**Exhibit 10.6**

**EIGHTH AMENDMENT TO SECOND AMENDED AND RESTATEDLEASE AGREEMENT**

**THIS EIGHTH AMENDMENT TO SECOND AMENDED ANDRESTATED LEASE AGREEMENT** (this “Amendment”) is made and entered into as of November 1,2006 by and among each of the parties identified on the signature page hereofas a landlord, as landlord (collectively, “Landlord”), and **FIVE STAR QUALITY CARE TRUST**, a Maryland business trust, astenant (“Tenant”).

**WITNESSETH:**

**WHEREAS**, pursuant to the terms of that certain Second Amendedand Restated Lease Agreement, dated as of November 19, 2004, as amended by thatcertain First Amendment of Lease, dated as of May 17, 2005, that certain SecondAmendment to Second Amended and Restated Lease Agreement, dated as of June 3,2005, that certain Third Amendment to Second Amended and Restated LeaseAgreement, dated as of October 31, 2005, that certain Third Amendment to SecondAmended and Restated Lease Agreement, dated as of December 30, 2005, thatcertain Letter Agreement, dated as of March 13, 2006, that certain FifthAmendment to Second Amended and Restated Lease Agreement, dated as of September1, 2006, that certain Sixth Amendment to Second Amended and Restated LeaseAgreement, dated as of October 1, 2006, and that certain Seventh Amendment to SecondAmended and Restated Lease Agreement, dated as of October 1, 2006 (as soamended, the “Consolidated Lease”), Landlord leases to Tenant, andTenant leases from Landlord, the Leased Property (this and other capitalizedterms used but not otherwise defined herein having the meanings given suchterms in the Consolidated Lease), all as more particularly described in theConsolidated Lease; and

**WHEREAS**, on or about the date hereof,SNH/LTA Properties GA LLC has acquired certain real property and related improvementsknown as Marsh View Senior Living and located at 7410 Skidaway Road, SavannahGeorgia, as more particularly described on Exhibit A-95 attached hereto(the “Marsh View Property”); and

**WHEREAS,** SNH/LTA Properties GA LLC, theother entities comprising Landlord and Tenant wish to amend the ConsolidatedLease to include the Marsh View Property;

**NOW, THEREFORE**, in consideration of the mutual covenants hereincontained and other good and valuable consideration, the mutual receipt andlegal sufficiency of which are hereby acknowledged, Landlord and Tenant herebyagree as follows:

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1.             Definition of Minimum Rent.  The definition of the term “Minimum Rent” setforth in Section 1.69 of the Consolidated Lease is hereby deleted in itsentirety and replaced with the following:

**“MinimumRent”**  shall mean the sum of Thirty-Nine MillionFour Hundred Eleven Thousand Six Hundred Sixty-Seven and 00/100 Dollars($39,411,667.00) per annum.

2.             Definition of Savannah Square Lease.  The definition for the term “Savannah SquareLease” set forth in Section 1.101 of the Consolidated Lease is hereby deletedin its entirety and replaced with the following:

**“SavannahSquare Lease”**  shall mean that certain Lease Agreement,dated as of October 1, 2006, between Savannah Square, Inc., as landlord, andFive Star Quality Care-Savannah, LLC, as tenant.

3.             Definition ofHermitage/Marsh View Properties.  Thedefinition for the term “Hermitage Properties” set forth in Section 1.103 ofthe Consolidated Lease is hereby deleted in its entirety and replaced with thefollowing new definition of “Hermitage/Marsh View Properties”:

**“Hermitage/MarshView Properties”**  shall mean the Properties located on the Landdescribed in Exhibits A-93 through A-95 attached hereto.

4.             Leased Property.  Section 2.1 of the Consolidated Lease ishereby amended by deleting subsection (a) in its entirety and replacing it withthe following:

(a)           thosecertain tracts, pieces and parcels of land as more particularly described in ExhibitsA-1 through A-95 attached hereto and made a part hereof (the “Land”).

5.             Replacement ofDefined Term “Hermitage Properties”. The Consolidated Lease is hereby amended by deleting each referencetherein to the defined terms “Hermitage Property” or “Hermitage Properties” andreplacing them with references to “Hermitage/Marsh View Property” or “Hermitage/MarshView Properties” (as applicable).

6.             Exhibit A.  Exhibit A to the Consolidated Lease is herebyamended by adding Exhibit A-95 attached hereto following Exhibit A-94 tothe Consolidated Lease.

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7.             Ratification.  As amended hereby, the Consolidated Lease ishereby ratified and confirmed.

**[Signaturepage follows.]**

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**IN WITNESS WHEREOF**, Landlord and Tenant have caused this Amendment to beduly executed, as a sealed instrument, as of the date first set forth above.
|            | **LANDLORD:**                     | ** **                                  | ** ** |
|------------|-----------------------------------|---------------------------------------------|------------|
| ** ** | ** **                        | ** **                                  | ** ** | ** ** |
| ** ** | **ELLICOTT CITY LAND I LLC,**     | ** **                                  | ** ** |
| ** ** | **ELLICOTT CITY LAND II LLC,**    | ** **                                  | ** ** |
| ** ** | **HRES2 PROPERTIES TRUST,**       | ** **                                  | ** ** |
| ** ** | **SNH CHS PROPERTIES TRUST,**     | ** **                                  | ** ** |
| ** ** | **SPTIHS PROPERTIES TRUST,**      | ** **                                  | ** ** |
| ** ** | **SPT-MICHIGAN TRUST,**           | ** **                                  | ** ** |
| ** ** | **SPTMNR PROPERTIES TRUST,**      | ** **                                  | ** ** |
| ** ** | **SNH/LTA PROPERTIES TRUST**      | ** **                                  | ** ** |
| ** ** | and **SNH/LTA PROPERTIES GA LLC** | ** **                                  | ** ** |
|       |                              |                                        |       |   |
|       |                              |                                        |       |   |
|       | By:                               | /s/ John R. Hoadley                         |       |   |
|       |                              | John R. Hoadley                             |       |   |
|       |                              | Treasurer of each of the foregoing entities |       |   |
| ** ** | ** **                        | ** **                                  | ** ** | ** ** |
| ** ** | **TENANT:**                       | ** **                                  | ** ** |
| ** ** | ** **                        | ** **                                  | ** ** | ** ** |
| ** ** | **FIVE STAR QUALITY CARE TRUST**  | ** **                                  | ** ** |
|       |                              |                                        |       |   |
|       | By:                               | /s/ Bruce J. Mackey Jr.                     |       |   |
|       |                              | Bruce J. Mackey Jr.                         |       |   |
|       |                              | Treasurer, Chief Financial Officer          |       |   |
|       |                              | and Assistant Secretary                     |       |   |
|            |                                   |                                             |            |  |  |

 

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The following exhibithas been omitted and will be supplementally furnishedto the Securities and Exchange Commission upon request:

EXHIBIT A-95 –Marsh View Property

 

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