Thru

Date

Current P&I

Advance

Outstanding

P&I

Advances**

Out. Property

Protection

Advances

Loan

Status

Code (1)

Special

Servicer

Transfer Date

Foreclosure

Date

Bankruptcy

Date

REO

Date

Statement Date:

Total

Page 15 of 29

A. In Grace Period

1. Delinq. 1 month

2. Delinq. 2 months

3. Delinquent 3 + months

4. Performing Matured Balloon

** Outstanding P&I Advances include the current period P&I Advances and may include Servicer and Trust Advances.

7. Foreclosure

9. REO

B. Late Payment but < 1 month delinq.

5. Non Performing Matured Balloon

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Statement Date:

5.50820%

10-Jul-14

LUBS4C8B

Office

0.00

117,000,000

537,050

4.49650%

11-Oct-11

LUBS4C8A

Office

0.00

105,000,000

393,444

5.98000%

11-Apr-14

LUBS4C8A

Office

0.00

92,500,000

460,958

5.08500%

11-Nov-09

LUBS4C8A

Industrial

0.00

90,000,000

381,375

5.12000%

11-Nov-09

LUBS4C8A

Office

0.00

61,500,000

262,400

5.56600%

11-Nov-14

LUBS4C8A

Other

0.00

40,897,740

234,162

5.05000%

11-Oct-09

LUBS4C8A

Multifamily

0.00

40,000,000

168,333

5.65000%

11-Nov-14

LUBS4C8A

Retail

0.00

34,500,000

162,438

5.40000%

11-Nov-14

LUBS4C8A

Office

0.00

30,600,000

137,700

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

26,747,000

131,952

5.72000%

11-Nov-14

LUBS4C8A

Retail

0.00

26,000,000

123,933

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

24,296,000

119,860

5.97000%

11-Oct-14

LUBS4C8A

Office

0.00

24,000,000

119,400

5.52500%

11-May-14

LUBS4C8A

Retail

0.00

23,097,943

132,535

6.21000%

11-Jun-14

LUBS4C8A

Retail

0.00

22,899,524

137,192

5.52000%

11-Dec-14

LUBS4C8A

Retail

0.00

22,260,000

102,396

5.85000%

11-Oct-11

LUBS4C8A

Industrial

0.00

20,000,000

97,500

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

19,003,000

93,748

7.45000%

11-Jan-11

LUBS4C8C

Retail

0.00

18,201,882

113,003

5.40000%

11-Nov-14

LUBS4C8A

Office

0.00

17,979,924

101,076

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

14,678,000

72,411

6.26000%

11-Nov-14

LUBS4C8A

Retail

0.00

12,987,689

80,128

5.39000%

11-Nov-11

LUBS4C8A

Mobile home park

0.00

12,600,000

56,595

Page 16 of 29

* NOI and DSCR, if available and reportable under the terms of the trust agreement, are based on information obtained from the related borrower, and no other party to the agreement shall be held liable for the accuracy or methodology used to

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Statement Date:

5.75000%

10-Aug-14

LUBS4C8A

Mobile home park

0.00

12,547,000

73,530

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

12,559,000

61,958

5.53000%

11-Nov-14

LUBS4C8A

Retail

0.00

11,337,647

64,658

5.20000%

11-Nov-14

LUBS4C8A

Office

0.00

11,250,000

48,750

5.32000%

11-Sep-09

LUBS4C8A

Multifamily

0.00

10,964,104

61,220

5.46000%

11-Nov-09

LUBS4C8A

Office

0.00

10,628,266

60,146

5.01000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

10,600,000

44,255

6.37000%

11-Oct-19

LUBS4C8A

Industrial

0.00

10,582,179

66,096

5.21000%

11-Sep-09

LUBS4C8A

Multifamily

0.00

10,500,000

45,588

5.50000%

11-Nov-14

LUBS4C8A

Retail

0.00

9,239,875

52,520

5.43000%

11-Nov-14

LUBS4C8A

Retail

0.00

9,019,985

50,875

5.46000%

11-Nov-09

LUBS4C8A

Office

0.00

8,670,428

49,066

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

8,631,000

42,580

6.19000%

11-Oct-19

LUBS4C8A

Retail

0.00

8,400,000

43,330

5.45000%

11-Nov-14

LUBS4C8A

Retail

0.00

7,511,691

42,462

5.44000%

11-Nov-14

LUBS4C8A

Office

0.00

7,491,698

42,302

5.04000%

11-Oct-09

LUBS4C8A

Multifamily

0.00

7,040,000

29,568

5.87000%

11-Aug-14

LUBS4C8A

Retail

0.00

7,013,367

41,622

5.57000%

11-Nov-14

LUBS4C8A

Multifamily

0.00

6,992,438

40,053

5.19000%

11-Oct-11

LUBS4C8A

Multifamily

0.00

6,800,000

29,410

5.53000%

11-Dec-09

LUBS4C8A

Multifamily

0.00

6,400,000

29,493

5.43000%

11-Nov-14

LUBS4C8A

Retail

0.00

6,093,235

34,368

5.87000%

11-Nov-14

LUBS4C8A

Self storage

0.00

5,991,167

38,183

Page 17 of 29

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Statement Date:

5.08000%

11-Nov-11

LUBS4C8A

Multifamily

0.00

5,480,000

23,199

5.43000%

11-Nov-14

LUBS4C8A

Retail

0.00

5,024,421

28,339

6.10000%

11-Oct-19

LUBS4C8A

Retail

0.00

4,918,000

25,000

5.05000%

11-May-14

LUBS4C8A

Multifamily

0.00

4,670,000

19,653

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

4,627,000

22,827

5.67000%

11-Oct-14

LUBS4C8A

Retail

0.00

4,541,051

26,322

5.45000%

11-Nov-14

LUBS4C8A

Retail

0.00

4,295,249

24,280

5.46000%

11-Nov-14

LUBS4C8A

Retail

0.00

4,270,285

24,166

5.00000%

11-Oct-09

LUBS4C8A

Multifamily

0.00

4,000,000

16,667

5.45000%

11-Nov-14

LUBS4C8A

Retail

0.00

3,915,669

22,135

5.31000%

11-Nov-09

LUBS4C8A

Retail

0.00

3,915,554

21,792

5.99000%

11-Oct-14

LUBS4C8A

Retail

0.00

3,892,853

23,357

6.14385%

11-Aug-34

LUBS4C8A

Office

0.00

35,000,000

179,196

4.97324%

11-Aug-34

LUBS4C8A

Office

0.00

35,000,000

145,053

5.75000%

11-Nov-14

LUBS4C8A

Retail

0.00

3,875,949

22,643

5.48800%

11-Dec-14

LUBS4C8A

Retail

0.00

3,875,000

17,722

5.50000%

11-Nov-09

LUBS4C8A

Office

0.00

3,845,786

21,860

5.64000%

11-Sep-14

LUBS4C8A

Multifamily

0.00

3,788,387

21,911

5.43000%

11-Dec-14

LUBS4C8A

Other

0.00

3,755,400

16,993

5.73000%

11-Oct-14

LUBS4C8A

Retail

0.00

3,750,000

17,906

5.48800%

11-Dec-14

LUBS4C8A

Retail

0.00

3,725,000

17,036

5.53000%

11-Nov-34

LUBS4C8A

Retail

0.00

3,700,000

17,051

5.05000%

11-Aug-08

LUBS4C8A

Multifamily

0.00

3,680,584

20,246

Page 18 of 29

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Statement Date:

5.48800%

11-Dec-14

LUBS4C8A

Retail

0.00

3,400,000

15,549

5.71000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

3,295,022

20,681

6.78300%

11-Aug-34

LUBS4C8A

Retail

0.00

3,208,750

18,137

5.55000%

11-Dec-11

LUBS4C8A

Office

0.00

3,200,000

14,800

5.80000%

11-Nov-14

LUBS4C8A

Retail

0.00

2,846,346

17,429

6.09000%

11-Nov-14

LUBS4C8A

Retail

0.00

2,847,211

17,252

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

2,808,000

13,853

5.43000%

11-Dec-14

LUBS4C8A

Other

0.00

2,663,400

12,052

5.39000%

11-Nov-11

LUBS4C8A

Mobile home park

0.00

2,650,000

11,903

5.46000%

11-Nov-09

LUBS4C8A

Other

0.00

2,497,243

14,132

5.75000%

11-Nov-14

LUBS4C8A

Retail

0.00

2,396,897

14,603

5.75000%

11-Nov-14

LUBS4C8A

Retail

0.00

2,397,494

14,006

5.73000%

11-Dec-14

LUBS4C8A

Retail

0.00

2,375,000

11,341

5.75000%

11-Oct-14

LUBS4C8A

Retail

0.00

2,295,555

13,422

5.39000%

11-Nov-11

LUBS4C8A

Mobile home park

0.00

1,806,000

8,112

5.91000%

11-Oct-14

LUBS4C8A

Retail

0.00

1,704,814

10,142

6.15000%

11-Oct-14

LUBS4C8A

Retail

0.00

1,672,039

10,205

5.21000%

11-Sep-09

LUBS4C8A

Multifamily

0.00

1,600,000

6,947

6.15000%

11-Sep-14

LUBS4C8A

Retail

0.00

1,196,706

7,311

5.96000%

11-Nov-14

LUBS4C8A

Self storage

0.00

1,148,846

6,865

5.60000%

11-Oct-14

LUBS4C8A

Self storage

0.00

1,062,873

6,114

5.43000%

11-Dec-14

LUBS4C8A

Multifamily

0.00

792,200

3,585

5.92000%

11-Nov-09

LUBS4C8A

Multifamily

0.00

526,000

2,595

Page 19 of 29

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Loan Level Detail

Disclosure

Control #

Group

Property

Type

Maturity

Date

PFY

DSCR

Operating
Statement

Date

Geo.

Location

Ending

Principal

Balance

Note
Rate

Scheduled

P&I

Prepayment

Amount

Prepayment

Date

Loan

Status

Code (1)

Statement Date:

1,310,948,367

6,358,009

Page 20 of 29

determine such figures.

(1) Legend:

A. In Grace Period

B. Late Payment but < 1 month delinq

1. Delinquent 1 month
2. Delinquent 2 months

3. Delinquent 3+ months

4. Performing Matured Balloon

7. Foreclosure

9. REO

5. Non Performing Matured Ballon

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Realized Loss Detail

Period

Disclosure

Control #

Appraisal

Date

Appraisal

Value

Beginning
Scheduled

Balance

Gross

Proceeds

Gross Proceeds

as a % of

Sched. Balance

Aggregate

Liquidation

Expenses *

Net

Liquidation

Proceeds

Net Proceeds

as a % of

Sched. Balance

Realized

Loss

Statement Date:

Current Total
Cumulative

Page 21 of 29

* Aggregate liquidation expenses also include outstanding P&I advances and unpaid servicing fees, unpaid trustee fees, etc..

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

Historical Collateral Level REO Report

Property

Type

Statement Date:

State

Actual

Balance

Scheduled

Balance

Recent

Appraisal

Value

Appraisal

Reduction

Amount

Date

Liquidated

Liquidation

Proceeds

Liquidation

Expenses

Realized

Loss

Disclosure

Control #

REO

Date

City

Appraisal

Date

ABN AMRO Acct: 722178.1

Page 22 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

ASER Detail

Period

Disclosure

Control #

Appraisal

Date

Appraisal

Value

Beginning
Scheduled

Balance

ASER

Prin

Balance

ASER Prin

ADV Reduction

Amount

Current

Appraisal

Reduction Date

Current Appraisal

Reduction

Amount

Cumulative

ASER

Amount

Statement Date:

ASER Int

ADV Reduction

Amount

Page 23 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Appraisal Reduction Detail

Disclosure

Control#

Appraisal
Red. Date

Scheduled

Balance

ASER

Note
Rate

Maturity

Date

Property

Type

Geographic

Location

Appraisal

Value Date

DSCR

Statement Date:

Remaining Term

Life

ARA

Amount

Current P&I

Advance

Page 24 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Modified Loan Detail

Disclosure

Control #

Modification

Date

Cutoff

Maturity

Date

Modification

Description

Modified

Maturity

Date

Statement Date:

Page 25 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Specially Serviced (Part I) ~ Loan Detail (End of Period)

Disclosure

Control #

Servicing

Xfer Date

Balance

Note
Rate

Maturity

Date

Remaining

Property

Type

Geo.

Location

NOI

DSCR

NOI
Date

Schedule

Actual

Life

Statement Date:

Loan

Status

Code(1)

Page 26 of 29

(1) Legend:

A. P&I Adv - in Grace Period
B. P&I Adv - < one month delinq

1. P&I Adv - delinquent 1 month
2. P&I Adv - delinquent 2 months

3. P&I Adv - delinquent 3+ months
4. Mat. Balloon/Assumed P&I

7. Foreclosure

9. REO

5. Non Performing Mat. Balloon

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Specially Serviced Loan Detail (Part II) ~ Servicer Comments (End of Period)

Disclosure

Control #

Resolution

Strategy

Comments

Statement Date:

Page 27 of 29

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Rating Information

Class

CUSIP

Fitch

Moody's

S&P

Fitch

Moody's

S&P

Original Ratings

Rating Change/Change Date(1)

Statement Date:

R-I

9ABST087

R-II

9ABST088

A-1

52108HU28

Aaa

AAA

A-2

52108HU36

Aaa

AAA

A-3

52108HU44

Aaa

AAA

A-4

52108HU51

Aaa

AAA

A-5

52108HU69

Aaa

AAA

A-6

52108HU77

Aaa

AAA

A-J

52108HU85

Aaa

AAA

52108HU93

Aa1

AA+

52108HV27

Aa2

52108HV35

Aa3

AA-

52108HV43

A+

52108HV50

52108HV68

A-

52108HV76

Baa1

BBB+

52108HV84

Baa2

BBB

52108HV92

Baa3

BBB-

52108HW26

Ba1

BB+

52108HW34

Ba2

52108HW42

BB-

52108HW59

B+

Page 28 of 29

NR - Designates that the class was not rated by the rating agency.

(1) Changed ratings provided on this report are based on information provided by the applicable rating agency via electronic transmission. It shall be
understood that this transmission will generally have been provided to LaSalle within 30 days of the payment date listed on this statement. Because ratings may have
changed during the 30 day window, or may not be being provided by the rating agency in an electronic format and therefore not being updated on
this report, LaSalle recommends that investors obtain current rating information directly from the rating agency.

LB-UBS Commercial Mortgage Trust 2004-C8

Payment Date:
Prior Payment:
Next Payment:
Record Date:

17-Dec-04
17-Dec-04

N/A

18-Jan-05

02-Dec-04

Commercial Mortgage Pass-Through Certificates

Series 2004-C8

ABN AMRO Acct: 722178.1

Rating Information

Class

CUSIP

Fitch

Moody's

S&P

Fitch

Moody's

S&P

Original Ratings

Rating Change/Change Date(1)

Statement Date:

52108HW67

52108HW75

B-

52108HW83

X-CL

52108HW91

Aaa

AAA

X-CP

52108HX25

Aaa

AAA

R-III

9ABST087

9ABST090

Page 29 of 29

NR - Designates that the class was not rated by the rating agency.

Filing Compare · LB-UBS Commercial Mortgage Trust 2004-C8