EXHIBIT
10.2


 


PARTIAL
TERMINATION OF AND FIRST AMENDMENT TO

AMENDED AND RESTATED MASTER LEASE AGREEMENT

(LEASE NO. 1)


 


THIS
PARTIAL TERMINATION OF AND FIRST AMENDMENT TO AMENDED AND RESTATED MASTER LEASE
AGREEMENT (LEASE NO. 1) (this “Amendment”) is made and entered into as of October 1,
2009 by and among each of the parties identified on the signature pages hereof
as a landlord (collectively, “Landlord”) and FIVE STAR QUALITY CARE
TRUST, a Maryland business trust (“Tenant”).


 


W  I  T  N  E
S  S  E  T  H:


 


WHEREAS, pursuant to the terms of that certain
Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 4,
2009 (“Amended Lease No. 1”), Landlord leases to Tenant, and Tenant
leases from Landlord, the Leased Property (as such term is defined in Amended
Lease No. 1), all as more particularly described in Amended Lease No. 1;
and


 


WHEREAS, on or about the date hereof, SPTIHS
Properties Trust has sold a portion of the Leased Property consisting of the
real property and related improvements located
at 34 Northcrest Drive, Council Bluffs, Iowa, all as more particularly described on Exhibit A-19 to
Amended Lease No. 1 (the “Council Bluffs Property”); and


 


WHEREAS, SPTIHS Properties Trust, the other
entities comprising Landlord and Tenant wish to amend Amended Lease No. 1
to terminate Amended Lease No. 1 with respect to the Council Bluffs
Property;


 


NOW,
THEREFORE, in
consideration of the mutual covenants herein contained and other good and
valuable consideration, the mutual receipt and legal sufficiency of which are
hereby acknowledged, Landlord and Tenant hereby agree that, effective as of the
date hereof, Amended Lease No. 1 is hereby amended as follows:


 


1.             Capitalized Terms.  Capitalized terms used and not otherwise
defined herein shall have the meanings given such terms in Amended Lease No. 1.


 


2.             Partial Termination of Lease.  Amended Lease No. 1 is terminated with
respect to the Council Bluffs Property and neither Landlord nor Tenant shall
have any further 


 

















 


rights or liabilities thereunder with respect to the
Council Bluffs Property from and after the date hereof, except those rights and
liabilities which by their terms survive termination of Amended Lease No. 1.


 


3.             Definition of Minimum Rent.  The defined term “Minimum Rent” set forth in Section 1.68
of Amended Lease No. 1 is hereby deleted in its entirety and replaced with
the following:


 


“Minimum
Rent”  shall mean the sum of Forty-Four Million One
Hundred Sixty-Four Thousand Forty-Four and 28/100s Dollars ($44,164,044.28) per
annum.


 


4.             Schedule 1.  Schedule 1 to Amended Lease No. 1 is
hereby deleted in its entirety and replaced with Schedule 1 attached
hereto.


 


5.             Exhibit A.  Exhibit A to Amended Lease No. 1 is
hereby amended by deleting Exhibit A-19 attached thereto in its entirety
and replacing it with the following “Intentionally Deleted.”


 


6.             Ratification.  As amended hereby, Amended Lease No. 1
is hereby ratified and confirmed.


 


[Signature
Page Follows.]


 


2

















 


IN WITNESS WHEREOF, the parties have executed
this Amendment as a sealed instrument as of the date above first written.


 


	
   

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
  SNH SOMERFORD PROPERTIES TRUST

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ David J. Hegarty

  
	
   

  	
   

  	
  David J. Hegarty

  
	
   

  	
   

  	
  President

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  SPTMNR PROPERTIES TRUST

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ David J. Hegarty

  
	
   

  	
   

  	
  David J. Hegarty

  
	
   

  	
   

  	
  President

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  SNH/LTA PROPERTIES TRUST

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ David J. Hegarty

  
	
   

  	
   

  	
  David J. Hegarty

  
	
   

  	
   

  	
  President

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  SPTIHS PROPERTIES TRUST

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ David J. Hegarty

  
	
   

  	
   

  	
  David J. Hegarty

  
	
   

  	
   

  	
  President

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  SNH CHS PROPERTIES TRUST

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ David J. Hegarty

  
	
   

  	
   

  	
  David J. Hegarty

  
	
   

  	
   

  	
  President

  



 


3

















 


	
   

  	
  SNH/LTA PROPERTIES GA LLC

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ David J. Hegarty

  
	
   

  	
   

  	
  David J. Hegarty

  
	
   

  	
   

  	
  President

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
   

  
	
   

  	
  FIVE STAR QUALITY CARE TRUST

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Francis R. Murphy
  III

  
	
   

  	
   

  	
  Francis R. Murphy III

  
	
   

  	
   

  	
  Treasurer

  



 


4

















 


SCHEDULE 1


 


PROPERTY-SPECIFIC INFORMATION


 


	
  Exhibit

  	
   

  	
  Property Address

  	
   

  	
  Base Gross

  Revenues

  (Calendar

  Year)

  	
   

  	
  Base Gross

  Revenues

  (Dollar Amount)

  	
   

  	
  Commencement

  Date

  	
   

  	
  Interest Rate

  
	
  A-1

  	
   

  	
  La
  Mesa Healthcare Center

  2470 South Arizona Avenue

  Yuma, AZ 85364

  	
   

  	
  2005

  	
   

  	
  $6,333,157

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-2

  	
   

  	
  SunQuest
  Village of Yuma

  265 East 24th Street

  Yuma, AZ 85364

  	
   

  	
  2005

  	
   

  	
  $543,595

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-3

  	
   

  	
  Somerford
  Place - Encinitas

  1350 South El Camino Real

  Encinitas, CA 92024

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  
	
  A-4

  	
   

  	
  Somerford
  Place - Fresno

  6075 North Marks Avenue

  Fresno, CA 93711

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  
	
  A-5

  	
   

  	
  Lancaster
  Healthcare Center

  1642 West Avenue J

  Lancaster, CA 93534

  	
   

  	
  2005

  	
   

  	
  $6,698,648

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-6

  	
   

  	
  Somerford
  Place - Redlands

  1319 Brookside Avenue

  Redlands, CA 92373

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  
	
  A-7

  	
   

  	
  Somerford
  Place - Roseville

  110 Sterling Court

  Roseville, CA 95661

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  
	
  A-8

  	
   

  	
  Leisure
  Pointe

  1371 Parkside Drive

  San Bernardino, CA 92404

  	
   

  	
  2007

  	
   

  	
  $1,936,220

  	
   

  	
  09/01/2006

  	
   

  	
  8.25%

  
	
  A-9

  	
   

  	
  Van
  Nuys Health Care Center

  6835 Hazeltine Street

  Van Nuys, CA 91405

  	
   

  	
  2005

  	
   

  	
  $3,626,353

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-10

  	
   

  	
  Mantey
  Heights Rehabilitation & Care Center

  2825 Patterson Road

  Grand Junction, CO 81506

  	
   

  	
  2005

  	
   

  	
  $5,564,949

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-11

  	
   

  	
  Cherrelyn
  Healthcare Center

  5555 South Elati Street

  Littleton, CO 80120

  	
   

  	
  2005

  	
   

  	
  $12,574,200

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  



 

















 


	
  Exhibit

  	
   

  	
  Property Address

  	
   

  	
  Base Gross

  Revenues

  (Calendar

  Year)

  	
   

  	
  Base Gross

  Revenues

  (Dollar Amount)

  	
   

  	
  Commencement

  Date

  	
   

  	
  Interest Rate

  
	
  A-12

  	
   

  	
  Somerford House and Somerford Place - Newark
  I & II

  501 South Harmony Road and

  4175 Ogletown Road

  Newark, DE 19713

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  
	
  A-13

  	
   

  	
  Tuscany
  Villa Of Naples (aka Buena Vida)

  8901 Tamiami Trail East

  Naples, FL 34113

  	
   

  	
  2008

  	
   

  	
  $2,157,675

  	
   

  	
  09/01/2006

  	
   

  	
  8.25%

  
	
  A-14

  	
   

  	
  College
  Park Healthcare Center

  1765 Temple Avenue

  College Park, GA 30337

  	
   

  	
  2005

  	
   

  	
  $4,130,893

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-15

  	
   

  	
  Morningside
  of Columbus

  7100 South Stadium Drive

  Columbus, GA 31909

  	
   

  	
  2006

  	
   

  	
  $1,381,462

  	
   

  	
  11/19/2004

  	
   

  	
  9%

  
	
  A-16

  	
   

  	
  Morningside
  of Dalton

  2470 Dug Gap Road

  Dalton, GA 30720

  	
   

  	
  2006

  	
   

  	
  $1,196,357

  	
   

  	
  11/19/2004

  	
   

  	
  9%

  
	
  A-17

  	
   

  	
  Morningside
  of Evans

  353 North Belair Road

  Evans, GA 30809

  	
   

  	
  2006

  	
   

  	
  $1,433,421

  	
   

  	
  11/19/2004

  	
   

  	
  9%

  
	
  A-18

  	
   

  	
  Vacant
  Land Adjacent to Morningside of Macon

  6191 Peake Road

  Macon, GA 31220

  	
   

  	
  2006

  	
   

  	
  N/A

  	
   

  	
  11/19/2004

  	
   

  	
  9%

  
	
  A-19

  	
   

  	
  Intentionally
  Deleted.

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  A-20

  	
   

  	
  Union
  Park Health Services

  2401 East 8th Street

  Des Moines, IA 50316

  	
   

  	
  2005

  	
   

  	
  $4,404,678

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-21

  	
   

  	
  Park
  Place

  114 East Green Street

  Glenwood, IA 51534

  	
   

  	
  2005

  	
   

  	
  $8,109,512

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-22

  	
   

  	
  Prairie
  Ridge Care & Rehabilitation

  608 Prairie Street

  Mediapolis, IA 52637

  	
   

  	
  2005

  	
   

  	
  $3,234,505

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-23

  	
   

  	
  Ashwood
  Place

  102 Leonardwood

  Frankfort, KY 40601

  	
   

  	
  2007

  	
   

  	
  $1,769,726

  	
   

  	
  09/01/2006

  	
   

  	
  8.25%

  
	
  A-24

  	
   

  	
  Somerford
  Place - Annapolis

  2717 Riva Road

  Annapolis, MD 21401

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  
	
  A-25

  	
   

  	
  Somerford
  Place - Columbia

  8220 Snowden River Parkway

  Columbia, MD 21045

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  
	
  A-26

  	
   

  	
  Somerford
  Place - Frederick

  2100 Whittier Drive

  Frederick, MD 21702

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  



 

















 


	
  Exhibit

  	
   

  	
  Property Address

  	
   

  	
  Base Gross

  Revenues

  (Calendar

  Year)

  	
   

  	
  Base Gross

  Revenues

  (Dollar Amount)

  	
   

  	
  Commencement

  Date

  	
   

  	
  Interest Rate

  
	
  A-27

  	
   

  	
  Somerford
  Place - Hagerstown

  10114 & 10116 Sharpsburg Pike

  Hagerstown, MD 21740

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/31/2008

  	
   

  	
  8%

  
	
  A-28

  	
   

  	
  The
  Wellstead of Rogers

  20500 and 20600

  South Diamond Lake Road

  Rogers, MN 55374

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  03/01/2008

  	
   

  	
  8%

  
	
  A-29

  	
   

  	
  Arbor
  View Healthcare & Rehabilitation (aka Beverly Manor)

  1317 North 36th St

  St. Joseph, MO 64506

  	
   

  	
  2005

  	
   

  	
  $4,339,882

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-30

  	
   

  	
  Hermitage
  Gardens of Oxford

  1488 Belk Boulevard

  Oxford, MS 38655

  	
   

  	
  2007

  	
   

  	
  $1,816,315

  	
   

  	
  10/01/2006

  	
   

  	
  8.25%

  
	
  A-31

  	
   

  	
  Hermitage
  Gardens of Southaven

  108 Clarington Drive

  Southaven, MS 38671

  	
   

  	
  2007

  	
   

  	
  $1,527,068

  	
   

  	
  10/01/2006

  	
   

  	
  8.25%

  
	
  A-32

  	
   

  	
  Ashland
  Care Center

  1700 Furnace Street

  Ashland, NE 68003

  	
   

  	
  2005

  	
   

  	
  $4,513,891

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-33

  	
   

  	
  Blue
  Hill Care Center

  414 North Wilson Street

  Blue Hill, NE 68930

  	
   

  	
  2005

  	
   

  	
  $2,284,065

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-34

  	
   

  	
  Central
  City Care Center

  2720 South 17th Avenue  Central 

  City, NE 68462

  	
   

  	
  2005

  	
   

  	
  $2,005,732

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-35

  	
   

  	
  Rose
  Brook Care Center

  106 5th Street

  Edgar, NE 68935

  	
   

  	
  2005

  	
   

  	
  $1,862,074

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-36

  	
   

  	
  Gretna
  Community Living Center  

  700 South Highway 6

  Gretna, NE 68028

  	
   

  	
  2005

  	
   

  	
  $3,380,356

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-37

  	
   

  	
  Sutherland
  Care Center

  333 Maple Street

  Sutherland, NE 69165

  	
   

  	
  2005

  	
   

  	
  $2,537,340

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-38

  	
   

  	
  Waverly
  Care Center

  11041 North 137th Street

  Waverly, NE 68462

  	
   

  	
  2005

  	
   

  	
  $3,066,135

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-39

  	
   

  	
  Rolling
  Hills Manor

  600 Newport Drive

  Baldwin, PA 15234

  	
   

  	
  2006

  	
   

  	
  $1,791,274

  	
   

  	
  10/31/2005

  	
   

  	
  9%

  
	
  A-40

  	
   

  	
  Ridgepointe

  5301 Brownsville Road

  Pittsburgh, PA 15236

  	
   

  	
  2006

  	
   

  	
  $1,944,499

  	
   

  	
  10/31/2005

  	
   

  	
  9%

  
	
  A-41

  	
   

  	
  Mount
  Vernon of South Park

  1400 Riggs Road

  South Park, PA 15129

  	
   

  	
  2006

  	
   

  	
  $2,718,057

  	
   

  	
  10/31/2005

  	
   

  	
  9%

  
	
  A-42

  	
   

  	
  Morningside
  of Gallatin

  1085 Hartsville Pike

  Gallatin, TN 37066

  	
   

  	
  2006

  	
   

  	
  $1,343,801

  	
   

  	
  11/19/2004

  	
   

  	
  9%

  



 

















 


	
  Exhibit

  	
   

  	
  Property Address

  	
   

  	
  Base Gross

  Revenues

  (Calendar

  Year)

  	
   

  	
  Base Gross

  Revenues

  (Dollar Amount)

  	
   

  	
  Commencement

  Date

  	
   

  	
  Interest Rate

  
	
  A-43

  	
   

  	
  Walking
  Horse Meadows

  207 Uffelman Drive

  Clarksville, TN 37043

  	
   

  	
  2007

  	
   

  	
  $1,471,410

  	
   

  	
  01/01/2007

  	
   

  	
  8.25%

  
	
  A-44

  	
   

  	
  Morningside
  of Belmont

  1710 Magnolia Boulevard

  Nashville, TN 37212

  	
   

  	
  2006

  	
   

  	
  $3,131,648

  	
   

  	
  06/03/2005

  	
   

  	
  9%

  
	
  A-45

  	
   

  	
  Dominion
  Village at Chesapeake

  2856 Forehand Drive

  Chesapeake, VA 23323

  	
   

  	
  2005

  	
   

  	
  $1,416,951

  	
   

  	
  05/30/2003

  	
   

  	
  10%

  
	
  A-46

  	
   

  	
  Dominion
  Village at Williamsburg

  4132 Longhill Road

  Williamsburg, VA 23188

  	
   

  	
  2005

  	
   

  	
  $1,692,753

  	
   

  	
  05/30/2003

  	
   

  	
  10%

  
	
  A-47

  	
   

  	
  Heartfields
  at Richmond

  500 North Allen Avenue

  Richmond, VA 23220

  	
   

  	
  2005

  	
   

  	
  $1,917,765

  	
   

  	
  10/25/2002

  	
   

  	
  10%

  
	
  A-48

  	
   

  	
  Brookfield
  Rehabilitation and Specialty Care (aka Woodland Healthcare Center)

  18741 West Bluemound Road

  Brookfield, WI 53045

  	
   

  	
  2005

  	
   

  	
  $13,028,846

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-49

  	
   

  	
  Meadowmere
  - Southport Assisted Living

  8350 and 8351 Sheridan Road

  Kenosha, WI 53143

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  01/04/2008

  	
   

  	
  8%

  
	
  A-50

  	
   

  	
  Meadowmere
  - Madison Assisted Living

  5601 Burke Road

  Madison, WI 53718

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  01/04/2008

  	
   

  	
  8%

  
	
  A-51

  	
   

  	
  Sunny
  Hill Health Care Center

  4325 Nakoma Road

  Madison, WI 53711

  	
   

  	
  2005

  	
   

  	
  $3,237,633

  	
   

  	
  12/31/2001

  	
   

  	
  10%

  
	
  A-52

  	
   

  	
  Mitchell
  Manor Senior Living

  5301 West Lincoln Avenue

  West Allis, WI 53219

  	
   

  	
  2009

  	
   

  	
  N/A

  	
   

  	
  01/04/2008

  	
   

  	
  8%

  
	
  A-53

  	
   

  	
  Laramie
  Care Center

  503 South 18th Street

  Laramie, WY 82070

  	
   

  	
  2005

  	
   

  	
  $4,473,949

  	
   

  	
  12/31/2001

  	
   

  	
  10%