TRANSFER OF OPERATIONS AGREEMENT

     THIS  AGREEMENT  is made and entered into as of the ___ day of August, 2001
by  and  between  Emeritus  Corporation  ("Emeritus")  and  Melchor Balazs ("New
Operator").

                                    RECITALS

A.     On  December  29,  2000  (the  "Closing  Date")  Emeritus conveyed to New
Operator and various other parties (collectively, the "Purchasers") title to the
99 unit assisted living facility commonly known as Villa Ocotillo and located at
3327  N.  Civic  Center  Plaza,  Scottsdale,  Arizona  85251  (the  "Facility").

B.     Emeritus  has  continued  to  operate the Facility since the Closing Date
under  the  terms  of a Lease Agreement dated as of the Closing Date between the
Purchasers,  as  landlord,  and  Emeritus,  as  tenant  (the  "Lease").

C.     New  Operator  has applied for a license to operate the Facility from the
Arizona Department of Health Services and has been told that he will be licensed
to  operate  the  Facility  as  of  August  15,  2001  (the  "Transfer  Date").

D.     New Operator and Emeritus are interested in documenting certain terms and
conditions  related  to the transfer of operational and financial responsibility
for  the  Facility  from  Emeritus  to  New  Operator.

NOW,  THEREFORE,  in  consideration  of  the  foregoing  premises and the mutual
undertakings  of  the  parties set forth herein, IT IS HEREBY AGREED AS FOLLOWS:

1.     Emeritus  shall transfer operational and financial responsibility for the
Facility  to New Operator as of 12:01 AM on the Transfer Date.  In consideration
therefor,  Emeritus  and  the New Operator shall prorate all of the revenues and
expenses  associated  with the operation of the Facility as of the Transfer Date
such  that Emeritus shall be entitled to all of the revenues and responsible for
all  of  the expenses through August 14, 2001 and New Operator shall be entitled
to  all  of  the revenues and responsible for all of the expenses from and after
August  15, 2001.  In furtherance and not in limitation of the foregoing, on the
Transfer  Date,  Emeritus  shall  remit  to  New Operator the following amounts:

a.     $84,239.00  representing  payments  received  from  the  residents of the
Facility  for  the  period  from  August  15,  2001  through  August  31,  2001;

b.     $3,541.60  representing  the security deposits being held by Emeritus for
the  benefit  of  the  current  residents  of  the  Facility;

c.     $4,723.00 representing the real property taxes due for the month of July,
2001  and  for  the  period  from  August  1  through  August  14,  2001;

2.     In connection with Emeritus' operation of the Facility under the terms of
the Lease, Emeritus has agreed to undertake certain repairs to the Facility.  In
addition,  New  Operator  has asserted that other repairs are required for which
Emeritus  has denied liability.  In order to resolve the differences between the
parties  with respect to such repairs, on the Transfer Date Emeritus shall remit
to  New  Operator  the  following  amounts:

a.     $950.00  representing  the cost to complete the replacement of the grease
trap  in  the  kitchen  of  the  Facility;

b.     $500.00  representing  the  cost  to  complete the replacement of the air
conditioning  unit  in  Room  162;

c.     $500.00  representing  the cost to complete the repairs to the fire alarm
system.

d.     $1500.00  representing the cost to complete repairs to the freezer in the
kitchen;

     e.     $9,000  representing  an additional amount which Emeritus has agreed
to  remit  to  New  Operator  in  full  and  complete  satisfaction of any other
obligations  which  Emeritus may have or may allegedly have to New Operator with
respect  to  the  condition  of  the  Facility  on  the  Transfer  Date.

3.     New Operator acknowledges that Emeritus has paid in full its rent for the
month  of  August  which  is due and owing under the Lease,  Accordingly, on the
Transfer  Date,  New  Operator shall remit to Emeritus $23,338.00 representing a
refund  of the rent paid by Emeritus for the period from August 15, 2001 through
August 31, 2001; provided, however, that at New Operator's option the amount due
from  him  under  this  Section 3 may be netted out against the amounts due from
Emeritus  to  New  Operator  under  Sections  1 and 2 such that no out of pocket
payment  shall  be  required  to  be  made  by  New  Operator  to  Emeritus.

4.     On  the  Transfer  Date, Emeritus shall terminate all of the employees of
the Facility and shall pay to them any wages and benefits that are due as of the
Transfer  Date  under  applicable  State  law.  New Operator agrees to extend an
offer  of  employment  to  each  of  the employees of the Facility on reasonably
comparable  terms  and  conditions  to  the current terms of their employment as
disclosed  to  New  Operator  by  Emeritus.

5.     On  the Transfer Date Emeritus shall provide New Operator with a detailed
listing of Emeritus' accounts receivable which are anticipated to be outstanding
on  the  Transfer  Date.  From  and  after the Transfer Date, New Operator shall
assume  responsibility for the billing for and collection of payments on account
of  services  rendered  or  goods  sold by it on and after the Transfer Date and
Emeritus  shall  retain  all  right,  title  and  interest  in  and  to  and all
responsibility  for  the  collection  of  its  accounts  receivable for services
rendered  or goods sold prior to the Transfer Date. Any payments received by New
Operator after the Transfer Date from residents with balances due for the period
prior  to  and after the Transfer Date shall be applied by New Operator first to
reduce  any  post  Transfer  Date  balances with the excess, if any, remitted to
Emeritus  to reduce any pre-Transfer Date balances due.  Emeritus shall have the
right  during  normal business hours and on reasonable notice to New Operator to
inspect New Operator's books and records with respect to the accounts receivable
received  by  New  Operator after the Transfer Date from residents with balances
due  as  of  the  Transfer  Date.

6.     Emeritus  shall  allow  New  Operator  to  use  its copiers and facsimile
machines  which  are located at the Facility for a period of two weeks after the
Transfer  Date  at  which time New Operator will provide Emeritus with access to
the  Facility  in  order  to  allow  it  to remove the same from the Facility at
Emeritus'  sole  cost  and  expense.

7.     From and after the Transfer Date New Operator shall provide Emeritus with
such  access  to  the  books and records and employees of the Facility as it may
need  to  file  or defend tax returns or litigation or otherwise resolve matters
related  to its ownership and/or operation of the Facility prior to the Transfer
Date.  Such  access  rights shall be exercised by Emeritus in a manner that does
not  interfere with the day to day operation of the Facility and shall be at the
sole  cost  and  expense  of  Emeritus.

8.     New  Operator  and  Emeritus acknowledge and agree that there are various
disputes  outstanding  between  New Operator and Purchaser, on the one hand, and
Emeritus,  on  the  other  hand,  related  to  the  operation of the Facility by
Emeritus  under  the  terms  of  the  Lease.  In an effort to fully resolve such
disputes  Emeritus  has  agreed  to  reduce  the  amount  of the Promissory Note
delivered  by  New  Operator  to Emeritus on the Closing Date by $10,000 and New
Operator  and  Emeritus  have  agreed  to  grant  each other a full and complete
release  with  respect to all such claims which may be in dispute.  Accordingly,
on  the  Transfer  Date  New  Operator  shall deliver to Emeritus an Amended and
Restated Promissory Note in the form attached hereto as Exhibit A, including the
duly executed Reaffirmation of Guaranty attached thereto, and from and after the
Transfer  Date  Emeritus and New Operator shall be bound by the following mutual
release  (which  shall  be fully effective on the Transfer Date without the need
for any further action or the execution of any further documents by either party
hereto):

     EACH OF NEW OPERATOR AND EMERITUS (HEREINAFTER THE "RELEASING PARTIES") FOR
THEMSELVES  AND  THEIR  RESPECTIVE  AFFILIATES,  SUBSIDIARIES,  ADMINISTRATORS,
AGENTS,  EMPLOYEES,  DIRECTORS,  OFFICERS, SUCCESSORS, REPRESENTATIVES, ASSIGNS,
HEIRS,  EXECUTORS  AND OTHERS ACTING ON THEIR BEHALF (SUCH PERSONS AND ENTITIES,
INCLUDING,  BUT  NOT LIMITED TO, THE RELEASING PARTIES, HEREINAFTER COLLECTIVELY
REFERRED TO AS, THE "RELEASING ENTITIES"), DO HEREBY REMISE, RELEASE, ACQUIT AND
FOREVER  DISCHARGE  EMERITUS AND THE NEW OPERATOR, RESPECTIVELY (HEREINAFTER THE
"RELEASED  PARTIES") AND THEIR AFFILIATES, SUBSIDIARIES, ADMINISTRATORS, AGENTS,
EMPLOYEES,  DIRECTORS,  OFFICERS,  SUCCESSORS,  REPRESENTATIVES, ASSIGNS, HEIRS,
EXECUTORS AND OTHERS ACTING ON THEIR BEHALF (ALL, INCLUDING, BUT NOT LIMITED TO,
THE  RELEASED  PARTIES,  HEREINAFTER  COLLECTIVELY REFERRED TO AS, THE "RELEASED
ENTITIES")  OF, FROM AND AGAINST ANY AND ALL SUITS, DEMANDS, DEBTS, OBLIGATIONS,
LIABILITIES,  DAMAGES,  CLAIMS,  ACTIONS  AND CAUSES OF ACTION, WHETHER LEGAL OR
EQUITABLE,  WHETHER  STATUTORY  OR  UNDER  COMMON LAW, WHETHER KNOWN OR UNKNOWN,
CONTINGENT  OR  LIQUIDATED,  ACCRUED  OR  UNACCRUED,  WHICH ANY OF THE RELEASING
PARTIES HAS ASSERTED OR COULD HAVE ASSERTED AGAINST ANY OF THE RELEASED PARTIES,
ARISING  OUT OF OR RELATING TO ANY EVENT, OCCURRENCE OR TRANSACTION PRIOR TO THE
TRANSFER DATE; PROVIDED, HOWEVER, NOTHING HEREIN SHALL BE CONSTRUED AS A RELEASE
BY  EMERITUS  OF  NEW  OPERATOR  OR  ANY  AFFILIATE  OF  NEW  OPERATOR  FROM ITS
OBLIGATIONS  UNDER  THE  NOTE  OR  ANY  DOCUMENTS  EXECUTED AS SECURITY THEREFOR
WHETHER  PRIOR  TO  OR AFTER THE DATE HEREOF.  NEW OPERATOR FURTHER ACKNOWLEDGES
AND  AGREES  THAT  IT IS TAKING THE FACILITY IN ITS AS IS WHERE IS CONDITION AND
THAT  HE  SHALL  HAVE  NO  CLAIMS AGAINST EMERITUS WITH RESPECT TO THE CONDITION
THEREOF,  THE  COMPLIANCE  OF  THE  FACILITY  WITH  APPLICABLE LAWS OR ANY OTHER
MATTERS  ARISING  FROM  OR  RELATED  TO  THE  OPERATION,  MAINTENANCE, REPAIR OR
CONDITION  OF  THE FACILITY.  SPECIFICALLY INCLUDED WITHIN THE FOREGOING RELEASE
IS  ANY  CLAIM  WHICH  NEW  OPERATOR  HAS  PREVIOUSLY MADE TO THE PROFITS OF THE
FACILITY  EARNED BY EMERITUS DURING THE PERIOD FROM JULY 1, 2001 TO THE TRANSFER
DATE  OR TO THE MOVE IN FEES PAID BY THE RESIDENTS OF THE FACILITY FROM DECEMBER
29,  2000  TO  THE  TRANSFER  DATE.

9.     This  Agreement  represents the entire and final agreement of the parties
hereto  with  respect  to  the  subject  matter  hereof and supersedes all prior
negotiations,  discussions or writings with respect thereto.  This Agreement may
be  not  be  amended  except by written instrument signed by the parties hereto.

10.     This  Agreement  may be executed in counterparts, each of which shall be
deemed  to  be an original, but all of which taken together shall constitute but
one  and  the  same  instrument.

11.     This Agreement shall be governed by and construed in accordance with the
laws  of  the  State  of  Arizona.

12.     Each  of  the  parties  acknowledges  that  it  has  participated in the
drafting  and  negotiation  of  this  Agreement.  Accordingly  in the event of a
dispute  among  the  parties  hereto  with  respect  to  the  interpretation  or
enforcement  of the terms hereof, no provision shall be construed so as to favor
or  disfavor  any  party  hereto.

13.     In  the  event of a dispute among the parties hereto with respect to the
interpretation or enforcement of the terms hereof, the prevailing party shall be
entitled  to  collect  from  the  other its reasonable costs and attorneys fees,
including  its  costs  and  fees  on  appeal.

IN  WITNESS WHEREOF, the parties hereby execute this Agreement as of the day and
year  first  set  forth  above.


                         EMERITUS  CORPORATION


                         By:  /s/  Daniel  R.  Baty
                              ---------------------
                         Its:_______________________________


                         /s/  Melchor  Balazs
                         --------------------
                              MELCHOR  BALAZS