Fitch Upgrades KeyBank N.A.'s Commercial Special Servicer Rating

NEW YORK--(BUSINESS WIRE)-- Fitch Ratings has taken the following actions on the commercial mortgage servicer ratings of KeyBank N.A. (doing business as KeyBank Real Estate Capital (KBREC)):

--Special servicer rating upgraded to 'CSS1-' from 'CSS2+';

--Primary servicer rating affirmed at 'CPS2';

--Master servicer rating affirmed at 'CMS1'.

The upgrade of the special servicer rating reflects the strength of KBREC's asset management and special servicing team, the continued improvement of the experience and tenure of its staff, and the ability of the asset managers to resolve defaulted loans. The rating also reflects the presence of dedicated large loan and small balance workout teams, a dedicated large loan REO asset manager and the presence of quality controls, including those within its technology, to ensure compliance with KBREC policies and servicing standards.

The company resolved approximately 400 loans, about half of which were liquidated via a bulk sale, resulting in the actively special serviced portfolio contracting approximately 75% by unpaid principal balance (UPB) and 63% by loan count since year-end 2013. As a result, KBREC reduced the special servicing staff by 30%, more than half of which transferred within KBREC or affiliated companies.

The affirmation of the master servicer rating reflects the company's extensive servicing experience, commitment to technology, experienced management team and staff, and internal control environment, although there were instances of noncompliance noted in the Reg AB audit and SOC-1 report.

The primary servicer rating reflects ratings limitations relative to KBREC's material use of outsourcing. At March 31, 2015 all primary servicing functions for more than 45% of KBREC's primary servicing portfolio by UPB (35% by loan count) were outsourced to Berkadia with KBREC maintaining oversight.

While KBREC's service level agreement with Berkadia provides for detailed control and process oversight of servicing functions performed, including quarterly and annual metrics, Fitch believes the material use of an outsource provider is not consistent with its highest rating. Offsetting this concern is the depth and breadth of KBREC's servicing staff and management, internal control environment and strong technology.

Each of the ratings incorporates Fitch's long-term Issuer Default Rating for KeyCorp. of 'A-' with a Stable Rating Outlook as of Oct. 7, 2014 and its commitment to commercial mortgage servicing.

The servicer rating is based on the methodology described in Fitch's reports 'U.S. Commercial Mortgage Servicer Rating Criteria,' dated Feb. 14, 2014, and 'Rating Criteria for Structured Finance Servicers' dated April 23, 2015, available on Fitch's web site www.fitchratings.com.

Additional information is available at 'www.fitchratings.com'.

Additional Disclosures

Solicitation Status

https://www.fitchratings.com/gws/en/disclosure/solicitation?pr_id=990839

Endorsement Policy

https://www.fitchratings.com/jsp/creditdesk/PolicyRegulation.faces?context=2&detail=31

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View source version on businesswire.com: http://www.businesswire.com/news/home/20150915006860/en/

Fitch Ratings
Primary Analyst
Howard Miller
Director
+1-212-908-0737
Fitch Ratings, Inc.
33 Whitehall St.
New York, NY 10004
or
Secondary Analyst
James Bauer
Director
+1-212-908-0343
or
Committee Chairperson
Daniel Chambers
Managing Director
+1-212-908-0782
or
Media Relations:
Sandro Scenga, +1-212-908-0278
[email protected]

Source: Fitch Ratings

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