Exhibit 10.6







EXHIBIT
10.6 




PARTIAL TERMINATION
AND AMENDMENT OF LEASE 



        THIS
PARTIAL TERMINATION AND AMENDMENT OF LEASE, is made and entered into as of April 19,
2004 by and among (i) each of the parties identified on the signature page hereof as
landlord (collectively, “Landlord”), and (ii) FIVE STAR QUALITY CARE
TRUST, a Maryland business trust, as tenant (“Tenant”). 




W I T N E S S E T H: 



        WHEREAS,
pursuant to the terms of that certain Amended and Restated Lease Agreement, dated as of
March 1, 2004 (the “Amended Lease”), Landlord leases to Tenant and Tenant
leases from Landlord certain premises at various locations, including those premises as
more particularly described on Exhibit A attached hereto (the “Howell
Premises”); and 



        WHEREAS,
Landlord and Tenant now wish to terminate the Amended Lease with respect to the Howell
Premises and to amend the Amended Lease, subject to and upon the terms and conditions
hereinafter provided; 



        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 as follows: 



        1.                 Tenant
represents and warrants that Tenant has not assigned the Amended Lease           with
respect to the Howell Premises or sublet all or any portion of the Howell
          Premises or otherwise granted the right to occupy all or any portion of the
          Howell Premises to any person or entity, other than pursuant to that certain
          Sublease Agreement dated as of December 31, 2001, by and between Tenant and
Five           Star Quality Care-MI, LLC (“Subtenant”), as amended by
that           certain Letter Agreement dated as of March 1, 2004, by and between Tenant
and           Certain Affiliates of Five Star Quality Care, Inc., including Subtenant,
which           Sublease Agreement is being terminated with respect to the Howell
Premises by           that certain Amended and Restated Sublease Agreement of even date
herewith, by           and between Tenant and Subtenant.  



        2.                 Effective
as of the date hereof, the Amended Lease is terminated with respect to           the
Howell Premises and no party shall have any further rights or liabilities
          thereunder with respect to the Howell Premises, except those rights and
          liabilities which by their terms survive termination of the Amended Lease.  









        3.                 The
definition of “Minimum Rent” set forth in Section 1.67           of
the Amended Lease is hereby amended by deleting the existing definition and
          inserting the following in place thereof:  



	  	        “Minimum
Rent” shall mean Seventeen Million Seven Hundred Thousand Two Hundred Sixty-Nine
Dollars ($17,700,269) per annum. 







        4.                 Exhibit
A-31 of the Amended Lease is hereby amended by deleting it in its           entirety and
inserting “[INTENTIONALLY DELETED]” in its place.  



        5.                 As
partially terminated and amended hereby, the Amended Lease is hereby ratified
          and confirmed.  




[SIGNATURE PAGES
FOLLOW] 










        IN
WITNESS WHEREOF, Landlord and Tenant have caused this Partial Termination and
Amendment of Lease to be duly 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, and 
SPTMNR PROPERTIES TRUST





By:  /s/ John R. Hoadley          

       John R. Hoadley

       Treasurer of each of the foregoing entities



TENANT:



FIVE STAR QUALITY CARE TRUST





By:  /s/ Rosemary Esposito          

             Rosemary Esposito, R.N.

             Senior Vice President, Chief Operating Officer and

              Chief Clinical Officer

		











OMITTED EXHIBIT 







	  	EXHIBIT NUMBER	TITLE
	  	
A	
The Howell Premises Legal Description





The Registrant agrees to furnish supplementally a copy of the foregoing omitted
exhibit to the Securities and Exchange Commission upon request.