Document:

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                                                                   EXHIBIT 10.51

                        CONFIRMATION OF AND AMENDMENT TO
                         MASTER GUARANTY OF PERFORMANCE

       THIS CONFIRMATION OF AND AMENDMENT TO MASTER GUARANTY OF PERFORMANCE
(this "Agreement") is made this 29th day of July 1999, by SUNRISE ASSISTED
LIVING, INC., a Delaware corporation ("Guarantor") in favor of BANK OF AMERICA,
N.A., d/b/a NATIONSBANK, N.A., successor by merger to NationsBank, N.A., as the
administrative agent ("Administrative Agent") for itself and for certain
additional lenders (collectively with the Administrative Agent, the "Lenders")
who are or shall be from time to time participating as lenders in a bank group
pursuant to a Second Amended and Restated Agency Agreement of even dated
herewith (as amended, extended or substituted from time to time, the "Agency
Agreement").

                                    RECITALS

       A. In connection with a credit facility (the " Existing Credit Facility")
provided by Lenders to Sunrise East Assisted Living Limited Partnership, a
Virginia limited partnership ("SEAL") in the amount of $250,000,000, as
evidenced by the Amended, Restated, Consolidated and Increased Master Promissory
Note made December 23, 1997 by SEAL to Administrative Agent (as amended,
restated or substituted from time to time, the "Original Note"), as governed by
the Amended and Restated Financing and Security Agreement dated December 23,
1997 between SEAL and Administrative Agent (as amended, restated or substituted
from time to time, the "Existing Financing Agreement"), and as further governed
by the Amended and Restated Master Construction Loan Agreement dated December
23, 1997 between SEAL and Administrative Agent (as amended, restated or
substituted from time to time, the "Construction Agreement"), the Guarantor
provided the Administrative Agent, among other documents, with a Master Guaranty
of Performance dated December 23, 1997 (as amended, restated or substituted from
time to time, the "Performance Guaranty") to secure the construction of certain
Eligible Properties.

       B. As of December 30, 1998 Sunrise SEAL, L.L.C., a Virginia limited
liability company ("Sunrise SEAL") was added as a borrower under the Credit
Facility pursuant to amendments to the Original Note, the Existing Financing
Agreement and the Construction Agreement.

       C. Certain Eligible Projects owned by Sunrise Riverside Assisted Living,
L.P., Sunrise Huntcliff Assisted Living Limited Partnership, Sunrise Sterling
Canyon Assisted Living Limited Partnership, Sunrise Paramus Assisted Living
Limited Partnership, Sunrise Fairfield Assisted Living, L.P., Sunrise Bellevue
Assisted Living Limited Partnership, Sunrise Oakland Assisted Living Limited
Partnership, Sunrise Walnut Creek Assisted Living Limited Partnership, and
Sunrise Decatur Assisted Living Limited Partnership (collectively, the "SEAL
Affiliates") have been added to the Borrowing Base, and the SEAL Affiliates have
guaranteed the Credit Facility but have not been added as borrowers under the
Credit Facility.

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       D. The Lenders have agreed to increase the Credit Facility Committed
Amount to $400,000,000 which increase shall be evidenced by a Second Amended,
Restated and Increased Master Note ("Note") of even date herewith which amends,
restates and replaces the Original Note. In connection with such increase and
other modifications to the Credit Facility, the Existing Financing Agreement and
the Construction Agreement are being amended, restated and consolidated pursuant
to the Second Amended and Restated Financing and Security Agreement of even date
herewith (as amended, extended or substituted from time to time, the "Financing
Agreement").

       E. In connection with the increase to the Credit Facility Committed
Amount, (i) the SEAL Affiliates, and (ii) every other entity beneficially owned,
in whole or in part, directly or indirectly, by Sunrise Assisted Living, Inc.
which hereafter grants a lien on an Eligible Project and related Collateral as
collateral for the Credit Facility and enters into a Joinder Agreement pursuant
to the Note (collectively, the "Additional SEAL Affiliates") are to be added as
borrowers under the Credit Facility.

       F. The term "Borrowers" shall mean, collectively, SEAL, Sunrise SEAL, the
SEAL Affiliates and the Additional SEAL Affiliates.

       G. Any capitalized term not otherwise defined in this Agreement shall
have the meaning provided for such term in the Financing Agreement.

       NOW, THEREFORE, in consideration of and as a material inducement to, the
Lenders to modify the terms of the Credit Facility and for other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, effective as of the date hereof, the Guarantor hereby agrees as
follows:

       1. The Recitals are hereby incorporated by reference and made a part of
this Agreement. Capitalized terms not otherwise defined herein shall have the
meaning provided for such terms in the Financing Agreement.

       2. The Guarantor hereby acknowledges, approves, ratifies and confirms
that the Performance Guaranty will continue to apply to the Credit Facility, and
agrees that the Administrative Agent's action in requiring the Guarantor's
express consent to the modification and increase of the Credit Facility shall
not constitute a waiver of the Administrative Agent's or Lenders' right pursuant
to the terms of the Performance Guaranty or any of the other Financing Documents
to renew, extend, increase the principal amount or otherwise modify the Credit
Facility or the Financing Documents without the Guarantor's prior consent and
without affecting the Guarantor's liability therefore.

       3. The Guarantor acknowledges and agrees that:

          (a) The Administrative Agent and Lenders have acted in good faith and
have conducted themselves in a commercially reasonably manner in their
relationship with the

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Borrowers and the Guarantor in connection with the Performance Guaranty and in
connection with the Financing Documents and the Guarantor hereby waives and
releases any claims to the contrary.

          (b) The Performance Guaranty is valid and binding, and is an
enforceable obligation of the Guarantor, subject, however, to applicable
bankruptcy, insolvency, reorganization, moratorium and other similar laws
affecting creditors' rights generally and the exercise of judicial discretion in
accordance with general principles of equity.

       4. The Guarantor hereby releases, acquits, and forever discharges the
Administrative Agent and Lenders, their officers, employees and agents from any
and all claims that the Administrative Agent or Lenders are in any way
responsible for the current condition or deterioration of the Borrowers'
business operations and/or financial condition, and from any and all claims that
the Administrative Agent or Lenders breached any agreement to loan money to the
Borrowers to fund any of the Borrowers' operations at any times. The Guarantor
further agrees that from and after the date hereof, it will not assert in any
legal proceedings that any deterioration of the business operations or financial
condition of the Borrowers as of the date of this Agreement was caused by any
breach or wrongful act of the Administrative Agent or Lenders. Without limiting
the generality of the following, the Guarantor acknowledges that it is
personally benefiting from the extension of the Credit Facility and hereby
waives any claim that the Administrative Agent or Lenders violated the Equal
Credit Opportunity Act (15 U.S.C. Section 1691 et seq.) in connection with the
Credit Facility, the Note or any other obligation or security for any obligation
which is the subject thereof. The Guarantor represents and warrants that it has
no claims, actions, causes of action, defenses, counterclaims or setoffs of any
kind or nature (collectively, "Claims") which it can assert against the
Administrative Agent or Lenders in connection with the making, closing,
administration, collection, and/or enforcement by the Administrative Agent or
Lenders of the Performance Guaranty or any of the Financing Documents. IN THE
EVENT THAT THE GUARANTOR HAS ANY CLAIMS WHICH IT NOW OR HEREAFTER MAY ASSERT
AGAINST THE ADMINISTRATIVE AGENT OR LENDERS IN CONNECTION WITH THE MAKING,
CLOSING, ADMINISTRATION, COLLECTION AND/OR THE ENFORCEMENT BY THE ADMINISTRATIVE
AGENT OR THE LENDERS OF THE PERFORMANCE GUARANTY OR ANY OF THE FINANCING
DOCUMENTS AT OR PRIOR TO THE DATE HEREOF, THEN BY EXECUTING THIS AGREEMENT, THE
GUARANTOR FOREVER IRREVOCABLY WAIVES AND RELINQUISHES SUCH CLAIMS.

       5. THE GUARANTOR REPRESENTS AND WARRANTS THAT IT IS REPRESENTED BY
COUNSEL OF ITS CHOICE WHO HAVE REVIEWED THIS AGREEMENT AND ADVISED GUARANTOR OF
ITS CONTENTS AND MEANING. THE GUARANTOR FURTHER REPRESENTS AND WARRANTS THAT IT
IS SIGNING THIS AGREEMENT VOLUNTARILY AND WITH FULL UNDERSTANDING OF ITS
CONTENTS AND MEANING.

       6. This Agreement shall not constitute a novation with regard to any
obligations arising under the Credit Facility or the Performance Guaranty.

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       7. This Agreement shall be governed by and construed in accordance with
the laws of the Commonwealth of Virginia.

       IN WITNESS WHEREOF, the Guarantor has caused this Agreement to be duly
executed as an instrument under seal effective as of the day and year first
written above.

WITNESS:                        SUNRISE ASSISTED LIVING, INC.

------------------------        By: /s/ David W. Faeder              (SEAL)
                                    ----------------------------------
                                        David W. Faeder
                                        President

-----------------------         By: /s/ Thomas B. Newell              (SEAL)
                                     ----------------------------------
                                        Thomas B. Newell
                                        Executive Vice President

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                                                                   EXHIBIT 10.52

           OMNIBUS CONFIRMATION OF AND AMENDMENT TO SECURITY DOCUMENTS

       THIS OMNIBUS CONFIRMATION OF AND AMENDMENT TO SECURITY DOCUMENTS (this
"Agreement") is made this 29th day of July, 1999, by SUNRISE ASSISTED LIVING,
INC., a Delaware corporation ("SALI"), SUNRISE ASSISTED LIVING INVESTMENTS, INC.
a Virginia corporation ("SALII"), SUNRISE DEVELOPMENT, INC., a Virginia
corporation ("SDI"), SUNRISE EAST ASSISTED LIVING LIMITED PARTNERSHIP, a
Virginia limited partnership ("SEAL"), SUNRISE SEAL, L.L.C., a Virginia limited
liability company ("Sunrise SEAL") and SUNRISE ASSISTED LIVING MANAGEMENT, INC.,
a Virginia corporation, formerly known as Sunrise Terrace, Inc. ("SALMI") (SALI,
SALII, SDI, SEAL, Sunrise SEAL and SALMI are collectively referred to herein as
the "Assignors") in favor of BANK OF AMERICA, N.A. d/b/a NATIONSBANK, N.A. ,
successor by merger to NationsBank, N.A., as the administrative agent
("Administrative Agent") for itself and for certain additional lenders
(collectively with the Administrative Agent, the "Lenders") who are or shall be
from time to time participating as lenders in a bank group pursuant to a Second
Amended and Restated Agency Agreement of even date herewith (as amended,
extended or substituted from time to time, the "Agency Agreement").

                                    RECITALS

       A. In connection with a credit facility (as modified, increased,
extended, restated or substituted from time to time, the "Credit Facility")
originally provided by the Administrative Agent and certain Lenders to SEAL in
the amount of $250,000,000, as evidenced by the Amended, Restated, Consolidated
and Increased Master Promissory Note made December 23, 1997 by SEAL to
Administrative Agent (as amended, restated or substituted from time to time, the
"Original Note"), as governed by the Amended and Restated Financing and Security
Agreement dated December 23, 1997 between SEAL and Administrative Agent (as
amended, restated or substituted from time to time, the "Existing Financing
Agreement"), and as further governed by the Amended and Restated Master
Construction Loan Agreement dated December 23, 1997 between SEAL and
Administrative Agent (as amended, restated or substituted from time to time, the
"Construction Agreement"), the Administrative Agent, was provided with the
following documents: (i) the Amended and Restated Pledge, Assignment and
Security Agreement made December 23, 1997 by SALI and SALII in favor of the
Administrative Agent (as amended, confirmed, restated or substituted from time
to time, the "Pledge"); (ii) the Pledge, Assignment and Security Agreement made
December 30, 1998 by SDI in favor of the Administrative Agent (as amended,
confirmed, restated or substituted from time to time, the "SDI Pledge"); (iii)
the Amended and Restated Collateral Assignment of Licenses, Participation
Agreements and Resident Agreements made December 23, 1997 by SEAL for the
benefit of the Administrative Agent (as amended, confirmed, restated or
substituted from time to time, the "License Assignment"); (iv) the Amended and
Restated Collateral Assignment of Operating Agreements and Management Contracts
made December 23, 1997 by SEAL and SALMI to the Administrative Agent (as
amended, confirmed, restated or substituted from time to time, the "Contract
Assignment"); and (v) the Management Fee Subordination Agreement made December

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23, 1997 by SEAL and SALMI in favor of the Administrative Agent (as amended,
confirmed, restated or substituted from time to time, the "Fee Subordination")
(the Pledge, SDI Pledge, License Assignment, Contract Assignment and Fee
Subordination are collectively referred to as the "Security Documents").

       B. As of December 30, 1998 Sunrise SEAL, was added as a borrower under
the Credit Facility pursuant to an amendment to the Original Note and the
Original Financing Agreement.

       C. Certain Eligible Properties owned by Sunrise Riverside Assisted
Living, L.P., Sunrise Huntcliff Assisted Living Limited Partnership, Sunrise
Sterling Canyon Assisted Living Limited Partnership, Sunrise Paramus Assisted
Living Limited Partnership, Sunrise Fairfield Assisted Living, L.P., Sunrise
Bellevue Assisted Living Limited Partnership, Sunrise Oakland Assisted Living
Limited Partnership, Sunrise Walnut Creek Assisted Living Limited Partnership,
and Sunrise Decatur Assisted Living Limited Partnership (collectively, the "SEAL
Affiliates") have been included in the Borrowing Base under the Credit Facility,
and the SEAL Affiliates have guaranteed the Credit Facility but have not been
added as borrowers under the Credit Facility.

       D. The Lenders have agreed to increase the Credit Facility to
$400,000,000 pursuant to the Second Amended, Restated and Increased Master
Promissory Note of even date herewith from SEAL, Sunrise SEAL and the SEAL
Affiliates to the Administrative Agent (as amended, restated, or substituted
from time to time, the "Note") and the Second Amended and Restated Financing and
Security Agreement of even date herewith by and among SEAL, Sunrise SEAL, the
SEAL Affiliates and the Administrative Agent (as amended, restated or
substituted from time to time, the "Financing Agreement").

       E. In connection with the increase to the Credit Facility, (i) the SEAL
Affiliates, and (ii) every other entity which hereafter grants a lien to the
Administrative Agent on behalf of the Lenders on an Eligible Project and related
Collateral as collateral for the Credit Facility and enters into a Joinder
Agreement pursuant to the Financing Agreement (collectively, the "Additional
SEAL Affiliates") are to be added as borrowers under the Credit Facility.

       F. The term "Borrowers" shall mean individually or collectively, SEAL,
Sunrise SEAL, the SEAL Affiliates and the Additional SEAL Affiliates.

       G. Any capitalized term not otherwise defined in this Agreement shall
have the meaning provided for such term in the Financing Agreement.

       NOW, THEREFORE, in consideration of and as a material inducement to, the
Lenders to modify the terms of the Credit Facility and for other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, effective as of the date hereof, the Assignor hereby agrees as
follows:

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       1. The Recitals are hereby incorporated by reference and made a part of
this Agreement.

       2. The Assignors hereby acknowledge, approve, ratify and confirm that the
Security Documents will continue to apply to the Credit Facility, and agree that
the Administrative Agent's action in requiring the Assignors' consent by virtue
of this Agreement, to the modification and increase of the Credit Facility shall
not constitute a waiver of the Administrative Agent's or Lenders' right pursuant
to the terms of the Security Documents or any of the other Financing Documents
to renew, extend, increase the principal amount or otherwise modify the Credit
Facility or the Financing Documents without the Assignors' prior consent and
without affecting the Assignors' liability therefore.

       3. The Assignos acknowledge and agree that:

       (a) The Administrative Agent and the other Lenders have acted in good
faith and have conducted themselves in a commercially reasonable manner in their
relationship with the Borrower and the Assignors in connection with the Security
Documents and the Financing Documents and the Assignors hereby waive and release
any claims to the contrary.

       (b) The Security Documents are valid and binding, and are enforceable
obligations of the Assignors, subject, however, to applicable bankruptcy,
insolvency, reorganization, moratorium and other similar laws affecting
creditors' rights generally and the exercise of judicial discretion in
accordance with general principals of equity.

       4. The Assignors hereby release, acquit, and forever discharge the
Administrative Agent and Lenders, their officers, employees and agents from any
and all claims that the Administrative Agent or Lenders are in any way
responsible for the current condition or deterioration of the Borrowers'
business operations and/or financial condition, and from any and all claims that
the Administrative Agent or Lenders breached any agreement to loan money to the
Borrowers to fund any of the Borrowers' operations at any time. The Assignors
further agree that from and after the date hereof, they will not assert in any
legal proceedings that any deterioration of the business operations or financial
condition of the Borrowers as of the date of this Agreement was caused by any
breach or wrongful act of the Administrative Agent or Lenders. Without limiting
the generality of the following, the Assignors acknowledge that they are
personally benefiting from the extension of the Credit Facility and hereby waive
any claim that the Administrative Agent or Lenders violated the Equal Credit
Opportunity Act (15 U.S.C. Section 1691 et seq.) in connection with the Credit
Facility, the Note or any other obligation or security for any obligation which
is the subject thereof. The Assignors represent and warrant that they have no
claims, actions, causes of action, defenses, counterclaims or setoffs of any
kind or nature (collectively, "Claims") which they can assert against the
Administrative Agent or Lenders in connection with the making, closing,
administration, collection, and/or enforcement by the Administrative Agent or
Lenders of the Security Documents or any of the Financing Documents. IN THE
EVENT THAT THE ASSIGNORS HAVE ANY CLAIMS WHICH THEY NOW OR HEREAFTER MAY ASSERT
AGAINST THE ADMINISTRATIVE AGENT OR LENDERS IN CONNECTION WITH THE MAKING,
CLOSING, ADMINISTRATION, COLLECTION

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AND/OR THE ENFORCEMENT BY THE ADMINISTRATIVE AGENT OR THE LENDERS OF THE
SECURITY DOCUMENTS OR ANY OF THE FINANCING DOCUMENTS AT OR PRIOR TO THE DATE
HEREOF, THEN BY EXECUTING THIS AGREEMENT, THE ASSIGNORS FOREVER IRREVOCABLY
WAIVE AND RELINQUISH SUCH CLAIMS.

       5. THE ASSIGNORS REPRESENT AND WARRANT THAT THEY ARE REPRESENTED BY
COUNSEL OF THEIR CHOICE WHO HAVE REVIEWED THIS AGREEMENT AND ADVISED ASSIGNORS
OF ITS CONTENTS AND MEANING OR HAVE BEEN URGED BY THE ADMINISTRATIVE AGENT TO
RETAIN COUNSEL AND HAVE ELECTED NOT TO DO SO. THE ASSIGNORS FURTHER REPRESENT
AND WARRANT THAT THEY ARE SIGNING THIS AGREEMENT VOLUNTARILY AND WITH FULL
UNDERSTANDING OF ITS CONTENTS AND MEANING.

       6. This Agreement shall be governed by and construed in accordance with
the laws of the Commonwealth of Virginia.

       IN WITNESS WHEREOF, the Assignors have caused this Agreement to be duly
executed as an instrument under seal effective as of the day and year first
written above.

WITNESS:                     SUNRISE ASSISTED LIVING, INC.

------------------------     By: /s/ David W. Faeder                     (SEAL)
                                 -----------------------------------------
                                     David W. Faeder
                                     President

-----------------------      By: /s/ Thomas B. Newell                    (SEAL)
                                 -----------------------------------------
                                     Thomas B. Newell
                                     Executive Vice President

WITNESS:                     SUNRISE ASSISTED LIVING INVESTMENTS, INC.

-----------------------      By:/s/ James S. Pope                         (SEAL)
                                 -----------------------------------------
                                    James S. Pope
                                    Vice President

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WITNESS:                     SUNRISE DEVELOPMENT, INC.

-----------------------      By:/s/  James S. Pope                        (SEAL)
                                 -----------------------------------------
                                     James S. Pope
                                     Vice President

WITNESS:                     SUNRISE EAST ASSISTED LIVING
                             LIMITED PARTNERSHIP

------------------------     By:  Sunrise Assisted Living Investments, Inc.
                                  it general partner

                                  By:/s/ James S. Pope                    (SEAL)
                                     -------------------------------------
                                     James S. Pope
                                     Vice President

                             SUNRISE SEAL, L.L.C.

                             By:  Sunrise Development, Inc.
                                  Managing Member

                                  By: /s/ James S. Pope                   (SEAL)
                                      -----------------------------------
                                        James S. Pope
                                        Vice President

WITNESS:                     SUNRISE ASSISTED LIVING MANAGEMENT,
                             INC.

------------------------     By:  /s/ James S. Pope                       (SEAL)
                                 -----------------------------------------
                                      James S. Pope
                                      Vice President

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