ASSET PURCHASE AGREEMENT
THIS ASSET PURCHASE AGREEMENT
(the “
Agreement
”) is made and entered into as of March 8, 2017 (the
“Effective Date”
), by and between
MEADOWOOD RETIREMENT VILLAGE, LLC
, an Alabama limited liability company, and
MEADOWOOD PROPERTIES, LLC
, an Alabama limited liability company, (hereinafter collectively referred to as “
Sellers
”), and
ADCARE HEALTH SYSTEMS, INC.
, a Georgia corporation (or its designated Affiliate) (hereinafter referred to as “
Purchaser
”).
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1.01
Definitions
. As used in this Agreement, the following terms shall have the meanings assigned below:
“
Affiliate
” shall mean with respect to any specified Person, (i) each Person that controls, is controlled by or is under common control with such Person, (ii) each Person that, directly or indirectly, owns any part of or controls, whether beneficially or as a trustee, guardian or other fiduciary, any of the ownership interest of such Person, and (iii) each of such Person’s officers, directors, members, managers, trustees, joint venturers and partners. For purposes of this definition, the term “controls,” “is controlled by, “ or “ is under common control with” includes the possession, direct or indirect, of the power to direct or cause the direction of the management policies of a Person or entity, whether through the ownership of voting securities, by contract or otherwise.
“
Business
” shall mean collectively the ownership and operation of the Meadowood Retirement Village, an 85 unit assisted living and memory care facility located at 509 Pineview Avenue, Glencoe, Alabama 35905.
“
Claim
” shall mean any action, cause of action, claim, damage, demand, proceeding, fine, injury (including death), investigation, judgment, lawsuit, liability, loss, penalty, settlement or expense of any nature.
“
Contract Rights
” shall mean all contracts and other agreements relating to or incident to the operation or management of the Facility, including, but not limited to, contracts for food service, housekeeping, nursing, medical director, therapists and other service agreements, warranties, agreements with employees, consultants and independent contractors, contracts for repair, maintenance, pest control and Supplies, Leases, telephone service, web sites, email addresses, and brochures and advertising for the Facility. Sellers shall schedule all such written and oral agreements on
Exhibit C
hereto, and the term “Contract Rights” shall include, without limitation, the agreements identified on such schedule.
“
Equipment
” shall mean all furniture, fixtures, equipment, machinery, vehicles, and other personalty now or hereafter attached to or appurtenant to the Land or used in connection with the operation of the Business or the ownership or occupancy of the Facility.
“
Excluded Assets
” shall mean those items specifically described on
Exhibit B
hereto.
“
Excluded Liabilities
” shall mean all of the liabilities, debts and obligations relating to the Facility or Sellers including, without limitation, the following:
(a)
the outstanding amount of all principal, interest, fees and expenses in respect of borrowed money, letters of credit, capital leases and installment purchases;
(b)
obligations relating to Taxes, including any retroactive adjustments to Taxes made by the taxing authority that relate to the period prior to Closing and taxes owed by Sellers associated with the Closing;
(c)
obligations under this Agreement or any agreement entered into in connection with the transactions contemplated by this Agreement (other than the obligations of Purchaser);
(d)
any litigation, suit, proceeding, arbitration, Claim, audit or investigation, filed or otherwise, with respect to or relating in any manner to the affairs of Sellers, the Facility or the Business prior to the Closing regardless of when such matter is initiated;
(e)
any regulatory or enforcement proceeding, action or investigation initiated by, or on behalf of, any Governmental Authority, which relates to any alleged act or failure to act which occurs on or before the Closing Date, regardless of when such proceeding, action or investigation is initiated;
(f)
obligations related to any pension, profit sharing, retirement, employee benefit or similar plan, 401(k) plan, benefit or arrangement, including any and all obligations of Sellers to employees in respect of any (i) Retirement Plan or (ii) accrued paid time off, vacation or similar compensation or benefits;
(g)
liabilities relating to any Contract Rights or Leases;
(h)
liabilities or obligations relating to the Excluded Assets;
(i)
any liability, obligation or Claim (whether or not disclosed herein) arising out of or relating to the ownership, licensing or operation of the Business or the Facility relating to all periods of time prior to Closing, or any action, inaction or conduct of the Sellers;
(j)
any liability, obligation or Claim against or relating to Sellers or their Affiliates which are unrelated to the Facility;
(k)
the aggregate amount payable by Sellers through the Closing, or arising as a result of the transactions contemplated by this Agreement, for (i) legal, accounting, investment banking, broker and other fees and expenses, (ii) sales and use taxes, documentary stamp, transfer, privilege, excise or other similar Taxes or fees, arising from the transactions contemplated by this Agreement, and (iii) all other payments, costs and expenses incurred by Sellers in connection with or as a result of the transactions contemplated by this Agreement;
(l)
any duty whatsoever to take any action or receive or make any payment or credit arising from or related to any of the foregoing.
(m)
any liability owed to any Affiliate of Sellers; and
(n)
liabilities or obligations relating to or arising under any operating lease or management agreement for the Facility.
“
Facility
” shall mean collectively the fee interest in the Land, Improvements, Equipment, Property Claims and Intangible Personal Property and the other intangible and tangible assets, whether real or personal or mixed, related to the Facility (but excluding the Excluded Assets).
“
Governmental Authority
” shall mean the government of the United States or any foreign country or any state or political subdivision thereof and any entity, body or authority exercising executive, legislative, judicial, regulatory or administrative functions of or pertaining to government, and other quasi-governmental entities established to perform such functions
.
“
Government Authorizations
” shall mean all licenses, permits, approvals, certificate of need, facility certifications, provider agreements, consents and other authorizations from any Governmental Authority as are necessary to lawfully operate the Business at the Facility.
“
Improvements
” shall mean the buildings and all other improvements, including site improvements, landscaping, fixtures, mechanical equipment, apparatus and appliances, now owned or leased or hereafter placed on the Land.
“
Intangible Personal Property
” shall mean Sellers’ rights to all engineering and architectural plans and specifications, drawings, studies and as-built surveys relating to the Facility and any other intangible personal property used in connection with the ownership of the Facility.
“
Land
” shall mean that certain tract(s) or parcel(s) of land located in Etowah County, Alabama, consisting of approximately ____ acres, as more particularly described on
Exhibit A
, together with all easements, hereditaments, rights of way, privileges and rights benefiting same and all strips and gores of land lying adjacent to such land and owned by Sellers.
“
Lease
” or “
Leases
” shall mean all occupancy agreements of the residents of the Facility, a schedule of same being included within
Exhibit C
hereto.
“Material Adverse Change
” or “
Material Adverse Effect
” shall mean any change or event or effect that is or could reasonably be expected to be materially adverse to the Facility or the Business or financial condition or operations of the Facility.
“
New Operator
” shall mean the entity to be identified by Purchaser, which entity shall lease the Facility from Purchaser and be the licensed operator of the Facility following the Closing.
“
Operational Assets
” shall mean collectively the Approved Contacts, Leases, Records, Software, Supplies, Trade Name, Government Authorizations and motor vehicles owned by Sellers or their Affiliate related to the Facility and/or the Business.
“
Person
” shall mean any entity or natural person.
“
Property Claims
” shall mean all assignable or transferable claims, remedies or causes of action of Sellers against any contractor or repairman related to any work done on or about the Land or to the extent they are in the nature of enforcing any unexpired warranty, guaranty or contract obligation to complete improvements or make repairs to the Facility.
“
Records
” shall mean all books and records maintained in connection with the operation or conduct of the Business at the Facility, by Sellers or any Affiliate of Sellers, including personnel records, standard forms of documents, manuals of operation or business procedures, and clinical procedures, but excluding any records relating solely to either Seller’s corporate entity distinct from the Business or the Facility.
“
Software
” shall mean all computer software used in connection with the operation of the Business, together with any commercially available, over-the-counter “shrink-wrap” software and open source software (collectively, the
“Shrink-Wrap Software”
) used in connection with the operation of the Business.
“
Supplies
” shall mean all supplies and inventory used in connection with the Business and located at the Facility, including food, cleaning materials and equipment, nursing and medical supplies.
“
Taxes
” shall mean all taxes, charges, fees, levies, duties, penalties, additions or assessments imposed by any Governmental Authority, including income, excise, property, sales, transfer, use, ad valorem, profits, license, bed, provider, employment, occupancy, environmental, sewer, tap, severance, franchise, payroll, withholding, FICA, value added, unemployment, social security or other taxes, including any interest, penalties or additions attributable thereto.
“
Trade Name
” shall mean Meadowood Retirement Village.
1.02
General Construction
. Whenever required by the context herein, the singular includes the plural and masculine includes the feminine or the neuter. The word “including” means “including without limitation.” Words such as “herein,” “hereof,” “hereby” and “hereunder” and words of similar import refer to this Agreement as a whole and not to any particular Article, Section or Subsection of this Agreement. When the term “Seller or Sellers” is used herein, it shall include
the Facility and the Business, whether or not another entity is the manager, operator or licensee thereof, jointly and severally.
1.03
Schedules and Exhibits
.
(a)
The schedules and exhibits referenced in this Agreement are incorporated herein by this reference. All items disclosed hereunder shall be deemed disclosed in connection with the specific representation to which they are explicitly referenced. Nothing in any Schedule shall be deemed adequate to disclose an exception to a representation or warranty made herein unless the applicable Schedule identifies the exception and the specific representation to which it relates with reasonable particularity and describes the relevant facts in reasonable detail.
The Schedules are arranged in paragraphs corresponding to the numbered and lettered paragraphs of the Agreement to which such Schedule relates. Any fact or item disclosed on any Schedule hereto shall not be deemed by reason only of such inclusion, to be material and shall not be employed as a point of reference in determining any standard of materiality under this Agreement.
(b)
If no disclosure schedule is attached with reference to a specific Section of the Agreement, then such missing schedule shall be deemed to state “None.” The parties acknowledge that all disclosure schedules and/or exhibits may not be attached at the time this Agreement is executed. All disclosure schedules and/or exhibits shall be subject to Purchaser’s approval in its sole discretion. Sellers agree to use their best efforts to provide all schedules and exhibits to Purchaser as soon as possible, but shall deliver same in any event not later than ten (10) days from the Effective Date. Notwithstanding anything herein to the contrary, should Sellers not deliver all schedules, exhibits and other deliveries required hereunder to Purchaser within ten (10) days from the Effective Date, then the Inspection Period and the Closing Date shall be extended on a day-for-day basis until Sellers deliver all schedules and exhibits to Purchaser.
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ARTICLE II
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AGREEMENT AND CONSIDERATION
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2.01
Agreement to Sell and Purchase
.
(a)
Sale of the Facility
. In consideration of the mutual covenants and promises contained in this Agreement and payment of Purchase Price, Sellers agree to sell, assign, transfer and convey unto Purchaser the Facility, and Purchaser agrees to purchase the Facility, all upon the terms and conditions set forth herein.
(b)
Sale of Operational Assets
. In consideration of the sum of $1.00, Sellers shall enter into an operations transfer agreement (the “
OTA
”) with New Operator (as described
in Section 7.05 below) pursuant to which Sellers shall transfer to New Operator all Operational Assets.
2.02
Purchase Price
. Purchaser agrees to pay to Sellers the sum of FIVE MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($5,500,000.00) in consideration for the sale of the Facility, subject to the adjustments and credits described herein. This sum is hereinafter referred to as the
“Purchase Price”
.
2.03
Method of Payment
. The Purchase Price, subject to all prorations and credits set forth herein, shall be payable as set forth in this
Section 2.03
. Purchaser shall deposit with the Escrow Agent (as hereinafter defined) the sum of FIFTY THOUSAND AND NO/100 DOLLARS ($50,000.00) within three (3) business days following execution of this Agreement (the “
Initial Deposit
”). Following expiration of the thirty (30) day Inspection Period, Purchaser shall deposit the additional sum of FIFTY THOUSAND AND NO/100 DOLLARS ($50,000.00) (the “
Additional Deposit
”) with the Escrow Agent, for a total of ONE HUNDRED THOUSAND AND 00/100 DOLLARS ($100,000.00) being held as earnest money. The Initial Deposit, the Additional Deposit and the Extension Deposit (if any) (as described in Section 7.01 below) are sometimes collectively referred to as the “
Earnest Money
”). All monies escrowed shall be delivered to and held by First American Title Insurance Company (the
“Escrow Agent”
) in accordance with the terms and consideration of the Deposit Escrow Agreement among Sellers, Purchaser and Escrow Agent in the form of
Exhibit D
attached hereto. The Escrow Agent shall invest the Earnest Money pursuant to directions from Purchaser and Sellers, and any interest or other income earned on the Earnest Money shall be deemed part of the Earnest Money. Notwithstanding anything to the contrary contained in this Agreement, one hundred dollars ($100.00) of the Earnest Money shall be non-refundable and shall be the independent consideration for this Agreement. At Closing, Purchaser shall pay the balance of the Purchase Price, less the Earnest Money, in cash or other immediately available funds subject to all prorations and credits provided herein.
2.04
Allocation of the Purchase Price
. The Purchase Price shall be allocated in the manner set forth on
Exhibit E
attached hereto, said allocation being mutually agreed upon by the parties. Notwithstanding the foregoing, if no
Exhibit E
is attached hereto at the initial signing of this Agreement, the parties agree to endeavor to agree upon an allocation of the Purchase Price prior to Closing, but such agreement shall not be a condition precedent to Closing. If the parties are unable to agree on a Purchase Price allocation prior to Closing, the parties may independently determine the Purchase Price allocation and each file their own IRS Form 8594.
2.05
Excluded Assets
. Notwithstanding anything herein to the contrary, Purchaser shall not acquire any interest in the Excluded Assets as a result of this transaction.
2.06
Assumed Liabilities
. At the Closing, New Operator shall assume and agree to pay when due, and discharge in accordance with the terms thereof, only those liabilities and obligations of Sellers which accrue for performance subsequent to the Closing under the Approved Contracts expressly assumed by New Operator (the
“Assumed Liabilities”
) in accordance with Section 7.06
below and the OTA. Purchaser shall not assume and shall not in any way be responsible for any of the debts, liabilities, or obligations of any kind or nature of Sellers. Without limiting the generality of the foregoing, Purchaser shall have no liability for any Excluded Liabilities or Excluded Assets.
2.07
Inspection Period.
Purchaser shall have a period of thirty (30) days following the execution of this Agreement by all parties (the
“Inspection Period”
), at Purchaser’s expense, to make such physical, legal, zoning, title, survey, land use, environmental, financial and other examinations, inspections and investigations of the Facility or the use or operation thereof which Purchaser, in Purchaser’s sole discretion, may determine to make. If Purchaser is not satisfied with its inspections of the Facility, in Purchaser’s sole discretion, Purchaser may cancel this Agreement by written notice of cancellation (the
“Termination Notice”
) given to Sellers on or before the end of the Inspection Period, and thereupon Purchaser shall receive prompt refund of the Initial Deposit and all interest accrued thereon; provided, however, Sellers shall be entitled to $100.00 as compensation for the inspection rights granted herein. Upon termination of this Agreement under the terms of this Section, no party to this Agreement shall have any further claims or obligations under this Agreement, except those obligations that expressly survive termination of this Agreement. If Purchaser does not timely deliver the Termination Notice to Sellers, Purchaser shall be deemed to have elected to waive its right to terminate this Agreement under the terms of this Section (but shall not be deemed to waive any other term of this Agreement, including satisfaction of the conditions precedent to Purchaser’s obligation to close expressly provided herein).
2.08
Right To Enter the Property for Inspections
. In connection with Purchaser’s inspection rights provided above, Purchaser, New Operator, and their respective agents and contractors, shall have the right during the Inspection Period and continuing up until the Closing Date during reasonable business hours in a fashion such that Sellers’ business operations are not disrupted to: (i) enter the Facility, (ii) perform tests and conduct studies on the Facility, and (iii) meet with supervisors and staff. Purchaser hereby agrees to restore any disturbed property to its condition prior to the conducting of Purchaser’s inspections. Purchaser’s obligation to restore any disturbed property shall survive Closing or the earlier termination of this Agreement. If Purchaser hires any third party site inspectors, engineers or other parties that will invasively inspect and/or test the Facility, Purchaser shall also ensure that such third party(ies) have adequate insurance, determined in Sellers' reasonable discretion, covering any potential damage to the Facility as a result of such inspection/testing (and certificates evidencing such coverage naming Sellers as an additional insured shall be made available to Sellers prior to such access). Purchaser shall indemnify, defend and hold Sellers harmless from and against any costs, damage, liability, loss, expense, lien or claim (including, without limitation, reasonable attorney's fees) arising from physical damage to the Facility and injury to persons asserted against or incurred by Sellers as a direct result of entry onto the Facility by Purchaser, its agents, employees and representatives. The foregoing indemnity shall survive the Closing, or if the sale is not consummated, the termination of this Agreement, for a period of twelve (12) months.
2.09
Post-Closing Escrow
. At Closing, FIFTY THOUSAND AND NO/100 DOLLARS ($50,000.00) of the Purchase Price shall be placed in escrow with the Escrow Agent to be held pursuant to the terms of an escrow agreement in the form of the Post-Closing Escrow Agreement among Seller, Purchaser and Escrow Agent attached hereto as
Exhibit G
(the “
Post-Closing Escrow
Agreement
”) in order to protect Purchaser against pre-closing liabilities that arise post-closing. All earnings on the funds held pursuant to the Post-Closing Escrow Agreement shall accrue to the escrow account and be disbursed with the escrow funds. If no claim has been made pursuant to the Post-Closing Escrow Agreement, then the escrowed funds shall be released to Seller six (6) months following Closing.
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ARTICLE III
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REPRESENTATIONS AND WARRANTIES
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3.01
Sellers’ Representations and Warranties
. Sellers make the following representations and warranties to Purchaser and New Operator:
(a)
Organization of Sellers
. Sellers are limited liability companies duly organized and validly existing and in good standing under the laws of the State of Alabama, and are duly and validly licensed to operate the Business.
(b)
Authority
. The execution and delivery of this Agreement and the consummation of the transactions herein contemplated have been duly and validly authorized by all necessary action on the part of Sellers, and this Agreement constitutes, and the documents contemplated hereby will be, valid and legally binding obligations of Sellers, enforceable in accordance with their terms, subject to bankruptcy, insolvency and other statutes affecting creditors’ rights generally.
(c)
Conflict or Default
. Neither the execution nor delivery of this Agreement nor the consummation of the transactions herein contemplated will conflict with, violate, result in a breach by, constitute a default under or accelerate the performance provided by the terms of any law, rule, regulation or material agreement to which Sellers may be subject, or which could result in the creation of any lien, charge or Encumbrance upon any part of the Facility.
(d)
No Consent
. No consent or approval by any governmental agency or authority or any non-governmental person or entity is required in connection with the execution, performance and delivery by Sellers of this Agreement or the consummation by Sellers of the transactions contemplated herein, except for such consents or approvals fully described on
Schedule 3.01(d)
hereto.
(e)
Financial Statements
. Within five (5) days after the Effective Date, Sellers shall furnish Purchaser with true, correct and complete copies of the balance sheet and income statements covering the Facility (collectively,
“Financial Statements”
) for the prior three (3) years and the current year-to-date. After the Effective Date, Sellers shall provide interim unaudited Financial Statements of the Facility for each month prior to Closing within fifteen (15) days of the end of such month. All Financial Statements fairly and accurately present the financial position of Sellers, the results of the Facility operations and all costs and expenses for the periods specified as of the dates thereof, and the results of operations for the periods then ended. The Financial Statements are true, complete and correct, and
prepared in accordance with standard accounting practices consistently applied and the books and records of the Sellers. Sellers have no liabilities or obligations of any kind or nature, including any liability for Taxes, that are not set forth in the Financial Statements for the applicable period. Sellers also shall make available for Purchaser’s review any historical financial information relating to the Facility or the Business reasonably requested by Purchaser.
(f)
Material Adverse Changes
. Except as fully described on
Schedule 3.01(f)
hereto, there have been no Material Adverse Changes in the income or expense of the Facility between the Effective Date and the ending date of the period covered by the Financial Statements furnished to Purchaser pursuant to this Agreement. Sellers have no knowledge or information concerning any prospective Material Adverse Change in the income or expenses of the Facility or in any other manner relating to the Facility, unless indicated on the Financial Statements.
(g)
Title
. Sellers have, and at Closing will have, good, insurable and marketable fee simple title to the Facility. The Land is the only real property used in the Business. To Sellers’ knowledge, there are no encroachments on the Land by adjoining property or improvements, and the Improvements do not encroach on any adjoining property, easements or public or private streets; there are no disputes concerning the location of property lines or corners; and there is vehicular access to and from the Facility by a public roadway.
(h)
Encumbrances
. Except as fully described on
Schedule 3.01(h)
hereto, neither the Sellers nor any part of the Facility is subject to any (i) use or occupancy restrictions; (ii) special Taxes or assessments; (iii) legal or equitable interests in the Facility claimed by any person or entity other than Sellers; or (iv) other liens, security interests, encumbrances, or other agreement, arrangement, Claim, contract, commitment, understanding or obligation (collectively, the
“Encumbrances”
). The Facility consists of all of the properties, assets and/or rights which are necessary or appropriate to carry on the Business as presently conducted. At Closing, the Facility shall not be subject to any Encumbrance except Permitted Encumbrances (defined below).
(i)
Software
.
Exhibit F
attached hereto contains a true and complete list of all Software (other than Shrink-Wrap Software) used in connection with the operation of the Facility. All of the Software is duly licensed to Sellers.
(j)
Equipment
. The Equipment is in good operating condition and repair, ordinary wear and tear excepted. Sellers are not aware of any material latent or patent physical or mechanical defects with the Equipment.
(k)
Improvements
. The Improvements, including, but not limited to, mechanical, electrical, heating, air conditioning, drainage, sewers, water and plumbing systems and all other fixtures and tangible personal property are owned by Sellers and to Sellers’ knowledge in good operating condition and repair, ordinary wear and tear excepted. Any material items of deferred maintenance are fully described on
Schedule 3.01(k)
hereto. Sellers are not
aware of any material latent or patent physical or mechanical defects with any of the foregoing.
(l)
Leases and Contract Rights
.
Exhibit C
hereto sets forth a complete and accurate list of all Leases, Contract Rights, agreements, purchase orders, leases, subleases, options and commitments, whether oral or written, and all assignments, amendments, schedules, exhibits and appendices thereof, affecting or relating to the Facility, the Business, or any interest therein, to which Sellers are a party or by which Sellers or the Facility are bound or affected, including, without limitation, service contracts, management agreements, Equipment leases, indentures, notes, bonus, incentive, profit-sharing, or retirement plans, health, dental, life or hospitalization plans or policies, employee benefits or any kind, Leases of space and ground leases pertaining to any part of the Land. True, accurate and complete copies of all Leases and Contract Rights have been provided to Purchaser. To the extent any Leases or Contract Rights are oral, Sellers have included an accurate and complete summary of same on
Exhibit C
.
(1)
Except to the extent shown on
Exhibit C
, none of the Leases or Contract Rights has been modified, amended, assigned or transferred. Each of the Leases and Contract Rights is in full force and effect and is valid, binding and enforceable in accordance with its respective terms.
(2)
Except as fully described on
Schedule 3.01(1)(2)
hereto, no event or condition has happened or presently exists which constitutes a default or breach or, after notice or lapse of time or both, would constitute a default or breach by any party under any of the Leases or Contract Rights. There are no counterclaims or offsets under any of the Leases or Contract Rights.
(3)
Except as fully described on
Schedule 3.01(h)
hereto, there does not exist, and between the date hereof and Closing Sellers will not grant or suffer, any Encumbrance to exist on any interest created under any of the Leases or Contract Rights. None of the Leases or Contract Rights contain any obligation in the nature of a noncompetition agreement which in any way restricts the right of the Sellers or the Facility to conduct the Business.
(4)
Except as fully described on
Schedule 3.01(1)(4)
hereto, none of the Leases or Contract Rights: (i) is a capitalized lease within the meaning of generally accepted accounting principles;
or
(ii) is a lease with a remaining term of one (1) year or more from Closing and which cannot be cancelled within thirty (30) days at the option of Sellers without penalty;
or
(iii) is a lease containing an option to purchase; or (iv) contains any discount, rebate or bill back arrangement.
(5)
No resident using or occupying any part of the Facility has been promised any special concessions or care except as fully set forth in the Lease for such resident and included in
Exhibit C
hereto. No resident using or occupying any part of the Facility has paid any entrance fee, investment fee, endowment, so-called “life care” fee, or other lump sum monetary payment in connection with his or her
use or occupancy of the Facility other than refundable security deposits to be transferred to New Operator at Closing. Sellers heretofore furnished, or shall within five (5) days of the Effective Date furnish to Purchaser, copies of the standard form of resident agreement, admissions agreement, arbitration agreement, and other standard agreements and policies which Sellers use in the conduct of the Business.
(6)
Except as fully described on
Schedule 3.01(1)(6)
hereto, no Leases or Contract Rights involve any Affiliate of Sellers or their principals, directly or indirectly, whether as a party, creditor, beneficiary or otherwise.
(m)
Compliance with Laws
. Except as fully described on
Schedule 3.01(m)
hereto, to Sellers’ knowledge, there is no violation of any federal, state or local legal or regulatory requirement of any kind or nature whatsoever relating to the Business or the Facility which could have an adverse effect on Purchaser, New Operator or the Business (including zoning and land use laws, building, safety or health ordinances and codes, environmental laws and civil rights laws, covenants, conditions and restrictions affecting or relating to the use and occupancy of the Facility, and including the National Fire Protection Association’s most recent edition of the Life Safety Code). Sellers have not received any unremediated notice of complaint from any governmental agency, insurance company or third party, and have not received notice of and have no knowledge of any material violation or any Claim of violation of any law, rule, regulation, ordinance, order, writ, injunction, decree, certificate, license, permit, authorization, or standard related to any legal or insurance requirement that is unremedied or which could have an adverse effect on the Facility or Purchaser. Sellers have not received any notice from any Governmental Authority of any pending proceeding to take all or any part of the Land by condemnation or right of eminent domain and Sellers have no knowledge that such proceeding is threatened. Sellers are not a party to any agreement or instrument, or subject to any judgment, order, writ, injunction, rule, regulation, code or ordinance not also applicable to other similarly situated businesses which has an adverse effect, or might reasonably be expected to have an adverse effect, on the operations, condition or prospects of Purchaser’s ownership of the Facility.
(n)
Litigation and Proceedings
.
Schedule 3.01(n)
hereto sets forth a complete and accurate description of any litigation, proceeding, Claim or investigation pending before any court, arbitrator or administrative agency, or to the best knowledge of Sellers threatened, affecting or relating to the Business or Facility. All of the matters disclosed on
Schedule 3.01(n)
hereto are covered by policies of insurance meeting the minimum standards described herein, and no insurance company has denied coverage or expressly reserved in writing its right to deny coverage. Except as fully described on
Schedule 3.01(n)
hereto, there are no outstanding orders, consent decrees, corporate integrity agreements, rulings, decrees, judgments or stipulations by or with any court, arbitrator or administrative agency which affect the Sellers, the Business or the Facility. Sellers shall promptly notify Purchaser of any changes to said Schedule and shall deliver an updated disclosure schedule at Closing which shall be complete and accurate in all respects; provided, however, that Purchaser shall
be entitled to terminate this Agreement at any time on or before the Closing Date if any supplemental Schedule shall disclose any matter that could have a Material Adverse Effect, which is unacceptable to Purchaser in its sole discretion, and upon such termination the Earnest Money and all interest accrued thereon shall be returned to Purchaser.
(o)
Utilities
. To Sellers’ knowledge, all water, gas, electricity, telephone, cable, drainage facilities, sewer and other utilities required for the operation of the Facility or the Business either enter the Land through adjoining public streets or, if they pass through adjoining private land, they do so in accordance with recorded easements which are described on the Survey and Title Commitment.
(p)
Taxes
. Except as fully described on
Schedule 3.01(p)
hereto, all Taxes against or relating to the Business and/or the Facility and/or Sellers which are due and payable on or before the Effective Date have been paid. There are no agreements, waivers or other arrangements providing for an extension of time with respect to the assessment of any tax or deficiency against the Facility or Sellers, nor do Sellers have knowledge of the pendency of any actions, suits, proceedings, investigations or Claims for additional Taxes and assessments against the Facility or Sellers asserted by any taxing authority.
(q)
Inventory
. As of the Closing Date, inventories of food, supplies, medicines, towels and linens shall not be less, in quantity or value, than the normal operating levels of the Facility as presently operated by Sellers and as reflected on the most recent Financial Statements of the Business. Until Closing, the Facility will be operated only in the normal course with due regard for proper maintenance and repair of the Facility.
(r)
Reports, Returns and Taxes
. All required reports with respect to the Facility or the Business under the State of Alabama licensing statutes or any other Governmental Authority have been filed, and Sellers have provided Purchaser with true, accurate and complete copies of all such reports filed within twenty-four (24) months of the Effective Date. All reports have been prepared in all respects in accordance with applicable government rules and regulations. Sellers will furnish to Purchaser true, accurate and complete copies of any other reports filed by it prior to Closing. All other returns, reports and filings of any kind and nature whatsoever required to be filed by the Facility and/or the Sellers as they relate to the Sellers’ operation of the Business and Facility prior to the Closing Date, including, without limitation, all federal, state and local tax returns have been properly completed and timely filed in compliance with all applicable requirements and all Taxes or other obligations which are due and payable have been timely paid.
(s)
Census
. Attached as
Schedule 3.01(s)
is a census report of the Facility, which Sellers hereby certify as true and correct as of the date reflected thereon (or if no other date is reflected, then as of the Effective Date), showing the name of each resident, the status of each resident (private pay, insurance, or other payor source) and the amounts of monthly revenue charged to and collected from or with respect to each such resident, and the amount
of any trust fund balances held on behalf of such resident. Sellers shall deliver an updated census report showing all such information with each delivery of Financial Statements and at the Closing.
(t)
Broker’s Fee
. Other than
BluePrint Healthcare Real Estate Advisors
(which Sellers agree to pay under a separate agreement), Sellers have not engaged or consulted with any broker or advisor with respect to the transactions contemplated by this Agreement so as to give rise to any claim against any of the parties to this Agreement for a brokerage commission, consulting fee, finder's fee or similar payment.
(u)
Bulk Sales Law
. Sellers have complied with, or will comply, with, at Sellers’ sole cost and expense, any applicable bulk sales law requirements applicable to the sale of the Facility.
(v)
Environmental Matters
. To Sellers’ knowledge, the Facility is in material compliance with all federal, state and local environmental, health and safety laws, statutes ordinances and regulations, including without limitation, all laws relating to hazardous substances and wetlands. Sellers represent and warrant that, to Sellers’ knowledge, currently and as of the Closing, no oil or hazardous substances have been generated, released, stored or deposited over, beneath or on the Land or on or in any structures located on the Land, from any source whatsoever, by Sellers, or, to Sellers’ knowledge, its predecessors in interest or any other person. For purposes hereof,
“hazardous substances”
means any substance or matter defined as such by the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (
“CERCLA”
), any pollutants or contaminants as defined in CERCLA, or any hazardous waste as defined by the Resource Conservation and Recovery Act, or any other similar applicable federal, state or local laws, statutes, regulations or ordinances.
(w)
Employment Related Claims
. Except as fully described on
Schedule 3.01(w)
hereto, no person or party (including, but not limited to, any Governmental Authority) has filed or asserted any Claim or reasonable basis for any Claim against Sellers arising out of any statute, ordinance or regulation relating to wages or hours, collective bargaining, discrimination in employment or employment practices or occupational safety and health standards (including, but not limited to, the Fair Labor Standards Act, Title VII of the Civil Rights Act of 1964, as amended, the Occupational Safety and Health Act, the Age Discrimination in Employment Act of 1967 or the Americans With Disabilities Act of 1990). Except as fully described on
Schedule 3.01(w)
, no present or former employee has filed or asserted any Claim, nor is there any reasonable basis for any Claim, against any Seller (whether under federal or state law or under any employment agreement or collective bargaining agreement) on account of or for (i) overtime pay other than overtime pay for the current payroll period, (ii) wages or salary for any period other than the current payroll period and bonuses and amounts accruing under any plans of the type described in
Section 3.01(x)(4)
in accordance with the terms of such plans, (iii) vacation, time off or pay in lieu of vacation or time off, other than vacation or time off (or pay in lieu thereof) earned in respect of the current year, (iv) any violation of any statute, ordinance or regulation relating
to minimum wages or maximum hours of work, or (v) collective bargaining, discrimination in employment or employment practices, occupational safety and health standards. None of any such Claims shall result in any liability to or obligation of Purchaser, or New Operator, or lien or Encumbrance against the Facility. Sellers are in compliance in all material respects with the terms and provisions of the Immigration & Nationality Act of 1990 (8 U.S.C. §1101
et seq
.) in all material respects with respect to the Facility.
(x)
Employees and Employee Benefit Plans
.
(1)
Welfare Benefit Plans
. There is no “employee welfare benefit plan” (as defined in Section 3(1) of the Employee Retirement Income Security Act of 1974 as amended (“ERISA”)) maintained by Sellers or to which Sellers contribute or are required to contribute (such employee welfare benefit plans being hereinafter collectively referred to as the
“Welfare Benefit Plans”
).
(2)
Pension Benefit Plans
. There is no “employee pension benefit plan” (as defined in Section 3(2) of ERISA) maintained by Sellers, to which Sellers contribute or are required to contribute, or which covered employees of Sellers during the period of their employment with any predecessor of Sellers, including any multi-employer pension plan as defined under Internal Revenue Code of 1986, Section 414(f) (such employee pension benefit plans being hereinafter collectively referred to as the
“Pension Benefit Plans”
).
(3)
Liabilities
. Upon Closing and thereafter, neither Purchaser nor New Operator shall be liable or responsible for any debt, obligation, responsibility or liability of Sellers under any Welfare Benefit Plans or Pension Benefit Plans, including any multi-employer plan as defined under Internal Revenue Code of 1986, Section 414(f), maintained by Sellers or to which Sellers contribute or are required to contribute. Sellers shall be liable under its Welfare Benefit Plans and Pension Benefit Plans for all Claims due and unpaid at Closing and for all Claims incurred before Closing, whether or not paid or presented before Closing. There are no unfunded liabilities under any such plans.
(4)
Compensation Plans
. There are no deferred compensation, pension, 401 (k), profit sharing and retirement plans, and all material bonus and other employee benefit or fringe benefit plans maintained or with respect to which contributions are made by Sellers.
(5)
Collective Bargaining Agreements; Strikes
. No collective bargaining agreements, union contracts or other labor or employment agreements exist or are being negotiated or threatened, and no strike, labor dispute, slowdown or work stoppage exists or is threatened, with respect to the Facility.
(6)
Employees
.
Schedule 3.01(x)(6)
contains a true and complete list of all management, nursing, food service, housekeeping, maintenance or other employees or persons providing services at the Facility including, for each employee
or service provider, their current titles, date of hire, aggregate pay rate (bonus and salary), average number of hours worked per pay period, and description of employee benefits, including vacation and sick pay, specifying earned and accrued amounts. No employee of Sellers or any Affiliate of Sellers receives any compensation from the Sellers except as set forth on
Schedule 3.01(x)(6)
. Sellers shall update such employee information at Closing.
(y)
Bankruptcy
. No bankruptcy, insolvency, rearrangement or similar action involving the Facility or the Sellers, whether voluntary or involuntary, is pending or threatened, and Sellers have never:
(1)
filed a voluntary petition in bankruptcy;
(2)
been adjudicated a bankrupt or insolvent or filed a petition or action seeking any reorganization, arrangement, recapitalization, readjustment, liquidation, dissolution or similar relief under any Federal bankruptcy act or any other laws;
(3)
sought or acquiesced in the appointment of any trustee, receiver or liquidator of all or any substantial part of its or his properties, the Facility, personal property or any portion thereof; or
(4)
made an assignment for the benefit of creditors or admitted in writing its or his inability to pay its or his debts generally as the same become due. Sellers are not anticipating or contemplating any of the actions set forth in this subsection.
(z)
Workers Compensation Insurance
. Sellers currently and for at least the past three (3) years have maintained workers compensation insurance in the minimum amounts required by the State of Alabama. There have been no lapses in any workmen’s compensation coverage during the past three (3) years. Copies of all Claims and settlements during the past three (3) years have been delivered to Purchaser.
(aa)
Governmental Approvals; Compliance
. Sellers have received and currently hold all necessary Governmental Authorizations for the operation of the Facility as presently conducted for the number of units set forth herein so as to be in compliance with applicable state, federal, state and local governmental requirements, including a certificate of need, if required. Neither the Sellers nor the Facility have any ownership or compensation relationship with any physician or with any other person restricted by the so-called Stark II Act (Omnibus Budget Reconciliation Act of 1989), 42 U.S.C. Section 1395nn, or the Stark I Act (The Ethics in Patient Referrals Act of 1989). Without limiting the generality of the first sentence of this paragraph, Sellers and the Facility are in compliance with the so-called Stark II Act (Omnibus Budget Reconciliation Act of 1989) 42 U.S.C. Section 1395nn, the Stark I Act (The Ethics in Patient Referrals Act of 1989) and the Fraud and Abuse Anti-Kickback Law, 42 U.S.C. Section 1320a-7b(b)(1). Sellers are not subject to any actual or, to the knowledge of Sellers, any potential corporate integrity agreement, deferred prosecution agreement, monitoring agreement, consent decree, settlement order, or similar settlement, compliance or oversight agreement with any Governmental Authority, nor do
Sellers have any reporting obligations pursuant to any such agreement, plan of correction or other remedial measure entered into with any Governmental Authority. Sellers have implemented a corporate compliance plan for the Facility, as required under section 6102(b) of the Patient Protection and Affordable Care Act (76 FR 41865).
(bb)
Permits and Licenses
.
Schedule 3.01(bb)
contains an accurate and complete schedule of all permits and licenses, license or similar authorization from each Governmental Authority issued with respect to the operation or ownership of the Facility by Sellers, together (i) a brief description of each permit or license, (ii) the designation of the respective expiration dates of each, and (iii) a listing and brief description of each association in which Sellers is a member with respect to the Facility and each association or Governmental Authority which accredits or otherwise recognizes the Facility together with copies thereof..
(cc)
Specialized Services
.
Schedule 3.01(cc)
hereto fully contains a complete list of all specialized services provided at or by the Facility, including alzheimer’s/memory care, day care, home health, pharmacy, physical therapy, health clinic, adult day care and any other senior service.
(dd)
Medicare; Medicaid; Cost Reports
. The Facility does not participate in the Medicaid or Medicare programs. The Facility does not participate and has not participated in any other third party payor program which would require the Facility to file a cost report with any Governmental Authority.
(ee)
Affordable Housing Units
. No bedroom or unit in the Facility is leased or reserved for lease as an affordable housing unit or for low- or moderate-income residents. The Facility is not required to lease or reserve any unit or bedroom as an affordable housing unit or bedroom or for low- or moderate-income residents pursuant to a presently existing agreement or Governmental Authorization or the requirement of any Governmental Authority.
Except for the representations and warranties of Sellers expressly set forth in this Agreement, Purchaser acknowledges and agrees with Sellers that Purchaser is purchasing the Facility in “as-is, where is” condition “with all faults” as of the Closing Date and specifically and expressly without any warranties, representations or guarantees, either express or implied, as to their condition, fitness for any particular purpose, merchantability, or any other warranty of any kind, nature, or type whatsoever from or on behalf of Sellers. Except for the representations and warranties of Sellers expressly set forth in this Agreement, Sellers specifically disclaim any warranty, guaranty or representation, oral or written, past or present, of any kind or character whatsoever, whether express or implied, oral or written, with respect to the Facility and/or the Operational Assets.
3.02
Purchaser’s Representations and Warranties
. Purchaser makes the following representations and warranties to Sellers:
(a)
Organization of Purchaser
. Purchaser is limited liability company duly organized and validly existing and in good standing under the laws of the State of Georgia and qualified to transact business in the State of Alabama.
(b)
Authority
. The execution and delivery of this Agreement and the consummation of the transactions herein contemplated have been duly and validly authorized by all necessary corporate action on the part of Purchaser, and this Agreement constitutes, and the documents contemplated hereby will be, valid and legally binding obligations of Purchaser, enforceable in accordance with their terms, subject to bankruptcy, insolvency and other statutes affecting creditors’ rights generally.
(c)
Conflict or Default
. Neither the execution or delivery of this Agreement nor the consummation of the transactions herein contemplated will conflict with, violate, result in a breach by, constitute a default under or accelerate the performance provided by the terms of any law, rule, regulation or agreement to which Purchaser may be subject.
(d)
Broker’s Fee
. Purchaser has not engaged or consulted with any broker or acquisition consultant with respect to the transactions contemplated by this Agreement so as to give rise to any valid claim against any of the parties to this Agreement for a brokerage commission, consulting fee, finder's fee or similar payment by or through Purchaser.
3.03
Full Disclosure
. No representation or warranty by Sellers or Purchaser herein, and no statement, document, Financial Statement, certificate or other instrument, schedule or exhibit furnished or to be furnished hereunder or in connection with the transactions contemplated hereby (including, but not limited to, all exhibits and schedules hereto) contains or will contain any untrue or misleading statement of fact or omit to state or contain anything necessary to make such matter correct, complete and not misleading in all respects and fairly present the information set forth in a manner that is not misleading.
4.01
Covenants of Sellers
. Sellers hereby agree with Purchaser and New Operator as follows:
(a)
Interim Operation
. Sellers agree from the Effective Date of this Agreement to the Closing Date, as follows:
(1)
To deliver to Purchaser all items requested by Purchaser relating to the Facility on Purchaser’s due diligence list to be delivered to Sellers.
(2)
To operate the Business as now operated and only in the ordinary course, and to preserve intact Sellers’ business organization and employees and to preserve Sellers’ relationships with all persons having business dealings with them.
(3)
To maintain the Facility in accordance with current practices.
(4)
To maintain all books, accounts and Records in accordance with current practices.
(5)
To pay all Taxes relating to the Facility or the Business operated at the Facility as they become due.
(6)
Not to dispose of or encumber any part of the Facility.
(7)
To maintain insurance in accordance with its current practices. Any policy proceeds shall be used for the repair or replacement of the property damaged or destroyed. Copies of all Claims, loss runs and settlements during the past three (3) years shall be delivered to Purchaser within seven (7) days from the Effective Date.
(8)
Not to do any act or omit to do any act that would cause a breach of any Lease or Contract Right.
(9)
Not to (i) grant any increase in compensation or (ii) enter into or amend or alter any bonus, incentive compensation, deferred compensation, profit sharing, retirement, pension, group insurance, death benefit or other fringe benefit plan, trust agreement or arrangement, or any employment or consulting agreement;
(10)
To comply with all legal requirements applicable to the Facility.
(11)
Not to amend or terminate any Leases or Contract Rights or waive any rights or obligations thereunder, and not to enter into or assume any Contract Right, agreement, obligation, Lease, license or commitment other than in the ordinary course of business, in each case, without the prior written approval of Purchaser, not to be unreasonably withheld or delayed.
(12)
To preserve intact the Business and to file all forms and reports, at its cost and expense, necessary to maintain in effect, and not to render or permit to be rendered ineffective, any Government Authorizations.
(13)
To promptly disclose in writing to Purchaser any Material Adverse Change occurring between the Effective Date and Closing, including updating any exhibit or schedule hereto as need be. Purchaser shall be entitled to terminate this Agreement within five (5) business days of receipt if any updated schedule or updated exhibit shall disclose any Material Adverse Change occurring after the Effective Date. Upon termination of this Agreement under the terms of this Section, the Earnest Money and all interest accrued thereon shall be returned to Purchaser, and no party
to this Agreement shall have any further claims or obligations under this Agreement, except those obligations that expressly survive termination of this Agreement.
(b)
Government Authorizations
. Sellers will use their best efforts with no unreasonable third-party costs incurred by Sellers to cooperate with New Operator in obtaining all Government Authorizations in the name of New Operator as soon as possible.
(c)
Records
. Sellers will reasonably cooperate with New Operator to permit a smooth commencement of operations of the Business by New Operator after the Closing, including transfer of copies of all Records to New Operator. To the extent Sellers remove any Records pertaining to any former resident, Sellers shall download, store or otherwise preserve for New Operator in a format reasonably useable by New Operator all Records relating to any such former resident. If any such former resident is thereafter readmitted to the Facility following Closing, Sellers shall provide the Records relating to any such former resident to New Operator upon New Operator’s request for a period of twenty-four (24) months following the Closing Date.
(d)
Satisfaction of Conditions
. Sellers shall not undertake any course of action inconsistent with the satisfaction of the requirements set out herein applicable to it, or its agreements, undertakings, obligations or covenants set forth in this Agreement or in any exhibit or other document referred to in this Agreement, and shall use commercially reasonable efforts to promptly perform the agreements, undertakings, obligations and covenants herein provided to be performed by it, and to enable the conditions precedent to the Closing to be satisfied.
(e)
Post-Closing Filings
. To the extent such reports and filings relate to the ownership or operation of the Facility prior to the Closing Date, Sellers shall file, in a complete fashion, all reports and any other filings required for insurance or other payors due after Closing in a timely and complete fashion, and shall provide Purchaser prompt notice of such filing.
(f)
Trade Name
. At Closing, Sellers shall transfer and assign to New Operator all of their rights to use the Trade Name in connection with the current and future business of New Operator, including without limitation, operation of the Facility. Sellers shall not use the Trade Name, or license or otherwise permit use of the Trade Name by any third party.
(g)
Licensing Matters
.
(1)
If prior to the Closing or within one (1) year following the Closing Date, there is a cost required to be incurred to resolve or cure any deficiencies or violations of applicable law relating solely to the pre-Closing operation or ownership of the Facility identified in any survey or re-licensing inspection by any Governmental Authority, which deficiencies or violations are required by any such Government Authority to be resolved as a condition to New Operator obtaining or maintaining any Governmental Authorizations (a “
Licensing or Certification
Survey
”), Sellers shall bear such costs and shall pay all such amounts to New Operator.
(2)
In connection with any Licensing or Certification Survey, Sellers shall cooperate fully with New Operator in preparing, filing, prosecuting, and taking any other actions with respect to any applications, requests, or actions that are or may be reasonable and necessary to obtain the Governmental Authorizations.
(3)
With respect to (i) any Licensing or Certification Survey, and (ii) any other survey or other relicensing inspection by any Governmental Authority conducted at any time after the Closing Date as a result of New Operator’s application for Governmental Authorizations, Sellers agree to be responsible for correcting and curing all citations and deficiencies attributable solely to (i) pre-Closing Date activities that violate a healthcare statute, rule or regulation (and which violation did not first occur on or after the Closing Date) and (ii) pre-Closing Date conditions, and Sellers shall correct such citations and deficiencies to the extent applicable. Sellers’ responsibility shall include correcting all non-compliances and citations, paying any and all fines, providing a plan of correction and providing and bearing the expense for all consultants, staff, materials, supplies and equipment necessary to complete the plan of correction and achieve full compliance.
4.02
Covenants of Purchaser
. Purchaser hereby further agrees with Sellers as follows:
(a)
Satisfaction of Conditions
. Purchaser shall not undertake any course of action inconsistent with the satisfaction of the requirements set out herein applicable to it, or its agreements, undertakings, obligations or covenants set forth in this Agreement or in any exhibit or other document referred to in this Agreement, and it shall undertake commercially reasonable and good faith efforts to promptly perform the agreements, undertakings, obligations and covenants herein provided to be performed by it, and to enable the conditions precedent to the Closing to be satisfied.
(b)
Access to Records
. Following the Closing, Sellers shall have reasonable access to the Facility and shall be permitted to review and make copies of and extractions from the Records as may be determined by Sellers to be necessary in connection with litigation or tax matters, the winding up of Sellers’ Business or otherwise.
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ARTICLE V
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TITLE AND SURVEY
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5.01
Title Report and Policy
. Purchaser shall obtain a current form ALTA title commitment issued by a nationally recognized title company of the condition of title to the Land (the
“Commitment”
) for a title insurance policy, in the current ALTA policy form (the
“Title Policy”
). The Commitment and Title Policy shall show that Sellers have marketable fee simple title to the Land and Improvements, free from all liens, restrictions, encumbrances, easements and clouds on title whatsoever, except Taxes not yet due and payable and other matters approved by Purchaser in writing in its sole discretion. The Commitment and Title Policy also will contain (a) a so-called “tax parcel endorsement” listing all of the tax parcel identification numbers affecting the Land and that no other property is included in the Land and that no other tax parcel identification numbers affect such Land, (b) a contiguity endorsement, (c) an ALTA 3.1 zoning endorsement in form and substance acceptable to Purchaser, (d) extended coverage deleting all standard and general exceptions, and (e) the following endorsements: environmental (ALTA Form 8.1), restrictions, easements and minerals endorsement (ALTA Form 9), survey endorsement, access endorsement, subdivision endorsement, utility facility endorsement, creditor’s rights endorsement and arbitration endorsement. The Title Policy shall be in a form acceptable to Purchaser. The title company shall provide when delivering the Commitment two (2) copies of all recorded documents affecting title of the Land and Improvements to Purchaser. At Closing, there shall be issued to Purchaser the Title Policy in the amount of the Purchase Price. Sellers agree to use their best efforts to provide the Title Company with customary lien waivers, affidavits or undertakings in a form required by the Title Company in order to assist the Purchaser in having the standard exceptions to the Title Policy waived.
5.02
Survey
. Purchaser may at its option (at its expense) obtain an ALTA/NSPS as-built survey of the Land (the “
Survey
”) accompanied by a certificate of a registered surveyor licensed in the State of Alabama, certified as directed by Purchaser, sufficient to cause the title company to delete the standard printed survey exceptions and to issue the Title Policy free from any survey objections or exceptions whatsoever. The Survey shall show the boundaries of the Land; separate legal descriptions and boundaries for each tract of the Land; and the location of the Improvements and all streets, highways, alleys and public ways crossing or abutting said Land; all dominant and servient easements identified by recording information; all building lines and all Improvements as are situated thereon as of said date; the area of the Land in square feet; the location of all physical encroachments, if any, by or upon the Land and Improvements; the location of ingress and egress to and from or serving the Land; the location and identification of all water bodies and water courses on, abutting or serving the Land, whether incessant or intermittent; and the location of all utilities serving the Land and the Improvements, and the point of entry of such utilities upon the Land. Said certificate shall state that the Improvements situated on the Land lie wholly within the boundaries thereof and that no part thereof encroach upon or overhang any easement or rights-of-way or upon the land of others; that such Improvements are wholly within the building restriction lines however established and will not violate any use or other restriction contained in prior conveyances, zoning ordinances or regulations; that no adjoining structure encroaches upon the Land or upon any dominant easement appurtenant thereto; and that as of said date there were no visible encroachments, overlaps, overhangs, easements, improvements, utility lines or rights-of-way on, above or below
the ground except as shown on the survey plat. Said Survey certificate also shall state whether or not the Land or any part thereof lies within the boundaries of a local, state or federal flood plain designation.
5.03
Defects and Cure
. The Commitment and Title Policy and Survey described in this Article are collectively referred to as
“Title Evidence.”
Purchaser shall provide written notification (a
“Title Objection”
) within the earlier of (i) five (5) business days prior to the end of the Inspection Period or (ii) twenty-five (25) days after its receipt of all of the Title Evidence of any liens, Claims, encroachments, exceptions or defects disclosed in the Title Evidence (including but not limited to any refusal or inability to issue any endorsement or requested coverage or meet any survey requirements) which in Purchaser’s sole discretion is unacceptable or adversely impacts any of the Facility, the Business or the financeability or operation thereof (collectively,
“Defects”
). Sellers shall elect whether it will cure the Defects, and if Sellers fail to give such notice of their decision within ten (10) days of their receipt of the Title Objection, Sellers shall be deemed to have elected to cure the Defects. If Sellers elect not to cure the Defects, they shall give written notice to Purchaser within ten (10) days of their receipt of the Title Objection of their decision not to cure. Within ten (10) days of receipt of such written notice from Sellers, Purchaser may (i) waive such Defects and close (whereupon such defects shall be deemed to be “
Permitted Encumbrances
”), or (ii) terminate this Agreement at any time and thereupon receive prompt refund of the Earnest Money and all interest accrued thereon. Alternatively, if Sellers elect or are deemed to elect to cure such Defects, then Sellers shall cure the Defects at their sole cost and expense, and shall be given a reasonable period to do so, but not to exceed ten (10) days. Should Sellers fail or refuse to cure such Defects within a reasonable period, but not to exceed ten (10) days, Purchaser may (i) waive such Defects and close or (ii) terminate this Agreement prior to Closing. If Purchaser elects to terminate this Agreement pursuant to this Section, Purchaser shall thereupon receive prompt refund of the Earnest Money and all interest accrued thereon. Upon termination of this Agreement under the terms of this Section, no party to this Agreement shall have any further claims or obligations under this Agreement except for those that expressly survive termination of this Agreement. Notwithstanding the foregoing, Sellers shall be obligated to terminate or cure any of the following objections to title, and Purchaser shall be entitled to bring suit for damages or specific performance in the event the following are not cured prior to or at Closing:
(a)
all deeds of trust, mortgages, security deeds, UCC financing statements or other security instruments affecting the Facility or any part thereof;
(b)
All liens, fines, past due taxes or assessments of any kind constituting a lien against the Land, Improvements and/or the Facility to the extent such assessments can be cured by the payment of money;
(c)
All mechanic’s, materialmen’s or similar liens; and
(d)
All judgments which have attached to and become a lien against the Facility or any part thereof.
5.04
Termite Certificates
. During the Inspection Period, Purchaser, at its expense, shall have the right to obtain from a licensed pest exterminator, a statement certifying the absence from
the Improvements of termites, dry rot, wood-destroying insects and organisms and structural damage therefrom (the
“Termite Certificate”
). If the Termite Certificate should indicate the existence of such matters, Sellers shall have such termites, wood-destroying insects and organisms exterminated and any damage therefrom repaired. If Sellers are unable to do so at least ten (10) days prior to the Closing Date, Purchaser may, at its sole discretion, terminate this Agreement, and thereupon receive prompt refund of the Earnest Money and all interest accrued thereon. Upon termination of this Agreement under the terms of this Section, no party to this Agreement shall have any further claims or obligations under this Agreement except for those that expressly survive termination of this Agreement.
6.01
Conditions to Purchaser’s Obligations
. The duties and obligations of Purchaser under the terms and provisions of this Agreement are and shall be expressly conditioned upon the following (which may be waived, in whole or in part, by Purchaser in writing):
(a)
Performance of Covenants
. Sellers shall have timely performed all covenants and obligations and timely complied with all conditions required of Sellers by this Agreement.
(b)
Representations and Warranties
. All of Sellers’ representations and warranties contained herein shall be true, complete and correct in all material respects on the Effective Date and as of the Closing Date as if made at that time.
(c)
Closing Documents
. At the Closing, Sellers shall deliver or cause to be delivered each of the items required of it as specified in
Section 7.02
of this Agreement.
(d)
Litigation
. No notice shall have been received as to litigation commenced or Claim made or threatened against any party, by any person, firm, corporation or other entity or enterprise, or Governmental Authority with regard to this Agreement, or the transactions provided for in this Agreement which, if successfully prosecuted, would have an adverse effect on Purchaser or make any representation or warranty of Sellers hereunder untrue or misleading.
(e)
Consent
. All certifications, consents, waivers, approvals, authorizations, Government Authorizations and determinations from and by third parties necessary legally to consummate the change of ownership and other transactions contemplated herein shall have been obtained, and the same shall not place restrictions on the operation of the Facility by New Operator which are deemed unacceptable by Purchaser, in Purchaser’s sole discretion.
(f)
Title Policy
. The Title Company shall issue the Title Policy described in
Article V
of this Agreement.
(g)
Condition of the Facility
. There shall have been no material damage or other adverse changes in the physical condition of the Facility.
(h)
(i)
Subsequent Events
. No action, investigation, Claim or proceeding shall have been instituted or threatened or other matters occurred which involve the likelihood of a Material Adverse Effect on the Business or the Facility, and no action, investigation or proceeding shall have been instituted or threatened before any court or Governmental Authority to restrain or prohibit, or to obtain substantial damages in respect of, this Agreement, or the consummation of the transactions herein contemplated.
(j)
Utilities
. All utilities necessary for the operation of the Facility are immediately available to serve the Facility, through public rights of way or permanent easements appurtenant to the Land, and there is no moratorium, ban or suspension in effect which would preclude the Purchaser from connecting to, and receiving service from, such utilities, including, without limitation, sewer, water, electricity, gas, cable, telephone and storm drainage.
(k)
State Survey Compliance
. Sellers shall have achieved and maintained compliance with any survey deficiencies by any Government Authority, and any plan of correction shall have been accepted and the Facility re-inspected and deemed in substantial compliance with all applicable laws and regulations.
(l)
Material Adverse Change
. There shall have been no Material Adverse Change.
(m)
Actions and Proceedings
. All actions, proceedings, instruments and documents required to carry out the transactions contemplated hereby or incident hereto and all other legal matters required for such transactions shall have been reasonably satisfactory to counsel for Purchaser. The Sellers and Sellers’ counsel shall have a reasonable period of time to address and correct any issue or objection made by counsel for the Purchaser to any aforementioned proceeding, instrument or document.
(n)
Updated Schedules
. Purchaser shall be satisfied, in its sole discretion, with any updated schedule provided by Sellers. The Sellers shall have a reasonable period of time to address and correct any objection made by the Purchaser to any updated schedule.
(o)
Other Deliveries
. Sellers shall have delivered such other items and deliveries relating to the Facility as reasonably requested by Purchaser.
(p)
License
. New Operator shall have obtained all required licenses to operate the Facility.
6.02
Conditions to Sellers’ Obligations
. The duties and obligations of Sellers under the terms and provisions of this Agreement are and shall be expressly conditioned upon the following (which may be waived, in whole or in part, by Sellers):
(a)
Performance of Covenants
. Purchaser shall have timely performed all covenants and obligations and timely complied with all conditions required of Purchaser by this Agreement, including, without limitation, payment to Sellers of the Purchase Price.
(b)
Representations and Warranties
. All of Purchaser’s representations and warranties contained herein shall be true, complete and correct in all material respects on the date hereof and as of the Closing Date, as if made at that time.
6.03
Failure of Conditions
. If Closing shall not have occurred on or before the Closing Date, and the Agreement has not been terminated pursuant to Section 6.03(a), either party shall be entitled to terminate this Agreement, provided, however, should Closing not occur due to a breach by one of the parties, the non-breaching party shall have the right to pursue all remedies provided for herein, including but not limited to Section 10.1. In such event, Purchaser shall receive a full refund of the Earnest Money and all interest accrued thereon. The immediately preceding sentence shall not in any way limit Purchaser’s right to terminate this Agreement with respect to the Facility under
Section 2.07
.
(a)
Notwithstanding anything herein to the contrary, this Agreement may be terminated at any time upon the occurrence of any one of the following: (i) on or prior to the Closing Date by mutual consent of Sellers and Purchaser; (ii) on or prior to the expiration of the Inspection Period by Purchaser; (iii) by Purchaser if, on or prior to the Closing Date, satisfaction of any condition to Purchaser’s obligations under
Section 6.01
of this Agreement becomes impossible or impracticable with the use of commercially reasonable efforts (unless the failure results primarily from Purchaser’s breaching any representation, warranty or covenant herein) and such condition shall not have been waived by Purchaser; (iv) by Sellers if, on or prior to the Closing Date any condition to Sellers’ obligations under
Section 6.02
of this Agreement becomes impossible or impracticable with the use of commercially reasonable efforts (unless the failure results primarily from Sellers’ breaching any representation, warranty or covenant herein) and such condition shall not have been waived by Sellers; (v) by Purchaser or Sellers if Closing shall not have taken place by the Closing Date as provided in
Section 7.01
hereof; or (vi) by Purchaser pursuant to
Sections 3.01(n), 4.01(a)(13), 5.03, 5.04, 8.01
or
8.02
hereof.
(b)
The Earnest Money and all interest accrued thereon shall be returned to Purchaser in the event of a termination of this Agreement under clauses (i), (ii), (iii), (iv) or (vi) of
Section 6.03(a)
; provided however, that Purchaser shall not be entitled to return of the Earnest Money under clauses (iii) and (iv) if the failure results from Purchaser’s breach of any representation, warranty or covenant herein. The Earnest Money shall be disbursed to Sellers in the event of a termination of this Agreement by Sellers under clause (v) of
Section 6.03(a)
, in accordance with the terms of
Section 10.01
hereof; otherwise, the Earnest Money and all interest accrued thereon shall be returned to Purchaser.
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ARTICLE VII
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CLOSING AND TRANSITION OF OPERATIONS
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7.01
Closing
. Subject to satisfaction of the terms and conditions of this Agreement, including those conditions precedent set forth in
Article VI
, the consummation of the transactions contemplated by this Agreement (the
“Closing”
) shall occur within sixty (60) days following the end of the Inspection Period (the “
Initial Closing Date
”). Purchaser shall have the right to extend the Initial Closing Date for an additional Forty-five (45) days (the “
Extended Closing Date
”) upon written notice to Sellers prior to the Initial Closing Date and upon Purchaser’s deposit with Escrow Agent of an additional Fifty Thousand and 00/100 Dollars (the “
Extension Deposit
”), which Extension Deposit shall be added to and become part of the Earnest Money. For purposes hereof, the “
Closing Date
” shall mean the Initial Closing Date or the Extended Closing Date, as applicable. The transactions contemplated hereby shall be effective for all purposes as of 12:01 a.m. on the Closing Date, unless otherwise agreed in writing by Sellers and Purchaser. The Closing shall be held on a date mutually agreed upon by Sellers and Purchaser, but absent such agreement shall be held on a date designated by Purchaser in writing to Sellers. Notwithstanding the foregoing, Sellers and Purchaser shall deliver all of their respective closing documents required hereunder with respect to the Closing to the Escrow Agent on or before the Closing Date (to hold in escrow in accordance with customary conveyancing practices subject to the consummation of the Closing) by mail or overnight courier. If Closing shall not have occurred on or before the Closing Date, either party shall be entitled to terminate this Agreement, and the Earnest Money shall be disbursed to Sellers/Purchaser in accordance with
Sections 6.03(b) and 10.1
hereof. The immediately preceding sentence shall not in any way limit Purchaser’s right to terminate this Agreement and receive a refund of the Initial Deposit under
Section 2.07
.
7.02
Sellers’ Closing Documents
. At the Closing, Sellers shall deliver to Purchaser or New Operator (as applicable) the following documents:
(a)
Warranty Deed
. A limited warranty deed (the
“Limited Warranty Deed”
) conveying to Purchaser title to the Land and Improvements in fee simple, free and clear of all liens and Encumbrances whatsoever, except as set forth herein. The legal description of the Land in the Limited Warranty Deed shall be the record legal description and Sellers shall also deliver a quit-claim deed for the legal description taken from the Survey.
(b)
Bills of Sale
. A bill of sale containing limited warranty of title conveying to Purchaser the Equipment, the Intangible Personal Property and all components of the Facility which constitute personalty, free and clear of all liens and Encumbrances whatsoever and a bill of sale conveying to New Operator all Operational Assets.
(c)
Assignment of Approved Contracts
. An assignment to New Operator of all right, title and interest in and to all Approved Contracts (as defined in Section 7.06 below).
(d)
Employee List, Census Report, Litigation an Accounts Payable Schedules
. An updated employee list, updated census report and updated litigation schedule in the forms required by
Sections 3.01(x)(6)
,
3.01(s)
and
3.01(n)
of this Agreement.
(e)
Records and Deposits
. Originals of all Records and all resident deposits in the possession of Sellers.
(f)
Vehicle Titles
. The original, clean certificates of title to the vehicles owned by Sellers or its Affiliate and used in connection with the Business, properly executed, together with any appropriate affidavits or transfer documents to put New Operator in full record title of such vehicles with the Alabama Department of Motor Vehicles.
(g)
Title Affidavits
. The lien waivers and affidavits as required by
Section 5.01
of this Agreement.
(h)
Operations Transfer Agreement
. The OTA in a form acceptable to New Operator.
(i)
Closing Certificate
. A Sellers’ closing certificate reaffirming Sellers’ representations and warranties hereunder.
(j)
Termination of Operating Leases and/or Management Agreements
. Termination of any operating lease and/or management agreement affecting the Facility.
(k)
Other Documents
. Such other documents as Purchaser may reasonably request to accomplish the transactions contemplated by this Agreement or to evidence Sellers’ compliance with the covenants and agreements of Sellers contained in this Agreement, including without limitation, a FIRPTA affidavit and any documents necessary to transfer the current telephone service and number(s) and website to Purchaser or Purchaser’s designee.
7.03
Closing Costs
. Sellers shall pay (i) the cost of recording the Limited Warranty Deed, (ii) any document stamps, transfer or other tax on the Limited Warranty Deed, (iii) the cost of the owner’s title policy and endorsements, (iv) any transfer and/or sales tax and/or fee on any vehicles and personal property any transfer and/or sales tax and/or fees on any vehicles and personal property, and (v) the fees of its counsel. Purchaser shall be responsible for the payment of (i) the cost of the Survey, (ii) the cost of any environmental site assessment, (iii) the title insurance premium for any lender’s title policy (including all endorsements) and (iv) the fees of its counsel. The parties agree to split equally any escrow or closing fee charged by the Escrow Agent.
7.04
Adjustments to the Purchase Price
. At the Closing, the following adjustments shall be made as of 12:01 a.m. on the Closing Date and shall be added to the Purchase Price or credited against the Purchaser’s cash payment obligations at Closing, as the case may be. It is the general intent of Sellers and Purchaser that all revenue and expenses accruing prior to the Closing Date
would be the property and liability of the Sellers and all revenue and expenses accruing on or after the Closing Date would be the property and liability of the Purchaser.
(a)
Taxes and Utilities
. Real property Taxes, real and personal ad valorem Taxes and all utility charges, including water, sewer, gas, electricity or utilities incurred or relating to Sellers’ operation and ownership of the Facility prior to the Closing Date shall be prorated, and the portion allocable to Sellers shall be credited to Purchaser on the closing statement. To the extent of such credit, Purchaser shall pay such amounts as and when they become due. Sellers and Purchaser hereby agree that if any of the aforesaid prorations and credits cannot be calculated accurately on the Closing Date, then the same shall be calculated as soon as reasonably practicable after the Closing Date, but in any event on or before forty-five (45) days following the Closing Date, and either party owing the other party a sum of money based on such subsequent proration(s) or credits shall pay said sum to the other party within ten (10) days thereafter.
(b)
Special Assessments
. All improvement lien assessments, if any, whether or not due and payable as of the Closing Date, shall be paid in full by Sellers. Special assessments, whether pending or to become a lien prior to Closing, or payable in installments, or for which a change of assessment may be levied on Purchaser after Closing, shall be credited to Purchaser in full at Closing.
7.05
Operations Transfer Agreement
. All matters relating the transition of operations at the Facility shall be addressed in the OTA between New Operator and Sellers, including, without limitation, the following: (i) proration of utility charges (ii) proration of resident advance payments, (iii) accounts receivable, (iv) trade payables, (v) retirement plans, (vi) health insurance, (vii) resident deposits and trust funds, (viii) Approved Contracts and (ix) all matters relating to the employees at the Facility (including payment of accrued payroll and sick leave).
7.06
Assignment of Contract Rights
. New Operator shall have the right to review and approve all Leases and Contract Rights as provided in this Section. Not less than thirty (30) days prior to Closing, New Operator shall notify Sellers which Leases and Contract Rights New Operator desires to assume, and all such approved items shall be referred to as the “
Approved Contracts
.” At Closing, Sellers agree to assign all of their rights, title and interest in the Approved Contracts to New Operator. Sellers shall provide reasonable cooperation to New Operator in connection with the assignment and assumption of the Approved Contracts, it being understood that it shall be the sole responsibility of Sellers to obtain any consent required for such assignment. If, as a condition to the assignment and assumption of any of the Approved Contracts, it shall be necessary to cure any defaults thereunder, then Sellers shall perform such acts and pay such sums as shall be required to cure any such default. As to Approved Contracts, New Operator shall assume and undertake to perform all obligations under the Approved Contracts assigned to it but only to the extent such obligations arise from and after the Closing Date. All Contract Rights and Leases that are not assumed by New Operator shall be terminated on or prior to Closing by and at the expense of Sellers.
7.07
Capitalized Leases
. Notwithstanding anything herein to the contrary, to the extent that there exist any capital leases for Equipment, Improvements, fixtures, or other items used in connection with the Facility, Sellers shall, on or before Closing, exercise their purchase options or otherwise acquire title to such Equipment, Improvements, fixtures or other items, paying in full any option price, purchase price and/or any applicable fees, Taxes and charges, and deliver to Purchaser at Closing fee simple title to such Equipment, fixtures or other items as part of the assets being transferred to Purchaser pursuant to this Agreement.
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ARTICLE VIII
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RISK OF LOSS; CONDEMNATION
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8.01
Damage; Risk of Loss
. In the event there is damage to or loss to any part of the Facility (whether by fire, theft, vandalism or other cause or casualty) between the Effective Date and the Closing, the Purchase Price shall be reduced by the amount necessary to repair the damage, which reduction shall be offset by any amounts actually received from Sellers’s insurance company and assigned to Purchaser; provided, however, in the event of a casualty which in Purchaser’s judgment adversely affects the Business or operation of the Facility, Purchaser, at its sole option, may either (i) terminate this Agreement in its entirety and thereupon receive prompt refund of the Earnest Money and all interest accrued thereon, or (ii) terminate this Agreement with respect to the damaged property only with a reduction in the Purchase Price determined in this Section. Upon the termination of this Agreement under the terms of this Section, no party to this Agreement shall have any further claims under this Agreement against any other party. The reduction in Purchase Price shall be determined, based on the value on the date of this Agreement of the Facility damaged or lost, by an MAI appraiser to be mutually selected and paid equally by Sellers and Purchaser. If Sellers and Purchaser are unable to mutually select an appraiser, then one appraiser shall be selected and paid by Purchaser and one appraiser shall be selected and paid by Sellers. If a party does not select an appraiser as provided in the preceding sentence within ten (10) days after the other party has given written notice of the name of its appraiser, such party shall lose its right to appoint an appraiser. If the two appraisers are selected by the parties as provided above, they shall meet promptly to determine the reduction in Purchase Price. If they are unable to agree within fifteen (15) days after the second appraiser has been selected, they shall jointly select a third appraiser. The reduction in Purchase Price shall be set by agreement of any two (2) of the three (3) appraisers. If the two (2) appraisers are unable to agree on a third appraiser within thirty (30) days after the second appraiser has been selected, either party, by giving written notice to the other, may apply to the American Arbitration Association for the purpose of determining the reduction in Purchase Price. Sellers and Purchaser shall each bear one-half (1/2) of the cost of selecting the third appraiser and of paying the third appraiser’s fee. Each appraiser, however selected, shall be a person who has not previously acted in any capacity for either party or their counsel. If any two (2) appraisers are unable to determine the reduction in Purchase Price within fifteen (15) days after the third appraiser has been selected, then the three (3) appraisals shall be added together and their total divided by three (3); the resulting quotient shall be the reduction in Purchase Price. In determining the reduction in Purchase Price, each appraiser shall take into consideration, understand, and correctly employ those recognized techniques that are necessary to produce a credible appraisal.
8.02
Condemnation
. If, prior to Closing, any Governmental Authority shall institute condemnation, eminent domain or similar proceedings or take any steps preliminary thereto (including the giving of any direct or indirect notice of intent to institute any such proceeding) with respect to the Facility, Purchaser may in its sole discretion either (i) terminate this Agreement upon written notice to Sellers prior to Closing and receive a prompt refund of the Earnest Money and all interest accrued thereon, and the parties shall have no further obligations hereunder, (ii) terminate this Agreement with respect only to that part which is condemned or threatened to be condemned with a reduction in the Purchase Price determined as provided in
Section 8.01
of this Agreement, or (iii) elect to proceed to Closing by written notice to Sellers. If Purchaser elects to proceed to Closing, Purchaser shall either receive a credit at Closing equal to the condemnation proceeds received by Sellers or receive an assignment of the right to all condemnation proceeds from Sellers.
8.03
Risk of Loss Generally
. Except as otherwise specifically provided above, risk of loss from the Facility, including, without limitation, operation of any law which would impose liability relating to ownership of the Facility, shall not pass until acceptance of the deed by Purchaser at Closing.
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ARTICLE IX
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SURVIVAL OF PROVISIONS AND INDEMNIFICATION
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9.01
Survival
. The covenants, obligations, representations and warranties of Purchaser and Sellers contained in this Agreement, any exhibit or schedule hereto, or any certificate or document delivered pursuant hereto shall be deemed to be material and to have been relied upon by the parties hereto notwithstanding any investigation prior to the Closing and shall survive the Closing for a period of eighteen (18) months and shall not be merged into any deeds or other documents delivered in connection with the Closing.
9.02
Indemnification by Sellers
. Sellers promptly shall indemnify, defend and hold harmless Purchaser, New Operator and each of their respective directors, officers, managers, members, employees, Affiliates, and agents (collectively, the “
Purchaser Indemnified Parties
” and each, a “
Purchaser Indemnified Party
”) against any and all losses, costs, Claims (whether or not disclosed herein), liabilities, obligations, damages, and expenses (including reasonable costs of investigation, court costs and legal fees) of any nature (collectively, “
Losses
”) resulting from or relating to any manner to (i) any breach by Sellers or failure to perform by Sellers of any of their covenants, obligations, representations or warranties or breach or untruth of any covenant, obligation, representation, or warranty contained in this Agreement, any exhibit or schedule hereto (including all updates to any schedule or exhibit), or any certificate or document of Sellers delivered pursuant to this Agreement, (ii) any Excluded Asset or Excluded Liability (regardless of whether information with respect thereto is set forth on a schedule or exhibit hereto) or (iii) the ownership and operation of the Facility prior to the Closing Date.
9.03
Indemnification by Purchaser
. Purchaser promptly shall indemnify, defend and hold harmless Sellers and each of the directors, officers, managers, members, employees, Affiliates, and agents of the Sellers (collectively, the “
Sellers Indemnified Parties
” and each, a “
Seller Indemnified Party
”) against any and all Losses resulting from any breach by Purchaser or failure to perform by Purchaser of any of its covenants, obligations, representations or warranties or breach or untruth of any covenant, obligation, representation or warranty contained in this Agreement, any exhibit or schedule hereto (including all updates to any exhibit or schedule), or any certificate or document of Purchaser delivered pursuant to this Agreement.
9.04
Rules Regarding Indemnification
. The obligations and liabilities of each party which may be subject to indemnification liability hereunder (the
“indemnifying party”
) to the other party (the
“indemnified party”
) shall be subject to the following terms and conditions:
(a)
Claims by Non-parties
. (1) The indemnified party shall give written notice (
“Indemnity Notice”
) within a reasonably prompt period of time to the indemnifying party of any written Claim by a third party which is likely to give rise to a Claim by the indemnified party against the indemnifying party based on the indemnity agreements contained in this Article, stating the nature and basis of said Claim and the amount thereof, to the extent known. The Indemnity Notice shall give notice to the indemnifying party that pursuant to the indemnity, the indemnified party is asserting against the indemnifying party a claim with respect to a potential loss from the third party Claim, and such Indemnity Notice shall constitute the assertion of a claim for indemnity by the indemnified party. (2) If, within thirty (30) days after receiving an Indemnity Notice, the indemnifying party advises the indemnified party that it will provide indemnification and assume the defense at its expense, then so long as such defense is being reasonably conducted, the indemnified party shall not settle or admit liability with respect to the third party Claim and shall afford to the indemnifying party and defending counsel all reasonable assistance in defending against such Claim. If the indemnifying party assumes the defense, counsel shall be selected by such party and if the indemnified party then retains its own counsel, it shall do so at its own expense. (3) If the indemnified party does not receive a written objection to the Indemnity Notice from the indemnifying party within thirty (30) days after the indemnifying party’s receipt of such Indemnity Notice, the claim for indemnity shall be conclusively presumed to have been assented to and approved, and in such case the indemnified party may control the defense of the matter or case and, at its sole discretion, settle or admit liability. (4) If within the aforesaid thirty (30) day period the indemnified party shall have received written objection to an Indemnity Notice (which written objection shall briefly describe the basis of the objection to the Indemnity Notice or the amount thereof, all in good faith), then for a period of ten (10) days after receipt of such objection the parties shall attempt to settle the dispute as between the indemnified and indemnifying parties. If they are unable to settle the dispute, the unresolved issue or issues shall be settled by arbitration in accordance with the rules and procedures of the American Arbitration Association. (5) Notwithstanding the foregoing, in the case of defense counsel as described in
Sections 9.04(a)(2) or (a)(3)
, if: (i) the third party Claim
would, if successful, result in the imposition of damages for which the indemnifying party would not be solely responsible,
or
(ii) representation of both parties by the same counsel would otherwise be inappropriate due to actual or potential differing interests between them, then the indemnifying party shall not be entitled to assume the entire defense and each party shall be entitled to retain counsel who shall cooperate with one another in defending against such claim. In the case of
clause (i)
of this paragraph, the indemnifying party shall be obligated to bear only that portion of the expense of the indemnified party’s counsel that is in proportion to the damages indemnifiable by the indemnifying party compared to the total amount of the third-party claim against the indemnified party. In the case of
clause (ii)
of this paragraph, the indemnifying party shall pay all costs of defense of both itself and the actual out-of-pocket costs of the indemnified party. (6) The indemnifying party will not compromise or settle any such action, suit, proceeding, claim or demand without the prior written consent of the indemnified party unless such compromise or settlement (i) gives the indemnified party a full and unconditional release of and from any claims based on matters which are the subject of the third party Claim, (ii) involves only the payment of money by the indemnifying party, and (iii) does not involve the entry of any injunction or other equitable relief against the indemnified party, nor otherwise require or prohibit any particular course of conduct or activity by the indemnified party.
(b)
Claims by a Party
. (1) The determination of a Claim asserted by a party hereunder pursuant to this Article (other than as set forth in
Subsection 9.04(a)
above) shall be made as follows: (1) The indemnified party shall give an Indemnity Notice within a reasonably prompt period of time to the indemnifying party of any Claim by the indemnified party which has not been made pursuant to
Subsection 9.04(a)
above, stating the nature and basis of such Claim and the amount thereof, to the extent known. (2) The Indemnity Notice shall be deemed to have resulted in a determination in favor of the indemnified party and to have resulted in a liability of the indemnifying party in an amount equal to the amount of such Claim estimated pursuant to this
Section 9.04
if within forty-five (45) days after the indemnifying party’s receipt of the Indemnity Notice the indemnified party shall not have received written objection to the Indemnity Notice. In such event, the claim for indemnity shall be conclusively presumed to have been assented to and approved. (3) If within the aforesaid forty-five (45) day period the indemnified party shall have received written objection to an Indemnity Notice (which written objection shall briefly describe the basis of the objection to the Indemnity Notice or the amount thereof, all in good faith), then for a period of sixty (60) days after receipt of such objection the parties shall attempt to settle the disputed claim as between the indemnified and indemnifying parties. If they are unable to settle the disputed claim, the unresolved issue or issues shall be settled by arbitration in accordance with the rules and procedures of the American Arbitration Association.
9.05
Remedy
. Should any Purchaser Indemnified Party be entitled to indemnification or to be held harmless hereunder then, in addition to any other right or remedy which such Purchaser Indemnified Party may have, Purchaser may withhold or offset any payment due Sellers, or any Affiliate thereof, under any obligation owed any such person or entity.
9.06
Limitation of Indemnification
. No party shall be entitled to indemnification from any other party hereunder until such time that the claims subject to indemnification equal or exceed, in the aggregate, the sum of TWENTY-FIVE THOUSAND AND 00/100 Dollars ($25,000.00) after which such indemnifying party shall be liable for all such claims beginning with the first dollar of claims. The maximum liability of each of Sellers and Purchaser for indemnification under this Agreement shall be in the aggregate an amount equal to the Purchase Price; provided however, that this limitation shall not apply to any knowing and intentional breach by a party of its representations and warranties under this Agreement or any fraud committed by a party in connection with this Agreement.
9.07
Effect of Insurance
. The amount of any indemnification under this Article IX shall be reduced by the insurance proceeds received and any other amount, if any, recovered from third parties by the indemnified party (or its affiliated entities) with respect to any indemnifiable amounts, provided, however, that a party’s obligation to timely indemnify is not modified by the foregoing, and provided, further, notwithstanding anything herein to the contrary, no party shall be required to make or pursue any claim under its insurance policies. If, after an indemnification payment is made by any indemnifying party to any indemnified party, such indemnified party subsequently recovers insurance proceeds or proceeds from a third party in respect of such indemnifiable amounts, then such indemnified party shall pay to the indemnifying party the amount of such insurance proceeds (but not in excess of the indemnification payment or payments actually received with respect to such indemnifiable amounts), less expenses and increases in premiums.
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ARTICLE X
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REMEDIES FOR FAILURE TO CLOSE
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10.01
Remedies Upon Default
. Purchaser shall fully perform and comply with all agreements, conditions and covenants of Purchaser required by this Agreement to be performed or complied with hereunder, provided the Sellers may waive in writing, in whole or in part at or prior to the Closing, the Purchaser’s performance of and compliance with any such agreement, condition or covenant. If the purchase and sale of the Facility pursuant hereto is not closed and consummated through the default of the Purchaser hereunder (which default is not cured by Purchaser within five (5) days delivery of notice of such default from Sellers), or the failure of Purchaser to satisfy conditions to Closing specified herein which are its responsibility, Sellers shall receive the Earnest Money as liquidated damages, and this shall be Sellers’ sole remedy at law and equity, Sellers hereby waiving and relinquishing any and all other remedies available to them. The parties acknowledge the difficulty of ascertaining Sellers’ damages in such a circumstance and agree that this amount represents a reasonable and mutual attempt by Purchaser and Sellers to anticipate the consequence to Sellers of Purchaser’s breach.
Sellers shall fully perform and comply with all agreements, conditions, and covenants required by this Agreement to be performed or complied with by the Sellers hereunder, provided, the Purchaser may expressly waive in writing in whole or in part at or prior to the Closing Date the Sellers’ performance or any compliance with such agreements, conditions, and covenants. If the purchase and sale of the Facility pursuant hereto is not closed and consummated through the default of the Sellers hereunder (which default is not cured by Sellers within five (5) days delivery of notice of such default from Purchaser), or the failure of Sellers to satisfy conditions to Closing specified herein which are its responsibility, the Earnest Money shall be returned to the Purchaser and the Purchaser shall have the right to pursue such remedies at law or in equity against the Sellers as maybe afforded to it under law or equity, including, without limitation, specific performance.
10.02
Attorney’s Fees
. In the event either party hereto brings an action at law or other proceeding against the other party to enforce any of the terms, covenants or conditions hereof or any instrument executed in pursuance of this Agreement, or by reason of any breach or default hereunder or thereunder, the party prevailing in any such action or proceeding and any appeal thereupon shall be paid all costs and reasonable attorney’s fees by the other party, and in the event any judgment is secured by such prevailing party, all such costs and attorney’s fees shall be included in any such judgment, attorney’s fees to be set by the court and not by the jury. For purposes of this
Section 10.02
, “prevailing party” shall mean, in the case of a person asserting a Claim, such person is successful in obtaining substantially all of the relief sought, and in the case of a person defending against or responding to a claim, such person is successful in denying substantially all of the relief sought.
10.03
Waiver
. No delay in exercising any right or remedy shall constitute a waiver thereof, and no waiver by Sellers or Purchaser of the breach of any covenant of this Agreement shall be construed as a waiver of any preceding or succeeding breach of the same or any other covenant or condition of this Agreement.
11.01
Assignability
. Purchaser may assign this Agreement in whole but not in part to an Affiliate without the consent of Sellers upon three (3) business days’ prior written notice to Sellers. Any permitted assignment of this Agreement shall be binding upon and inure to the benefit of the successor or assignee of Purchaser.
11.02
Entire Agreement
. This Agreement shall constitute the entire contract between the parties and may not be modified except by an instrument in writing and signed by both of them. All of the schedules and exhibits attached hereto, including any and all updates thereto, or to be attached hereto are incorporated herein by this reference.
11.03
Governing Law
. This Agreement shall be construed and interpreted according to the laws of the State of Alabama and for all purposes shall be governed by and construed in accordance with the internal laws of said state excluding any choice of law rules that may direct the application of the laws of another jurisdiction.
11.04
Notice
. Any notice, demand, waiver or consent required or permitted hereunder shall be in writing and shall be deemed to have been properly given if sent (a) by prepaid registered or certified mail, with return receipt requested, (b) by a national overnight courier service, or (c) by facsimile or electronic mail (followed by a copy mailed or delivered as provided in subsections (a) or (b)) addressed as follows:
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If to Purchaser:
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AdCare Health Systems, Inc.,
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454 Satellite Blvd, Suite 100
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Suwanee, GA, 30024
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Attn: CEO
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Facsimile: (678) 869-5123
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Phone: (678) 869-5116
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With a copy to:
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Gregory P. Youra Esq.
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Holt, Ney, Zatcoff & Wasserman, LLP
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100 Galleria Parkway, Suite 1800
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Atlanta, GA 30339
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Fax: (770) 956-1490
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Phone: (770) 661-1510
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gyoura@hnzw.com
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If to Sellers:
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Meadowood Properties, LLC
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509 Pineview Ave.
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Glencoe, AL 35905
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Attention: Bart Scott
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Email: wbartscorr@gmail.com
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Phone: (256) 492-0395
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Meadowood Retirement Village, LLC
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509 Pineview Ave.
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Glencoe, AL 35905
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Attention: Bart Scott
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Email: wbartscorr@gmail.com
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Phone: (256) 492-0395
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with a copy to:
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Turnbach, Warren, Rice, Lloyd, Frederick & Smith, P.C.
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Chestnut At Second/Suite A
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P.O. Box 129/200 Chestnut Street
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Gadsden, AL 35902
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Attention: Dana L. Rice, Esq.
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Email: drice@twlegal.us
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Facsimile: (256) 543-3674
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Phone: (256) 543-3664
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The date of any such notice and of service thereof shall be deemed to be upon the earlier of: receipt, or three (3) days after deposit in registered or certified mail, or one (1) business day following deposit with an overnight courier as set forth above. Electronic notices shall be deemed given on the date of transmission, provided that an identical notice is also sent simultaneously by mail or overnight carrier, as provided in subsections (a) and (b) above. Any party may change its address for the purpose of notice by giving written notice in accordance with the provisions of this Section.
11.05
Section Headings; Drafting Party
. The article and section headings of this Agreement are for convenience of reference only and do not form a part thereof and do not in any way modify, interpret or construe the intentions of the parties. The provisions of this Agreement have been examined, negotiated, drafted and revised by counsel for each party, and no implication shall be drawn for or against any party hereto by virtue of the drafting of this Agreement.
11.06
Waivers
. Any waiver by any party of any violation of, breach of or default under any provision of this Agreement or any exhibit, schedule or other document referred to in this Agreement by any other party shall not be construed as or constitute a waiver of any subsequent violation, breach of, or default under that provision or any other provision of this Agreement, or any Exhibit, Schedule or other document referred to in this Agreement.
11.07
No Assumption of Liabilities
. Notwithstanding any provision contained in this Agreement or in any exhibit, schedule or other document referred to in this Agreement to the contrary, this Agreement is intended as and shall be deemed to be an agreement for the sale of the Facility and, except as expressly provided herein, none of the provisions hereof shall be deemed to create any obligation or liability of any party to any person or entity that is not a party to this Agreement, whether under a third-party beneficiary theory, laws relating to transferee liabilities or otherwise. Purchaser shall not assume and shall not discharge or be liable for any debts, liabilities or obligations of Sellers, whether known or unknown by Sellers or Purchaser.
11.08
Waiver of Trial by Jury
. EACH PARTY HEREBY AGREES NOT TO ELECT TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST WITH REGARD TO THIS AGREEMENT, OR ANY OTHER DOCUMENT RELATED TO THIS AGREEMENT, OR ANY CLAIM, COUNTERCLAIM OR OTHER ACTION ARISING IN CONNECTION THEREWITH. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND VOLUNTARILY BY EACH PARTY, AND IS INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD OTHERWISE ACCRUE. ANY PARTY IS HEREBY AUTHORIZED TO FILE A COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS WAIVER BY EACH PARTY HERETO.
11.09
Further Assurances
. Each of the parties hereto shall, at any time and from time to time after the Closing, execute and deliver, or cause to be executed and delivered, to the other party or their designee, such further consents, approvals, conveyances, assignments and other documents and instruments as any party shall reasonably request in order to carry out any and all of the terms and provisions of this Agreement.
11.10
Counterparts
. This Agreement may be executed in several counterparts and by facsimile transmission or email scan, each of which when so executed and delivered (including delivery by facsimile transmission, email scan) shall be deemed an original, but all of which together shall constitute one and the same instrument.
11.11
Binding Effect
. This Agreement shall be binding upon and inure to the benefit of the parties to this Agreement and their respective successors, heirs, assigns and legal representatives.
11.12
Saturdays, Sundays, Legal Holidays
. If the time period by which any right, option or election provided under this Agreement must be exercised or by which any acts or payments required hereunder must be performed or paid, or by which the Closing must be held, expires on a Saturday, Sunday, legal or bank holiday, then such time period shall be automatically extended to the close of business on the next regularly scheduled business day.
11.13
Third Party Beneficiary
. New Operator is an express third party beneficiary of Sellers’ covenants, representations, warranties and indemnities set forth in this Agreement relating to (i) the operation of the Business and/or the Facility and (ii) the Operational Assets.
[Signature page follows]
IN WITNESS WHEREOF, the parties have executed this Agreement effective as of the date and year first written.
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SELLERS
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MEADOWOOD RETIREMENT VILLAGE,
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LLC,
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an Alabama limited liability company
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By:
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/s/ W. Bart Scott
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Name:
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W. Bart Scott
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Title:
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Owner/manager
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MEADOWOOD PROPERTIES, LLC,
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an Alabama limited liability company
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By:
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/s/ W. Bart Scott
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Name:
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W. Bart Scott
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Title:
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Owner/manager
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PURCHASER:
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ADCARE HEALTH SYSTEMS, INC.
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a Georgia corporation
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By:
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/s/ Allan J. Rimland
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Name:
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Allan J. Rimland
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Title:
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President and CFO
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EXHIBITS
Exhibit A: Legal Description of Land
(See Section 1.01)
Exhibit B: Excluded Assets
(See Sections 1.01 and 2.05)
Exhibit C: Contract Rights and Leases
(See Sections 1.01 and 3.01(l))
Exhibit D: Deposit Escrow Agreement
(See Section 2.03)
Exhibit E: Allocation of Purchase Price
(See Section 2.04)
Exhibit F: Software
(see Sections 1.01 and 3.01(i))
Exhibit G: Post-Closing Escrow Agreement
(see Section 2.09)
DISCLOSURE SCHEDULES
Schedule 3.01(d): Governmental and Non-Governmental Approvals Required
Schedule 3.01(f): Material Adverse Changes
Schedule 3.01(h): Liens and Encumbrances
Schedule 3.01(k): Maintenance, Condition of Improvements
Schedule 3.01(l)(2): Defaults and Counterclaims under Leases and Contract Rights
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Schedule 3.01(l)(4):
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Leases and Contract Rights In Excess of One Year Without 30-day Cancellation Right, Capitalized Leases, Leases with Purchase Options in Favor of Third Parties, and Volume Discounts and Rebates
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Schedule 3.01(1)(6)
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Contract Rights or Leases with Affiliates of Sellers or their Principals
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Schedule 3.01(m): Legal or Regulatory Violations
Schedule 3.01(n): Litigation and Administrative Proceedings
Schedule 3.01(p): Past Due Taxes and Assessments
Schedule 3.01(s) Census Report
Schedule 3.01(w): Employment Related Claims
Schedule 3.01(x)(6): Employee Information
Schedule 3.01(bb): Permits and Licenses
Schedule 3.01(cc): Specialized Services
Exhibit A: Legal Description of Land
Legal Description of Land
Exhibit B: Excluded Assets
Excluded Assets
1. Cash
2. Mortgage escrows and reserves maintained by Sellers’ lender
3. Accounts receivable arising prior to the Closing Date
4. Prepaid expenses
5. Dell Computer, monitor and keyboard located in the office of the Facility Administrator, bearing service tag # 2JYXCZ1
Exhibit C: Contract Rights and Leases
Contract Rights and Leases
Exhibit D: Deposit Escrow Agreement
Deposit Escrow Agreement
Exhibit E: Allocation of Purchase Price
Allocation of Purchase Price
Exhibit F: Software
Software
Exhibit G: Post-Closing Escrow Agreement
Software
Schedule 3.01(d)
Governmental and Non-Governmental Approvals Required
Schedule 3.01(f)
Material Adverse Changes
Schedule 3.01(h)
Liens and Encumbrances
Schedule 3.01(k)
Maintenance, Condition of Improvements
Schedule 3.01(l)(2)
Defaults Under Leases or Contract Rights
Schedule 3.01(l)(4)
Leases and Contract Rights In Excess of One Year Without 30-day Cancellation Right, Capitalized Leases, Leases with Purchase Options in Favor of Third Parties, and Volume Discounts and Rebates
Schedule 3.01(l)(6)
Contract Rights or Leases with Affiliates of Sellers or their Principals
Schedule 3.01(m)
Legal or Regulatory Violations
Schedule 3.01(n)
Litigation and Administrative Proceedings
Schedule 3.01(p)
Past Due Taxes and Assessments
Schedule 3.01(s)
Census Report
Schedule 3.01(w)
Employment Related Claims
Schedule 3.01(x)(6)
Employee Information
Schedule 3.01(bb)
Permits and Licenses
Schedule 3.01(cc)
Specialized Services
None.
LEASE AGREEMENT
THIS LEASE AGREEMENT
(this “Lease”) is entered into as of the 22
nd
day of March, 2017 (the “
Execution Date
”) by and between
MEADOWOOD PROPERTY HOLDINGS, LLC
a Georgia limited liability company (“
Landlord
”) and
CRM OF MEADOWOOD, LLC,
a Georgia limited liability company
(“
Tenant
”), for the improved real property described on
Exhibit “A-1”
(the “
Premises
”), on which Premises is located that certain 85 unit assisted living and memory care facility located at 509 Pineview Avenue, Glencoe, Alabama 35905, including the “
Landlord Personal Property
” associated therewith described on
Exhibit “A-2”
(the Landlord Personal Property together with the Premises, being collectively the “
Facility
”). Certain capitalized terms used in this Lease are defined on
Exhibit “B”
.
RECITALS
WHEREAS,
Landlord desires to lease the Premises to Tenant, and Tenant desires to lease the Premises from Landlord on the terms and conditions hereinafter set forth.
NOW, THEREFORE,
in consideration of the mutual promises set forth herein and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:
1.
Term
. The initial term of this Lease shall commence on May 1, 2017 (the “
Commencement Date
”) and end on August 31, 2030 (the “
Initial Term
”). A “
Lease Year
” is the twelve (12) month period commencing on the Commencement Date and each anniversary thereof during each year of the Term. The Initial Term may be extended for one (1) separate renewal term of five (5) years (the “
Renewal Term
”) if (a) at least one-hundred eighty (180) days prior to the end of the Initial Term, Lessee delivers to Lessor a “
Renewal Notice
” indicating that Lessee desires to exercise its right to extend this Lease for the Renewal Term; (b) there is no then uncured Event of Default (i) as of the date Lessor receives the Renewal Notice or (ii) on the last day of the Initial Term and (c) the Related Lease Affiliate (as hereinafter defined) concurrently delivers an appropriate Renewal Notice exercising the renewal option for the Related Lease (as hereinafter defined) which has not been terminated in accordance with the terms set forth therein. For purposes hereof, “
Termination Date
” shall mean the last day of the Initial Term or Renewal Term (if any) or the earlier date on which this Lease may be terminated as provided herein. For purposes hereof, “
Term
” shall mean the Initial Term together with the Renewal Term if exercised by Lessee. For purposes hereof, the term “
Related Lease Affiliate
” shall mean C.R. of Coosa Valley, LLC and the term “
Related Lease
” shall mean that certain Lease Agreement dated as of September 22, 2014 between Coosa Nursing ADK, LLC and the Related Lease Affiliate, as amended, for that certain skilled nursing facility located at 513 Pine View Avenue, Glencoe, Alabama 35905.
2.
Rent
. During the Term, Tenant shall pay in advance to Landlord on or before the 10
th
day of each month the following amounts as Rent (as defined below):
2.1
Lease Year One
.
During the first Lease Year of the Term, Rent shall be Thirty-seven Thousand Five Hundred and 00/100 Dollars ($37,500.00) per month.
2.2
Subsequent Lease Years
.
Commencing with the second (2
nd
) Lease Year of the Initial Term and continuing each Lease Year thereafter through the end of the Initial Term, Rent due each Lease Year shall equal the amount of Rent payable for the immediately preceding Lease Year as increased by two percent (2%). Commencing with the first Lease Year of the Renewal Term (if any) and during each subsequent Lease Year through the end of the Term, Rent shall increase each Lease Year by two and one-half percent (2.5%) over Rent paid during the immediately preceding Lease Year.
2.3
Absolute Net Lease.
All Rent payments shall be absolutely net to Landlord, free or any and all Taxes (as defined below in
Section 5
), Other Charges (as defined below in
Section 5
), and operating or other expenses of any kind whatsoever, all of which shall be paid by Tenant. Tenant shall at all times during the Term remain obligated under this Lease without any right of set-off, counterclaim, abatement, deduction, reduction or defense of any kind. Tenant’s sole right to recover damages against Landlord under this Lease shall be to prove such damages in a separate action.
2.4
Payment Terms
. All Rent and other payments to Landlord hereunder shall be paid by wire transfer in accordance with Landlord’s wire transfer instructions provided by Landlord from time to time.
3.
Security Deposit.
Tenant shall deposit with Landlord and maintain during the Term the cash sum of Thirty-seven Thousand Five Hundred and 00/100 Dollars ($37,500.00) as a security deposit (the “Security Deposit”) which Landlord shall hold as security for the full and faithful performance by Tenant of every term, provision, obligation and covenant under this Lease and subject to the terms and conditions of this Lease. The Security Deposit shall be paid to Landlord on the Commencement Date. The Security Deposit may be deposited by Landlord into an interest-bearing account, which interest shall accrue for the sole benefit of Landlord and not Tenant. The Security Deposit shall not be considered an advance payment of Rent (or of any other sum payable by Tenant under this Lease) or a measure of Landlord’s damages in case of a default by Tenant. Landlord shall have no obligation to maintain the Security Deposit separate and apart from Landlord’s general and/or other funds. If Tenant defaults in respect of any of the terms, provisions, covenants and conditions of this Lease (or if there is a default under the Related Lease or any other agreement or instrument with which this Lease is cross-defaulted), Landlord may, but shall not be required to, in addition to and not in lieu of any other rights and remedies available to Landlord, apply all or any part of the Security Deposit to the payment of any sum in default, or any other sum that Landlord may expend or be required to expend by reason of Tenant’s default, including but not limited to, any damages or deficiency in reletting the Premises. Whenever, and as often as, Landlord has applied any portion of the Security Deposit to cure Tenant’s default hereunder or under any agreement with which this Lease is cross-defaulted, Tenant shall, within ten (10) days after Notice from Landlord, deposit additional money with Landlord sufficient to restore the Security Deposit to the full amount then required to be deposited with Landlord, and Tenant’s failure to do so shall constitute an Event of Default without any further Notice. If Landlord transfers or assigns its interest under this Lease, Landlord shall assign the Security Deposit to the new Landlord and thereafter Landlord shall have no further liability for the return of the Security Deposit, and Tenant agrees to look solely to the new Landlord for the return of the Security Deposit. Tenant agrees that it will
not assign or encumber or attempt to assign or encumber the Security Deposit and that Landlord, its successors and assigns may return the Security Deposit to the last Tenant in possession of the Premises at the last address for which Notice has given by such Tenant and that Landlord thereafter shall be relieved of any liability therefor, regardless of one or more assignments of this Lease or any such actual or attempted assignment or encumbrances of the Security Deposit
4.
Late Charges
.
The late payment of Rent or other amounts due under this Lease will cause Landlord to lose the use of such money and incur administrative and other expenses not contemplated under this Lease. While the exact amount of the foregoing is difficult to ascertain, the parties agree that as a reasonable estimate of fair compensation to Landlord, if Rent or any other amount is not paid within (a) five (5) days after the due date for such payment, then Tenant shall thereafter pay to Landlord on demand a late charge equal to five percent (5%) of such delinquent amounts, and (b) ten (10) days after the due date for such payment, such unpaid amount shall accrue interest from such date at the rate of ten percent (10%) per annum (the “
Agreed Rate
”).
5.
Taxes and Other Charges
.
At the commencement and at the expiration of the Term, all Taxes and Other Charges shall be prorated. Landlord shall promptly forward to Tenant copies of all bills and payment receipts for Taxes or Other Charges received by it. Tenant shall pay and discharge (including the filing of all required returns), prior to delinquency or imposition of any fine, penalty, interest or other cost (“
Penalty
”), (a) “
Taxes
”, consisting of any real property and other taxes and assessments levied or assessed with respect to the Premises (excluding income taxes, franchise taxes, estate taxes, transfer taxes and/or gross receipts taxes that may be imposed upon Landlord), and (b) “
Other Charges
”, consisting of any utilities and other costs and expenses of the Facility or any portion of the Premises and all other charges, obligations or deposits assessed against any portion of the Premises during the Term. Tenant shall pay the foregoing when due and before any Penalty, but may pay the foregoing in permitted installments (whether or not interest accrues on the unpaid balance). Within ten (10) days of its receipt of Landlord’s written notice of payment, Tenant shall pay Landlord an amount equal to any Taxes or Penalty that Landlord at any time is assessed or otherwise becomes responsible and for which Tenant is liable under this Lease. However, nothing in this Lease shall obligate Tenant to pay penalties incurred as a result of Landlord’s failure to timely forward bills to Tenant.
5.1
Protests
.
Tenant has the right, but not the obligation, in good faith to protest or contest (a “
Protest
”) in whole or in part (a) the amount or payment of any Taxes or Other Charges, and (b) the existence, amount or validity of any Lien (as defined in
Section 8.1
), by appropriate proceedings sufficient to (i) prevent the collection or other realization of such Taxes, Other Charges or Liens, or (ii) prevent the sale, forfeiture or loss of any portion of the Premises, or (iii) prevent the forfeiture of Rent to satisfy such Taxes, Other Charges or Liens (so long as it provides Landlord with reasonable security to assure the foregoing). Tenant shall diligently prosecute any such Protest at its sole cost and expense and pay such Taxes, Other Charges or Lien. Landlord shall cooperate in any Protest that involves an amount assessed against it.
5.2
Impound
. If required by the Facility Mortgagee or upon Landlord’s written notice to Tenant during the Term, Landlord may require Tenant to pay with each Rent payment a deposit of
one-twelfth (1/12
th
)
of the amount required to discharge the annual amount of real property Taxes secured by a Lien encumbering any portion of the Premises as and when they become
due. The deposits shall not bear interest nor be held by Landlord in trust or as an agent of Tenant, but rather shall be applied to the payment of the related obligations. If at any time within
thirty (30) days
prior to the due date the deposits shall be insufficient for the payment of the obligation in full, Tenant shall within
ten (10) days
after demand deposit the deficiency with Landlord. If deposits are in excess of the actual obligation, the required monthly deposits for the ensuing Lease Year shall be reduced proportionately and any such excess at the end of the final Lease Year shall be refunded to Tenant within
thirty calendar (30) days
. Tenant shall forward to Landlord or its designee all Tax bills, bond and assessment statements as soon as they are received. If Landlord transfers this Lease, it shall transfer all such deposits to the transferee, and Landlord shall thereafter have no liability of any kind with respect thereto.
5.3
Tax Treatment; Reporting
. Landlord and Tenant each acknowledges that each shall treat this transaction as a true Lease for state law purposes and shall report this transaction as a Lease for Federal income tax purposes. For Federal income tax purposes each shall report this Lease as a true Lease with Landlord as the owner of the Premises and Tenant as the lessee of such Premises including:
(a)
treating Landlord as the owner of the property eligible to claim depreciation deductions under Section 167 or 168 of the Internal Revenue Code of 1986 (the “
Code
”) with respect to the Premises,
(b)
Tenant reporting its Rent payments as rent expense under Section 162 of the Code, and
(c)
Landlord reporting the Rent payments as rental income. For the avoidance of doubt, nothing in this Lease shall be deemed to constitute a guaranty, warranty or representation by either Landlord or Tenant as to the actual treatment of this transaction for state law purposes and for federal income tax purposes.
6.
Insurance
.
All insurance provided for in this Lease shall (i) be maintained under valid and enforceable policies issued by insurers licensed and approved to do business in the state where the Facility is located, (ii) name Landlord as an additional insured and, for the property insurance policies, as the owner, (iii) be on an “occurrence” basis, or if claims made, include a provision whereby tail coverage costs are specified upon policy inception, (iv) cover all of Tenant’s operations at the Facility, (v) provide that the policy may not be canceled except upon not less than thirty (30) days’ prior written notice to Landlord and (vi) be primary and provide that any insurance with respect to any portion of the Premises maintained by Landlord is excess and noncontributing with Tenant’s insurance. The property policy(ies) shall also name the Landlord and Facility Mortgagee as loss payee. The parties hereby waive as to each other all rights of subrogation which any insurance carrier, or either of them, may have by reason of any provision in any policy issued to them, provided such waiver does not thereby invalidate such policy. Original policies or satisfactory insurer certificates evidencing the existence of the insurance required by this Lease and showing the interest of Landlord and Facility Mortgagee shall be provided to Landlord prior to the commencement of the Term or, for a renewal policy, not less than ten (10) days prior to the expiration date of the insurance policy being renewed. If Landlord is provided with a certificate, it may demand that Tenant provide a complete copy of the related policy within ten (10) days. Tenant may satisfy the insurance requirements hereunder through coverage under so-called blanket policy(ies) of insurance carried and maintained by Tenant regarding other operations or facilities; provided, however, that the coverage afforded Landlord will not be reduced or diminished or otherwise be different from that which would exist under a separate policies of insurance meeting all other requirements of this Lease by reason of the use of such blanket policies of insurance. During the
Term, Tenant shall maintain the following insurance and any claims thereunder shall be adjudicated by and at the expense of it or its insurance carrier:
(a) Property Insurance
with respect to the Facility against loss or damage from all causes under standard “all risk” property insurance coverage with an agreed amount endorsement (such that the insurance carrier has accepted the amount of coverage and has agreed that there will be no co-insurance penalty), without exclusion for fire, lightning, windstorm, explosion, smoke damage, vehicle damage, sprinkler leakage, flood, vandalism, earthquake, malicious mischief and any other risks normally covered under an extended coverage endorsement, in amounts that are not less than the actual replacement value of the Facility and all Landlord and Tenant Personal Property associated therewith (including the cost of compliance with changes in zoning and building codes and other laws and regulations, demolition and debris removal and increased cost of construction). Additionally, if the Facility contains steam boilers, steam pipes, steam engines, steam turbines or other high pressure vessels, insurance with an agreed amount endorsement (such that the insurance carrier has accepted the amount of coverage and has agreed that there will be no co-insurance penalty), covering the major components of the central heating, air conditioning and ventilating systems, boilers, other pressure vessels, high pressure piping and machinery, elevators and escalators, if any, and other similar equipment installed in the Facility, in an amount equal to one hundred percent (100%) of the full replacement cost of the Facility, which policies shall insure against physical damage to and loss of occupancy and use of the Facility arising out of an accident or breakdown covered thereunder;
(b) Business Interruption and Extra Expense Coverage
with respect to the Facility for loss of rental value for a period not less than twelve (12) months, covering perils consistent with the requirements of
Section 6(a)
, and including either an agreed amount endorsement or a waiver of any co-insurance provisions, so as to prevent Tenant, Landlord and any other insured thereunder from being a co-insurer, and providing that any covered loss thereunder shall be payable to the Landlord;
(c)
Commercial General Public Liability Coverage
with respect to the Facility (including products liability and broad form coverage) against claims for bodily injury, death or property damage occurring on, in or about the Facility, affording the parties protection of not less than $1m per occurrence/$3m per location in the aggregate, naming Landlord as additional insured;
(d)
Professional Liability Coverage
with respect to the Facility, providing for claims specifically relating to patient care and services provided by the Facility staff, its’ contractors and all related parties, to include coverage or medical directors with regard to their administrative duties provided to the facility, with limits of not less than $1,000,000.00 per occurrence/$3,000,000.00 per location in the aggregate, naming Landlord as additional insured. If such coverage is purchased on a claims made basis, Tenant must show proof of the ability to purchase tail coverage to last through the statute of limitations, upon the end of the Lease Term;
(e)
Worker’s Compensation and Employers Liability Insurance
with respect to the Facility for losses sustained by Tenant’s employees in the course and scope of their employment, as well as volunteers, and otherwise consistent with all applicable state law and meeting all other legal requirements;
(f)
Business Interruption and Extra Expense Coverage
with respect to the Facility for loss of rental value for a period not less than one (1) year, covering perils consistent with the requirements of
Section 4(a)
, and including either an agreed amount endorsement or a waiver of any co-insurance provisions, so as to prevent Tenant, Landlord and any other insured thereunder from being a co-insurer, and providing that any covered loss thereunder shall be payable to the Landlord; and
(g) Deductibles/Self-Insured Retentions
for the above policies shall not be greater than One Hundred Thousand Dollars ($100,000), and Landlord shall have the right at any time to require a lower amount or set higher policy limits, to the extent commercially available and reasonable and customary for similar operations and properties to those of the Facility.
7.
Use, Regulatory Compliance and Preservation of Business
.
7.1
Permitted Use; Qualified Care
. Tenant shall continuously use and occupy the Facility during the Term as an assisted living and memory care facility with not less than 85 units and for ancillary services relating thereto, but for no other purpose. Tenant shall provide care, treatment and services to all residents of the Facility in a manner consistent with all applicable laws. Notwithstanding any common law or statutory right, Tenant agrees not to transfer, move or otherwise take action that reduces licensed bed complement of the Facility and Tenant agrees not to take any of the licensed beds out of service or move the beds to a different location.
7.2
Regulatory Compliance
. Tenant, the Facility and the Premises shall comply in all material respects with all licensing and other laws and all covenants, conditions, restrictions and other use or maintenance requirements applicable to the Facility and, to the extent applicable, all Medicare, Medicaid and other third-party payor certification requirements, including timely filing properly completed cost and other required reports, timely paying all expenses shown thereon, and ensuring that the Facility continues to be fully certified for participation in Medicare and Medicaid (if applicable) throughout the Term and when they are returned to Landlord, all without any suspension, revocation, decertification or other material limitation of such certification. Further, Tenant shall not commit any act or omission that would in any way violate any certificate of occupancy affecting the Facility, result in closure of the Facility or result in the sale or transfer of all or any portion of any related certificate of need (if applicable), bed rights or other similar certificate or license at any of the Facility. All inspection fees, costs and charges associated with a change of such licensure or certification shall be borne solely by Landlord.
7.3
Preservation of Business
. Tenant acknowledges that a fair return to Landlord on and protection of its investment in the Premises depends, in part, on Tenant’s dedication to the Business and the concentration of similar businesses of Tenant and its Affiliates in the geographical area of each Facility. Tenant further acknowledges that the diversion of residents or patient care activities (except as is necessary to provide residents or patients with an alternative level of care) from any Facility to other facilities owned or operated by Tenant or its Affiliates at any time during the Term will have a material adverse effect on the value and utility of such Facility. Therefore, Tenant agrees that during the Term and for a period of
two (2) years
thereafter, neither Tenant nor any of its Affiliates shall, without the prior written consent of Landlord:
(i)
operate, own, participate in or otherwise receive revenues from any other business providing services similar to those of the business of the Facility within a ten (10)-mile geographical radius of the Facility,
(ii)
except as is necessary to provide residents or patients with an alternative level of care, recommend or solicit the removal or transfer of any resident or patient from any Facility to any other nursing, health care, senior housing or retirement housing facility or divert actual or potential residents, patients or care activities of the business conducted at the Facility to any other facilities owned or operated by Tenant or its Affiliates or from which they receive any type of referral fees or other compensation for transfers, or
(iii)
employ for other businesses any management or supervisory personnel working on or in connection with any portion of the business or the Facility; provided, however, that if Tenant or an Affiliate Leases additional facilities from Landlord or Landlord’s Affiliates, the parties agree that Tenant may move employees among those Affiliated Facilities.
8.
Acceptance, Maintenance, Upgrade, Alteration and Environmental
.
8.1
Acceptance “AS IS”; No Liens
.
(a)
Tenant acknowledges that it is presently engaged in operations similar to those to be conducted at the Facility and has expertise in such industry and, in deciding to enter into this Lease, has not relied on any representations or warranties, express or implied, of any kind from Landlord. Tenant has investigated the Premises, has selected the Premises to its own specifications, has concluded that no improvements or modifications to them are required in order to operate the Facility, and accepts the Facility and the Premises on an “
AS IS
” basis and assumes all responsibility and cost for the correction of any observed or unobserved deficiencies or violations. Notwithstanding its right to Protest set forth in
Section 5.1
, Tenant shall not cause or permit any lien, levy or attachment to be placed or assessed against any portion of the Premises or the operation thereof (a “
Lien
”) for any reason, provided that nothing in this Lease shall require Tenant to keep the Premises free of liens that may be filed as a result of Landlord’s action or omissions.
8.2
Tenant’s Maintenance Obligations
. Tenant shall (a) keep and maintain the Premises and the Facility in good appearance, repair and condition and maintain proper housekeeping, (b) promptly make all repairs (interior and exterior, structural and nonstructural, ordinary and extraordinary, foreseen and unforeseen) necessary to keep the Facility in good and working order and condition and in substantial compliance with all applicable requirements and laws relating to the business conducted thereon, including if applicable, certification for participation in Medicare and Medicaid, and (c) keep and maintain all Landlord and Tenant Personal Property
in good condition, ordinary wear and tear excepted, and repair and replace such property consistent with prudent industry practice as required under this Lease.
8.3
Alterations by Tenant
. Tenant may alter, improve, exchange, replace, modify or expand (collectively, “
Alterations
”) the Facility, equipment or appliances on the Premises from time to time as it may determine is desirable for the continuing and proper use and maintenance of the Premises; provided, that any Alterations in excess of One Hundred Thousand Dollars ($100,000) with respect to the Facility in any rolling twelve (12) month period shall require Landlord’s prior written consent, which shall not be unreasonably withheld, delayed, or conditioned. All Alterations shall immediately become a part of the Premises and the property of Landlord subject to this Lease, and the cost of all Alterations or other purchases, whether undertaken as an on-going licensing, Medicare, Medicaid or other regulatory requirement, or otherwise, shall be borne solely by Tenant. All Alterations shall be constructed in a good and workmanlike manner in compliance with all applicable laws and the insurance required under this Lease.
8.4
Hazardous Materials
. Tenant’s use of the Premises shall comply with all Hazardous Materials Laws. If any Environmental Activities occur or are suspected to have occurred in violation of any Hazardous Materials Laws by Tenant during the Term or if Tenant has received notice of any Hazardous Materials Claim against any portion of the Premises as a result of Tenant’s acts or omissions during the Term, Tenant shall promptly obtain all permits and approvals necessary to remedy any such actual or suspected problem through the removal of Hazardous Materials or otherwise, and upon Landlord’s approval of the remediation plan, remedy any such problem to the satisfaction of Landlord and all applicable governmental authorities, in accordance with all Hazardous Materials Laws and good business practices. During the Term, Tenant shall promptly advise Landlord in writing of (a) any Environmental Activities in violation of any Hazardous Materials Laws; (b) any Hazardous Materials Claims against Tenant or any portion of the Premises; (c) any remedial action taken by Tenant in response to any Hazardous Materials Claims or any Hazardous Materials on, under or about any portion of the Premises in violation of any Hazardous Materials Laws; (d) Tenant’s discovery of any occurrence or condition on or in the vicinity of any portion of the Premises that materially increase the risk that any portion of the Premises will be exposed to Hazardous Materials; and (e) all communications to or from Tenant, any governmental authority or any other Person relating to Hazardous Materials Laws or Hazardous Materials Claims with respect to any portion of the Premises, including copies thereof. Landlord shall have the right, at Tenant’s sole cost and expense (including, without limitation, Landlord’s reasonable attorneys’ fees and costs) and with counsel chosen by Landlord, to join and participate in, as a party if it so elects, any legal proceedings or actions initiated in connection with any Hazardous Materials Claims. Landlord represents and warrants to Tenant that to Landlord’s knowledge, there are not pending claims or causes of action arising out or relating to the Facility or the Premises as of the commencement of the Term.
9.
Tenant Property
. Tenant shall obtain and install all items of furniture, fixtures, supplies and equipment not included as Landlord Personal Property as shall be necessary or reasonably appropriate to operate the Facility in compliance with this Lease (“
Tenant Personal Property
”, which collectively with the “
Tenant Intangible Property
” shall be referred to herein as “
Tenant Property
”.) As used herein, “
Tenant Intangible Property
” means all the following at
any time owned by Tenant in connection with its use of any portion of the Premises: Medicare, Medicaid and other accounts and proceeds thereof; rents, profits, income or revenue derived from such operation or use; all documents, chattel paper, instruments, contract rights (including contracts with residents, employees and third-party payors), deposit accounts, general intangibles and chooses in action; refunds of any Taxes or Other Charges for periods of time during the Term; and licenses and permits necessary or desirable for Tenant’s use of any portion of the Premises, including licensed Medicaid beds (if applicable). Except as may be allowed under common law, Landlord shall have no lien or security interest in or to the Tenant Intangible Property, and any such common law lien or security interest of Landlord shall be subordinate to the lien and security interest of any third party lender providing to Tenant a working capital line of credit, whether such working capital line of credit exists as of the Commencement Date or future working capital lines of credit, and no further instrument of subordination shall be required.
10.
Financial, Management and Regulatory Reports
.
Tenant shall provide Landlord with the reports listed in
Exhibit “C”
at the time described therein, and such other information about it or the operations of the Facility as Landlord may reasonably request from time to time, including such information requested in connection with any financing of the Premises sought by Landlord. All financial information provided by Tenant shall be prepared in accordance with generally accepted accounting principles consistently applied and shall be submitted electronically in the form of unrestricted, unlocked “.xls” spreadsheets created using Microsoft Excel (2003 or newer editions). If Tenant or any Affiliate becomes subject to any reporting requirements of the Securities and Exchange Commission (“SEC”) during the Term, it shall concurrently deliver to Landlord such reports as are delivered pursuant to applicable securities laws. Similarly, should Landlord or its parent, AdCare Health Systems, Inc., be subject to any particular reporting requirements of the SEC during the Term for which it needs reports, documentation or other information from Tenant, Tenant agrees to deliver such reports, documentation and information within ten (10) days after Landlord’s request for the same.
11.
Representations and Warranties
.
Each party represents and warrants to the other that: (a) this Lease and all other documents executed or to be executed by it in connection herewith have been duly authorized and shall be binding upon it; (b) it is duly organized, validly existing and in good standing under the laws of the state of its formation and is duly authorized and qualified to perform this Lease within the state where the Premises is located; and (c) neither this Lease nor any other document executed or to be executed in connection herewith violates the terms of any other agreement of such party.
12.
Events of Default
.
So long as there is no Event of Default, Tenant shall peaceably and quietly have, hold and enjoy the Premises for the Term, free of any claim or other action not caused or created by Tenant or pursuant to
Sections 16
or
17
. The occurrence of any of the following events will constitute an “
Event of Default
” on the part of Tenant, and there shall be no cure period therefor except as otherwise expressly provided:
(a)
Tenant’s failure to pay within ten (10) business days of when due any Rent, Taxes, Other Charges or other required payments;
(b)
(i) The revocation, suspension or material limitation of any license required for the operation of the Facility or the certification of the Facility for provider status under Medicare or Medicaid, if applicable; (ii) the closure of the Facility; (iii) the sale or transfer of all or any portion of any certificate of need, bed rights or other similar certificate or license relating to the Facility; (iv) the use of any portion of the Facility other than for an assisted living facility and for ancillary services relating thereto; or (v) any act or omission of Tenant that in the judgment of Landlord will more likely than not result in any of the foregoing;
(c)
Any other material suspension, termination or restriction placed upon Tenant, the Facility or the ability to admit residents or patients (e.g., an admissions ban or non-payment for new admissions by Medicare or Medicaid resulting from an inspection survey, if applicable);
(d)
To the extent legally permissible, a material default by Tenant or any Affiliate under the Related Lease or any other lease, agreement or obligation between Tenant or its Affiliate on one hand and Landlord or its Affiliate on the other hand which is not cured within any applicable cure period specified therein;
(e)
Any misrepresentation by Tenant under this Lease or material misstatement or omission of fact in any written report, notice or communication from Tenant to Landlord;
(f)
The failure to perform or comply with the provisions of
Sections 6
or
15
;
(g)
(i) Tenant shall generally not pay its debts as they become due, or shall admit in writing its inability to pay its debts generally, or shall make an assignment of all or substantially all of its property for the benefit of creditors; or (ii) a receiver, trustee or liquidator shall be appointed for either or them or any of their property, if within three (3) business days of such appointment Tenant does not inform Landlord in writing that they intend to cause such appointment to be discharged or such discharge is not diligently prosecuted to completion within sixty (60) days after the date of such appointment; (iii) the filing by Tenant of a voluntary petition under any federal bankruptcy or state law to be adjudicated as bankrupt or for any arrangement or other debtor’s relief; or (iv) the involuntary filing of such a petition against Tenant by any other party, unless Tenant within three (3) business days of such filing informs Landlord in writing of its intent to cause such petition to be dismissed, such dismissal is diligently prosecuted and such petition is dismissed within one hundred twenty (120) days after filing; or
(h)
The failure to perform or comply with any provision of this Lease not requiring the payment of money unless (i) within three (3) business days of Tenant’s receipt of a notice of default from Landlord, Tenant gives Landlord notice of its intent to cure such default; and (ii) Tenant cures it either (x) within thirty (30) days after such notice from Landlord or (y) if such default cannot with due diligence be so cured because of the nature of the default or delays beyond the control of Tenant and cure after such period will not have a materially adverse effect upon the Facility, then such default shall not constitute an Event of Default if Tenant uses its best
efforts to cure such default by promptly commencing and diligently pursuing such cure to the completion thereof and cures it within ninety (90) days after such notice from Landlord.
13.
Remedies
. Upon the occurrence of an Event of Default, Landlord may exercise all rights and remedies under this Lease and the laws of the state where the Premises is located that are available to a Landlord of real and personal property in the event of a default by its Tenant, and as to the Tenant Property, all remedies granted under the laws of such state(s) to a secured party under its Uniform Commercial Code. Landlord shall have no duty to mitigate damages unless required by applicable law and shall not be responsible or liable for any failure to relet the Premises or to collect any rent due upon any such reletting. Tenant shall pay Landlord, promptly upon demand, all expenses incurred by it in obtaining possession and reletting any of the Premises, including fees, commissions and costs of attorneys, architects, agents and brokers.
13.1
General
. Without limiting the foregoing, Landlord shall have the right (but not the obligation) to do any of the following upon an Event of Default: (a) sue for the specific performance of any covenant of Tenant as to which it is in breach; (b) enter upon any portion of the Premises, terminate this Lease, dispossess Tenant from the Premises through appropriate legal procedures and/or collect money damages by reason of Tenant’s breach, including the acceleration of all Rent which would have accrued after such termination and all obligations and liabilities of Tenant under this Lease which survive the termination of the Term; (c) elect to leave this Lease in place and sue for Rent and other money damages as the same come due; and (d) (before or after repossession of the Premises pursuant to clause (b) above and whether or not this Lease has been terminated) relet any portion of the Premises to such Tenant(s), for such term(s) (which may be greater or less than the remaining balance of the Term), rent, conditions (which may include concessions or free rent) and uses as it may determine in its sole discretion and collect and receive any rents payable by reason of such reletting.
13.2
Remedies Cumulative; No Waiver
. No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing at law or in equity. Any notice or cure period provided herein shall run concurrently with any provided by applicable law. No failure of Landlord to insist at any time upon the strict performance of any provision of this Lease or to exercise any option, right, power or remedy contained herein shall be construed as a waiver, modification or relinquishment thereof as to any similar or different breach (future or otherwise) by Tenant. Landlord’s receipt of and Tenant’s payment of any rent or other sum due hereunder (including any late charge) with knowledge of any breach shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be effective unless expressed in a writing signed by it.
13.3
Performance of Tenant’s Obligations
. If Tenant at any time shall fail to make any payment or perform any act on its part required to be made or performed under this Lease, then Landlord may, without waiving or releasing Tenant from any obligations or default hereunder, make such payment or perform such act for the account and at the expense of Tenant after delivering Tenant thirty (30) days’ notice with an opportunity to cure, and enter upon any portion of the Premises for the purpose of taking all such action as may be reasonably necessary. No such entry shall be
deemed an eviction of Tenant. All sums so paid by Landlord and all necessary and reasonable incidental costs and expenses (including reasonable attorneys’ fees and expenses) incurred in connection with the performance of any such act by it, together with interest at the Agreed Rate (as defined in
Section 3
hereof) from the date of the making of such payment or the incurring of such costs and expenses, shall be payable by Tenant to Landlord upon Landlord’s written demand therefor.
14.
Provisions on Termination
.
14.1
Surrender of Possession
. On the expiration of the Term or earlier termination or cancellation of this Lease (the “
Termination Date
”), Tenant shall deliver to Landlord or its designee possession of (a) the Facility and associated Landlord Personal Property in a neat and clean condition and in as good a condition as existed at the date of Tenant’s possession and occupancy pursuant to this Lease, ordinary wear and tear excepted, (b) a fully operational, licensed and certified (if applicable) business at the Facility including, at Tenant’s sole cost, any Alterations necessitated by, or imposed in connection with, a change of ownership inspection survey for the transfer of operation of any portion of the Premises to Landlord or its designee, and (c) all patient charts and resident records along with appropriate resident consents if necessary and copies of all of its books and records relating to the Facility and the Premises. Accordingly, Tenant shall not at any time during or after the Term seek to transfer, surrender, allow to lapse, or grant any security interest or any other interest in and to the licenses, permits or certifications relating to the Facility or the Premises, nor shall Tenant commit or omit any act that would jeopardize the Facility or any licensure or certification of the Facility. Tenant shall cooperate fully with Landlord or its designee in transferring or obtaining all necessary licenses and certifications for Landlord or its designee, and Tenant shall comply with all requests for an orderly transfer of the Facility licenses, and Medicare and Medicaid certifications and possession at the time of its surrender of the Premises to Landlord or its designee to operate the Facility. Subject to all applicable laws, Tenant hereby assigns, effective upon the Termination Date, all rights to operate the Facility to Landlord or its designee, including all required licenses and permits and all rights to apply for or otherwise obtain them, and all other nonproprietary Tenant Intangible Property relating to any portion of the Premises.
14.2
Removal of Tenant Personal Property
. Provided that no Event of Default then exists, in connection with the surrender of the Premises, Tenant may upon at least five (5) business days’ prior notice to Landlord remove from the Premises in a workmanlike manner all Tenant Personal Property, leaving the Premises in good and presentable condition and appearance, including repair of any damage caused by such removal; provided that Landlord shall have the right and option to purchase the Tenant Personal Property for its then net book value during such five (5) business day notice period, in which case Tenant shall so convey the Tenant Personal Property to Landlord by executing a bill of sale in a form reasonably required by Landlord. If there is any Event of Default then existing, Tenant may not remove any Tenant Personal Property from the Premises and instead will, on demand from Landlord, convey it to Landlord for no additional consideration by executing a bill of sale in a form reasonably required by Landlord. Title to any Tenant Personal Property which is not removed by Tenant as permitted above upon the expiration of the Term shall, at Landlord’s election, vest in Landlord; provided, however, that Landlord may remove and store or dispose any or all of such Tenant Personal Property which is not so removed by Tenant without obligation or accounting to Tenant.
14.3
Management of Premises
. Commencing on the Termination Date, Landlord or its designee, upon written notice to Tenant, may elect to assume the responsibilities and obligations for the management and operation of the Facility and Tenant agrees to cooperate fully to accomplish the transfer of such management and operation without interrupting the operation of the Facility. Tenant agrees that Landlord or its designee may operate the Facility under Tenant’s licenses and certifications for a period of not more than six (6) months pending the issuance of new licenses and certifications to Landlord or its designee. Tenant shall not commit any act or be remiss in the undertaking of any act that would jeopardize any licensure or certification of the Facility, and Tenant shall comply with all requests for an orderly transfer of any and all Facility and other licenses, Medicare and Medicaid certifications and possession of the Premises at the time of any such surrender.
14.4
Holding Over
. If Tenant shall remain in possession of the Premises after the Termination Date (through no fault of Landlord), such possession shall be a month-to-month tenancy during which time Tenant shall pay as rental on the first (1
st
) business day of each month one hundred twenty-five percent (125%) of the monthly Rent payable with respect to the last Lease Year, all additional charges accruing during the month and all other sums, if any, payable by Tenant pursuant to this Lease. Nothing contained herein shall constitute the consent, express or implied, of Landlord to the holding over of Tenant after the Termination Date, nor shall anything contained herein be deemed to limit Landlord’s remedies.
14.5
Survival
. All representations, warranties, covenants and other obligations of Tenant under this Lease shall survive the Termination Date.
15.
Certain Landlord Rights
.
15.1
Entry and Examination of Records
. Landlord and its representatives may enter any portion of the Premises at any reasonable time after at least forty-eight (48) hours’ notice to Tenant to inspect the Premises for compliance, to exhibit the Premises for sale, Lease or mortgaging, or for any other reason; provided that no such notice shall be required in the event of an emergency, upon an Event of Default or to post notices of non-responsibility under any mechanics’ or materialmans’ lien law. No such entry shall unreasonably interfere with residents, patients, patient care or the Tenant’s operations of the Facility. During normal business hours, Tenant will permit Landlord and its representatives, inspectors and consultants to examine all contracts, books and financial and other records (wherever kept) relating to Tenant’s operations of the Facility.
15.2
Grant Liens
. This Lease shall be subordinate to the right, title, and interest of any lender or other party holding a security interest in or a lien upon the Premises under any and all mortgage instruments or deeds to secure debt presently encumbering the Premises or the Building and to any and all other deeds to secure debt or mortgage instruments hereafter encumbering the Premises or the Building. Tenant shall at any time hereafter, on demand of Landlord or the holder of any such deed to secure debt or mortgage instrument, execute any instruments which may reasonably be required by such party for the purpose of evidencing the subordination of this Lease to the lien or security of such party.
Tenant shall, upon demand, at any time or times, execute, acknowledge, and deliver to Landlord or the holder of any such instruments or deeds to secure debt, without expense, any and all documents that may be necessary to make this Lease superior to the
lien of any of the same.
If the holder of any of said instruments or deeds to secure debt shall hereafter succeed to the rights of Landlord under this Lease, Tenant shall, at the option of such holder or a purchaser at any foreclosure or sale under power, attorn to and recognize such successor as Tenant’s Landlord under this Lease. Tenant shall promptly execute, acknowledge, and deliver any instrument that may be necessary to evidence such attornment. Landlord will use commercially reasonably efforts to obtain from any lender holding a lien on the Premises, a subordination, non-disturbance and attornment agreement for the benefit of Tenant.
15.3
Estoppel Certificates
. Landlord and Tenant shall, at any time upon not less than five (5) business days’ prior written request by the other party, have an authorized representative execute, acknowledge and deliver to Landlord or Tenant, as the case may be, or their designee a written statement certifying (a) that this Lease, together with any specified modifications, is in full force and effect, (b) the dates to which Rent and additional charges have been paid, (c) that no default by either party exists or specifying any such default, and (d) as to such other matters as Landlord or Tenant, as the case may be, may reasonably request.
15.4
Conveyance Release
. If Landlord or any successor owner shall sell or transfer any portion of the Premises in accordance with this Lease, they shall thereafter be released from all future liabilities and obligations hereunder arising or accruing from and after the date of such conveyance or other transfer, which instead shall thereupon be binding upon the new owner.
16.
Assignment and Subletting
.
16.1
Except as otherwise expressly permitted in this Lease, without Landlord’s prior written consent, not to be unreasonably withheld or delayed, Tenant shall not assign this Lease, or Lease all or any part of the Premises, or permit the use of the Premises by any party other than Tenant. This prohibition includes an assignment or subletting to or by a receiver or trustee in any federal or state bankruptcy, insolvency, or other proceeding. For purposes of this Section, a sale or transfer of all or a controlling ownership interest in Tenant or a merger or other combination by Tenant or a sale of all or substantially all of Tenant’s assets in lieu thereof shall be deemed an assignment or other transfer of this Lease. Notwithstanding any provision hereof, Tenant may assign this Lease to an entity in which Michael E. Winget, Sr. owns a majority equity interest.
17.
Damage by Fire or Other Casualty
.
17.1
Damage by Fire or Other Casualty
.
Tenant shall promptly notify Landlord of any damage or destruction of any portion of the Premises and diligently repair or reconstruct such portion of the Premises to a like or better condition than existed prior to such damage or destruction. Any net insurance proceeds payable with respect to the casualty shall be paid directly to Landlord and, if an Event of Default has not occurred hereunder, may be used for the repair or reconstruction of the applicable portion of the Premises pursuant to Landlord's reasonable disbursement requirements and subject to the provisions of the Facility Mortgage Documents and the release of insurance proceeds by the Facility Mortgagee, if any. If such proceeds are insufficient, Tenant shall provide the required additional funds; if they are more than sufficient, the surplus shall belong and be paid to Tenant. Tenant shall not have any right under this Lease, and hereby waives
all rights under applicable law, to abate, reduce or offset rent by reason of any damage or destruction of any portion of the Premises by reason of an insured or uninsured casualty.
18.
Condemnation
.
Except as provided to the contrary in this
Section 18
, this Lease shall not terminate and shall remain in full force and effect in the event of a taking or condemnation of the Premises, or any portion thereof, and Tenant hereby waives all rights under applicable law to abate, reduce or offset rent by reason of such taking. If during the Term all or substantially all (a “
Complete Taking
”) or a smaller portion (a “
Partial Taking
”) of the Premises is taken or condemned by any competent public or quasi-public authority, then (a) in the case of a Complete Taking, Tenant may at its election made within thirty (30) days of the effective date of such Taking, terminate this Lease and the current Rent shall be equitably abated as of the effective date of such termination, or (b) in the case of a Partial Taking, the Rent shall be abated to the same extent as the resulting diminution in Fair Market Value of the applicable portion of the Premises. The resulting diminution in Fair Market Value on the effective date of a Partial Taking shall be as established pursuant to
Exhibit “D”
. Landlord alone shall be entitled to receive and retain any award for a taking or condemnation other than a temporary taking; provided, however, Tenant shall be entitled to submit its own claim in the event of any such taking or condemnation with respect to the value of Tenant’s Leasehold interest in any portion of the Premises and/or the relocation costs incurred by Tenant as a result thereof. In the event of a temporary taking of less than all or substantially all of the Premises, Tenant shall be entitled to receive and retain any and all awards for the temporary taking and the Rent due under this Lease shall be not be abated during the period of such temporary taking.
19.
Indemnification.
Tenant agrees to protect, indemnify, defend and save harmless Landlord, its members, managers, Affiliates, directors, officers, shareholders, agents and employees from and against any and all foreseeable or unforeseeable liability, expense, loss, cost, deficiency, fine, penalty or damage (including consequential or punitive damages) of any kind or nature, including reasonable attorneys’ fees, from any suits, claims or demands, on account of any matter or thing, action or failure to act arising out of or in connection with this Lease, the Premises or the operations of Tenant on any portion of the Premises, including, without limitation, (a) the breach by Tenant or any of its representations, warranties, covenants or other obligations hereunder, (b) any Protest, (c) all known and unknown Environmental Activities on any portion of the Premises, Hazardous Materials Claims or violations by Tenant of a Hazardous Materials Law with respect to any portion of the Premises, and (d) upon or following the Termination Date, the correction of all deficiencies of a physical matter identified by, and any liability assessed or asserted by, any governmental agency or Medicare or Medicaid providers as a result of or arising out of or in connection with this Lease or the related change in ownership inspection and audit (including any overpayment to any Medicare, Medicaid or other third party payor). Upon receiving knowledge of any suit, claim or demand asserted by a third party that Landlord believes is covered by this indemnity, it shall give Tenant notice of this matter. If Landlord does not elect to defend the matter with its own counsel at Tenant’s expense, Tenant shall then defend Landlord at Tenant’s expense (including Landlord’s reasonable attorneys’ fees and costs) with legal counsel satisfactory to Landlord.
20.
Disputes
.
If any party brings any action to interpret or enforce this Lease, or for damages for any alleged breach, the prevailing party shall be entitled to reasonable attorneys’ fees and costs as awarded by the court in addition to all other recovery, damages and costs.
EACH PARTY HEREBY WAIVES ANY RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER IN CONNECTION WITH ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, INCLUDING RELATIONSHIP OF THE PARTIES, TENANT’S USE AND OCCUPANCY OF ANY PORTION OF THE PREMISES, OR ANY CLAIM OF INJURY OR DAMAGE RELATING TO THE FOREGOING OR THE ENFORCEMENT OF ANY REMEDY.
21.
Notices
.
All notices and demands, certificates, requests, consents, approvals and other similar instruments under this Lease shall be in writing and sent by personal delivery, U. S. certified or registered mail (return receipt requested, postage prepaid) or FedEx or similar generally recognized overnight carrier regularly providing proof of delivery, addressed as follows:
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If to Tenant:
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If to Landlord:
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CRM of Meadowood, LLC
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Meadowood Property Holdings, LLC
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Michael E. Winget, Sr.
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454 Satellite Boulevard, Suite 100
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P.O. Box 69
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Suwanee, Georgia 30024
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Bolingbroke, Georgia 31004
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Attention: CEO
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With a copy to:
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David A. Pope, Esq.
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Spivey, Pope, Green & Greer, LLC
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438 Cotton Ave.
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Macon, Georgia 31202
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A party may designate a different address by notice as provided above. Any notice or other instrument so delivered (whether accepted or refused) shall be deemed to have been given and received on the date of delivery established by U.S. Post Office return receipt or the carrier’s proof of delivery or, if not so delivered, upon its receipt. Delivery to any officer, general partner or principal of a party shall be deemed delivery to such party. Notice to any one co-Tenant shall be deemed notice to all co-Tenants.
22.
Compliance with Facility Mortgage Documents
(a)
Tenant acknowledges that any facility mortgage documents executed by Landlord or any Affiliate of Landlord may impose certain obligations on the “borrower” or other counterparty thereunder to comply with or cause the operator and/or lessee of the Facility to comply
with all representations, covenants and warranties contained therein relating to the Facility and the operator and/or lessee of the Facility, including, covenants relating to (i) the maintenance and repair of the Facility;
(
ii) maintenance and submission of financial records and accounts of the operation of the Facility and related financial and other information regarding the operator and/or lessee of the Facility and the Facility itself; (iii) the procurement of insurance policies with respect to the Facility; (iv) minimum occupancy, fixed coverage ratio or other Facility-related financial and/or performance requirements, and (v) without limiting the foregoing, compliance with all applicable legal requirements relating to the Facility and the operation of the business thereof. For so long as any Facility Mortgages encumber the Premises or any portion thereof or interest therein, Tenant covenants and agrees, at its sole cost and expense and for the express benefit of Landlord, to operate the Facility in strict compliance with the terms and conditions of the Facility Mortgage Documents (other than payment of any indebtedness evidenced or secured thereby) and to timely perform all of the obligations of Landlord relating thereto, or to the extent that any of such duties and obligations may not properly be performed by Tenant, Tenant shall cooperate with and assist Landlord in the performance thereof (other than payment of any indebtedness evidenced or secured thereby); provided, however, this
Section 22(a)
shall not
(
i) increase Tenant’s monetary obligations under this Lease, (ii) increase Tenant’s non-monetary obligations under this Lease or (iii) diminish Tenant’s rights under this Lease. If any new Facility Mortgage Documents to be executed by Landlord or any Affiliate of Landlord would impose on Tenant any obligations under this
Section 22(a)
(provided that all such obligations shall comply with the restrictions set forth in the immediately preceding sentence), Landlord shall provide copies of the same to Tenant for informational purposes (but not for Tenant’s approval) prior to the execution and delivery thereof by Landlord or any Affiliate of Landlord.
(b)
During the Term, Tenant acknowledges and agrees that, except as expressly provided elsewhere in this Lease, it shall undertake at its own cost and expense the performance of any and all repairs, replacements, capital improvements, maintenance items and all other requirements relating to the condition of the Facility that are required by Facility Mortgage Documents, and Tenant shall be solely responsible and hereby covenants to fund and maintain any and all impound, escrow or other reserve or similar accounts required under any Facility Mortgage Documents as security for or otherwise relating to any operating expenses of the Facility, including any capital repair or replacement reserves and/or impounds or escrow accounts for Taxes or insurance premiums (each a “
Facility Mortgage Reserve Account
”); provided, however, this
Section
22(b) shall not (i) increase Tenant’s monetary obligations under this Lease, (ii) increase Tenant’s non-monetary obligations under this Lease, or (iii) diminish Tenant’s rights under this Lease. During the Term of this Lease and provided that no Event of Default shall have occurred and be continuing hereunder, Tenant shall, subject to the terms and conditions of such Facility Mortgage Reserve Account and the requirements of the Facility Mortgagee(s) thereunder, have access to and the right to apply or use (including for reimbursement) to the same extent of Landlord all monies held in each such Facility Mortgage Reserve Account for the purposes and subject to the limitations for which such Facility Mortgage Reserve Account is maintained, and Landlord agrees to reasonably cooperate with Tenant in connection therewith.
23.
Cooperation
. Tenant agrees that should Landlord and Landlord’s Affiliates desire to consolidate all of their Leases with Tenant and Tenant’s Affiliates into one master Lease, Tenant shall cooperate with Landlord and Landlord’s Affiliates in so documenting such consolidation.
24.
Miscellaneous
.
This Lease has been freely and fairly negotiated, and all provisions shall be interpreted according to their fair meaning and shall not be strictly construed against any party. While nothing contained in this Lease should be deemed or construed to constitute an extension of credit by Landlord to Tenant, if a portion of any payment made to Landlord is deemed to violate any applicable laws regarding usury, such portion shall be held by Landlord to pay the future obligations of Tenant as such obligations arise and if Tenant discharges and performs all obligations hereunder, such funds will be reimbursed (without interest) to Tenant on the Termination Date. If any part of this Lease shall be determined to be invalid or unenforceable, the remainder shall nevertheless continue in full force and effect. Time is of the essence, and whenever action must be taken (including the giving of notice or the delivery of documents) hereunder during a certain period of time or by a particular date that ends or occurs on a Saturday, Sunday or federal holiday, then such period or date shall be extended until the immediately following business day. Whenever the words “
including
”, “
include
” or “
includes
” are used in this Lease, they shall be interpreted in a non-exclusive manner as though the words “
without limitation
” immediately followed. Whenever the words day or days are used in this Lease, they shall mean “
calendar day
” or “
calendar days
” unless expressly provided to the contrary. The titles and headings in this Lease are for convenience of reference only and shall not in any way affect the meaning or construction of any provision. Unless otherwise expressly provided, references to any “Section” mean a section of this Lease (including all subsections), to any “
Exhibit
” or “
Schedule
” mean an exhibit or schedule attached hereto or to “
Medicare
” or “
Medicaid
” include any successor program. If more than one Person is Tenant hereunder, their liability and obligations hereunder shall be joint and several. Promptly upon the request of either party and at its expense, the parties shall prepare, enter into and record a suitable short form memorandum of this Lease. This Lease (a) contains the entire agreement of the parties as to the subject matter hereof and supersedes all prior or contemporaneous verbal or written agreements or understandings, (b) may be executed in several counterparts, (including electronically mailed copies in portable document format (PDF)), each of which shall be deemed an original, but all of which shall constitute one and the same document, (c) may only be amended by a writing executed by the parties, (d) shall inure to the benefit of and be binding upon the successors and permitted assigns of the parties, (e) shall be governed by and construed and enforced in accordance with the internal laws of the State of Georgia, and (f) incorporates by this reference any Exhibits and Schedules attached hereto.
[Signatures on Following Page]
IN WITNESS WHEREOF
, this Lease has been executed by Landlord and Tenant as of the date first written above.
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LANDLORD
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MEADOWOOD PROPERTY HOLDINGS, LLC
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a Georgia limited liability company
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By:
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/s/ Allan J. Rimland
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Name:
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Allan J. Rimland
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Title:
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Manager
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TENANT
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CRM OF MEADOWOOD, LLC,
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a Georgia limited liability company
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By:
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/s/ Michael E. Winget
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Michael E. Winget, Sr., General Manager
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EXHIBIT “A-1”
[LEGAL DESCRIPTION]
EXHIBIT A-2
LANDLORD PERSONAL PROPERTY
“Landlord Personal Property” means: (i) all personal property used in the operation or management of the Facility, including machinery, equipment, furniture, furnishings, beds, computers, signage, trade fixtures or other personal property and consumable inventory and supplies, including any and all such personal property replaced by Tenant or required by the state in which the Facility is located or any other governmental entity to operate the Facility, and (ii) all site plans, surveys, soil and substrata studies, architectural drawings, plans and specifications, engineering plans and studies, floor plans, landscape plans, and other plans and studies that relate to the Facilities; provided, however, that Landlord Personal Property shall not include: (a) any vehicles or computer software used in connection with the operation of the Facilities, or (b) any equipment Leased by Tenant from third parties, which equipment is not a replacement of what would otherwise be Landlord Personal Property.
EXHIBIT “B”
CERTAIN DEFINITIONS
For purposes of this Lease, the following terms and words shall have the specified meanings:
“
Affiliate
” shall mean with respect to any Person, any other Person which Controls, is Controlled by or is under common Control with the first Person.
“
Control
” shall mean, as applied to any Person, the possession, directly or indirectly, of the power to direct the management and policies of that Person, whether through ownership, voting control, by contract or otherwise.
“
Environmental Activities
” shall mean the use, generation, transportation, handling, discharge, production, treatment, storage, release or disposal of any Hazardous Materials at any time to or from any portion of the Premises or located on or present on or under any portion of the Premises.
“
Facility Mortgage
” shall mean any mortgage, deed of trust or other security agreement or lien encumbering the Premises or any portion thereof and securing an indebtedness of Landlord or any Affiliate of Landlord or any ground, building or similar Lease or other title retention agreement to which the Premises or any portion thereof is subject from time to time.
“
Facility Mortgagee
” shall mean the holder or beneficiary of a Facility Mortgage and any other rights of the lender, credit party or lessor under the applicable Facility Mortgage Documents.
“
Facility Mortgage Documents
” shall mean with respect to each Facility Mortgage and Facility Mortgagee, the applicable Facility Mortgage, loan or credit agreement, Lease, note, collateral assignment instruments, guarantees, indemnity agreements and other documents or instruments evidencing, securing or otherwise relating to the loan made, credit extended, Lease or other financing vehicle pursuant thereto.
“
Hazardous Materials
” shall mean (a) any petroleum products and/or by-products (including any fraction thereof), flammable substances, explosives, radioactive materials, hazardous or toxic wastes, substances or materials, known carcinogens or any other materials, contaminants or pollutants which pose a hazard to any portion of the Premises or to Persons on or about any portion of the Premises or cause any portion of the Premises to be in violation of any Hazardous Materials Laws; (b) asbestos in any form which is friable; (c) urea formaldehyde in foam insulation or any other form; (d) transformers or other equipment which contain dielectric fluid containing levels of polychlorinated biphenyls in excess of fifty (50) parts per million or any other more restrictive standard then prevailing; (e) medical wastes and biohazards not disposed of in accordance with applicable law; (f) radon gas; and (g) any other chemical, material or substance, exposure to which is prohibited, limited or regulated by any governmental authority or may or could pose a hazard to the health and safety of the occupants of any portion of the Premises or the owners and/or occupants of property adjacent to or surrounding any portion of the Premises, including, without limitation, any materials or substances that are listed in the United States Department of Transportation Hazardous Materials Table (49 CFR 172.101) as amended from time to time.
“
Hazardous Materials Claims
” shall mean any and all enforcement, clean up, removal or other governmental or regulatory actions or orders threatened, instituted or completed pursuant to any Hazardous Material Laws, together with all claims made or threatened by any third party against any portion of the Premises, Landlord or Tenant relating to damage, contribution, cost recovery compensation, loss or injury resulting from any Hazardous Materials.
“
Hazardous Materials Laws
” shall mean any laws, ordinances, regulations, rules, orders, guidelines or policies relating to the environment, health and safety, Environmental Activities, Hazardous Materials, air and water quality, waste disposal and other environmental matters.
“
Person
” shall mean any individual, partnership, association, corporation, limited liability company or other entity.
EXHIBIT “C”
FINANCIAL, MANAGEMENT AND REGULATORY REPORTS
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REPORT
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DUE DATE
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Monthly financial reports concerning the Business at the Facility
(via e-mail to ___________)
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Thirty (30) days
after the end of each calendar month
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Quarterly consolidated or combined financial statements
of Tenant
(via e-mail to __________)
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Thirty (30) days
after the end of each of the first three quarters of the fiscal year of Tenant
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Annual consolidated or combined financial statements
of Tenant audited by a reputable certified public accounting firm (via e-mail to __________)
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Ninety (90) days
after the fiscal year end of Tenant
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Regulatory reports with respect to the Facility
, as follows:
(1) all federal, state and local licensing and reimbursement certification surveys, inspection and other reports received by Tenant as to any portion of the Premises and any portion of the Business, including state department of health licensing surveys.
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Five (5) business days
after receipt
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Reports of regulatory violations
,
by written notice of the following:
(1) any violation of any federal, state or local licensing or reimbursement certification statute or regulation;
(2) any suspension, termination or restriction placed upon Tenant or any portion of the Premises, the operation of any portion of the Business or the ability to admit residents; or
(3) any violation of any other permit, approval or certification in connection with any portion of the Premises or any portion of the Business, by any federal, state or local authority.
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Two(2) business days after
receipt
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Cost Reports
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Fifteen (15) days after filing
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EXHIBIT “D”
FAIR MARKET VALUE
“
Fair Market Value
” means the fair market value of the Premises and/or Facility or applicable portion thereof on a specified date as agreed to by the parties, or failing such agreement within ten (10) days of such date, as established pursuant the following appraisal process. Each party shall within ten (10) days after written demand by the other party select one MAI Appraiser to participate in the determination of Fair Market Value. For all purposes under this Lease, the Fair Market Value shall be the fair market value of the Premises and/or Facility or applicable portion thereof unencumbered by this Lease. Within ten (10) days of such selection, the MAI Appraisers so selected by the parties shall select a third (3
rd
) MAI Appraiser. The three (3) selected MAI Appraisers shall each determine the Fair Market Value of the Premises and/or Facility or applicable portion thereof within thirty (30) days of the selection of the third appraiser. To the extent consistent with sound appraisal practices as then existing at the time of any such appraisal, and if requested by Landlord, such appraisal shall be made on a basis consistent with the basis on which the Premises and/or Facility or applicable portion thereof were appraised at the time of their acquisition by Landlord. Tenant shall pay the fees and expenses of any MAI Appraiser it retains pursuant to this Exhibit. Landlord shall pay the fees and expenses of any MAI Appraiser it retains pursuant to this Exhibit. Each party shall pay half the fees and expenses of the third MAI Appraiser selected by the respective MAI Appraisers selected by each of the parties.
If either party fails to select a MAI Appraiser within the time period set forth in the foregoing paragraph, the MAI Appraiser selected by the other party shall alone determine the fair market value of the Premises and/or Facility or applicable portion thereof in accordance with the provisions of this Exhibit and the Fair Market Value so determined shall be binding upon the parties. If the MAI Appraisers selected by the parties are unable to agree upon a third (3
rd
) MAI Appraiser within the time period set forth in the foregoing paragraph, either party shall have the right to apply to the presiding judge of the court of original trial jurisdiction in the county in which the Premises and/or Facility or applicable portion thereof are located to name the third (3
rd
) MAI Appraiser. The cost of such application to the presiding judge shall be equally shared by the parties.
Within five (5) days after completion of the third (3
rd
) MAI Appraiser’s appraisal, all three (3) MAI Appraisers shall meet and a majority of the MAI Appraisers shall attempt to determine the fair market value of the Premises and/or Facility or applicable portion thereof. If a majority are unable to determine the fair market value at such meeting, the three (3) appraisals shall be added together and their total divided by three (3). The resulting quotient shall be the Fair Market Value. If, however, either or both of the low appraisal or the high appraisal are more than ten percent (10%) lower or higher than the middle appraisal, any such lower or higher appraisal shall be disregarded. If only one (1) appraisal is disregarded, the remaining two (2) appraisals shall be added together and their total divided by two (2), and the resulting quotient shall be such Fair Market Value. If both the lower appraisal and higher appraisal are disregarded as provided herein, the middle appraisal shall be such Fair Market Value. In any event, the result of the foregoing appraisal process shall be final and binding.
“
MAI Appraiser
” shall mean an appraiser licensed or otherwise qualified to do business in the state(s) where the Premises or applicable portion thereof are located and who has substantial experience in performing appraisals of facilities similar to the Premises or applicable portion thereof and is certified as a member of the American Institute of Real Estate Appraisers or certified as a SRPA by the Society of Real Estate Appraisers, or, if such organizations no longer exist or certify appraisers, such successor organization or such other organization as is approved by Landlord.
GUARANTY
THIS GUARANTY
(this
“Guaranty”
) is made as of April 6, 2017 by
ADCARE HEALTH SYSTEMS, INC.
, a Georgia Corporation, its successors and assigns (“
Guarantor
”) to and for the benefit of
CONGRESSIONAL BANK
, a Maryland chartered commercial bank (“
Lender
”).
WHEREAS
,
OS Tybee LLC, SB Tybee LLC and JV Jeffersonville LLC
, each a Georgia limited liability company,
(
each a “
Borrower
” and collectively, the “
Borrowers
”) and Lender have entered into that certain Revolving Credit and Security Agreement dated as of the date hereof (as amended, supplemented or modified from time to time, the “
Loan Agreement
”), pursuant to which Borrowers have agreed to borrow from Lender, and Lender has agreed to make a loan to Borrowers, pursuant to a revolving credit facility (the
“Loan”
), all in accordance with and subject to the terms and conditions set forth in the Loan Agreement, and the other Loan Documents (as defined in the Loan Agreement);
WHEREAS
, as a condition precedent to the obligation of Lender to execute and deliver and perform under the Loan Agreement and the other Loan Documents and to make the Loan pursuant to the Loan Agreement, Guarantor is required, and has agreed, to execute and deliver this Guaranty;
WHEREAS
, Lender is willing to execute, deliver and perform under the Loan Agreement and the other Loan Documents and to make the Loan only upon the condition that Guarantor executes and delivers to Lender this Guaranty and agrees to perform and to comply with his or her obligations under this Guaranty;
WHEREAS
, the Guarantor is a direct or indirect owner of Borrowers and/or an affiliate of
Borrowers, and as such each will receive a direct benefit from the making of the Loan to Borrowers.
NOW, THEREFORE
, in consideration of the foregoing and of the covenants and agreements hereinafter set forth, the receipt and sufficiency of which are hereby acknowledged, and as an inducement for Lender to enter into the Loan Agreement and the other Loan Documents, Guarantor, intending to be legally bound hereby, agrees as follows:
1. All capitalized terms in this Guaranty and not defined herein shall have the defined meanings provided in the Loan Agreement. Whenever the context so requires, each reference to gender includes the masculine and feminine, the singular number includes the plural and vice versa. The words “hereof” “herein” and “hereunder” and words of similar import when used in this Guaranty shall refer to this Guaranty as a whole and not to any particular provision of this Guaranty, and references to section, article, annex, schedule, exhibit and like references are references to this Guaranty unless otherwise specified. A Default or Event of Default shall “continue” or be “continuing” until such Default or Event of Default has been cured or waived by Lender. References in this Guaranty to any Person shall include such Person and its successors and permitted assigns.
2. Guarantor unconditionally and absolutely guarantees, as surety, (i) the due and punctual payment and performance when due of the Obligations and any and all other monies and amounts due or which may become due on or with respect to the foregoing, and the due and punctual performance and observance by Borrowers of all of the other terms, covenants, agreements and conditions of the Loan Documents, in any case whether according to the present terms thereof, at any earlier or accelerated date or dates as permitted under the Loan Documents or pursuant to any extension of time or to any change in the terms, covenants, agreements and conditions thereof now or at any time hereafter made or granted, (ii) all liabilities and obligations of Guarantor hereunder and (iii) all costs, expenses and liabilities
(including, without limitation, reasonable attorneys’ fees and expenses, documentation and diligence fees and legal expenses, and search, audit, recording, professional and filing fees and expenses) that may be incurred or advanced by Lender in any way in connection with the foregoing and/or otherwise required to be paid by Guarantor hereunder (collectively, such items in clauses (i) through (iii) being the
“Guaranteed Obligations”
). Guarantor acknowledges that this Guaranty shall be deemed a continuing guaranty of the Guaranteed Obligations under the Loan Documents.
3.
This Guaranty is a guaranty of payment and not a guaranty of collection. If any Guaranteed Obligation is not satisfied when due, whether by acceleration or otherwise, the Guarantor shall forthwith satisfy such Guaranteed Obligation, upon demand, consistent with the terms hereof, and no such satisfaction shall discharge the obligations of the Guarantor hereunder until all Guaranteed Obligations have been indefeasibly paid in cash and performed and satisfied in full and the Loan Agreement terminated. The liability of Guarantor under this Guaranty shall be joint and several and primary and direct and not conditional or contingent upon the enforceability of any obligation, the solvency of Borrowers or any other Person, any obligation or circumstance which might otherwise constitute a legal or equitable discharge or defense of a surety or guaranty or the pursuit by Lender of any remedies it may have against Borrowers or any other guarantor of the Guaranteed Obligations or any other Person. Without limiting the generality of the foregoing, Lender shall not be required to make any demand on Borrowers or any other guarantor of the Guaranteed Obligations or any other Person or to sell at foreclosure or otherwise pursue or exhaust its remedies against any Collateral of Borrowers or any other guarantor of the Guaranteed Obligations or any other Person before, simultaneously with or after enforcing its rights and remedies hereunder against Guarantor, and any one or more successive and/or concurrent actions may be brought against Guarantor in the same action brought against Borrowers or any other guarantor of the Guaranteed Obligations or any other Person or in separate actions, as often as Lender may deem advisable, in its sole discretion. The obligations of Guarantor hereunder shall not in any way be affected by any action taken or not taken by Lender, or by the partial or complete unenforceability or invalidity of any other guaranty or surety agreement, pledge, assignment, Lien or other security interest or security for any of the Guaranteed Obligations or of the value, genuineness, validity or enforceability of the Collateral or any of the Guaranteed Obligations. The liability of Guarantor hereunder is absolute and unconditional irrespective of the taking or accepting by Lender of any other security or guaranty for, or right of recourse with respect to, any or all of the Guaranteed Obligations.
4. Guarantor hereby represents and warrants to Lender (which representations and warranties shall survive the execution and delivery of this Guaranty and the making of Advances under the Loan Agreement) that:
(A) Guarantor has full legal capacity to execute, deliver and perform this Guaranty and other Loan Documents to which he or she is a party, and to consummate the transactions contemplated hereunder and under the other Loan Documents to which he or she is a party, and Guarantor is under no legal restriction, limitation or disability that would prevent Guarantor from doing any of the foregoing;
(B) This Guaranty and the other Loan Documents to which Guarantor is a party have been duly executed and delivered by Guarantor and constitute the legal, valid and binding obligation of Guarantor, enforceable against Guarantor in accordance with its terms, subject to the effect of any applicable bankruptcy, moratorium, insolvency, reorganization or other similar law affecting the
enforceability of creditors’ rights generally and to the effect of general principles of equity which may limit the availability of equitable remedies (whether in a proceeding at law or in equity);
(C) The execution, delivery and performance by Guarantor of this Guaranty and the other Loan Documents to which Guarantor is a party and the consummation of the transactions contemplated hereby and thereby have been duly and validly authorized by all necessary actions on the part of Guarantor (none of which actions have been modified or rescinded and all of which are in full force and effect) and do not and will not (1) conflict with or violate any provision of any applicable law, statute, rule, regulation, ordinance, license or tariff or any judgment, decree or order of any court or other Governmental Authority binding on or applicable to Guarantor or any of Guarantor's properties or assets, (2) conflict with, result in a breach of, constitute a default of or an event of default under, or an event, fact, condition or circumstance which, with notice or passage of time or both, would constitute or result in a conflict, breach, default or event of default under, require any consent not obtained under, or result in or require the acceleration of any indebtedness pursuant to, any indenture, agreement or other instrument to which Guarantor is a party or by which Guarantor or any of Guarantor’s properties or assets are bound or subject; or (3) result in the creation or imposition of any Lien or encumbrance of any nature whatsoever upon any of the properties or assets of Guarantor, except those contemplated hereunder or under the other Loan Documents;
(D) Guarantor is not (1) a party or subject to any judgment, order or decree or any agreement, document or instrument or subject to any restriction, any of which do or would adversely affect or prevent Guarantor’s ability to execute or deliver, perform under, consummate the transactions contemplated by, or observe the covenants and agreements contained in, this Guaranty or the other Loan Documents to which Guarantor is a party, or to pay the Guaranteed Obligations; or (2) in default or breach of the performance, observance or fulfillment of any obligation, covenant or condition contained in any agreement, document or instrument to which Guarantor is a party or by which Guarantor or any of his properties or assets is or are bound or subject, which default or breach, if not remedied within any applicable grace period or cure period, could reasonably be expected to have or result in a Material Adverse Change, nor is there any event, fact, condition or circumstance which, with notice or passage of time, or both, would constitute or result in a conflict, breach, default or event of default under, any of the foregoing which, if not remedied within any applicable grace or cure period, could reasonably be expected to have or result in a Material Adverse Change;
(E) Guarantor is in compliance with all laws, statutes, rules, regulations, ordinances and tariffs of any Governmental Authority with respect or applicable to his/them and/or his/their assets and properties and is not in violation of any order, judgment or decree of any court or other Governmental Authority or arbitration board or tribunal, in each case except where noncompliance or violation could not reasonably be expected to have or result in a Material Adverse Change, and there is no event, fact, condition or circumstance which, with notice or passage of time, or both, would constitute or result in any noncompliance with, or any violation of, any of the foregoing, in each case except where noncompliance or violation could not reasonably be expected to have or result in a Material Adverse Change;
(F) There is no action, suit, proceeding or investigation pending or, to Guarantor’s knowledge, threatened, before or by any court, arbitrator or Governmental Authority (1) against or affecting the Collateral, Guarantor, this Guaranty or the other Loan Documents to which Guarantor is a party or the transactions contemplated hereby or thereby, (2) that questions or could prevent the validity of this Guaranty or the other Loan Documents to which Guarantor is a party or the right or ability of Guarantor to execute or delivery this Guaranty or such other documents or to consummate the transactions contemplated hereby and thereby; (3) that could reasonably be expected to have or result in, either individually or in the aggregate, any Material Adverse Change, or (4) that could reasonably be
expected to result in any change in the current equity ownership of Guarantor or otherwise in a Change of
Control, nor is Guarantor aware that there is any basis for the foregoing;
(G) None of the business or properties of Guarantor, any relationship between Guarantor and any other Person, any circumstance in connection with the execution, delivery and performance of and consummation of the transactions contemplated by this Guaranty and other Loan Documents to which Guarantor is a party, requires any consent, approval or authorization of, or filing, registration or qualification which has not been obtained with, any Governmental Authority or any other Person;
(H) Guarantor is not a party to and has not entered into any agreement, document or instrument that conflicts with this Guaranty or that otherwise relates to the Guaranteed Obligations (other than the Loan Documents to which he is a party);
(I) The obligations of Guarantor under this Guaranty are not subordinated in any way to any other obligation of Guarantor or to the rights of any other Person;
(J) No representation or warranty made by Guarantor in this Guaranty or in any other Loan Document contains any untrue statement of material fact or omits to state any fact necessary to make the statements herein or therein not materially misleading, and there is no fact known to Guarantor which Guarantor has not disclosed to Lender in writing which could reasonably be expected to have or result in a Material Adverse Change;
(K) Guarantor hereby confirms, adopts, and makes, as to himself, as if set out in full herein, all of the other representations and warranties not expressly included in this Guaranty that are set forth in the Loan Agreement and that designate any Guarantor (as defined in the Loan Agreement), and shall be deemed to have made all such representations and warranties has to himself in this Guaranty as if set out in full herein; and
(L) The foregoing representations and warranties are made with the knowledge and intention that Lender is relying and will rely thereon, and such representations and warranties shall survive the execution and delivery of this Guaranty.
5.
Guarantor hereby waives demand, setoff, counterclaim, presentment, protest, notice of dishonor or non-payment, as well as all defenses with respect to any and all instruments, notice of acceptance hereof, notice of Loans or Advances made, credit extended, collateral received or delivered, or any other action taken by Lender in reliance hereon, and all other demands and notices of any description, except such as are expressly provided for herein, it being the intention hereof that Guarantor shall remain liable as a guarantor consistent with the terms hereof until the full amount of all Guaranteed Obligations consistent with the terms hereof shall have been indefeasibly paid in full in cash and performed and satisfied in full and the Loan Agreement terminated, notwithstanding any act, omission or anything else which might otherwise operate as a legal or equitable discharge of Guarantor. The pleading of any statute of limitations as a defense to any demand against Guarantor hereunder and/or under any other Loan Document is expressly waived by Guarantor.
6. Guarantor acknowledges and agrees that its obligations as Guarantor shall not be impaired, modified, changed, released or limited in any manner whatsoever by any impairment, modification, change, release or limitation of the liability of Borrowers or any other guarantor of the Guaranteed Obligations or any other Person or its or their respective estates in bankruptcy resulting from
the operation of any present or future provision of the bankruptcy laws or other similar statute, or from the decision of any court. Guarantor waives any defense based upon Lender’s election, in any proceeding instituted under the Federal Bankruptcy Code, of the application of Section 1111(b)(2) of the Federal Bankruptcy Code or any successor statute or any defense based upon any borrowing or any grant of a security interest under Section 364 of the Federal Bankruptcy Code.
7.
Guarantor acknowledges and agrees that Lender shall have the full right and power, in its sole discretion and without any notice to or consent from Guarantor and without affecting or discharging, in whole or in part, the liability of Guarantor hereunder to deal in any manner with the Guaranteed Obligations and any security or guaranties therefor, including, without limitation, to (A) release, extend, renew, accelerate, compromise or substitute and administer the Guaranteed Obligations and other obligations under the Loan Documents in any manner it sees fit, (B) release any or all collateral for the Guaranteed Obligations, (C) release any guarantor of the Guaranteed Obligations, (D) extend the time for payment of the Guaranteed Obligations or any part thereof, (E) change the interest rate on the Guaranteed Obligations or any Note under the Loan Agreement, (F) accelerate the Guaranteed Obligations, (G) reduce or increase the obligations or the outstanding principal amount of the Guaranteed Obligations or any Note under the Loan Agreement, (H) make any change, amendment or modification whatsoever to the terms or conditions of the Loan Documents, (I) extend, in whole or in part, on one or any number of occasions, the time for the payment of any principal or interest or any other amount pursuant to any Note or other Loan Documents or for the performance of any term or condition of the Loan Documents, (J) settle, compromise, release, substitute, impair, enforce or exercise, or fail or refuse to enforce or exercise, any claims, rights, or remedies, of any kind or nature, which Lender may at any time have against Borrowers or any other guarantor of the Guaranteed Obligations or any other Person, or with respect to any security interest of any kind held by Lender at any time, whether under any Loan Document or otherwise, (K) release or substitute any security interest of any kind held by Lender at any time, (L) collect and retain or liquidate any collateral subject to such security interest, (M) make advances for the purpose of performing any term or covenant contained in the Loan Documents with respect to which the Borrowers or any other guarantor of the Guaranteed Obligations is in default, (N) foreclose on any of the Collateral, (N) grant waivers or indulgences, (O) take additional collateral, (P) obtain any additional guarantors, (Q) take a deed in lieu of foreclosure, and/or (R) take or fail to take any other action whatsoever with respect to the Guaranteed Obligations. Guarantor hereby waives and agrees not to assert against Lender any rights which a guarantor or surety could exercise, and expressly waive all rights and defenses that Guarantor may have because the Guaranteed Obligations are secured by real property. Notwithstanding any other provision of this Guaranty or any other Loan Document, Guarantor agrees that Lender has no duties of any nature whatsoever to Guarantor, whether express or implied, by virtue of this Guaranty, or any other Loan Document, operation of law or otherwise.
8. Guarantor agrees that its obligations hereunder are irrevocable and independent of the obligations of Borrowers or any other guarantor of the Guaranteed Obligations or any other Person. Guarantor shall take all necessary and appropriate actions to ensure that this Guaranty is and remains enforceable against Guarantor in accordance with its terms and that Guarantor complies with each of its obligations hereunder. Guarantor shall not (a) cause or permit to be done, or enter into or make or become a party to any agreement (oral or written), arrangement or commitment to do or cause to be done, any of the things prohibited by this Guaranty or any other Loan Document to which he is a party or that would breach this Guaranty, any other Loan Document to which he is a party or any other instrument,
agreement, arrangement, commitment or document to which Guarantor is a party or by which his or any of its properties or assets is or may be bound or subject, or (b) enter into or make or become a party to any agreement, document or instrument or arrangement that conflicts with this Guaranty or the other Loan Documents to which he is a party or that would prevent Guarantor from complying with and performing under this Guaranty or the other Loan Documents to which he is a party.
9.
Guarantor agrees and acknowledges that the Loan Agreement contains limitations on the Indebtedness which Borrowers may incur, and Guarantor represents and warrants that there is no present indebtedness owing by Borrowers to Guarantor as of the date hereof. Guarantor agrees to so abide by such restrictions, provided that to the extent that there is deemed to be any indebtedness by Borrowers in favor of Guarantor, the following shall apply:
(A) Guarantor subordinates all present and future indebtedness owing by any Borrower to Guarantor to the obligations at any time owing by any to Lender under the Note and the other Loan Documents. Guarantor assigns all such indebtedness to Lender as security for this Loan Agreement, the Note and the other Loan Documents.
(B) Guarantor agrees to make no claim on such indebtedness until all obligations of
Borrowers under the Note and the other Loan Documents have been fully discharged.
(C) Guarantor further agrees not to assign all or any part of such indebtedness without the prior written consent of Lender, which consent may be granted or withheld by Lender in its sole and absolute discretion. If Lenders so requests, (i) all instruments evidencing such indebtedness shall be duly endorsed and delivered to Lender, (ii) all security for such indebtedness shall be duly assigned and delivered to Lender, (iii) such indebtedness shall be enforced, collected and held by Guarantor as trustee for Lender and shall be paid over to Lender on account of the Loan but without reducing or affecting in any manner the liability of Borrowers under the other provisions of this Loan Agreement, and (iv) Guarantor shall execute, file and record such documents and instruments and take such other action as Lender deems necessary or appropriate to perfect, preserve and enforce Lender’s rights in and to such indebtedness and any security therefor. If Guarantor fails to take any such action, Lender, as attorney-in-fact for Guarantor, is hereby authorized to do so in the name of Guarantor. The foregoing power of attorney is coupled with an interest and cannot be revoked.
10. So long as any of the Guaranteed Obligations hereunder shall be owing to Lender, no Guarantor shall, without the prior written consent of Lender, commence or join with any other party in commencing any bankruptcy, reorganization or insolvency proceedings of or against any other Borrowers or any guarantor. In any bankruptcy or other proceeding in which the filing of claims is required by law, Guarantor shall file all claims which Guarantor may have against any Borrower or guarantor relating to any indebtedness of any Borrower or guarantor to such Guarantor and shall assign to Lender all rights of Guarantor thereunder. If any Guarantor does not file any such claim, Lender, as attorney-in-fact for such Guarantor, is hereby authorized to do so in the name of such Guarantor or, in Lender’s discretion, to assign the claim to a nominee and to cause proof of claim to be filed in the name of Lender’s nominee. The foregoing power of attorney is coupled with an interest and cannot be revoked. Lender or its nominee shall have the right, in its reasonable discretion, to accept or reject any plan proposed in such proceeding and to take any other action which a party filing a claim is entitled to do. In all such cases, whether in administration, bankruptcy or otherwise, the person or persons authorized to pay such claim shall pay to Lender the amount payable on such claim and, to the full extent necessary for that purpose, Guarantor hereby assigns to Lender all of such Guarantor’s rights to any such payments or distributions; provided, however, Guarantor’s obligations hereunder shall not be satisfied except to the extent that Lender receives cash by reason of any such payment or distribution. If Lender receives anything
hereunder other than cash, the same shall be held as collateral for amounts due under this Loan Agreement. Notwithstanding anything to the contrary herein, the liability of Guarantor hereunder shall be reinstated and revised, and the rights of Lender shall continue, with respect to any amount at any time paid by or on behalf of any Guarantor on account of the Note or the other Loan Documents which Lender shall restore or return by reason of the bankruptcy, insolvency or reorganization of any Guarantor or for any other reasons, all as though such amount had not been paid.
11. Guarantor agrees that he shall have no right of subrogation whatever with respect to the Guaranteed Obligations guaranteed hereby or to any collateral securing such Guaranteed Obligations unless and until such Guaranteed Obligations have been irrevocably and indefeasibly paid in full in cash and performed in full and the Loan Agreement and this Guaranty have been terminated.
12. Guarantor acknowledges and agrees that, as an owner or affiliate of Borrowers, (a) he or she will benefit from the execution, delivery and performance by Lender of the Loan Agreement and the other Loan Documents and the advancement of the Loans to Borrowers, (b) the Loan by Lender constitutes valuable consideration to Guarantor, (c) this Guaranty is intended to be an inducement to Lender to execute, deliver and perform the Loan Agreement and the other Loan Documents and to extend credit and the Loans to Borrowers, whether the Guaranteed Obligations were created or acquired before or after the date of this Guaranty, and (d) Lender is relying upon this Guaranty in making and advancing the Loans to Borrowers.
13. Guarantor agrees that this Guaranty shall inure to the benefit of, and may be enforced by, Lender, all future holders of any Note, or any of the Guaranteed Obligations or any of the Collateral and all Transferees (as defined below), and each of their respective successors and permitted assigns, and shall be binding upon and enforceable against Guarantor and Guarantor’s assigns and successors. Guarantor agrees that it may not assign, delegate or transfer this Guaranty or any of its rights or obligations under this Guaranty without the prior written consent of Lender. Nothing contained in this Guaranty or any other Loan Document shall be construed as a delegation to Lender of Guarantor’s duty of performance, including, without limitation, any duties under any account or contract in which Lender has a security interest or Lien. GUARANTOR ACKNOWLEDGES THAT LENDER AT ANY TIME AND FROM TIME TO TIME MAY SELL, ASSIGN OR GRANT PARTICIPATING INTERESTS IN OR TRANSFER ALL OR ANY PART OF ITS RIGHTS OR OBLIGATIONS UNDER THIS GUARANTY, ANY NOTE, THE GUARANTEED OBLIGATIONS, THE COLLATERAL AND/OR THE LOAN DOCUMENTS TO ONE OR MORE OTHER PERSONS, INCLUDING, WITHOUT LIMITATION, FINANCIAL INSTITUTIONS (EACH SUCH TRANSFEREE, ASSIGNEE OR PURCHASER, A “
TRANSFEREE
”). In such case, the Transferee shall have all of the rights and benefits with respect to the portion of such Guaranteed Obligations, any Note, this Guaranty, the Collateral and the Loan Documents held by it as fully as if such Transferee were the original holder thereof (including without limitation rights of set-off and recoupment), and shall become vested with all of the powers and rights given to Lender hereunder with respect thereto, and shall be deemed to be a “Lender” for all purposes hereunder, the predecessor Lender shall thereafter be forever released and fully discharged from any liability or responsibility hereunder with respect to the rights and interests so assigned, and either Lender or any Transferee may be designated as the sole agent to manage the transactions and obligations contemplated herein. Notwithstanding any other provision of this Guaranty or any other Loan Document, Lender may disclose to any Transferee all information, and may furnish to such Transferee copies of reports, financial statements, certificates, and documents obtained under any provision of this Guaranty or any Loan Document.
14. Guarantor hereby agrees to take or cause to be taken such further actions, to obtain such consents and approvals and to duly execute, deliver and file or cause to be executed, delivered and filed such further agreements, assignments, instructions, documents and instruments as may be necessary or as
may be reasonably requested by Lender in order to fully effectuate the purposes, terms and conditions of this Guaranty and the consummation of the transactions contemplated hereby and performance and payment of the Guaranteed Obligations hereunder, whether before, at or after the performance and/or consummation of the transactions contemplated hereby or the occurrence of a Default or Event of Default under any Loan Document.
15. Notwithstanding and without limiting or being limited by any other provision of this Guaranty or the Loan Documents, Guarantor shall pay all costs and expenses incurred by Lender or any of its Affiliates, including, without limitation, documentation and diligence fees and expenses, all search, audit, appraisal, recording, professional and filing fees and expenses and all other out-of-pocket charges and expenses (including, without limitation, UCC and judgment and tax lien searches and UCC filings and fees for post-Closing UCC and judgment and tax lien searches), and reasonable attorneys’ fees and expenses, (a) in any effort to enforce this Guaranty or any other Loan Document and/or any related agreement, document or instrument or to effect collection hereunder or thereunder, (b) in connection with entering into, negotiating, preparing, reviewing and executing this Guaranty, any other Loan Document and all related agreements, documents and instruments, (c) arising in any way out of administration of the Guaranteed Obligations or the security interests or Liens created with respect thereto, including without limitation, any wire transfer fees or audit expenses or filing or recordation fees, (d) in connection with instituting, maintaining, preserving and enforcing Lender’s rights hereunder and/or all related agreements, documents and instruments, (e) in defending or prosecuting any actions, claims or proceedings arising out of or relating to this Guaranty, and/or any related agreement, document or instrument, (f) in seeking or receiving any advice with respect to its rights and obligations under this Guaranty, any other Loan Document and/or all related agreements, documents and instruments, and/or (g) in connection with any modification, amendment, supplement, waiver or extension of this Guaranty, any other Loan Document and/or any related agreement, document or instrument, and all of the same shall be part of the Guaranteed Obligations. If Lender or any of its Affiliates uses in-house counsel for any of the purposes set forth above or any other purposes under this Guaranty for which Guarantor is responsible to pay or indemnify, Guarantor expressly agrees that its Guaranteed Obligations include reasonable charges for such work performed.
16. Any notice or request under this Agreement shall be given to Lender or Guarantor, as applicable at the address below, or at such other address as such party may hereafter specify in a notice given in the manner required under this Section 16. Any notice or request hereunder shall be given in writing and given only by and shall be deemed to have been received upon (each a “
Receipt
”): (i) registered or certified mail, return receipt requested, on the date on which such is received as indicated in such return receipt, (ii) delivery by a nationally recognized overnight courier, one Business Day after deposit with such courier, or (iii) facsimile transmission or e-mail, upon sender's receipt of confirmation of proper transmission, followed by delivery by one of the other means identified in (i) or (ii); provided, however, that if any notice is tendered to an addressee and delivery thereof is refused by such addressee, such notice shall be effective upon such tender unless expressly set forth in such notice.
If to Lender: Congressional Bank
6701 Democracy Boulevard, Suite 400
Bethesda, Maryland 20817
Attention: Amy Heller
With a copy to: Gutnicki LLP
4711 Golf Road, Suite 200
Skokie, Illinois 60076
Attn: Stacy J Flanigan, Esq. Facsimile: 847-933-9285
Email:
sf
lanigan@gutnicki.com
If to Guarantor: AdCare Health Systems, Inc.
454 Satellite Boulevard, Suite 100
Suwanee, Georgia 30024
Attn: Allan Rimland
Facsimile: (678) 869-5123
Email:
A
llan.Rimland@adcarehealth.com
With a Copy to: Reicker, Pfau, Pyle & McRoy, LLP
1421 State Street, Suite B Santa Barbara, CA 93101
Attn: Andrew D. Simons
Phone: (805) 966-2440
Facsimile: (805) 966-3320
Email:
a
simons@rppmh.com
17. Guarantor hereby agrees and acknowledges that no course of action or delay, renewal or extension of this Guaranty or any rights or obligations hereunder, release of any other guarantor of the Obligations or any of the foregoing, or delay, failure or omission on Lender’s part in enforcing this Guaranty, or any other Loan Document or in exercising any right, remedy, option or power hereunder or thereunder shall affect the liability of Guarantor or operate as a waiver of such or of any other right, remedy, power or option or of any default, nor shall any single or partial exercise of any right, remedy, option or power hereunder or thereunder affect the liability of Guarantor or preclude any other or further exercise of such or any other right, remedy, power or option. No waiver by Lender of any one or more defaults by Guarantor in the performance of any of the provisions of this Guaranty shall operate or be construed as a waiver of any future default or defaults, whether of a like or different nature. Notwithstanding any other provision of this Guaranty or any other Loan Document, by completing the Closing or by making Advances, Lender does not waive a breach of any representation or warranty of Guarantor under this Guaranty or under any other Loan Document, and all of Lender’s claims and rights resulting from any breach or misrepresentation by Guarantor are specifically reserved by Lender.
18. If any term or provision of this Guaranty is adjudicated to be invalid under applicable laws or regulations, such provision shall be inapplicable to the extent of such invalidity or unenforceability without affecting the validity or enforceability of, the remainder of this Guaranty which shall be given effect so far as possible.
19. It is the express intention and agreement of the Guarantor that all obligations, covenants, agreements, representations, warranties, waivers and indemnities made by Guarantor herein shall survive the execution, delivery and termination of this Guaranty until all Guaranteed Obligations are performed in full and indefeasibly paid in full in cash and the Loan Agreement is terminated.
20. Lender shall have the right in its sole discretion to determine which rights, powers, Liens, security interests or remedies Lender may at any time pursue, relinquish, subordinate or modify or to take any other action with respect thereto and such determination will not in any way modify or affect any of Lender’s rights, powers, Liens, security interests or remedies hereunder or under any of the Loan Documents, under applicable law or at equity. The enumeration of the rights and remedies herein is not intended to be exhaustive. The rights and remedies of Lender described herein are cumulative and are not alternative to or exclusive of any other rights or remedies which Lender otherwise may have by contract or at law or in equity, and the partial or complete exercise of any right or remedy shall not preclude any
other further exercise of such or any other right or remedy. Nothing herein shall be deemed to limit the right of Lender to obtain an order of prejudgment attachment against any Guarantor, whether or not Lender shall have exercised any other rights or remedies with respect to any Collateral.
21. This Guaranty shall be effective on the date hereof and shall continue in full force and effect until the full performance and indefeasible payment in full in cash of all Guaranteed Obligations and termination of this Guaranty and the Loan Documents, all in accordance with the Loan Agreement, and the rights and powers granted to Lender hereunder shall continue in full force and effect notwithstanding the termination of this Guaranty or fact that Borrowers’ borrowings under the Loan Agreement may from time to time be temporarily in a zero or credit position until all of the Guaranteed Obligations have been indefeasibly paid in full in cash and performed and satisfied in full. Guarantor waives any rights which it may have under the UCC or otherwise to demand the filing of termination statements with respect to the Collateral, and Lender shall not be required to send such termination statements to Guarantor, or to file them with any filing office, unless and until this Guaranty and the Loan Agreement shall have been terminated in accordance with their respective terms and all Guaranteed Obligations shall have been performed in full and indefeasibly paid in full in cash.
22. Notwithstanding the foregoing, or any other provision of this Guaranty to the contrary:
(A) Notwithstanding anything hereinabove set forth to the contrary, the Guaranteed Obligations of the Guarantor under this Guaranty shall terminate with respect to the Guarantor, and the Guarantor shall be released from any liability with respect to the Guaranteed Obligations, upon the later of (i) eighteen (18) months after the Closing Date; or (ii) the date upon which trailing twelve (12) month Fixed Charge Coverage Ratio (as defined in the Loan Agreement) is greater than or equal to 1.10:1.0 (the “
Burn-Off
”). Pursuant to the terms of this paragraph, this Guaranty shall terminate and the Guarantors shall be released from any liability only with respect to the Guaranteed Obligations, after the Burn Off.
23.
Governing Law
(A) THIS GUARANTY AND THE LOAN DOCUMENTS SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF MARYLAND WITHOUT GIVING EFFECT TO ITS CHOICE OF LAW PROVISIONS THAT WOULD RESULT IN THE APPLICATION OF THE LAWS OF A DIFFERENT JURISDICTION.
(B) EACH OF THE PARTIES HERETO HEREBY IRREVOCABLY AND UNCONDITIONALLY SUBMITS, FOR ITSELF AND ITS PROPERTY, TO THE NONEXCLUSIVE JURISDICTION OF MONTGOMERY COUNTY CIRCUIT COURT SITTING IN ROCKVILLE, MARYLAND AND OF THE UNITED STATES DISTRICT COURT OF MARYLAND AND ANY APPELLATE COURT FROM ANY THEREOF, IN ANY ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT, OR FOR RECOGNITION OR ENFORCEMENT OF ANY JUDGMENT, AND EACH OF THE PARTIES HERETO HEREBY IRREVOCABLY AND UNCONDITIONALLY AGREES THAT ALL CLAIMS IN RESPECT OF ANY SUCH ACTION OR PROCEEDING MAY BE HEARD AND DETERMINED IN SUCH MARYLAND STATE OR, TO THE EXTENT PERMITTED BY LAW, IN SUCH FEDERAL COURT. EACH OF THE PARTIES HERETO AGREES THAT A FINAL JUDGMENT IN ANY SUCH ACTION OR PROCEEDING SHALL BE CONCLUSIVE AND MAY BE ENFORCED IN OTHER JURISDICTIONS BY SUIT ON THE JUDGMENT OR IN ANY OTHER MANNER PROVIDED BY LAW. NOTHING IN THIS GUARANTY SHALL AFFECT ANY RIGHT THAT LENDER OR ANY SECURED PARTY MAY OTHERWISE HAVE TO BRING ANY ACTION OR PROCEEDING RELATING TO THIS AGREEMENT AGAINST BORROWERS OR ANY LOAN PARTY OR ITS PROPERTIES IN THE COURTS OF ANY JURISDICTION.
(C) GUARANTOR HEREBY IRREVOCABLY AND UNCONDITIONALLY WAIVES, TO THE FULLEST EXTENT IT MAY LEGALLY AND EFFECTIVELY DO SO, ANY OBJECTION WHICH IT MAY NOW OR HEREAFTER HAVE TO THE LAYING OF VENUE OF ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT IN ANY COURT REFERRED TO IN PARAGRAPH (A) OF THIS
SECTION 23
. EACH OF THE PARTIES HERETO HEREBY IRREVOCABLY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, THE DEFENSE OF AN INCONVENIENT FORUM TO THE MAINTENANCE OF SUCH ACTION OR PROCEEDING IN ANY SUCH COURT.
(D) EACH OF THE PARTIES HERETO WAIVES PERSONAL SERVICE OF PROCESS AND AGREEMENT IRREVOCABLY CONSENTS TO SERVICE OF PROCESS IN THE MANNER PROVIDED FOR NOTICES IN
SECTION 16
HEREOF. NOTHING IN THIS AGREEMENT WILL AFFECT THE RIGHT OF ANY PARTY TO THIS AGREEMENT TO SERVE PROCESS IN ANY OTHER MANNER PERMITTED BY LAW.
24. This Guaranty may be executed in one or more counterparts, all of which taken together shall constitute one and the same instrument. This Guaranty may be executed by facsimile transmission or PDF, which facsimile signatures and PDF shall be considered original executed counterparts for purposes of this Guaranty, and Guarantor agrees that it will be bound by its own facsimile or PDF signature and that it accepts the facsimile or PDF signature of each other party to this Guaranty.
25. Notwithstanding and without limiting any other provision of this Guaranty or any Loan Document, Guarantor shall indemnify Lender and its Affiliates and its and their respective managers, members, officers, employees, Affiliates, agents, representatives, accountants, successors, assigns and attorneys and their respective Affiliates (collectively, the
“Indemnified Persons”
) from and against any and all liabilities, obligations, losses, damages, penalties, actions, judgments, suits, costs, expenses and disbursements of any kind or nature whatsoever (including, without limitation, in-house documentation and diligence fees and legal expenses and reasonable fees and disbursements of counsel) which may be imposed on, incurred by or asserted against Lender or any other Indemnified Person with respect to or arising out of any aspect of, or in any litigation, proceeding or investigation instituted or conducted by any Governmental Authority or any other Person with respect to, or any transaction contemplated by or referred to in, or any matter related to or any aspect of, this Guaranty or any of the Guaranteed Obligations or any of the Loan Documents or any agreement or document contemplated hereby or thereby, whether or not Lender or such Indemnified Person is a party thereto, except to the extent that any of the foregoing results directly from the gross negligence or willful misconduct of Lender or such Indemnified Person. Lender agrees to give Guarantor reasonable notice of any event of which Lender becomes aware for which indemnification may be required under this
Section 25
, and Lender may elect (but is not obligated) to direct the defense thereof, provided that the selection of counsel shall be subject to Guarantor’s consent, which consent shall not be unreasonably withheld or delayed. Lender and any other Indemnified Person may, in its reasonable discretion, take such actions as it deems necessary and appropriate to investigate, defend or settle any event or take other remedial or corrective actions with respect thereto as may be necessary for the protection of Lender or any of the other Indemnified Persons, its or their interest or the Collateral generally If any Indemnified Person uses in-house counsel for any of the purposes set forth above or any other purposes under this Guaranty for which Guarantor is responsible to pay or indemnify, Guarantor expressly agrees that its indemnification obligations include reasonable charges for such work performed.
26. GUARANTOR HEREBY EXPRESSLY, KNOWINGLY AND VOLUNTARILY WAIVES ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM OR CAUSE OF ACTION ARISING UNDER THIS GUARANTY OR ANY OTHER LOAN DOCUMENT OR ANY RELATED
AGREEMENT OR IN ANY WAY CONNECTED WITH OR INCIDENTAL TO THE DEALINGS OF THE PARTIES WITH RESPECT TO THIS GUARANTY OR ANY OTHER LOAN DOCUMENT OR THE TRANSACTIONS CONTEMPLATED THEREBY, WHETHER NOW EXISTING OR HEREAFTER ARISING, AND GUARANTOR HEREBY AGREES AND CONSENTS THAT ANY SUCH CLAIM OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT A JURY, AND THAT ANY GUARANTOR OR LENDER MAY FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS
SECTION 27
WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF SUCH GUARANTOR TO THE WAIVER OF ITS RIGHT TO TRIAL BY JURY.
27. This Guaranty and the other Loan Documents to which Guarantor is a party constitute the entire agreement between Guarantor and Lender with respect to the subject matter hereof and thereof, and supersede all prior agreements and understandings, if any, relating to the subject matter hereof or thereof. Neither this Guaranty nor any provision hereof may be changed, modified, amended, restated, waived, supplemented, canceled or terminated other than by an agreement in writing signed by Lender and Guarantor. Guarantor acknowledges that Guarantor has been advised by counsel in connection with the negotiation and execution of this Guaranty and the other Loan Documents to which he is a party and is not relying upon oral representations or statements inconsistent with the terms and/or provisions of this Guaranty or such documents. Any waiver of this Guaranty by Lender shall be limited solely to the express terms and provisions of such waiver.
28. This Guaranty is not intended to benefit or confer any rights upon Borrowers or upon any third party other than Lender, who is an intended beneficiary hereof and for whose benefit this Guaranty is explicitly made.
29. In addition to any other rights Lender may have hereunder or under any of the Loan Documents or under applicable law or at equity consistent with the terms hereof, upon the occurrence and continuation of any Event of Default, Lender shall have the right to apply any property of Guarantor held by Lender to reduce the Guaranteed Obligations. In addition to and consistent with the provisions set forth in this Guaranty and the other Loan Documents, Lender shall have the right to exercise any and all other rights, options and remedies provided for herein or in any other Loan Document, under the UCC or at law or in equity generally, including, without limitation, the right (a) to foreclose its security interests and Liens, (b) to realize upon or to take possession of or sell any of the Collateral with or without judicial process (other than Collateral consisting of Accounts owed or owing by Medicaid/Medicare Account Debtors absent a court order or compliance with applicable law), and (c) to exercise such rights and powers with respect to the Collateral as Guarantor might exercise (other than with respect to Collateral consisting of Accounts owed or owing by Medicaid/Medicare Account Debtors absent a court order or compliance with applicable law).
30. Lender shall have no responsibility for or obligation or duty with respect to all or any part of the Collateral or any matter or proceeding arising out of or relating thereto or to this Guaranty, including without limitation, any obligation or duty to collect any sums due in respect thereof or to protect or preserve any rights pertaining thereto. Guarantor hereby waives any and all defenses and counterclaims it may have or could interpose in any action or procedure brought by Lender to obtain an order of court recognizing the assignment or security interests and Liens of Lender in and to the Collateral.
31. Guarantor agrees (a) to treat this Guaranty and all other Loan Documents and all provisions thereof confidentially and not to transmit any copy hereof or thereof or disclose the contents hereof or thereof, in whole or in part, to any Person (including, without limitation, any financial institution or intermediary) without Lender’s prior written consent, other than to Guarantor’s advisors and officers on a need-to-know basis, (b) that Guarantor shall inform all such Persons who receive
information concerning this Guaranty or any of the Loan Documents of the confidential nature hereof and thereof and shall direct them to treat the same confidentially and not to disclose it to any other Person, and (c) that each of them shall agree to be bound by these provisions. Lender shall have the right to review and approve all materials that Guarantor prepares that contain Lender’s name or describe or refer to this Guaranty or any Loan Document or any of the terms hereof or thereof or any of the transactions contemplated hereby or thereby. Notwithstanding any other provision of this Guaranty or any Loan Document, Guarantor shall not, and shall not permit any of its Subsidiaries to, use Lender’s name (or the name of any of Lender’s Affiliates) in connection with any of its business operations. Nothing contained in this Guaranty or in any of the other Loan Documents is intended to permit or authorize Guarantor to make any contract on behalf of Lender.
32. Upon the exercise by Lender or any of its Affiliates of any right or remedy under this Guaranty or any other Loan Document that requires any consent, approval or registration with, or consent, qualification or authorization by, any Governmental Authority, Guarantor will execute and deliver, or will cause the execution and delivery of, all applications, certificates, instruments and other documents that Lender may be required to obtain for such governmental consent, approval, registration, qualification or authorization.
33. In addition to and notwithstanding any other provision of this Guaranty or any other Loan Document, Lender, in its sole discretion, shall have the right, at any time that Guarantor fails to do so, without prior notice to Guarantor, to (i) obtain insurance covering any of the Collateral as and to the extent required under the Loan Agreement; (ii) pay for the performance of any of the Guarantor’s obligations hereunder following notice and failure to pay; (iii) discharge taxes, liens, security interests, or other encumbrances at any time levied or placed on any of the Collateral in violation of this Guaranty unless Guarantor is in good faith with due diligence by appropriate proceedings contesting those items; and (iv) pay for the maintenance and preservation of any of the Collateral. Such expenses and advances shall be added to the Guaranteed Obligations until reimbursed to Lender and shall be secured by the Collateral. Any such payments and advances by Lender shall not be construed as a waiver by Lender of an Event of Default or any other rights, remedies or powers of Lender hereunder, or under any other Loan Document or otherwise.
34. Unless expressly provided herein to the contrary, Guarantor agrees that any approval, consent, waiver or satisfaction of Lender with respect to any matter that is subject of this Guaranty or the other Loan Documents may be granted or withheld by Lender in its sole and absolute discretion.
35. Notwithstanding any other provision of this Guaranty or any other Loan Document, Guarantor voluntarily, knowingly, unconditionally and irrevocably, with specific and express intent, for and on behalf of itself and its Affiliates and its and their respective heirs, managers, members, directors, officers, employees, shareholders, Affiliates, agents, representatives, accountants, attorneys, successors and assigns and their respective Affiliates (collectively, the
“Releasing Parties”
) hereby does fully and completely release and forever discharge the Indemnified Parties and any other Person, business or insurer which may be responsible or liable for the acts or omissions of any of the Indemnified Parties, or who may be liable for the injury or damage resulting therefrom (collectively, with the Indemnified Parties, the
“Released Parties”
), of and from any and all actions, causes of action, damages, claims, obligations, liabilities, costs, expenses and demands of any kind whatsoever, at law or in equity or otherwise, whether matured or unmatured, vested or contingent, whether or not resulting from acts or conduct of any or all of them, that the Releasing Parties or any of them have against the Released Parties or any of them (whether directly or indirectly) at any time and as of the date each Advance is made or requested hereunder or any other financial accommodation is made or extended to Borrowers or Guarantor hereunder or under any Loan Document, except to the extent that any of the foregoing arises out of the gross negligence or willful misconduct of any Released Party. Guarantor acknowledges that
the foregoing release is a material inducement to Lender’s decision to extend to Borrowers and Guarantor the financial accommodations hereunder and under the Loan Documents and has been relied upon by Lender in agreeing to make the Loan and in making each Advance.
36. In any litigation, arbitration or other dispute resolution proceeding relating to this Guaranty or to any of the other Loan Documents, Guarantor waives any and all defenses, objections and counterclaims it may have or could interpose with respect to any director, officer, employee or agent of Guarantor and/or its and their Affiliates being deemed to be employees or managing agents of Guarantor for purposes of all applicable law or court rules regarding the production of witnesses by notice for testimony (whether in a deposition, at trial or otherwise). Guarantor waives any and all defenses, objections and counterclaims it may have or could interpose with respect to Lender’s counsel in any such dispute resolution proceeding examining any such individuals as if under cross-examination and using any discovery deposition of any of them in that proceeding as if it were an evidence deposition. Guarantor waives any and all defenses, objections and counterclaims it may have or could interpose with respect to it using all commercially reasonable efforts to produce in any such dispute resolution proceeding, at the time and in the manner requested by Lender, all Persons, documents (whether in tangible, electronic or other form) and/or other things under its control and relating to the dispute in any jurisdiction that recognizes that (or any similar) distinction. Nothing in this section shall be deemed to waive any right of privilege under applicable law.
[SIGNATURES APPEARS ON THE FOLLOWING PAGE]
IN WITNESS WHEREOF, Guarantor has e
x
ecuted this Guaranty
as of th
e
d
ay
and
y
ear first above written.
GUARANTOR:
/s/ Allan Rimland
President
ADCARE HEALTH SYSTEMS,
INC., a G
e
o
r
gia corporatio
n
G
uaran
ty
Ad
Car
e
He
alth Syst
ems, I
nc.
S
i
g
n
a
ture Pa
g
e