UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

 Washington, D.C. 20549

 FORM 10-K

 (Mark One)

 x ANNUAL REPORT PURSUANT TO SECTION
13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 For the fiscal year ended December 31, 2023

or

 o TRANSITION
REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 For the transition period from _____ to _____

Commission file number of the issuing entity: 333-207340-13

 Central Index Key Number of the issuing entity:
0001744982

 UBS Commercial Mortgage Trust
2018-C12

 (exact name of the issuing entity as specified in its
charter)

 Central Index Key Number of the depositor: 0001532799

 UBS Commercial Mortgage
Securitization Corp.

 (exact name of the depositor as specified in its
charter)

 Central Index Key Number of the sponsor: 0001685185

 UBS AG, acting through its branch
located at 1285 Avenue of the Americas, New York, New York

 Central Index Key Number of the sponsor: 0001238163

 Soci t G n rale, New York Branch

 Central Index Key Number of the sponsor: 0001541468

 Ladder Capital Finance LLC

 Central Index Key Number of the sponsor: 0001542256

 Natixis Real Estate Capital LLC

 Central Index Key Number of the sponsor: 0001592182

 LMF Commercial, LLC

 (formerly known as Rialto
Mortgage Finance, LLC)

 Central Index Key Number of the sponsor: 0001558761

 Cantor Commercial Real Estate
Lending, L.P.

 Central Index Key Number of the sponsor: 0001548567

 CIBC Inc.

 New York

 (State or other jurisdiction of

 incorporation or organization of

 the issuing entity)

 38-4088324

 38-4088325

 38-7206211

 (I.R.S. Employer

 Identification Numbers)

c/o Computershare Trust Company, National Association, as agent for

 Wells Fargo Bank, National Association

 as Certificate Administrator

 9062 Old Annapolis Road

 Columbia, MD

 (Address of principal
executive offices of the issuing entity)

 21045

 (Zip Code)

 Registrant's telephone number,
including area code:

 (212) 713-2000

 Securities registered pursuant to Section 12(b) of the Act:

 Title of each class

 Trading Symbol(s)

 Name of each exchange on which registered

 None

 Securities registered pursuant to Section 12(g) of the
Act: None.

 Indicate by check mark if the registrant is a well-known seasoned
issuer, as defined in Rule 405 of the Securities Act. o Yes
No

 Indicate by check mark if the registrant is not required to
file reports pursuant to Section 13 or Section 15(d) of the Act. o Yes
No

 Indicate by check mark whether the registrant (1) has filed
all reports required to be filed by Section 13 or 15(d) of the Securities
Exchange Act of 1934 during the preceding 12 months (or for such shorter period
that the registrant was required to file such reports), and (2) has been
subject to such filing requirements for the past 90 days. Yes o No

 Indicate by check mark whether the registrant has submitted
electronically every Interactive Data File required to be submitted pursuant to
Rule 405 of Regulation S-T (Section 232.405 of this chapter) during the
preceding 12 months (or for such shorter period that the registrant was
required to submit such files).

 Indicate by check mark whether the registrant is a large
accelerated filer, an accelerated filer, a non-accelerated filer, a smaller
reporting company, or an emerging growth company. See the definitions of "large
accelerated filer," "accelerated filer," "smaller reporting company," and
"emerging growth company" in Rule 12b-2 of the Exchange Act.

 Large accelerated
filer o
Accelerated
filer
o

 Non-accelerated
filer

Smaller reporting
company
o

Emerging growth
company
o

 If an emerging growth company, indicate by check mark if the
registrant has elected not to use the extended transition period for complying
with any new or revised financial accounting standards provided pursuant to
Section 13(a) of the Exchange Act. o

 Indicate by check mark whether the registrant has filed a
report on and attestation to its management's assessment of the effectiveness
of its internal control over financial reporting under Section 404(b) of the
Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm
that prepared or issued its audit report. o

 If securities are registered pursuant to Section 12(b) of the
Act, indicate by check mark whether the financial statements of the registrant
included in the filing reflect the correction of an error to previously issued
financial statements. o

 Indicate by check mark whether any of those error corrections
are restatements that required a recovery analysis of incentive-based
compensation received by any of the registrant's executive officers during the
relevant recovery period pursuant to §240.10D-1(b). o

 Indicate by check mark whether the registrant is a shell
company (as defined in Rule 12b-2 of the Act). o Yes No

 State the aggregate market value of the voting and non-voting
common equity held by non-affiliates computed by reference to the price at
which the common equity was last sold, or the average bid and asked price of
such common equity, as of the last business day of the registrant's most recently
completed second fiscal quarter.

 Indicate by check mark whether the registrant has filed all
documents and reports required to be filed by Section 12, 13 or 15(d) of the
Securities Exchange Act of 1934 subsequent to the distribution of securities
under a plan confirmed by a court. o
Yes o
No

 Indicate the number of shares outstanding of each of the
registrant's classes of common stock, as of the latest practicable date.

 DOCUMENTS INCORPORATED BY REFERENCE

 List hereunder the following documents if incorporated by
reference and the Part of the Form 10-K (e.g., Part I, Part II, etc.) into
which the document is incorporated: (1) Any annual report to security holders;
(2) Any proxy or information statement; and (3) Any prospectus filed pursuant
to Rule 424(b) or (c) under the Securities Act of 1933. The listed documents
should be clearly described for identification purposes (e.g., annual report to
security holders for fiscal year ended December 24, 1980).

 EXPLANATORY NOTES

 The Riverfront Plaza Mortgage Loan, the
Wyvernwood Apartments Mortgage Loan, the Riverwalk Mortgage Loan and the Aspect
RHG Hotel Portfolio Mortgage Loan, which constituted approximately 6.2%, 6.2%,
5.6% and 4.2%, respectively, of the asset pool of the issuing entity as of its
cut-off date, are each an asset of the issuing entity and are each part of a
loan combination that includes (a) with respect to the Riverfront Plaza
Mortgage Loan, six other pari passu loans, which are not assets of the
issuing entity, (b) with respect to the Wyvernwood Apartments Mortgage Loan,
one other pari passu loan, which is not an asset of the issuing entity,
(c) with respect to the Riverwalk Mortgage Loan, four other pari passu
loans, which are not assets of the issuing entity and (d) with respect to the
Aspect RHG Hotel Portfolio Mortgage Loan, one other pari passu loan,
which is not an asset of the issuing entity. These loan combinations, including
the Riverfront Plaza Mortgage Loan, the Wyvernwood Apartments Mortgage Loan,
the Riverwalk Mortgage Loan and the Aspect RHG Hotel Portfolio Mortgage Loan,
are being serviced and administered pursuant to the Pooling and Servicing
Agreement, which is incorporated by reference as Exhibit 4.1 to this Annual
Report on Form 10-K.

Exhibit Index) with respect to the 20 Times Square Mortgage Loan, which
constituted approximately 3.1% of the asset pool of the issuing entity as of
its cut-off date. The 20 Times Square Mortgage Loan is an asset of the
issuing entity and is part of a loan combination that includes the 20 Times
Square Mortgage Loan, thirteen other pari passu loans and three
subordinate companion loans, which are not assets of the issuing entity. A pari
passu portion of the loan combination was securitized in the 20 Times
Square Trust 2018-20TS transaction (the " 20 Times Square Trust 2018-20TS
Transaction "). This loan combination, including the 20 Times Square
Mortgage Loan, is being serviced and administered pursuant to the trust and
servicing agreement for the 20 Times Square Trust 2018-20TS Transaction, which
is incorporated by reference as Exhibit 4.2 to this Annual Report on Form 10-K.

Exhibit Index) with respect to the Manchester Highlands Mortgage Loan, which
constituted approximately 1.2% of the asset pool of the issuing entity as of
its cut-off date. The Manchester Highlands Mortgage Loan is an asset of
the issuing entity and is part of a loan combination that includes the
Manchester Highlands Mortgage Loan and one other pari passu loan, which
is not an asset of the issuing entity. The other pari passu portion of
the loan combination was securitized in the UBS Commercial Mortgage Trust
2018-C10 transaction, Commission File Number 333-207340-11 (the " UBS
2018-C10 Transaction "). This loan combination, including the Manchester
Highlands Mortgage Loan, is being serviced and administered pursuant to the
pooling and servicing agreement for the UBS 2018-C10 Transaction, which is
incorporated by reference as Exhibit 4.3 to this Annual Report on Form 10-K.

Exhibit Index) with respect to the 5th Street Station Mortgage Loan, which
constituted approximately 1.1% of the asset pool of the issuing entity as of
its cut-off date. The 5th Street Station Mortgage Loan is an asset of the
issuing entity and is part of a loan combination that includes the 5th Street
Station Mortgage Loan, one other pari passu loan and two subordinate
companion loans, which are not assets of the issuing entity. The other pari
passu portion of the loan combination was securitized in the UBS Commercial
Mortgage Trust 2018-C11 transaction, Commission File Number 333-207340-12 (the
" UBS 2018-C11 Transaction "). This loan combination, including the 5th
Street Station Mortgage Loan, is being serviced and administered pursuant to
the pooling and servicing agreement for the UBS 2018-C11 Transaction, which is
incorporated by reference as Exhibit 4.4 to this Annual Report on Form 10-K.

Exhibit Index) with respect to the Conway Commons Mortgage Loan, which constituted
approximately 1.9% of the asset pool of the issuing entity as of its cut-off
date. The Conway Commons Mortgage Loan is an asset of the issuing entity
and is part of a loan combination that includes the Conway Commons Mortgage
Loan and two other pari passu loans, which are not assets of the issuing
entity. A pari passu portion of the loan combination was securitized in
the CSAIL 2018-CX12 Commercial Mortgage Trust transaction, Commission File
Number 333-207361-09 (the " CSAIL 2018-CX12 Transaction "). This loan
combination, including the Conway Commons Mortgage Loan, is being serviced and
administered pursuant to the pooling and servicing agreement for the CSAIL
2018-CX12 Transaction, which is incorporated by reference as Exhibit 4.5 to
this Annual Report on Form 10-K.

Exhibit Index) with respect to the Bank of America Center Mortgage Loan and the
175 Park Avenue Mortgage Loan, which constituted approximately 1.2% and 1.2%,
respectively, of the asset pool of the issuing entity as of its cut-off
date. The Bank of America Center Mortgage Loan and the 175 Park Avenue
Mortgage Loan are each an asset of the issuing entity and are each part of a
loan combination that includes (a) with respect to the Bank of America Center
Mortgage Loan, three other pari passu loans, which are not assets of the
issuing entity or (b) with respect to the 175 Park Avenue Mortgage Loan, five
other pari passu loans, which are not assets of the issuing entity. A pari
passu portion of each loan combination was securitized in the CD 2018-CD7
Mortgage Trust transaction, Commission File Number 333-206705-15 (the " CD
2018-CD7 Transaction "). These loan combinations, including the Bank of
America Center Mortgage Loan and the 175 Park Avenue Mortgage Loan, are being
serviced and administered pursuant to the pooling and servicing agreement for
the CD 2018-CD7 Transaction, which is incorporated by reference as Exhibit 4.6
to this Annual Report on Form 10-K.

 The Somerset Financial Center
Mortgage Loan, previously an asset of the issuing entity, was not an asset of
the issuing entity during the reporting period and is omitted from this Annual
Report on Form 10-K and will be omitted from subsequent Annual Reports on Form
10-K.

 The master servicer of a pooling
and servicing agreement or trust and servicing agreement also functions as the
primary servicer of the related mortgage loans serviced and administered
pursuant to such agreement unless a separate primary servicer is identified
herein. If this report does not identify a separate primary servicer, the
servicer compliance statement provided by the master servicer under any such
agreement also encompasses its responsibilities as primary servicer of the
related mortgage loan or mortgage loans.

 Midland
Loan Services, a Division of PNC Bank, National Association is the master
servicer of the mortgage loans serviced under the Pooling and Servicing
Agreement and special servicer of the mortgage loans serviced under the Pooling
and Servicing Agreement prior to April 27, 2023 and the primary servicer and
special servicer of the 5th Street Station Mortgage Loan. As a result, Midland
Loan Services, a Division of PNC Bank, National Association is a "servicer" as
defined in Item 1108(a)(2)(iii) of Regulation AB, in the capacities described
above, because it is servicing mortgage loans that constituted 10% or more of
the assets of the issuing entity as of its cut-off date. The assessments of
compliance with applicable servicing criteria, accountants' attestation reports
and servicer compliance statements delivered by Midland Loan Services, a
Division of PNC Bank, National Association in the capacities described above
are listed in the Exhibit Index.

 Wells Fargo Bank, National
Association is the certificate administrator of the mortgage loans serviced
under the Pooling and Servicing Agreement, the primary servicer and special
servicer of the 20 Times Square Mortgage Loan and the primary servicer of the
Conway Commons Mortgage Loan and the Manchester Highlands Mortgage Loan. As a
result, Wells Fargo Bank, National Association is a "servicer" as defined in
Item 1108(a)(2)(iii) of Regulation AB, in the capacities described above,
because it is servicing mortgage loans that constituted 10% or more of the
assets of the issuing entity as of its cut-off date. The assessments of
compliance with applicable servicing criteria, accountants' attestation reports
and servicer compliance statements delivered by Wells Fargo Bank, National
Association in the capacities described above are listed in the Exhibit Index.

 Wells Fargo Bank, National
Association is the custodian of the mortgage loans serviced under the Pooling
and Servicing Agreement, the 20 Times Square Mortgage Loan, the Conway Commons
Mortgage Loan, the Bank of America Center Mortgage Loan, the 175 Park Avenue
Mortgage Loan, the Manchester Highlands Mortgage Loan and the 5th Street
Station Mortgage Loan. As a result, Wells Fargo Bank, National
Association is a servicing function participant in the capacities described
above, because it is servicing mortgage loans that constituted 5% or more of
the assets of the issuing entity as of its cut-off date. The assessments of
compliance with applicable servicing criteria and accountants' attestation
reports delivered by Wells Fargo Bank, National Association in the capacities
described above are listed in the Exhibit Index.

 Park Bridge Lender Services LLC is
the operating advisor of the mortgage loans serviced under the Pooling and
Servicing Agreement, the Conway Commons Mortgage Loan, the Bank of America
Center Mortgage Loan, the 175 Park Avenue Mortgage Loan and the Manchester
Highlands Mortgage Loan. As a result, Park Bridge Lender Services LLC is
a servicing function participant in the capacities described above, because it
is servicing mortgage loans that constituted 5% or more of the assets of the
issuing entity as of its cut-off date. The assessments of compliance with
applicable servicing criteria and accountants' attestation reports delivered by
Park Bridge Lender Services LLC in the capacities described above are listed in
the Exhibit Index.

 Wells Fargo Bank, National
Association acts as trustee of the Wyvernwood Apartments Mortgage Loan, the
Riverfront Plaza Mortgage Loan, the Riverwalk Mortgage Loan, the Aspect RHG
Hotel Portfolio Mortgage Loan, the 5th Street Station Mortgage Loan, the 175
Park Avenue Mortgage Loan and the Bank of America Center Mortgage Loan.
Pursuant to the Pooling and Servicing Agreement, the pooling and servicing
agreement for the UBS 2018-C11 Transaction and the pooling and servicing
agreement for the CD 2018-CD7 Transaction, the trustee is required to provide
an assessment of compliance with applicable servicing criteria solely with
respect to Item 1122(d)(2)(iii) of Regulation AB (regarding advances of funds
or guarantees regarding collections, cash flows or distributions, and any
interest or other fees charged for such advances, are made, reviewed and
approved as specified in the transaction agreements). However, during the
reporting period, the trustee did not perform any servicing function with
respect to the servicing criteria specified in Item 1122(d)(2)(iii) of
Regulation AB. The master servicer or the special servicer, to the extent
required, performed the servicing function identified with respect to Item
1122(d)(2)(iii) of Regulation AB, and each such party included Item
1122(d)(2)(iii) of Regulation AB in the assessment of compliance with
applicable servicing criteria and accountant's attestation report for the
subject transaction. As a result, this Annual Report on Form 10-K does
not include an assessment of compliance with applicable servicing criteria of
the trustee. One or more other servicers of the Wyvernwood Apartments Mortgage
Loan, the Riverfront Plaza Mortgage Loan, the Riverwalk Mortgage Loan, the
Aspect RHG Hotel Portfolio Mortgage Loan, the 5th Street Station Mortgage Loan,
the 175 Park Avenue Mortgage Loan and the Bank of America Center Mortgage Loan
have delivered one or more assessments of compliance with respect to Item
1122(d)(2)(iii) of Regulation AB.

 Wilmington Trust, National
Association acts as trustee of the 20 Times Square Mortgage Loan, the
Manchester Highlands Mortgage Loan and the Conway Commons Mortgage Loan.
Pursuant to the trust and servicing agreement for the 20 Times Square Trust
2018-20TS Transaction, the pooling and servicing agreement for the UBS 2018-C10
Transaction and the pooling and servicing agreement for the CSAIL 2018-CX12
Transaction, the trustee is required to provide an assessment of compliance
with applicable servicing criteria solely with respect to Item 1122(d)(2)(iii)
of Regulation AB (regarding advances of funds or guarantees regarding
collections, cash flows or distributions, and any interest or other fees
charged for such advances, are made, reviewed and approved as specified in the
transaction agreements). However, during the reporting period, the trustee did
not perform any servicing function with respect to the servicing criteria
specified in Item 1122(d)(2)(iii) of Regulation AB. The master servicer
or the special servicer, to the extent required, performed the servicing
function identified with respect to Item 1122(d)(2)(iii) of Regulation AB, and
each such party included Item 1122(d)(2)(iii) of Regulation AB in the
assessment of compliance with applicable servicing criteria and accountant's
attestation report for the subject transaction. As a result, this Annual
Report on Form 10-K does not include an assessment of compliance with applicable
servicing criteria of the trustee. One or more other servicers of the 20 Times
Square Mortgage Loan, the Manchester Highlands Mortgage Loan and the Conway
Commons Mortgage Loan have delivered one or more assessments of compliance with
respect to Item 1122(d)(2)(iii) of Regulation AB.

 This Annual Report on Form 10-K
includes assessments of compliance with applicable servicing criteria and
accountants' attestation reports from CoreLogic Solutions, LLC. This
entity was engaged by the primary servicer of the 20 Times Square Mortgage
Loan, the Manchester Highlands Mortgage Loan and the Conway Commons Mortgage
Loan to remit tax payments received from the escrow accounts of borrowers to
local taxing authorities, to report tax amounts due, to verify tax parcel
information, and to verify non-escrow tax payments. These servicing functions
are included within the servicing criteria set forth in Items 1122(d)(4)(xi)
and 1122(d)(4)(xii) of Regulation AB. Therefore, under the
principles-based definition of "servicer" set forth in Item 1101(j) of
Regulation AB that looks to the functions that an entity performs, this vendor
is a "servicer" for the purposes of Item 1122 of Regulation AB. See
Compliance and Disclosure Interpretations, Section 301.01 (Item 1101(j)).

 This Annual
Report on Form 10-K includes an assessment of compliance with applicable
servicing criteria, accountants' attestation report and servicer compliance
statement from Computershare Trust Company, National Association (" CTCNA ").
CTCNA was engaged by Wells Fargo Bank, National Association (" Wells Fargo "),
in its capacity as certificate administrator and custodian, to perform certain
specified servicing functions identified in the assessment of compliance with
applicable servicing criteria and accountants' attestation reports. Wells
Fargo engaged CTCNA in connection with the sale of Wells Fargo's corporate
trust services business to CTCNA and its affiliates. Further, under the
principles-based definition of "servicer" set forth in Item 1101(j) of Regulation
AB that looks to the functions that an entity performs, this party is a
"servicer" for the purposes of Item 1123 of Regulation AB. See
Compliance and Disclosure Interpretations, Section 301.01 (Item 1101(j)).

 The assessments of compliance with
applicable servicing criteria, accountants' attestation reports and servicer
compliance statements of the certificate administrator of the 20 Times Square
Mortgage Loan, the Manchester Highlands Mortgage Loan, the 5th Street Station
Mortgage Loan, the Conway Commons Mortgage Loan, the 175 Park Avenue Mortgage
Loan and the Bank of America Center Mortgage Loan are omitted from this Annual
Report on Form 10-K as the certificate administrator pursuant to the related
pooling and servicing agreement or trust and servicing agreement does not
perform any activities that address servicing criteria with respect to the
issuing entity and because they are each not a "servicer" that meets the
criteria in Item 1108(a)(2)(i) through (iii) of Regulation AB.

 With respect to the pari passu
loan combinations that include the Manchester Highlands Mortgage Loan, the Bank
of America Center Mortgage Loan, the 175 Park Avenue Mortgage Loan, the Conway
Commons Mortgage Loan and the 5th Street Station Mortgage Loan, (i) the reports
on assessment of compliance with servicing criteria and attestation reports on
assessment of compliance with servicing criteria of Rialto Capital Advisors,
LLC as special servicer of the Manchester Highlands Mortgage Loan, the Bank of
America Center Mortgage Loan and the 175 Park Avenue Mortgage Loan, Pentalpha
Surveillance LLC as operating advisor of the 5th Street Station Mortgage Loan,
Argentic Services Company LP as special servicer of the Conway Commons Mortgage
Loan and KeyBank National Association as primary servicer of the Bank of
America Center Mortgage Loan and the 175 Park Avenue Mortgage Loan, listed on
the Exhibit Index are omitted from this Annual Report on Form 10-K as they are
not required to be included on this Annual Report on Form 10-K per Instruction
3 to Item 1122 of Regulation AB because they are parties performing activities
that address servicing criteria relating to 5% or less of the assets of the
issuing entity; and (ii) the servicer compliance statements of Rialto Capital
Advisors, LLC as special servicer of the Manchester Highlands Mortgage Loan,
the Bank of America Center Mortgage Loan and the 175 Park Avenue Mortgage Loan,
Argentic Services Company LP as special servicer of the Conway Commons Mortgage
Loan and KeyBank National Association as primary servicer of the Bank of
America Center Mortgage Loan and the 175 Park Avenue Mortgage Loan, listed on
the Exhibit Index are omitted from this Annual Report on Form 10-K as they are
not required by Item 1123 of Regulation AB to be included on this Annual Report
on Form 10-K because they are each an unaffiliated party that is not a
"servicer" that meets the criteria in Item 1108(a)(2)(i) through (iii) of
Regulation AB.

 Item 1. Business.

 Item 1A. Risk Factors.

 Item 1B. Unresolved Staff Comments.

 None.

 Item 1C. Cybersecurity.

 Item 2. Properties.

 Item 3. Legal Proceedings.

 Item 4. Mine Safety Disclosures.

 Item 5. Market for Registrant's Common Equity,
Related Stockholder Matters and Issuer Purchases of Equity Securities.

 Item 6. [Reserved]

 Item 7. Management's Discussion and Analysis of
Financial Condition and Results of Operations.

 Item 7A. Quantitative and Qualitative Disclosures
About Market Risk.

 Item 8. Financial Statements and Supplementary Data.

 Item 9. Changes in and Disagreements With
Accountants on Accounting and Financial Disclosure.

 Item 9A. Controls and Procedures.

 Item 9B. Other Information.

 None.

 Item 9C. Disclosure Regarding Foreign Jurisdictions
that Prevent Inspections.

 None.

 Item 10. Directors, Executive Officers and Corporate
Governance.

 Item 11. Executive Compensation.

 Item 12. Security Ownership of Certain Beneficial
Owners and Management and Related Stockholder Matters.

 Item 13. Certain Relationships and Related
Transactions, and Director Independence.

 Item 14. Principal Accountant Fees and Services.

 ADDITIONAL DISCLOSURE ITEMS FOR REGULATION AB

 Item 1112(b) of Regulation AB, Significant Obligor
Financial Information.

 No single obligor represents 10% or more of the pool assets
held by the issuing entity.

 Item 1114(b)(2) of Regulation AB, Significant Enhancement
Provider Financial Information.

 No entity or group of affiliated entities provides any external credit
enhancement or other support for the certificates within this transaction as
described under Item 1114(a) of Regulation AB.

 Item 1115(b) of Regulation AB, Certain Derivatives
Instruments (Financial Information).

 No entity or group of affiliated entities provides any
derivative instruments or other support for the certificates within this
transaction as described under Item 1115 of Regulation AB.

 Item 1117 of Regulation AB, Legal Proceedings.

 The registrant knows of no material pending legal proceeding
involving the trust or any party related to the trust, other than routine
litigation incidental to the duties of those respective parties, and the
following, with respect to Wells Fargo Bank, National Association, as trustee,
certificate administrator and custodian.

 In December 2014, Phoenix Light SF
Limited (Phoenix Light) and certain related entities filed a complaint in the
United States District Court for the Southern District of New York alleging
claims against Wells Fargo Bank, N.A., in its capacity as trustee for a number
of residential mortgage-backed securities (RMBS) trusts. Complaints raising
similar allegations have been filed by Commerzbank AG in the Southern District
of New York, IKB International and IKB Deutsche Industriebank (together, IKB)
in New York state court, and Park Royal I LLC and Park Royal II LLC in New York
state court. In each case, the plaintiffs allege that Wells Fargo Bank, N.A.,
as trustee, caused losses to investors, and plaintiffs assert causes of action
based upon, among other things, the trustee's alleged failure to notify and
enforce repurchase obligations of mortgage loan sellers for purported breaches
of representations and warranties, notify investors of alleged events of
default, and abide by appropriate standards of care following alleged events of
default. In July 2022, the district court dismissed Phoenix Light's claims and
certain of the claims asserted by Commerzbank AG, and subsequently entered
judgment in each case in favor of Wells Fargo Bank, N.A. In August 2022,
Phoenix Light and Commerzbank AG each appealed the district court's decision to
the United States Court of Appeals for the Second Circuit. Phoenix Light
dismissed its appeal in May 2023, terminating its case. In November 2023, Wells
Fargo Bank, N.A. entered into an agreement with IKB to resolve IKB's claims.
Wells Fargo Bank, N.A. previously settled two class actions filed by
institutional investors and an action filed by the National Credit Union
Administration with similar allegations.

 Item 1119 of Regulation AB, Affiliations and Certain
Relationships and Related Transactions.

 The information regarding this Item has been previously
provided in the prospectus of the Registrant relating to the issuing entity
filed on August 28, 2018 pursuant to Rule 424(b)(2).

 Item 1122 of Regulation AB, Compliance with Applicable
Servicing Criteria.

assessments of compliance with respect to the mortgage loans are attached
hereto under Item 15 to this Annual Report on Form 10-K. Attached as Exhibit Z
to the Pooling and Servicing Agreement incorporated by reference as Exhibit 4.1
to this Annual Report on Form 10-K is a chart identifying the entities
participating in a servicing function for the transaction responsible for each
applicable servicing criteria set forth in Item 1122(d).

assessments of compliance with respect to the 20 Times Square Mortgage Loan,
which is being serviced and administered pursuant to the trust and servicing
agreement for the 20 Times Square Trust 2018-20TS Transaction, are attached
hereto under Item 15 to this Annual Report on Form 10-K. Attached as Exhibit K
to the trust and servicing agreement for the 20 Times Square Trust 2018-20TS
Transaction incorporated by reference as Exhibit 4.2 to this Annual Report on
Form 10-K is a chart identifying the entities participating in a servicing
function for the 20 Times Square Trust 2018-20TS Transaction responsible for
each applicable servicing criteria set forth in Item 1122(d).

assessments of compliance with respect to the Manchester Highlands Mortgage
Loan, which is being serviced and administered pursuant to the pooling and
servicing agreement for the UBS 2018-C10 Transaction, are attached hereto under
Item 15 to this Annual Report on Form 10-K. Attached as Exhibit Z to the
pooling and servicing agreement for the UBS 2018-C10 Transaction incorporated
by reference as Exhibit 4.3 to this Annual Report on Form 10-K is a chart
identifying the entities participating in a servicing function for the UBS 2018-C10
Transaction responsible for each applicable servicing criteria set forth in
Item 1122(d).

assessments of compliance with respect to the 5th Street Station Mortgage Loan,
which is being serviced and administered pursuant to the pooling and servicing
agreement for the UBS 2018-C11 Transaction, are attached hereto under Item 15
to this Annual Report on Form 10-K. Attached as Exhibit Z to the pooling and
servicing agreement for the UBS 2018-C11 Transaction incorporated by reference
as Exhibit 4.4 to this Annual Report on Form 10-K is a chart identifying the
entities participating in a servicing function for the UBS 2018-C11 Transaction
responsible for each applicable servicing criteria set forth in Item 1122(d).

assessments of compliance with respect to the Conway Commons Mortgage Loan,
which is being serviced and administered pursuant to the pooling and servicing
agreement for the CSAIL 2018-CX12 Transaction, are attached hereto under Item
15 to this Annual Report on Form 10-K. Attached as Exhibit AA to the pooling
and servicing agreement for the CSAIL 2018-CX12 Transaction incorporated by
reference as Exhibit 4.5 to this Annual Report on Form 10-K is a chart
identifying the entities participating in a servicing function for the CSAIL 2018-CX12
Transaction responsible for each applicable servicing criteria set forth in
Item 1122(d).

assessments of compliance with respect to the 175 Park Avenue Mortgage Loan and
the Bank of America Center Mortgage Loan, which are being serviced and
administered pursuant to the pooling and servicing agreement for the CD
2018-CD7 Transaction, are attached hereto under Item 15 to this Annual Report
on Form 10-K. Attached as Schedule II to the pooling and servicing agreement
for the CD 2018-CD7 Transaction incorporated by reference as Exhibit 4.6 to
this Annual Report on Form 10-K is a chart identifying the entities participating
in a servicing function for the CD 2018-CD7 Transaction responsible for each
applicable servicing criteria set forth in Item 1122(d).

 Item 1123 of Regulation AB, Servicer Compliance Statement.

 The servicer compliance statements are attached as Exhibits
to this Annual Report on Form 10-K.

 Item 15. Exhibit and Financial Statement Schedules

 (a) The following is a list of documents filed as part of
this Annual Report on Form 10-K:

 (1) Not applicable

 (2) Not applicable

 (3) See below

 4.1
 Pooling and Servicing Agreement, dated as of August 1,
2018, by and among UBS Commercial Mortgage Securitization Corp., as Depositor,
Midland Loan Services, a Division of PNC Bank, National Association, as Master
Servicer and as Special Servicer, Wells Fargo Bank, National Association, as
Certificate Administrator and as Trustee, and Park Bridge Lender Services LLC,
as Operating Advisor and as Asset Representations Reviewer (filed as Exhibit
4.1 to the registrant's Current Report on Form 8-K filed on August 28, 2018
under Commission File No. 333-207340-13 and incorporated by reference herein).

 4.2
 Trust and Servicing Agreement, dated as of May 23, 2018,
by and among Natixis Commercial Mortgage Securities LLC, as Depositor, Wells
Fargo Bank, National Association, as Servicer and Special Servicer, Wells Fargo
Bank, National Association, as Certificate Administrator, Wilmington Trust,
National Association, as Trustee (filed as Exhibit 4.2 to the registrant's
Current Report on Form 8-K filed on August 28, 2018 under Commission File No.
333-207340-13 and incorporated by reference herein).

 4.3
 Pooling and Servicing Agreement, dated as of May 1, 2018,
by and among UBS Commercial Mortgage Securitization Corp., as Depositor, Wells
Fargo Bank, National Association, as Master Servicer, Rialto Capital Advisors,
LLC, as Special Servicer, Wells Fargo Bank, National Association, as
Certificate Administrator, Wilmington Trust, National Association, as Trustee,
and Park Bridge Lender Services LLC, as Operating Advisor and as Asset
Representations Reviewer (filed as Exhibit 4.6 to the registrant's Current Report
on Form 8-K filed on August 28, 2018 under Commission File No. 333-207340-13
and incorporated by reference herein).

 4.4
 Pooling and Servicing Agreement, dated as of July 1,
2018, by and among UBS Commercial Mortgage Securitization Corp., as Depositor,
Midland Loan Services, a Division of PNC Bank, National Association, as Master
Servicer, LNR Partners, LLC, as Special Servicer, Wells Fargo Bank, National
Association, as Certificate Administrator and as Trustee, and Pentalpha
Surveillance LLC, as Operating Advisor and as Asset Representations Reviewer
(filed as Exhibit 4.7 to the registrant's Current Report on Form 8-K filed on
August 28, 2018 under Commission File No. 333-207340-13 and incorporated by
reference herein).

 4.5
 Pooling and Servicing Agreement, dated as of August 1,
2018, by and among Credit Suisse Commercial Mortgage Securities Corp., as
Depositor, Wells Fargo Bank, National Association, as Master Servicer, LNR
Partners, LLC, as Special Servicer, Wells Fargo Bank, National Association, as
Certificate Administrator, Wilmington Trust, National Association, as Trustee,
and Park Bridge Lender Services LLC, as Operating Advisor and as Asset
Representations Reviewer (filed as Exhibit 4.4 to the registrant's Current Report
on Form 8-K filed on August 28, 2018 under Commission File No. 333-207340-13
and incorporated by reference herein).

 4.6
 Pooling and Servicing Agreement, dated as of August 1,
2018, by and among Deutsche Mortgage & Asset Receiving Corporation, as
Depositor, KeyBank National Association, as Master Servicer and Westside NYC
Multifamily Portfolio Special Servicer, Rialto Capital Advisors, LLC, as
General Special Servicer, Wells Fargo Bank, National Association, as Trustee,
Wells Fargo Bank, National Association, as Certificate Administrator, Paying
Agent and Custodian, and Park Bridge Lender Services LLC, as Operating Advisor
and Asset Representations Reviewer (filed as Exhibit 4.5 to the registrant's
Current Report on Form 8-K filed on August 28, 2018 under Commission File No.
333-207340-13 and incorporated by reference herein).

 4.7
 Primary Servicing Agreement, dated as of August 1, 2018,
by and between Midland Loan Services, a Division of PNC Bank, National
Association, as Master Servicer, and Berkeley Point Capital LLC, as Primary
Servicer (filed as Exhibit 4.19 to the registrant's Current Report on Form 8-K
filed on August 28, 2018 under Commission File No. 333-207340-13 and
incorporated by reference herein).

 4.8
 Agreement Between Note Holders, dated as of August 28,
2018, by and between UBS AG, by and through its branch office at 1285 Avenue of
the Americas, New York, New York, as Initial Note A-1 Holder, UBS AG, by and
through its branch office at 1285 Avenue of the Americas, New York, New York,
as Initial Note A-2 Holder, UBS AG, by and through its branch office at 1285 Avenue
of the Americas, New York, New York, as Initial Note A-3 Holder, UBS AG, by and
through its branch office at 1285 Avenue of the Americas, New York, New York,
as Initial Note A-4 Holder, and UBS AG, by and through its branch office at
1285 Avenue of the Americas, New York, New York, as Initial Note A-5 Holder
(filed as Exhibit 4.8 to the registrant's Current Report on Form 8-K filed on
August 28, 2018 under Commission File No. 333-207340-13 and incorporated by
reference herein).

 4.9
 Co-Lender Agreement, dated as of June 7, 2018, by and
among Natixis Real Estate Capital LLC, as Note A-1 Holder, Natixis Real Estate
Capital LLC, as Note A-2 Holder, Natixis Real Estate Capital LLC, as Note A-3
Holder, Natixis Real Estate Capital LLC, as Note A-4 Holder, Natixis Real
Estate Capital LLC, as Note A-5 Holder, Natixis Real Estate Capital LLC, as
Note A-6 Holder, Natixis Real Estate Capital LLC, as Note A-7 Holder, and
Natixis Real Estate Capital LLC, as Note A-8 Holder (filed as Exhibit 4.9 to
the registrant's Current Report on Form 8-K filed on August 28, 2018 under
Commission File No. 333-207340-13 and incorporated by reference herein).

 4.10 Co-Lender Agreement, dated as of August 24, 2018, between
Cantor Commercial Real Estate Lending, L.P., as Note A-1 Holder, Cantor
Commercial Real Estate Lending, L.P., as Note A-2 Holder, Cantor Commercial
Real Estate Lending, L.P., as Note A-3 Holder, Cantor Commercial Real Estate
Lending, L.P., as Note A-4 Holder, Cantor Commercial Real Estate Lending, L.P.,
as Note A-5 Holder, and Cantor Commercial Real Estate Lending, L.P., as Note
A-6 Holder (filed as Exhibit 4.10 to the registrant's Current Report on Form
8-K filed on August 28, 2018 under Commission File No. 333-207340-13 and incorporated
by reference herein).

 4.11 Agreement Between Note Holders, dated as of August 28,
2018, by and among Soci t G n rale, as Initial Note A-1 Holder, and Soci t
G n rale, as Initial Note A-2 Holder (filed as Exhibit 4.11 to the registrant's
Current Report on Form 8-K filed on August 28, 2018 under Commission File No.
333-207340-13 and incorporated by reference herein).

 4.12 Co-Lender Agreement, dated as of May 23, 2018, by and
between Natixis Real Estate Capital LLC, as Initial Note A-1-A Holder, Column
Financial, Inc., as Initial Note A-1-B Holder, China Merchants Bank Co., Ltd.
New York Branch, as Initial Note A-1-C Holder, Natixis Real Estate Capital LLC,
as Initial Note A-2-A Holder, Column Financial, Inc., as Initial Note A-2-B
Holder, China Merchants Bank Co., Ltd. New York Branch, as Initial Note A-2-C
Holder, Natixis Real Estate Capital LLC, as Initial Note A-B-1 Holder, Column
Financial, Inc., as Initial Note A-B-2 Holder, China Merchants Bank Co., Ltd. New
York Branch, as Initial Note A-B-3 Holder (filed as Exhibit 4.12 to the
registrant's Current Report on Form 8-K filed on August 28, 2018 under
Commission File No. 333-207340-13 and incorporated by reference herein).

 4.13 Co-Lender Agreement, dated as of July 17, 2018, between
Rialto Mortgage Finance, LLC, as Note A-1 Holder, Rialto Mortgage Finance, LLC,
as Note A-2 Holder, and Rialto Mortgage Finance, LLC, as Note A-3 Holder (filed
as Exhibit 4.14 to the registrant's Current Report on Form 8-K filed on August
28, 2018 under Commission File No. 333-207340-13 and incorporated by reference
herein).

 4.14 Co-Lender Agreement, dated as of August 24, 2018, between
Cantor Commercial Real Estate Lending, L.P., as Note A-1 Holder, Cantor
Commercial Real Estate Lending, L.P., as Note A-2 Holder, Cantor Commercial
Real Estate Lending, L.P., as Note A-3-1 Holder, and Cantor Commercial Real
Estate Lending, L.P., as Note A-3-2 Holder (filed as Exhibit 4.15 to the
registrant's Current Report on Form 8-K filed on August 28, 2018 under
Commission File No. 333-207340-13 and incorporated by reference herein).

 4.15 Co-Lender Agreement, dated as of May 31, 2018, between
Cantor Commercial Real Estate Lending, L.P., as Note A-1 Holder, Cantor
Commercial Real Estate Lending, L.P., as Note A-2 Holder, Cantor Commercial
Real Estate Lending, L.P., as Note A-3 Holder, Cantor Commercial Real Estate
Lending, L.P., as Note A-4 Holder, Cantor Commercial Real Estate Lending, L.P.,
as Note A-5 Holder, and Cantor Commercial Real Estate Lending, L.P., as Note
A-6 Holder (filed as Exhibit 4.16 to the registrant's Current Report on Form
8-K filed on August 28, 2018 under Commission File No. 333-207340-13 and
incorporated by reference herein).

 4.16 Agreement Between Note Holders, dated as of May 7, 2018,
by and between CIBC Inc., as Initial Note A-1 Holder, and CIBC Inc., as Initial
Note A-2 Holder (filed as Exhibit 4.17 to the registrant's Current Report on
Form 8-K filed on August 28, 2018 under Commission File No. 333-207340-13 and
incorporated by reference herein).

 4.17 Agreement Among Noteholders, dated as of May 18, 2018, by
and among UBS AG, by and through its branch office at 1285 Avenue of the
Americas, New York, New York, as Initial Note A-1 Holder and Initial Note A-2
Holder, and Athene Annuity and Life Company, an Iowa company doing business in
New York under fictitious name MLS, Athene Iowa, as Initial Note B-1 Holder,
and American Equity Investment Life Insurance Company, as Initial Note B-2
Holder (filed as Exhibit 4.18 to the registrant's Current Report on Form 8-K
filed on August 28, 2018 under Commission File No. 333-207340-13 and
incorporated by reference herein).

 Rule 13a-14(d)/15d-14(d) Certifications.

Reports on assessment of compliance with servicing criteria for asset-backed
securities.

 33.1
National Association, as Master Servicer

 33.2
National Association, as Special Servicer prior to April 27, 2023 (see Exhibit
33.1)

 33.3
 K-Star Asset Management LLC, as Special Servicer on
and after April 27, 2023

 33.4
 Wells Fargo Bank, National Association, as Trustee
and Certificate Administrator

 33.5
Custodian

 33.6
Advisor

 33.7
Primary Servicer with respect to the Riverwalk Mortgage Loan

 33.8
as Servicing Function Participant for the Certificate Administrator

 33.9 Computershare Trust Company, National Association, as
Servicing Function Participant for the Custodian

 33.10
National Association, as Primary Servicer of the Riverfront Plaza Mortgage Loan
(see Exhibit 33.1)

 33.11
National Association, as Special Servicer of the Riverfront Plaza Mortgage Loan
prior to April 27, 2023 (see Exhibit 33.1)

 33.12
the Riverfront Plaza Mortgage Loan on and after April 27, 2023 (see Exhibit
33.3)

 33.13
Wells Fargo Bank, National Association, as Trustee of the Riverfront Plaza

 33.14
Custodian of the Riverfront Plaza Mortgage Loan (see Exhibit 33.5)

 33.15
Advisor of the Riverfront Plaza Mortgage Loan (see Exhibit 33.6)

 33.16 Computershare Trust Company, National Association, as
Servicing Function Participant for the Custodian (see Exhibit 33.9)

 33.17
National Association, as Primary Servicer of the Wyvernwood Apartments Mortgage
Loan (see Exhibit 33.1)

 33.18
National Association, as Special Servicer of the Wyvernwood Apartments Mortgage
Loan prior to April 27, 2023 (see Exhibit 33.1)

 33.19
the Wyvernwood Apartments Mortgage Loan on and after April 27, 2023 (see
Exhibit 33.3)

 33.20
Wells Fargo Bank, National Association, as Trustee of the Wyvernwood Apartments

 33.21
Custodian of the Wyvernwood Apartments Mortgage Loan (see Exhibit 33.5)

 33.22
Advisor of the Wyvernwood Apartments Mortgage Loan (see Exhibit 33.6)

 33.23

 33.24
Primary Servicer of the Riverwalk Mortgage Loan (see Exhibit 33.7)

 33.25
National Association, as Special Servicer of the Riverwalk Mortgage Loan prior
to April 27, 2023 (see Exhibit 33.1)

 33.26
the Riverwalk Mortgage Loan on and after April 27, 2023 (see Exhibit 33.3)

 33.27
Wells Fargo Bank, National Association, as Trustee of the Riverwalk Mortgage
Loan (Omitted. See Explanatory Notes.)

 33.28
Custodian of the Riverwalk Mortgage Loan (see Exhibit 33.5)

 33.29
Advisor of the Riverwalk Mortgage Loan (see Exhibit 33.6)

 33.30

 33.31
National Association, as Primary Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan (see Exhibit 33.1)

 33.32
National Association, as Special Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan prior to April 27, 2023 (see Exhibit 33.1)

 33.33
the Aspect RHG Hotel Portfolio Mortgage Loan on and after April 27, 2023 (see
Exhibit 33.3)

 33.34
Wells Fargo Bank, National Association, as Trustee of the Aspect RHG Hotel
Portfolio Mortgage Loan (Omitted. See Explanatory Notes.)

 33.35
Custodian of the Aspect RHG Hotel Portfolio Mortgage Loan (see Exhibit 33.5)

 33.36
Advisor of the Aspect RHG Hotel Portfolio Mortgage Loan (see Exhibit 33.6)

 33.37

 33.38
Servicer of the 20 Times Square Mortgage Loan

 33.39
 Wells Fargo Bank, National Association, as Special
Servicer of the 20 Times Square Mortgage Loan (see Exhibit 33.38)

 33.40
Wilmington Trust, National Association, as Trustee of the 20 Times Square

 33.41
Custodian of the 20 Times Square Mortgage Loan (see Exhibit 33.5)

 33.42
Participant of the 20 Times Square Mortgage Loan

 33.43

 33.44
Servicer of the Manchester Highlands Mortgage Loan (see Exhibit 33.38)

 33.45
Rialto Capital Advisors, LLC, as Special Servicer of the Manchester Highlands

 33.46
Wilmington Trust, National Association, as Trustee of the Manchester Highlands

 33.47
Custodian of the Manchester Highlands Mortgage Loan (see Exhibit 33.5)

 33.48
Advisor of the Manchester Highlands Mortgage Loan (see Exhibit 33.6)

 33.49
Participant of the Manchester Highlands Mortgage Loan (see Exhibit 33.42)

 33.50

 33.51
National Association, as Primary Servicer of the 5th Street Station Mortgage
Loan (see Exhibit 33.1)

 33.52
National Association, as Special Servicer of the 5th Street Station Mortgage
Loan (see Exhibit 33.1)

 33.53
Wells Fargo Bank, National Association, as Trustee of the 5th Street Station

 33.54
Custodian of the 5th Street Station Mortgage Loan (see Exhibit 33.5)

 33.55
Pentalpha Surveillance LLC, as Operating Advisor of the 5th Street Station

 33.56

 33.57
Servicer of the Conway Commons Mortgage Loan (see Exhibit 33.38)

 33.58
Argentic Services Company LP, as Special Servicer of the Conway Commons

 33.59
Wilmington Trust, National Association, as Trustee of the Conway Commons

 33.60
Custodian of the Conway Commons Mortgage Loan (see Exhibit 33.5)

 33.61
Advisor of the Conway Commons Mortgage Loan (see Exhibit 33.6)

 33.62
Participant of the Conway Commons Mortgage Loan (see Exhibit 33.42)

 33.63

 33.64
KeyBank National Association, as Primary Servicer of the Bank of America Center

 33.65
Rialto Capital Advisors, LLC, as Special Servicer of the Bank of America Center

 33.66
Wells Fargo Bank, National Association, as Trustee of the Bank of America
Center Mortgage Loan (Omitted. See Explanatory Notes.)

 33.67
Custodian of the Bank of America Center Mortgage Loan (see Exhibit 33.5)

 33.68
Advisor of the Bank of America Center Mortgage Loan (see Exhibit 33.6)

 33.69

 33.70
KeyBank National Association, as Primary Servicer of the 175 Park Avenue

 33.71
Rialto Capital Advisors, LLC, as Special Servicer of the 175 Park Avenue

 33.72
Wells Fargo Bank, National Association, as Trustee of the 175 Park Avenue

 33.73
Custodian of the 175 Park Avenue Mortgage Loan (see Exhibit 33.5)

 33.74
Advisor of the 175 Park Avenue Mortgage Loan (see Exhibit 33.6)

 33.75

 Attestation
reports on assessment of compliance with servicing criteria for asset-backed
securities.

 34.1
National Association, as Master Servicer

 34.2
National Association, as Special Servicer prior to April 27, 2023 (see Exhibit
34.1)

 34.3
 K-Star Asset Management LLC, as Special Servicer on
and after April 27, 2023

 34.4
 Wells Fargo Bank, National Association, as Trustee
and Certificate Administrator

 34.5
Custodian

 34.6
Advisor

 34.7
Primary Servicer with respect to the Riverwalk Mortgage Loan

 34.8
as Servicing Function Participant for the Certificate Administrator

 34.9
as Servicing Function Participant for the Custodian

 34.10
National Association, as Primary Servicer of the Riverfront Plaza Mortgage Loan
(see Exhibit 34.1)

 34.11
National Association, as Special Servicer of the Riverfront Plaza Mortgage Loan
prior to April 27, 2023 (see Exhibit 34.1)

 34.12
the Riverfront Plaza Mortgage Loan on and after April 27, 2023 (see Exhibit
34.3)

 34.13
Wells Fargo Bank, National Association, as Trustee of the Riverfront Plaza

 34.14
Custodian of the Riverfront Plaza Mortgage Loan (see Exhibit 34.5)

 34.15
Advisor of the Riverfront Plaza Mortgage Loan (see Exhibit 34.6)

 34.16

 34.17
 Midland Loan Services, a Division of PNC Bank, National
Association, as Primary Servicer of the Wyvernwood Apartments Mortgage Loan
(see Exhibit 34.1)

 34.18
National Association, as Special Servicer of the Wyvernwood Apartments Mortgage
Loan prior to April 27, 2023 (see Exhibit 34.1)

 34.19
the Wyvernwood Apartments Mortgage Loan on and after April 27, 2023 (see
Exhibit 34.3)

 34.20
Wells Fargo Bank, National Association, as Trustee of the Wyvernwood Apartments

 34.21
Custodian of the Wyvernwood Apartments Mortgage Loan (see Exhibit 34.5)

 34.22
Advisor of the Wyvernwood Apartments Mortgage Loan (see Exhibit 34.6)

 34.23

 34.24
Primary Servicer of the Riverwalk Mortgage Loan (see Exhibit 34.7)

 34.25
National Association, as Special Servicer of the Riverwalk Mortgage Loan prior
to April 27, 2023 (see Exhibit 34.1)

 34.26
the Riverwalk Mortgage Loan on and after April 27, 2023 (see Exhibit 34.3)

 34.27
Wells Fargo Bank, National Association, as Trustee of the Riverwalk Mortgage
Loan (Omitted. See Explanatory Notes.)

 34.28
Custodian of the Riverwalk Mortgage Loan (see Exhibit 34.5)

 34.29
Advisor of the Riverwalk Mortgage Loan (see Exhibit 34.6)

 34.30

 34.31
National Association, as Primary Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan (see Exhibit 34.1)

 34.32
National Association, as Special Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan prior to April 27, 2023 (see Exhibit 34.1)

 34.33
the Aspect RHG Hotel Portfolio Mortgage Loan on and after April 27, 2023 (see
Exhibit 34.3)

 34.34
Wells Fargo Bank, National Association, as Trustee of the Aspect RHG Hotel
Portfolio Mortgage Loan (Omitted. See Explanatory Notes.)

 34.35
Custodian of the Aspect RHG Hotel Portfolio Mortgage Loan (see Exhibit 34.5)

 34.36
Advisor of the Aspect RHG Hotel Portfolio Mortgage Loan (see Exhibit 34.6)

 34.37

 34.38
Servicer of the 20 Times Square Mortgage Loan

 34.39
 Wells Fargo Bank, National Association, as Special
Servicer of the 20 Times Square Mortgage Loan (see Exhibit 34.38)

 34.40
Wilmington Trust, National Association, as Trustee of the 20 Times Square

 34.41
Custodian of the 20 Times Square Mortgage Loan (see Exhibit 34.5)

 34.42
Participant of the 20 Times Square Mortgage Loan

 34.43

 34.44
Servicer of the Manchester Highlands Mortgage Loan (see Exhibit 34.38)

 34.45
Rialto Capital Advisors, LLC, as Special Servicer of the Manchester Highlands

 34.46
Wilmington Trust, National Association, as Trustee of the Manchester Highlands

 34.47
Custodian of the Manchester Highlands Mortgage Loan (see Exhibit 34.5)

 34.48
Advisor of the Manchester Highlands Mortgage Loan (see Exhibit 34.6)

 34.49
Participant of the Manchester Highlands Mortgage Loan (see Exhibit 34.42)

 34.50
 Computershare Trust Company, National Association, as
Servicing Function Participant for the Custodian (see Exhibit 34.9)

 34.51
National Association, as Primary Servicer of the 5th Street Station Mortgage
Loan (see Exhibit 34.1)

 34.52
National Association, as Special Servicer of the 5th Street Station Mortgage
Loan (see Exhibit 34.1)

 34.53
Wells Fargo Bank, National Association, as Trustee of the 5th Street Station

 34.54
Custodian of the 5th Street Station Mortgage Loan (see Exhibit 34.5)

 34.55
Pentalpha Surveillance LLC, as Operating Advisor of the 5th Street Station

 34.56

 34.57
Servicer of the Conway Commons Mortgage Loan (see Exhibit 34.38)

 34.58
Argentic Services Company LP, as Special Servicer of the Conway Commons

 34.59
Wilmington Trust, National Association, as Trustee of the Conway Commons

 34.60
Custodian of the Conway Commons Mortgage Loan (see Exhibit 34.5)

 34.61
Advisor of the Conway Commons Mortgage Loan (see Exhibit 34.6)

 34.62
Participant of the Conway Commons Mortgage Loan (see Exhibit 34.42)

 34.63

 34.64
KeyBank National Association, as Primary Servicer of the Bank of America Center

 34.65
Rialto Capital Advisors, LLC, as Special Servicer of the Bank of America Center

 34.66
Wells Fargo Bank, National Association, as Trustee of the Bank of America
Center Mortgage Loan (Omitted. See Explanatory Notes.)

 34.67
 Wells Fargo Bank, National Association, as Custodian
of the Bank of America Center Mortgage Loan (see Exhibit 34.5)

 34.68
Advisor of the Bank of America Center Mortgage Loan (see Exhibit 34.6)

 34.69

 34.70
KeyBank National Association, as Primary Servicer of the 175 Park Avenue

 34.71
Rialto Capital Advisors, LLC, as Special Servicer of the 175 Park Avenue

 34.72
Wells Fargo Bank, National Association, as Trustee of the 175 Park Avenue

 34.73
Custodian of the 175 Park Avenue Mortgage Loan (see Exhibit 34.5)

 34.74
Advisor of the 175 Park Avenue Mortgage Loan (see Exhibit 34.6)

 34.75

Servicer compliance statements.

 35.1
National Association, as Master Servicer

 35.2
National Association, as Special Servicer prior to April 27, 2023 (see Exhibit
35.1)

 35.3
 K-Star Asset Management LLC, as Special Servicer on
and after April 27, 2023

 35.4
Certificate Administrator

 35.5
as Servicing Function Participant for the Certificate Administrator

 35.6
Primary Servicer with respect to the Riverwalk Mortgage Loan

 35.7
National Association, as Primary Servicer of the Riverfront Plaza Mortgage Loan
(see Exhibit 35.1)

 35.8
National Association, as Special Servicer of the Riverfront Plaza Mortgage Loan
prior to April 27, 2023 (see Exhibit 35.1)

 35.9
the Riverfront Plaza Mortgage Loan on and after April 27, 2023 (see Exhibit
35.3)

 35.10 Midland Loan Services, a Division of PNC Bank,
National Association, as Primary Servicer of the Wyvernwood Apartments Mortgage
Loan (see Exhibit 35.1)

 35.11
National Association, as Special Servicer of the Wyvernwood Apartments Mortgage
Loan prior to April 27, 2023 (see Exhibit 35.1)

 35.12
the Wyvernwood Apartments Mortgage Loan on and after April 27, 2023 (see
Exhibit 35.3)

 35.13
Primary Servicer of the Riverwalk Mortgage Loan

 35.14
National Association, as Special Servicer of the Riverwalk Mortgage Loan prior
to April 27, 2023 (see Exhibit 35.1)

 35.15
the Riverwalk Mortgage Loan on and after April 27, 2023 (see Exhibit 35.3)

 35.16
National Association, as Primary Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan (see Exhibit 35.1)

 35.17
National Association, as Special Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan prior to April 27, 2023 (see Exhibit 35.1)

 35.18
the Aspect RHG Hotel Portfolio Mortgage Loan on and after April 27, 2023 (see
Exhibit 35.3)

 35.19
Servicer of the 20 Times Square Mortgage Loan

 35.20
 Wells Fargo Bank, National Association, as Special
Servicer of the 20 Times Square Mortgage Loan (see Exhibit 35.19)

 35.21
Servicer of the Manchester Highlands Mortgage Loan (see Exhibit 35.19)

 35.22
Rialto Capital Advisors, LLC, as Special Servicer of the Manchester Highlands

 35.23
 Midland Loan Services, a Division of PNC Bank, National
Association, as Primary Servicer of the 5th Street Station Mortgage Loan (see
Exhibit 35.1)

 35.24
National Association, as Special Servicer of the 5th Street Station Mortgage
Loan (see Exhibit 35.1)

 35.25
Servicer of the Conway Commons Mortgage Loan (see Exhibit 35.19)

 35.26
Argentic Services Company LP, as Special Servicer of the Conway Commons

 35.27
KeyBank National Association, as Primary Servicer of the Bank of America Center

 35.28
Rialto Capital Advisors, LLC, as Special Servicer of the Bank of America Center

 35.29
KeyBank National Association, as Primary Servicer of the 175 Park Avenue Mortgage
Loan (Omitted. See Explanatory Notes.)

 35.30
Rialto Capital Advisors, LLC, as Special Servicer of the 175 Park Avenue

 99.1 Mortgage Loan Purchase Agreement, dated as of August 3, 2018,
between UBS Commercial Mortgage Securitization Corp. and UBS AG, acting through
its branch located at 1285 Avenue of the Americas, New York, New York (filed as
Exhibit 99.1 to the registrant's Current Report on Form 8-K filed on August 28,
2018 under Commission File No. 333-207340-13 and incorporated by reference
herein)

 99.2 Mortgage Loan Purchase Agreement, dated as of August 3,
2018, between UBS Commercial Mortgage Securitization Corp. and Soci t G n rale
(filed as Exhibit 99.2 to the registrant's Current Report on Form 8-K filed on
August 28, 2018 under Commission File No. 333-207340-13 and incorporated by reference
herein)

 99.3 Mortgage Loan Purchase Agreement, dated as of August 3,
2018, among UBS Commercial Mortgage Securitization Corp., Ladder Capital
Finance LLC, Ladder Capital Finance Holdings LLLP, Series REIT of Ladder
Capital Finance Holdings LLLP and Series TRS of Ladder Capital Finance Holdings
LLLP (filed as Exhibit 99.3 to the registrant's Current Report on Form 8-K
filed on August 28, 2018 under Commission File No. 333-207340-13 and
incorporated by reference herein)

 99.4 Mortgage Loan Purchase Agreement, dated as of August 3,
2018, between UBS Commercial Mortgage Securitization Corp. and Natixis Real
Estate Capital LLC (filed as Exhibit 99.4 to the registrant's Current Report on
Form 8-K filed on August 28, 2018 under Commission File No. 333-207340-13 and
incorporated by reference herein)

 99.5 Mortgage Loan Purchase Agreement, dated as of August 3,
2018, between UBS Commercial Mortgage Securitization Corp. and Rialto Mortgage
Finance, LLC (filed as Exhibit 99.5 to the registrant's Current Report on Form
8-K filed on August 28, 2018 under Commission File No. 333-207340-13 and
incorporated by reference herein)

 99.6 Mortgage Loan Purchase Agreement, dated as of August 3,
2018, between UBS Commercial Mortgage Securitization Corp. and Cantor
Commercial Real Estate Lending, L.P. (filed as Exhibit 99.6 to the registrant's
Current Report on Form 8-K filed on August 28, 2018 under Commission File No.
333-207340-13 and incorporated by reference herein)

 99.7 Mortgage Loan Purchase Agreement, dated as of August 3,
2018, between UBS Commercial Mortgage Securitization Corp. and CIBC Inc. (filed
as Exhibit 99.7 to the registrant's Current Report on Form 8-K filed on August
28, 2018 under Commission File No. 333-207340-13 and incorporated by reference
herein)

 (b)
The exhibits required to be filed by the Registrant pursuant to Item 601 of
Regulation S-K are listed above.

 (c)
Not Applicable.

 SIGNATURES

 Pursuant to the requirements of Section 13 or 15(d) 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.

 UBS Commercial Mortgage
Securitization Corp.

(Depositor)

 /s/
Nicholas Galeone

 Nicholas
Galeone, President

 (senior officer in charge of
securitization of the depositor)

 Date: March 18, 2024

 /s/ Andrew
Lisa

 Andrew Lisa, Director

 Date: March 18, 2024


UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

 Washington, D.C. 20549

 FORM 10-K

 (Mark One)

 x ANNUAL REPORT PURSUANT TO SECTION
13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 For the fiscal year ended December 31, 2023

or

 o TRANSITION
REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 For the transition period from _____ to _____

Commission file number of the issuing entity: 333-177891-04

 Central Index Key Number of the issuing entity:
0001572493

 WFRBS Commercial Mortgage Trust
2013-C13

 (exact name of the issuing entity as specified in its
charter)

 Central Index Key Number of the depositor: 0001112998

 RBS Commercial Funding Inc.

 (exact name of the depositor as specified in its
charter)

 Central Index Key Number of the sponsor: 0000729153

 NatWest Markets Plc

 (formerly known as The
Royal Bank of Scotland plc)

 Central Index Key Number of the sponsor: 0001541615

 RBS Financial Products Inc.

 Central Index Key Number of the sponsor: 0000740906

 Wells Fargo Bank, National
Association

 Central Index Key Number of the sponsor: 0001555501

 Liberty Island Group I LLC

 Central Index Key Number of the sponsor: 0001577313

 National Cooperative Bank, N.A.

 (formerly known as NCB,
FSB)

 Central Index Key Number of the sponsor: 0001542105

 Basis Real Estate Capital II, LLC

 Central Index Key Number of the sponsor: 0001541214

 C-III Commercial Mortgage LLC

 New York

 (State or other jurisdiction of

 incorporation or organization of

 the issuing entity)

 38-3906806

 38-3906807

 38-3906808

 38-7092978

 (I.R.S. Employer

 Identification Numbers)

c/o Computershare Trust Company, National Association, as agent for

 Wells Fargo Bank, National Association

 as Certificate Administrator

 9062 Old Annapolis Road

 Columbia, MD

 (Address of principal
executive offices of the issuing entity)

 21045

 (Zip Code)

 Registrant's telephone number,
including area code:

 (203) 897-2700

 Securities registered pursuant to Section 12(b) of the Act:

 Title of each class

 Trading Symbol(s)

 Name of each exchange on which registered

 None

 Securities registered pursuant to Section 12(g) of the
Act: None.

 Indicate by check mark if the registrant is a well-known seasoned
issuer, as defined in Rule 405 of the Securities Act. o Yes
No

 Indicate by check mark if the registrant is not required to
file reports pursuant to Section 13 or Section 15(d) of the Act. o Yes
No

 Indicate by check mark whether the registrant (1) has filed
all reports required to be filed by Section 13 or 15(d) of the Securities
Exchange Act of 1934 during the preceding 12 months (or for such shorter period
that the registrant was required to file such reports), and (2) has been
subject to such filing requirements for the past 90 days. Yes o No

 Indicate by check mark whether the registrant has submitted
electronically every Interactive Data File required to be submitted pursuant to
Rule 405 of Regulation S-T (Section 232.405 of this chapter) during the
preceding 12 months (or for such shorter period that the registrant was
required to submit such files).

 Indicate by check mark whether the registrant is a large
accelerated filer, an accelerated filer, a non-accelerated filer, a smaller
reporting company, or an emerging growth company. See the definitions of "large
accelerated filer," "accelerated filer," "smaller reporting company," and
"emerging growth company" in Rule 12b-2 of the Exchange Act.

 Large accelerated
filer o
Accelerated
filer
o

 Non-accelerated
filer

Smaller reporting
company
o

Emerging growth
company
o

 If an emerging growth company, indicate by check mark if the
registrant has elected not to use the extended transition period for complying
with any new or revised financial accounting standards provided pursuant to
Section 13(a) of the Exchange Act. o

 Indicate by check mark whether the registrant has filed a
report on and attestation to its management's assessment of the effectiveness
of its internal control over financial reporting under Section 404(b) of the
Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm
that prepared or issued its audit report. o

 If securities are registered pursuant to Section 12(b) of the
Act, indicate by check mark whether the financial statements of the registrant
included in the filing reflect the correction of an error to previously issued
financial statements. o

 Indicate by check mark whether any of those error corrections
are restatements that required a recovery analysis of incentive-based
compensation received by any of the registrant's executive officers during the
relevant recovery period pursuant to §240.10D-1(b). o

 Indicate by check mark whether the registrant is a shell
company (as defined in Rule 12b-2 of the Act). o Yes No

 State the aggregate market value of the voting and non-voting
common equity held by non-affiliates computed by reference to the price at
which the common equity was last sold, or the average bid and asked price of
such common equity, as of the last business day of the registrant's most recently
completed second fiscal quarter.

 Indicate by check mark whether the registrant has filed all
documents and reports required to be filed by Section 12, 13 or 15(d) of the
Securities Exchange Act of 1934 subsequent to the distribution of securities
under a plan confirmed by a court. o
Yes o
No

 Indicate the number of shares outstanding of each of the
registrant's classes of common stock, as of the latest practicable date.

 DOCUMENTS INCORPORATED BY REFERENCE

 List hereunder the following documents if incorporated by
reference and the Part of the Form 10-K (e.g., Part I, Part II, etc.) into which
the document is incorporated: (1) Any annual report to security holders; (2)
Any proxy or information statement; and (3) Any prospectus filed pursuant to
Rule 424(b) or (c) under the Securities Act of 1933. The listed documents
should be clearly described for identification purposes (e.g., annual report to
security holders for fiscal year ended December 24, 1980).

 EXPLANATORY NOTES

 The Exhibit Index describes
exhibits provided by certain parties (in their capacities indicated on the
Exhibit Index) with respect to the 301 South College Street Mortgage Loan,
which constituted approximately 9.7% of the asset pool of the issuing entity as
of its cut-off date. The 301 South College Street Mortgage Loan is an
asset of the issuing entity and is part of a loan combination that includes the
301 South College Street Mortgage Loan and one other pari passu loan,
which is not an asset of the issuing entity. This loan combination, including
the 301 South College Street Mortgage Loan, was serviced under the Pooling and
Servicing Agreement for the issuing entity prior to the closing of the
securitization of the other pari passu portion of the 301 South College
Street loan combination in the WFRBS Commercial Mortgage Trust 2013-C14
transaction, Commission File Number 333-172366-07 (the " WFRBS 2013-C14
Transaction "). After the closing of the WFRBS 2013-C14 Transaction on
June 6, 2013, this loan combination, including the 301 South College Street
Mortgage Loan was, and will continue to be, serviced and administered pursuant
to the pooling and servicing agreement with respect to the WFRBS 2013-C14
Transaction, which is incorporated by reference as Exhibit 4.2 to this Annual
Report on Form 10-K.

 The master servicer of a pooling
and servicing agreement or trust and servicing agreement also functions as the
primary servicer of the related mortgage loans serviced and administered
pursuant to such agreement unless a separate primary servicer is identified
herein. If this report does not identify a separate primary servicer, the
servicer compliance statement provided by the master servicer under any such
agreement also encompasses its responsibilities as primary servicer of the
related mortgage loan or mortgage loans.

 Wells Fargo
Bank, National Association is the general master servicer (except with respect
to those mortgage loans for which PGIM Real Estate Loan Services, Inc. (formerly
known as Prudential Asset Resources, Inc.) is the primary servicer) and
certificate administrator of the mortgage loans serviced under the Pooling and
Servicing Agreement and the primary servicer of the 301 South College Street
Mortgage Loan. As a result, Wells Fargo Bank, National Association is a
"servicer" as defined in Item 1108(a)(2)(iii) of Regulation AB, in the
capacities described above, because it is servicing mortgage loans that
constituted 10% or more of the assets of the issuing entity as of its cut-off
date. The assessments of compliance with applicable servicing criteria,
accountants' attestation reports and servicer compliance statements delivered
by Wells Fargo Bank, National Association in the capacities described above are
listed in the Exhibit Index.

 U.S. Bank Trust Company, National
Association acts as trustee of the mortgage loans serviced under the
Pooling and Servicing Agreement and the 301 South College Street Mortgage
Loan. Pursuant to the Pooling and Servicing Agreement and the pooling and
servicing agreement for the WFRBS 2013-C14 Transaction, the trustee is required
to provide an assessment of compliance with applicable servicing criteria
solely with respect to Item 1122(d)(2)(iii) of Regulation AB (regarding
advances of funds or guarantees regarding collections, cash flows or
distributions, and any interest or other fees charged for such advances, are
made, reviewed and approved as specified in the transaction agreements).
However, during the reporting period, the trustee did not perform any servicing
function with respect to the servicing criteria specified in Item
1122(d)(2)(iii) of Regulation AB. The master servicer or the special
servicer, to the extent required, performed the servicing function identified
with respect to Item 1122(d)(2)(iii) of Regulation AB, and each such party
included Item 1122(d)(2)(iii) of Regulation AB in the assessment of compliance
with applicable servicing criteria and accountant's attestation report for the
subject transaction. As a result, this Annual Report on Form 10-K does
not include an assessment of compliance with applicable servicing criteria of
the trustee. One or more other servicers of the mortgage loans serviced
under the Pooling and Servicing Agreement and the 301 South College Street
Mortgage Loan have delivered one or more assessments of compliance with respect
to Item 1122(d)(2)(iii) of Regulation AB.

 This Annual Report on Form 10-K includes assessments of
compliance with applicable servicing criteria and accountants' attestation
reports from CoreLogic Solutions, LLC. This entity was engaged by the
general master servicer (except with respect to those mortgage loans for
which PGIM Real Estate Loan Services, Inc. (formerly known as Prudential Asset
Resources, Inc.) is the primary servicer) under the Pooling and Servicing
Agreement, the primary servicer under the Pooling and Servicing Agreement and
the primary servicer of the 301 South College Street Mortgage Loan to remit tax
payments received from the escrow accounts of borrowers to local taxing
authorities, to report tax amounts due, to verify tax parcel information, and
to verify non-escrow tax payments. With respect to the reports provided
as servicing function participant on behalf of Wells Fargo Bank, National
Association, these servicing functions are included within the servicing
criteria set forth in Items 1122(d)(4)(xi) and 1122(d)(4)(xii) of Regulation
AB. With respect to the reports provided as servicing function
participant on behalf of PGIM Real Estate Loan Services, Inc. (formerly known
as Prudential Asset Resources, Inc.), these servicing functions are included
within the servicing criteria set forth in Items 1122(d)(2)(ii),
1122(d)(2)(vi), 1122(d)(4)(xi) and 1122(d)(4)(xii) of Regulation AB.
Therefore, under the principles-based definition of "servicer" set forth in
Item 1101(j) of Regulation AB that looks to the functions that an entity
performs, this vendor is a "servicer" for the purposes of Item 1122 of
Regulation AB. See Compliance and Disclosure Interpretations,
Section 301.01 (Item 1101(j)).

 This Annual
Report on Form 10-K includes an assessment of compliance with applicable
servicing criteria, accountants' attestation report and servicer compliance
statement from Computershare Trust Company, National Association (" CTCNA ").
CTCNA was engaged by Wells Fargo Bank, National Association (" Wells Fargo "),
in its capacity as certificate administrator and custodian, to perform certain
specified servicing functions identified in the assessment of compliance with
applicable servicing criteria and accountants' attestation reports. Wells
Fargo engaged CTCNA in connection with the sale of Wells Fargo's corporate
trust services business to CTCNA and its affiliates. Further, under the
principles-based definition of "servicer" set forth in Item 1101(j) of
Regulation AB that looks to the functions that an entity performs, this party
is a "servicer" for the purposes of Item 1123 of Regulation AB. See
Compliance and Disclosure Interpretations, Section 301.01 (Item 1101(j)).

 The assessment of compliance with
applicable servicing criteria, accountants' attestation report and servicer
compliance statement of the certificate administrator of the 301 South College
Street Mortgage Loan is omitted from this Annual Report on Form 10-K as the
certificate administrator pursuant to the related pooling and servicing
agreement or trust and servicing agreement does not perform any activities that
address servicing criteria with respect to the issuing entity and because it is
not a "servicer" that meets the criteria in Item 1108(a)(2)(i) through (iii) of
Regulation AB.

 With respect to the pari passu
loan combination that includes the 301 South College Street Mortgage Loan, the
servicer compliance statement of Rialto Capital Advisors, LLC as special
servicer of the 301 South College Street Mortgage Loan, listed on the Exhibit
Index is omitted from this Annual Report on Form 10-K as it is not required by
Item 1123 of Regulation AB to be included on this Annual Report on Form 10-K
because it is an unaffiliated party that is not a "servicer" that meets the
criteria in Item 1108(a)(2)(i) through (iii) of Regulation AB.

 Item 1. Business.

 Item 1A. Risk Factors.

 Item 1B. Unresolved Staff Comments.

 None.

 Item 1C. Cybersecurity.

 Item 2. Properties.

 Item 3. Legal Proceedings.

 Item 4. Mine Safety Disclosures.

 Item 5. Market for Registrant's Common Equity, Related
Stockholder Matters and Issuer Purchases of Equity Securities.

 Item 6. [Reserved]

 Item 7. Management's Discussion and Analysis of
Financial Condition and Results of Operations.

 Item 7A. Quantitative and Qualitative Disclosures About
Market Risk.

 Item 8. Financial Statements and Supplementary Data.

 Item 9. Changes in and Disagreements With
Accountants on Accounting and Financial Disclosure.

 Item 9A. Controls and Procedures.

 Item 9B. Other Information.

 None.

 Item 9C. Disclosure Regarding Foreign Jurisdictions
that Prevent Inspections.

 None.

 Item 10. Directors, Executive Officers and Corporate
Governance.

 Item 11. Executive Compensation.

 Item 12. Security Ownership of Certain Beneficial
Owners and Management and Related Stockholder Matters.

 Item 13. Certain Relationships and Related
Transactions, and Director Independence.

 Item 14. Principal Accountant Fees and Services.

 ADDITIONAL DISCLOSURE ITEMS FOR REGULATION AB

 Item 1112(b) of Regulation AB, Significant Obligor
Financial Information.

 No single obligor represents 10% or more of the pool assets
held by the issuing entity.

 Item 1114(b)(2) of Regulation AB, Significant Enhancement
Provider Financial Information.

 No entity or group of affiliated entities provides any external credit
enhancement or other support for the certificates within this transaction as
described under Item 1114(a) of Regulation AB.

 Item 1115(b) of Regulation AB, Certain Derivatives
Instruments (Financial Information).

 No entity or group of affiliated entities provides any
derivative instruments or other support for the certificates within this
transaction as described under Item 1115 of Regulation AB.

 Item 1117 of Regulation AB, Legal Proceedings.

 The registrant knows of no material pending legal proceeding
involving the trust or any party related to the trust, other than routine
litigation incidental to the duties of those respective parties, and the
following, with respect to U.S. Bank Trust Company, National Association, as
trustee, and Wells Fargo Bank, National Association, as certificate
administrator and custodian.

 U.S.
Bank National Association ("U.S. Bank") and other large financial institutions
have been sued in their capacity as trustee or successor trustee for certain
residential mortgage backed securities ("RMBS") trusts. The
complaints, primarily filed by investors or investor groups against U.S. Bank
and similar institutions, allege the trustees caused losses to investors as a
result of alleged failures by the sponsors, mortgage loan sellers and servicers
to comply with the governing agreements for these RMBS trusts. Plaintiffs
generally assert causes of action based upon the trustees' purported failures
to enforce repurchase obligations of mortgage loan sellers for alleged breaches
of representations and warranties, notify securityholders of purported events
of default allegedly caused by breaches of servicing standards by mortgage loan
servicers and abide by a heightened standard of care following alleged events
of default.

 U.S. Bank denies liability and believes that it has performed
its obligations under the RMBS trusts in good faith, that its actions were not
the cause of losses to investors, that it has meritorious defenses, and it has
contested and intends to continue contesting the plaintiffs' claims
vigorously. However, U.S. Bank cannot assure you as to the outcome of any
of the litigation, or the possible impact of these litigations on the trustee
or the RMBS trusts.

 On March 9, 2018, a law firm purporting to represent fifteen
Delaware statutory trusts (the "DSTs") that issued securities backed by student
loans (the "Student Loans") filed a lawsuit in the Delaware Court of Chancery
against U.S. Bank National Association ("U.S. Bank") in its capacities as
indenture trustee and successor special servicer, and three other institutions
in their respective transaction capacities, with respect to the DSTs and the
Student Loans. This lawsuit is captioned The National Collegiate Student
Loan Master Trust I, et al. v. U.S. Bank National Association, et al., C.A. No.
2018-0167-JRS (Del. Ch.) (the "NCMSLT Action"). The complaint, as amended
on June 15, 2018, alleged that the DSTs have been harmed as a result of
purported misconduct or omissions by the defendants concerning administration
of the trusts and special servicing of the Student Loans. Since the
filing of the NCMSLT Action, certain Student Loan borrowers have made
assertions against U.S. Bank concerning special servicing that appear to be
based on certain allegations made on behalf of the DSTs in the NCMSLT Action.

 U.S. Bank has filed a motion seeking dismissal of the
operative complaint in its entirety with prejudice pursuant to Chancery Court
Rules 12(b)(1) and 12(b)(6) or, in the alternative, a stay of the case while
other prior filed disputes involving the DSTs and the Student Loans are
litigated. On November 7, 2018, the Court ruled that the case should be
stayed in its entirety pending resolution of the first-filed cases. On
January 21, 2020, the Court entered an order consolidating for pretrial
purposes the NCMSLT Action and three other lawsuits pending in the Delaware Court
of Chancery concerning the DSTs and the Student Loans, which remains
pending.

 U.S. Bank denies liability in the NCMSLT Action and believes
it has performed its obligations as indenture trustee and special servicer in
good faith and in compliance in all material respects with the terms of the
agreements governing the DSTs and that it has meritorious defenses. It
has contested and intends to continue contesting the plaintiffs' claims
vigorously.

 In December 2014, Phoenix Light SF Limited (Phoenix Light)
and certain related entities filed a complaint in the United States District
Court for the Southern District of New York alleging claims against Wells Fargo
Bank, N.A., in its capacity as trustee for a number of residential
mortgage-backed securities (RMBS) trusts. Complaints raising similar
allegations have been filed by Commerzbank AG in the Southern District of New
York, IKB International and IKB Deutsche Industriebank (together, IKB) in New
York state court, and Park Royal I LLC and Park Royal II LLC in New York state
court. In each case, the plaintiffs allege that Wells Fargo Bank, N.A., as
trustee, caused losses to investors, and plaintiffs assert causes of action
based upon, among other things, the trustee's alleged failure to notify and
enforce repurchase obligations of mortgage loan sellers for purported breaches
of representations and warranties, notify investors of alleged events of
default, and abide by appropriate standards of care following alleged events of
default. In July 2022, the district court dismissed Phoenix Light's claims and
certain of the claims asserted by Commerzbank AG, and subsequently entered
judgment in each case in favor of Wells Fargo Bank, N.A. In August 2022,
Phoenix Light and Commerzbank AG each appealed the district court's decision to
the United States Court of Appeals for the Second Circuit. Phoenix Light
dismissed its appeal in May 2023, terminating its case. In November 2023, Wells
Fargo Bank, N.A. entered into an agreement with IKB to resolve IKB's claims.
Wells Fargo Bank, N.A. previously settled two class actions filed by
institutional investors and an action filed by the National Credit Union
Administration with similar allegations.

 Item 1119 of Regulation AB, Affiliations and Certain
Relationships and Related Transactions.

 The information regarding this Item has been previously
provided in a prospectus supplement of the Registrant relating to the issuing
entity filed on May 6, 2013 pursuant to Rule 424(b)(5).

 Item 1122 of Regulation AB, Compliance with Applicable Servicing
Criteria.

 The reports on assessments of compliance with the servicing
criteria for asset-backed securities and related attestation reports on such
assessments of compliance with respect to the mortgage loans are attached
hereto under Item 15 to this Annual Report on Form 10-K. Attached as Schedule
III to the Pooling and Servicing Agreement incorporated by reference as Exhibit
4.1 to this Annual Report on Form 10-K is a chart identifying the entities
participating in a servicing function for the transaction responsible for each
applicable servicing criteria set forth in Item 1122(d).

 The reports on assessments of compliance with the servicing
criteria for asset-backed securities and related attestation reports on such
assessments of compliance with respect to the 301 South College Street Mortgage
Loan, which is being serviced and administered pursuant to the pooling and
servicing agreement for the WFRBS 2013-C14 Transaction, are attached hereto
under Item 15 to this Annual Report on Form 10-K. Attached as Schedule III to
the pooling and servicing agreement for the WFRBS 2013-C14 Transaction
incorporated by reference as Exhibit 4.2 to this Annual Report on Form 10-K is
a chart identifying the entities participating in a servicing function for the
WFRBS 2013-C14 Transaction responsible for each applicable servicing criteria
set forth in Item 1122(d).

 Item 1123 of Regulation AB, Servicer Compliance Statement.

 The servicer compliance statements are attached as Exhibits
to this Annual Report on Form 10-K.

 Item 15. Exhibit and Financial Statement Schedules

 (a) The following is a list of documents filed as part of
this Annual Report on Form 10-K:

 (1) Not applicable

 (2) Not applicable

 (3) See below

 4.1
 Pooling and Servicing Agreement, dated as of May 1, 2013,
by and among RBS Commercial Funding Inc., as Depositor, Wells Fargo Bank,
National Association, as General Master Servicer, LNR Partners, LLC, as General
Special Servicer, NCB, FSB as NCB Master Servicer, NCB, FSB as NCB Co-op
Special Servicer, TriMont Real Estate Advisors, Inc., as Trust Advisor, Wells
Fargo Bank, National Association, as Certificate Administrator, as Tax
Administrator and as Custodian, and U.S. Bank National Association, as Trustee
(filed as Exhibit 4.1 to the registrant's Current Report on Form 8-K filed on
May 9, 2013 under Commission File No. 333-177891-04 and incorporated by
reference herein).

 4.2
 Pooling and Servicing Agreement, dated as of June 1,
2013, by and among Wells Fargo Commercial Mortgage Securities, Inc., as
Depositor, Wells Fargo Bank, National Association, as Master Servicer, Rialto
Capital Advisors, LLC, as Special Servicer, Pentalpha Surveillance LLC, as
Trust Advisor, Wells Fargo Bank, National Association, as Certificate
Administrator, as Tax Administrator and as Custodian, U.S. Bank National
Association, as Trustee (filed as Exhibit 4.1 to Wells Fargo Commercial
Mortgage Securities, Inc.'s Current Report on Form 8-K/A filed on October 15,
2013 under Commission File No. 333-172366-07 and incorporated by reference
herein).

 Rule 13a-14(d)/15d-14(d) Certifications.

Reports on assessment of compliance with servicing criteria for asset-backed
securities.

 33.1
 Wells Fargo Bank, National Association, as General
Master Servicer

 33.2
as NCB Master Servicer

 33.3
 LNR Partners, LLC, as General Special Servicer

 33.4
as NCB Special Servicer (see Exhibit 33.2)

 33.5
U.S. Bank Trust Company, National Association, as Trustee (Omitted. See
Explanatory Notes.)

 33.6

 33.7
Custodian

 33.8 Trimont LLC (f/k/a TriMont Real Estate Advisors,
Inc.), as Trust Advisor prior to March 31, 2023

 33.9
 BellOak, LLC, as Trust Advisor on and after March
31, 2023

 33.10
 CoreLogic Solutions, LLC, as Servicing Function
Participant

 33.11 PGIM
Real Estate Loan Services, Inc. (formerly known as Prudential Asset Resources,
Inc.), as Primary Servicer

 33.12 CoreLogic
Solutions, LLC, as Servicing Function Participant for PGIM Real Estate Loan
Services, Inc. (formerly known as Prudential Asset Resources, Inc.) (see
Exhibit 33.10)

 33.13 Computershare

 33.14 Computershare
Custodian

 33.15
 Wells Fargo Bank, National Association, as Primary
Servicer of the 301 South College Street Mortgage Loan (see Exhibit 33.1)

 33.16
 Rialto Capital Advisors, LLC, as Special Servicer
of the 301 South College Street Mortgage Loan

 33.17
U.S. Bank Trust Company, National Association, as Trustee of the 301 South
College Street Mortgage Loan (Omitted. See Explanatory Notes.)

 33.18
Custodian of the 301 South College Street Mortgage Loan (see Exhibit 33.7)

 33.19
 Pentalpha Surveillance LLC, as Trust Advisor of
the 301 South College Street Mortgage Loan

 33.20
 CoreLogic Solutions, LLC, as Servicing Function
Participant of the 301 South College Street Mortgage Loan (see Exhibit 33.10)

 33.21 Computershare
Custodian (see Exhibit 33.14)

 Attestation
reports on assessment of compliance with servicing criteria for asset-backed
securities.

 34.1
 Wells Fargo Bank, National Association, as General
Master Servicer

 34.2
as NCB Master Servicer

 34.3
 LNR Partners, LLC, as General Special Servicer

 34.4
as NCB Special Servicer (see Exhibit 34.2)

 34.5
U.S. Bank Trust Company, National Association, as Trustee (Omitted. See
Explanatory Notes.)

 34.6

 34.7
Custodian

 34.8 Trimont LLC (f/k/a TriMont Real Estate Advisors,
Inc.), as Trust Advisor prior to March 31, 2023

 34.9
 BellOak, LLC, as Trust Advisor on and after March
31, 2023

 34.10
 CoreLogic Solutions, LLC, as Servicing Function
Participant

 34.11 PGIM
Real Estate Loan Services, Inc. (formerly known as Prudential Asset Resources,
Inc.), as Primary Servicer

 34.12 CoreLogic
Solutions, LLC, as Servicing Function Participant for PGIM Real Estate Loan
Services, Inc. (formerly known as Prudential Asset Resources, Inc.) (see
Exhibit 34.10)

 34.13 Computershare

 34.14 Computershare
Custodian

 34.15
 Wells Fargo Bank, National Association, as Primary Servicer
of the 301 South College Street Mortgage Loan (see Exhibit 34.1)

 34.16
 Rialto Capital Advisors, LLC, as Special Servicer
of the 301 South College Street Mortgage Loan

 34.17
U.S. Bank Trust Company, National Association, as Trustee of the 301 South
College Street Mortgage Loan (Omitted. See Explanatory Notes.)

 34.18
Custodian of the 301 South College Street Mortgage Loan (see Exhibit 34.7)

 34.19
 Pentalpha Surveillance LLC, as Trust Advisor of
the 301 South College Street Mortgage Loan

 34.20
 CoreLogic Solutions, LLC, as Servicing Function
Participant of the 301 South College Street Mortgage Loan (see Exhibit 34.10)

 34.21 Computershare
Custodian (see Exhibit 34.14)

Servicer compliance statements.

 35.1
 Wells Fargo Bank, National Association, as General
Master Servicer

 35.2
as NCB Master Servicer

 35.3
 LNR Partners, LLC, as General Special Servicer

 35.4
as NCB Special Servicer (see Exhibit 35.2)

 35.5

 35.6
 PGIM Real Estate Loan Services, Inc. (formerly
known as Prudential Asset Resources, Inc.), as Primary Servicer

 35.7
 Computershare Trust Company, National Association,
as Servicing Function Participant for the Certificate Administrator

 35.8
 Wells Fargo Bank, National Association, as Primary
Servicer of the 301 South College Street Mortgage Loan (see Exhibit 35.1)

 35.9
Rialto Capital Advisors, LLC, as Special Servicer of the 301 South College
Street Mortgage Loan (Omitted. See Explanatory Notes.)

 99.1 Mortgage Loan Purchase Agreement, dated as of April 17,
2013, between RBS Commercial Funding Inc. and The Royal Bank of Scotland plc
(filed as Exhibit 99.1 to the registrant's Current Report on Form 8-K filed on
May 9, 2013 under Commission File No. 333-177891-04 and incorporated by
reference herein)

 99.2 Mortgage Loan Purchase Agreement, dated as of April 17,
2013, between RBS Commercial Funding Inc. and RBS Financial Products Inc.
(filed as Exhibit 99.2 to the registrant's Current Report on Form 8-K filed on
May 9, 2013 under Commission File No. 333-177891-04 and incorporated by
reference herein)

 99.3 Mortgage Loan Purchase Agreement, dated as of April 17,
2013, between RBS Commercial Funding Inc. and Wells Fargo Bank, National
Association (filed as Exhibit 99.3 to the registrant's Current Report on Form
8-K filed on May 9, 2013 under Commission File No. 333-177891-04 and
incorporated by reference herein)

 99.4 Mortgage Loan Purchase Agreement, dated as of April 17,
2013, among RBS Commercial Funding Inc., Liberty Island Group I LLC and Liberty
Island Group LLC (filed as Exhibit 99.5 to the registrant's Current Report on
Form 8-K filed on May 9, 2013 under Commission File No. 333-177891-04 and
incorporated by reference herein)

 99.5 Mortgage Loan Purchase Agreement, dated as of April 17,
2013, between RBS Commercial Funding Inc. and NCB, FSB (filed as Exhibit 99.7
to the registrant's Current Report on Form 8-K filed on May 9, 2013 under
Commission File No. 333-177891-04 and incorporated by reference herein)

 99.6 Mortgage Loan Purchase Agreement, dated as of April 17,
2013, among RBS Commercial Funding Inc., Basis Real Estate Capital II, LLC and
Basis Investment Group LLC (filed as Exhibit 99.4 to the registrant's Current
Report on Form 8-K filed on May 9, 2013 under Commission File No. 333-177891-04
and incorporated by reference herein)

 99.7 Mortgage Loan Purchase Agreement, dated as of April 17,
2013, between RBS Commercial Funding Inc. and C-III Commercial Mortgage LLC
(filed as Exhibit 99.6 to the registrant's Current Report on Form 8-K filed on
May 9, 2013 under Commission File No. 333-177891-04 and incorporated by
reference herein)

 99.8 Primary Servicing Agreement, dated as of May 1, 2013,
between Wells Fargo Bank, National Association and Prudential Asset Resources,
Inc. (filed as Exhibit 99.8 to the registrant's Current Report on Form 8-K
filed on May 9, 2013 under Commission File No. 333-177891-04 and incorporated
by reference herein)

 (b) The exhibits required to be filed by the
Registrant pursuant to Item 601 of Regulation S-K are listed above.

 (c) Not Applicable.

 SIGNATURES

 Pursuant to the requirements of Section 13 or 15(d) 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.

 RBS Commercial Funding Inc.

(Depositor)

 /s/ Adam
Trebing

 Adam
Trebing, President

 (senior officer in charge of
securitization of the depositor)

 Date: March 18, 2024