Common use of IMPROVEMENTS, ETC Clause in Contracts

IMPROVEMENTS, ETC. 39 6.1 Improvements to the Leased Property 39 6.2 Salvage 40 ARTICLE 7 LIENS 40 ARTICLE 8 PERMITTED CONTESTS 40 ARTICLE 9 INSURANCE AND INDEMNIFICATION 41 9.1 General Insurance Requirements 41 9.2 Waiver of Subrogation 42 9.3 Form Satisfactory, Etc. 42 9.4 No Separate Insurance; Self-Insurance 43 9.5 Indemnification of Landlord 43 ARTICLE 10 CASUALTY 44 10.1 Insurance Proceeds 44 10.2 Damage or Destruction 45 10.3 Damage Near End of Term 47 10.4 Tenant’s Property 47 10.5 Restoration of Tenant’s Property 47 10.6 No Abatement of Rent 48 10.7 Waiver 48 ARTICLE 11 CONDEMNATION 48 11.1 Total Condemnation, Etc. 48 11.2 Partial Condemnation 48 11.3 Abatement of Rent 50 11.4 Temporary Condemnation 50 11.5 Allocation of Award 50 ARTICLE 12 DEFAULTS AND REMEDIES 51 12.1 Events of Default 51 12.2 Remedies 53 12.3 Tenant’s Waiver 55 12.4 Application of Funds 55 12.5 Landlord’s Right to Cure Tenant’s Default 55 12.6 Trade Names 56 Table of Contents Page ARTICLE 13 HOLDING OVER 56 ARTICLE 14 LANDLORD DEFAULT 57 ARTICLE 15 PURCHASE RIGHTS 57 ARTICLE 16 SUBLETTING AND ASSIGNMENT 58 16.1 Subletting and Assignment 58 16.2 Required Sublease Provisions 60 16.3 Permitted Sublease 61 16.4 Sublease Limitation 62 ARTICLE 17 ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS 62 17.1 Estoppel Certificates 62 17.2 Financial Statements 62 17.3 General Operations 64 ARTICLE 18 LANDLORD’S RIGHT TO INSPECT 65 ARTICLE 19 EASEMENTS 65 19.1 Grant of Easements 65 19.2 Exercise of Rights by Tenant 66 19.3 Permitted Encumbrances 66 ARTICLE 20 FACILITY MORTGAGES 66 20.1 Landlord May Grant Liens 66 20.2 Subordination of Lease 66 20.3 Notice to Mortgagee and Superior Landlord 68 ARTICLE 21 ADDITIONAL COVENANTS OF TENANT 69 21.1 Prompt Payment of Indebtedness 69 21.2 Conduct of Business 69 21.3 Maintenance of Accounts and Records 69 21.4 Notice of Litigation, Etc. 70 21.5 Prohibited Transactions 70 21.6 Notice of Change of Name, Etc. 70 ARTICLE 22 ARBITRATION 70 22.1 Disputes 70 22.2 Selection of Arbitrators 71 22.3 Location of Arbitration 71 22.4 Scope of Discovery 71 22.5 Arbitration Award 71 22.6 Costs 72 22.7 Final Judgment 72 22.8 Payment 72 ARTICLE 23 MISCELLANEOUS 73 23.1 Limitation on Payment of Rent 73 23.2 No Waiver 73 23.3 Remedies Cumulative 73 23.4 Severability 73 23.5 Acceptance of Surrender 74 23.6 No Merger of Title 74 23.7 Conveyance by Landlord 74 23.8 Quiet Enjoyment 74 23.9 No Recordation 75 23.10 Notices 75 23.11 Construction 76 Table of Contents Page

IMPROVEMENTS, ETC. 39 35 6.1 Improvements to the Leased Property 39 35 6.2 Salvage 40 36 ARTICLE 7 LIENS 40 36 7.1 Liens 36 7.2 Landlord’s Lien 37 ARTICLE 8 PERMITTED CONTESTS 40 37 ARTICLE 9 INSURANCE AND INDEMNIFICATION 41 38 9.1 General Insurance Requirements 41 38 9.2 Waiver of Subrogation 42 39 9.3 Form Satisfactory, Etc. 42 39 9.4 No Separate Insurance; Self-Insurance 43 40 9.5 Indemnification of Landlord 43 40 ARTICLE 10 CASUALTY 44 41 10.1 Insurance Proceeds 44 41 10.2 Damage or Destruction 45 42 10.3 Damage Near End of Term 47 44 10.4 Tenant’s Property 47 44 10.5 Restoration of Tenant’s Property 47 44 10.6 No Abatement of Rent 48 44 10.7 Waiver 48 44 ARTICLE 11 CONDEMNATION 48 45 11.1 Total Condemnation, Etc. 48 45 11.2 Partial Condemnation 48 45 11.3 Abatement of Rent 50 46 11.4 Temporary Condemnation 50 46 11.5 Allocation of Award 50 47 ARTICLE 12 DEFAULTS AND REMEDIES 51 47 12.1 Events of Default 51 47 12.2 Remedies 53 50 12.3 Tenant’s Waiver 55 51 12.4 Application of Funds 55 52 12.5 Landlord’s Right to Cure Tenant’s Default 55 12.6 Trade Names 56 Table of Contents Page 52 ARTICLE 13 HOLDING OVER 56 52 ARTICLE 14 LANDLORD DEFAULT 57 53 ARTICLE 15 PURCHASE RIGHTS 57 53 ARTICLE 16 SUBLETTING AND ASSIGNMENT 58 54 16.1 Subletting and Assignment 58 54 16.2 Required Sublease Provisions 60 55 16.3 Permitted Sublease 61 57 16.4 Sublease Limitation 62 57 ARTICLE 17 ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS 62 58 17.1 Estoppel Certificates 62 58 17.2 Financial Statements 62 58 17.3 General Operations 64 59 ARTICLE 18 LANDLORD’S RIGHT TO INSPECT 65 60 ARTICLE 19 EASEMENTS 65 60 19.1 Grant of Easements 65 60 19.2 Exercise of Rights by Tenant 66 61 19.3 Permitted Encumbrances 66 61 ARTICLE 20 FACILITY MORTGAGES 66 61 20.1 Landlord May Grant Liens 66 61 20.2 Subordination of Lease 66 61 20.3 Notice to Mortgagee and Superior Landlord 68 63 ARTICLE 21 ADDITIONAL COVENANTS OF TENANT 69 64 21.1 Prompt Payment of Indebtedness 69 64 21.2 Conduct of Business 69 64 21.3 Maintenance of Accounts and Records 69 64 21.4 Notice of Litigation, Etc. 70 65 21.5 Prohibited Transactions 70 Indebtedness of Tenant 65 21.6 Notice of Change of NameDistributions, Payments to Affiliated Persons, Etc. 70 66 21.7 Prohibited Transactions 66 21.8 Liens and Encumbrances 66 21.9 Merger; Sale of Assets; Etc. 67 ARTICLE 22 ARBITRATION 70 22.1 Disputes 70 22.2 Selection of Arbitrators 71 22.3 Location of Arbitration 71 22.4 Scope of Discovery 71 22.5 Arbitration Award 71 22.6 Costs 72 22.7 Final Judgment 72 22.8 Payment 72 68 ARTICLE 23 MISCELLANEOUS 73 69 23.1 Limitation on Payment of Rent 73 69 23.2 No Waiver 73 69 23.3 Remedies Cumulative 73 69 23.4 Severability 73 70 23.5 Acceptance of Surrender 74 70 23.6 No Merger of Title 74 70 23.7 Conveyance by Landlord 74 70 23.8 Quiet Enjoyment 74 70 23.9 No Recordation 75 71 23.10 Notices 75 71 23.11 Construction 76 Table 72 23.12 Counterparts; Headings 72 23.13 Applicable Law, Etc. 73 23.14 Right to Make Agreement 73 23.15 Attorneys’ Fees 73 23.16 Nonliability of Contents PageTrustees 74 23.17 Original Lease 74 AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 3) THIS AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 3) is entered into as of June 30, 2008 by and among each of the parties identified on the signature page hereof as a landlord, as landlord (collectively, “Landlord”), and FIVE STAR QUALITY CARE TRUST, a Maryland business trust, as tenant (“Tenant”).

IMPROVEMENTS, ETC. 39 37 6.1 Improvements to the Leased Property 39 37 6.2 Salvage 40 38 ARTICLE 7 LIENS 40 38 ARTICLE 8 PERMITTED CONTESTS 40 39 ARTICLE 9 INSURANCE AND INDEMNIFICATION 41 40 9.1 General Insurance Requirements 41 40 9.2 Waiver of Subrogation 42 40 9.3 Form Satisfactory, Etc. 42 40 9.4 No Separate Insurance; Self-Insurance 43 41 9.5 Indemnification of Landlord 43 42 ARTICLE 10 CASUALTY 44 42 10.1 Insurance Proceeds 44 42 10.2 Damage or Destruction 45 43 10.3 Damage Near End of Term 47 45 10.4 Tenant’s Property 47 45 10.5 Restoration of Tenant’s Property 47 46 10.6 No Abatement of Rent 48 46 10.7 Waiver 48 46 ARTICLE 11 CONDEMNATION 48 46 11.1 Total Condemnation, Etc. 48 46 11.2 Partial Condemnation 48 46 11.3 Abatement of Rent 50 48 11.4 Temporary Condemnation 50 48 11.5 Allocation of Award 50 48 ARTICLE 12 DEFAULTS AND REMEDIES 51 49 12.1 Events of Default 51 49 12.2 Remedies 53 51 12.3 Tenant’s Waiver 55 53 12.4 Application of Funds 55 53 12.5 Landlord’s Right to Cure Tenant’s Default 55 12.6 Trade Names 56 Table of Contents Page 54 ARTICLE 13 HOLDING OVER 56 54 ARTICLE 14 LANDLORD DEFAULT 57 54 ARTICLE 15 PURCHASE RIGHTS 57 55 ARTICLE 16 SUBLETTING AND ASSIGNMENT 58 56 16.1 Subletting and Assignment 58 56 16.2 Required Sublease Provisions 60 57 16.3 Permitted Sublease 61 59 16.4 Sublease Limitation 62 59 ARTICLE 17 ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS 62 60 17.1 Estoppel Certificates 62 60 17.2 Financial Statements 62 60 17.3 General Operations 64 61 ARTICLE 18 LANDLORD’S RIGHT TO INSPECT 65 62 ARTICLE 19 EASEMENTS 65 62 19.1 Grant of Easements 65 62 19.2 Exercise of Rights by Tenant 66 63 19.3 Permitted Encumbrances 66 63 ARTICLE 20 FACILITY MORTGAGES 66 63 20.1 Landlord May Grant Liens 66 63 20.2 Subordination of Lease 66 63 20.3 Notice to Mortgagee and Superior Landlord 68 65 ARTICLE 21 ADDITIONAL COVENANTS OF TENANT 69 66 21.1 Prompt Payment of Indebtedness 69 66 21.2 Conduct of Business 69 66 21.3 Maintenance of Accounts and Records 69 66 21.4 Notice of Litigation, Etc. 70 67 21.5 Prohibited Transactions 70 21.6 Notice of Change of Name, Etc. 70 67 ARTICLE 22 ARBITRATION 70 67 22.1 Disputes 70 67 22.2 Selection of Arbitrators 71 68 22.3 Location of Arbitration 71 68 22.4 Scope of Discovery 71 68 22.5 Arbitration Award 71 68 22.6 Costs 72 69 22.7 Final Judgment 72 69 22.8 Payment 72 69 ARTICLE 23 MISCELLANEOUS 73 69 23.1 Limitation on Payment of Rent 73 69 23.2 No Waiver 73 70 23.3 Remedies Cumulative 73 70 23.4 Severability 73 70 23.5 Acceptance of Surrender 74 70 23.6 No Merger of Title 74 71 23.7 Conveyance by Landlord 74 71 23.8 Quiet Enjoyment 74 71 23.9 No Recordation 75 71 23.10 Notices 75 72 23.11 Construction 76 Table of Contents Page73 23.12 Counterparts; Headings 73 23.13 Applicable Law, Etc. 73

IMPROVEMENTS, ETC. 39 35 6.1 Improvements to the Leased Property 39 35 6.2 Salvage 40 36 ARTICLE 7 LIENS 40 36 7.1 Liens 36 7.2 Landlord’s Lien 37 ARTICLE 8 PERMITTED CONTESTS 40 37 ARTICLE 9 INSURANCE AND INDEMNIFICATION 41 38 9.1 General Insurance Requirements 41 38 9.2 Waiver of Subrogation 42 39 9.3 Form Satisfactory, Etc. 42 39 9.4 No Separate Insurance; Self-Insurance 43 40 9.5 Indemnification of Landlord 43 40 ARTICLE 10 CASUALTY 44 41 10.1 Insurance Proceeds 44 41 10.2 Damage or Destruction 45 41 10.3 Damage Near End of Term 47 43 10.4 Tenant’s Property 47 44 10.5 Restoration of Tenant’s Property 47 44 10.6 No Abatement of Rent 48 44 10.7 Waiver 48 44 ARTICLE 11 CONDEMNATION 48 45 11.1 Total Condemnation, Etc. 48 45 11.2 Partial Condemnation 48 45 11.3 Abatement of Rent 50 46 11.4 Temporary Condemnation 50 46 11.5 Allocation of Award 50 47 ARTICLE 12 DEFAULTS AND REMEDIES 51 47 12.1 Events of Default 51 47 12.2 Remedies 53 50 12.3 Tenant’s Waiver 55 51 12.4 Application of Funds 55 52 12.5 Landlord’s Right to Cure Tenant’s Default 55 12.6 Trade Names 56 Table of Contents Page 52 ARTICLE 13 HOLDING OVER 56 52 ARTICLE 14 LANDLORD DEFAULT 57 53 ARTICLE 15 PURCHASE RIGHTS 57 53 ARTICLE 16 SUBLETTING AND ASSIGNMENT 58 54 16.1 Subletting and Assignment 58 16.2 Required Sublease Provisions 60 16.3 Permitted Sublease 61 16.4 Sublease Limitation 62 ARTICLE 17 ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS 62 17.1 Estoppel Certificates 62 17.2 Financial Statements 62 17.3 General Operations 64 ARTICLE 18 LANDLORD’S RIGHT TO INSPECT 65 ARTICLE 19 EASEMENTS 65 19.1 Grant of Easements 65 19.2 Exercise of Rights by Tenant 66 19.3 Permitted Encumbrances 66 ARTICLE 20 FACILITY MORTGAGES 66 20.1 Landlord May Grant Liens 66 20.2 Subordination of Lease 66 20.3 Notice to Mortgagee and Superior Landlord 68 ARTICLE 21 ADDITIONAL COVENANTS OF TENANT 69 21.1 Prompt Payment of Indebtedness 69 21.2 Conduct of Business 69 21.3 Maintenance of Accounts and Records 69 21.4 Notice of Litigation, Etc. 70 21.5 Prohibited Transactions 70 21.6 Notice of Change of Name, Etc. 70 ARTICLE 22 ARBITRATION 70 22.1 Disputes 70 22.2 Selection of Arbitrators 71 22.3 Location of Arbitration 71 22.4 Scope of Discovery 71 22.5 Arbitration Award 71 22.6 Costs 72 22.7 Final Judgment 72 22.8 Payment 72 ARTICLE 23 MISCELLANEOUS 73 23.1 Limitation on Payment of Rent 73 23.2 No Waiver 73 23.3 Remedies Cumulative 73 23.4 Severability 73 23.5 Acceptance of Surrender 74 23.6 No Merger of Title 74 23.7 Conveyance by Landlord 74 23.8 Quiet Enjoyment 74 23.9 No Recordation 75 23.10 Notices 75 23.11 Construction 76 Table of Contents Page54

IMPROVEMENTS, ETC. 39 36 6.1 Improvements to the Leased Property 39 36 6.2 Salvage 40 37 ARTICLE 7 LIENS 40 37 ARTICLE 8 PERMITTED CONTESTS 40 38 ARTICLE 9 INSURANCE AND INDEMNIFICATION 41 39 9.1 General Insurance Requirements 41 39 9.2 Waiver of Subrogation 42 39 9.3 Form Satisfactory, Etc. 42 39 9.4 No Separate Insurance; Self-Insurance 43 40 9.5 Indemnification of Landlord 43 41 ARTICLE 10 CASUALTY 44 42 10.1 Insurance Proceeds 44 42 10.2 Damage or Destruction 45 42 10.3 Damage Near End of Term 47 44 10.4 Tenant’s Property 47 45 10.5 Restoration of Tenant’s Property 47 45 10.6 No Abatement of Rent 48 45 10.7 Waiver 48 45 ARTICLE 11 CONDEMNATION 48 45 11.1 Total Condemnation, Etc. 48 45 11.2 Partial Condemnation 48 46 11.3 Abatement of Rent 50 47 11.4 Temporary Condemnation 50 47 11.5 Allocation of Award 50 48 ARTICLE 12 DEFAULTS AND REMEDIES 51 48 12.1 Events of Default 51 48 12.2 Remedies 53 51 12.3 Tenant’s Waiver 55 52 12.4 Application of Funds 55 52 12.5 Landlord’s Right to Cure Tenant’s Default 55 12.6 Trade Names 56 Table of Contents Page 53 ARTICLE 13 HOLDING OVER 56 53 ARTICLE 14 LANDLORD DEFAULT 57 53 ARTICLE 15 PURCHASE RIGHTS 57 54 ARTICLE 16 SUBLETTING AND ASSIGNMENT 58 55 16.1 Subletting and Assignment 58 55 16.2 Required Sublease Provisions 60 56 16.3 Permitted Sublease 61 57 16.4 Sublease Limitation 62 58 ARTICLE 17 ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS 62 58 17.1 Estoppel Certificates 62 58 17.2 Financial Statements 62 59 17.3 General Operations 64 60 ARTICLE 18 LANDLORD’S RIGHT TO INSPECT 65 61 ARTICLE 19 EASEMENTS 65 61 19.1 Grant of Easements 65 61 19.2 Exercise of Rights by Tenant 66 62 19.3 Permitted Encumbrances 66 62 ARTICLE 20 FACILITY MORTGAGES 66 62 20.1 Landlord May Grant Liens 66 62 20.2 Subordination of Lease 66 62 20.3 Notice to Mortgagee and Superior Landlord 68 64 ARTICLE 21 ADDITIONAL COVENANTS OF TENANT 69 65 21.1 Prompt Payment of Indebtedness 69 65 21.2 Conduct of Business 69 65 21.3 Maintenance of Accounts and Records 69 65 21.4 Notice of Litigation, Etc. 70 65 21.5 Prohibited Transactions 70 66 21.6 Notice of Change of Name, Etc. 70 Existing Financing 66 ARTICLE 22 ARBITRATION 70 66 22.1 Disputes 70 66 22.2 Selection of Arbitrators 71 67 22.3 Location of Arbitration 71 67 22.4 Scope of Discovery 71 67 22.5 Arbitration Award 71 67 22.6 Costs 72 68 22.7 Final Judgment 72 68 22.8 Payment 72 68 ARTICLE 23 MISCELLANEOUS 73 68 23.1 Limitation on Payment of Rent 73 68 23.2 No Waiver 73 69 23.3 Remedies Cumulative 73 69 23.4 Severability 73 69 23.5 Acceptance of Surrender 74 69 23.6 No Merger of Title 74 70 23.7 Conveyance by Landlord 74 70 23.8 Quiet Enjoyment 74 70 23.9 No Recordation 75 70 23.10 Notices 75 71 23.11 Construction 76 Table 72 23.12 Counterparts; Headings 72 23.13 Applicable Law, Etc. 72 23.14 Right to Make Agreement 73 23.15 Attorneys’ Fees 73 23.16 Nonliability of Contents PageTrustees 73 23.17 Original Leases 73 AMENDED AND RESTATED MASTER LEASE AGREEMENT THIS AMENDED AND RESTATED MASTER LEASE AGREEMENT is entered into as of August 4, 2009 by and among SNH FM FINANCING LLC, a Delaware limited liability company, SNH FM FINANCING TRUST, a Maryland real estate investment trust, and ELLICOTT CITY LAND I, LLC, a Delaware limited liability company, collectively as landlord (“Landlord”), and FVE FM FINANCING, INC., a Maryland corporation, as tenant (“Tenant”).

IMPROVEMENTS, ETC. 39 28 6.1 Improvements to the Leased Property 39 Property. 28 6.2 Salvage 40 Salvage. 28 ARTICLE 7 LIENS 40 29 ARTICLE 8 PERMITTED CONTESTS 40 29 ARTICLE 9 INSURANCE AND INDEMNIFICATION 41 30 9.1 General Insurance Requirements 41 Requirements. 30 9.2 Waiver of Subrogation 42 Subrogation. 30 9.3 Form Satisfactory, Etc. 42 30 9.4 No Separate Insurance; Self-Insurance 43 Insurance. 31 9.5 Indemnification of Landlord 43 Landlord. 31 ARTICLE 10 CASUALTY 44 32 10.1 Insurance Proceeds 44 Proceeds. 32 10.2 Damage or Destruction 45 Destruction. 32 10.3 Damage Near End of Term 47 Term. 34 10.4 Tenant’s Property 47 Personal Property. 34 10.5 Restoration of Tenant’s Property 47 Personal Property. 34 10.6 No Abatement of Rent 48 Rent. 34 10.7 Waiver 48 Waiver. 34 ARTICLE 11 CONDEMNATION 48 34 11.1 Total Condemnation, Etc. 48 34 11.2 Partial Condemnation 48 Condemnation. 35 11.3 Abatement of Rent 50 Rent. 35 11.4 Temporary Condemnation 50 Condemnation. 36 11.5 Allocation of Award 50 Award. 36 ARTICLE 12 DEFAULTS AND REMEDIES 51 36 12.1 Events of Default 51 Default. 36 12.2 Remedies 53 Remedies. 38 12.3 Tenant’s Waiver 55 Waiver. 39 12.4 Application of Funds 55 Funds. 39 12.5 Landlord’s Right to Cure Tenant’s Default 55 Default. 40 12.6 Trade Names 56 Table of Contents Page Landlord’s Right to Cure Tenant Defaults under the Shell Agreement. 40 ARTICLE 13 HOLDING OVER 56 40 ARTICLE 14 LANDLORD DEFAULT 57 41 ARTICLE 15 PURCHASE RIGHTS 57 OF TENANT’S PERSONAL PROPERTY 41 ARTICLE 16 SUBLETTING AND ASSIGNMENT 58 42 16.1 Subletting and Assignment 58 Assignment. 42 16.2 Required Sublease Provisions 60 Provisions. 43 16.3 Permitted Sublease 61 Sublease. 43 16.4 Sublease Limitation 62 Limitation. 44 ARTICLE 17 ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS 62 44 17.1 Estoppel Certificates 62 Certificates. 44 17.2 Financial Statements 62 17.3 General Operations 64 Statements. 45 ARTICLE 18 LANDLORD’S RIGHT TO INSPECT 65 INSPECT, QUALITY CONTROL, USE OF TRANSFERRED TRADEMARKS AND ENFORCEMENT 46 18.1 Inspection. 46 18.2 Quality Control. 46 18.3 Transferred Trademarks, Registration and Maintenance. 46 18.4 Enforcement. 46 ARTICLE 19 EASEMENTS 65 46 19.1 Grant of Easements 65 Easements. 46 19.2 Exercise of Rights by Tenant 66 Tenant. 47 19.3 Permitted Encumbrances 66 Encumbrances. 47 ARTICLE 20 FACILITY PROPERTY MORTGAGES 66 47 20.1 Landlord May Grant Liens 66 Liens. 47 20.2 Subordination of Lease 66 Lease. 47 20.3 Notice to Mortgagee and Superior Landlord 68 Landlord. 48 ARTICLE 21 ADDITIONAL COVENANTS OF LANDLORD AND TENANT 69 49 21.1 Prompt Payment of Indebtedness 69 Indebtedness. 49 21.2 Conduct of Business 69 Business. 49 21.3 Maintenance of Accounts and Records 69 Records. 49 21.4 Notice of Litigation, Etc. 70 49 21.5 Prohibited Transactions 70 Indebtedness of Tenant. 50 21.6 Notice of Change of NameDistributions, Payments to Affiliated Persons, Etc. 70 50 21.7 Prohibited Transactions. 50 21.8 Liens and Encumbrances. 51 21.9 Merger; Sale of Assets; Etc. 51 21.10 Bankruptcy Remote Entities. 51 21.11 Trade Area Restriction. 51 ARTICLE 22 ARBITRATION 70 52 22.1 Disputes 70 Disputes. 52 22.2 Selection of Arbitrators 71 Arbitrators. 52 22.3 Location of Arbitration 71 Arbitration. 53 22.4 Scope of Discovery 71 Discovery. 53 22.5 Arbitration Award 71 Award. 53 22.6 Costs 72 Costs. 53 22.7 Appeals. 53 22.8 Final Judgment 72 22.8 Payment 72 Judgment. 54 22.9 Intended Beneficiaries. 54 ARTICLE 23 MISCELLANEOUS 73 54 23.1 Limitation on Payment of Rent 73 Rent. 54 23.2 No Waiver 73 Waiver. 55 23.3 Remedies Cumulative 73 Cumulative. 55 23.4 Severability 73 Severability. 55 23.5 Acceptance of Surrender 74 Surrender. 55 23.6 No Merger of Title 74 Title. 55 23.7 Conveyance by Landlord 74 Landlord. 55 23.8 Quiet Enjoyment 74 Enjoyment. 55 23.9 No Recordation 75 Recordation. 56 23.10 Notices 75 Notices. 56 23.11 Construction 76 Table Construction. 57 23.12 Counterparts; Headings. 57 23.13 Applicable Law, Etc. 57 23.14 Right to Make Agreement. 58 23.15 Attorneys’ Fees. 58 23.16 Nonliability of Contents PageTrustees. 58 SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 3 THIS SECOND AMENDED AND RESTATED LEASE AGREEMENT NO. 3 is entered into as of October 14, 2019 (the “Effective Date”), by and between HPT TA PROPERTIES TRUST, a Maryland real estate investment trust, and HPT TA PROPERTIES LLC, a Maryland limited liability company (collectively, “Landlord”), and TA OPERATING LLC, a Delaware limited liability company (“Tenant”).

IMPROVEMENTS, ETC. 39 36 6.1 Improvements to the Leased Property 39 36 6.2 Salvage 40 36 ARTICLE 7 LIENS 40 37 7.1 Liens 37 7.2 Landlord’s Lien 37 ARTICLE 8 PERMITTED CONTESTS 40 38 ARTICLE 9 INSURANCE AND INDEMNIFICATION 41 39 9.1 General Insurance Requirements 41 39 9.2 Waiver of Subrogation 42 39 9.3 Form Satisfactory, Etc. 42 39 9.4 No Separate Insurance; Self-Insurance 43 40 9.5 Indemnification of Landlord 43 41 ARTICLE 10 CASUALTY 44 41 10.1 Insurance Proceeds 44 41 10.2 Damage or Destruction 45 42 10.3 Damage Near End of Term 47 44 10.4 Tenant’s Property 47 44 10.5 Restoration of Tenant’s Property 47 44 10.6 No Abatement of Rent 48 45 10.7 Waiver 48 45 ARTICLE 11 CONDEMNATION 48 45 11.1 Total Condemnation, Etc. 48 45 11.2 Partial Condemnation 48 45 11.3 Abatement of Rent 50 46 11.4 Temporary Condemnation 50 47 11.5 Allocation of Award 50 47 ARTICLE 12 DEFAULTS AND REMEDIES 51 48 12.1 Events of Default 51 48 12.2 Remedies 53 50 12.3 Tenant’s Waiver 55 52 12.4 Application of Funds 55 52 12.5 Landlord’s Right to Cure Tenant’s Default 55 12.6 Trade Names 56 Table of Contents Page 52 ARTICLE 13 HOLDING OVER 56 53 ARTICLE 14 LANDLORD DEFAULT 57 53 ARTICLE 15 PURCHASE RIGHTS 57 54 ARTICLE 16 SUBLETTING AND ASSIGNMENT 58 54 16.1 Subletting and Assignment 58 54 16.2 Required Sublease Provisions 60 56 16.3 Permitted Sublease 61 57 16.4 Sublease Limitation 62 58 ARTICLE 17 ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS 62 58 17.1 Estoppel Certificates 62 58 17.2 Financial Statements 62 59 17.3 General Operations 64 60 ARTICLE 18 LANDLORD’S RIGHT TO INSPECT 65 61 ARTICLE 19 EASEMENTS 65 61 19.1 Grant of Easements 65 61 19.2 Exercise of Rights by Tenant 66 62 19.3 Permitted Encumbrances 66 62 ARTICLE 20 FACILITY MORTGAGES 66 62 20.1 Landlord May Grant Liens 66 62 20.2 Subordination of Lease 66 62 20.3 Notice to Mortgagee and Superior Landlord 68 64 ARTICLE 21 ADDITIONAL COVENANTS OF TENANT 69 64 21.1 Prompt Payment of Indebtedness 69 64 21.2 Conduct of Business 69 65 21.3 Maintenance of Accounts and Records 69 65 21.4 Notice of Litigation, Etc. 70 65 21.5 Prohibited Transactions 70 Indebtedness of Tenant 66 21.6 Notice of Change of NameDistributions, Payments to Affiliated Persons, Etc. 70 67 21.7 Prohibited Transactions 67 21.8 Liens and Encumbrances 67 21.9 Merger; Sale of Assets; Etc. 68 21.10 LTA GMAC Properties 68 ARTICLE 22 ARBITRATION 70 22.1 Disputes 70 22.2 Selection of Arbitrators 71 22.3 Location of Arbitration 71 22.4 Scope of Discovery 71 22.5 Arbitration Award 71 22.6 Costs 72 22.7 Final Judgment 72 22.8 Payment 72 69 ARTICLE 23 MISCELLANEOUS 73 70 23.1 Limitation on Payment of Rent 73 70 23.2 No Waiver 73 70 23.3 Remedies Cumulative 73 70 23.4 Severability 73 71 23.5 Acceptance of Surrender 74 71 23.6 No Merger of Title 74 71 23.7 Conveyance by Landlord 74 71 23.8 Quiet Enjoyment 74 71 23.9 No Recordation 75 72 23.10 Notices 75 72 23.11 Construction 73 23.12 Counterparts; Headings 73 23.13 Applicable Law, Etc. 74 23.14 Right to Make Agreement 74 23.15 Attorneys’ Fees 74 23.16 Property Specific Representations and Warranties 75 23.17 Nonliability of Trustees 76 Table 23.18 Xxxxxxx Manor Allowance 77 23.19 Savannah Square Lease 77 23.20 Original Lease 77 AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 1) THIS AMENDED AND RESTATED MASTER LEASE AGREEMENT (LEASE NO. 1) is entered into as of Contents PageJune 30, 2008 by and among each of the parties identified on the signature page hereof as a landlord, as landlord (collectively, “Landlord”), and FIVE STAR QUALITY CARE TRUST, a Maryland business trust, as tenant (“Tenant”).

IMPROVEMENTS, ETC. 39 6.1 Improvements to the Leased Property 39 6.2 58 6.1. No Liens 58 6.2. Salvage 40 ARTICLE 7 58 6.3. Project Budget Overruns 58 7. LIENS 40 ARTICLE 8 59 8. PERMITTED CONTESTS 40 ARTICLE 9 60 8.1. Right to Contest 60 8.2. Residence of Landlord 61 9. INSURANCE AND INDEMNIFICATION 41 9.1 63 9.1. Insurance Coverages 63 9.2. General Insurance Requirements 41 9.2 Provisions 65 9.3. Costs and Expenses 67 9.4. Waiver of Subrogation 42 9.3 Form Satisfactory, Etc67 9.5. 42 9.4 No Separate Insurance; Self-Insurance 43 9.5 Indemnification of Landlord 43 ARTICLE 10 CASUALTY 44 10.1 Insurance Proceeds 44 10.2 Damage or 68 9.6. Landlord Advance 69 10. DAMAGE, REPAIR AND EXPROPRIATION 69 10.1. Partial Destruction 45 10.3 Damage Near End 69 10.2. Major Destruction 71 10.3. Reinstatement 71 10.4. Expropriation 72 10.5. Secured Loan Documents 73 11. SECURITY 73 11.1. Security 73 11.2. Subordination and Attornment 74 11.3. Compliance with Cypress Permit 77 11.4. Liens; Credit 77 11.5. Amendments Requested by Secured Party 77 11.6. Blocked Account Arrangements 78 11.7. Direction re: Payment of Term 47 10.4 Tenant’s Property 47 10.5 Restoration of Tenant’s Property 47 10.6 No Abatement of Rent 48 10.7 Waiver 48 ARTICLE 11 CONDEMNATION 48 11.1 Total Condemnation, EtcSecured Loan and other Financial Indebtedness 78 12. 48 11.2 Partial Condemnation 48 11.3 Abatement of Rent 50 11.4 Temporary Condemnation 50 11.5 Allocation of Award 50 ARTICLE 12 DEFAULTS AND REMEDIES 51 12.1 78 12.1. Events of Default 51 12.2 78 12.2. Remedies 53 12.3 82 12.3. Tenant’s Waiver 55 12.4 Continuing Operation 83 12.4. Application of Funds 55 12.5 84 12.5. Landlord’s Right to Cure Tenant’s Default 55 12.6 Trade Names 56 Table of Contents Page ARTICLE 13 Dxxxxxx 00 00. HOLDING OVER 56 ARTICLE 14 85 14. TRANSFERS BY LANDLORD DEFAULT 57 ARTICLE 15 PURCHASE RIGHTS 57 ARTICLE 16 OR SECURED PARTY 86 15. SUBLETTING AND ASSIGNMENT 58 16.1 86 15.1. Restriction on Mortgaging, Subletting and Assignment 58 16.2 Required Sublease Provisions 60 16.3 Permitted Sublease 61 16.4 Sublease 86 15.2. Transfer Limitation 62 ARTICLE 17 ESTOPPEL 90 16. TENANT CERTIFICATES AND FINANCIAL STATEMENTS 62 17.1 Estoppel 91 16.1. Tenant Certificates 62 17.2 Financial Statements 62 17.3 General Operations 64 ARTICLE 18 91 16.2. Accounting, Distributions and Annual Reconciliation 91 16.3. Books and Records 92 16.4. Annual Business Plan 93 16.5. Update Meetings 93 16.6. Approvals. 93 16.7. Sxxxxxxx-Xxxxx 94 17. LANDLORD’S RIGHT TO INSPECT 65 ARTICLE 19 EASEMENTS 65 19.1 Grant of Easements 65 19.2 Exercise of Rights by Tenant 66 19.3 Permitted Encumbrances 66 ARTICLE 20 FACILITY MORTGAGES 66 20.1 Landlord May Grant Liens 66 20.2 Subordination of Lease 66 20.3 Notice to Mortgagee and Superior Landlord 68 ARTICLE 21 ADDITIONAL COVENANTS OF TENANT 69 21.1 Prompt Payment of Indebtedness 69 21.2 Conduct of Business 69 21.3 Maintenance of Accounts and Records 69 21.4 Notice of Litigation, Etc95 18. 70 21.5 Prohibited Transactions 70 21.6 Notice of Change of Name, EtcBUYBACK OPTION 95 19. 70 ARTICLE 22 ARBITRATION 70 22.1 Disputes 70 22.2 Selection of Arbitrators 71 22.3 Location of Arbitration 71 22.4 Scope of Discovery 71 22.5 Arbitration Award 71 22.6 Costs 72 22.7 Final Judgment 72 22.8 Payment 72 ARTICLE 23 MISCELLANEOUS 73 23.1 96 19.1. Limitation on Payment of Rent 73 23.2 96 19.2. No Waiver 73 23.3 96 19.3. Remedies Cumulative 73 23.4 96 19.4. Severability 73 23.5 97 19.5. Acceptance of Surrender 74 23.6 97 19.6. No Merger of Title 74 23.7 Conveyance by Landlord 74 23.8 97 19.7. Quiet Enjoyment 74 23.9 97 19.8. Dispute Resolution 98 19.9. No Recordation 75 23.10 100 19.10. Notices 75 23.11 100 19.11. Construction 76 Table 102 19.12. Limited Recourse 103 19.13. Counterparts; Headings 103 19.14. Entire Agreement 103 19.15. Applicable Law, Etc. 104 19.16. Right to Make Agreement 105 19.17. Indemnity of Contents PageTenant’s Performance 105 19.18. Time 105 19.19. Exculpation of Trustee 105 AMENDED AND RESTATED SUB-PERMIT AND LEASE AGREEMENT (WITH BUY BACK OPTION) THIS AMENDED AND RESTATED SUB-PERMIT AND LEASE AGREEMENT (the “Lease”) is entered into as of this 10th day of August, 2009, by and between R&H US CANADIAN CYPRESS LIMITED a company incorporated pursuant to the laws of the Island of Jersey, solely in its capacity as trustee of CYPRESS JERSEY TRUST, a trust settled pursuant to the laws of the Island of Jersey, (the “Landlord”), and CYPRESS BOWL RECREATIONS LIMITED PARTNERSHIP, a British Columbia limited partnership (the “Tenant”).