Document:

Exhibit

Exhibit 10.2
PARTIAL TERMINATION OF AND NINETEENTH AMENDMENT TO
AMENDED AND RESTATED MASTER LEASE AGREEMENT
(LEASE NO. 1)

THIS PARTIAL TERMINATION OF AND NINETEENTH AMENDMENT TO AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 1) (this “Amendment”) is made and entered into as of September 17, 2019, 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”).
W I T N E S S E T H:
WHEREAS, pursuant to the terms of that certain Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 4, 2009, as amended by that certain Partial Termination of and First Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of October 1, 2009, that certain Second Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of November 17, 2009, that certain Third Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of December 10, 2009, that certain Partial Termination of and Fourth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 1, 2010, that certain Fifth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of May 1, 2011, that certain Partial Termination of and Sixth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of June 1, 2011, that certain Seventh Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of June 20, 2011, that certain Eighth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 31, 2012, that certain Partial Termination of and Ninth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 1, 2013, that certain Partial Termination of and Tenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of January 22, 2014, that certain Partial Termination of and Eleventh Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of October 1, 2014,  that certain Partial Termination of and Twelfth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of October 31, 2014, that certain Partial Termination of and Thirteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of February 17, 2015, that certain Partial Termination of and Fourteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 1, 2015, that certain Partial Termination of and Fifteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of December 29, 2015, that certain Partial Termination of and Sixteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of June 1, 2018, that certain Partial Termination of and Seventeenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of May 1, 2019, and that certain Eighteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of May, 2019 (as so amended, “Amended Lease No. 1”), 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. 1), all as more particularly described in Amended Lease No. 1; and
WHEREAS, Amended Lease No. 1 was further modified by that certain Transaction Agreement, dated as of April 1, 2019, between Five Star Senior Living Inc., on behalf of itself and certain of its subsidiaries, and Senior Housing Properties Trust, on behalf of itself and certain of its subsidiaries (the “Transaction Agreement”); and
WHEREAS, simultaneously herewith, SPTIHS Properties Trust is selling the real property and related improvements known as (i) Prairie Ridge Care & Rehabilitation located at 608 Prairie Street, Mediapolis, Iowa, as more particularly described on Exhibit A-22 to Amended Lease No. 1, (ii) Union Park Health Services located at 2401 E. 8th Street, Des Moines, Iowa, as more particularly described on Exhibit A-20 to Amended Lease No. 1, (iii) Ashland Care Center located at 1700 Furnace Street, Ashland, Nebraska, as more particularly described on Exhibit A-32 to Amended Lease No. 1, (iv) Blue Hill Care Center located at 414 North Wilson Street, P.O. Box 156, Blue Hill, Nebraska, as more particularly described on Exhibit A-33 to Amended Lease No. 1, (v) Central City Care Center located at 2720 South 17th Avenue, Central City, Nebraska, as more particularly described on Exhibit A-34 to Amended Lease No. 1, (vi) Gretna Community Living Center located at 700 South Highway 6, Gretna, Nebraska, as more particularly described on Exhibit A-36 to Amended Lease No. 1, (vii) Sutherland Care Center located at 333 Maple Street, P.O. Box 307, Sutherland, Nebraska, as more particularly described on Exhibit A-37 to Amended Lease No. 1 and (viii) Waverly Care Center located at 11041 North 137th Street, Waverly, Nebraska, as more particularly described on Exhibit A-38 to Amended Lease No. 1 (collectively, the “Midwest Properties”); and
WHEREAS, in connection with the foregoing, SPTIHS Properties Trust and the other entities comprising Landlord and Five Star Quality Care Trust and the other entities comprising Tenant wish to amend Amended Lease No. 1 to terminate Amended Lease No. 1 with respect to the Midwest Properties; 
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. 1 is hereby amended as follows: 
1.Partial Termination of Amended Lease No. 1.  Amended Lease No. 1 is terminated with respect to the Midwest Properties and neither Landlord nor Tenant shall have any further rights or liabilities thereunder with respect to the Midwest Properties from and after the date hereof, except for those rights and liabilities which by their terms survive the termination of Amended Lease No. 1.
2.Minimum Rent.  The defined term "Minimum Rent" set forth in Section 1.68 of Amended Lease No. 1 is hereby reduced as of the date hereof by the sum of Fifty Thousand Forty-Six and 84/100 Dollars ($50,046.84) per month in accordance with Section 2.1(1)(b) to the Transaction Agreement.  

3.Schedule 1.  Schedule 1 to Amended Lease No. 1 is deleted in its entirety and replaced with Schedule 1 attached hereto.
4.Exhibit A.  Exhibit A to Amended Lease No. 1 is amended by deleting the text of Exhibits A-20, A-22, A-32, A-33, A-34, A-36, A-37 and A-38 attached thereto in their entirety and replacing each with “Intentionally Deleted”.
5.Ratification.  As amended hereby, Amended Lease No. 1 is hereby ratified and confirmed.
[Remainder of page intentionally left blank; signature pages follow]

IN WITNESS WHEREOF, the parties have executed this Amendment as a sealed instrument as of the date above first written.

	
			
	LANDLORD:

	 
	 
	 

	SNH SOMERFORD PROPERTIES TRUST

	SPTMNR PROPERTIES TRUST

	SNH/LTA PROPERTIES TRUST

	SPTIHS PROPERTIES TRUST

	SNH CHS PROPERTIES TRUST

	SNH/LTA PROPERTIES GA LLC

	SNH/LTA SE WILSON LLC

	MSD POOL 1 LLC

	MSD POOL 2 LLC

	SNH RMI FOX RIDGE MANOR PROPERTIES LLC

	SNH RMI JEFFERSON MANOR PROPERTIES LLC

	SNH RMI MCKAY MANOR PROPERTIES LLC

	SNH RMI NORTHWOOD MANOR PROPERTIES LLC

	SNH RMI OAK WOODS MANOR PROPERTIES LLC

	SNH RMI PARK SQUARE MANOR PROPERTIES LLC

	SNH RMI SMITH FARMS MANOR PROPERTIES LLC and

	SNH RMI SYCAMORE MANOR PROPERTIES LLC

	 

	 
	 
	 

	By:
	/s/ Jennifer F. Francis    

	 
	Jennifer F. Francis

	 
	President of each of the foregoing entities

	 
	 

[Signature Page: Partial Amendment and Nineteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1)]

	
					
	TENANT:

	 
	 
	 
	 
	 

	FIVE STAR QUALITY CARE TRUST

	MORNINGSIDE OF KNOXVILLE, LLC

	MORNINGSIDE OF FRANKLIN, LLC

	FVE SE WILSON LLC

	FIVE STAR QUALITY CARE-RMI, LLC

	 

	 
	 
	 
	 
	 

	By:
	/s/ Katherine E. Potter        

	 
	Katherine E. Potter

	 
	President of each of the foregoing entities

	 

	MORNINGSIDE OF MACON, LLC

	MORNINGSIDE OF SENECA, L.P.

	MORNINGSIDE OF HOPKINSVILLE, LIMITED PARTNERSHIP

	 
	 
	 
	 
	 

	By:
	LIFETRUST AMERICA, INC.,
	 

	 
	a Tennessee corporation, its General

	 
	Partner/Member (as applicable)

	 
	 
	 
	 
	 

	 
	By:
	/s/ Katherine E. Potter
	 

	 
	 
	Katherine E. Potter
	 

	 
	 
	President

	 
	 
	 
	 
	 

	MORNINGSIDE OF BEAUFORT, LLC

	MORNINGSIDE OF CAMDEN, LLC

	MORNINGSIDE OF HARTSVILLE, LLC

	MORNINGSIDE OF LEXINGTON, LLC

	MORNINGSIDE OF ORANGEBURG, LLC

	 
	 
	 
	 
	 

	By:
	MORNINGSIDE OF SOUTH CAROLINA,

	 
	L.P., a Delaware limited partnership, its Sole Member

	 
	 
	 
	 
	 

	 
	By:
	LIFETRUST AMERICA, INC., 
	 

	 
	 
	a Tennessee corporation, its General Partner
	 

	 
	 
	 
	 
	 

	 
	 
	By:
	/s/ Katherine E. Potter

	 
	 
	 
	Katherine E. Potter
	 

	 
	 
	 
	President

[Signature Page: Partial Amendment and Nineteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1)]

	
					
	MORNINGSIDE OF CULLMAN, LLC

	MORNINGSIDE OF MADISON, LLC

	MORNINGSIDE OF SHEFFIELD, LLC

	 

	By:
	MORNINGSIDE OF ALABAMA, L.P., a

	 
	Delaware limited partnership, its Sole Member

	 
	 
	 
	 

	 
	By:
	LIFETRUST AMERICA, INC., 
	 

	 
	 
	a Tennessee corporation, its General Partner

	 

	 
	 
	By:
	/s/ Katherine E. Potter

	 
	 
	 
	Katherine E. Potter
	 

	 
	 
	 
	President

	 
	 
	 
	 
	 

	MORNINGSIDE OF BOWLING GREEN, LLC

	MORNINGSIDE OF PADUCAH, LLC

	 
	 
	 
	 
	 

	By:
	MORNINGSIDE OF KENTUCKY, 

	 
	LIMITED PARTNERSHIP, a Delaware

	 
	limited partnership, its Sole Member

	 
	 
	 
	 
	 

	 
	By:
	LIFETRUST AMERICA, INC., 
	 

	 
	 
	a Tennessee corporation, its General Partner

	 
	 
	 
	 
	 

	 
	 
	By:
	/s/ Katherine E. Potter

	 
	 
	 
	Katherine E. Potter
	 

	 
	 
	 
	President

[Signature Page: Partial Amendment and Nineteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1)]

	
					
	MORNINGSIDE OF CONYERS, LLC

	MORNINGSIDE OF GAINESVILLE, LLC

	 

	By:
	MORNINGSIDE OF GEORGIA, L.P., a 

	 
	Delaware limited partnership, its Sole Member

	 
	 
	 
	 

	 
	By:
	LIFETRUST AMERICA, INC., 
	 

	 
	 
	a Tennessee corporation, its General Partner

	 

	 
	 
	By:
	/s/ Katherine E. Potter

	 
	 
	 
	Katherine E. Potter
	 

	 
	 
	 
	President

	 
	 
	 
	 
	 

	MORNINGSIDE OF CLEVELAND, LLC

	MORNINGSIDE OF COOKEVILLE, LLC

	MORNINGSIDE OF JACKSON, LLC

	 
	 
	 
	 
	 

	By:
	MORNINGSIDE OF TENNESSEE, LLC, a 

	 
	Delaware limited liability company, its Sole Member

	 
	 
	 
	 
	 

	 
	 
	By:
	/s/ Katherine E. Potter

	 
	 
	 
	Katherine E. Potter
	 

	 
	 
	 
	President

[Signature Page: Partial Amendment and Nineteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1)]

SCHEDULE 1

PROPERTY-SPECIFIC INFORMATION

	
						
	Exhibit
	Property Address
	Base Gross Revenues
(Calendar Year)
	Base Gross Revenues
(Dollar Amount)
	Commencement
Date
	Interest Rate

	A-1
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-2
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-3
	Somerford Place - Encinitas
1350 South El Camino Real
Encinitas, CA  92024
	2009
	$3,092,467
	03/31/2008
	8%

	A-4
	Somerford Place - Fresno
6075 North Marks Avenue
Fresno, CA  93711
	2009
	$3,424,896
	03/31/2008
	8%

	A-5
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-6
	Somerford Place - Redlands
1319 Brookside Avenue
Redlands, CA  92373 
	2009
	$3,065,084
	03/31/2008
	8%

	A-7
	Somerford Place - Roseville
110 Sterling Court
Roseville, CA  95661
	2009
	$2,802,082
	03/31/2008
	8%

	A-8
	Leisure Pointe
1371 Parkside Drive
San Bernardino, CA  92404
	2007
	$1,936,220
	09/01/2006
	8.25%

	A-9
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-10
	Mantey Heights 
Rehabilitation & Care Center
2825 Patterson Road
Grand Junction, CO  81506
	2005
	$5,564,949
	12/31/2001
	10%

	A-11
	Cherrelyn Healthcare Center
5555 South Elati Street
Littleton, CO  80120
	2005
	$12,574,200
	12/31/2001
	10%

	A-12
	Somerford House and Somerford Place - Newark I & II
501 South Harmony Road and
4175 Ogletown Road
Newark, DE  19713
	2009
	$6,341,636
	03/31/2008
	8%

	A-13
	Tuscany Villa Of Naples 
(aka Buena Vida)
8901 Tamiami Trail East 
Naples, FL  34113
	2008
	$2,157,675
	09/01/2006
	8.25%

	A-14
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-15
	Morningside of Columbus
7100 South Stadium Drive
Columbus, GA  31909
	2006
	$1,381,462
	11/19/2004
	9%

	A-16
	Morningside of Dalton 
2470 Dug Gap Road
Dalton, GA  30720
	2006
	$1,196,357
	11/19/2004
	9%

	A-17
	Morningside of Evans
353 North Belair Road
Evans, GA  30809
	2006
	$1,433,421
	11/19/2004
	9%

	A-18
	Vacant Land Adjacent to Morningside of Macon
6191 Peake Road
Macon, GA  31220
	2006
	N/A
	11/19/2004
	9%

	
						
	A-19
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-20
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-21
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-22
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-23
	Ashwood Place
102 Leonardwood
Frankfort, KY  40601
	2007
	$1,769,726
	09/01/2006
	8.25%

	A-24
	Somerford Place - Annapolis
2717 Riva Road
Annapolis, MD  21401
	2009
	$3,917,902
	03/31/2008
	8%

	A-25
	Somerford Place - Columbia
8220 Snowden River Parkway
Columbia, MD  21045
	2009
	$3,221,426
	03/31/2008
	8%

	A-26
	Somerford Place - Frederick
2100 Whittier Drive
Frederick, MD  21702
	2009
	$5,088,592
	03/31/2008
	8%

	A-27
	Somerford Place - Hagerstown
10114 & 10116 Sharpsburg Pike
Hagerstown, MD  21740
	2009
	$4,066,761
	03/31/2008
	8%

	A-28
	The Wellstead of Rogers 
20500 and 20600 
South Diamond Lake Road
Rogers, MN  55374
	2009
	$12,646,616
	03/01/2008
	8%

	A-29
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-30
	Hermitage Gardens of Oxford
1488 Belk Boulevard
Oxford, MS  38655
	2007
	$1,816,315
	10/01/2006
	8.25%

	A-31
	Hermitage Gardens of Southaven
108 Clarington Drive
Southaven, MS  38671
	2007
	$1,527,068
	10/01/2006
	8.25%

	A-32
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-33
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-34
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-35
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-36
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-37
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-38
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-39
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-40
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-41
	Mount Vernon of South Park
1400 Riggs Road
South Park, PA  15129
	2006
	$2,718,057
	10/31/2005
	9%

	A-42
	Morningside of Gallatin
1085 Hartsville Pike
Gallatin, TN  37066
	2006
	$1,343,801
	11/19/2004
	9%

	A-43
	Walking Horse Meadows
207 Uffelman Drive
Clarksville, TN  37043
	2007
	$1,471,410
	01/01/2007
	8.25%

	A-44
	Morningside of Belmont
1710 Magnolia Boulevard
Nashville, TN  37212
	2006
	$3,131,648
	06/03/2005
	9%

	A-45
	Dominion Village at Chesapeake
2856 Forehand Drive
Chesapeake, VA  23323
	2005
	$1,416,951
	05/30/2003
	10%

	
						
	A-46
	Dominion Village at Williamsburg
4132 Longhill Road
Williamsburg, VA  23188
	2005
	$1,692,753
	05/30/2003
	10%

	A-47
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-48
	Brookfield Rehabilitation and Specialty Care (aka Woodland Healthcare Center)
18741 West Bluemound Road
Brookfield, WI  53045
	2005
	$13,028,846
	12/31/2001
	10%

	A-49
	Meadowmere - 
Southport Assisted Living
8350 and 8351 Sheridan Road
Kenosha, WI  53143
	2009
	$2,170,645
	01/04/2008
	8%

	A-50
	Meadowmere - 
Madison Assisted Living
5601 Burke Road
Madison, WI  53718
	2009
	$2,136,654
	01/04/2008
	8%

	A-51
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	A-52
	Mitchell Manor Senior Living
5301 West Lincoln Avenue
West Allis, WI  53219
	2009
	$12,348,104
	01/04/2008
	8%

	A-53
	Laramie Care Center
503 South 18th Street
Laramie, WY  82070
	2005
	$4,473,949
	12/31/2001
	10%

	A-54
	Haven in Highland Creek
5920 McChesney Drive
Charlotte, NC  28269

Laurels in Highland Creek 
6101 Clark Creek Parkway 
Charlotte, NC  28269
	2010
	$6,454,157
	11/17/2009
	8.75%

	A-55
	Haven in the Village 
at Carolina Place
13150 Dorman Road 
Pineville, NC  28134

Laurels in the Village
at Carolina Place
13180 Dorman Road 
Pineville, NC  28134
	2010
	$7,052,425
	11/17/2009
	8.75%

	A-56
	Haven in the Summit
3 Summit Terrace 
Columbia, SC  29229
	2010
	$2,308,737
	11/17/2009
	8.75%

	A-57
	Haven in the Village at Chanticleer 
355 Berkmans Lane 
Greenville, SC  29605
	2010
	$2,197,919
	11/17/2009
	8.75%

	A-58
	Intentionally Deleted
	N/A
	N/A
	N/A
	N/A

	A-59
	Haven in Stone Oak 
511 Knights Cross Drive
San Antonio, TX  78258

Laurels in Stone Oak 
575 Knights Cross Drive San Antonio, TX  78258
	2010
	$6,584,027
	11/17/2009
	8.75%

	A-60
	Eastside Gardens
2078 Scenic Highway North
Snellville, GA 30078
	2010
	$1,766,628
	12/10/2009
	8.75%

	
						
	A-61
	Crimson Pointe
7130 Crimson Ridge Drive
Rockford, IL  61107
	2012
	$2,568,827
	05/01/2011
	8%

	A-62
	Talbot Park
6311 Granby Street
Norfolk, VA 23305
	2012
	$3,866,871
	06/20/2011
	7.5%

	A-63
	The Landing at Parkwood Village
1720 Parkwood Boulevard
Wilson, NC  27893
	2012
	$4,318,990
	06/20/2011
	7.5%

	A-64
	Aspenwood 
14400 Homecrest Road Silver Spring, MD 20906
	2005
	$4,470,354
	10/25/2002
	10%

	A-65
	HeartFields at Easton
700 Port Street
Easton, MD 21601
	2005
	$2,545,887
	10/25/2002
	10%

	A-66
	Morningside of Macon
6191 Peake Road
Macon, GA  31220
	2006
	$1,298,541
	11/19/2004
	9%

	A-67
	Morningside of Beaufort
109 Old Salem Road
Beaufort, SC  29902
	2006
	$1,337,453
	11/19/2004
	9%

	A-68
	Morningside of Camden
719 Kershaw Highway
Camden, SC  29020
	2006
	$1,595,035
	11/19/2004
	9%

	A-69
	Morningside of Hartsville
1901 West Carolina Avenue
Hartsville, SC  29550
	2006
	$1,507,131
	11/19/2004
	9%

	A-70
	Morningside of Lexington
218 Old Chapin Road
Lexington, SC  29072
	2006
	$1,638,422
	11/19/2004
	9%

	A-71
	Morningside of Orangeburg
2306 Riverbank Drive
Orangeburg, SC  29118
	2006
	$1,129,764
	11/19/2004
	9%

	A-72
	Morningside of Seneca
15855 Wells Highway
Seneca, SC  29678
	2006
	$1,684,477
	11/19/2004
	9%

	A-73
	Morningside of Cullman
2021 Dahlke Dr. NE
Cullman, AL  32058
	2006
	$1,413,633
	11/19/2004
	9%

	A-74
	Morningside of Madison
49 Hughes Road
Madison, AL  35758
	2006
	$1,531,206
	11/19/2004
	9%

	A-75
	Morningside of Sheffield
413 D. D. Cox Boulevard
Sheffield, AL  35660
	2006
	$1,495,038
	11/19/2004
	9%

	A-76
	Morningside of Bowling Green
981 Campbell Lane
Bowling Green, KY  42104
	2006
	$1,458,781
	11/19/2004
	9%

	A-77
	Morningside of Paducah
1700 Elmdale Road
Paducah, KY  42003
	2006
	$2,012,245
	11/19/2004
	9%

	
						
	A-78
	Morningside of Conyers
1352 Wellbrook Circle
Conyers, GA  30012
	2006
	$1,646,910
	11/19/2004
	9%

	A-79
	Morningside of Gainesville
2435 Limestone Parkway
Gainesville, GA  30501
	2006
	$1,453,250
	11/19/2004
	9%

	A-80
	Morningside of Cleveland
2900 Westside Drive, N.W.
Cleveland, TN  37312
	2006
	$1,212,846
	11/19/2004
	9%

	A-81
	Morningside of Cookeville
1010 East Spring Street
Cookeville, TN  38501
	2006
	$1,513,932
	11/19/2004
	9%

	A-82
	Morningside of Jackson
1200 North Parkway
Jackson, TN  38305
	2006
	$1,787,155
	11/19/2004
	9%

	A-83
	Williamsburg Villas
A Morningside Community
3020 Heatherton Way
Knoxville, TN  37920
	2006
	$2,728,841
	11/19/2004
	9%

	A-84
	Morningside of Franklin
105 Sunrise Circle
Franklin, TN  37067
	2006
	$1,582,509
	11/19/2004
	9%

	A-85
	Morningside of Hopkinsville
4190 Lafayette Road
Hopkinsville, KY  42240
	2006
	$1,444,246
	11/19/2004
	9%

	A-86
	Parkwood Village
1730 Parkwood Boulevard
Wilson, NC  27893
	2012
	$4,318,990
	06/23/2011
	7.5%

	A-87
	Fox Ridge Manor
150 Fox Ridge Drive
Vincennes, Indiana 47591
	2009
	N/A
	09/01/2008
	8%

	A-88
	Jefferson Manor
601 St. Joseph Drive
Kokomo, Indiana 46901
	2009
	N/A
	09/01/2008
	8%

	A-89
	McKay Manor
1473 East McKay Road
Shelbyville, Indiana 46176
	2009
	N/A
	09/01/2008
	8%

	A-90
	Northwood Manor 
1590 West Timberview Drive
Marion, Indiana 46952
	2009
	N/A
	09/01/2008
	8%

	A-91
	Oak Woods Manor
1211 Longwood Drive
LaPorte, Indiana 46350
	2009
	N/A
	09/01/2008
	8%

	A-92
	Park Square Manor
6990 East County Road 100 North
Avon, Indiana 46123
	2009
	N/A
	09/01/2008
	8%

	A-93
	Smith Farm Manor
406 Smith Drive
Auburn, Indiana 46706
	2009
	N/A
	09/01/2008
	8%

	A-94
	Sycamore Manor 
222 South 25th Street
Terre Haute, Indiana 47803
	2009
	N/A
	09/01/2008
	8%Exhibit

Exhibit 10.3
THIRTEENTH AMENDMENT TO
AMENDED AND RESTATED MASTER LEASE AGREEMENT
(LEASE NO. 2)

THIS THIRTEENTH AMENDMENT TO AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 2) (this “Amendment”) is made and entered into as of May 22, 2019, 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”).
W I 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, as amended by that certain Partial Termination of and First Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of November 1, 2009, that certain Partial Termination of and Second Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of August 1, 2010, that certain Third Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of June 20, 2011, that certain Fourth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of July 22, 2011, that certain Fifth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of August 31, 2012, that certain Partial Termination of and Sixth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of September 19, 2013, that certain Partial Termination of and Seventh Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of June 1, 2014, that certain Partial Termination of and Eighth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of July 20, 2015, that certain Partial Termination of and Ninth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of September 30, 2016, that certain Tenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of August 1, 2017, that certain Eleventh Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of July 31, 2018 and that certain Partial Termination of and Twelfth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of May 1, 2019 (as so amended, “Master 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 Master Lease No. 2), all as more particularly described in Master Lease No. 2;
WHEREAS, Master Lease No. 2 was further modified by that certain Transaction Agreement, dated as of April 1, 2019, between Five Star Senior Living Inc., on behalf of itself and certain of its subsidiaries, and Senior Housing Properties Trust, on behalf of itself and certain of its subsidiaries (the “Transaction Agreement”); and
WHEREAS, pursuant to the Transaction Agreement, as of April 1, 2019, certain entities comprising Landlord acquired from certain affiliates of Tenant land and improvements (each, an 

“Adjacent Property” and collectively, the “Adjacent Properties”) adjacent to certain of the Properties and each such Adjacent Property became a part of the applicable adjacent Property; and 
WHEREAS, Landlord and Tenant wish to amend Master Lease No. 2 to reflect the acquisition of the Adjacent Properties;
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, effective as of April 1, 2019, as follows: 
1.    Exhibit A.  Exhibit A to Master Lease No. 2 is amended by deleting Exhibit A-2, Exhibit A-21 and Exhibit A-50 therefrom in their entirety and replacing them with Exhibit A-2, Exhibit A-21, Exhibit A-50 and Exhibit A-52 attached hereto.  
2.    Ratification.  As amended hereby, Master Lease No. 2 is ratified and confirmed.

[Remainder of page intentionally left blank; signature pages follow]

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:

	 
	 
	 
	 

	CCC FINANCING I TRUST,

	CCC INVESTMENTS I, L.L.C.,

	CCC OF KENTUCKY TRUST,

	CCC PUEBLO NORTE TRUST,

	CCDE SENIOR LIVING LLC,

	CCOP SENIOR LIVING LLC,

	O.F.C. CORPORATION,

	SNH CHS PROPERTIES TRUST,

	SNH/LTA PROPERTIES GA LLC,

	SNH/LTA PROPERTIES TRUST,

	SNH SOMERFORD PROPERTIES TRUST,

	SPTIHS PROPERTIES TRUST, and

	SPTMNR PROPERTIES TRUST

	 
	 
	 
	 

	By:
	/s/ Jennifer F. Francis    

	 
	Jennifer F. Francis

	 
	President of each of the foregoing entities

	 
	 
	 

	CCC FINANCING LIMITED, L.P.

	 
	 

	By:
	CCC Retirement Trust,

	 
	its General Partner

	 
	 
	 
	 

	 
	By:
	/s/ Jennifer F. Francis    

	 
	 
	Jennifer F. Francis

	 
	 
	President
	 

	 
	 
	 
	 

	CCC RETIREMENT COMMUNITIES II, L.P.

	 
	 
	 
	 

	By:
	Crestline Ventures LLC,

	 
	its General Partner

	 
	 
	 
	 

	 
	By:
	/s/ Jennifer F. Francis    

	 
	 
	Jennifer F. Francis

	 
	 
	President
	 

[Signature Page to Thirteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2)]

	
				
	LEISURE PARK VENTURE LIMITED PARTNERSHIP

	 
	 

	By:
	CCC Leisure Park Corporation

	 
	its General Partner

	 
	 
	 
	 

	 
	By:
	/s/ Jennifer F. Francis    

	 
	 
	Jennifer F. Francis

	 
	 
	President
	 

[Signature Page to Thirteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2)]

	
				
	TENANT:

	 
	 
	 
	 

	FIVE STAR QUALITY CARE TRUST

	 
	 

	By:
	/s/ Katherine E. Potter    

	 
	Katherine E. Potter

	 
	President

	 
	 
	 
	 

	FS TENANT HOLDING COMPANY TRUST

	 
	 
	 
	 

	By:
	/s/ Katherine E. Potter    

	 
	Katherine E. Potter

	 
	President

[Signature Page to Thirteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2)]

EXHIBIT A-2

Lakeview Estates
2630 & 2634 Valleydale Road
Birmingham, Alabama

LEGAL DESCRIPTION

EXHIBIT A-21

Meadowood Retirement Community
2455 E. Tamarack Trail
2500 N. Dunn Street
2510 N. Dunn Street
2620 N. Dunn Street
787 E. Tamarack Trail
791 E. Tamarack Trail
Bloomington, Indiana

LEGAL DESCRIPTION

EXHIBIT A-50

The Virginia Health & Rehabilitation Center
1451 & 1457 Cleveland Avenue
Waukesha, Wisconsin

LEGAL DESCRIPTION

Lots 10 and 11, Block 2, Elevated Home Addition to Waukesha, a Subdivision of part of the South 1⁄2 of Section 35, Town 7 North, Range 19 East, City of Waukesha, County of Waukesha, State of Wisconsin.

WAKC 1004.078 (Lot 10)
WAKC 1004.079 (Lot 11)

EXHIBIT A-52

Palms at St Lucie West
501 N.W. Cashmere Boulevard
Port St. Lucie, Florida

LEGAL DESCRIPTION

Assisted Living:
Lot 1, of ST. LUCIE WEST PLAT NO. 137, according to the Plat thereof, recorded in Plat Book 39, pages 26 and 26A, of the Public Records of St. Lucie County, Florida

and

Villas and Independent Living:
All of Lot 2, ST. LUCIE WEST PLAT NO. 149, according to the Plat thereof, as recorded in Plat Book 40, at Pages 17 and 17A, of the Public Records of St. Lucie County Florida.  

and

Vacant Land:
Lot 1, ST. LUCIE WEST PLAT NO. 149, a Subdivision according to the plat thereof recorded at Plat Book 40, Pages 17, 17A in the public records of St. Lucie County, Florida.

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