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: 333-207340-14

 Central Index Key Number of the issuing entity:
0001749360

 UBS Commercial Mortgage Trust
2018-C13

 (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: 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: 0001542256

 Natixis Real Estate Capital LLC

 Central Index Key Number of the sponsor: 0001548567

 CIBC Inc.

 New York

 (State or other jurisdiction of

 incorporation or organization of

 the issuing entity)

 38-4088364

 38-4088365

 38-7206229

 (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 1670 Broadway Mortgage Loan, the Barrywoods
Crossing Mortgage Loan and the Shelbourne Global Portfolio I Mortgage Loan,
which constituted approximately 6.7%, 2.9% and 2.8%, 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 1670 Broadway Mortgage Loan, three other pari passu
loans, which are not assets of the issuing entity, (b) with respect to the
Barrywoods Crossing Mortgage Loan, one other pari passu loan, which is
not an asset of the issuing entity and (c) with respect to the Shelbourne
Global Portfolio I Mortgage Loan, six other pari passu loans, which are
not assets of the issuing entity. These loan combinations, including the 1670
Broadway Mortgage Loan, the Barrywoods Crossing Mortgage Loan and the
Shelbourne Global Portfolio I 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.

 The Exhibit Index describes
exhibits provided by certain parties (in their capacities indicated on the
Exhibit Index) with respect to the Christiana Mall Mortgage Loan, which
constituted approximately 4.2% of the asset pool of the issuing entity as of
its cut-off date. The Christiana Mall Mortgage Loan is an asset of the
issuing entity and is part of a loan combination that includes the Christiana
Mall Mortgage Loan, twelve 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 BBCMS 2018-CHRS Mortgage
Trust transaction (the " BBCMS 2018-CHRS Transaction "). This loan
combination, including the Christiana Mall Mortgage Loan, is being serviced and
administered pursuant to the trust and servicing agreement for the BBCMS
2018-CHRS Transaction, which is incorporated by reference as Exhibit 4.2 to
this Annual Report on Form 10-K.

 The Exhibit Index describes
exhibits provided by certain parties (in their capacities indicated on the
Exhibit Index) with respect to the Wyvernwood Apartments Mortgage Loan, the
Riverwalk Mortgage Loan and the Aspect RHG Hotel Portfolio Mortgage Loan, which
constituted approximately 3.9%, 2.2% and 1.8%, respectively, of the asset pool
of the issuing entity as of its cut-off date. The Wyvernwood Apartments
Mortgage Loan, the Riverwalk Mortgage Loan and the Aspect RHG Hotel Portfolio
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 Wyvernwood Apartments
Mortgage Loan, four other pari passu loans, which are not assets of the
issuing entity, (b) with respect to the Riverwalk Mortgage Loan, four other pari
passu loans, which are not assets of the issuing entity or (c) with respect
to the Aspect RHG Hotel Portfolio Mortgage Loan, one other pari passu
loan, which is not an asset of the issuing entity. A pari passu portion
of each loan combination was securitized in the UBS Commercial Mortgage Trust
2018-C12 transaction, Commission File Number 333-207340-13 (the " UBS
2018-C12 Transaction "). These loan combinations, including 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 for the UBS 2018-C12 Transaction, which is
incorporated by reference as Exhibit 4.3 to this Annual Report on Form 10-K.

 The Exhibit Index describes
exhibits provided by certain parties (in their capacities indicated on the
Exhibit Index) with respect to the Ellsworth Place Mortgage Loan, which
constituted approximately 2.8% of the asset pool of the issuing entity as of
its cut-off date. The Ellsworth Place Mortgage Loan is an asset of the
issuing entity and is part of a loan combination that includes the Ellsworth
Place Mortgage Loan and four other pari passu loans, which are not
assets of the issuing entity. This loan combination, including the Ellsworth
Place Mortgage Loan, was serviced under the Pooling and Servicing Agreement for
the issuing entity prior to the closing of the securitization of a pari
passu portion of the Ellsworth Place loan combination in the Wells Fargo
Commercial Mortgage Trust 2018-C47 transaction, Commission File Number
333-226486-01 (the " WFCM 2018-C47 Transaction "). After the closing
of the WFCM 2018-C47 Transaction on October 25, 2018, this loan combination,
including the Ellsworth Place Mortgage Loan was, and will continue to be,
serviced and administered pursuant to the pooling and servicing agreement with
respect to the WFCM 2018-C47 Transaction, which is incorporated by reference as
Exhibit 4.4 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.

 Midland Loan Services, a Division
of PNC Bank, National Association is the master servicer and special servicer
of the mortgage loans serviced under the Pooling and Servicing Agreement, the
primary servicer of the Wyvernwood Apartments Mortgage Loan and the Aspect RHG
Hotel Portfolio Mortgage Loan and the special servicer of the Wyvernwood
Apartments Mortgage Loan, the Riverwalk Mortgage Loan and the Aspect RHG Hotel
Portfolio Mortgage Loan prior to April 27, 2023 and the Ellsworth Place
Mortgage Loan prior to April 24, 2023. 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 Christiana Mall Mortgage Loan and the primary servicer of the
Ellsworth Place 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 Christiana Mall Mortgage Loan, the Wyvernwood
Apartments Mortgage Loan, the Ellsworth Place Mortgage Loan, the Riverwalk
Mortgage Loan and the Aspect RHG Hotel Portfolio 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.

 Berkeley Point Capital LLC d/b/a
Newmark is an affiliate of Cantor Commercial Real Estate Lending L.P., one of
the sponsors. Therefore, the Depositor included in this Annual Report on
Form 10-K a servicer compliance statement for Berkeley Point Capital LLC d/b/a
Newmark pursuant to Item 1123. Because Berkeley Point Capital LLC d/b/a
Newmark is servicing less than 5% of the pool assets, an assessment of
compliance with applicable servicing criteria and an accountants' attestation
report pursuant to Item 1122 of Regulation AB are not required by Regulation
AB. As the attestation made in the servicer compliance statement required
by Item 1123 relates to a review of the servicing activities of Berkeley Point
Capital LLC d/b/a Newmark under the applicable servicing agreement, and that
review was conducted in conjunction with the servicer's preparation of its
assessment of compliance with applicable servicing criteria, that assessment of
compliance with applicable servicing criteria and the accompanying accountants'
attestation report are included in this Annual Report on Form 10-K for the sake
of completeness.

 K-Star Asset Management LLC is the
 special servicer of the Wyvernwood
Apartments Mortgage Loan, the Ellsworth Place Mortgage Loan, the Riverwalk
Mortgage Loan and the Aspect RHG Hotel Portfolio Mortgage Loan, which
constituted approximately 3.9%, 2.8%, 2.2% and 1.8%, respectively, of the asset
pool of the issuing entity as of its cut-off date. In accordance with the
Compliance and Disclosure Interpretations, Section 200.03 (Rules 13a-18 and
15d-18, Servicer's Assessment of Compliance), this percentage must be reduced
pro rata because it was only acting as special servicer of the Ellsworth Place
Mortgage Loan from April 24, 2023 to December 31, 2023 and as special servicer
of the Wyvernwood Apartments Mortgage Loan, the Riverwalk Mortgage Loan and the
Aspect RHG Hotel Portfolio Mortgage Loan from April 27, 2023 to December 31,
2023. As a result, K-Star Asset Management LLC is an unaffiliated party that,
as a result of such pro rata reduction of such percentage, is not a "servicer"
that meets the criteria in Item 1108(a)(2)(i) through (iii) of Regulation AB
and so no servicer compliance statement is required.

 Park Bridge Lender Services LLC is
the operating advisor of the Wyvernwood Apartments Mortgage Loan, the Ellsworth
Place Mortgage Loan, the Riverwalk Mortgage Loan and the Aspect RHG Hotel
Portfolio 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 1670 Broadway Mortgage Loan, the Barrywoods
Crossing Mortgage Loan, the Shelbourne Global Portfolio I Mortgage Loan, the
Wyvernwood Apartments Mortgage Loan, the Riverwalk Mortgage Loan and the Aspect
RHG Hotel Portfolio Mortgage Loan. Pursuant to the Pooling and Servicing
Agreement and the pooling and servicing agreement for the UBS 2018-C12 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 1670 Broadway Mortgage Loan,
the Barrywoods Crossing Mortgage Loan, the Shelbourne Global Portfolio I
Mortgage Loan, the Wyvernwood Apartments Mortgage Loan, the Riverwalk Mortgage
Loan and the Aspect RHG Hotel Portfolio 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 Christiana Mall Mortgage Loan and the
Ellsworth Place Mortgage Loan. Pursuant to the trust and servicing
agreement for the BBCMS 2018-CHRS Transaction and the pooling and servicing
agreement for the WFCM 2018-C47 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 Christiana Mall Mortgage Loan and
the Ellsworth Place 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 Christiana Mall Mortgage Loan and the
Ellsworth Place 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 Christiana Mall
Mortgage Loan, the Wyvernwood Apartments Mortgage Loan, the Riverwalk Mortgage
Loan, the Aspect RHG Hotel Portfolio Mortgage Loan and the Ellsworth Place
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 Wyvernwood Apartments Mortgage Loan, the
Ellsworth Place Mortgage Loan, the Riverwalk Mortgage Loan and the Aspect RHG
Hotel Portfolio Mortgage Loan, the servicer compliance statement of K-Star
Asset Management LLC, as special servicer of the Ellsworth Place Mortgage Loan
on and after April 24, 2023 and of the Wyvernwood Apartments Mortgage Loan, the
Riverwalk Mortgage Loan and the Aspect RHG Hotel Portfolio Mortgage Loan on and
after April 27, 2023 listed on the Exhibit Index is omitted from this Annual
Report on Form 10-K for the reasons set forth in the Explanatory Notes above.

 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 October 11, 2018 pursuant to Rule 424(b)(2).

 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 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).

 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 Christiana Mall Mortgage Loan,
which is being serviced and administered pursuant to the trust and servicing
agreement for the BBCMS 2018-CHRS Transaction, are attached hereto under Item
15 to this Annual Report on Form 10-K. Attached as Exhibit L to the trust and
servicing agreement for the BBCMS 2018-CHRS 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 BBCMS
2018-CHRS 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 Wyvernwood Apartments Mortgage
Loan, the Riverwalk Mortgage Loan and the Aspect RHG Hotel Portfolio Mortgage
Loan, which are being serviced and administered pursuant to the pooling and
servicing agreement for the UBS 2018-C12 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-C12 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-C12 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 Ellsworth Place Mortgage Loan,
which is being serviced and administered pursuant to the pooling and servicing
agreement for the WFCM 2018-C47 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 WFCM 2018-C47 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 WFCM 2018-C47
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 October 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 Pentalpha Surveillance LLC, as
Operating Advisor and as Asset Representations Reviewer (filed as Exhibit 4.1
to the registrant's Current Report on Form 8-K/A filed on November 21, 2018
under Commission File No. 333-207340-14 and incorporated by reference herein).

 4.2
 Trust and Servicing Agreement, dated as of August 9,
2018, by and among Barclays Commercial Mortgage Securities LLC, as Depositor,
Wells Fargo Bank, National Association, as Servicer and Special Servicer, Wells
Fargo Bank, National Association, as Certificate Administrator and Custodian,
and Wilmington Trust, National Association, as Trustee (filed as Exhibit 4.3 to
the registrant's Current Report on Form 8-K filed on October 11, 2018 under
Commission File No. 333-207340-14 and incorporated by reference herein).

 4.3
 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
4.2 to the registrant's Current Report on Form 8-K filed on October 11, 2018
under Commission File No. 333-207340-14 and incorporated by reference herein).

 4.4
 Pooling and Servicing Agreement, dated as of October 1,
2018, by and among Wells Fargo Commercial Mortgage Securities, Inc., as
Depositor, Wells Fargo Bank, National Association, as Master Servicer, Midland
Loan Services, a Division of PNC Bank, National Association, 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 4.1 to the registrant's Current Report on Form 8-K filed on October
26, 2018 under Commission File No. 333-207340-14 and incorporated by reference
herein).

 4.5
 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 4.13 to the registrant's Current Report on Form 8-K
filed on October 11, 2018 under Commission File No. 333-207340-14 and
incorporated by reference herein).

 4.6
 Agreement Between Note Holders, dated as of October 11,
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, UBS AG, by and through its branch office at
1285 Avenue of the Americas, New York, New York, as Initial Note A-5 Holder,
and UBS AG, by and through its branch office at 1285 Avenue of the Americas,
New York, New York, as Initial Note A-6 Holder (filed as Exhibit 4.4 to the
registrant's Current Report on Form 8-K filed on October 11, 2018 under
Commission File No. 333-207340-14 and incorporated by reference herein).

 4.7
 Co-Lender Agreement, dated as of August 9, 2018, by and
among Barclays Bank PLC, as Initial Note 1 Holder, Soci t G n rale, as Initial
Note 2 Holder and Deutsche Bank AG, New York Branch, as Initial Note 3 Holder
(filed as Exhibit 4.5 to the registrant's Current Report on Form 8-K filed on
October 11, 2018 under Commission File No. 333-207340-14 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 4.6 to the registrant's Current Report on Form 8-K filed on
October 11, 2018 under Commission File No. 333-207340-14 and incorporated by
reference herein).

 4.9
 Agreement Between Note Holders, dated as of October 11,
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, and UBS AG, by
and through its branch office at 1285 Avenue of the Americas, New York, New
York, as Initial Note A-2 Holder (filed as Exhibit 4.8 to the registrant's
Current Report on Form 8-K filed on October 11, 2018 under Commission File No.
333-207340-14 and incorporated by reference herein).

 4.10 Co-Lender Agreement, dated as of October 11, 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, Cantor Commercial Real Estate Lending, L.P. as Note A-6
Holder, and Cantor Commercial Real Estate Lending, L.P., as Note A-7 Holder
(filed as Exhibit 4.9 to the registrant's Current Report on Form 8-K filed on
October 11, 2018 under Commission File No. 333-207340-14 and incorporated by
reference herein).

 4.11 Co-Lender Agreement, dated as of September 25, 2018,
between Rialto Mortgage Finance, LLC, as Note A-1 Holder, and Rialto Mortgage
Finance, LLC, as Note A-2 Holder, and Rialto Mortgage Finance, LLC, as Note A-3
Holder, and Rialto Mortgage Finance, LLC, as Note A-4 Holder, and Rialto
Mortgage Finance, LLC, as Note A-5 Holder (filed as Exhibit 4.10 to the
registrant's Current Report on Form 8-K filed on October 11, 2018 under
Commission File No. 333-207340-14 and incorporated by reference herein).

 4.12 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 4.11 to the registrant's Current Report on Form 8-K filed
on October 11, 2018 under Commission File No. 333-207340-14 and incorporated by
reference herein).

 4.13 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 4.12 to the registrant's
Current Report on Form 8-K filed on October 11, 2018 under Commission File No.
333-207340-14 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 (see Exhibit 33.1)

 33.3
 Wells Fargo Bank, National Association, as Trustee
and Certificate Administrator

 33.4
Custodian

 33.5
 Pentalpha Surveillance LLC, as Operating Advisor

 33.6
as Servicing Function Participant for the Certificate Administrator

 33.7
as Servicing Function Participant for the Custodian

 33.8
Primary Servicer with respect to the Riverwalk Mortgage Loan

 33.9
National Association, as Primary Servicer of the 1670 Broadway Mortgage Loan
(see Exhibit 33.1)

 33.10
National Association, as Special Servicer of the 1670 Broadway Mortgage Loan
(see Exhibit 33.1)

 33.11
Wells Fargo Bank, National Association, as Trustee of the 1670 Broadway

 33.12
Custodian of the 1670 Broadway Mortgage Loan (see Exhibit 33.4)

 33.13
the 1670 Broadway Mortgage Loan (see Exhibit 33.5)

 33.14 Computershare Trust Company, National Association, as
Servicing Function Participant for the Custodian (see Exhibit 33.7)

 33.15
National Association, as Primary Servicer of the Barrywoods Crossing Mortgage
Loan (see Exhibit 33.1)

 33.16
 Midland Loan Services, a Division of PNC Bank, National
Association, as Special Servicer of the Barrywoods Crossing Mortgage Loan (see
Exhibit 33.1)

 33.17
Wells Fargo Bank, National Association, as Trustee of the Barrywoods Crossing

 33.18
Custodian of the Barrywoods Crossing Mortgage Loan (see Exhibit 33.4)

 33.19
the Barrywoods Crossing Mortgage Loan (see Exhibit 33.5)

 33.20

 33.21
National Association, as Primary Servicer of the Shelbourne Global Portfolio I
Mortgage Loan (see Exhibit 33.1)

 33.22
National Association, as Special Servicer of the Shelbourne Global Portfolio I
Mortgage Loan (see Exhibit 33.1)

 33.23
Wells Fargo Bank, National Association, as Trustee of the Shelbourne Global
Portfolio I Mortgage Loan (Omitted. See Explanatory Notes.)

 33.24
Custodian of the Shelbourne Global Portfolio I Mortgage Loan (see Exhibit 33.4)

 33.25
the Shelbourne Global Portfolio I Mortgage Loan (see Exhibit 33.5)

 33.26

 33.27
Servicer of the Christiana Mall Mortgage Loan

 33.28
 Wells Fargo Bank, National Association, as Special
Servicer of the Christiana Mall Mortgage Loan (see Exhibit 33.27)

 33.29
Wilmington Trust, National Association, as Trustee of the Christiana Mall

 33.30
Custodian of the Christiana Mall Mortgage Loan (see Exhibit 33.4)

 33.31
 CoreLogic Solutions, LLC, as Servicing Function
Participant of the Christiana Mall Mortgage Loan

 33.32

 33.33
National Association, as Primary Servicer of the Wyvernwood Apartments Mortgage
Loan (see Exhibit 33.1)

 33.34 Midland Loan Services, a Division of PNC Bank,
National Association, as Special Servicer of the Wyvernwood Apartments Mortgage
Loan prior to April 27, 2023 (see Exhibit 33.1)

 33.35
of the Wyvernwood Apartments Mortgage Loan on and after April 27, 2023

 33.36
Wells Fargo Bank, National Association, as Trustee of the Wyvernwood Apartments

 33.37
Custodian of the Wyvernwood Apartments Mortgage Loan (see Exhibit 33.4)

 33.38
Advisor of the Wyvernwood Apartments Mortgage Loan

 33.39

 33.40
Primary Servicer of the Riverwalk Mortgage Loan (see Exhibit 33.8)

 33.41
National Association, as Special Servicer of the Riverwalk Mortgage Loan prior
to April 27, 2023 (see Exhibit 33.1)

 33.42
of the Riverwalk Mortgage Loan on and after April 27, 2023 (see Exhibit 33.35)

 33.43
Wells Fargo Bank, National Association, as Trustee of the Riverwalk Mortgage
Loan (Omitted. See Explanatory Notes.)

 33.44
Custodian of the Riverwalk Mortgage Loan (see Exhibit 33.4)

 33.45
Advisor of the Riverwalk Mortgage Loan (see Exhibit 33.38)

 33.46

 33.47 Midland Loan Services, a Division of PNC Bank,
National Association, as Primary Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan (see Exhibit 33.1)

 33.48
National Association, as Special Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan prior to April 27, 2023 (see Exhibit 33.1)

 33.49
of the Aspect RHG Hotel Portfolio Mortgage Loan on and after April 27, 2023
(see Exhibit 33.35)

 33.50
Wells Fargo Bank, National Association, as Trustee of the Aspect RHG Hotel
Portfolio Mortgage Loan (Omitted. See Explanatory Notes.)

 33.51
Custodian of the Aspect RHG Hotel Portfolio Mortgage Loan (see Exhibit 33.4)

 33.52
Advisor of the Aspect RHG Hotel Portfolio Mortgage Loan (see Exhibit 33.38)

 33.53

 33.54
Servicer of the Ellsworth Place Mortgage Loan (see Exhibit 33.27)

 33.55
National Association, as Special Servicer of the Ellsworth Place Mortgage Loan
prior to April 24, 2023 (see Exhibit 33.1)

 33.56
of the Ellsworth Place Mortgage Loan on and after April 24, 2023 (see Exhibit
33.35)

 33.57
Wilmington Trust, National Association, as Trustee of the Ellsworth Place

 33.58
Custodian of the Ellsworth Place Mortgage Loan (see Exhibit 33.4)

 33.59
Advisor of the Ellsworth Place Mortgage Loan (see Exhibit 33.38)

 33.60
 CoreLogic Solutions, LLC, as Servicing Function
Participant of the Ellsworth Place Mortgage Loan (see Exhibit 33.31)

 33.61

 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 (see Exhibit 34.1)

 34.3
 Wells Fargo Bank, National Association, as Trustee
and Certificate Administrator

 34.4
Custodian

 34.5
 Pentalpha Surveillance LLC, as Operating Advisor

 34.6
as Servicing Function Participant for the Certificate Administrator

 34.7
as Servicing Function Participant for the Custodian

 34.8
Primary Servicer with respect to the Riverwalk Mortgage Loan

 34.9
National Association, as Primary Servicer of the 1670 Broadway Mortgage Loan
(see Exhibit 34.1)

 34.10
National Association, as Special Servicer of the 1670 Broadway Mortgage Loan
(see Exhibit 34.1)

 34.11
Wells Fargo Bank, National Association, as Trustee of the 1670 Broadway

 34.12
Custodian of the 1670 Broadway Mortgage Loan (see Exhibit 34.4)

 34.13
the 1670 Broadway Mortgage Loan (see Exhibit 34.5)

 34.14

 34.15
National Association, as Primary Servicer of the Barrywoods Crossing Mortgage
Loan (see Exhibit 34.1)

 34.16
National Association, as Special Servicer of the Barrywoods Crossing Mortgage
Loan (see Exhibit 34.1)

 34.17
Wells Fargo Bank, National Association, as Trustee of the Barrywoods Crossing

 34.18
Custodian of the Barrywoods Crossing Mortgage Loan (see Exhibit 34.4)

 34.19
the Barrywoods Crossing Mortgage Loan (see Exhibit 34.5)

 34.20

 34.21
National Association, as Primary Servicer of the Shelbourne Global Portfolio I
Mortgage Loan (see Exhibit 34.1)

 34.22
National Association, as Special Servicer of the Shelbourne Global Portfolio I
Mortgage Loan (see Exhibit 34.1)

 34.23
Wells Fargo Bank, National Association, as Trustee of the Shelbourne Global
Portfolio I Mortgage Loan (Omitted. See Explanatory Notes.)

 34.24
Custodian of the Shelbourne Global Portfolio I Mortgage Loan (see Exhibit 34.4)

 34.25
the Shelbourne Global Portfolio I Mortgage Loan (see Exhibit 34.5)

 34.26

 34.27
Servicer of the Christiana Mall Mortgage Loan

 34.28
 Wells Fargo Bank, National Association, as Special
Servicer of the Christiana Mall Mortgage Loan (see Exhibit 34.27)

 34.29
Wilmington Trust, National Association, as Trustee of the Christiana Mall

 34.30
Custodian of the Christiana Mall Mortgage Loan (see Exhibit 34.4)

 34.31
 CoreLogic Solutions, LLC, as Servicing Function
Participant of the Christiana Mall Mortgage Loan

 34.32

 34.33
National Association, as Primary Servicer of the Wyvernwood Apartments Mortgage
Loan (see Exhibit 34.1)

 34.34
National Association, as Special Servicer of the Wyvernwood Apartments Mortgage
Loan prior to April 27, 2023 (see Exhibit 34.1)

 34.35
of the Wyvernwood Apartments Mortgage Loan on and after April 27, 2023

 34.36
Wells Fargo Bank, National Association, as Trustee of the Wyvernwood Apartments

 34.37
Custodian of the Wyvernwood Apartments Mortgage Loan (see Exhibit 34.4)

 34.38
Advisor of the Wyvernwood Apartments Mortgage Loan

 34.39

 34.40
Primary Servicer of the Riverwalk Mortgage Loan (see Exhibit 34.8)

 34.41
National Association, as Special Servicer of the Riverwalk Mortgage Loan prior
to April 27, 2023 (see Exhibit 34.1)

 34.42
of the Riverwalk Mortgage Loan on and after April 27, 2023 (see Exhibit 34.35)

 34.43
Wells Fargo Bank, National Association, as Trustee of the Riverwalk Mortgage
Loan (Omitted. See Explanatory Notes.)

 34.44
Custodian of the Riverwalk Mortgage Loan (see Exhibit 34.4)

 34.45
Advisor of the Riverwalk Mortgage Loan (see Exhibit 34.38)

 34.46

 34.47
National Association, as Primary Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan (see Exhibit 34.1)

 34.48
National Association, as Special Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan prior to April 27, 2023 (see Exhibit 34.1)

 34.49
of the Aspect RHG Hotel Portfolio Mortgage Loan on and after April 27, 2023
(see Exhibit 34.35)

 34.50
Wells Fargo Bank, National Association, as Trustee of the Aspect RHG Hotel
Portfolio Mortgage Loan (Omitted. See Explanatory Notes.)

 34.51
Custodian of the Aspect RHG Hotel Portfolio Mortgage Loan (see Exhibit 34.4)

 34.52
Advisor of the Aspect RHG Hotel Portfolio Mortgage Loan (see Exhibit 34.38)

 34.53

 34.54
Servicer of the Ellsworth Place Mortgage Loan (see Exhibit 34.27)

 34.55
National Association, as Special Servicer of the Ellsworth Place Mortgage Loan
prior to April 24, 2023 (see Exhibit 34.1)

 34.56
of the Ellsworth Place Mortgage Loan on and after April 24, 2023 (see Exhibit
34.35)

 34.57
Wilmington Trust, National Association, as Trustee of the Ellsworth Place

 34.58
Custodian of the Ellsworth Place Mortgage Loan (see Exhibit 34.4)

 34.59
Advisor of the Ellsworth Place Mortgage Loan (see Exhibit 34.38)

 34.60
 CoreLogic Solutions, LLC, as Servicing Function
Participant of the Ellsworth Place Mortgage Loan (see Exhibit 34.31)

 34.61

Servicer compliance statements.

 35.1
National Association, as Master Servicer

 35.2
National Association, as Special Servicer (see Exhibit 35.1)

 35.3
Certificate Administrator

 35.4
as Servicing Function Participant for the Certificate Administrator

 35.5
Primary Servicer with respect to the Riverwalk Mortgage Loan

 35.6
National Association, as Primary Servicer of the 1670 Broadway Mortgage Loan
(see Exhibit 35.1)

 35.7
National Association, as Special Servicer of the 1670 Broadway Mortgage Loan
(see Exhibit 35.1)

 35.8
National Association, as Primary Servicer of the Barrywoods Crossing Mortgage
Loan (see Exhibit 35.1)

 35.9
National Association, as Special Servicer of the Barrywoods Crossing Mortgage
Loan (see Exhibit 35.1)

 35.10
National Association, as Primary Servicer of the Shelbourne Global Portfolio I
Mortgage Loan (see Exhibit 35.1)

 35.11
National Association, as Special Servicer of the Shelbourne Global Portfolio I
Mortgage Loan (see Exhibit 35.1)

 35.12
Servicer of the Christiana Mall Mortgage Loan

 35.13
 Wells Fargo Bank, National Association, as Special
Servicer of the Christiana Mall Mortgage Loan (see Exhibit 35.12)

 35.14
National Association, as Primary Servicer of the Wyvernwood Apartments Mortgage
Loan (see Exhibit 35.1)

 35.15
National Association, as Special Servicer of the Wyvernwood Apartments Mortgage
Loan prior to April 27, 2023 (see Exhibit 35.1)

 35.16
K-Star Asset Management LLC, as Special Servicer of the Wyvernwood Apartments
Mortgage Loan on and after April 27, 2023 (Omitted. See Explanatory Notes.)

 35.17
Primary Servicer of the Riverwalk Mortgage Loan (see Exhibit 35.5)

 35.18
National Association, as Special Servicer of the Riverwalk Mortgage Loan prior
to April 27, 2023 (see Exhibit 35.1)

 35.19
K-Star Asset Management LLC, as Special Servicer of the Riverwalk Mortgage Loan
on and after April 27, 2023 (Omitted. See Explanatory Notes.)

 35.20
National Association, as Primary Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan (see Exhibit 35.1)

 35.21
National Association, as Special Servicer of the Aspect RHG Hotel Portfolio
Mortgage Loan prior to April 27, 2023 (see Exhibit 35.1)

 35.22
K-Star Asset Management LLC, as Special Servicer of the Aspect RHG Hotel
Portfolio Mortgage Loan on and after April 27, 2023 (Omitted. See Explanatory
Notes.)

 35.23
Servicer of the Ellsworth Place Mortgage Loan (see Exhibit 35.12)

 35.24
National Association, as Special Servicer of the Ellsworth Place Mortgage Loan
prior to April 24, 2023 (see Exhibit 35.1)

 35.25
K-Star Asset Management LLC, as Special Servicer of the Ellsworth Place
Mortgage Loan on and after April 24, 2023 (Omitted. See Explanatory Notes.)

 99.1 Mortgage Loan Purchase Agreement, dated as of September
21, 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 October 11, 2018 under Commission File No. 333-207340-14 and
incorporated by reference herein)

 99.2 Mortgage Loan Purchase Agreement, dated as of September
21, 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 October 11, 2018 under Commission File No. 333-207340-14 and
incorporated by reference herein)

 99.3 Mortgage Loan Purchase Agreement, dated as of September
21, 2018, between UBS Commercial Mortgage Securitization Corp. and Rialto
Mortgage Finance, LLC (filed as Exhibit 99.3 to the registrant's Current Report
on Form 8-K filed on October 11, 2018 under Commission File No. 333-207340-14
and incorporated by reference herein)

 99.4 Mortgage Loan Purchase Agreement, dated as of September
21, 2018, between UBS Commercial Mortgage Securitization Corp. and Cantor
Commercial Real Estate Lending, L.P. (filed as Exhibit 99.4 to the registrant's
Current Report on Form 8-K filed on October 11, 2018 under Commission File No.
333-207340-14 and incorporated by reference herein)

 99.5 Mortgage Loan Purchase Agreement, dated as of September
21, 2018, between UBS Commercial Mortgage Securitization Corp. and Natixis Real
Estate Capital LLC (filed as Exhibit 99.5 to the registrant's Current Report on
Form 8-K filed on October 11, 2018 under Commission File No. 333-207340-14 and
incorporated by reference herein)

 99.6 Mortgage Loan Purchase Agreement, dated as of September
21, 2018, between UBS Commercial Mortgage Securitization Corp. and CIBC Inc.
(filed as Exhibit 99.6 to the registrant's Current Report on Form 8-K filed on
October 11, 2018 under Commission File No. 333-207340-14 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 15, 2024

 /s/ Andrew
Lisa

 Andrew Lisa, Director

 Date: March 15, 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: 333-206677-06

 Central Index Key Number of the issuing entity:
0001676734

 Wells Fargo Commercial Mortgage
Trust 2016-C35

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

 Central Index Key Number of the depositor: 0000850779

 Wells Fargo Commercial Mortgage
Securities, Inc.

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

 Central Index Key Number of the sponsor: 0000740906

 Wells Fargo Bank, National
Association

 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: 0000312070

 Barclays Bank PLC

 Central Index Key Number of the sponsor: 0001541886

 UBS Real Estate Securities Inc.

 Central Index Key Number of the sponsor: 0001541214

 C-III Commercial Mortgage LLC

 Central Index Key Number of the sponsor: 0001577313

 National Cooperative Bank, N.A.

 Central Index Key Number of the sponsor: 0001542105

 Basis Real Estate Capital II, LLC

 New York

 (State or other jurisdiction of

 incorporation or organization of

 the issuing entity)

 38-4006829

 38-4006830

 38-7145148

 (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:

 (704) 374-6161

 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 Kroger (Roundy's) Distribution Center
Mortgage Loan and the Mall at Turtle Creek Mortgage Loan, which constituted
approximately 5.8% and 4.1%, 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 the Kroger (Roundy's)
Distribution Center Mortgage Loan or the Mall at Turtle Creek Mortgage
Loan and one other pari passu loan, which is not an asset of the issuing
entity. These loan combinations, including the Kroger (Roundy's) Distribution
Center Mortgage Loan and the Mall at Turtle Creek 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.

 The Exhibit Index describes
exhibits provided by certain parties (in their capacities indicated on the
Exhibit Index) with respect to The Mall at Rockingham Park Mortgage Loan, which
constituted approximately 5.9% of the asset pool of the issuing entity as of
its cut-off date. The Mall at Rockingham Park Mortgage Loan is an asset
of the issuing entity and is part of a loan combination that includes The Mall
at Rockingham Park Mortgage Loan, four other pari passu loans and two
subordinate companion loans, which are not assets of the issuing entity. A pari
passu portion of the loan combination was securitized in the BBSG 2016-MRP
Mortgage Trust transaction (the " BBSG 2016-MRP Transaction "). This loan
combination, including The Mall at Rockingham Park Mortgage Loan, is being
serviced and administered pursuant to the trust and servicing agreement for the
BBSG 2016-MRP Transaction, which is incorporated by reference as Exhibit 4.2 to
this Annual Report on Form 10-K.

 The Exhibit Index describes
exhibits provided by certain parties (in their capacities indicated on the
Exhibit Index) with respect to the Pinnacle II Mortgage Loan, which constituted
approximately 2.0% of the asset pool of the issuing entity as of its cut-off
date. The Pinnacle II Mortgage Loan is an asset of the issuing entity and
is part of a loan combination that includes the Pinnacle II Mortgage Loan and
two other pari passu loans, which are not assets of the issuing entity.
This loan combination, including the Pinnacle II Mortgage Loan, was serviced
under the Pooling and Servicing Agreement for the issuing entity prior to the
closing of the securitization of a pari passu portion of the Pinnacle II
loan combination in the Wells Fargo Commercial Mortgage Trust 2016-BNK1
transaction, Commission File Number 333-206677-07 (the " WFCM 2016-BNK1
Transaction "). After the closing of the WFCM 2016-BNK1 Transaction on
August 18, 2016, this loan combination, including the Pinnacle II Mortgage Loan
was, and will continue to be, serviced and administered pursuant to the pooling
and servicing agreement with respect to the WFCM 2016-BNK1 Transaction, which
is incorporated by reference as Exhibit 4.3 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 National Cooperative Bank, N.A. is the master
servicer) and certificate administrator of the mortgage loans serviced under
the Pooling and Servicing Agreement and the primary servicer of The Mall at
Rockingham Park Mortgage Loan and the Pinnacle II 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 and the Pinnacle II 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.

 Wilmington Trust, National
Association acts as trustee of the mortgage loans serviced under the Pooling
and Servicing Agreement and the Pinnacle II Mortgage Loan. Pursuant to
the Pooling and Servicing Agreement and the pooling and servicing agreement for
the WFCM 2016-BNK1 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 Pinnacle II
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
under the Pooling and Servicing Agreement (except with respect to those
mortgage loans for which National Cooperative Bank, N.A. is the master
servicer) and the primary servicer of The Mall at Rockingham Park Mortgage Loan
and the Pinnacle II 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 Pinnacle II
Mortgage Loan and The Mall at Rockingham Park 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 Mall at Rockingham Park Mortgage Loan and
the Pinnacle II 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
Pinnacle II Mortgage Loan and Park Bridge Lender Services LLC as operating
advisor of the Pinnacle II 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 Torchlight Loan Services, LLC as special
servicer of The Mall at Rockingham Park Mortgage Loan and Rialto Capital
Advisors, LLC as special servicer of the Pinnacle II 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
certificate administrator and custodian, U.S. Bank Trust Company, National
Association, as trustee and certificate administrator, and U.S. Bank National
Association, as 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.

 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.

 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 July 28, 2016 pursuant to Rule 424(b)(2).

 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 Exhibit AA
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 Mall at Rockingham Park Mortgage
Loan, which is being serviced and administered pursuant to the trust and
servicing agreement for the BBSG 2016-MRP 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 BBSG 2016-MRP 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 BBSG
2016-MRP 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 Pinnacle II Mortgage Loan, which
is being serviced and administered pursuant to the pooling and servicing
agreement for the WFCM 2016-BNK1 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 WFCM 2016-BNK1 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 WFCM
2016-BNK1 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 July 1, 2016, by and among Wells Fargo
Commercial Mortgage Securities, Inc., as Depositor, Wells Fargo Bank, National
Association, as General Master Servicer, CWCapital Asset Management LLC, as
General Special Servicer, National Cooperative Bank, N.A., as NCB Master
Servicer and NCB Special Servicer, Wells Fargo Bank, National Association, as
Certificate Administrator, Wilmington Trust, National Association, as Trustee,
and Pentalpha Surveillance LLC, as Operating Advisor and Asset Representations
Reviewer (filed as Exhibit 4.1 to the registrant's Current Report on Form 8-K/A
filed on October 18, 2016 and as
amended by the Amendment No. 1 to the Pooling and Servicing Agreement filed as
Exhibit 4.1 to the registrant's current report on form 8-K on March 2, 2017
under Commission File No. 333-206677-06 and incorporated by reference herein).

 4.2
 Trust
and Servicing Agreement, dated as of June 1, 2016, by and among Barclays
Commercial Mortgage Securities LLC, as Depositor, Wells Fargo Bank, National
Association, as Servicer, Torchlight Loan Services, LLC, as Special Servicer,
and U.S. Bank National Association, as Trustee, Certificate Administrator and
Custodian (filed as Exhibit 99.8 to the registrant's Current Report on Form 8-K
filed on July 28, 2016 under Commission File No. 333-206677-06 and incorporated by
reference herein).

 4.3
 Pooling
and Servicing Agreement, dated as of August 1, 2016, 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, Wells Fargo Bank, National Association, as Certificate Administrator,
Wilmington Trust, National Association, as Trustee, and Park Bridge Lender
Services LLC, as Operating Advisor and Asset Representations Reviewer (filed as
Exhibit 99.1 to the registrant's Current Report on Form 8-K filed on September
7, 2016 under Commission File No. 333-206677-06 and incorporated by reference herein).

 4.4
 Co-Lender
Agreement, dated as of July 19, 2016, by and among
 Rialto Mortgage Finance, LLC, as Note A-1 Holder and Note A-2 Holder
(filed as Exhibit 99.11 to the registrant's Current Report on Form 8-K filed on
July 28, 2016 under Commission File No. 333-206677-06 and
incorporated by reference herein.

 4.5
 Agreement
Between Note Holders, dated as of July 7, 2016, by and among Barclays Bank PLC,
as Initial Note A-1 Holder and Initial Note A-2 Holder (filed as Exhibit 99.12
to the registrant's Current Report on Form 8-K filed on July 28, 2016 under
Commission File No. 333-206677-06 and incorporated by reference
herein.

 4.6
 Co-Lender
Agreement, dated as of June 28, 2016, by and among Barclays Bank PLC, as
Initial Note 1 Holder and Soci t G n rale, as Initial Note 2 Holder (filed as
Exhibit 99.10 to the registrant's Current Report on Form 8-K filed on July 28,
2016 under Commission File No. 333-206677-06 and incorporated by
reference herein.

 4.7
 Agreement
Between Note Holders, dated as of July 28, 2016, by and among Wells Fargo Bank,
National Association, as Initial Note A-1 Holder, Initial Note A-2 Holder and
Initial Note A-3 Holder (filed as Exhibit 99.14 to the registrant's Current
Report on Form 8-K filed on July 28, 2016 under Commission File No. 333-206677-06
 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
 National Cooperative Bank, N.A., as NCB Master

 33.3
 CWCapital Asset Management LLC, as General Special

 33.4
 National Cooperative Bank, N.A., as NCB Special
Servicer (see Exhibit 33.2)

 33.5
Wilmington Trust, National Association, as Trustee (Omitted. See Explanatory
Notes.)

 33.6
Certificate Administrator

 33.7
Custodian

 33.8
 Pentalpha Surveillance LLC, as Operating Advisor

 33.9
Participant

 33.10
as Servicing Function Participant for the Certificate Administrator

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

 33.12
Servicer of the Kroger (Roundy's) Distribution Center Mortgage Loan (see
Exhibit 33.1)

 33.13
of the Kroger (Roundy's) Distribution Center Mortgage Loan (see Exhibit 33.3)

 33.14
Wilmington Trust, National Association, as Trustee of the Kroger (Roundy's)
Distribution Center Mortgage Loan (Omitted. See Explanatory Notes.)

 33.15
Custodian of the Kroger (Roundy's) Distribution Center Mortgage Loan (see
Exhibit 33.7)

 33.16
 Pentalpha Surveillance LLC, as Operating Advisor of
the Kroger (Roundy's) Distribution Center Mortgage Loan (see Exhibit 33.8)

 33.17
Participant of the Kroger (Roundy's) Distribution Center Mortgage Loan (see
Exhibit 33.9)

 33.18
as Servicing Function Participant for the Custodian (see Exhibit 33.11)

 33.19
Servicer of the Mall at Turtle Creek Mortgage Loan (see Exhibit 33.1)

 33.20
of the Mall at Turtle Creek Mortgage Loan (see Exhibit 33.3)

 33.21
Wilmington Trust, National Association, as Trustee of the Mall at Turtle Creek
Mortgage Loan (Omitted. See Explanatory Notes.)

 33.22
Custodian of the Mall at Turtle Creek Mortgage Loan (see Exhibit 33.7)

 33.23
 Pentalpha Surveillance LLC, as Operating Advisor of
the Mall at Turtle Creek Mortgage Loan (see Exhibit 33.8)

 33.24
Participant of the Mall at Turtle Creek Mortgage Loan (see Exhibit 33.9)

 33.25
as Servicing Function Participant for the Custodian (see Exhibit 33.11)

 33.26
Servicer of The Mall at Rockingham Park Mortgage Loan (see Exhibit 33.1)

 33.27
 Torchlight Loan Services, LLC, as Special Servicer
of The Mall at Rockingham Park Mortgage Loan

 33.28
 U.S. Bank Trust Company, National Association, as
Trustee of The Mall at Rockingham Park Mortgage Loan

 33.29
 U.S. Bank National Association, as Custodian of
The Mall at Rockingham Park Mortgage Loan (see Exhibit 33.28)

 33.30
Participant of The Mall at Rockingham Park Mortgage Loan (see Exhibit 33.9)

 33.31
Servicer of the Pinnacle II Mortgage Loan (see Exhibit 33.1)

 33.32
Rialto Capital Advisors, LLC, as Special Servicer of the Pinnacle II Mortgage

 33.33
Wilmington Trust, National Association, as Trustee of the Pinnacle II Mortgage

 33.34
Custodian of the Pinnacle II Mortgage Loan (see Exhibit 33.7)

 33.35
Park Bridge Lender Services LLC, as Operating Advisor of the Pinnacle II
Mortgage Loan (Omitted. See Explanatory Notes.)

 33.36
Participant of the Pinnacle II Mortgage Loan (see Exhibit 33.9)

 33.37
as Servicing Function Participant for the Custodian (see Exhibit 33.11)

 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
 National Cooperative Bank, N.A., as NCB Master

 34.3
 CWCapital Asset Management LLC, as General Special

 34.4
 National Cooperative Bank, N.A., as NCB Special
Servicer (see Exhibit 34.2)

 34.5
Wilmington Trust, National Association, as Trustee (Omitted. See Explanatory
Notes.)

 34.6
Certificate Administrator

 34.7
Custodian

 34.8
 Pentalpha Surveillance LLC, as Operating Advisor

 34.9
Participant

 34.10
as Servicing Function Participant for the Certificate Administrator

 34.11
as Servicing Function Participant for the Custodian

 34.12
Servicer of the Kroger (Roundy's) Distribution Center Mortgage Loan (see
Exhibit 34.1)

 34.13
of the Kroger (Roundy's) Distribution Center Mortgage Loan (see Exhibit 34.3)

 34.14
Wilmington Trust, National Association, as Trustee of the Kroger (Roundy's)
Distribution Center Mortgage Loan (Omitted. See Explanatory Notes.)

 34.15
Custodian of the Kroger (Roundy's) Distribution Center Mortgage Loan (see
Exhibit 34.7)

 34.16
 Pentalpha Surveillance LLC, as Operating Advisor of
the Kroger (Roundy's) Distribution Center Mortgage Loan (see Exhibit 34.8)

 34.17
Participant of the Kroger (Roundy's) Distribution Center Mortgage Loan (see
Exhibit 34.9)

 34.18
as Servicing Function Participant for the Custodian (see Exhibit 34.11)

 34.19
Servicer of the Mall at Turtle Creek Mortgage Loan (see Exhibit 34.1)

 34.20
of the Mall at Turtle Creek Mortgage Loan (see Exhibit 34.3)

 34.21
Wilmington Trust, National Association, as Trustee of the Mall at Turtle Creek
Mortgage Loan (Omitted. See Explanatory Notes.)

 34.22
Custodian of the Mall at Turtle Creek Mortgage Loan (see Exhibit 34.7)

 34.23
 Pentalpha Surveillance LLC, as Operating Advisor of
the Mall at Turtle Creek Mortgage Loan (see Exhibit 34.8)

 34.24
Participant of the Mall at Turtle Creek Mortgage Loan (see Exhibit 34.9)

 34.25
as Servicing Function Participant for the Custodian (see Exhibit 34.11)

 34.26
Servicer of The Mall at Rockingham Park Mortgage Loan (see Exhibit 34.1)

 34.27
 Torchlight Loan Services, LLC, as Special Servicer
of The Mall at Rockingham Park Mortgage Loan

 34.28
 U.S. Bank Trust Company, National Association, as
Trustee of The Mall at Rockingham Park Mortgage Loan

 34.29
 U.S. Bank National Association, as Custodian of
The Mall at Rockingham Park Mortgage Loan (see Exhibit 34.28)

 34.30
Participant of The Mall at Rockingham Park Mortgage Loan (see Exhibit 34.9)

 34.31
Servicer of the Pinnacle II Mortgage Loan (see Exhibit 34.1)

 34.32
Rialto Capital Advisors, LLC, as Special Servicer of the Pinnacle II Mortgage

 34.33
Wilmington Trust, National Association, as Trustee of the Pinnacle II Mortgage

 34.34
Custodian of the Pinnacle II Mortgage Loan (see Exhibit 34.7)

 34.35
Park Bridge Lender Services LLC, as Operating Advisor of the Pinnacle II
Mortgage Loan (Omitted. See Explanatory Notes.)

 34.36
Participant of the Pinnacle II Mortgage Loan (see Exhibit 34.9)

 34.37
as Servicing Function Participant for the Custodian (see Exhibit 34.11)

Servicer compliance statements.

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

 35.2
 National Cooperative Bank, N.A., as NCB Master

 35.3
 CWCapital Asset Management LLC, as General Special

 35.4
 National Cooperative Bank, N.A., as NCB Special
Servicer (see Exhibit 35.2)

 35.5
Certificate Administrator

 35.6
as Servicing Function Participant for the Certificate Administrator

 35.7
Servicer of the Kroger (Roundy's) Distribution Center Mortgage Loan (see
Exhibit 35.1)

 35.8
of the Kroger (Roundy's) Distribution Center Mortgage Loan (see Exhibit 35.3)

 35.9
Servicer of the Mall at Turtle Creek Mortgage Loan (see Exhibit 35.1)

 35.10
of the Mall at Turtle Creek Mortgage Loan (see Exhibit 35.3)

 35.11
Servicer of The Mall at Rockingham Park Mortgage Loan (see Exhibit 35.1)

 35.12
Torchlight Loan Services, LLC, as Special Servicer of The Mall at Rockingham
Park Mortgage Loan (Omitted. See Explanatory Notes.)

 35.13
Servicer of the Pinnacle II Mortgage Loan (see Exhibit 35.1)

 35.14
Rialto Capital Advisors, LLC, as Special Servicer of the Pinnacle II Mortgage

 99.1
Commercial Mortgage Securities, Inc. and Wells Fargo Bank, National Association
(filed as Exhibit 99.3 to the registrant's Current Report on Form 8-K/A filed
on October 18, 2016 under Commission File No. 333-206677-06 and incorporated by
reference herein)

 99.2
Commercial Mortgage Securities, Inc. and Rialto Mortgage Finance, LLC (filed as
Exhibit 99.1 to the registrant's Current Report on Form 8-K/A filed on October
18, 2016 under Commission File No. 333-206677-06 and incorporated by reference
herein)

 99.3
Commercial Mortgage Securities, Inc. and Barclays Bank PLC (filed as Exhibit
99.2 to the registrant's Current Report on Form 8-K/A filed on October 18, 2016
under Commission File No. 333-206677-06 and incorporated by reference herein)

 99.4
Commercial Mortgage Securities, Inc. and UBS Real Estate Securities Inc. (filed
as Exhibit 99.4 to the registrant's Current Report on Form 8-K/A filed on
October 18, 2016 under Commission File No. 333-206677-06 and incorporated by
reference herein)

 99.5
Commercial Mortgage Securities, Inc. and C-III Commercial Mortgage LLC (filed
as Exhibit 99.5 to the registrant's Current Report on Form 8-K/A filed on
October 18, 2016 under Commission File No. 333-206677-06 and incorporated by
reference herein)

 99.6
Commercial Mortgage Securities, Inc. and National Cooperative Bank, N.A. (filed
as Exhibit 99.6 to the registrant's Current Report on Form 8-K/A filed on
October 18, 2016 under Commission File No. 333-206677-06 and incorporated by
reference herein)

 99.7
Loan Purchase Agreement, dated as of July 15, 2016, among Wells Fargo
Commercial Mortgage Securities, Inc., Basis Real Estate Capital II, LLC and
Basis Investment Group LLC (filed as Exhibit 99.7 to the registrant's Current
Report on Form 8-K/A filed on October 18, 2016 under Commission File No.
333-206677-06 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.

 Wells Fargo Commercial Mortgage
Securities, Inc.

(Depositor)

 /s/ Anthony
Sfarra

 Anthony
Sfarra, President

 (senior officer in charge of
securitization of the depositor)

 Date: March 15, 2024