Document:

<PAGE>   1
                                                                   EXHIBIT 10.20

                                 AMENDMENT NO. 7
                              TERM CREDIT AGREEMENT

     THIS AMENDMENT NO. 7 dated as of January 4, 2001 (the "Amendment") to the
Term Credit Agreement referenced below, is by and among HEALTHCARE REALTY TRUST
INCORPORATED, a Maryland corporation, as Borrower, the banks identified herein
and BANK OF AMERICA, N.A. (formerly known as NationsBank, N.A.), as
administrative agent. Capitalized terms used but not otherwise defined herein
shall have the meanings provided in the Term Credit Agreement.

                               W I T N E S S E T H

     WHEREAS, a $200 million term loan facility, consisting of a $187.4 million
Tranche A Term Loan to Healthcare Realty Trust Incorporated ("HRT") and a $12.6
million Tranche B Term Loan to Capstone Capital Corporation ("CCT", and together
with HRT, the "Borrowers"), was established pursuant to the terms of that Credit
Agreement dated as of October 15, 1998 (as amended and modified, the "Term
Credit Agreement") among HRT and CCT, as Borrowers, the banks identified therein
(the "Banks"), and NationsBank, N.A., (now known as Bank of America, N.A.), as
administrative agent (in such capacity, the "Agent");

     WHEREAS, $25 million remains outstanding on the Tranche A Term Loan and the
Tranche B Term Loan has been repaid;

     WHEREAS, HRT has requested certain modifications to the Term Credit
Agreement;

     WHEREAS, the Banks have agreed to the requested modifications on the terms
and conditions set forth herein;

     NOW, THEREFORE, IN CONSIDERATION of the premises and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto agree as follows:

     1.   The Term Credit Agreement is hereby amended and modified in the
          following respects:

     1.1  The following definitions are amended or added, as appropriate, to
          Section 1.01:

               "Conversion Event" means such term as defined in Section
          2.01(a)(iii).

               "Converting Lenders" means such term as defined in Section
          2.01(a)(iii).

               "Designated Properties" means, in the case of the Tranche A-1
          Term Loan, the Tranche A-1 Term Loan Designated Properties, and in the
          case of the Tranche A-2 Term Loan, the Tranche A-2 Term Loan
          Designated Properties.

               "Escrow Agent" means such term as defined in Section 5.29.

               "Escrow Agreement" means such term as defined in Section 5.29.

               "Financing Documents" means the Credit Agreement, the Notes, the
          Security Agreements, the Subsidiaries Guarantees, the Escrow
          Agreements and, if a Conversion Event has occurred, the Mortgages, in
          each case as amended and in effect from time to time.

<PAGE>   2

               "Mortgage" means the mortgages, deeds of trust or other real
          estate security documents made or required herein to be made by HRT,
          its Subsidiaries or Specified Affiliates.

               "Notice of Conversion" means such term as defined in Section
          2.01(a)(iii).

               "Notice of Intent to Convert" means such term as defined in
          Section 2.01(a)(iii).

               "Term Loan Commitments" means the Tranche A-1 Term Loan
          Commitment, the Tranche A-2 Term Loan Commitment and the Tranche B
          Term Loan Commitment.

               "Term Loan Commitment Percentage" means the Tranche A-1 Term Loan
          Commitment Percentage, the Tranche A-2 Term Loan Commitment Percentage
          and the Tranche B Term Loan Commitment Percentage, as appropriate.

               "Term Note" or "Term Notes" means the Tranche A-1 Term Notes, the
          Tranche A-2 Term Notes and the Tranche B Term Notes, as appropriate.

               "Tranche A Maturity Date" means the Tranche A-1 Maturity Date or
          the Tranche A-2 Maturity Date, as appropriate.

               "Tranche A Term Lenders" means the Tranche A-1 Term Lenders
          and/or the Tranche A-2 Term Lenders, as appropriate.

               "Tranche A-1 Term Loan Designated Properties" initially means the
          properties listed on Schedule A-1 attached hereto and shall continue
          to mean such properties until such time that properties are
          substituted as provided in the next sentence. At any time the Tranche
          A-1 Term Lenders and HRT make any substitution in the properties then
          being considered for securitization by the Tranche A-1 Term Lenders,
          the Tranche A-1 Term Loan Designated Properties shall be deemed to
          mean the properties being considered for securitization at such time,
          or in the event the negotiations for securitization of properties
          shall be suspended or terminated, the properties being considered for
          securitization immediately prior to any such suspension or
          termination. Notwithstanding the foregoing, Tranche A-1 Term Loan
          Designated Properties shall include any properties substituted
          pursuant to Section 2.01(a)(iii)(D) hereof.

               "Tranche A-1 Term Loan Mortgage" means the Mortgages covering the
          Tranche A-1 Term Loan Designated Properties. The Tranche A-1 Term Loan
          Mortgages shall be in form and substance satisfactory to the Tranche
          A-1 Term Lenders.

               "Tranche A-1 Maturity Date" means such term as defined in Section
          2.04(a)(i).

               "Tranche A-1 Term Lenders" means Banks holding Tranche A-1 Term
          Loan Commitments.

               "Tranche A-1 Term Loan" means such term as defined in Section
          2.01(a).

               "Tranche A-1 Term Loan Commitment" means, with respect to each
          Bank, the commitment of such Bank to make its portion of the Tranche
          A-1 Term Loan as specified

                                       2
<PAGE>   3

          in Schedule 2.01 (and after the Closing Date the outstanding principal
          amount of such Bank's Tranche A-1 Term Loan).

               "Tranche A-1 Term Loan Commitment Percentage" means, for each
          Bank, a fraction (expressed as a percentage), the numerator of which
          is the Tranche A-1 Term Loan Commitment (and after the Closing Date,
          the outstanding principal amount of such Bank's Tranche A-1 Term Loan)
          of such Bank at such time and the denominator of which is the
          aggregate amount of the Tranche A-1 Term Loan Commitment (and after
          the Closing Date, the aggregate principal amount of the Tranche A-1
          Term Loan) at such time. The Tranche A-1 Term Loan Commitment
          Percentages as of the date of Amendment No. 7 are set out on Schedule
          2.01 (as amended by Amendment No. 7).

               "Tranche A-1 Term Note" or "Tranche A-1 Term Notes" means the
          promissory notes of HRT in favor of each of the Tranche A-1 Term
          Lenders evidencing the Tranche A-1 Term Loans in substantially the
          form attached as Schedule 2.06(a)(i), individually or collectively, as
          appropriate, as such promissory notes may be amended, modified,
          supplemented, extended or renewed from time to time.

               "Tranche A-2 Term Loan Designated Properties" initially means the
          properties listed on Schedule A-2 attached hereto and shall continue
          to mean such properties until such time that properties are
          substituted as provided in the next sentence. At any time the Tranche
          A-2 Term Lenders and HRT make any substitution in the properties then
          being considered for securitization by the Tranche A-2 Term Lenders,
          the Tranche A-2 Term Loan Designated Properties shall be deemed to
          mean the properties being considered for securitization at such time,
          or in the event the negotiations for securitization of properties
          shall be suspended or terminated, the properties being considered for
          securitization immediately prior to any such suspension or
          termination. Notwithstanding the foregoing, Tranche A-2 Term Loan
          Designated Properties shall include any properties substituted
          pursuant to Section 2.01(a)(iii)(D) hereof.

               "Tranche A-2 Term Loan Mortgage" means the Mortgages covering the
          Tranche A-2 Term Loan Designated Properties. The Tranche A-2 Term Loan
          Mortgages shall be in form and substance satisfactory to the Tranche
          A-2 Term Lenders.

               "Tranche A-2 Maturity Date" means such term as defined in Section
          2.04(a)(ii).

               "Tranche A-2 Term Lenders" means Banks holding Tranche A-2 Term
          Loan Commitments.

               "Tranche A-2 Term Loan" means such term as defined in Section
          2.01(a).

               "Tranche A-2 Term Loan Commitment" means, with respect to each
          Bank, the commitment of such Bank to make its portion of the Tranche
          A-2 Term Loan as specified in Schedule 2.01 (and after the Closing
          Date the outstanding principal amount of such Bank's Tranche A-2 Term
          Loan).

               "Tranche A-2 Term Loan Commitment Percentage" means, for each
          Bank, a fraction (expressed as a percentage), the numerator of which
          is the Tranche A-2 Term Loan Commitment (and after the Closing Date,
          the outstanding principal amount of such Bank's Tranche A-2 Term Loan)
          of such Bank at such time and the denominator of which is the
          aggregate amount of the Tranche A-2 Term Loan Commitment (and after
          the

                                       3
<PAGE>   4

          Closing Date, the aggregate principal amount of the Tranche A-2 Term
          Loan) at such time. The Tranche A-2 Term Loan Commitment Percentages
          as of the date of Amendment No. 7 are set out on Schedule 2.01 (as
          amended by Amendment No. 7).

               "Tranche A-2 Term Note" or "Tranche A-2 Term Notes" means the
          promissory notes of HRT in favor of each of the Tranche A-2 Term
          Lenders evidencing the Tranche A-2 Term Loans in substantially the
          form attached as Schedule 2.06(a)(ii), individually or collectively,
          as appropriate, as such promissory notes may be amended, modified,
          supplemented, extended or renewed from time to time.

     1.2  Subsection (a) of Section 2.01 is amended to read as follows:

               (a) Tranche A Term Loan. A Tranche A Term Loan in the original
          principal amount of ONE HUNDRED EIGHTY-SEVEN MILLION FOUR HUNDRED
          THOUSAND DOLLARS ($187,400,000) was made to HRT on the Closing Date
          (the "Tranche A Term Loan"). As of the date of Amendment No. 7, a
          principal amount of TWENTY-FIVE MILLION DOLLARS ($25,000,000) remains
          outstanding and unpaid on the Tranche A Term Loan. The Banks have
          requested that the Tranche A Term Loan be split into separate tranches
          (the "Tranche A-1 Term Loan" and the "Tranche A-2 Term Loan"; such
          Loans may be referred to herein individually or collectively, as
          appropriate, as the "Tranche A Term Loan") as hereafter provided. From
          the date of Amendment No. 7, election of applicable interest rates and
          related Notices of Interest Rate Election shall be made separately for
          the Tranche A-1 Term Loan and the Tranche A-2 Term Loan. Amounts
          repaid on the Tranche A Term Loan may not be reborrowed.

                    (i) Tranche A-1 Term Loan. The Tranche A-1 Term Loan shall
               be in the initial principal amount of FIVE MILLION DOLLARS
               ($5,000,000). The Tranche A-1 Term Loan may consist of Base Rate
               Loans or Eurodollar Loans, or a combination thereof, as HRT may
               request. The portion of the Tranche A-1 Term Loan consisting of
               Eurodollar Loans shall be in the minimum aggregate principal
               amount of One Million Dollars ($1,000,000) and integral multiples
               of One Hundred Thousand Dollars ($100,000) in excess thereof.
               Notwithstanding anything contained herein to the contrary, the
               Tranche A-1 Term Loan shall be comprised of not more than four
               (4) Eurodollar Loans at any time.

                    (ii) Tranche A-2 Term Loan. The Tranche A-2 Term Loan shall
               be in the initial principal amount of TWENTY MILLION DOLLARS
               ($20,000,000). The Tranche A-2 Term Loan may consist of Base Rate
               Loans or Eurodollar Loans, or a combination thereof, as HRT may
               request. The portion of the Tranche A-2 Term Loan consisting of
               Eurodollar Loans shall be in the minimum aggregate principal
               amount of One Million Dollars ($1,000,000) and integral multiples
               of One Hundred Thousand Dollars ($100,000) in excess thereof.
               Notwithstanding anything contained herein to the contrary, the
               Tranche A-2 Term Loan shall be comprised of not more than four
               (4) Eurodollar Loans at any time.

                    (iii) Right of Conversion. Either or both of the Tranche A-1
               Term Lenders and the Tranche A-2 Term Lenders, in their sole
               discretion, at any time after the occurrence and during the
               continuance of an Event of Default, may give notice to the Agent
               and HRT of the intent to convert their respective Tranche A Term
               Loan from an unsecured recourse loan to a non-recourse loan
               secured by

                                       4

<PAGE>   5

               their respective Designated Properties (a "Notice of Intent to
               Convert"; the Tranche A Term Lenders giving such notice may be
               referred to as the "Converting Lenders"). Upon the delivery of
               any such Notice of Intent to Convert:

                         (A) Deliveries in respect of the Designated Properties.
                    HRT at its own expense shall deliver to the Converting
                    Lenders as soon as practicable and in any event within
                    thirty (30) days following the Notice of Intent to Convert:

                             (i) phase one environmental reports on the
                         applicable Designated Properties containing only such
                         items as are acceptable to the Converting Lenders in
                         their reasonable discretion;

                             (ii) recent ALTA as-built surveys on the applicable
                         Designated Properties showing all structures and
                         easements in form and substance acceptable to the
                         Converting Lenders in their reasonable discretion;

                             (iii) mortgagee title insurance policies insuring
                         the priority of the Mortgages (in such amounts and
                         containing only such exceptions as are acceptable to
                         the Converting Lenders in their reasonable discretion);

                             (iv) any appraisals of the applicable Designated
                         Properties that may be required by law or regulation
                         applicable to the Converting Lenders, which appraisals
                         shall be in form and substance acceptable to the
                         Converting Lenders in their reasonable discretion;

                             (v) certificates of insurance with respect to the
                         property subject to the Mortgages showing coverages in
                         such amounts as are acceptable to the Converting
                         Lenders in their reasonable discretion; and

                             (vi) any other items and deliveries as are
                         reasonably requested by the Converting Lenders in
                         connection with the Mortgages and the Conversion Event.

                         (B) Deliveries in respect of Conversion. HRT at its own
                    expense will promptly provide:

                             (i) to the Converting Lenders and, if appropriate,
                         to the Agent,

                                 (A) amendment(s) to this Credit Agreement and
                         other documentation necessary and appropriate to give
                         effect to the conversion of the respective Tranche A
                         Term Loan to a secured non-recourse loan (which other
                         documentation may be in the form of a new loan

                                       5
<PAGE>   6

                         agreement and related documents that do not include the
                         Agent or the other Tranche A Term Lenders), in form and
                         substance acceptable to the Converting Lender in its
                         discretion; and

                                 (B) legal opinions relating to any such
                         amendments and other documentation in form and
                         substance satisfactory to the Converting Lenders in
                         their discretion; and

                         (ii) to the Escrow Agent, Mortgages on any of the
                    applicable Designated Properties for which the Escrow Agent
                    does not then hold Mortgages.

                    (C) Election of Conversion. The Converting Lenders may by
               notice to the Agent and HRT, contemporaneous with any Notice of
               Intent to Convert or at any time thereafter, elect to convert
               their respective Tranche A Term Loan to a secured non-recourse
               loan (a "Notice of Conversion" and any such exercise of the right
               of conversion shall constitute a "Conversion Event") at HRT's
               expense, and in connection therewith:

                         (i) the Converting Lender may direct the Agent to take
                    prompt action appropriate under the circumstances to give
                    effect to the provisions of this subsection, including
                    direction to the appropriate Escrow Agent for delivery of
                    Mortgages in respect of the applicable Designated
                    Properties; and

                         (ii) legal opinions relating to any such Mortgages,
                    other related documentation and the Designated Properties in
                    form and substance satisfactory to the Converting Lenders in
                    their discretion;

               provided that, if the Converting Lenders should elect to exercise
               their right of conversion hereunder prior to delivery of the
               items in respect of the Designated Properties set forth in the
               foregoing clause (A), HRT will covenant and agree to provide such
               items promptly within the time provided thereby; provided further
               that if HRT and the Converting Lenders shall not otherwise agree
               to particular terms of the non-recourse provisions as
               contemplated in the foregoing clause (B), THE RESPECTIVE TRANCHE
               A TERM LOAN SHALL BE CONVERTED UPON DELIVERY OF THE NOTICE OF
               CONVERSION AND SHALL THEREUPON BECOME NON-RECOURSE TO HRT AND ITS
               SUBSIDIARIES UPON THE TERMS SPECIFIED IN THE LAST SENTENCE OF THE
               NEXT SUCCEEDING PARAGRAPH HEREOF, AND THEREAFTER RECOVERY OF
               AMOUNTS OWING TO SUCH CONVERTING LENDERS UNDER THEIR RESPECTIVE
               NOTES AND TRANCHE A TERM LOAN SHALL, SUBJECT TO SUCH SPECIFIED
               TERMS, BE LIMITED TO THE DESIGNATED PROPERTIES OF SUCH CONVERTING
               LENDERS.

                                       6
<PAGE>   7

                    In connection with any Conversion Event, the Agent will take
               such action appropriate under the circumstances to give effect to
               the provisions of this subsection, and HRT will (and will cause
               each of its Subsidiaries and its Specified Affiliates to)
               cooperate with and assist in the delivery of any such Mortgages,
               including, without limitation, the execution and delivery of
               additional mortgage instruments or amendments of mortgage
               instruments previously executed, as reasonably necessary to give
               effect to the provisions of this subsection. HRT will also pay
               any and all recording fees and taxes, any title insurance
               premiums, any legal fees and other costs and expenses of the
               Converting Lenders incurred in connection with the Conversion
               Event. The parties hereto agree to cooperate in the preparation,
               execution and delivery of any amendments to the Credit Agreement
               or other documentation deemed reasonably necessary by the
               Converting Lenders or the Agent in connection with the Conversion
               Event. The parties hereto further agree that the non-recourse
               provisions of any such amendment or other documentation will
               contain reasonable and customary exceptions for such matters as
               fraud, willful misrepresentation, material misstatements,
               misappropriation of funds, waste, indemnification for
               environmental liabilities, attorneys' fees and other costs of
               collection.

                    (D) Substitution of Designated Properties. The Converting
               Lenders may, by written notice to HRT, reject any Designated
               Property for which HRT is unable to satisfy any of the
               requirements set forth in clause (a)(iii)(A) of this Section
               2.01, in which case, HRT shall, by written notice to the
               Converting Lenders, promptly substitute another property of
               comparable value satisfactory to the Converting Lenders in their
               reasonable discretion. Any property so rejected shall cease to be
               a Designated Property upon substitution of a conforming property,
               and any conforming property so substituted shall immediately
               become a Designated Property. HRT shall promptly comply with the
               requirements of this Section 2.01(a)(iii) with respect to any
               such new Designated Property.

     1.3 Subsection (a) of Section 2.04 is amended to read as follows:

               (a)(i) The Tranche A-1 Term Loan, together with accrued interest,
         fees and other amounts owing hereunder, is due and payable in full on
         March 30, 2001 (the "Tranche A-1 Maturity Date"). Payment on or in
         respect of the Tranche A-1 Term Loan will be applied ratably to the
         Tranche A-1 Term Loan held by the Tranche A-1 Term Lenders in
         accordance with their respective Tranche A-1 Term Loan Commitment
         Percentages.

                 (ii) The Tranche A-2 Term Loan, together with accrued interest,
         fees and other amounts owing hereunder, is due and payable in full on
         March 30, 2001 (the "Tranche A-2 Maturity Date"). Payment on or in
         respect of the Tranche A-2 Term Loan will be applied ratably to the
         Tranche A-2 Term Loan held by the Tranche A-2 Term Lenders in
         accordance with their respective Tranche A-2 Term Loan Commitment
         Percentages.

                                       7
<PAGE>   8

     1.4  Subsection (i) of Section 2.09(b) is amended to read as follows:

               (i) Mandatory Prepayments from Asset Sales. Within five (5)
          Business Days (or such longer period of time agreed to by the Banks
          entitled to proceeds in accordance with the provisions of this
          subsection as set forth below) of each receipt by HRT or any of its
          Subsidiaries or Specified Affiliates of any Net Sale Proceeds from any
          Asset Sale, HRT shall prepay, or cause such Subsidiary or Specified
          Affiliate to prepay on behalf of HRT, to the Agent hereunder for the
          account of the Banks hereunder an amount equal to 100% of all Net Sale
          Proceeds from all such Asset Sales as hereafter provided:

               (A) Net Sale Proceeds derived from the Tranche A-1 Term Loan
          Designated Properties shall be applied first to accrued interest and
          fees and other amounts owing in respect of the Tranche A-1 Term Loan
          and then to the principal amount of the Tranche A-1 Term Loan until
          paid in full. After payment in full of the Tranche A-1 Term Loan, any
          such proceeds shall be applied to accrued interest and fees and other
          amounts owing in respect of the Tranche A-2 Term Loan;

               (B) Net Sale Proceeds derived from the Tranche A-2 Term Loan
          Designated Properties shall be applied first to accrued interest and
          fees and other amounts owing in respect of the Tranche A-2 Term Loan
          and then to the principal amount of the Tranche A-2 Term Loan until
          paid in full. After payment in full of the Tranche A-2 Term Loan, any
          such proceeds shall be applied to accrued interest and fees and other
          amounts owing in respect of the Tranche A-1 Term Loan; and

               (C) Net Sale Proceeds derived from property other than the
          Tranche A-1 Term Loan Designated Properties or the Tranche A-2 Term
          Loan Designated Properties shall be applied first to accrued interest
          and fees and other amounts owing in respect of the Tranche A-1 Term
          Loan and then to the principal amount of the Tranche A-1 Term Loan
          until paid in full. After payment in full of the Tranche A-1 Term
          Loan, any such proceeds shall be applied to accrued interest and fees
          and other amounts owing in respect of the Tranche A-2 Term Loan.

     1.5  Subsection (iii) of Section 2.09(b) is amended to read as follows:

               (iii) Mandatory Prepayment from the Proceeds of Debt. Within five
          (5) Business Days (or such longer period of time agreed to by the
          Banks entitled to proceeds in accordance with the provisions of this
          subsection as set forth below) of each date on which HRT or any of its
          Subsidiaries receives cash proceeds from the issuance of any Debt
          after the Closing Date (other than borrowings under the Revolving
          Credit Agreement, or mortgage indebtedness assumed in connection with
          purchases and acquisitions otherwise permitted hereunder), HRT shall
          make payment, or shall cause any such Subsidiary to make payment, of
          such cash proceeds less any actual out of pocket expenses, fees and
          other sums paid or incurred by HRT or its Subsidiaries in connection
          therewith on the Term Loans as hereafter provided.

                    (A) Prepayments in respect of the issuance of Debt by HRT
               and its Subsidiaries secured by any of the Tranche A-1 Term Loan
               Designated Properties shall be applied first to accrued interest
               and fees and other amounts

                                       8
<PAGE>   9

               owing in respect of the Tranche A-1 Term Loan and then to the
               principal amount of the Tranche A-1 Term Loan until paid in full.
               After payment in full of the Tranche A-1 Term Loan, any such
               proceeds shall be applied to accrued interest and fees and other
               amounts owing in respect of the Tranche A-2 Term Loan;

                    (B) Prepayments in respect of the issuance of Debt by HRT
               and its Subsidiaries secured by any of the Tranche A-2 Term Loan
               Designated Properties shall be applied first to accrued interest
               and fees and other amounts owing in respect of the Tranche A-2
               Term Loan and then to the principal amount of the Tranche A-2
               Term Loan until paid in full. After payment in full of the
               Tranche A-2 Term Loan, any such proceeds shall be applied to
               accrued interest and fees and other amounts owing in respect of
               the Tranche A-1 Term Loan; and

                    (C) Prepayments in respect of the issuance of Debt by HRT
               and its Subsidiaries other than Debt described in subsections (A)
               and (B) of this Section 2.09(b)(iii) shall be applied first to
               accrued interest and fees and other amounts owing in respect of
               the Tranche A-1 Term Loan and then to the principal amount of the
               Tranche A-1 Term Loan until paid in full. After payment in full
               of the Tranche A-1 Term Loan, any such proceeds shall be applied
               to accrued interest and fees and other amounts owing in respect
               of the Tranche A-2 Term Loan.

     1.6 Section 2.11 is amended to include a new subsection (c) to read as
follows:

               (c) Except as otherwise expressly provided, payments and
          prepayments of principal, accrued interest and fees shall be shared
          ratably by the Banks based on their portion of the principal balance
          of the Tranche A Term Loan. Payments and prepayments and accrued
          interest and other amounts in respect of the Tranche A-1 Term Loan
          shall be shared ratably by the Tranche A-1 Term Lenders based on their
          respective Tranche A-1 Term Loan Commitment Percentages. Payments and
          prepayments and accrued interest and other amounts in respect of the
          Tranche A-2 Term Loan shall be shared ratably by the Tranche A-2 Term
          Lenders based on their respective Tranche A-2 Term Loan Commitment
          Percentages.

     1.7 A new Section 4.22 is added to read as follows:

          SECTION 4.22 Designated Properties. As to each of the Designated
     Properties: (i) HRT or its Subsidiaries have good marketable title thereto
     and the legal right and authority to pledge the property under the terms
     and conditions provided herein, (ii) the property is not subject to any
     liens or encumbrances other than those permitted by Section 5.07, (iii) HRT
     and its Subsidiaries hereby reaffirm the representations and warranties
     regarding Environmental Matters provided in Section 4.06, and (iv) all
     property taxes and governmental fees and charges relating to the properties
     have been paid, other than those which are not yet delinquent or which are
     being contested in accordance with the provisions of Section 4.16.

     1.8 A new paragraph is added to the end of Section 5.07 to read as follows:

               Notwithstanding anything to the contrary contained herein, HRT
          will not nor will it permit any of its Subsidiaries to create, assume
          or suffer to exist any Lien on any of the Designated Properties,
          except (i) Liens created or contemplated hereunder, and (ii) Liens
          permitted under subsections (b) - (f) hereof.

                                       9
<PAGE>   10

     1.9 A new Section 5.29 is added to read as follows:

               SECTION 5.29. Requirements Imposed by Amendment No. 7. As soon as
          practicable, and in any event no later than January 17, 2001, HRT
          shall deliver to the Agent the following:

               (i) Escrow Agreements. An executed escrow agreement in form and
          substance satisfactory to the Banks (the "Escrow Agreement") with an
          Escrow Agent acceptable to the Banks (the "Escrow Agent") for each of
          the Tranche A-1 Term Loan Designated Properties and the Tranche A-2
          Term Loan Designated Properties; and

               (ii) Confirmation of Delivery of Mortgages. A notice (a) from the
          Escrow Agent for the Tranche A-1 Term Loan Designated Properties that
          it has received fully executed Mortgages covering each of the Tranche
          A-1 Term Loan Designated Properties and (b) from the Escrow Agent for
          the Tranche A-2 Term Loan Designated Properties that it has received
          fully executed Mortgages covering each of the Tranche A-2 Term Loan
          Designated Properties.

     1.10 Section 6.01(c) is amended to read as follows:

               (c) Default in the due performance or observance of any term,
          covenant or agreement contained in Sections 5.07 through 5.29,
          inclusive.

     1.11 The final paragraph of Section 6.01 is amended to read as follows:

          then, and in every such event during the continuance of any such Event
          of Default:

                    (i) Tranche A-1 Term Loan. The Tranche A-1 Term Lenders may
               by notice to the Agent and HRT take any or all of the following
               actions: (A) terminate any commitments which the Tranche A-1 Term
               Lenders may have hereunder or under the other Financing
               Documents, (B) declare the Tranche A-1 Term Loan and all amounts
               owing under the Tranche A-1 Term Note (including accrued
               interest) to be, and the such amounts and such Note shall
               thereupon become, immediately due and payable without
               presentment, demand, protest or other notice of any kind, all of
               which are hereby waived by HRT, (C) in the event a Conversion
               Event shall have occurred with respect to the Tranche A-1 Term
               Loan, direct foreclosure or other appropriate action under any
               Tranche A-1 Term Loan Mortgages, and (D) direct the Agent to take
               any other such action and exercise any other such remedies in
               respect of the Tranche A-1 Term Loan and any collateral interest
               therefor as the Tranche A-1 Term Lender may direct; provided that
               notwithstanding the foregoing, any and all commitments shall
               immediately terminate and any and all amounts owing under the
               Tranche A-1 Term Note or in respect of the Tranche A-1 Term Loan
               shall be immediately due upon the occurrence of an event of
               bankruptcy or insolvency described in the foregoing clauses (h)
               or (i) of this Section 6.01 without demand or notice or other act
               of any kind.

                    (ii) Tranche A-2 Term Loan. The Tranche A-2 Term Lenders may
               by notice to the Agent and HRT take any or all of the following
               actions: (A) terminate any commitments which the Tranche A-2 Term
               Lenders may have hereunder or under the other Financing
               Documents, (B) declare the Tranche A-2

                                       10
<PAGE>   11

               Term Loan and all amounts owing under the Tranche A-2 Term Note
               (including accrued interest) to be, and the such amounts and such
               Note shall thereupon become, immediately due and payable without
               presentment, demand, protest or other notice of any kind, all of
               which are hereby waived by HRT, (C) in the event a Conversion
               Event shall have occurred with respect to the Tranche A-2 Term
               Loan, direct foreclosure or other appropriate action under any
               Tranche A-2 Term Loan Mortgages, and (D) direct the Agent to take
               any other such action and exercise any other such remedies in
               respect of the Tranche A-2 Term Loan and any collateral interest
               therefor as the Tranche A-2 Term Lender may direct; provided that
               notwithstanding the foregoing, any and all commitments shall
               immediately terminate and any and all amounts owing under the
               Tranche A-2 Term Note or in respect of the Tranche A-2 Term Loan
               shall be immediately due upon the occurrence of an event of
               bankruptcy or insolvency described in the foregoing clauses (h)
               or (i) of this Section 6.01 without demand or notice or other act
               of any kind.

                    (iii) Other Actions. The Banks, by joint act of the Tranche
               A-1 Term Lenders and the Tranche A-2 Term Lenders, may direct the
               Agent to take any such other action and exercise any such other
               remedies as they may deem appropriate.

     1.12 The second sentence of Section 7.08 is amended to read as follows:

               The Majority Banks may remove and replace the Agent with or
               without cause at any time by giving thirty (30) days prior
               written notice to the Agent, the other Banks and the Borrower.

     1.13 Section 9.05 is amended to read as follows:

               SECTION 9.05 Amendments and Waivers. Any provision of this Credit
          Agreement or any of the other Financing Documents may be modified,
          amended or waived if, but only if, such modification, amendment or
          waiver is in writing and is signed:

               (i) by HRT and the Tranche A-1 Term Lenders in respect of (A) the
          Tranche A-1 Term Loan Designated Properties (except as provided in the
          definition of such term) and the Tranche A-1 Term Loan Mortgages, (B)
          any mandatory prepayments required by Section 2.09(b)(i)(A), and (C)
          terms of this Agreement solely affecting the Tranche A-1 Term Loan or
          the rights, duties and obligations of HRT and the Tranche A-1 Term
          Lenders in respect thereof;

               (ii) by HRT and the Tranche A-2 Term Lenders in respect of (A)
          the Tranche A-2 Term Loan Designated Properties (except as provided in
          the definition of such term) and the Tranche A-2 Term Loan Mortgages,
          (B) any mandatory prepayments required by Section 2.09(b)(i)(B), and
          (C) terms of this Agreement solely affecting the Tranche A-2 Term Loan
          or the rights, duties and obligations of HRT and the Tranche A-2 Term
          Lenders in respect thereof; and

               (iii) otherwise by HRT, on the one hand, and the Majority Banks,
          on the other hand, (and, if the rights or duties of the Agent are
          affected thereby, by the Agent);

                                       11
<PAGE>   12

          provided that no such modification, amendment or waiver shall, unless
          signed by each of the Banks directly affected thereby, (a) increase
          the commitment of any Bank or subject any Bank to any additional
          obligation, (b) reduce the principal of or rate of interest on any
          Loan or any fees or other amounts payable to any Bank hereunder, (c)
          postpone the date fixed for any scheduled payment of principal of or
          interest on any Loan or any fees hereunder or for any scheduled
          reduction or termination of any Commitment, (d) change the percentage
          of commitments or of the aggregate unpaid principal amount of the
          Notes, or the number of Banks, which shall be required for the Banks
          or any of them to take any action under this Section or any other
          provision of this Credit Agreement or (e) release all or substantially
          all of the Guarantors.

     1.14 Schedule A-1 is added to read as shown on Schedule A-1 attached
          hereto.

     1.15 Schedule A-2 is added to read as shown on Schedule A-2 attached
          hereto.

     1.16 Schedule 2.01 is amended and restated in its entirety to read as shown
          on Schedule 2.01 attached hereto.

     1.17 Schedule 2.06(a)(i) is added to read as shown on Schedule 2.06(a)(i)
          attached hereto.

     1.18 Schedule 2.06(a)(ii) is added to read as shown on Schedule 2.06(a)(ii)
          attached hereto.

     2.   Except as modified hereby, all of the terms and provisions of the Term
Credit Agreement (including schedules and exhibits) shall remain in full force
and effect.

     3.   This Amendment shall not be effective unless on January 4, 2001 (the
          "Effective Date"):

     3.1  Opinion of Counsel. HRT delivers to the Agent an opinion of counsel
          addressed to the Agent and the Banks in form and substance
          satisfactory to the Agent;

     3.2  Documents. HRT delivers to the Agent an executed copy of this
          Amendment, a Tranche A-1 Term Note payable to Bank of America, N.A.
          and a Tranche A-2 Term Note payable to First Union National Bank;

     3.3  Schedules. HRT delivers to the Agent Schedule A-1 identifying the
          Tranche A-1 Term Loan Designated Properties and Schedule A-2
          identifying the Tranche A-2 Term Loan Designated Properties;

     3.4  Certificate. HRT delivers to the Agent a certificate of an authorized
          officer of the Borrower confirming (a) that the representations and
          warranties set forth in the Term Credit Agreement and the other
          Financing Documents are true and correct as of the date of this
          Amendment (except for those which expressly relate to an earlier date)
          and (b) that there exists no Default or Event of Default under the
          Term Credit Agreement or the Revolving Credit Agreement; and

     3.5  Professional Fees. HRT pays the reasonable fees and expenses of Moore
          & Van Allen, PLLC and Alston & Bird LLP, counsel to the Banks,
          incurred in connection with the negotiation and documentation of this
          Amendment.

     4.   HRT hereby affirms that, after giving effect to this Amendment, the
representations and warranties set forth in the Term Credit Agreement and the
other Financing Documents are true and

                                       12
<PAGE>   13

correct in all material respects as of the date hereof (except those which
expressly relate to an earlier period).

     5. HRT agrees to pay all reasonable costs and expenses of the Banks (i) in
connection with the preparation, execution and delivery of this Amendment, the
Escrow Agreements and the Mortgages and (ii) in connection with any Conversion
Event, including in each case the reasonable fees and expenses of Moore & Van
Allen, PLLC and Alston & Bird LLP.

     6. This Amendment may be executed in any number of counterparts, each of
which when so executed and delivered shall be deemed an original, and it shall
not be necessary in making proof of this Amendment to produce or account for
more than one such counterpart.

     7. This Amendment shall be governed by and construed in accordance with the
laws of the State of North Carolina.

                  [remainder of page intentionally left blank]

                                       13
<PAGE>   14
         IN WITNESS WHEREOF, each of the undersigned parties has caused this
Amendment to be executed as of the day and year first above written.

BORROWER:                  HEALTHCARE REALTY TRUST INCORPORATED,
                           a Maryland corporation

                           By:
                              ----------------------------------
                           Name:
                           Title:   Executive Vice President

AGENT:                     BANK OF AMERICA, N.A. (a national banking association
                           formerly known as NationsBank, N.A.), as Agent under
                           the Term Credit Agreement

                           By:
                              ----------------------------------
                           Name:
                           Title:

BANKS:                     BANK OF AMERICA, N.A. (a national banking association
                           formerly known as NationsBank, N.A.)

                           By:
                              ----------------------------------
                           Name:
                           Title:

                           FIRST UNION NATIONAL BANK

                           By:
                              ----------------------------------
                           Name:
                           Title:

                              [signatures continue]

<PAGE>   15

ACKNOWLEDGED & AGREED:

GUARANTORS:                DURHAM MEDICAL OFFICE BUILDING, INC.,
                           a Texas corporation
                           HEALTHCARE REALTY SERVICES INCORPORATED,
                           an Alabama corporation
                           HR ASSETS, INC., a Texas corporation
                           HR CAPITAL, INC., a Texas corporation
                           HR FUNDING, INC., a Texas corporation
                           HR INTERESTS, INC., a Texas corporation
                           HR OF TEXAS, INC., a Maryland corporation
                           HRT OF ALABAMA, INC., an Alabama corporation
                           HRT OF DELAWARE, INC., a Delaware corporation
                           HRT OF FLORIDA, INC., a Florida corporation
                           HRT OF ROANOKE, INC. a Virginia corporation
                           HRT OF TENNESSEE, INC., a Tennessee corporation
                           HRT OF VIRGINIA, INC., a Virginia corporation
                           PENNSYLVANIA HRT, INC., a Pennsylvania corporation
                           HR OF SAN ANTONIO, INC., a Texas corporation
                           PROPERTY TECHNOLOGY SERVICES, INC.,
                           a Tennessee corporation
                           HR SYMBIONT, INC., a Delaware corporation

                           By:
                                    --------------------------------------
                           Name:
                           Title:   Executive Vice President
                                    for each of the foregoing

                           PASADENA MEDICAL PLAZA SSJ, LTD.,
                           a Florida limited partnership

                           By:      Healthcare Realty Trust Incorporated,
                                    a Maryland corporation, as General Partner

                           By:
                                    --------------------------------------
                           Name:
                           Title:   Executive Vice President

                           SAN ANTONIO SSP, LTD.,
                           a Texas limited partnership

                           By:      HR of San Antonio, Inc.,
                                    a Texas corporation, as General Partner

                           By:
                                    --------------------------------------
                           Name:
                           Title:   Executive Vice President

                              [signatures continue]

<PAGE>   16

                      HR ASSETS, LLC,
                      a Delaware limited liability company

                      BY:      Healthcare Realty Trust Incorporated,
                               a Maryland corporation, as Sole Manager

                      By:
                               --------------------------------------
                      Name:
                      Title:   Executive Vice President

                      HR ACQUISITION I CORPORATION,
                      f/k/a Capstone Capital Corporation, a Maryland corporation
                      CAPSTONE CAPITAL OF ALABAMA, INC.,
                      an Alabama corporation
                      CAPSTONE-CAPITAL OF BAYTOWN, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF BONITA BAY, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF CALIFORNIA, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF CAPE CORAL, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF KENTUCKY, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF LAS VEGAS, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF LOS ANGELES, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF MASSACHUSETTS. INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF PENNSYLVANIA, INC.,
                      a Pennsylvania corporation
                      CAPSTONE CAPITAL OF SARASOTA, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF TEXAS, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF VIRGINIA, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL PROPERTIES, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF OCOEE, INC.,
                      an Alabama corporation
                      CAPSTONE CAPITAL OF PORT ORANGE, INC.,
                      an Alabama corporation

                      By:
                               --------------------------------------
                      Name:
                      Title:   Executive Vice President
                      for each of the foregoing

                              [signatures continue]

<PAGE>   17

                    CAPSTONE OF BONITA BAY, LTD.,
                    an Alabama limited partnership

                    By:      CAPSTONE CAPITAL OF BONITA BAY, INC.,
                             an Alabama corporation, as General Partner

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President

                    CAPSTONE OF LOS ANGELES, LTD., an Alabama limited
                    partnership

                    By:      CAPSTONE CAPITAL OF LOS ANGELES, INC.,
                             an Alabama Corporation,  as General Partner

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President

                    CAPSTONE OF CAPE CORAL, LTD., an Alabama limited partnership

                    By:      CAPSTONE CAPITAL OF CAPE CORAL, INC.,
                             an Alabama corporation, as General Partner

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President

                    CAPSTONE OF LAS VEGAS, LTD., an Alabama limited partnership

                    BY:      CAPSTONE CAPITAL OF LAS VEGAS, INC.,
                             an Alabama corporation, as General Partner

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President

                    CAPSTONE OF SARASOTA, LTD., an Alabama limited partnership

                    By:      CAPSTONE CAPITAL OF SARASOTA, INC.,
                             an Alabama corporation

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President

                              [signatures continue]

<PAGE>   18

                    CAPSTONE CAPITAL OF SAN ANTONIO, LTD., an Alabama limited
                    partnership

                    By:      CAPSTONE CAPITAL OF TEXAS, INC.,
                             an Alabama corporation, as General Partner

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President

                    CAPSTONE OF VIRGINIA LIMITED PARTNERSHIP, an
                    Alabama limited partnership

                    By:      CAPSTONE CAPITAL OF VIRGINIA, INC.,
                             an Alabama corporation, as General Partner

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President

                    CAPSTONE OF OCOEE, LTD., an Alabama limited partnership

                    By:      CAPSTONE CAPITAL OF OCOEE, INC.,
                             an Alabama corporation, as General Partner

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President

                    CAPSTONE OF PORT ORANGE, LTD., an Alabama limited
                    partnership

                    By:      CAPSTONE CAPITAL OF PORT ORANGE, INC.,
                             an Alabama corporation, as General Partner

                    By:
                             --------------------------------------
                    Name:
                    Title:   Executive Vice President<PAGE>   1
                                                                   EXHIBIT 10.21

                             BANK JOINDER AGREEMENT

         THIS BANK JOINDER AGREEMENT (this "Agreement") dated as of December 28,
2000 to the Credit Agreement referenced below is by and among UBS AG, STAMFORD
BRANCH (the "New Bank"), HEALTHCARE REALTY TRUST INCORPORATED, a Maryland
corporation (the "Borrower") and BANK OF AMERICA, N.A., as administrative agent
(in such capacity, the "Agent") for the Banks. Capitalized terms used but not
defined herein shall have the meanings provided in the Credit Agreement.

                               W I T N E S S E T H

         WHEREAS, pursuant to that Credit Agreement (as amended and modified
from time to time, the "Credit Agreement") dated as of October 15, 1998 among
the Borrower, the Banks and NationsBank, N.A. (now known as Bank of America,
N.A.), as Agent, the Banks agreed to provide the Borrower with a $265 million
revolving credit facility;

         WHEREAS, pursuant to Section 2.01(d) of the Credit Agreement, the
Borrower has requested that the New Bank provide an additional Revolving
Commitment under the Credit Agreement; and

         WHEREAS, the New Bank has agreed to provide the additional Revolving
Commitment on the terms and conditions set forth herein and to become a "Bank"
under the Credit Agreement in connection therewith.

         NOW, THEREFORE, IN CONSIDERATION of the premises and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto agree as follows:

         1. The New Bank hereby agrees to provide Commitments to the Borrower in
the amounts set forth on Schedule 2.1(a) to the Credit Agreement as attached
hereto. The Revolving Commitment Percentage of the New Bank shall be as set
forth on Schedule 2.1(a).

         2. The New Bank (a) represents and warrants that it is a commercial
lender, other financial institution or other "accredited" investor (as defined
in SEC Regulation D) which makes or acquires or loans on the ordinary course of
business and that it will make or acquire Loans for its own account in the
ordinary course of business, (b) confirms that it has received a copy of the
Credit Agreement, together with copies of the financial statements referred to
in Section 5.01 thereof and such other documents and information as it has
deemed appropriate to make its own credit analysis and decision to enter into
this Agreement; (c) agrees that it will, independently and without reliance upon
the Agent or any other Bank and based on such documents and information as it
shall deem appropriate at the time, continue to make its own credit decisions in
taking or not taking action under the Credit Agreement; (d) appoints and
authorizes the Agent to take such action as agent on its behalf and to exercise
such powers and discretion under the Credit Agreement as are delegated to the
Agent by the terms thereof, together with such powers and discretion as are
reasonably incidental thereto; and (e) agrees that, as of the effective date,
the New Bank shall (i) be a party to the Credit Agreement and the other Credit
Documents, (ii) be a "Bank" for all purposes of the Credit Agreement and the
other Credit Documents, (iii) perform all of the obligations that by the terms
of the Credit Agreement are required to be performed by it as a "Bank" under the
Credit Agreement and (iv) shall have the rights and obligations of a Bank under
the Credit Agreement and the other Credit Documents.

         3. This Agreement shall be governed by, and construed in accordance
with, the laws of the State of North Carolina.

<PAGE>   2

         4. This Agreement may be executed in any number of counterparts and by
different parties hereto in separate counterparts, each of which when so
executed shall be deemed to be an original and all of which taken together shall
constitute one and the same agreement. Delivery of an executed counterpart of
this Agreement by telecopier shall be effective as delivery of a manually
executed counterpart of this Agreement.

                  [remainder of page intentionally left blank]

<PAGE>   3

     IN WITNESS WHEREOF, the New Bank, the Borrower and the Agent have caused
this Agreement to be executed by their officers thereunto duly authorized as of
the date hereof.

                                  HEALTHCARE REALTY TRUST INCORPORATED,
                                  a Maryland corporation

                                  By:
                                     -----------------------------------------
                                  Name:
                                  Title:

                                  BANK OF AMERICA, N.A. (formerly
                                  NationsBank, N.A.), as Agent

                                  By:
                                     -----------------------------------------
                                  Name:
                                  Title:

                                  UBS AG, STAMFORD BRANCH,
                                  as New Bank

                                  By:
                                     -----------------------------------------
                                  Name:
                                  Title:

                                  New Bank Address for Notices:

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00021-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00021-of-00352.parquet"}]]