PARTIAL TERMINATION OF AND SECOND AMENDMENT TO AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 2)

Exhibit 10.3

PARTIAL TERMINATION OF AND SECOND AMENDMENT TO
AMENDED AND RESTATED MASTER LEASE AGREEMENT
(LEASE NO. 2)

THIS PARTIAL TERMINATION OF AND SECOND AMENDMENT TO AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 2) (this “Amendment”) is made and entered into as of August 1, 2010 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 (as so amended, “Amended 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 Amended Lease No. 2), all as more particularly described in Amended Lease No. 2; and

WHEREAS, on or about the date hereof, SPTIHS Properties Trust has sold certain real property and related improvements, as follows: (i) the Xxxxxxxxx Care Center located at 000 Xxxxx Xxxxxxxxx, Xxxxxxxxx, Nebraska and more particularly described on Exhibit A-30 to Amended Lease No. 2 (the “Xxxxxxxxx Property”), (ii) the Exeter Care Center located at 000 Xxxxx Xxxxxx Xxxxxx, Xxxxxx, Xxxxxxxx and more particularly described on Exhibit A-32 to Amended Lease No. 2 (the “Exeter Property”) and (iii) Xxxxx Valley Manor located at 0000 Xxxxxxx Xxxxxx, Xxxxx, Xxxxxxxx and more particularly described on Exhibit A-34 to Amended Lease No. 2 (the “Xxxxx Valley Manor Property” and, together with the Xxxxxxxxx Property and the Exeter Property, collectively, the “Nebraska Sale Properties”); and

WHEREAS, in connection with the sale of the Nebraska Sale Properties, Landlord and Tenant wish to amend Amended Lease No. 2 to terminate Amended Lease No. 2 with respect to the Nebraska Sale Properties;

NOW, THEREFORE, in consideration of the mutual covenants herein contained and other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree that, effective

as of the date hereof, Amended Lease No. 2 is hereby amended as follows:

1. Partial Termination of Lease.  Amended Lease No. 2 is terminated with respect to the Nebraska Sale Properties and neither Landlord nor Tenant shall have any further rights or liabilities thereunder with respect to the Nebraska Sale Properties 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. Definition of Minimum Rent.  The defined term “Minimum Rent” set forth in Section 1.68 of Amended Lease No. 2 is deleted in its entirety and replaced with the following:

“Minimum Rent”  shall mean the sum of Forty-Eight Million, Seven Hundred Ninety-Four Thousand, Eight Hundred Thirty-Four and 59/100 Dollars ($48,794,834.59) per annum.

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 each of Exhibit X-00, Xxxxxxx X-00 and Exhibit A-34 attached thereto in their respective entireties and replacing each of them 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:
		SPTIHS PROPERTIES TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		SPTMNR PROPERTIES TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		SNH/LTA PROPERTIES GA LLC
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		SNH/LTA PROPERTIES TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		O.F.C. CORPORATION
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		SNH CHS PROPERTIES TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		CCC OF KENTUCKY TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President

3

		LEISURE PARK VENTURE LIMITED PARTNERSHIP
		By:		CCC Leisure Park Corporation,
				its General Partner
				By:	/s/ Xxxxx X. Xxxxxxx
					Xxxxx X. Xxxxxxx
					President
		CCDE SENIOR LIVING LLC
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		CCOP SENIOR LIVING LLC
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		CCC PUEBLO NORTE TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		CCC RETIREMENT COMMUNITIES II, L.P.
		By:		Crestline Ventures LLC,
				its General Partner
				By:	/s/ Xxxxx X. Xxxxxxx
					Xxxxx X. Xxxxxxx
					President
		CCC INVESTMENTS I, L.L.C.
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President

4

		CCC FINANCING I TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		CCC FINANCING LIMITED, L.P.
		By:		CCC Retirement Trust,
				its General Partner
				By:	/s/ Xxxxx X. Xxxxxxx
					Xxxxx X. Xxxxxxx
					President
		SNH SOMERFORD PROPERTIES TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President
		HRES1 PROPERTIES TRUST
		By:	/s/ Xxxxx X. Xxxxxxx
			Xxxxx X. Xxxxxxx
			President

5

		TENANT:
		FIVE STAR QUALITY CARE TRUST
		By:	/s/ Xxxxx X. Xxxxxx Xx.
			Xxxxx X. Xxxxxx Xx.
			President
		FS TENANT HOLDING COMPANY TRUST
		By:	/s/ Xxxxx X. Xxxxxx Xx.
			Xxxxx X. Xxxxxx Xx.
			President
		FS COMMONWEALTH LLC
		By:	/s/ Xxxxx X. Xxxxxx Xx.
			Xxxxx X. Xxxxxx Xx.
			President
		FS PATRIOT LLC
		By:	/s/ Xxxxx X. Xxxxxx Xx.
			Xxxxx X. Xxxxxx Xx.
			President

6

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 0000 Xxxxxxx Xxxx Xxxxx Xxxxxxxxxx, XX 00000		2009		N/A			08/01/2008		8	%
X-0		Xxxxxxxx Xxxxxxx 0000 Xxxxxxxxxx Xxxx Xxxxxxxxxx, XX 00000		2009		N/A			08/01/2008		8	%
A-3		Forum at Pueblo Norte 0000 Xxxx Xxxxxx Xxxxxx Xxxxxxxxxx, XX  00000		2005		$	11,470,312		01/11/2002		10	%
A-4		La Salette Health and Rehabilitation Center 000 Xxxx Xxxxxx Xxxxxx Xxxxxxxx, XX  00000		2005		$	7,726,002		12/31/2001		10	%
A-5		Thousand Oaks Health Care Center 00 Xxxx Xxxxxxx xx Xxx Xxxxxxx Xxxxxxxx Xxxx, XX  00000		2005		$	8,087,430		12/31/2001		10	%
A-6		Skyline Ridge Nursing & Rehabilitation Center 000 Xxxxxxxx Xxxxxx Xxxxx Xxxx, XX  00000		2005		$	4,104,100		12/31/2001		10	%
X-0		Xxxxxxx Xxxxxxx Care Center 000 Xxxx Xxx Xxxxx Xxxxxx Xxxxxxxx Xxxxxxx, XX  00000		2005		$	4,799,252		12/31/2001		10	%
A-8		Willow Tree Care Center 0000 Xxxxx Xxxx Xxxxxx Xxxxx, XX  00000		2005		$	4,310,982		12/31/2001		10	%
A-9		Cedars Healthcare Center 0000 Xxxxxxx Xxxxxx Xxxxxxxx, XX  00000		2005		$	6,964,007		12/31/2001		10	%
X-00		Xxxxxxxxx 000 Xxxxxx Xxxx Xxxx Xxxxxx, XX  00000		2005		$	11,410,121		01/11/2002		10	%
X-00		Xxxxxxx Xxxxx 0000 Xxxxx Xxxx Xxxxxxxxxx, XX  00000		2005		$	13,446,434		01/11/2002		10	%
X-00		Xxxxx Xxxxx Xxxxx 000 Xxxxx Xxxx Xxxxxxxxxx, XX  00000		2005		$	4,430,251		01/11/2002		10	%

Exhibit		Property Address		Base Gross Revenues (Calendar Year)		Base Gross Revenues (Dollar Amount)			Commencement Date		Interest Rate
A-13		Xxxxxxx Manor 0000 Xxxxxxx Xxxx Xxxxxxxxxx, XX  00000		2005		$	9,333,057		01/11/2002		10	%
A-14		Forum at Deer Creek 0000 Xxxx Xxxxx Xxxxxxx Xxxx Xxxx. Xxxxxxxxx Xxxxx, XX  00000		2005		$	12,323,581		01/11/2002		10	%
A-15		Springwood Court 00000 Xxxxxxx Xxxx Xxxx Xxxxx, XX  00000		2005		$	2,577,612		01/11/2002		10	%
A-16		Fountainview 000 Xxxxxxxxx Xxxxxx Xxxxx Xxxx Xxxx Xxxxx, XX  00000		2005		$	7,920,202		01/11/2002		10	%
A-17		Morningside of Athens 0000 Xxxxx Xxxxxx Xxxxx Xxxxxx, XX  00000		2006		$	1,560,026		11/19/2004		9	%
A-18		Xxxxx View Senior Living 0000 Xxxxxxxx Xxxx Xxxxxxxx, XX  00000		2007		$	2,108,378		11/01/2006		8.25	%
X-00		Xxxxxxx Xxxxx 00000 Xxxx Xxxxxx Xxxxxxx Xxxxxxxx, XX  00000		2005		$	848,447		12/31/2001		10	%
A-20		West Bridge Care & Rehabilitation 0000 Xxxx Xxxxxx Xxxxxx Xxxxxxxxx, XX  00000		2005		$	3,157,928		12/31/2001		10	%
A-21		Meadowood Retirement Community 0000 Xxxxxxxx Xxxxx Xxxxxxxxxxx, XX  00000		2009		N/A			11/01/2008		8	%
A-22		Woodhaven Care Center 000 Xxxx 0xx Xxxxxx Xxxxxxxxx, XX  00000		2005		$	2,704,674		12/31/2001		10	%
A-23		Lafayette at Country Place 000 Xxxxx Xxxxxxx Xxxx Xxxxxxxxx, XX  00000		2005		$	4,928,052		01/11/2002		10	%
A-24		Lexington Country Place 000 Xxxxx Xxxxxxx Xxxx Xxxxxxxxx, XX  00000		2005		$	8,893,947		01/11/2002		10	%
A-25		Braintree Rehabilitation Hospital 000 Xxxx Xxxxxx Xxxxxxxxx, XX  00000		N/A		N/A			10/01/2006		9	%

Exhibit		Property Address		Base Gross Revenues (Calendar Year)		Base Gross Revenues (Dollar Amount)			Commencement Date		Interest Rate
A-26		New England Rehabilitation Hospital 0 Xxxxxxxxxxxxxx Xxx Xxxxxx, XX  00000		N/A		N/A			10/01/2006		9	%
A-27		HeartFields at Bowie 0000 Xxxxxx Xxxxx Xxxx Xxxxx, XX  00000		2005		$	2,436,102		10/25/2002		10	%
A-28		HeartFields at Xxxxxxxxx 0000 Xxxxxx Xxxxx Xxxxxxxxx, XX  00000		2005		$	2,173,971		10/25/2002		10	%
A-29		Intentionally deleted.		X/X		X/X			X/X		X/X
A-30		Intentionally deleted.		X/X		X/X			X/X		X/X
A-31		Morys Haven 0000 00xx Xxxxxx Xxxxxxxx, XX  00000		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 000 Xxxxxxx Xxxxx Xxxxx Xxxxxx, XX  00000		2005		$	4,000,565		12/31/2001		10	%
A-34		Intentionally deleted.		N/A		N/A			N/A		N/A
X-00		Xxxxxxxxx Xxxxxxxxxx Center 0000 Xxxx Xxxxx Xxxxxx Xxxxxxx, XX  00000		2005		$	2,284,407		12/31/2001		10	%
A-36		Utica Community Care Center 0000 Xxxxxxxxxx Xxxxxx Xxxxx, XX  00000		2005		$	1,950,325		12/31/2001		10	%
X-00		Xxxxxxx Xxxx 0000 Xxxxx 00 Xxxxxxxx, XX  00000		2005		$	14,273,446		01/07/2002		10	%
X-00		Xxxxxxxxxx Xxxxx 00 Xxxxxxxxxx Xxxx Xxxxxxxxx Township, Beaver Falls, PA  15010		2006		$	4,151,818		10/31/2005		9	%
X-00		Xxxxx Xxxxxx of Xxxxxxxxx 000 Xxxxxxxxx Xxxxx Xxxxxxxxx, XX  00000		2006		$	2,332,574		10/31/2005		9	%
A-40		Overlook Green 0000 Xxxxxxxxxxx Xxxxx Xxxxxxxxx, XX  00000		2006		$	3,878,300		10/31/2005		9	%
X-00		Xxxxxx Xxxxx Xxxxx 0000 Xxxxxxx 00 Xxxxx Xxxxxx Xxxxx, XX  00000		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 Xxxxxxxx 0000 XxXxxx Xxxx Xxxxxxxx, XX  00000		2006		$	1,381,775		11/19/2004		9	%
X-00		Xxxxxxxx Xxxxx at Boerne 000 Xxxxxxxxxx Xxxxx Xxxxxx, XX  00000		2009		N/A			02/07/2008		8	%
A-44		Forum at Park Lane 0000 Xxxx Xxxx Xxxxxx, XX  00000		2005		$	13,620,931		01/11/2002		10	%
X-00		Xxxxxxxx Xxxxx at Fredericksburg 00 Xxxxxxxxx Xxxx Xxxxxxxxxxxxxx, XX  00000		2009		N/A			02/07/2008		8	%
X-00		Xxxxxxxxx Xxxxxx & Rehabilitation Center 00 Xxxxxxxxx Xxxx Xxxxxxxxxxxx, XX  00000		2005		$	3,038,761		12/31/2001		10	%
A-47		Pine Manor Health Care Center Village of Embarrass 0000 Xxxx Xxxx Xxxxxx Xxxxxxxxxxxx, XX  00000		2005		$	4,337,113		12/31/2001		10	%
X-00		XxxxxXxxxxx - Xxx Xxxxx Xxxxxxxxxxx Senior Apartments and Meadowmere - Xxxxxxxx Xxxxx - Oak Creek 000 Xxxx Xxxxxxxxx Xxxxx and 000 Xxxx Xxxxx Xxxx Xxx Xxxxx, XX  00000		2009		N/A			01/04/2008		8	%
X-00		Xxxxx Xxxxx Xxxx Healthcare Center 000 Xxxxxxxxx Xxxxx Xxxxxxxx, XX  00000		2005		$	9,211,765		12/31/2001		10	%
A-50		The Virginia Health & Rehabilitation Center 0000 Xxxxxxxxx Xxxxxx Xxxxxxxx, XX  00000		2005		$	6,128,045		12/31/2001		10	%