FIVE STAR QUALITY CARE INC
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<p style=' margin-bottom:12pt; margin-top:0pt;text-align:right;line-height:98.75%;'><u><b><font size=2>Exhibit 10.2</font></b></u></p>

<p style=' margin-bottom:12pt; margin-top:0pt;text-align:center;line-height:98.75%;'><U><B><font SIZE=2>THIRD AMENDMENT TO SECOND AMENDED AND RESTATED LEASE AGREEMENT</font></B></U></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><B><font SIZE=2>THIS THIRD AMENDMENT TO SECOND AMENDED AND RESTATED LEASE AGREEMENT</font></B><font size=2> (this &#147;</font><u><font size=2>Amendment</font></u><font size=2>&#148;) is made and entered into as of October 31, 2005 by and among each of the parties identified on the signature page hereof as landlord, as landlord (collectively, &#147;</font><u><font size=2>Landlord</font></u><font size=2>&#148;), and </font><B><font SIZE=2>FIVE STAR QUALITY CARE TRUST</font></B><font size=2>, a Maryland business trust, as tenant (&#147;</font><u><font size=2>Tenant</font></u><font size=2>&#148;).</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt;text-align:center;line-height:98.75%;'><U><B><font SIZE=2>W</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>I</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>T</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>N</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>E</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>S</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>S</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>E</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>T</font></B></U><b><font size=2> </font></b><U><B><font SIZE=2>H</font></B></U><b><font size=2>:</font></b></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><B><font SIZE=2>WHEREAS</font></B><font size=2>, pursuant to the terms of that certain Second Amended and Restated Lease Agreement, dated as of November 19, 2004, as amended by that certain First Amendment of Lease dated as of May 17, 2005 and that certain Second Amendment to Second Amended and Restated Lease Agreement dated as of June 3, 2005 (as so amended, the &#147;</font><u><font size=2>Consolidated Lease</font></u><font size=2>&#148;), Landlord leases to Tenant, and Tenant leases from Landlord, the Leased Property (this and other capitalized terms used but not otherwise defined herein having the meanings given such terms in the Consolidated Lease), all as more particularly described in the Consolidated Lease; and</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;line-height:98.75%;'><B><font SIZE=2>WHEREAS</font></B><font size=2>, SNH/LTA Properties Trust has acquired certain real property and related improvements located on land in Allegheny County and Beaver County, Pennsylvania, as more particularly described on </font><u><font size=2>Exhibits A-83</font></u><font size=2> through </font><font SIZE=2><U>A-88</U></font><font size=2> attached hereto (collectively, the &#147;</font><u><font size=2>Third Amendment Property</font></u><font size=2>&#148;); and</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;line-height:98.75%;'><B><font SIZE=2>WHEREAS,</font></B><font size=2> SNH/LTA Properties Trust, the other entities comprising Landlord and Tenant wish to amend the Consolidated Lease to include the Third Amendment Property;</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><B><font SIZE=2>NOW, THEREFORE</font></B><font size=2>, in consideration of the mutual covenants herein contained and other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows:</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><font size=2>1.</font><font size=2>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><font size=2>Effective as of the date hereof, </font><u><font size=2>Exhibits A-83</font></u><font size=2> through </font><U><font SIZE=2>A-88</font></U><font size=2> are hereby inserted into the Consolidated Lease as </font><u><font size=2>Exhibits A-83</font></u><font size=2> through </font><U><font SIZE=2>A-88</font></U><font size=2>.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><font size=2>2.</font><font size=2>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><font size=2>Effective as of the date hereof, the definition of &#147;</font><u><font size=2>Additional Properties</font></u><font size=2>&#148; set forth in Section 1.2 of the Consolidated Lease is hereby amended by deleting the existing definition and replacing it with the following definition:</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>
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<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; margin-left:15.38%;text-align:left;'><font size=2>&#147;</font><u><font size=2>Additional Properties</font></u><font size=2>&#148; shall mean, collectively, (i) the Properties described in </font><u><font size=2>Exhibits A-30</font></u><font size=2> and </font><U><font SIZE=2>A-68</font></U><font size=2> through </font><U><font SIZE=2>A-88</font></U><font size=2> hereof, and (ii) the LTA GMAC Leased Property.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><font size=2>3.</font><font size=2>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><font size=2>The definition of &#147;</font><u><font size=2>Existing Properties</font></u><font size=2>&#148; set forth in Section 1.33 of the Consolidated Lease is hereby amended by deleting the existing definition and replacing it with the following definition:</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; margin-left:15.38%;text-align:left;'><font size=2>&#147;</font><u><font size=2>Existing Properties</font></u><font size=2>&#148; shall mean the Properties described in </font><u><font size=2>Exhibits A-1</font></u><font size=2> through </font><U><font SIZE=2>A-29</font></U><font size=2> and </font><U><font SIZE=2>A-31</font></U><font size=2> through </font><U><font SIZE=2>A-67</font></U><font size=2> hereof.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><font size=2>4.</font><font size=2>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><font size=2>Effective as of the date hereof, the definition of &#147;</font><u><font size=2>Minimum Rent</font></u><font size=2>&#148; set forth in Section&nbsp;1.69 of the Consolidated Lease is hereby amended by deleting the existing definition and replacing it with the following definition:</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; margin-left:15.38%;text-align:left;'><font size=2>&#147;</font><u><font size=2>Minimum Rent</font></u><font size=2>&#148; shall mean the sum of Thirty-One Million Nine Hundred One Thousand Six Hundred Fifty-Two Dollars ($31,901,652) per annum.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><font size=2>5.</font><font size=2>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><font size=2>Effective as of the date hereof, Section 2.1 of the Consolidated Lease is hereby amended by deleting subsection (a) in its entirety and replacing it with the following:</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; margin-left:15.38%;text-align:left;'><font size=2>(a)  those certain tracts, pieces and parcels of land, as more particularly described in </font><u><font size=2>Exhibits A-1</font></u><font size=2> through </font><u><font size=2>A-88</font></u><font size=2>, attached hereto and made a part hereof (the &#147;</font><u><font size=2>Land</font></u><font size=2>&#148;);</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><font size=2>6.</font><font size=2>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><font size=2>Section 12.1(m) of the Consolidated Lease is hereby amended by deleting it in its entirety and inserting the words &#147;</font><b><font size=2>[INTENTIONALLY DELETED]</font></b><font size=2>&#148; in its place.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><font size=2>7.</font><font size=2>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><font size=2>Effective as of the date hereof, Tenant shall pay all Additional Rent and Additional Charges related to the Third Amendment Property (which constitute Additional Property) in accordance with the provisions of the Consolidated Lease.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><font size=2>8.</font><font size=2>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</font><font size=2>As amended hereby, the Consolidated Lease is hereby ratified and confirmed.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt;text-align:center;'><b><font size=2>[Signature Page Follows.]</font></b></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>- 2 -</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>
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<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>


<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:7.69%;text-align:left;'><B><font SIZE=2>IN WITNESS WHEREOF</font></B><font size=2>, Landlord and Tenant have caused this Amendment to be duly executed, as a sealed instrument, as of the date first set forth above.</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:46.15%;text-align:left;'><B><font SIZE=2>LANDLORD:</font></B></p>

<p style=' margin-bottom:24pt; margin-top:0pt; margin-left:46.15%;text-align:left;'><B><font SIZE=2>ELLICOTT CITY LAND I LLC, ELLICOTT CITY LAND II LLC, HRES2 PROPERTIES TRUST, SNH CHS PROPERTIES TRUST, SPTIHS PROPERTIES TRUST, SPT-MICHIGAN TRUST,</font></B><font size=2> </font><B><font SIZE=2>SPTMNR PROPERTIES TRUST, SNH/LTA PROPERTIES TRUST </font></B><font size=2>and </font><B><font SIZE=2>SNH/LTA PROPERTIES GA LLC</font></B></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:46.15%;text-align:left;'><font size=2>By: </font><u><font size=2>/s/ John R. Hoadley</font></u></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:50.92%;text-align:left;'><font size=2>John R. Hoadley</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; margin-left:50.92%;text-align:left;'><font size=2>Treasurer of each of the foregoing entities</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt; text-indent:46.15%;text-align:left;'><B><font SIZE=2>TENANT:</font></B></p>

<p style=' margin-bottom:24pt; margin-top:0pt; text-indent:46.15%;text-align:left;'><B><font SIZE=2>FIVE STAR QUALITY CARE TRUST</font></B></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:46.15%;text-align:left;'><font size=2>By: </font><u><font size=2>/s/ Bruce J. Mackey Jr.</font></u></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:50.92%;text-align:left;'><font size=2>Bruce J. Mackey Jr.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; margin-left:50.92%;text-align:left;'><font size=2>Treasurer, Chief Financial Officer and Assistant Secretary</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt; text-indent:50.92%;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>
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<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>[The following exhibits have been omitted and will be supplementally</font></p>

<p style=' margin-bottom:12pt; margin-top:0pt;text-align:center;'><font size=2>furnished to the Securities and Exchange Commission upon request.]</font></p>


<table width="600" border="0" cellspacing=0 cellpadding=0 >
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            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>EXHIBIT A-83</font></p> </td>
        <td width="20" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="346" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>FRANCISCAN MANOR PROPERTY</font></p> </td> </tr>
    <tr>
        <td width="103" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>EXHIBIT A-84</font></p> </td>
        <td width="20" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="346" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>MOUNT VERNON OF ELIZABETH PROPERTY</font></p> </td> </tr>
    <tr>
        <td width="103" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>EXHIBIT A-85</font></p> </td>
        <td width="20" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="346" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>MOUNT VERNON OF SOUTH PARK PROPERTY</font></p> </td> </tr>
    <tr>
        <td width="103" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>EXHIBIT A-86</font></p> </td>
        <td width="20" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="346" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>OVERLOOK GREEN PROPERTY</font></p> </td> </tr>
    <tr>
        <td width="103" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>EXHIBIT A-87</font></p> </td>
        <td width="20" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="346" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>RIDGEPOINTE PROPERTY</font></p> </td> </tr>
    <tr>
        <td width="103" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>EXHIBIT A-88</font></p> </td>
        <td width="20" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font size=1>&nbsp;</font></p> </td>
        <td width="346" valign=top >
            <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt'><font SIZE=2>ROLLING HILLS MANOR PROPERTY</font></p> </td> </tr></table>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>



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