Document:

fve_Ex10_26

		
			Exhibit 10.26
		

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

		
			THIS PARTIAL TERMINATION OF AND  THIRTEENTH AMENDMENT TO AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 1) (this "Amendment") is made and entered into as of February 17, 2015 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,  and that certain Partial Termination of and Twelfth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of October 31, 2014 (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, simultaneously herewith, SNH/LTA Properties Trust is selling a portion of the Leased Property consisting of the real property and related improvements formerly known as Ridgepointe Assisted Living and located at 5301 Brownsville Road, Pittsburgh, Pennsylvania, as more particularly described on Exhibit A-40 to Amended Lease No. 1 (the “Ridgepointe Property”); and
		

		
			WHEREAS, in connection with the foregoing,  SNH/LTA 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 Ridgepointe 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. 1 is hereby amended as follows:
		

		
			1.Partial Termination of Amended Lease No. 1.  Amended Lease No. 1 is terminated with respect to the Ridgepointe Property and neither Landlord nor Tenant shall have any further rights or liabilities thereunder with respect to the Ridgepointe Property 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.Definition of Minimum Rent.  The defined term "Minimum Rent" set forth in Section 1.68 of Amended Lease No. 1 is deleted in its entirety and replaced with the following:
		

		
			"Minimum Rent"  shall mean the sum of Fifty-Eight Million Four Hundred Fifty-Two Thousand Two Hundred Forty-Seven and 26/100 Dollars ($58,452,247.26) per annum.
		

		
			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 Exhibit A-40 attached thereto in their entirety and replacing it 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

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						By:

					
					
						/s/ David J. Hegarty

				
	
					
						 

					
					
						 

					
					
						David J. Hegarty

				
	
					
						 

					
					
						 

					
					
						President of each of the foregoing entities

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						MSD – MACON, LLC

				
	
					
						 

					
					
						MSD – BEAUFORT, LLC 

				
	
					
						 

					
					
						MSD – CAMDEN, LLC

				
	
					
						 

					
					
						MSD – HARTSVILLE, LLC

				
	
					
						 

					
					
						MSD – LEXINGTON, LLC

				
	
					
						 

					
					
						MSD – ORANGEBURG, LLC

				
	
					
						 

					
					
						MSD – SENECA, LLC

				
	
					
						 

					
					
						MSD – CULLMAN, LLC

				
	
					
						 

					
					
						MSD – MADISON, LLC

				
	
					
						 

					
					
						MSD – SHEFFIELD, LLC

				
	
					
						 

					
					
						MSD – BOWLING GREEN, LLC

				
	
					
						 

					
					
						MSD – PADUCAH, LLC

				
	
					
						 

					
					
						MSD – CONYERS, LLC

				
	
					
						 

					
					
						MSD – GAINESVILLE, LLC

				
	
					
						 

					
					
						MSD – CLEVELAND, LLC

				
	
					
						 

					
					
						MSD – COOKEVILLE, LLC

				
	
					
						 

					
					
						MSD – JACKSON, LLC

				
	
					
						 

					
					
						MSD – KNOXVILLE, LLC 

				
	
					
						 

					
					
						MSD – FRANKLIN, LLC

				
	
					
						 

					
					
						MSD – HOPKINSVILLE, LLC

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						By:

					
					
						/s/ David J. Hegarty

				
	
					
						 

					
					
						 

					
					
						David J. Hegarty

				
	
					
						 

					
					
						 

					
					
						President of each of the foregoing entities

				

		
			 
		

		
			[Signature Page: Partial Termination of and Thirteenth 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

				
	
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						By:

					
					
						/s/ Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						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/ Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						President and Chief Executive Officer

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						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/ Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						President and Chief Executive Officer

				

		
			 
		

		
			[Signature Page: Partial Termination of and Thirteenth 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/ Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						President and Chief Executive Officer

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						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/ Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						President and Chief Executive Officer

				

		
			 
		

		
			 
		

		
			[Signature Page: Partial Termination of and Thirteenth 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/ Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						President and Chief Executive Officer

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						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/ Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						President and Chief Executive Officer

				

		
			 
		

		
			[Signature Page: Partial Termination of and Thirteenth 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

					
					
						Lancaster Healthcare Center

					
						1642 West Avenue J

					
						Lancaster, CA  93534

					
					
						2005

					
					
						$6,698,648

					
					
						12/31/2001

					
					
						10%

				
	
					
						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

					
					
						Van Nuys Health Care Center

					
						6835 Hazeltine Street

					
						Van Nuys, CA  91405

					
					
						2005

					
					
						$3,626,353

					
					
						12/31/2001

					
					
						10%

				
	
					
						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%

				

		
			 
		

		

		

		 

 

		
		

			
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
						Exhibit

					
					
						
Property Address

					
					
						Base Gross Revenues

					
						(Calendar Year)

					
					
						Base Gross Revenues

					
						(Dollar Amount)

					
					
						Commencement
Date

					
					
						Interest Rate

				
	
					
						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

					
					
						Union Park Health Services

					
						2401 East 8th Street

					
						Des Moines, IA  50316

					
					
						2005

					
					
						$4,404,678

					
					
						12/31/2001

					
					
						10%

				
	
					
						A-21

					
					
						Park Place

					
						114 East Green Street

					
						Glenwood, IA  51534

					
					
						2005

					
					
						$8,109,512

					
					
						12/31/2001

					
					
						10%

				
	
					
						A-22

					
					
						Prairie Ridge Care & Rehabilitation

					
						608 Prairie Street

					
						Mediapolis, IA  52637

					
					
						2005

					
					
						$3,234,505

					
					
						12/31/2001

					
					
						10%

				
	
					
						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%

				

		
			 
		

		

		

		 

 

		
		

			
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
						Exhibit

					
					
						
Property Address

					
					
						Base Gross Revenues

					
						(Calendar Year)

					
					
						Base Gross Revenues

					
						(Dollar Amount)

					
					
						Commencement
Date

					
					
						Interest Rate

				
	
					
						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

					
					
						Ashland Care Center

					
						1700 Furnace Street

					
						Ashland, NE  68003

					
					
						2005

					
					
						$4,513,891

					
					
						12/31/2001

					
					
						10%

				
	
					
						A-33

					
					
						Blue Hill Care Center

					
						414 North Wilson Street

					
						Blue Hill, NE  68930

					
					
						2005

					
					
						$2,284,065

					
					
						12/31/2001

					
					
						10%

				
	
					
						A-34

					
					
						Central City Care Center

					
						2720 South 17th Avenue

					
						Central City, NE  68462

					
					
						2005

					
					
						$2,005,732

					
					
						12/31/2001

					
					
						10%

				
	
					
						A-35

					
					
						Intentionally deleted.

					
					
						N/A

					
					
						N/A

					
					
						N/A

					
					
						N/A

				
	
					
						A-36

					
					
						Gretna Community Living Center

					
						700 South Highway 6

					
						Gretna, NE  68028

					
					
						2005

					
					
						$3,380,356

					
					
						12/31/2001

					
					
						10%

				
	
					
						A-37

					
					
						Sutherland Care Center

					
						333 Maple Street

					
						Sutherland, NE  69165

					
					
						2005

					
					
						$2,537,340

					
					
						12/31/2001

					
					
						10%

				
	
					
						A-38

					
					
						Waverly Care Center

					
						11041 North 137th Street

					
						Waverly, NE  68462

					
					
						2005

					
					
						$3,066,135

					
					
						12/31/2001

					
					
						10%

				
	
					
						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%

				

		
			 
		

		

		

		 

 

		
		

			
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
						Exhibit

					
					
						
Property Address

					
					
						Base Gross Revenues

					
						(Calendar Year)

					
					
						Base Gross Revenues

					
						(Dollar Amount)

					
					
						Commencement
Date

					
					
						Interest Rate

				
	
					
						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 Omitted

					
					
						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

					
					
						Sunny Hill Health Care Center

					
						4325 Nakoma Road

					
						Madison, WI  53711

					
					
						2005

					
					
						$3,237,633

					
					
						12/31/2001

					
					
						10%

				
	
					
						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%

				

		
			 
		

		

		

		 

 

		
		

			
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
						Exhibit

					
					
						
Property Address

					
					
						Base Gross Revenues

					
						(Calendar Year)

					
					
						Base Gross Revenues

					
						(Dollar Amount)

					
					
						Commencement
Date

					
					
						Interest Rate

				
	
					
						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%

				

		
			 
		

		

		

		 

 

		
		

			
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
						Exhibit

					
					
						
Property Address

					
					
						Base Gross Revenues

					
						(Calendar Year)

					
					
						Base Gross Revenues

					
						(Dollar Amount)

					
					
						Commencement
Date

					
					
						Interest Rate

				
	
					
						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%five_Ex10-52

		
			Exhibit 10.52
		

		
			 
		

		
			AMENDED AND RESTATED BUSINESS MANAGEMENT
AND SHARED SERVICES AGREEMENT
		

		
			THIS AMENDED AND RESTATED BUSINESS MANAGEMENT AND SHARED SERVICES AGREEMENT (this “Agreement”) is made and entered into as of March 16, 2015, by and between Five Star Quality Care, Inc., a Maryland corporation (the “Company”), and Reit Management & Research LLC, a Delaware limited liability company (“RMR”).
		

		
			WHEREAS, the Company and RMR are parties to an Amended and Restated Business Management and Shared Services Agreement dated as of November 23, 2012 (the “Original Agreement”); and
		

		
			WHEREAS, the Company and RMR wish to amend and restate the Original Agreement as hereinafter provided effective with respect to services performed and fees due with respect to such services on and after March 16, 2015;
		

		
			NOW, THEREFORE, in consideration of the mutual agreements set forth herein, the parties hereto agree as follows:
		

			
	
			
				 Section 1.
			ENGAGEMENT.  Subject to the terms and conditions hereinafter set forth, the Company hereby continues to engage RMR to provide the business management and shared services contemplated by this Agreement with respect to the Company’s business and operations, and RMR hereby accepts such continued engagement.

			
	
			
				 Section 2.
			SERVICES.

			
	
			
				 2.1
			SERVICES TO BE RENDERED.  RMR shall provide the Company with the services described below (each, a “Service”, and collectively, the “Services”), in each case to the extent requested by the Company:

			
	
			
				 (a)
			ACCOUNTING SUPPORT.  Advice and assistance with accounting, audit and financial reporting of the Company, including, without limitation, advice and assistance in:  (i) setting up and maintaining systems for financial record keeping; (ii) conducting the administration of the day-to-day bookkeeping and accounting functions as are required for the proper management of the assets of the Company; (iii) conducting internal audit functions, and (iv) contracting for and supervising the process for audits of the Company’s annual financial statements by the Company’s independent registered public accountants.

			
	
			
				 (b)
			FINANCING, LEASING AND STRATEGIC ADVICE AND ASSISTANCE.

			
	
			
				(i)
			EQUITY CAPITAL MARKETS.  Advice and services relating to equity capital raising transactions, but not including solicitation of investors as a broker, dealer or underwriter in any capital raising transactions.

			
	
			
				(ii)
			DEBT FINANCING.  Advice and services relating to revolving lines of credit and other issuances of indebtedness.

		 

 

			
	
			
				(iii)
			STRATEGIC.  Advice and services relating to possible business and strategic opportunities as may come to the attention of the Company or RMR, including, without limitation, acquisitions, joint ventures, dispositions and other strategic transactions.

			
	
			
				(iv)
			INVESTIGATION.  Investigation and evaluation of financing, refinancing, leasing and other business opportunities, and making recommendations concerning these opportunities.

			
	
			
				 (a)
			CASH MANAGEMENT.  Advice and assistance in:  (i) operating and managing the Company’s collection systems, cash concentration systems and electronic disbursements; (ii) maintaining bank accounts, including opening and closing of operating, security deposits, local depository and petty cash accounts; (iii) bank administration; and (iv) maintaining bank relationships.

			
	
			
				 (b)
			HUMAN RESOURCES.  Advice and assistance in management of the Company’s 401(k) plan and other employee benefit plans, Company employee and management recruitment, performance evaluation and establishment of salary, bonus and other compensation scales and executive and staff employee structure.

			
	
			
				 (c)
			INSURANCE ADMINISTRATION.  Assistance in:  (i) securing all forms of insurance, including property, casualty and workers’ compensation; (ii) managing insurance policies; (iii) negotiation of premiums and arranging payment terms; (iv) managing claims; and (v) preparation of loss analysis.  The amount and levels of insurance shall be determined in the sole and absolute discretion of the Company.

			
	
			
				 (d)
			INVESTOR RELATIONS.  Assistance in the preparation and coordination of:  (i) annual and other reports to shareholders; (ii) presentations to the public; (iii) public relations; (iv) marketing materials; (v) internet website; and (vi) investor relations services.

			
	
			
				 (e)
			REGULATORY COMPLIANCE.  Advice and assistance with compliance with applicable legal and regulatory requirements, including, without limitation, advice and assistance in preparation of financial reports as may be required by any governmental authority in connection with the ordinary conduct of the Company’s business, including periodic reports, returns or statements required under the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or the rules and regulations promulgated thereunder, and tax reporting matters as further provided in subparagraph 2.1(q); provided, however, that the foregoing Services shall not include advice and assistance with any requirements of Medicare, Medicaid or other rate setting, safety, health agency or quality of care authority.

			
	
			
				 (f)
			CONTRACTS.  Assistance in review and negotiation of and advice concerning Company contracts and agreements, including, without limitation, contracts in connection with the services described in subparagraph 2.1(b), in each case, on behalf of the Company and in the furtherance of the Company’s objectives.

		

		

		 

		

			2

		

 

		
		

			
	
			
				 (g)
			LEGAL MATTERS.  Assistance with the retention, coordination and supervision of all third party legal services and oversight of processing of claims by or against the Company.

			
	
			
				 (h)
			MANAGEMENT INFORMATION SYSTEMS.

			
	
			
				(i)
			APPLICATIONS DEVELOPMENT.  Advice and assistance related to development and maintenance of Company information technology system applications, including, without limitation, intranet, financial, accounting and clerical systems.

			
	
			
				(ii)
			TELECOMMUNICATIONS.  Advice and assistance related to design, operation and maintenance of network infrastructure, including telephone and data transmission lines, voice mail, facsimile machines, cellular phones, pager, etc.; negotiation of contracts with third party vendors and suppliers; and provide local area network and wide area network communications support.

			
	
			
				(iii)
			OPERATIONS/TECHNICAL SUPPORT AND USER SUPPORT.  Advice and assistance related to design, maintenance and operation of the computing environment, including business specific applications, network wide applications, electronic mail and other systems; managing the purchase and maintenance of equipment, including hardware and software; configuration, installation and support of computer equipment; and education and training of the user community.

			
	
			
				(iv)
			MANAGEMENT INFORMATION SYSTEMS SERVICES.  In addition to advice and assistance, the provision of such personnel reasonably required and qualified to supplement the Company’s personnel in order to perform the underlying work described in subsections (i) through (iii) of this subparagraph 2.1(j).

			
	
			
				(v)
			PROTECTED HEALTH INFORMATION.  To the extent that the services provided under this Section 2.1(j) involve access to “protected health information,” as that term is defined by the Health Insurance Portability and Accountability Act of 1996, as amended and all rules and regulations promulgated thereunder (“HIPAA”), the parties agree to comply with the requirements of HIPAA.  For HIPAA compliance purposes, any employees of RMR that access protected health information of the Company shall be treated as part of the Company’s “workforce,” as that term is defined in 45 C.F.R. 160.103, and such employees shall comply with the Company’s HIPAA privacy and security policies and procedures during the term of this Agreement.

			
	
			
				 (k)
			ACQUISITIONS AND DISPOSITIONS.  Advice and assistance in identification, investigation and evaluation of acquisitions and dispositions of properties and other opportunities and making recommendations concerning the same.

			
	
			
				 (l)
			PROPERTY MAINTENANCE AND REPAIRS.  Assistance in obtaining, when appropriate, the services of property managers or management firms to perform customary property management services with regard to the facilities operated by or the real estate properties owned or leased by or otherwise in the possession of the Company; perform such supervisory, evaluation or monitoring services on behalf of the Company with respect to the activities of those property managers or management firms as would be performed by a prudent 
		

		 

		

			3

		

 

			owner or lessee engaged in business substantially similar to that engaged in by the Company with respect to its owned or leased properties used in such business, including, but not limited to, supervising the activities of property managers or management firms, reviewing the maintenance and renovation needs for governmental or regulatory compliance (other than Medicare and Medicaid compliance) at the Company’s properties, assessing capital and engineering projects, property inspections, and participating in property management budgeting, but excluding the actual on-site property management functions performed by Company personnel, property managers or management firms.

			
	
			
				 (m)
			RESEARCH.  Provision of periodic market research reports and perform special research assignments.

			
	
			
				 (n)
			SECURITIES FILINGS.  Advice and assistance in the preparation and filing of periodic and other reports required to be filed by Sections 13 and 15 of the Exchange Act and the rules and regulations thereunder; advice and assistance in the preparation, filing, distribution and posting of proxy and consent materials pursuant to the Exchange Act and the rules and regulations thereunder; and advice and assistance in the preparation and filing of all offering documents (public and private), and all registration statements, prospectuses or other documents filed with the Securities and Exchange Commission (the “SEC”) or any state; it being understood that the Company shall be responsible for the content of any and all of its offering documents and SEC filings, and RMR shall not be held liable for any costs or liabilities arising out of any misstatements or omissions in the Company’s offering documents or SEC filings, whether or not material, and the Company shall promptly indemnify RMR from any such costs or liabilities incurred by it.

			
	
			
				 (o)
			SPECIAL PROJECTS.  Provide direction and support of all special projects and such other services within the scope contemplated by this Agreement although not expressly covered in the subparagraphs of subparagraph 2.1.

			
	
			
				 (p)
			SUPERVISION OF THIRD PARTY MANAGER ARRANGEMENTS.  Provision of strategic advice and oversight concerning the Company’s relationship with any and all, current or future, third party managers or owners of its current or future facilities or properties.

			
	
			
				 (q)
			TAX ADMINISTRATION.  Supervision, direction and assistance in the preparation, review and filing of all federal, state and other required tax returns; supervision and direction of ad hoc requests for assistance on tax related matters; and coordination of all activities with the Company’s outside tax preparer.  All tax matters shall be determined by the Company in its absolute and sole discretion.

			
	
			
				 (r)
			RISK MANAGEMENT.  Advice and assistance with the Company’s risk management and oversight function.

			
	
			
				 (s)
			THIRD PARTY ADVISORS.  In addition to subparagraph 2.1(i), advise, assist and oversee the retention of counsel, consultants and other third party professionals on behalf of the Company.

		

		

		 

		

			4

		

 

		
		

		
			Notwithstanding anything herein, it is understood and agreed that the duties of, and services to be provided by, RMR pursuant to this Agreement shall not include (i) any investment management or related services with respect to any assets of the Company as the Company may wish to allocate from time to time to investments in “securities” (as defined in the Investment Advisers Act of 1940, as amended),  (ii) any services that would subject RMR to registration with the Commodity Futures Trading Commission as a “commodity trading advisor” (as such term is defined in Section 1a(12) of the Commodity Exchange Act and in CFTC Regulation 1.3(bb)(1)) or affirmatively require it to make any exemptive certifications or similar filings with respect to “commodity trading advisor” registration status or (iii) any services or the taking of any action that would render RMR a “municipal advisor” as defined in Section 15B(e)(4) of the Exchange Act. 
		

			
	
			
				 5.2
			PERFORMANCE OF SERVICES.  RMR will perform or cause to be performed the Services in a timely, efficient and workmanlike manner.  With the Company’s approval, RMR may retain third parties or its affiliates to provide certain of the Services hereunder.  In such cases, and notwithstanding anything herein to the contrary, the Company shall pay the fees and costs of such third parties and reimburse RMR in accordance with subparagraph 2.4 for RMR’s actual out-of-pocket costs and expenses for arranging for such Services (including, without limitation, the fees and costs of such third parties paid by RMR) to the extent the Company is not billed or does not pay directly.  RMR shall be responsible for paying such affiliates for their fees and costs in providing such Services unless otherwise approved by a majority vote of the Independent Directors (as defined in the Company’s Bylaws, as in effect from time to time) of the Company.  All services shall be performed as requested and/or authorized by the Company from time to time.

		
			In performing its services hereunder with respect to the Company, RMR shall adhere to, and shall require its officers and employees in the course of providing such services to the Company to adhere to, the Company’s Code of Business Conduct and Ethics, as in effect from time to time.  In addition, RMR shall make available (which may be by posting to the Company’s website) to its officers and employees providing such services to the Company the procedures for the receipt, retention and treatment of complaints regarding accounting, internal accounting controls or auditing matters relating to the Company and for the confidential, anonymous submission by such officers and employees of concerns regarding questionable accounting or auditing matters relating to the Company, as set forth in the Company’s Procedures for Handling Concerns or Complaints about Accounting, Internal Accounting Controls or Auditing Matters, as in effect from time to time.
		

			
	
			
				 5.3
			COMPENSATION.

			
	
			
				 (a)
			PAYMENT FOR SERVICES.  RMR shall be paid a fee for the Services provided to the Company under this Agreement (the “Fee”) equal to 0.6% of Revenues as hereinafter defined. “Revenues” are the total revenues of the Company from all sources reportable under generally accepted accounting principles in the United States (“GAAP” but without reduction for revenues which arise from discontinued operations) less any revenues reportable by the Company with respect to facilities and other properties for which the Company provides management services plus the gross revenues at those facilities and other properties determined in accordance with GAAP. The Fee shall be estimated and paid monthly by the

		

		

		 

		

			5

		

 

		
		

		
			Company in advance based upon the prior calendar month’s Revenues, and such payment shall be paid within 15 calendar days of the end of the applicable prior calendar month unless otherwise agreed. The calculation of the fee for any month shall be based upon the Company’s monthly financial statements and shall be in reasonable detail. A copy of the computations shall promptly be delivered to RMR accompanied by payment of the Fee thereon to be due and payable. The Fee shall be pro-rated for any partial month this Agreement shall be in effect.
		

		
			The aggregate annual Fee paid in any fiscal year shall be subject to adjustment as of the end of that fiscal year. On or before the 30th day after public availability of the Company’s annual audited financial statements for each fiscal year, the Company shall deliver to RMR a notice setting forth (i) the Revenues for such year, (ii) the Company’s computation of the Fee payable for such year and (iii) the amount of the Fee theretofore paid to RMR in respect of such year. If the annual Fee payable for said fiscal year exceeds the aggregate amounts previously paid with respect thereto by the Company, the Company shall pay such deficit amount to RMR at the time of delivery of such notice. If the annual Fee payable for said fiscal year as shown in such notice is less than the aggregate amounts previously paid with respect thereto by the Company, the Company shall specify in such notice whether RMR should (i) refund to the Company payment in an amount equal to such difference or (ii) grant the Company a credit against the Fee next coming due in the amount of such difference until such amount has been fully paid or otherwise discharged.
		

			
	
			
				 (b)
			PAYMENT SUBORDINATION.  No Fee payments shall be paid by the Company to RMR if any amounts payable by the Company or any of its subsidiaries to Senior Housing Properties Trust or any of its subsidiaries (collectively “Senior Housing”) pursuant to any lease or management agreement are in arrears or if such Fee payment would leave the Company with insufficient cash, credit facilities or current accounts receivable to make its next scheduled payment to Senior Housing pursuant to any lease or management agreement.  Any Fee payment unpaid as a result of the preceding sentence shall accrue interest until paid at the Prime Rate (as defined below), and shall be automatically due and payable:  (i) as and to the extent cash, credit facilities or current accounts receivable are available after payment of, or provision for, amounts payable to Senior Housing or (ii) upon any termination of the Agreement.  This subparagraph 2.3(b) is only intended to define the relative rights of RMR and Senior Housing.  Without intending to limit the generality of the foregoing, nothing in this subparagraph 2.3(b) shall:  (i) impair, as between the Company and RMR, the obligation of the Company to pay any amounts owing hereunder in accordance with the terms hereof; or (ii) affect the relative rights of RMR and creditors of the Company other than Senior Housing.  For purposes of this Agreement, “Prime Rate” shall mean the Prime Rate or base rate on corporate loans at large U.S. money center commercial banks as published in The Wall Street Journal or, if publication of such rate shall be suspended or terminated, Prime Rate shall mean the annual rate of interest, determined daily and expressed as a percentage, from time to time announced by one of the three largest national or New York State chartered banking institutions having their principal office in New York, New York and selected by RMR at the time such publication is suspended or terminated.  All interest hereunder shall be calculated on the basis of actual days elapsed and a 360-day year.

			
	
			
				 5.4
			REIMBURSEMENT.  Unless otherwise agreed, the Company shall reimburse RMR for (a) reasonable out-of-pocket expenses and costs of RMR employees incurred
		

		 

		

			6

		

 

			

		
			in their performance of the Services  and (b) as reasonably agreed by a majority of the Independent Directors, from time to time, reasonable third party expenses and costs RMR incurs (including expenses and costs of RMR’s affiliates pursuant to subparagraph 2.2) on behalf of the Company that are not billed directly to or paid by the Company, and for the Company’s share, if any, of technology infrastructure and internal audit costs that are provided to the Company and to other customers of RMR, in each case within 30 days of receipt of the invoice therefor.  RMR shall submit to the Company such reports detailing said expenses and costs and supporting receipts and bills, or other suitable evidence, as may be reasonably requested by the Company.
		

			
	
			
				 Section 3.
			LIMITATIONS; THIRD PARTY COSTS; NO FIDELITY BOND.

			
	
			
				 3.1
			NON-COVERED SERVICES.  For the avoidance of doubt, services outside the scope of this Agreement include, without limitation, and the Company, and not RMR, shall be responsible for:  (a) any and all clinical services to residents or patients at all facilities leased by the Company, whether or not managed or operated by the Company, and (b) any and all reimbursement or rate setting policies and reports to Medicare, Medicaid, any rate setting authority, safety, health agency or quality of care authority or any other third parties.

			
	
			
				 3.2
			LIMITS OF RMR RESPONSIBILITY.  RMR assumes no responsibility other than to render the services described herein in subparagraphs 2.1 and 5.2 in good faith and shall not be responsible for any action of the Company in following or declining to follow any advice or recommendation of RMR.

			
	
			
				 3.3
			THIRD PARTY COSTS.  Except to the extent expressly provided herein to the contrary, all third party costs incurred in connection with actions to be taken by the Company shall solely be the responsibility of the Company, including, but not limited to, all legal, auditing, accounting, underwriting, brokerage, investor communications, and listing, reporting and registration fees or other costs of the SEC, any state or local governments, any national securities exchange and the Financial Industry Regulatory Authority, Inc.

			
	
			
				 3.4
			FIDELITY BOND.  RMR shall not be required to obtain or maintain a fidelity bond in connection with the performance of its services hereunder.

			
	
			
				 Section 4.
			TERM; TERMINATION.

			
	
			
				 4.1
			Term; Termination.  This Agreement shall continue in force and effect until December 31, 2015, and shall be automatically renewed for successive one year terms annually thereafter unless notice of non-renewal is given by the Company or RMR before the end of the term.  It is expected that the terms and conditions may be reviewed by the Independent Directors at least annually.

		
			Notwithstanding any other provision of this Agreement to the contrary, this Agreement, or any extension thereof, may be terminated by the Company upon sixty (60) days’ written notice to RMR, which termination must be approved by a majority vote of the Independent Directors, or by RMR on one hundred twenty (120) days’ written notice to the Company, provided if the Company gives notice of termination or notice of non-renewal of this Agreement, in either case given other than for Cause (either, a “Covered Termination”), the Company shall pay RMR an amount (the “Termination Fee”) determined by (a) taking the average of the
		

		 

		

			7

		

 

		
		

		
			installments of the Fee payable for each of the twenty-four consecutive calendar months ended next prior to the date of notice of the Covered Termination (the “Determination Period”) and multiplying the average monthly installment by 12 (the “Annual Fee”), (b) taking the aggregate of all amounts payable for internal audit services pursuant to subsection 2.4(b) during the Determination Period and dividing the result by 2 (the “Annual Audit Services Expense ”) and (c) adding the Fee and the Annual Audit Services Expense and multiplying the sum by 2.875.  One half of the Termination Fee shall be paid in cash together with the notice of the Covered Termination and the balance on or before the effective date of the Covered Termination.
		

		
			If there is a Covered Termination within twenty-four calendar months following a merger between the Company and another company to which RMR is providing business management services (a “RMR Managed Company”), in determining the Termination Fee: monthly installments of the Fee and amounts payable for internal audit services for the portion of the Determination Period which follows the merger shall be those payable by the survivor of the merger, and monthly installments of the Fee and amounts payable for internal audit services for the portion of the Determination Period which is prior to the merger shall be the aggregate of those payable by each of the Company and the other RMR Managed Company.
		

		
			If there is a Covered Termination within twenty-four calendar months following the spin-off of a subsidiary of the Company (by sale in whole or part to the public or distribution to the Company’s shareholders) to which the Company contributed assets (“Contributed Assets”) and which was an RMR Managed Company both at the time of the spin-off and on the date of the Covered Termination, in determining the Termination Fee: (a) monthly installments of the Fee for the portion of the Determination Period which is prior to the spin-off shall be recalculated based upon Revenues after reduction by the historical Revenues attributable to the Contributed Assets (if then included in Revenues), provided such recalculated monthly installments of the Management Fee shall only be used in determining the Termination Fee if they result in monthly installments of the Management Fee for the period prior to the spin-off which would have been lower than those which were payable, and (b) amounts payable for internal audit services for the portion of the Determination Period which is prior to the spin-off shall be reduced to represent the same percentage of amounts charged to all RMR Managed Companies as is charged to the Company after the spin-off.
		

		
			Except for payment of the Termination Fee in the event of a Covered Termination, subsection 4.2 hereof shall govern the rights, liabilities and obligations of the parties upon termination of this Agreement; and, except as provided in subsections 4.1,  4.2 and 5.2, such termination shall be without further liability of either party to the other, other than for breach or violation of this Agreement prior to termination.
		

		
			For purposes of this subsection 4.1, “Cause” shall mean acts of RMR constituting bad faith, willful or wanton misconduct or gross negligence in the performance of its obligations under this Agreement.
		

		
			The provisions of this Section 4.1 shall not apply as a limitation on the amount which may be paid by agreement of the Company and RMR in connection with a transaction pursuant to which any assets or going business values of RMR are acquired by the Company in association with termination of this Agreement and the Termination Fee is in addition to any
		

		 

		

			8

		

 

		
		

		
			amounts otherwise payable to RMR under this Agreement as compensation for services and for expenses of or reimbursement due to RMR through the date of termination.
		

			
	
			
				 4.2
			ACTION UPON TERMINATION.  From and after the effective date of any termination of this Agreement, RMR shall be entitled to no compensation for services rendered hereunder for the remainder of the then-current term of this Agreement, but shall be paid, on a pro rata basis as set forth in this Section 4.2, all compensation due for services performed prior to the effective date of such termination.  Upon such termination, RMR shall as promptly as practicable:

			
	
			
				 (a)
			pay over to the Company all monies collected and held for the account of the Company by it pursuant to this Agreement, after deducting therefrom any accrued Fee  and reimbursements for its expenses to which it is then entitled;

			
	
			
				 (b)
			deliver to the Company a full and complete accounting, including a statement showing all sums collected by it and a statement of all sums held by it for the period commencing with the date following the date of its last accounting to the Company; and

			
	
			
				 (c)
			deliver to the Company all property and documents of the Company then in its custody or possession.

		
			The Fee due upon termination shall be computed and payable within thirty (30) days following the date of termination.  A copy of the computation of the Fee shall be delivered to RMR accompanied by payment of the Fee shown thereon to be due and payable.
		

		
			The Fee for any partial month prior to termination will be computed by multiplying the Fee which would have been earned for the full month by a fraction, the numerator of which is the number of days in the portion of such month during which this Agreement was in effect, and the denominator of which shall be 30.
		

		
			In addition to other actions on termination or non-renewal of this Agreement, for up to one hundred twenty (120) days following the date of any notice of a Covered Termination or any notice of termination given by RMR, RMR shall cooperate with the Company and use commercially reasonable efforts to facilitate the orderly transfer of the services provided under this Agreement to employees of the Company or to its designee, including, but not limited to the transfer of legal and regulatory compliance and reporting. In connection therewith, RMR shall assign to the Company, and the Company shall assume, any authorized agreements RMR executed in its name on behalf of the Company and RMR shall assign to the Company all proprietary information with respect to the Company.  Additionally, the Company or its designee shall have the right to offer employment to any employee of RMR whom RMR proposes to terminate in connection with the Covered Termination and RMR shall cooperate with the Company or its designee in connection therewith.
		

			
	
			
				 Section 5.
			ADDITIONAL SERVICES; SENIOR EXECUTIVES.

			
	
			
				 5.1
			COMMON MANAGEMENT.  The parties acknowledge and agree that certain senior executives of the Company may be employees, officers or directors of both the Company and RMR.  Each party shall be solely responsible for payment of compensation to such 
		

		 

		

			9

		

 

			

		
			senior executives for services rendered to or on behalf of such party and the payment by the Company for services by senior executives who are also senior executives of RMR shall be approved by majority vote of the Independent Directors of the Compensation Committee of the Board of Directors of the Company.
		

			
	
			
				 5.2
			ADDITIONAL SERVICES.

			
	
			
				 (a)
			To the extent requested by the Company, RMR shall make its executive officers and directors who are not also senior executives of the Company reasonably available to the Company for the provision of additional services, including day-to-day activities enumerated in subparagraph 2.1. The parties acknowledge and agree that no additional compensation shall be due and payable for any additional services requested by the Company and provided by executive officers and directors of RMR pursuant to this subparagraph 5.2(a).

			
	
			
				 (b)
			If, and to the extent that, the Company shall request RMR to render services on behalf of the Company other than those to be rendered by RMR in accordance with Section 2 and subparagraph 5.2(a) of this Agreement, such additional services shall be compensated separately on terms approved by a majority vote of the Independent Directors, from time to time.

			
	
			
				 Section 6.
			PREVENTION OF PERFORMANCE.  RMR shall not be determined to be in violation of this Agreement if it is prevented from performing any Services hereunder for any reason beyond its reasonable control, including, without limitation, acts of God, nature, or of public enemy, strikes, or limitations of law, regulations or rules of the federal or of any state or local government or of any agency thereof.

			
	
			
				 Section 7.
			RMR RESTRICTIONS.  Other than activities or arrangements existing as of the date hereof or those consented to by the Company, RMR shall not directly or indirectly provide any advice or assistance to any management or operating business or enterprise that is competitive with the Company’s business, including, but not limited to, any business or enterprise that manages or operates senior apartments, congregate communities, assisted living properties, independent living properties, nursing homes, or other healthcare properties; provided, however, that nothing herein is intended or shall be construed to prevent RMR from providing management services to Senior Housing, including services to Senior Housing related to properties now or hereafter owned by Senior Housing which may be leased, operated or managed by the Company or which may be leased, operated or managed by competitors of the Company.  Subject to the immediately preceding sentence, nothing herein shall prevent or restrict RMR from engaging in any other activities or businesses or from providing management services to any other person or entity.  In addition, nothing herein shall prevent any shareholder or affiliate of RMR from engaging in any other business or from rendering services of any kind to any other person or entity (including competitive business activities).

			
	
			
				 Section 8.
			INDEMNIFICATION.

			
	
			
				 8.1
			BY THE COMPANY.  The Company shall indemnify, defend and hold RMR, and its members, directors, officers, employees and agents harmless from and against any and all damages, claims, losses, expenses, costs, obligations and liabilities, including, without
		

		 

		

			10

		

 

			

		
			limiting the generality of the foregoing, liabilities for all reasonable attorneys’, accountants’ and experts’ fees and expenses incurred (collectively, “Losses and Expenses”) or suffered by them by reason of or arising out of the course of performing the Services and any duties on behalf of the Company and its subsidiaries as prescribed hereby, except for matters covered by subparagraph 8.2 hereof.
		

			
	
			
				 8.2
			BY RMR.  RMR shall indemnify, defend and hold the Company and its subsidiaries and their respective directors, trustees, officers, employees and agents harmless from and against Losses and Expenses suffered by them by reason of or arising out of any willful bad faith or gross negligence in the performance of any obligation or agreement of RMR herein.  Any dispute, claim or controversy between the Company and RMR as to whether RMR acted with willful bad faith or gross negligence in the performance of any obligation or agreement of RMR herein shall be arbitrated in accordance with Section 13, except that, notwithstanding anything to the contrary in Section 13, the costs and expenses of the prevailing party to such arbitration shall be paid by the non-prevailing party to such arbitration.

			
	
			
				 Section 9.
			SELF-DEALING.  Neither RMR nor any affiliate of RMR shall, directly or indirectly, sell any property or assets to the Company or purchase any property or assets from the Company, lease any property from the Company or borrow any money from the Company, except as approved by a majority of the Independent Directors of the Company.  In addition, except as otherwise provided in Section 2 hereof or except as approved by a majority of the Independent Directors of the Company, neither RMR nor any affiliate of RMR shall receive any commission or other remuneration, directly or indirectly, in connection with the activities of the Company or any joint venture or partnership in which the Company is a party.  The foregoing prohibitions shall not apply to:  (a) the lease of facilities or office space by the Company from RMR or its affiliates; or (b) RMR’s or its affiliates’ provision of services to Affiliates Insurance Company (“AIC”) or RMR’s participation in AIC, including, without limitation, as a shareholder of AIC or as a policy holder of insurance policies issued by AIC or its third party agents in furtherance of AIC’s business.  Except for compensation received by RMR pursuant to Section 2 hereof, all commissions or other remuneration proposed to be received by RMR or an affiliate of RMR and not approved by a majority of the Independent Directors of the Company shall be promptly reported to the Company for its consideration.

			
	
			
				 Section 10.
			RELATIONSHIP OF THE PARTIES.

			
	
			
				 10.1
			NO PARTNERSHIP OR JOINT VENTURE.  The parties are not partners or joint venturers with each other and neither the terms of this Agreement nor the fact that the Company and RMR and their respective affiliates have joint interests in any one or more investments, ownership or other interests in any one or more entities, have common directors, officers or employees or have tenancy relationships shall be construed so as to make them partners or joint venturers or impose any liability as such on either of them.

			
	
			
				 10.2
			CONFLICTS OF INTEREST.  The Company acknowledges and agrees that RMR has certain interests that may be divergent from those of the Company, including, without limitation, (a) the Company is a tenant of an affiliate of RMR pursuant to a lease agreement relating to office space, (b) the Company and its subsidiaries lease and/or manage all or substantially all of their facilities pursuant to agreements with Senior Housing and may enter
		

		 

		

			11

		

 

			

		
			into additional leases, management agreements or other transactions with Senior Housing, (c) RMR provides management services to Senior Housing pursuant to management agreements, and (d) RMR provides certain services to AIC.  The parties agree that these relationships shall not affect either party’s rights and obligations under this Agreement; provided, however, the Company acknowledges and agrees that whenever any conflicts of interest arise resulting from the relationships described in this subparagraph 10.2 or any such relationship as may arise or be present in the future by and between the Company and any of RMR, affiliates of RMR or any publicly owned entity with whom RMR has a relationship or contract:  (i) RMR will act on its own behalf and on behalf of Senior Housing or such entity and not on the Company’s behalf; and (ii) the Company shall make its own decisions and require and obtain the advice and assistance of independent third parties at its own cost, as it may deem necessary.
		

			
	
			
				 Section 11.
			RECORDS.  RMR shall maintain appropriate books and records relating to Services performed pursuant to this Agreement, which books and records shall be available for inspection by representatives of the Company upon reasonable notice during ordinary business hours.

			
	
			
				 Section 12.
			ASSIGNMENT.  Neither party may assign this Agreement or its rights hereunder or delegate its duties hereunder without the written consent of the other party, except in the case of an assignment or delegation by RMR to a corporation, partnership, limited liability company, association, trust, or other successor entity which may take over the property and carry on the affairs of RMR and which remains under the control of one or more persons who controlled the operations of RMR immediately prior to such assignment or delegation.

			
	
			
				 Section 13.
			 ARBITRATION.

			
	
			
				 13.1
			PROCEDURES FOR ARBITRATION OF DISPUTES.  Any disputes, claims or controversies between the parties (a) arising out of or relating to this Agreement or the provision of services by RMR pursuant to this Agreement, or (b) brought by or on behalf of any shareholder of the Company (which, for purposes of this Section 13, shall mean any shareholder of record or any beneficial owner of shares of the Company, or any former shareholder of record or beneficial owner of shares of the Company), either on his, her or its own behalf, on behalf of the Company or on behalf of any series or class of shares of the Company or shareholders of the Company against the Company or any director, officer, manager (including RMR or its successor), agent or employee of the Company, including disputes, claims or controversies relating to the meaning, interpretation, effect, validity, performance or enforcement of this Agreement, including this arbitration agreement, or the charter or Bylaws of the Company (all of which are referred to as “Disputes”), or relating in any way to such a Dispute or Disputes shall, on the demand of any party to such Dispute be resolved through binding and final arbitration in accordance with the Commercial Arbitration Rules (the “Rules”) of the American Arbitration Association (“AAA”) then in effect, except as those Rules may be modified in this Section 13. For the avoidance of doubt, and not as a limitation, Disputes are intended to include derivative actions against directors, officers or managers of the Company and class actions by a shareholder against those individuals or entities and the Company. For the avoidance of doubt, a Dispute shall include a Dispute made derivatively on behalf of one party against another party.

		 

		

			12

		

 

			
	
			
				 13.2
			ARBITRATORS.  There shall be three arbitrators. If there are only two parties to the Dispute, each party shall select one arbitrator within 15 days after receipt of a demand for arbitration. Such arbitrators may be affiliated or interested persons of such parties. If there are more than two parties to the Dispute, all claimants, on the one hand, and all respondents, on the other hand, shall each select, by the vote of a majority of the claimants or the respondents, as the case may be, one arbitrator within 15 days after receipt of a demand for arbitration. Such arbitrators may be affiliated or interested persons of the claimants or the respondents, as the case may be. If either a claimant (or all claimants) or a respondent (or all respondents) fail to timely select an arbitrator then the party (or parties) who has selected an arbitrator may request the AAA to provide a list of three proposed arbitrators in accordance with the Rules (each of whom shall be neutral, impartial and unaffiliated with any party) and the party (or parties) that failed to timely appoint an arbitrator shall have ten days from the date the AAA provides such list to select one of the three arbitrators proposed by AAA. If such party (or parties) fail to select such arbitrator by such time, the party (or parties) who have appointed the first arbitrator shall then have ten days to select one of the three arbitrators proposed by AAA to be the second arbitrator; and, if he/they should fail to select such arbitrator by such time, the AAA shall select, within 15 days thereafter, one of the three arbitrators it had proposed as the second arbitrator. The two arbitrators so appointed shall jointly appoint the third and presiding arbitrator (who shall be neutral, impartial and unaffiliated with any party) within 15 days of the appointment of the second arbitrator. If the third arbitrator has not been appointed within the time limit specified herein, then the AAA shall provide a list of proposed arbitrators in accordance with the Rules, and the arbitrator shall be appointed by the AAA in accordance with a listing, striking and ranking procedure, with each party having a limited number of strikes, excluding strikes for cause.

			
	
			
				 13.3
			PLACE OF ARBITRATION.  The place of arbitration shall be Boston, Massachusetts unless otherwise agreed by the parties.

			
	
			
				 13.4
			DISCOVERY.  There shall be only limited documentary discovery of documents directly related to the issues in dispute, as may be ordered by the arbitrators.

			
	
			
				 13.5
			AWARDS.  In rendering an award or decision (the “Award”), the arbitrators shall be required to follow the laws of The Commonwealth of Massachusetts.  Any arbitration proceedings or Award rendered hereunder and the validity, effect and interpretation of this arbitration agreement shall be governed by the Federal Arbitration Act, 9 U.S.C. §1 et seq.  The Award shall be in writing and may, but shall not be required to, briefly state the findings of fact and conclusions of law on which it is based.

			
	
			
				 13.6
			COSTS AND EXPENSES.  Except as provided in subparagraph 9.2 and to the extent otherwise agreed by the parties, each party involved in a Dispute shall bear its own costs and expenses (including attorneys’ fees), and the arbitrators shall not render an award that would include shifting of any such costs or expenses (including attorneys’ fees) or, in a derivative case or class action, award any portion of the Company’s award to the claimant or the claimant’s attorneys.  Except as provided in subparagraph 8.2, and to the extent otherwise agreed by the parties,  each party (or, if there are more than two parties to the Dispute, all claimants, on the one hand, and all respondents, on the other hand, respectively) shall bear the costs and expenses of its (or their) selected arbitrator and the parties (or, if there are more than two parties
		

		 

		

			13

		

 

			

		
			to the Dispute, all claimants, on the one hand, and all respondents, on the other hand) shall equally bear the costs and expenses of the third appointed arbitrator.
		

			
	
			
				 13.7
			FINAL AND BINDING.  An Award shall be final and binding upon the parties thereto and shall be the sole and exclusive remedy between such parties relating to the Dispute, including any claims, counterclaims, issues or accounting presented to the arbitrators.  Judgment upon the Award may be entered in any court having jurisdiction.  To the fullest extent permitted by law, no application or appeal to any court of competent jurisdiction may be made in connection with any question of law arising in the course of arbitration or with respect to any award made except for actions relating to enforcement of this agreement to arbitrate or any arbitral award issued hereunder and except for actions seeking interim or other provisional relief in aid of arbitration proceedings in any court of competent jurisdiction.

			
	
			
				 13.8
			PAYMENT OF AWARDS.  Any monetary award shall be made and payable in U.S. dollars free of any tax, deduction or offset.  Each party against which the Award assesses a monetary obligation shall pay that obligation on or before the 30th day following the date of the Award or such other date as the Award may provide.

			
	
			
				 13.9
			BENEFICIARY.  This Section 13 is intended to benefit and be enforceable by the shareholders, directors, officers, managers (including RMR or its successor), agents or employees of the Company and the Company and shall be binding on the shareholders of the Company and the Company, as applicable, and shall be in addition to, and not in substitution for, any other rights to indemnification or contribution that such individuals or entities may have by contract or otherwise.

			
	
			
				 Section 14.
			CONSENT TO JURISDICTION AND FORUM.  This Section 14 is subject to, and shall not in any way limit the application of, Section 13 or the mandatory arbitration requirements of subparagraph 8.2; in case of any conflict between this Section 14 and Section 13 or subparagraph 8.2, Section 13 or subparagraph 8.2, as applicable, shall govern.  The exclusive jurisdiction and venue in any action brought by any party hereto pursuant to this Agreement shall lie in any federal or state court located in Boston, Massachusetts.  By execution and delivery of this Agreement, each party hereto irrevocably submits to the jurisdiction of such courts for itself and in respect of its property with respect to such action.  The parties irrevocably agree that venue would be proper in such court, and hereby waive any objection that such court is an improper or inconvenient forum for the resolution of such action.  The parties further agree and consent to the service of any process required by any such court by delivery of a copy thereof in accordance with Section 15 and that any such delivery shall constitute valid and lawful service of process against it, without necessity for service by any other means provided by statute or rule of court.

			
	
			
				 Section 15.
			NOTICES.  Any notice, report or other communication required or permitted to be given hereunder shall be in writing and shall be deemed to have been duly given:  when delivered in person; upon confirmation of receipt when transmitted by facsimile transmission; on the next business day if transmitted by a nationally recognized overnight courier; or on the third business day following mailing by first class mail, postage prepaid; in each case as follows (or at such other United States address or facsimile number for a party as shall be specified by like notice):
		

		 

		

			14

		

 

			

		
			If to the Company, to:
		

		
			Five Star Quality Care, Inc. 
400 Centre Street
Newton, Massachusetts 02458 
Attn:  President
Facsimile No.:  (617) 796-8385
		

		
			If to RMR, to:
		

		
			Reit Management & Research LLC 
255 Washington Street
Newton, Massachusetts 02458 
Attn:  President
Facsimile No.:  (617) 928-1305 
		

			
	
			
				 Section 16.
			ENTIRE AGREEMENT; WAIVER.  This Agreement constitutes and sets forth the entire agreement and understanding of the parties pertaining to the subject matter hereof, and no prior or contemporaneous written or oral agreements, understandings, undertakings, negotiations, promises, discussions, warranties or covenants not specifically referred to or contained herein or attached hereto shall be valid and enforceable.  No waiver of this Agreement or any provision of this Agreement shall be binding unless executed in writing by the party to be bound thereby.  No waiver of any of the provisions of this Agreement shall be deemed, or shall constitute, a waiver of any other provision hereof (whether or not similar), nor shall any such waiver constitute a continuing waiver unless otherwise expressly provided.

			
	
			
				 Section 17.
			BINDING EFFECT.  This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and each of their respective successors and permitted assigns.

			
	
			
				 Section 18.
			SEVERABILITY.  If any one or more of the provisions contained herein, or the application thereof in any circumstance, is held invalid, illegal or unenforceable in any respect for any reason, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions hereof shall not be in any way impaired, unless the provisions held invalid, illegal or unenforceable shall substantially impair the benefits of the remaining provisions hereof.

			
	
			
				 Section 19.
			COUNTERPARTS.  This Agreement may be executed in separate counterparts, each of which shall be deemed an original, but both of which taken together shall be considered one and the same instrument.

			
	
			
				 Section 20.
			AMENDMENTS.  The Agreement shall not be amended, changed, modified, terminated, or discharged in whole or in part except by an instrument in writing signed by each of the parties hereto, or by their respective successors or assigns, or otherwise as provided herein.

		

		

		 

		

			15

		

 

		
		

			
	
			
				 Section 21.
			THIRD PARTY BENEFICIARIES.  Except as otherwise provided in subparagraph 14.9, no person or entity other than the parties hereto and their successors and permitted assigns is intended to be a beneficiary of this Agreement.

			
	
			
				 Section 22.
			GOVERNING LAW.  This Agreement 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.

			
	
			
				 Section 23.
			INTERPRETATION.  The Company and RMR agree and covenant to construe the provisions of and give effect to this Agreement in such a manner to enable Senior Housing to continue to comply with its real estate investment trust qualification requirements under applicable tax laws.

			
	
			
				 Section 24.
			CAPTIONS.  The headings and titles of the various sections and paragraphs of this Agreement are inserted merely for the purpose of convenience, and do not expressly or by implication limit, define, extend or affect the meaning or interpretation of this Agreement or the specific terms or text of the section or paragraph so designated.

			
	
			
				 Section 25.
			SURVIVAL.  The provisions of subparagraph 2.1(n) (relating to the Company’s obligation to indemnify RMR for costs and liabilities incurred by RMR arising out of any misstatements or omissions in the Company’s offering documents or SEC filings and the Company’s absence of liability for any such costs or liabilities), 3.2, 3.3, 4.1 and 4.2 and Sections 8, 13, 14, 15, 21, 22 and 23 of this Agreement and this Section 25 shall survive the termination hereof.

			
	
			
				 Section 26.
			EQUAL EMPLOYMENT OPPORTUNITY EMPLOYER.  RMR is an equal employment opportunity employer and complies with all applicable state and federal laws to provide a work environment free from discrimination and without regard to race, color, sex, sexual orientation, national origin, ancestry, religion, creed, physical or mental disability, age, marital status, veteran’s status or any other basis protected by applicable laws.

		
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		IN WITNESS WHEREOF, the parties hereto have executed this Amended and Restated Business Management and Shared Services Agreement under seal as of the date first above written.
		

			
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						FIVE STAR QUALITY CARE, INC.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						By:

					
					
						/s/ Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						Name: Bruce J. Mackey Jr.

				
	
					
						 

					
					
						 

					
					
						 

					
					
						Title: President and Chief Executive Officer

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						REIT MANAGEMENT & RESEARCH LLC

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						 

					
					
						 

				
	
					
						 

					
					
						 

					
					
						By:

					
					
						/s/ Adam D. Portnoy

				
	
					
						 

					
					
						 

					
					
						 

					
					
						Name: Adam D. Portnoy

				
	
					
						 

					
					
						 

					
					
						 

					
					
						Title: President and Chief Executive Officer

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