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Form 10-D Bank of America Merrill For: Sep 16

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September 26, 2016 3:40 PM EDT

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C.  20549

FORM 10-D

ASSET-BACKED ISSUER
DISTRIBUTION REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934

For the monthly distribution period from
August 18, 2016  to  September 16, 2016

Commission File Number of Issuing entity:333-201743-01

Central Index Key Number of issuing entity:0001652031

Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
(Exact name of issuing entity as specified in its charter)

Commission File Number of depositor:333-201743

Central Index Key Number of depositor:0001005007

Banc of America Merrill Lynch Commercial Mortgage Inc.
(Exact name of depositor as specified in its charter)

Central Index Key Number of sponsor:0001541886
0001102113

UBS Real Estate Securities Inc.
Bank of America, National Association
(Exact name of sponsor(s) as specified in its charter)

W. Todd Stillerman (980) 388-7451
(Name and telephone number, including area code, of the person to contact in connection with this filing)

NC
(State or other jurisdiction of incorporation or organization of the issuing entity)

47-5304267
38-3977507
38-3977508
38-7146424
(I.R.S. Employer Identification No.)

c/o U.S. Bank National Association
190 S. LaSalle Street 7th Floor
Chicago Illinois 60603
(Address of principal executive offices of issuing entity)

28255
(Zip Code)

704-386-2400
(Telephone number, including area code)

NOT APPLICABLE
(Former name, former address, if changed since last report)

Registered/reporting pursuant to (check one)

Name of exchange
Title of ClassSection 12(b)Section 12(g)Section 15(d)(If Section 12(b))
A-1☐☐☒_______
A-2☐☐☒_______
A-3☐☐☒_______
A-4☐☐☒_______
A-5☐☐☒_______
A-AB☐☐☒_______
X-A☐☐☒_______
X-B☐☐☒_______
A-S☐☐☒_______
B☐☐☒_______
PEZ☐☐☒_______
C☐☐☒_______

Indicate by check mark whether the registrant (1) filed all reports required to be filed by Section 13 or 15(d) of the Securities and 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  ☒  No ☐

PART I - DISTRIBUTION INFORMATION ITEM
1.  Distribution and Pool Performance Information.
On September 16, 2016 a distribution was made to holders of Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7.  The monthly report to holders is attached as Exhibit 99.1.

     No assets securitized by Banc of America Merrill Lynch Commercial Mortgage Inc. and held by Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7 were the subject of a demand to repurchase or replace for breach of the representations and warranties contained in the underlying transaction documents during the monthly distribution period covered by this distribution report on Form 10-D.

     UBS Real Estate Securities Inc. filed its most recent Form ABS-15G under Rule 15Ga-1 under the Securities Exchange Act of 1934 (“Rule 15Ga-1”) on August 5, 2016.  The CIK Number of UBS Real Estate Securities Inc. is 0001541886.

     Bank of America, National Association filed its most recent Form ABS-15G under Rule 15Ga-1 on August 2, 2016.  The CIK Number of Bank of America, National Association is 0001102113.

PART II - OTHER INFORMATION ITEM

Item 9. Other Information.
Midland Loan Services, A Division of PNC Bank, N.A., in its capacity as Master Servicer for Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, affirms the following amounts in the respective accounts:

Collection Account Balance
Prior Distribution Date:     August 17,2016 $18,528.52
Current Distribution Date:     September 16,2016$18,188.52

*REO Account Balance
Prior Distribution Date:     August 17,2016 N/A
Current Distribution Date:     September 16,2016N/A

*As provided by the Special Servicer

U.S. Bank National Association, in its capacity as Certificate Administrator for Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, affirms the following amounts in the respective accounts:

Distribution Account Balance
Prior Distribution Date:     August 17,2016 $2,656.41
Current Distribution Date:     September 16,2016$2,654.75

Interest Reserve Account Balance
Prior Distribution Date:     August 17,2016$0.00
Current Distribution Date:     September 16,2016$0.00

Excess Liquidation Proceeds Account Balance
Prior Distribution Date:     August 17,2016 $0.00
Current Distribution Date:     September 16,2016$0.00

TA Unused Fees Account Balance
Prior Distribution Date:     August 17,2016 $0.00
Current Distribution Date:     September 16,2016$0.00

Item 10. Exhibits.
(a)  The following is a list of documents filed as part of this Report on Form 10-D:
     (99.1) Monthly report distributed to holders of Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, relating to the September 16, 2016 distribution.





(b)  The exhibits required to be filed by the Registrant pursuant to this form are listed in the Exhibit Index that immediately follows on the signature page hereof.

SIGNATURES

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

Banc of America Merrill Lynch Commercial Mortgage Inc.
(Depositor)

Date: September 26, 2016/s/  Leland F. Bunch, III
Name: Leland F. Bunch, III
Title: President and Chief Executive Officer

EXHIBIT INDEX

ExhibitDescription

Exhibit 99.1Monthly report distributed to holders of Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7, relating to the September 16, 2016 distribution.

September 2016
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
TABLE OF CONTENTS
ADMINISTRATOR
PARTIES TO THE TRANSACTION
DATES
Nick Xeros
Account Administrator
312-332-7464
www.usbank.com/abs
190 South Lasalle St. 7th Floor
Chicago, IL 60603
Name:
Title:
Address:
Phone:
Email:
Website:
Mortgage Loan Seller:
Bank of America, N.A.
UBS Real Estate Securities Inc.
Depositor:
Banc of America Merrill Lynch Commercial Mortgage Inc.
Trustee:
U.S. Bank National Association
Special Servicer:
LNR Partners, LLC
Trust Advisor:
Pentalpha Surveillance LLC
Servicer:
Midland Loan Services, a Division of PNC Bank, National
Association
Rating Agency:
Morningstar Credit Ratings, LLC
Fitch Ratings, Inc.
Kroll Bond Rating Agency, Inc.
Moody's Investors Service, Inc.
Payment Date:
Sep 16, 2016
Prior Payment:
Aug 17, 2016
Next Payment:
Oct 17, 2016
Record Date:
Aug 31, 2016
Determination Date:
Sep 12, 2016
First Payment Date:
Oct 19, 2015
Closing Date:
Sep 24, 2015
Final Distribution Date:
Sep 18, 2048
* This report contains, or is based on, information furnished to U.S. Bank Global Corporate Trust Services ("U.S. Bank") by one or more third parties (e.g. Servicers, Master Servicer, etc.), and U.S.
Bank has not independently verified information received from any such third party.
Pass-Thru
Original
Beginning
Principal
Interest
Total
Realized
Ending
Class
Rate
Balance
Balance
Distribution
Distribution
Distribution
Loss
Balance
A-1
1.60800%
38,700,000.00
33,359,698.01
474,444.74
44,702.00
519,146.74
0.00
32,885,253.27
A-SB
3.42900%
62,400,000.00
62,400,000.00
0.00
178,308.00
178,308.00
0.00
62,400,000.00
A-3
3.44100%
200,000,000.00
200,000,000.00
0.00
573,500.00
573,500.00
0.00
200,000,000.00
A-4
3.70500%
228,996,000.00
228,996,000.00
0.00
707,025.15
707,025.15
0.00
228,996,000.00
A-S
3.98900%
50,170,000.00
50,170,000.00
0.00
166,773.44
166,773.44
0.00
50,170,000.00
B
4.51187%
50,169,000.00
50,169,000.00
0.00
188,629.97
188,629.97
0.00
50,169,000.00
C
4.51187%
33,010,000.00
33,010,000.00
0.00
124,114.00
124,114.00
0.00
33,010,000.00
D
3.16700%
39,879,000.00
39,879,000.00
0.00
105,247.33
105,247.33
0.00
39,879,000.00
E
3.26187%
17,038,000.00
17,038,000.00
0.00
46,313.11
46,313.11
0.00
17,038,000.00
F
3.26187%
7,573,000.00
7,573,000.00
0.00
20,585.11
20,585.11
0.00
7,573,000.00
G
3.26187%
7,573,000.00
7,573,000.00
0.00
20,585.11
20,585.11
0.00
7,573,000.00
H
3.26187%
21,772,331.00
21,772,331.00
0.00
59,090.44
59,090.44
0.00
21,772,331.00
X-A
1.07362%
530,096,000.00
524,755,698.01
0.00
469,489.10
469,489.10
0.00
524,281,253.27
X-B
0.52287%
50,170,000.00
50,170,000.00
0.00
21,860.29
21,860.29
0.00
50,170,000.00
X-D
1.34487%
39,879,000.00
39,879,000.00
0.00
44,693.37
44,693.37
0.00
39,879,000.00
X-E
1.25000%
17,038,000.00
17,038,000.00
0.00
17,747.92
17,747.92
0.00
17,038,000.00
X-FG
1.25000%
15,146,000.00
15,146,000.00
0.00
15,777.08
15,777.08
0.00
15,146,000.00
X-NR
1.25000%
21,772,331.00
21,772,331.00
0.00
22,679.51
22,679.51
0.00
21,772,331.00
R
0.00000%
0.00
0.00
0.00
0.00
0.00
0.00
0.00
V
0.00000%
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Totals:
757,280,331.00
751,940,029.01
474,444.74
2,827,120.94
3,301,565.68
0.00
751,465,584.27
September 2016
PAYMENT DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Page 1 of 18
Beginning
Principal
Interest
Total
Collateral Support
Ending
Class
Cusip
Balance
Distribution
Distribution
Distribution
Deficit
Balance
A-1
06054AAU3
862.00770052
12.25955401
1.15509032
13.41464432
0.00000000
849.74814651
A-SB
06054AAV1
1,000.00000000
0.00000000
2.85750000
2.85750000
0.00000000
1,000.00000000
A-3
06054AAW9
1,000.00000000
0.00000000
2.86750000
2.86750000
0.00000000
1,000.00000000
A-4
06054AAX7
1,000.00000000
0.00000000
3.08750000
3.08750000
0.00000000
1,000.00000000
A-S
06054ABB4
1,000.00000000
0.00000000
3.32416667
3.32416667
0.00000000
1,000.00000000
B
06054ABC2
1,000.00000000
0.00000000
3.75989104
3.75989104
0.00000000
1,000.00000000
C
06054ABD0
1,000.00000000
0.00000000
3.75989104
3.75989104
0.00000000
1,000.00000000
D
06054ABE8
1,000.00000000
0.00000000
2.63916667
2.63916667
0.00000000
1,000.00000000
E
06054AAG4/U0664AAD3
1,000.00000000
0.00000000
2.71822437
2.71822437
0.00000000
1,000.00000000
F
06054AAJ8/U0664AAE1
1,000.00000000
0.00000000
2.71822437
2.71822437
0.00000000
1,000.00000000
G
06054AAL3/U0664AAF8
1,000.00000000
0.00000000
2.71822437
2.71822437
0.00000000
1,000.00000000
H
06054AAN9/U0664AAG6
1,000.00000000
0.00000000
2.71401544
2.71401544
0.00000000
1,000.00000000
X-A
06054AAY5
989.92578327
0.00000000
0.88566807
0.88566807
0.00000000
989.03076663
X-B
06054AAZ2
1,000.00000000
0.00000000
0.43572437
0.43572437
0.00000000
1,000.00000000
X-D
06054ABA6
1,000.00000000
0.00000000
1.12072437
1.12072437
0.00000000
1,000.00000000
X-E
06054AAA7/U0664AAA9
1,000.00000000
0.00000000
1.04166667
1.04166667
0.00000000
1,000.00000000
X-FG
06054AAC3/U0664AAB7
1,000.00000000
0.00000000
1.04166667
1.04166667
0.00000000
1,000.00000000
X-NR
06054AAE9/U0664AAC5
1,000.00000000
0.00000000
1.04166667
1.04166667
0.00000000
1,000.00000000
R
06054AAS8
0.00000000
0.00000000
0.00000000
0.00000000
0.00000000
0.00000000
V
06054AAQ2
0.00000000
0.00000000
0.00000000
0.00000000
0.00000000
0.00000000
September 2016
FACTOR DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Page 2 of 18
Excess Trust
Beginning
Scheduled
Unscheduled
Advisor Expenses
Collateral Support
Ending
Cumulative
Class
Balance
Principal
Principal
Allocation
Deficit
Balance
Loss
A-1
33,359,698.01
474,444.74
0.00
0.00
0.00
32,885,253.27
0.00
A-SB
62,400,000.00
0.00
0.00
0.00
0.00
62,400,000.00
0.00
A-3
200,000,000.00
0.00
0.00
0.00
0.00
200,000,000.00
0.00
A-4
228,996,000.00
0.00
0.00
0.00
0.00
228,996,000.00
0.00
A-S
50,170,000.00
0.00
0.00
0.00
0.00
50,170,000.00
0.00
B
50,169,000.00
0.00
0.00
0.00
0.00
50,169,000.00
0.00
C
33,010,000.00
0.00
0.00
0.00
0.00
33,010,000.00
0.00
D
39,879,000.00
0.00
0.00
0.00
0.00
39,879,000.00
0.00
E
17,038,000.00
0.00
0.00
0.00
0.00
17,038,000.00
0.00
F
7,573,000.00
0.00
0.00
0.00
0.00
7,573,000.00
0.00
G
7,573,000.00
0.00
0.00
0.00
0.00
7,573,000.00
0.00
H
21,772,331.00
0.00
0.00
0.00
0.00
21,772,331.00
0.00
Totals:
751,940,029.01
474,444.74
0.00
0.00
0.00
751,465,584.27
0.00
September 2016
PRINCIPAL DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Page 3 of 18
Accrued
Net Prepay
Trust Advisor
Current
Additional
Accrued
Total Interest
Cumulative
Certificate
Interest
Expenses
Interest
Extension
Prepayment
Interest
Unpaid Addt'l
Distribution
Unpaid Int
Class
Interest
Shortfall
Allocation
Shortfall
Fees
Premium
Amount*
Interest Amt
Amount
Shortfall
A-1
44,702.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
44,702.00
0.00
A-SB
178,308.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
178,308.00
0.00
A-3
573,500.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
573,500.00
0.00
A-4
707,025.15
0.00
0.00
0.00
0.00
0.00
0.00
0.00
707,025.15
0.00
A-S
166,773.44
0.00
0.00
0.00
0.00
0.00
0.00
0.00
166,773.44
0.00
B
188,629.97
0.00
0.00
0.00
0.00
0.00
0.00
0.00
188,629.97
0.00
C
124,114.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
124,114.00
0.00
D
105,247.33
0.00
0.00
0.00
0.00
0.00
0.00
0.00
105,247.33
0.00
E
46,313.11
0.00
0.00
0.00
0.00
0.00
0.00
0.00
46,313.11
0.00
F
20,585.11
0.00
0.00
0.00
0.00
0.00
0.00
0.00
20,585.11
0.00
G
20,585.11
0.00
0.00
0.00
0.00
0.00
0.00
0.00
20,585.11
0.00
H
59,182.08
0.00
0.00
91.64
0.00
0.00
0.00
0.00
59,090.44
1,384.16
X-A
469,489.10
0.00
0.00
0.00
0.00
0.00
0.00
0.00
469,489.10
0.00
X-B
21,860.29
0.00
0.00
0.00
0.00
0.00
0.00
0.00
21,860.29
0.00
X-D
44,693.37
0.00
0.00
0.00
0.00
0.00
0.00
0.00
44,693.37
0.00
X-E
17,747.92
0.00
0.00
0.00
0.00
0.00
0.00
0.00
17,747.92
0.00
X-FG
15,777.08
0.00
0.00
0.00
0.00
0.00
0.00
0.00
15,777.08
0.00
X-NR
22,679.51
0.00
0.00
0.00
0.00
0.00
0.00
0.00
22,679.51
0.00
R
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
V
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Totals:
2,827,212.58
0.00
0.00
91.64
0.00
0.00
0.00
0.00
2,827,120.94
1,384.16
* Includes additional interest amounts specifically allocated to the bonds and used in determining the bonds total interest distribution amount
September 2016
INTEREST DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Page 4 of 18
Interest
Fees
Scheduled Interest
2,836,285.53
Servicing Fee
5,162.54
Interest Adjustments
(6,509.84)
Trustee/Certificate Administrator Fee
2,654.75
Deferred Interest
0.00
Special Servicing Fee
0.00
Net Prepayment Shortfall
0.00
Workout Fee
0.00
Net Prepayment Interest Excess
0.00
Liquidation Fee
0.00
Interest Reserve (Deposit)/Withdrawal
0.00
Special Serv Fee plus Adj.
0.00
Interest Collections
2,829,775.69
CREFC Intellectual Property Royalty License Fee
323.75
Trust Advisor Fee
931.91
Extension Fee
0.00
Principal
Fee Distributions
9,072.95
Scheduled Principal
474,444.74
Unscheduled Principal
0.00
Other Expenses of the Trust
Principal Adjustments
0.00
Reimbursed for Interest on Advances
91.64
Principal Collections
474,444.74
Net ASER Amount
0.00
Non-Recoverable Advances
0.00
Other Expenses or Shortfalls
0.00
Other Expenses of the Trust
91.64
Other
Prepayment Premium
0.00
Payments to Certificateholders
Other Collections
0.00
Interest Distribution
2,827,120.94
Principal Distribution
474,444.74
Total Collections
3,304,220.43
Prepayment Premium
0.00
Available Distribution Amount
3,301,565.68
Total Distributions
3,304,220.43
Start
End
Interest Accrual Period
8/1/2016
8/31/2016
Funds Collection
Funds Distribution
September 2016
RECONCILIATION OF FUNDS
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Page 5 of 18
P&I Advances
Beginning Stated Principal Balance
751,940,029.48
* Total Current
Ending Stated Principal Balance
751,465,584.74
Advance
Ending Unpaid Balance
751,484,443.59
Total
Not Provided
Mortgage Loan Count
42
Unreimbursed Advances
Aggregate Principal Balance
751,465,584.74
Current
Outstanding
Total Servicing
Weighted Average Months to Maturity (WAMM)
107
Advance
Advance
Adv. Outstanding
Weighted Average Mortgage Rate (excluding REO Loans)
4.526349%
Total
171.76
419.38
36,750.10
* Current advances are not provided by the Servicer
Disclosable Special Servicer Fees
Special Servicer/Affiliates
Commission
0.00
Brokerage Fee
0.00
Rebate
0.00
Shared Fee
0.00
Total
0.00
Advances
Miscellaneous
September 2016
MISCELLANEOUS DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Page 6 of 18
September 2016
BOND/COLLATERAL REALIZED LOSS RECONCILIATION
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Loan ID
Beginning
Balance of the
Loan at
Liquidation
Aggregate
Realized Loss
on Loans
Prior Realized
Loss Applied to
Certificates
Amounts
Covered by
Overcollateraliz
ation and other
Credit Support
Interest
(Shortages) /
Excesses
applied to
Realized Loss
Modification
Adjustments /
Appraisal
Reduction
Adjustment
Period
Additional
(Recoveries) /
Expenses
applied to
Realized Loss
Current
Realized Loss
Applied to
Certificates*
Recoveries of
Realized
Losses paid
as Cash
Recoveries /
Loss to
Certificate
Interest
A
B
C
D
E
Loan Count:
Totals:
Prior Realized Loss Applied to Certificates
Reduction to Realized Loss applied to bonds (could represent OC, insurance policies, reserve accounts, etc)
Amounts classified by the Master as interest adjustments from general collections on a loan with a Realized Loss
Adjustments that are based on principal haircut or future interest foregone due to modification
Realized Loss Adjustments, Supplemental Recoveries or Expenses on a previously liquidated loan
Description of Fields
A
B
C
D
E
*In the Initial Period the Current Realized Loss Applied to Certificates will equal Aggregate Realized Loss on Loans - B - C - D + E instead of A - C - D + E
Page 7 of 18
September 2016
HISTORICAL DELINQUENCY & LIQUIDATION SUMMARY (STATED BALANCE)
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
30 Days Delinq
60 Days Delinq
Prepayments/Liquidation
REO
Bankruptcy
Foreclosure
Count
Balance
Count
Balance
Balance
Count
Balance
Count
Month
Balance
Count
Balance
Count
Balance
Count
%
90+ Days Delinq
%
%
%
%
%
%
(1)
(2)
(1)
(2)
(1)
(2)
(2)
(2)
(2)
(2)
0
4,229,517.72
0.00
1
0
0.00
0
0
0.00
0
0.00
Sep 2016
0.00
0.0%
0.6%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
2
0.00
7,500,093.20
0
0
0.00
0
0
0.00
0
0.00
Aug 2016
0.00
1.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
1
0.00
4,239,347.07
0
0
0.00
0
0
0.00
0
0.00
Jul 2016
0.00
0.6%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
0
0.00
0.00
0
0
0.00
0
0
0.00
0
0.00
Jun 2016
0.00
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
0
0.00
0.00
0
0
0.00
0
0
0.00
0
0.00
May 2016
0.00
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
0
0.00
0.00
0
0
0.00
0
0
0.00
0
0.00
Apr 2016
0.00
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
1
0.00
4,259,906.71
0
0
0.00
0
0
0.00
0
0.00
Mar 2016
0.00
0.6%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
1
0.00
4,265,866.41
0
0
0.00
0
0
0.00
0
0.00
Feb 2016
0.00
0.6%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
0
0.00
0.00
0
0
0.00
0
0
0.00
0
0.00
Jan 2016
0.00
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
0
0.00
0.00
0
0
0.00
0
0
0.00
0
0.00
Dec 2015
0.00
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
0
0.00
0.00
0
0
0.00
0
0
0.00
0
0.00
Nov 2015
0.00
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
0
0.00
0.00
0
0
0.00
0
0
0.00
0
0.00
Oct 2015
0.00
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0
0.00
0.0%
(1) Exclusive of loans in Bankruptcy, Foreclosure and REO
(2) Percentage in relation to Ending Scheduled Balance
Page 8 of 18
September 2016
Delinquency Summary Report
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Current
30 - 59 days
60 - 89 days
90 - 120 days
121 + days
TOTAL
Delinquent
Loan Count
Sched Bal
Percentage*
Actual Bal
41
747,236,067.02
99.44%
747,239,634.33
0
0.00
0.00%
0.00
1
4,229,517.72
0.56%
4,244,809.26
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
42
751,465,584.74
100.00%
751,484,443.59
Bankruptcy
Loan Count
Sched Bal
Percentage*
Actual Bal
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
Foreclosure
Loan Count
Sched Bal
Percentage*
Actual Bal
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
REO
Loan Count
Sched Bal
Percentage*
Actual Bal
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
TOTAL
Loan Count
Sched Bal
Percentage*
Actual Bal
41
747,236,067.02
99.44%
747,239,634.33
0
0.00
0.00%
0.00
1
4,229,517.72
0.56%
4,244,809.26
0
0.00
0.00%
0.00
0
0.00
0.00%
0.00
42
751,465,584.74
100.00%
751,484,443.59
Group 1
* Percentages are based on scheduled balance as a percent of total pool scheduled balance.
Page 9 of 18
September 2016
HISTORICAL LIQUIDATION LOSS LOAN DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Current Beginning
Scheduled Balance
Most Recent Value **
Net Proceeds Received
on Liquidation
Liquidation Expense
Net Proceeds Available
for Distribution
Realized Loss to Trust
Loan ID
Liquidation /
Prepayment
Code *
Liquidation
Month
Count:
Totals:
* Liquidation / Prepayment Code: 1 - Partial Liq'n (Curtailment); 2 - Payoff Prior To Maturity; 3 - Disposition / Liquidation; 4 - Repurchase/ Substitution; 5 - Full Payoff At Maturity; 6 - DPO; 7 - Liquidated; 8 -
Payoff w/ penalty; 9 - Payoff w/ yield Maintenance; 10 - Curtailment w/ Penalty; 11 - Curtailment w/ Yield Maintenance
** Reported as of liquidation period. If not provided by the servicer, Most Recent Value is as of cutoff.
Page 10 of 18
September 2016
INTEREST ADJUSTMENT RECONCILIATION
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Special
Servicing Fee
Amount plus
Adjustments
Liquidation
Fee Amount
Workout Fee
Amount
Most Recent
Net ASER
Amount
Prepayment
Interest
(Excess)/
Shortfall *
Non-
Recoverable
(Scheduled
Interest Not
Advanced)**
Reimbursed
Interest on
Advances
Modified
Interest Rate
Reduction/
(Excess)
Current Month
Outstanding
Other
Shortfalls/
(Refunds)
Current Ending
Scheduled
Balance
Loan ID
Reimbursement of
Advances to Servicer
0.00
0.00
0.00
0.00
0.00
0.00
0.02
0.00
0.00
68,841,241.30
0.00
0.00
3
0.00
0.00
0.00
0.00
0.00
0.00
91.62
0.00
0.00
3,262,083.09
0.00
0.00
36
72,103,324.39
Count:
Totals:
2
0.00
0.00
0.00
0.00
0.00
0.00
91.64
0.00
0.00
0.00
0.00
Total Interest Shortfall hitting the Trust:
91.64
*Total shortfall may not match impact to bonds due to, but not limited to, the net effect of PPIE and Master Servicing fees received as per the governing documents.
**In some cases, the Servicer does not withhold their Servicing Fees on Non-Recoverable loans.
Page 11 of 18
September 2016
APPRAISAL REDUCTION REPORT
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Loan ID
Property Name
Paid Through
Date
ARA (Appraisal
Reduction Amount)
ARA Date
Most Recent Value
Most Recent
Valuation Date
Most Recent Net
ASER Amount
Cumulative ASER
Amount
Count:
Totals:
Page 12 of 18
September 2016
LOAN LEVEL DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Loan ID
Property
Type
Transfer
Date
Stat
Maturity
Date
Neg
Am
End Schedule
Balance
Sched
P&I
Prepay
Adj
Prepay
Date
Paid
Thru
Prepay
Premium
Loan
Status **
Interest
Payment
Yield Maint
Charges
Note
Rate
PFY
DSCR
Operating
Stmnt
1
Office
MA
04/06/29
N
71,372,036.57
379,756.99
0.00
09/06/16
0.00
0
257,634.76
0.00
4.185
1.46
12/31/15
2
Office
NY
09/01/25
N
70,000,000.00
266,427.78
0.00
09/01/16
0.00
0
266,427.78
0.00
4.420
4.24
12/31/15
3
Lodging
TX
09/01/25
N
68,841,241.30
339,063.69
0.00
09/01/16
0.00
0
244,586.42
0.00
4.120
2.54
12/31/15
4
Multifamily
CA
09/06/25
N
52,500,000.00
205,767.54
0.00
09/06/16
0.00
0
205,767.54
0.00
4.552
1.85
12/31/15
5
Retail
NH
07/01/25
N
50,000,000.00
176,872.22
0.00
09/01/16
0.00
0
176,872.22
0.00
4.108
2.59
12/31/15
6
Office
CA
09/06/25
N
43,928,510.69
232,585.45
0.00
09/06/16
0.00
0
144,033.61
0.00
3.800
0.00
7
Industrial
NJ
08/06/25
N
41,500,000.00
153,111.37
0.00
09/06/16
0.00
0
153,111.37
0.00
4.285
1.68
12/31/15
8
Lodging
NY
08/06/25
N
34,099,035.63
208,698.57
0.00
09/06/16
0.00
0
139,785.82
0.00
4.751
1.62
12/31/15
9
Multifamily
MD
08/06/25
N
28,400,000.00
113,850.39
0.00
09/06/16
0.00
0
113,850.39
0.00
4.655
1.46
12/31/15
10
Industrial
WA
09/06/25
N
25,200,000.00
94,887.59
0.00
09/06/16
0.00
0
94,887.59
0.00
4.373
0.00
11
Multifamily
KY
09/06/25
N
22,050,000.00
88,910.87
0.00
09/06/16
0.00
0
88,910.87
0.00
4.683
1.68
12/31/15
12
Retail
XX
07/06/25
N
20,100,000.00
76,269.17
0.00
09/06/16
0.00
0
76,269.17
0.00
4.407
1.67
13
Retail
CA
09/06/25
N
17,150,000.00
67,989.17
0.00
09/06/16
0.00
0
67,989.17
0.00
4.604
0.00
14
Lodging
TX
09/06/25
N
16,500,000.00
59,859.71
0.00
09/06/16
0.00
0
59,859.71
0.00
4.213
3.53
12/31/15
15
Retail
CA
09/06/25
N
15,241,425.92
74,716.03
0.00
09/06/16
0.00
0
53,622.32
0.00
4.080
2.53
12/31/15
16
Multifamily
CA
09/01/25
N
15,000,000.00
57,737.50
0.00
09/01/16
0.00
0
57,737.50
0.00
4.470
1.17
12/31/15
17
Retail
TX
08/06/25
N
14,780,000.00
56,712.50
0.00
09/06/16
0.00
0
56,712.50
0.00
4.456
1.23
12/31/15
18
Retail
XX
09/01/25
N
14,300,000.00
55,693.26
0.00
09/06/16
0.00
0
55,693.26
0.00
4.523
2.49
12/31/15
19
Multifamily
XX
08/06/25
N
12,795,536.96
68,021.96
0.00
09/06/16
0.00
0
52,692.34
0.00
4.777
1.30
20
Retail
CA
09/01/25
N
9,500,000.00
37,704.18
0.00
09/01/16
0.00
0
37,704.18
0.00
4.609
0.00
21
Self Storage
VA
09/06/25
N
9,300,000.00
36,097.56
0.00
09/06/16
0.00
0
36,097.56
0.00
4.508
2.61
12/31/15
22
Lodging
VA
07/06/25
N
8,903,912.91
55,377.69
0.00
09/06/16
0.00
0
41,521.38
0.00
5.407
1.71
12/31/15
23
Retail
CA
09/06/25
N
8,879,828.17
49,417.20
0.00
09/06/16
0.00
0
39,801.13
0.00
5.200
1.41
12/31/15
24
Retail
CA
08/06/25
N
8,500,000.00
31,531.43
0.00
09/06/16
0.00
0
31,531.43
0.00
4.308
2.67
12/31/15
25
Mobile Home
FL
08/06/25
N
7,944,825.55
39,943.92
0.00
09/06/16
0.00
0
29,361.20
0.00
4.286
1.28
12/31/15
26
Self Storage
CA
09/01/25
N
5,906,654.69
30,187.59
0.00
09/01/16
0.00
0
22,612.07
0.00
4.440
1.52
12/31/15
27
Multifamily
TX
08/01/25
N
5,900,000.00
23,070.80
0.00
09/01/16
0.00
0
23,070.80
0.00
4.541
2.31
12/31/15
28
Multifamily
TX
11/01/24
N
5,472,000.00
20,073.12
0.00
09/01/16
0.00
0
20,073.12
0.00
4.260
1.41
12/31/15
29
Mobile Home
MI
06/01/25
N
4,950,000.00
18,494.99
0.00
09/01/16
0.00
0
18,494.99
0.00
4.339
2.02
12/31/15
30
Multifamily
CA
08/01/25
N
4,550,000.00
17,447.10
0.00
09/01/16
0.00
0
17,447.10
0.00
4.453
1.79
12/31/15
31
Self Storage
VA
09/06/25
N
4,400,000.00
17,078.42
0.00
09/06/16
0.00
0
17,078.42
0.00
4.508
2.59
12/31/15
32
Retail
09/06/16 IL
07/06/25
N
4,229,517.72
22,895.27
0.00
06/06/16
0.00
2
17,970.19
0.00
4.928
1.46
12/31/15
33
Self Storage
XX
09/06/25
N
3,900,000.00
14,875.74
0.00
09/06/16
0.00
0
14,875.74
0.00
4.430
3.47
34
Self Storage
CA
08/06/25
N
3,700,000.00
13,644.20
0.00
09/06/16
0.00
0
13,644.20
0.00
4.282
2.53
12/31/15
35
Office
CT
07/06/25
N
3,614,043.74
21,511.00
0.00
09/06/16
0.00
0
15,414.64
0.00
4.945
1.26
12/31/15
36
Office
FL
08/06/25
N
3,262,083.09
18,136.74
0.00
08/06/16
0.00
B
14,569.43
0.00
5.181
1.33
12/31/15
37
Retail
PA
08/06/25
N
3,177,640.07
18,530.68
0.00
09/06/16
0.00
0
13,022.70
0.00
4.751
1.62
12/31/15
38
Self Storage
CA
08/06/25
N
2,900,000.00
10,694.10
0.00
09/06/16
0.00
0
10,694.10
0.00
4.282
2.57
12/31/15
39
Self Storage
VA
09/06/25
N
2,500,000.00
9,532.50
0.00
09/06/16
0.00
0
9,532.50
0.00
4.428
3.29
12/31/15
40
Self Storage
VA
09/06/25
N
2,500,000.00
9,596.01
0.00
09/06/16
0.00
0
9,596.01
0.00
4.458
4.28
12/31/15
41
Self Storage
XX
09/06/25
N
1,932,291.73
10,426.56
0.00
09/06/16
0.00
0
8,196.59
0.00
4.920
1.63
Page 13 of 18
September 2016
LOAN LEVEL DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Loan ID
Property
Type
Transfer
Date
Stat
Maturity
Date
Neg
Am
End Schedule
Balance
Sched
P&I
Prepay
Adj
Prepay
Date
Paid
Thru
Prepay
Premium
Loan
Status **
Interest
Payment
Yield Maint
Charges
Note
Rate
PFY
DSCR
Operating
Stmnt
42
Self Storage
CA
08/01/25
N
1,785,000.00
7,531.71
0.00
09/01/16
0.00
0
7,531.71
0.00
4.900
1.36
12/31/15
751,465,584.74
3,310,730.27
0.00
0.00
42
Totals:
Count:
2,836,285.53
0.00
** Loan Status: A = Payment not received but still in grace period; B = Late Payment but less than 30 days delinquent; 0 = Current; 1 = 30-59 Days Delinquent; 2 = 60-89 Days Delinquent;
3 = 90-120 Days Delinquent; 4 = Performing Matured Balloon; 5 = Non-Performing Matured Balloon; 6 = 121+ Days Delinquent; R = Repurchased.
* If State field is blank or 'XX', loan has properties in multiple states.
Page 14 of 18
September 2016
HISTORICAL LOAN MODIFICATION REPORT
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Loan ID
Ending
Scheduled
Balance
Comments
Ending
Unpaid
Balance
1
71,372,036.57
Per section 1(a), section 1.1 of the Loan Agreement is amended by deleting in its entirety the defined term ''Note A-4'' and by adding the following new
term: ''Note B'' shall mean as of the date hereof, in the stated principal amount of $34,000,000.00.
71,372,036.57
5
50,000,000.00
Loan has been split into an A-1 Note (030295712) and A-2 Note (030295933) per the Note Severance and Modification Agreement dated 7/22/2015.
Related Loans:
030295712
030295933
50,000,000.00
12
20,100,000.00
-Updated the principal balance of the A-1 Note from $15,000,000 to $19,900,000 effective 9/6/2015.
-Updated the principal balance of the A-2 Note from $25,000,000 to $20,100,000 effective 9/6/2015
20,100,000.00
Page 15 of 18
September 2016
REO STATUS REPORT
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Loan ID
State
Ending
Scheduled Loan
Total Exposure
Appraisal Value
REO Date
Date Asset
Expected to
be Resolved
or Foreclosed
REO Revenue
and Other
Amounts
City
Property Type
Book Value
Type *
Appraisal
Date
Count:
Totals:
(*) Legend: (1) Partial Liq'n (Curtailment), (2) Payoff Prior To Maturity, (3) Disposition / Liquidation, (4) Repurchase/ Substitution, (5) Full Payoff At Maturity, (6) DPO, (7) Liquidated, (8)Payoff w/ penalty,
(9) Payoff w/ yield Maintenance, (10) Curtailment w/ Penalty, (11) Curtailment w/ Yield Maintenance
Page 16 of 18
September 2016
DEFEASED LOAN DETAIL
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Current Ending
Scheduled Balance
Maturity Date
Current
Note Rate
Defeasance
Status *
Loan ID
Count:
Totals:
* Defeasance Status: P = Portion of Loan Previously Defeased. F = Full Defeasance.
Page 17 of 18
September 2016
MATERIAL BREACHES AND DOCUMENT DEFECTS
Bank of America Merrill Lynch Commercial Mortgage Trust 2015-UBS7
Commercial Mortgage Pass-Through Certificates, Series 2015-UBS7
Loan ID
Ending Principal
Balance
Material Breach Date
Date Received Notice
Description
Totals:
Count:
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