OREANDA-NEWS. March 28, 2016. Fitch Ratings has affirmed 14 classes and revised the Rating Outlook to Negative from Stable on two classes of WFRBS Commercial Mortgage Trust 2013-C11 certificates. A detailed list of rating actions follows at the end of this release.

KEY RATING DRIVERS

The affirmations are based on the stable performance of the underlying collateral pool. The Outlook revisions are due to the significant decline in performance and recent transfer to special servicing of the seventeenth-largest loan in the pool (\\$14 million, 1.0% of the pool) as well as two large loans with significant exposure to the energy industry. As of the March 2016 distribution, the pool's aggregate principal balance has been paid down by 2.5% to \\$1.40 billion from \\$1.44 billion at issuance. Based on the annualized 2015 financials, the pool's overall net operating income (NOI) has increased 8.2% over the reported portfolio NOI at issuance.

There are nine loans (11.09%) on the servicer watchlist, six (2.28%) of which are on the watchlist due to concerns with increasing vacancy rate at the properties and the lack of information from the sponsors regarding progress on leasing activity. The remaining three loans (8.58%) are on the servicer list for minor deferred maintenance issues and failure to respond to outstanding servicer loan inquiries. One loan (1%) is in special servicing.

The specially serviced loan, Minot Hotel Portfolio, is collateralized by two hotels, the Holiday Inn Riverside and Holiday Inn Express, consisting of 238 rooms located in the town of Minot, ND, which is 110 miles north of the state capital of Bismarck. Fitch analysts recently visited the area to assess the market conditions and demand for lodging. Fitch visited the properties and confirmed that demand has decreased in the market. At issuance, the portfolio was performing well with occupancy at 67% and a debt service coverage ratio (DSCR) of 2.77x. Performance decreased significantly during 2015 as the market expanded; with 12 new hotels opening during the preceding 12 months, demand declined due to dropping oil prices. Fitch will monitor the loan as the sponsor updates the servicer on the portfolio's operation during the first half of 2016.

The largest loan is collateralized by the 56-story, 1,302,107 square foot (sf) Republic Plaza, a class A, LEED EB Gold certified urban office property located in Denver, CO (11.0%). The property is located within the central business district approximately two blocks from the city's primary mass transit stations and minutes from the city's major freeways. The sponsor of the property is Brookfield Properties Investor Corporation, a wholly owned entity of Brookfield Office Properties, Inc. The property serves as the headquarters for three major corporate entities, Encana (35% of net rentable area [NRA], lease expiration 4/2019), DCP Midstream (12% of NRA, lease expiration May 2016), and Wheeler Trigg O'Donnell (6% of NRA, lease expiration January 2023). The building could experience some performance volatility due to 60% of the NRA being leased to companies in the oil and gas industry. A current tenant, Samson Resources Company, filed for bankruptcy during the fourth quarter of 2015 and have not outlined a post-bankruptcy business plan. Another tenant, NorthShore Energy, recently announced the relocation of their office at the EOS building in the Broomfield market. During the past 12 months, more than one million sf of office space has been completed in the market which has placed downward pressure on rental rates. Fitch will monitor the loan as the sponsor works to renew a number of tenants in a competitive leasing environment.

The seventh largest loan in the pool, Encana Oil & Gas (4.66%), a 318,582-sf suburban office building located in Plano, TX, is 100% leased by Encana through June 2027. Per media reports, Encana vacated the building during 2014 in an effort to consolidate business operations in Denver and Calgary, but continues to sublease space. The servicer, through the 17g5 website, confirmed that Encana expects to honor the lease through the term. Encana has received several unsolicited bids on the building but continues to market the space with the expectation of subleasing at higher rates than the master lease. Fitch will continue to monitor the status of subleasing at the property.

RATING SENSITIVITIES

The Rating Outlook revisions to classes E and F indicate the potential for a negative rating action in the next 1-2 years should overall pool performance decline or should the Minot Hotel Portfolio experience outsized losses. The Rating Outlook for the remaining classes at Stable reflects stable performance for the pool since issuance. Upgrades, while not likely in the near term are possible in the future as the transaction delevers.

DUE DILIGENCE USAGE

No third-party due diligence was provided or reviewed in relation to this rating action.

Fitch affirms the following classes:

--\\$29.7 million class A-1 at 'AAAsf'; Outlook Stable;
--\\$278.5 million class A-2 at 'AAAsf'; Outlook Stable;
--\\$46.8 million class A-3 at 'AAAsf'; Outlook Stable;
--\\$100 million class A-4 at 'AAAsf'; Outlook Stable;
--\\$417.8 million class A-5 at 'AAAsf'; Outlook Stable;
--\\$97.3 million class A-SB at 'AAAsf'; Outlook Stable;
--\\$134.7 million class A-S at 'AAAsf'; Outlook Stable;
--\\$1.1 billion class X-A at 'AAAsf'; Outlook Stable;
--\\$152.6 million class X-B at 'A-sf'; Outlook Stable;
--\\$93.4 million class B at 'AA-sf'; Outlook Stable;
--\\$59.2 million class C at 'A-sf'; Outlook Stable;
--\\$46.7 million class D at 'BBB-sf'; Outlook Stable;
--\\$32.2 million class E at 'BBsf'; Outlook to Negative from Stable;
--\\$25.1 million class F at 'Bsf'; Outlook Negative from Stable.

Fitch does not rate the class G certificate.