OREANDA-NEWS. Fitch Ratings has revised the Outlook of one class of GS Mortgage Securities Trust Series 2014-GC20 commercial mortgage pass-through certificates to Negative from Stable. See the full list of rating actions at the end of this release.

KEY RATING DRIVERS

The Outlook revision follows increased concern surrounding the fourth largest loan in the pool, Three WestLake Park (6.8% of the pool). The collateral is a 19-story office building located in Houston's Energy Corridor. At issuance, it was nearly fully occupied by two tenants, ConocoPhillips (57.7% of the net rentable area [NRA]) and BP Amoco (40.8% of the NRA). BP has announced that it will not renew its lease, which is scheduled to expire in November 2016. A majority of BP's space at the property is already dark. Additionally, ConocoPhillips (recently downgraded by Fitch to 'A-'/Outlook Negative) maintains its headquarters less than two miles from the subject. The company recently laid off an estimated 500 employees in Houston and in February announced major cuts to quarterly dividends and capex spending. It is now offering all of its space at Three WestLake Park for sublease; ConocoPhillips' lease extends through February 2019 with no termination options. The 10-year, $80 million loan, which has a current exposure of $191 per square foot (psf), is interest-only (IO) for the first five years and returned $21 million in equity back to the sponsor at closing. While ConocoPhillips will ultimately be paying rent on its share of the building for the next four years, increased submarket vacancy and the current state of the oil and gas industry could make it challenging for the property manager to attract replacement tenants.

Fitch also continues to monitor two additional large loans, Chase Tower (6.9% of the pool) and Sheraton Suites Houston (3.4% of the pool). Chase Tower is a 21-story office building located in the Austin, Texas CBD. Occupancy declined to 91.4% as of December 2015 from 98% at YE2014 and 100% at closing. The second largest tenant, JP Morgan Chase, occupies 14.5% of the NRA on a lease expiring in May 2016. The tenant will be giving back approximately 3,000 sf of space (5.3% of the tenant's space, 0.8% of the total NRA) but is expected to renew the remaining space. The largest tenant, Bury & Partners, occupies 18.4% of the NRA on a lease expiring in August 2017. This tenant is not expected to renew its lease. Since issuance, two new Class A office properties have come on line in the submarket. The loan is amortizing with a current exposure of $206 psf.

The Sheraton Suites Houston is performing in line with its competitive set, according to the most recent report from Smith Travel Research. However, both the subject and the competitive set have shown a marked decline in occupancy, ADR and RevPAR over the last 12 months.

RATING SENSITIVITIES
The Outlook for the class E certificate has been revised to Negative from Stable as a result of performance concerns for some of the pool's largest loans. The class is currently rated 'BB-sf'. A future downgrade of one category or more is possible should the collateral level changes described above prove material to the long-term stability of the pool.

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

Fitch made the following Outlook revision:

--$29.5 million class E, rated 'BB-'; Outlook to Negative from Stable.