**Exhibit 10.20**

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

**THIS TENTH AMENDMENT TO SECOND AMENDED ANDRESTATED LEASE AGREEMENT** (this “Amendment”) is made and entered into as of November 6,2006 (to be effective as of November 5, 2006) by and among each of the partiesidentified on the signature page hereof as a landlord, as landlord(collectively, “Landlord”), and **FIVE STAR QUALITY CARETRUST**, a Maryland business trust, as tenant (“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 other Third Amendment toSecond Amended and Restated Lease Agreement, dated as of December 30, 2005,that certain 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, that certain Seventh Amendment toSecond Amended and Restated Lease Agreement, dated as of October 1, 2006, that certain Eighth Amendment to SecondAmended and Restated Lease Agreement, dated as of November 1, 2006, and thatcertain Ninth Amendment to Second Amended and Restated Lease dated as ofNovember 1, 2006  (as so amended,the “Consolidated Lease”), Landlord leases to Tenant, and Tenant leasesfrom Landlord, the Leased Property (this and other capitalized terms used butnot otherwise defined herein having the meanings given such terms in theConsolidated Lease), all as more particularly described in the ConsolidatedLease; and

**WHEREAS**, on or about the date hereof,SNH/LTA Properties Trust has acquired certain real property and relatedimprovements known as The Neighborhood at Somerset and located at 100Neighborly Way, Somerset, Kentucky, as more particularly described on ExhibitA-96 attached hereto (the “Somerset Property”); and

**WHEREAS,** SNH/LTA Properties Trust, theother entities comprising Landlord and Tenant wish to amend the ConsolidatedLease to include the Somerset Property;

  

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**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, effective as of November 5, 2006, as follows:

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 $39,274,507.00 perannum.

2.             Definition ofHermitage/Marsh View Properties.  Thedefinition for the term “Hermitage/Marsh View Properties” set forth in Section1.103 of the Consolidated Lease is hereby deleted in its entirety and replacedwith the following new definition of “Hermitage/Marsh View/Somerset Properties”:

**“Hermitage/MarshView/Somerset Properties”**  shall mean theProperties located on the Land described in Exhibits A-93 through A-96attached hereto.

3.             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-96 attached hereto and made a part hereof (the “Land”).

4.             Replacement ofDefined Term “Hermitage/Marsh View Properties”.  The Consolidated Lease is hereby amended bydeleting each reference therein to the defined terms “Hermitage/Marsh ViewProperty” or “Hermitage/Marsh View Properties” and replacing them withreferences to “Hermitage/Marsh View/Somerset Property” or “Hermitage/MarshView/Somerset Properties” (as applicable).

6.             Exhibit A.  Exhibit A to the Consolidated Lease is herebyamended by adding Exhibit A-96 attached hereto following Exhibit A-95 tothe Consolidated Lease.

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

 

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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 followingexhibit has been omitted and will be supplementally furnished to the Securitiesand Exchange Commission upon request:

EXHIBIT A-96   SOMERSET PROPERTY

 

  

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