Document:

Exhibit

Exhibit 10.3
PARTIAL TERMINATION OF AND SEVENTEENTH AMENDMENT TO 
AMENDED AND RESTATED MASTER LEASE AGREEMENT 
(LEASE NO. 1)
THIS PARTIAL TERMINATION OF AND SEVENTEENTH AMENDMENT TO AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 1) (this “Amendment”) is made and entered into as of May 1, 2019 by and among each of the parties identified on the signature pages hereof as a landlord (collectively, “Landlord”) and each of the parties identified on the signature pages hereof as a tenant (jointly and severally, “Tenant”).
W I T N E S S E T H:
WHEREAS, pursuant to the terms of that certain Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 4, 2009, as amended by that certain Partial Termination of and First Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of October 1, 2009, that certain Second Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of November 17, 2009, that certain Third Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of December 10, 2009, that certain Partial Termination of and Fourth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 1, 2010, that certain Fifth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of May 1, 2011, that certain Partial Termination of and Sixth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of June 1, 2011, that certain Seventh Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of June 20, 2011, that certain Eighth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 31, 2012, that certain Partial Termination of and Ninth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 1, 2013, that certain Partial Termination of and Tenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of January 22, 2014, that certain Partial Termination of and Eleventh Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of October 1, 2014,  that certain Partial Termination of and Twelfth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of October 31, 2014, that certain Partial Termination of and Thirteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of February 17, 2015, that certain Partial Termination of and Fourteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of August 1, 2015, that certain Partial Termination of and Fifteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of December 29, 2015, and that certain Partial Termination of and Sixteenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 1), dated as of June 1, 2018 (as so amended, “Amended Lease No. 1”), Landlord leases to Tenant, and Tenant leases from Landlord, the Leased Property (this and other capitalized terms used but not otherwise defined herein having the meanings given such terms in Amended Lease No. 1), all as more particularly described in Amended Lease No. 1; and
WHEREAS, Amended Lease No. 1 was further modified by that certain Transaction Agreement, dated as of April 1, 2019, between Five Star Senior Living Inc., on behalf of itself and 

certain of its subsidiaries, and Senior Housing Properties Trust, on behalf of itself and certain of its subsidiaries (the “Transaction Agreement”);
WHEREAS, prior to the date hereof, the financing secured by the RMI Properties was paid off and, pursuant to Section 23.17 of Amended Lease No. 1, the RMI Properties were automatically added to and demised under Amended Lease No. 1, and, pursuant to Section 21.11(c) of the RMI Lease, the RMI Lease was automatically terminated; and
WHEREAS, simultaneously herewith, SPTMNR Properties Trust is selling the Property consisting of the real property and related improvements known as the Van Nuys Healthcare Center and located at 6835 Hazeltine Avenue, Van Nuys, California, as more particularly described on Exhibit A-9 to Amended Lease No. 1 (the “Van Nuys Property”); and
WHEREAS, in connection with the foregoing, SPTMNR Properties Trust and the other entities comprising Landlord and Five Star Quality Care Trust and the other entities comprising Tenant wish to (a) document the addition of the RMI Properties to Amended Lease No. 1, and (b) amend Amended Lease No. 1 to terminate Amended Lease No. 1 with respect to the Van Nuys 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.RMI Properties Leases.  As of October 31, 2016, the financing securing the RMI Properties described on Exhibit A-87 through and including Exhibit A-94 attached hereto was paid off, those RMI Properties were added to and demised under Lease No. 1, such that the applicable landlords and tenant under the corresponding RMI Properties Lease became Landlords and Tenant under Amended Lease No. 1 and Minimum Rent under Amended Lease No. 1 increased accordingly.
2.    Partial Termination of Amended Lease No. 1.  Amended Lease No. 1 is terminated with respect to the Van Nuys Property and neither Landlord nor Tenant shall have any further rights or liabilities thereunder with respect to the Van Nuys 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.
3.    Leased Property.  Section 2.1 of Amended Lease No. 1 is hereby amended by deleting subsection (a) therefrom in its entirety and replacing it with the following: 
(a)  those certain tracts, pieces and parcels of land as more particularly described on Exhibits A-1 through A-94 attached hereto and made a part hereof (the “Land”);

4.    Minimum Rent.  The defined term “Minimum Rent” set forth in Section 1.68 of Amended Lease No. 1 is hereby reduced as of the date hereof by the sum of Zero and 05/100 Dollars ($0.05) per month in accordance with Section 2.1(1)(b) to the Transaction Agreement.

5.    Schedule 1.  Schedule 1 to Amended Lease No. 1 is deleted in its entirety and replaced with Schedule 1 attached hereto.
6.    Exhibit A.  Exhibit A to Amended Lease No. 1 is amended by (a) deleting the text of Exhibit A-9 attached thereto in their entirety and replacing it with “Intentionally Deleted”, and (b) inserting Exhibits A-87 through A-94 attached hereto immediately following Exhibit A-86 to Amended Lease No. 1.
7.    Ratification.  As amended hereby, Amended Lease No. 1 is hereby ratified and confirmed.

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

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

LANDLORD:
SNH SOMERFORD PROPERTIES TRUST 
SPTMNR PROPERTIES TRUST 
SNH/LTA PROPERTIES TRUST 
SPTIHS PROPERTIES TRUST 
SNH CHS PROPERTIES TRUST 
SNH/LTA PROPERTIES GA LLC
SNH/LTA SE WILSON LLC
MSD POOL 1 LLC
MSD POOL 2 LLC
SNH RMI FOX RIDGE MANOR PROPERTIES LLC
SNH RMI JEFFERSON MANOR PROPERTIES LLC
SNH RMI MCKAY MANOR PROPERTIES LLC
SNH RMI NORTHWOOD MANOR PROPERTIES LLC
SNH RMI OAK WOODS MANOR PROPERTIES LLC
SNH RMI PARK SQUARE MANOR PROPERTIES LLC
SNH RMI SMITH FARMS MANOR PROPERTIES LLC and
SNH RMI SYCAMORE MANOR PROPERTIES LLC 

By:    /s/ Jennifer F. Francis                
Jennifer F. Francis
President and Chief Operating Officer of each of the foregoing entities

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

TENANT:
FIVE STAR QUALITY CARE TRUST 
MORNINGSIDE OF KNOXVILLE, LLC 
MORNINGSIDE OF FRANKLIN, LLC
FVE SE WILSON LLC
FIVE STAR QUALITY CARE-RMI, LLC 

By:    /s/ Katherine E. Potter                
Katherine E. Potter
President and Chief Executive Officer of each of the foregoing entities

MORNINGSIDE OF MACON, LLC
MORNINGSIDE OF SENECA, L.P.
MORNINGSIDE OF HOPKINSVILLE, LIMITED PARTNERSHIP

		
	By:  
	LIFETRUST AMERICA, INC.,  
a Tennessee corporation, its General Partner/Member (as applicable)

By:    /s/ Katherine E. Potter            
          Katherine E. Potter
          President 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/ Katherine E. Potter        
Katherine E. Potter
President and Chief Executive Officer

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

MORNINGSIDE OF CULLMAN, LLC 
MORNINGSIDE OF MADISON, LLC
MORNINGSIDE OF SHEFFIELD, LLC

By:  MORNINGSIDE OF ALABAMA, L.P., a Delaware limited partnership, its Sole Member

		
	By:  
	LIFETRUST AMERICA, INC.,  
a Tennessee corporation, its General Partner

By:    /s/ Katherine E. Potter
Katherine E. Potter
President 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/ Katherine E. Potter        
Katherine E. Potter
President and Chief Executive Officer

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

MORNINGSIDE OF CONYERS, LLC 
MORNINGSIDE OF GAINESVILLE, LLC

		
	By:  
	MORNINGSIDE OF GEORGIA, L.P., a Delaware limited partnership, its Sole Member

		
	By:  
	LIFETRUST AMERICA, INC.,  
a Tennessee corporation, its General Partner

By:    /s/ Katherine E. Potter        
Katherine E. Potter
President 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/ Katherine E. Potter            
          Katherine E. Potter
          President and Chief Executive Officer

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

SCHEDULE 1

PROPERTY-SPECIFIC INFORMATION

	
						
	

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

	A-1
	Intentionally Deleted.

	N/A
	N/A
	N/A
	N/A

	A-2
	Intentionally Deleted.

	N/A
	N/A
	N/A
	N/A

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

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

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

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

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

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

	A-9
	Intentionally Deleted.

	N/A
	N/A
	N/A
	N/A

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

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

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

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

	A-14
	Intentionally Deleted.

	N/A
	N/A
	N/A
	N/A

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

	
						
	

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

	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
	Intentionally Deleted.
	N/A
	N/A
	N/A
	N/A

	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%

	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%

	
						
	

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

	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%

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

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

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

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

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

	
						
	

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

	
						
	

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

	
						
	

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

	
						
	

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

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

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

EXHIBIT A-87

Fox Ridge Manor
150 Fox Ridge Drive
Vincennes, Indiana 47591

(See attached copy.)

EXHIBIT A-88

Jefferson Manor
601 St. Joseph Drive
Kokomo, Indiana 46901

(See attached copy.)

EXHIBIT A-89

McKay Manor
1473 East McKay Road
Shelbyville, Indiana 46176

(See attached copy.)

EXHIBIT A-90

Northwood Manor 
1590 West Timberview Drive
Marion, Indiana 46952

(See attached copy.)

EXHIBIT A-91

Oak Woods Manor
1211 Longwood Drive
LaPorte, Indiana 46350

(See attached copy.)

EXHIBIT A-92

Park Square Manor
6990 East County Road 100 North
Avon, Indiana 46123

(See attached.)

EXHIBIT A-93

Smith Farm Manor
406 Smith Drive
Auburn, Indiana 46706

(See attached.)

EXHIBIT A-94

Sycamore Manor 
222 South 25th Street
Terre Haute, Indiana 47803

(See attached.)Exhibit

Exhibit 10.4
PARTIAL TERMINATION OF AND TWELFTH AMENDMENT TO 
AMENDED AND RESTATED MASTER LEASE AGREEMENT 
(LEASE NO. 2)
THIS PARTIAL TERMINATION OF AND TWELFTH AMENDMENT TO AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 2) (this “Amendment”) is made and entered into as of May 1, 2019, by and among each of the parties identified on the signature pages hereof as a landlord (collectively, “Landlord”) and each of the parties identified on the signature pages hereof as a tenant (jointly and severally, “Tenant”).
W I T N E S S E T H:
WHEREAS, pursuant to the terms of that certain Amended and Restated Master Lease Agreement (Lease No. 2), dated as of August 4, 2009, as amended by that certain Partial Termination of and First Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of November 1, 2009, that certain Partial Termination of and Second Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of August 1, 2010, that certain Third Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of June 20, 2011, that certain Fourth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of July 22, 2011, that certain Fifth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of August 31, 2012, that certain Partial Termination of and Sixth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of September 19, 2013, that certain Partial Termination of and Seventh Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of June 1, 2014, that certain Partial Termination of and Eighth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of July 20, 2015, that certain Partial Termination of and Ninth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of September 30, 2016, that certain Tenth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of August 1, 2017 and that certain Eleventh Amendment to Amended and Restated Master Lease Agreement (Lease No. 2), dated as of July 31, 2018 (as so amended, “Master Lease No. 2”), Landlord leases to Tenant, and Tenant leases from Landlord, the Leased Property (this and other capitalized terms used but not otherwise defined herein having the meanings given such terms in Master Lease No. 2), all as more particularly described in Master Lease No. 2;
WHEREAS, Amended Lease No. 2 was further modified by that certain Transaction Agreement, dated as of April 1, 2019, between Five Star Senior Living Inc., on behalf of itself and certain of its subsidiaries, and Senior Housing Properties Trust, on behalf of itself and certain of its subsidiaries (the “Transaction Agreement”);
WHEREAS, simultaneously herewith, SPTMNR Properties Trust is selling the Property consisting of the real property and related improvements known as (i) La Salette Health and Rehabilitation Center and located at 537 East Fulton Street, Stockton, California, as more particularly described on Exhibit A-4 to Amended Lease No. 2 (the “Stockton Property”), and (ii) 

- 1 -

Thousand Oaks Healthcare Center and located at 93 West Avenida de Los Arboles, Thousand Oaks, California, as more particularly described on Exhibit A-5 to Amended Lease No. 2 (the “Thousand Oaks Property”); and
WHEREAS, in connection with the foregoing, SPTMNR 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. 2 to terminate Amended Lease No. 2 with respect to the Stockton Property and the Thousand Oaks 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, effective as of the date hereof, as follows: 
1.    Partial Termination of Lease.  Amended Lease No. 2 is terminated with respect to the Stockton Property and the Thousand Oaks Property and neither Landlord nor Tenant shall have any further rights or liabilities thereunder with respect to the Stockton Property and the Thousand Oaks Property from and after the date hereof, except for those rights and liabilities which by their terms survive the termination of Amended Lease No. 2.
2.    Minimum Rent.  The defined term “Minimum Rent” set forth in Section 1.67 of Amended Lease No. 2 is hereby reduced by the sum of Sixty-Nine Thousand Two Hundred Ten and 33/100 Dollars ($69,210.33) per month in accordance with Section 2.1(1)(b) of the Transaction Agreement.
3.    Schedule 1.  Schedule 1 to Amended Lease No. 2 is deleted in its entirety and replaced with Schedule 1 attached hereto.
4.    Exhibit A.  Exhibit A to Amended Lease No. 2 is amended by deleting Exhibit A-4 and Exhibit A-5 attached thereto in their entirety and replacing each with “Intentionally Deleted.”
5.    Ratification.  As amended hereby, Amended Lease No. 2 is ratified and confirmed.

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

- 2 -

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

LANDLORD:
CCC FINANCING I TRUST,
CCC INVESTMENTS I, L.L.C.,
CCC OF KENTUCKY TRUST,
CCC PUEBLO NORTE TRUST,
CCDE SENIOR LIVING LLC,
CCOP SENIOR LIVING LLC,
O.F.C. CORPORATION,
SNH CHS PROPERTIES TRUST,
SNH/LTA PROPERTIES GA LLC,
SNH/LTA PROPERTIES TRUST,
SNH SOMERFORD PROPERTIES TRUST,
SPTIHS PROPERTIES TRUST, and
SPTMNR PROPERTIES TRUST

By: /s/ Jennifer F. Francis            
Jennifer F. Francis
President of each of the foregoing entities

CCC FINANCING LIMITED, L.P.

By:    CCC Retirement Trust,
its General Partner

By: /s/ Jennifer F. Francis        
Jennifer F. Francis
President

CCC RETIREMENT COMMUNITIES II, L.P.

By:    Crestline Ventures LLC,
its General Partner

By: /s/ Jennifer F. Francis        
Jennifer F. Francis
President

[Signature Page to Partial Termination of and Twelfth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2)]

LEISURE PARK VENTURE LIMITED PARTNERSHIP

By:    CCC Leisure Park Corporation, 
        its General Partner

By: /s/ Jennifer F. Francis        
Jennifer F. Francis
President

[Signature Page to Partial Termination of and Twelfth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2)]

TENANT:
FIVE STAR QUALITY CARE TRUST

By: /s/ Katherine E. Potter            
Katherine E. Potter
President

FS TENANT HOLDING COMPANY TRUST

By: /s/ Katherine E. Potter            
Katherine E. Potter
President

[Signature Page to Partial Termination of and Twelfth Amendment to Amended and Restated Master Lease Agreement (Lease No. 2)]

SCHEDULE 1

PROPERTY-SPECIFIC INFORMATION

	
						
	

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

	A-1
	Ashton Gables in Riverchase  
2184 Parkway Lake Drive 
Birmingham, AL 35244
	2009
	$2,121,622
	08/01/2008
	8%

	A-2
	Lakeview Estates
2634 Valleydale Road
Birmingham, AL 35244
	2009
	$2,692,868
	08/01/2008
	8%

	A-3
	Forum at Pueblo Norte
7090 East Mescal Street
Scottsdale, AZ  85254
	2005
	$11,470,312
	01/11/2002
	10%

	A-4
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-5
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-6
	Skyline Ridge Nursing &
Rehabilitation Center
515 Fairview Avenue
Canon City, CO  81212
	2005
	$4,104,100
	12/31/2001
	10%

	A-7
	Springs Village Care Center
110 West Van Buren Street
Colorado Springs, CO  80907
	2005
	$4,799,252
	12/31/2001
	10%

	A-8
	Willow Tree Care Center
2050 South Main Street
Delta, CO  81416
	2005
	$4,310,982
	12/31/2001
	10%

	A-9
	Cedars Healthcare Center
1599 Ingalls Street
Lakewood, CO  80214
	2005
	$6,964,007
	12/31/2001
	10%

	A-10
	Millcroft
255 Possum Park Road
Newark, DE  19711
	2005
	$11,410,121
	01/11/2002
	10%

	A-11
	Forwood Manor
1912 Marsh Road
Wilmington, DE  19810
	2005
	$13,446,434
	01/11/2002
	10%

	A-12
	Foulk Manor South
407 Foulk Road
Wilmington, DE  19803
	2005
	$4,430,251
	01/11/2002
	10%

	A-13
	Shipley Manor 
2723 Shipley Road
Wilmington, DE  19810
	2005
	$9,333,057
	01/11/2002
	10%

	A-14
	Forum at Deer Creek
3001 Deer Creek
Country Club Blvd.
Deerfield Beach, FL  33442
	2005
	$12,323,581
	01/11/2002
	10%

	A-15
	Springwood Court
12780 Kenwood Lane
Fort Myers, FL  33907
	2005
	$2,577,612
	01/11/2002
	10%

	A-16
	Fountainview
111 Executive Center Drive
West Palm Beach, FL  33401
	2005
	$7,920,202
	01/11/2002
	10%

	A-17
	Morningside of Athens
1291 Cedar Shoals Drive
Athens, GA  30605
	2006
	$1,560,026
	11/19/2004
	9%

	A-18
	Marsh View Senior Living
7410 Skidaway Road
Savannah, GA  31406
	2007
	$2,108,378
	11/01/2006
	8.25%

	A-19
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	
						
	

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

	A-20
	West Bridge Care & Rehabilitation
1015 West Summit Street
Winterset, IA  50273
	2005
	$3,157,928
	12/31/2001
	10%

	A-21
	Meadowood Retirement Community
2455 Tamarack Trail
Bloomington, IN  47408
	2009
	$12,061,814
	11/01/2008
	8%

	A-22
	Woodhaven Care Center
510 West 7th Street
Ellinwood, KS  67526
	2005
	$2,704,674
	12/31/2001
	10%

	A-23
	Lafayette at Country Place
690 Mason Headley Road
Lexington, KY  40504
	2005
	$4,928,052
	01/11/2002
	10%

	A-24
	Lexington Country Place
700 Mason Headley Road
Lexington, KY  40504
	2005
	$8,893,947
	01/11/2002
	10%

	A-25
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-26
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-27
	HeartFields at Bowie
7600 Laurel Bowie Road
Bowie, MD  20715
	2005
	$2,436,102
	10/25/2002
	10%

	A-28
	HeartFields at Frederick
1820 Latham Drive
Frederick, MD  21701
	2005
	$2,173,971
	10/25/2002
	10%

	A-29
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-30
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-31
	Morys Haven
1112 15th Street
Columbus, NE  68601
	2005
	$2,440,714
	12/31/2001
	10%

	A-32
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-33
	Wedgewood Care Center
800 Stoeger Drive
Grand Island, NE  68803
	2005
	$4,000,565
	12/31/2001
	10%

	A-34
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-35
	Crestview Healthcare Center
1100 West First Street
Milford, NE  68405
	2005
	$2,284,407
	12/31/2001
	10%

	A-36
	Utica Community Care Center
1350 Centennial Avenue
Utica, NE  68456
	2005
	$1,950,325
	12/31/2001
	10%

	A-37
	Leisure Park
1400 Route 70
Lakewood, NJ  08701
	2005
	$14,273,446
	01/07/2002
	10%

	A-38
	Franciscan Manor
71 Darlington Road
Patterson Township 
Beaver Falls, PA  15010
	2006
	$4,151,818
	10/31/2005
	9%

	A-39
	Mount Vernon of Elizabeth
145 Broadlawn Drive
Elizabeth, PA  15037
	2006
	$2,332,574
	10/31/2005
	9%

	A-40
	Overlook Green
5250 Meadowgreen Drive
Whitehall, PA  15236
	2006
	$3,878,300
	10/31/2005
	9%

	A-41
	Myrtle Beach Manor
9547 Highway 17 North
Myrtle Beach, SC  29572
	2005
	$6,138,714
	01/11/2002
	10%

	
						
	

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

	A-42
	Morningside of Anderson
1304 McLees Road
Anderson, SC  29621
	2006
	$1,381,775
	11/19/2004
	9%

	A-43
	Heritage Place at Boerne
120 Crosspoint Drive
Boerne, TX  78006
	2009
	$1,469,683
	02/07/2008
	8%

	A-44
	Forum at Park Lane
7831 Park Lane
Dallas, TX  75225
	2005
	$13,620,931
	01/11/2002
	10%

	A-45
	Heritage Place at Fredericksburg
96 Frederick Road
Fredericksburg, TX  78624
	2009
	$1,386,771
	02/07/2008
	8%

	A-46
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-47
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-48
	ManorPointe - Oak Creek    Independent Senior Apartments    and Meadowmere - Mitchell    Manor - Oak Creek
700 East Stonegate Drive and 
701 East Puetz Road
Oak Creek, WI  53154
	2009
	$4,189,440
	01/04/2008
	8%

	A-49
	Intentionally deleted.
	N/A
	N/A
	N/A
	N/A

	A-50
	The Virginia Health & 
   Rehabilitation Center
1451 Cleveland Avenue
Waukesha, WI  53186
	2005
	$6,128,045
	12/31/2001
	10%

	A-51
	Reserve at Greenbriar
1005 Elysian Place
Chesapeake, Virginia
	2012
	$2,508,269
	06/20/2011
	7.5%

	A-52
	Palms at St. Lucie West
501 N.W. Cashmere Boulevard
Port St. Lucie, Florida
	2012
	$2,903,642
	07/22/2011
	7.5%

	A-53
	Forum at Desert Harbor
13840 North Desert Harbor Drive
Peoria, AZ 85381
	2005
	$9,830,918
	01/11/2002
	10.0%

	A-54
	Forum at Tucson 
2500 North Rosemont Blvd.
Tucson, AZ 85712
	2005
	$13,258,998
	01/11/2002
	10.0%

	A-55
	Park Summit at Coral Springs 
8500 Royal Palm Blvd.
Coral Springs, FL 33065
	2005
	$11,229,677
	01/11/2002
	10.0%

	A-56
	Gables at Winchester 
299 Cambridge Street
Winchester, MA 01890
	2005
	$6,937,852
	01/11/2002
	10.0%

	A-57
	Forum at Memorial Woods 
777 North Post Oak Road
Houston, TX 77024
	2005
	$19,734,400
	01/11/2002
	10.0%

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00298-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00298-of-00352.parquet"}]]