Exhibit 99.22  AMENDED AND RESTATED GUARANTY AGREEMENT(AMENDED LEASE NO. 4)  THIS AMENDED AND RESTATED GUARANTY AGREEMENT(this Agreement)
is made and given as of July 1, 2008 by FIVE STAR
QUALITY CARE, INC., a Maryland corporation(the
Guarantor), for the benefit of SNH
NS PROPERTIES TRUST,a
Maryland real estate investment trust (together with its successors and
assigns, collectively, the Landlord).  WI T N E S S E T H :  WHEREAS, the Landlord
and NewSeasons Leasing, L.L.C. (the Original Tenant) were parties to
that certain Lease Agreement, dated as of December 29, 2003 (the Original
Lease); and  WHEREAS, in connection with the Original Lease,
Independence Blue Cross and NewSeasons Assisted Living Communities, Inc.
(jointly and severally, theOriginal Guarantor)executed that certain Guaranty, dated as
of December 29, 2003 (theOriginal Guaranty), for the benefit of the Landlord,
pursuant to which the Original Guarantor guaranteed to the Landlord all of the
payment and performance obligations of the Original Tenant under the Original
Lease; and  WHEREAS, simultaneously herewith, the Original Tenant has assigned the
Original Lease to Five Star Quality Care  NS Tenant, LLC (theTenant) and the Landlord and the Tenant have entered into
that certain Amended and Restated Master Lease Agreement (Lease No. 4),
dated as of the date hereof (as the same may be amended or otherwise modified
from time to time,Amended Lease No. 4); and  WHEREAS, it is acondition
precedent to the Landlords consenting to the assignment and assumption of the
Original Lease and the Original Guaranty and to the Landlords entering into
Amended Lease No. 4 that the Guarantor amend and restate the Original
Guaranty to guarantee all of the payment and performance obligations of Tenant
under Amended Lease No. 4; and  WHEREAS, in connection
with the foregoing, the Landlord and the Guarantor wish to amend and restate
the Original Guaranty in its entirety as hereinafter provided; and  WHEREAS,the assignment
and assumption of the Original Lease and the Original Guaranty and the
transactions contemplated by Amended Lease No. 4 are of direct material
benefit to the Guarantor;


NOW, THEREFORE, in
consideration of the foregoing and for other good and valuable consideration,
the mutual receipt and legal sufficiency of which are hereby acknowledged, the
Guarantor hereby agrees that the Original Guaranty is hereby amended and
restated, effective as of the date hereof, as follows:  1.Certain Terms.  Capitalized terms used and not otherwise
defined in this Agreement shall have the meanings ascribed to such terms in
Amended Lease No. 4.  Amended Lease No. 4
and the Incidental Documents are herein collectively referred to as the Transaction
Documents.  2.Guaranteed
Obligations.  For purposes
of this Agreement the term Guaranteed Obligations shall mean the
payment and performance of each and every obligation of the Tenant to the
Landlord under the Transaction Documents or relating thereto, whether now
existing or hereafter arising, and including, without limitation, the payment
of the full amount of the Rent payable under Amended Lease No. 4.  3.Representations
and Covenants.  The
Guarantor represents, warrants, covenants, and agrees that:  3.1  Incorporation of
Representations and Warranties.  The
representations and warranties of the Tenant and its Affiliated Persons set
forth in the Transaction Documents are true and correct on and as of the date
hereof in all material respects.  3.2  Performance of Covenants and
Agreements.  The Guarantor hereby
agrees to take all lawful action in its power to cause the Tenant duly and
punctually to perform all of the covenants and agreements set forth in the
Transaction Documents.  3.3  Validity of Agreement.  The Guarantor has duly and validly executed
and delivered this Agreement; this Agreement constitutes the legal, valid and
binding obligation of the Guarantor, enforceable against the Guarantor in
accordance with its terms, except as the enforceability thereof may be subject
to bankruptcy, fraudulent conveyance, insolvency, reorganization, moratorium
and other laws relating to or affecting creditors rights generally and subject
to general equitable principles, regardless of whether enforceability is
considered in a proceeding at law or in equity; and the execution, delivery and
performance of this Agreement have been duly authorized by all requisite action
of the Guarantor and such execution, delivery and performance by the Guarantor
will  2


not
result in any breach of the terms, conditions or provisions of, or conflict
with or constitute a default under, or result in the creation of any lien,
charge or encumbrance upon any of the property or assets of the Guarantor
pursuant to the terms of, any indenture, mortgage, deed of trust, note, other
evidence of indebtedness, agreement or other instrument to which it may be a
party or by which it or any of its property or assets may be bound, or violate
any provision of law, or any applicable order, writ, injunction, judgment or
decree of any court or any order or other public regulation of any governmental
commission, bureau or administrative agency.  3.4  Payment of Expenses.  The Guarantor agrees, as principal obligor
and not as guarantor only, to pay to the Landlord forthwith, upon demand, in
immediately available federal funds, all costs and expenses (including
reasonable attorneys fees and disbursements) incurred or expended by the
Landlord in connection with the enforcement of this Agreement, together with
interest on amounts recoverable under this Agreement from the time such amounts
become due until payment at the Overdue Rate. 
The Guarantors covenants and agreements set forth in this Section 3.4
shall survive the termination of this Agreement.  3.5 Notices.  The Guarantor shall promptly give notice to
the Landlord of any event known to it which might reasonably result in a
material adverse change in its financial condition.  3.6  Reports.  The Guarantor shall promptly provide to the
Landlord each of the financial reports, certificates and other documents
required of it under the Transaction Documents.  3.7  Books and Records.  The Guarantor shall at all times keep proper
books of record and account in which full, true and correct entries shall be
made of its transactions in accordance with generally accepted accounting
principles and shall set aside on its books from its earnings for each fiscal
year all such proper reserves, including reserves for depreciation, depletion,
obsolescence and amortization of its properties during such fiscal year, as
shall be required in accordance with generally accepted accounting principles,
consistently applied, in connection with its business.  The Guarantor shall permit access by the
Landlord and its agents to the books and records maintained by the Guarantor
during normal business hours and upon reasonable notice.  Any proprietary information obtained by the
Landlord with respect to the Guarantor pursuant to the provisions of this
Agreement shall be treated as confidential, except that such information may be  3


disclosed
or used, subject to appropriate confidentiality safeguards, pursuant to any
court order or in any litigation between the parties and except further that
the Landlord may disclose such information to its prospective lenders, provided
that the Landlord shall direct such lenders to maintain such information as
confidential.  3.8  Taxes, Etc.  The Guarantor shall pay and discharge
promptly as they become due and payable all taxes, assessments and other
governmental charges or levies imposed upon the Guarantor or the income of the
Guarantor or upon any of the property, real, personal or mixed, of the
Guarantor, or upon any part thereof, as well as all claims of any kind
(including claims for labor, materials and supplies) which, if unpaid, might by
law become a lien or charge upon any property and result in a material adverse
change in the financial condition of the Guarantor; provided, however,
that the Guarantor shall not be required to pay any such tax, assessment,
charge, levy or claim if the amount, applicability or validity thereof shall
currently be contested in good faith by appropriate proceedings or other
appropriate actions promptly initiated and diligently conducted and if the
Guarantor shall have set aside on its books such reserves of the Guarantor, if
any, with respect thereto as are required by generally accepted accounting
principles.  3.9  Legal Existence of Guarantor.
The Guarantor shall do or cause to be done all things necessary to preserve and
keep in full force and effect its legal existence.  3.10  Compliance.  The Guarantor shall use reasonable business
efforts to comply in all material respects with all applicable statutes, rules,
regulations and orders of, and all applicable restrictions imposed by, all
governmental authorities in respect of the conduct of its business and the
ownership of its property (including, without limitation, applicable statutes,
rules, regulations, orders and restrictions relating to environmental, safety
and other similar standards or controls).  3.11  Insurance.  The Guarantor shall maintain, with
financially sound and reputable insurers, insurance with respect to its
properties and business against loss or damage of the kinds customarily insured
against by owners of established reputation engaged in the same or similar
businesses and similarly situated, in such amounts and by such methods as shall
be customary for such owners and deemed adequate by the Guarantor.  4


3.12No Change in Control.  The Guarantor shall not permit the occurrence
of any direct or indirect Change in Control of the Tenant or the Guarantor.  4.Guarantee.  The Guarantor hereby unconditionally
guarantees that the Guaranteed Obligations which are monetary obligations shall
be paid in full when due and payable, whether upon demand, at the stated or
accelerated maturity thereof pursuant to any Transaction Document, or
otherwise, and that the Guaranteed Obligations which are performance
obligations shall be fully performed at the times and in the manner such
performance is required by the Transaction Documents.  With respect to the Guaranteed Obligations
which are monetary obligations, this guarantee is a guarantee of payment and
not of collectibility and is absolute and in no way conditional or
contingent.  In case any part of the
Guaranteed Obligations shall not have been paid when due and payable or performed
at the time performance is required, the Guarantor shall, in the case of
monetary obligations, within five (5) Business Days after receipt of
notice from the Landlord, pay or cause to be paid to the Landlord the amount
thereof as is then due and payable and unpaid (including interest and other
charges, if any, due thereon through the date of payment in accordance with the
applicable provisions of the Transaction Documents) or, in the case of
non-monetary obligations, perform or cause to be performed such obligations in
accordance with the Transaction Documents.  5.Set-Off.  The Guarantor hereby authorizes the Landlord,
at any time and without notice to set off the whole or any portion or portions
of any or all sums credited by or due from the Landlord to it against amounts
payable under this Agreement.  The
Landlord shall promptly notify the Guarantor of any such set-off made by the
Landlord and the application made by the Landlord of the proceeds thereof.  6.Unenforceability
of Guaranteed Obligations, Etc.If the Tenant is for any reason under no
legal obligation to discharge any of the Guaranteed Obligations (other than
because the same have been previously discharged in accordance with the terms
of the Transaction Documents), or if any other moneys included in the
Guaranteed Obligations have become unrecoverable from the Tenant by operation
of law or for any other reason, including, without limitation, the invalidity
or irregularity in whole or in part of any Guaranteed Obligation or of any
Transaction Document or any limitation on the liability of the Tenant
thereunder not contemplated by the Transaction Documents or any limitation on
the method or terms of payment thereunder which may now or hereafter be caused
or imposed in any manner  5


whatsoever, the guarantees
contained in this Agreement shall nevertheless remain in full force and effect
and shall be binding upon the Guarantor to the same extent as if the Guarantor
at all times had been the principal debtor on all such Guaranteed Obligations.  7.Additional
Guarantees.  This
Agreement shall be in addition to any other guarantee or other security for the
Guaranteed Obligations and it shall not be prejudiced or rendered unenforceable
by the invalidity of any such other guarantee or security or by any waiver,
amendment, release or modification thereof.  8.Consents and
Waivers, Etc.The
Guarantor hereby acknowledges receipt of correct and complete copies of each of
the Transaction Documents, and consents to all of the terms and provisions
thereof, as the same may be from time to time hereafter amended or changed in
accordance with the terms and conditions thereof, and, except as otherwise
provided herein, to the maximum extent permitted by applicable law, waives (a) presentment,
demand for payment, and protest of nonpayment, of any principal of or interest
on any of the Guaranteed Obligations, (b) notice of acceptance of this
Agreement and of diligence, presentment, demand and protest, (c) notice of
any default hereunder and any default, breach or nonperformance or Event of
Default under any of the Guaranteed Obligations or the Transaction Documents, (d) notice
of the terms, time and place of any private or public sale of any collateral
held as security for the Guaranteed Obligations, (e) demand for
performance or observance of, and any enforcement of any provision of, or any
pursuit or exhaustion of rights or remedies against the Tenant or any other
guarantor of the Guaranteed Obligations, under or pursuant to the Transaction
Documents, or any agreement directly or indirectly relating thereto and any
requirements of diligence or promptness on the part of the holders of the
Guaranteed Obligations in connection therewith, and (f) to the extent the
Guarantor lawfully may do so, any and all demands and notices of every kind and
description with respect to the foregoing or which may be required to be given
by any statute or rule of law and any defense of any kind which it may now
or hereafter have with respect to this Agreement, or any of the Transaction
Documents or the Guaranteed Obligations (other than that the same have been
discharged in accordance with the Transaction Documents).  9.No Impairment,
Etc.The obligations, covenants,
agreements and duties of the Guarantor under this Agreement shall not be
affected or impaired by any assignment or transfer in whole or in part of any
of the Guaranteed Obligations without  6


notice to the Guarantor, or
any waiver by the Landlord or any holder of any of the Guaranteed Obligations
or by the holders of all of the Guaranteed Obligations of the performance or
observance by the Tenant or any other guarantor of any of the agreements,
covenants, terms or conditions contained in the Guaranteed Obligations or the
Transaction Documents or any indulgence in or the extension of the time for
payment by the Tenant or any other guarantor of any amounts payable under or in
connection with the Guaranteed Obligations or the Transaction Documents or any
other instrument or agreement relating to the Guaranteed Obligations or of the
time for performance by the Tenant or any other guarantor of any other
obligations under or arising out of any of the foregoing or the extension or
renewal thereof (except that with respect to any extension of time for payment
or performance of any of the Guaranteed Obligations granted by the Landlord or
any other holder of such Guaranteed Obligations to the Tenant, the Guarantors
obligations to pay or perform such Guaranteed Obligation shall be subject to
the same extension of time for performance), or the modification or amendment
(whether material or otherwise) of any duty, agreement or obligation of the
Tenant or any other guarantor set forth in any of the foregoing, or the
voluntary or involuntary sale or other disposition of all or substantially all
the assets of the Tenant or any other guarantor or insolvency, bankruptcy, or
other similar proceedings affecting the Tenant or any other guarantor or any
assets of the Tenant or any such other guarantor, or the release or discharge
of the Tenant or any such other guarantor from the performance or observance of
any agreement, covenant, term or condition contained in any of the foregoing
without the consent of the holders of the Guaranteed Obligations by operation
of law, or any other cause, whether similar or dissimilar to the foregoing.  10.Reimbursement,
Subrogation, Etc.The
Guarantor hereby covenants and agrees that it will not enforce or otherwise
exercise any rights of reimbursement, subrogation, contribution or other
similar rights against the Tenant (or any other person against whom the
Landlord may proceed) with respect to the Guaranteed Obligations prior to the
payment in full of all amounts owing with respect to Amended Lease No. 4,
and until all indebtedness of the Tenant to the Landlord shall have been paid
in full, the Guarantor shall not have any right of subrogation, and the
Guarantor waives any defense it may have based upon any election of remedies by
the Landlord which destroys its subrogation rights or its rights to proceed
against the Tenant for reimbursement, including, without limitation, any loss
of rights the Guarantor may suffer by reason of any rights, powers or remedies
of the Tenant in connection with any anti-deficiency laws or any other laws
limiting, qualifying or discharging the  7


indebtedness to the
Landlord.  Until all obligations of the
Tenant pursuant to the Transaction Documents shall have been paid and satisfied
in full, the Guarantor further waives any right to enforce any remedy which the
Landlord now has or may in the future have against the Tenant, any other
guarantor or any other person and any benefit of, or any right to participate
in, any security whatsoever now or in the future held by the Landlord.  11.Defeasance.  This Agreement
shall terminate at such time as the Guaranteed Obligations have been paid and
performed in full and all other obligations of the Guarantor to the Landlord
under this Agreement have been satisfied in full; provided, however,
if at any time, all or any part of any payment applied on account of the
Guaranteed Obligations is or must be rescinded or returned for any reason
whatsoever (including, without limitation, the insolvency, bankruptcy or
reorganization of the Tenant), this Agreement, to the extent such payment is or
must be rescinded or returned, shall be deemed to have continued in existence
notwithstanding any such termination.  12.Notices.  (a)  Any and
all notices, demands, consents, approvals, offers, elections and other
communications required or permitted under this Agreement shall be deemed
adequately given if in writing and the same shall be delivered either in hand,
by telecopier with written acknowledgment of receipt, or by mail or Federal
Express or similar expedited commercial carrier, addressed to the recipient of
the notice, postpaid and registered or certified with return receipt requested
(if by mail), or with all freight charges prepaid (if by Federal Express or
similar carrier).  (b)All notices
required or permitted to be sent hereunder shall be deemed to have been given
for all purposes of this Agreement upon the date of acknowledged receipt, in
the case of a notice by telecopier, and, in all other cases, upon the date of
receipt or refusal, except that whenever under this Agreement a notice is
either received on a day which is not a Business Day or is required to be
delivered on or before a specific day which is not a Business Day, the day of
receipt or required delivery shall automatically be extended to the next
Business Day.  8


(c) All such notices shall be addressed,  if to the Landlord to:  c/o Senior Housing Properties Trust 400 Centre Street Newton, Massachusetts  02458 Attn:  Mr. David
J. Hegarty Telecopier No.(617) 796-8349  if to the Guarantor to:  c/o Five Star
Quality Care, Inc. 400 Centre Street Newton, Massachusetts  02458 Attn:  Mr. Bruce
J. Mackey Jr. Telecopier No. (617) 796-8385  (d)By notice
given as herein provided, the parties hereto and their respective successors
and assigns shall have the right from time to time and at any time during the
term of this Agreement to change their respective addresses effective upon
receipt by the other parties of such notice and each shall have the right to
specify as its address any other address within the United States of America.  13.Successors and
Assigns.  Whenever in this Agreement any
of the parties hereto is referred to, such reference shall be deemed to include
the successors and assigns of such party, including without limitation the
holders, from time to time, of the Guaranteed Obligations; and all
representations, warranties, covenants and agreements by or on behalf of the
Guarantor which are contained in this Agreement shall inure to the benefit of
the Landlords successors and assigns, including without limitation said
holders, whether so expressed or not.  14.Applicable Law.  Except as to matters regarding the internal
affairs of the Landlord and issues of or limitations on any personal liability
of the shareholders and trustees of the Landlord for obligations of the
Landlord, as to which the laws of the State of Maryland shall govern, this
Agreement, the Transaction Documents and any other instruments executed and
delivered to evidence, complete or perfect the transactions contemplated hereby
and thereby shall be interpreted, construed, applied and enforced in accordance
with the laws of The Commonwealth of Massachusetts applicable to contracts
between residents of Massachusetts which are to be performed entirely within
Massachusetts, regardless of (a) where any such instrument is executed or
delivered; or (b) where any payment or other performance required by any
such instrument is made or  9


required to be made; or (c) where
any breach of any provision of any such instrument occurs, or any cause of
action otherwise accrues; or (d) where any action or other proceeding is
instituted or pending; or (e) the nationality, citizenship, domicile,
principal place of business, or jurisdiction of organization or domestication
of any party; or (f) whether the laws of the forum jurisdiction otherwise
would apply the laws of a jurisdiction other than The Commonwealth of
Massachusetts; or (g) any combination of the foregoing.  15.Arbitration.  The Landlordor the
Guarantor may elect to submit to arbitration any dispute hereunder that has an
amount in controversy in excess of $250,000. 
Any such arbitration shall be conducted in Boston, Massachusetts in
accordance with the Commercial Arbitration Rules of the American
Arbitration Association then pertaining and the decision of the arbitrators
with respect to such dispute shall be binding, final and conclusive on the
parties.  In the event that any such dispute is submitted to
arbitration hereunder, the Landlord and the Guarantor shall each appoint and
pay all fees of a fit and impartial person as arbitrator with at least ten (10) years
recent professional experience in the general subject matter of the
dispute.  Notice of such appointment
shall be sent in writing by each party to the other, and the arbitrators so
appointed, in the event of their failure to agree within thirty (30) days after
the appointment of the second arbitrator upon the matter so submitted, shall
appoint a third arbitrator.  If either
the Landlord or the Guarantor shall fail to appoint an arbitrator as aforesaid
for a period of twenty (20) days after written notice from the other party to
make such appointment, then the arbitrator appointed by the party having made
such appointment shall appoint a second arbitrator and the two (2) so
appointed shall, in the event of their failure to agree upon any decision
within thirty (30) days thereafter, appoint a third arbitrator.  If such arbitrators fail to agree upon a
third arbitrator within forty five (45) days after the appointment of the
second arbitrator, then such third arbitrator shall be appointed by the
American Arbitration Association from its qualified panel of arbitrators, and
shall be a person having at least ten (10) years recent professional
experience as to the subject matter in question.  The fees of the third arbitrator and the
expenses incident to the proceedings shall be borne equally between the
Landlord and the Guarantor, unless the arbitrators decide otherwise.  The fees of respective counsel engaged by the
parties, and the fees of expert witnesses and other witnesses called for the
parties, shall be paid by the respective party engaging such counsel or calling
or engaging such witnesses.  10


The decision of the arbitrators shall be rendered
within thirty (30) days after appointment of the third arbitrator.  Such decision shall be in writing and in
duplicate, one counterpart thereof to be delivered to the applicable Landlord
and one to the Guarantor.  A judgment of
a court of competent jurisdiction may be entered upon the award of the
arbitrators in accordance with the rules and statutes applicable thereto
then obtaining.  The
Landlord and the Guarantor acknowledge and agree that, to the extent any such dispute
shall involve any Manager and be subject to arbitration pursuant to such
Managers Management Agreement, the Landlord and the Guarantor shall cooperate
to consolidate any such arbitration hereunder and under such Management
Agreement into a single proceeding.  16.Modification of
Agreement.  No
modification or waiver of any provision of this Agreement, nor any consent to
any departure by the Guarantor therefrom, shall in any event be effective
unless the same shall be in writing and signed by the Landlord, and such
modification, waiver or consent shall be effective only in the specific
instances and for the purpose for which given. 
No notice to or demand on the Guarantor in any case shall entitle the
Guarantor to any other or further notice or demand in the same, similar or
other circumstances.  This Agreement may
not be amended except by an instrument in writing executed by or on behalf of
the party against whom enforcement of such amendment is sought.  17.Waiver of
Rights by the Landlord. 
Neither any failure nor any delay on the Landlords part in exercising
any right, power or privilege under this Agreement shall operate as a waiver
thereof, nor shall a single or partial exercise thereof preclude any other or
further exercise or the exercise of any other right, power or privilege.  18.Severability.  In case any one or more of the provisions
contained in this Agreement should be invalid, illegal or unenforceable in any
respect, the validity, legality and enforceability of the remaining provisions contained
herein shall not in any way be affected or impaired thereby, but this Agreement
shall be reformed and construed and enforced to the maximum extent permitted by
applicable law.  19.Entire Contract.  This Agreement constitutes the entire
agreement between the parties hereto with respect to the subject matter hereof
and shall supersede and take the place of any other instruments purporting to
be an agreement of the parties hereto relating to the subject matter hereof.  11


20.Headings;
Counterparts.  Headings in
this Agreement are for purposes of reference only and shall not limit or
otherwise affect the meaning hereof. 
This Agreement may be executed in any number of counterparts, each of
which shall be an original, but all of which together shall constitute one
instrument, and in pleading or proving any provision of this Agreement, it
shall not be necessary to produce more than one of such counterparts.  21.Remedies
Cumulative.  No remedy
herein conferred upon the Landlord is intended to be exclusive of any other
remedy, and each and every remedy shall be cumulative and shall be in addition
to every other remedy given hereunder or now or hereafter existing at law or in
equity or by statute or otherwise.  22.NON-LIABILITY
OF TRUSTEES. THE DECLARATION OF TRUST ESTABLISHING THE
LANDLORD, A COPY OF WHICH, TOGETHER WITH ALL AMENDMENTS THERETO (COLLECTIVELY,
THE DECLARATION), IS DULY FILED WITH THE DEPARTMENT OF ASSESSMENTS AND
TAXATION OF THE STATE OF MARYLAND, PROVIDES THAT THE NAME SNH NS PROPERTIES
TRUST REFERS TO THE TRUSTEES UNDER THE DECLARATION COLLECTIVELY AS TRUSTEES,
BUT NOT INDIVIDUALLY OR PERSONALLY, AND THAT NO TRUSTEE, OFFICER, SHAREHOLDER,
EMPLOYEE OR AGENT OF THE LANDLORD SHALL BE HELD TO ANY PERSONAL LIABILITY,
JOINTLY OR SEVERALLY, FOR ANY OBLIGATION OF OR CLAIM AGAINST, THE
LANDLORD.  ALL PERSONS DEALING WITH THE
LANDLORD, IN ANY WAY, SHALL LOOK ONLY TO THE ASSETS OF THE LANDLORD FOR THE
PAYMENT OF ANY SUM OR THE PERFORMANCE OF ANY OBLIGATION.  23.Original
Guaranty.  The
Guarantor and the Landlord acknowledge and agree that this Agreement amends and
restates the Original Guaranty in its entirety with respect to the Guaranteed
Obligations and that this Agreement shall govern the rights and obligations of
the Guarantor with respect to the Guaranteed Obligations from and after the
date of this Agreement.  Notwithstanding
the foregoing, the Original Guaranty shall continue to govern the rights and
obligations of the Guarantor with respect to the Guaranteed Obligations (as
defined in the Original Guaranty) prior to the date of this Agreement and
nothing contained in this Agreement shall operate to release the Guarantor from
any such rights or obligations.  12


WITNESS the
execution hereof under seal as of the date above first written.  FIVE
  STAR QUALITY CARE, INC.,a
  Maryland corporation/s/
  Bruce J. Mackey Jr.Bruce
  J. Mackey Jr.President   THE
LANDLORD HEREBY CONSENTS TO THE EXECUTION AND DELIVERY OF THIS AGREEMENT BY THE
GUARANTOR AND FURTHER ACKNOWLEDGES AND AGREES TO THE PROVISIONS OF SECTION 23
OF THIS AGREEMENT.  SNH NS
PROPERTIES TRUST, a
Maryland real estate 
investment trust  /s/
  Richard A. DoyleRichard
  A. DoyleTreasurer
  and Chief Financial Officer  13