Guaranty Agreement - FIVE STAR QUALITY CARE INC - 3-27-2003 by FVE-Agreements

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									EXHIBIT 10.18 GUARANTY AGREEMENT THIS GUARANTY AGREEMENT (this "Agreement") is made and given as of October 25, 2002 by FIVE STAR QUALITY CARE, INC., a Maryland corporation (the "Guarantor"), for the benefit of SENIOR HOUSING PROPERTIES TRUST, a Maryland real estate investment trust (together with its successors and assigns, "SNH"), and SNH CHS PROPERTIES TRUST, a Maryland real estate investment trust (together with its successors and assigns, the "Landlord" and, together with SNH, collectively, the "Beneficiaries"). WITNESSETH: WHEREAS, in connection with the execution of a Purchase and Sale Agreement, dated as of August 26, 2002, by and among Constellation Health Services, Inc. and certain of its subsidiaries as further identified therein (collectively, the "Seller"), Constellation Real Estate Group, Inc. ("CREG"), and SNH, as amended by that certain First Amendment to Purchase and Sale Agreement, dated as of the date hereof, by and among the Seller, CREG, SNH and the Guarantor (as so amended, the "Purchase Agreement"), SNH and the Guarantor agreed, as between themselves, that the Guarantor would indemnify SNH for losses, claims and expenses relating to certain assets being acquired by the Guarantor pursuant to the Purchase Agreement; WHEREAS, pursuant to a Lease Agreement, dated as of the date hereof (the "Lease"), the Landlord has agreed to lease to FVE-CHS LLC, an indirect wholly owned subsidiary of the Guarantor (the "Tenant"), and the Tenant has agreed to lease from the Landlord, certain real property, together with certain related improvements and personal property, as more particularly described in the Lease; and WHEREAS, it is a condition precedent to the Landlord's entering into the Lease that the Guarantor guarantee all of the payment and performance obligations of the Tenant with respect to the Lease; and WHEREAS, the transactions contemplated by the Lease are of direct material benefit to the Guarantor; NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, the Guarantor hereby agrees as follows:

1. Certain Terms. Capitalized terms used and not otherwise defined in this Agreement shall have the meanings ascribed to such terms in the Lease. The Lease and the Incidental Documents are herein collectively referred to as the "Transaction Documents." 2. Guaranteed Obligations. For purposes of this Agreement: (i) the term "SNH Guaranteed Obligations" shall mean the payment and performance of the obligation of the Guarantor to indemnify, protect and hold harmless SNH from and against any and all liabilities, obligations, claims, damages, penalties, causes of action, costs and reasonable expenses (including, without limitation, reasonable attorneys' fees), to the maximum extent permitted by law, imposed upon or incurred by or asserted against SNH and related to those properties described on Exhibit A attached hereto and made a part hereof (including, without limitation, any claim raised by any party under the Purchase Agreement with respect to such properties); and (ii) the term "Landlord Guaranteed Obligations" shall mean (i) the payment and performance of each and every obligation of the Tenant to the Landlord under the Transaction Documents or relating thereto, whether now existing or hereafter arising, and including, without limitation, the payment of the full amount of the Rent payable under the Lease and (ii) the repayment to the Landlord and its Affiliated Persons of any and all amounts from time to time advanced or incurred by the Landlord or such Affiliated Persons in connection with any guaranty or other agreement provided by the Landlord or such Affiliated Persons to any Governmental Agency to facilitate the licensing of any Facility located upon the Leased Property; and (iii) the term "Guaranteed Obligations" shall mean the SNH Guaranteed Obligations and the Landlord Guaranteed Obligations, collectively. 3. Representations and Covenants. The Guarantor represents, warrants, covenants, and agrees that: 3.1 Incorporation of Representations and Warranties. The representations and warranties of the Tenant and its Affiliated Persons set forth in the Transaction Documents are true and correct on and as of the date hereof in all material respects. 3.2 Performance of Covenants and Agreements. The Guarantor hereby agrees to take all lawful action in its power -2-

to cause the Tenant duly and punctually to perform all of the covenants and agreements set forth in the Transaction Documents. 3.3 Validity of Agreement. The Guarantor has duly and validly executed and delivered this Agreement; this Agreement constitutes the legal, valid and binding obligation of the Guarantor, enforceable against the Guarantor in accordance with its terms, except as the enforceability thereof may be subject to bankruptcy, fraudulent conveyance, insolvency, reorganization, moratorium and other laws relating to or affecting creditors' rights generally and subject to general equitable principles, regardless of whether enforceability is considered in a proceeding at law or in equity; and the execution, delivery and performance of this Agreement have been duly authorized by all requisite action of the Guarantor and such execution, delivery and performance by the Guarantor will not result in any breach of the terms, conditions or provisions of, or conflict with or constitute a default under, or result in the creation of any lien, charge or encumbrance upon any of the property or assets of the Guarantor pursuant to the terms of, any indenture, mortgage, deed of trust, note, other evidence of indebtedness, agreement or other instrument to which it may be a party or by which it or any of its property or assets may be bound, or violate any provision of law, or any applicable order, writ, injunction, judgment or decree of any court or any order or other public regulation of any governmental commission, bureau or administrative agency. 3.4 Payment of Expenses. The Guarantor agrees, as principal obligor and not as guarantor only, to pay to the Beneficiaries forthwith, upon demand, in immediately available federal funds, all costs and expenses (including reasonable attorneys' fees and disbursements) incurred or expended by the Beneficiaries in connection with the enforcement of this Agreement, together with interest on amounts recoverable under this Agreement from the time such amounts become due until payment at the Overdue Rate. The Guarantor's covenants and agreements set forth in this Section 3.4 shall survive the termination of this Agreement. 3.5 Notices. The Guarantor shall promptly give notice to the Beneficiaries of any event known to it which might reasonably result in a material adverse change in its financial condition. 3.6 Reports. The Guarantor shall promptly provide to the Landlord each of the financial reports, certificates and other documents required of it under the Transaction Documents. -3-

3.7 Books and Records. The Guarantor shall at all times keep proper books of record and account in which full, true and correct entries shall be made of its transactions in accordance with generally accepted accounting principles and shall set aside on its books from its earnings for each fiscal year all such proper reserves, including reserves for depreciation, depletion, obsolescence and amortization of its properties during such fiscal year, as shall be required in accordance with generally accepted accounting principles, consistently applied, in connection with its business. The Guarantor shall permit access by the Beneficiaries and their agents to the books and records maintained by the Guarantor during normal business hours and upon reasonable notice. Any proprietary information obtained by Landlord with respect to the Guarantor pursuant to the provisions of this Agreement shall be treated as confidential, except that such information may be disclosed or used, subject to appropriate confidentiality safeguards, pursuant to any court order or in any litigation between the parties and except further that Landlord may disclose such information to its prospective lenders, provided that Landlord shall direct such lenders to maintain such information as confidential. 3.8 Taxes, Etc. The Guarantor shall pay and discharge promptly as they become due and payable all taxes, assessments and other governmental charges or levies imposed upon the Guarantor or the income of the Guarantor or upon any of the property, real, personal or mixed, of the Guarantor, or upon any part thereof, as well as all claims of any kind (including claims for labor, materials and supplies) which, if unpaid, might by law become a lien or charge upon any property and result in a material adverse change in the financial condition of the Guarantor; provided, however, that the Guarantor shall not be required to pay any such tax, assessment, charge, levy or claim if the amount, applicability or validity thereof shall currently be contested in good faith by appropriate proceedings or other appropriate actions promptly initiated and diligently conducted and if the Guarantor shall have set aside on its books such reserves of the Guarantor, if any, with respect thereto as are required by generally accepted accounting principles. 3.9 Legal Existence of Guarantor. The Guarantor shall do or cause to be done all things necessary to preserve and keep in full force and effect its legal existence. 3.10 Compliance. The Guarantor shall use reasonable business efforts to comply in all material respects with all applicable statutes, rules, regulations and orders of, and all applicable restrictions imposed by, all governmental authorities -4-

in respect of the conduct of its business and the ownership of its property (including, without limitation, applicable statutes, rules, regulations, orders and restrictions relating to environmental, safety and other similar standards or controls). 3.11 Insurance. The Guarantor shall maintain, with financially sound and reputable insurers, insurance with respect to its properties and business against loss or damage of the kinds customarily insured against by owners of established reputation engaged in the same or similar businesses and similarly situated, in such amounts and by such methods as shall be customary for such owners and deemed adequate by the Guarantor. 3.12 No Change in Control. The Guarantor shall not permit the occurrence of any direct or indirect Change in Control of the Tenant or the Guarantor. 4. Guarantee. The Guarantor hereby unconditionally guarantees that the Guaranteed Obligations which are monetary obligations shall be paid in full when due and payable, whether upon demand, at the stated or accelerated maturity thereof pursuant to any Transaction Document, or otherwise, and that the Guaranteed Obligations which are performance obligations shall be fully performed at the times and in the manner such performance is required by the Transaction Documents. With respect to the Guaranteed Obligations which are monetary obligations, this guarantee is a guarantee of payment and not of collectibility and is absolute and in no way conditional or contingent. In case any part of the Guaranteed Obligations shall not have been paid when due and payable or performed at the time performance is required, the Guarantor shall, in the case of monetary obligations, within five (5) Business Days after receipt of notice from the applicable Beneficiary, pay or cause to be paid to such Beneficiary the amount thereof as is then due and payable and unpaid (including interest and other charges, if any, due thereon through the date of payment in accordance with the applicable provisions of the Transaction Documents) or, in the case of nonmonetary obligations, perform or cause to be performed such obligations in accordance with the Transaction Documents. 5. Set-Off. The Guarantor hereby authorizes the Landlord, at any time and without notice to set off the whole or any portion or portions of any or all sums credited by or due from the Landlord to it against amounts payable under this Agreement. The Landlord shall promptly notify the Guarantor of -5-

any such set-off made by the Landlord and the application made by the Landlord of the proceeds thereof. 6. Unenforceability of Guaranteed Obligations, Etc. If the Tenant is for any reason under no legal obligation to discharge any of the Guaranteed Obligations (other than because the same have been previously discharged in accordance with the terms of the Transaction Documents), or if any other moneys included in the Guaranteed Obligations have become unrecoverable from the Tenant by operation of law or for any other reason, including, without limitation, the invalidity or irregularity in whole or in part of any Guaranteed Obligation or of any Transaction Document or any limitation on the liability of the Tenant thereunder not contemplated by the Transaction Documents or any limitation on the method or terms of payment thereunder which may now or hereafter be caused or imposed in any manner whatsoever, the guarantees contained in this Agreement shall nevertheless remain in full force and effect and shall be binding upon the Guarantor to the same extent as if the Guarantor at all times had been the principal debtor on all such Guaranteed Obligations. 7. Additional Guarantees. This Agreement shall be in addition to any other guarantee or other security for the Guaranteed Obligations and it shall not be prejudiced or rendered unenforceable by the invalidity of any such other guarantee or security or by any waiver, amendment, release or modification thereof. 8. Consents and Waivers, Etc. The Guarantor hereby acknowledges receipt of correct and complete copies of each of the Transaction Documents, and consents to all of the terms and provisions thereof, as the same may be from time to time hereafter amended or changed in accordance with the terms and conditions thereof, and, except as otherwise provided herein, to the maximum extent permitted by applicable law, waives (a) presentment, demand for payment, and protest of nonpayment, of any principal of or interest on any of the Guaranteed Obligations, (b) notice of acceptance of this Agreement and of diligence, presentment, demand and protest, (c) notice of any default hereunder and any default, breach or nonperformance or Event of Default under any of the Guaranteed Obligations or the Transaction Documents, (d) notice of the terms, time and place of any private or public sale of any collateral held as security for the Guaranteed Obligations, (e) demand for performance or observance of, and any enforcement of any provision of, or any pursuit or exhaustion of rights or remedies against the Tenant or any other guarantor of the Guaranteed Obligations, under or pursuant to the Transaction Documents, or any agreement directly -6-

or indirectly relating thereto and any requirements of diligence or promptness on the part of the holders of the Guaranteed Obligations in connection therewith, and (f) to the extent the Guarantor lawfully may do so, any and all demands and notices of every kind and description with respect to the foregoing or which may be required to be given by any statute or rule of law and any defense of any kind which it may now or hereafter have with respect to this Agreement, or any of the Transaction Documents or the Guaranteed Obligations (other than that the same have been discharged in accordance with the Transaction Documents). 9. No Impairment, Etc. The obligations, covenants, agreements and duties of the Guarantor under this Agreement shall not be affected or impaired by any assignment or transfer in whole or in part of any of the Guaranteed Obligations without notice to the Guarantor, or any waiver by either Beneficiary or any holder of any of the Guaranteed Obligations or by the holders of all of the Guaranteed Obligations of the performance or observance by the Tenant or any other guarantor of any of the agreements, covenants, terms or conditions contained in the Guaranteed Obligations or the Transaction Documents or any indulgence in or the extension of the time for payment by the Tenant or any other guarantor of any amounts payable under or in connection with the Guaranteed Obligations or the Transaction Documents or any other instrument or agreement relating to the Guaranteed Obligations or of the time for performance by the Tenant or any other guarantor of any other obligations under or arising out of any of the foregoing or the extension or renewal thereof (except that with respect to any extension of time for payment or performance of any of the Guaranteed Obligations granted by the Landlord or any other holder of such Guaranteed Obligations to the Tenant, the Guarantor's obligations to pay or perform such Guaranteed Obligation shall be subject to the same extension of time for performance), or the modification or amendment (whether material or otherwise) of any duty, agreement or obligation of the Tenant or any other guarantor set forth in any of the foregoing, or the voluntary or involuntary sale or other disposition of all or substantially all the assets of the Tenant or any other guarantor or insolvency, bankruptcy, or other similar proceedings affecting the Tenant or any other guarantor or any assets of the Tenant or any such other guarantor, or the release or discharge of the Tenant or any such other guarantor from the performance or observance of any agreement, covenant, term or condition contained in any of the foregoing without the consent of the holders of the Guaranteed Obligations by operation of law, or any other cause, whether similar or dissimilar to the foregoing. -7-

10. Reimbursement, Subrogation, Etc. The Guarantor hereby covenants and agrees that it will not enforce or otherwise exercise any rights of reimbursement, subrogation, contribution or other similar rights against the Tenant (or any other person against whom the Landlord may proceed) with respect to the Guaranteed Obligations prior to the payment in full of all amounts owing with respect to the Lease, and until all indebtedness of the Tenant to the Landlord shall have been paid in full, the Guarantor shall not have any right of subrogation, and the Guarantor waives any defense it may have based upon any election of remedies by the Landlord which destroys its subrogation rights or its rights to proceed against the Tenant for reimbursement, including, without limitation, any loss of rights the Guarantor may suffer by reason of any rights, powers or remedies of the Tenant in connection with any anti-deficiency laws or any other laws limiting, qualifying or discharging the indebtedness to the Landlord. Until all obligations of the Tenant pursuant to the Transaction Documents shall have been paid and satisfied in full, the Guarantor further waives any right to enforce any remedy which the Landlord now has or may in the future have against the Tenant, any other guarantor or any other person and any benefit of, or any right to participate in, any security whatsoever now or in the future held by the Landlord. 11. Defeasance. This Agreement shall terminate at such time as the Guaranteed Obligations have been paid and performed in full and all other obligations of the Guarantor to the Beneficiaries under this Agreement have been satisfied in full; provided, however, if at any time, all or any part of any payment applied on account of the Guaranteed Obligations is or must be rescinded or returned for any reason whatsoever (including, without limitation, the insolvency, bankruptcy or reorganization of the Tenant), this Agreement, to the extent such payment is or must be rescinded or returned, shall be deemed to have continued in existence notwithstanding any such termination. 12. Notices. (a) Any and all notices, demands, consents, approvals, offers, elections and other communications required or permitted under this Agreement shall be deemed adequately given if in writing and the same shall be delivered either in hand, by telecopier with written acknowledgment of receipt, or by mail or Federal Express or similar expedited commercial carrier, addressed to the recipient of the notice, postpaid and registered or certified with return receipt requested (if by mail), or with all freight charges prepaid (if by Federal Express or similar carrier). -8-

(b) All notices required or permitted to be sent hereunder shall be deemed to have been given for all purposes of this Agreement upon the date of acknowledged receipt, in the case of a notice by telecopier, and, in all other cases, upon the date of receipt or refusal, except that whenever under this Agreement a notice is either received on a day which is not a Business Day or is required to be delivered on or before a specific day which is not a Business Day, the day of receipt or required delivery shall automatically be extended to the next Business Day. (c) All such notices shall be addressed, if to either Beneficiary: Senior Housing Properties Trust 400 Centre Street Newton, Massachusetts 02458 Attn: Mr. David J. Hegarty [Telecopier No. (617) 796-8349] if to the Guarantor to: Five Star Quality Care, Inc. 400 Centre Street Newton, Massachusetts 02458 Attn: Mr. Evrett W. Benton [Telecopier No. (617) 796-8385] (d) By notice given as herein provided, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective addresses effective upon receipt by the other parties of such notice and each shall have the right to specify as its address any other address within the United States of America. 13. Successors and Assigns. Whenever in this Agreement any of the parties hereto is referred to, such reference shall be deemed to include the successors and assigns of such party, including without limitation the holders, from time to time, of the Guaranteed Obligations; and all representations, warranties, covenants and agreements by or on behalf of the Guarantor which are contained in this Agreement shall inure to the benefit of the Landlord's uccessors and assigns, including without limitation said holders, whether so expressed or not. 14. Applicable Law. Except as to matters regarding the internal affairs of the Beneficiaries and issues of or limitations on any personal liability of the shareholders and -9-

trustees of the Beneficiaries for obligations of the Beneficiaries, as to which the laws of the State of Maryland shall govern, this Agreement, the Transaction Documents and any other instruments executed and delivered to evidence, complete or perfect the transactions contemplated hereby and thereby shall be interpreted, construed, applied and enforced in accordance with the laws of The Commonwealth of Massachusetts applicable to contracts between residents of Massachusetts which are to be performed entirely within Massachusetts, regardless of (i) where any such instrument is executed or delivered; or (ii) where any payment or other performance required by any such instrument is made or required to be made; or (iii) where any breach of any provision of any such instrument occurs, or any cause of action otherwise accrues; or (iv) where any action or other proceeding is instituted or pending; or (v) the nationality, citizenship, domicile, principal place of business, or jurisdiction of organization or domestication of any party; or (vi) whether the laws of the forum jurisdiction otherwise would apply the laws of a jurisdiction other than The Commonwealth of Massachusetts; or (vii) any combination of the foregoing. 15. Arbitration. Either Beneficiary or the Guarantor may elect to submit to arbitration any dispute hereunder that has an amount in controversy in excess of $250,000. Any such arbitration shall be conducted in Boston, Massachusetts in accordance with the Commercial Arbitration Rules of the American Arbitration Association then pertaining and the decision of the arbitrators with respect to such dispute shall be binding, final and conclusive on the parties. In the event that any such dispute is submitted to arbitration hereunder, the applicable Beneficiary and the Guarantor shall each appoint and pay all fees of a fit and impartial person as arbitrator with at least ten (10) years' recent professional experience in the general subject matter of the dispute. Notice of such appointment shall be sent in writing by each party to the other, and the arbitrators so appointed, in the event of their failure to agree within thirty (30) days after the appointment of the second arbitrator upon the matter so submitted, shall appoint a third arbitrator. If either the Landlord or the Guarantor shall fail to appoint an arbitrator as aforesaid for a period of twenty (20) days after written notice from the other party to make such appointment, then the arbitrator appointed by the party having made such appointment shall appoint a second arbitrator and the two (2) so appointed shall, in the event of their failure to agree upon any decision within thirty (30) days thereafter, appoint a third -10-

arbitrator. If such arbitrators fail to agree upon a third arbitrator within forty five (45) days after the appointment of the second arbitrator, then such third arbitrator shall be appointed by the American Arbitration Association from its qualified panel of arbitrators, and shall be a person having at least ten (10) years' recent professional experience as to the subject matter in question. The fees of the third arbitrator and the expenses incident to the proceedings shall be borne equally between the applicable Beneficiary and the Guarantor, unless the arbitrators decide otherwise. The fees of respective counsel engaged by the parties, and the fees of expert witnesses and other witnesses called for the parties, shall be paid by the respective party engaging such counsel or calling or engaging such witnesses. The decision of the arbitrators shall be rendered within thirty (30) days after appointment of the third arbitrator. Such decision shall be in writing and in duplicate, one counterpart thereof to be delivered to the applicable Beneficiary and one to the Guarantor. A judgment of a court of competent jurisdiction may be entered upon the award of the arbitrators in accordance with the rules and statutes applicable thereto then obtaining. The Landlord and the Guarantor acknowledge and agree that, to the extent any such dispute shall involve any Manager and be subject to arbitration pursuant to such Manager's Management Agreement, the Landlord and the Guarantor shall cooperate to consolidate any such arbitration hereunder and under such Management Agreement into a single proceeding. 16. Modification of Agreement. No modification or waiver of any provision of this Agreement, nor any consent to any departure by the Guarantor therefrom, shall in any event be effective unless the same shall be in writing and signed by the Beneficiaries, and such modification, waiver or consent shall be effective only in the specific instances and for the purpose for which given. No notice to or demand on the Guarantor in any case shall entitle the Guarantor to any other or further notice or demand in the same, similar or other circumstances. This Agreement may not be amended except by an instrument in writing executed by or on behalf of the party against whom enforcement of such amendment is sought. 17. Waiver of Rights by the Beneficiaries. Neither any failure nor any delay on the Beneficiaries' part in exercising any right, power or privilege under this Agreement shall operate as a waiver thereof, nor shall a single or partial exercise -11-

thereof preclude any other or further exercise or the exercise of any other right, power or privilege. 18. Severability. In case any one or more of the provisions contained in this Agreement should be invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired thereby, but this Agreement shall be reformed and construed and enforced to the maximum extent permitted by applicable law. 19. Entire Contract. This Agreement constitutes the entire agreement between the parties hereto with respect to the subject matter hereof and shall supersede and take the place of any other instruments purporting to be an agreement of the parties hereto relating to the subject matter hereof. 20. Headings; Counterparts. Headings in this Agreement are for purposes of reference only and shall not limit or otherwise affect the meaning hereof. This Agreement may be executed in any number of counterparts, each of which shall be an original, but all of which together shall constitute one instrument, and in pleading or proving any provision of this Agreement, it shall not be necessary to produce more than one of such counterparts. 21. Remedies Cumulative. No remedy herein conferred upon the Beneficiaries is intended to be exclusive of any other remedy, and each and every remedy shall be cumulative and shall be in addition to every other remedy given hereunder or now or hereafter existing at law or in equity or by statute or otherwise. 22. NON-LIABILITY OF TRUSTEES. THE DECLARATION OF TRUST ESTABLISHING THE BENEFICIARIES, COPIES OF WHICH, TOGETHER WITH ALL AMENDMENTS THERETO (THE "DECLARATION"), ARE DULY FILED WITH THE DEPARTMENT OF ASSESSMENTS AND TAXATION OF THE STATE OF MARYLAND, PROVIDE THAT THE NAMES "SNH PROPERTIES TRUST" AND "SNH CHS PROPERTIES TRUST" REFER TO THE TRUSTEES UNDER THE DECLARATIONS COLLECTIVELY AS TRUSTEES, BUT NOT INDIVIDUALLY OR PERSONALLY, AND THAT NO TRUSTEE, OFFICER, SHAREHOLDER, EMPLOYEE OR AGENT OF EITHER BENEFICIARY SHALL BE HELD TO ANY PERSONAL LIABILITY, JOINTLY OR SEVERALLY, FOR ANY OBLIGATION OF OR CLAIM AGAINST, SUCH BENEFICIARY. ALL PERSONS DEALING WITH THE BENEFICIARIES, IN ANY WAY, SHALL LOOK ONLY TO THE ASSETS OF THE BENEFICIARIES FOR THE PAYMENT OF ANY SUM OR THE PERFORMANCE OF ANY OBLIGATION. [Remainder of page intentionally left blank.] -12-

WITNESS the execution hereof under seal as of the date above first written. FIVE STAR QUALITY CARE, INC., a Maryland corporation
/s/ Bruce J. Mackey Jr. -------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer By:

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EXHIBIT A PROPERTIES RELATED TO SNH GUARANTEED OBLIGATIONS Ellicott City I and II 3004 North Ridge Road Ellicott City, Maryland 21403 HeartHaven at Seabury 100 Seabury Drive Bloomfield, Connecticut 06002 HeartHomes at Bay Ridge 3023 Arundale on the Bay Road Annapolis, Maryland 21403 HeartHomes at Linthicum 804 and 806 Camp Meade Road Linthicum, Maryland 21090 Hearthomes at Lutherville 1414 and 1420 Front Avenue Lutherville, Maryland 21093 HeartHomes at Piney Orchard 8735 Piney Orchard Parkway Odenton, Maryland 21113 HeartHomes at Pasadena 8016 Ritchie Highway Pasadena, Maryland 21122

EXHIBIT 10.19 GUARANTY AGREEMENT THIS GUARANTY AGREEMENT (this "Agreement") is made and given as of October 25, 2002 by FIVE STAR QUALITY CARE-MD, LLC, FIVE STAR QUALITY CARE-NC, LLC, and FIVE STAR QUALITY CARE-VA, LLC, each a Delaware limited liability company (each a "Guarantor" and collectively, the "Guarantors"), for the benefit of SNH CHS PROPERTIES TRUST, a Maryland real estate investment trust, (together with its successors and assigns, the "Landlord"). WITNESSETH: WHEREAS, pursuant to a Lease Agreement, dated as of the date hereof (the "Lease"), the Landlord has agreed to lease to FVE-CHS LLC, an affiliate of the Guarantors (the "Tenant"), and the Tenant has agreed to lease from the Landlord, certain real property, together with certain related improvements and personal property, as more particularly described in the Lease; and WHEREAS, it is a condition precedent to the Landlord's entering into the Lease that the Guarantors guarantee all of the payment and performance obligations of the Tenant with respect to the Lease; and WHEREAS, the transactions contemplated by the Lease are of direct material benefit to the Guarantors; NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, the Guarantors hereby agree as follows: 1. Certain Terms. Capitalized terms used and not otherwise defined in this Agreement shall have the meanings ascribed to such terms in the Lease. The Lease and the Incidental Documents are herein collectively referred to as the "Transaction Documents." 2. Guaranteed Obligations. For purposes of this Agreement, the term "Guaranteed Obligations" shall mean (i) the payment and performance of each and every obligation of the Tenant to the Landlord under the Transaction Documents or relating thereto, whether now existing or hereafter arising, and including, without limitation, the payment of the full amount of the Rent payable under the Lease and (ii) the repayment to Landlord and its Affiliated Persons of any and all amounts from

time to time advanced or incurred by Landlord or such Affiliated Persons in connection with any guaranty or other agreement provided by Landlord or such Affiliated Persons to any Governmental Agency to facilitate the licensing of any Facility located upon the Leased Property. 3. Representations and Covenants. Each Guarantor, jointly and 9severally, represents, warrants, covenants, and agrees that: 3.1 Incorporation of Representations and Warranties. The representations and warranties of the Tenant and its Affiliated Persons set forth in the Transaction Documents are true and correct on and as of the date hereof in all material respects. 3.2 Performance of Covenants and Agreements. Each Guarantor hereby agrees to take all lawful action in its power to cause the Tenant duly and punctually to perform all of the covenants and agreements set forth in the Transaction Documents. 3.3 Validity of Agreement. Each Guarantor has duly and validly executed and delivered this Agreement; this Agreement constitutes the legal, valid and binding obligation of such Guarantor, enforceable against such Guarantor in accordance with its terms, except as the enforceability thereof may be subject to bankruptcy, fraudulent conveyance, insolvency, reorganization, moratorium and other laws relating to or affecting creditors' rights generally and subject to general equitable principles, regardless of whether enforceability is considered in a proceeding at law or in equity; and the execution, delivery and performance of this Agreement have been duly authorized by all requisite action of such Guarantor and such execution, delivery and performance by such Guarantor will not result in any breach of the terms, conditions or provisions of, or conflict with or constitute a default under, or result in the creation of any lien, charge or encumbrance upon any of the property or assets of such Guarantor pursuant to the terms of, any indenture, mortgage, deed of trust, note, other evidence of indebtedness, agreement or other instrument to which it may be a party or by which it or any of its property or assets may be bound, or violate any provision of law, or any applicable order, writ, injunction, judgment or decree of any court or any order or other public regulation of any governmental commission, bureau or administrative agency. 3.4 Payment of Expenses. Each Guarantor agrees, as principal obligor and not as guarantor only, to pay to the Landlord forthwith, upon demand, in immediately available -2-

federal funds, all costs and expenses (including reasonable attorneys' fees and disbursements) incurred or expended by the Landlord in connection with the enforcement of this Agreement, together with interest on amounts recoverable under this Agreement from the time such amounts become due until payment at the Overdue Rate. The Guarantors' covenants and agreements set forth in this Section 3.4 shall survive the termination of this Agreement. 3.5 Notices. Each Guarantor shall promptly give notice to the Landlord of any event known to it which might reasonably result in a material adverse change in its financial condition. 3.6 Reports. Each Guarantor shall promptly provide to the Landlord each of the financial reports, certificates and other documents required of it under the Transaction Documents. 3.7 Books and Records. Each Guarantor shall at all times keep proper books of record and account in which full, true and correct entries shall be made of its transactions in accordance with generally accepted accounting principles and shall set aside on its books from its earnings for each fiscal year all such proper reserves, including reserves for depreciation, depletion, obsolescence and amortization of its properties during such fiscal year, as shall be required in accordance with generally accepted accounting principles, consistently applied, in connection with its business. Each Guarantor shall permit access by the Landlord and its agents to the books and records maintained by such Guarantor during normal business hours and upon reasonable notice. 3.8 Taxes, Etc. Each Guarantor shall pay and discharge promptly as they become due and payable all taxes, assessments and other governmental charges or levies imposed upon such Guarantor or the income of such Guarantor or upon any of the property, real, personal or mixed, of such Guarantor, or upon any part thereof, as well as all claims of any kind (including claims for labor, materials and supplies) which, if unpaid, might by law become a lien or charge upon any property and result in a material adverse change in the financial condition of such Guarantor; provided, however, that such Guarantor shall not be required to pay any such tax, assessment, charge, levy or claim if the amount, applicability or validity thereof shall currently be contested in good faith by appropriate proceedings or other appropriate actions promptly initiated and diligently conducted and if such Guarantor shall have set aside on its books such reserves of such Guarantor, if -3-

any, with respect thereto as are required by generally accepted accounting principles. 3.9 Legal Existence of Guarantors. Each Guarantor shall do or cause to be done all things necessary to preserve and keep in full force and effect its legal existence. 3.10 Compliance. Each Guarantor shall use reasonable business efforts to comply in all material respects with all applicable statutes, rules, regulations and orders of, and all applicable restrictions imposed by, all governmental authorities in respect of the conduct of its business and the ownership of its property (including, without limitation, applicable statutes, rules, regulations, orders and restrictions relating to environmental, safety and other similar standards or controls). 3.11 Insurance. Each Guarantor shall maintain, with financially sound and reputable insurers, insurance with respect to its properties and business against loss or damage of the kinds customarily insured against by owners of established reputation engaged in the same or similar businesses and similarly situated, in such amounts and by such methods as shall be customary for such owners and deemed adequate by such Guarantor. 3.12 Financial Statements, Etc. The financial statements previously delivered to the Landlord by each Guarantor, if any, fairly present the financial condition of such Guarantor in accordance with generally accepted accounting principles consistently applied and there has been no material adverse change from the date thereof through the date hereof. 3.13 No Change in Control. No Guarantor shall permit the occurrence of any direct or indirect Change in Control of the Tenant or of such Guarantor. 4. Guarantee. Each Guarantor hereby unconditionally guarantees that the Guaranteed Obligations which are monetary obligations shall be paid in full when due and payable, whether upon demand, at the stated or accelerated maturity thereof pursuant to any Transaction Document, or otherwise, and that the Guaranteed Obligations which are performance obligations shall be fully performed at the times and in the manner such performance is required by the Transaction Documents. With respect to the Guaranteed Obligations which are monetary obligations, this guarantee is a guarantee of payment and not of collectibility and is absolute and in no way conditional or contingent. In case any part of the Guaranteed Obligations -4-

shall not have been paid when due and payable or performed at the time performance is required, the Guarantors shall, within five (5) Business Days after receipt of notice from the Landlord, pay or cause to be paid to the Landlord the amount thereof as is then due and payable and unpaid (including interest and other charges, if any, due thereon through the date of payment in accordance with the applicable provisions of the Transaction Documents) or perform or cause to be performed such obligations in accordance with the Transaction Documents. 5. Set-Off. Each Guarantor hereby authorizes the Landlord, at any time and without notice, to set off the whole or any portion or portions of any or all sums credited by or due from the Landlord to it against amounts payable under this Agreement. The Landlord shall promptly notify such Guarantor of any such set-off made by the Landlord and the application made by the Landlord of the proceeds thereof. 6. Unenforceability of Guaranteed Obligations, Etc. If the Tenant is for any reason under no legal obligation to discharge any of the Guaranteed Obligations (other than because the same have been previously discharged in accordance with the terms of the Transaction Documents), or if any other moneys included in the Guaranteed Obligations have become unrecoverable from the Tenant by operation of law or for any other reason, including, without limitation, the invalidity or irregularity in whole or in part of any Guaranteed Obligation or of any Transaction Document or any limitation on the liability of the Tenant thereunder not contemplated by the Transaction Documents or any limitation on the method or terms of payment thereunder which may now or hereafter be caused or imposed in any manner whatsoever, the guarantees contained in this Agreement shall nevertheless remain in full force and effect and shall be binding upon each Guarantor to the same extent as if each such Guarantor at all times had been the principal debtor on all such Guaranteed Obligations. 7. Additional Guarantees. This Agreement shall be in addition to any other guarantee or other security for the Guaranteed Obligations and it shall not be prejudiced or rendered unenforceable by the invalidity of any such other guarantee or security or by any waiver, amendment, release or modification thereof. 8. Consents and Waivers, Etc. Each Guarantor hereby acknowledges receipt of correct and complete copies of each of the Transaction Documents, and consents to all of the terms and provisions thereof, as the same may be from time to time hereafter amended or changed in accordance with the terms and -5-

conditions thereof, and, except as otherwise provided herein, to the maximum extent permitted by applicable law, waives (a) presentment, demand for payment, and protest of nonpayment, of any principal of or interest on any of the Guaranteed Obligations, (b) notice of acceptance of this Agreement and of diligence, presentment, demand and protest, (c) notice of any default hereunder and any default, breach or nonperformance or Event of Default under any of the Guaranteed Obligations or the Transaction Documents, (d) notice of the terms, time and place of any private or public sale of any collateral held as security for the Guaranteed Obligations, (e) demand for performance or observance of, and any enforcement of any provision of, or any pursuit or exhaustion of rights or remedies against the Tenant or any other guarantor of the Guaranteed Obligations, under or pursuant to the Transaction Documents, or any agreement directly or indirectly relating thereto and any requirements of diligence or promptness on the part of the holders of the Guaranteed Obligations in connection therewith, and (f) to the extent such the Guarantor lawfully may do so, any and all demands and notices of every kind and description with respect to the foregoing or which may be required to be given by any statute or rule of law and any defense of any kind which it may now or hereafter have with respect to this Agreement, or any of the Transaction Documents or the Guaranteed Obligations (other than that the same have been discharged in accordance with the Transaction Documents). 9. No Impairment, Etc. The obligations, covenants, agreements and duties of each of the Guarantors under this Agreement shall not be affected or impaired by any assignment or transfer in whole or in part of any of the Guaranteed Obligations without notice to each such Guarantor, or any waiver by the Landlord or any holder of any of the Guaranteed Obligations or by the holders of all of the Guaranteed Obligations of the performance or observance by the Tenant or any other guarantor of any of the agreements, covenants, terms or conditions contained in the Guaranteed Obligations or the Transaction Documents or any indulgence in or the extension of the time for payment by the Tenant or any other guarantor of any amounts payable under or in connection with the Guaranteed Obligations or the Transaction Documents or any other instrument or agreement relating to the Guaranteed Obligations or of the time for performance by the Tenant or any other guarantor of any other obligations under or arising out of any of the foregoing or the extension or renewal thereof (except that with respect to any extension of time for payment or performance of any of the Guaranteed Obligations granted by the Landlord or any other holder of such Guaranteed Obligations to the Tenant, such -6-

Guarantor's obligations to pay or perform such Guaranteed Obligation shall be subject to the same extension of time for performance), or the modification or amendment (whether material or otherwise) of any duty, agreement or obligation of the Tenant or any other guarantor set forth in any of the foregoing, or the voluntary or involuntary sale or other disposition of all or substantially all the assets of the Tenant or any other guarantor or insolvency, bankruptcy, or other similar proceedings affecting the Tenant or any other guarantor or any assets of the Tenant or any such other guarantor, or the release or discharge of the Tenant or any such other guarantor from the performance or observance of any agreement, covenant, term or condition contained in any of the foregoing without the consent of the holders of the Guaranteed Obligations by operation of law, or any other cause, whether similar or dissimilar to the foregoing. 10. Reimbursement, Subrogation, Etc. Each Guarantor hereby covenants and agrees that it will not enforce or otherwise exercise any rights of reimbursement, subrogation, contribution or other similar rights against the Tenant (or any other person against whom the Landlord may proceed) with respect to the Guaranteed Obligations prior to the payment in full of all amounts owing with respect to the Lease, and until all indebtedness of the Tenant to the Landlord shall have been paid in full, no Guarantor shall have any right of subrogation, and each Guarantor waives any defense it may have based upon any election of remedies by the Landlord which destroys its subrogation rights or its rights to proceed against the Tenant for reimbursement, including, without limitation, any loss of rights such Guarantor may suffer by reason of any rights, powers or remedies of the Tenant in connection with any anti-deficiency laws or any other laws limiting, qualifying or discharging the indebtedness to the Landlord. Until all obligations of the Tenant pursuant to the Transaction Documents shall have been paid and satisfied in full, each Guarantor further waives any right to enforce any remedy which the Landlord now has or may in the future have against the Tenant, any other guarantor or any other person and any benefit of, or any right to participate in, any security whatsoever now or in the future held by the Landlord. 11. Defeasance. This Agreement shall terminate at such time as the Guaranteed Obligations have been paid and performed in full and all other obligations of the Guarantors to the Landlord under this Agreement have been satisfied in full; provided, however, if at any time, all or any part of any payment applied on account of the Guaranteed Obligations is or -7-

must be rescinded or returned for any reason whatsoever (including, without limitation, the insolvency, bankruptcy or reorganization of the Tenant), this Agreement, to the extent such payment is or must be rescinded or returned, shall be deemed to have continued in existence notwithstanding any such termination. 12. Notices. (a) Any and all notices, demands, consents, approvals, offers, elections and other communications required or permitted under this Agreement shall be deemed adequately given if in writing and the same shall be delivered either in hand, by telecopier with written acknowledgment of receipt, or by mail or Federal Express or similar expedited commercial carrier, addressed to the recipient of the notice, postpaid and registered or certified with return receipt requested (if by mail), or with all freight charges prepaid (if by Federal Express or similar carrier). (b) All notices required or permitted to be sent hereunder shall be deemed to have been given for all purposes of this Agreement upon the date of acknowledged receipt, in the case of a notice by telecopier, and, in all other cases, upon the date of receipt or refusal, except that whenever under this Agreement a notice is either received on a day which is not a Business Day or is required to be delivered on or before a specific day which is not a Business Day, the day of receipt or required delivery shall automatically be extended to the next Business Day. (c) All such notices shall be addressed, if to the Landlord to: c/o Senior Housing Properties Trust 400 Centre Street Newton, Massachusetts 02458 Attn: Mr. David J. Hegarty [Telecopier No. (617) 796-8349] if to any Guarantor to such Guarantor in care of: Five Star Quality Care, Inc. 400 Centre Street Newton, Massachusetts 02458 Attn: Mr. Evrett W. Benton [Telecopier No. (617) 332-2261] (d) By notice given as herein provided, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of -8-

this Agreement to change their respective addresses effective upon receipt by the other parties of such notice and each shall have the right to specify as its address any other address within the United States of America. 13. Successors and Assigns. Whenever in this Agreement any of the parties hereto is referred to, such reference shall be deemed to include the successors and assigns of such party, including without limitation the holders, from time to time, of the Guaranteed Obligations; and all representations, warranties, covenants and agreements by or on behalf of the Guarantors which are contained in this Agreement shall inure to the benefit of the Landlord's successors and assigns, including without limitation said holders, whether so expressed or not. 14. Applicable Law. Except as to matters regarding the internal affairs of the Landlord and issues of or limitations on any personal liability of the shareholders and trustees of the Landlord for obligations of the Landlord, as to which the laws of the State of Maryland shall govern, this Agreement, the Transaction Documents and any other instruments executed and delivered to evidence, complete or perfect the transactions contemplated hereby and thereby shall be interpreted, construed, applied and enforced in accordance with the laws of The Commonwealth of Massachusetts applicable to contracts between residents of Massachusetts which are to be performed entirely within Massachusetts, regardless of (i) where any such instrument is executed or delivered; or (ii) where any payment or other performance required by any such instrument is made or required to be made; or (iii) where any breach of any provision of any such instrument occurs, or any cause of action otherwise accrues; or (iv) where any action or other proceeding is instituted or pending; or (v) the nationality, citizenship, domicile, principal place of business, or jurisdiction of organization or domestication of any party; or (vi) whether the laws of the forum jurisdiction otherwise would apply the laws of a jurisdiction other than The Commonwealth of Massachusetts; or (vii) any combination of the foregoing. 15. Arbitration. The Landlord, on the one hand, or the Guarantors, on the other hand, may elect to submit to arbitration any dispute hereunder that has an amount in controversy in excess of $250,000. Any such dispute shall be resolved in accordance with the Commercial Arbitration Rules of the American Arbitration Association then pertaining and the decision of the arbitrators with respect to such dispute shall be binding, final and conclusive on the parties. -9-

In the event that any such dispute is submitted to arbitration hereunder, the Landlord, on the one hand, and the Guarantors, on the other hand, shall each appoint and pay all fees of a fit and impartial person as arbitrator with at least ten (10) years' recent professional experience in the general subject matter of the dispute. Notice of such appointment shall be sent in writing by each party to the other, and the arbitrators so appointed, in the event of their failure to agree within thirty (30) days after the appointment of the second arbitrator upon the matter so submitted, shall appoint a third arbitrator. If either the Landlord or the Guarantors shall fail to appoint an arbitrator as aforesaid for a period of twenty (20) days after written notice from the other party to make such appointment, then the arbitrator appointed by the party having made such appointment shall appoint a second arbitrator and the two (2) so appointed shall, in the event of their failure to agree upon any decision within thirty (30) days thereafter, appoint a third arbitrator. If such arbitrators fail to agree upon a third arbitrator within forty five (45) days after the appointment of the second arbitrator, then such third arbitrator shall be appointed by the American Arbitration Association from its qualified panel of arbitrators, and shall be a person having at least ten (10) years' recent professional experience as to the subject matter in question. The fees of the third arbitrator and the expenses incident to the proceedings shall be borne equally between the Landlord and the Guarantors, unless the arbitrators decide otherwise. The fees of respective counsel engaged by the parties, and the fees of expert witnesses and other witnesses called for the parties, shall be paid by the respective party engaging such counsel or calling or engaging such witnesses. The decision of the arbitrators shall be rendered within thirty (30) days after appointment of the third arbitrator. Such decision shall be in writing and in duplicate, one counterpart thereof to be delivered to Landlord and one to the Guarantors. A judgment of a court of competent jurisdiction may be entered upon the award of the arbitrators in accordance with the rules and statutes applicable thereto then obtaining. 16. Modification of Agreement. No modification or waiver of any provision of this Agreement, nor any consent to any departure by any of the Guarantors therefrom, shall in any event be effective unless the same shall be in writing and signed by the Landlord, and such modification, waiver or consent shall be effective only in the specific instances and for the purpose for which given. No notice to or demand on any Guarantor in any case shall entitle such Guarantor to any other or further notice -10-

or demand in the same, similar or other circumstances. This Agreement may not be amended except by an instrument in writing executed by or on behalf of the party against whom enforcement of such amendment is sought. 17. Waiver of Rights by the Landlord. Neither any failure nor any delay on the Landlord's part in exercising any right, power or privilege under this Agreement shall operate as a waiver thereof, nor shall a single or partial exercise thereof preclude any other or further exercise or the exercise of any other right, power or privilege. 18. Severability. In case any one or more of the provisions contained in this Agreement should be invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired thereby, but this Agreement shall be reformed and construed and enforced to the maximum extent permitted by applicable law. 19. Entire Contract. This Agreement constitutes the entire agreement between the parties hereto with respect to the subject matter hereof and shall supersede and take the place of any other instruments purporting to be an agreement of the parties hereto relating to the subject matter hereof. 20. Headings; Counterparts. Headings in this Agreement are for purposes of reference only and shall not limit or otherwise affect the meaning hereof. This Agreement may be executed in any number of counterparts, each of which shall be an original, but all of which together shall constitute one instrument, and in pleading or proving any provision of this Agreement, it shall not be necessary to produce more than one of such counterparts. 21. Remedies Cumulative. No remedy herein conferred upon the Landlord is intended to be exclusive of any other remedy, and each and every remedy shall be cumulative and shall be in addition to every other remedy given hereunder or now or hereafter existing at law or in equity or by statute or otherwise. 22. NON-LIABILITY OF TRUSTEES. THE DECLARATION OF TRUST ESTABLISHING THE LANDLORD, A COPY OF WHICH, TOGETHER WITH ALL AMENDMENTS THERETO (THE "DECLARATION"), IS DULY FILED WITH THE DEPARTMENT OF ASSESSMENTS AND TAXATION OF THE STATE OF MARYLAND, PROVIDES THAT THE NAME "SNH CHS PROPERTIES TRUST" REFERS TO THE TRUSTEES UNDER THE DECLARATION COLLECTIVELY AS TRUSTEES, BUT NOT INDIVIDUALLY OR PERSONALLY, AND THAT NO TRUSTEE, OFFICER, -11-

SHAREHOLDER, EMPLOYEE OR AGENT OF THE LANDLORD SHALL BE HELD TO ANY PERSONAL LIABILITY, JOINTLY OR SEVERALLY, FOR ANY OBLIGATION OF OR CLAIM AGAINST, THE LANDLORD. ALL PERSONS DEALING WITH THE LANDLORD, IN ANY WAY, SHALL LOOK ONLY TO THE ASSETS OF THE LANDLORD FOR THE PAYMENT OF ANY SUM OR THE PERFORMANCE OF ANY OBLIGATION. [Remainder of page intentionally left blank.] -12-

WITNESS the execution hereof under seal as of the date above first written. FIVE STAR QUALITY CARE-MD, LLC, a Delaware limited liability company
/s/ Bruce J. Mackey Jr. ------------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer By:

FIVE STAR QUALITY CARE-NC, LLC, a Delaware limited liability company
By: /s/ Bruce J. Mackey Jr. ------------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer

FIVE STAR QUALITY CARE-VA, LLC, a Delaware limited liability company
/s/ Bruce J. Mackey Jr. ------------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer By:

EXHIBIT 10.20 PLEDGE AGREEMENT THIS PLEDGE AGREEMENT (this "Agreement") is made and given as of October 25, 2002 by FSQ, INC., a Delaware corporation (the "Pledgor"), for the benefit of SNH CHS PROPERTIES TRUST, a Maryland real estate investment trust (together with its respective successors and assigns, the "Secured Party"). W I T N E S S E T H: WHEREAS, pursuant to a Lease Agreement, dated as of the date hereof (the "Lease"), the Secured Party leased to FVE-CHS LLC, a Delaware limited liability company and wholly-owned subsidiary of Pledgor ("Tenant"), and the Tenant leased from the Secured Party, certain premises as more particularly described in the Lease, subject to and upon the terms and conditions set forth in the Lease; and WHEREAS, pursuant to two Guaranty Agreements, dated as of the date hereof (the "Guaranty Agreements"), each of the Subtenants (as defined below), being wholly owned subsidiaries of Pledgor, and Five Star Quality Care, Inc., a Maryland corporation, being Pledgor's parent (together with the Subtenants, the "Guarantors"), guaranteed to the Secured Party the payment and performance of all of the obligations of the Tenant to the Secured Party with respect to the Lease and other related documents, subject to and upon the terms and conditions set forth therein; and WHEREAS, pursuant to various Sublease Agreements as further described on Exhibit A attached hereto (collectively, the "Subleases"), the Tenant has subleased the premises demised under the Lease to the subtenants as identified on said Exhibit A (collectively, the "Subtenants"), subject to and upon the terms and conditions set forth in the Subleases; and WHEREAS, Pledgor owns all of the outstanding membership interests in each of the Subtenants and the Tenant (the Tenant and each of the Subtenants collectively referred to as the "Pledged Tenants") and Pledgor desires to pledge such membership interests to the Secured Party; and WHEREAS, the Lease provides that any assignment or transfer of the Tenant's interest under the Lease shall be subject to such assignee's or transferee's delivery to the Secured Party of a pledge of all of the stock, partnership, membership or other ownership interests of such assignee or other transferee, which

pledge shall be in form and substance satisfactory to Landlord in its sole discretion; and WHEREAS, the Pledgor shall derive direct substantial benefit from the transactions contemplated by the Lease, the Guaranty Agreements and the Subleases; NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, and in accordance with the provisions of the Lease, the Pledgor hereby agrees as follows: Section 1. Certain Terms. Capitalized terms used and not otherwise defined in this Agreement shall have the meanings ascribed to such terms in the Lease. The Lease, the Guaranty Agreements and the other Incidental Documents are herein collectively referred to as the "Transaction Documents". Section 2. Pledge. The Pledgor hereby pledges to the Secured Party all of the membership interests in the Pledged Tenants (the "Pledged Interests") listed in Exhibit B attached hereto and all other shares of stock, shares of beneficial interest, membership interests or other ownership interests in the Pledged Tenants in which the Pledgor may have rights from time to time and any other securities or other investment property and other collateral of the Pledgor now owned or hereafter acquired which under this Agreement are required to be pledged to the Secured Party, and in each case, all certificates representing such Pledged Interests or other investment property or collateral, and all rights, options, warrants, stock or other securities or other property which may hereafter be received, receivable or distributed in respect of the Pledged Interests, together with all proceeds of the foregoing, including, without limitation, all dividends, cash, notes, securities or other property from time to time acquired, receivable or otherwise distributed in respect of, or in exchange for, the foregoing, (the Pledged Interests and any additional securities or collateral pledged hereunder, collectively, the "Pledged Collateral"), and the Pledgor hereby grants to the Secured Party a security interest in all of the Pledged Collateral and the proceeds thereof as security for the due and punctual payment and performance of the Secured Obligations (as hereinafter defined). Pledgor's membership interests in the Pledged Tenants are not evidenced by any certificates or other instruments. If in the future Pledgor possesses or controls any certificates or 2

other instruments representing the Pledged Collateral, Pledgor shall immediately and without notice deliver the same to the Secured Party together with undated stock powers endorsed in blank, as security for the payment and performance of all of the Secured Obligations. Section 3. Secured Obligations. For purposes of this Agreement, the term "Secured Obligations" shall mean the payment and performance of each and every obligation of the Tenant and the Guarantors under the Transaction Documents or relating thereto, whether now existing or hereafter arising, and including, without limitation, the payment of the full amount of the Rent payable under the Lease. Section 4. Representations of the Pledgor. Pledgor covenants that the Pledged Interests are duly and validly pledged to the Secured Party in accordance with law and Pledgor shall warrant and defend the Secured Party's right, title and security interest in and to the Pledged Interests against the claims and demands of all persons whomsoever. Pledgor represents and warrants to the Secured Party that Pledgor has good and marketable title to all the Pledged Interests pledged by it hereunder, free and clear of all claims, mortgages, pledges, liens, security interests and other encumbrances of every nature whatsoever; that the Pledged Interests are not subject to any restriction on transfer contained in the Certificates of Formation, Limited Liability Company Agreements or any other charter documents of the Pledged Tenants or in any agreement or instrument to which the Pledged Tenants or Pledgor is a party or by which the Pledged Tenants or Pledgor is bound which would prohibit or restrict the pledge of the Pledged Interests hereunder or the disposition thereof upon default hereunder; that all of the Pledged Interests have been duly and validly issued and are fully paid for and nonassessable; and that the Pledged Interests constitute all of the presently issued and outstanding shares of the membership interests of the Pledged Tenants. Section 5. Covenants of the Pledgor. Pledgor hereby covenants and agrees that it shall not sell, convey or otherwise dispose of any of the Pledged Collateral nor create, incur or permit to exist any pledge, mortgage, lien, charge, encumbrance or any security interest whatsoever with respect to any of the Pledged Collateral or the proceeds thereof, other than the liens on and security interests in the Pledged Collateral created hereby. Pledgor further covenants and agrees that it shall not consent to or approve the admission of any new member in the Pledged Tenants. Pledgor further covenants and agrees that, 3

until the Secured Obligations are paid in full, Pledgor shall not change the state of its organization or its name without providing the Secured Party with thirty (30) days' prior written notice and making all filings and taking all such other actions as the Secured Party determines are necessary or appropriate to continue or perfect the security interest granted hereunder. Section 6. Filing of financing statements etc. Pledgor authorizes the Secured Party to file from time to time one or more financing statements describing the Pledged Collateral. Pledgor will cooperate with the Secured Party at its request from time to time in obtaining control agreements in form and substance reasonably satisfactory to the Secured Party with respect to any collateral investment property, deposit accounts, or other Pledged Collateral as to which the Secured Party determines such agreements are necessary or appropriate to perfect the security interest granted hereunder. Section 7. Distributions, Etc. Upon the dissolution, winding up, liquidation or reorganization of any Pledged Tenant, whether in bankruptcy, insolvency or receivership proceedings or upon an assignment for the benefit of creditors or any other marshalling of the assets and liabilities of any Pledged Tenant, if any sum shall be paid or any property shall be distributed upon or with respect to any of the Pledged Collateral, such sum shall be paid over to the Secured Party, to be held as collateral security for the Secured Obligations. If any dividend shall be declared on any of the Pledged Collateral (excluding cash dividends), or any share of beneficial interest or fraction thereof shall be issued pursuant to any split of beneficial interests involving any of the Pledged Collateral, or any distribution of capital shall be made on any of the Pledged Collateral, or any property shall be distributed upon or with respect to the Pledged Collateral pursuant to recapitalization or reclassification of the capital of any Pledged Tenant, the shares or other property so distributed shall be delivered to the Secured Party to be held as collateral security for the Secured Obligations. Section 8. Event of Default. For purposes of this Agreement, the term "Event of Default" shall mean (a) the occurrence of an Event of Default under the Transaction Documents; (b) the failure of the Guarantors to comply with any of their covenants or obligations under the Guaranty Agreements and the continuation thereof for a period of ten (10) 4

Business Days after written notice thereof; (c) the failure of Pledgor to comply with any of its covenants or obligations under this Agreement and the continuation thereof for a period of ten (10) Business Days after written notice thereof; or (d) any representation or warranty contained herein or made by Pledgor in connection herewith shall prove to have been false or misleading in any material respect when made. Section 9. Remedies. (a) Upon the occurrence and during the continuance of an Event of Default, the Secured Party may cause all or any of the Pledged Collateral to be transferred into its name or into the name of its nominee or nominees, subject to the provisions of the Uniform Commercial Code or other applicable law. (b) Upon the occurrence and during the continuance of an Event of Default, the Secured Party shall be entitled to exercise the voting power with respect to the Pledged Collateral, to receive and retain, as collateral security for the Secured Obligations, any and all dividends or other distributions at any time and from time to time declared or made upon any of the Pledged Collateral, and to exercise any and all such rights of payment, conversion, exchange, subscription or any other rights, privileges or options pertaining to the Pledged Collateral as if it were the absolute owner thereof, including, without limitation, all such rights under the Certificates of Formation, Limited Liability Company Agreements or any other charter documents of any Pledged Tenant, and further including, without limitation, the right to exchange, at its discretion, any and all of the Pledged Collateral upon the merger, consolidation, reorganization, recapitalization or other readjustment of such Pledged Tenant, upon the exercise of any such right, privilege or option pertaining to the Pledged Collateral, and in connection therewith, to deposit and deliver any and all of the Pledged Collateral with any committee, depositary, transfer agent, registrar or other designated agency upon such terms and conditions as the Secured Party may determine. (c) Upon the occurrence and during the continuance of an Event of Default, the Secured Party shall have all of the rights and remedies of a secured party under the Uniform Commercial Code or other applicable law and shall have the right to sell, resell, assign and deliver all or any of the Pledged Collateral in one or more parcels at any exchange or broker's board or at public or private sale. The Secured Party shall give Pledgor at least ten (10) days' prior written notice of the time and place of any public sale thereof or of the time after which any private sale or any other intended disposition thereof is to be made. Any such notice shall be deemed to meet any requirement hereunder or under any applicable law (including the Uniform 5

Commercial Code) that reasonable notification be given of the time and place of such sale or other disposition. Such notice may be given without any demand of performance or other demand, all such demands being hereby expressly waived by the Pledgor to the extent permitted by applicable law. All such sales shall be at such commercially reasonable price or prices as the Secured Party shall deem best and either for cash or on credit or for future delivery (without assuming any responsibility for credit risk). At any such sale or sales, the Secured Party may purchase any or all of the Pledged Collateral to be sold thereat upon such terms as the Secured Party may deem best. Upon any such sale or sales, the Pledged Collateral so purchased shall be held by the purchaser absolutely free from any claims or rights of any kind or nature of the Pledgor, including any equity of redemption and any similar rights, all such equity of redemption and any similar rights being hereby expressly waived and released by the Pledgor to the extent permitted by applicable law. In the event any consent, approval or authorization of any governmental agency will be necessary to effectuate any such sale or sales, the Pledgor shall execute, and hereby agrees to cause the applicable Pledged Tenant to execute, all such applications or other instruments as may be required. The proceeds of any such sale or sales, together with any other additional collateral security at the time received and held hereunder, shall be received and applied: first, to the payment of all costs and expenses of such sale, including attorneys' fees; and second, to the payment of the Secured Obligations in such order of priority as the Secured Party shall reasonably determine; and any surplus thereafter remaining shall be paid to the Pledgor or to whomever may be legally entitled thereto (including, if applicable, any subordinated creditor of Pledgor). Pledgor recognizes that the Secured Party may be unable to effect a public sale of all or a part of the Pledged Collateral by reason of certain prohibitions contained in the Securities Act of 1933, and may be compelled to resort to one or more private sales to a restricted group of purchasers who will be obliged to agree, among other things, to acquire such Pledged Collateral for their own accounts, for investment and not with a view to the distribution or resale thereof. Pledgor agrees that private sales so made may be at prices and upon other terms less favorable to the seller than if such Pledged Collateral were sold at public sales, and that the Secured Party shall have no obligation to delay sale of any such Pledged Collateral for the period of time necessary to permit such Pledged Collateral to be registered for public sale under the Securities Act of 1933. Pledgor agrees that private sales made under the foregoing 6

circumstances may be deemed to have been made in a commercially reasonable manner. Nothing herein shall be deemed to require the Pledgor to effect a registration of the Pledged Collateral under the Securities Act of 1933. (d) Upon the occurrence and during the continuance of any Event of Default, the Secured Party, in its discretion, may demand, sue for and/or collect any money or property at any time due, payable or receivable, to which it may be entitled hereunder, on account of or in exchange for any of the Pledged Collateral. Upon the occurrence and during the continuance of any Event of Default, the Secured Party shall further have the right, for and in the name, place and stead of Pledgor, to execute endorsements, assignments, or other instruments of conveyance or transfer with respect to all or any of the Pledged Collateral. (e) The Secured Party shall not be obligated to do any of the acts hereinabove authorized and in the event that the Secured Party elects to do any such act, the Secured Party shall not be responsible to Pledgor, other than for negligence or willful misconduct. (f) The Secured Party shall have no obligation to marshal any assets in favor of Pledgor, or against or in payment of the Secured Obligations or any other obligation owed to the Secured Party by Pledgor or any other person. Section 10. Rights of Secured Party. No course of dealing between Pledgor and the Secured Party nor any failure to exercise, nor any delay in exercising, on the part of the Secured Party, any right, power or privilege hereunder or under any of the Secured Obligations, shall operate as a waiver thereof; nor shall any single or partial exercise of any right, power or privilege hereunder or thereunder preclude any other or further exercise thereof or the exercise of any other right, power or privilege. The rights and remedies herein provided and provided under any of the Secured Obligations are cumulative and are in addition to, and not exclusive of, any rights or remedies provided by law, including, without limitation, the rights and remedies of a Secured Party under the Uniform Commercial Code. Section 11. Assignment, Etc. No waiver by the Secured Party or by any other holder of Secured Obligations of any default shall be effective unless in writing nor operate as a waiver of any other default or of the same default on a future occasion. In the event of a sale or assignment by the Secured Party of its interests under the Transaction Documents, the 7

Secured Party may assign or transfer its rights and interests under this Agreement in whole or in part to the purchaser or assignee of such interests, whereupon such purchaser or purchasers shall become vested with all of the powers and rights given to the Secured Party hereunder, and the Secured Party shall thereafter be forever released and fully discharged from any liability or responsibility thereafter arising hereunder with respect to the rights and interests so assigned. Section 12. Duty of Secured Party. Beyond the exercise of reasonable care to assure the safe custody of the Pledged Collateral while held hereunder, the Secured Party shall have no duty or liability to collect any sums due in respect thereof or to protect or preserve rights pertaining thereto, and shall be relieved of all responsibility for the Pledged Collateral upon surrendering the same to Pledgor. Section 13. Waivers, Etc. To the extent permitted by applicable law, Pledgor, on its own behalf and on behalf of its successors and assigns, hereby waives presentment, demand, payment, notice of dishonor, protest and, except as otherwise provided herein, all other demands and notices in connection with this Agreement or the enforcement of the rights of the Secured Party hereunder or in connection with any Secured Obligations. The Secured Party may release, supersede, exchange or modify any collateral security it may from time to time hold and release, surrender or modify the liability of any third party without giving notice hereunder to Pledgor. The Secured Party shall be under no duty to exhaust its rights against any such collateral security or any such third party before realizing on the Pledged Collateral. Such modifications, changes, renewals, releases or other actions shall in no way affect Pledgor's obligations hereunder. Pledgor further waives any right it may have under the Constitution of the Commonwealth of Massachusetts (or under the constitution of any other state in which the any of the Pledged Collateral may be located), or under the Constitution of the United States of America, to notice (except for notice specifically required hereby) or to a judicial hearing prior to the exercise of any right or remedy provided by this Agreement to the Secured Party, and waives its rights, if any, to set aside or invalidate any sale duly consummated in accordance with the foregoing provisions hereof on the grounds (if such be the case) that the sale was consummated without a prior judicial hearing. PLEDGOR'S WAIVERS UNDER THIS SECTION 13 HAVE BEEN MADE VOLUNTARILY, INTELLIGENTLY AND KNOWINGLY AND AFTER THE PLEDGOR 8

HAS BEEN APPRISED AND COUNSELED BY ITS ATTORNEYS AS TO THE NATURE THEREOF AND ITS POSSIBLE ALTERNATIVE RIGHTS. Section 14. Further Assurances as to Collateral; Attorney-in-Fact. From time to time hereafter, Pledgor shall execute and deliver, or will cause to be executed and delivered, such additional instruments, certificates or documents (including, without limitation, financing statements, renewal statements, collateral assignments and other security documents), and shall take all such actions, as the Secured Party may reasonably request, for the purposes of implementing or effectuating the provisions of this Agreement or of more fully perfecting or renewing the Secured Party's rights with respect to the Pledged Collateral (or with respect to any additions thereto or replacements or proceeds thereof or with respect to any other property or assets hereafter acquired by the Pledgor which may be deemed to be a part of the Pledged Collateral) pursuant hereto and thereto. The Secured Party is hereby appointed the attorney-in-fact, with full power of substitution, of Pledgor for the purpose of carrying out the provisions of this Agreement and taking any action, including, without limitation, executing, delivering and filing applications, certificates, instruments and other documents and papers with governmental authorities, and executing any instruments, including without limitation, assignments, conveyances and transfers which are required to be taken or executed by Pledgor under this Agreement, on its behalf and in its name which appointment is coupled with an interest, is irrevocable and durable and shall survive the subsequent dissolution, disability or incapacity of the Pledgor. Section 15. Notices. (a) Any and all notices, demands, consents, approvals, offers, elections and other communications required or permitted under this Agreement shall be deemed adequately given if in writing and the same shall be delivered either in hand, by telecopier with electronic confirmation of receipt, or by mail or Federal Express or similar expedited commercial carrier, addressed to the recipient of the notice, postpaid and registered or certified with return receipt requested (if by mail), or with all freight charges prepaid (if by Federal Express or similar carrier). (b) All notices required or permitted to be sent hereunder shall be deemed to have been given for all purposes of this Agreement upon the date of electronic confirmation of receipt, in the case of a notice by telecopier, and, in all other cases, upon the date of receipt or refusal, except that whenever under this Agreement a notice is either received on a day which is not a Business Day or is required to be delivered on or before a 9

specific day which is not a Business Day, the day of receipt or required delivery shall automatically be extended to the next Business Day. (c) All such notices shall be addressed, if to the Secured Party to: c/o SNH CHS Properties Trust 400 Centre Street Newton, Massachusetts 02458 Attn: President [Telecopier No. (617) 796-8349] if to Pledgor to: c/o FSQ, INC. 400 Centre Street Newton, Massachusetts 02458 Attn: President [Telecopier No. (617) 796-8385] (d) By notice given as herein provided, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective addresses effective upon receipt by the other parties of such notice and each shall have the right to specify as its address any other address within the United States of America or to such other address as the party to whom such notice is directed may have designated in writing to the other parties hereto. Section 16. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns, and the term "Secured Party" shall be deemed to include any other holder or holders of any of the Secured Obligations. Where the context so permits or requires, terms defined herein in the singular number shall include the plural, and in the plural number, the singular. This Agreement may be executed in any number of counterparts and by the different parties on separate counterparts, each of which, when so executed and delivered, shall be an original and all of which shall together constitute one and the same agreement. Section 17. Reinstatement. This Agreement shall continue to be effective, or be reinstated, as the case may be, if at any time any amount received by the Secured Party in respect of the 10

Pledged Collateral is rescinded or must otherwise be restored or returned by the Secured Party upon the insolvency, bankruptcy, dissolution, liquidation or reorganization of Pledgor or upon the appointment of any intervenor or conservator of, or trustee or similar official for the Pledgor or any substantial part of its or property, or otherwise, all as though such payments had not been made. Section 18. Restrictions on Transfer. To the extent that any restrictions imposed by the Certificates of Formation, Limited Liability Company Agreements or any other charter documents of any Pledged Tenant or any other document or instrument would in any way affect or impair the pledge of the Pledged Collateral hereunder or the exercise by the Secured Party of any right granted hereunder including, without limitation, the right of the Secured Party to dispose of the Pledged Collateral upon the occurrence of any Event of Default, Pledgor hereby waives such restrictions, and Pledgor hereby agrees that it will take any action which the Secured Party may reasonably request in order that the Secured Party may obtain and enjoy the full rights and benefits granted to the Secured Party by this Agreement free of any such restrictions. Section 19. Applicable Law. This Agreement and any other instruments executed and delivered to evidence, complete or perfect the transactions contemplated hereby and thereby shall be interpreted, construed, applied and enforced in accordance with the laws of the Commonwealth of Massachusetts applicable to contracts between residents of Massachusetts which are to be performed entirely within Massachusetts regardless of (i) where any such instrument is executed or delivered; or (ii) where any payment or other performance required by any such instrument is made or required to be made; or (iii) where any breach of any provision of any such instrument occurs, or any cause of action otherwise accrues; or (iv) where any action or other proceeding is instituted or pending; or (v) the nationality, citizenship, domicile, principal place of business, or jurisdiction of organization or domestication of any party; or (vi) whether the laws of the forum jurisdiction otherwise would apply the laws of a jurisdiction other than the Commonwealth of Massachusetts; or (vii) any combination of the foregoing. Section 20. Arbitration. The Secured Party or Pledgor may elect to submit any dispute hereunder that has an amount in controversy in excess of $250,000 to arbitration hereunder. Any such arbitration shall be conducted in Boston, Massachusetts in accordance with the Commercial Arbitration Rules of the American Association then pertaining and the decision of the arbitrators 11

with respect to such dispute shall be binding, final and conclusive on the parties. In the event the Secured Party or Pledgor shall elect to submit any such dispute to arbitration hereunder, the Secured Party and Pledgor shall each appoint and pay all fees of a fit and impartial person as arbitrator with at least ten (10) years' recent professional experience in the general subject matter of the dispute. Notice of such appointment shall be sent in writing by each party to the other, and the arbitrators so appointed, in the event of their failure to agree within thirty (30) days after the appointment of the second arbitrator upon the matter so submitted, shall appoint a third arbitrator. If either the Secured Party or Pledgor shall fail to appoint an arbitrator, as aforesaid, for a period of twenty (20) days after written notice from the other party to make such appointment, then the arbitrator appointed by the party having made such appointment shall appoint a second arbitrator and the two (2) so appointed shall, in the event of their failure to agree upon any decision within thirty (30) days thereafter, appoint a third arbitrator. If such arbitrators fail to agree upon a third arbitrator within forty five (45) days after the appointment of the second arbitrator, then such third arbitrator shall be appointed by the American Arbitration Association from its qualified panel of arbitrators, and shall be a person having at least ten (10) years' recent professional experience as to the subject matter in question. The fees of the third arbitrator and the expenses incident to the proceedings shall be borne equally between the Secured Party and Pledgor, unless the arbitrators decide otherwise. The fees of respective counsel engaged by the parties, and the fees of expert witnesses and other witnesses called for the parties, shall be paid by the respective party engaging such counsel or calling or engaging such witnesses. The decision of the arbitrators shall be rendered within thirty (30) days after appointment of the third arbitrator. Such decision shall be in writing and in duplicate, one counterpart thereof to be delivered to the Secured Party and one to Pledgor. A judgment of a court of competent jurisdiction may be entered upon the award of the arbitrators in accordance with the rules and statutes applicable thereto then obtaining. The Secured Party and Pledgor acknowledge and agree that, to the extent any such dispute shall involve any Manager and be subject to arbitration pursuant to such Manager's Management Agreement, the Secured Party and Pledgor shall cooperate to 12

consolidate any such arbitration hereunder and under such Management Agreement into a single proceeding. Section 21. Severability. In case any one or more of the provisions contained in this Agreement should be invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired thereby, but this Agreement shall be reformed and construed and enforced to the maximum extent permitted by applicable law. Section 22. Entire Contract. This Agreement constitutes the entire agreement between the parties hereto with respect to the subject matter hereof and shall supersede and take the place of any other instruments purporting to be an agreement of the parties hereto relating to the subject matter hereof. Section 23. Headings; Counterparts. Headings in this Agreement are for purposes of reference only and shall not limit or otherwise affect the meaning hereof. This Agreement may be executed in any number of counterparts, each of which shall be an original, but all of which together shall constitute one instrument, and in pleading or proving any provision of this Agreement, it shall not be necessary to produce more than one of such counterparts. Section 24. Nonliability of Trustees. THE DECLARATION OF TRUST ESTABLISHING THE SECURED PARTY, A COPY OF WHICH, TOGETHER WITH ALL AMENDMENTS THERETO (THE "DECLARATION"), IS DULY FILED WITH THE DEPARTMENT OF ASSESSMENTS AND TAXATION OF THE STATE OF MARYLAND, PROVIDES THAT THE NAME "SNH CHS PROPERTIES TRUST" REFERS TO THE TRUSTEES UNDER SUCH DECLARATION COLLECTIVELY AS TRUSTEES, BUT NOT INDIVIDUALLY OR PERSONALLY, AND THAT NO TRUSTEE, OFFICER, SHAREHOLDER, EMPLOYEE OR AGENT OF THE SECURED PARTY SHALL BE HELD TO ANY PERSONAL LIABILITY, JOINTLY OR SEVERALLY, FOR ANY OBLIGATION OF OR CLAIM AGAINST, THE SECURED PARTY. ALL PERSONS DEALING WITH THE SECURED PARTY, IN ANY WAY, SHALL LOOK ONLY TO THE ASSETS OF THE SECURED PARTY FOR THE PAYMENT OF ANY SUM OR THE PERFORMANCE OF ANY OBLIGATION. 13

WITNESS the execution hereof under seal as of the date above first written. PLEDGOR: FSQ, INC. a Delaware corporation
/s/ Bruce J. Mackey Jr. ------------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer By:

SECURED PARTY: SNH CHS Properties Trust, a Maryland real estate investment trust
By: /s/ John R. Hoadley ------------------------------------John R. Hoadley Its: Treasurer

EXHIBIT A Subleases 1. Sublease Agreement, dated October 25, 2002, by and between FVE-CHS LLC, a Delaware limited liability company, and Five Star Quality Care-MD, LLC, a Delaware limited liability company. 2. Sublease Agreement, dated October 25, 2002, by and between FVE-CHS LLC, a Delaware limited liability company, and Five Star Quality Care-NC, LLC, a Delaware limited liability company. 3. Sublease Agreement, dated October 25, 2002, by and between FVE-CHS LLC, a Delaware limited liability company, and Five Star Quality Care-VA, LLC, a Delaware limited liability company.

EXHIBIT B Pledged Interests All of Pledgor's membership Interests in the following entities: 1. Five Star Quality Care-MD, LLC 2. Five Star Quality Care-NC, LLC 3. Five Star Quality Care-VA, LLC 4. FVE-CHS, LLC

EXHIBIT 10.21 SECURITY AGREEMENT THIS SECURITY AGREEMENT (this "Agreement") is entered into as of this 25th day of October, 2002, by FVE-CHS LLC, a Delaware limited liability company, (the "Tenant"), and SNH CHS Properties Trust, a Maryland real estate investment trust (the "Secured Party"). W I T N E S S E T H: WHEREAS, pursuant to that certain Lease Agreement, dated as of the date hereof (as amended from time to time, the "Lease"), the Secured Party leased to the Tenant and the Tenant leased from the Secured Party, certain premises as more particularly described in the Lease, subject to and upon the terms and conditions set forth in the Lease; and WHEREAS, as security for the payment and performance of each and every obligation and liability of the Tenant to the Secured Party, whether now existing or hereafter arising, under the Lease or any other document or agreement executed and delivered pursuant thereto, including, without limitation, the payment of the Rent (this and other capitalized terms used and not otherwise defined herein having the meanings ascribed to such terms in Section 1), and the payment and performance of each and every other obligation of the Tenant to the Secured Party, whether now existing or hereafter arising, whether direct or indirect, absolute or contingent, due or to become due (collectively, the "Obligations"), the Tenant has agreed to grant to the Secured Party a first and perfected lien and security interest in the Collateral; 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, the parties hereto hereby agree as follows: Section 1. Definitions. As used in this Agreement, the following terms shall have the meanings specified below. Except as otherwise defined, terms defined in the Uniform Commercial Code and used herein without definition shall have the meanings given such terms in the Uniform Commercial Code. "Affiliated Person" shall have the meaning given such term in the Lease.

"Business Day" shall have the meaning given such term in the Lease. "Collateral" shall mean all of the Tenant's right, title and interest in and under or arising out of all and any personal property, intangibles and fixtures of any type or description (other than Excluded Collateral), wherever located and now existing or hereafter arising, or which constitute or arise from the operation, maintenance or repair of the Leased Property or any portion thereof, together with any and all additions and accessions thereto and replacements, products, proceeds (including, without limitation, proceeds of insurance) and supporting obligations thereof, including, but not limited to, the following: (a) all goods, including, without limitation, all Equipment; and (b) all General Intangibles; and (c) all other personal property or fixtures of any nature whatsoever which relate to the operation, maintenance or repair of the Leased Property, or any portion thereof, and all property from time to time described in any financing statement signed by the Tenant naming the Secured Party as Secured Party; and (d) all claims, rights, powers or privileges and remedies relating to the foregoing or arising in connection therewith, including, without limitation, all Licenses and Permits which Tenant legally may grant a security interest in, rights to make determinations, to exercise any election (including, but not limited to, election of remedies) or option or to give or receive any notice, consent, waiver or approval; all liens, security, guaranties, endorsements, warranties and indemnities and all insurance, eminent domain and condemnation awards and claims therefor relating thereto or arising in connection therewith; all rights to property forming the subject matter of any of the foregoing, including, without limitation, rights to stoppage in transit and rights to returned or repossessed property; all writings relating to the foregoing or arising in connection therewith; and (e) all contract rights, general intangibles and other property rights of any nature whatsoever arising out of or in connection with any of the foregoing (other than Excluded Collateral), including, without -2-

limitation, payments due or to become due, whether as repayments, reimbursements, contractual obligations, indemnities, damages or otherwise. "Equipment" shall mean all buildings, structures, improvements, fixtures and items of machinery, equipment and other tangible personal property which constitute, arise from or relate to the operation, maintenance or repair of the Leased Property or any portion thereof, together with all repairs, replacements, improvements, substitutions, extensions or renewals thereof or additions thereto, all parts, additions and accessories incorporated therein or affixed thereto, and all "equipment" as such term is defined in the Uniform Commercial Code, and all cash and non-cash proceeds therefrom. "Event of Default" shall have the meaning given such term in Section 6. "Excluded Collateral" shall mean Accounts or Chattel Paper, Support Obligations, General Intangibles or Deposit Accounts relating to such Accounts or Chattel Paper, Instruments or Investment Property evidencing or arising from such Accounts or Chattel Paper, any documents, books, records or other information (including, without limitation, computer programs, tapes, discs, punch cards, data processing software and related property and rights) maintained with respect to any of the foregoing or any Proceeds of any of the foregoing. "Facilities" shall have the meaning given such term in the Lease. "General Intangibles" shall mean all present and future general intangibles and contract rights (other than Excluded Collateral) which constitute, arise from or relate to the operation, maintenance or repair of the Leased Property, or any portion thereof, including, but not limited to, all causes of action, corporate or business records, inventions, designs, patents, patent applications, trademarks, trademark registrations and applications therefor, goodwill, trade names, trade secrets, trade processes, copyrights, copyright registrations and applications therefor, franchises, customer lists, computer programs, claims under guaranties, tax refund claims, rights and claims against carriers and shippers, leases, claims under insurance policies, all rights to indemnification and all other intangible personal property of every kind and nature which constitutes, arises from or relates to the operation, maintenance or repair of the Leased Property, or any portion thereof. -3-

"Instrument" shall have the meaning give such term in Article 9 of the Uniform Commercial Code. "Lease" shall have the meaning given such term in the preamble to this Agreement. "Leased Property" shall have the meaning given such term in the Lease. "Licenses" shall mean all certificates of need (if any), licenses, permits, rights of use, covenants or rights otherwise benefiting or permitting the use and operation of each applicable Property or any part thereof pertaining to the operation, maintenance or repair of such Property or any portion thereof. "Obligations" shall have the meaning given such term in the preamble to this Agreement. "Overdue Rate" shall have the meaning given to such term in the Lease. "Permits" shall mean all permits, approvals, consents, waivers, exemptions, variances, franchises, orders, authorizations, rights and licenses obtained or hereafter obtained from any federal, state or other governmental authority or agency relating to the operation, maintenance or repair, of each applicable Property, or any portion thereof. "Person" shall have the meaning given such term in the Lease. "Property" shall have the meaning given such term in the Lease. "Rent" shall have the meaning given such term in the Lease. "Tenant" shall have the meaning given such term in the preamble to this Agreement. "Uniform Commercial Code" means Article 9 of the Uniform Commercial Code as in effect in the Commonwealth of Massachusetts from time to time. Section 2. Security Interest. As security for the prompt payment and performance of all the Obligations, the Tenant hereby grants, pledges, transfers and assigns to the Secured Party, their successors and assigns and all other holders from time to time of the Obligations, a continuing security interest under the Uniform Commercial Code from time to time in effect in -4-

the jurisdiction in which any of the Collateral is located in and a continuing lien upon all of the Tenant's right, title and interest in the Collateral, together with any and all additions thereto and replacements, products and proceeds thereof, whether now existing or hereafter arising or acquired and wherever located. Section 3. General Representations, Warranties and Covenants. The Tenant represents, warrants and covenants, which representations, warranties and covenants shall survive execution and delivery of this Agreement, as follows: (a) Each of the warranties and representations of the Tenant contained herein, in the Lease or in any other document executed in connection herewith or therewith are true and correct on the date hereof. (b) Except for the lien granted to the Secured Party pursuant to this Security Agreement and any liens permitted under the Lease, the Tenant is, and as to the Collateral acquired from time to time after the date hereof the Tenant will be, the owner of all the Collateral free from any lien, security interest, encumbrance or other right, title or interest of any Person, except for the security interest of the Secured Party therein, and the Tenant shall defend the Collateral against all claims and demands of all Persons at any time claiming the same or any interest therein adverse to the Secured Party. The lien granted in this Agreement by the Tenant to the Secured Party in the Collateral is not prohibited by and does not constitute a default under any agreements or other instruments constituting a part of the Collateral, and no consent is required of any Person to effect such lien which has not been obtained. (c) Except as permitted under the Lease, there is no financing statement (or similar statement or instrument of registration under the law of any jurisdiction) now on file or registered in any public office covering any interest of any kind in the Collateral, or intended so to be, which has not been terminated, and so long as this Agreement remains in effect or any of the Obligations or any obligations of any Affiliated Person of the Tenant to the Secured Party remain unpaid, the Tenant will not execute and there will not be on file in any public office any financing statement (or similar statement or instrument of registration under the law of any jurisdiction) or statements relating to the Collateral, except financing statements filed or to be filed in respect of and covering the security interest of the Secured Party. -5-

(d) The chief executive office and the principal place of business of the Tenant are as set forth in Schedule 1 and the Tenant will not move its chief executive office or establish any other principal place of business except to such new location as the Tenant may establish in accordance with this Section 3(d). The location of each Facility comprising a portion of the Leased Property is as set forth in Schedule 2. The originals of all documents evidencing Collateral and the only original books of account and records of the Tenant relating thereto are, and will continue to be, kept at such chief executive office or the applicable Facility, as the case may be, or at such new location as the Tenant may establish in accordance with this Section 3(d). The Tenant shall not move its chief executive office or establish any other principal place of business until (i) the Tenant shall have given to the Secured Party not less than ten (10) days' prior written notice of its intention to do so, which notice shall clearly describe such new location and provide such other information in connection therewith as the Secured Party may reasonably request, and (ii) with respect to such new location, the Tenant shall have taken such action, satisfactory to the Secured Party (including, without limitation, all action required by Section 5), to maintain the security interest of the Secured Party in the Collateral. (e) All tangible personal property owned on the date hereof by the Tenant to be used in connection with the operation or maintenance of the Leased Property, or any portion thereof, is located at each applicable Property or is in transit to such Property from the vendor thereof. The Tenant agrees that (i) all such property held by the Tenant on the date hereof, once at each applicable Property, shall remain at such Property and (ii) all such property subsequently acquired by the Tenant shall immediately upon acquisition be transferred to and remain at the applicable Property. (f) The Tenant's corporate name and organizational identification number are as set forth on the signature page hereto. The name under which each of the Facilities is operated is set forth on Schedule 2. The Tenant shall not (i) change such name without providing the Secured Party with thirty (30) days' prior written notice and making all filings and taking all such other actions as the Secured Party determines are necessary or appropriate to continue or perfect the security interest granted hereunder, (ii) change its corporate organizational number, nor (iii) conduct its business in any other name or take title to any Collateral in any other name while this Agreement remains in effect. Except as otherwise set forth on Schedule 1, -6-

the Tenant has not ever had any other name nor conducted business in any other name in any jurisdiction. The Tenant is organized as a Maryland real estate investment trust. Subject to the terms and conditions of the Lease, the Tenant shall not change its organizational structure or jurisdiction of organization without giving at least thirty (30) days' prior written notice thereof to the Secured Party. (g) The Secured Party is authorized (but is under no obligation) to make, upon ten (10) Business Days' notice to the Tenant (except in the case of exigent circumstances, in which circumstances upon such notice, if any, as may then be reasonably practical), any payments which in the Secured Party's opinion are necessary to: (i) discharge any liens which have or may take priority over the lien hereof; and (ii) pay all premiums payable on the insurance policies referred to in the Lease or any other document or agreement executed in connection therewith or herewith, upon the failure of the Tenant to make such payments within the time permitted therein. The Tenant shall have no claim against the Secured Party by reason of its decision not to make any payments or perform such obligations permitted under this Section 3(g). The Tenant shall repay to the Secured Party any sums paid by the Secured Party upon demand. Any sums paid and expenses incurred by the Secured Party pursuant to this paragraph shall bear interest at the Overdue Rate. (h) If any of the Collateral at any time becomes evidenced by an Instrument, the Tenant shall promptly deliver such Instrument to the Secured Party, appropriately endorsed to the order of the Secured Party, to be held pursuant to this Agreement. (i) The Tenant shall not sell, transfer, change the registration, if any, of, dispose of, attempt to dispose of, or substantially modify or abandon the Collateral or any material part thereof, other than as permitted under the Lease, without the prior written consent of the Secured Party. Except as permitted under the Lease, the Tenant shall not create, incur, assume or suffer to exist any lien upon any of the Collateral without the prior written consent of the Secured Party. -7-

(j) The Tenant shall not assert against the Secured Party any claim or defense which the Tenant may have against any seller of the Collateral or any part thereof or against any Person with respect to the Collateral or any part thereof. (k) The Tenant shall, upon demand, pay to the Secured Party the amount of any and all reasonable expenses, including the reasonable fees and expenses of its counsel and of any experts and agents, which the Secured Party may incur in connection with (i) the administration of this Agreement, (ii) the custody or preservation of, or the sale of, collection from, or other realization upon, any of the Collateral, (iii) the exercise or enforcement of any of the rights of the Secured Party hereunder and under such other agreements or (iv) the failure by the Tenant to perform or observe any of the provisions hereof. (l) The Tenant shall indemnify and hold harmless the Secured Party from and against any and all liabilities, obligations, losses, damages, penalties, actions, judgments, suits, costs, expenses or disbursements of any kind and nature whatsoever which may be imposed on, incurred by or asserted against the Secured Party in any way relating to or arising out of this Agreement or arising out of the Tenant's obligations under any other documents contemplated by or referred to herein or therein or the transactions contemplated hereby or thereby or the enforcement of any of the terms hereof or of any such other documents. Section 4. Special Provisions Concerning Equipment. The Tenant shall not impair the rights of the Secured Party in the Equipment. Regardless of the manner of the affixation of any Equipment to real property, the Equipment so attached shall at all times constitute and remain personal property. The Tenant retains all liability and responsibility in connection with the Equipment and the liability of the Tenant to pay the Obligations shall in no way be affected or diminished by reason of the fact that such Equipment may be lost, destroyed, stolen or damaged or for any reason whatsoever have become unavailable to the Tenant. Upon the request of the Secured Party, the Tenant shall provide to the Secured Party a current list of Equipment. Section 5. Financing Statements; Documentary Stamp Taxes. (a) The Tenant shall, at its own expense, make, execute, endorse, acknowledge, file and/or deliver to the Secured Party from time to time such lists, descriptions and designations of inventory, warehouse receipts, bills of lading, documents of title, vouchers, invoices, schedules, confirmatory -8-

assignments, conveyances, financing statements, transfer endorsements, powers of attorney, certificates, reports and other assurances or instruments and take such further steps relating to the Collateral and other property or rights covered by the security interest hereby granted, which the Secured Party reasonably deems appropriate or advisable to perfect, preserve or protect its security interest in the Collateral. The Tenant authorizes the Secured Party to file any such financing statements without the signature of the Tenant and the Tenant will pay all applicable filing fees and related expenses. To the extent permitted by law, a carbon, photographic or other reproduction of this Agreement or a financing statement shall be sufficient as a financing statement. (b) The Tenant shall procure, pay for, affix to any and all documents and cancel any documentary tax stamps required by and in accordance with, applicable law, and the Tenant shall indemnify and hold harmless the Secured Party from and against any liability (including interest and penalties) in respect of such documentary stamp taxes. Section 6. Event of Default. For purposes of this Agreement, the term "Event of Default" shall mean (a) the occurrence of an Event of Default under the Lease or any document or agreement executed in connection therewith; (b) the failure of the Tenant to comply with any of its covenants or obligations under this Agreement and the continuance thereof for a period of ten (10) Business Days after written notice thereof; (c) any representation or warranty contained herein or made by the Tenant in connection herewith shall prove to have been false or misleading in any material respect when made; or (d) the occurrence of any default or event of default under any document, instrument or agreement evidencing the Obligations. Section 7. Remedies. (a) Upon the occurrence and during the continuance of an Event of Default, in addition to any rights and remedies now or hereafter granted under applicable law, under the Lease or under any other documents or agreements entered into in connection herewith or therewith, and not by way of limitation of any such rights and remedies, the Secured Party shall have all of the rights and remedies of a secured party under the Uniform Commercial Code as enacted in any applicable jurisdiction, and the right, without notice to, or assent by, the Tenant, in the name of the Tenant or in the name of the Secured Party or otherwise: -9-

(i) with respect to the General Intangibles to ask for, demand, collect, receive, compound and give acquittance therefor or any part thereof, to extend the time of payment of, compromise or settle for cash, credit or otherwise, and upon any terms and conditions, any thereof, to exercise and enforce any rights and remedies in respect thereof, and to file any claims, commence, maintain or discontinue any actions, suits or other proceedings deemed by the Secured Party necessary or advisable for the purpose of collecting or enforcing payment and performance thereof; (ii) to take possession of any or all of the Collateral and to use, hold, store, operate, merge and/or control the same and to exclude the Tenant and all Persons claiming under it wholly or partly therefrom, and, for that purpose, to enter, with the aid and assistance of any Person or Persons and with or without legal process, any premises where the Collateral, or any part thereof, are, or may be, placed or assembled, and to remove any such Collateral; (iii) from time to time, at the expense of the Tenant, to make all such repairs, replacements, alterations, additions and improvements to and of the Collateral as the Secured Party may reasonably deem proper; to carry on the business and to exercise all rights and powers of the Tenant in respect to the Collateral, as the Secured Party shall deem best, including the right to enter into any and all such agreements with respect to the leasing, management and/or operation of the Collateral or any part thereof as the Secured Party may see fit; to collect and receive all rents, issues, profits, fees, revenues and other income of the same and every part thereof which rents, issues, profits, fees, revenues and other income may be applied to pay the expenses of holding and operating the Collateral and of conducting the business thereof, and of all maintenance, repairs, replacements, alterations, additions and improvements, and to make all payments which the Secured Party may be required or may elect to make, if any, for taxes, assessments, insurance -10-

and other charges upon the Collateral or any part thereof, and all other payments which the Secured Party may be required or authorized to make under any provision of this Agreement (including, without limitation, reasonable legal costs and attorneys' fees); (iv) to execute any instrument and do all other things necessary and proper to protect and preserve and realize upon the Collateral and the other rights contemplated hereby; (v) upon notice to such effect, to require the Tenant to deliver, at the Tenant's expense, any or all Collateral which is reasonably movable to the Secured Party at a place designated by the Secured Party, and after delivery thereof the Tenant shall have no further claim to or interest in the Collateral; and (vi) without obligation to resort to other security, at any time and from time to time, to sell, re-sell, assign and deliver all or any of the Collateral, in one or more parcels at the same or different times, and all right, title and interest, claim and demand therein and right of redemption thereof, at public or private sale, for cash, upon credit or for future delivery, and at such price or prices and on such terms as the Secured Party may determine, with the amounts realized from any such sale to be applied to the Secured Obligations in the manner determined by the Secured Party. The Tenant hereby agrees that all of the foregoing may be effected without demand, advertisement or notice (except as hereinafter provided or as may be required by law), all of which (except as hereinafter provided) are hereby expressly waived, to the maximum extent permitted by law. The Secured Party shall not be obligated to do any of the acts hereinabove authorized and in the event that the Secured Party elects to do any such act, the Secured Party shall not be responsible to the Tenant. (b) Upon the occurrence and during the continuance of an Event of Default, the Secured Party may take legal proceedings for the appointment of a receiver or receivers (to which the Secured Party shall be entitled as a matter of right) to take possession of the Collateral pending the sale thereof pursuant either to the powers of sale granted by this Agreement -11-

or to a judgment, order or decree made in any judicial proceeding for the foreclosure or involving the enforcement of this Agreement. If, after the exercise of any or all of such rights and remedies, any of the Obligations shall remain unpaid or unsatisfied, the Tenant shall remain liable for any deficiency or performance thereof, as applicable. (c) Upon any sale of any of the Collateral, whether made under the power of sale hereby given or under judgment, order or decree in any judicial proceeding for the foreclosure or involving the enforcement of this Agreement: (i) the Secured Party may bid for and purchase the property being sold and, upon compliance with the terms of sale, may hold, retain and possess and dispose of such property in its own absolute right without further accountability, and may, in paying the purchase money therefor, deliver any instruments evidencing the Obligations or agree to the satisfaction of all or a portion of the Obligations in lieu of cash in payment of the amount which shall be payable thereon, and such instruments, in case the amounts so payable thereon shall be less than the amount due thereon, shall be returned to the Secured Party after being appropriately stamped to show partial payment; (ii) the Secured Party may make and deliver to the purchaser or purchasers a good and sufficient deed, bill of sale and instrument of assignment and transfer of the property sold; (iii) all right, title, interest, claim and demand whatsoever, either at law or in equity or otherwise, of the Tenant of, in and to the property so sold shall be divested; such sale shall be a perpetual bar both at law and in equity against the Tenant, its successors and assigns, and against any and all Persons claiming or who may claim the property sold or any part thereof from, through or under the Tenant, its successors or assigns; (iv) the receipt of the Secured Party or of the officers thereof making such sale shall be a sufficient discharge to the purchaser or purchasers at such sale for his or their purchase money, and such purchaser or -12-

purchasers, and his or their assigns or personal representatives, shall not, after paying such purchase money and receiving such receipt of the Secured Party or of such officer therefor, be obliged to see to the application of such purchase money or be in any way answerable for any loss, misapplication or nonapplication thereof; and (v) to the extent that it may lawfully do so, the Tenant agrees that it will not at any time insist upon, or plead, or in any manner whatsoever claim or take advantage of, any appraisement, valuation, stay, extension or redemption laws, or any law permitting it to direct the order in which the Collateral or any part thereof shall be sold, now or at any time hereafter in force, which may delay, prevent or otherwise affect the performance or enforcement of this Agreement or any other document, the Lease or any other document or agreement entered into in connection herewith or therewith, and the Tenant hereby expressly waives all benefit or advantage of any such laws and covenants that it will not hinder, delay or impede the execution of any power granted or delegated to the Secured Party in this Agreement, but will suffer and permit the execution of every such power as though no such laws were in force. In the event of any sale of Collateral pursuant to this Section 7, the Secured Party shall, at least ten (10) days before such sale, give the Tenant written notice of its intention to sell, except that, if the Secured Party shall determine in its reasonable discretion that any of the Collateral threatens to decline in value, any such sale may be made upon three (3) days' written notice to the Tenant, which time periods the Tenant hereby agrees are reasonable. (d) The Secured Party is hereby irrevocably appointed the true and lawful attorney-in-fact of the Tenant in its name and stead, to make all necessary deeds, bills of sale and instruments of assignment and transfer of the property sold pursuant to this Section 7 and for such other purposes as are necessary or desirable to effectuate the provisions of this Agreement, and for that purpose it may execute and deliver all necessary deeds, bills of sale and instruments of assignment and transfer, and may substitute one or more Persons with like -13-

power, the Tenant hereby ratifying and confirming all that its said attorney, or such substitute or substitutes, shall lawfully do by virtue hereof. If so requested by the Secured Party or by any purchaser, the Tenant shall ratify and confirm any such sale or transfer by executing and delivering to the Secured Party or to such purchaser all property, deeds, bills of sale, instruments or assignment and transfer and releases as may be designated in any such request. Section 8. Application of Moneys. All moneys which the Secured Party shall receive pursuant hereto shall first be applied (to the extent thereof) to the payment of all reasonable costs and expenses incurred in connection with the administration and enforcement of, or the preservation of any rights under, this Agreement or any of without limitation, the reasonable fees and disbursements of its counsel and agents), and the balance, if any, shall be applied first to accrued and unpaid interest, charges and fees on, and then to outstanding principal of, any Obligations of the Tenant (or its affiliates) to the Secured Party, and then to any other amounts outstanding on any such Obligations and then as required by law to any other parties having an interest therein. Section 9. Waivers, Etc. The Tenant, on its own behalf and on behalf of its successors and assigns, hereby waives presentment, demand, notice, protest and, except as is otherwise specifically provided herein, all other demands and notices in connection with this Agreement or the enforcement of the rights of the Secured Party hereunder or in connection with any Obligations or any Collateral; waives all rights to require a marshaling of assets by the Secured Party; consents to and waives notice of (i) the substitution, release or surrender of any Collateral, (ii) the addition or release of Persons primarily or secondarily liable on any Obligation or on any Collateral, (iii) the acceptance of partial payments on any Collateral and/or the settlement or compromise thereof, (iv) any requirement of diligence or promptness on the part of the Secured Party in the enforcement of any rights in respect of any Collateral or any other agreement or instrument directly or indirectly relating thereto, and (v) any enforcement of any present or future agreement or instrument relating directly or indirectly to the Collateral. No delay or omission on the part of the Secured Party or any holder of Obligations in exercising any right hereunder shall operate as a waiver of such right or of any other right hereunder. No waiver of any such right on any one occasion shall be construed as a bar to or waiver of any such right on any future occasion. No course of dealing between the Tenant and the Secured Party or any holder of Obligations, -14-

nor any failure to exercise, nor any delay in exercising, on the part of the Secured Party or any holder of Obligations, any right, power or privilege hereunder or under any of the Obligations, shall operate as a waiver thereof; nor shall any single or partial exercise of any right, power or privilege hereunder or thereunder preclude any other or further exercise thereof, or the exercise of any other right, power or privilege. The Tenant further waives any right it may have under the constitution of any state or commonwealth in which any of the Collateral may be located, or under the Constitution of the United States of America, to notice (except for notice specifically required hereby) or to a judicial hearing prior to the exercise of any right or remedy provided by this Agreement to the Secured Party, and waives its rights, if any, to set aside or invalidate any sale duly consummated in accordance with the foregoing provisions hereof on the grounds (if such be the case) that the sale was consummated without a prior judicial hearing. THE TENANT'S WAIVERS UNDER THIS SECTION 9 HAVE BEEN MADE VOLUNTARILY, INTELLIGENTLY AND KNOWINGLY AND AFTER THE TENANT HAS BEEN APPRISED AND COUNSELED BY ITS ATTORNEYS AS TO THE NATURE THEREOF AND ITS POSSIBLE ALTERNATIVE RIGHTS. The Secured Party shall not be required to marshal any present or future security for (including without limitation this Agreement and the Collateral pledged hereunder), or guaranties of, the Obligations or any of them, or to resort to such security or guaranties in any particular order; and all of the rights hereunder and in respect of such securities and guaranties shall be cumulative and in addition to all other rights, however existing or arising. To the maximum extent permitted by applicable law, the Tenant hereby agrees that it will not invoke any law relating to the marshalling of collateral which, might cause delay in or impede the enforcement of the Secured Party's rights under this Agreement or under any other instrument evidencing any of the Obligations or under which any of the Obligations is outstanding or by which any of the Obligations is secured or guaranteed, and, to the maximum extent permitted by applicable law, the Tenant hereby irrevocably waives the benefits of all such laws. Section 10. Further Assurances as to Collateral; Attorney-in-Fact. From time to time hereafter, the Tenant will execute and deliver, or will cause to be executed and delivered, such additional instruments, certificates or documents (including, without limitation, financing statements, renewal statements, mortgages, collateral assignments and other security documents), and will take all such actions as the Secured Party may -15-

reasonably request, for the purposes of implementing or effectuating the provisions of this Agreement or of more fully perfecting or renewing the Secured Party's rights with respect to the Collateral (or with respect to any additions thereto or replacements or proceeds thereof or with respect to any other property or assets hereafter acquired by the Tenant which may be deemed to be a part of the Collateral) pursuant hereto and thereto. The Secured Party is hereby appointed the attorney-in-fact, with full power of substitution, of the Tenant for the purpose of carrying out the provisions of this Agreement and taking any action, including, without limitation, executing, delivering and filing applications, certificates, instruments and other documents and papers with governmental authorities, and executing any instruments, including without limitation financing or continuation statements, deeds to secure debt, mortgages, assignments, conveyances, assignments and transfers which are required to be taken or executed by the Tenant under this Agreement, on its behalf and in its name which appointment is coupled with an interest, is irrevocable and durable and shall survive the subsequent dissolution, disability or incapacity of the Tenant. Section 11. Arbitration. The Secured Party or the Tenant may elect to submit any dispute hereunder that has an amount in controversy in excess of $250,000 to arbitration hereunder. Any such dispute shall be resolved in accordance with the Commercial Arbitration Rules of the American Association then pertaining and the decision of the arbitrators with respect to such dispute shall be binding, final and conclusive on the parties. In the event the Secured Party or the Tenant shall elect to submit any such dispute to arbitration hereunder, the Secured Party and the Tenant shall each appoint and pay all fees of a fit and impartial person as arbitrator with at least ten (10) years' recent professional experience in the general subject matter of the dispute. Notice of such appointment shall be sent in writing by each party to the other, and the arbitrators so appointed, in the event of their failure to agree within thirty (30) days after the appointment of the second arbitrator upon the matter so submitted, shall appoint a third arbitrator. If either the Secured Party or the Tenant shall fail to appoint an arbitrator, as aforesaid, for a period of twenty (20) days after written notice from the other party to make such appointment, then the arbitrator appointed by the party having made such appointment shall appoint a second arbitrator and the two (2) so appointed shall, in the event of their failure to agree upon any decision within thirty (30) days thereafter, appoint a third arbitrator. If such arbitrators fail to agree upon a third -16-

arbitrator within forty five (45) days after the appointment of the second arbitrator, then such third arbitrator shall be appointed by the American Arbitration Association from its qualified panel of arbitrators, and shall be a person having at least ten (10) years' recent professional experience as to the subject matter in question. The fees of the third arbitrator and the expenses incident to the proceedings shall be borne equally between the Secured Party and the Tenant, unless the arbitrators decide otherwise. The fees of respective counsel engaged by the parties, and the fees of expert witnesses and other witnesses called for the parties, shall be paid by the respective party engaging such counsel or calling or engaging such witnesses. The decision of the arbitrators shall be rendered within thirty (30) days after appointment of the third arbitrator. Such decision shall be in writing and in duplicate, one counterpart thereof to be delivered to the Secured Party and one to the Tenant. A judgment of a court of competent jurisdiction may be entered upon the award of the arbitrators in accordance with the rules and statutes applicable thereto then obtaining. Section 12. Miscellaneous. (a) The Tenant agrees that its obligations and the rights of the Secured Party hereunder and in respect of the Obligations may be enforced by specific performance hereof and thereof and by temporary, preliminary and/or final injunctive relief relating hereto and thereto, without necessity for proof by the Secured Party or any holder of the Obligations that it would otherwise suffer irreparable harm, and the Tenant hereby consents to the issuance of such specific and injunctive relief. (b) Any notice or demand upon the Tenant or the Secured Party shall be deemed to have been sufficiently given when given in accordance with the provisions of the Lease. (c) None of the terms and conditions of this Agreement may be changed, waived, modified or varied in any manner whatsoever unless in writing duly signed by the Tenant and the Secured Party. No notice to or demand on the Tenant in any case shall entitle the Tenant to any other or further notice or demand in similar or other circumstances or constitute a waiver of any of the rights of the Secured Party to any other or further action in any circumstances without notice or demand. (d) The obligations of the Tenant hereunder shall remain in full force and effect without regard to, and shall not be impaired by, (i) any bankruptcy, insolvency, reorganization, -17-

arrangement, readjustment, composition, liquidation or the like of the Tenant; (ii) any exercise or non-exercise, or any waiver of, any right, remedy, power or privilege under or in respect of this Agreement, the Lease or any document or agreement executed in connection herewith or therewith, the Obligations or any security for any of the Obligations; or (iii) any amendment to or modification of any of the Lease or any document or agreement executed in connection herewith or therewith, the Obligations or any security for any of the Obligations; whether or not the Tenant shall have notice or knowledge of any of the foregoing. The rights and remedies of the Secured Party herein provided for are cumulative and not exclusive of any rights or remedies which the Secured Party would otherwise have, including, without limitation, under the Lease or any document or agreement executed in connection herewith or therewith. This Agreement is intended as a supplement for and is not intended to supersede in any respect the Lease or any document or agreement executed in connection herewith or therewith. (e) This Agreement shall be binding upon the Tenant and its successors and assigns and shall inure to the benefit of the Secured Party, and its respective successors and assigns. All agreements, representations and warranties made herein shall survive the execution and delivery of this Agreement. (f) The descriptive headings of the several sections of this Agreement are inserted for convenience only and shall not in any way affect the meaning or construction of any provision of this Agreement. (g) Any provision of this Agreement which is prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the extent of such prohibition or unenforceability without invalidating the remaining provisions hereof, and any such prohibitions or unenforceability in any jurisdiction shall not invalidate or render unenforceable such provision in any other jurisdiction. (h) This Agreement shall be interpreted, construed, applied and enforced in accordance with the laws of the Commonwealth of Massachusetts applicable to contracts between residents of Massachusetts which are to be performed entirely within Massachusetts, regardless of (i) where this Agreement is executed or delivered; or (ii) where any payment or other performance required by this Agreement is made or required to be made; or (iii) where any breach of any provision of this Agreement occurs, or any cause of action otherwise accrues; or (iv) where any action or other proceeding is instituted or pending; or (v) the nationality, citizenship, domicile, -18-

principle place of business, or jurisdiction of organization or domestication of any party; or (vi) whether the laws of the forum jurisdiction otherwise would apply the laws of a jurisdiction other than the Commonwealth of Massachusetts; or (vii) any combination of the foregoing. Notwithstanding the foregoing, to the extent that matters of title, or creation, perfection and priority of the security interests created hereby, or procedural issues of foreclosures are required to be governed by the laws of the state in which the Collateral, or relevant part thereof, is located, the laws of such State shall apply. Section 13. Nonliability of Trustees. THE DECLARATION OF TRUST ESTABLISHING THE SECURED PARTY, A COPY OF WHICH, TOGETHER WITH ALL AMENDMENTS THERETO (THE "DECLARATION"), IS DULY FILED WITH THE DEPARTMENT OF ASSESSMENTS AND TAXATION OF THE STATE OF MARYLAND, PROVIDES THAT THE NAME "SNH CHS PROPERTIES TRUST," REFERS TO THE TRUSTEES UNDER THE DECLARATION COLLECTIVELY AS TRUSTEES, BUT NOT INDIVIDUALLY OR PERSONALLY, AND THAT NO TRUSTEE, OFFICER, SHAREHOLDER, EMPLOYEE OR AGENT OF THE SECURED PARTY SHALL BE HELD TO ANY PERSONAL LIABILITY, JOINTLY OR SEVERALLY, FOR ANY OBLIGATION OF OR CLAIM AGAINST, THE SECURED PARTY. ALL PERSONS DEALING WITH THE SECURED PARTY, IN ANY WAY, SHALL LOOK ONLY TO THE ASSETS OF THE SECURED PARTY FOR THE PAYMENT OF ANY SUM OR THE PERFORMANCE OF ANY OBLIGATION. [Remainder of page intentionally left blank.] -19-

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed under seal as of the date first above written. TENANT: FVE-CHS LLC a Delaware limited liability company
/s/ Bruce J. Mackey Jr. ---------------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer By:

Corporate Organizational Number: 3561208 SECURED PARTY: SNH CHS PROPERTIES TRUST a Maryland real estate investment trust
/s/ John R. Hoadley -------------------------------------John R. Hoadley Its: Treasurer By:

SCHEDULE 1 CHIEF EXECUTIVE OFFICE: 400 Centre Street Newton, Massachusetts 02458 PRINCIPAL PLACE OF BUSINESS: 400 Centre Street Newton, Massachusetts 02458

SCHEDULE 2 KANSAS: OVERLAND PARK PLACE 6555 West 75th Street Overland Park, KS 66204 MARYLAND: ASPENWOOD 14400 Homercrest Road Silver Spring, MD 20906 HEARTFIELDS AT BOWIE 7600 Laurel Bowie Road Bowie, MD 20715 HEARTFIELDS AT EASTON 700 Port Street Easton, MD 21601 HEARTFIELDS AT FREDERICK (Dearbought Community) 1820 Latham Drive Frederick, MD 21701 HEARTLANDS AT SEVERNA PARK 715 Benfield Road Severna Park, MD 21146 NORTH CAROLINA: HEARTFIELDS AT CARY 1050 Crescent Green Drive Cary, NC 27511 VIRGINIA: HEARTFIELDS AT FREDERICKSBURG 20 HeartsField Lane Fredericksburg, VA 22405 HEARTSFIELD AT RICHMOND 501 North Allen Avenue (Corner of Grace) Richmond, VA 23220

EXHIBIT 10.22 SECURITY AGREEMENT THIS SECURITY AGREEMENT (this "Agreement") is entered into as of this 25th day of October, 2002, by and among (i) each of the parties identified on the signature page hereof as the Subtenants (collectively, the "Subtenants"), and the party identified on the signature page hereof as the Secured Party (the "Secured Party"). W I T N E S S E T H: WHEREAS, pursuant to that certain Lease Agreement, dated as of October 25, 2002 (together with all amendments, modifications and supplements thereto, collectively, the "Lease"), the Secured Party leased to FVECHS LLC, a Delaware limited liability company (the "Tenant"), and the Tenant leased from the Secured Party, certain premises as more particularly described in the Lease, subject to and upon the terms and conditions set forth in the Lease; and WHEREAS, pursuant to various Sublease Agreements as further described on Exhibit A attached hereto (collectively, the "Subleases"), the Tenant has subleased the premises demised under the Lease to the subtenants identified on said Exhibit A (collectively, the "Subtenants"), subject to and upon the terms and conditions set forth in the Subleases; and WHEREAS, the Lease provides that any assignment or transfer of the Tenant's interest under the Lease shall be subject to such assignee's or transferee's execution of a security agreement granting the Secured Party a security interest in all of such assignee's or transferee's right, title and interest in and to any personal property, intangibles and fixtures (other than accounts receivable) with respect to any Leased Property which is affected by any such assignment or transfer to secure Tenant's obligations under the Lease and the Incidental Documents (collectively, the "Obligations"), which security agreement shall be in form and substance satisfactory to the Secured Party in its sole discretion; and NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, and in accordance with the above described provisions of the Lease, the Subtenants hereby agree as follows: Section 1. Definitions. As used in this Agreement, the following terms shall have the meanings specified below. Except as otherwise defined, terms defined in the Uniform Commercial

Code and used herein without definition shall have the meanings given such terms in the Uniform Commercial Code. "Affiliated Person" shall have the meaning given such term in the Lease. "Business Day" shall have the meaning given such term in the Lease. "Collateral" shall mean all of each Subtenant's right, title and interest in and under or arising out of all and any personal property, intangibles and fixtures of any type or description (other than Excluded Collateral), wherever located and now existing or hereafter arising, or which constitute or arise from the operation, maintenance or repair of its Subleased Properties or any portion thereof, together with any and all additions and accessions thereto and replacements, products, proceeds (including, without limitation, proceeds of insurance) and supporting obligations thereof, including, but not limited to, the following: (a) all goods, including, without limitation, all Equipment; and (b) all General Intangibles; and (c) all other personal property or fixtures of any nature whatsoever which relate to the operation, maintenance or repair of each Subleased Property, or any portion thereof, and all property from time to time described in any financing statement signed by the Tenant naming the Secured Party as Secured Party; and (d) all claims, rights, powers or privileges and remedies relating to the foregoing or arising in connection therewith, including, without limitation, all Licenses and Permits which Tenant legally may grant a security interest in, rights to make determinations, to exercise any election (including, but not limited to, election of remedies) or option or to give or receive any notice, consent, waiver or approval; all liens, security, guaranties, endorsements, warranties and indemnities and all insurance, eminent domain and condemnation awards and claims therefor relating thereto or arising in connection therewith; all rights to property forming the subject matter of any of the foregoing, including, without limitation, rights to stoppage in transit and rights to returned or -2-

repossessed property; all writings relating to the foregoing or arising in connection therewith; and (e) all contract rights, general intangibles and other property rights of any nature whatsoever arising out of or in connection with any of the foregoing (other than Excluded Collateral), including, without limitation, payments due or to become due, whether as repayments, reimbursements, contractual obligations, indemnities, damages or otherwise. "Equipment" shall mean all buildings, structures, improvements, fixtures and items of machinery, equipment and other tangible personal property which constitute, arise from or relate to the operation, maintenance or repair of each Subtenant's Subleased Properties or any portion thereof, together with all repairs, replacements, improvements, substitutions, extensions or renewals thereof or additions thereto, all parts, additions and accessories incorporated therein or affixed thereto, and all "equipment" as such term is defined in the Uniform Commercial Code, and all cash and non-cash proceeds therefrom. "Event of Default" shall have the meaning given such term in Section 6. "Excluded Collateral" shall mean Accounts or Chattel Paper, Support Obligations, General Intangibles or Deposit Accounts relating to such Accounts or Chattel Paper, Instruments or Investment Property evidencing or arising from such Accounts or Chattel Paper, any documents, books, records or other information (including, without limitation, computer programs, tapes, discs, punch cards, data processing software and related property and rights) maintained with respect to any of the foregoing or any Proceeds of any of the foregoing. "Facilities" shall have the meaning given such term in the Lease. "General Intangibles" shall mean all present and future general intangibles and contract rights (other than Excluded Collateral) which constitute, arise from or relate to the operation, maintenance or repair of each Subtenant's Subleased Properties, or any portion thereof, including, but not limited to, all causes of action, corporate or business records, inventions, designs, patents, patent applications, trademarks, trademark registrations and applications therefor, goodwill, trade names, trade secrets, trade processes, copyrights, copyright registrations and applications therefor, franchises, -3-

customer lists, computer programs, claims under guaranties, tax refund claims, rights and claims against carriers and shippers, leases, claims under insurance policies, all rights to indemnification and all other intangible personal property of every kind and nature which constitutes, arises from or relates to the operation, maintenance or repair of such Subleased Properties, or any portion thereof. "Incidental Documents" shall have the meaning given such term in the Lease. "Instrument" shall have the meaning given such term in Article 9 of the Uniform Commercial Code. "Lease" shall have the meaning given such term in the preambles to this Agreement. "Leased Property" shall have the meaning given such term in the Lease. "Licenses" shall mean all certificates of need (if any), licenses, permits, rights of use, covenants or rights otherwise benefiting or permitting the use and operation of each Subtenant's Subleased Properties or any part thereof pertaining to the operation, maintenance or repair of such Subleased Property or any portion thereof. "Obligations" shall have the meaning given such term in the preambles to this Agreement. "Overdue Rate" shall have the meaning given such term in the Lease. "Permits" shall mean all permits, approvals, consents, waivers, exemptions, variances, franchises, orders, authorizations, rights and licenses obtained or hereafter obtained from any federal, state or other governmental authority or agency relating to the operation, maintenance or repair, of each Subtenant's Subleased Properties, or any portion thereof. "Person" shall have the meaning given such term in the Lease. "Property" shall have the meaning given such term in the Lease. "Rent" shall have the meaning given such term in the Lease. "Subleased Properties" shall have the meaning given such term in the Subleases. -4-

"Subleases" shall have the meaning given such term in the preamble to this Agreement. "Subtenant" shall have the meaning given such term in the preamble to this Agreement. "Tenant" shall have the meaning given such term in the preamble to this Agreement. "Uniform Commercial Code" means Article 9 of the Uniform Commercial Code as in effect in the Commonwealth of Massachusetts from time to time. Section 2. Security Interest. As security for the prompt payment and performance of all the Obligations, each Subtenant hereby grants, pledges, transfers and assigns to the Secured Party, its successors and assigns and all other holders from time to time of the Obligations, a continuing security interest under the Uniform Commercial Code from time to time in effect in the jurisdiction in which any of the Collateral is located in and a continuing lien upon all of such Subtenant's right, title and interest in the Collateral, together with any and all additions thereto and replacements, products and proceeds thereof, whether now existing or hereafter arising or acquired and wherever located. Section 3. General Representations, Warranties and Covenants. Each Subtenant represents, warrants and covenants, which representations, warranties and covenants shall survive execution and delivery of this Agreement, as follows: (a) Each of the warranties and representations of such Subtenant contained herein or in any other document executed in connection herewith are true and correct on the date hereof. (b) Except for the lien granted to the Secured Party pursuant to this Security Agreement and any liens permitted under the Lease, such Subtenant is, and as to the Collateral acquired from time to time after the date hereof such Subtenant will be, the owner of all the Collateral free from any lien, security interest, encumbrance or other right, title or interest of any Person, except for the security interest of the Secured Party therein, and the Subtenants shall defend the Collateral against all claims and demands of all Persons at any time claiming the same or any interest therein adverse to the Secured Party. The lien granted in this Agreement by such Subtenant to the Secured Party in the Collateral is not prohibited by and does not constitute a default under any agreements or other -5-

instruments constituting a part of the Collateral, and no consent is required of any Person to effect such lien which has not been obtained. (c) Except as permitted under the Lease, there is no financing statement (or similar statement or instrument of registration under the law of any jurisdiction) now on file or registered in any public office covering any interest of any kind in the Collateral, or intended so to be, which has not been terminated, and so long as this Agreement remains in effect or any of the Obligations or any obligations of any Affiliated Person of such Subtenant to the Secured Party remain unpaid, such Subtenant will not execute and there will not be on file in any public office any financing statement (or similar statement or instrument of registration under the law of any jurisdiction) or statements relating to the Collateral, except financing statements filed or to be filed in respect of and covering the security interest of the Secured Party. (d) The chief executive office and the principal place of business of such Subtenant are as set forth on Schedule 1 and such Subtenant will not move its chief executive office nor establish any other principal place of business except to such new location as such Subtenant may establish in accordance with this Section 3(d). The location of each Facility comprising a portion of such Subtenant's Subleased Properties are as set forth in Schedule 2. The originals of all documents evidencing Collateral and the only original books of account and records of such Subtenant relating thereto are, and will continue to be, kept at such chief executive office or the applicable Facility, as the case may be, or at such new location as the Subtenants may establish in accordance with this Section 3(d). No Subtenant shall move its chief executive office or establish any other principal place of business until (i) such Subtenant shall have given to the Secured Party not less than ten (10) days' prior written notice of its intention to do so, which notice shall clearly describe such new location and provide such other information in connection therewith as the Secured Party may reasonably request, and (ii) with respect to such new location, such Subtenant shall have taken such action, satisfactory to the Secured Party (including, without limitation, all action required by Section 5), to maintain the security interest of the Secured Party in the Collateral. (e) All tangible personal property owned on the date hereof by such Subtenant to be used in connection with the operation or maintenance of each Subleased Property of such Subtenant, or any portion thereof, is located at each applicable -6-

Subleased Property or is in transit to such Subleased Property from the vendor thereof. Each Subtenant agrees that (i) all such property held by such Subtenant on the date hereof, once at each applicable Subleased Property, shall remain at such Subleased Property and (ii) all such property subsequently acquired by such Subtenant shall immediately upon acquisition be transferred to and remain at the applicable Subleased Property. (f) Such Subtenant's corporate name and organizational identification number are as set forth on Schedule 1. The name under which each of the Facilities is operated is set forth on Schedule 2. Each Subtenant agrees that it shall not (i) change such name without providing the Secured Party with thirty (30) days' prior written notice and making all filings and taking all such other actions as the Secured Party determines are necessary or appropriate to continue or perfect the security interest granted hereunder, (ii) change its corporate organizational number, nor (iii) conduct its business in any other name or take title to any Collateral in any other name while this Agreement remains in effect. Except as otherwise set forth on Schedule 1, no Subtenant has ever had any other name or conducted business in any other name in any jurisdiction. Each Subtenant's organizational structure is as set forth on Schedule 1. Subject to the terms and conditions of the Lease and its Sublease, no Subtenant shall change its organizational structure or jurisdiction of organization without giving at least thirty (30) days' prior written notice thereof to the Secured Party. (g) The Secured Party is authorized (but is under no obligation) to make, upon ten (10) Business Days' notice to any applicable Subtenant (except in the case of exigent circumstances, in which circumstances upon such notice, if any, as may then be reasonably practical), any payments which in the Secured Party's opinion are necessary to: (i) discharge any liens which have or may take priority over the lien hereof; and (ii) pay all premiums payable on the insurance policies referred to in the Lease or any other document or agreement executed in connection therewith or herewith, upon the failure of the Tenant to make such payments within the time permitted therein. No Subtenant shall have any claim against the Secured Party by reason of its decision not to make any payments or perform such obligations permitted under this Section 3(g). Each Subtenant -7-

shall repay to the Secured Party any sums paid by the Secured Party upon demand. Any sums paid and expenses incurred by the Secured Party pursuant to this paragraph shall bear interest at the Overdue Rate. (h) If any of the Collateral at any time becomes evidenced by an Instrument, the Subtenant which owns such Collateral shall promptly deliver such Instrument to the Secured Party, appropriately endorsed to the order of the Secured Party, to be held pursuant to this Agreement. (i) No Subtenant shall sell, transfer, change the registration, if any, of, dispose of, attempt to dispose of, or substantially modify or abandon the Collateral or any material part thereof, other than as permitted under the Lease, without the prior written consent of the Secured Party. Except as permitted under the Lease, no Subtenant shall create, incur, assume or suffer to exist any lien upon any of the Collateral without the prior written consent of the Secured Party. (j) No Subtenant shall assert against the Secured Party any claim or defense which such Subtenant may have against any seller of the Collateral or any part thereof or against any Person with respect to the Collateral or any part thereof. (k) Each Subtenant shall, upon demand, pay to the Secured Party the amount of any and all reasonable expenses, including the reasonable fees and expenses of its counsel and of any experts and agents, which the Secured Party may incur in connection with (i) the administration of this Agreement, (ii) the custody or preservation of, or the sale of, collection from, or other realization upon, any of the Collateral, (iii) the exercise or enforcement of any of the rights of the Secured Party hereunder and under such other agreements or (iv) the failure by such Subtenant to perform or observe any of the provisions hereof. (l) Each Subtenant shall indemnify and hold harmless the Secured Party from and against any and all liabilities, obligations, losses, damages, penalties, actions, judgments, suits, costs, expenses or disbursements of any kind and nature whatsoever which may be imposed on, incurred by or asserted against the Secured Party in any way relating to or arising out of this Agreement or arising out of such Subtenant's obligations under any other documents contemplated by or referred to herein or therein or the transactions contemplated hereby or thereby or the enforcement of any of the terms hereof or of any such other documents. -8-

Section 4. Special Provisions Concerning Equipment. No Subtenant shall impair the rights of the Secured Party in the Equipment. Regardless of the manner of the affixation of any Equipment to real property, the Equipment so attached shall at all times constitute and remain personal property. Each Subtenant retains all liability and responsibility in connection with its Equipment and the liability of the Subtenant to pay the Obligations shall in no way be affected or diminished by reason of the fact that such Equipment may be lost, destroyed, stolen or damaged or for any reason whatsoever have become unavailable to such Subtenant. Upon the request of the Secured Party, any Subtenant shall provide to the Secured Party a current list its Equipment. Section 5. Financing Statements; Documentary Stamp Taxes. (a) Each Subtenant shall, at its own expense, make, execute, endorse, acknowledge, file and/or deliver to the Secured Party from time to time such lists, descriptions and designations of inventory, warehouse receipts, bills of lading, documents of title, vouchers, invoices, schedules, confirmatory assignments, conveyances, financing statements, transfer endorsements, powers of attorney, certificates, reports and other assurances or instruments and take such further steps relating to the Collateral and other property or rights covered by the security interest hereby granted, which the Secured Party reasonably deems appropriate or advisable to perfect, preserve or protect its security interest in the Collateral. Each Subtenant authorizes the Secured Party to file any such financing statements without the signature of the Tenant and the Tenant will pay all applicable filing fees and related expenses. To the extent permitted by law, a carbon, photographic or other reproduction of this Agreement or a financing statement shall be sufficient as a financing statement. (b) Each Subtenant shall procure, pay for, affix to any and all documents and cancel any documentary tax stamps required by and in accordance with, applicable law with respect to its Collateral, and the Subtenants shall indemnify and hold harmless the Secured Party from and against any liability (including interest and penalties) in respect of such documentary stamp taxes. Section 6. Event of Default. For purposes of this Agreement, the term "Event of Default" shall mean (a) the occurrence of an Event of Default under the Lease or any document or agreement executed in connection therewith; (b) the failure of any Subtenant to comply with any of its covenants or obligations under this Agreement and the continuance thereof for -9-

a period of ten (10) Business Days after written notice thereof; (c) any representation or warranty contained herein or made by any Subtenant in connection herewith shall prove to have been false or misleading in any material respect when made; or (d) the occurrence of any default or event of default under any document, instrument or agreement evidencing the Obligations. Section 7. Remedies. (a) Upon the occurrence and during the continuance of an Event of Default, in addition to any rights and remedies now or hereafter granted under applicable law, under the Lease or under any other documents or agreements entered into in connection herewith or therewith, and not by way of limitation of any such rights and remedies, the Secured Party shall have all of the rights and remedies of a secured party under the Uniform Commercial Code as enacted in any applicable jurisdiction, and the right, without notice to, or assent by, any Subtenant, in the name of such Subtenant or in the name of the Secured Party or otherwise: (i) with respect to the General Intangibles to ask for, demand, collect, receive, compound and give acquittance therefor or any part thereof, to extend the time of payment of, compromise or settle for cash, credit or otherwise, and upon any terms and conditions, any thereof, to exercise and enforce any rights and remedies in respect thereof, and to file any claims, commence, maintain or discontinue any actions, suits or other proceedings deemed by the Secured Party necessary or advisable for the purpose of collecting or enforcing payment and performance thereof; (ii) to take possession of any or all of the Collateral and to use, hold, store, operate, merge and/or control the same and to exclude such Subtenant and all Persons claiming under it wholly or partly therefrom, and, for that purpose, to enter, with the aid and assistance of any Person or Persons and with or without legal process, any premises where the Collateral, or any part thereof, are, or may be, placed or assembled, and to remove any such Collateral; (iii) from time to time, at the expense of such Subtenant, to make all such repairs, -10-

replacements, alterations, additions and improvements to and of the Collateral as the Secured Party may reasonably deem proper; to carry on the business and to exercise all rights and powers of such Subtenant in respect to the Collateral, as the Secured Party shall deem best, including the right to enter into any and all such agreements with respect to the leasing, management and/or operation of the Collateral or any part thereof as the Secured Party may see fit; to collect and receive all rents, issues, profits, fees, revenues and other income of the same and every part thereof which rents, issues, profits, fees, revenues and other income may be applied to pay the expenses of holding and operating the Collateral and of conducting the business thereof, and of all maintenance, repairs, replacements, alterations, additions and improvements, and to make all payments which the Secured Party may be required or may elect to make, if any, for taxes, assessments, insurance and other charges upon the Collateral or any part thereof, and all other payments which the Secured Party may be required or authorized to make under any provision of this Agreement (including, without limitation, reasonable legal costs and attorneys' fees); (iv) to execute any instrument and do all other things necessary and proper to protect and preserve and realize upon the Collateral and the other rights contemplated hereby; (v) upon notice to such effect, to require any Subtenant to deliver, at such Subtenant's expense, any or all Collateral which is reasonably movable to the Secured Party at a place designated by the Secured Party, and after delivery thereof the Tenant shall have no further claim to or interest in the Collateral; and (vi) without obligation to resort to other security, at any time and from time to time, to sell, re-sell, assign and deliver all or any of the Collateral, in one or more parcels at the same or different times, and all right, title and interest, claim and demand therein and right of -11-

redemption thereof, at public or private sale, for cash, upon credit or for future delivery, and at such price or prices and on such terms as the Secured Party may determine, with the amounts realized from any such sale to be applied to the Secured Obligations in the manner determined by the Secured Party. Each Subtenant hereby agrees that all of the foregoing may be effected without demand, advertisement or notice (except as hereinafter provided or as may be required by law), all of which (except as hereinafter provided) are hereby expressly waived, to the maximum extent permitted by law. The Secured Party shall not be obligated to do any of the acts hereinabove authorized and in the event that the Secured Party elects to do any such act, the Secured Party shall not be responsible to any Subtenant. (b) Upon the occurrence and during the continuance of an Event of Default, the Secured Party may take legal proceedings for the appointment of a receiver or receivers (to which the Secured Party shall be entitled as a matter of right) to take possession of the Collateral pending the sale thereof pursuant either to the powers of sale granted by this Agreement or to a judgment, order or decree made in any judicial proceeding for the foreclosure or involving the enforcement of this Agreement. If, after the exercise of any or all of such rights and remedies, any of the Obligations shall remain unpaid or unsatisfied, such Subtenant shall remain liable for any deficiency or performance thereof, as applicable. (c) Upon any sale of any of the Collateral, whether made under the power of sale hereby given or under judgment, order or decree in any judicial proceeding for the foreclosure or involving the enforcement of this Agreement: (i) the Secured Party may bid for and purchase the property being sold and, upon compliance with the terms of sale, may hold, retain and possess and dispose of such property in its own absolute right without further accountability, and may, in paying the purchase money therefor, deliver any instruments evidencing the Obligations or agree to the satisfaction of all or a portion of the Obligations in lieu of cash in payment of the amount which shall be payable thereon, and such instruments, in case the amounts so payable thereon shall be less than the amount due thereon, shall be returned to the Secured Party after being appropriately stamped to show partial payment; -12-

(ii) the Secured Party may make and deliver to the purchaser or purchasers a good and sufficient deed, bill of sale and instrument of assignment and transfer of the property sold; (iii) all right, title, interest, claim and demand whatsoever, either at law or in equity or otherwise, of any Subtenant of, in and to the property so sold shall be divested; such sale shall be a perpetual bar both at law and in equity against such Subtenant, its successors and assigns, and against any and all Persons claiming or who may claim the property sold or any part thereof from, through or under such Subtenant, its successors or assigns; (iv) the receipt of the Secured Party or of the officers thereof making such sale shall be a sufficient discharge to the purchaser or purchasers at such sale for his or their purchase money, and such purchaser or purchasers, and his or their assigns or personal representatives, shall not, after paying such purchase money and receiving such receipt of the Secured Party or of such officer therefor, be obliged to see to the application of such purchase money or be in any way answerable for any loss, misapplication or nonapplication thereof; and (v) to the extent that it may lawfully do so, each Subtenant agrees that it will not at any time insist upon, or plead, or in any manner whatsoever claim or take advantage of, any appraisement, valuation, stay, extension or redemption laws, or any law permitting it to direct the order in which the Collateral or any part thereof shall be sold, now or at any time hereafter in force, which may delay, prevent or otherwise affect the performance or enforcement of this Agreement or any other document, the Lease or any other document or agreement entered into in connection herewith or therewith, and each Subtenant hereby expressly waives all benefit or advantage of any such laws and covenants that it will not hinder, delay or -13-

impede the execution of any power granted or delegated to the Secured Party in this Agreement, but will suffer and permit the execution of every such power as though no such laws were in force. In the event of any sale of Collateral pursuant to this Section 7, the Secured Party shall, at least ten (10) days before such sale, give the Subtenant written notice of its intention to sell, except that, if the Secured Party shall determine in its reasonable discretion that any such Collateral threatens to decline in value, any such sale may be made upon three (3) days' written notice to the applicable Subtenant, which time periods each Subtenant hereby agrees are reasonable. (d) The Secured Party is hereby irrevocably appointed the true and lawful attorney-in-fact of each Subtenant in its name and stead, to make all necessary deeds, bills of sale and instruments of assignment and transfer of the property sold pursuant to this Section 7 and for such other purposes as are necessary or desirable to effectuate the provisions of this Agreement, and for that purpose it may execute and deliver all necessary deeds, bills of sale and instruments of assignment and transfer, and may substitute one or more Persons with like power, each Subtenant hereby ratifying and confirming all that its said attorney, or such substitute or substitutes, shall lawfully do by virtue hereof. If so requested by the Secured Party or by any purchaser, each Subtenant shall ratify and confirm any such sale or transfer by executing and delivering to the Secured Party or to such purchaser all property, deeds, bills of sale, instruments or assignment and transfer and releases as may be designated in any such request. Section 8. Application of Moneys. All moneys which the Secured Party shall receive pursuant hereto shall first be applied (to the extent thereof) to the payment of all reasonable costs and expenses incurred in connection with the administration and enforcement of, or the preservation of any rights under, this Agreement or any of without limitation, the reasonable fees and disbursements of its counsel and agents), and the balance, if any, shall be applied first to accrued and unpaid interest, charges and fees on, and then to outstanding principal of, any Obligations or any other obligations of the Tenant or the Subtenants (or their affiliates) to the Secured Party, and then to any other amounts outstanding on any such Obligations and then as required by law to any other parties having an interest therein. -14-

Section 9. Waivers, Etc. Each Subtenant, on its own behalf and on behalf of its successors and assigns, hereby waives presentment, demand, notice, protest and, except as is otherwise specifically provided herein, all other demands and notices in connection with this Agreement or the enforcement of the rights of the Secured Party hereunder or in connection with any Obligations or any Collateral; waives all rights to require a marshaling of assets by the Secured Party; consents to and waives notice of (i) the substitution, release or surrender of any Collateral, (ii) the addition or release of Persons primarily or secondarily liable on any Obligation or on any Collateral, (iii) the acceptance of partial payments on any Collateral and/or the settlement or compromise thereof, (iv) any requirement of diligence or promptness on the part of the Secured Party in the enforcement of any rights in respect of any Collateral or any other agreement or instrument directly or indirectly relating thereto, and (v) any enforcement of any present or future agreement or instrument relating directly or indirectly to the Collateral. No delay or omission on the part of the Secured Party or any holder of Obligations in exercising any right hereunder shall operate as a waiver of such right or of any other right hereunder. No waiver of any such right on any one occasion shall be construed as a bar to or waiver of any such right on any future occasion. No course of dealing between any Subtenant and the Secured Party or any holder of Obligations, nor any failure to exercise, nor any delay in exercising, on the part of the Secured Party or any holder of Obligations, any right, power or privilege hereunder or under any of the Obligations, shall operate as a waiver thereof; nor shall any single or partial exercise of any right, power or privilege hereunder or thereunder preclude any other or further exercise thereof, or the exercise of any other right, power or privilege. Each Subtenant further waives any right it may have under the constitution of any state or commonwealth in which any of the Collateral may be located, or under the Constitution of the United States of America, to notice (except for notice specifically required hereby) or to a judicial hearing prior to the exercise of any right or remedy provided by this Agreement to the Secured Party, and waives its rights, if any, to set aside or invalidate any sale duly consummated in accordance with the foregoing provisions hereof on the grounds (if such be the case) that the sale was consummated without a prior judicial hearing. EACH SUBTENANT'S WAIVERS UNDER THIS SECTION 9 HAVE BEEN MADE VOLUNTARILY, INTELLIGENTLY AND KNOWINGLY AND AFTER SUCH SUBTENANT HAS BEEN APPRISED AND COUNSELED BY ITS ATTORNEYS AS TO THE NATURE THEREOF AND ITS POSSIBLE ALTERNATIVE RIGHTS. -15-

The Secured Party shall not be required to marshal any present or future security for (including without limitation this Agreement and the Collateral pledged hereunder), or guaranties of, the Obligations or any of them, or to resort to such security or guaranties in any particular order; and all of the rights hereunder and in respect of such securities and guaranties shall be cumulative and in addition to all other rights, however existing or arising. To the maximum extent permitted by applicable law, each Subtenant hereby agrees that it will not invoke any law relating to the marshalling of collateral which, might cause delay in or impede the enforcement of the Secured Party's rights under this Agreement or under any other instrument evidencing any of the Obligations or under which any of the Obligations is outstanding or by which any of the Obligations is secured or guaranteed, and, to the maximum extent permitted by applicable law, each Subtenant hereby irrevocably waives the benefits of all such laws. Section 10. Further Assurances as to Collateral; Attorney-in-Fact. From time to time hereafter, each Subtenant will execute and deliver, or will cause to be executed and delivered, such additional instruments, certificates or documents (including, without limitation, financing statements, renewal statements, mortgages, collateral assignments and other security documents), and will take all such actions as the Secured Party may reasonably request, for the purposes of implementing or effectuating the provisions of this Agreement or of more fully perfecting or renewing the Secured Party's rights with respect to the Collateral (or with respect to any additions thereto or replacements or proceeds thereof or with respect to any other property or assets hereafter acquired by such Subtenant which may be deemed to be a part of the Collateral) pursuant hereto and thereto. The Secured Party is hereby appointed the attorney-in-fact, with full power of substitution, of the Subtenants for the purpose of carrying out the provisions of this Agreement and taking any action, including, without limitation, executing, delivering and filing applications, certificates, instruments and other documents and papers with governmental authorities, and executing any instruments, including without limitation financing or continuation statements, deeds to secure debt, mortgages, assignments, conveyances, assignments and transfers which are required to be taken or executed by any Subtenant under this Agreement, on its behalf and in its name which appointment is coupled with an interest, is irrevocable and durable and shall survive the subsequent dissolution, disability or incapacity of such Subtenant. -16-

Section 11. Arbitration. The Secured Party or any Subtenant may elect to submit any dispute hereunder that has an amount in controversy in excess of $250,000 to arbitration hereunder. Any such dispute shall be resolved in accordance with the Commercial Arbitration Rules of the American Association then pertaining and the decision of the arbitrators with respect to such dispute shall be binding, final and conclusive on the parties. In the event the Secured Party or any Subtenant shall elect to submit any such dispute to arbitration hereunder, the Secured Party and such Subtenant shall each appoint and pay all fees of a fit and impartial person as arbitrator with at least ten (10) years' recent professional experience in the general subject matter of the dispute. Notice of such appointment shall be sent in writing by each party to the other, and the arbitrators so appointed, in the event of their failure to agree within thirty (30) days after the appointment of the second arbitrator upon the matter so submitted, shall appoint a third arbitrator. If either the Secured Party or such Subtenant shall fail to appoint an arbitrator, as aforesaid, for a period of twenty (20) days after written notice from the other party to make such appointment, then the arbitrator appointed by the party having made such appointment shall appoint a second arbitrator and the two (2) so appointed shall, in the event of their failure to agree upon any decision within thirty (30) days thereafter, appoint a third arbitrator. If such arbitrators fail to agree upon a third arbitrator within forty five (45) days after the appointment of the second arbitrator, then such third arbitrator shall be appointed by the American Arbitration Association from its qualified panel of arbitrators, and shall be a person having at least ten (10) years' recent professional experience as to the subject matter in question. The fees of the third arbitrator and the expenses incident to the proceedings shall be borne equally between the Secured Party and the Subtenants, unless the arbitrators decide otherwise. The fees of respective counsel engaged by the parties, and the fees of expert witnesses and other witnesses called for the parties, shall be paid by the respective party engaging such counsel or calling or engaging such witnesses. The decision of the arbitrators shall be rendered within thirty (30) days after appointment of the third arbitrator. Such decision shall be in writing and in duplicate, one counterpart thereof to be delivered to the Secured Party and one to the Tenant. A judgment of a court of competent jurisdiction may be entered upon the award of the arbitrators in accordance with the rules and statutes applicable thereto then obtaining. -17-

Section 12. Notices. (a) Any and all notices, demands, consents, approvals, offers, elections and other communications required or permitted under this Agreement shall be deemed adequately given if in writing and the same shall be delivered either in hand, by telecopier with electronic confirmation of receipt, or by mail or Federal Express or similar expedited commercial carrier, addressed to the recipient of the notice, postpaid and registered or certified with return receipt requested (if by mail), or with all freight charges prepaid (if by Federal Express or similar carrier). (b) All notices required or permitted to be sent hereunder shall be deemed to have been given for all purposes of this Agreement upon the date of electronic confirmation of receipt, in the case of a notice by telecopier, and, in all other cases, upon the date of receipt or refusal, except that whenever under this Agreement a notice is either received on a day which is not a Business Day or is required to be delivered on or before a specific day which is not a Business Day, the day of receipt or required delivery shall automatically be extended to the next Business Day. (c) All such notices shall be addressed, if to the Secured Party to: c/o Senior Housing Properties Trust 400 Centre Street Newton, Massachusetts 02458 Attn: Mr. David J. Hegarty [Telecopier No. (617) 796-8349] if to any Subtenant to: c/o Five Star Quality Care, Inc. 400 Centre Street Newton, Massachusetts 02458 Attn: Mr. Evrett W. Benton [Telecopier No. (617) 332-2261] (d) By notice given as herein provided, the parties hereto and their respective successor and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective notice addresses effective upon receipt by the other parties of such notice and each shall have the right to specify as its address any other address within the United States of America or to such other address as the party to whom such notice is directed may have designated in writing to the other parties hereto. -18-

Section 13. Miscellaneous. (a) Each Subtenant agrees that its obligations and the rights of the Secured Party hereunder and in respect of the Obligations may be enforced by specific performance hereof and thereof and by temporary, preliminary and/or final injunctive relief relating hereto and thereto, without necessity for proof by the Secured Party or any holder of the Obligations that it would otherwise suffer irreparable harm, and each Subtenant hereby consents to the issuance of such specific and injunctive relief. (b) None of the terms and conditions of this Agreement may be changed, waived, modified or varied in any manner whatsoever unless in writing duly signed by the Subtenants and the Secured Party. No notice to or demand on any Subtenant in any case shall entitle any Subtenant to any other or further notice or demand in similar or other circumstances or constitute a waiver of any of the rights of the Secured Party to any other or further action in any circumstances without notice or demand. (c) The obligations of each Subtenant hereunder shall remain in full force and effect without regard to, and shall not be impaired by, (i) any bankruptcy, insolvency, reorganization, arrangement, readjustment, composition, liquidation or the like of the Tenant; (ii) any exercise or non-exercise, or any waiver of, any right, remedy, power or privilege under or in respect of this Agreement, the Lease or any document or agreement executed in connection herewith or therewith, the Obligations or any security for any of the Obligations; or (iii) any amendment to or modification of any of the Lease or any document or agreement executed in connection herewith or therewith, the Obligations or any security for any of the Obligations; whether or not such Subtenant shall have notice or knowledge of any of the foregoing. The rights and remedies of the Secured Party herein provided for are cumulative and not exclusive of any rights or remedies which the Secured Party would otherwise have, including, without limitation, under the Lease or any document or agreement executed in connection herewith or therewith. This Agreement is intended as a supplement for and is not intended to supersede in any respect the Lease or any document or agreement executed in connection herewith or therewith. (d) This Agreement shall be binding upon each Subtenant and its successors and assigns and shall inure to the benefit of the Secured Party, and its respective successors and assigns. All agreements, representations and warranties made herein shall survive the execution and delivery of this Agreement. -19-

(e) The descriptive headings of the several sections of this Agreement are inserted for convenience only and shall not in any way affect the meaning or construction of any provision of this Agreement. (f) Any provision of this Agreement which is prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the extent of such prohibition or unenforceability without invalidating the remaining provisions hereof, and any such prohibitions or unenforceability in any jurisdiction shall not invalidate or render unenforceable such provision in any other jurisdiction. (g) This Agreement shall be interpreted, construed, applied and enforced in accordance with the laws of the Commonwealth of Massachusetts applicable to contracts between residents of Massachusetts which are to be performed entirely within Massachusetts, regardless of (i) where this Agreement is executed or delivered; or (ii) where any payment or other performance required by this Agreement is made or required to be made; or (iii) where any breach of any provision of this Agreement occurs, or any cause of action otherwise accrues; or (iv) where any action or other proceeding is instituted or pending; or (v) the nationality, citizenship, domicile, principle place of business, or jurisdiction of organization or domestication of any party; or (vi) whether the laws of the forum jurisdiction otherwise would apply the laws of a jurisdiction other than the Commonwealth of Massachusetts; or (vii) any combination of the foregoing. Notwithstanding the foregoing, to the extent that matters of title, or creation, perfection and priority of the security interests created hereby, or procedural issues of foreclosures are required to be governed by the laws of the state in which the Collateral, or relevant part thereof, is located, the laws of such State shall apply. Section 14. Nonliability of Trustees. THE DECLARATION OF TRUST ESTABLISHING THE SECURED PARTY, A COPY OF WHICH, TOGETHER WITH ALL AMENDMENTS THERETO (THE "DECLARATION"), IS DULY FILED WITH THE DEPARTMENT OF ASSESSMENTS AND TAXATION OF THE STATE OF MARYLAND, PROVIDES THAT THE NAME "SNH CHS PROPERTIES TRUST" REFERS TO THE TRUSTEES UNDER THE DECLARATION COLLECTIVELY AS TRUSTEES, BUT NOT INDIVIDUALLY OR PERSONALLY, AND THAT NO TRUSTEE, OFFICER, SHAREHOLDER, EMPLOYEE OR AGENT OF THE SECURED PARTY SHALL BE HELD TO ANY PERSONAL LIABILITY, JOINTLY OR SEVERALLY, FOR ANY OBLIGATION OF, OR CLAIM AGAINST, THE SECURED -20-

PARTY. ALL PERSONS DEALING WITH THE SECURED PARTY, IN ANY WAY, SHALL LOOK ONLY TO THE ASSETS OF THE SECURED PARTY FOR THE PAYMENT OF ANY SUM OR THE PERFORMANCE OF ANY OBLIGATION. [Remainder of page intentionally left blank.] -21-

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed under seal as of the date first above written. SUBTENANTS: FIVE STAR QUALITY CARE-MD, LLC, a Delaware limited liability company
/s/ Bruce J. Mackey Jr. -------------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer By:

FIVE STAR QUALITY CARE-NC, LLC, a Delaware limited liability company
/s/ Bruce J. Mackey Jr. -------------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer By:

FIVE STAR QUALITY CARE-VA, LLC, a Delaware limited liability company
/s/ Bruce J. Mackey Jr. -------------------------------------Bruce J. Mackey Jr. Its: Treasurer and Chief Financial Officer By:

SECURED PARTY: SNH CHS PROPERTIES TRUST, a Maryland real estate investment trust
By: /s/ John R. Hoadley -------------------------------------John R. Hoadley Its: Treasurer

EXHIBIT A SUBLEASES 1. Sublease Agreement, dated October 25, 2002, by and between FVE-CHS LLC, a Delaware limited liability company, and Five Star Quality Care-MD, LLC, a Delaware limited liability company. 2. Sublease Agreement, dated October 25, 2002, by and between FVE-CHS LLC, a Delaware limited liability company, and Five Star Quality Care-NC, LLC, a Delaware limited liability company. 3. Sublease Agreement, dated October 25, 2002, by and between FVE-CHS LLC, a Delaware limited liability company, and Five Star Quality Care-VA, LLC, a Delaware limited liability company. -23-

SCHEDULE 1 ---------------------------------------------------------------------------------------------Subtenant Name, Organizational Structure Chief Executive Office & Other Names & Corporate Identification Number: Principal Place of Business: ---------------------------------------------------------------------------------------------Five Star Quality Care-MD, LLC 400 Centre Street None a Delaware limited liability company Newton, MA 02458 No: 3561210 ---------------------------------------------------------------------------------------------Five Star Quality Care-NC, LLC 400 Centre Street None a Delaware limited liability company Newton, MA 02458 No: 3561212 ---------------------------------------------------------------------------------------------Five Star Quality Care-VA, LLC 400 Centre Street None a Delaware limited liability company Newton, MA 02458 No: 3561214 ----------------------------------------------------------------------------------------------

SCHEDULE 2 MARYLAND: FIVE STAR QUALITY CARE-MD, LLC ASPENWOOD 14400 Homercrest Road Silver Spring, MD 20906 HEARTFIELDS AT BOWIE 7600 Laurel Bowie Road Bowie, MD 20715 HEARTFIELDS AT EASTON 700 Port Street Easton, MD 21601 HEARTFIELDS AT FREDERICK (Dearbought Community) 1820 Latham Drive Frederick, MD 21701 HEARTLANDS AT SEVERNA PARK 715 Benfield Road Severna Park, MD 21146 NORTH CAROLINA: FIVE STAR QUALITY CARE-NC, LLC HEARTFIELDS AT CARY 1050 Crescent Green Drive Cary, NC 27511 VIRGINIA: FIVE STAR QUALITY CARE-VA, LLC HEARTFIELDS AT FREDERICKSBURG 20 HeartsField Lane Fredericksburg, VA 22405 HEARTSFIELD AT RICHMOND 501 North Allen Avenue (Corner of Grace) Richmond, VA 23220

EXHIBIT 10.23 DEED OF TRUST NOTE $10,035,000.00 Baltimore, Maryland May 22, 1986 FOR VALUE RECEIVED, HEALTH PARK HOUSING LIMITED PARTNERSHIP, a Maryland Limited Partnership, promises to pay to MERCANTILE-SAFE DEPOSIT AND TRUST COMPANY, Trustee, a Maryland banking corporation, or order, at its principal office at 2 Hopkins Plaza, Baltimore, Maryland 21201, or at such other place as may be designated in writing by the holder of this Note, the principal sum of Ten Million Thirty-Five Thousand Dollars ($10,035,000.00), with interest from date at the rate of Nine and Sixty-Five Hundredths Percent (9.65%) per annum on the unpaid balance up to and including the cut-off date established or selected for cost certification purposes, and Nine and Sixty-Five Hundredths Percent (9.65%) beginning with the date following cost certification cutoff up to and including the date of final endorsement (interim rate) or the scheduled date for commencement of amortization, whichever comes first. Thereafter, interest shall be payable at the rate of Nine and Sixty-Five Hundredths Percent (9.65%) per annum (permanent loan rate) on the unpaid balance until paid. The principal and interest shall be payable in monthly installments as follows: Interest alone shall be payable monthly on the first day of June, 1986 and on the first day of each and every month thereafter up to and including February 1, 1988. Thereafter commencing on the first day of March, 1988, monthly installments of interest and principal shall be paid in the sum of Eighty-Two Thousand Four Hundred Sixty-Two Dollars and Forty-Eight Cents ($82,462.48) each, such payments to continue monthly thereafter on the first of each month until the entire indebtedness has been paid. In any event, the balance of principal (if any) remaining unpaid, plus accrued interest shall be due and payable on February 1, 2028. The installments of interest and principal shall be applied first to interest at the rate of Nine and Sixty-Five Hundredths Percent (9.65%) per annum upon the principal sum or so much thereof as shall from time to time remain unpaid and the balance thereof shall be applied on account of principal. If default be made in the payment of any installment under this Note, and if such default is not made good prior to the due date of the next such installment, the entire principal sum and accrued interest shall at once become due and payable without notice, at the option of the holder of this Note. Failure to exercise this option shall not constitute a waiver of the right to exercise the same in the event of any subsequent default. Except as provided in Addendum 6 to the Deed of Trust secured hereby, the Loan may not be prepaid in whole or in part prior to June 1, 2000. On or after July 1, 2000, the Loan may be prepaid in whole (but not in part) upon at least thirty (30) days prior written notice to the Holder and further upon payment of a premium or charge at least 120 days prior to the prepayment date equal to the costs of redeeming Howard County, Maryland Mortgage Revenue Bonds, Series 1985 (FHA Insured Mortgage Loan - The Heartlands Elderly Apartments Project) including payment of redemption premiums on the Bonds and interest accrued to the redemption date, however, that this paragraph shall not apply to any prepayment which is made by the Maker

or on this behalf pursuant to (i) a requirement of the Federal Housing Commission and (ii) any prepayment arising in connection with Paragraph 11 and/or paragraph 16 of the Deed of Trust. In the event the Maker hereof shall fail to make any monthly payment due to the Holder hereof within fifteen (15) days from the due date thereof, the Holder may, at its option, impose a late charge in addition to any other sums due and payable, upon the Maker hereof of two cents ($.02) for each one dollar ($1.00) of interest and/or principal which is more than fifteen (15) days in arrears. All parties to this Note, whether principal, surety, guarantor, or endorser hereby waive presentment for payment, demand, protest, notice of protest, and notice of dishonor. The Maker hereof represents and warrants that it is a business or commercial organization within the meaning of the Commercial Law Article, Title 12, Sections 101 and 103 (e) of the Annotated Code of Maryland (1983 Rep.Vol.), and further represents and warrants that the loan evidenced by this Deed of Trust Note was made and transacted solely for the purpose of carrying on or acquiring a business or commercial enterprise within the meaning of said Commercial Law Article, Title 12, Sections 101 and 103(e) of the Annotated Code of Maryland (1983 Rep. Vol.). THE MAKER, ITS GENERAL AND LIMITED PARTNERS, AND ANY PERSON WHO MAY IN THE FUTURE BECOME A GENERAL OR LIMITED PARTNER, ASSUMES NO PERSONAL LIABILITY HEREOF EXCEPT AS SET FORTH IN THE DEED OF TRUST OF EVEN DATE HEREWITH GIVEN TO SECURE THIS INDEBTEDNESS. IN WITNESS WHEREOF, HEALTH PARK HOUSING LIMITED PARTNERSHIP has caused this instrument to be executed in its partnership name by Henry J. Knott , Jr., as General Partner of HEALTH PARK HOUSING LIMITED PARTNERSHIP, as of the day and year first above written. WITNESS: HEALTH PARK HOUSING LIMITED PARTNERSHIP
/s/ By: /s/ Henry J. Knott, Jr. --------------------------Henry J. Knott, Jr. (SEAL)

This Note is secured by a Deed of Trust of even date herewith covering land and improvements in Howard County, Maryland, and is identified by the signature of one of the Trustees of the Deed of Trust.
/s/ L. Sandra Despeaux --------------------------------Trustee: L. Sandra Despeaux

-2-

THIS IS TO CERTIFY that this is the Note described in, and secured by, Deed of Trust of even date herewith, and in the same principal amount as herein, and covering real estate in the County of Howard, State of Maryland. Date this 22nd, day of May, 1986.
/s/ Notary Public

My Commission Expires: 7/1/86 -3-

EXHIBIT 10.24 SECOND DEED OF TRUST NOTE $6,600,000.00 Baltimore, Maryland July 31, 1997 FOR VALUE RECEIVED, The Heartlands Retirement Community-Ellicott City I, Inc., a Maryland corporation, promises to pay to Mercantile Mortgage Corporation, a Maryland corporation, or order at its principal office 20 S. Charles Street, 3rd Floor, Baltimore, MD 21201, or at such other place as may be designed in writing by the holder of this note, the principal sum of Six Million Six Hundred Thousand Dollars ($6,600,000.00), with interest from date at the rate of eight per centum (8%) per annum on the unpaid balance until paid. The principal and interest shall be payable in monthly installments as follows: Payments of interest only shall be due and payable commencing on the first day of August, 1997 and on the first day of each month thereafter up to and including the first day of November, 1998. Thereafter commencing on the first day of December __, 1998, monthly installments of principal and interest shall be paid on the sum of FortySix Thousand Eight Hundred Seventy-Seven Dollars and Twenty-Two Cents ($46,877.22) each and such payments shall continue monthly on the first day of each month until the entire indebtedness has been paid. In any event, the balance of principal (if any) remaining unpaid plus accrued interest, shall be due and payable on the first day of November, 2033. The installment of principal and interest shall be applied first to interest at the rate of eight percent (8%) per annum upon the principal sum or so much thereof as from time to time may remain unpaid, and the balance shall be applied to the principal. If default be made in the payment of any installment under this note, and if such default is not made good prior to the due date of the next such installment, the entire principal sum and accrued interest shall at once become due and payable without notice, at the option of the holder of this note. Failure to exercise this option shall not constitute a waiver of the right to exercise the same in the event of any subsequent default. Prepayment provisions - See additional provisions in Rider attached. All parties to this note, whether principal, surety, guarantor, or endorser hereby waive presentment for payment, demand, protest, notice of protest, and notice of dishonor. IN TESTIMONY WHEREOF, the Heartlands Retirement Community-Ellicott City I, Inc. has caused this instrument to be executed in its corporate name of John H. Gurley, its Vice President, its Secretary, and its corporate seal to be hereunto affixed, all as of the day, month, and year first above written. THE HEARTLANDS RETIREMENT COMMUNITY-CITY I, INC.
By: /s/ John H. Gurley ------------------------------------John H. Gurley, Vice President WITNESS: /s/

Secretary This note is identified by the signature of one of the Trustees in the Deed of Trust securing it. WITNESS/ATTEST:
/s/ /s/ Paul W. Parkes ----------------------------------Paul W. Parkes, Trustee

/s/

/s/ Michael S. Cordes ----------------------------------Michael S. Cordes, Trustee

THIS IS TO CERTIFY that this is the note described in, and secured by, Deed of Trust of even date herewith, and in the same principal amount as herein, and covering real estate in the County of Howard, State of Maryland. Dated this 31 day of July, 1997.
/s/ ----------------------------------Notary Public

STATE OF MARYLAND Loan No.

Deed of Trust Note

The Heartlands Retirement Community-Ellicott City I, Inc. TO Mercantile Mortgage Corporation No. 052-12030 Insured under 241 of the National Housing Act and Regulations published thereunder In effect on June 20, 1997 To the extent of advances approved by the Secretary of Housing and Urban Development acting by and through the Federal Housing Commissioner
By: /s/ MaryAnn Henderson -----------------------------------

(Authorized Agent) Date: 7/31/97

A total sum of $____________ has been approved for insurance hereunder by the Secretary of Housing and Urban Development acting by and through the Federal Housing Commissioner. By:__________________________________ (Authorized Agent) Date:________________________________

RIDER ATTACHED TO AND MADE A PART OF SECOND DEED OF TRUST NOTE DATED JULY 31, 1997 FROM THE HEARTLANDS RETIREMENT COMMUNITY-ELLICOTT CITY I, INC., A MARYLAND CORPORATION ("MAKER") TO THE ORDER OF MERCANTILE MORTGAGE CORPORATION ("LENDER") ADDITIONAL PROVISIONS NOTWITHSTANDING ANY OTHER PROVISION CONTAINED IN THIS NOTE, IT IS AGREED THAT THE EXECUTION OF THIS NOTE SHALL IMPOSE NO PERSONAL LIABILITY ON THE MAKER HEREOF FOR PAYMENT OF THE INDEBTEDNESS EVIDENCED HEREBY AND IN THE EVENT OF A DEFAULT, THE HOLDER OF THIS NOTE SHALL LOOK SOLELY TO THE PROPERTY DESCRIBED IN THE MORTGAGE AND TO THE RENTS, ISSUES AND PROFITS THEREFORE IN SATISFACTION OF THE INDEBTEDNESS EVIDENCED HEREBY AND WILL NOT SEEK OR OBTAIN ANY DEFICIENCY OR PERSONAL JUDGMENT AGAINST THE MAKER HEREOF EXCEPT SUCH JUDGMENT OR DECREE AS MAY BE NECESSARY TO FORECLOSE AND BAR ITS INTEREST IN THE ROPERTY AND ALL OTHER PROPERTY MORTGAGED, PLEDGED, CONVEYED OR ASSIGNED TO SECURE PAYMENT OF THIS NOTE EXCEPT AS SET OUT IN THE DEED OF TRUST OF EVEN DATE GIVEN TO SECURE THIS INDEBTEDNESS. Maker represents and warrants that the loan evidenced by this Deed of Trust Note was made and transacted solely for the investment within the meaning of said Commercial Law Article, Title 12, Section 101 and 103(e) of the Annotated Code of Maryland, (1990 Repl. Vol.). Notwithstanding anything herein contained to the contrary, Maker shall not have the right to prepay the indebtedness evidenced hereby in part or in whole at any time to the fifth (5th) anniversary of the date of final endorsement of this Deed of Trust Note by the Secretary of Housing and Urban Development ("HUD") (the "Fifth Anniversary"). Maker shall have the right, at any time from and after the Fifth Anniversary, to prepay the indebtedness evidenced hereby in whole, but not in part, on the first day of any month prior to maturity upon at least thirty (30) days' prior written notice to the holder of this Deed of Trust Note accompanied by the following prepayment premiums: Sixth Year - 5% of the unpaid principal balance: Seventh Year - 3% of the unpaid principal balance: Eighth Year - 1% of the unpaid principal balance: Ninth Year until maturity - no prepayment premium, at which time, Maker may prepay Deed of Trust Note, in whole or in part, without premium penalty or change therefor. Notwithstanding any prepayment prohibition imposed and/or penalty required by this Note with respect to prepayments made prior to the Eight Anniversary of the date of the final endorsement of this Note, the indebtedness may be prepaid in part or in full without the consent of the mortgagee and without prepayment penalty of HUD determines that prepayment will avoid a mortgage insurance claim and is therefore in the best interest of the Federal Government. In the event any installment or part of any installment due hereunder becomes delinquent for more than fifteen (15) days, there shall be due at the option of the holder hereof, in addition to other sums then due hereunder, a sum equal to two percent (2%) of the amount of principal and interest so delinquent.

WITNESS:

BORROWER: THE HEARTLANDS RETIREMENT COMMUNITY-ELLICOTT CITY I, INC. a Maryland corporation

/s/

By: /s/ John H. Gurley (SEAL) ----------------------------------John H. Gurley, Vice President

EXHIBIT 21.1 FIVE STAR QUALITY CARE, INC. SUBSIDIARIES OF THE REGISTRANT CCC Boynton Beach, Inc. (Delaware) Ellicott City Land I, LLC (Delaware) Ellicott City Land II, LLC (Delaware) Five Star Advertising, Inc. (Delaware) Five Star MD Homes LLC (Delaware) Five Star Procurement Group Trust (Maryland) Five Star Quality Care - AZ, LLC (f/k/a SHOPCO - AZ, LLC) (Delaware) Five Star Quality Care - CA, Inc. (f/k/a SNH - CALIFORNIA, INC.) (Delaware) Five Star Quality Care - CA, LLC (f/k/a SHOPCO - CA, LLC) (Delaware) Five Star Quality Care - Colorado, LLC (f/k/a SHOPCO - COLORADO, LLC)(Delaware) Five Star Quality Care - CT, LLC (f/k/a SHOPCO - CT, LLC) (Delaware) Five Star Quality Care - FL, LLC (Delaware) Five Star Quality Care - GA, LLC (f/k/a SHOPCO GA, LLC) (Delaware) Five Star Quality Care - IA, Inc. (f/k/a SNH - IOWA, INC.) (Delaware) Five Star Quality Care - IA, LLC (f/k/a SHOPCO - IA, LLC) (Delaware) Five Star Quality Care - KS, LLC (f/k/a SHOPCO - KS, LLC) (Delaware) Five Star Quality Care - MD, LLC (Delaware) Five Star Quality Care - MI, Inc. (f/k/a SNH - MICHIGAN, INC.) (Delaware) Five Star Quality Care - MI, LLC (f/k/a SHOPCO - MI, LLC) (Delaware) Five Star Quality Care - MO, LLC (f/k/a SHOPCO - MO, LLC) (Delaware) Five Star Quality Care - NC, LLC (Delaware) Five Star Quality Care - NE, Inc. (f/k/a SNH - NEBRASKA, INC.) (Delaware) Five Star Quality Care - NE, LLC (f/k/a SHOPCO - NE, LLC) (Delaware) Five Star Quality Care - VA, LLC (Delaware) Five Star Quality Care - WI, LLC (f/k/a SHOPCO - WI, LLC) (Delaware) Five Star Quality Care - WY, LLC (f/k/a SHOPCO - WY, LLC) (Delaware) Five Star Quality Care Holding Co., Inc. (Delaware) Five Star Quality Care Trust (Maryland) Five Star Seabury LLC (Delaware) FS Lafayette Tenant Trust (Maryland) FS Leisure Park Tenant Trust (Maryland) FS Lexington Tenant Trust (Maryland) FS Tenant Holding Company Trust (Maryland) FS Tenant Pool I Trust (Maryland) FS Tenant Pool II Trust (Maryland) FS Tenant Pool III Trust (Maryland) FS Tenant Pool IV Trust (Maryland) FSQ Crown Villa Business Trust (Maryland) FSQ Overland Park Place Business Trust (Maryland) FSQ Rio Las Palmas Business Trust (Maryland) FSQ The Palms at Fort Myers Business Trust (Maryland)

FSQ Villa at Riverwood Business Trust (Maryland) FSQ, Inc. (fka Five Star Quality Care, Inc.) (Delaware) FSQC Funding Co., LLC (Delaware) FVE-CHS LLC (Delaware) Senior Living of Boynton Beach Limited Partnership (Delaware) The Heartlands Retirement Community - Ellicott City I, Inc. (Maryland) The Heartlands Retirement Community - Ellicott City II, Inc. (Maryland) FVEST.JOE, Inc. (Delaware)

Exhibit 99.1 Certification Required by 18 U.S.C. Sec. 1350 (Section 906 of the Sarbanes-Oxley Act of 2002) In connection with the filing by Five Star Qaulity Care, Inc. (the "Company") of the Annual Report on Form 10K for the year ended December 31, 2002 (the "Report"), each of the undersigned hereby certifies, to the best of his knowledge: 1. The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and 2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.
/s/ Evrett W. Benton -------------------------------------Evrett W. Benton President and Chief Executive Officer

/s/ Bruce J. Mackey Jr. -------------------------------------Bruce J. Mackey Jr. Treasurer and Chief Executive Officer


								
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