EX-99.1 CHARTER 2 msc2013c7.htm MSC 2013-C7 INVESTOR REPORT JANUARY 2026

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

D

A

TES

 ADMINISTR

A

TOR

Payment 

Date:

Prior 

Payment:

Next 

Payment:

Record Date:

Determination Date:

Jan

16,

2026

Dec

17,

2025

Feb

18,

2026

Dec 31, 2025

Jan 12, 2026

First Payment Date:

Closing Date:

Cut-off Date:

Final Distribution Date:

Feb 15, 2013

Jan 30, 2013

Jan 1, 2013

Feb 15, 2046

Name:

Faseeh Ejaz

Title:

Account Administrator

Phone:

312.326.6925

T

ABLE OF CONTENTS

Statement to Certificateholders

Page

1

Email:

faseeh.ejaz@usbank.com

Website:

https://pivot.usbank.com/

Historical Delinquency & Liquidation (Stated)

REO Status Report

REO Additional Detail

Historical Liquidation Loss Loan Detail

Bond/Collateral Realized Loss Reconciliation

Interest Adjustment Reconciliation

Appraisal Reduction Report

Loan Level Detail

Historical Loan Modification Report

Material Breaches and Document Defects

Mortgage Loan Characteristics

Delinquency Summary Report

Defeased Loan Detail

Page

9

Page

10

Page

11

Page

12

Page

13

Page

15

Page

16

Page

17

Page

19

Page

20

Page

21

Page

25

Page

26

P

ARTIES TO THE TRANSACTION

Mortgage Loan Seller:

Bank of America, National Association

Mortgage Loan Seller:

Morgan Stanley Mortgage Capital Holdings LLC

Depositor:

Morgan Stanley Capital I Inc.

Trustee:

U.S. Bank

Certificate Administrator:

U.S. Bank

Custodian:

Wells Fargo Bank, National Association

Master Servicer:

Midland Loan Services,

a Division of PNC Bank National Association

Special Servicer:

Midland Loan Services,

a Division of PNC Bank National Association

Trust Advisor:

Situs Holdings, LLC

Rating Agency:

DBRS, Inc.

Rating Agency:

Moody’s Investors Service, Inc.

* This report contains, or is based on, information furnished to U.S.

Bank Global Corporate Trust ("U.S. Bank") by one or more third parties (e.g. Servicers, Master Servicer, etc.), and U.S. Bank

has not independently verified information received from any such third party.

Morgan Stanley Bank Of America Merrill Lynch Trust 2013-C7

Commercial Mortgage Pass

-

Through Certificates, Series 2013-C7

January 2026

PAYMENT DETAIL

Pass-Through

Class

Rate

A-1

0.73800%

A-2

1.86300%

A-AB

2.46900%

A-3

2.65500%

A-4

2.91800%

X-A

0.00000%

A-S*

3.21400%

B*

3.76900%

C*

4.15915%

X-B

0.11600%

D

4.27515%

E

4.27515%

F

4.27515%

G

4.27515%

H

4.27515%

R

0.00000%

Original

Balance

102,200,000.00

135,700,000.00

111,600,000.00

160,000,000.00

466,316,000.00

1,099,536,000.00

123,720,000.00

85,384,000.00

52,276,000.00

137,660,000.00

55,761,000.00

6,970,000.00

22,653,000.00

27,880,000.00

43,563,886.00

0.00

Beginning

Balance

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

6,684,148.57

6,684,148.57

55,761,000.00

6,970,000.00

22,653,000.00

27,880,000.00

37,343,666.88

0.00

Principal

Distribution

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

0.00

0.00

0.00

Interest

Distribution

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

183,400.49

5,169.07

307.71

0.00

0.00

0.00

0.00

0.00

Total

Distribution

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

183,400.49

5,169.07

307.71

0.00

0.00

0.00

0.00

0.00

Collateral

Support

Deficit

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

(0.00)

0.00

5,428,322.77

6,970,000.00

22,653,000.00

27,880,000.00

37,343,666.88

0.00

Trust

Advisor

Expense

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

0.00

0.00

0.00

Ending

Balance

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

6,684,148.57

6,684,148.57

50,332,677.23

0.00

0.00

0.00

0.00

0.00

Exchangeable

Percent

Outstanding

100.00%

100.00%

100.00%

Totals:

1,394,023,886.00

157,291,815.45

0.00

188,877.28

188,877.28

100,274,989.65

0.00

57,016,825.80

* Denotes Exchange and Exchangeable classes

Page 1 of 26

Morgan Stanley Bank Of America Merrill Lynch Trust 2013-C7

Commercial Mortgage Pass

-

Through Certificates, Series 2013-C7

January 2026

EXCHANGEABLE CERTIFICATE DETAIL

Pass-Through

Class

Rate

PST*

N/A

Original

Balance

0.00

Beginning

Balance

0.00

Principal

Distribution

0.00

Interest

Distribution

0.00

Total

Distribution

0.00

Collateral

Support

Deficit

0.00

Trust

Advisor

Expense

0.00

Ending

Balance

0.00

Percent

Exchanged

0.00%

Totals:

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

* Denotes Exchange and Exchangeable classes

Page 2 of 26

Morgan Stanley Bank Of America Merrill Lynch Trust 2013-C7

Commercial Mortgage Pass

-

Through Certificates, Series 2013-C7

January 2026

FACTOR DETAIL

Class

Cusip

A-1

61690KAA0

A-2

61690KAB8

A-AB

61690KAC6

A-3

61690KAD4

A-4

61690KAE2

X-A

61690KAF9

A-S*

61690KAG7

B*

61690KAH5

C*

61690KAK8

X-B

61690KAW2

D

61690KAL6

E

61690KAN2

F

61690KAQ5

G

61690KAS1

H

61690KAU6

R

61690KAY8

A-S*

61690KAG7

B*

61690KAH5

C*

61690KAK8

Beginning

Balance

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.12786266

0.04855549

1.00000000

1.00000000

1.00000000

1.00000000

0.85721616

0.00000000

0.00000000

0.00000000

0.12786266

Principal

Distribution

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

Interest

Distribution

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00350831

0.00003755

0.00000552

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00350831

Total

Distribution

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00350831

0.00003755

0.00000552

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00350831

Realized

Loss

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

(0.00000000)

0.00000000

0.09734981

1.00000000

1.00000000

1.00000000

0.85721616

0.00000000

0.00000000

0.00000000

(0.00000000)

Ending

Balance

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.12786266

0.04855549

0.90265019

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.00000000

0.12786266

* Denotes Exchange and Exchangeable classes

Page 3 of 26

Morgan Stanley Bank Of America Merrill Lynch Trust 2013-C7

Commercial Mortgage Pass

-

Through Certificates, Series 2013-C7

January 2026

PRINCIPAL DETAIL

Class

A-1

A-2

A-AB

A-3

A-4

A-S*

B*

C*

D

E

F

G

H

Totals:

Beginning

Balance

0.00

0.00

0.00

0.00

0.00

0.00

0.00

6,684,148.57

55,761,000.00

6,970,000.00

22,653,000.00

27,880,000.00

37,343,666.88

157,291,815.45

Scheduled

Principal

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

0.00

Unscheduled

Principal

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

0.00

Collateral

Support

Deficit

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

5,428,322.77

6,970,000.00

22,653,000.00

27,880,000.00

37,343,666.88

100,274,989.65

Trust

Advisor

Expenses

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

0.00

Ending

Balance

0.00

0.00

0.00

0.00

0.00

0.00

0.00

6,684,148.57

50,332,677.23

0.00

0.00

0.00

0.00

57,016,825.80

Cumulative

Coll Support

Deficit

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

5,428,322.77

6,970,000.00

22,653,000.00

27,880,000.00

45,091,623.74

108,022,946.51

* Denotes Exchange and Exchangeable classes

Page 4 of 26

Morgan Stanley Bank Of America Merrill Lynch Trust 2013-C7

Commercial Mortgage Pass

-

Through Certificates, Series 2013-C7

January 2026

INTEREST DETAIL

Accrued

Certificate

Class

Interest

A-1

0.00

A-2

0.00

A-AB

0.00

A-3

0.00

A-4

0.00

X-A

0.00

A-S*

0.00

B*

0.00

C*

23,166.97

X-B

646.13

D

198,655.43

E

24,831.48

F

80,704.10

G

99,325.93

H

133,041.41

R

0.00

Net Prepay

Interest

Shortfall

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

0.00

0.00

0.00

Interest

Adjustment

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

0.00

0.00

0.00

Current

Interest

Shortfalls

0.00

0.00

0.00

0.00

0.00

0.00

(0.00)

0.00

(160,233.53)

(4,522.94)

198,347.73

24,831.48

80,704.10

99,325.93

133,041.41

0.00

Prepayment

Premium

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

0.00

0.00

0.00

Yield

Maintenance

Charges

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

0.00

0.00

0.00

Total Interest

Distribution

Amount

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

183,400.49

5,169.07

307.71

0.00

0.00

0.00

0.00

0.00

Cumulative

Unpaid Interest

Shortfall

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

0.00

3,376,919.73

588,221.60

1,967,422.24

3,099,314.35

7,394,064.98

0.00

Totals:

560,371.47

0.00

0.00

371,494.19

0.00

0.00

188,877.28

16,425,942.89

* Denotes Exchange and Exchangeable classes

Page 5 of 26

Morgan Stanley Bank Of America Merrill Lynch Trust 2013-C7

Commercial Mortgage Pass

-

Through Certificates, Series 2013-C7

January 2026

RECONCILIATION OF FUNDS

Interest

Scheduled Interest

Interest Adjustments

Deferred Interest

Net Prepayment Shortfall

Funds Collection

49,210.28

(239,070.91)

0.00

0.00

Fees

Master Servicing Fee

Certificate Administrator Fee

Trustee Fee

Custodian Fee

Funds Distribution

1,821.65

750.09

167.72

2,571.73

Net Prepayment Interest Excess

Interest Reserve (Deposit)/Withdrawal

Interest Collections

Principal

Scheduled Principal

Unscheduled Principal

Principal Adjustments

0.00

0.00

(189,860.63)

103,072.52

(103,072.52)

528,058.07

Trust Advisor Fee

Special Servicing Fee

Workout Fee

Liquidation Fee

Special Serv Fee plus Adj.

Miscellaneous Fee

Fee Distributions

Additional Trust Fund Expenses

0.00

0.00

(296,028.06)

169.31

(296,028.06)

0.00

(293,119.30)

Principal Collections

528,058.07

Other

Reimbursed for Interest on Advances

Net ASER Amount

Non-Recoverable Advances

Other Expenses or Shortfalls

Additional Trust Fund Expenses

(85,618.61)

0.00

528,058.07

442,439.46

Yield Maintenance

Prepayment Premium

Other Collections

Total Collections

0.00

0.00

0.00

338,197.44

Payments to Certificateholders

Interest Distribution

Principal Distribution

Yield Maintenance

Prepayment Premium

Payments to Certificateholders

Total Distribution

188,877.28

0.00

0.00

0.00

188,877.28

338,197.44

Page 6 of 26

Morgan Stanley Bank Of America Merrill Lynch Trust 2013-C7

Commercial Mortgage Pass

-

Through Certificates, Series 2013-C7

January 2026

ADDITIONAL RECONCILIATION DETAIL

Interest Accrual Period

December 1,2025-December 31,2025

Stated Principal Balance

P&I Advances:

Principal

Interest

Master

Servicer

0.00

0.00

Trustee

0.00

0.00

Beginning

157,291,815.45

Ending

57,016,825.80

Total Current Advances

Cumulative Advances

0.00

0.00

0.00

0.00

TA Unused Fees Reserve Account

Beg Balance

0.00

Excess Liquidation Proceeds Account

Beg Balance

0.00

(Withdraw)/Dep

0.00

(Withdraw)/Dep

0.00

End Balance

0.00

End Balance

0.00

Interest on Advances

Servicing Advances:

Interest on Advances

0.00

Master

Servicer

0.00

0.00

Special

Servicer

0.00

Trustee

0.00

Disclosable Special Servicer Fees

Specially Serviced Loans that are not Delinquent

Commission

0.00

Count

0

Current but not Specially Serviced Loans

Balance

0.00

Brokerage Fee

0.00

Rebate

0.00

Shared Fee

0.00

Other

0.00

(Foreclosure Proceedings Commenced, but not REO Property)

Count

Balance

0

0.00

Page 7 of 26

Morgan Stanley Bank Of America Merrill Lynch Trust 2013-C7

Commercial Mortgage Pass

-

Through Certificates, Series 2013-C7

January 2026

CURRENT LOAN MODIFICATION REPORT

Ending

Principal

Loan ID

Balance

Modified/

Extended/

Waived

Terms

Fees

Penalties

Payment

Comments

Totals:

* Pending information provided by Servicer

Page 8 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

HISTORICAL DELINQUENCY & LIQUID

A

TION SUMMARY (S

TA

TED BALANCE)

30 Days Delinq

(1)

60 Days Delinq

(1)

90+ Days Delinq

(1)

Bankruptcy

Foreclosure

REO

Prepayments/Liquidation

Month

Count

Balance

%

(2)

Count

Balance

%

(2)

Count

Balance

%

(2)

Count

Balance

%

(2)

Count

Balance  

%

(2)

Count

Balance

%

(2)

Count

Balance

%

(2)

Jan 2026

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

1

 37,416,938.60

65.6

%

1

 9,618,8

1

1.51

16.9

%

2

 100,171,917.13

175.7%

Dec 2025

0

Nov 2025

0

Oct 2025

0

Sep 2025

0

Aug 2025

0

Jul 2025

0

Jun 2025

0

May 2025

0

Apr 2025

0

Mar 2025

0

Feb 2025

0

Jan 2025

0

Dec 2024

0

Nov 2024

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

0

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 0.00 

0.0

%

1

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

 81,675,063.80

51.9

%

0

51.9

%

0

51.9

%

0

51.8

%

0

51.8

%

0

51.7

%

0

51.7

%

0

51.7

%

0

51.6

%

0

51.6

%

0

51.5

%

0

51.5

%

0

51.4

%

0

51.4

%

0

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 0.00 

0.0

%

2

 55,913,791.93

35.5

%

1

 55,913,791.93

35.5

%

1

 55,913,791.93

35.5

%

1

 55,913,791.93

35.5

%

1

 55,913,791.93

35.5

%

1

 55,913,791.93

35.4

%

1

 55,913,791.93

35.4

%

1

 55,913,791.93

35.4

%

1

 55,913,791.93

35.3

%

1

 55,913,791.93

35.3

%

1

 55,913,791.93

35.3

%

1

 55,913,791.93

35.2

%

1

 55,913,791.93

35.2

%

1

 55,913,791.93

35.2

%

1

 9,618,8

1

1.51 

6.1

%

0

 9,618,8

1

1.51 

6.1

%

0

 9,618,8

1

1.51 

6.1

%

0

 9,618,8

1

1.51 

6.1

%

0

 9,618,8

1

1.51 

6.1

%

0

 9,649,931.96 

6.1

%

0

 9,649,931.96 

6.1

%

1

 9,679,897.55 

6.1

%

0

 9,710,818.60 

6.1

%

0

 9,740,578.84 

6.1

%

0

 9,773,428.71 

6.2

%

0

 9,802,977.78 

6.2

%

0

 9,832,427.19 

6.2

%

0

 9,862,850.34 

6.2

%

0

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 28,082.62 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

 0.00 

0.0%

(1) Exclusive of loans in Bankruptcy, Foreclosure and REO

(2) Percentage in relation to Ending Scheduled Balance

Page 9 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

REO S

TA

TUS REPORT

Ending

Loan ID

State

City

Property Type

Book Value

Scheduled Loan 

REO Date

Appraisal

Total Exposure

Appraisal Value

Date

Date Asset

Expected to

be Resolved

or Foreclosed

REO Revenue

and Other

Amounts

Type *

30289977

Count:

NY

New

Y

ork

Retail

1

Totals:

 13,250,000.00

 13,250,000.00

 9,618,8

1

1.51 

07/17/2024

 9,618,8

1

1.51

 10,026,993.96

 10,026,993.96

 8,100,000.00 

06/23/2025

 8,100,000.00

 936,583.38

 936,583.38

(*) Legend: (1) Partial Liq’n (Curtailment), (2) Payoff Prior T

o Maturity, (3) Disposition / Liquidation, (4) Repurchase/ Substitution, (5) Full Payoff At Maturity, (6) DPO, (7) Liquidated, (8) Payoff w/ penalty,

(9) Payoff w/ yield Maintenance, (10) Curtailment w/ Penalty, (11) Curtailment w/ Yield Maintenance

Page 10 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

ADDITIONAL RECONCILI

A

TION DE

T

AIL

REO Property with Final Recovery Determination

Liq Proceeds and

Loan ID

other Amts Rec’d

Liq Proceeds and

other Amt Allocated

to Certs

Loss on Mortgage Loans

Page 11 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

HISTORICAL LIQUID

A

TION LOSS LOAN DE

T

AIL

Loan ID

30289967

30289974

30289960

30289961

Liquidation

Month

Jan 2026

Jan 2026

Jan 2017

Jun 2023

Liquidation /

Prepayment

Code *

6

6

6

6

Current Beginning

Scheduled Balance

 81,675,063.80

 18,496,853.33

 15,736,975.16

 7,154,893.36

Most Recent Value **

1

1,100,000.00

 7,800,000.00

 13,000,000.00

 0.00

Net Proceeds Received

on Liquidation

 22,685,603.18

 18,286,434.45

 12,140,591.79

 7,450,940.83

Liquidation Expense

 13,762,974.49

 8,930,724.45

(896,446.95)

 296,047.47

Net Proceeds Available

for Distribution

 8,922,628.69

 9,355,710.00

 13,037,038.74

 7,154,893.36

Realized Loss to Trust

 81,675,063.80

 19,594,872.97

 2,699,936.42

 0.00

Count:

4

Totals:

 123,063,785.65 

 31,900,000.00 

 60,563,570.25 

 22,093,299.46 

 38,470,270.79 

 103,969,873.19

* Liquidation / Prepayment Code:  1 - Partial Liq’n (Curtailment); 2 -

Payoff Prior 

T

o Maturity; 3 - Disposition / Liquidation; 4 - Repurchase/ Substitution; 5 -

Full Payoff At Maturity; 6 - DPO; 7 - Liquidated; 8 -

Payoff w/ penalty; 9 - Payoff w/ yield Maintenance; 10 - Curtailment w/ Penalty;

11 - Curtailment w/ Yield Maintenance

** Reported as of liquidation period.  If not provided by the servicer,

Most Recent V

alue is as of cutoff

.

Page 12 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

BOND/COLL

A

TERAL REALIZED LOSS RECONCILI

A

TION

Loan ID

Period

Jan 2026

Jan 2026

Jan 2017

Jun 2023

Mar 2017

Jul 2017

Jan 2018

Mar 2018

Apr 2018

Jun 2018

Mar 2025

Apr 2025

May 2025

Jun 2025

Jul 2025

Aug 2025

Sep 2025

Oct 2025

Nov 2025

Dec 2025

Jan 2026

Feb 2024

Mar 2024

Apr 2024

Sep 2025

Beginning

Balance of the

Loan at

Liquidation

 81,675,063.80

 18,496,853.33

 15,736,975.16

 7,154,893.36

Aggregate

Realized Loss

on Loans

 81,675,063.80

 19,594,872.97

 3,798,980.15

 0.00

 2,808,980.15

 2,815,527.76

 2,699,090.42

 2,699,530.42

 2,699,570.42

 2,699,936.42

 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

 0.00

 0.00

Prior Realized

Loss Applied to

Certificates

A

 0.00

 1,523,005.19

 0.00

 0.00

 3,798,980.15

 2,808,980.15

 2,815,527.76

 2,699,090.42

 2,699,530.42

 2,699,570.42

 0.00

 158,653.61

 314,835.61

 472,799.50

 630,430.1

1

 730,503.73

 862,191.47

 934,910.36

 1,036,472.33

 1,138,535.32

 1,241,101.82

 0.00

 487,942.14

 1,006,035.44

 1,494,660.68

Amounts

Covered by

Overcollateraliz

ation and other

Credit Support

B

 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

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

Interest

(Shortages) /

Excesses

applied to

Realized Loss

C

 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

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

Modification

Adjustments /

Appraisal

Reduction

Adjustment

D

 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

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

Additional

(Recoveries) /

Expenses

applied to

Realized Loss

E

 0.00

 16,973,848.14

 0.00

 0.00

(990,000.00)

 6,547.61

(1

16,437.34)

 440.00

 40.00

 366.00

 158,653.61

 156,182.00

 157,963.89

 157,630.61

 100,073.62

 131,687.74

 72,718.89

 101,561.97

 102,062.99

 102,566.50

 1,626,077.71

 487,942.14

 518,093.30

 488,625.24

 28,344.51

Current

Realized Loss

Applied to

Certificates*

 81,675,063.80

 18,496,853.33

 3,798,980.15

 0.00

 2,808,980.15

 2,815,527.76

 2,699,090.42

 2,699,530.42

 2,699,570.42

 2,699,936.42

 158,653.61

 314,835.61

 472,799.50

 630,430.1

1

 730,503.73

 862,191.47

 934,910.36

 1,036,472.33

 1,138,535.32

 1,241,101.82

 2,867,179.53

 487,942.14

 1,006,035.44

 1,494,660.68

 1,523,005.19

Recoveries of

Realized

Losses paid

as Cash

 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

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

(Recoveries) /

Loss to

Certificate

Interest

 0.00

 1,098,019.64

 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

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

Page 13 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

BOND/COLL

A

TERAL REALIZED LOSS RECONCILI

A

TION

Loan ID

Period

Loan Count:

5

Beginning

Balance of the

Loan at

Liquidation

Totals:

Aggregate

Realized Loss

on Loans

 126,264,682.58

Prior Realized

Loss Applied to

Certificates

A

Amounts

Covered by

Overcollateraliz

ation and other

Credit Support

B

 0.00

Interest

(Shortages) /

Excesses

applied to

Realized Loss

C

 0.00

Modification

Adjustments /

Appraisal

Reduction

Adjustment

D

 0.00

Additional

(Recoveries) /

Expenses

applied to

Realized Loss

E

 20,264,989.13

Current

Realized Loss

Applied to

Certificates*

 126,935,822.83

Recoveries of

Realized

Losses paid

as Cash

 0.00

(Recoveries) /

Loss to

Certificate

Interest

 1,098,019.64

Description of Fields

A

B

C

D

E

*In the Initial Period the Current Realized Loss Applied to Certificates will equal Aggregate Realized Loss on Loans

- B - C - D  + E instead of A - C - D +  E

Prior Realized Loss Applied to Certificates

Reduction to Realized Loss applied to bonds (could represent OC, insurance policies, reserve accounts, etc)

Amounts classified by the Master as interest adjustments from general collections on a loan with a Realized Loss

Adjustments that are based on principal haircut or future interest foregone due to modification

Realized Loss Adjustments, Supplemental Recoveries or Expenses on a previously liquidated loan

Page 14 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

INTEREST ADJUSTMENT RECONCILI

A

TION

Current Ending

Scheduled

Loan ID

Balance

Special

Servicing Fee

Amount plus

Adjustments

Liquidation

Fee Amount

Workout Fee

Amount

Most Recent

Net ASER

Amount

Prepayment

Interest

(Excess)/

Shortfall *

Non-

Recoverable

(Scheduled

Interest Not

Advanced)**

Reimbursed

Interest on

Advances

Modified

Interest Rate

Reduction/

(Excess)

Reimbursement of

Advances to Servicer

Current Month

Outstanding

Other

Shortfalls/

(Refunds)

30289969

30289977

30289967

30289974

Count:

Totals:

 37,416,938.60

 9,618,8

1

1.51

 0.00

 0.00

4

 47,035,750.1

1

 8,055.04

 0.00

 2,070.72

 0.00

 0.00

 0.00 -

306,153.82

 0.00

-296,028.06

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 129,806.89

 0.00

 32,375.65

 0.00

 280,533.99

 0.00

 68,947.66

 0.00

5

1

1,664.19

 0.00

 0.00

 0.00 -

85,618.61

-85,618.61

 0.00

 4,438,317.98

 0.00

 0.00

 0.00

 0.00

 0.00

-2,263,098.68

 0.00

 2,175,219.30

 0.00

 0.00

 0.00

 0.00

 0.00

-526,863.04

 0.00

-1,409,285.35

 0.00

-1,936,148.39

Total Interest Shortfall hitting the Trust:

 369,088.43

*

T

otal shortfall may not match impact to bonds due to, but not limited to, the net effect of PPIE and Master Servicing fees received as per the governing documents.

**In some cases, the Servicer does not withhold their Servicing Fees on Non-Recoverable loans.

Page 15 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

APPRAISAL REDUCTION REPORT

Loan ID

Property Name

30289969

30289967

30289977

30289974

Paid Through

Date

07/06/2022

01/01/2026

07/10/2025

01/01/2026

ARA (Appraisal

Reduction Amount)

 37,804,922.24

 81,797,880.91

 2,928,671.08

 17,897,012.40

ARA Date

05/12/2025

06/1

1/2025

01/12/2026

1

1/12/2025

Most Recent Value

 13,000,000.00

1

1,100,000.00

 8,100,000.00

 7,800,000.00

Most Recent

Valuation Date

02/24/2025

02/19/2025

06/23/2025

08/22/2025

Most Recent Net

ASER Amount

 0.00

 0.00

 0.00

 0.00

Cumulative ASER

Amount

 2,072,840.47

 2,071,256.57

 0.00

 820,481.01

Count:

4

Totals:

 140,428,486.63

 40,000,000.00

 0.00

$4,964,578.05

Page 16 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

LOAN LEVEL DE

T

AIL

Property

Transfer

Maturity

Neg

End Schedule 

Note

Sched

Prepay

Prepay

Paid 

Prepay

Loan

Interest

Yield Maint 

PFY

Operating

Loan ID

Type

Date

Stat

Date

Am

Balance

Rate

P&I

Adj

Date

Thru

Premium

Status **

Payment

Charges

DSCR

Stmnt

30289969

Retail

08/26/19

IA

12/06/22

N

 37,416,938.60

 4.050

 0.00

 0.00

07/06/22

 0.00

5

 0.00

 0.00

-0.56

12/31/24

Retail

Retail

Retail

Retail

Retail

Retail

Retail

Retail

Retail

Industrial

Self Storage

Lodging

Retail

Office

Lodging

Industrial

Retail

Office

Self Storage

Office

Lodging

Retail

Lodging

Office

Retail

Retail

Retail

Lodging

Retail

Retail

Retail

Multifamily

Lodging

Retail

Retail

Retail

Multifamily

Retail

Retail

Retail

01/12/23

NY

IA

IA

MO

IL

UT

NE

07/23/19

NY

05/14/20

MA

XX

XX

CA

NC

FL

KY

TX

MO

OH

MO

NY

MA

P

A

XX

TX

CA

P

A

NY

TX

NY

TX

CA

TX

IN

XX

NJ

NC

CA

IL

XX

TX

01/10/23

N

1

1/01/35

N

05/01/35

N

07/01/30

N

05/01/30

N

02/01/33

N

04/01/32

N

12/10/22

N

1

1/01/22

N

01/01/23

01/01/23

10/01/22

12/01/22

01/01/23

01/01/23

01/01/23

01/01/23

12/01/22

12/01/22

1

1/07/22

01/01/18

12/01/22

12/01/17

12/01/22

1

1/01/22

12/05/22

12/01/22

01/01/23

12/01/22

01/01/26

12/01/22

12/01/22

12/01/22

10/01/22

06/01/25

12/01/22

01/01/23

1

1/01/22

01/01/23

12/01/22

 9,618,8

1

1.51

 3.930

 2,532,245.80

 5.500

 2,096,400.04

 5.500

 1,495,172.03

 6.040

 1,426,499.40

 5.850

 1,255,884.07

 6.750

 1,174,874.35

 6.070

 0.00

 4.350

 0.00

 4.010

 0.00

 27,831.27

 23,973.29

 31,690.69

 31,123.01

 18,801.52

 18,863.02

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 0.00

 424,985.55

12/17/25

 0.00

12/19/25

10/01/22

01/01/23

08/01/18

05/01/23

01/03/18

05/12/23

04/01/20

1

1/01/22

09/01/22

10/01/16

1

1/07/22

1

1/01/17

09/01/22

03/01/17

01/01/24

1

1/01/22

09/05/22

1

1/01/22

02/01/22

12/01/22

04/01/15

09/02/22

12/02/22

1

1/01/22

07/01/22

06/01/25

12/01/22

10/01/22

10/01/21

01/01/23

09/01/22

07/10/25

01/01/26

01/01/26

01/01/26

01/01/26

01/01/26

01/01/26

01/01/26

01/01/26

 0.00

5

 0.00

 0.00

0

1

1,680.15

 0.00

0

 9,674.04

 0.00

0

 7,646.72

 0.00

0

 7,071.44

 0.00

0

 7,130.00

 0.00

0

 6,007.93

 0.00

0

 0.00

 0.00

0

 0.00

 0.00

 0.62

 0.00

 1.21

 0.00

 0.98

 0.00

 1.14

 0.00

 1.00

 0.00

 1.65

 0.00

 1.42

 0.00

 0.00

 0.00

 0.27

12/31/24

09/30/24

09/30/24

12/31/24

12/31/24

12/31/24

12/31/24

12/31/24

12/31/24

Page 17 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

LOAN LEVEL DE

T

AIL

Property

Transfer

Maturity

Neg

End Schedule 

Note

Sched

Prepay

Prepay

Paid 

Prepay

Loan

Interest

Yield Maint 

PFY

Operating

Loan ID

Type

Date

Stat

Date

Am

Balance

Rate

P&I

Adj

Date

Thru

Premium

Status **

Payment

Charges

DSCR

Stmnt

Retail

Office

Retail

Retail

Office

Retail

Retail

Mixed Use

Office

Lodging

Retail

Retail

Retail

Industrial

Retail

Office

Multifamily

Retail

Retail

Retail

Retail

Mixed Use

Industrial

Office

Industrial

Industrial

Industrial

NC

12/01/22

NY

1

1/07/22

MA

01/06/23

NY

01/01/23

IL

01/01/23

CA

01/01/23

CA

01/01/23

MI

01/01/23

NJ

01/01/23

CA

01/01/23

LA

01/01/23

NY

01/01/23

MA

01/01/23

TN

01/01/23

P

A

1

1/01/22

WA

1

1/01/22

TX

12/01/22

WI

01/01/18

TX

12/01/22

CA

01/01/23

AL

1

1/01/22

MD

01/01/23

MD

12/01/22

CA

01/01/18

XX

01/01/23

XX

01/01/23

XX

01/01/23

12/01/22

1

1/07/22

10/06/22

01/01/23

01/01/23

1

1/01/22

10/01/21

10/01/22

06/01/19

1

1/01/22

01/01/23

07/01/16

12/30/22

09/01/22

1

1/01/22

08/01/22

10/01/22

10/01/16

09/01/22

10/01/22

09/01/22

12/01/22

10/01/22

04/01/16

10/01/22

10/01/22

10/01/22

Count:

68

Totals:

 57,016,825.80

 152,282.80

 424,985.55

 0.00

 49,210.28

 0.00

* If State field is blank or ’XX’, loan has properties in multiple states.

** Loan Status:  A = Payment not received but still in grace period; B = Late Payment but less than 30 days delinquent; 0 = Current; 1 = 30-59 Days Delinquent; 2 = 60-89 Days Delinquent;

         3 = 90-120 Days Delinquent;  4 = Performing Matured Balloon;  5 = Non-Performing Matured Balloon; 6 = 121+ Days Delinquent; R = Repurchased.

Page 18 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

HISTORICAL LOAN MODIFIC

A

TION REPORT

Date of Last

Loan ID

Modification

Balance When

Sent to Special

Servicer

Modified

Balance

Old Note

Rate

Modified

Note Rate

Old P&I

Modified

Payment

Amount

Old

Maturity

Date

Maturity Date

Total Months for

Change of

Modification

Modification Code

*

*Modification Code:  1 = Maturity Date Extension; 2 = Amortization Change; 3 =

Principal Write-Off; 4 =Not Used; 5 = 

T

emporary Rate Reduction;

                                 6 = Capitalization on Interest;  7 =

Capitalization on 

T

axes;  8 = Other; 9 = RCombination;  10 = Forbearance.

Page 19 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

M

A

TERIAL BREACHES AND DOCUMENT DEFECTS

Ending Principal

Loan ID

Balance

Material Breach Date

Date Received Notice

Description

Count:

Totals:

Page 20 of 26

5M  to  9.9M

35M  to  39.9M

0M  to  4.9M

3

.

750%

-

3

.

990%

4

.

000%

-

4

.

240%

5

.

500%

-

5

.

740%

5

.

750%

-

5

.

990%

6

.

000%

-

6

.

240%

6

.

750%

-

6

.

990%

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

MORTGAGE LOAN CHARACTERISTICS

Remaining Principal Balance

70

Count

0M  to  4.9M

6

5M  to  9.9M

1

Balance ($)

%

60

$9,981,075.69

17.51%

$9,618,81

1.51

16.87%

50

35M  to  39.9M

1

Total

8

$37,416,938.60

65.62%

40

$57,016,825.80

100.00%

30

20

10

0

Gross Rate

70

3.750% 

-

3.990%

4.000% 

-

4.240%

5.500% 

-

5.740%

5.750% - 5.990%

6.000% - 6.240%

Count

           Balance ($)

%

60

1

$9,618,81

1.51

16.87%

1

$37,416,938.60

65.62%

50

2

$4,628,645.84

8.12%

1

$1,426,499.40

2.50%

40

2

$2,670,046.38

4.68%

6.750% - 6.990%

1

Total

8

Total Weighted Average Rate: 4.35%

$1,255,884.07

2.20%

30

$57,016,825.80

100.00%

20

10

0

Page 21 of 26

IOWA

NEW YORK

MISSOURI

ILLINOIS

UTAH

NEBRASKA

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

MORTGAGE LOAN CHARACTERISTICS

Geographic Distribution by State

IOWA

NEW YORK

MISSOURI

ILLINOIS

UTAH

NEBRASKA

Count

Balance ($)

%

3

$42,045,584.44

73.74%

1

$9,618,81

1.51

16.87%

1

$1,495,172.03

2.62%

1

$1,426,499.40

2.50%

1

$1,255,884.07

2.20%

1

$1,174,874.35

2.06%

80

70

Total

8

$57,016,825.80

100.00%

60

50

40

30

20

10

0

Property 

T

ype

  Count

Balance ($)

%

Retail

8

Total

8

$57,016,825.80

100.00%

$57,016,825.80

100.00%

Retail

100.0%

Total:

100.0%

Retail

100

Page 22 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

MORTGAGE LOAN CHARACTERISTICS

Seasoning

100

Months

 156 -  158

 162 -  164

 198 -  200

 222 -  224

 246 -  248

   Count

2

2

1

1

2

Balance ($)

%

80

$47,035,750.1

1

82.49%

$4,628,645.84

8.12%

60

$1,255,884.07

2.20%

$1,174,874.35

2.06%

$2,921,671.43

5.12%

40

Total

8

$57,016,825.80

100.00%

20

Total Weighted Average Seasoning:  164

0

 156 -  158

 162 -  164

 198 -  200

 222 -  224

 246 -  248

Remaining 

T

erm to Maturity

100

Months

  0 -   2

 51 -  53

 54 -  56

 75 -  77

 84 -  86

111 - 113

Count

Balance ($)

%

80

2

$47,035,750.1

1

82.49%

1

$1,426,499.40

2.50%

60

1

$1,495,172.03

2.62%

1

$1,174,874.35

2.06%

1

$1,255,884.07

2.20%

40

1

$2,096,400.04

3.68%

117 - 119

Total

1

$2,532,245.80

4.44%

8

$57,016,825.80

100.00%

20

Total Weighted Average Remaining Months:  16

0

  0 -   2

 51 -  53

 54 -  56

 75 -  77

 84 -  86

111 - 113

117 - 119

Page 23 of 26

 0.500 - 0.990

 -1.00 - -0.51

 1.000 - 1.490

 1.500 - 1.990

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

MORTGAGE LOAN CHARACTERISTICS

DSCR

70

60

 -1.00 - -0.51

 0.500 - 0.990

 1.000 - 1.490

Count

Balance ($)

%

50

1

$37,416,938.60

65.62%

2

$1

1,715,2

1

1.55

20.55%

40

4

$6,628,791.58

1

1.63%

30

 1.500 - 1.990

1

Total

8

Total Weighted Average DSCR:  -0.10

$1,255,884.07

2.20%

$57,016,825.80

100.00%

20

10

0

Amortization 

T

ype

Count

Amortizing Balloon

2

Full Amortizing

6

Balance ($)

%

$47,035,750.1

1

82.49%

$9,981,075.69

17.51%

Full Amortizing

17.51%

Total

8

$57,016,825.80

100.00%

Amortizing Balloon

82.49%

Full Amortizing

17.51%

Total:

100.00%

Amortizing Balloon

82.49%

Page 24 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

Delinquency Summary Report

Group 1

Delinquent

Loan Count

Current

6

30 - 59 days

0

60 - 89 days

0

90 - 120 days

0

121 + days

TOTAL

Current

0

6

Bankruptcy

Foreclosure

REO

TOTAL

Sched Bal

Percentage*

  Actual Bal

Loan Count

Sched Bal

Percentage*

  Actual Bal

Loan Count

Sched Bal

Percentage*

  Actual Bal

Loan Count

Sched Bal

Percentage*

  Actual Bal

Loan Count

Sched Bal

9,981,075.69

0.00

17.51%

0.00%

9,981,075.69

0.00

0

0

0.00

0.00

0.00%

0.00%

0.00

0.00

0

0

0.00

0.00

0.00%

0.00%

0.00

0.00

0

0

0.00

0.00

0.00%

0.00%

0.00

0.00

6

0

9,981,075.69

0.00

0.00

0.00

0.00%

0.00%

0.00

0.00

0

0

0.00

0.00

0.00%

0.00%

0.00

0.00

0

0

0.00

0.00

0.00%

0.00%

0.00

0.00

0

0

0.00

0.00

0.00%

0.00%

0.00

0.00

0

0

0.00

0.00

0.00

0.00%

0.00

0

0.00

0.00%

0.00

1

37,416,938.60

65.62%

40,296,313.27

1

9,618,811.51

16.87%

9,618,811.51

2

47,035,750.11

9,981,075.69

17.51%

9,981,075.69

0

0.00

0.00%

0.00

1

37,416,938.60

65.62%

40,296,313.27

1

9,618,811.51

16.87%

9,618,811.51

8

57,016,825.80

121 + days

Current

17.5%

30 - 59 days

0.0%

60 - 89 days

0.0%

90 - 120 days

0.0%

121 + days

82.5%

Percentage*

  Actual Bal

17.51%

0.00%

9,981,075.69

0.00

0.00%

0.00%

0.00

0.00

82.49%

49,915,124.78

100.00%

Total:

100.0%

59,896,200.47

* Percentages are based on scheduled balance as a percent of total pool scheduled balance.

Page 25 of 26

Morgan Stanley Bank Of America Merrill Lynch 

T

rust 2013-7

 Commercial Mortgage Pass-Through Certificates Series 2013-C7

January 2026

DEFEASED LOAN DE

T

AIL

Current Ending

Loan ID

Scheduled  Balance

Maturity Date

Current

Note Rate

Defeasance

Status *

Count:

Totals:

*   Defeasance Status:  P = Portion of Loan Previously Defeased.  F = Full Defeasance.

Page 26 of 26

Morgan Stanley Bank of America Merrill Lynch Trust 2013-C7 10-D