Exhibit
10.22  PARTIAL
TERMINATION OF AND FIRST AMENDMENT TO
AMENDED AND RESTATED MASTER LEASE AGREEMENT
(LEASE NO. 2)  THIS
PARTIAL TERMINATION OF AND FIRST AMENDMENT TO AMENDED AND RESTATED MASTER LEASE
AGREEMENT (LEASE NO. 2)(this Amendment) is made and entered into as of November 1,
2009 by and among each of the parties identified on the signature pages hereof
as a landlord (collectively, Landlord) and each of the parties
identified on the signature pages hereof as a tenant (jointly and
severally, Tenant).  WI T N E S S E T H:  WHEREAS, pursuant to the terms of that certain
Amended and Restated Master Lease Agreement (Lease No. 2), dated as of August 4,
2009 (Amended Lease No. 2), Landlord leases to Tenant, and Tenant
leases from Landlord, the Leased Property (this and other capitalized terms
used but not otherwise defined herein having the meanings given such terms in
Amended Lease No. 2), all as more particularly described in Amended Lease No. 2;
and  WHEREAS, on or about the date hereof, SPTIHS
Properties Trust has sold certain real property and related improvements located at 300 Cedar Street, Tarkio,
Missouri, all as more
particularly described on Exhibit A-29 to Amended Lease No. 2 (the Tarkio
Property); and  WHEREAS,in connection with the sale of the
Tarkio Property, Landlord and Tenant wish to amend Amended Lease No. 2 to
terminate Amended Lease No. 2 with respect to the Tarkio Property;  NOW,
THEREFORE, in
consideration of the mutual covenants herein contained and other good and valuable
consideration, the mutual receipt and legal sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree that, effective as of the date
hereof, Amended Lease No. 2 is hereby amended as follows:  1.Partial Termination of Lease. 
Amended Lease No. 2 is terminated with respect to the Tarkio
Property and neither Landlord nor Tenant shall have any further rights or
liabilities thereunder with respect to the Tarkio Property from and after the
date hereof, except for those rights and liabilities which by their terms
survive the termination of Amended Lease No. 2.


2.Definition of Minimum Rent. 
The defined term Minimum Rent set forth in Section 1.68 of
Amended Lease No. 2 is hereby deleted in its entirety and replaced with
the following:  Minimum
Rentshall mean the sum of Forty-Eight Million
Sixty-Six Thousand Seven Hundred Eighty-Six Dollars and 37/100s Dollars
($48,066,786.37) per annum.  3.Schedule 1.  Schedule 1 to
Amended Lease No. 2 is hereby deleted in its entirety and replaced with Schedule
1 attached hereto.  4.Exhibit A.  Exhibit A
to Amended Lease No. 2 is hereby amended by deleting Exhibit A-29
attached thereto in its entirety and replacing it with Intentionally Deleted.  5.Ratification. 
As amended hereby, Amended Lease No. 2 is hereby ratified and
confirmed.  [Remainder
of page intentionally left blank; signature
pages follow]  2


IN WITNESS WHEREOF, the parties have caused
this Amendment to be duly executed as a sealed instrument as of the date first
above written.  LANDLORD:SPTIHS PROPERTIES TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresidentSPTMNR PROPERTIES TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresidentSNH/LTA PROPERTIES GA LLCBy:
  /s/ David J. HegartyDavid J. HegartyPresidentSNH/LTA PROPERTIES TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresidentO.F.C. CORPORATIONBy:
  /s/ David J. HegartyDavid J. HegartyPresidentSNH CHS PROPERTIES TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresidentCCC OF KENTUCKY TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresident  3


LEISURE PARK VENTURE LIMITED PARTNERSHIPBy:
  CCC Leisure Park Corporation,its General PartnerBy:
  /s/ David J. HegartyDavid J. HegartyPresidentCCDE SENIOR LIVING LLCBy:
  /s/ David J. HegartyDavid J. HegartyPresidentCCOP SENIOR LIVING LLCBy:
  /s/ David J. HegartyDavid J. HegartyPresidentCCC PUEBLO NORTE TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresidentCCC RETIREMENT COMMUNITIES II, L.P.By:
  Crestline Ventures LLC,its General PartnerBy:
  /s/ David J. HegartyDavid J. HegartyPresidentCCC INVESTMENTS I, L.L.C.By:
  /s/ David J. HegartyDavid J. HegartyPresident  4


CCC FINANCING I TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresidentCCC FINANCING LIMITED, L.P.By:
  CCC Retirement Trust,its General PartnerBy:
  /s/ David J. HegartyDavid J. HegartyPresidentSNH SOMERFORD PROPERTIES TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresidentHRES1 PROPERTIES TRUSTBy:
  /s/ David J. HegartyDavid J. HegartyPresident  5


TENANT:FIVE
  STAR QUALITY CARE TRUSTBy:
  /s/ Francis R.
  Murphy IIIFrancis R. Murphy IIITreasurerFS
  TENANT HOLDING COMPANY TRUSTBy:
  /s/ Francis R.
  Murphy IIIFrancis R. Murphy IIITreasurerFS COMMONWEALTH LLCBy:
  /s/ Francis R. Murphy
  IIIFrancis R. Murphy IIITreasurerFS PATRIOT LLCBy:
  /s/ Francis R. Murphy
  IIIFrancis R. Murphy IIITreasurer  6


SCHEDULE 1  PROPERTY-SPECIFIC INFORMATION  Exhibit
  
  Property Address
  
  Base Gross
  Revenues
  (Calendar Year)
  
  Base Gross
  Revenues
  (Dollar Amount)
  
  Commencement
  Date
  
  Interest RateA-1
  
  Ashton Gables in
  Riverchase 
  2184 Parkway Lake Drive
  Birmingham, AL 35244
  
  2009
  
  N/A
  
  08/01/2008
  
  8
  %A-2
  
  Lakeview Estates
  2634 Valleydale Road
  Birmingham, AL 35244
  
  2009
  
  N/A
  
  08/01/2008
  
  8
  %A-3
  
  Forum at Pueblo Norte
  7090 East Mescal Street
  Scottsdale, AZ 85254
  
  2005
  
  $
  11,470,312
  
  01/11/2002
  
  10
  %A-4
  
  La Salette Health and Rehabilitation
  Center
  537 East Fulton Street
  Stockton, CA 95204
  
  2005
  
  $
  7,726,002
  
  12/31/2001
  
  10
  %A-5
  
  Thousand Oaks Health
  Care Center
  93 West Avenida de Los Arboles
  Thousand Oaks, CA 91360
  
  2005
  
  $
  8,087,430
  
  12/31/2001
  
  10
  %A-6
  
  Skyline Ridge
  Nursing & Rehabilitation Center
  515 Fairview Avenue
  Canon City, CO 81212
  
  2005
  
  $
  4,104,100
  
  12/31/2001
  
  10
  %A-7
  
  Springs Village Care
  Center
  110 West Van Buren Street
  Colorado Springs, CO 80907
  
  2005
  
  $
  4,799,252
  
  12/31/2001
  
  10
  %A-8
  
  Willow Tree Care
  Center
  2050 South Main Street
  Delta, CO 81416
  
  2005
  
  $
  4,310,982
  
  12/31/2001
  
  10
  %A-9
  
  Cedars
  Healthcare Center
  1599 Ingalls Street
  Lakewood, CO 80214
  
  2005
  
  $
  6,964,007
  
  12/31/2001
  
  10
  %A-10
  
  Millcroft
  255 Possum Park Road
  Newark, DE 19711
  
  2005
  
  $
  11,410,121
  
  01/11/2002
  
  10
  %A-11
  
  Forwood Manor
  1912 Marsh Road
  Wilmington, DE 19810
  
  2005
  
  $
  13,446,434
  
  01/11/2002
  
  10
  %A-12
  
  Foulk Manor South
  407 Foulk Road
  Wilmington, DE 19803
  
  2005
  
  $
  4,430,251
  
  01/11/2002
  
  10
  %


Exhibit
  
  Property Address
  
  Base Gross
  Revenues
  (Calendar Year)
  
  Base Gross
  Revenues
  (Dollar Amount)
  
  Commencement
  Date
  
  Interest RateA-13
  
  Shipley Manor
  2723 Shipley Road
  Wilmington, DE 19810
  
  2005
  
  $
  9,333,057
  
  01/11/2002
  
  10
  %A-14
  
  Forum at Deer Creek
  3001 Deer Creek
  Country Club Blvd.
  Deerfield Beach, FL 33442
  
  2005
  
  $
  12,323,581
  
  01/11/2002
  
  10
  %A-15
  
  Springwood Court
  12780 Kenwood Lane
  Fort Myers, FL 33907
  
  2005
  
  $
  2,577,612
  
  01/11/2002
  
  10
  %A-16
  
  Fountainview
  111 Executive Center Drive
  West Palm Beach, FL 33401
  
  2005
  
  $
  7,920,202
  
  01/11/2002
  
  10
  %A-17
  
  Morningside of Athens
  1291 Cedar Shoals Drive
  Athens, GA 30605
  
  2006
  
  $
  1,560,026
  
  11/19/2004
  
  9
  %A-18
  
  Marsh View Senior
  Living
  7410 Skidaway Road
  Savannah, GA 31406
  
  2007
  
  $
  2,108,378
  
  11/01/2006
  
  8.25
  %A-19
  
  Pacific Place
  20937 Kane Avenue
  Pacific Junction, IA 51561
  
  2005
  
  $
  848,447
  
  12/31/2001
  
  10
  %A-20
  
  West Bridge
  Care &
  Rehabilitation
  1015 West Summit Street
  Winterset, IA 50273
  
  2005
  
  $
  3,157,928
  
  12/31/2001
  
  10
  %A-21
  
  Meadowood Retirement
  Community
  2455 Tamarack Trail
  Bloomington, IN 47408
  
  2009
  
  N/A
  
  11/01/2008
  
  8
  %A-22
  
  Woodhaven Care Center
  510 West 7thStreet
  Ellinwood, KS 67526
  
  2005
  
  $
  2,704,674
  
  12/31/2001
  
  10
  %A-23
  
  Lafayette at Country
  Place
  690 Mason Headley Road
  Lexington, KY 40504
  
  2005
  
  $
  4,928,052
  
  01/11/2002
  
  10
  %A-24
  
  Lexington Country Place
  700 Mason Headley Road
  Lexington, KY 40504
  
  2005
  
  $
  8,893,947
  
  01/11/2002
  
  10
  %A-25
  
  Braintree
  Rehabilitation
  Hospital
  250 Pond Street
  Braintree, MA 02184
  
  N/A
  
  N/A
  
  10/01/2006
  
  9
  %


Exhibit
  
  Property Address
  
  Base Gross
  Revenues
  (Calendar Year)
  
  Base Gross
  Revenues
  (Dollar Amount)
  
  Commencement
  Date
  
  Interest RateA-26
  
  New England
  Rehabilitation
  Hospital
  2 Rehabilitation Way
  Woburn, MA 01801
  
  N/A
  
  N/A
  
  10/01/2006
  
  9
  %A-27
  
  HeartFields at Bowie
  7600 Laurel Bowie Road
  Bowie, MD 20715
  
  2005
  
  $
  2,436,102
  
  10/25/2002
  
  10
  %A-28
  
  HeartFields at
  Frederick
  1820 Latham Drive
  Frederick, MD 21701
  
  2005
  
  $
  2,173,971
  
  10/25/2002
  
  10
  %A-29
  
  Intentionally
  deleted.
  
  N/A
  
  N/A
  
  N/A
  
  N/AA-30
  
  Ainsworth Care Center
  143 North Fullerton Street
  Ainsworth, NE 69210
  
  2005
  
  $
  1,603,922
  
  12/31/2001
  
  10
  %A-31
  
  Morys Haven
  1112 15thStreet
  Columbus, NE 68601
  
  2005
  
  $
  2,440,714
  
  12/31/2001
  
  10
  %A-32
  
  Exeter Care Center
  425 South Empire Avenue
  Exeter, NE 68351
  
  2005
  
  $
  1,705,397
  
  12/31/2001
  
  10
  %A-33
  
  Wedgewood Care Center
  800 Stoeger Drive
  Grand Island, NE 68803
  
  2005
  
  $
  4,000,565
  
  12/31/2001
  
  10
  %A-34
  
  Logan Valley Manor
  1035 Diamond Street
  Lyons, NE 68038
  
  2005
  
  $
  2,271,714
  
  12/31/2001
  
  10
  %A-35
  
  Crestview Healthcare
  Center
  1100 West First Street
  Milford, NE 68405
  
  2005
  
  $
  2,284,407
  
  12/31/2001
  
  10
  %A-36
  
  Utica Community Care Center
  1350 Centennial Avenue
  Utica, NE 68456
  
  2005
  
  $
  1,950,325
  
  12/31/2001
  
  10
  %A-37
  
  Leisure Park
  1400 Route 70
  Lakewood, NJ 08701
  
  2005
  
  $
  14,273,446
  
  01/07/2002
  
  10
  %A-38
  
  Franciscan Manor
  71 Darlington Road
  Patterson Township,
  Beaver Falls, PA 15010
  
  2006
  
  $
  4,151,818
  
  10/31/2005
  
  9
  %A-39
  
  Mount Vernon of
  Elizabeth
  145 Broadlawn Drive
  Elizabeth, PA 15037
  
  2006
  
  $
  2,332,574
  
  10/31/2005
  
  9
  %


Exhibit
  
  Property Address
  
  Base Gross
  Revenues
  (Calendar Year)
  
  Base Gross
  Revenues
  (Dollar Amount)
  
  Commencement
  Date
  
  Interest RateA-40
  
  Overlook Green
  5250 Meadowgreen Drive
  Whitehall, PA 15236
  
  2006
  
  $
  3,878,300
  
  10/31/2005
  
  9
  %A-41
  
  Myrtle Beach Manor
  9547 Highway 17 North
  Myrtle Beach, SC 29572
  
  2005
  
  $
  6,138,714
  
  01/11/2002
  
  10
  %A-42
  
  Morningside of Anderson
  1304 McLees Road
  Anderson, SC 29621
  
  2006
  
  $
  1,381,775
  
  11/19/2004
  
  9
  %A-43
  
  Heritage Place at
  Boerne
  120 Crosspoint Drive
  Boerne, TX 78006
  
  2009
  
  N/A
  
  02/07/2008
  
  8
  %A-44
  
  Forum at Park Lane
  7831 Park Lane
  Dallas, TX 75225
  
  2005
  
  $
  13,620,931
  
  01/11/2002
  
  10
  %A-45
  
  Heritage Place at
  Fredericksburg
  96 Frederick Road
  Fredericksburg, TX 78624
  
  2009
  
  N/A
  
  02/07/2008
  
  8
  %A-46
  
  Greentree
  Health &
  Rehabilitation Center
  70 Greentree Road
  Clintonville, WI 54929
  
  2005
  
  $
  3,038,761
  
  12/31/2001
  
  10
  %A-47
  
  Pine Manor Health Care
  Center
  Village of Embarrass
  1625 East Main Street
  Clintonville, WI 54929
  
  2005
  
  $
  4,337,113
  
  12/31/2001
  
  10
  %A-48
  
  ManorPointe - Oak Creek
  Independent Senior Apartments and
  Meadowmere - 
  Mitchell Manor - Oak Creek
  700 East Stonegate Drive and 701 East Puetz Road
  Oak Creek, WI 53154
  
  2009
  
  N/A
  
  01/04/2008
  
  8
  %A-49
  
  River Hills West
  Healthcare Center
  321 Riverside Drive
  Pewaukee, WI 53072
  
  2005
  
  $
  9,211,765
  
  12/31/2001
  
  10
  %A-50
  
  The Virginia
  Health &
  Rehabilitation Center
  1451 Cleveland Avenue
  Waukesha, WI 53186
  
  2005
  
  $
  6,128,045
  
  12/31/2001
  
  10
  %