Exhibit 99.18  AMENDED
AND RESTATED PLEDGE OF STOCK AND MEMBERSHIP INTERESTS AGREEMENT  (SUBTENANT
PLEDGE  LEASE NO. 3)  THIS
AMENDED AND RESTATED PLEDGE OF STOCK AND MEMBERSHIP INTERESTS AGREEMENT(this Agreement) is made and
given as of June 30, 2008 by all of the entities identified as Pledgors on
the signature page of this Agreement (collectively, the Pledgors)
for the benefit of the parties identified as the Secured Parties on the
signature page hereof (together with their respective successors and
assigns, collectively, the Secured Parties).  W
I  T  N  E  S  S  E  T  H:  WHEREAS, certain of
the Secured Parties and Five Star Quality Care Trust, a Maryland business trust
(the Tenant), entered into that certain Second Amended and Restated
Lease, dated as of November 19, 2004, as amended from time to time (as so
amended, the Original Lease), pursuant to which the Secured Parties
leased to the Tenant and the Tenant leased from the Secured Parties certain
properties as more particularly described in the Original Lease; and  WHEREAS,pursuant to various Sublease Agreements
as further described on Exhibit A attached hereto (collectively,
the Subleases), the Tenant has subleased certain portions of the
premises demised under the Original Lease to the subtenants identified on said Exhibit A
(collectively, the Subtenants), subject to and upon the terms and
conditions set forth in the Subleases; and  WHEREAS,pursuant to the Original Lease, the
Pledgors and certain of the Secured Parties are parties to that certain Second
Amended and Restated Pledge of Stock and Membership Interests Agreement dated
as of May 6, 2005, as the same has been confirmed from time to time (as so
confirmed, the Original Pledge Agreement), pursuant to which the
Pledgors pledged to certain of the Secured Parties all of the stock,
partnership, membership or other ownership interests in the Subtenants as
security for (among other things) the payment and performance of all of the
obligations of the Tenant to certain of the Secured Parties with respect to the
Original Lease and other related documents; and


WHEREASas of the date
hereof,the Secured
Parties and Tenant are amending, restating and bifurcating the Original Lease
into two separate leases, one of which shall be named the Amended and Restated
Master Lease Agreement (Lease No. 3) (the Amended Lease No. 3);  WHEREAS, the Pledgors currently own all of the
ownership interests in the Subtenants and the Pledgors and the Tenant are
direct or indirect wholly-owned subsidiaries of Five Star Quality Care, Inc.,
a Maryland corporation (Guarantor); and  WHEREAS, the Pledgors and the Secured Parties
wish to amend, restate and trifurcate the Original Pledge Agreement into three
separate pledge agreements, one of which shall pledge the interests of the
Subtenants as security for (among other things) the payment and performance of
all of the obligations of the Tenant to the Secured Parties with respect to the
Amended Lease No. 3 and other related documents;  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
Pledgors and the Secured Parties agree that the Original Pledge Agreement is
hereby amended and restated, effective as of the date hereof, to read as
follows:  Section 1. 
Certain Terms.  Capitalized
terms used and not otherwise defined in this Agreement shall have the meanings
ascribed to such terms in the Amended Lease No. 3.  The Amended Lease No. 3 and the Incidental
Documents are herein collectively referred to as the Transaction Documents.  Section 2. 
Pledge.  The Pledgors hereby pledge to the Secured
Parties all of the shares of stock, membership interests or other ownership
interests in the Subtenants (the Pledged Interests) listed in Exhibit B
attached hereto and all other shares of stock, membership interests or other
ownership interests in the Subtenants in which the Pledgors may have rights
from time to time and any other securities or other investment property and
other collateral of the Pledgors now owned or hereafter acquired which under
this Agreement are required to be pledged to the Secured Parties, and in each
case, all certificates representing such Pledged Interests or other investment
property or collateral, and all rights, options, warrants, stock or other
securities or other property which may hereafter be received, receivable or
distributed in respect of the Pledged Interests, together with all proceeds of
the foregoing, including, without limitation, all dividends, cash,  2


notes, securities or other property from time to time
acquired, receivable or otherwise distributed in respect of, or in exchange
for, the foregoing, (the Pledged Interests and any additional securities or
collateral pledged hereunder, collectively, the Pledged Collateral),
and the Pledgors hereby grant to the Secured Parties a security interest in all
of the Pledged Collateral and the proceeds thereof as security for the due and
punctual payment and performance of the Secured Obligations (as hereinafter
defined).  The
Pledgors have delivered to and deposited with the Secured Parties any and all
certificates or other instruments representing the Pledged Collateral and undated
stock powers endorsed in blank, as security for the payment and performance of
all of the Secured Obligations.  If in
the future any Pledgor possesses or controls any other certificates or other
instruments representing the Pledged Collateral, such Pledgor shall immediately
and without notice deliver the same to the Secured Parties together with
undated stock powers endorsed in blank, as security for the payment and
performance of all of the Secured Obligations.  Section 3. 
Secured Obligations.  For purposes
of this Agreement, the term Secured Obligations shall mean the payment
and performance of each and every obligation of the Tenant, the Guarantor and
the Subtenants 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 the Amended Lease No. 3.  Section 4. 
Representations of the Pledgor.  Each Pledgor
covenants that the Pledged Interests are duly and validly pledged to the
Secured Parties in accordance with law and such Pledgor shall warrant and
defend the Secured Parties right, title and security interest in and to the
Pledged Interests against the claims and demands of all persons
whomsoever.  Each Pledgor represents and
warrants to the Secured Parties that such Pledgor has good and marketable title
to all the Pledged Interests pledged by it hereunder, free and clear of all
claims, mortgages, pledges, liens, security interests and other encumbrances of
every nature whatsoever; that the Pledged Interests are not subject to any
restriction on transfer contained in the Articles of Incorporation, By-Laws,
Declarations of Trust or any other charter documents of the Subtenants or in
any agreement or instrument to which the Subtenants or such Pledgor is a party
or by which the Subtenants or such Pledgor is bound which would prohibit or
restrict the pledge of the Pledged Interests hereunder or the disposition  3


thereof upon default hereunder; that all of the
Pledged Interests have been duly and validly issued and are fully paid for and
nonassessable; and that the Pledged Interests constitute all of the presently
issued and outstanding shares of the beneficial interests of the Subtenants.  Section 5. 
Covenants of the Pledgors.  Each Pledgor
hereby covenants and agrees that it shall not sell, convey or otherwise dispose
of any of the Pledged Collateral nor create, incur or permit to exist any
pledge, mortgage, lien, charge, encumbrance or any security interest whatsoever
with respect to any of the Pledged Collateral or the proceeds thereof, other
than the liens on and security interests in the Pledged Collateral created
hereby.  Each Pledgor further covenants
and agrees that it shall not consent to or approve the issuance of any
additional shares of beneficial interest in the Subtenants.  Each Pledgor further covenants and agrees
that, until the Secured Obligations are paid in full, such Pledgor shall not
change the state of its incorporation or its corporate name without providing
the Secured Parties with thirty (30) days prior written notice and making all
filings and taking all such other actions as the Secured Parties determine are
necessary or appropriate to continue or perfect the security interest granted
hereunder.  Section 6. 
Filing of Financing Statements, etc.Each Pledgor authorizes the Secured Parties to file from time to time
one or more financing statements describing the Pledged Collateral.  Each Pledgor will cooperate with the Secured
Parties at their request from time to time in obtaining control agreements in
form and substance reasonably satisfactory to the Secured Parties with respect
to any collateral investment property, deposit accounts, or other Pledged Collateral
as to which the Secured Parties determine such agreements are necessary or
appropriate to perfect the security interest granted hereunder.  Section 7. 
Distributions, Etc.  Upon the
dissolution, winding up, liquidation or reorganization of any Subtenant,
whether in bankruptcy, insolvency or receivership proceedings or upon an
assignment for the benefit of creditors or any other marshalling of the assets
and liabilities of any Subtenant, if any sum shall be paid or any property
shall be distributed upon or with respect to any of the Pledged Collateral,
such sum shall be paid over to the Secured Parties, to be held as collateral
security for the Secured Obligations.  If
any dividend shall be declared on any of the Pledged Collateral (excluding cash
dividends), or any share of beneficial interest or fraction thereof shall be
issued pursuant to any split of beneficial  4


interests involving any of the Pledged Collateral, or
any distribution of capital shall be made on any of the Pledged Collateral, or
any property shall be distributed upon or with respect to the Pledged
Collateral pursuant to recapitalization or reclassification of the capital of
any Subtenant, the shares or other property so distributed shall be delivered
to the Secured Parties to be held as collateral security for the Secured
Obligations.  Section 8. 
Event of Default.  For purposes
of this Agreement, the term Event of Default shall mean (a) the
occurrence of an Event of Default under the Transaction Documents; (b) the
failure of the Guarantor to comply with any of its covenants or obligations
under any Guaranty and the continuation thereof for a period of ten (10) Business
Days after written notice thereof; (c) the failure of certain of the
Subtenants to comply with any of their covenants or obligations under the
Transaction Documents and the continuation thereof for a period of ten (10) Business
Days after written notice thereof; (d) the failure of any Pledgor to
comply with any of its covenants or obligations under this Agreement and the
continuation thereof for a period of ten (10) Business Days after written
notice thereof; or (e) any representation or warranty contained herein or
made by any Pledgor in connection herewith shall prove to have been false or
misleading in any material respect when made.  Section 9. 
Remedies.  (a) Upon
the occurrence and during the continuance of an Event of Default, the Secured
Parties may cause all or any of the Pledged Collateral to be transferred into
its name or into the name of its nominee or nominees, subject to the provisions
of the Uniform Commercial Code or other applicable law.  (b)Upon the occurrence and during the
continuance of an Event of Default, the Secured Parties shall be entitled to
exercise the voting power with respect to the Pledged Collateral, to receive
and retain, as collateral security for the Secured Obligations, any and all
dividends or other distributions at any time and from time to time declared or
made upon any of the Pledged Collateral, and to exercise any and all such
rights of payment, conversion, exchange, subscription or any other rights,
privileges or options pertaining to the Pledged Collateral as if it were the
absolute owner thereof, including, without limitation, all such rights under
the Articles of Incorporation, By-Laws, Declaration of Trust or any other
charter document of any Subtenant, and further including, without limitation,
the right to exchange, at its discretion,  5


any and all of the Pledged Collateral upon the merger,
consolidation, reorganization, recapitalization or other readjustment of such
Subtenant, upon the exercise of any such right, privilege or option pertaining
to the Pledged Collateral, and in connection therewith, to deposit and deliver
any and all of the Pledged Collateral with any committee, depositary, transfer
agent, registrar or other designated agency upon such terms and conditions as
the Secured Parties may determine.  (c)Upon the occurrence and during the
continuance of an Event of Default, the Secured Parties shall have all of the
rights and remedies of a secured party under the Uniform Commercial Code or
other applicable law and shall have the right to sell, resell, assign and deliver
all or any of the Pledged Collateral in one or more parcels at any exchange or
brokers board or at public or private sale. 
The Secured Parties shall give any Pledgor at least ten (10) days
prior written notice of the time and place of any public sale thereof or of the
time after which any private sale or any other intended disposition thereof is
to be made.  Any such notice shall be
deemed to meet any requirement hereunder or under any applicable law (including
the Uniform Commercial Code) that reasonable notification be given of the time
and place of such sale or other disposition. 
Such notice may be given without any demand of performance or other
demand, all such demands being hereby expressly waived by the Pledgor to the
extent permitted by applicable law.  All
such sales shall be at such commercially reasonable price or prices as the
Secured Parties shall deem best and either for cash or on credit or for future
delivery (without assuming any responsibility for credit risk).  At any such sale or sales, the Secured
Parties may purchase any or all of the Pledged Collateral to be sold thereat
upon such terms as the Secured Parties may deem best.  Upon any such sale or sales, the Pledged
Collateral so purchased shall be held by the purchaser absolutely free from any
claims or rights of any kind or nature of the Pledgor, including any equity of
redemption and any similar rights, all such equity of redemption and any
similar rights being hereby expressly waived and released by the Pledgor to the
extent permitted by applicable law.  In
the event any consent, approval or authorization of any governmental agency
will be necessary to effectuate any such sale or sales, the Pledgor shall
execute, and hereby agrees to cause the applicable Subtenant to execute, all
such applications or other instruments as may be required.  The proceeds of any such sale or sales,
together with any other additional collateral security at the time received and
held hereunder, shall be received and applied: 
first, to the payment of all costs and expenses of such sale,
including attorneys fees; and second, to the payment of the  6


Secured Obligations in such order of priority as the
Secured Parties shall determine; and any surplus thereafter remaining shall be
paid to the Pledgors or to whomever may be legally entitled thereto (including,
if applicable, any subordinated creditor of any Pledgor).  Each
Pledgor recognizes that the Secured Parties may be unable to effect a public
sale of all or a part of the Pledged Collateral by reason of certain
prohibitions contained in the Securities Act of 1933, and may be compelled to
resort to one or more private sales to a restricted group of purchasers who
will be obliged to agree, among other things, to acquire such Pledged
Collateral for their own accounts, for investment and not with a view to the
distribution or resale thereof.  Each
Pledgor agrees that private sales so made may be at prices and upon other terms
less favorable to the seller than if such Pledged Collateral were sold at
public sales, and that the Secured Parties shall have no obligation to delay
sale of any such Pledged Collateral for the period of time necessary to permit
such Pledged Collateral to be registered for public sale under the Securities
Act of 1933.  Each Pledgor agrees that
private sales made under the foregoing circumstances may be deemed to have been
made in a commercially reasonable manner. 
Nothing herein shall be deemed to require the Pledgor to effect a registration
of the Pledged Collateral under the Securities Act of 1933.  (d)Upon the occurrence and during the
continuance of any Event of Default, the Secured Parties, in their discretion,
may demand, sue for and/or collect any money or property at any time due,
payable or receivable, to which it may be entitled hereunder, on account of or
in exchange for any of the Pledged Collateral. 
Upon the occurrence and during the continuance of any Event of Default,
the Secured Parties shall further have the right, for and in the name, place
and stead of any Pledgor, to execute endorsements, assignments, or other
instruments of conveyance or transfer with respect to all or any of the Pledged
Collateral.  (e)The Secured Parties shall not be
obligated to do any of the acts hereinabove authorized and in the event that
the Secured Parties elect to do any such act, the Secured Parties shall not be
responsible to any Pledgor, other than for gross negligence or willful
misconduct.  (f)  The Secured Parties shall have no obligation
to marshal any assets in favor of any Pledgor, or against or in payment of the
Secured Obligations or any other obligation owed to the Secured Parties by any
Pledgor or any other person.  7


Section 10. 
Rights of Secured Parties.  No course of
dealing between any Pledgor and the Secured Parties nor any failure to
exercise, nor any delay in exercising, on the part of the Secured Parties, any
right, power or privilege hereunder or under any of the Secured Obligations,
shall operate as a waiver thereof; nor shall any single or partial exercise of
any right, power or privilege hereunder or thereunder preclude any other or
further exercise thereof or the exercise of any other right, power or
privilege.  The rights and remedies
herein provided and provided under any of the Secured Obligations are
cumulative and are in addition to, and not exclusive of, any rights or remedies
provided by law, including, without limitation, the rights and remedies of a
secured party under the Uniform Commercial Code.  Section 11. 
Assignment, Etc.  No waiver by
the Secured Parties or by any other holder of Secured Obligations of any
default shall be effective unless in writing nor operate as a waiver of any
other default or of the same default on a future occasion.  In the event of a sale or assignment by any
of the Secured Parties of its interest under the Transaction Documents, such
Secured Party may assign or transfer its rights and interest under this
Agreement in whole or in part to the purchaser or assignee of such interest,
whereupon such purchaser or purchasers shall become vested with all of the
powers and rights given to such Secured Party hereunder, and such Secured Party
shall thereafter be forever released and fully discharged from any liability or
responsibility thereafter arising hereunder with respect to the rights and
interests so assigned.  Section 12. 
Duty of Secured Parties.  Beyond the
exercise of reasonable care to assure the safe custody of the Pledged Collateral
while held hereunder, the Secured Parties shall have no duty or liability to
collect any sums due in respect thereof or to protect or preserve rights
pertaining thereto, and shall be relieved of all responsibility for the Pledged
Collateral upon surrendering the same to the applicable Pledgor.  Section 13. 
Waivers, Etc.  To the extent
permitted by applicable law, each Pledgor, on its own behalf and on behalf of
its successors and assigns, hereby waives presentment, demand, payment, notice
of dishonor, protest and, except as otherwise provided herein, all other
demands and notices in connection with this Agreement or the enforcement of the
rights of the Secured Parties hereunder or in connection with any Secured
Obligations.  The Secured Parties may release,
supersede, exchange or modify any collateral security it may from time to time
hold and release, surrender or modify the liability of any third party without
giving notice hereunder to any Pledgor. 
The  8


Secured Parties shall be under no duty to exhaust its
rights against any such collateral security or any such third party before
realizing on the Pledged Collateral. 
Such modifications, changes, renewals, releases or other actions shall
in no way affect any Pledgors obligations hereunder.  Each
Pledgor further waives any right it may have under the Constitution of the
Commonwealth of Massachusetts (or under the constitution of any other state in
which the any of the Pledged Collateral may be located), or under the
Constitution of the United States of America, to notice (except for notice
specifically required hereby) or to a judicial hearing prior to the exercise of
any right or remedy provided by this Agreement to the Secured Parties, and
waives its rights, if any, to set aside or invalidate any sale duly consummated
in accordance with the foregoing provisions hereof on the grounds (if such be
the case) that the sale was consummated without a prior judicial hearing.  EACH PLEDGORS WAIVERS UNDER THIS SECTION 13
HAVE BEEN MADE VOLUNTARILY, INTELLIGENTLY AND KNOWINGLY AND AFTER THE PLEDGOR
HAS BEEN APPRISED AND COUNSELED BY ITS ATTORNEYS AS TO THE NATURE THEREOF AND
ITS POSSIBLE ALTERNATIVE RIGHTS.  Section 14. 
Further Assurances as to Collateral; Attorney-in-Fact. 
From time to time hereafter, all Pledgors shall execute and deliver, or
will cause to be executed and delivered, such additional instruments,
certificates or documents (including, without limitation, financing statements,
renewal statements, collateral assignments and other security documents), and
shall take all such actions, as the Secured Parties may reasonably request, for
the purposes of implementing or effectuating the provisions of this Agreement
or of more fully perfecting or renewing the Secured Parties rights with
respect to the Pledged Collateral (or with respect to any additions thereto or
replacements or proceeds thereof or with respect to any other property or
assets hereafter acquired by any Pledgor which may be deemed to be a part of
the Pledged Collateral) pursuant hereto and thereto.  The Secured Parties are hereby appointed the
attorney-in-fact, with full power of substitution, of all Pledgors for the
purpose of carrying out the provisions of this Agreement and taking any action,
including, without limitation, executing, delivering and filing applications,
certificates, instruments and other documents and papers with governmental
authorities, and executing any instruments, including without limitation,
assignments, conveyances and transfers which are required to be taken or
executed by all Pledgors under this Agreement, on its behalf and in its name
which appointment is coupled with an interest, is  9


irrevocable and durable and shall survive the
subsequent dissolution, disability or incapacity of any Pledgor.  Section 15.  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 electronic
confirmation 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 electronic
confirmation of 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.  (c)All such notices shall be addressed,  if to
the Secured Parties 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
any Pledgor 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
successor 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  10


the right to specify as its address any other address
within the United States of America or to such other address as the party to
whom such notice is directed may have designated in writing to the other
parties hereto.  Section 16.  Successors and Assigns.  This Agreement shall be binding upon and
inure to the benefit of the parties hereto and their respective successors and
assigns, and the term Secured Parties shall be deemed to include any other
holder or holders of any of the Secured Obligations.  Where the context so permits or requires,
terms defined herein in the singular number shall include the plural, and in
the plural number, the singular.  This
Agreement may be executed in any number of counterparts and by the different parties
on separate counterparts, each of which, when so executed and delivered, shall
be an original and all of which shall together constitute one and the same
agreement.  Section 17.  Appointment of Agent for Secured Parties.Each of the Secured Parties hereby
appoints SPTMNR Properties Trust as its agent for the following purposes under
this Agreement (including, without limitation, the full power and authority to
act of the Secured Parties behalf for such purposes): (i) to give or
receive notices, demands, claims and other communications on behalf of the
Secured Parties under this Agreement and (ii) to receive and hold any and
all certificates or other instruments representing the Pledged Collateral which
are to be delivered from time to time by the Pledgor to the Secured Parties in
accordance with the terms and conditions of this Agreement.  Section 18.  Reinstatement.  This Agreement shall continue to be
effective, or be reinstated, as the case may be, if at any time any amount
received by the Secured Parties in respect of the Pledged Collateral is
rescinded or must otherwise be restored or returned by the Secured Parties upon
the insolvency, bankruptcy, dissolution, liquidation or reorganization of any
Pledgor or upon the appointment of any intervenor or conservator of, or trustee
or similar official for a Pledgor or any substantial part of its or property,
or otherwise, all as though such payments had not been made.  Section 19.  Restrictions on Transfer.  To the extent that any restrictions imposed
by the Articles of Incorporation, By-Laws, Declaration of Trust or any other
charter documents of any Subtenant or any other document or instrument would in
any way affect or impair the pledge of the Pledged Collateral hereunder or the
exercise by the Secured Parties of any right granted  11


hereunder including, without limitation, the right of
the Secured Parties to dispose of the Pledged Collateral upon the occurrence of
any Event of Default, each Pledgor hereby waives such restrictions, and the
Pledgor hereby agrees that it will take any action which the Secured Parties
may reasonably request in order that the Secured Parties may obtain and enjoy
the full rights and benefits granted to the Secured Parties by this Agreement
free of any such restrictions.  Section 20.  Applicable Law.  This Agreement 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 (i) where any such
instrument is executed or delivered; or (ii) where any payment or other
performance required by any such instrument is made or required to be made; or (iii) where
any breach of any provision of any such instrument occurs, or any cause of
action otherwise accrues; or (iv) where any action or other proceeding is
instituted or pending; or (v) the nationality, citizenship, domicile,
principal place of business, or jurisdiction of organization or domestication
of any party; or (vi) whether the laws of the forum jurisdiction otherwise
would apply the laws of a jurisdiction other than the Commonwealth of
Massachusetts; or (vii) any combination of the foregoing.  Section 21.  Arbitration.The Secured Parties
or any Pledgor may elect to submit any dispute hereunder that has an amount in
controversy in excess of $250,000 to arbitration hereunder.  Any such dispute shall be resolved in
accordance with the Commercial Arbitration Rules of the American
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 the Secured Parties or any Pledgor shall elect to submit any such dispute
to arbitration hereunder, the Secured Parties and such Pledgor 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 Secured Parties or the Pledgor shall fail to appoint  12


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 Secured
Parties and the Pledgor, 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.  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 Secured Parties and one to the applicable Pledgor.  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
Secured Parties and each Pledgor 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 Secured Parties and such Pledgor
shall cooperate to consolidate any such arbitration hereunder and under such
Management Agreement into a single proceeding.  Section 22.  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.  Section 23.  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  13


of any other instruments purporting to be an agreement
of the parties hereto relating to the subject matter hereof.  Section 24.  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.  Section 25.  Nonliability of Trustees.  THE DECLARATIONS OF TRUST ESTABLISHING
CERTAIN OF THE SECURED PARTIES, COPIES OF WHICH, TOGETHER WITH ALL AMENDMENTS
THERETO (THE DECLARATIONS), ARE DULY FILED WITH THE DEPARTMENT OF
ASSESSMENTS AND TAXATION OF THE STATE OF MARYLAND, PROVIDE THAT THE NAMES SPTIHS
PROPERTIES TRUST, SPTMNR PROPERTIES TRUST, AND SNH SOMERFORD PROPERTIES
TRUST REFER TO THE TRUSTEES UNDER EACH DECLARATION COLLECTIVELY AS TRUSTEES,
BUT NOT INDIVIDUALLY OR PERSONALLY, AND THAT NO TRUSTEE, OFFICER, SHAREHOLDER,
EMPLOYEE OR AGENT OF SUCH SECURED PARTIES SHALL BE HELD TO ANY PERSONAL
LIABILITY, JOINTLY OR SEVERALLY, FOR ANY OBLIGATION OF OR CLAIM AGAINST, SUCH
SECURED PARTIES.  ALL PERSONS DEALING
WITH THE SECURED PARTIES, IN ANY WAY, SHALL LOOK ONLY TO THE ASSETS OF THE
SECURED PARTIES FOR THE PAYMENT OF ANY SUM OR THE PERFORMANCE OF ANY
OBLIGATION.  Section 26.  Original Pledge Agreement.  The
Pledgors and the Secured Parties acknowledge and agree that this Agreement
amends and restates the Original Pledge Agreement in its entirety with respect
to the Pledged Collateral and that this Agreement shall govern the rights and
obligations of the Pledgors and the Secured Parties with respect to the Pledged
Collateral from and after the date of this Agreement.  Notwithstanding the foregoing, the Original
Pledge Agreement shall continue to govern the rights and obligations of the
Pledgors and the Secured Parties with respect to the Pledged Collateral prior
to the date of this Agreement.  [Remainder of page intentionally
blank.]  14


IN WITNESS WHEREOF, the parties
hereto have caused this Agreement to be executed under seal as of the date
first above written.  PLEDGORS:FIVE STAR QUALITY CARE-CA II, INC., FIVE STAR QUALITY CARE-SOMERFORD, LLC, SOMERFORD
  PLACE LLCand HAMILTON PLACE,
  LLCBy:
  /s/
  Travis K. SmithTravis
  K. SmithVice
  President of each of the foregoing entitiesSECURED PARTIES:SPTIHS
  PROPERTIES TRUST,SPTMNR PROPERTIES TRUST,andSNH SOMERFORD
  PROPERTIES TRUSTBy:
  /s/
  Richard A. DoyleRichard
  A. DoyleTreasurer
  and Chief Financial Officer of each of the foregoing entities


The
following exhibits have been omitted and will be supplementally furnished to
the Securities and Exchange Commission upon request:  Exhibit A
(Subleases) and Exhibit B (Pledged Interests)