As filed with the Securities and Exchange Commission on May 14, 2007
Registration No. 333-
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM S-1
REGISTRATION STATEMENT
UNDER
THE SECURITIES ACT OF 1933
THE ENSIGN GROUP, INC.
(Exact Name of Registrant as Specified in Its Charter)
Copies to: |
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Nolan Taylor, Esq.
Ellen S. Bancroft, Esq. Parker A. Schweich, Esq. David Marx, Esq. Dorsey & Whitney LLP 38 Technology Drive Irvine, CA 92618 (949) 932-3600 |
Kirt W. Shuldberg, Esq.
Shana C. Hood, Esq. Heller Ehrman LLP 4350 La Jolla Village Drive, 7th Floor San Diego, CA 92122-1246 (858) 450-8400 |
Approximate date of commencement of proposed sale to the public:
As soon as practicable after this Registration Statement becomes effective.
If any of the securities being registered on this Form are to be offered on a delayed or continuous basis pursuant to Rule 415 under the Securities Act of 1933, check the following box. o
If this Form is filed to register additional securities for an offering pursuant to Rule 462(b) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. o
If this Form is a post-effective amendment filed pursuant to Rule 462(c) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. o
If this Form is a post-effective amendment filed pursuant to Rule 462(d) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. o
CALCULATION OF REGISTRATION FEE
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Title of Each Class of
Securities to be Registered |
Proposed Maximum
Aggregate Offering Price(1)(2) |
Amount of
Registration Fee |
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Common Stock, $0.001 par value per share | $95,000,000 | $2,917 | ||
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The Registrant hereby amends this Registration Statement on such date or dates as may be necessary to delay its effective date until the Registrant shall file a further amendment which specifically states that this Registration Statement shall thereafter become effective in accordance with Section 8(a) of the Securities Act of 1933 or until the Registration Statement shall become effective on such date as the Commission, acting pursuant to said Section 8(a), may determine.
The information in this prospectus is not complete and may be changed. We may not sell these securities until the registration statement filed with the Securities and Exchange Commission is effective. This prospectus is not an offer to sell these securities and it is not soliciting an offer to buy these securities in any state where the offer or sale is not permitted.
Subject to completion, dated May 14, 2007
PROSPECTUS
This is an initial public offering of shares of common stock of The Ensign Group, Inc. We are offering shares of our common stock in this offering.
Prior to this offering, there has been no public market for our common stock. We expect the public offering price to be between $ and $ per share. We intend to apply for listing of our common stock on the NASDAQ Global Market under the symbol "ENSG."
Investing in our common stock involves risks. See "Risk Factors" beginning on page 9.
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Per Share
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Total
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Public Offering Price | $ | $ | ||||
Underwriting Discounts and Commissions | $ | $ | ||||
Proceeds, before Expenses, to The Ensign Group, Inc. | $ | $ |
The underwriters have a 30-day option to purchase up to additional shares of our common stock from the selling stockholders identified in this prospectus to cover over-allotments, if any. We will not receive any proceeds from the sale of common stock by the selling stockholders.
The underwriters expect to deliver the shares to purchasers on or about , 2007.
Neither the Securities and Exchange Commission nor any state securities commission has approved or disapproved of these securities or determined if this prospectus is truthful or complete. Any representation to the contrary is a criminal offense.
D.A. DAVIDSON & CO. STIFEL NICOLAUS
The date of this Prospectus is , 2007
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Page
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PROSPECTUS SUMMARY | 1 | |
RISK FACTORS | 9 | |
FORWARD-LOOKING STATEMENTS | 37 | |
USE OF PROCEEDS | 39 | |
DIVIDEND POLICY | 40 | |
CAPITALIZATION | 41 | |
DILUTION | 42 | |
SELECTED CONSOLIDATED FINANCIAL DATA | 43 | |
MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS | 46 | |
INDUSTRY | 67 | |
BUSINESS | 74 | |
MANAGEMENT | 85 | |
COMPENSATION DISCUSSION AND ANALYSIS | 90 | |
TRANSACTIONS WITH RELATED PERSONS | 108 | |
PRINCIPAL AND SELLING STOCKHOLDERS | 111 | |
DESCRIPTION OF CERTAIN INDEBTEDNESS | 114 | |
DESCRIPTION OF CAPITAL STOCK | 116 | |
SHARES ELIGIBLE FOR FUTURE SALE | 120 | |
MATERIAL U.S. FEDERAL INCOME AND ESTATE TAX CONSIDERATIONS FOR NON-U.S. HOLDERS | 122 | |
UNDERWRITING | 125 | |
LEGAL MATTERS | 129 | |
EXPERTS | 129 | |
WHERE YOU CAN FIND MORE INFORMATION | 129 | |
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS | F-1 |
You should rely only on the information contained in this prospectus. We have not authorized any other person to provide you with different or additional information. If anyone provides you different or inconsistent information, you should not rely on it. We are offering to sell and seeking offers to buy shares of our common stock only in jurisdictions where offers or sales are permitted. The information in this prospectus is only accurate as of the date of this prospectus, regardless of the time of delivery of this prospectus or any sale of our common stock.
For investors outside the United States: Neither we nor any of the selling stockholders, nor any of the underwriters for the offering of our common stock, have done anything that would permit this offering or possession or distribution of this prospectus in any jurisdiction where action for that purpose is required, other than in the United States. You are required to inform yourselves about, and to observe any restrictions relating to, this offering and the distribution of this prospectus.
This summary highlights selected information contained in greater detail elsewhere in this prospectus and does not contain all of the information that you should consider before investing in our common stock. You should read the entire prospectus carefully, especially the risks of investing in our common stock, which we discuss under "Risk Factors" and our consolidated financial statements and related notes. In this prospectus, the terms "Ensign," "we," "us" and "our" refer to The Ensign Group, Inc. and its independent subsidiaries, unless otherwise stated.
We are a leading provider of skilled nursing and rehabilitative care services through the operation of facilities located in California, Arizona, Texas, Washington, Utah and Idaho. As of March 31, 2007, we owned or leased 60 facilities. All of our facilities are skilled nursing facilities, except for three facilities that offer both skilled nursing and assisted living arrangements in a campus setting, and three stand-alone assisted living facilities. At our facilities, each of which strives to be the facility of choice in the community it serves, we provide a broad spectrum of skilled nursing and assisted living services, physical, occupational and speech therapies, and other rehabilitative and healthcare services, for both long-term residents and short-stay rehabilitation patients. Our facilities have a collective capacity of over 7,300 skilled nursing, assisted living and independent living beds. We own 22 of our facilities and operate an additional 38 facilities under long-term lease arrangements, and have options to purchase 12 of those 38 facilities. As of December 31, 2006, our skilled nursing services, including our integrated rehabilitative therapy services, generated approximately 97% of our revenue.
We have increased our revenue from $102.1 million in 2002 to $358.6 million in 2006. Over the same period, we have increased our net income from $3.6 million in 2002 to $22.5 million in 2006. We believe that much of our historical growth can be attributed to our expertise in acquiring underperforming facilities and transforming them into what we believe are market leaders in clinical quality, staff competency, employee loyalty and financial performance.
We were formed with the goal of establishing a new standard of quality care within the skilled nursing industry. Our organizational structure is centered around local leadership, with most key decisions residing at the facility level. Facility leaders and staff are trained and incentivized to pursue superior clinical outcomes, operating efficiencies and financial performance at their individual facility. In addition, our facility leaders are incentivized and enabled to share real-time operating data and to assist other facility leaders on ways to improve clinical care, maximize patient satisfaction and augment operational efficiencies, resulting in a high level of interdependence and sharing of best practices.
Competitive Strengths
We believe our success in acquiring, integrating and improving our facilities is a direct result of the following key competitive strengths:
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Growth Strategy
Much of our historical growth can be attributed to our expertise in acquiring underperforming facilities and transforming them into market leaders in clinical quality, staff competency, employee loyalty and financial performance. We believe our competitive strengths position us well for future revenue and earnings growth. Key elements of our growth strategy include:
Our Industry
The senior living and long-term care industries consist of three primary living arrangement alternatives, with varying degrees of healthcare offerings depending upon the type of living arrangement and the health status of the patient or resident. The three primary living arrangement alternatives include independent living facilities, assisted living facilities and skilled nursing facilities. In addition, these alternatives are sometimes combined on a single campus, creating continuing care retirement communities. We predominantly focus on skilled nursing facilities, which provide both short-term post-acute rehabilitative care for patients and long-term custodial care for residents who require skilled nursing and therapy care on an inpatient basis. We estimate the skilled nursing market in the United States represented approximately $100 billion in revenue in 2006.
Some of the major trends that have impacted the long-term care industry include:
Recent Transactions
Since January 1, 2006, we have added an aggregate of 14 facilities located in Texas, Washington, Utah, Idaho, Arizona and California that we had not operated previously, 11 of which we purchased and three of which we acquired under long-term lease arrangements. Two of the long-term lease arrangements included purchase options. Thirteen of these acquisitions were skilled nursing facilities and one was an assisted living facility. These facilities contributed 1,562 beds to our operations, increasing our total capacity by 27%. With these acquisitions, we entered two new markets, Utah and Idaho. In Texas, we increased our capacity by 684 beds, or approximately 146%, and more than doubled the number of our facilities in that state.
In 2006, we purchased eight facilities for an aggregate purchase price of $31.1 million, of which $29.0 million was paid in cash, and $2.1 million was financed with the assumption of a loan on one of the facilities. In 2006, we also purchased the underlying assets of three facilities that we were operating under long-term lease arrangements for an aggregate purchase price of $11.1 million, which ultimately was financed using our term loan.
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In 2007, we have acquired three additional skilled nursing facilities for an aggregate purchase price of $9.3 million in cash, which included two facilities in Texas and one facility in Utah.
Corporate Information
The Ensign Group, Inc. is a holding company. All of our facilities are operated by separate, wholly-owned subsidiaries, that have their own management, employees and assets. The use of "we," "us" and "our" throughout this prospectus is not meant to imply that our facilities are operated by the same entity. In addition, one of our wholly-owned subsidiaries, which we call our Service Center, provides centralized accounting, payroll, human resources, information technology, legal, risk management and other centralized services to each operating subsidiary through contractual relationships between the Service Center and such subsidiaries. We were incorporated in 1999 in Delaware. Our executive offices are located at 27101 Puerta Real, Suite 450, Mission Viejo, CA 92691, and our telephone number is (949) 487-9500. Our corporate website is located at www.ensigngroup.net. The information contained in, or that can be accessed through, our website does not constitute a part of this prospectus.
Ensign is our United States trademark. All other trademarks and trade names appearing in this prospectus are the property of their respective owners.
Except as otherwise indicated, the market data and industry statistics in this prospectus are based upon independent industry publications and other publicly available information.
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Common stock offered by Ensign |
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shares |
Common stock to be outstanding after this offering |
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shares |
Use of proceeds |
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We expect to use the net proceeds from the sale of the shares of common stock we are offering to acquire additional facilities, to upgrade existing facilities, and for working capital and other general corporate purposes. See "Use of Proceeds." We will not receive any proceeds from the sale of shares of common stock offered by the selling stockholders. |
Dividend policy |
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We have paid annual cash dividends since 2002, and quarterly cash dividends for each quarter since the first quarter of 2004. For the first quarter of 2007, we paid cash dividends to our stockholders of $0.04 per share, for an aggregate dividend of $658,000. For 2006, we paid cash dividends to our stockholders of $0.03 per share for the first three quarters, and $0.04 per share for the fourth quarter, for an aggregate dividend of $2,132,000. For 2005, we paid cash dividends to our stockholders of $0.02 per share for the first three quarters, and $0.03 per share for the fourth quarter, for an aggregate dividend of $1,502,000. For 2004, we paid cash dividends to our stockholders of $0.01 per share for the first two quarters, and $0.015 per share for each of the third and fourth quarters, for an aggregate dividend of $835,000. For 2002 and 2003, we paid annual cash dividends to our stockholders of an aggregate of $240,000 and $400,000, respectively. We currently intend to continue to pay regular quarterly dividends to the holders of our common stock. The payment of dividends is subject to the discretion of our board of directors and will depend on many factors, including our results of operations, financial condition and capital requirements, earnings, general business conditions, restrictions imposed by financing arrangements, legal restrictions on the payment of dividends and other factors the board of directors deems relevant. |
Risk factors |
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See "Risk Factors" and the other information included in this prospectus for a discussion of factors you should consider carefully before investing in shares of our common stock. |
Proposed NASDAQ Global Market symbol |
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ENSG |
The number of shares of common stock to be outstanding after this offering is based on 16,434,780 shares outstanding as of December 31, 2006, which assumes the conversion of all of our outstanding preferred stock into 2,741,180 shares of common stock upon the completion of this offering, and does not include, as of such date:
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Unless otherwise indicated, all information in this prospectus assumes:
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Summary Consolidated Financial Data
The following tables summarize our consolidated financial data for the periods presented and should be read together with "Selected Consolidated Financial Data," "Management's Discussion and Analysis of Financial Condition and Results of Operations" and our consolidated financial data and related notes appearing elsewhere in this prospectus. The summary consolidated financial data for the years ended December 31, 2004, 2005 and 2006 are derived from our audited consolidated financial statements included herein. Our historical results are not necessarily indicative of the results that may be expected in the future.
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Year Ended December 31,
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2004
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2005
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2006
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(in thousands, except per share data)
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Consolidated Statement of Income Data: | ||||||||||||
Revenue | $ | 244,536 | $ | 300,850 | $ | 358,574 | ||||||
Expenses: | ||||||||||||
Operating expense | 199,986 | 239,379 | 284,847 | |||||||||
General and administrative expense | 8,537 | 10,909 | 14,210 | |||||||||
Facilities rent expense | 14,773 | 16,118 | 16,404 | |||||||||
Depreciation and amortization | 1,934 | 2,458 | 4,221 | |||||||||
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Total expenses | 225,230 | 268,864 | 319,682 | |||||||||
Income from operations | 19,306 | 31,986 | 38,892 | |||||||||
Other income (expense): | ||||||||||||
Interest expense | (1,565 | ) | (2,035 | ) | (2,990 | ) | ||||||
Interest income | 85 | 491 | 772 | |||||||||
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Other income (expense), net | (1,480 | ) | (1,544 | ) | (2,218 | ) | ||||||
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Income before provision for income taxes | 17,826 | 30,442 | 36,674 | |||||||||
Provision for income taxes | 6,723 | 12,054 | 14,125 | |||||||||
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Net income | $ | 11,103 | $ | 18,388 | $ | 22,549 | ||||||
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Net income per share(1): | ||||||||||||
Basic | $ | 0.83 | $ | 1.35 | $ | 1.66 | ||||||
Diluted | $ | 0.63 | $ | 1.05 | $ | 1.34 | ||||||
Weighted average common shares outstanding(1): | ||||||||||||
Basic | 13,285 | 13,468 | 13,366 | |||||||||
Diluted | 17,519 | 17,505 | 16,823 | |||||||||
Non-GAAP Financial Measure: |
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EBITDA(2) | $ | 21,325 | $ | 34,935 | $ | 43,885 |
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As of December 31,
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2004
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2005
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2006
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Pro Forma As Adjusted(3) |
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Consolidated Balance Sheet Data: | |||||||||||
Cash and cash equivalents | $ | 14,755 | $ | 11,635 | $ | 25,491 | |||||
Working capital | 21,526 | 19,087 | 28,281 | ||||||||
Total assets | 80,255 | 119,390 | 190,531 | ||||||||
Long-term debt, less current maturities | 24,820 | 25,520 | 63,587 | ||||||||
Redeemable, convertible preferred stock | 2,725 | 2,725 | 2,725 | ||||||||
Stockholders' equity | 17,828 | 32,634 | 51,147 | ||||||||
Cash dividends declared per common share | $ | 0.05 | $ | 0.09 | $ | 0.13 |
(See footnotes on following pages)
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(footnotes to prior page)
We believe EBITDA is useful to investors and other external users of our financial statements in evaluating our operating performance because:
We use EBITDA:
Management strongly encourages investors to review our consolidated financial statements in their entirety and not to rely on any single financial measure. Because this non-GAAP financial measure is not standardized, it may not be possible to compare this financial measure with other companies' non-GAAP financial measure having the same or similar names. For information about our financial results as reported in accordance with GAAP, see our consolidated financial statements and related notes included elsewhere in this prospectus. (See footnotes continued on the following page)
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(footnote to prior pages)
The table below reconciles net income to EBITDA for the periods presented:
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December 31,
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Consolidated Statement of Income Data: | |||||||||
Net income | $ | 11,103 | $ | 18,388 | $ | 22,549 | |||
Interest expense | 1,565 | 2,035 | 2,990 | ||||||
Provision for income taxes | 6,723 | 12,054 | 14,125 | ||||||
Depreciation and amortization | 1,934 | 2,458 | 4,221 | ||||||
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EBITDA | $ | 21,325 | $ | 34,935 | $ | 43,885 | |||
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Investing in our common stock involves a high degree of risk. You should consider carefully the following risk factors, as well as the other information in this prospectus, including our consolidated financial statements and the related notes, before deciding whether to invest in shares of our common stock. The risks described below are not the only ones we face. Additional risks and uncertainties not presently known to us or that we currently believe are immaterial may also impair our business operations. If any of the following risks actually occurs, our business, financial condition and results of operations would be materially adversely affected. In this case, the trading price of our common stock would likely decline and you might lose all or part of your investment in our common stock.
Our revenue could be impacted by federal and state changes to reimbursement and other aspects of Medicaid and Medicare.
For the year ended December 31, 2005, we derived approximately 44% and 32% of our total revenue from the Medicaid and Medicare programs, respectively, and for the year ended December 31, 2006, we derived approximately 42% and 33% of our total revenue from the Medicaid and Medicare programs, respectively. If reimbursement rates under these programs are reduced or fail to increase as quickly as our costs, or if there are changes in the way these programs pay for services, our business and results of operations will be adversely affected. The services for which we are currently reimbursed by Medicaid and Medicare may not continue to be reimbursed at adequate levels or at all. Further limits on the scope of services being reimbursed, delays or reductions in reimbursement or changes in other aspects of reimbursement could have a material adverse impact on our business.
The Medicaid and Medicare programs are subject to statutory and regulatory changes affecting base rates or basis of payment, retroactive rate adjustments, administrative or executive orders and government funding restrictions, all of which may materially adversely affect the rates and frequency at which these programs reimburse us for our services. Implementation of these and other measures to reduce or delay reimbursement could result in substantial reductions in our revenue and profitability. Payors may disallow our requests for reimbursement based on determinations that certain costs are not reimbursable or reasonable because either adequate or additional documentation was not provided or because certain services were not covered or considered reasonably necessary. Additionally, revenue from these payors can be retroactively adjusted after a new examination during the claims settlement process or as a result of post-payment audits. New legislation and regulatory proposals could impose further limitations on government payments to healthcare providers.
Medicaid. Medicaid, which is largely administered by the states, is a significant payor for our skilled nursing services. Rapidly increasing Medicaid spending, combined with slow state revenue growth, has led many states to institute measures aimed at controlling spending growth. We expect continuing cost containment pressures on Medicaid outlays for skilled nursing facilities.
To generate funds to pay for the increasing costs of the Medicaid program, many states utilize financial arrangements such as provider taxes. Under provider tax arrangements, states collect taxes or fees from healthcare providers and then return the revenue to these providers as a Medicaid expenditure. Congress, however, has placed restrictions on states' use of provider tax and donation programs as a source of state matching funds. Under the Medicaid Voluntary Contribution and Provider-Specific Tax Amendments of 1991, the federal medical assistance percentage available to a state was reduced by the total amount of healthcare related taxes that the state imposed, unless certain requirements are met. The federal medical assistance percentage is not reduced if the state taxes are broad-based and not applied specifically to Medicaid reimbursed services. In addition, the healthcare providers receiving Medicaid reimbursement must be at risk for the amount of tax assessed and must
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not be guaranteed to receive reimbursement through the applicable state Medicaid program for the tax assessed.
In addition, in the most recent Budget Proposal for 2007, the Department of Health and Human Services announced that it will seek a regulatory change to the provider tax policy. Under current rules, taxes imposed on providers may not exceed six percent of total revenue and must be applied uniformly across all healthcare providers in the same class. The proposed regulatory change would phase down the allowable provider tax rate from six percent to three percent. As a result, states would have fewer funds available for payment of Medicaid expenses, which would also decrease federal matching payments. This regulatory change could result in Medicaid rate reductions, or reduce scheduled increases in some cases, to levels that are lower than anticipated and possibly lower than our operating costs.
Medicare. Over the past several years, the federal government has periodically changed various aspects of Medicare reimbursements for skilled nursing facilities. Medicare Part A covers inpatient hospital services, skilled nursing care and some home healthcare. Medicare Part B covers physician and other health practitioner services, some supplies and a variety of medical services not covered under Medicare Part A.
Medicare coverage of skilled nursing services is available only if the patient is hospitalized for at least three consecutive days, the need for such services is related to the reason for the hospitalization, and the patient is admitted to the facility within 30 days following discharge from a Medicare participating hospital. Medicare coverage of skilled nursing services is limited to 100 days per benefit period after discharge from a Medicare participating hospital or critical access hospital. The patient must pay coinsurance amounts for the twenty-first day and each of the remaining days of covered care per benefit period.
Medicare payments for skilled nursing services are paid on a case-mix adjusted per diem prospective payment system ("PPS") for all routine, ancillary and capital-related costs. The prospective payment for skilled nursing services is based solely on the adjusted federal per diem rate. Although Medicare payment rates under the skilled nursing facility PPS increased temporarily for fiscal years 2003 and 2004, new payment rates for federal fiscal year 2005 took effect for discharges beginning October 1, 2004. A proposed regulation by the Centers for Medicaid and Medicare Services ("CMS") sets forth a schedule of prospective payment rates applicable to Medicare Part A skilled nursing services which took effect October 1, 2006, including a full market basket increase of 3.1%. There can be no assurance that the skilled nursing facility PPS rates will be sufficient to cover our actual costs of providing skilled nursing facility services.
Skilled nursing facilities are also required to perform consolidated billing for items and services furnished to patients and residents during a Part A covered stay and therapy services furnished during Part A and Part B covered stays. The consolidated billing requirement essentially confers on the skilled nursing facility itself the Medicare billing responsibility for the entire package of care that its residents receive in these situations. The Balanced Budget Act of 1997 also affected skilled nursing facility payments by requiring that post-hospitalization skilled nursing services be "bundled" into the hospital's Diagnostic Related Group ("DRG") payment in certain circumstances. Where this rule applies, the hospital and the skilled nursing facility must, in effect, divide the payment which otherwise would have been paid to the hospital alone for the patient's treatment, and no additional funds are paid by Medicare for skilled nursing care of the patient. At present, this provision applies to a limited number of DRGs, but already is apparently having a negative effect on skilled nursing facility utilization and payments, either because hospitals are finding it difficult to place patients in skilled nursing facilities which will not be paid as before or because hospitals are reluctant to discharge the patients to skilled nursing facilities and lose part of their payment. This bundling requirement could be extended to more
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DRGs in the future, which would accentuate the negative impact on skilled nursing facility utilization and payments.
Skilled nursing facility prospective payment rates, as they may change from time to time, may be insufficient to cover our actual costs of providing skilled nursing services to Medicare patients. In addition, we may not be fully reimbursed for all services for which each facility bills through consolidated billing. If Medicare reimbursement rates decline, it could adversely affect our revenue, financial condition and results of operations.
Recent Legislation. The Deficit Reduction Act of 2005 ("DRA") provides for a reduction in overall Medicaid and Medicare spending by approximately $11.0 billion over five years. Under the DRA, individuals who transferred assets for less than fair market value during a five year look-back period will be ineligible for Medicaid for so long as they would have been able to fund their cost of care absent the transfer or until the transfer would no longer have been made during the look-back period. This period is referred to as the penalty period. The DRA also changes the calculation for determining when the penalty period begins and prohibits states from ignoring small asset transfers and other asset transfer mechanisms. In addition, the legislation reduces Medicare skilled nursing facility bad debt payments by 30% for those individuals who are not dually eligible for Medicaid and Medicare. If any of our existing patients become ineligible under the DRA during their stay, it would be difficult for us to evict or transfer them, and our revenue would decrease. The loss of revenue associated with future changes in skilled nursing facility payments could have a material adverse effect on our financial condition or results of operations. The DRA also requires entities which receive at least $5.0 million in annual Medicaid dollars each year to provide education to their employees concerning false claims laws and protections for whistleblowers. The DRA also requires those entities to provide contractors and vendors with similar information. As a result, we have and will continue to expend resources to meet these requirements. Further, the requirement that we identify false claims and other fraud and abuse laws to employees and contractors may result in increased investigations into these matters.
Reviews. As a result of our participation in the Medicaid and Medicare programs, we are subject to various governmental reviews, audits and investigations to verify our compliance with these programs and applicable laws and regulations. Private pay sources also reserve the right to conduct audits. An adverse review, audit or investigation could result in:
In 2004, our Medicare fiscal intermediary began to conduct selected reviews of claims previously submitted by and paid to certain of our facilities. While we have always been subject to post-payment audits and reviews, these new, more intensive "probe reviews" are relatively new and appear to be a permanent procedure with our intermediary. Recent probe reviews resulted in Medicare revenue recoupment of approximately $203,000 in 2006 and $201,000 in 2005, a portion of which is currently under appeal. We anticipate that these probe reviews will increase in frequency in the future.
In some cases, probe reviews can also result in a facility being temporarily placed on prepayment review of reimbursement claims, requiring additional documentation and adding additional steps and time to the reimbursement process for the affected facility. Three of our facilities are currently on
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prepayment review, and others may be placed on prepayment review in the future. Payment delays resulting from the prepayment review process could have an adverse effect on our cashflow, and such adverse effect could be material if multiple additional facilities were placed on prepayment review simultaneously.
Failure to meet claim filing and documentation requirements during any of these reviews could subject a facility to an even more intensive "focus review," where a corrective action plan addressing perceived deficiencies must be prepared by the facility and approved by the fiscal intermediary. During a focus review, additional claims are reviewed post-payment to ensure that the prescribed corrective actions are being followed. Failure to make corrections or to otherwise meet the claim documentation and submission requirements could eventually result in Medicare decertification. We have one facility that is currently under focus review. Should that facility or any other be decertified, it would have an adverse affect on our operations and financial condition.
Separately, the federal government has also introduced a pilot program that utilizes independent contractors (other than the fiscal intermediaries) to identify and recoup Medicare overpayments. These contractors are paid a contingent fee on recoupments. This pilot program could be extended or expanded based on the recommendation of CMS and the decision of Congress. Should this occur, we anticipate that the number of overpayment reviews will increase in the future, and that the reviewers could be more aggressive in making claims for recoupment. One of our facilities has been subjected to review under this pilot program, resulting in a recoupment to the federal government of approximately $12,000.
We are subject to extensive and complex federal and state government laws and regulations, many of which are burdensome, and any of which could change at any time.
We, along with other companies in the healthcare industry, are required to comply with extensive and complex laws and regulations at the federal, state and local government levels relating to, among other things:
The laws and regulations governing our operations, along with the terms of participation in various government programs, regulate how we do business, the services we offer, and our interactions with patients and other healthcare providers. These laws and regulations are subject to frequent change. We believe that such regulations may increase in the future and we cannot predict the ultimate content, timing or impact on us of any healthcare reform legislation. Changes in existing laws or regulations, or the enactment of new laws or regulations, could have a material adverse impact on our business. If we fail to comply with these applicable laws and regulations, we could suffer civil or criminal penalties and
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other detrimental consequences, including denial of reimbursement, imposition of fines, temporary suspension of admission of new patients, suspension or decertification from the Medicaid and Medicare programs, restrictions on our ability to acquire new facilities or expand or operate existing facilities, the loss of our licenses to operate and the loss of our ability to participate in federal and state reimbursement programs.
We are subject to federal and state laws, such as the Federal False Claims Act, state false claims acts, the illegal remuneration provisions of the Social Security Act, the federal anti-kickback laws, state anti-kickback laws, and the federal "Stark" laws, that govern financial and other arrangements among healthcare providers, their owners, vendors and referral sources, and that are intended to prevent healthcare fraud and abuse. Among other things, these laws prohibit kickbacks, bribes and rebates, as well as other direct and indirect payments or fee-splitting arrangements that are designed to induce the referral of patients to a particular provider for medical products or services payable by any federal healthcare program, and prohibit presenting a false or misleading claim for payment under a federal or state program. They also prohibit some physician self-referrals. Possible sanctions for violation of any of these restrictions or prohibitions include loss of eligibility to participate in federal and state reimbursement programs and civil and criminal penalties. Changes in these laws could increase our cost of doing business. If we fail to comply, even inadvertently, with any of these requirements, we could be required to alter our operations, refund payments to the government, enter into corporate integrity agreements with state or federal government agencies, and become subject to significant civil and criminal penalties.
We are also required to comply with state and federal laws governing the transmission, privacy and security of health information. The Health Insurance Portability and Accountability Act of 1996 ("HIPAA") requires us to comply with certain standards for the use of individually identifiable health information within our company, and the disclosure and electronic transmission of such information to third parties, such as payors, business associates and patients. These include standards for common electronic healthcare transactions and information, such as claim submission, plan eligibility determination, payment information submission and the use of electronic signatures; unique identifiers for providers, employers and health plans; and the security and privacy of individually identifiable health information. In addition, some states have enacted comparable or, in some cases, more stringent privacy and security laws. If we fail to comply with these state and federal laws, we could be subject to criminal penalties and civil sanctions and be forced to modify our policies and procedures.
We are unable to predict the future course of federal, state and local regulation or legislation, including Medicaid and Medicare statutes and regulations. Changes in the regulatory framework, our failure to obtain or renew required regulatory approvals or licenses or to comply with applicable regulatory requirements, the suspension or revocation of our licenses or our disqualification from participation in federal and state reimbursement programs, or the imposition of other harsh enforcement sanctions could have a material adverse effect on our business. Furthermore, if we were to lose licenses or certifications for any of our facilities as a result of regulatory action or otherwise, we could be deemed to be in default under some of our agreements, including agreements governing outstanding indebtedness and lease obligations.
Any changes in the interpretation and enforcement of the laws or regulations governing our business could cause us to modify our operations and could have a material adverse effect on our business.
The interpretation and enforcement of federal and state laws and regulations governing our operations, including, but not limited to, laws and regulations relating to Medicaid and Medicare, the Federal False Claims Act, state false claims acts, the illegal remuneration provisions of the Social Security Act, the federal anti-kickback laws, state anti-kickback laws, the federal Stark laws, and HIPAA, are subject to frequent change. Governmental authorities may interpret these laws in a manner inconsistent with our interpretation and application. If we fail to comply, even inadvertently, with any
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of these requirements, we could be required to alter our operations and refund payments to the government. In addition, we could be subject to significant penalties or be forced to expend considerable resources responding to an investigation or other enforcement action under these laws or regulations, or for ongoing compliance with a corporate integrity or similar agreement. Furthermore, federal, state and local officials are increasingly focusing their efforts on enforcement of these laws, particularly with respect to providers who share common ownership or control with other providers. The increased enforcement of these requirements could affect our ability to expand into new markets, to expand our services and facilities in existing markets and, if any of our presently licensed facilities were to operate outside of its licensing authority, may subject us to penalties including closure of the facility. Changes in the interpretation and enforcement of existing laws or regulations could increase our cost of doing business.
Both federal and state government agencies have heightened and coordinated civil and criminal enforcement efforts as part of numerous ongoing investigations of healthcare companies and, in particular, skilled nursing facilities. The investigations include, among other things:
If any of our facilities is decertified or loses its licenses, our business would suffer. In addition, the report of such issues at any of our facilities could harm our reputation for quality care and lead to a reduction in our patient referrals and ultimately a reduction in occupancy at these facilities.
Federal law provides that practitioners, providers and related persons may not participate in most federal healthcare programs, including the Medicaid and Medicare programs, if the individual or entity has been convicted of a criminal offense related to the delivery of a product or service under these programs or if the individual or entity has been convicted under state or federal law of a criminal offense relating to neglect or abuse of patients in connection with the delivery of a healthcare product or service. Other individuals or entities may be, but are not required to be, excluded from such programs under certain circumstances, including, but not limited to, the following:
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The Office of Inspector General ("OIG") among other priorities, identifies and eliminates fraud, abuse and waste in certain federal healthcare programs. The OIG has implemented a nationwide program of audits, inspections and investigations and from time to time issues "fraud alerts" to segments of the healthcare industry on particular practices that are vulnerable to abuse. The fraud alerts inform healthcare providers of potentially abusive practices or transactions that are subject to criminal activity and reportable to the OIG. An increasing level of resources has been devoted to the investigation of allegations of fraud and abuse in the Medicaid and Medicare programs, and federal and state regulatory authorities are taking an increasingly strict view of the requirements imposed on healthcare providers by the Social Security Act and Medicaid and Medicare programs. Although we have created a corporate compliance program that we believe is consistent with the OIG guidelines, the OIG may interpret its guidelines in a manner inconsistent with our interpretation or the OIG may ultimately determine that our corporate compliance program is insufficient.
In some circumstances, if one facility is convicted of abusive or fraudulent behavior, then other facilities under common control or ownership may be decertified from participating in Medicaid or Medicare programs. Federal regulations prohibit any corporation or facility from participating in federal contracts if it or its principals have been barred, suspended, declared ineligible, or have voluntarily excluded themselves from participating in federal contracts. In addition, some state regulations provide that all facilities under common control or ownership licensed within a state may be de-licensed if one or more of the facilities are de-licensed.
The Centers for Medicare and Medicaid Services. CMS has undertaken several initiatives to increase or intensify Medicaid and Medicare survey and enforcement activities, including federal oversight of state actions. CMS is taking steps to focus more survey and enforcement efforts on facilities with findings of substandard care or repeat violations of Medicaid and Medicare standards, and to identify multi-facility providers with patterns of noncompliance. CMS is also increasing its oversight of state survey agencies and requiring state agencies to use enforcement sanctions and remedies more promptly when substandard care or repeat violations are identified, to investigate complaints more promptly, and to survey facilities more consistently. In addition, CMS has adopted, and is considering additional regulations expanding federal and state authority to impose civil money penalties in instances of noncompliance. When a facility is found to be deficient under state licensing and Medicaid and Medicare standards, sanctions may be threatened or imposed such as denial of payment for new Medicaid and Medicare admissions, civil monetary penalties, focused state and federal oversight and even loss of Medicaid and Medicare participation or state licensure. Sanctions such as denial of payment for new admissions often are scheduled to go into effect before surveyors return to verify compliance. Generally, if the surveyors confirm that the facility is in compliance upon their return, the sanctions never take effect. However, if they determine that the facility is not in compliance, the denial of payment goes into effect retroactive to the date given in the original notice. This possibility sometimes leaves affected operators, including us, with the difficult task of deciding whether to continue accepting patients after the denial of payment date, thus risking the loss of revenue associated with those patients' care if they are later found to be out of compliance, or simply refusing admissions from the denial of payment date until the facility is actually found to be in compliance.
Facilities with otherwise acceptable regulatory histories generally are given an opportunity to correct deficiencies and continue their participation in the Medicare and Medicaid programs by a certain date, usually within six months, although where denial of payment remedies are asserted, such interim remedies go into effect much sooner. Facilities with deficiencies that immediately jeopardize patient health and safety and those that are classified as poor performing facilities, however, are not generally given an opportunity to correct their deficiencies prior to the imposition of remedies and other enforcement actions. Moreover, facilities with poor regulatory histories continue to be classified by CMS as poor performing facilities notwithstanding any intervening change in ownership, unless the new owner obtains a new Medicare provider agreement instead of assuming the facility's existing
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agreement. However, new owners (including us, historically) nearly always assume the existing Medicare provider agreement due to the difficulty and time delays generally associated with obtaining new Medicare certifications, especially in previously-certified locations with sub-par operating histories. Accordingly, facilities that have poor regulatory histories before we acquire them and that develop new deficiencies after we acquire them are more likely to have sanctions imposed upon them by CMS or state regulators. In addition, in 2003, CMS established a program for identifying "special focus facilities," which are facilities identified in consultation with state health officials as needing special enforcement attention. These facilities are not immediately notified of their status as special focus facilities, but are placed under heightened scrutiny by federal and state officials. Such heightened scrutiny includes more frequent regulatory surveys and potentially heavier sanctions for noncompliance, among other things.
We receive notices of potential sanctions and remedies based upon alleged regulatory deficiencies from time to time, and such sanctions have been imposed on some of our facilities. We have also acquired at least one facility that we believe either already was or had been identified prior to the time of acquisition as a candidate for special focus facility status, and that facility is now operating under such status. From time to time, we have opted to voluntarily stop accepting new patients pending completion of a new state survey, in order to avoid possible denial of payment for new admissions during the deficiency cure period, or simply to avoid straining staff and other resources while retraining staff, upgrading operating systems or making other operational improvements. In the past, some of our facilities have been in denial of payment status due to findings of continued regulatory deficiencies, resulting in an actual loss of the revenue associated with the Medicare and Medicaid patients admitted after the denial of payment date. Additional sanctions could ensue and, if imposed, these sanctions, entailing various remedies up to and including decertification, would further negatively affect our financial condition and results of operations.
The intensified and evolving enforcement environment impacts providers like us because of the increase in the scope or number of inspections or surveys by governmental authorities and the severity of consequent citations for alleged failure to comply with regulatory requirements. We also expend considerable resources to respond to federal and state investigations and other enforcement actions. As noted, from time to time in the ordinary course of business, we receive deficiency reports from state and federal regulatory bodies resulting from such inspections or surveys. The focus of these deficiency reports tends to change somewhat from year to year. Although most inspection deficiencies are resolved through an agreed-upon plan of corrective action, the reviewing agency typically has the authority to take further action against a licensed or certified facility, which could result in the imposition of fines, imposition of a provisional or conditional license, suspension or revocation of a license, suspension or denial of payment for new admissions, loss of certification as a provider under state or federal healthcare programs, or imposition of other sanctions, including criminal penalties. Furthermore, some states may allow citations in one facility to impact other facilities in the state. Revocation of a license at a given facility could therefore impair our ability to obtain new licenses or to renew existing licenses at other facilities, which may also trigger defaults or cross-defaults under our leases and our credit arrangements, or adversely affect our ability to operate or obtain financing in the future. If state or federal regulators were to determine, formally or otherwise, that one facility's regulatory history ought to impact another of our existing or prospective facilities, this could also increase costs, result in increased scrutiny by state and federal survey agencies, and even impact expansion plans. Therefore, our failure to comply with applicable legal and regulatory requirements in any single facility could have a material adverse effect upon our business as a whole.
We are unable to predict the future intensity of federal and state enforcement actions or the areas of investigation in which regulators may choose to focus in any given year. Changes in government agency interpretation of applicable regulatory requirements, or changes in enforcement methodologies, including increases in the scope and severity of deficiencies determined by survey or inspection officials,
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could have a material adverse effect on our business. Furthermore, should we lose licenses or certifications for a number of our facilities as a result of changing regulatory interpretations or enforcement actions or otherwise, we could be deemed to be in default under some of our agreements, including agreements governing outstanding indebtedness and lease obligations.
State efforts to regulate or deregulate the healthcare services or construction or expansion of healthcare facilities could impair our ability to expand our operations, or could result in increased competition.
Some states require healthcare providers, including skilled nursing facilities, to obtain prior approval, known as a certificate of need, for:
In addition, other states that do not require certificates of need have effectively barred the expansion of existing facilities or the development of new ones by placing partial or complete moratoria on the number of new Medicaid beds they will certify in certain areas or in the entire state. Other states have established such stringent development standards and approval procedures for constructing new healthcare facilities that the construction of new facilities, or the expansion or renovation of existing facilities, may become cost-prohibitive or extremely time-consuming. Our ability to acquire or construct new facilities or expand or provide new services at existing facilities would be adversely affected if we are unable to obtain the necessary approvals, if there are changes in the standards applicable to those approvals, or if we experience delays and increased expenses associated with obtaining those approvals. We may not be able to obtain licensure, certificate of need approval, Medicaid certification, or other necessary approvals for future expansion projects. Conversely, the elimination or reduction of state regulations that limit the construction, expansion or renovation of new or existing facilities could result in increased competition to us or result in overbuilding of facilities in some of our markets.
Overbuilding in certain markets, increased competition and increased operating costs may adversely affect our ability to generate and increase our revenue and profits and to pursue our growth strategy.
The skilled nursing and long-term care industries are highly competitive and may become more competitive in the future. We compete with numerous other companies that provide long-term and rehabilitative care alternatives such as home healthcare agencies, life care at home, facility-based service programs, retirement communities, convalescent centers and other independent living, assisted living and skilled nursing providers, including not-for-profit entities. We have experienced and expect to continue to experience increased competition in our efforts to acquire and operate skilled nursing facilities. Consequently, we may encounter increased competition that could limit our ability to attract new patients, raise patient fees or expand our business.
In addition, overbuilding in the skilled nursing industry in some markets in which we operate may reduce the occupancy rates of existing facilities and, in some cases, may reduce the rates that we can obtain for our services. Moreover, if the new construction dynamics and the competitive environments in our target markets were to become significantly adverse, it would have a disproportionate effect on our revenue due to the large portion of our revenue that is generated in those states.
Changes in federal and state employment-related laws and regulations could have a material adverse effect on our business.
Our operations are subject to a variety of federal and state employment-related laws and regulations, including, but not limited to, the U.S. Fair Labor Standards Act which governs such
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matters as minimum wages, overtime and other working conditions, the Americans with Disabilities Act ("ADA") and similar state laws that provide civil rights protections to individuals with disabilities in the context of employment, public accommodations and other areas, the National Labor Relations Act, regulations of the Equal Employment Opportunity Commission, regulations of the Office of Civil Rights, regulations of state Attorneys General, family leave mandates and a variety of similar laws enacted by the federal and state governments that govern these and other employment law matters. Because labor represents such a large portion of our operating expenses, changes in federal and state employment-related laws and regulations could have a material adverse effect on our business.
The compliance costs associated with these laws and evolving regulations could be substantial. For example, all of our facilities are required to comply with the ADA. The ADA has separate compliance requirements for "public accommodations" and "commercial properties," but generally requires that buildings be made accessible to people with disabilities. Compliance with ADA requirements could require removal of access barriers and non-compliance could result in imposition of government fines or an award of damages to private litigants. Further legislation may impose additional burdens or restrictions with respect to access by disabled persons. In addition, federal proposals to introduce a system of mandated health insurance and flexible work time and other similar initiatives could, if implemented, adversely affect our operations. We also may be subject to employee-related claims such as wrongful discharge, discrimination or violation of equal employment law. While we are insured for these types of claims, we could experience damages that are not covered by our insurance policies or that exceed our insurance limits, and we may be required to pay such damages directly.
Compliance with federal and state fair housing, fire, safety and other regulations, may require us to make unanticipated expenditures, which could be costly to us.
We must comply with the federal Fair Housing Act and similar state laws, which prohibit us from discriminating against individuals on certain bases in any of our practices if it would cause such individuals to face barriers in gaining residency in any of our facilities. Additionally, the Fair Housing Act and other similar state laws require that we advertise our services in such a way that we promote diversity and not limit it. We may be required, among other things, to change our marketing techniques to comply with these requirements.
In addition, we are required to operate our facilities in compliance with applicable fire and safety regulations, building codes and other land use regulations and food licensing or certification requirements as they may be adopted by governmental agencies and bodies from time to time. Like other healthcare facilities, our skilled nursing facilities are subject to periodic survey or inspection by governmental authorities to assess and assure compliance with regulatory requirements. Surveys occur on a regular (often annual or biannual) schedule, and special surveys may result from a specific complaint filed by a patient, a family member or one of our competitors. We may be required to make substantial capital expenditures to comply with these requirements.
Our operations are subject to environmental and occupational health and safety regulations.
We are subject to a wide variety of federal, state and local environmental and occupational health and safety laws and regulations. The types of regulatory requirements to which we are subject include, but are not limited to:
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If we fail to comply with these and other standards, we may be subject to sanctions and penalties.
We depend largely upon reimbursement from third-party payors, and our business could be negatively impacted by any changes in the acuity mix of patients in our facilities as well as payor mix and payment methodologies.
Our revenue is affected by the percentage of our patients who require a high level of skilled nursing and rehabilitative care, whom we refer to as high-acuity patients, and by our mix of payment sources. Changes in the acuity level of patients we attract, as well as our payor mix among Medicaid, Medicare, private payors and managed care companies significantly affect our profitability because we generally receive higher reimbursement rates for high-acuity patients and because the payors reimburse us at different rates. Governmental payment programs are subject to statutory and regulatory changes, retroactive rate adjustments, administrative or executive orders and government funding restrictions, all of which may materially increase or decrease the rate of program payments to us for our services. A majority of our revenue is provided by government payors that reimburse us at fixed rates. If our labor or other operating costs increase, we will be unable to recover such increased costs from government payors. Accordingly, if we fail to maintain our proportion of high-acuity patients or if there is any significant increase in the percentage of our patients for whom we receive Medicaid reimbursement, our results of operations may be adversely affected.
Initiatives undertaken by major insurers and managed care companies to contain healthcare costs may adversely affect our business. These payors attempt to control healthcare costs by contracting with healthcare providers to obtain services on a discounted basis. We believe that this trend will continue and may limit reimbursements for healthcare services. If insurers or managed care companies from whom we receive substantial payments were to reduce the amounts they pay for services, we may lose patients if we choose not to renew our contracts with these insurers at lower rates.
Increased competition for, or a shortage of, nurses and other skilled personnel could increase our staffing and labor costs.
Our success depends upon our ability to retain and attract nurses, Certified Nurse Assistants ("CNAs") and therapists. Our success also depends upon our ability to retain and attract skilled management personnel who are responsible for the day-to-day operations of each of our facilities. Each facility has a facility leader responsible for the overall day-to-day operations of the facility, including quality of care, social services and financial performance. Depending upon the size of the facility, each facility leader is supported by facility staff who are directly responsible for day-to-day care of the patients and either facility staff or regional support to oversee the facility's marketing and community outreach programs. Other key positions supporting each facility may include individuals responsible for physical, occupational and speech therapy, food service and maintenance. We compete with various healthcare service providers, including other skilled nursing providers, in retaining and attracting qualified and skilled personnel. We have hired personnel, including skilled nurses and therapists, from outside the United States. If immigration laws are changed, or if new and more restrictive government regulations proposed by the Department of Homeland Security are enacted, our access to qualified and skilled personnel may be limited. Increased competition for or a shortage of nurses or other trained personnel, or general inflationary pressures may require that we enhance our pay and benefits packages to compete effectively for such personnel. We may not be able to offset such added costs by increasing the rates we charge to our patients. Turnover rates and the magnitude of the shortage of nurses or other trained personnel varies substantially from facility to facility. An increase in costs associated with,
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or a shortage of, skilled nurses, could negatively impact our business. In addition, if we fail to attract and retain qualified and skilled personnel, our ability to conduct our business operations effectively would be harmed.
We may be unable to complete future facility acquisitions at attractive prices or at all, or may be unsuccessful in efficiently integrating acquired facilities into our operations.
To date, our revenue growth has been significantly driven by our acquisition of new facilities. Subject to general market conditions and the availability of essential resources and leadership within our company, we continue to seek both single- and multi-facility acquisition opportunities that are consistent with our geographic, financial and operating objectives. The acquisition of existing facilities involves a number of risks. Existing facilities available for acquisition frequently serve or target different markets than those that we currently serve. We also may determine that renovations of acquired facilities and changes in staff and operating management personnel are necessary to successfully integrate those facilities into our existing operations. We may not be able to recover the costs incurred to reposition or renovate newly acquired facilities. In undertaking acquisitions, we also may be adversely impacted by unforeseen liabilities attributable to the prior providers who operated those facilities, against whom we may have little or no recourse. The success of our acquisition strategy will be determined by numerous factors, including:
Historically, the rate at which we have acquired facilities has fluctuated significantly based upon prevailing market conditions, the availability of leadership to manage new facilities and our own willingness to take on new operations. In the future, we anticipate the rate at which we may acquire facilities will continue to fluctuate.
In 2006, we acquired ten skilled nursing facilities and one assisted living facility with a total of 1,160 beds. During the first quarter of 2007, we acquired three skilled nursing facilities with a total of 402 beds. This growth will place significant demands on our current management resources. Our ability to manage our growth effectively and to successfully integrate new acquisitions into our existing business will require us to continue to expand our operational, financial and management information systems and to continue to retain, attract, train, motivate and manage key employees, including facility-level leaders and our local directors of nursing. We may not be successful in attracting qualified individuals necessary for any future acquisitions to be successful, and our management team may expend significant time and energy working to attract qualified personnel to manage facilities we may acquire in the future. Also, the newly acquired facilities may require us to spend significant time improving services that have historically been substandard, and if we are unable to improve such facilities quickly enough, we may be subject to litigation and/or loss of licensure or certification.
We may not be able to acquire or construct new facilities at attractive prices in locations that are compatible with our expansion and operating strategies. In addition, we expect competition for the
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acquisition of facilities to increase. In the event we are able to enter into definitive agreements to acquire or lease new facilities, we may not be successful in completing such transactions. Failure to complete transactions after we have entered into definitive agreements may result in significant expenses to us.
The facilities we acquire are frequently underperforming financially, and may have poor clinical, regulatory and litigation histories. Even though we believe we have improved operations and patient care at facilities that we have acquired, we still may face post-acquisition regulatory issues, including, without limitation, payment recoupment related to our predecessors' prior noncompliance and/or our own inability to quickly bring non-compliant facilities into full compliance. Diligence materials pertaining to acquisition targets, especially the underperforming facilities that often represent the greatest opportunity for return, are often inadequate, inaccurate or impossible to obtain, sometimes requiring us to make acquisition decisions with incomplete information. Despite our due diligence procedures, facilities that we may acquire in the future may generate unexpectedly low returns, may cause us to incur substantial losses, or may not meet a risk profile that our investors find acceptable. In addition, we might encounter unanticipated difficulties and expenditures relating to any of the acquired facilities, including contingent liabilities. For example, when we acquire a facility, we generally assume the facility's existing Medicare provider number for purposes of billing Medicare for services. If CMS later determined that the prior owner of the facility had received overpayments from Medicare for the period of time during which it operated the facility, or had incurred fees in connection with the operation of the facility, CMS could hold us liable for repayment of the overpayments or fines. We may be unable to improve every facility that we acquire. In addition, operation of these facilities may divert management time and attention from other operations and priorities, negatively impact cash flows, or otherwise damage other areas of our company if they are not timely and adequately improved.
We may be unsuccessful in executing and integrating our acquisitions. The process of integrating acquired facilities into our existing operations may result in unforeseen operating difficulties, divert management's attention or require significant financial resources and may ultimately be unsuccessful. The financial benefits we expect to realize from our acquisitions are largely dependent upon our ability to improve clinical performance, overcome regulatory bias and deficiencies from our predecessors' prior noncompliance, rehabilitate the reputation of the facilities and their quality of care in the community, increase the occupancy and in some cases change the patient acuity mix of the respective facilities and control costs. If we are unable to increase revenue and reduce costs at facilities we acquire, we will not realize the anticipated benefits and we may experience lower-than anticipated profits, or even losses.
Integration challenges include, among other things:
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If we are not able to successfully overcome these and other integration challenges, we may not achieve the benefits we expect from any of our facility acquisitions, and our business may suffer.
We believe, but we have not been officially notified, that the U.S. Department of Justice may be conducting an investigation into the reimbursement processes of certain of our operating subsidiaries, which could have a material adverse effect upon our operations and financial condition.
In 2006, we became aware of possible reported allegations concerning potential reimbursement irregularities at some of our facilities, which were not identified. We have retained outside counsel and initiated an internal investigation into these matters. This investigation is currently pending and in the preliminary stages of the process. We do not know what might be the ultimate outcome or findings of this investigation at this time.
Subsequent to receiving the information that precipitated the internal investigation, we were advised that the United States Attorney for the Central District of California issued a subpoena and then rescinded that subpoena. This rescinded subpoena originally requested documents from our bank related to financial transactions involving us, ten of our operating subsidiaries, an outside investor group, and certain of our current and former officers. We have not been formally charged with any wrongdoing, served with any related subpoenas, or even notified of any concerns or related investigations by the U.S. Attorney or any government agency relative to the subpoena, but the U.S. Attorney's office has declined to discuss or provide us with any further information with respect to this matter. To the extent the U.S. Attorney's office elects to pursue this matter or if our internal investigation results in negative findings, our business, financial condition and results of operations could be materially and adversely affected and our stock price could decline.
Our facilities undergo regular claims submission audits by government reimbursement programs in the normal course of their business, and such audits can result in adjustments to their past billings and reimbursements from such programs. In addition to such audits, several of our facilities have recently participated in more intensive "probe reviews" conducted by our Medicare fiscal intermediary. Some of these probe reviews identified patient miscoding, documentation deficiencies and other errors in recordkeeping and Medicare billing. If the U.S. Department of Justice were to conclude that such errors and deficiencies constituted criminal violations, or were to conclude that such errors and deficiencies resulted in the submission of false claims to federal healthcare programs, or if it were to discover other problems in addition to the ones identified by the probe reviews that rose to actionable levels, we and certain of our officers might face potential criminal charges and/or civil claims, administrative sanctions and penalties for amounts that could be material to our business, results of operations and financial condition. Such amounts could include claims for treble damages and penalties of up to $11,000 per false claim submitted to a federal healthcare program. In addition, we and/or some of our key personnel could be temporarily or permanently excluded from future participation in state and federal healthcare reimbursement programs such as Medicaid and Medicare. In any event, it is likely that a governmental investigation alone, regardless of its outcome, would divert material time, resources and attention from our management team and our staff, and could have a materially detrimental impact on our results of operations during and after any such investigation or proceedings. While we believe that the assertion of criminal charges, civil claims, administrative sanctions or whistleblower actions would be unwarranted, the government is not sharing any information with us regarding its potential investigation, the subpoena or the matters that provoked its filing or withdrawal, and we cannot assure you as to the outcome of any investigation, if any, or any possible related proceedings.
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We may not be successful in generating internal growth at our facilities by expanding occupancy at these facilities. We also may be unable to improve patient mix at our facilities.
Overall occupancy across all of our facilities was approximately 81% at December 31, 2006, leaving opportunities for internal growth without the acquisition or construction of new facilities. Because a large portion of our costs are fixed, a decline in our occupancy could adversely impact our financial performance. In addition, our profitability is impacted heavily by our patient mix. We generally generate greater profitability from non-Medicaid patients. If we are unable to maintain or increase the proportion of non-Medicaid patients in our facilities, our financial performance could be adversely affected.
Termination of our patient admission agreements and the resulting vacancies in our facilities could cause revenue at our facilities to decline.
Most state regulations governing skilled nursing and assisted living facilities require written patient admission agreements with each patient. Several of these regulations also require that each patient have the right to terminate the patient agreement for any reason and without prior notice. Consistent with these regulations, all of our skilled nursing patient agreements allow patients to terminate their agreements without notice, and all of our assisted living resident agreements allow residents to terminate their agreements upon thirty days' notice. Patients and residents terminate their agreements from time to time for a variety of reasons, causing some fluctuations in our overall occupancy as patients and residents are admitted and discharged in normal course. If an unusual number of patients or residents elected to terminate their agreements within a short time, occupancy levels at our facilities could decline. As a result, beds may be unoccupied for a period of time, which would have a negative impact on our business.
We face significant competition from other healthcare providers and may not be successful in attracting patients and residents to our facilities.
The skilled nursing and assisted living industries are highly competitive, and we expect that these industries may become increasingly competitive in the future. Our skilled nursing facilities compete primarily on a local and regional basis with many long-term care providers, from national and regional multi-facility providers that have substantially greater financial resources to small providers who operate a single nursing facility. We also compete with other skilled nursing and assisted living facilities, and with inpatient rehabilitation facilities, long-term acute care hospitals, home healthcare and other similar services and care alternatives. Increased competition could limit our ability to attract and retain patients, attract and retain skilled personnel, maintain or increase private pay and managed care rates or expand our business. Our ability to compete successfully varies from location to location depending upon a number of factors, including:
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We may not be successful in attracting patients to our facilities, particularly Medicare, managed care, and private pay patients who generally come to us at higher reimbursement rates. Some of our competitors have greater financial and other resources than us, may have greater brand recognition and may be more established in their respective communities than we are. Competing skilled nursing companies may also offer newer facilities or different programs or services than we do and may thereby attract current or potential patients. Other competitors may accept a lower margin, and, therefore, present significant price competition for managed care and private pay patients. In addition, some of our competitors operate on a not-for-profit basis or as charitable organizations and have the ability to finance capital expenditures on a tax-exempt basis or through the receipt of charitable contributions, neither of which are available to us.
Competition for the acquisition of strategic assets from buyers with lower costs of capital than us or that have lower return expectations than we do could limit our ability to compete for strategic acquisitions and therefore to grow our business effectively.
Several real estate investment trusts ("REITs"), other real estate investment companies, institutional lenders who have not traditionally taken ownership interests in operating businesses or real estate, as well as several skilled nursing and assisted living facility providers, have similar asset acquisition objectives as we do, along with greater financial resources and lower costs of capital than we are able to obtain. This may increase competition for acquisitions that would be suitable to us, making it more difficult for us to compete and successfully implement our growth strategy. Significant competition exists among potential acquirors in the skilled nursing and assisted living industries, including with REITs, and we may not be able to successfully implement our growth strategy or complete acquisitions, which could limit our ability to grow our business effectively.
If we do not achieve and maintain competitive quality of care ratings from CMS and private organizations engaged in similar monitoring activities, or if the frequency of CMS surveys and enforcement sanctions increases, our business may be negatively affected.
CMS, as well as certain private organizations engaged in similar monitoring activities, provides comparative data available to the public on its web site, rating every skilled nursing facility operating in each state based upon quality-of-care indicators. These quality-of-care indicators include such measures as percentages of patients with infections, bedsores and unplanned weight loss. In addition, CMS has undertaken an initiative to increase Medicaid and Medicare survey and enforcement activities, to focus more survey and enforcement efforts on facilities with findings of substandard care or repeat violations of Medicaid and Medicare standards, and to require state agencies to use enforcement sanctions and remedies more promptly when substandard care or repeat violations are identified. For example, two of our facilities are now surveyed every six months instead of every 12 to 15 months as a result of historical survey results dating back to the prior operators. We have found a correlation between negative Medicaid and Medicare surveys and the incidence of professional liability litigation. In 2006, we experienced a higher than normal number of negative survey findings in some of our facilities. If we are unable to achieve quality-of-care ratings that are comparable or superior to those of our competitors, our ability to attract and retain patients could be adversely affected.
Significant legal actions and liability claims against us in excess of insurance limits or outside of our insurance coverage could subject us to increased insurance costs, litigation reserves, operating costs and substantial uninsured liabilities.
The skilled nursing business involves a significant risk of liability given the age and health of our patients and residents and the services we provide. We and others in our industry are subject to an increasing number of claims and lawsuits, including professional liability claims, alleging that our services have resulted in personal injury, elder abuse, wrongful death or other related claims. The
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defense of these lawsuits may result in significant legal costs, regardless of the outcome, and can result in large settlement amounts or damage awards.
We maintain liability insurance policies in amounts and with the coverage and deductibles we believe are adequate based on the nature and risks of our business, historical experience, industry standards and the availability of coverage in the insurance market. At any given time, we may have multiple current professional liability cases and/or other types of claims pending, which is common in our industry. In the past year, we have not had any claims that exceeded the policy limits of our insurance coverage. We may face claims which exceed our insurance limits or are not covered by our policies.
Certain lawsuits filed on behalf of patients of long-term care facilities for alleged negligence and/or alleged abuses have resulted in large damage awards against other companies, both in and related to our industry. In addition, there has been an increase in the number of class action suits filed against long-term and rehabilitative care companies. A class action suit was previously filed against us alleging, among other things, violations of applicable California Health and Safety Code provisions and a violation of the California Consumer Legal Remedies Act at certain of our facilities. We settled this class action suit, which settlement was approved by the affected class and the Court in April 2007, but we could be subject to similar actions in the future.
In addition to the class action, professional liability and other types of lawsuits and claims described above, we are also subject to potential lawsuits under the Federal False Claims Act and comparable state laws governing submission of fraudulent claims for services to any healthcare program (such as Medicare) or payor. These lawsuits, which may be initiated by the government or by a private party asserting direct knowledge of the claimed fraud or misconduct, can result in the imposition on a company of significant monetary damages, fines and attorney fees (a portion of which may be shared with the private parties who successfully identify the subject practices), as well as significant legal expenses and other costs to the company in connection with defending against such claims. Insurance is not available to cover such losses. Penalties for Federal False Claims Act violations include fines ranging from $5,500 to $11,000 for each false claim, plus up to three times the amount of damages sustained by the federal government. A violation may also provide the basis for exclusion from federally-funded healthcare programs. If one of our facilities or key employees were excluded from such participation, such exclusion could have a correlative negative impact on our financial performance. In addition, some states, including California, Arizona and Texas, have enacted similar whistleblower and false claims laws and regulations.
In addition, the DRA created incentives for states to enact anti-fraud legislation modeled on the Federal False Claims Act. The DRA sets forth standards for state false claims acts to meet, including: (a) liability to the state for false or fraudulent claims with respect to any expenditure described in the Medicaid program; (b) provisions at least as effective as federal provisions in rewarding and facilitating whistleblower actions; (c) requirements for filing actions under seal for sixty days with review by the state's attorney general; and (d) civil penalties no less than authorized under the federal statutes. As such, we could face increased scrutiny, potential liability and legal expenses and costs based on claims under state false claims acts in existing and future markets in which we do business.
We also face potential exposure to other types of liability claims, including, without limitation, directors' and officers liability, employment practices and/or employment benefits liability, premises liability, and vehicle or other accident claims. Given the litigious environment in which all businesses operate, it is impossible to fully catalogue all of the potential types of liability claims that might be asserted against us. As a result of the litigation and potential litigation described above, as well as factors completely external to our company and endemic to the skilled nursing industry, during the past several years the overall cost of both general and professional liability insurance to the industry has dramatically increased, while the availability of affordable and favorable insurance coverage has
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dramatically decreased. If federal and state medical liability insurance reforms to limit future liability awards are not adopted and enforced, we expect that our insurance and liability costs may continue to increase.
With few exceptions, workers' compensation and employee health insurance costs have also increased markedly in recent years. To partially offset these increases, we have increased the amounts of our self-insured retention ("SIR") and deductibles in connection with general and professional liability claims. We have also have implemented a self-insurance program for workers compensation in California, and elected non-subscriber status for workers compensation in Texas.
Since 2001, we have maintained insurance through a wholly-owned subsidiary insurance company, Standardbearer Insurance Company, Ltd., to insure our SIR and deductibles as part of a continually evolving overall risk management strategy. We establish the premiums to be paid to Standardbearer, and the loss reserves set by that subsidiary, based upon independent actuarial analyses that are based upon the information available at the time of the assessment. These analyses attempt to determine expected liabilities on an undiscounted basis, including incurred but not reported losses. Although premiums and reserves are set with guidance from actuaries and other third party professionals, the projections may prove to be inaccurate. We may also experience an unexpectedly large number of successful claims or claims that result in costs or liability significantly in excess of our projections. For these and other reasons, our self-insurance reserves could prove to be inadequate, resulting in liabilities in excess of our available insurance and self-insurance. If a successful claim is made against us and it is not covered by our insurance or exceeds the insurance policy limits, our business may be negatively and materially impacted. Further, because our SIR under our general and professional liability and workers compensation programs apply on a per claim basis, there is no limit to the maximum number of claims or the total amount for which we could incur liability in any policy period.
In May 2006, we began self-insuring our employee health benefits. With respect to our health benefits self-insurance, we do not yet have a meaningful loss history by which to set reserves or premiums, and have consequently employed general industry data that is not specific to our own company to set reserves and premiums. For this reason as well as those discussed previously, our reserves may prove to be insufficient.
Insurance coverage for patient care liabilities and other risks may become increasingly expensive and difficult to obtain. We may be unable to obtain liability insurance in the future or, if available, such coverage may not be available on acceptable terms or may include broader exclusions from coverage. If coverage becomes too difficult or costly to obtain from insurance carriers, or if the scope of coverage is narrowed, we may be required to self-insure a greater portion of our risks. In addition, we are required to renew our insurance policies every year and negotiate acceptable terms for coverage, exposing us to the volatility of the insurance markets, including the possibility of rate increases. Increasing insurance costs, increasing reserves, increasing liabilities, and a hostile legal environment may materially negatively impact our business.
In some states, the law prohibits or limits insurance coverage for the risk of punitive damages arising from professional liability and general liability claims or litigation. Coverage for punitive damages is also excluded under some insurance policies. As a result, we may be liable for punitive damage awards in these states that either are not covered or are in excess of our insurance policy limits. Claims against us, regardless of their merit or eventual outcome, also could have a material adverse effect on our ability to attract patients or expand our business, and could require our management to devote time to matters unrelated to the day-to-day operation of our business.
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Insurance coverage may become increasingly expensive and difficult to obtain and our self-insurance programs may expose us to significant and unexpected losses.
It may become more difficult and costly for us to obtain coverage for patient care liabilities and other risks, including property and casualty insurance. Insurance carriers may require us to significantly increase our self-insured retention levels or pay substantially higher premiums for reduced coverage for most insurance, including workers compensation, employee healthcare and patient care liability.
We self-insure a significant portion of our potential liabilities for several risks, including general and professional liability and workers compensation. Due to our self-insured retentions under our general and professional liability and workers compensation programs, there is no limit on the maximum number of claims or amount for which we can be liable in any policy period. We base our loss estimates upon independent actuarial analyses, which determine expected liabilities on an undiscounted basis, including incurred but not reported losses, based upon the available information on a given date. However, we may experience losses that exceed our estimates and our insurance limits. In addition, if coverage becomes too difficult or costly to obtain from insurance carriers, we would have to self-insure a greater portion of our risks.
The geographic concentration of our facilities could leave us vulnerable to an economic downturn, regulatory changes or acts of nature in those areas.
Our facilities located in California and Arizona account for the majority of our total revenue. As a result of this concentration, the conditions of local economies and real estate markets, changes in governmental rules, regulations and reimbursement rates or criteria, changes in demographics, acts of nature and other factors that may result in a decrease in demand and/or reimbursement for skilled nursing services in these states could have a disproportionately adverse effect on our revenue, costs and results of operations. Moreover, since approximately half of our facilities are located in California, we are particularly susceptible to revenue loss, cost increase or damage caused by natural disasters such as earthquakes or mudslides. In addition, to the extent we acquire additional facilities in Texas, we become more susceptible to revenue loss, cost increase or damage caused by hurricanes or flooding. Any significant loss due to a natural disaster may not be covered by insurance or may exceed our insurance limits and may also lead to an increase in the cost of insurance.
Our business may be affected by the actions of a national labor union that has been pursuing a negative publicity campaign criticizing our business.
Unlike many other companies in our industry, we continue to assert our right to inform our employees about our views of the potential impact of unionization upon the workplace generally and upon individual employees. With one exception, to our knowledge the staffs at our facilities who have been approached to unionize have uniformly rejected union organizing efforts. Because approximately half of the workforce at one of our facilities voted to accept the union, we have been engaged in collective bargaining with their union since 2005. If employees of other facilities decide to unionize, our cost of doing business could increase, and we could experience contract delays, difficulty in adapting to a changing regulatory and economic environment, and cultural conflicts between unionized and non-unionized employees.
The unwillingness on the part of both our management and staff to accede to union demands for "neutrality" and other concessions has resulted in a negative labor campaign by at least one labor union, the Service Employees International Union and its local chapter based in Oakland, California. Since 2002, this union has prosecuted a negative retaliatory publicity action, also known as a "corporate campaign," against us and has filed, promoted or participated in multiple legal actions against us. The union's campaign asserts, among other allegations, poor treatment of patients, inferior medical services provided by our employees, poor treatment of our employees, and health code violations by us. In
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addition, the union has publicly mischaracterized actions taken by the California Department of Health Services against us and our facilities. In numerous cases, the union's allegations have created the false impression that violations and other events that occurred at facilities prior to our acquisition of those facilities were caused by us. Since a large component of our business involves acquiring underperforming and distressed facilities, and improving the quality of operations at these facilities, we may therefore be associated with the past poor performance of these facilities.
This union, along with other similar agencies and organizations, has demanded focused regulatory oversight and public boycotts of some of our facilities. It has also attempted to pressure hospitals, doctors, insurers and other healthcare providers and professionals to cease doing business with or referring patients to us. If this union or another union is successful in convincing our patients, their families or our referral sources to reduce or cease doing business with us, our revenue may be reduced and our profitability could be adversely affected. Additionally, if we are unable to attract and retain qualified staff due to negative public relations efforts by this or other union organizations, our quality of service and our revenue and profits could decline. Our strategy for responding to union allegations involves clear public disclosure of the union's identity, activities and agenda, and rebuttals to its negative campaign. Our ability to respond to unions, however, may be limited by some state laws, which purport to make it illegal for any recipient of state funds to promote or deter union organizing. For example, such a state law passed by the California Legislature was successfully challenged on the grounds that it was preempted by the National Labor Relations Act, only to have the challenge overturned by the Ninth Circuit in 2006. The case is now before the United States Supreme Court. If the Supreme Court upholds the Ninth Circuit's ruling, our ability to oppose unionization efforts could be hindered, and our business could be negatively affected.
A number of our facilities are operated under master lease arrangements or leases that contain cross-default provisions, and in some cases the breach of a single facility lease could subject multiple facilities to the same risk.
Approximately 24% of our lease arrangements are structured as master leases. Under a master lease, we may lease a large number of geographically dispersed properties through an indivisible lease. Failure to comply with Medicare or Medicaid provider requirements is a default under several of our master lease and debt financing instruments. In addition, other potential defaults related to an individual facility may cause a default of an entire master lease portfolio and could trigger cross-default provisions in our outstanding debt arrangements and other leases, which would have a negative impact on our capital structure and our ability to generate future revenue, and could interfere with our ability to pursue our growth strategy. With an indivisible lease, it is difficult to restructure the composition of the portfolio or economic terms of the lease without the consent of the landlord. In addition, a number of our individual facility leases are held by the same or related landlords, and these leases typically also involve cross-default provisions that could cause a default at one facility to trigger a technical default with respect to others, potentially subjecting us to the various remedies available to the landlords under each of the leases.
Failure to generate sufficient cash flow to cover required payments or meet operating covenants under our long-term debt, mortgages and long-term operating leases could result in defaults under such agreements and cross-defaults under other debt, mortgage or operating lease arrangements, which could harm our operations and cause us to lose facilities or experience foreclosures.
At December 31, 2006, we had $64.5 million of outstanding indebtedness under our term loan, mortgage note and notes payable and $173.8 million of operating lease obligations. We intend to continue financing our facilities through mortgage financing, long-term operating leases and other types of financing, including borrowings under our lines of credit and future credit facilities we may obtain.
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We may not generate sufficient cash flow from operations to cover required interest, principal and lease payments. In addition, from time to time the financial performance of one or more of our mortgaged facilities may not comply with the required operating covenants under the terms of the mortgage. Any non-payment, noncompliance or other default under our financing arrangements could, subject to cure provisions, cause the lender to foreclose upon the facility or facilities securing such indebtedness or, in the case of a lease, cause the lessor to terminate the lease, each with a consequent loss of revenue and asset value to us or a loss of property. Furthermore, in many cases, indebtedness is secured by both a mortgage on one or more facilities, and a guaranty by us. In the event of a default under one of these scenarios, the lender could avoid judicial procedures required to foreclose on real property by declaring all amounts outstanding under the guaranty immediately due and payable, and requiring us to fulfill our obligations to make such payments. If any of these scenarios were to occur, our financial condition would be adversely affected. For tax purposes, a foreclosure on any of our properties would be treated as a sale of the property for a price equal to the outstanding balance of the debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage exceeds our tax basis in the property, we would recognize taxable income on foreclosure, but would not receive any cash proceeds, which would negatively impact our earnings and cash position. Further, because our mortgages and operating leases generally contain cross-default and cross-collateralization provisions, a default by us related to one facility could affect a significant number of other facilities and their corresponding financing arrangements and operating leases.
Because our term loan, mortgage and lease obligations are fixed expenses and secured by specific assets, and because our revolving loan obligations are secured by virtually all of our assets, if reimbursement rates, patient acuity mix or occupancy levels decline, or if for any reason we are unable to meet our loan or lease obligations, we may not be able to cover our costs and some or all our assets may become at risk. Our ability to make payments of principal and interest on our indebtedness and to make lease payments on our operating leases depends upon our future performance, which will be subject to general economic conditions, industry cycles and financial, business and other factors affecting our operations, many of which are beyond our control. If we are unable to generate sufficient cash flow from operations in the future to service our debt or to make lease payments on our operating leases, we may be required, among other things, to seek additional financing in the debt or equity markets, refinance or restructure all or a portion of our indebtedness, sell selected assets, reduce or delay planned capital expenditures or delay or abandon desirable acquisitions. Such measures might not be sufficient to enable us to service our debt or to make lease payments on our operating leases. The failure to make required payments on our debt or operating leases or the delay or abandonment of our planned growth strategy could result in an adverse effect on our future ability to generate revenue and sustain profitability. In addition, any such financing, refinancing or sale of assets might not be available on terms that are economically favorable to us, or at all.
Our existing credit facilities and mortgage loans contain restrictive covenants and any default under such facilities or loans could result in a freeze on additional advances, the acceleration of indebtedness, the termination of leases, or cross-defaults, any of which would negatively impact our liquidity and inhibit our ability to grow our business and increase revenue.
Our outstanding credit facilities and mortgage loans contain restrictive covenants and require us to maintain or satisfy specified coverage tests on a consolidated basis and on a facility or facilities basis. These restrictions and operating covenants include, among other things, requirements with respect to occupancy, debt service coverage and project yield. The debt service coverage ratios are generally calculated as revenue less operating expenses, including an implied management fee and a reserve for capital expenditures, divided by the outstanding principal and accrued interest under the debt. These restrictions may interfere with our ability to obtain additional advances under existing credit facilities or to obtain new financing or to engage in other business activities, which may inhibit our ability to grow our business and increase revenue. If we fail to comply with any of these requirements, or if we
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experience any defaults, then the related indebtedness could become immediately due and payable prior to its stated maturity date. We may not be able to pay this debt if it becomes immediately due and payable.
If we decide to expand our presence in the assisted living industry, we would become subject to risks in a market in which we have limited experience.
The majority of our facilities have historically been skilled nursing facilities. If we decide to expand our presence in the assisted living industry, our existing overall business model would change and we would become subject to risks in a market in which we have limited experience. Although assisted living operations generally have lower costs and higher margins than skilled nursing, they typically generate lower overall revenue than skilled nursing operations. In addition, assisted living revenue is derived primarily from private payors as opposed to government reimbursement. In most states, skilled nursing and assisted living are regulated by different agencies, and we have less experience with the agencies that regulate assisted living. In general, we believe that assisted living is a more competitive industry than skilled nursing. If we decided to expand our presence in the assisted living industry, we would have to change our existing business model, which could have an adverse affect on our business.
If our referral sources fail to view us as an attractive skilled nursing provider or if our referral sources otherwise refer fewer patients, our patient base may decrease.
We rely significantly on appropriate referrals from physicians, hospitals and other healthcare providers in the communities in which we deliver our services to attract appropriate residents and patients to our facilities. Our referral sources are not obligated to refer business to us and may refer business to other healthcare providers. We believe many of our referral sources refer business to us as a result of the quality of our patient care and our efforts to establish and build a relationship with our referral sources. If we lose, or fail to maintain, existing relationships with our referral resources, fail to develop new relationships, or if we are perceived by our referral sources as not providing high quality patient care, our occupancy rate and the quality of our patient mix could suffer. In addition, if any of our referral sources have a reduction in patients whom they can refer due to a decrease in their business, our occupancy rate and the quality of our patient mix could suffer.
We may need additional capital to fund our operations and finance our growth, and we may not be able to obtain it on terms acceptable to us, or at all, which may limit our ability to grow.
Continued expansion of our business through the acquisition of existing skilled nursing facilities, expansion of our existing facilities or construction of new facilities may require additional capital, particularly if we were to accelerate our acquisition and expansion plans. Financing may not be available to us or may be available to us only on terms that are not favorable. In addition, some of our outstanding indebtedness and long-term leases restrict, among other things, our ability to incur additional debt. If we are unable to raise additional funds or obtain additional funds on terms acceptable to us, we may have to delay or abandon some or all of our growth strategies. Further, if additional funds are raised through the issuance of additional equity securities, the percentage ownership of our stockholders would be diluted. Any newly issued equity securities may have rights, preferences or privileges senior to those of our common stock.
Delays in reimbursement may cause liquidity problems.
If we experience problems with our information systems or if issues arise with Medicare, Medicaid or other payors, we may encounter delays in our payment cycle. From time to time, we have experienced such delays as a result of government payors instituting planned reimbursement delays for budget balancing purposes or as a result of prepayment reviews. Any future timing delay may cause working capital shortages. As a result, working capital management, including prompt and diligent billing and collection, is an important factor in our results of operations and liquidity. Our working capital management procedures may not successfully ameliorate the effects of any delays in our receipt of payments or reimbursements. Accordingly, such delays could have an adverse effect on our liquidity and financial condition.
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Compliance with the regulations of the Department of Housing and Urban Development may require us to make unanticipated expenditures which could increase our costs.
Four of our facilities are currently subject to regulatory agreements with the Department of Housing and Urban Development ("HUD") that give the Commissioner of HUD broad authority to require us to be replaced as the operator of those facilities in the event that the Commissioner determines there are operational deficiencies at such facilities under HUD regulations. Recently, one of our HUD-insured mortgaged facilities did not pass its HUD inspection. Following an unsuccessful appeal of the decision, we requested a re-inspection. If our facility fails the re-inspection, the HUD Commissioner could exercise its authority to replace us as the facility operator. In such event, we would be forced to repay the HUD mortgage on this facility to avoid being replaced as the facility operator, which would negatively impact our cash and financial condition. This alternative is not available to us if any of our other three HUD-insured facilities were determined by HUD to be operationally deficient because they are leased facilities. Compliance with HUD's requirements can often be difficult because these requirements are not always consistent with the requirements of other federal and state agencies. Appealing a failed inspection can be costly and time-consuming and, if we do not successfully remediate the failed inspection, we could be precluded from obtaining HUD financing in the future or we may encounter limitations or prohibitions on our operation of HUD-insured facilities.
Upkeep of healthcare properties is capital intensive, requiring us to continually direct financial resources to the maintenance and enhancement of our facilities and equipment.
Our ability to maintain and enhance our facilities and equipment in a suitable condition to meet regulatory standards, operate efficiently and remain competitive in our markets requires us to commit substantial resources to continued investment in our facilities and equipment. Some of our competitors may operate facilities that are not as old as ours, or may appear more modernized than our facilities, and therefore may be more attractive to prospective patients. We are sometimes more aggressive than our competitors in capital spending to address issues that arise in connection with aging facilities. If we are unable to direct the necessary financial and human resources to the maintenance, upgrade and modernization of our facilities and equipment, our business may suffer.
Failure to comply with existing environmental laws could result in increased expenditures, litigation and potential loss to our business and in our asset value.
Our operations are subject to regulations under various federal, state and local environmental laws, primarily those relating to the handling, storage, transportation, treatment and disposal of medical waste; the identification and warning of the presence of asbestos-containing materials in buildings, as well as the encapsulation or removal of such materials; and the presence of other substances in the indoor environment.
Our facilities generate infectious or other hazardous medical waste due to the illness or physical condition of the patients. Each of our facilities has an agreement with a waste management company for the proper disposal of all infectious medical waste, but the use of a waste management company does not immunize us from alleged violations of such laws for operations for which we are responsible even if carried out by a third party, nor does it immunize us from third-party claims for the cost to cleanup disposal sites at which such wastes have been disposed.
Some of the facilities we lease, own or may acquire may have asbestos-containing materials. Federal regulations require building owners and those exercising control over a building's management to identify and warn their employees and other employers operating in the building of potential hazards posed by workplace exposure to installed asbestos-containing materials and potential asbestos-containing materials in their buildings. Significant fines can be assessed for violation of these regulations. Building owners and those exercising control over a building's management may be subject
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to an increased risk of personal injury lawsuits. Federal, state and local laws and regulations also govern the removal, encapsulation, disturbance, handling and disposal of asbestos-containing materials and potential asbestos-containing materials when such materials are in poor condition or in the event of construction, remodeling, renovation or demolition of a building. Such laws may impose liability for improper handling or a release into the environment of asbestos-containing materials and potential asbestos-containing materials and may provide for fines to, and for third parties to seek recovery from, owners or operators of real properties for personal injury or improper work exposure associated with asbestos-containing materials and potential asbestos-containing materials. The presence of asbestos-containing materials, or the failure to properly dispose of or remediate such materials, also may adversely affect our ability to attract and retain patients and staff, to borrow using such property as collateral or to make improvements to such property.
The presence of mold, lead-based paint, underground storage tanks, contaminants in drinking water, radon and/or other substances at any of the facilities we lease, own or may acquire may lead to the incurrence of costs for remediation, mitigation or the implementation of an operations and maintenance plan and may result in third party litigation for personal injury or property damage. Furthermore, in some circumstances, areas affected by mold may be unusable for periods of time for repairs, and even after successful remediation, the known prior presence of extensive mold could adversely affect the ability of a facility to retain or attract patients and staff and could adversely affect a facility's market value.
If we fail to comply with applicable environmental laws, we would face increased expenditures in terms of fines and remediation of the underlying problems, potential litigation relating to exposure to such materials, and a potential decrease in value to our business and in the value of our underlying assets.
We are unable to predict the future course of federal, state and local environmental regulation and legislation. Changes in the environmental regulatory framework could have a material adverse effect on our business. In addition, because environmental laws vary from state to state, expansion of our operations to states where we do not currently operate may subject us to additional restrictions in the manner in which we operate our facilities.
If we fail to safeguard the monies held in our patient trust funds, we will be required to reimburse such monies, and we may be subject to citations, fines and penalties
Each of our facilities is required by federal law to maintain a patient trust fund to safeguard certain assets of their residents and patients. If any money held in a patient trust fund is misappropriated, we are required to reimburse the patient trust fund for the amount of money that was misappropriated. In 2005 we became aware of two separate and unrelated instances of employees misappropriating approximately $370,000 in patient trust funds, some of which was recovered from the employees and some of which we were required to reimburse from Company funds. If any monies held in our patient trust funds are misappropriated in the future and are unrecoverable, we will be required to reimburse such monies, and we may be subject to citations, fines and penalties pursuant to federal and state laws.
We are a holding company with no operations and rely upon our multiple operating subsidiaries to provide us with the funds necessary to meet our financial obligations. Liabilities of any one or more of these subsidiaries could be imposed upon us or our other subsidiaries.
We are a holding company with no direct operating assets, employees or revenues. Each of our facilities is operated through a separate, wholly-owned, independent subsidiary, which has its own management, employees and assets. Our principal assets are the equity interests we directly or indirectly hold in our multiple operating and real estate holding subsidiaries. As a result, we are
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dependent upon loans, dividends and other payments from our subsidiaries to generate the funds necessary to meet our financial obligations, including paying dividends. Our subsidiaries are legally distinct from us and have no obligation to make funds available to us. The ability of our subsidiaries to pay dividends or make other payments or distributions to us will depend substantially on their respective operating results and will be subject to restrictions under, among other things, the laws of their jurisdiction of organization, which may limit the amount of funds available for the payment of dividends, agreements of those subsidiaries, the terms of our financing arrangements and the terms of any future financing arrangements of our subsidiaries. Were litigation to be instituted against one or more of our subsidiaries, however, a successful plaintiff might attempt to hold us or another subsidiary liable for the alleged wrongdoing of the subsidiary principally targeted by the litigation. If a court in such litigation decided to disregard the corporate form, the resulting judgment could increase our liability and adversely affect our business.
Risks Related to This Offering and Ownership of our Common Stock
We may not be able to pay or maintain dividends and the failure to do so would adversely affect our stock price.
Our ability to pay and maintain cash dividends is based on many factors, including our ability to make and finance acquisitions, our ability to negotiate favorable lease and other contractual terms, anticipated operating expense levels, the level of demand for our beds, the rates we charge and actual results that may vary substantially from estimates. Some of the factors are beyond our control and a change in any such factor could affect our ability to pay or maintain dividends. We may not be able to pay or maintain dividends, and we may at any time elect not to pay dividends but to retain cash for other purposes. We also cannot assure you that the level of dividends will be maintained or increase over time or that increases in demand for our beds and monthly patient fees will increase our actual cash available for dividends to stockholders. It is possible that we may pay dividends in a future period that may exceed our net income for such period. The failure to pay or maintain dividends would adversely affect our stock price.
An active market for our shares of common stock may never develop, which could make it difficult for you to sell your shares of common stock and could have a material adverse effect on the value of your investment.
There has not been a public market for our common stock. An active trading market for our common stock may not develop following this offering. You may not be able to sell your shares quickly or at the market price if trading in our common stock is not active. The initial public offering price for the shares will be determined by negotiations between us and representatives of the underwriters and may not be indicative of prices that will prevail in the trading market. Please see "Underwriting" for more information regarding our arrangements with the underwriters and the factors considered in setting the initial public offering price.
If the ownership of our common stock continues to be highly concentrated, it may prevent you and other stockholders from influencing significant corporate decisions and may result in conflicts of interest that could cause our stock price to decline.
Following the completion of this offering, our executive officers, directors and their affiliates will beneficially own or control approximately % of the outstanding shares of our common stock, of which Roy Christensen, our Chairman of the board of directors, Christopher Christensen, our President and Chief Executive Officer, and Gregory Stapley, our General Counsel, will beneficially own approximately %, % and %, respectively, of the outstanding shares. Accordingly, our current executive officers, directors and their affiliates, if they act together, will have substantial control over the outcome of corporate actions requiring stockholder approval, including the election of directors, any merger, consolidation or sale of all or substantially all of our assets or any other
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significant corporate transactions. These stockholders may also delay or prevent a change of control of us, even if such a change of control would benefit our other stockholders. The significant concentration of stock ownership may adversely affect the trading price of our common stock due to investors' perception that conflicts of interest may exist or arise.
If securities or industry analysts do not publish research or reports about our business, if they change their recommendations regarding our stock adversely or if our operating results do not meet their expectations, our stock price and trading volume could decline.
The trading market for our common stock will be influenced by the research and reports that industry or securities analysts publish about us or our business. If one or more of these analysts cease coverage of our company or fail to publish reports on us regularly, we could lose visibility in the financial markets, which in turn could cause our stock price or trading volume to decline. Moreover, if one or more of the analysts who cover us downgrade our stock or if our operating results do not meet their expectations, our stock price could decline.
The market price and trading volume of our common stock may be volatile, which could result in rapid and substantial losses for our stockholders.
Even if an active trading market develops, the market price of our common stock may be highly volatile and could be subject to wide fluctuations. In addition, the trading volume in our common stock may fluctuate and cause significant price variations to occur. If the market price of our common stock declines, you may be unable to resell your shares at or above your purchase price. We cannot assure you that the market price of our common stock will not fluctuate or decline significantly in the future. In the past, when the market price of a stock has been volatile, holders of that stock have instituted securities class action litigation against the company that issued the stock. If any of our stockholders brought a lawsuit against us, we could incur substantial costs defending or settling the lawsuit. Such a lawsuit could also divert the time and attention of our management from our business.
Future offerings of debt or equity securities by us may adversely affect the market price of our common stock.
In the future, we may attempt to increase our capital resources by offering debt or additional equity securities, including commercial paper, medium-term notes, senior or subordinated notes, series of preferred shares or shares of our common stock. Upon liquidation, holders of our debt securities and preferred shares, and lenders with respect to other borrowings, would receive a distribution of our available assets prior to any distribution to the holders of our common stock. Additional equity offerings may dilute the economic and voting rights of our existing stockholders or reduce the market price of our common stock, or both. Because our decision to issue securities in any future offering will depend on market conditions and other factors beyond our control, we cannot predict or estimate the amount, timing or nature of our future offerings. Thus, holders of our common stock bear the risk of our future offerings reducing the market price of our common stock and diluting their share holdings in us.
After this offering, we will have an aggregate of shares of common stock authorized but unissued and not reserved for issuance under our option plans. We may issue all of these shares without any action or approval by our stockholders. We intend to continue to actively pursue acquisitions of skilled nursing facilities and may issue shares of common stock in connection with these acquisitions.
Any shares issued in connection with our acquisitions, the exercise of outstanding stock options or otherwise would dilute the holdings of the investors who purchase our shares in this offering.
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New investors in our common stock will experience immediate and substantial dilution.
The offering price of our common stock will be substantially higher than the net tangible book value per share of our existing common stock. As a result, purchasers of our common stock in this offering will incur immediate and substantial dilution of $ in pro forma as adjusted net tangible book value per share of common stock, based on an assumed public offering price of $ per share (the midpoint of the price range set forth on the cover of this prospectus).
We have broad discretion with respect to the application of the net proceeds obtained from this offering and may not use these funds in a manner which you would approve.
We will have broad discretion as to the application of the net proceeds from this offering. We intend to use the net proceeds of this offering to fund possible future acquisitions of skilled nursing facilities and businesses engaged in activities that are similar or complementary to our business, to fund expansions at our existing facilities and the development and construction of new skilled nursing facilities, and for general corporate purposes, including working capital. We may not use these funds in a manner which you would approve.
The large number of shares eligible for sale following this offering may depress the market price of our common stock.
Sales of a substantial number of shares of our common stock in the public market, or the perception that substantial sales may occur, could cause the market price of our common stock to decrease. Based on the shares of our common stock outstanding as of December 31, 2006, immediately after the completion of this offering, we will have shares of common stock outstanding assuming no exercise of the underwriters' over-allotment option. In general, the shares sold in this offering will be freely transferable without restriction or additional registration under the Securities Act of 1933, as amended, or the Securities Act. In addition, all of the remaining shares of common stock that will be outstanding after this offering will be available for sale in the public markets pursuant to Rule 144 or Rule 701 promulgated under the Securities Act, subject to lock-up agreements entered into by our directors, executive officers and certain stockholders. D.A. Davidson & Co. may, in its sole discretion, permit any director, executive officer, employee or stockholder who is subject to this lock-up to sell shares prior to the expiration of their respective lock-up agreements. Such lock-up agreements will expire 180 days after the execution of the underwriting agreement, unless extended an additional 18 days under certain circumstances. As such, of the shares of common stock subject to such lock-up agreements will be immediately eligible for resale in the public markets and the remaining shares subject to such lock-up agreements held by our directors, executive officers and other affiliates will be subject to the volume limitations under Rule 144 promulgated under the Securities Act.
After the completion of this offering, we intend to register, under one or more registration statements on Form S-8, approximately shares of our common stock that are issuable under our 2001 Stock Option Deferred Stock and Restricted Stock Plan and our 2005 Stock Incentive Plan, and shares of our common stock that are issuable under our 2007 Omnibus Incentive Plan. Once we register these shares, all of such shares can be freely sold in the public markets upon issuance, subject to the lock-up agreements described above and any applicable vesting restrictions and, for our executive officers, directors and their affiliates, subject also to the limitations of Rule 144 other than the holding period.
35
Our amended and restated certificate of incorporation, amended and restated bylaws and Delaware law will contain provisions that could discourage transactions resulting in a change in control, which may negatively affect the market price of our common stock.
In addition to the effect that the concentration of ownership by our significant stockholders may have, our amended and restated certificate of incorporation and our amended and restated bylaws will contain provisions that may enable our management to resist a change in control. These provisions may discourage, delay or prevent a change in the ownership of our company or a change in our management, even if doing so might be beneficial to our stockholders. In addition, these provisions could limit the price that investors would be willing to pay in the future for shares of our common stock. Such provisions, to be set forth in our amended and restated certificate of incorporation or amended and restated bylaws, each of which will be effective upon the completion of this offering, include:
These and other provisions in our amended and restated certificate of incorporation, amended and restated bylaws and Delaware law could discourage acquisition proposals and make it more difficult or expensive for stockholders or potential acquirers to obtain control of our board of directors or initiate actions that are opposed by our then-current board of directors, including delaying or impeding a merger, tender offer or proxy contest involving us. Any delay or prevention of a change of control transaction or changes in our board of directors could cause the market price of our common stock to decline.
36
Some of the statements under "Prospectus Summary," "Risk Factors," "Management's Discussion and Analysis of Financial Condition and Results of Operations," "Industry," "Business," "Compensation Discussion and Analysis" and elsewhere in this prospectus may contain forward-looking statements which reflect our current views with respect to, among other things, future events and financial performance. You can identify these forward-looking statements by the use of forward-looking words such as "outlook," "believes," "expects," "potential," "continues," "may," "should," "seeks," "approximately," "predicts," "intends," "plans," "estimates," "anticipates" or the negative version of those words or other comparable words. Any forward-looking statements contained in this prospectus are based upon the historical performance of our subsidiaries and on our current plans, estimates and expectations. The inclusion of this forward-looking information should not be regarded as a representation by us, the underwriters or any other person that the future plans, estimates or expectations contemplated by us will be achieved. Such forward-looking statements are subject to various risks and uncertainties. Accordingly, there are or will be important factors that could cause our actual results to differ materially from those indicated in these statements. We believe that these factors include, but are not limited to, the following risks:
A further description of these risks and other risks that may affect our business is described in the section entitled "Risk Factors" beginning on page 9 of this prospectus. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that
37
are included in this prospectus. We do not undertake any obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise.
If one or more of these or other risks or uncertainties materialize, or if our underlying assumptions prove to be incorrect, actual results may vary materially from what we may have projected. Any forward-looking statements you read in this prospectus reflect our current views with respect to future events and are subject to these and other risks, uncertainties and assumptions relating to our operations, results of operations, financial condition, growth strategy and liquidity. You should specifically consider the factors identified in this prospectus that could cause actual results to differ before making an investment decision.
38
The net proceeds from our sale of shares of common stock in this offering are estimated to be approximately $ based on an assumed initial public offering price of $ per share (the midpoint of the price range set forth on the cover of this prospectus), after deducting estimated underwriting discounts and commissions and estimated offering expenses payable by us. If the underwriters' over-allotment option is exercised in full, it is estimated that the selling stockholders' net proceeds will be approximately $ . We will not receive any of the proceeds from the sale of shares of our common stock offered by the selling stockholders.
We currently plan to use a portion of the net proceeds from this offering to acquire additional skilled nursing facilities and for improvements and upgrades to our existing facilities. We currently have approximately $14.0 million budgeted for significant capital refurbishments at existing facilities in 2007. We currently hold options to purchase 12 of our facilities, of which three become exercisable in the next two years. We will consider exercising some or all of such options as they become exercisable and may use a portion of the net proceeds to pay the purchase price for these facilities.
We expect to use the remainder of the net proceeds from this offering for working capital and for general corporate purposes.
As of the date of this prospectus, we cannot specify with certainty all of the particular uses for the net proceeds from this offering. The amounts actually expended for the purposes indicated above will depend upon a number of factors, including the availability of suitable additional skilled nursing facilities, the related lease rates and acquisition costs, the status of the real estate market, construction and related materials costs, as well as other industry related factors. Accordingly, our management will retain broad discretion in the allocation of the net proceeds from this offering. Pending their use, we anticipate investing the net proceeds from this offering in short-term, interest-bearing, investment-grade securities.
39
We paid annual cash dividends for 2002 and 2003, and commenced paying quarterly dividends for the first quarter of 2004. We have paid cash dividends to our stockholders in each quarter since then. The aggregate cash dividends we have paid to our stockholders are as follows:
Dividend
Per Share |
Date Paid
|
Aggregate
Dividend Paid |
|||
---|---|---|---|---|---|
$0.015 | May 28, 2003 | $ | 240,000 | ||
$0.025 | February 18, 2004 | $ | 400,000 | ||
$0.01 | May 25, 2004 | $ | 164,000 | ||
$0.01 | July 28, 2004 | $ | 167,000 | ||
$0.015 | November 1, 2004 | $ | 252,000 | ||
$0.015 | February 4, 2005 | $ | 252,000 | ||
$0.02 | April 29, 2005 | $ | 338,000 | ||
$0.02 | July 29, 2005 | $ | 331,000 | ||
$0.02 | October 28, 2005 | $ | 333,000 | ||
$0.03 | January 31, 2006 | $ | 500,000 | ||
$0.03 | April 28, 2006 | $ | 490,000 | ||
$0.03 | July 28, 2006 | $ | 492,000 | ||
$0.03 | November 1, 2006 | $ | 493,000 | ||
$0.04 | January 30, 2007 | $ | 657,000 | ||
$0.04 | April 30, 2007 | $ | 658,000 |
We currently intend to continue to pay regular quarterly dividends to the holders of our common stock. The payment of dividends is subject to the discretion of our board of directors and will depend on many factors, including our results of operations, financial condition and capital requirements, earnings, general business conditions, legal restrictions on the payment of dividends and other factors the board of directors deems relevant. The loan and security agreement governing our revolving line of credit with General Electric Capital Corporation restricts our ability to pay dividends to stockholders if we are in default under this agreement. In addition, we are a holding company with no direct operations and depend on loans, dividends and other payments from our subsidiaries to generate the funds necessary to pay dividends. It is possible that in certain quarters, we may pay dividends that exceed our net income for such period as calculated in accordance with GAAP.
40
The following table summarizes our cash and cash equivalents and our capitalization at December 31, 2006:
The pro forma information below is illustrative only and our capitalization following the completion of this offering will be adjusted based on the actual initial public offering price and other terms of this offering determined at pricing. This table should be read in conjunction with "Management's Discussion and Analysis of Financial Condition and Results of Operations" and our consolidated financial statements and the related notes included elsewhere in this prospectus.
|
December 31, 2006
|
|||||||||
---|---|---|---|---|---|---|---|---|---|---|
|
Actual
|
Pro Forma
|
Pro Forma
As Adjusted |
|||||||
|
(in thousands, except per share data)
|
|||||||||
Cash and cash equivalents | $ | 25,491 | $ | 25,491 | ||||||
|
|
|||||||||
Long-term debt, including current maturities | 64,528 | 64,528 | ||||||||
Series A redeemable convertible preferred stock, $0.001 par value; 1,000 shares authorized; 685 shares issued and outstanding, actual; no shares issued and outstanding, pro forma or pro forma as adjusted | 2,725 | | ||||||||
Stockholders' equity: | ||||||||||
Common stock, $0.001 par value; 20,000 shares authorized; 13,694 shares issued and outstanding, actual; 16,435 shares issued and outstanding, pro forma; shares issued and outstanding, pro forma as adjusted | 14 | 17 | ||||||||
Additional paid-in capital | 1,250 | 3,972 | ||||||||
Retained earnings | 54,724 | 54,724 | ||||||||
Common stock in treasury, at cost, 755 shares | (4,841 | ) | (4,841 | ) | ||||||
|
|
|||||||||
Total stockholders' equity | 51,147 | 53,872 | ||||||||
|
|
|||||||||
Total capitalization | $ | 118,400 | $ | 118,400 | ||||||
|
|
The table above excludes, as of December 31, 2006:
For additional information regarding our capital structure, see "ManagementEmployee Benefit Plans," "Description of Capital Stock" and Notes 10, 11 and 12 of the Notes to the Consolidated Financial Statements.
41
If you invest in our common stock in this offering, your interest will be diluted immediately to the extent of the difference between the initial public offering price per share of our common stock and the pro forma net tangible book value per share of our common stock after completion of this offering. Our pro forma net tangible book value as of December 31, 2006 was approximately $49.1 million, or $2.99 per share of common stock. Pro forma net tangible book value per share represents our total tangible assets less total liabilities divided by the number of shares of our common stock outstanding as of December 31, 2006 after giving effect to the conversion of all of our outstanding preferred stock into common stock upon the closing of this offering. After giving effect to the conversion of all of our outstanding preferred stock into common stock immediately prior to the closing of this offering, and our sale of shares of common stock offered by this prospectus at the assumed public offering price of $ per share (the midpoint of the range on the front cover of this prospectus) and the receipt and application of those net proceeds, our pro forma net tangible book value as of December 31, 2006 would have been $ million, or $ per share of common stock. This represents an immediate increase in pro forma net tangible book value of $ per share to our existing stockholders and an immediate dilution in pro forma net tangible book value of $ per share to investors purchasing common stock in this offering.
The following table illustrates this per share dilution:
Assumed initial public offering price per share | $ | ||||||
Pro forma net tangible book value per share as of December 31, 2006 | $ | ||||||
Increase per share attributable to new investors | $ | ||||||
Pro forma net tangible book value per share after this offering | $ | ||||||
Dilution per share to new investors | $ |
The following table summarizes on a pro forma as adjusted basis as of December 31, 2006, the difference between the number of shares of common stock purchased from us, the total consideration paid and the average price per share paid by existing stockholders and by new investors, assuming an initial public offering price of $ per share (the midpoint of the range on the front cover of this prospectus) and before deducting estimated underwriting discounts and commissions and estimated offering expenses payable by us:
|
Shares Purchased
|
Total Consideration
|
|
|||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Average Price Per Share
|
|||||||||||
|
Number
|
Percent
|
Amount
|
Percent
|
||||||||
Existing stockholders | 13,693,600 | % | % | $ | ||||||||
New investors | ||||||||||||
|
|
|
|
|||||||||
Total | 100.0 | % | 100.0 | % | ||||||||
|
|
|
|
If the underwriters exercise their over-allotment option in full, the number of shares held by new investors will increase to , or % of the total number of shares of common stock outstanding after this offering.
The foregoing discussion and tables assume no exercise of any stock options outstanding as of December 31, 2006. To the extent that these options are exercised, new investors will experience further dilution. As of December 31, 2006, options to purchase 1,244,000 shares of our common stock were outstanding at a weighted average exercise price of $6.17 per share. Assuming all of our outstanding options are exercised, new investors will own approximately % of the total number of shares of common stock outstanding after this offering while contributing approximately % of the total consideration for such shares.
42
SELECTED CONSOLIDATED FINANCIAL DATA
Our consolidated statement of income data for the years ended December 31, 2004, 2005 and 2006 and the consolidated balance sheet data as of December 31, 2005 and 2006 included in this prospectus have been derived from our audited consolidated financial statements included herein. The consolidated statement of income data for the years ended December 31, 2002 and 2003 and the consolidated balance sheet data as of December 31, 2002, 2003 and 2004 have been derived from our audited consolidated financial statements that are not included in this prospectus. Historical results are not necessarily indicative of future results. The following data should be read in conjunction with "Management's Discussion and Analysis of Financial Condition and Results of Operations" and the consolidated financial statements and related notes included elsewhere in this prospectus.
|
Year Ended December 31,
|
|||||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2002
|
2003
|
2004
|
2005
|
2006
|
|||||||||||||
|
(in thousands, except per share data)
|
|||||||||||||||||
Consolidated Statement of Income Data: | ||||||||||||||||||
Revenue | $ | 102,103 | $ | 158,007 | $ | 244,536 | $ | 300,850 | $ | 358,574 | ||||||||
Expenses: | ||||||||||||||||||
Operating expense | 84,380 | 128,522 | 199,986 | 239,379 | 284,847 | |||||||||||||
General and administrative expense | 4,115 | 6,246 | 8,537 | 10,909 | 14,210 | |||||||||||||
Facilities rent expense | 6,777 | 9,964 | 14,773 | 16,118 | 16,404 | |||||||||||||
Depreciation and amortization | 915 | 1,229 | 1,934 | 2,458 | 4,221 | |||||||||||||
|
|
|
|
|
||||||||||||||
Total expenses | 96,187 | 145,961 | 225,230 | 268,864 | 319,682 | |||||||||||||
Income from operations | 5,916 | 12,046 | 19,306 | 31,986 | 38,892 | |||||||||||||
Other income (expense): | ||||||||||||||||||
Interest expense | (1,104 | ) | (1,268 | ) | (1,565 | ) | (2,035 | ) | (2,990 | ) | ||||||||
Interest income | 8 | 4 | 85 | 491 | 772 | |||||||||||||
|
|
|
|
|
||||||||||||||
Other income (expense), net | (1,096 | ) | (1,264 | ) | (1,480 | ) | (1,544 | ) | (2,218 | ) | ||||||||
|
|
|
|
|
||||||||||||||
Income before provision for income taxes | 4,820 | 10,782 | 17,826 | 30,442 | 36,674 | |||||||||||||
Provision for income taxes | 1,256 | 4,284 | 6,723 | 12,054 | 14,125 | |||||||||||||
|
|
|
|
|
||||||||||||||
Net income | $ | 3,564 | $ | 6,498 | $ | 11,103 | $ | 18,388 | $ | 22,549 | ||||||||
|
|
|
|
|
||||||||||||||
Net income per share(1): | ||||||||||||||||||
Basic | $ | 0.27 | $ | 0.49 | $ | 0.83 | $ | 1.35 | $ | 1.66 | ||||||||
Diluted | $ | 0.22 | $ | 0.38 | $ | 0.63 | $ | 1.05 | $ | 1.34 | ||||||||
Weighted average common shares outstanding(1): | ||||||||||||||||||
Basic | 12,702 | 12,905 | 13,285 | 13,468 | 13,366 | |||||||||||||
Diluted | 16,572 | 16,985 | 17,519 | 17,505 | 16,823 | |||||||||||||
Non-GAAP Financial Measure: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
||
EBITDA(2) | $ | 6,839 | $ | 13,279 | $ | 21,325 | $ | 34,935 | $ | 43,885 |
|
December 31,
|
||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2002
|
2003
|
2004
|
2005
|
2006
|
||||||||||
|
(in thousands, except per share data)
|
||||||||||||||
Consolidated Balance Sheet Data: | |||||||||||||||
Cash and cash equivalents | $ | 1,545 | $ | 745 | $ | 14,755 | $ | 11,635 | $ | 25,491 | |||||
Working capital | 1,402 | 10,191 | 21,526 | 19,087 | 28,281 | ||||||||||
Total assets | 32,246 | 62,538 | 80,255 | 119,390 | 190,531 | ||||||||||
Long-term debt, less current maturities | 12,019 | 16,239 | 24,820 | 25,520 | 63,587 | ||||||||||
Redeemable, convertible preferred stock | 2,689 | 2,722 | 2,725 | 2,725 | 2,725 | ||||||||||
Stockholders' equity | 1,393 | 7,343 | 17,828 | 32,634 | 51,147 | ||||||||||
Cash dividends declared per common share | $ | 0.015 | 0.025 | 0.05 | 0.09 | 0.13 |
(See footnotes on following page)
43
(footnotes to prior page)
We believe EBITDA is useful to investors and other external users of our financial statements in evaluating our operating performance because:
We use EBITDA:
Management strongly encourages investors to review our consolidated financial statements in their entirety and to not rely on any single financial measure. Because this non-GAAP financial measure is not standardized, it may not be possible to compare this financial measure with other companies' non-GAAP financial measure having the same or similar names. For information about our financial results as reported in accordance with GAAP, see our consolidated financial statements and related notes included elsewhere in this prospectus. (See footnote continued on the following page)
44
(footnote to prior page)
The table below reconciles net income to EBITDA for the periods presented:
|
December 31,
|
||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2002
|
2003
|
2004
|
2005
|
2006
|
||||||||||
|
(in thousands)
|
||||||||||||||
Consolidated Statement of Income Data: | |||||||||||||||
Net income | $ | 3,564 | $ | 6,498 | $ | 11,103 | $ | 18,388 | $ | 22,549 | |||||
Interest expense | 1,104 | 1,268 | 1,565 | 2,035 | 2,990 | ||||||||||
Provision for income taxes | 1,256 | 4,284 | 6,723 | 12,054 | 14,125 | ||||||||||
Depreciation and amortization | 915 | 1,229 | 1,934 | 2,458 | 4,221 | ||||||||||
|
|
|
|
|
|||||||||||
EBITDA | $ | 6,839 | $ | 13,279 | $ | 21,325 | $ | 34,935 | $ | 43,885 | |||||
|
|
|
|
|
45
MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
You should read the following discussion together with the consolidated financial statements and the notes thereto included elsewhere in this prospectus. This discussion contains forward-looking statements that are based upon management's current expectations, estimates and projections about our business and operations. The cautionary statements made in this prospectus should be read as applying to all related forward-looking statements wherever they appear in this prospectus. Forward-looking statements are not guarantees of future performance and involve significant risks and uncertainties. Our actual results may vary from those currently anticipated and expressed in such forward-looking statements as a result of a number of factors, including those we discuss under "Risk Factors" and elsewhere in this prospectus. You should read "Risk Factors" and "Forward-Looking Statements."
Overview
We are a leading provider of skilled nursing and rehabilitative care services through the operation of 60 facilities located in California, Arizona, Texas, Washington, Utah and Idaho. All of these facilities are skilled nursing facilities, other than three stand-alone assisted living facilities in Arizona and Texas and three campuses that offer both skilled nursing and assisted living services in California and Arizona. Our facilities, each of which strives to be the facility of choice in the community it serves, provide a broad spectrum of skilled nursing and assisted living services, physical, occupational and speech therapies, and other rehabilitative and healthcare services, for both long-term residents and short-stay rehabilitation patients. As of March 31, 2007, we owned 22 of our facilities and operate an additional 38 facilities under long-term lease arrangements, and have options to purchase 12 of those 38 facilities. The following table summarizes our facilities and licensed and independent living beds by ownership status as of March 31, 2007:
|
Owned
|
Leased (with a purchase option)
|
Leased (without a purchase option)
|
Total
|
||||||
---|---|---|---|---|---|---|---|---|---|---|
Number of facilities | 22 | 12 | 26 | 60 | ||||||
Percent of total | 36.7 | % | 20.0 | % | 43.3 | % | 100 | % | ||
Skilled nursing, assisted living and independent living beds(1) | 2,856 | 1,342 | 3,144 | 7,342 | ||||||
Percent of total | 38.9 | % | 18.3 | % | 42.8 | % | 100 | % |
The Ensign Group, Inc. is a holding company with no direct operating assets, employees or revenues. All of our facilities are operated by separate, wholly-owned, independent subsidiaries, which have their own management, employees and assets. In addition, one of our wholly-owned independent subsidiaries, which we call our Service Center, provides centralized accounting, payroll, human resources, information technology, legal, risk management and other services to each operating subsidiary through contractual relationships between such subsidiaries.
Facility Acquisition History
In 2003, we increased our total bed capacity by approximately 76% through the acquisition of 17 facilities in California and Arizona. We purchased the assets of a long-term care facility located in Arizona for approximately $2.7 million, of which $0.3 million was paid in cash and the balance of approximately $2.4 million was financed through debt secured primarily by the underlying real property. We also entered into operating lease agreements whereby we assumed the operations of 16 facilities
46
located in Southern California and Arizona. No amounts were paid to the prior facility operators and we did not acquire any assets or assume any liabilities as part of these transactions.
In 2004, we increased our total bed capacity by approximately 5% through acquisition of two facilities in California and Arizona. We purchased the assets of a long-term care facility located in Arizona for approximately $6.5 million paid in cash. In addition, we entered into an operating lease agreement whereby we assumed the operations of a skilled nursing facility located in Southern California. No amount was paid to the prior facility operator and we did not acquire any assets or assume any liabilities as part of this transaction.
In 2005, we increased our total bed capacity by approximately 7% from the prior year by acquiring three skilled nursing facilities in California. One of these facilities was acquired through an operating lease agreement with no additional cash consideration paid, and the other two facilities were purchased outright for aggregate cash consideration of approximately $14.9 million.
Since January 1, 2006, we added an aggregate of 14 facilities located in Texas, Washington, Utah, Idaho, Arizona and California that we had not operated previously, 11 of which we purchased and three of which we acquired under long-term lease arrangements. Two of the long-term lease arrangements include purchase options. Thirteen of these acquisitions were skilled nursing facilities and one was an assisted living facility. These facilities contributed 1,562 beds to our operations, increasing our total capacity by 27%. With these acquisitions, we entered two new markets, Utah and Idaho. In Texas, we increased our capacity by 684 beds, or approximately 146%, and more than doubled the number of our facilities in that state.
In 2006, we purchased eight facilities at an aggregate purchase price of $31.1 million, of which $29.0 million was paid in cash, and $2.1 million was financed with the assumption of a loan on one of the facilities. In 2006, we also purchased the underlying assets of three facilities that we were operating under long-term lease arrangements for an aggregate purchase price of $11.1 million, which ultimately was financed using our term loan.
In 2007, we have acquired three additional skilled nursing facilities for an aggregate purchase price of $9.3 million in cash, which included two facilities in Texas, and one facility in Utah.
The following table sets forth the location and number of licensed and independent living beds located at our facilities as of March 31, 2007:
|
CA
|
AZ
|
TX
|
WA
|
UT
|
ID
|
Total
|
|||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Number of facilities | 31 | 12 | 10 | 3 | 3 | 1 | 60 | |||||||
Skilled nursing, assisted living and independent living beds(1) | 3,529 | 1,952 | 1,154 | 283 | 336 | 88 | 7,342 |
Key Performance Indicators
We manage our skilled nursing business by monitoring key performance indicators that affect our financial performance. These indicators and their definitions include the following:
47
Skilled and Quality Mix. Like most skilled nursing providers, we measure both patient days and revenue by payor. Medicare and managed care patients typically require a higher level of care. Accordingly, Medicare and managed care reimbursement rates are typically higher than from other payors. In most states, Medicaid reimbursement rates are generally the lowest of all payor types. Changes in the payor mix can significantly affect our revenue and profitability.
The following table summarizes our skilled mix and quality mix for the periods indicated as a percentage of our total routine revenue (less revenue from assisted living services) and as a percentage of total patient days:
|
Year Ended December 31,
|
||||||
---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
||||
Skilled Mix: | |||||||
Days | 19.4 | % | 22.4 | % | 24.3 | % | |
Revenue | 39.6 | 42.9 | 45.6 | ||||
Quality Mix: |
|
|
|
|
|
|
|
Days | 33.5 | % | 36.0 | % | 37.4 | % | |
Revenue | 51.5 | 53.5 | 55.5 |
Occupancy. We define occupancy as the actual patient days (one patient day equals one patient or resident occupying one bed for one day) during any measurement period as a percentage of the number of available patient days for that period. Available patient days are determined by multiplying the number of licensed and independent living beds in service during the measurement period by the number of calendar days in the measurement period. During any measurement period, the number of licensed and independent living beds in a skilled nursing, assisted living or independent living facility
48
that are actually available to us may be less than the actual licensed and independent living bed capacity due to, among other things, temporary bed suspensions as a result of low occupancy levels, the voluntary or other imposition of quarantines or bed holds, or the dedication of bed space to other uses.
The following table summarizes our occupancy statistics for the periods indicated:
|
Year Ended December 31,
|
|||||
---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
|||
Occupancy: | ||||||
Licensed and independent living beds at end of period(1) | 5,417 | 5,796 | 6,940 | |||
Available patient days | 1,918,678 | 2,034,270 | 2,281,735 | |||
Actual patient days | 1,557,008 | 1,668,566 | 1,849,932 | |||
Occupancy percentage | 81.2% | 82.0% | 81.1% |
Revenue Sources
Our total revenue represents revenue derived primarily from providing services to patients and residents of skilled nursing facilities, and to a lesser extent from assisted living facilities and ancillary services. We receive service revenue from Medicaid, Medicare, private payors, other third-party payors and managed care sources. The sources and amounts of our revenue are determined by a number of factors, including licensed bed capacity and occupancy rates of our healthcare facilities, the mix of patients at our facilities and the rates of reimbursement among payors. Payment for ancillary services varies based upon the service provided and the type of payor. The following table sets forth our total revenue by payor source and as a percentage of total revenue for the periods indicated:
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Year Ended December 31,
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2004
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2005
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2006
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(in thousands, except percentages)
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Revenue: | ||||||||||||||||
Medicare | $ | 72,301 | 29.6 | % | $ | 96,208 | 32.0 | % | $ | 117,511 | 32.8 | % | ||||
Managed care | 25,172 | 10.3 | 33,484 | 11.1 | 44,487 | 12.4 | ||||||||||
Private and other payors(1) | 35,942 | 14.7 | 39,831 | 13.2 | 45,312 | 12.6 | ||||||||||
Medicaid | 111,121 | 45.4 | 131,327 | 43.7 | 151,264 | 42.2 | ||||||||||
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Total revenue | $ | 244,536 | 100.0 | % | $ | 300,850 | 100.0 | % | $ | 358,574 | 100.0 | % | ||||
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Primary Components of Expense
Operating Expense. Our operating expense represents the costs of operating our facilities and primarily consists of payroll and related benefits, supplies, purchased services, and ancillary expenses such as the cost of pharmacy and therapy services provided to residents. Operating expense also includes the cost of general and professional liability insurance and other general operating expenses of our facilities.
General and Administrative Expense. General and administrative expense consists primarily of payroll and related benefits and travel expenses for our administrative Service Center personnel, including training and other operational support. General and administrative expense also includes
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professional fees (including accounting and legal fees), costs relating to our information systems, stock-based compensation and rent for our Service Center office.
Facilities Rent Expense. Facilities rent expense consists solely of lease amounts payable to third-party owners of the facilities that we operate but do not own.
Depreciation and Amortization. Property and equipment are recorded at their original historical cost. Depreciation is computed using the straight-line method over the estimated useful lives of the depreciable assets. The following is a summary of the depreciable lives of our depreciable assets:
Buildings and improvements | 15 to 30 years | |
Leasehold improvements | Shorter of the lease term or estimated useful life, generally 5 to 15 years | |
Furniture and equipment | 3 to 10 years |
Critical Accounting Policies
Our discussion and analysis of our financial condition and results of operations are based upon our consolidated financial statements, which have been prepared in accordance with generally accepted accounting principles in the United States. The preparation of these financial statements and related disclosures requires us to make judgments, estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. On an ongoing basis we review our judgments and estimates, including those related to doubtful accounts, income taxes and loss contingencies. We base our estimates and judgments upon our historical experience, knowledge of current conditions and our belief of what could occur in the future considering available information, including assumptions that we believe to be reasonable under the circumstances. Actual results may differ from these estimates under different assumptions or conditions. By their nature, these estimates and judgments are subject to an inherent degree of uncertainty and actual results could differ materially from the amounts reported. The following summarizes our critical accounting policies, defined as those policies that we believe: (a) are the most important to the portrayal of our financial condition and results of operations; and (b) require management's most subjective or complex judgments, often as a result of the need to make estimates about the effects of matters that are inherently uncertain.
Revenue Recognition
We follow the provisions of Staff Accounting Bulletin ("SAB") 104, "Revenue Recognition in Financial Statements" ("SAB 104"), for revenue recognition. Under SAB 104, four conditions must be met before revenue can be recognized: (i) there is persuasive evidence that an arrangement exists; (ii) delivery has occurred or service has been rendered; (iii) the price is fixed or determinable; and (iv) collection is reasonably assured.
Our revenue is derived primarily from providing healthcare services to residents and is recognized on the date services are provided at amounts billable to individual residents. For residents under reimbursement arrangements with third-party payors, including Medicaid, Medicare and private insurers, revenue is recorded based on contractually agreed upon amounts on a per patient, daily basis.
Revenue from reimbursements under the Medicare and Medicaid programs accounted for approximately 75%, 76% and 75% of our total revenue for the years ended December 31, 2004, 2005 and 2006, respectively. While we record revenue at expected net realizable amounts, laws and regulations governing the Medicare and Medicaid programs are complex and subject to interpretation, which can result in rate adjustments and subsequent appeals based on interpretation. Any such adjustments are recorded in the period identified.
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Allowance for Doubtful Accounts
Accounts receivable are comprised of amounts due from patients and residents, Medicare and Medicaid payor programs, third-party insurance payors, and other nursing facilities and customers. We value our receivables based on the net amount we expect to receive from these payors. In evaluating the collectibility of our accounts receivable, management considers a number of factors including changes in collection patterns, accounts receivable aging trends by payor category, the status of ongoing disputes with third party payors and general industry conditions. The percentages applied to our aged receivable balances are based on our historical experience and time limits, if any, for managed care, Medicare and Medicaid. We periodically refine our procedures for estimating the allowance for doubtful accounts based on experience with the estimation process and changes in circumstances. Our receivables from Medicare and Medicaid payor programs accounted for approximately 63%, 70% and 65% of our total accounts receivable for the years ended December 31, 2004, 2005 and 2006, respectively, and represent our only significant concentration of credit risk.
Self-Insurance
We are partially self-insured for general and professional liability, up to a base amount per claim (self insurance retention) with an aggregate, one-time deductible above this limit. Losses beyond these amounts are insured through third-party coverage with coverage limits per occurrence, per location and on an aggregate basis for our company. The self-insured retention and deductible limits are self-insured through a wholly-owned insurance captive, the related assets and liability of which are included in the accompanying consolidated financial statements. Our insurance captive is subject to regulations that require it to maintain minimum statutory capital, which limits our access to the assets of the related subsidiary; this capital is included in cash and cash equivalents in the accompanying consolidated financial statements. Our policy is to accrue amounts equal to the estimated costs to settle open claims as well as an estimate of the costs of claims that have been incurred but not reported. We develop information about the size of the ultimate claims based on historical experience, current industry information and actuarial analysis, and evaluate the estimate for claim loss exposure on an annual basis (and on a quarterly basis going forward). Accrued general liability and professional malpractice liabilities recorded on an undiscounted basis in the accompanying consolidated balance sheets were $12.0 million and $16.0 million for the years ended December 31, 2005 and 2006, respectively.
We are self-insured for workers compensation liability in California, and in Texas, we have elected non-subscriber status for workers compensation claims. We have third-party guaranteed cost coverage in the other states in which we operate. In California and Texas, we accrue amounts equal to the estimated costs to settle open claims, as well as an estimate of the cost of claims that have been incurred but not reported. We use actuarial valuations to estimate the liability based on historical experience and industry information. Accrued workers compensation liabilities recorded on an undiscounted basis in the accompanying consolidated balance sheets were $3.2 million and $4.5 million at December 31, 2005 and 2006, respectively.
During 2003 and 2004, we were insured for workers compensation in California and Arizona by a third party carrier under a policy where the retrospective premium is adjusted annually based on incurred developed losses and allocated expenses. Based on a comparison of the computed retrospective premium to the actual payments funded, amounts will be due to the insurer or insured. The funded accrual in excess of the estimated liabilities are included in prepaid expenses and other current assets in the accompanying consolidated balance sheets and totaled $1.7 million and $0.9 million at December 31, 2005 and 2006, respectively.
Effective May 1, 2006, we began to provide self-insured healthcare benefits, both medical (including prescription drugs) and dental to the majority of our employees. Prior to this, we had multiple third-party HMO and PPO plans, of which certain HMO plans are still active. We are not
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aware of any run-off claim liabilities from the prior plans. We are fully liable for all financial and legal aspects of these benefit plans. To protect ourselves against loss exposure with this policy, we have purchased individual stop-loss insurance coverage that insures individual claims that exceed $0.1 million to a per claim or a maximum of $6.0 million on our PPO plan and unlimited on our HMO plan. We have also purchased aggregate stop loss coverage that reimburses the plan up to $5.0 million once paid claims exceed approximately $7.2 million. The aforementioned coverage only applies to claims paid during the plan year. Our accrued liability under these plans recorded on an undiscounted basis in the accompanying consolidated balance sheets was $1.0 million at December 31, 2006.
We believe that adequate provision has been made in our financial statements for liabilities that may arise out of patient care, workers compensation, healthcare benefits and related services provided to date. It is possible, however, that the actual liabilities may exceed our estimates of loss. These estimates are based primarily upon the results of independent actuarial valuations, prepared by actuaries with healthcare industry experience. These independent valuations are formally prepared using the most recent trends of claims, settlements and other relevant data. In addition to the actuarial estimate of retained losses, our provision for insurance includes accruals for insurance premiums and the related costs for the coverage period and our estimate of any experience-based adjustments to premiums.
Our self-insured liabilities are based upon estimates, and while our management believes that the estimates of loss are adequate, the ultimate liability may be in excess of or less than recorded amounts. To the extent that our actual liability exceeds our estimate of loss, our future earnings and financial condition will be adversely affected.
Impairment of Long-Lived Assets
Our management reviews the carrying value of our long-lived assets that are held and used in our operations for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Recoverability of these assets is determined based upon expected undiscounted future net cash flows from the operations to which the assets relate, utilizing management's best estimate, appropriate assumptions, and projections at the time. If the carrying value is determined to be unrecoverable from future operating cash flows, then the asset is deemed impaired and an impairment loss would be recognized to the extent the carrying value exceeded the estimated fair value of the asset. Our management has evaluated our long-lived assets and has not identified any impairment as of December 31, 2004, 2005 and 2006.
Intangible Assets and Goodwill
Intangible assets consist primarily of deferred financing costs, lease acquisition costs, trade names and acquisition costs in excess of the fair market value of tangible assets associated with obtaining debt financing, executing leases and facility purchases. Deferred financing costs are amortized over the term of the related debt, ranging from seven to 26 years. Lease acquisition costs are amortized over the life of the lease of the facility acquired, ranging from ten to 20 years. Trade names are amortized over 30 years.
Goodwill is accounted for under Statement of Financial Accounting Standards ("SFAS") No. 141, " Business Combinations " ("SFAS 141") and represents the excess of the purchase price over the fair value of identifiable net assets acquired in business combinations. In accordance with SFAS No. 142, " Goodwill and Other Intangible Assets " ("SFAS 142"), goodwill is subject to periodic testing for impairment. In addition, goodwill is tested for impairment if events occur or circumstances change that would reduce the fair value of a reporting unit below its carrying amount. We perform our annual test for impairment during the fourth quarter of each year. We did not record any impairment charges in 2004, 2005 or 2006.
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Stock-Based Compensation
As of January 1, 2006, we adopted SFAS No. 123(R), " Share-Based Payment" ("SFAS 123(R)"), which requires the measurement and recognition of compensation expense for all share-based payment awards, including employee stock options, made to employees and directors based on estimated fair values, ratably over the requisite service period of the award. Prior to the adoption of SFAS 123(R), we accounted for stock-based awards to employees and directors using the intrinsic value method in accordance with APB Opinion No. 25, " Accounting for Stock Issued to Employees" ("APB 25") as allowed under SFAS No. 123, " Accounting for Stock-Based Compensation" ("SFAS 123"). Under that method, no compensation expense was recognized by us in our financial statements in connection with the awarding of stock option grants to employees provided that, as of the grant date, all terms associated with the award were fixed and the fair value of our stock, as of the grant date, was equal to or less than the amount an employee must pay to acquire the stock.
We adopted SFAS 123(R) using the prospective transition method, which requires the application of the accounting standard as of January 1, 2006, the first day of our fiscal year ended December 31, 2006. Our consolidated financial statements as of and for the year ended December 31, 2006 reflect the impact of SFAS 123(R). In accordance with the prospective transition method, our consolidated financial statements for periods prior to January 1, 2006 have not been restated to reflect, and do not include, the impact of SFAS 123(R).
Stock-based compensation expense recognized under SFAS 123(R) consists of share-based payment awards made to employees and directors including employee stock options based on estimated fair values. Stock-based compensation expense recognized in our consolidated statements of income for the year ended December 31, 2006 does not include compensation expense for share-based payment awards granted prior to, but not yet vested as of January 1, 2006, in accordance with the pro forma provisions of SFAS 123 but does include compensation expense for the share-based payment awards granted subsequent to January 1, 2006 based on the fair value on the grant date estimated in accordance with the provisions of SFAS 123(R). As stock-based compensation expense recognized in our unaudited consolidated statement of operations for the year ended December 31, 2006 is based on awards ultimately expected to vest, it has been reduced for estimated forfeitures. SFAS 123(R) requires forfeitures to be estimated at the time of grant and revised, if necessary, in subsequent periods if actual forfeitures differ from those estimates.
We use the Black-Scholes option-pricing model to recognize the value of stock-based compensation expense for all share-based payment awards. Determining the appropriate fair-value model and calculating the fair value of stock-based awards at the grant date requires considerable judgment, including estimating stock price volatility, expected option life and forfeiture rates. We develop estimates based on historical data and market information, which can change significantly over time. A small change in the estimates used can have a relatively large change in the estimated valuation, and consequently, a material effect on the results of operations. For stock options granted during the year ended December 31, 2006, the assumptions for grants used in the Black-Scholes model were a weighted average risk free rate of 5.0%, an expected life of 6.5 years, a weighted average volatility of 45% and a weighted average dividend yield of 1.1%. We estimated that a forfeiture rate of approximately 8% per year is appropriate based on historical forfeiture activity with respect to unvested stock options and reduced the amount of stock-based compensation recognized in the year ended December 31, 2006 accordingly.
The weighted average expected option term for the year ended December 31, 2006 reflects the application of the simplified method set out in SAB No. 107, "Share-Based Payment" ("SAB 107") , which was issued in March 2005. The simplified method defines the life as the average of the contractual term of the options and the weighted average vesting period for all option tranches. Estimated volatility also reflects the application of SAB No. 107 interpretive guidance and, accordingly,
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incorporates historical volatility of similar public entities until sufficient information regarding the volatility of our share price becomes available.
In future periods, we expect to recognize a total of approximately $4.6 million in stock-based compensation expense for unvested options ratably over the next 4.5 weighted average years. As of December 31, 2006, there were 148,400 vested, exercisable options outstanding under our stock option plans having a weighted average contractual term of 8.3 years.
Income Taxes
We account for income taxes in accordance with SFAS No. 109, " Accounting for Income Taxes ." Under this method, deferred tax assets and liabilities are established for temporary differences between the financial reporting basis and the tax basis of our assets and liabilities at tax rates expected to be in effect when such temporary differences are expected to reverse. Our temporary differences are primarily attributable to compensation accruals, straight line rent adjustments and reserves for doubtful accounts and insurance liabilities. We assess the likelihood that our deferred tax assets will be recovered from future taxable income and, if we believe that recovery is not more likely than not, we establish a valuation allowance to reduce the deferred tax assets to the amounts expected to be realized.
Our net deferred tax asset balances as of December 31, 2005 and 2006 were approximately $8.1 million and $12.6 million, respectively. We expect to fully utilize these deferred tax assets; however, their ultimate realization will depend upon the amount of future taxable income during the periods in which the temporary differences become deductible.
We make our estimates and judgments regarding deferred tax assets and the associated valuation allowance, if any, based on, among other things, knowledge of operations, markets, historical trends and likely future changes and, when appropriate, the opinions of advisors with knowledge and expertise in certain fields. However, due to the nature of certain assets and liabilities, there are risks and uncertainties associated with some of our estimates and judgments. Actual results could differ from these estimates under different assumptions or conditions.
Acquisition Policy
We periodically enter into agreements to acquire assets and/or businesses. The considerations involved in each of these agreements may include cash, financing, and/or long-term lease arrangements for real properties. We evaluate each transaction to determine whether the acquired interests are assets or businesses using the framework provided by Emerging Issue Task Force ("EITF") Issue No. 98-3, " Determining Whether a Nonmonetary Transaction Involves Receipt of Productive Assets or of a Business " ("EITF 98-3"). EITF 98-3 defines a business as a self sustaining integrated set of activities and assets conducted and managed for the purpose of providing a return to investors. A business consists of (a) input; (b) processes applied to those inputs; and (c) resulting outputs that are used to generate revenues. In order for an acquired set of activities and assets to be a business, it must contain all of the inputs and processes necessary for it to continue to conduct normal operations after the acquired entity is separated from the seller, including the ability to sustain a revenue stream by providing its outputs to customers. An acquired set of activities and assets fail the definition of a business if it excludes one or more of the above items such that it is not possible to continue normal operations and sustain a revenue stream by providing its products and/or services to customers.
Operating Leases
We account for operating leases in accordance with SFAS No. 13, " Accounting for Leases ," and Financial Accounting Standards Board ("FASB") Technical Bulletin 85-3, " Accounting for Operating Leases with Scheduled Rent Increases ." Accordingly, we recognize rent expense under the operating
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leases for our facilities and administrative offices on a straight-line basis over the original term of such leases, inclusive of predetermined rent escalations or modifications.
Industry Trends
Labor. We are a labor-intensive business. For the year ended December 31, 2006, approximately 67% of our total expenses represent payroll and related benefits, and we employ a large number of healthcare professionals who are in high demand and short supply in a number of our markets. At December 31, 2006, we had approximately 5,435 full-time equivalent employees, a number of whom are highly skilled, healthcare professionals, while others are non-exempt, hourly wage employees. Periodically, market forces, which vary by region, require that we increase wages in excess of general inflation or in excess of increases in the reimbursement rates we receive. Virtually all of our skilled nursing facilities are subject to state mandated minimum staffing ratios so our ability to reduce costs by decreasing staff is limited. We expect wages for healthcare professionals to continue to increase for the foreseeable future.
In addition, health benefit costs continue to escalate well above the average wage rate increases that we have incurred and the increases in other goods and services we purchase. We have a limited ability to mitigate the increases in health benefit costs due to our need to offer competitive benefits to recruit and retain qualified personnel.
Effects of Changing Prices. Medicare reimbursement rates and procedures are subject to change from time to time, which could materially impact our revenue. Medicare reimburses our skilled nursing facilities under a prospective payment system ("PPS") for certain inpatient covered services. Under the PPS, facilities are paid a predetermined amount per patient, per day, based on the anticipated costs of treating patients. The amount to be paid is determined by classifying each patient into a resource utilization group ("RUG") category that is based upon each patient's acuity level. As of January 1, 2006, the RUG categories were expanded from 44 to 53, with increased reimbursement rates for treating higher acuity patients. The new rules also implemented a market basket increase that increased rates by 3.1% for fiscal year 2006. At the same time, Congress terminated certain temporary add-on payments that were added in 1999 and 2000 as the nursing home industry came under financial pressure from prior Medicare cuts. While the 2006 Medicare skilled nursing facility payment rates will not decrease payments to skilled nursing facilities, the loss of revenue associated with future changes in skilled nursing facility payments could, in the future, have an adverse impact on our financial condition or results of operation.
The Deficit Reduction Act of 2005 ("DRA") is expected to significantly reduce net Medicare and Medicaid spending. Prior to the DRA, caps on annual reimbursements for rehabilitation therapy became effective on January 1, 2006. The DRA provides for exceptions to those caps for patients with certain conditions or multiple complexities whose therapy is reimbursed under Medicare Part B and provided in 2006. These exceptions have been extended to December 31, 2007.
Historically, adjustments to reimbursement under Medicare have had a significant effect on our revenue. For a discussion of historic adjustments and recent changes to the Medicare program and related reimbursement rates see "Risk FactorsRisks Related to Our IndustryOur revenue could be impacted by federal and state changes to reimbursement and other aspects of Medicaid and Medicare." The federal government and state governments continue to focus on efforts to curb spending on healthcare programs such as Medicare and Medicaid. We are not able to predict the outcome of the legislative process. We also cannot predict the extent to which proposals will be adopted or, if adopted and implemented, what effect, if any, such proposals and existing new legislation will have on us. Efforts to impose reduced allowances, greater discounts and more stringent cost controls by government and other payors are expected to continue and could adversely affect our business, financial condition and results of operations.
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Results of Operations
The following table sets forth details of our revenue, expenses and earnings as a percentage of total revenue for the periods indicated:
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Year Ended December 31,
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2004
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2005
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2006
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Revenue | 100.0 | % | 100.0 | % | 100.0 | % | |||
Expenses: | |||||||||
Operating expense | 81.8 | 79.6 | 79.4 | ||||||
General and administrative expense | 3.5 | 3.6 | 4.0 | ||||||
Facilities rent expense | 6.0 | 5.4 | 4.6 | ||||||
Depreciation and amortization | 0.8 | 0.8 | 1.2 | ||||||
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Total expenses | 92.1 | 89.4 | 89.2 | ||||||
Income from operations | 7.9 | 10.6 | 10.8 | ||||||
Other income (expense): | |||||||||
Interest expense | (0.6 | ) | (0.7 | ) | (0.8 | ) | |||
Interest income | | 0.2 | 0.2 | ||||||
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Other income (expense), net | (0.6 | ) | (0.5 | ) | (0.6 | ) | |||
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Income before provision for income taxes | 7.3 | 10.1 | 10.2 | ||||||
Provision for income taxes | 2.7 | 4.0 | 3.9 | ||||||
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Net income | 4.6 | % | 6.1 | % | 6.3 | % | |||
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Year Ended December 31, 2006 Compared to Year Ended December 31, 2005
Revenue. Revenue increased $57.7 million, or 19.2%, to $358.6 million for the year ended December 31, 2006 compared to $300.8 million for the year ended December 31, 2005. Of the $57.7 million increase in 2006, skilled revenue (Medicare and managed care) increased $32.3 million, or 24.9%, Medicaid revenue increased $19.9 million, or 15.2%, and private and other revenue increased $5.5 million, or 13.8%. Approximately $37.5 million of the increase in 2006 was due to revenue generated by acquired facilities. We acquired 11 facilities in 2006, which contributed approximately $21.6 million of the 2006 increase in revenue. In addition, approximately $15.9 million of the increase in the revenue in 2006 was due to the effect of having the full 12 months of operations in 2006 of three facilities that were acquired during 2005.
The remaining $20.2 million increase in revenue in 2006 was primarily due to additional revenues of approximately $4.1 million related to a net occupancy increase in the overall skilled nursing population and $18.2 million from the continuing shift to higher acuity/higher rate category residents combined with higher reimbursement rates relative to 2005, as described below. This increase in skilled revenues was partially offset by lower ancillary revenues of approximately $2.1 million for the year ended December 31, 2006, which was primarily due to the application of annual maximum limits per resident for Medicare therapy reimbursement.
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The following table reflects the change in the skilled nursing average daily revenue rates by payor source, excluding therapy and other ancillary services that are not covered by the daily rate:
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Year Ended December 31,
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Change |
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2005
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2006
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Skilled Nursing Average Daily Revenue Rates: | |||||||||
Medicare | $ | 411.51 | $ | 441.78 | 7.4 | % | |||
Managed care | 263.80 | 274.39 | 4.0 | ||||||
Total skilled revenue | 357.84 | 377.54 | 5.5 | ||||||
Medicaid | 135.22 | 143.17 | 5.9 | ||||||
Private and other payors | 144.21 | 152.74 | 5.9 | ||||||
Total skilled nursing revenue | $ | 186.20 | $ | 201.45 | 8.2 | % |
The average Medicare daily rate increased by approximately 7.4% in 2006 as compared to 2005, primarily as a result of statutory inflationary increases, as well as a higher patient acuity mix. The average Medicaid rate increase of 5.9% in 2006 primarily resulted from increases in reimbursement rates in Texas and California. The increase in the California rate was partially offset by a daily enhancement fee charged for each occupied day recorded and discussed in operating expenses below. The change in the daily rate in the private and other category was primarily due to rate increases based on market dynamics.
Payor Sources as a Percentage of Skilled Nursing Services. We use both our skilled mix and quality mix as measures of the quality of reimbursements we receive at our skilled nursing facilities over various periods. The following table sets forth our percentage of skilled nursing patient days and revenue by payor source:
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Year Ended December 31,
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Days
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Revenue
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2005
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2006
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2005
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2006
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Percentage of Skilled Nursing Days and Revenue: | ||||||||||
Medicare | 14.3 | % | 15.0 | % | 31.4 | % | 32.9 | % | ||
Managed care | 8.1 | 9.3 | 11.5 | 12.7 | ||||||
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Skilled mix | 22.4 | 24.3 | 42.9 | 45.6 | ||||||
Private and other payors | 13.6 | 13.1 | 10.5 | 9.9 | ||||||
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Quality mix | 36.0 | 37.4 | 53.4 | 55.5 | ||||||
Medicaid | 64.0 | 62.6 | 46.6 | 44.5 | ||||||
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Total skilled nursing | 100.0 | % | 100.0 | % | 100.0 | % | 100.0 | % |
With our marketing focus on the skilled segment of the business, we experienced growth in the skilled categories and a corresponding decline in the revenue and occupancy percentage in the Medicaid, and private and other payors categories.
Operating Expense. Operating expense increased $45.4 million, or 19.0%, to $284.8 million for the year ended December 31, 2006 compared to $239.4 million for the year ended December 31, 2005. Of the $45.4 million increase, $17.8 million was due to operating expenses of facilities acquired in 2006 and $12.7 million reflected the impact in 2006 relating to facilities acquired in 2005. The remaining $14.9 million increase was primarily due to a $7.3 million increase in wages and benefits (mainly nursing labor), which was partially offset by a reduction of $0.9 million in California workers compensation cost, $1.7 million resulted from the increased use of contract nursing personnel (mainly in Arizona due to a state-wide acute nursing shortage), $4.7 million was due to higher ancillary costs
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related to increased therapy and other treatment needs associated with the higher skilled occupancy percentage, and $1.3 million was due to an increase in the California Enhancement Fee. The California Enhancement Fee is a per occupied daily charge imposed by the state that increased by $2.33 per resident occupied day from a weighted average rate of $5.18 in 2005 to $7.51 in 2006. This enhancement fee is directly related to, and partially offset, the reimbursement rate increase discussed above. The increase in our operating expenses in 2006 was offset in part by a reduction of $0.5 million in professional liability insurance costs in 2006.
General and Administrative Expense. General and administrative expense increased $3.3 million, or 30.3%, to $14.2 million for the year ended December 31, 2006 compared to $10.9 million for the year ended December 31, 2005. Of the $3.3 million increase, $1.9 million was due to increased wages and benefits primarily due to a $1.1 million increase in incentive compensation, $0.5 million resulted from increased audit and professional fees primarily due to the increased scope of financial and tax audits in preparation for our initial public offering, and $1.0 million related to the settlement of a class action lawsuit, which is expected to be payable in the first six months of 2007. The remaining net change included $0.4 million in SFAS 123(R) stock compensation expense.
Facilities Rent Expense. Facilities rent and lease expense increased $0.3 million, or 1.8%, to $16.4 million for the year ended December 31, 2006 compared to $16.1 million for the year ended December 31, 2005. Of this increase, $0.2 million resulted from acquired leased facilities in 2006.
Depreciation and Amortization. Depreciation and amortization expense increased $1.8 million, or 71.7%, to $4.2 million for the year ended December 31, 2006 compared to $2.5 million for the year ended December 31, 2005. Of this increase, $1.4 million is related to the additional depreciation and amortization of facilities acquired in 2006.
Other Income (Expense), Net. Interest expense increased $1.0 million, or 50.0% to $3.0 million for the year ended December 31, 2006 compared to $2.0 million for the year ended December 31, 2005. This increase in interest expense primarily related to increased borrowings in 2006 under our long-term loan to provide the capital to purchase a portion of the facilities acquired in 2006. The increase in interest expense was partially offset by an increase in interest income of $0.3 million to $0.8 million for the year ended December 31, 2006 compared to $0.5 million for the year ended December 31, 2005. This increase primarily resulted from interest earned on our insurance subsidiary's investment balances.
Provision for Income Taxes. Provision for income taxes increased $2.0 million, or 17.2%, to $14.1 million for the year ended December 31, 2006 compared to $12.1 million for the year ended December 31, 2005. This increase primarily resulted from higher income before income taxes, which was offset in part by a decrease in the 2006 effective tax rate of 1.1% due to an increased benefit in the application of employment tax credits in 2006.
Year Ended December 31, 2005 Compared to Year Ended December 31, 2004
Revenue. Revenue increased $56.3 million, or 23.0%, to $300.8 million for the year ended December 31, 2005 compared to $244.5 million for the year ended December 31, 2004. Of the $56.3 million increase over 2004, skilled revenue (Medicare and managed care) increased $32.2 million, or 33.1%, Medicaid increased $20.2 million, or 18.2%, and private and other revenue increased $3.9 million, or 10.8%.
The 2005 increase in revenue included a retroactive adjustment to record a California state Medicaid rate increase that was effective August 1, 2004, which had been contingent upon Medicare approval. Medicare approved the retroactive adjustment in late 2005, at which time we recognized the additional revenue. This adjustment effectively resulted in an increase in 2005 revenue of $4.8 million compared to 2004. Approximately $10.2 million of the remaining 2005 increase in revenue was attributable to the acquisitions of three facilities in 2005. Skilled revenue, Medicaid and private and
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other accounted for $4.5 million, $3.8 million and $1.9 million, respectively, of the increase resulting from these acquisitions. The increase in 2005 revenue attributable to our two facilities acquired during 2004 was $16.4 million.
The remaining increase of $24.9 million resulted from additional revenues of $6.7 million from a net increase in overall occupancy by skilled mix patients, and $16.6 million from the continuing shift to higher acuity/higher rate category residents combined with increased reimbursement rates relative to 2004, as described below. Higher ancillary revenues in 2005, primarily in Medicare Part B therapy, contributed approximately $1.8 million to the incremental skilled revenue increase.
The following table reflects the change in the skilled nursing average daily revenue rates by payor source, excluding therapy and other ancillary services not covered by the daily rate:
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Year Ended December 31,
|
|
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Percent
Change |
||||||||
|
2004
|
2005
|
|||||||
Skilled Nursing Average Daily Revenue Rates: | |||||||||
Medicare | $ | 384.61 | $ | 411.51 | 7.0 | % | |||
Managed care | 242.39 | 263.80 | 8.8 | ||||||
Total skilled revenue | 331.94 | 357.84 | 7.8 | ||||||
Medicaid(1) | 118.35 | 135.22 | 14.3 | ||||||
Private and other payors | 135.06 | 144.21 | 6.8 | ||||||
Total skilled nursing revenue | $ | 162.06 | $ | 186.20 | 14.9 | % |
The average Medicare daily rate increased by approximately 7.0% from 2004 to 2005 and resulted from statutory inflationary increases combined with a shift towards residents requiring higher levels of skilled care with higher rates of reimbursement. The average Medicaid rate increase of 14.3% in 2005 primarily resulted from increases in reimbursements in California and also included the impact of the $2.4 million retroactive revenue adjustment in 2005 related to 2004 as discussed above. The increase in the California rate was partially offset by a per patient day California Enhancement Fee, which increased $3.65 per occupied day. This Enhancement Fee was included in operating expenses. The change in the daily rate in the private and other category primarily resulted from increases in the private rates to meet the requirement that private rates be at least equal to Medicaid rates.
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Payor Sources as a Percentage of Skilled Nursing Services. The following table sets forth our percentage of skilled nursing patient days and revenue by payor source.
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Year Ended December 31,
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Days
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Revenue
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||||||||
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2004
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2005
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2004
|
2005
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||||||
Percentage of Skilled Nursing Days and Revenue: | ||||||||||
Medicare | 12.2 | % | 14.3 | % | 28.9 | % | 31.4 | % | ||
Managed care | 7.2 | 8.1 | 10.7 | 11.5 | ||||||
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|
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Skilled mix | 19.4 | 22.4 | 39.6 | 42.9 | ||||||
Private and other payors | 14.1 | 13.6 | 11.8 | 10.5 | ||||||
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Quality mix | 33.5 | 36.0 | 51.4 | 53.4 | ||||||
Medicaid | 66.5 | 64.0 | 48.6 | 46.6 | ||||||
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Total | 100.0 | % | 100.0 | % | 100.0 | % | 100.0 | % |
Operating Expense. Operating expense increased $39.4 million, or 19.7%, to $239.4 million for the year ended December 31, 2005 compared to $200 million in 2004. Of the $39.4 million increase, $8.4 million was due to operating expenses associated with facilities acquired in 2005 and $13.3 million reflected the impact in 2005 relating to facilities acquired in 2004. Of the remaining $17.7 million, $8.1 million was due to an increase in wages and benefits, of which approximately $2.5 million represented in nursing labor and $2.5 million was increased incentive compensation primarily related to our improved profitability. Additionally, $5.1 million of the increase was due to higher ancillary costs related to increased therapy and other treatment needs associated with an increased percentage of skilled mix patients, and $6.7 million was due to the increase in the California Enhancement Fee, of which $1.4 million related to 2004. These increases were partially offset by an improvement in workers compensation expense by approximately $2.0 million and a decrease of $0.6 million in the provision for uncollectible accounts.
General and Administrative Expense. General and administrative expense increased $2.4 million, or 28.2%, to $10.9 million for the year ended December 31, 2005 compared to $8.5 million for the prior year. Of the $2.4 million increase, $1.6 million was due to increased wages and benefits, of which $0.7 million resulted from increased incentive compensation due to our higher profitability, $0.2 related to increased travel and $0.6 million resulted from increases in other general and administrative expenses.
Facilities Rent Expense. Facilities rent expense increased $1.3 million, or 8.8%, to $16.1 million for the year ended December 31, 2005 compared to $14.8 million in 2004, which was primarily due to the acquisition of one additional leased facility and annual rent increases in most of our leased facilities.
Depreciation and Amortization. Depreciation and amortization expense increased $0.6 million, or 27.1%, to $2.5 million for the year ended December 31, 2005 compared to $1.9 million for the prior year, of which $0.2 million related to additional depreciation resulting from our acquisitions and $0.4 million represented additional depreciation on higher investments in capital improvements and equipment.
Other Income (Expense), Net. Interest expense increased $0.4 million, or 25.0% to $2.0 million for the year ended December 31, 2005 compared to $1.6 million for the year ended December 31, 2004. This increase in interest expense primarily related to increased borrowings under our real estate term loan in the latter portion of 2004 to provide the capital to purchase a portion of the facilities acquired in 2004 and 2005. The increase in interest expense was offset by a $0.4 million increase in interest income in 2005, resulting from higher average cash balances.
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Provision for Income Taxes. Provision for income taxes increased $5.4 million, or 80.6%, to $12.1 million for the year ended December 31, 2005 compared to $6.7 million for the prior year. This increase was primarily due to higher income before provision for income taxes and an increase in the 2005 effective tax rate of 1.9% due to an effective reduction in employment tax credits for 2005.
Quarterly Results of Operations
The following tables present our unaudited quarterly results of operations for the periods indicated in dollars and as a percentage of revenue.
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Three Months Ended
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March 31, 2006
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June 30, 2006
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Sept. 30, 2006
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Dec. 31, 2006
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(in thousands, except per share data)
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Consolidated Statement of Income Data: | |||||||||||||||
Revenue | $ | 83,352 | $ | 85,375 | $ | 92,338 | $ | 97,509 | |||||||
Expenses: | |||||||||||||||
Operating expense | 65,601 | 67,749 | 72,792 | 78,705 | |||||||||||
General and administrative expense | 3,260 | 3,330 | 3,881 | 3,739 | |||||||||||
Facilities rent expense | 4,055 | 4,035 | 4,170 | 4,144 | |||||||||||
Depreciation and amortization | 752 | 1,006 | 1,103 | 1,360 | |||||||||||
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|
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|
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Total expenses | 73,668 | 76,120 | 81,946 | 87,948 | |||||||||||
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|
|
|
||||||||||||
Income from operations | 9,684 | 9,255 | 10,392 | 9,561 | |||||||||||
Other income (expense): | |||||||||||||||
Interest expense | (578 | ) | (759 | ) | (734 | ) | (919 | ) | |||||||
Interest income | 162 | 135 | 203 | 272 | |||||||||||
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|
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|
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Other income (expense), net | (416 | ) | (624 | ) | (531 | ) | (647 | ) | |||||||
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|
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Income before provision for income taxes | 9,268 | 8,631 | 9,861 | 8,914 | |||||||||||
Provision for income taxes | 3,661 | 3,420 | 3,480 | 3,564 | |||||||||||
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|
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|
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Net income | $ | 5,607 | $ | 5,211 | $ | 6,381 | $ | 5,350 | |||||||
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|
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||||||||||||
Net income per share: | |||||||||||||||
Basic | $ | 0.41 | $ | 0.39 | $ | 0.47 | $ | 0.39 | |||||||
Diluted | $ | 0.33 | $ | 0.32 | $ | 0.38 | $ | 0.31 | |||||||
Weighted average common shares outstanding: |
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|
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|
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|
|
|
|
|
||
Basic | 13,530 | 13,230 | 13,312 | 13,393 | |||||||||||
Diluted | 16,929 | 16,514 | 16,865 | 16,984 |
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Three Months Ended
|
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March 31, 2006
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June 30, 2006
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Sept. 30, 2006
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Dec. 31, 2006
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As a Percent of Revenue: | |||||||||||
Revenue | 100.0 | % | 100.0 | % | 100.0 | % | 100.0 | % | |||
Expenses: | |||||||||||
Operating expense | 78.7 | 79.4 | 78.8 | 80.7 | |||||||
General and administrative expense | 3.9 | 3.9 | 4.2 | 3.8 | |||||||
Facilities rent expense | 4.9 | 4.7 | 4.5 | 4.2 | |||||||
Depreciation and amortization | 0.9 | 1.2 | 1.2 | 1.4 | |||||||
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|
||||||||
Total expenses | 88.4 | 89.2 | 88.7 | 90.1 | |||||||
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|
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|
||||||||
Income from operations | 11.6 | 10.8 | 11.3 | 9.9 | |||||||
Other income (expense): | |||||||||||
Interest expense | (0.7 | ) | (0.9 | ) | (0.8 | ) | (0.9 | ) | |||
Interest income | 0.2 | 0.2 | 0.2 | 0.2 | |||||||
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Other income (expense), net | (0.5 | ) | (0.7 | ) | (0.6 | ) | (0.7 | ) | |||
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Income before provision for income taxes | 11.1 | 10.1 | 10.7 | 9.2 | |||||||
Provision for income taxes | 4.4 | 4.0 | 3.8 | 3.7 | |||||||
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|
|
|
||||||||
Net income | 6.7 | % | 6.1 | % | 6.9 | % | 5.5 | % | |||
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Liquidity and Capital Resources
Our primary sources of liquidity have historically been derived from our cash flow from operations, long-term debt secured by our real property and our revolving credit facility. As of December 31, 2006, the maximum available for borrowing under our revolving credit facility was approximately $20.0 million, but approximately $8.4 million was pledged to secure outstanding letters of credit.
Historically, we have financed the majority of our facility acquisitions primarily with cash. Cash paid for acquisitions was $6.0 million, $14.9 million and $29.0 million for the years ended December 31, 2004, 2005 and 2006, respectively. Where we enter into facility operating lease agreements, we typically do not pay any amounts to the prior facility operator, nor do we acquire any assets or assume any liabilities as part of the transaction. Operating leases are included in the contractual obligations section below.
Additionally in 2006, we purchased the underlying assets of three facilities that we were previously operating under long-term lease arrangements. These facilities were purchased for $11.1 million, of which $6.8 million was paid in cash and is presented in the purchase of capital expenditures for the year ended 2006. Total capital expenditures for property and equipment were $14.1 million, $5.7 million and $5.1 million for the years ended December 31, 2006, 2005 and 2004, respectively. We currently have approximately $14.0 million budgeted for capital refurbishments at existing facilities in 2007.
In 2007, we have acquired three additional skilled nursing facilities for $9.3 million in cash. Two of these facilities are located in Texas, and one facility is located in Utah, increasing our total capacity by 402 beds.
We believe that the proceeds of this offering, together with our cash flow from operations and our revolving credit facility, will be sufficient to cover our operating needs for at least the next 12 months. We may in the future elect to raise additional capital to fund acquisitions and capital renovations.
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The following table presents selected data from our consolidated statement of cash flows for the periods presented:
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Year Ended December 31,
|
|||||||||
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2004
|
2005
|
2006
|
|||||||
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(in thousands)
|
|||||||||
Net cash provided by operating activities | $ | 17,802 | $ | 20,446 | $ | 30,945 | ||||
Net used in investing activities | (11,233 | ) | (20,872 | ) | (43,709 | ) | ||||
Net cash provided by (used in) financing activities | 7,441 | (2,694 | ) | 26,620 | ||||||
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|
|
||||||||
Net increase (decrease) in cash and cash equivalents | 14,010 | (3,120 | ) | 13,856 | ||||||
Cash and cash equivalents at beginning of period | 745 | 14,755 | 11,635 | |||||||
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|
|
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Cash and cash equivalents at end of period | $ | 14,755 | $ | 11,635 | $ | 25,491 | ||||
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|
|
Net cash provided by operations was $17.8 million, $20.4 million and $30.9 million for the years ended December 31, 2004, 2005 and 2006, respectively.
The primary reason for the increase in cash flow in 2006 was our improved operating results, which contributed $22.5 million to cash flow or $31.4 million after adding back non-cash charges for depreciation, amortization, allowance for doubtful accounts and stock compensation expense. Other contributors to the increase in working capital included the continued build-up of general, professional and workers compensation insurance accruals in excess of paid claims due to incurred but not yet reported claims and the increase in facilities. Accrued wages and related liabilities were a continued source of working capital due to our 2006 acquisitions, increased accruals for incentive pay due to improved operating results and general wage and salary increases. Deferred taxes represented a use of working capital primarily as a result of the increase in our self-insured liability. Other working capital fluctuations for 2006 primarily resulted from the increase in our facility acquisitions.
The primary reason for the increase in cash flow in 2005 was our improved operating results, which contributed $18.4 million to cash flow or $23.9 million after adding back non-cash charges for depreciation, amortization and allowance for doubtful accounts. The remaining net decrease in working capital resulted primarily from a higher accounts receivable balance related to the retroactive California rate increases that were not received until 2006, new facility acquisition balances, an increase in receivable balances due to overall revenue rate increases and mix, and a decrease in our deferred tax liability due to our transition to self-insured status. Sources of working capital included an increase in accrued insurance liabilities due to general, professional and workers compensation insurance resulting from incurred but not yet reported claims, facility additions and the 2005 transition in California to self-insured status. Both other accrued liabilities and accounts payable included amounts related to the state of California per day enhancement fee of $3.5 million and $3.3 million, respectively. Accrued wages and related liabilities continued as a source of working capital due to acquisitions, increased incentive pay accruals and general wage and salary increases. The remaining fluctuations in working capital resulted primarily from the three facility acquisitions in 2005.
The primary reason for the increase in cash flow in 2004 was our improved operating results, which contributed $11.1 million or $16.5 million after adding back non-cash charges for depreciation, amortization and allowance for doubtful accounts. Our December 2003 prepaid insurance balance included a $7.0 million workers compensation premium payment, which was not in our December 2004 balance due to our transition to self-insured status and provided a source of working capital. Accrued wages and related liabilities were a continued source of working capital due to increased accruals for incentive pay resulting from improved operating results, acquisitions and general wage and salary increases. We experienced a decrease related to the reversal of a $7.0 million reclassification of a book overdraft at December 31, 2003 to accounts payable resulting from payments in transit. This
63
adjustment, which reversed when the payment cleared in January 2004, caused a timing change that did not reflect our normal operating cycle. The transition to self-insured status increased our deferred tax assets by $4.3 million, reducing our working capital.
Net cash used in investing activities was $11.2 million, $20.9 million and $43.7 million for the years ended December 31, 2004, 2005 and 2006, respectively. The increase was primarily the result of cash we paid for our 11 facility acquisitions in 2006 compared to three facilities acquired in 2005 and two facilities acquired in 2004.
Net cash provided by (used in) financing activities totaled $7.4 million, $(2.7) million and $26.6 million for the years ended December 31, 2004, 2005 and 2006, respectively. The increase in cash provided by financing activities in 2006 compared to 2005 primarily consisted of the proceeds of $34.8 million in long-term notes, net, after refinancing $16.8 million in outstanding real estate loans and financing a $4.3 million facility acquisition. We repurchased $2.8 million in treasury stock in 2006, an increase of $0.5 million compared to the prior year period, and our dividend payments were $2.0 million in 2006, an increase of $0.7 million compared to 2005. The decrease in cash provided by financing activities in 2005 compared to 2004 was primarily due to the reduction in our long-term borrowings, the purchase of our treasury stock and higher dividend payments in 2005.
Contractual Obligations and Commitments
Our principal contractual obligations and commitments as of December 31, 2006 were as follows:
|
2007
|
2008
|
2009
|
2010
|
2011
|
Thereafter
|
Total
|
||||||||||||||
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(in thousands)
|
||||||||||||||||||||
Operating lease obligations | $ | 17,102 | $ | 17,424 | $ | 17,095 | $ | 15,624 | $ | 15,418 | $ | 91,104 | $ | 173,767 | |||||||
Long-term debt obligations (including interest at respective fixed rates) | 5,665 | 7,631 | 5,495 | 5,495 | 5,494 | 68,408 | 98,188 | ||||||||||||||
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|
|
|
|
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|
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Total | $ | 22,767 | $ | 25,055 | $ | 22,590 | $ | 21,119 | $ | 20,912 | $ | 159,512 | $ | 271,955 | |||||||
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|
|
|
|
We lease certain facilities and our administrative offices under operating leases, most of which have initial lease terms ranging from five to 20 years. We also lease certain of our equipment under operating leases with initial terms ranging from three to five years. Most of these leases contain renewal options, certain of which involve rent increases. Total rent expense, inclusive of straight-line rent adjustments, was approximately $15.1 million, $16.4 million and $16.7 million for the years ended December 31, 2004, 2005 and 2006, respectively.
Our long-term debt as of December 31, 2006 was primarily comprised of the following:
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Under the term loan, we are subject to standard reporting requirements and other typical representations for a loan of this type. Effective October 1, 2006 and continuing each calendar quarter thereafter, we are subject to certain restrictive financial covenants. These covenants are average occupancy, debt service coverage and project yield, as defined. As of December 31, 2006, we were in compliance with all covenants.
In addition to the above long-term debt, we have a revolving credit facility, from which we may borrow up to the lesser of $20.0 million or 85% of qualified accounts receivable, as defined. Revolver borrowings bear interest at an annual rate of prime plus 1%. As of December 31, 2006, there were no amounts outstanding under the credit facility but $8.4 million was pledged to secure outstanding letters of credit. The credit facility was set to expire in March 2007 but we negotiated a short-term extension until June 22, 2007, at which time we expect to extend the facility for an additional 18 months. Concurrent with this 18-month extension, we are in the process of negotiating with a lender to replace the collateralized revolver with a larger credit facility with a first priority security interest in all assets. Our revolving credit facility is with the same lender as our multiple-advance term loan.
Inflation
We have historically derived a substantial portion of our revenue from the Medicare program. We also derive revenue from state Medicaid and similar reimbursement programs. Payments under these programs generally provide for reimbursement levels that are adjusted for inflation annually based upon the state's fiscal year for the Medicaid programs and in each October for the Medicare program. These adjustments may not continue in the future, and even if received, such adjustments may not reflect the actual increase in our costs for providing healthcare services.
Labor and supply expenses make up a substantial portion of our operating expenses. Those expenses can be subject to increase in periods of rising inflation and when labor shortages occur in the marketplace. To date, we have generally been able to implement cost control measures or obtain increases in reimbursement sufficient to offset increases in these expenses. We may not be successful in offsetting future cost increases.
Off-Balance Sheet and Other Arrangements
We have no off-balance sheet arrangements.
New Accounting Pronouncements
In June 2006, the FASB issued Interpretation No. 48, " Accounting for Uncertainty in Income Taxes ," an interpretation of SFAS No. 109 ("FIN 48"), which is effective for fiscal years beginning after December 15, 2006. FIN 48 clarifies the accounting for uncertainty in income taxes recognized in financial statements in accordance with SFAS No. 109, " Accounting for Income Taxes, " by prescribing a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. FIN 48 also provides guidance on de-recognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. We expect the adoption of this standard will not have a material impact on our consolidated financial statements; however, we are still in the process of evaluating the potential impact, if any.
In September 2006, the FASB issued SFAS No. 157, " Fair Value Measurements " ("SFAS 157"), which defines fair value, establishes a framework for measuring fair value under GAAP, and expands disclosures about fair value measurements. SFAS 157 applies to other accounting pronouncements that require or permit fair value measurements. The new guidance is effective for financial statements issued for fiscal years beginning after November 15, 2007, and for interim periods within those fiscal
65
years. We are currently evaluating the requirements of SFAS 157; however, we do not believe that our adoption of SFAS 157 will have a material effect on our consolidated financial statements.
In February 2007, the FASB issued SFAS No. 159, "The Fair Value Option For Financial Assets and Liabilitiesincluding an amendment of FASB Statement No. 115 " ("SFAS 159"). SFAS 159 permits entities to choose to measure many financial instruments and certain other items at fair value. SFAS 159 is effective for fiscal years beginning after November 15, 2007. We are currently evaluating the impact, if any, that SFAS No. 159 will have on our consolidated financial statements.
Quantitative and Qualitative Disclosures about Market Risk
In the normal course of business, our operations are exposed to risks associated with fluctuations in interest rates. We routinely monitor our risks associated with fluctuations in interest rates and consider the use of derivative financial instruments to hedge these exposures. We do not enter into derivative financial instruments for trading or speculative purposes nor do we enter into energy or commodity contracts.
Interest Rate Risk. We are exposed to interest rate changes as a result of our revolving credit facility, which is used to maintain liquidity and fund capital expenditures and operations. Our interest rate risk management objective is to limit the impact of interest rate changes on earnings and cash flows and to provide more predictability to our overall borrowing costs. To achieve this objective, we borrow primarily at fixed rates, although we use our line of credit for short-term borrowing purposes. At December 31, 2006, we had no outstanding floating rate debt.
Our cash and cash equivalents and short-term investments as of December 31, 2006 consisted primarily of money market funds. Our market risk exposure is interest income sensitivity, which is affected by changes in the general level of U.S. interest rates, particularly because our investments are in short-term marketable securities. The primary objective of our investment activities is to preserve principal while at the same time maximizing the income we receive from our investments without significantly increasing risk. Due to the short-term duration of our investment portfolio and the low risk profile of our investments, an immediate 10% change in interest rates would not have a material effect on the fair market value of our portfolio. Accordingly, we would not expect our operating results or cash flows to be affected to any significant degree by the effect of a sudden change in market interest rates on our securities portfolio. In general, money market funds are not subject to market risk because the interest paid on such funds fluctuates with the prevailing interest rate.
Internal Control Over Financial Reporting
Management is responsible for establishing and maintaining adequate internal control over financial reporting and for the timeliness and reliability of the information disclosed. During 2006, we have been documenting and reviewing the design and effectiveness of our internal control over financial reporting in anticipation of the requirement to comply with Section 404 of the Sarbanes-Oxley Act. Based on current regulations, we are required to comply with Section 404 for the year ending December 31, 2008. Continuous review and monitoring of our business processes will likely identify other possible changes to our internal control over financial reporting in the future. If we are unable to comply with Section 404 of the Sarbanes-Oxley Act, our stock price may decline. In addition, we expect our general and administrative expenses to increase substantially as we incur expenses associated with comprehensively analyzing, documenting and testing our system of internal control over financial reporting in anticipation of our compliance with Section 404 of the Sarbanes-Oxley Act.
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Overview of the Senior Living and Long-Term Care Industries
The senior living and long-term care industries, which overlap and serve many of the same patients or residents, consist of three primary living arrangement alternatives with varying degrees of lifestyle and healthcare offerings, depending upon the type of living arrangement and the health of the patient or resident. These three alternatives include independent living facilities, assisted living facilities and skilled nursing facilities.
In addition, these living arrangement alternatives are sometimes combined on a single campus, creating continuing care retirement communities ("CCRCs"). These communities provide a continuum of living arrangements and healthcare services that generally include independent living, assisted living and skilled nursing facilities in a single campus setting. The combination of these facilities and services located on a single campus allows patients and residents to age-in-place as their healthcare needs change.
The facilities described above serve patients and residents with needs ranging from basic services, such as housekeeping or food service, to 24-hour medical support or highly specialized healthcare treatment. Each type of facility is specialized to more precisely meet the needs of a narrower demographic. In each setting, patients and residents may elect to receive additional specialized care and services as needed, such as rehabilitation, memory care and hospice care.
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Overview of the Skilled Nursing Industry
While the skilled nursing market will continue to provide traditional long-term residential care to seniors, we believe that skilled nursing and rehabilitative services markets are becoming one of the fastest growing segments of the long-term care industry as doctors, insurers, managed care organizations (which are also known as "HMOs") and government healthcare programs seek to more quickly discharge high acuity patients from high-cost hospital environments to lower-cost skilled nursing facilities for care and recovery. We estimate that the skilled nursing market in the United States represented approximately $100 billion in revenue in 2005.
Skilled nursing facilities provide both short-term post-acute rehabilitative care and long-term custodial care for patients who require skilled nursing and/or therapy care on an inpatient basis. Short-term post-acute patients are usually transferred directly from acute care hospitals and need short-term rehabilitation to recover from an acute episode. Short-term patients remain at the skilled nursing facility until they are well enough to return home. Medicare and managed care organizations, such as HMOs, cover most short-term, post-acute patient stays at higher reimbursement rates. Long-term custodial care residents, by contrast, tend to have chronic conditions that prevent them from living independently, and usually require ongoing daily medical attention for an extended period of time. Medicaid generally is a significant payor for residents requiring long-term custodial care.
According to the American Health Care Association, as of December 2006, there were approximately 16,000 nursing facilities, which include skilled nursing facilities and other Medicaid or Medicare certified providers, in the United States with approximately 1.7 million beds and approximately 1.4 million patients, representing overall occupancy of approximately 85.4%. The industry is fragmented with the largest ten nursing home providers, sorted by bed count, representing approximately 12.4% of the total skilled nursing beds in 2005. The American Health Care Association estimates that in December 2006, the ownership distribution for nursing facilities in the United States was as follows:
United States Ownership Distribution for Nursing Facilities
For-profit organizations | 66% | |
Non-profit organizations | 28% | |
Government | 6% | |
|
||
Source: American Health Care Association; Centers for Medicare and Medicaid Services (2006) |
Unlike acute healthcare services, private health insurance and Medicare do not constitute the majority of payor sources for nursing home care. Instead, Medicaid is a significant source of funding for nursing home care, which represented 44% of industry revenue in 2005. Private pay, or patient out-of-pocket payments, was the next largest payor category at 26%, followed by Medicare at 16%. Private health insurance, which generally represents post-acute coverage from traditional health insurance and specialized long-term care insurance policies, constitutes most of the remaining source of funding, along with other private and public sources.
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U.S. Nursing Home Care Revenue by Payor Source, 2005
Medicaid | 44% | |
Private Pay | 26% | |
Medicare | 16% | |
Private Insurance | 8% | |
Other Private | 4% | |
Other Public | 2% | |
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Source: Centers for Medicare and Medicaid Services; Office of the Actuary, National Health Statistics Group |
According to the American Health Care Association, in the United States, the number of nursing facilities, which include skilled nursing facilities and other Medicaid or Medicare certified providers, declined from 16,715 in December 2000 to 15,861 in December 2006, representing an average decline of 0.9% annually. We believe that the modest decline in the number of nursing facilities was primarily due to several factors, including bankruptcies and other business exits caused by reductions in government reimbursement resulting from the Balanced Budget Act of 1997. In addition, regulatory requirements and other government regulations create substantial barriers to entry and limit the prospect of excess capacity. For example, Certificate of Need legislation places restrictions upon the maximum number of skilled nursing beds and/or facilities in 36 states.
Skilled nursing facilities today are considerably different from the skilled nursing facilities of the past. As more assisted living and home health alternatives become available for those that require fewer medical services, average patient acuity levels at skilled nursing facilities have increased steadily. In addition, reimbursement changes are moving high-acuity patients out of higher-cost settings, such as acute care and specialty hospitals, into skilled nursing and home health alternatives. These trends have led many skilled nursing facilities to focus on providing medically complex services to short-stay patients, who generally provide higher revenue and margins as compared to long-term custodial residents. Consistent with the changing role of skilled nursing facilities, the median length of stay in skilled nursing facilities has declined from 1.7 years in 1985 to 1.3 years in 2004, according to the 1985 and 2004 National Nursing Home Surveys conducted by the National Center for Health Statistics.
Payor Sources
According to the CMS, approximately 62% of nursing home care revenue across the industry in 2005 was derived from government payment sources, including Medicaid and Medicare. Private pay, private health insurance and long-term care insurance constitute most of the remainder.
Medicaid. Medicaid is a state-administered program financed by state funds and matching federal funds. Medicaid programs are administered by the states and their political subdivisions, and often go by state-specific names, such as Medi-Cal in California and the Arizona Healthcare Cost Containment System in Arizona. Medicaid programs generally provide health benefits for qualifying individuals, and may supplement Medicare benefits for financially needy persons aged 65 and older. Medicaid reimbursement formulas are established by each state with the approval of the federal government in accordance with federal guidelines. Seniors who enter skilled nursing facilities as private pay clients can become eligible for Medicaid once they have substantially depleted their assets. Medicaid is the largest source of funding for nursing home facilities, and accounted for approximately 44% of industry revenue in 2005.
Private and Other Payors. Private and other payors consist primarily of individuals, family members or other third parties who directly pay for the services we provide. Private payors accounted for approximately 26% of industry revenue in 2005.
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Medicare. Medicare is a federal program that provides healthcare benefits to individuals who are 65 years of age or older or are disabled. To achieve and maintain Medicare certification, a skilled nursing facility must meet the Centers for Medicare and Medicaid Services ("CMS"), "Conditions of Participation" on an ongoing basis, as determined in the facility survey conducted by the state agency in the state where the facility is located. Medicare pays for inpatient skilled nursing facility services under the prospective payment system. The prospective payment for each beneficiary is based upon the acuity and care needed by the beneficiary. Medicare skilled nursing facility coverage is limited to 100 days per episode of illness for those beneficiaries who require daily care following discharge from an acute care hospital. Medicare accounted for approximately 16% of industry revenue in 2005.
Managed Care and Private Insurance. Managed care patients consist of individuals who are insured by a third-party entity, typically a senior HMO plan or are Medicare beneficiaries who assign their Medicare benefits to a senior HMO plan. Private insurance accounted for approximately 8% of industry revenue in 2005. Another type of insurance, long-term care insurance, is also becoming more widely available to consumers, but is not expected to contribute significantly to industry revenues in the near term.
Industry Trends
The skilled nursing industry has evolved to meet the growing demand for post-acute and custodial healthcare services generated by the shifting of patient care to lower cost settings, an aging population and increasing life expectancies. The skilled nursing industry has evolved in recent years, which we believe has led to a number of favorable improvements in the industry, as described below:
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older. According to 2004 U.S. Census Bureau Interim Projections, this group is one of the fastest growing segments of the United States population and is expected to more than double between 2000 and 2030.
We believe the skilled nursing industry has been and will continue to be impacted by several other trends. The use of long-term care insurance is increasing among seniors as a means of planning for the costs of skilled nursing services. In addition, as a result of increased mobility in society, reduction of average family size, and the increased number of two-wage earner couples, more seniors are looking for alternatives outside the family for their care.
Competition
The skilled nursing industry is highly competitive, and we expect that the industry will become increasingly competitive in the future. The industry is highly fragmented and characterized by numerous local and regional providers, in addition to large national providers that have achieved geographic diversity and economies of scale. Competitiveness may vary significantly from location to location, depending upon factors such as the number of competing facilities, availability of services, expertise of staff, physical appearance and amenities of each location. We believe that the primary competitive factors in the skilled nursing industry are:
Reimbursement for Specific Services
Reimbursement for Skilled Nursing Services. Skilled nursing facility revenue is primarily derived from Medicaid, private pay, managed care and Medicare payors. Our skilled nursing facilities provide Medicaid-covered services to eligible individuals consisting of nursing care, room and board and social services. In addition, states may, at their option, cover other services such as physical, occupational and speech therapies.
Reimbursement for Rehabilitation Therapy Services. Rehabilitation therapy revenue is primarily received from private pay and Medicare for services provided at skilled nursing facilities and assisted living facilities. The payments are based on negotiated patient per diem rates or a negotiated fee schedule based on the type of service rendered.
Reimbursement for Assisted Living Services. Assisted living facility revenue is primarily derived from private pay residents at rates we establish based upon the services we provide and market conditions in the area of operation. In addition, Medicaid or other state-specific programs in some states where we operate supplement payments for board and care services provided in assisted living facilities.
Government Regulation
The regulatory environment within the skilled nursing industry continues to intensify in the amount and type of laws and regulations affecting it. In addition to this changing regulatory environment, federal, state and local officials are increasingly focusing their efforts on the enforcement of these laws. In order to operate our facilities we must comply with federal, state and local laws relating to licensure,
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delivery and adequacy of medical care, distribution of pharmaceuticals, equipment, personnel, operating policies, fire prevention, rate-setting, building codes and environmental protection. Additionally, we must also adhere to anti-kickback laws, physician referral laws, and safety and health standards set by the Occupational Safety and Health Administration ("OSHA"). Changes in the law or new interpretations of existing laws may have an adverse impact on our methods and costs of doing business.
Skilled nursing facilities are also subject to various regulations and licensing requirements promulgated by state and local health and social service agencies and other regulatory authorities. Requirements vary from state to state and these requirements can affect, among other things, personnel education and training, patient and personnel records, facility services, staffing levels, monitoring of patient wellness, patient furnishings, housekeeping services, dietary requirements, emergency plans and procedures, certification and licensing of staff prior to beginning employment, and patient rights. These laws and regulations could limit our ability to expand into new markets and to expand our services and facilities in existing markets.
Regulations Regarding Our Facilities. Governmental and other authorities periodically inspect our facilities to assess our compliance with various standards. The intensified regulatory and enforcement environment continues to impact healthcare providers, as these providers respond to periodic surveys and other inspections by governmental authorities and act on any noncompliance identified in the inspection process. Unannounced surveys or inspections generally occur at least annually, and also following a government agency's receipt of a complaint about a facility. We must pass these inspections to maintain our licensure under state law, to obtain or maintain certification under the Medicare and Medicaid programs, to continue participation in the Veterans Administration program at some facilities, and to comply with our provider contracts with managed care clients at many facilities. From time to time, we, like others in the healthcare industry, may receive notices from federal and state regulatory agencies alleging that we failed to comply with applicable standards. These notices may require us to take corrective action, may impose civil monetary penalties for noncompliance, and may threaten or impose other operating restrictions on facilities that do not properly remedy any continuing noncompliance. If our facilities fail to comply with these directives or otherwise fail to comply substantially with licensure and certification laws, rules and regulations, we could lose our certification as a Medicare or Medicaid provider, or lose our state licenses to operate the facilities.
Regulations Protecting Against Fraud. Various complex federal and state laws exist which govern a wide array of referrals, relationships and arrangements, and prohibit fraud by healthcare providers. Governmental agencies are devoting increasing attention and resources to such anti-fraud efforts. The Health Insurance Portability and Accountability Act of 1996 ("HIPAA"), and the Balanced Budget Act of 1997 expanded the penalties for healthcare fraud. Additionally, in connection with our involvement with federal healthcare reimbursement programs, the government or those acting on its behalf may bring an action under the False Claims Act, alleging that a healthcare provider has defrauded the government. These claimants may seek treble damages for false claims and payment of additional civil monetary penalties. The False Claims Act allows a private individual with knowledge of fraud to bring a claim on behalf of the federal government and earn a percentage of the federal government's recovery. Due to these "whistleblower" incentives, suits have become more frequent.
Regulations Regarding Financial Arrangements. We are also subject to federal and state laws that regulate financial arrangement by healthcare providers, such as the federal and state anti-kickback laws, the Stark laws, and various state referral laws.
The federal anti-kickback laws and similar state laws make it unlawful for any person to pay, receive, offer, or solicit any benefit, directly or indirectly, for the referral or commendation for products or services which are eligible for payment under federal healthcare programs, including Medicare and Medicaid. For the purposes of the anti-kickback law, a "federal healthcare program" includes Medicare
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and Medicaid programs and any other plan or program that provides health benefits which are funded directly, in whole or in part, by the United States Government.
The arrangements prohibited under these anti-kickback laws can involve nursing homes, hospitals, physicians and other healthcare providers, plans and suppliers. These laws have been interpreted very broadly to include a number of practices and relationships between healthcare providers and sources of patient referral. The scope of prohibited payments is very broad, including anything of value, whether offered directly or indirectly, in cash or in kind. Federal "safe harbor" regulations describe certain arrangements that will not be deemed to constitute violations of the anti-kickback law. Arrangements that do not comply with all of the strict requirements of a safe harbor are not necessarily illegal, but, due to the broad language of the statute, failure to comply with a safe harbor may increase the potential that a government agency or whistleblower will seek to investigate or challenge the arrangement. The safe harbors are narrow and do not cover a wide range of economic relationships.
Violations of the federal anti-kickback laws can result in criminal penalties of up to $25,000 and five years imprisonment. Violations of the anti-kickback laws can also result in civil monetary penalties of up to $50,000 and an assessment of up to three times the total amount of remuneration offered, paid, solicited, or received. Violation of the anti-kickback laws may also result in an individual's or organization's exclusion from future participation in Medicare, Medicaid and other state and federal healthcare programs. Exclusion of us or any of our key employees from the Medicare or Medicaid program could have a material adverse impact on our operations and financial condition.
In addition to these regulations, we may face adverse consequences if we violate the federal Stark laws related to certain Medicare physician referrals. The Stark laws prohibit a physician from referring Medicare patients for certain designated health services where the physician has an ownership interest in or compensation arrangement with the provider of the services, with limited exceptions. Also, any services furnished pursuant to a prohibited referral are not eligible for payment by the Medicare programs, and the provider is prohibited from billing any third party for such services. The Stark laws provide for the imposition of a civil monetary penalty of $15,000 per service and exclusion from Medicare for any person who presents or causes to be presented a bill or claim the person knows or should know is submitted in violation of the Stark laws. Such designated health services include physical therapy services; occupational therapy services; radiology services, including CT, MRI, and ultrasound; durable medical equipment and services; radiation therapy services and supplies; parenteral and enteral nutrients, equipment and supplies; prosthetics, orthotics and prosthetic devices and supplies; home health services; outpatient prescription drugs; inpatient and outpatient hospital services; clinical laboratory services; and, effective January 1, 2007, diagnostic and therapeutic nuclear medical services.
Regulations Regarding Patient Record Confidentiality. We are also subject to laws and regulations enacted to protect the confidentiality of patient health information. For example, the U.S. Department of Health and Human Services has issued rules pursuant to HIPAA, which relate to the privacy of certain patient information. These rules govern our use and disclosure of protected health information. We have established policies and procedures to comply with HIPAA privacy requirements at these facilities. We believe that we are in compliance with all current HIPAA laws and regulations.
Antitrust Laws. We are also subject to federal and state antitrust laws. Enforcement of the antitrust laws against healthcare providers is common, and antitrust liability may arise in a wide variety of circumstances, including third party contracting, physician relations, joint venture, merger, affiliation and acquisition activities. In some respects, the application of federal and state antitrust laws to healthcare is still evolving, and enforcement activity by federal and state agencies appears to be increasing. At various times, healthcare providers and insurance and managed care organizations may be subject to an investigation by a governmental agency charged with the enforcement of antitrust laws, or may be subject to administrative or judicial action by a federal or state agency or a private party. Violators of the antitrust laws could be subject to criminal and civil enforcement by federal and state agencies, as well as by private litigants.
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Overview
We are a leading provider of skilled nursing and rehabilitative care services through the operation of facilities located in California, Arizona, Texas, Washington, Utah and Idaho. As of March 31, 2007, we owned or leased 60 facilities. All of our facilities are skilled nursing facilities, other than three stand-alone assisted living facilities in Arizona and Texas and three campuses that offer both skilled nursing and assisted living services in California and Arizona. Our facilities, each of which strives to be the facility of choice in the community it serves, provide a broad spectrum of skilled nursing, physical, occupational and speech therapies, and other rehabilitative and healthcare services and, in certain facilities, assisted living services, for both long-term residents and short-stay rehabilitation patients. Our facilities have a collective capacity of over 7,300 skilled nursing, assisted living and independent living beds. We own 22 of our facilities and operate an additional 38 facilities under long-term lease arrangements, and have options to purchase 12 of those 38 facilities. As of December 31, 2006, our skilled nursing services, including our integrated rehabilitative therapy services, generated approximately 97% of our revenue, with the remainder generated from our assisted living services.
We have increased our revenue from $102.1 million in 2002 to $358.6 million in 2006. Over the same period, we have increased net income from $3.6 million in 2002 to $22.5 million in 2006. Revenue was $358.6 million for the year ended December 31, 2006, an increase of $57.7 million, or 19%, compared to $300.9 million for the year ended December 31, 2005.
Our organizational structure is centered upon local leadership. We believe our organizational structure, which empowers leaders and staff at the facility level, is unique within the skilled nursing industry. Each of our facilities is led by highly dedicated individuals who are responsible for most key decisions at their facilities. Facility leaders and staff are trained and incentivized to pursue superior clinical outcomes, operating efficiencies and financial performance at their facilities. In addition, our facility leaders are enabled and incentivized to share real-time operating data and otherwise assist their peers in other facilities in order to improve clinical care, maximize patient satisfaction and augment operational efficiencies, providing a level of interdependence and sharing of best practices.
We believe our success is dependent upon our ability to provide superior care "one-facility-at-a time." We view skilled nursing primarily as a local business, influenced by personal relationships and community reputation. Accordingly, we promote each facility independently within its local community. Consequently, the local facility's name and identity is promoted both within the facility and in the local community, rather than the Ensign name.
Much of our historical growth can be attributed to our expertise in acquiring underperforming facilities and transforming them into market leaders in clinical quality, staff competency, employee loyalty and financial performance. We plan to continue to grow our revenue and earnings by:
Company History
Our company was formed as a Delaware corporation in 1999, with the goal of establishing a new standard of quality care within the skilled nursing industry. The name "Ensign" is synonymous with a "flag" or a "standard," and alludes to our goal of setting the standard by which all others are measured. We believe that through our efforts and leadership, we can foster a new level of patient care and professional competence at our facilities, and set a new industry standard for quality skilled nursing and rehabilitative care services.
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We have an established track record of successful acquisitions. Many of our earliest acquisitions were completed at a time when the skilled nursing industry was undergoing a major restructuring. From 2001 to 2003, we acquired a number of underperforming facilities, as several long-term care providers disposed of troubled facilities from their portfolios. We then applied our core operating expertise to turn these facilities around, both clinically and financially. In 2004 and 2005, we focused on the integration and improvement of our existing operations while limiting our acquisitions to strategically situated properties, acquiring five facilities over that period.
We organized our facilities into five distinct portfolio companies in 2006, which we believe has enabled us to attract additional qualified leadership talent, and to identify, acquire, and improve facilities at a higher rate. With the introduction of the new portfolio companies and our New Market CEO program in early 2006, our acquisition activity accelerated, allowing us to add 14 facilities since January 1, 2006. (See "Recent Developments"). The following table summarizes our growth from our formation in 1999 through March 31, 2007:
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As of December 31,
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March 31, 2007 |
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1999
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2000
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2001
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2002
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2003
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2004
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2005
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2006
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Cumulative number of facilities | 5 | 13 | 19 | 24 | 41 | 43 | 46 | 57 | 60 | |||||||||
Cumulative number of skilled nursing, assisted living and independent living beds(1) | 710 | 1,645 | 2,244 | 2,919 | 5,147 | 5,401 | 5,780 | 6,940 | 7,342 |
Our Competitive Strengths
We believe that we are well positioned to benefit from the ongoing changes within our industry. We believe that our ability to acquire, integrate and improve our facilities is a direct result of the following key competitive strengths:
Experienced and Dedicated Employees. We believe that our employees are among the best in the skilled nursing industry. We believe each of our facilities is led by an experienced and caring leadership team, including a dedicated front-line care staff, who participate daily in the clinical and operational improvement of their individual facilities. We have been successful in attracting, training, incentivizing and retaining a core group of outstanding business and clinical leaders to lead our facilities. These leaders operate their facilities as separate local businesses. With broad local control, these talented leaders and their care staffs are able to quickly meet the needs of their patients and residents, employees and local communities, without waiting for permission to act or being bound to a "one-size-fits-all" corporate strategy.
Unique Incentive Programs. We believe that our employee compensation programs are unique within the skilled nursing industry. Employee stock options and performance bonuses, based on achieving target clinical quality and financial benchmarks, represent a significant component of total compensation for our facility leaders. We believe that these compensation programs assist us in encouraging our facility leaders and key employees to act with a shared ownership mentality. Furthermore, our facility leaders are incentivized to help local facilities within a defined "cluster,"
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which is a group of geographically-proximate facilities that share clinical best practices, real-time financial data and other resources and information.
Staff and Leadership Development. We have a company-wide commitment to ongoing education, training and professional development. Accordingly, our facility leaders participate in regular training. Most attend training sessions at Ensign University, our in-house educational system, generally four or five times each year. Other training opportunities are generally offered on a monthly basis. Training and educational topics include leadership development, our values, updates on Medicaid and Medicare billing requirements, updates on new regulations or legislation, emerging healthcare service alternatives and other relevant clinical, business and industry specific coursework. Additionally, we encourage and provide ongoing education classes for our clinical staff to maintain licensing and increase the breadth of their knowledge and expertise. We believe that our commitment to, and substantial investment in, ongoing education will further strengthen the quality of our facility leaders and staff, and the quality of the care they provide to our patients and residents.
Innovative Service Center Approach. We do not maintain a corporate headquarters; rather, we operate a Service Center to support the efforts of each facility. Our Service Center is a dedicated service organization that provides centralized information technology, human resources, accounting, payroll, legal, risk management and other key services, so that local facility leaders can focus on delivering top-quality care and efficient business operations. Our Service Center approach allows individual facilities to function with the strengths, synergies and economies of scale found in larger organizations, but without what we believe are the disadvantages of a top-down management structure or corporate hierarchy. We believe our Service Center approach is unique within the industry, and allows us to preserve the "one-facility-at-a-time" focus and culture that has contributed to our success.
Proven Track Record of Successful Acquisitions. We have established a disciplined acquisition strategy focused on selectively acquiring underperforming and other facilities within our target markets. Our acquisition strategy is highly operations driven. Accordingly, our facility leaders at the local market level are actively involved in our acquisition decisions as these are the individuals who will be responsible for transforming acquisitions into successful standalone facilities. Facility leaders are included in the decision making process and compensated as these acquired facilities reach pre-established clinical quality and financial benchmarks, helping to ensure that we only undertake acquisitions that key leaders believe can become clinically sound and contribute to our financial performance.
Since April 1999, we have acquired 60 facilities with over 7,300 skilled nursing, assisted living and independent living beds, including 658 beds in our 452 assisted living units and 84 independent living units, through both long-term leases and purchases. We believe our experience in acquiring these facilities and our demonstrated success in significantly improving their operations enables us to consider a broad range of acquisition targets. In addition, we believe we have developed expertise in transitioning newly-acquired facilities to our unique organizational culture and operating systems, which enables us to acquire facilities with limited disruption to patients, residents and facility operating staff, while significantly improving quality of care.
Reputation for Quality Care. We believe that we have achieved a reputation for high-quality and cost-effective care and services to our patients and residents within the communities we serve. We believe that our reputation for quality, coupled with the integrated skilled nursing and rehabilitation services that we offer, allows us to attract patients that require more intensive and medically complex care and generally result in higher reimbursement rates than lower acuity patients.
Community Focused Approach. We view skilled nursing care primarily as a local, community-based business. Our local leadership-centered management culture enables each facility's nursing and support staff and leaders to meet the unique needs of their residents and local communities. We believe that
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our commitment to this "one-facility-at-a-time" philosophy helps to ensure that each facility, its residents, their family members and the community will receive the individualized attention they need. By serving our residents, their families, the community and our fellow healthcare professionals, we strive to make each individual facility the facility of choice in its local community.
We further believe that when choosing a healthcare provider, consumers usually choose a person or people they know and trust, rather than a corporation or business. Therefore, rather than pursuing a traditional organization-wide branding strategy, we actively seek to develop the facility brand at the local level, serving and marketing one-on-one to caregivers, our residents, their families, the community and our fellow healthcare professionals in the local market.
Attractive Asset Base. We believe that our facilities are among the best-operated in their respective markets. We currently own 22 of the 60 facilities that we operate, and have options to purchase 12 of the 38 facilities that we operate under long-term lease arrangements. We will consider exercising some or all of these purchase options as they become exercisable, and we expect that we will own a higher percentage of our facilities in the future than we currently own. Assuming that all of our purchase options were currently exercisable and that we exercised all purchase options, we would own over 57% of the facilities we currently operate. By owning our facilities, we believe we will have better control over our occupancy costs over time, as well as increased financial and operational flexibility. We continually invest in our facilities, both owned and leased, to keep them physically attractive and clinically sound.
Investment in Information Technology. We have acquired and developed proprietary information technology that enables our facility leaders to access, and to share with their peers, both clinical and financial performance data in real time. Armed with relevant and current information, our facility leaders and their management teams are able to share best practices and latest information, adjust to challenges and opportunities on a timely basis, improve quality of care, mitigate risk and improve both clinical outcomes and financial performance. We have also invested in specialized healthcare technology systems to assist our nursing and support staff. We are in the process of installing automated software and touch-screen interface systems in each facility to enable our nursing staff to more efficiently monitor and deliver patient care and record patient information. These systems have improved the quality of our medical and billing records, while improving the productivity of our staff.
Our Growth Strategy
We believe that the following strategies are primarily responsible for our growth to date, and will continue to drive the growth of our business:
Grow Talent Base and Develop Future Leaders. Our primary growth strategy is to expand our talent base and develop future leaders. A key component of our organizational culture is our belief that strong local leadership is a primary key to the success of each facility. While we believe that significant acquisition opportunities exist, we have generally followed a disciplined approach to growth that permits us to acquire a facility only when we believe, among other things, that we will have qualified leadership for that facility. To develop these leaders, we have a rigorous "Administrator-in-Training Program" that attracts proven business leaders from various industries and backgrounds, and provides them the knowledge and hands-on training they need to successfully lead one of our facilities. As of March 31, 2007, 19 prospective administrators were progressing through the various stages of this training program, which is much more rigorous, hands-on and extensive than the minimum 1,000 hours of training mandated by the licensing requirements of most states where we do business. Once administrators are licensed and assigned to a facility, they continue to learn and develop in our facility Chief Executive Officer Program, which facilitates the continued development of these talented business leaders into outstanding facility CEOs, through regular peer review, our Ensign University and on-the-job training.
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In addition, our facility Chief Operating Officer Program recruits and trains highly-qualified Directors of Nursing to lead the clinical programs in our facilities. Working together with their facility CEO and/or administrator, other key facility leaders and front-line staff, these experienced nurses manage delivery of care and other clinical personnel and programs to optimize both clinical outcomes and employee and patient satisfaction.
Add New Facilities and Expand Existing Facilities. A key element of our growth strategy includes the acquisition of existing facilities from third parties, the expansion of current facilities, and the potential construction of new facilities. In the near term, we plan to take advantage of the fragmented skilled nursing industry primarily by acquiring facilities that we believe are currently underperforming, and where we believe we can improve service delivery, occupancy rates and cash flow. With experienced leaders in place at the community level, and demonstrated success in significantly improving operating conditions at acquired facilities, we believe that we are well positioned for continued growth. While the integration of underperforming facilities generally has a negative short-term effect on overall operating margins, these facilities are typically accretive to earnings within 12 to 18 months following acquisition. For the 21 acquisitions which occurred from 2003 through 2005, the aggregate net monthly income from operations as a percentage of revenue improved from 4.1% during the first full month of operations to 10.3% during the twelfth month of operations.
Increase Mix of High Acuity Patients. Many skilled nursing facilities are serving an increasingly larger population of higher acuity patients, as a result of government and other payors seeking lower-cost alternatives to traditional acute-care hospitals. We generally receive higher reimbursement rates for providing care for these patients. In addition, many of these patients require therapy and other rehabilitative services, which we are able to provide as part of our integrated service offerings. Where therapy services are prescribed by a patient's physician or other healthcare professional, we generally receive additional revenue in connection with the provision of those services. By making these integrated services available to such patients, and maintaining established clinical standards in the delivery of those services, we are able to increase our overall revenues. We believe that we can continue to attract high acuity patients and therapy patients to our facilities by maintaining and enhancing our reputation for quality care, continuing our community focused approach, and strengthening our referral networks.
Focus on Organic Growth and Internal Operating Efficiencies. We are able to grow organically through our ability to increase patient occupancy within our existing facilities. Although some of the facilities we have acquired were in good physical and operating condition, the majority have been clinically and financially troubled, with some facilities having had occupancy rates as low as 30% at time of acquisition. Additionally, we believe that incremental operating margins on the last 20% of our beds are significantly higher than on the first 80%, offering real opportunities to improve financial performance within our existing facilities, as we seek to improve overall occupancy beyond our 2006 average of 81%.
We also believe we can generate organic growth by improving operating efficiencies and the quality of care at the patient level. By focusing on staff development, clinical systems and the efficient delivery of quality patient care, we believe we are able to deliver higher quality care at lower costs than many of our competitors.
We also have achieved significant incremental occupancy and revenue growth by creating or expanding outpatient therapy programs in existing facilities. Physical, occupational and speech therapy services account for a significant portion of revenue in most of our skilled nursing facilities. By expanding therapy programs to provide outpatient services in many markets, we are able to increase revenue while spreading the fixed costs of maintaining these programs over a larger patient base. Outpatient therapy has also proven to be an effective marketing tool, raising the visibility of our
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facilities in their local communities and enhancing the reputation of our facilities with short-stay rehabilitation patients.
Recent Developments
Reorganization of Operations under Portfolio Companies. To preserve our entrepreneurial culture and the scalability of our leadership-centered management model, we have recently created several distinct portfolio companies. We believe that this structure will better allow us to maintain organizational and individual development across a large and rapidly-growing organization, while continuing to maintain our "one-facility-at-a-time" focus and to implement the key principles that have produced our success to date. To facilitate this internal reorganization, we formed the following five separate portfolio companies in early 2006;
In addition, in late 2006 we formed a sixth portfolio company, Milestone Healthcare, Inc., currently with four facilities in Utah and Idaho, as a direct result of the success of our New Market CEO Program, described below.
Each of our portfolio companies has its own president. These presidents, who are experienced and proven leaders taken from the ranks of our executive officers and facility CEOs, serve as leadership resources within their own portfolio companies, and have the primary responsibility for recruiting qualified talent, finding potential acquisition targets, and identifying other internal and external growth opportunities. We believe this reorganization has already generated positive results, producing a strong recruiting year for us and facilitating 11 acquisitions in 2006. For example, during the first nine months following this reorganization, Keystone Care, Inc. doubled our annualized revenue and number of facilities in Texas, expanding from four facilities to eight. In addition, expansion into new markets through our New Market CEO program, as described below, has already led to the formation of one new future portfolio company and may lead to the formation of additional future portfolio companies in the future. Keystone Care, Inc. currently provides oversight and guidance to the New Market CEO facilities.
New Market CEO Program. In order to broaden our reach to new markets, and in an effort to provide existing leaders in our company with the entrepreneurial opportunity and challenge of entering a new market and starting a new business, we established the New Market CEO program in 2006. Supported by our Service Center and other resources, a New Market CEO evaluates a target market, develops a comprehensive business plan, and relocates to the target market to find talent and connect with other providers, regulators and the healthcare community in that market, with the goal of ultimately acquiring facilities and establishing an operating platform for future growth.
Within several months, our first New Market CEO established our company as a provider of skilled nursing, rehabilitative and long-term care services in the Intermountain West. This led to the formation of a new operating company, Milestone Healthcare, Inc., which has responsibility for three skilled nursing facilities in Utah and one in Idaho. We believe that this program will not only continue to drive growth, but will also provide a valuable training ground for our next generation of leaders, who will have experienced the challenges of growing and operating a new business.
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Recent Acquisitions and Growth. Since January 1, 2006, we added an aggregate of 14 facilities located in Texas, Washington, Utah, Idaho, Arizona and California that we had not operated previously, 11 of which we purchased and three of which we acquired under long-term lease arrangements. Two of the long-term lease arrangements include purchase options. Thirteen of these acquisitions were skilled nursing facilities and one was an assisted living facility. These facilities contributed 1,562 beds to our operations, increasing our total capacity by 27%. Our acquisitions in 2006 and 2007 enabled us to enter two new markets, Utah and Idaho. In Texas, we increased our capacity since January 1, 2006 by 684 beds, or approximately 146%, and more than doubled the number of our facilities in that state.
In 2006, we purchased eight facilities for an aggregate purchase price of $31.1 million, of which $29.0 million was paid in cash, and $2.1 million was financed with the assumption of a loan on one of the facilities. In 2006, we also purchased the underlying assets of three facilities that we were operating under long-term lease arrangements. The aggregate purchase price for these facilities was $11.1 million, which was ultimately financed using our term loan. We also obtained a Certificate of Need from Washington to expand one of our existing facilities in that state by 30 beds, and have commenced pre-construction activities at that facility.
During the quarter ended March 31, 2007, we acquired three additional skilled nursing facilities for an aggregate purchase price of $9.3 million in cash, which includes two facilities in Texas and one facility in Utah, increasing our total capacity by 402 beds.
Properties
Service Center. We currently lease 15,920 square feet of office space in Mission Viejo, California for our Service Center pursuant to a lease that expires in 2009. We have two options to extend our lease term at this location for an additional three-year term for each option.
Facilities. We currently operate 60 facilities in California, Arizona, Texas, Washington, Utah and Idaho, with the capacity to serve over 7,300 patients and residents. Of the facilities that we currently operate, we own 22 facilities and lease 38 facilities pursuant to operating leases, 12 of which contain purchase options that provide us with the right to purchase the facility now or in the future, which we believe will enable us to better control our occupancy costs over time. We currently do not manage any facilities for third parties and do not actively seek to manage facilities for others, except on a short-term basis pending receipt of new operating licenses by our operating subsidiaries.
The following table provides summary information regarding the number of licensed and independent living beds at our facilities at March 31, 2007:
State
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Leased without a purchase option
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Leased with a purchase option
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Owned
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Total licensed and independent living beds
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||||
---|---|---|---|---|---|---|---|---|
California | 1,654 | 1,124 | 751 | 3,529 | ||||
Arizona | 912 | 130 | 910 | 1,952 | ||||
Texas | 470 | | 684 | 1,154 | ||||
Utah | 108 | | 228 | 336 | ||||
Washington(1) | | | 283 | 283 | ||||
Idaho | | 88 | | 88 | ||||
|
|
|
|
|||||
Total | 3,144 | 1,342 | 2,856 | 7,342 | ||||
Skilled nursing |
|
2,829 |
|
1,258 |
|
2,597 |
|
6,684 |
Assisted living(2) | 231 | 84 | 259 | 574 | ||||
Independent living(3) | 84 | | | 84 |
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Skilled Nursing Facilities. As of March 31, 2007, we provided skilled nursing care at 57 of our facilities located in California, Arizona, Texas, Washington, Utah and Idaho. Each of these facilities is staffed by a team of experienced medical professionals that generally include registered nurses, licensed practical nurses, certified nursing assistants, occupational therapists, physical therapists, and support staff. Our residents are typically admitted to live at our facilities as they recover from strokes, other neurological conditions, cardiovascular and respiratory ailments, joint replacements and other medical conditions. We also provide standard services to each of our skilled nursing patients and residents, including room and board, special nutritional programs, social services, recreational activities and related healthcare and other services. For the year ended December 31, 2006, skilled nursing and rehabilitative care services accounted for approximately 97% of our total revenue.
We currently provide rehabilitation therapy services in all of our skilled nursing facilities. Rehabilitation therapy consists of delivering prescribed physical, occupational and speech therapy services to our patients and residents. We generally staff these facilities with our own employees and believe that this integrated approach is critical to achieving successful patient outcomes. We believe our integrated approach enhances our ability to identify and provide better treatment options to our patients and residents and their physicians, and that hospitals and physicians recognize the value of this approach.
Three of our other skilled nursing facilities are located on larger continuing care campuses, where other companies operate the assisted living and other campus services. We continue to actively seek quality assisted living providers with whom to associate in operating the skilled nursing component of their continuing care campuses.
Assisted Living Facilities. In addition to our core skilled nursing business, we offer assisted living services at six facilities in California, Arizona and Texas. Our assisted living facilities provide residential accommodations, activities, meals, security, housekeeping and assistance in the activities of daily living to seniors and others who are independent or who require some support, but do not require the level of care provided in a skilled nursing facility. Three of these assisted living facilities are stand-alone facilities, while three others are located on campuses with our skilled nursing facilities. During the year ended December 31, 2006, assisted living services accounted for approximately 3% of our total revenue. As of March 31, 2007, we had 574 licensed assisted living beds in 452 assisted living units. In one of our assisted living facilities, we also have 84 independent living units.
Payor Sources
Total Revenue by Payor Sources. We derive revenue primarily from the Medicaid and Medicare programs, private pay patients and managed care payors. Medicaid typically covers patients that require standard room and board services, and provides reimbursement rates that are generally lower than rates earned from other sources. We monitor our quality mix, which is the percentage of non-Medicaid revenue from each of our facilities, to measure the level of more attractive reimbursements that we receive across each of our business units. We intend to continue to focus on enhancing our care offerings to accommodate more high acuity patients.
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The following table sets forth the payor sources of our total revenue for the periods indicated:
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Year Ended December 31,
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---|---|---|---|---|---|---|---|---|---|
|
2004
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2005
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2006
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||||||
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(in thousands)
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||||||||
Payor Sources for All Facilities: | |||||||||
Medicare | $ | 72,301 | $ | 96,208 | $ | 117,511 | |||
Managed care | 25,172 | 33,484 | 44,487 | ||||||
Private and other payors(1) | 35,942 | 39,831 | 45,312 | ||||||
Medicaid | 111,121 | 131,327 | 151,264 | ||||||
|
|
|
|||||||
Total revenue | $ | 244,536 | $ | 300,850 | $ | 358,574 | |||
|
|
|
Payor Sources as a Percentage of Skilled Nursing Services. We use both our skilled mix and quality mix as measures of the quality of reimbursements we receive at our skilled nursing facilities over various periods. The following table sets forth our percentage of skilled nursing patient days by payor source:
|
Year Ended December 31,
|
|||||||
---|---|---|---|---|---|---|---|---|
Percentage of Skilled Nursing Days:
|
||||||||
2004
|
2005
|
2006
|
||||||
Medicare | 12.2 | % | 14.3 | % | 15.0 | % | ||
Managed care | 7.2 | 8.1 | 9.3 | |||||
|
|
|
||||||
Skilled mix | 19.4 | 22.4 | 24.3 | |||||
Private and other payors | 14.1 | 13.6 | 13.1 | |||||
|
|
|
||||||
Quality mix | 33.5 | 36.0 | 37.4 | |||||
Medicaid | 66.5 | 64.0 | 62.6 | |||||
|
|
|
||||||
Total skilled nursing | 100.0 | % | 100.0 | % | 100.0 | % | ||
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|
|
Labor
The operation of our skilled nursing and assisted living facilities requires a large number of highly skilled healthcare professionals and support staff. At December 31, 2006, we had approximately 5,435 full-time equivalent employees. For the year ended December 31, 2006, approximately 67% of our total operating expenses was payroll related. Periodically, market forces, which vary by region, require that we increase wages in excess of general inflation or in excess of increases in the reimbursement rates we receive. We believe that we staff appropriately, focusing primarily on the acuity level and day-to-day needs of our patients and residents. In some states where we operate, our skilled nursing facilities are subject to state mandated minimum staffing ratios, so our ability to reduce costs by decreasing staff, notwithstanding decreases in acuity or need, is limited. We seek to manage our labor costs by improving staff retention, improving operating efficiencies, maintaining competitive wage rates and benefits and reducing reliance on overtime compensation and temporary nursing agency services.
The healthcare industry as a whole has been experiencing shortages of qualified professional clinical staff. We believe that our ability to attract and retain qualified professional clinical staff stems from our ability to offer attractive wage and benefits packages, a high level of employee training, an empowered culture that provides incentives for individual efforts and a quality work environment.
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Customers
No individual patient accounts for a significant portion of our revenue. We do not expect that the loss of a single patient would have a material adverse effect on our business, results of operations or financial condition. However, some managed care organizations serve as referral and payor sources for multiple patients in specific facilities, and the loss of our relationship with a significant managed care client could have a material adverse effect on the business of one or more of our facilities, and consequently on us.
Employees
At December 31, 2006, we had approximately 5,435 full-time equivalent employees, of which approximately 57 were general and administrative personnel employed by our Service Center and the remaining employees were employed by our operating subsidiaries. In 2002, approximately 60 employees voted to accept union representation at one of our facilities. We are currently involved in collective bargaining with this union, but have not yet consummated a collective bargaining agreement. We are not aware of any union activity at any of our other facilities. We consider our relationship with our employees to be good and have never experienced a work stoppage.
Risk Management
We have developed a risk management program designed to stabilize our insurance and professional liability costs. As one element of this program, where state law permits, we have included an arbitration agreement in our standard admission packet at each of our facilities under which, upon admission, patients and residents are asked to execute an agreement that requires disputes to be arbitrated prior to filing a lawsuit. We believe that this has reduced our liability exposure to the extent that an agreement has been executed. We have also established an incident reporting process that involves monthly follow-up with our facility administrators to monitor the progress of claims and losses. We believe that our emphasis on providing high-quality care and our attention to monitoring quality of care indicators have also helped to reduce our liability exposure.
Insurance
We maintain insurance for general and professional liability, workers compensation, employment practices liability, employee benefits liability, property, casualty, directors and officers liability, patient trust surety bonds, crime, boiler and machinery, automobile, and commercial property and casualty insurance. In certain locations, we also maintain limited coverage for earthquakes, floods and other differences in condition.
Our professional and general liability insurance policy has a self-insured retention (SIR) per claim, plus a one-time corridor deductible. Our SIR is separately insured through our wholly-owned offshore captive insurer, Standardbearer Insurance Company, Ltd. ("Standardbearer"). The reserves and funding of Standardbearer are established and reviewed annually, based upon an independent actuarial analysis of expected liabilities on an undiscounted basis, including incurred but not reported ("IBNR") losses, based upon the available information on the valuation date. The financial statements of Standardbearer are independently audited on an annual basis and have been included in our consolidated financial statements.
We maintain workers compensation coverage as statutorily required. In Texas, we have elected non-subscriber status for workers compensation claims, and are directly liable for claims asserted against us by our employees. In California, we self-insure the first $1.0 million for each workers compensation claim. Above this $1.0 million per claim self-insurance, we maintain excess coverage through a traditional insurer. Our $1.0 million per claim self-insured retention is insured through our offshore captive insurer, Standardbearer. The reserves and funding of Standardbearer are established annually, based upon independent actuarial analyses, including IBNR losses, based upon the available
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information on the valuation date. We also carry third-party workers compensation insurance coverage in Arizona, Utah and Idaho, with no deductible. In Washington, we participate in the state-operated workers compensation program.
Environmental Matters
Our business is subject to a variety of federal, state and local environmental laws and regulations. As a healthcare provider, we face regulatory requirements in areas of air and water quality control, medical and low-level radioactive waste management and disposal, asbestos management, response to mold and lead-based paint in our facilities and employee safety.
As an owner or operator of our facilities, we also may be required to investigate and remediate hazardous substances that are located on and/or under the property, including any such substances that may have migrated off, or may have been discharged or transported from the property. Part of our operations involves the handling, use, storage, transportation, disposal and discharge of medical, biological, infectious, toxic, flammable and other hazardous materials, wastes, pollutants or contaminants. In addition, we are sometimes unable to determine with certainty whether prior uses of our facilities and properties or surrounding properties may have produced continuing environmental contamination or noncompliance, particularly where the timing or cost of making such determinations is not deemed cost-effective. These activities, as well as the possible presence of such materials in, on and under our properties, may result in damage to individuals, property or the environment; may interrupt operations or increase costs; may result in legal liability, damages, injunctions or fines; may result in investigations, administrative proceedings, penalties or other governmental agency actions; and may not be covered by insurance.
We believe that we are in material compliance with applicable environmental and occupational health and safety requirements. However, we cannot assure you that we will not encounter environmental liabilities in the future, and such liabilities may result in material adverse consequences to our operations or financial condition.
Legal Proceedings
We operate in a regulated and litigious industry. As a result, various lawsuits, claims and legal and regulatory proceedings have been instituted or asserted against us. In particular, on June 5, 2006, a complaint was filed against us in the Superior Court of the State of California for the County of Los Angeles, purportedly on behalf of the United States, claiming that we violated the Medicare Secondary Payer Act. In the complaint, the plaintiff alleged that we have inappropriately received and retained reimbursement from Medicare for treatment given to certain unidentified patients and residents of our facilities whose injuries were caused by us as a result of unidentified and unadjudicated incidents of medical malpractice. The plaintiff in this action is seeking damages of twice the amount that we were allegedly obligated to pay or reimburse to Medicare in connection with the treatment in question under the Medicare Secondary Payer Act, plus interest, together with plaintiff's costs and fees, including attorneys' fees. The plaintiff's case was dismissed in our favor by the trial court, and the dismissal is currently on appeal.
We also have been, and continue to be, subject to claims and lawsuits in the ordinary course of business, including potential claims related to care and treatment provided at our facilities, as well as employment-related claims. Although the results of these claims and lawsuits cannot be predicted with certainty, we believe that the ultimate resolution of these ordinary course claims and lawsuits will not have a material adverse effect on our business, financial condition or results of operations.
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Executive Officers and Directors
The following table provides information with respect to our directors, executive officers and key employees as of April 30, 2007.
Name
|
Age
|
Position(s)
|
||
---|---|---|---|---|
Christopher R. Christensen(4) | 38 | President, Chief Executive Officer and Director of The Ensign Group, Inc. and President, The Flagstone Group, Inc. | ||
Alan J. Norman | 56 | Chief Financial Officer | ||
Gregory K. Stapley | 47 | Vice President, General Counsel and Secretary | ||
David M. Sedgwick | 31 | Vice President of Organizational Development | ||
Cory R. Monette | 37 | President, Northern Pioneer Healthcare, Inc. | ||
Barry R. Port | 33 | President, Keystone Care, Inc. | ||
John P. Albrechtsen | 30 | President, Touchstone Care, Inc. | ||
Michael C. Dalton | 31 | President, Bandera Healthcare, Inc. | ||
Roy E. Christensen(4) | 73 | Chairman of the Board | ||
Charles M. Blalack(2)(3) | 80 | Director | ||
Antoinette T. Hubenette(1)(2)(3)(4) | 58 | Director | ||
Thomas A. Maloof (1)(2)(3) | 55 | Director |
Christopher R. Christensen has served as our President since 1999, and he has served as our Chief Executive Officer since April 2006. He has been temporarily serving as the President of our subsidiary, The Flagstone Group, Inc., since May 2007, which oversees the operations of 15 facilities in Southern California. He has served as a member of our board of directors since 1999, and currently sits on the board of director's quality assurance and compliance committee. He previously served as our Chief Operating Officer from 1999 to April 2006. Prior to joining Ensign, Mr. Christensen served as Chief Operating Officer of Covenant Care, Inc., a California-based provider of long-term care. Mr. Christensen has presided over The Ensign Group's operations and growth since our inception in 1999.
Alan J. Norman has served as our Chief Financial Officer since May 2003, and previously served as our Vice President of Finance since joining Ensign in 2000. Prior to joining Ensign, he served as the Financial Director and Business Development Manager for Andial Corporation, an international wholesaler and retailer of specialty auto parts. Before that, he spent ten years in the healthcare field, where he was the Corporate Controller for Abbey Healthcare Group, a healthcare company providing equipment and services to the home. He has also served as Chief Financial Officer for a private commercial real estate development company.
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Gregory K. Stapley has served as our Vice President and General Counsel since joining Ensign shortly after our inception in 1999, and subsequently also became our Secretary in January 2006. Mr. Stapley previously served as General Counsel for the Sedgwick Companies, an Orange County-based manufacturer, wholesaler and retailer with 192 operating locations across the United States, where he was responsible for all of that company's legal affairs, site acquisitions and developer relations. Prior to that, Mr. Stapley was partner with the Phoenix law firm of Jennings, Strouss & Salmon PLC, where his practice emphasized real estate and business transactions, and federal, state and local government relations.
David M. Sedgwick has served as our Vice President of Organizational Development since December 2006. Mr. Sedgwick joined Ensign in 2001, and from September 2002 to December 2006, he served as an administrator at several of our operating facilities. As Vice President of Organizational Development, Mr. Sedgwick is responsible for Ensign University, our training and professional growth program, and a key element of our talent-driven management approach. Mr. Sedgwick also oversees human resources and related functions, and is currently leading a number of employee and customer satisfaction and quality initiatives within our organization.
Cory R. Monette has served as the President of our subsidiary, Northern Pioneer Healthcare, Inc., which oversees the operations of nine skilled nursing facilities in Northern California, since February 2006. He previously served as our Operations Resource from October 2004 to February 2006. From 2001 to October 2004, he served as an administrator for one of our facilities. Prior to joining Ensign, he served as administrator and senior administrator from 1992 to 2001 with Life Care Centers of America, a provider of skilled nursing services.
Barry R. Port has served as the President of our subsidiary, Keystone Care, Inc., which oversees the operations of ten facilities in Texas, since March 2006. Mr. Port also currently provides oversight and guidance to our New Market CEO, who is responsible for three facilities in Utah and one facility in Idaho. He previously served as the Executive Director and in other capacities at our Desert Sky Health and Rehabilitation Center skilled nursing and assisted living campus in Glendale, Arizona, from March 2004 to March 2006. Before joining Ensign in March 2004, Mr. Port served as Manager of Corporate Agreements for Sprint Corporation from 2001 to March 2004.
John P. Albrechtsen has served as the President of our subsidiary, Touchstone Care, Inc., which oversees the operations of ten facilities in Southern California, since January 2006. He previously served as the administrator of one of our facilities from January 2004 to January 2006. Prior to serving as an administrator, he served as an administrator-in-training at one of our facilities from September 2003 to January 2004. He worked for Baldwin Park Unified School District from 2001 to September 2003.
Michael C. Dalton has served as the President of our subsidiary, Bandera Healthcare, Inc., which oversees the operations of 12 facilities in Arizona, since October 2006. Mr. Dalton joined Ensign in 2001, and served as Executive Director of two of our facilities in Southern California from July 2002 to December 2005. Mr. Dalton is a certified public accountant and worked as an associate and senior associate at KPMG LLP from 1999 to 2001. While at KPMG, his practice areas included providing auditing services for acute hospitals, long-term care facilities and physicians groups.
Roy E. Christensen has served as our Chairman of the board of directors since 1999 and currently sits on the board of director's quality assurance and compliance committee. He served as our Chief Executive Officer from 1999 to April 2006. He is a 40-year veteran of the long-term care industry, and was founder and Chairman of both Beverly Enterprises, Inc., a healthcare company, and GranCare, Inc. (which was later merged into Mariner Post-Acute Network, Inc.), a healthcare company. In 1994, he founded Covenant Care, Inc., a successful long-term care company, and served as its Chairman and Chief Executive Officer from 1994 to 1997. He was Chairman of GranCare, Inc. from 1988 to 1993, and Chief Executive Officer of Grancare, Inc. from 1988 to 1991. He was a member of
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President Nixon's Healthcare Advisory Task Force on Medicare and Medicaid, and spent four years as a member of the Secretary of Health, Education and Welfare's Advisory Task Force during the Nixon Administration.
Charles M. Blalack has served as a Director since 2001. He is currently Chairman of the board of director's compensation committee, and is a member of the board of director's nomination and corporate governance committee. Mr. Blalack has previously served on the board of directors of several public companies including Advanced Micro Devices, a semiconductor company. He founded and has been working at Blalack & Company, a registered investment advisor, since 1993. Mr. Blalack is a managing member of Ensign Group Investments, L.L.C., a limited liability company, which currently holds 100% of our issued and outstanding Series A preferred stock which, upon the closing of this offering, will be converted into 2,741,180 shares of our common stock. He serves on our board of directors pursuant to a Voting Agreement dated June 6, 2000 between Ensign Group Investments, L.L.C. and our founding stockholders, which will terminate automatically upon the closing of this offering.
Antoinette T. Hubenette, M.D. has served as a Director since June 2003. She currently serves as Chairperson of the board of director's quality assurance and compliance committee, and also serves on the board of director's audit, compensation and nomination and corporate governance committees. Dr. Hubenette is a practicing physician and the former President of Cedars-Sinai Medical Group in Beverly Hills, California. She has been on the staff at Cedars-Sinai Medical Center since 1982, and is also on the staff of Midway Hospital Medical Center, both in the Los Angeles area. She has served as a director of Mercantile National Bank since 1998, and she has served on the board of directors of Cedars-Sinai Medical Care Foundation and GranCare, Inc. (which was later merged into Mariner Post-Acute Network, Inc.). She is a member of numerous medical associations and organizations.
Thomas A. Maloof has served as a Director since 2000. He currently serves as Chairman of the board of director's audit committee, and also serves on the board of director's compensation and nomination and corporate governance committees. He served as Chief Financial Officer of Hospitality Marketing Concepts from 2000 to August 2005, and prior to that he served as President of Alfigen, Inc., a genetic services provider. He is currently serving as a director of PC Mall, Inc., a direct marketing company, and Farmer Brothers Co., a manufacturer and distributor of coffee and spices, both of which are listed on the NASDAQ Global Market.
Christopher Christensen is the son of Roy Christensen, and the cousin of John Albrechtsen. David Sedgwick is the brother-in-law of Gregory Stapley. John Albrechtsen is the nephew of Roy Christensen and the cousin of Christopher Christensen. Roy Christensen is the father of Christopher Christensen and the uncle of John Albrechtsen.
Board of Directors
Our board of directors currently consists of five members. We have determined that Messrs. Thomas A. Maloof and Charles M. Blalack and Dr. Antoinette T. Hubenette are independent directors as defined in the NASDAQ Stock Market LLC listing standards. All directors hold office until their successors have been elected and qualified or until their earlier death, resignation or removal. Effective upon the closing of this offering, we will divide the terms of office of the directors into three classes:
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Upon the closing of this offering, Class I shall consist of Messrs. and , Class II shall consist of Messrs. and , and Class III shall consist of Messrs. and . At each annual meeting of stockholders after the initial classification, the successors to directors whose terms will then expire will serve from the time of election and qualification until the third annual meeting following election and until their successors are duly elected and qualified. A resolution of the board of directors may change the authorized number of directors, and the affirmative vote of at least 66 2 / 3 % of our outstanding voting stock may amend the provision of our amended and restated bylaws establishing the number of directors. Any additional directorships resulting from an increase in the number of directors will be distributed among the three classes so that, as nearly as possible, each class will consist of one third of the directors. This classification of the board of directors may have the effect of delaying or preventing changes in control or management of our company.
Board Committees
Our board of directors has an audit committee, a compensation committee, a nomination and corporate governance committee and a quality assurance and compliance committee. Each committee has a written charter.
Compensation Committee. Our compensation committee currently consists of Messrs. Thomas A. Maloof and Charles M. Blalack and Dr. Antoinette T. Hubenette. Mr. Blalack serves as chairman of the compensation committee. All members of the compensation committee are independent directors, as defined in the NASDAQ Stock Market listing standards. The primary functions of this committee include:
Audit Committee. Our audit committee consists of Mr. Thomas A. Maloof and Dr. Antoinette T. Hubenette. Mr. Maloof serves as chairman of the audit committee. Mr. Maloof and Dr. Hubenette are independent directors, as defined in the NASDAQ Stock Market listing standards and Rule 10A-3 of the Securities Exchange Act of 1934, as amended. The audit committee will consist of three independent directors within 12 months after the consummation of this offering. Each member of our audit committee can read and has an understanding of fundamental financial statements. Our board of directors has determined that Mr. Maloof qualifies as an "audit committee financial expert" as that term is defined in the rules and regulations established by the Securities and Exchange Commission. This designation is a disclosure requirement of the Securities and Exchange Commission related to Mr. Maloof's experience and understanding with respect to certain accounting and auditing matters. The designation does not impose on Mr. Maloof any duties, obligations or liability that are greater than those generally imposed on him as a member of our audit committee and our board of directors, and his designation as an audit committee financial expert pursuant to this Securities and Exchange
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Commission requirement does not affect the duties, obligations or liability of any other member of our audit committee or board of directors. The primary functions of this committee include overseeing:
Both representatives of our independent registered public accounting firm and internal financial personnel regularly meet privately with the audit committee and have unrestricted access to this committee.
Nomination and Corporate Governance Committee. Our nomination and corporate governance committee consists of Messrs. Thomas A. Maloof and Charles M. Blalack and Dr. Antoinette T. Hubenette. will serve as the chairman of the nomination and corporate governance committee. All members of the nomination and corporate governance committee are independent directors, as defined in the NASDAQ Stock Market listing standards. The primary functions of this committee include:
Quality Assurance and Compliance Committee. Our quality assurance and compliance committee is comprised of Messrs. Roy E. Christensen and Christopher Christensen and Dr. Antoinette T. Hubenette. Dr. Hubenette currently serves as the chairperson of this committee. The functions of this committee include:
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Compensation Committee Interlocks and Insider Participation
Our compensation committee currently consists of Messrs. Thomas A. Maloof and Charles M. Blalack and Dr. Antoinette T. Hubenette. None of the members of our compensation committee at any time has been one of our officers or employees. None of our executive officers currently serves, or during 2006 has served, as a member of the board of directors or compensation committee of any entity that has one or more executive officers on our board of directors or compensation committee. Mr. Blalack has a relationship with us that is disclosed in "Transactions with Related Persons", which is also described below.
On June 6, 2000, we entered into an Investor Rights Agreement with the purchaser of our outstanding preferred stock, Ensign Group Investments, L.L.C., and our founders, including Roy E. Christensen, Christopher R. Christensen, Douglas M. Easton, Gregory K. Stapley, J. Richard Toolson, V. Jay Brady and Charles M. Blalack. The preferred stock held by Ensign Group Investments, L.L.C. will convert into 2,741,180 shares of common stock upon the consummation of this offering, whereupon Ensign Group Investments, L.L.C. will be entitled to rights with respect to the registration of its shares under the Securities Act. Ensign Group Investments, L.L.C. is provided certain rights to demand registration of the shares of common stock issuable upon conversion of its preferred stock, and to participate in certain registrations of our common stock that we may decide to do, from time to time. These rights terminate upon the earlier of three years after this offering or such time as all of the shares of registrable securities may be sold under Rule 144 under the Securities Act during any three-month period. One of our directors, Charles M. Blalack, is a manager of Ensign Group Investments, L.L.C. and may be deemed the beneficial owner of our capital stock held by Ensign Group Investments L.L.C. Mr. Blalack serves on our board of directors pursuant to a Voting Agreement, dated June 6, 2000, between Ensign Group Investments, L.L.C. and our founding stockholders, which will terminate automatically upon the closing of this offering. Ensign Group Investments, L.L.C. owns more than 5% of our capital stock.
COMPENSATION DISCUSSION AND ANALYSIS
We believe that compensation paid to our executive officers should be closely aligned with our performance and the performance of each individual executive officer on both a short-term and a long-term basis, should be based upon the value each executive officer provides to our company, and designed to assist us in attracting and retaining the best possible executive talent, which we believe is critical to our long-term success. Because we believe that compensation should be structured to ensure that a significant portion of compensation earned by executives will be directly related to our clinical and financial performance and other factors that directly and indirectly influence stockholder value, the "at risk" compensation of our executive officers generally constitutes a large portion of their total compensation potential. In addition, commensurate with our belief that those of our employees who act like owners should be owners, our executive officers have a significant level of stock ownership, which we believe aligns the incentives of the executive officers with the stockholders. To that end, it is the view of our board of directors and compensation committee that the total compensation program for executive officers should consist of the following:
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In establishing our executive compensation packages, the compensation committee has historically reviewed compensation packages of executives of companies in the skilled nursing and assisted living industries based on publicly available information. For 2007 and beyond, our compensation committee may engage a compensation consultant to assist it in assessing industry comparability and competitiveness of our executive compensation packages through a more formal benchmarking process, but has not engaged consultants in the past.
Principal Elements of Executive Compensation
Base Salary. We believe it is important to pay our executives salaries within a competitive market range in order to attract and retain highly talented executives. Although historically we have not set executive salaries based upon any particular benchmarks, we may from time to time generally review relevant market data to assist us in our compensation decision process. Although the level of each of our executive's base salary is generally determined based upon both our clinical and financial performance and the performance of each individual executive on both a short-term and a long-term basis, and upon the value each executive provides to our company, our compensation committee exercises discretion in its decision to reflect these items of performance in the setting of salary. Our compensation committee may also consider prior compensation in setting salaries or any other element of compensation. The decision, if any, to materially increase or decrease an executive's base salary is based upon these same factors. Our compensation committee makes decisions regarding base salary at the time the executive is hired and makes decisions regarding any changes to base salary on an annual basis.
Annual Cash Bonuses. Our compensation committee establishes a bonus pool each year under an executive incentive plan, pursuant to which executives may earn annual bonuses for our achieving certain financial performance goals. In the first quarter of each year, our compensation committee establishes a formula by which the amount of the bonus pool will be determined. This formula has historically been based upon our annual net income before taxes. In the first quarter of the subsequent year, our compensation committee allocates the bonus pool among the individual executives based upon the recommendations of our Chief Executive Officer and the compensation committee's perceptions of each executive's contribution to our achievement of both our clinical and financial objectives during the preceding year, and value to the organization going forward. Although our compensation committee exercises discretion in the allocation of the bonus pool among the individual executives, it has not awarded bonuses absent our attainment of the relevant financial performance goals, nor has it materially deviated from the predetermined formula for setting the bonus pool at year end. For the fiscal year ended 2006, the compensation committee did not establish a cap on the bonus pool, and based upon the predetermined formula the bonus pool was $1.6 million. Bonuses for 2006 performance were allocated to the named executive officers who participated in the executive incentive plan as follows: Roy Christensen, $150,000; Christopher Christensen, $500,000, Alan Norman, $350,000; and Gregory Stapley, $600,000. Each year our compensation committee reviews our performance goals and may adjust the bonus pool formula in its discretion to better align the amount available for annual executive bonuses with our performance goals. Historically, the compensation committee has increased the level of annual net income that must be achieved in order to receive the same bonus as the preceding year. Therefore, achieving the same bonus has become increasingly more difficult each year. For 2007, the compensation committee has capped the executive bonus pool at $2.2 million, and the allocation of this bonus pool to the participating executives remains discretionary based upon the compensation committee's determination of the individual's contribution for the period.
In addition to the annual bonus opportunity described above, our President and Chief Executive Officer were eligible to earn an additional annual cash bonus, based on performance in 2005 and 2006, equal to one-half of one percent of our net income before taxes. Our compensation committee had discretion to award these additional bonuses. For 2005, our compensation committee awarded such
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additional bonuses in the amount of $142,500 to each of Roy Christensen and Christopher Christensen, and, for 2006, awarded such additional bonuses in the amount of $183,368 to each of Roy Christensen and Christopher Christensen. We have eliminated this bonus for 2007.
Long-Term Incentive Compensation. We believe that long-term performance is achieved through an ownership culture. Accordingly, we encourage long-term performance by our executives and other key personnel throughout the organization through the use of stock-based awards and, to this end, our board of directors has in the past administered our option plans liberally in terms of frequency and number of stock option grants. We have adopted the 2001 Stock Option, Deferred Stock and Restricted Stock Plan, the 2005 Stock Incentive Plan and, effective upon effectiveness of the registration statement relating to this offering, the 2007 Omnibus Incentive Plan. These plans permit the grant of stock options, stock appreciation rights, restricted stock, restricted stock units, performance awards, and other stock-based awards. Historically, we have generally issued stock options, which may be exercised for shares of restricted stock prior to the vesting of the stock option. Such shares of restricted stock are subject to repurchase by us in the event the employee's employment is terminated for any reason prior to the vesting of such shares.
Although we do not have formal stock ownership guidelines, in order to preserve the linkage between the interests of executives and other key personnel and those of stockholders, we focus on granting stock options to those executives and others who do not already have a significant level of stock ownership. Although historically we have not granted stock options to Roy Christensen, Christopher Christensen or Gregory Stapley, because each of them already has a significant level of stock ownership, we may decide to do so in the future if we believe it is necessary for incentive and retention purposes. Our executives who have significant levels of stock ownership are not permitted to hedge the economic risk of such ownership. We intend to continue to provide long-term awards through the grant of stock options, which will vest based on continued employment, and we may decide to grant other awards such as stock appreciation rights, restricted stock, restricted stock units, performance awards, and other stock-based awards. Early in our history, we made a very limited number of restricted stock grants, but we have not done so since 2001 and we do not have any policies for allocating compensation to different forms of equity awards. We also do not have any policies for allocating compensation between long-term and currently paid out compensation or between cash and non-cash compensation or among different forms of non-cash compensation. In the future, our decision to allocate compensation to one form over another may be driven by considerations regarding accounting impact.
Except with respect to grants to our directors, the stock options that we grant generally vest as to 20% of the shares of common stock underlying the option on each anniversary of the grant date. In addition, these stock options generally have a maximum term of ten years. For a further description of the terms of these stock options, see "ManagementEmployee Benefit Plans" below. The grant date of our stock options is generally the date our board of directors meets to approve such stock option grants. Our board of directors historically has approved stock option grants at regularly scheduled meetings. Our board of directors and compensation committee intend to continue this practice of approving the majority of stock-based awards at regularly scheduled meetings on a quarterly basis, unless earlier approval is required for a new-hire inducement grant, regardless of whether or not our board of directors or compensation committee knows material non-public information on such date. The exercise price of our stock options has been the fair market value of our common stock on the date of grant as determined by our board of directors, which historically was based initially upon formulas developed by management and more recently upon third-party valuations. After the closing of the offering described in this prospectus, the fair market value of our common stock will be the closing price of our common stock on the NASDAQ Global Market on the date of grant. Prior to the exercise of an option, the holder has no rights as a stockholder with respect to the shares of common stock underlying the option, including voting rights and the right to receive dividends or dividend equivalents.
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Because of his large equity stake, we have never granted stock options to our President and Chief Executive Officer, Christopher Christensen. Mr. Christensen historically has made recommendations to our board of directors regarding the amount of stock options and other compensation to grant to our other executives based upon his assessment of their performance, and may continue to do so in the future. Our executive officers, however, do not have any role in determining when stock options are granted.
Although we do not have any formal policy for determining the amount of stock options or when stock options are granted, we have historically granted stock options or restricted stock to high-performing employees (i) in recognition of their individual achievements and contributions to our company, and (ii) in anticipation of their future service and achievements.
Other Compensation. Our executives are eligible to receive the same benefits that are available to all employees. In addition, we pay the premiums to provide life insurance equal to each executive's annual salary and the premiums to provide accidental death and dismemberment insurance. For 2006, Christopher Christensen received an automobile allowance of $15,900.
Principal Elements of Compensation for Presidents of Our Five Portfolio Companies
Base Salary. We believe that while it is important for us to compensate the presidents of our portfolio companies competitively, we can encourage faster and more meaningful personal growth in these key leaders and better performance in their separate companies by keeping base salaries relatively low, while offering these executives a more entrepreneurial and professionally motivating experience through significant cash and stock incentives. The level of each president's base salary is generally determined based upon our performance, the president's performance, the respective portfolio company's overall clinical and financial performance, and considerations such as the cost of living in the markets they serve, among other things. Our management exercises discretion in deciding how to reflect these items in setting base salary. Material increases or decreases in a president's base salary are based upon these same factors, with decisions regarding any changes to base salary generally made on an annual basis.
Short-Term Cash Bonuses. Presidents of our portfolio companies may earn cash bonuses by maintaining target clinical standards and meeting target financial milestones for their respective operating facilities. They are eligible to participate in a bonus pool established pursuant to a formula based upon their collective net income before taxes. The level of these bonuses increases for each tier of the target milestones. Each year the formula is based upon exceeding the most successful year to date, so it becomes increasingly more difficult for presidents to earn the same bonus each year. Although these bonuses historically have been earned on a quarterly basis, we may in the future transition to an annual bonus structure for these presidents. Management has also elected to recognize the efforts of outstanding performers in the group with supplemental cash bonuses where merited, and these bonuses are discretionary. For their performance during the 2006 fiscal year, we paid the five presidents of our five principal portfolio companies an aggregate of approximately $0.6 million in cash bonuses.
Long-Term Incentive Compensation. Two of the main objectives of placing presidents over separate portfolio companies were to enhance our ownership culture and to preserve and extend the entrepreneurial spirit that we believe has been crucial to our success to date. We encourage long-term performance by our presidents through the use of stock-based awards, and our board of directors has made significant stock option grants to these presidents. Each of these stock options may be exercised for shares of restricted stock prior to the vesting of the stock option. With some exceptions (such as in the event of death or disability), such shares of restricted stock are subject to repurchase by us in the event the president's employment is terminated for any reason prior to the vesting of such shares. Each of these stock options has a maximum term of ten years, and vests as to 20% of the shares of common
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stock underlying the option grant on each anniversary of the grant date, with an exercise price set by the fair market value of our common stock on the date of the grant as determined by our board of directors.
Other Compensation. Our presidents are eligible to receive the same benefits that are available to all employees. With the exception of a small car allowance currently provided to three of our presidents and the payment of the car lease payments for two of our presidents, we do not have programs for providing perquisites or other personal benefits to presidents other than what is provided to a broad range of employees.
Principal Elements of Compensation for our Executive Directors
We structure our executive director compensation program to reward our executive directors for our successful performance and each individual's contribution to that performance. Executive director compensation consists of a base salary, a bonus and the grant of stock options. Generally, our executive directors are not considered executive officers. However, a portion of David Sedgwick's compensation for 2006 was earned by him while serving as an executive director. David Sedgwick is no longer serving as an executive director, and he will not participate in the programs described below in 2007.
Base Salary. Executive directors receive base salary for performing all of their leadership duties, which include managing one of our facilities and assisting other facilities in their geographic cluster achieve their clinical and financial targets. The amount of base salary is generally based upon experience, market conditions and past performance. Base salary may be increased for executive directors who, among other things, achieve and continue to maintain certain clinical results, leadership performance or expertise.
Bonuses. Mr. Sedgwick received cash bonus incentive payments based upon his contribution to our achievement of both our clinical and financial objectives. Our executive team establishes the target bonus payments based on the overall strategic goals of our organization as proposed by management and our board of directors. Mr. Sedgwick earned his annual bonus pursuant to a formula based upon his facilities' and his cluster's performance.
Other Compensation. In 2006, we granted Mr. Sedgwick options to purchase 22,500 shares of common stock in order to incentivize him. In addition, Mr. Sedgwick is eligible to receive the same benefits that are available to all employees.
Principal Elements of Director Compensation
We do not compensate our directors other than for their service on our board of directors or its committees. Compensation for board and committee service is based upon relevant market data. Since our inception we have made only two stock option grants to our non-employee directors, which vested immediately upon the grant date. Our 2007 Omnibus Incentive Plan, however, contains an automatic option grant program for our directors. Pursuant to the automatic option grant program, non-employee directors will each receive options to purchase 12,000 shares of common stock at the beginning of their three-year terms, with a three-year vesting schedule. Directors elected to fill less than a three-year term will receive a pro rata grant that vests over their term. We do not intend to make any discretionary stock option grants to our directors.
Accounting and Tax Treatment of Compensation
Internal Revenue Code Section 162(m) limits the amount that we may deduct for compensation paid to our chief executive officer and to each of our four most highly compensated officers to $1.0 million per person, unless certain exemption requirements are met. Exemptions to this deductibility limit may be made for various forms of performance-based compensation. In the past,
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annual cash compensation to our executive officers has not exceeded $1.0 million per person, so the compensation has been deductible. In addition to salary and bonus compensation, upon the exercise of stock options that are not treated as incentive stock options, the excess of the current market price over the option price, or option spread, is treated as compensation and accordingly, in any year, such exercise may cause an officer's total compensation to exceed $1.0 million. Under certain regulations, option spread compensation from options that meet certain requirements will not be subject to the $1.0 million cap on deductibility. While the compensation committee cannot predict how the deductibility limit may impact our compensation program in future years, the compensation committee intends to maintain an approach to executive compensation that strongly links pay to performance.
Executive Compensation
The following table shows information regarding the compensation earned during the fiscal year ended December 31, 2006 by the individuals who served as our Chief Executive Officer during 2006, our Chief Financial Officer and our three other most highly compensated executive officers. The officers listed below will be collectively referred to as the "named executive officers" in this prospectus. We have not entered into any employment agreements with our named executive officers.
Name and Principal Position
|
Year
|
Salary
|
Bonus(1)
|
Option Awards(2)
|
Non-Equity Incentive Plan Compensation(3)
|
All Other Compensation
|
Total
|
|||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Roy E. Christensen
Chairman of the Board(4) |
2006 | $ | 354,935 | $ | 150,000 | $ | | $ | 183,368 | $ | 325 | (5) | $ | 688,628 | ||||||
Christopher R. Christensen
Chief Executive Officer and President |
2006 | 346,213 | 500,000 | | 183,368 | 17,587 | (6) | 1,047,168 | ||||||||||||
Alan J. Norman
Chief Financial Officer |
2006 | 216,689 | 350,000 | 4,195 | 1,113 | (7) | 571,997 | |||||||||||||
Gregory K. Stapley
Vice President and General Counsel |
2006 | 296,631 | 600,000 | | 1,525 | (8) | 898,156 | |||||||||||||
David M. Sedgwick
Vice President of Organizational Development |
2006 | 133,805 | 15,000 | 18,037 | 246,365 | 1,588 | (9) | 414,795 | ||||||||||||
John P. Albrechtsen
President, Touchstone Care, Inc. |
2006 | 164,687 | 42,785 | 176,755 | 11,629 | (10) | 395,856 |
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compensation committee. These awards are all discussed in further detail under the headings "Principal Elements of Compensation for Presidents of Portfolio Companies", "Principal Elements of Executive Compensation" and "Principal Elements of Compensation for our Executive Directors" in the Compensation Discussion and Analysis section of this prospectus.
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Grants of Plan-Based Awards2006
The following table sets forth information regarding grants of plan-based awards made to our named executive officers during 2006.
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Outstanding Equity Awards at Fiscal Year-End2006
The following table lists the outstanding equity incentive awards held by our named executive officers as of December 31, 2006.
|
Option Awards
|
Stock Awards
|
||||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Name
|
Number of Securities Underlying Unexercised Options Exercisable(#)(1)(2)
|
Number of Securities Underlying Unexercised Options Unexercisable(#)
|
Equity Incentive Plan Awards: Number of Securities Underlying Unexercised Unearned Options(#)
|
Option Exercise Price($)
|
Option Expiration Date
|
Number of Shares or Units of Stock That Have Not Vested
(#)(3) |
Market Value of Shares or Units of Stock That Have Not Vested
($)(4) |
Equity Incentive Plan Awards: Number of Unearned Shares, Units or Other Rights That Have Not Vested(#)
|
Equity Incentive Plan Awards: Market or Payout Value of Unearned Shares, Units or Other Rights That Have Not Vested($)
|
|||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Roy E. Christensen Chairman of the Board |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Christopher R. Christensen Chief Executive Officer and President |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Alan J. Norman Chief Financial Officer |
|
15,000 5,000 |
(8) (9) |
|
|
|
|
5.75 7.50 |
|
10/31/15 07/25/16 |
|
8,000 8,000 9,600 9,000 |
(5) (6) (7) (8) |
|
|
|
|
|
Gregory K. Stapley Vice President and General Counsel |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
David M. Sedgwick Vice President of Organizational Development |
|
20,000 11,000 2,500 19,000 |
(13) (14) (15) (16) |
|
|
|
|
5.75 7.50 7.50 7.50 |
|
10/31/15 07/25/16 07/25/16 07/25/16 |
|
3,200 6,400 4,800 |
(10) (11) (12) |
|
|
|
|
|
John Albrechtsen President, Touchstone Care, Inc. |
|
20,000 43,000 8,000 |
(19) (20) (21) |
|
|
|
|
5.75 7.50 7.50 |
|
10/31/15 07/25/16 07/25/16 |
|
2,400 4,800 |
(17) (18) |
|
|
|
|
|
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Option Exercises and Stock Vested 2006
The following table provides information for our named executive officers about options that were exercised and restricted stock that vested during 2006.
|
Option Awards
|
Stock Awards
|
||||||
---|---|---|---|---|---|---|---|---|
Name
|
Number of Shares
Acquired on Exercise(#) |
Value Realized
on Exercise($)(1) |
Number of Shares
Acquired on Vesting(#) |
Value Realized
on Vesting($)(2) |
||||
|
|
|
|
|
|
|
|
|
Roy E. Christensen Chairman of the Board |
|
|
|
|
|
|
|
|
Christopher R. Christensen Chief Executive Officer and President |
|
|
|
|
|
|
|
|
Alan J. Norman Chief Financial Officer |
|
15,000 |
(3) |
|
|
26,800 |
(3) |
|
Gregory K. Stapley Vice President and General Counsel |
|
|
|
|
|
|
|
|
David M. Sedgwick Vice President of Organizational Development |
|
8,000 |
(4) |
|
|
8,000 |
(4) |
|
John Albrechtsen President, Touchstone Care, Inc. |
|
12,000 |
(5) |
|
|
2,400 |
(5) |
|
Change-in-Control and Severance Disclosure
We have not entered into any arrangements providing for payments or benefits in connection with the resignation, severance, retirement or other termination of any of our named executive officers, changes in their compensation or a change in control.
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Director Compensation
The compensation and benefits for service as a member of the board of directors are determined by the compensation committee. Prior to 2007, each non-employee director received $3,000 for each board meeting physically attended and $1,000 for each committee meeting physically attended. Additionally, the chairperson of each of the compensation committee and the quality assurance and compliance committee received an additional $3,000 per year and the chairperson of the audit committee received an additional $4,000 per year.
Our chairman of the board of directors currently receives an annual retainer of $100,000, and each of our non-employee directors currently receives an annual retainer of $30,000, $1,500 for each board meeting and each committee meeting the director physically attends, and $500 for each meeting in which the director participates telephonically. Additionally, the chairperson of each of the compensation committee and the nomination and corporate governance committee receives an additional $5,000 per year and the chairperson of each of the audit committee and the quality assurance and compliance committee receives an additional $12,500 per year.
In addition, after our 2007 Omnibus Incentive Plan becomes effective, each non-employee director who is elected to a three-year term, will receive an automatic option grant for 12,000 shares of common stock, with a three-year vesting schedule, on the date he or she is appointed, elected or re-elected. Directors elected to fill less than a three-year term will receive a pro rata grant that vests over their term.
The following table sets forth a summary of the compensation we paid to our non-employee directors in 2006. Directors who are our employees do not receive any additional compensation for their service as directors.
Name
|
Fees Earned or Paid in Cash($)
|
Stock Awards(1)($)
|
Option Awards(1)($)
|
Non-Equity Incentive Plan Compensation($)
|
Change in Pension Value and Nonqualified Deferred Compensation Earnings($)
|
All Other Compensation($)
|
Total($)
|
|||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Antoinette T. Hubenette | $ | 19,000 | $ | 19,000 | ||||||||||||
Thomas A. Maloof | 14,000 | 14,000 | ||||||||||||||
Charles M. Blalack | 15,000 | 15,000 |
Employee Benefit Plans
The Ensign Group, Inc. 2001 Stock Option, Deferred Stock and Restricted Stock Plan
Under The Ensign Group, Inc. 2001 Stock Option, Deferred Stock and Restricted Stock Plan (the "2001 Plan"), our officers, employees, directors and consultants may be granted stock options, restricted stock awards and deferred stock awards. Our board of directors has determined not to grant any additional awards under the 2001 Plan after the completion of this offering. However, the 2001 Plan will continue to govern the terms and conditions of the outstanding awards granted under the 2001 Plan. The 2001 Plan is administered by our board of directors.
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A total of 1,980,000 shares of our common stock are authorized for issuance under the 2001 Plan pursuant to the terms of the 2001 Plan. As of December 31, 2006, options to purchase a total of 495,000 shares of our common stock were issued and outstanding at a weighted average exercise price of $5.38 per share.
In the event of any merger, reorganization, consolidation, recapitalization, stock dividend, or other change in corporate structure affecting our common stock, an appropriate substitution or adjustment will be made in (i) the aggregate number of shares reserved for issuance under the 2001 Plan, and (ii) the kind, number and option price of shares subject to outstanding stock options or awards granted under the 2001 Plan as may be determined by our compensation committee or our board of directors.
The 2001 Plan will terminate in 2011 unless terminated earlier by our board of directors. To the extent permitted by law, our board of directors may amend or modify the 2001 Plan at any time. However, no amendment or modification shall adversely affect the rights and obligations with respect to outstanding options unless the holder or holders so affected consent to that amendment or modification. To the extent necessary to comply with applicable law, we will obtain stockholder approval of any amendment to the 2001 Plan.
Historically, we have granted stock option awards under the 2001 Plan. Option recipients may exercise their options before the options have vested and receive shares of restricted stock, subject to the same vesting schedule as the stock options exercised by the recipient. Subject to the provisions of the 2001 Plan, the restricted stock agreements that govern the terms of restricted stock issued upon exercise of stock options granted pursuant to the 2001 Plan generally provide us with the right to repurchase restricted stock if an employee's employment is terminated. Some of the restricted stock agreements provide for accelerated vesting in full of the restricted stock and termination of our repurchase right upon the consummation of this offering. As a result, upon completion of this offering, approximately shares otherwise subject to our repurchase right will vest in full and no longer be subject to repurchase.
The stock options granted under the 2001 Plan generally have the following material terms:
The Ensign Group, Inc. 2005 Stock Incentive Plan
Under The Ensign Group, Inc. 2005 Stock Incentive Plan (the "2005 Plan"), our officers, employees, directors and consultants may be granted stock options, stock awards (including restricted stock), stock appreciation rights, performance-contingent awards and other equity-based awards. Our board of directors has determined not to grant any additional awards under the 2005 Plan after the completion of this offering. However, the 2005 Plan will continue to govern the terms and conditions of the outstanding awards granted under the 2005 Plan. The 2005 Plan is administered by our board of directors.
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A total of 1,000,000 shares of our common stock are authorized for issuance under the 2005 Plan pursuant to the terms of the 2005 Plan. As of December 31, 2006, options to purchase a total of 749,000 shares of our common stock were issued and outstanding at a weighted average exercise price of $6.68 per share.
In the event of a stock split, reverse stock split, stock dividend, recapitalization, combination, reclassification or other distribution of common stock without the receipt of consideration by us, the number of shares of common stock reserved for the grant of stock options, dividend equivalent rights, performance unit awards, phantom shares, stock appreciation rights and stock awards, the number of shares of common stock reserved for issuance upon the exercise or payment, as applicable, of each outstanding stock option, dividend equivalent right, phantom share and stock appreciation right and upon vesting or grant, as applicable, of each stock award; the exercise price of each outstanding stock option and the specified number of shares of common stock to which each outstanding dividend equivalent right, phantom share and stock appreciation right pertains will be proportionately adjusted.
In the event of a merger, consolidation, reorganization, extraordinary dividend, spin-off, sale of substantially all of our assets, other change in capital structure, tender offer for shares of our common stock, or a change in control, the compensation committee or the board of directors may make such adjustments with respect to awards and take such other actions as it deems necessary or appropriate, including, without limitation, the substitution of new awards, or the adjustment of outstanding awards, the acceleration of awards, the removal of restrictions on outstanding awards, or the termination of outstanding awards in exchange for the cash value determined in good faith by the compensation committee or the board of directors.
The 2005 Plan will terminate in 2015 unless terminated earlier by our board of directors. To the extent permitted by law, our board of directors may amend or modify the 2005 Plan at any time. However, no amendment or modification shall adversely affect the rights and obligations with respect to outstanding options unless the holder or holders so affected consent to that amendment or modification. To the extent necessary to comply with applicable law, we will obtain stockholder approval of any amendment to the 2005 Plan.
Historically, we have granted only stock option awards under the 2005 Plan. However, option recipients may exercise their options before the options have vested and receive shares of restricted stock, subject to the same vesting schedule as the stock option exercised by the recipient.
The stock options granted under the 2005 Plan generally have the following material terms:
The Ensign Group, Inc. 2007 Omnibus Incentive Plan
Our 2007 Omnibus Incentive Plan (the "Omnibus Plan") was adopted by our board of directors and approved by our stockholders in , 2007 and will become effective upon
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effectiveness of the registration statement relating to this offering. The compensation committee of our board of directors (also referred to herein as the "committee") has the authority to administer the Omnibus Plan and, except for option grants made to non-employee directors under the Director Automatic Option Grant Program discussed below, will have full power and authority to determine when and to whom awards will be granted, and the type, amount, form of payment and other terms and conditions of each award, consistent with the provisions of the Omnibus Plan. Subject to the provisions of the Omnibus Plan, the committee may amend or waive the terms and conditions, or accelerate the exercisability, of an outstanding award. The committee has authority to interpret the Omnibus Plan and establish rules and regulations for the administration of the Omnibus Plan. In addition, our board of directors may generally exercise the powers of the committee at any time. Any employee, officer, consultant, independent contractor or director providing services to us or any of our affiliates, who is selected by the committee, is eligible to receive awards under the Omnibus Plan.
The aggregate number of shares of common stock that may be issued under all stock-based awards made under the Omnibus Plan will be shares. In addition, the number of shares of common stock reserved under the Omnibus Plan will automatically be increased on the first day of each fiscal year, beginning on January 1, 2008, in an amount equal to the lesser of (i) shares of common stock or (ii) % of the number of shares outstanding as of the last day of the immediately preceding fiscal year or (iii) such lesser number as determined by our board of directors. Any shares of common stock that are used by a participant as full or partial payment to us of the purchase price relating to an award, or in connection with the satisfaction of tax obligations relating to an award, shall again be available for granting awards (other than incentive stock options) under the Omnibus Plan. Additionally, any shares of our common stock subject to any award that is terminated or forfeited without delivery of any shares will be available for future awards under the Omnibus Plan. The shares of common stock issuable under the Omnibus Plan may be drawn from shares of authorized but unissued common stock or from shares of common stock that we acquire. No eligible person may be granted any award or awards under the Omnibus Plan, the value of which award or awards is based solely on an increase in the value of shares of common stock after the date of grant of such award or awards, and which is intended to represent "qualified performance based compensation" with the meaning of Section 162(m) of the Internal Revenue Code of 1986, as amended, for more than shares of our common stock (subject to adjustment in the event of a stock split or similar corporate event), in the aggregate in any taxable year.
In the event that the committee shall determine that any dividend or other distribution (whether in the form of cash, shares of our common stock, other securities or other property), recapitalization, stock split, reverse stock split, reorganization, merger, consolidation, split-up, spin-off, combination, repurchase or exchange of shares of our common stock or other securities, issuance of warrants or other rights to purchase shares of our common stock or other securities or other event identified by the committee as affecting shares of our common stock such that an adjustment is necessary or appropriate in order to prevent dilution or enlargement of the benefits or potential benefits intended to be made available under the Omnibus Plan, then the committee shall, in such manner as it may deem equitable, adjust any or all of (i) the number and type of shares of common stock (or other securities or other property) that thereafter may be made the subject of awards, (ii) the number and type of shares of common stock (or other securities or other property) subject to outstanding awards, (iii) the purchase price or exercise price with respect to any award and (iv) the share limitations contained in the Omnibus Plan.
Under our Omnibus Plan, the committee is permitted and authorized to make the following grants to all eligible persons:
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1986, as amended, and may also grant options to employees, consultants, independent contractors and directors that do not qualify as incentive stock options. The holder of an option will be entitled to purchase a number of shares of our common stock at a specified exercise price during a specified time period, all as determined by the committee. The exercise price of an option may not be less than 100% of the fair market value of our common stock on the date of grant, or in the case of incentive stock options, 110% of the fair market value of our common stock with respect to holders of more than 10% of our common stock. The fair market value of our common stock will be the closing sale price as quoted on the NASDAQ Global Market on the date of grant. The Omnibus Plan permits payment of the exercise price to be made by cash, shares of our common stock, other securities, other awards or other property. The shares subject to each option will generally vest in one or more installments over a specified period of service measured from the grant date.
The term of awards will not be longer than ten years, or in the case of incentive stock options, longer than five years with respect to holders of more than 10% of our common stock. The committee may permit accelerated vesting of an award upon the occurrence of certain events, including a change in control, regardless of whether the award is assumed, substituted or otherwise continued in effect by the successor corporation. The acceleration of vesting in the event of a change in the ownership or
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control may be seen as an anti-takeover provision and may have the effect of discouraging a merger proposal, a takeover attempt or other efforts to gain control of us.
Awards under the Omnibus Plan may be subject to performance goals, including revenue, cash flow, gross profit, earnings before interest and taxes, earnings before interest, taxes, depreciation and amortization and net earnings, earnings per share, margins (including one or more of gross, operating and net income margins), returns (including one or more of return on assets, equity, investment, capital and revenue and total stockholder return), stock price, economic value added, working capital, market share, cost reductions, workforce satisfaction and diversity goals, employee retention, customer satisfaction, completion of key projects and strategic plan development and implementation. The goals may reflect absolute entity or business unit performance or a relative comparison to the performance of a peer group of entities or other external measure of the selected performance criteria.
Under the Automatic Option Grant Program of the Omnibus Plan, each non-employee director who is elected to a three-year term, whether through election by our stockholders or appointment by the board of directors, will receive an automatic option grant for 12,000 shares of common stock on the date he or she is appointed, elected or re-elected. Each non-employee director who is initially elected to less than a three-year term upon the implementation of our staggered board, will receive a pro-rata option grant depending upon the length of the term for which they are elected on the date he or she is appointed, elected or re-elected. The Automatic Option Grant Program is expressly governed by the provisions of the Omnibus Plan, and neither the board of directors nor the committee has any discretionary authority to administer the Automatic Option Grant Program. Each option granted under the Automatic Option Grant Program will have an exercise price per share equal to 100% of the fair market value of the option shares on the automatic grant date, be immediately exercisable subject to vesting and have a maximum term of ten years measured from the grant date. Each automatic grant will become vested in three equal annual installments on the completion of each year of service measured from the grant date. In the event of a change in control of us, the vesting of all options granted under the Automatic Option Grant Program will accelerate and then terminate.
Unless earlier discontinued or terminated by the board, the Omnibus Plan will expire in , 2017. No awards may be made after that date. However, unless otherwise expressly provided in an applicable award agreement, any award granted under the Omnibus Plan prior to expiration may extend beyond the end of such period through the award's normal expiration date. Our board of directors may amend, suspend or terminate the Omnibus Plan at any time, provided that our board of directors will get stockholder approval when necessary to not violate the rules of the NASDAQ Global Market, to allow the grant of incentive stock options, to increase the number of shares of common stock authorized under the Omnibus Plan, to grant or reprice options or SARs with an exercise price less than the fair market value of the common stock, or to prevent the grant of options or SARs that would qualify under Section 162(m) of the Internal Revenue Code of 1986, as amended. The committee may not amend an outstanding award in a manner that adversely affects the holder of the award without the holder's consent.
401(k) Plan
We maintain a tax-qualified retirement plan that provides eligible employees an opportunity to save for retirement on a tax-advantaged basis. Eligible employees, upon meeting certain length-of-service requirements, are able to defer up to 90% of their eligible compensation, subject to applicable annual Internal Revenue Code limits. The 401(k) plan permits us to make matching contributions and profit sharing contributions to eligible participants, although such contributions are not required. Currently, we match up to $0.25 per dollar contributed by the applicable employee up to the first two percent of such employee's compensation. Pre-tax contributions are allocated to each participant's individual account and are then invested in selected investment alternatives according to the participants' directions. Employee contributions are 100% vested at all times; and employer
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contributions are subject to a four-year pro rata vesting schedule. The 401(k) plan is intended to qualify under Sections 401(a) and 501(a) of the Internal Revenue Code. As a tax-qualified retirement plan, contributions to the 401(k) plan and earnings on these contributions are not taxable to the employees until distributed from the 401(k) plan and all contributions are deductible by us when made.
Limitation of Liability and Indemnification of Officers and Directors
Under our amended and restated certificate of incorporation and amended and restated bylaws, we must indemnify, and may advance expenses to, any and all persons whom we have the power to indemnify under section 145 of the Delaware General Corporation Law, including our directors, officers, employees and agents, to the fullest extent permitted by the General Corporation Law of the State of Delaware. In addition, our amended and restated certificate of incorporation provides that our directors will not be personally liable for monetary damages to us for breaches of their fiduciary duty as directors, unless they violated their duty of loyalty to us or our stockholders, acted in bad faith, knowingly or intentionally violated the law, authorized illegal dividends or redemptions or derived an improper personal benefit from their actions as directors.
Under our amended and restated bylaws, we are also permitted to enter into indemnification agreements and purchase insurance to the extent permitted by section 145 of the Delaware General Corporation Law. We have procured and intend to maintain a directors and officers liability insurance policy that insures such persons against the costs of defense, settlement or payment of a judgment under certain circumstances. In addition, we intend to enter into indemnification agreements with each of our directors and officers. These agreements, among other things, require us to indemnify each director and officer to the fullest extent permitted by Delaware law, including indemnification of expenses such as attorneys' fees, judgments, fines and settlement amounts incurred by the director or officer in any action or proceeding, including any action or proceeding by or in right of us, arising out of the person's services as a director or officer. At present, we are not aware of any material pending or threatened litigation or proceeding involving any of our directors, officers, employees or agents in which indemnification would be required or permitted. We believe the provisions in our amended and restated certificate of incorporation, our amended and restated bylaws and indemnification agreements are necessary to attract and retain qualified persons as directors and officers.
There is no material pending litigation or proceeding naming any of our directors or officers as to which indemnification is being sought, nor are we aware of any material pending or threatened litigation that may result in claims for indemnification by any director or officer.
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TRANSACTIONS WITH RELATED PERSONS
Since January 1, 2004, there has not been, nor is there any proposed transaction in which we were or will be a party or in which we were or will be a participant, involving an amount that exceeded or will exceed $120,000 and in which any director, executive officer, beneficial owner of more than 5% of any class of our voting securities, or any member of the immediate family of any of the foregoing persons had or will have a direct or indirect material interest, other than the compensation arrangements and other agreements and transactions which are described in "Executive Officer and Director Compensation" and the transactions described below.
Investor Rights Agreement and Voting Agreement
On June 6, 2000, we entered into an Investor Rights Agreement with the purchaser of our outstanding preferred stock, Ensign Group Investments, L.L.C., and our founders, including Roy E. Christensen, Christopher R. Christensen, Douglas M. Easton, Gregory K. Stapley, J. Richard Toolson, V. Jay Brady and Charles M. Blalack. The preferred stock held by Ensign Group Investments, L.L.C. will convert into 2,741,180 shares of common stock upon the consummation of this offering, whereupon Ensign Group Investments, L.L.C. will be entitled to rights with respect to the registration of its shares under the Securities Act. Ensign Group Investments, L.L.C. is provided certain rights to demand registration of the shares of common stock issuable upon conversion of its preferred stock, and to participate in certain registrations of our common stock that we may decide to do, from time to time. These rights terminate upon the earlier of three years after this offering or such time as all of the shares of registrable securities may be sold under Rule 144 under the Securities Act during any three-month period. One of our directors, Charles M. Blalack, is a manager of Ensign Group Investments, L.L.C. and may be deemed the beneficial owner of our capital stock held by Ensign Group Investments L.L.C. Mr. Blalack serves on our board of directors pursuant to a Voting Agreement, dated June 6, 2000, between Ensign Group Investments, L.L.C. and our founding stockholders, which will terminate automatically upon the closing of this offering. Ensign Group Investments, L.L.C. owns more than 5% of our capital stock.
Family Relationships
V. Jay Brady, who is an employee of ours, is the son-in-law of Roy Christensen and the brother-in-law of Christopher Christensen. Mr. Brady served as President of The Flagstone Group, Inc. from January 2006 to May 2007. He previously served as our Vice President of Executive Development from March 2004 to January 2006, and as Chief Executive Officer and administrator of one of our facilities from 1999 to March 2004. In 2006, we paid Mr. Brady total cash compensation of $383,423, and we granted him options to purchase up to 42,500 shares of our common stock at an exercise price of $7.50 per share under our 2005 Plan. These options expire on July 25, 2016. In 2005, we paid Mr. Brady total compensation of $356,531. In 2004, we paid Mr. Brady total cash compensation of $320,528.
Covey Christensen, who is the executive director of one of our facilities, is the son of Roy Christensen and the brother of Christopher Christensen. In 2006, we paid Covey Christensen total cash compensation of $287,491, and we granted him options to purchase up to 4,000 shares of our common stock at an exercise price of $7.50 per share under our 2001 Plan. These options expire on July 25, 2016. In 2005, we paid Covey Christensen total cash compensation of $267,201, and we granted him options to purchase up to 8,000 shares of our common stock at an exercise price of $5.75 per share under our 2005 Plan. These options expire on October 31, 2015. In 2004, we paid Covey Christensen total cash compensation of $164,133.
Tyler Albrechtsen, who is the executive director of one of our facilities, is the brother of John Albrechtsen. In 2006, we paid Tyler Albrechtsen total cash compensation of $100,753, and we granted
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him options to purchase up to 10,000 shares of our common stock at an exercise price of $7.50 per share, 8,000 of which were under our 2001 Plan, and 2,000 of which were under our 2005 Plan. These options expire on July 25, 2016.
Repurchase of Our Common Stock
On April 11, 2005, Douglas M. Easton, our former Chief Financial Officer, entered into a letter agreement with Dudley A. Rauch, a former director of our Company and trustee of the Rauch Family Living Trust u/t/d 3/1/99, whereby Mr. Easton agreed to sell the Rauch Family Living Trust 300,000 shares of our common stock held by Mr. Easton for an aggregate purchase price of $1,725,000 and grant a call option on an additional 300,000 shares of our common stock held by Mr. Easton for an option purchase price of $0.50 per share, with an exercise price of $7.00 per share and expiration date of May 1, 2006.
On April 26, 2005, we purchased a call option on 300,000 shares of our common stock held by Mr. Easton for an option purchase price of $0.50 per share, with an exercise price of $7.00 per share and expiration date of May 1, 2006. We exercised this option and purchased all 300,000 shares pursuant to this option on March 30, 2006, for an aggregate purchase price of $2,100,000.
Also on April 26, 2005, we repurchased 300,000 shares of our common stock from Mr. Easton under a stock purchase agreement of the same date for an aggregate purchase price of $1,725,000.
Additionally, on April 29, 2005, we entered into a partial assignment of purchase rights under letter agreement with Mr. Easton and the Rauch Family Living Trust, pursuant to which the Rauch Family Living Trust assigned to us its right to purchase 100,000 shares of our common stock held by Mr. Easton for an aggregate price of $575,000. We purchased all 100,000 of these shares pursuant to this assignment immediately thereafter.
Also on April 29, 2005, we entered into a partial assignment of option rights under letter agreement with Mr. Easton and the Rauch Family Living Trust, pursuant to which the Rauch Family Living Trust assigned to us its option to purchase 100,000 shares of our common stock held by Mr. Easton for an option purchase price of $0.50 per share, with an exercise price of $7.00 per share and expiration date of May 1, 2006. We exercised this option and purchased all 100,000 shares pursuant to this option on March 30, 2006, for an aggregate purchase price of $700,000.
All of the stock repurchased by us from Mr. Easton in the foregoing transactions was made available for issuance under the 2005 Plan.
Indemnification Provisions
We intend to enter into indemnification agreements with each of our directors and officers. These indemnification agreements, and our certificate of incorporation and bylaws, require us to indemnify our directors and officers to the fullest extent permitted by Delaware law.
Policies and Procedures for Transactions with Related Persons
After the effectiveness of the registration statement of which this prospectus forms a part, we expect that our audit committee will review for potential conflict of interest situations, on an ongoing basis, any future proposed transaction, or series of transactions, with related persons, and either approve or disapprove each reviewed transaction or series of related transactions with related persons.
On , 2007, we adopted a written policy and procedures with respect to related person transactions, which includes specific provisions for the approval of related person transactions. Pursuant to this policy, related person transactions include a transaction, arrangement or relationship or series of similar transactions, arrangements or relationships, in which we and certain enumerated
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related persons participate, the amount involved exceeds $120,000 and the related person has a direct or indirect material interest.
In the event that a related party transaction is identified, such transaction must be reviewed and approved or ratified by our audit committee. If it is impracticable for our audit committee to review such transaction, the transaction will be reviewed by the chair of our audit committee, whereupon the chair of our audit committee will report to the audit committee the approval or disapproval of such transaction.
In reviewing and approving related person transactions, the audit committee, or its chair, shall consider all information that the audit committee, or its chair, believes to be relevant and important to a review of the transaction. The audit committee or its chair, as the case may be, shall approve only those related person transactions that are determined to be in, or not inconsistent with, our best interests and that of our stockholders, taking into account all available relevant facts and circumstances available to the audit committee or the chair. These facts and circumstances will typically include, but not be limited to, the benefits of the transaction to us; the impact on a director's independence in the event the related person is a director, an immediate family member of a director or an entity in which a director is a partner, stockholder or executive officer; the availability of other sources for comparable products or services; the terms of the transaction; and the terms of comparable transactions that would be available to unrelated third parties or to employees generally. No member of the audit committee shall participate in any review, consideration or approval of any related person transaction with respect to which the member or any of his or her immediate family members is the related person.
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PRINCIPAL AND SELLING STOCKHOLDERS
The following table indicates information as of December 31, 2006 regarding the ownership of our common stock by:
The number of shares beneficially owned and the percentage of shares beneficially owned are based on 16,434,780 shares of common stock outstanding as of December 31, 2006, which assumes the conversion of all of our outstanding preferred stock into 2,741,180 shares of common stock upon the completion of this offering. The percentage of shares beneficially owned after this offering includes shares of common stock being offered but does not include the shares that are subject to the underwriters' over-allotment option. Beneficial ownership is determined in accordance with the rules and regulations of the Securities and Exchange Commission. Except for outstanding options issued under our equity incentive plans, there are no outstanding rights to purchase shares of our common stock that are exercisable by the persons included in this table. Shares subject to options that are exercisable within 60 days following December 31, 2006 are deemed to be outstanding and beneficially owned by the optionee for the purpose of computing share and percentage ownership of that optionee, but are not deemed to be outstanding for the purpose of computing the percentage ownership of any other person. Except as indicated in the footnotes to this table, and as affected by applicable community property laws, all persons listed have sole voting and investment power for all shares shown as beneficially owned by them. Except as indicated in the footnotes to this table, the business address
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of each person listed below who is known by us to beneficially own more than 5% of our shares of common stock is 27101 Puerta Real, Suite 450, Mission Viejo, California 92691.
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Beneficially Owned Before the Offering
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Beneficially Owned After the Offering
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Name and Address of Beneficial Owners
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Number of
Shares(1) |
Percent(1)
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Number of Shares
Being Offered By Selling Stockholders in this Offering |
Number of Shares
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Percent
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Named Executive Officers and Directors: | |||||||||||
Christopher R. Christensen(3) | 3,893,000 | 23.7 | |||||||||
Alan J. Norman(4) | 329,000 | 2.0 | |||||||||
Gregory K. Stapley(5) | 1,192,000 | 7.3 | |||||||||
John P. Albrechtsen(6) | 95,500 | * | |||||||||
David M. Sedgwick(7) | 98,000 | * | |||||||||
Roy E. Christensen(8) | 3,910,000 | 23.8 | |||||||||
Antoinette T. Hubenette | 30,000 | * | |||||||||
Thomas A. Maloof(9) | 130,000 | * | |||||||||
Charles M. Blalack(10) | 3,033,180 | 18.5 | |||||||||
All Executive Officers and Directors as a Group (12 persons)(11) | 13,049,680 | 79.4 | |||||||||
Other Five Percent Stockholders: |
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Ensign Group Investments, L.L.C.(12) | 2,741,180 | 16.7 |
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DESCRIPTION OF CERTAIN INDEBTEDNESS
Term Loan with General Electric Capital Corporation
On December 29, 2006, a number of our independent real estate holding subsidiaries jointly entered into a Third Amended and Restated Loan Agreement with General Electric Capital Corporation, which consists of an approximately $64.7 million multiple-advance term loan, approximately $55.7 million of which has been drawn down. This term loan expires on June 29, 2016, and is currently secured by the real and personal property comprising the ten facilities owned by these subsidiaries.
The term loan has been funded in advances, with each advance bearing interest at a separate rate. The interest rates range from 7.50% per annum for the initial advance to 6.95% for the most recent advance. Subject to certain conditions, we may also receive additional advances that would bear interest at the rate of 2.25% plus the applicable U.S. Treasury rate at the time of advance.
The proceeds of the advances made under this term loan have been used to refinance an existing loan from General Electric Capital Corporation on four of the properties, and to acquire the fee interests in two other properties that we were previously leasing with options to purchase. We expect that the balance of the proceeds will be used to finance improvements to some of our existing properties and to acquire additional properties.
In connection with this term loan, we have guaranteed the full and prompt payment and performance of all the obligations of our real estate holding subsidiaries under the loan documents for this term loan.
In the event of our default under the Third Amended and Restated Loan Agreement, all amounts owed by our subsidiaries, and guaranteed by us, under this loan agreement and any other loan with General Electric Capital Corporation, including the revolving credit loan discussed below, would become immediately due and payable. In addition, in the event of our default under this term loan, General Electric Capital Corporation has the right to take control of our facilities encumbered by the loan to the extent necessary to make such payments and perform such acts required under the loan.
As of December 31, 2006, our borrowing subsidiaries had $55.7 million outstanding on this term loan, with the right to draw an additional $9.0 million upon meeting certain covenants under the loan documents.
Revolving Credit Facility with General Electric Capital Corporation
On March 25, 2004, we entered into an Amended and Restated Loan and Security Agreement, as amended on December 3, 2004, with General Electric Capital Corporation, which consisted of a $20.0 million revolving credit facility. This credit facility expired in March 2007 but was extended until June 22, 2007. We expect to further extend this facility for an additional 18 months. Concurrent with this 18-month extension, we are in the process of negotiating with a lender to replace this revolver with a larger credit facility collateralized by a first priority security interest in substantially all of our assets.
In connection with the revolving credit loan, we and the majority of our subsidiaries granted a first priority security interest to General Electric Capital Corporation in, among other things: (1) all accounts, accounts receivable and rights to payment of every kind, contract rights, chattel paper, documents and instruments with respect thereto, and all of our rights, remedies, securities and liens in, to, and in respect of our accounts, (2) all moneys, securities, and other property and the proceeds thereof under the control of General Electric Capital Corporation and its affiliates, (3) all right, title and interest in, to and in respect of all goods relating to or resulting in accounts, (4) all deposit accounts into which our accounts are deposited, (5) general intangibles and other property of every kind relating to our accounts, (6) all other general intangibles, including, without limitation, proceeds
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from insurance policies, intellectual property rights, and goodwill, (7) inventory, machinery, equipment, tools, fixtures, goods, supplies, and all related attachments, accessions and replacements, and (8) proceeds, including insurance proceeds, of all of the foregoing. In the event of our default, General Electric Capital Corporation has the right to take possession of the foregoing with or without judicial process.
The revolving credit loan bears interest at the prime rate of interest as designated as such by Citibank, N.A., or any successor thereto, as the same may fluctuate from time to time, plus a margin of 1%. In connection with the revolving credit loan, we paid a commitment fee of $200,000, and, so long as the loan is available to us, we will pay a loan management fee to this lender equal to 0.08% of the average amount of the outstanding principal balance of the revolving credit loan during the preceding month.
The proceeds of the loans under the revolving credit loan have been and continue to be used for working capital and other expenses arising in our ordinary course of business.
As of December 31, 2006, we had no amounts outstanding under the revolving credit loan, but approximately $8.4 million was pledged to secure outstanding letters of credit.
Mortgage Loan with Wells Fargo Bank, N.A.
Cherry Health Holdings, Inc., one of our real estate holding subsidiaries, is the borrower under a mortgage loan that it assumed in October 2006. The Loan Assumption Agreement was entered into with Wells Fargo Bank, N.A. as Trustee for GMAC Commercial Mortgage Securities, Inc., the original lender. At the time of the Loan Assumption Agreement, the principal balance outstanding under the corresponding promissory note was approximately $2.1 million. The unpaid balance of principal and accrued interest from the mortgage loan is due on September 1, 2008, and is not prepayable until March 2008. The mortgage loan bears interest at the rate of 7.49% per annum.
The mortgage loan is secured by Cherry Health Holdings Inc.'s interest in the Pacific Care Center facility and the rents, issues and profits thereof, as well as all personal property used in the operation of the facility. Cherry Health Holdings, Inc. does not operate the property, rather, it leases the property to Hoquiam Healthcare, Inc., an operating subsidiary of our subsidiary, the Flagstone Group, Inc.
In connection with the mortgage loan, we have guaranteed the full and prompt payment and performance of all the obligations of Cherry Health Holdings, Inc. under the loan and assumption documents.
Continental Wingate Associates, Inc. Mortgage Loan
Ensign Southland LLC, a subsidiary of The Ensign Group, Inc., entered into a mortgage loan on January 30, 2001 with Continental Wingate Associates, Inc. The mortgage loan is insured with the U.S. Department of Housing and Development, or HUD, which subjects our Southland facility to HUD oversight and periodic inspections. As of December 31, 2006, the balance outstanding on this mortgage loan was approximately $6.8 million. The unpaid balance of principal and accrued interest from this mortgage loan is due on February 1, 2027. The mortgage loan bears interest at the rate of 7.5% per annum.
This mortgage loan is secured by the real property comprising the Southland Care Center facility and the rents, issues and profits thereof, as well as all personal property used in the operation of the facility.
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The following description of our securities and provisions of our amended and restated certificate of incorporation and amended and restated bylaws is only a summary. For a more complete understanding of these documents, you should refer to the copies of our amended and restated certificate and amended and restated bylaws which have been filed with the Securities and Exchange Commission as exhibits to our registration statement, of which this prospectus forms a part. The description of common stock and preferred stock reflect changes to our capital structure that will occur upon the closing of this offering in accordance with the terms of the amended and restated certificate of incorporation that will be adopted by us immediately prior to the closing of this offering.
Upon the closing of this offering, our authorized capital stock will consist of shares of common stock, par value $0.001 per share, and shares of preferred stock, par value $0.001 per share.
Common Stock
At December 31, 2006, 13,693,600 shares of common stock were outstanding and held of record by 177 holders. The holders of our common stock are entitled to one vote for each share held of record on all matters submitted to a vote of the stockholders, including the election of directors, and do not have cumulative voting rights. Accordingly, the holders of a majority of the shares of common stock entitled to vote in any election of directors can elect all of the directors standing for election, if they so choose. The shares of common stock offered by this prospectus, when issued, will be fully paid and non-assessable and will not be subject to any redemption or sinking fund provisions. The holders of our common stock do not have any preemptive, subscription or conversion rights.
The holders of our common stock are entitled to receive dividends declared by the board of directors out of legally available funds, subject to the rights of preferred stockholders, if any, and the terms of any existing or future agreements between us and our lenders. In the event of our liquidation, dissolution or winding up, common stockholders are entitled to share ratably in all assets legally available for distribution after payment of all debts and other liabilities, and subject to the prior rights of any holders of outstanding shares of preferred stock, if any.
Preferred Stock
As of December 31, 2006, there were 685,295 shares of Series A preferred stock held by one stockholder of record. Upon consummation of this offering, each share of Series A preferred stock will convert into four shares of our common stock such that all of the outstanding preferred stock will convert into an aggregate of 2,741,180 shares of our common stock.
Upon the closing of this offering, the board of directors will be authorized to issue from time to time up to an aggregate of shares of preferred stock in one or more series and to fix or alter the designations, preferences, rights and any qualifications, limitations or restrictions of the shares of each of these series, including the dividend rights, dividend rates, conversion rights, voting rights, term of redemption, including sinking fund provisions, redemption price or prices, liquidation preferences and the number of shares constituting any series or designations of a series without further vote or action by the stockholders. The issuance of preferred stock may have the effect of delaying, deferring or preventing a change in control of us without further action by the stockholders, could decrease the amount of earnings and assets available for distribution to the holders of our common stock, and may adversely affect the voting and other rights of the holders of common stock. The issuance of preferred stock with voting and conversion rights may adversely affect the voting power of the holders of common stock, including the loss of voting control. We currently have no plans to issue any shares of preferred stock.
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We believe that the ability to issue preferred stock without the expense and delay of a special stockholders' meeting will provide us with increased flexibility in structuring possible future financings and acquisitions, and in meeting other corporate needs that might arise. This also permits the board of directors to issue preferred stock containing terms which could impede the completion of a takeover attempt, subject to limitations imposed by the securities laws. The board of directors will make any determination to issue these shares based on its judgment as to the best interests of us and our stockholders at the time of issuance. This could discourage an acquisition attempt or other transaction which stockholders might believe to be in their best interests or in which they might receive a premium for their stock over the then market price of the stock.
Anti-Takeover Provisions
We are subject to the provisions of Section 203 of the Delaware General Corporation Law. Subject to exceptions, Section 203 prohibits a publicly-held Delaware corporation from engaging in a "business combination" with an "interested stockholder" for a period of three years from the date of the transaction in which the person became an interested stockholder, unless the interested stockholder attained this status with the approval of the board of directors or unless the business combination is approved in a prescribed manner. A "business combination" includes mergers, asset sales and other transactions resulting in a financial benefit to the interested stockholder. Subject to exceptions, an "interested stockholder" is a person who, together with affiliates and associates, owns, or within three years did own, 15% or more of the corporation's outstanding voting stock. This statute could prohibit or delay the accomplishment of mergers or other takeover or change in control attempts with respect to us and, accordingly, may discourage attempts to acquire us. In addition, provisions of the certificate of incorporation and bylaws that will become effective on or before the closing of this offering may make it more difficult to acquire control of us. These provisions could deprive stockholders of the opportunity to realize a premium on the shares of common stock owned by them and may adversely affect the prevailing market price of our common stock. These provisions are intended to:
Classified Board of Directors; Removal and Filling Vacancies. Upon the closing of this offering, our certificate of incorporation and bylaws will provide for our board of directors to be divided into three classes of directors serving staggered, three-year terms. The classification of our board of directors has the effect of requiring at least two annual stockholder meetings, instead of one, to replace a majority of members of the board. Subject to the rights of the holders of any outstanding series of preferred stock, the certificate of incorporation will authorize only the board of directors to fill vacancies, including newly created directorships. Accordingly, this provision could prevent a stockholder from obtaining majority representation on our board of directors by enlarging the board of directors and filling the new directorships with its own nominees. The certificate of incorporation will also provide that directors may be removed by stockholders only for cause and only by the affirmative vote of holders of a majority of the outstanding shares of voting stock.
Special Stockholder Meetings. The certificate of incorporation that will become effective on or before the closing of this offering will provide that special meetings of the stockholders for any purpose
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or purposes, unless required by law, shall be called by the chairman of the board of directors, the chief executive officer or a majority of the board of directors. This limitation on the right of stockholders to call a special meeting could make it more difficult for stockholders to initiate actions that are opposed by the board of directors. These actions could include the removal of an incumbent director or the election of a stockholder nominee as a director. They could also include the implementation of a rule requiring stockholder ratification of specific defensive strategies that have been adopted by the board of directors with respect to unsolicited takeover bids. In addition, the limited ability of the stockholders to call a special meeting of stockholders may make it more difficult to change the existing board and management.
Amendment of Provisions in the Certificate of Incorporation. The certificate of incorporation that will become effective on or before the closing of this offering will generally require the affirmative vote of the holders of at least two-thirds of the outstanding voting stock in order to amend any provisions of the certificate of incorporation concerning:
These voting requirements will make it more difficult for minority stockholders to make changes in the certificate of incorporation that could be designed to facilitate the exercise of control over us.
Options
As of December 31, 2006, options to purchase a total of 1,244,000 shares of common stock were outstanding, and there were up to 394,800 unissued shares of common stock under our 2001 Stock Option, Deferred Stock and Restricted Stock Plan and our 2005 Stock Incentive Plan that were available for issuance. For a more complete discussion of our stock option plans, please see "ManagementExecutive Compensation" and "Employee Benefit Plans."
Registration Rights
Upon consummation of this offering, the holders of 2,741,180 shares of our common stock, or their transferees, will be entitled to certain rights with respect to the registration of such shares, or registrable securities, under the Securities Act, as follows:
Demand Registration Rights. Commencing after six months after the closing of this offering, the holders of shares representing at least a majority of the registrable securities may request that we register all or at least 30% of their shares of registrable securities, or a lesser percentage with an aggregate offering price greater than $5.0 million, net of underwriter discounts and sales commissions. Upon their request, we must, subject to some restrictions and limitations, use commercially reasonable efforts to cause a registration statement covering the number of shares of registrable securities that are subject to the request to become effective. The holders of registrable securities may only require us to file a maximum of one registration statement in response to their demand registration rights, and we may delay such registration under certain circumstances for up to 120 days no more than once in any 12-month period.
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Piggyback Registration Rights. Except with respect to this offering, in the event that we propose to register any of our securities under the Securities Act, the holders of registrable securities are entitled to notice of such registration and are entitled to include their registrable securities in such registration, subject to certain marketing and other limitations and exceptions. These registration opportunities are unlimited, but the number of shares that may be registered may be cut back in limited situations by the underwriters.
Form S-3 Registration Rights. The holders of shares representing at least 30% of the registrable securities may request that we register their shares if we are eligible to file a registration statement on Form S-3 and if the aggregate price of the shares sought to be offered to the public by the holders of registrable securities is at least $1.0 million, net of any underwriter discounts and sales commissions. The holders of registrable securities may only require us to file three registration statements on Form S-3, and we may delay such registration under certain circumstances for up to 120 days no more than once in any 12-month period.
We are generally obligated to bear the expenses, other than underwriting discounts and sales commissions, of these registrations. These registration rights terminate upon the earlier of three years after this offering or such time as all of the shares of registrable securities may be sold under Rule 144 under the Securities Act, during any three-month period.
Transfer Agent and Registrar
The transfer agent and registrar for our common stock is
NASDAQ Global Market Listing
We intend to apply for listing of our common stock on the NASDAQ Global Market under the symbol "ENSG."
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SHARES ELIGIBLE FOR FUTURE SALE
Prior to this offering, there has been no public market for our common stock. Future sales of our common stock in the public market, or the availability of such shares for sale in the public market, could adversely affect market prices prevailing from time to time. As described below, only a limited number of shares will be available for sale shortly after this offering due to contractual and legal restrictions on resale. Nevertheless, sales of shares of our common stock in the public market after such restrictions lapse, or the perception that those sales may occur, could adversely affect the prevailing market price at such time and our ability to raise equity capital in the future.
Upon completion of this offering, we will have shares of common stock outstanding, assuming no exercise of any options after December 31, 2006. Of this amount, the shares offered by this prospectus will be available for immediate sale in the public market as of the date of this prospectus. Following the expiration of lock-up agreements with the representatives of the underwriters, which extend for a period of not less than 180 days from the date of execution of the underwriting agreement, additional shares will be available for sale in the public market, subject in some cases to compliance with the volume and other limitations of Rule 144 and Rule 701 of the Securities Act.
Days after the Date of this Prospectus
|
Approximate Number of Shares Eligible for Future Sale
|
Comment
|
||
---|---|---|---|---|
Upon effectiveness | Freely tradable shares sold in this offering | |||
90 days | Shares eligible for sale under Rule 144, 144(k) or 701 | |||
180 days | Lock-up released; shares eligible for sale under Rules 144, 144(k) or 701 | |||
Over 180 days | Restricted securities held for less than one year |
In general, under Rule 144 as currently in effect, a person who has beneficially owned shares for at least one year is entitled to sell, within any three-month period commencing 90 days after the date of this prospectus, a number of shares that does not exceed the greater of:
A person who is not deemed to have been an affiliate of ours at any time during the 90 days immediately preceding a sale and who has beneficially owned the shares proposed to be sold for at least two years is entitled to sell such shares under Rule 144(k) without regard to the manner of sale, public information, volume limitation or notice provisions of Rule 144. Persons deemed to be affiliates of ours must always sell under the limitations imposed by Rule 144, even after the applicable holding periods have been satisfied.
Unless they rely upon a different exemption, any employee, director, officer, consultant or advisor who purchased shares of our common stock under a written compensatory plan or contract is entitled to rely on the resale provisions of Rule 701 of the Securities Act, which permits nonaffiliates to sell these shares without having to comply with the public information, holding period, volume limitation or notice provisions of Rule 144 and permits affiliates to sell these shares without having to comply with the Rule 144 holding period restrictions, in each case commencing 90 days after the date of this prospectus, subject to the 180-day restrictive period under the lock-up agreements.
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As a result of the lock-up agreements described below and the provisions of Rule 144, 144(k) and 701, assuming such shares have been released from any repurchase right we may hold, these shares of restricted securities will be available for sale in the public market as follows:
We are unable to estimate the number of shares that will be sold under Rules 144, 144(k) and 701, since this will depend on the market price for our common stock, the personal circumstances of the sellers and other factors.
We, our directors and executive officers, the holders of a majority of our outstanding stock and a majority of our optionholders have agreed that, subject to certain exceptions, including those described in "Underwriting", they will not sell any common stock without the prior written consent of D.A. Davidson & Co. for a period of 180 days from the date of the execution of the underwriting agreement.
The 180-day restricted period described in the preceding paragraph will be extended, as described in "Underwriting", if:
in which case the restrictions described in the preceding paragraph will continue to apply until the expiration of the 18-day period beginning on the issuance of the earnings release or the occurrence of the material news or material event.
We intend to file a registration statement on Form S-8 under the Securities Act as soon as practicable after the completion of the offering to register shares of common stock subject to outstanding stock options or reserved for issuance under our stock plans. This registration will permit the resale of these shares by nonaffiliates in the public market without restriction under the Securities Act, upon completion of the lock-up period described above. Shares registered under the Form S-8 registration statement held by affiliates of ours will be subject to Rule 144 volume limitations. As of December 31, 2006, there were outstanding options under our stock option plans to purchase 1,244,000 shares of common stock issuable upon the exercise of outstanding options at a weighted average exercise price of $6.17 per share. See "ManagementExecutive Compensation" and "ManagementEmployee Benefit Plans."
Holders of 2,741,180 shares of common stock have registration rights with respect to their shares. Registration of these securities would enable these shares to be freely tradable without restriction under the Securities Act.
See also "Risk FactorsThe large number of shares eligible for sale following this offering may depress the market price of our common stock."
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MATERIAL U.S. FEDERAL INCOME AND ESTATE TAX
CONSIDERATIONS FOR NON-U.S. HOLDERS
The following discussion is a summary of the material U.S. federal income tax considerations generally applicable to the purchase, ownership and disposition of our common stock by Non-U.S. Holders. For purposes of this summary, a "non-U.S. holder" is any holder other than a citizen or resident of the United States; a corporation (or other entity treated as a corporation for United States income tax purposes) organized under the laws of the United States, any state or the District of Columbia; an estate, the income of which is subject to U.S. federal income taxation regardless of its source; a trust if it (i) is subject to the primary supervision of a court within the United States and one or more U.S. persons have the authority to control all substantial decisions of the trust, or (ii) has a valid election in effect under applicable U.S. Treasury regulations to be treated as a U.S. person.
This summary deals only with our common stock held as capital assets by holders who purchase common stock in this offering. This discussion does not cover all aspects of U.S. federal income taxation that may be relevant to the purchase, ownership or disposition of our common stock by prospective investors in light of their particular circumstances. In particular, this discussion does not address all of the tax considerations that may be relevant to certain types of investors subject to special treatment under U.S. federal income tax laws, such as:
If a partnership or other flow-through entity is a beneficial owner of common stock, the tax treatment of a partner in the partnership or an owner of the entity will depend upon the status of the partner or other owner and the activities of the partnership or other entity. Accordingly, partnerships and flow-through entities that hold our common stock and partners or owners of such partnerships or entities, as applicable, should consult their own tax advisors. Special rules may also apply to you if you are a "controlled foreign corporation" or a "passive foreign investment company," or are otherwise subject to special treatment under the Code. Any such holders should consult their own tax advisors to determine the U.S. federal, state, local and non-U.S. income and other tax consequences that may be relevant to them.
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Furthermore, this summary is based upon the provisions of the Internal Revenue Code of 1986, as amended, or the Code, the Treasury regulations promulgated thereunder and administrative and judicial interpretations thereof, all as of the date hereof. Such authorities may be repealed, revoked, modified or subject to differing interpretations, possibly on a retroactive basis, so as to result in U.S. federal income tax consequences materially different from those discussed below. We have not received a ruling from the Internal Revenue Service, or the IRS, with respect to any of the matters discussed herein, and therefore there can be no assurance that the IRS would agree with the conclusions stated herein. This discussion does not address any state, local or non-U.S. tax considerations.
If you are considering the purchase of our common stock, we urge you to consult your own tax advisors concerning the particular U.S. federal income tax consequences to you of the purchase, ownership and disposition of our common stock, as well as any consequences to you arising under state, local and non-U.S. tax laws.
Dividends
Dividends paid to you (to the extent paid out of our current or accumulated earnings and profits, as determined for U.S. federal income tax purposes) generally will be subject to U.S. federal withholding tax at a 30% rate, or such lower rate as may be specified by an applicable tax treaty. However, dividends that are effectively connected with a trade or business you conduct within the United States, or, if certain tax treaties apply to you, are attributable to a permanent establishment you maintain in the United States, are not subject to the U.S. federal withholding tax, but instead are subject to U.S. federal income tax on a net income basis at the applicable graduated individual or corporate rates. Special certification and disclosure requirements must be satisfied for effectively connected income to be exempt from withholding. If you are a corporation, any such effectively connected dividends that you receive may be subject to an additional branch profits tax at a 30% rate or such lower rate as may be specified by an applicable income tax treaty.
If you wish to claim the benefit of an applicable treaty rate for dividends paid on our common stock, you must provide the withholding agent with a properly executed IRS Form W-8BEN, claiming an exemption from or reduction in withholding under the applicable income tax treaty. In the case of common stock held by a foreign intermediary (other than a "qualified intermediary"), the intermediary generally must provide an IRS Form W-8IMY and attach thereto an appropriate certification by each beneficial owner for which it is receiving the dividends.
If you are eligible for a reduced rate of U.S. federal withholding tax pursuant to an applicable income tax treaty, you may obtain a refund of any excess amounts withheld by filing an appropriate claim for refund with the IRS.
Sale, Exchange or Other Taxable Disposition of Common Stock
You generally will not be subject to U.S. federal income tax with respect to gain recognized on a sale, exchange or other taxable disposition of shares of our common stock except in the following situations:
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The FIRPTA rules may apply to a sale, exchange or other disposition of common stock if we are or have been a "United States real property holding corporation" for U.S. federal income tax purposes at any time during the shorter of the five-year period preceding such disposition and your holding period in the common stock, and (i) you beneficially own, or have owned, more than 5% of the total fair market value of our common stock at any time during the five-year period preceding such disposition, or (ii) our common stock has ceased to be traded on an established securities market prior to the beginning of the calendar year in which the sale or disposition occurs.
U.S. Federal Estate Tax
Shares of our common stock held by an individual Non-U.S. Holder at the time of his or her death will be included in such Non-U.S. Holder's gross estate for U.S. federal estate tax purposes, unless an applicable estate tax treaty provides otherwise.
Information Reporting and Backup Withholding
You may be subject to information reporting and backup withholding with respect to any dividends on, and the proceeds from dispositions of, our common stock paid to you, unless you comply with certain reporting procedures (usually satisfied by providing an IRS Form W-8BEN) or otherwise establish an exemption. Additional rules relating to information reporting requirements and backup withholding with respect to the payment of proceeds from the disposition of shares of our common stock will apply as follows:
In addition, the amount of any dividends paid to you and the amount of tax, if any, withheld from such payment generally must be reported annually to you and the IRS. The IRS may make such information available under the provisions of an applicable income tax treaty to the tax authorities in the country in which you reside.
Any amounts withheld under the backup withholding rules will be allowed as a refund or a credit against your U.S. federal income tax liability provided the required information is timely furnished by you to the IRS. Non-U.S. Holders should consult their own tax advisors regarding the filing of a U.S. tax return for claiming a refund of such backup withholding.
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Subject to the terms and conditions set forth in an underwriting agreement among us and the underwriters, the underwriters named below, for whom D.A. Davidson & Co. and Stifel, Nicolaus & Company, Incorporated are acting as representatives, have severally agreed to purchase from us the respective number of shares of common stock appearing opposite their names below:
Underwriters
|
Number of Shares
|
||
---|---|---|---|
D.A. Davidson & Co. | |||
Stifel, Nicolaus & Company, Incorporated | |||
|
|||
Total | |||
|
The underwriters have agreed, severally and not jointly, to purchase all of the shares shown in the above table if any of those shares are sold in this offering. If an underwriter defaults in an amount in excess of that described in the underwriting agreement, the underwriting agreement provides that the purchase commitments of the non-defaulting underwriters may be increased or the underwriting agreement may be terminated under certain circumstances.
The shares of common stock are offered by the underwriters, subject to prior sale, when, as and if issued to and accepted by them, subject to approval of legal matters by counsel for the underwriters, including confirming the validity of the shares of common stock being offered, and other conditions contained in the underwriting agreement including, among other items, the receipt of legal opinions, officers' certificates and other customary closing documents, the absence of any material adverse changes affecting us or our business and the absence of any objections from the National Association of Securities Dealers, Inc. with respect to the fairness and reasonableness of the underwriting terms.
The underwriters reserve the right to withdraw, cancel or modify offers to the public and to reject orders in whole or in part. The underwriters have advised us that they do not intend to confirm sales to any account over which they exercise discretionary authority in excess of 5% of the total number of shares offered by them.
Commissions and Discounts
The underwriters have advised us that they propose to offer the shares of our common stock to the public at the public offering price appearing on the cover page of this prospectus and to certain dealers at that price less a concession of not more than $ per share, of which up to $ may be reallowed to other dealers. After the initial offering, the public offering price, concession and reallowance to dealers may be changed.
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The following table shows the public offering price, underwriting discount and commissions, and proceeds, before expenses, to us and to the selling stockholders, both on a per share basis and in total, assuming either no exercise or full exercise by the underwriters of their over-allotment option and assuming, upon exercise in full of the over-allotment option, that the selling stockholders deliver all of the shares needed to satisfy the over-allotment option.
|
|
Total
|
||||
---|---|---|---|---|---|---|
|
Per
Share |
Without
Option |
With
Option |
|||
Public offering price | ||||||
Underwriting discount and commissions payable by us | ||||||
Proceeds, before expenses, to us | ||||||
Underwriting discount and commissions payable by the selling stockholders | ||||||
Proceeds, before expenses, to selling stockholders |
We estimate that the expenses of this offering payable by us, not including underwriting discounts and commissions, will be approximately $ , which includes legal, accounting and printing costs and various other fees associated with registering and listing our common stock. We have agreed to pay the expenses of the selling stockholders incurred in connection with this offering, other than underwriting discounts and commissions payable in respect of the shares sold by the selling stockholders.
Over-Allotment Option
The selling stockholders have granted to the underwriters an option, exercisable during the 30-day period after the date of this prospectus, to purchase up to a total of additional shares of our common stock at the public offering price per share less the underwriting discounts and commissions per share shown on the cover page of this prospectus. To the extent that the underwriters exercise this option, each underwriter will have a firm commitment, subject to conditions, to purchase approximately the same percentage of the additional shares that the number of shares of common stock to be purchased by that underwriter as shown in the above table represents as a percentage of the total number of shares shown in that table.
Indemnification
We and the selling stockholders have agreed to indemnify the underwriters against specified liabilities, including liabilities under the Securities Act, and to contribute to payments the underwriters may be required to make in respect of those liabilities.
Lock-Up Agreements
We, all of our directors and officers, certain of our employees, all of the selling stockholders and certain of our other stockholders, all of whom collectively hold approximately [ . %] of the shares of our common stock outstanding as of , 2007 have agreed that, without the prior written consent of D.A. Davidson & Co., we and they will not, during the period beginning on and including the date of the execution of the underwriting agreement through and including the date which is 180 days after the date of the execution of the underwriting agreement, directly or indirectly, offer, sell, contract to sell, pledge or otherwise dispose of, or enter into any transaction which is designed to, or might reasonably be expected to, result in the disposition of (whether by actual disposition or effective economic disposition due to cash settlement or otherwise by us or our affiliates or any person in privity with us or our affiliates), or file (or participate in filing) any registration statement with the Securities
126
and Exchange Commission (other than registration statements or Form S-8) in respect of, or establish or increase a put equivalent position or liquidate or decrease a call equivalent position with respect to, any shares of our common stock, or any securities convertible into, or exercisable or exchangeable for, shares of our common stock.
The lock-up provisions are subject to certain exceptions, including transfers of the stockholder's securities as bona fide gifts, by will or applicable laws of descent or to a trust for the benefit of the stockholder or the stockholder's immediate family or by a trust to its beneficiaries, to the stockholder's affiliates or to any investment fund or other entity controlled or managed by the stockholder, as a distribution to members, partners or stockholders of the stockholder, or to any corporation, partnership, limited liability company or other entity all of the beneficial ownership interests of which are held by the stockholder or the stockholder's immediate family, provided, among other requirements, that the transferee of such securities agrees to be locked-up to the same extent as the stockholder from whom the transferee received the securities. In addition, the lock-up provisions do not apply to shares of common stock proposed to be sold pursuant to the underwriting agreement; transactions relating to shares of common stock acquired in open market transactions after the completion of the offering so long as such transactions that are dispositions for value are not required to be reported or are voluntarily reported under Section 16(a) of the Securities Exchange Act of 1934 during the lock-up period; the establishment of a securities trading plan pursuant to Rule 10b5-1 under the Securities Exchange Act of 1934 provided that no transfers occur under such plan during the lock-up period; the issuance by us of common stock, options or other awards under our equity incentive plans (provided the recipient agrees to the lock-up); and the issuance by us of common stock upon the exercise of options or other awards under our equity incentive plans or the conversion of securities outstanding as of the date of this prospectus.
Moreover, if:
then the restrictions imposed by the preceding paragraph shall continue to apply until the expiration of the 18-day period beginning on the issuance of the earnings release, the disclosure of material news or the occurrence of the material event, as applicable.
D.A. Davidson & Co., may, in its sole discretion and at any time or from time to time, without notice, release all or any portion of the shares or other securities subject to the lock-up agreements described above. Any determination to release any shares or other securities subject to the lock-up agreements would be based on a number of factors at the time of determination, which may include the market price of the common stock, the liquidity of the trading market for the common stock, general market conditions, the number of shares or other securities proposed to be sold or otherwise transferred and the timing, purpose and terms of the proposed sale or other transfer.
Stabilization
In order to facilitate this offering of our common stock, the underwriters may engage in transactions that stabilize, maintain or otherwise affect the market price of our common stock. Specifically, the underwriters may sell more shares of common stock than they are obligated to purchase under the underwriting agreement, creating a short position. A short sale is covered if the short position is no greater than the number of shares of common stock available for purchase by the underwriters under the over-allotment option. The underwriters may close out a covered short sale by
127
exercising the over-allotment option or purchasing common stock in the open market. In determining the source of common stock to close out a covered short sale, the underwriters may consider, among other things, the market price of common stock compared to the price payable under the over-allotment option. The underwriters may also sell shares of common stock in excess of the over-allotment option, creating a naked short position. The underwriters must close out any naked short position by purchasing shares of common stock in the open market. A naked short position is more likely to be created if the underwriters are concerned that there may be downward pressure on the price of the common stock in the open market after the date of pricing of this offering that could adversely affect investors who purchase in this offering.
As an additional means of facilitating this offering, the underwriters may bid for, and purchase, common stock in the open market to stabilize the price of our common stock. The underwriting syndicate may also reclaim selling concessions allowed to an underwriter or a dealer for distributing common stock in this offering if the syndicate repurchases previously distributed common stock to cover syndicate short positions or to stabilize the price of the common stock.
The foregoing transactions, if commenced, may raise or maintain the market price of our common stock above independent market levels or prevent or slow down a decline in the market price of our common stock.
The underwriters have advised us that these transactions, if commenced, may be effected on the NASDAQ Global Market or otherwise. Neither we nor any of the underwriters make any representation that the underwriters will engage in any of the transactions described above and these transactions, if commenced, may be discontinued without notice. Neither we nor any of the underwriters make any representation or prediction as to the direction or magnitude of the effect that the transactions described above, if commenced, may have on the market price of our common stock.
Offering Price Determination
Prior to this offering, there has been no public market for our common stock. Consequently, the initial public offering price for the shares of our common stock will be determined by negotiations among us and the underwriters. The factors to be considered in determining the initial public offering price include:
An active trading market for our common stock may not develop. It is possible that the market price of our common stock after this offering may be less than the initial public offering price. In addition, the estimated initial public offering price range appearing on the cover of this prospectus is subject to change as a result of market conditions or other factors.
Electronic Offer, Sale and Distribution of Shares
This prospectus in electronic format may be made available online through online services maintained by one or more of the underwriters and/or selling group members participating in this offering, or by their affiliates. In those cases, prospective investors may view offering terms online and,
128
depending upon the particular underwriter or selling group member, prospective investors may be allowed to place orders online. Other than the electronic prospectus, the information on the websites of the underwriters, other selling group members and their affiliates is not part of this prospectus. The underwriters may agree to allocate a specific number of shares for sale to online brokerage account holders. Any such allocation for online distributions will be made by the representatives on the same basis as other allocations.
NASDAQ Global Market Listing
We intend to apply for listing of our common stock on the NASDAQ Global Market under the symbol "ENSG."
The validity of the issuance of the shares of common stock offered by this prospectus will be passed upon for us by Dorsey & Whitney LLP, Irvine, California. Certain legal matters relating to the sale of common stock in this offering will be passed upon for the underwriters by Heller Ehrman LLP, San Diego, California.
The financial statements as of December 31, 2005 and 2006, and for each of the three years in the period ended December 31, 2006, included in this prospectus and the related financial statement schedule included elsewhere in the registration statement have been audited by Deloitte & Touche LLP, an independent registered public accounting firm, as stated in their reports appearing herein and elsewhere in the registration statement (which report expresses an unqualified opinion on the financial statements and financial statement schedule and includes explanatory paragraphs (i) referring to adoption of the provisions of Statement of Financial Accounting Standards No. 123 (revised 2004) Share-Based Payment effective January 1, 2006 and (ii) referring to the restatement of the consolidated balance sheet as of December 31, 2005 and the related consolidated statement of cash flows for the two years then ended as discussed in Note 17), and have been so included in reliance upon the reports of such firm given upon their authority as experts in accounting and auditing.
WHERE YOU CAN FIND MORE INFORMATION
We have filed a registration statement on Form S-1 with the Securities and Exchange Commission under the Securities Act of 1933, as amended, with respect to the shares of common stock offered by this prospectus. This prospectus, which constitutes a part of the registration statement, does not contain all of the information set forth in the registration statement or the exhibits and schedules filed therewith. For further information with respect to us and our common stock, please see the registration statement and the exhibits and schedules filed with the registration statement. Statements contained in this prospectus regarding the contents of any contract or any other document that is filed as an exhibit to the registration statement are not necessarily complete, and each such statement is qualified in all respects by reference to the full text of such contract or other document filed as an exhibit to the registration statement. The registration statement, including its exhibits and schedules, may be inspected without charge at the Public Reference Room maintained by the Securities and Exchange Commission, located at 100 F Street, N.E., Washington, D.C. 20549, and copies of all or any part of the registration statement may be obtained from such offices upon the payment of the fees prescribed by the Securities and Exchange Commission. Please call the Securities and Exchange Commission at 1-800-SEC-0330 for further information about the public reference room. The Securities and Exchange Commission also maintains an Internet website that contains reports, proxy and information statements and other information regarding registrants that file electronically with the Securities and Exchange Commission. The address of the website is www.sec.gov.
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Upon completion of this offering, we will become subject to the information and periodic reporting requirements of the Securities Exchange Act of 1934, as amended, and, in accordance therewith, will file periodic and current reports, proxy statements and other information with the Securities and Exchange Commission. Such periodic and current reports, proxy statements and other information will be available for inspection and copying at the public reference room and on the Securities and Exchange Commission website referred to above.
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THE ENSIGN GROUP, INC.
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
|
Page
|
|
---|---|---|
|
|
|
Report of Independent Registered Public Accounting Firm |
|
F-2 |
Consolidated Balance Sheets as of December 31, 2005 (Restated) and 2006 |
|
F-3 |
Consolidated Statements of Income for the Years Ended December 31, 2004, 2005 and 2006 |
|
F-4 |
Consolidated Statements of Stockholders' Equity for the Years Ended December 31, 2004, 2005 and 2006 |
|
F-5 |
Consolidated Statements of Cash Flows for the Years Ended December 31, 2004 (Restated), 2005 (Restated) and 2006 |
|
F-6 |
Notes to Consolidated Financial Statements |
|
F-8 |
F-1
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Directors and Stockholders of
The Ensign Group, Inc.
Mission Viejo, California
We have audited the accompanying consolidated balance sheets of The Ensign Group, Inc. and subsidiaries (the "Company") as of December 31, 2006 and 2005, and the related consolidated statements of income, stockholders' equity and cash flows for each of the three years in the period ended December 31, 2006. Our audits also included the financial statement schedule listed in the Index at Item 16. These consolidated financial statements and financial statement schedule are the responsibility of the Company's management. Our responsibility is to express an opinion on these consolidated financial statements and financial statement schedule based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. Our audit included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances but not for the purpose of expressing an opinion on the effectiveness of the Company's internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, such consolidated financial statements present fairly, in all material respects, the financial position of The Ensign Group, Inc. and subsidiaries as of December 31, 2006 and 2005, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2006, in conformity with accounting principles generally accepted in the United States of America. Also, in our opinion, such financial statement schedule, when considered in relation to the basic consolidated financial statements taken as a whole, presents fairly in all material respects the information set forth therein.
As discussed in Note 2 to the consolidated financial statements, the Company adopted the provisions of Statement of Financial Accounting Standards No. 123 (revised 2004), Share-Based Payment in 2006.
As discussed in Note 17, the accompanying consolidated balance sheet as of December 31, 2005 and the related consolidated statements of cash flows for the two years then ended have been restated.
/s/ DELOITTE & TOUCHE LLP
Costa
Mesa, California
April 26, 2007
F-2
THE ENSIGN GROUP, INC. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
|
December 31,
2005 |
December 31,
2006 |
December 31,
2006 |
||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
(As Restated
See Note 17) |
|
Pro forma
(unaudited) |
||||||||||
Assets | |||||||||||||
Current assets: | |||||||||||||
Cash and cash equivalents | $ | 11,635,000 | $ | 25,491,000 | $ | 25,491,000 | |||||||
Accounts receivableless allowance for doubtful accounts of $4,959,000 and $7,543,000 at December 31, 2005 and 2006, respectively | 43,363,000 | 45,285,000 | 45,285,000 | ||||||||||
Prepaid expenses and other current assets | 4,274,000 | 4,185,000 | 4,185,000 | ||||||||||
Deferred tax assetcurrent | 4,459,000 | 8,844,000 | 8,844,000 | ||||||||||
|
|
|
|||||||||||
Total current assets | 63,731,000 | 83,805,000 | 83,805,000 | ||||||||||
Property and equipment, net |
|
|
43,644,000 |
|
|
87,133,000 |
|
|
87,133,000 |
|
|||
Insurance subsidiary deposits |
|
|
4,547,000 |
|
|
8,530,000 |
|
|
8,530,000 |
|
|||
Deferred tax asset | 3,673,000 | 3,714,000 | 3,714,000 | ||||||||||
Restricted and other assets | 2,004,000 | 2,618,000 | 2,618,000 | ||||||||||
Intangible assets, net |
|
|
1,791,000 |
|
|
2,659,000 |
|
|
2,659,000 |
|
|||
Goodwill |
|
|
|
|
|
2,072,000 |
|
|
2,072,000 |
|
|||
|
|
|
|||||||||||
Total assets | $ | 119,390,000 | $ | 190,531,000 | $ | 190,531,000 | |||||||
|
|
|
|||||||||||
Liabilities and stockholders' equity |
|
|
|
|
|
|
|
|
|
|
|||
Current liabilities: | |||||||||||||
Accounts payable | $ | 11,029,000 | $ | 12,329,000 | $ | 12,329,000 | |||||||
Accrued wages and related liabilities | 18,238,000 | 24,026,000 | 24,026,000 | ||||||||||
Accrued self-insurance liabilitiescurrent | 3,729,000 | 6,122,000 | 6,122,000 | ||||||||||
Other accrued liabilities | 11,114,000 | 12,106,000 | 12,106,000 | ||||||||||
Current maturities of long-term debt | 534,000 | 941,000 | 941,000 | ||||||||||
|
|
|
|||||||||||
Total current liabilities | 44,644,000 | 55,524,000 | 55,524,000 | ||||||||||
Long-term debtless current maturities |
|
|
25,520,000 |
|
|
63,587,000 |
|
|
63,587,000 |
|
|||
Accrued self-insurance liability |
|
|
11,542,000 |
|
|
15,384,000 |
|
|
15,384,000 |
|
|||
Deferred rent liability | 2,325,000 | 2,164,000 | 2,164,000 | ||||||||||
Commitments and contingencies (Note 13) |
|
|
|
|
|
|
|
|
|
|
|||
Series A redeemable convertible preferred stock; $0.001 par value; 1,000,000 shares authorized; 685,295 shares issued and outstanding at December 31, 2005 and 2006, respectively; liquidation preference of $2,618,000 and $2,401,000 at December 31, 2005 and 2006, respectively | 2,725,000 | 2,725,000 | | ||||||||||
Stockholders' equity: |
|
|
|
|
|
|
|
|
|
|
|||
Common stock; $0.001 par value; 20,000,000 shares authorized; 13,915,000 and 13,694,000 shares issued and outstanding at December 31, 2005 and 2006, respectively; 16,435,000 pro forma shares issued and outstanding at December 31, 2006 (unaudited) | 14,000 | 14,000 | 17,000 | ||||||||||
Additional paid-in capital | 613,000 | 1,250,000 | 3,972,000 | ||||||||||
Retained earnings | 34,307,000 | 54,724,000 | 54,724,000 | ||||||||||
Common stock in treasury, at cost, 400,000 and 755,000 shares at December 31, 2005 and 2006, respectively | (2,300,000 | ) | (4,841,000 | ) | (4,841,000 | ) | |||||||
|
|
|
|||||||||||
Total stockholders' equity | 32,634,000 | 51,147,000 | 53,872,000 | ||||||||||
|
|
|
|||||||||||
Total liabilities and stockholders' equity | $ | 119,390,000 | $ | 190,531,000 | $ | 190,531,000 | |||||||
|
|
|
See notes to consolidated financial statements.
F-3
THE ENSIGN GROUP, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF INCOME
|
Year Ended December 31,
|
|||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
|||||||||
Revenue | $ | 244,536,000 | $ | 300,850,000 | $ | 358,574,000 | ||||||
Expense: |
|
|
|
|
|
|
|
|
|
|
||
Operating expense | 199,986,000 | 239,379,000 | 284,847,000 | |||||||||
General and administrative expense | 8,537,000 | 10,909,000 | 14,210,000 | |||||||||
Facilities rent expense | 14,773,000 | 16,118,000 | 16,404,000 | |||||||||
Depreciation and amortization | 1,934,000 | 2,458,000 | 4,221,000 | |||||||||
|
|
|
||||||||||
Total expenses | 225,230,000 | 268,864,000 | 319,682,000 | |||||||||
Income from operations |
|
|
19,306,000 |
|
|
31,986,000 |
|
|
38,892,000 |
|
||
Other income (expense): |
|
|
|
|
|
|
|
|
|
|
||
Interest expense | (1,565,000 | ) | (2,035,000 | ) | (2,990,000 | ) | ||||||
Interest income | 85,000 | 491,000 | 772,000 | |||||||||
|
|
|
||||||||||
Other income (expense), net | (1,480,000 | ) | (1,544,000 | ) | (2,218,000 | ) | ||||||
Income before provision for income taxes |
|
|
17,826,000 |
|
|
30,442,000 |
|
|
36,674,000 |
|
||
Provision for income taxes | 6,723,000 | 12,054,000 | 14,125,000 | |||||||||
|
|
|
||||||||||
Net income | $ | 11,103,000 | $ | 18,388,000 | $ | 22,549,000 | ||||||
|
|
|
||||||||||
Net income per share: | ||||||||||||
Basic | $ | 0.83 | $ | 1.35 | $ | 1.66 | ||||||
|
|
|
||||||||||
Diluted | $ | 0.63 | $ | 1.05 | $ | 1.34 | ||||||
|
|
|
||||||||||
Weighted average common shares outstanding: | ||||||||||||
Basic | 13,285,000 | 13,468,000 | 13,366,000 | |||||||||
|
|
|
||||||||||
Diluted | 17,519,000 | 17,505,000 | 16,823,000 | |||||||||
|
|
|
See notes to consolidated financial statements.
F-4
THE ENSIGN GROUP, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY
|
Common Stock
|
|
|
Treasury Stock
|
|
|||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Additional Paid-In Capital
|
Retained Earnings
|
|
|||||||||||||||||
|
Shares
|
Amount
|
Shares
|
Amount
|
Total
|
|||||||||||||||
BalanceDecember 31, 2003 | 13,594,000 | $ | 14,000 | $ | 173,000 | $ | 7,156,000 | $ | | $ | 7,343,000 | |||||||||
Issuance of common stock to employees and directors resulting from the exercise of stock options | 470,000 | 220,000 | 220,000 | |||||||||||||||||
Dividends declared and paid | (835,000 | ) | (835,000 | ) | ||||||||||||||||
Accretion on Series A preferred stock | (3,000 | ) | (3,000 | ) | ||||||||||||||||
Net income | 11,103,000 | 11,103,000 | ||||||||||||||||||
|
|
|
|
|
|
|
||||||||||||||
BalanceDecember 31, 2004 | 14,064,000 | 14,000 | 393,000 | 17,421,000 | | 17,828,000 | ||||||||||||||
Issuance of common stock to employees and directors resulting from the exercise of stock options | 254,000 | 221,000 | 221,000 | |||||||||||||||||
Repurchase of common stock | (3,000 | ) | (1,000 | ) | (1,000 | ) | ||||||||||||||
Dividends declared and paid | (1,502,000 | ) | (1,502,000 | ) | ||||||||||||||||
Purchase of treasury stock | (400,000 | ) | 400,000 | (2,300,000 | ) | (2,300,000 | ) | |||||||||||||
Net income | 18,388,000 | 18,388,000 | ||||||||||||||||||
|
|
|
|
|
|
|
||||||||||||||
BalanceDecember 31, 2005 | 13,915,000 | 14,000 | 613,000 | 34,307,000 | 400,000 | (2,300,000 | ) | 32,634,000 | ||||||||||||
Issuance of common stock to employees and directors resulting from the exercise of stock options | 183,000 | 195,000 | (45,000 | ) | 259,000 | 454,000 | ||||||||||||||
Repurchase of common stock | (4,000 | ) | (1,000 | ) | (1,000 | ) | ||||||||||||||
Dividends declared | (2,132,000 | ) | (2,132,000 | ) | ||||||||||||||||
Employee stock award compensation | 443,000 | 443,000 | ||||||||||||||||||
Purchase of treasury stock | (400,000 | ) | 400,000 | (2,800,000 | ) | (2,800,000 | ) | |||||||||||||
Net income | 22,549,000 | 22,549,000 | ||||||||||||||||||
|
|
|
|
|
|
|
||||||||||||||
BalanceDecember 31, 2006 | 13,694,000 | $ | 14,000 | $ | 1,250,000 | $ | 54,724,000 | 755,000 | $ | (4,841,000 | ) | $ | 51,147,000 | |||||||
|
|
|
|
|
|
|
See notes to consolidated financial statements
F-5
THE ENSIGN GROUP, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
|
Year Ended December 31,
|
|||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
|||||||||||
|
(As Restated
See Note 17) |
(As Restated
See Note 17) |
|
|||||||||||
Cash flows from operating activities: | ||||||||||||||
Net income | $ | 11,103,000 | $ | 18,388,000 | $ | 22,549,000 | ||||||||
Adjustments to reconcile net income to net cash provided by operating activities: | ||||||||||||||
Depreciation and amortization | 1,934,000 | 2,458,000 | 4,221,000 | |||||||||||
Deferred income taxes | (4,259,000 | ) | (3,913,000 | ) | (4,426,000 | ) | ||||||||
Provision for doubtful accounts | 3,415,000 | 3,092,000 | 4,191,000 | |||||||||||
Stock compensation | | | 443,000 | |||||||||||
Loss on disposition of property and equipment | 10,000 | 6,000 | 30,000 | |||||||||||
Change in operating assets and liabilities | ||||||||||||||
Accounts receivable | 391,000 | (19,189,000 | ) | (6,113,000 | ) | |||||||||
Prepaid expenses and other current assets | 6,047,000 | (970,000 | ) | 89,000 | ||||||||||
Insurance subsidiary deposits | (354,000 | ) | (2,865,000 | ) | (3,983,000 | ) | ||||||||
Accounts payable | (8,510,000 | ) | 5,718,000 | 1,300,000 | ||||||||||
Accrued wages and related liabilities | 3,917,000 | 4,402,000 | 5,788,000 | |||||||||||
Other accrued liabilities | 949,000 | 6,314,000 | 782,000 | |||||||||||
Accrued self-insurance | 1,751,000 | 6,820,000 | 6,235,000 | |||||||||||
Deferred rent liability | 1,408,000 | 185,000 | (161,000 | ) | ||||||||||
|
|
|
||||||||||||
Net cash provided by operating activities | 17,802,000 | 20,446,000 | 30,945,000 | |||||||||||
|
|
|
||||||||||||
Cash flows from investing activities |
|
|
|
|
|
|
|
|
|
|
||||
Purchase of property and equipment | (5,085,000 | ) | (5,685,000 | ) | (14,086,000 | ) | ||||||||
Restricted and other assets | (134,000 | ) | (303,000 | ) | (656,000 | ) | ||||||||
Cash payment for acquisitions | (6,014,000 | ) | (14,884,000 | ) | (28,967,000 | ) | ||||||||
|
|
|
||||||||||||
Net cash used in investing activities | (11,233,000 | ) | (20,872,000 | ) | (43,709,000 | ) | ||||||||
|
|
|
||||||||||||
Cash flows from financing activities |
|
|
|
|
|
|
|
|
|
|
||||
Net payments on revolver loan | (2,250,000 | ) | | | ||||||||||
Proceeds from long-term debt | 15,896,000 | 1,500,000 | 34,782,000 | |||||||||||
Payments on long term debt | (4,906,000 | ) | (859,000 | ) | (2,689,000 | ) | ||||||||
Issuance of treasury stock upon exercise of options | | | 259,000 | |||||||||||
Issuance of common stock upon exercise of options | 220,000 | 221,000 | 195,000 | |||||||||||
Repurchase of common stock | | (1,000 | ) | (1,000 | ) | |||||||||
Dividends paid | (983,000 | ) | (1,254,000 | ) | (1,975,000 | ) | ||||||||
Payments of deferred financing costs | (536,000 | ) | (1,000 | ) | (1,151,000 | ) | ||||||||
Purchase of treasury stock | | (2,300,000 | ) | (2,800,000 | ) | |||||||||
|
|
|
||||||||||||
Net cash provided by (used in) financing activities | 7,441,000 | (2,694,000 | ) | 26,620,000 | ||||||||||
|
|
|
||||||||||||
Net increase (decrease) in cash and cash equivalents |
|
|
14,010,000 |
|
|
(3,120,000 |
) |
|
13,856,000 |
|
||||
Cash and cash equivalents beginning of year | 745,000 | 14,755,000 | 11,635,000 | |||||||||||
|
|
|
||||||||||||
Cash and cash equivalents end of year | $ | 14,755,000 | $ | 11,635,000 | $ | 25,491,000 | ||||||||
|
|
|
F-6
|
Year Ended December 31,
|
|||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
|||||||||
Supplemental disclosures of cash flow information | ||||||||||||
Cash paid during the period for: | ||||||||||||
Interest | $ | 1,654,000 | $ | 2,037,000 | $ | 2,978,000 | ||||||
|
|
|
||||||||||
Income taxes | $ | 10,395,000 | $ | 14,000,000 | $ | 18,105,000 | ||||||
|
|
|
||||||||||
Non-cash investing and financing activities: |
|
|
|
|
|
|
|
|
|
|
||
Accretion on Series A preferred stock | $ | 3,000 | $ | | $ | | ||||||
|
|
|
||||||||||
Transfer of capital reserves from other assets to property and equipment | $ | 137,000 | $ | 35,000 | $ | 43,000 | ||||||
|
|
|
||||||||||
Conditional asset retirement obligations under FIN 47 | $ | | $ | | $ | 50,000 | ||||||
|
|
|
||||||||||
Purchase of property and equipment under long-term obligations | $ | | $ | | $ | 4,278,000 | ||||||
|
|
|
||||||||||
In conjunction with acquisitions made during the years ended December 31, 2004, 2005 and 2006, respectively: | ||||||||||||
Fair value of assets acquired | $ | 6,014,000 | $ | 14,884,000 | $ | 31,065,000 | ||||||
Plus: lease acquisition costs | | | 6,000 | |||||||||
Less: debt assumed | | | (2,104,000 | ) | ||||||||
|
|
|
||||||||||
Cash paid | $ | 6,014,000 | $ | 14,884,000 | $ | 28,967,000 | ||||||
|
|
|
See notes to consolidated financial statements.
F-7
THE ENSIGN GROUP, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
AS OF AND FOR THE YEARS ENDED DECEMBER 31, 2004, 2005 AND 2006
1. THE COMPANY
The Ensign Group, Inc. and subsidiaries (collectively the "Company") provides skilled nursing and rehabilitative care services through the operation of 57 facilities as of December 31, 2006, located in California, Arizona, Texas, Washington, Utah and Idaho. All of these facilities are skilled nursing facilities, other than three stand-alone assisted living facilities in Arizona and Texas and three campuses that offer both skilled nursing and assisted living services located in California and Arizona. The Company's facilities provide a broad spectrum of skilled nursing and assisted living services, physical, occupational and speech therapies, and other rehabilitative and healthcare services, for both long-term residents and short-stay rehabilitation patients. As of December 31, 2006, the Company owned 19 of its 57 facilities and operated the balance of its facilities through long-term leases.
The Company operates as a holding company. All of the Company's facilities are operated by separate, wholly-owned subsidiaries, each of which has its own management, employees and assets. One of the Company's wholly-owned subsidiaries provides centralized accounting, payroll, human resources, information technology, legal, risk management and other centralized services to the other operating subsidiaries through contractual relationships between such subsidiaries.
The Company also has a wholly-owned captive insurance subsidiary that provides claims-made coverage to the Company for healthcare, professional and general liability as well as certain workers' compensation insurance.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Basis of Presentation The accompanying consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America. The Company is the sole member or shareholder of various consolidated limited liability companies and corporations, each established to operate various acquired skilled nursing and assisted living facilities. All intercompany transactions and balances have been eliminated in consolidation.
Estimates and Assumptions The preparation of consolidated financial statements in conformity with U.S. generally accepted accounting principles ("GAAP") requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting periods. The most significant estimates in the Company's consolidated financial statements relate to revenue, allowance for doubtful accounts, intangible assets and goodwill, impairment of long-lived assets, patient liability claims included in accrued self-insurance liabilities, stock-based compensation and income taxes. Actual results could differ from those estimates.
Unaudited Pro Forma Information The unaudited pro forma consolidated balance sheet information at December 31, 2006 reflects the conversion of all of the Company's outstanding preferred stock into an aggregate of 2,741,180 shares of common stock upon the closing of the Company's initial public offering.
Revenue and Accounts Receivable The Company follows the provisions of Staff Accounting Bulletin ("SAB") No. 104, " Revenue Recognition in Financial Statements" ("SAB 104"), for revenue recognition. Under SAB 104, four conditions must be met before revenue can be recognized: (i) there is persuasive evidence that an arrangement exists; (ii) delivery has occurred or service has been rendered; (iii) the price is fixed or determinable; and (iv) collection is reasonably assured.
F-8
The Company's revenue is derived primarily from providing long-term health care services to patients and is recognized on the date services are provided at amounts billable to individual residents. For residents under reimbursement arrangements with third-party payors, including Medicaid, Medicare and private insurers, revenue is recorded based on contractually agreed-upon amounts on a per patient, daily basis.
Revenue from the Medicare and Medicaid programs accounted for approximately 75.0%, 75.7% and 75.0% of the Company's revenue for the years ended December 31, 2004, 2005 and 2006, respectively. While the Company records revenue at its expected net realizable amounts, laws and regulations governing the Medicare and Medicaid programs are complex and subject to interpretation, which can result in rate adjustments and subsequent appeals based on interpretation.
Revenue for the years ended December 31, 2004, 2005 and 2006, respectively, is summarized as follows:
|
Year Ended December 31,
|
|||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
|||||||||||||
|
Revenue
|
% of
Revenue |
Revenue
|
% of
Revenue |
Revenue
|
% of
Revenue |
||||||||||
Medicaid | $ | 111,121,000 | 45.4% | $ | 131,327,000 | 43.7% | $ | 151,264,000 | 42.2% | |||||||
Medicare | 72,301,000 | 29.6% | 96,208,000 | 32.0% | 117,511,000 | 32.8% | ||||||||||
|
|
|
|
|
|
|||||||||||
Total Medicaid and Medicare | 183,422,000 | 75.0% | 227,535,000 | 75.7% | 268,775,000 | 75.0% | ||||||||||
Managed care | 25,172,000 | 10.3% | 33,484,000 | 11.1% | 44,487,000 | 12.4% | ||||||||||
Private and other payors | 35,942,000 | 14.7% | 39,831,000 | 13.2% | 45,312,000 | 12.6% | ||||||||||
|
|
|
|
|
|
|||||||||||
Revenue | $ | 244,536,000 | 100.0% | $ | 300,850,000 | 100.0% | $ | 358,574,000 | 100.0% | |||||||
|
|
|
|
|
|
Accounts receivable consist primarily of amounts due from Medicare and Medicaid programs, other government programs, managed care health plans and private payor sources. Estimated provisions for doubtful accounts are recorded to the extent it is probable that a portion or all of a particular account will not be collected.
In evaluating the collectibility of accounts receivable, the Company considers a number of factors, including the age of the accounts, changes in collection patterns, the composition of patient accounts by payor type, the status of ongoing disputes with third-party payors and general industry conditions. The percentages applied to the aged receivable balances are based on the Company's historical experience and time limits, if any, for managed care, Medicare and Medicaid. The Company periodically refines its procedures for estimating the allowance for doubtful accounts based on experience with the estimation process and changes in circumstances.
F-9
Accounts receivable consist of the following:
|
December 31,
|
|||||||
---|---|---|---|---|---|---|---|---|
|
2005
|
2006
|
||||||
Medicaid | $ | 23,686,000 | $ | 22,534,000 | ||||
Managed care | 10,288,000 | 12,972,000 | ||||||
Medicare | 9,953,000 | 11,974,000 | ||||||
Private and other payors | 4,395,000 | 5,348,000 | ||||||
|
|
|||||||
48,322,000 | 52,828,000 | |||||||
Less allowance for doubtful accounts | (4,959,000 | ) | (7,543,000 | ) | ||||
|
|
|||||||
Accounts receivable | $ | 43,363,000 | $ | 45,285,000 | ||||
|
|
Cash and Cash Equivalents Cash and cash equivalents consist of cash and short-term investments with original maturities of three months or less at time of purchase and therefore approximate fair value. The Company places its cash and short-term investments with high credit quality financial institutions. In addition, the Company's insurance captive is subject to regulations that require it to maintain a minimum of $120,000 of statutory capital and limit the Company's access to the assets of the related subsidiary.
Property and Equipment, Net Property and equipment are initially recorded at their original historical cost. Repairs and maintenance are expensed as incurred. Depreciation is computed using the straight-line method over the estimated useful lives of the depreciable assets (ranging from 3 to 30 years). Leasehold improvements are amortized on a straight-line basis over the shorter of their estimated useful lives or the remaining lease term.
Property and equipment consist of the following:
|
December 31,
|
|||||||
---|---|---|---|---|---|---|---|---|
|
2005
|
2006
|
||||||
Land | $ | 9,019,000 | $ | 17,265,000 | ||||
Buildings and improvements | 24,438,000 | 57,062,000 | ||||||
Equipment | 7,599,000 | 11,818,000 | ||||||
Furniture and fixtures | 2,827,000 | 3,761,000 | ||||||
Leasehold improvements | 6,255,000 | 7,363,000 | ||||||
|
|
|||||||
50,138,000 | 97,269,000 | |||||||
Less accumulated depreciation and amortization | (6,494,000 | ) | (10,136,000 | ) | ||||
|
|
|||||||
Property and Equipment, net | $ | 43,644,000 | $ | 87,133,000 | ||||
|
|
Insurance Subsidiary Deposits In order to reflect the nature of the Company's captive insurance subsidiary cash and cash equivalents, insurance subsidiary cash balances that are designated to support long-term insurance subsidiary liabilities have been presented in a long-term classification to reflect its
F-10
purpose and the liabilities that the cash supports. Insurance subsidiary deposits classified as long-term were $4,547,000 and $8,530,000 as of December 31, 2005 and 2006, respectively.
Impairment of Long-Lived Assets The Company's management reviews the carrying value of long-lived assets that are held and used in the Company's operations for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Recoverability of these assets is determined based upon expected undiscounted future net cash flows from the operations to which the assets relate, utilizing management's best estimate, appropriate assumptions, and projections at the time. If the carrying value is determined to be unrecoverable from future operating cash flows, the asset is deemed impaired and an impairment loss would be recognized to the extent the carrying value exceeded the estimated fair value of the asset. The Company's management has evaluated its long-lived assets and has not identified any impairment as of December 31, 2004, 2005 or 2006.
Intangible Assets and Goodwill Intangible assets consist primarily of deferred financing costs, lease acquisition costs, trade names and acquisition costs in excess of fair market value of tangible assets, associated with obtaining debt financing, executing leases and facility purchases. Deferred financing costs are amortized over the term of the related debt, ranging from seven to 26 years. Lease acquisition costs are amortized over the life of the lease of the facility acquired, ranging from ten to 20 years. Trade names are amortized over 30 years.
Goodwill is accounted for under Statement of Financial Accounting Standards ("SFAS") No. 141, " Business Combinations " ("SFAS 141") and represents the excess of the purchase price over the fair value of identifiable net assets acquired in business combinations. In accordance with SFAS No. 142, " Goodwill and Other Intangible Assets " ("SFAS 142"), goodwill is subject to periodic testing for impairment. In addition, goodwill is tested for impairment if events occur or circumstances change that would reduce the fair value of a reporting unit below its carrying amount. The Company performs its annual test for impairment during the fourth quarter of each year. The Company did not record any impairment charges in 2004, 2005 or 2006.
Restricted and Other Assets Other assets consist primarily of capital reserves and deposits. Capital reserves are maintained as part of the mortgage agreements of the Company and certain of its landlords with the U.S. Department of Housing and Urban Development. These capital reserves are restricted for capital improvements and repairs to the related facilities.
Restricted and other assets consist of the following:
|
December 31,
|
|||||
---|---|---|---|---|---|---|
|
2005
|
2006
|
||||
Deposits with landlords | $ | 829,000 | $ | 1,001,000 | ||
Capital improvement reserves with landlords and lenders | 1,144,000 | 1,562,000 | ||||
Other | 31,000 | 55,000 | ||||
|
|
|||||
$ | 2,004,000 | $ | 2,618,000 | |||
|
|
F-11
Deferred Rent Deferred rent represents rental expense in excess of actual rent payments and is amortized on a straight-line basis over the life of the related lease.
Self-Insurance The Company is partially self-insured for general liability and professional malpractice, up to a base amount per claim (self-insured retention) with an aggregate, one time deductible above this limit. Losses beyond these amounts are insured through third-party policies with coverage limits per occurrence, per location and on an aggregate basis for the Company. For claims made in 2006, the self-insured retention was $350,000 per claim with a $900,000 deductible. The third-party coverage above these limits for all years is $1,000,000 per occurrence, $3,000,000 per location with a $6,000,000 company aggregate. The self-insured retention and deductible limits are self-insured through a wholly-owned insurance captive, the related assets and liability of which are included in the accompanying consolidated financial statements. The Company's insurance captive is subject to regulations that require it to maintain a minimum statutory capital, which limits the Company's access to the assets of the related subsidiary. This capital is included in cash and cash equivalents in the accompanying consolidated financial statements. The Company's policy is to accrue amounts equal to the estimated costs to settle open claims as well as an estimate of the cost of claims that have been incurred but not reported. The Company develops information about the size of the ultimate claims based on historical experience, current industry information and actuarial analysis, and evaluates the estimates for claim loss exposure on an annual basis. Accrued general liability and professional malpractice liabilities recorded on an undiscounted basis in the accompanying consolidated balance sheets were $12,023,000 and $16,013,000 as of December 31, 2005 and 2006, respectively.
The Company is self-insured for workers' compensation liability in California, and in Texas, we have elected non-subscriber status for workers' compensation claims. The Company has third party guaranteed cost coverage in the other states in which the Company operates. In California and Texas, the Company accrues amounts equal to the estimated costs to settle open claims, as well as an estimate of the cost of claims that have been incurred but not reported. The Company uses actuarial valuations to estimate the liability based on historical experience and industry information. Accrued workers' compensation liabilities are recorded on an undiscounted basis in the accompanying consolidated balance sheets and were $3,248,000 and $4,504,000 as of December 31, 2005 and 2006, respectively.
During 2003 and 2004, the Company was insured for workers' compensation liability in California and Arizona by a third-party carrier under a policy where the retrospective premium is adjusted annually based on incurred developed losses and allocated expenses. Based on a comparison of the computed retrospective premium to the actual payments funded, amounts will be due to the insurer or insured. The funded accrual in excess of the estimated liabilities are included in prepaid expenses and other current assets in the accompanying consolidated balance sheets and were $1,699,000 and $930,000 as of December 31, 2005 and 2006, respectively.
Effective May 1, 2006, the Company began to provide self-insured healthcare benefits, both medical (including prescription drugs) and dental to the majority of its employees. Prior to this, the Company had multiple third-party HMO and PPO plans, of which certain HMO plans are still active. The Company is not aware of any run-off claim liabilities from the prior plans. The Company is fully liable for all financial and legal aspects of these benefit plans. To protect itself against loss exposure with this policy, the Company has purchased individual stop-loss insurance coverage that insures individual claims that exceed $100,000 on a per claim basis or a maximum of $6,000,000 on the PPO
F-12
plan and unlimited on the HMO plan. The Company has also purchased aggregate stop-loss coverage that reimburses the plan up to $5,000,000 once paid claims exceed $7,224,500. The aforementioned coverage only applies to claims paid during the plan year. The Company's accrued liability under these plans recorded on an undiscounted basis in the accompanying consolidated balance sheet is $989,000 at December 31, 2006.
The Company believes that adequate provision has been made in the consolidated financial statements for liabilities that may arise out of patient care, workers' compensation, healthcare benefits and related services provided to date. It is possible, however, that the actual liabilities may exceed our estimate of loss. These estimates are based primarily upon the results of independent actuarial valuations, prepared by actuaries with healthcare industry experience. These independent valuations are formally prepared using the most recent trends of claims, settlements and other relevant data. In addition to the actuarial estimate of retained losses, the provision for insurance includes accruals for insurance premium and related costs for the coverage period and the estimate of any experience-based adjustments to premiums.
The self-insured liabilities are based upon estimates, and while management believes that the estimates of loss are adequate, the ultimate liability may be in excess of or less than the recorded amounts. To the extent that the Company's actual liability exceeds its estimate of loss, its future earnings and financial condition will be adversely affected.
Long-Term Debt The carrying value of the Company's long-term debt is considered to approximate the fair value of such debt for all periods presented based upon the interest rates that the Company believes it can currently obtain for similar debt.
Income Taxes Income taxes are accounted for in accordance with SFAS No. 109 " Accounting for Income Taxes" ("SFAS 109"). Under this method, deferred tax assets and liabilities are established for temporary differences between the financial reporting basis and the tax basis of the Company's assets and liabilities at tax rates expected to be in effect when such temporary differences are expected to reverse. The temporary differences are primarily attributable to compensation accruals, straight line rent adjustments and reserves for doubtful accounts and insurance liabilities. The Company assesses the likelihood that the deferred tax assets will be recovered from future taxable income and, if recovery is not more likely than not, the Company establishes a valuation allowance to reduce the deferred tax assets to the amounts expected to be realized.
The net deferred tax assets as of December 31, 2005 and 2006 were $8,132,000 and $12,558,000, respectively. The Company expects to fully utilize these deferred tax assets; however, their ultimate realization is dependent upon the amount of future taxable income during the periods in which the temporary differences become deductible.
Comprehensive Income For the years ended December 31, 2004, 2005 and 2006, there were no differences between comprehensive income and net income. Therefore, statements of comprehensive income have not been presented.
Stock-Based Compensation As of January 1, 2006, the Company adopted SFAS No. 123(R), " Share-Based Payment " ("SFAS 123(R)"), which requires the measurement and recognition of compensation expense for all share-based payment awards made to employees and directors including
F-13
employee stock options based on estimated fair values, ratably over the requisite service period of the award. Net income will be reduced as a result of the recognition of the fair value of all newly issued stock options, which is contingent upon the number of future options granted and other variables. Prior to the adoption of SFAS 123(R), the Company accounted for stock-based awards to employees and directors using the intrinsic value method in accordance with Accounting Principles Board ("APB") Opinion No. 25, " Accounting for Stock Issued to Employees " ("APB 25") as allowed under SFAS No. 123, " Accounting for Stock-Based Compensation " ("SFAS 123").
The Company adopted SFAS 123(R) using the prospective transition method. The Company's consolidated financial statements as of and for the year ended December 31, 2006 reflects the impact of SFAS 123(R). In accordance with the prospective transition method, the Company's consolidated financial statements for periods prior to January 1, 2006 have not been restated to reflect, and do not include, the impact of SFAS 123(R).
Generally, no compensation expense was recognized by the Company in its financial statements in connection with the awarding of stock option grants to employees provided that, as of the grant date, all terms associated with the award are fixed and the fair value of its stock, as of the grant date, is equal to or less than the amount an employee must pay to acquire the stock. The Company would have recognized compensation expense in situations where the fair value of its common stock on the grant date was greater than the amount an employee must pay to acquire the stock. Existing options at January 1, 2006 will continue to be accounted for in accordance with APB 25 unless such options are modified, repurchased or canceled after the effective date.
Acquisition Policy The Company periodically enters into agreements to acquire assets and/or businesses. The considerations involved in each of these agreements may include cash, financing and/or long-term lease arrangements for real properties. The Company evaluates each transaction to determine whether the acquired interests are assets or businesses using the framework provided by Emerging Issues Task Force ("EITF") Issue No. 98-3, " Determining Whether a Nonmonetary Transaction Involves Receipt of Productive Assets or of a Business " ("EITF 98-3"). EITF 98-3 defines a business as a self-sustaining integrated set of activities and assets conducted and managed for the purpose of providing a return to investors. A business consists of (a) input, (b) processes applied to those inputs, and (c) resulting outputs that are used to generate revenues. In order for an acquired set of activities and assets to be a business, it must contain all of the inputs and processes necessary for it to continue to conduct normal operations after the acquired entity is separated from the seller, including the ability to sustain a revenue stream by providing its outputs to customers. An acquired set of activities and assets fail the definition of a business if it excludes one or more of the above items such that it is not possible to continue normal operations and sustain a revenue stream by providing its products and/or services to customers.
Operating Leases The Company accounts for operating leases in accordance with SFAS No. 13, "Accounting for Leases", and Financial Accounting Standards Board ("FASB") Technical Bulletin 85-3, " Accounting for Operating Leases with Scheduled Rent Increases" . Accordingly, rent expense under operating leases for the Company's facilities and administrative office is recognized on a straight-line basis over the original term of each lease, inclusive of predetermined rent escalations or modifications.
F-14
Net Income Per Common Share Basic net income per share is computed by dividing net income attributable to common shares by the weighted average number of outstanding common shares for the period. The computation of diluted earnings per share ("EPS") is similar to the computation of basic EPS except that the denominator is increased to include contingently returnable shares and the number of additional common shares that would have been outstanding if the dilutive potential common shares had been issued. In addition, in computing the dilutive effect of convertible securities, the numerator is adjusted to add back (a) any convertible preferred dividends and (b) the after-tax amount of interest recognized in the period associated with any convertible debt, if any.
A reconciliation of the numerator and denominator used in the calculation of basic net income per common share follows:
|
Year Ended December 31,
|
||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
||||||||
Numerator: | |||||||||||
Net income | $ | 11,103,000 | $ | 18,388,000 | $ | 22,549,000 | |||||
Preferred stock accretion | (3,000 | ) | | | |||||||
Preferred stock dividends | (137,000 | ) | (247,000 | ) | (356,000 | ) | |||||
|
|
|
|||||||||
Net income available to common stockholders for basic net income per share | $ | 10,963,000 | $ | 18,141,000 | $ | 22,193,000 | |||||
|
|
|
|||||||||
Denominator: | |||||||||||
Weighted average shares outstanding for basic net income per share(1) | 13,285,000 | 13,468,000 | 13,366,000 | ||||||||
|
|
|
|||||||||
Basic net income per common share | $ | 0.83 | $ | 1.35 | $ | 1.66 | |||||
|
|
|
F-15
A reconciliation of the numerator and denominator used in the calculation of diluted net income per common share follows:
|
Year Ended December 31,
|
|||||||||
---|---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
|||||||
Numerator: | ||||||||||
Net income | 11,103,000 | 18,388,000 | 22,549,000 | |||||||
|
|
|
||||||||
Denominator: | ||||||||||
Weighted average common shares outstanding | 13,285,000 | 13,468,000 | 13,366,000 | |||||||
Plus: incremental shares from assumed conversions(1) | 4,234,000 | 4,037,000 | 3,457,000 | |||||||
|
|
|
||||||||
Adjusted weighted average common shares outstanding | 17,519,000 | 17,505,000 | 16,823,000 | |||||||
|
|
|
||||||||
Diluted net income per common share | $ | 0.63 | $ | 1.05 | $ | 1.34 | ||||
|
|
|
Pro Forma Net Income Per Common Share Pro forma basic and diluted net income per common share give effect to the conversion of the Company's preferred stock into common stock upon the closing of the Company's initial public offering, as if the conversion occurred on the date of issuance.
F-16
A reconciliation of the numerator and denominator used in the calculation of pro forma basic and diluted net income per common share follows:
|
Year Ended December 31,
|
||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
||||||||
Pro forma basic net income per common share | |||||||||||
Numerator: | |||||||||||
Net income, as reported | $ | 11,103,000 | $ | 18,388,000 | $ | 22,549,000 | |||||
Dividend and accretion of preferred stock | (140,000 | ) | (247,000 | ) | (356,000 | ) | |||||
|
|
|
|||||||||
Net income attributable to common stockholders | $ | 10,963,000 | $ | 18,141,000 | $ | 22,193,000 | |||||
|
|
|
|||||||||
Denominator: | |||||||||||
Weighted average common shares outstanding used in pro forma basic net income per common share | 13,285,000 | 13,468,000 | 13,366,000 | ||||||||
|
|
|
|||||||||
Pro forma basic net income per common share | $ | 0.83 | $ | 1.35 | $ | 1.66 | |||||
|
|
|
|||||||||
Pro forma diluted net income per common share | |||||||||||
Numerator: | |||||||||||
Net income | $ | 11,103,000 | $ | 18,388,000 | $ | 22,549,000 | |||||
|
|
|
|||||||||
Denominator: | |||||||||||
Weighted average common shares outstanding used in pro forma basic net income per common share | 13,285,000 | 13,468,000 | 13,366,000 | ||||||||
Plus: incremental shares from assumed conversions | 4,234,000 | 4,037,000 | 3,457,000 | ||||||||
|
|
|
|||||||||
Adjusted weighted average common shares outstanding used in pro forma diluted net income per common share | 17,519,000 | 17,505,000 | 16,823,000 | ||||||||
|
|
|
|||||||||
Pro forma diluted net income per common share | $ | 0.63 | $ | 1.05 | $ | 1.34 | |||||
|
|
|
Recent Accounting Pronouncements In September 2006, the FASB issued SFAS No. 157, " Fair Value Measurements" ("SFAS 157"), which defines fair value, establishes a framework for measuring fair value under GAAP, and expands disclosures about fair value measurements. SFAS 157 applies to other accounting pronouncements that require or permit fair value measurements. SFAS 157 is effective for fiscal years beginning after November 15, 2007, and for interim periods within those fiscal years. The Company is currently evaluating the requirements of SFAS 157 and does not believe that the adoption of SFAS 157 will have a material effect on the consolidated financial statements.
In June 2006, the FASB issued FASB Interpretation No. 48, "Accounting for Uncertainty in Income Taxesan interpretation of FASB Statement No. 109 " ("FIN 48"), and is effective for fiscal years beginning after December 15, 2006. FIN 48 clarifies the accounting for uncertainty in income taxes recognized in financial statements in accordance with SFAS 109 by prescribing a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. FIN 48 also provides guidance on de-recognition, classification, interest and penalties, accounting in interim periods, disclosures, and transition. The
F-17
Company is currently evaluating the impact, if any, that FIN 48 will have on its consolidated financial statements.
In February 2007, the FASB issued SFAS No. 159 " The Fair Value Option For Financial Assets and Financial Liabilitiesincluding an amendment of FASB Statement No. 115 " ("SFAS 159"). SFAS 159 permits entities to choose to measure many financial instruments and certain other items at fair value. SFAS 159 is effective for fiscal years beginning after November 15, 2007. The Company is currently evaluating the impact, if any, that SFAS 159 will have on its consolidated financial statements.
3. ACQUISITIONS
The Company's acquisition policy is to purchase and lease facilities to complement the Company's existing portfolio of long-term care facilities. The operations of all the Company's facilities are included in the accompanying consolidated financial statements subsequent to the date of acquisition. Acquisitions are typically paid in cash and are accounted for using the purchase method of accounting in accordance with SFAS 141. Where the Company enters into facility operating lease agreements, the Company typically does not pay any amounts to the prior facility operator nor does the Company acquire any assets or assume any liabilities as part of this transaction. Some operating leases have options to purchase the facilities. As a result, from time to time, the Company will acquire facilities that the Company has been operating on a lease basis.
During the year ended December 31, 2006, the Company acquired eleven new facilities. The aggregate purchase price for eight of the eleven acquisitions was approximately $31,065,000, of which $28,967,000 was paid in cash, and $2,104,000 was an assumption of a loan for one of the facilities. The other three facilities were acquired pursuant to long-term lease arrangements between the Company and the real property owners of the facilities at prevailing fair market lease rates. In these lease transactions, the Company assumed ownership of the skilled nursing and assisted living operating businesses at these facilities for no monetary consideration. Ten of the acquisitions were skilled nursing facilities and one was an assisted living facility. The facilities acquired in 2006 are as follows:
F-18
Goodwill recognized in these transactions amounted to $2,072,000, and that amount is expected to be fully deductible for tax purposes. The Company recognized $180,000 in other intangible assets.
During the year ended December 31, 2005 the Company acquired three new skilled nursing facilities. The aggregate purchase price for two of these facilities was approximately $14,884,000. The third facility was acquired pursuant to a long-term lease arrangement. The facilities acquired in 2005 are as follows:
No goodwill was recognized in relation to these transactions. The Company recognized $733,000 in other intangible assets.
F-19
THE ENSIGN GROUP, INC. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
AS OF AND FOR THE YEARS ENDED DECEMBER 31, 2004, 2005 AND 2006
The table below presents the allocation of the purchase price for the facilities acquired as noted above. In all cases, the total purchase price was allocated to real property, equipment, intangible assets and goodwill as determined by an independent valuation company.
|
December 31,
|
|||||
---|---|---|---|---|---|---|
|
2005
|
2006
|
||||
Land | $ | 6,295,000 | $ | 5,782,000 | ||
Building and improvements | 7,039,000 | 21,863,000 | ||||
Equipment, furniture, and fixtures | 817,000 | 1,168,000 | ||||
Goodwill | | 2,072,000 | ||||
Tradename and customer base intangible | 733,000 | 180,000 | ||||
|
|
|||||
$ | 14,884,000 | $ | 31,065,000 | |||
|
|
Additionally, in 2006, the Company purchased the underlying assets of three facilities that it was operating under long-term lease arrangements. These facilities were purchased for $11,107,000, which ultimately was financed using the Company's term loan. Cash outflows of approximately $6,800,000 related to these purchases are included in the purchase of property and equipment under cash flows from investing activities in the consolidated statements of cash flows.
4. ACQUISITIONSUNAUDITED PRO FORMA FINANCIAL INFORMATION
The Company has established an acquisition strategy that is focused on identifying acquisitions within its target markets that offer the greatest opportunity for investment return at attractive prices. The facilities acquired by the Company are frequently underperforming financially and can have regulatory and clinical challenges to overcome. Financial information, especially with underperforming facilities, is often inadequate, inaccurate or unavailable. As a result, the Company has developed an acquisition assessment program that is based on existing and potential resident mix, the local available market, referral sources and operating expectations based on the Company's experience with its existing facilities. Following an acquisition, the Company implements a well-developed integration program to provide a plan for transition and generation of profits from facilities that have a history of significant operating losses. Consequently, the Company believes that prior operating results are not meaningful and may be misleading as the information is not representative of the Company's current operating results or indicative of the integration potential of its newly acquired facilities.
The following table represents pro forma results of consolidated operations as if the acquisitions discussed above in Note 3 had occurred at the beginning of each fiscal year, after giving effect to
F-20
certain adjustments. The 2005 financial results in the table below include the impact of both 2005 and 2006 acquisitions.
|
December 31,
|
|||||
---|---|---|---|---|---|---|
|
2005
|
2006
|
||||
|
(unaudited)
|
(unaudited)
|
||||
Revenue | $ | 355,321,000 | $ | 381,806,000 | ||
Net income before extraordinary items | $ | 18,314,000 | $ | 21,865,000 | ||
Net income | $ | 18,314,000 | $ | 21,865,000 | ||
Basic net income per common share | $ | 1.34 | $ | 1.61 | ||
Diluted net income per common share | $ | 1.05 | $ | 1.30 |
The foregoing pro forma information is not indicative of what the results of operations would have been if the acquisitions had actually occurred at the beginning of the periods presented, and is not intended as a projection of future results or trends. Our pro forma assumptions are as follows:
5. INTANGIBLE ASSETSNet
|
|
December 31,
|
||||||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
|
2005
|
2006
|
|||||||||||||||||
Intangible Assets
|
Weighted Average Life (Years)
|
Gross Carrying Amount
|
Accumulated Amortization
|
Net
|
Gross Carrying Amount
|
Accumulated Amortization
|
Net
|
|||||||||||||
Debt issuance costs | 9.3 | $ | 772,000 | $ | (496,000 | ) | $ | 276,000 | $ | 1,744,000 | $ | (504,000 | ) | $ | 1,240,000 | |||||
Lease acquisition costs | 15.5 | 1,141,000 | (359,000 | ) | 782,000 | 1,063,000 | (398,000 | ) | 665,000 | |||||||||||
Customer base | 0.3 | | | | 180,000 | (136,000 | ) | 44,000 | ||||||||||||
Tradename | 30.0 | 733,000 | | 733,000 | 733,000 | (23,000 | ) | 710,000 | ||||||||||||
|
|
|
|
|
|
|
||||||||||||||
Total | $ | 2,646,000 | $ | (855,000 | ) | $ | 1,791,000 | $ | 3,720,000 | $ | (1,061,000 | ) | $ | 2,659,000 | ||||||
|
|
|
|
|
|
F-21
Amortization expense was $292,000, $359,000, and $470,000 for the years ended December 31, 2004, 2005 and 2006 respectively. Amortization expense for each of the periods ending December 31 is as follows:
Year
|
Amount
|
||
---|---|---|---|
2007 | $ | 290,000 | |
2008 | 233,000 | ||
2009 | 210,000 | ||
2010 | 210,000 | ||
2011 | 210,000 | ||
Thereafter | 1,506,000 | ||
|
|||
$ | 2,659,000 | ||
|
6. OTHER ACCRUED LIABILITIES
Other accrued liabilities consist of the following:
|
December 31,
|
||||||
---|---|---|---|---|---|---|---|
|
2005
|
2006
|
|||||
Quality assurance fee | $ | 3,532,000 | $ | 1,863,000 | |||
Resident refunds payable | 1,576,000 | 1,736,000 | |||||
Deferred resident revenue | 1,424,000 | 1,370,000 | |||||
Cash held in trust for residents | 813,000 | 1,070,000 | |||||
Claim settlement | | 1,000,000 | |||||
Dividends payable | 500,000 | 657,000 | |||||
Income taxes payable | 1,455,000 | 1,885,000 | |||||
Property taxes | 395,000 | 638,000 | |||||
Other | 1,419,000 | 1,887,000 | |||||
|
|
||||||
Other accrued liabilities | $ | 11,114,000 | $ | 12,106,000 | |||
|
|
Quality assurance fee represents amounts payable to the State of California in respect of a mandated fee based on resident days. Resident refunds payable includes amounts due to residents for overpayments and duplicate payments. Deferred resident revenue occurs when the Company receives payments in advance of services provided. Cash held in trust for residents reflects monies received from, or on behalf of, residents. Maintaining a trust account for residents is a regulatory requirement and, while the trust assets offset the liability, the Company assumes a fiduciary responsibility for these funds. The cash balance related to this liability is included in other current assets in the accompanying consolidated balance sheets.
F-22
7. INCOME TAXES
The provision for income taxes for the years ended December 31, 2004, 2005 and 2006 is summarized as follows:
|
2004
|
2005
|
2006
|
||||||||
---|---|---|---|---|---|---|---|---|---|---|---|
Current: | |||||||||||
Federal | $ | 9,210,000 | $ | 13,328,000 | $ | 15,960,000 | |||||
State | 1,772,000 | 2,639,000 | 2,592,000 | ||||||||
|
|
|
|||||||||
10,982,000 | 15,967,000 | 18,552,000 | |||||||||
|
|
|
|||||||||
Deferred: | |||||||||||
Federal | (3,287,000 | ) | (3,395,000 | ) | (3,565,000 | ) | |||||
State | (972,000 | ) | (518,000 | ) | (862,000 | ) | |||||
|
|
|
|||||||||
(4,259,000 | ) | (3,913,000 | ) | (4,427,000 | ) | ||||||
|
|
|
|||||||||
Total | $ | 6,723,000 | $ | 12,054,000 | $ | 14,125,000 | |||||
|
|
|
A reconciliation of the federal statutory rate to the effective tax rate as of December 31, 2004, 2005 and 2006, respectively, is comprised as follows:
|
2004
|
2005
|
2006
|
|||
---|---|---|---|---|---|---|
Income tax expense at statutory rate | 35.0% | 35.0% | 35.0% | |||
State income taxesnet of federal benefit | 3.0% | 4.5% | 3.1% | |||
Meals and entertainment | 0.1% | 0.1% | 0.1% | |||
Other adjustments | (0.4% | ) | | 0.3% | ||
|
|
|
||||
Total income tax provision | 37.7% | 39.6% | 38.5% | |||
|
|
|
F-23
The Company's deferred tax assets and liabilities as of December 31, 2005 and 2006 are summarized as follows:
|
2005
|
2006
|
||||||
---|---|---|---|---|---|---|---|---|
Deferred tax assets (liabilities): | ||||||||
Accrued expenses | $ | 7,259,000 | $ | 9,563,000 | ||||
Allowance for doubtful accounts | 2,122,000 | 3,228,000 | ||||||
State taxes | 371,000 | 235,000 | ||||||
Tax credits | 281,000 | 622,000 | ||||||
|
|
|||||||
Total deferred tax assets | 10,033,000 | 13,648,000 | ||||||
Depreciation and amortization |
|
|
(294,000 |
) |
|
(413,000 |
) |
|
Prepaid expenses | (1,607,000 | ) | (677,000 | ) | ||||
|
|
|||||||
Total deferred tax liabilities | (1,901,000 | ) | (1,090,000 | ) | ||||
|
|
|||||||
Net deferred tax assets | $ | 8,132,000 | $ | 12,558,000 | ||||
|
|
The Company had state enterprise zone credit carryforwards as of December 31, 2005 and 2006, of $281,000 and $643,000, respectively, which relate to state limitations on the application of employment related tax credits. These state enterprise zone credits are expected to carryforward indefinitely and may be used to offset future state income tax.
8. CREDIT FACILITY
The Company has a revolving credit facility (the "Revolver") with a financial institution under which the Company may borrow up to the lesser of $20,000,000 or 85% of qualified accounts receivable, as defined. Revolver borrowings bear interest at an annual rate of prime plus 1%. The Revolver contains typical representations and covenants for a loan of this type. A violation of any of these covenants could result in a default under the Revolver, which would result in all amounts owed by us, including possibly amounts due under the term loan discussed in Note 9, to become immediately due and payable upon receipt of notice. The Company was in compliance with all covenants as of December 31, 2006. At December 31, 2005 and 2006, there were no amounts outstanding under the Revolver, but $8,449,000 was pledged to secure outstanding letters of credit. The Revolver expired in March 2007 but was extended until June 22, 2007. The Company expects to further extend the Revolver for an additional 18 months. Concurrent with this 18 month extension, the Company is in the process of negotiating with a lender to replace the Revolver with a larger credit facility collateralized by a first priority security interest in substantially all its assets.
F-24
9. LONG-TERM DEBT
Long-term debt consists of the following:
F-25
Under the multiple-advance term loan, the Company is subject to standard reporting requirements and other typical representations for a loan of this type. Effective October 1, 2006 and continuing each calendar quarter thereafter, the Company is subject to restrictive financial covenants, including average occupancy, Debt Service and Project Yield, as defined. As of December 31, 2006, the Company was in compliance with all loan covenants.
The carrying value of the Company's long-term debt is considered to approximate the fair value of such debt for all periods presented based upon the interest rates that the Company believes it can currently obtain for similar debt.
Future principal payments on long-term debt are as follows:
Year Ending December 31
|
Amount
|
||
---|---|---|---|
2007 | $ | 941,000 | |
2008 | 3,022,000 | ||
2009 | 1,076,000 | ||
2010 | 1,157,000 | ||
2011 | 1,246,000 | ||
Thereafter | 57,086,000 | ||
|
|||
$ | 64,528,000 | ||
|
10. PREFERRED STOCK
Series A Preferred Stock The Company issued shares of Series A preferred stock in 2000 in conjunction with the cancellation of $2,330,000 of debt at a purchase price of $3.40 per share.
Dividend Rights The holders of Series A preferred stock are entitled to receive dividends in preference to the common stockholders at a per-share amount for each share of Series A preferred stock (on an "as-if-converted" basis) at least equal to the aggregate amount of cash dividends declared and accumulated (or paid) for each share of common stock into which each such share of Series A preferred stock could then be converted, when and if declared by the Board of Directors. No dividends may be paid on the common stock until accumulated dividends, if any, have been paid as to each outstanding share of Series A preferred stock.
Dividends declared for the years ended December 31, 2004, 2005 and 2006, respectively, were as follows:
|
Year Ended December 31,
|
||||||||
---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
||||||
Preferred stock | $ | 137,000 | $ | 247,000 | $ | 356,000 | |||
Common stock | 698,000 | 1,255,000 | 1,776,000 | ||||||
|
|
|
|||||||
$ | 835,000 | $ | 1,502,000 | $ | 2,132,000 | ||||
|
|
|
F-26
Liquidation/Winding Up Rights In the event of any liquidation, dissolution, or winding up of the Company, each holder of the Series A preferred stock shall be entitled to receive, in preference to the common stockholders, $3.40 per share, plus declared, but unpaid dividends. Such per-share amount shall be appropriately adjusted to reflect certain events, including any stock dividends, stock splits, or recapitalizations effected after the date of issuance of any shares of Series A preferred stock. Additionally, upon any liquidation, dissolution or winding up of the Company or redemption of the Series A preferred stock, the holders of Series A preferred stock shall be entitled to receive, in addition to any previously declared and accumulated dividends, an amount (the "Premium") equal to the greater of (a) cash in the amount of $0.204 per annum per share of Series A preferred stock (adjusted to reflect stock dividends, stock splits, recapitalizations, or similar transactions) or (b) a per-share amount for each share of Series A preferred stock (on an as-if-converted basis) equal to the aggregate amount of cash dividends declared for each share of common stock into which each such share could then be converted, less the actual amount of any dividends paid (or declared and accumulated) on the Series A preferred stock prior to the liquidation, dissolution, or winding up, if any. After such preferential distribution has taken place, the Series A preferred stockholders shall participate in the distribution of the remaining assets of the Company with the common stockholders, on an as-if-converted, pro rata basis.
Participating Voting Rights The holder of Series A preferred stock has voting rights similar to common stockholders on an as-if-converted basis.
Conversion Rights Series A preferred stock shares are convertible on a four-for-one basis, at the holder's option, into shares of common stock, with the conversion rate determined by dividing $3.40 by the then current Series A conversion price ($.85 per share as of December 31, 2006), which is subject to adjustment in certain circumstances at conversion. Conversion is automatic in certain circumstances, including a public offering of the Company's common stock meeting certain specified criteria.
Redemption Rights The holder of the Series A preferred stock did not exercise its redemption option, which expired 90 days after the Company delivered its audited financial statements for fiscal 2003. The redemption option required the Company to redeem all (but not less than all) of such holder's Series A preferred stock for the conversion price then in effect of the redeeming holder's shares of Series A preferred stock, plus accumulated but unpaid declared dividends, plus any Premium due thereon, if exercised. Additionally, if, by December 31, 2010, the Company has not completed a public offering, as defined, the holder of Series A preferred stock shall have the option, for a 90-day period (beginning on the date that the Company delivers its audited financial statements for fiscal 2010), to require the Company to redeem all (but not less than all) of such holder's Series A preferred stock for the conversion price then in effect of the redeeming holder's shares of Series A preferred stock, plus accumulated but unpaid declared dividends, plus an amount equal to the greater of (a) cash in the amount of $1.43 per share for each of such redeeming holder's shares of Series A preferred stock (adjusted to reflect stock dividends, stock splits, recapitalizations, or similar transactions) or (b) a per-share amount for each of such redeeming holder's shares of Series A preferred stock (on an as-if-converted basis) equal to the aggregate amount of cash dividends declared for each share of common stock into which each share of Series A preferred stock being redeemed could then be converted, less the actual amount of any dividends paid prior to the redemption.
F-27
Accretion of the preferred stock discount for issuance costs and premiums are shown as an increase in Series A preferred stock and a reduction in retained earnings in the consolidated financial statements.
11. STOCKHOLDERS' EQUITY
The Company effected a stock split on September 30, 2005, pursuant to which each share of common stock then outstanding was converted into two shares of common stock. All common shares and per-share amounts have been restated for all periods presented to reflect the stock split.
The Company's policy is to pay declared dividends in the month following the month of declaration. The Company intends to continue to pay regular quarterly dividends to the holders of its common stock. The payment of dividends is subject to the discretion of the board of directors and will depend on many factors, including results of operations, financial condition and capital requirements, earnings, general business conditions, legal restrictions on the payment of dividends and other factors the board of directors deems relevant. The loan and security agreement governing the Company's revolving line of credit with General Electric Capital Corporation restricts its ability to pay dividends to stockholders if it is in default under this agreement. At December 31, 2005 and 2006, declared but unpaid preferred and common stock dividends totaled approximately $500,000 and $657,000, respectively, which were included in other accrued liabilities.
Dividends declared for the years ended December 31, 2004, 2005 and 2006, respectively, were as follows:
|
Year Ended December 31,
|
||||||||
---|---|---|---|---|---|---|---|---|---|
|
2004
|
2005
|
2006
|
||||||
Preferred stock | $ | 137,000 | $ | 247,000 | $ | 356,000 | |||
Common stock | 698,000 | 1,255,000 | 1,776,000 | ||||||
|
|
|
|||||||
$ | 835,000 | $ | 1,502,000 | $ | 2,132,000 | ||||
|
|
|
12. OPTIONS AND WARRANTS
As of January 1, 2006, the Company adopted SFAS 123(R), which requires the measurement and recognition of compensation expense for all share-based payment awards made to employees and directors including employee stock options based on estimated fair values, ratably over the requisite service period of the award. SFAS 123(R) supersedes the Company's previous accounting under APB 25.
The Company adopted SFAS 123(R) using the prospective transition method, which requires the application of the accounting standard as of January 1, 2006, the first day of the Company's fiscal year ended December 31, 2006. The Company's consolidated financial statements as of and for year ended December 31, 2006 reflects the impact of SFAS 123(R). In accordance with the prospective transition method, the Company's consolidated financial statements for periods prior to January 1, 2006 have not been restated to reflect, and do not include, the impact of SFAS 123(R).
F-28
Prior to the adoption of SFAS 123(R), the Company accounted for stock-based awards to employees and directors using the intrinsic value method in accordance with APB 25 as allowed under SFAS 123. Generally, no compensation expense was recognized by the Company in its financial statements in connection with the awarding of stock option grants to employees provided that, as of the grant date, all terms associated with the award are fixed and the fair value of its stock, as of the grant date, is equal to or less than the amount an employee must pay to acquire the stock. The Company had recognized compensation expense in situations where the fair value of the common stock on the grant date was greater than the amount an employee must pay to acquire the stock.
Stock-based compensation expense recognized under SFAS 123(R) consists of share-based payment awards made to employees and directors including employee stock options based on estimated fair values. Stock-based compensation expense recognized in the Company's consolidated statement of income for the year ended December 31, 2006 does not include compensation expense for share-based payment awards granted prior to, but not yet vested as of January 1, 2006, in accordance with the provisions of SFAS 123 but does include compensation expense for the share-based payment awards granted on or subsequent to January 1, 2006 based on the grant date fair value estimated in accordance with the adoption provisions of SFAS 123(R). As stock-based compensation expense recognized in the Company's consolidated statement of income for the year ended December 31, 2006 is based on awards ultimately expected to vest, it has been reduced for estimated forfeitures. SFAS 123(R) requires forfeitures to be estimated at the time of grant and revised, if necessary, in subsequent periods if actual forfeitures differ from those estimates.
The Company has two option plans, both of which have been approved by the stockholders. Options may be exercised for unvested shares of common stock, which have full stockholder rights including voting, dividend and liquidation rights. The Company retains the right to repurchase any or all unvested shares at the exercise price paid per share any or all unvested shares should the optionee cease to remain in service while holding such unvested shares.
2001 Stock Option Plan The 2001 Stock Option, Deferred Stock, and Restricted Stock Plan authorizes the sale of up to 1,980,000 shares of common stock to officers, employees, directors, and consultants of the Company. Granted non-employee director options vest and become exercisable immediately. All other granted options vest over 5 years at 20% per year on the anniversary of the grant date. Options expire 10 years from the date of grant. The exercise price of the stock is determined by the Board of Directors, but shall not be less than 100% of the fair value on the date of grant. Options granted prior to 2006 vest in full upon the consummation of an initial public offering. At December 31, 2006, there were 256,800 un-issued shares of common stock in this plan, including shares that have been forfeited and are available for reissue.
2005 Option Incentive Plan The 2005 Option Incentive Plan, Deferred Stock, and Restricted Stock Plan authorizes the sale of up to 1,000,000 shares of treasury stock, to officers, key employees, directors, and consultants of the Company. Granted non-employee director options vest and become exercisable immediately. All other granted options vest over 5 years at 20% per year on the anniversary of the grant date. Options expire 10 years from the date of grant. At December 31, 2006, there were 206,000 un-issued shares of common stock in this plan, including shares that have been forfeited and are available for reissue.
F-29
The Company uses the Black-Scholes option-pricing model to recognize the value of stock-based compensation expense for all share-based payment awards. Determining the appropriate fair-value model and calculating the fair value of stock-based awards at the grant date requires considerable judgment, including estimating stock price volatility, expected option life and forfeiture rates. The Company develops estimates based on historical data and market information, which can change significantly over time. A small change in the estimates used can have a relatively large change in the estimated valuation, and consequently, a material effect of the results of operations.
The expected option term for the year ended December 31, 2006 reflects the application of the simplified method set out in SAB No. 107 " Share-Based Payment ", which was issued in March 2005. The simplified method defines the life as the average of the contractual term of the options and the vesting period for all option tranches. Estimated volatility also reflects the application of SAB No. 107 interpretive guidance and, accordingly, incorporates historical volatility of similar public entities until sufficient information regarding the volatility of the Company's share price becomes available.
For stock options granted during the year ended December 31, 2006, the grants and the assumptions for grants used in the Black-Scholes model are shown in the following table:
Plan
|
Shares Grants
|
Weighted
Average Grant Date Fair Value |
Weighted
Average Exercise Price |
Weight
Average Risk-Free Rate |
Expected
Life |
Weighted
Average Volatility |
Weighted
Average Dividend Yield |
|||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
2001 | 286,000 | $ | 9.13 | $ | 7.46 | 4.9% | 6.5 years | 46% | 1.19% | |||||||
2005 | 400,000 | $ | 9.69 | $ | 7.50 | 5.0% | 6.5 years | 45% | 1.06% | |||||||
|
||||||||||||||||
Total | 686,000 | |||||||||||||||
|
The Company estimated that a forfeiture rate of approximately 8% per year is appropriate based on its historical forfeiture activity of unvested stock options and reduced the amount of stock-based compensation recognized in the year ended December 31, 2006 accordingly.
F-30
The following table represents the employee stock option activity during the years ended December 31, 2004, 2005 and 2006:
|
Number of
Shares Outstanding |
Weighted Average Exercise Price
|
Number of
Shares Exercisable |
Weighted Average Exercise Price
|
||||||
---|---|---|---|---|---|---|---|---|---|---|
December 31, 2003 | 976,000 | $ | 0.47 | 136,400 | $ | 0.25 | ||||
Granted |
|
270,000 |
|
$ |
2.20 |
|
|
|
|
|
Forfeitures | (128,000 | ) | $ | 0.50 | ||||||
Exercised | (470,000 | ) | $ | 0.47 | ||||||
|
||||||||||
December 31, 2004 | 648,000 | $ | 1.19 | 98,000 | $ | 0.47 | ||||
Granted |
|
465,000 |
|
$ |
5.67 |
|
|
|
|
|
Forfeitures | (71,400 | ) | $ | 1.20 | ||||||
Exercised | (253,800 | ) | $ | 0.87 | ||||||
|
||||||||||
December 31, 2005 | 787,800 | $ | 3.94 | 131,760 | $ | 2.21 | ||||
Granted |
|
686,000 |
|
$ |
7.48 |
|
|
|
|
|
Forfeitures | (46,400 | ) | $ | 2.41 | ||||||
Exercised | (183,400 | ) | $ | 2.48 | ||||||
|
||||||||||
December 31, 2006 | 1,244,000 | $ | 6.17 | 148,400 | $ | 3.82 | ||||
|
The following summary information reflects stock options outstanding, vesting and related details as of December 31, 2006:
Year of Grant
|
Number Outstanding
|
Exercise Price
|
Black-
Scholes Fair Value |
Remaining Contractual
Life (Years) |
Number Vested and Exercisable
|
Exercise Price
|
|||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|
2002 | 4,000 | $0.34 | $ | 1,340 | 6 | 3,200 | $0.34 | ||||||
2003 | 50,000 | $0.67-0.81 | 38,095 | 7 | 26,800 | $0.67-0.81 | |||||||
2004 | 102,800 | $1.96-2.46 | 235,134 | 8 | 37,200 | $1.96-2.46 | |||||||
2005 | 407,800 | $4.99-5.75 | 2,308,610 | 9 | 81,200 | $4.99-5.75 | |||||||
2006 | 679,400 | $7.05-7.50 | 6,439,786 | 10 | | ||||||||
|
|
|
|||||||||||
Total | 1,244,000 | $6.17 | $ | 9,022,965 | 148,400 | $3.82 | |||||||
|
|
|
During the year ended December 31, 2006, the Company recognized $443,000 in compensation expense, all of which was classified as general and administrative expense. The Company expects to recognize $169,000 in tax benefits when the options are vested and exercised. During the same period, the total fair value of shares vested was approximately $567,000.
F-31
In future periods, the Company expects to recognize approximately $4,605,000 in stock-based compensation expense over the next 4.5 weighted average years for unvested options that were outstanding as of December 31, 2006.
There were 1,096,000 unvested and outstanding options at December 31, 2006, of which 854,000 are expected to vest.
The aggregate intrinsic value of options outstanding, expected to vest, vested and exercised as of December 31, 2006 was approximately $13,659,000, $9,107,000, $1,978,000 and $2,691,000, respectively. The intrinsic value is calculated as the difference between the market value and the exercise price of the options.
Stock Warrants At December 31, 2004, the Company had warrants to purchase 512,000 shares of common stock outstanding and exercisable at an exercise price of $0.0025 per share, relating to an extension of the term loan during 1999. The aggregate estimated fair value of such warrants of $1,000 was recorded as interest expense on the date of grant. The fair value of such warrants was estimated at the grant date using the Black-Scholes option-pricing model, assuming a risk-free interest rate of 5.40%, volatility of 80%, dividend yield of zero and contractual life of 72 months. The Company had no warrants outstanding and exercisable at December 31, 2005 and 2006.
13. COMMITMENTS AND CONTINGENCIES
Leases The Company leases certain facilities and its administrative offices under non-cancelable operating leases, most of which have initial lease terms ranging from 5 to 20 years. The Company also leases certain of its equipment under non-cancelable operating leases with initial terms ranging from three to five years. Most of these leases contain renewal options, certain of which involve rent increases. Total rent expense, inclusive of straight-line rent adjustments, was $15,056,000, $16,406,000 and $16,701,000 for the years ended December 31, 2004, 2005 and 2006 respectively.
Future minimum annual lease payments under noncancelable leases in effect as December 31, 2006, are as follows:
Year Ending
December 31, |
Amounts
|
|||
---|---|---|---|---|
2007 | $ | 17,102,000 | ||
2008 | 17,424,000 | |||
2009 | 17,095,000 | |||
2010 | 15,624,000 | |||
2011 | 15,418,000 | |||
Thereafter | 91,104,000 | |||
|
||||
$ | 173,767,000 | |||
|
Nine of the Company's facilities are operated under master lease arrangements with cross-default provisions and the breach of a single facility lease would subject multiple facilities to the same risk. Under a master lease, the Company may lease a large number of geographically dispersed properties
F-32
through an indivisible lease. Failure to comply with Medicare or Medicaid provider requirements is a default under several of the Company's master lease and debt financing instruments. In addition, other potential defaults related to an individual facility may cause a default of an entire master lease portfolio and could trigger cross-default provisions in the Company's outstanding debt arrangements and other leases. With an indivisible lease, it is difficult to restructure the composition of the portfolio or economic terms of the lease without the consent of the landlord. In addition, a number of the Company's individual facility leases are held by the same or related landlords, and these leases typically also involve cross-default provisions that could cause a default at one facility to trigger a technical default with respect to others, potentially subjecting the Company to the various remedies available to the landlords under each of the leases.
Regulatory Matters Laws and regulations governing Medicare and Medicaid programs are complex and subject to interpretation. Compliance with such laws and regulations can be subject to future governmental review and interpretation, as well as significant regulatory action including fines, penalties, and exclusion from certain governmental programs. The Company believes that it is in compliance with all applicable laws and regulations.
A portion of the Company's revenue is derived from Medicaid and Medicare, for which reimbursement rates are subject to regulatory changes and government funding restrictions. Although the Company is not aware of any significant future rate changes, significant changes to the reimbursement rates could have a material effect on the Company's operations.
Cost-Containment Measures Both government and private pay sources have instituted cost-containment measures designed to limit payments made to providers of health care services, and there can be no assurance that future measures designed to limit payments made to providers will not adversely affect the Company.
Indemnities From time to time, the Company enters into certain types of contracts that contingently require the Company to indemnify parties against third-party claims. These contracts primarily include (i) certain real estate leases, under which the Company may be required to indemnify property owners or prior facility operators for post-transfer environmental or other liabilities and other claims arising from the Company's use of the applicable premises, (ii) certain lending agreements, under which the Company may be required to indemnify the lender against various claims and liabilities, (iii) agreements with certain lenders under which the Company may be required to indemnify such lenders against various claims and liabilities, and (iv) certain agreements with the Company's officers, directors, and employees, under which the Company may be required to indemnify such persons for liabilities arising out of their employment relationships. The terms of such obligations vary by contract and, in most instances, a specific or maximum dollar amount is not explicitly stated therein. Generally, amounts under these contracts cannot be reasonably estimated until a specific claim is asserted. Consequently, because no claims have been asserted, no liabilities have been recorded for these obligations on the Company's balance sheets for any of the periods presented.
Litigation The skilled nursing business involves a significant risk of liability given the age and health of the Company's patients and residents and the services the Company provides. The Company, and others in the industry are subject to an increasing number of claims and lawsuits, including professional liability claims, alleging that services have resulted in personal injury, elder abuse, wrongful
F-33
death or other related claims. The defense of these lawsuits may result in significant legal costs, regardless of the outcome, and can result in large settlement amounts or damage awards.
The Company maintains liability insurance policies in amounts and with the coverage and deductibles it believes are adequate based on the nature and risks of its business, historical experience, industry standards and the availability of coverage in the insurance market.
In recent years, there has been an increase in the number of class action suits filed against long-term and rehabilitative care companies. A class action suit was previously filed against the Company alleging, among other things, violations of applicable California Health and Safety Code provisions and a violation of the California Consumer Legal Remedies Act at certain of its facilities. The Company has received court approval for its settlement and the obligation to pay has been capped, not to exceed $3,000,000. The Company's best estimate of the ultimate liability it believes it will likely be subject to after all payments to class claimants and related estimated legal expenses is approximately $1,000,000. This amount is recorded in accrued other liabilities in the accompanying consolidated financial statements. In April 2007, the Company settled this class action suit.
In addition to the class action, professional liability and other types of lawsuits and claims described above, the Company is also subject to potential lawsuits under the Federal False Claims Act and comparable state laws alleging submission of fraudulent claims for services to any healthcare program (such as Medicare) or payor. A violation may provide the basis for exclusion from federally-funded healthcare programs. Such exclusions could have a correlative negative impact the Company's financial performance. Some states, including California, Arizona and Texas, have enacted similar whistleblower and false claims laws and regulations. In addition, the Deficit Reduction Act of 2005 created incentives for states to enact anti-fraud legislation modeled on the Federal False Claims Act. As such, the Company could face increased scrutiny, potential liability and legal expenses and costs based on claims under state false claims acts in markets in which it does business.
On June 5, 2006, a complaint was filed against the Company in the Superior Court of the State of California for the County of Los Angeles, purportedly on behalf of the United States, claiming that the Company violated the Medicare Secondary Payer Act. In the complaint, the plaintiff alleged that the Company has inappropriately received and retained reimbursement from Medicare for treatment given to certain unidentified patients and residents of its facilities whose injuries were caused by the Company as a result of unidentified and unadjudicated incidents of medical malpractice. The plaintiff in this action is seeking damages of twice the amount that the Company was allegedly obligated to pay or reimburse to Medicare in connection with the treatment in question under the Medicare Secondary Payer Act, plus interest, together with plaintiff's costs and fees, including attorneys' fees. The plaintiff's case was dismissed in the Company's favor by the trial court, and the dismissal is currently on appeal.
The Company has been, and continues to be, subject to claims and legal actions that arise in the ordinary course of business including potential claims related to care and treatment provided at its facilities, as well as employment related claims. The Company does not believe that the ultimate resolution of these actions will have a material adverse effect on the Company's financial business, financial condition or, results of operations. A significant increase in the number of these claims or an increase in amounts owing under successful claims could materially adversely affect the Company's business, financial condition, results of operations and cash flows.
F-34
Other Matters In 2006, the Company became aware of possible reported allegations concerning potential reimbursement irregularities at some of its facilities, which were not identified. The Company has retained outside counsel and initiated an internal investigation into these matters. This internal investigation is presently on-going and in the preliminary stages of the process. As such, the Company does not know what might be the ultimate outcome or findings of this investigation at this time.
Subsequent to receiving the information that precipitated the internal investigation, the Company was advised that the United States Attorney for the Central District of California issued a subpoena and then rescinded that subpoena. This rescinded subpoena originally requested documents from the Company's bank related to financial transactions involving the Company, ten of its operating subsidiaries, an outside investor group, and certain of its current and former officers. The Company has not been formally charged with any wrongdoing, served with any related subpoenas, or even notified of any concerns or related investigations by the U.S. Attorney or any government agency relative to the subpoena, but the U.S. Attorney's office has declined to discuss or provide the Company with any further information with respect to this matter. To the extent the U.S. Attorney's office elects to pursue this matter or if the Company's internal investigation results in negative findings, the Company's business, financial condition and results of operations could be materially and adversely affected and the Company's stock price could decline.
Based on the uncertainty of these matters, coupled with the lack of sufficient data to appropriately estimate a reasonable contingent financial impact, no loss accrual was established for these matters as of December 31, 2006. The Company plans to continue to monitor these matters and account for any subsequent changes in the loss contingency.
Concentrations
Credit Risk The Company has significant accounts receivable balances, the collectibility of which is dependent on the availability of funds from certain governmental programs, primarily Medicare and Medicaid. These receivables represent the only significant concentration of credit risk for the Company. The Company does not believe there are significant credit risks associated with these governmental programs. The Company believes that an adequate allowance has been recorded for the possibility of these receivables proving uncollectible, and continually monitors and adjusts these allowances as necessary. The Company's receivables from Medicare and Medicaid payor programs accounted for approximately 63%, 70% and 65% of its total accounts receivable as of December 31, 2004, 2005 and 2006, respectively. Revenue from reimbursements under the Medicare and Medicaid programs accounted for approximately 75%, 76% and 75% of the Company's total revenue for the years ended December 31, 2004, 2005, and 2006, respectively.
Cash in Excess of FDIC Limits The Company currently has bank deposits with a financial institution that exceed FDIC insurance limits. FDIC insurance provides protection for bank deposits up to $100,000.
14. DEFINED CONTRIBUTION PLAN
The Company has a 401(k) defined contribution plan (the "401(k) Plan"), whereby eligible employees may contribute up to 15% of their annual basic earnings. Additionally, the 401(k) Plan
F-35
provides for discretionary matching contributions (as defined) by the Company. The Company contributed, $148,000, $196,000 and $231,000 to the 401(k) Plan during the years ended December 31, 2004, 2005 and 2006, respectively. Beginning in 2007, the Company's plan allowed eligible employees to contribute up to 90% of their eligible compensation, subject to applicable annual Internal Revenue Code limits.
15. BUSINESS SEGMENTS
The Company has a single reporting segmentlong-term care services, which includes the operation of skilled nursing and assisted living facilities, and related ancillary services at the facilities. The Company's single reporting segment is made up of several individual operating segments grouped together principally based on their geographical locations within the United States. Each of the geographically grouped operating segments represents a division of the Company and is managed by a segment manager who reports to the chief operating decision maker. Each of the operating segments provide long-term care services and possess economic characteristics that are similar resulting in similar long-term financial performance. Based on the similar economic characteristics of each of the operating segments, management believes the Company meets the criteria for aggregating its operations into a single reporting segment.
16. SUBSEQUENT EVENTS
On February 1, 2007, the Company acquired a skilled nursing facility located in Utah for the aggregate purchase price of approximately $3,400,000, which was paid in cash. On March 1, 2007 the Company acquired two additional skilled nursing facilities located in Texas for the aggregate purchase price of approximately $5,900,000, which was paid in cash.
17. RESTATED 2005 CONSOLIDATED FINANCIAL STATEMENTS
Subsequent to December 31, 2005, the Company determined that its previously issued consolidated balance sheet as of December 31, 2005 should be restated to appropriately classify the Company's self-insurance accrual between short-term and long-term liabilities. Previously the Company had classified the entire liability as current. The Company also adjusted the corresponding components of its deferred taxes between the short and long-term asset and liability classifications accordingly. Additionally, in order to reflect the nature of the related captive insurance subsidiary cash and cash equivalents, the Company restated its insurance subsidiary cash between the short-term and long-term classifications to more appropriately reflect the cash as restricted for payment of such obligations from a regulatory standpoint. As a result, the Company has restated the accompanying consolidated balance sheet as of December 31, 2005 and related amounts in the consolidated statements of cash flows for the years ended December 31, 2004 and 2005 from amounts previously reported. The impact to the balance sheet is to decrease the current portion of accrued self-insurance liabilities with a corresponding increase in the long-term portion of accrued self-insurance liabilities of $11,542,000 and reduce cash and cash equivalents with a corresponding increase to a long-term insurance subsidiary deposit account of $4,547,000, as of December 31, 2005. As a result of the liability reclassification, the current deferred tax asset was reduced by $3,686,000, with a corresponding increase to the long-term
F-36
deferred tax assets as of December 31, 2005. There was no impact on the consolidated statements of income.
The following table shows the effect of the restatement to the consolidated balance sheet as of December 31, 2005:
Consolidated Balance Sheet
|
December 31, 2005
|
|||||||
---|---|---|---|---|---|---|---|---|
|
As Previously Reported
|
As Restated
|
||||||
Assets: | ||||||||
Cash and Cash Equivalents | $ | 16,182,000 | $ | 11,635,000 | ||||
Deferred tax assetcurrent | 8,145,000 | 4,459,000 | ||||||
Total current assets | 71,964,000 | 63,731,000 | ||||||
Insurance subsidiary deposits |
|
|
|
|
|
4,547,00 |
||
Deferred tax asset | | 3,673,000 | ||||||
Total assets | $ | 119,403,000 | $ | 119,390,000 | ||||
Liabilities and stockholders' equity: |
|
|
|
|
|
|
||
Accrued self-insurance liabilitiescurrent | $ | 15,271,000 | $ | 3,729,000 | ||||
Total current liabilities | 56,186,000 | 44,644,000 | ||||||
Accrued self-insurance liabilities |
|
|
|
|
|
11,542,000 |
||
Deferred tax liability | 13,000 | | ||||||
Total liabilities and stockholders' equity | $ | 119,403,000 | $ | 119,390,000 |
F-37
The following table shows the effect of the restatement to the consolidated statements of cash flow for the years ended December 31, 2004 and 2005:
Consolidated Statements of Cash Flows
|
December 31, 2004
|
December 31, 2005
|
|||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
As
Previously Reported |
As Restated
|
As
Previously Reported |
As Restated
|
|||||||||||
Cash flows from operating activities: | |||||||||||||||
Change in operating assets and liabilities: |
|
|
|
|
|
|
|
|
|
|
|
|
|
||
Insurance subsidiary deposits |
|
$ |
|
|
$ |
(354,000 |
) |
$ |
|
|
$ |
(2,865,000 |
) |
||
Other accrued liabilities | 2,700,000 | 949,000 | 13,134,000 | 6,314,000 | |||||||||||
Accrued self-insurance liabilitiescurrent | | 1,751,000 | | 6,820,000 | |||||||||||
Net cash provided by operating activities |
|
|
18,156,000 |
|
|
17,802,000 |
|
|
23,311,000 |
|
|
20,446,000 |
|
||
Net increase (decrease) in cash and cash equivalents |
|
|
14,364,000 |
|
|
14,010,000 |
|
|
(255,000 |
) |
|
(3,120,000 |
) |
||
Cash and cash equivalents beginning of year |
|
|
2,073,000 |
|
|
745,000 |
|
|
16,437,000 |
|
|
14,755,000 |
|
||
|
|
|
|
||||||||||||
Cash and cash equivalents end of year | $ | 16,437,000 | $ | 14,755,000 | $ | 16,182,000 | $ | 11,635,000 | |||||||
|
|
|
|
F-38
Until , 2007, all dealers effecting transactions in these securities, whether or not participating in this offering, may be required to deliver a prospectus. This is in addition to the dealers' obligation to deliver a prospectus when acting as underwriters and with respect to their unsold allotments or subscriptions.
Shares
Common Stock
PRICE $ PER SHARE
D.A. DAVIDSON & CO. | STIFEL NICOLAUS |
PROSPECTUS
, 2007
PART II
INFORMATION NOT REQUIRED IN PROSPECTUS
Item 13. Other Expenses of Issuance and Distribution
The following table sets forth the costs and expenses, other than underwriting discounts and commissions, payable by us in connection with the sale and distribution of the securities being registered. All amounts are estimated except the SEC registration fee, the NASD filing fee and the NASDAQ Global Market listing fee.
Item
|
Amount to be Paid
|
|
---|---|---|
SEC registration fee | $2,917 | |
NASD filing fee | $10,000 | |
NASDAQ Global Market listing fee | * | |
Blue sky fees and expenses | * | |
Printing and engraving expenses | * | |
Legal fees and expenses | * | |
Accounting fees and expenses | * | |
Transfer Agent and Registrar fees | * | |
Miscellaneous | * | |
|
||
Total | $ * | |
|
Item 14. Indemnification of Directors and Officers
Under Section 145 of the Delaware General Corporation Law, we can indemnify our directors and officers against liabilities they may incur in such capacities, including liabilities under the Securities Act of 1933, as amended (the "Securities Act"). Our bylaws (Exhibit 3.4 to this registration statement), which will be adopted by us immediately prior to the closing of this offering, provide that we will indemnify our directors and officers to the fullest extent permitted by law and require us to advance litigation expenses upon our receipt of an undertaking by the director or officer to repay such advances if it is ultimately determined that the director or officer is not entitled to indemnification. Our bylaws, which will be adopted by us immediately prior to the closing of this offering, further provide that rights conferred under such bylaws do not exclude any other right such persons may have or acquire under any bylaw, agreement, vote of stockholders or disinterested directors, insurance policy or otherwise.
Our certificate of incorporation (Exhibit 3.2 to this registration statement), which will be adopted by us immediately prior to the closing of this offering, provides that we shall indemnify our directors and officers if such persons acted (i) in good faith, (ii) in a manner reasonably believed to be in or not opposed to our best interests, and (iii) with respect to any criminal action or proceeding, with reasonable cause to believe such conduct was lawful. Our certificate of incorporation will also provide that, pursuant to Delaware law, our directors shall not be liable for monetary damages for breach of the directors' fiduciary duty of care to us and our stockholders. This provision in our certificate of incorporation does not eliminate the duty of care, and in appropriate circumstances equitable remedies such as injunctive or other forms of non-monetary relief will remain available under Delaware law. In addition, each director will continue to be subject to liability for breach of the director's duty of loyalty to us for acts or omissions not in good faith or involving intentional misconduct, for knowing violations of law, for actions leading to improper personal benefit to the director, and for payment of dividends or approval of stock repurchases or redemptions that are unlawful under Delaware law. The provision
II-1
also does not affect a director's responsibilities under any other law, such as the federal securities laws or state or federal environmental laws. The certificate of incorporation further provides that we are authorized to indemnify our directors and officers to the fullest extent permitted by law through the bylaws, agreement, vote of stockholders or disinterested directors, or otherwise. We intend to obtain a separate directors and officers liability insurance in connection with this offering.
We have entered into agreements to indemnify our directors and certain of our officers in addition to the indemnification provided for in the certificate of incorporation and bylaws. These agreements will, among other things, indemnify our directors and some of our officers for certain expenses (including attorneys fees), judgments, fines and settlement amounts incurred by such person in any action or proceeding, including any action by or in our right, on account of services by that person as a director or officer or as a director or officer of any of our subsidiaries, or as a director or officer of any other company or enterprise that the person provides services to at our request.
The underwriting agreement (Exhibit 1.1 to this registration statement) provides for indemnification by the underwriters of us and our officers and directors, and by us of the underwriters, for certain liabilities arising under the Securities Act or otherwise in connection with this offering.
Item 15. Recent Sales of Unregistered Securities
Since January 1, 2004, we have issued the following securities that were not registered under the Securities Act of 1933, as amended:
From January 1, 2004 to December 31, 2006, we granted options to purchase an aggregate of 1,421,000 shares (as adjusted for stock splits) of common stock to our employees and directors under our 2001 Stock Option, Deferred Stock and Restricted Stock Plan and 2005 Stock Incentive Plan at exercise prices ranging from $3.91 to $7.50 per share (as adjusted for stock splits). Of the options granted, as of December 31, 2006, options to purchase 1,244,000 shares (as adjusted for stock splits) were outstanding, 1,273,200 shares (as adjusted for stock splits) of common stock have been purchased pursuant to exercises of such stock options for an aggregate purchase price of $977,678, and 281,800 shares have been cancelled and returned to the stock option plan pool.
The stock option grants and common stock issuances under our equity incentive plans were made in reliance upon the exemption provided by Rule 701 promulgated under the Securities Act or Section 4(2) of the Securities Act. Appropriate legends are affixed to the stock certificates issued in such transactions.
II-2
Item 16. Exhibits and Financial Statement Schedules
The following Exhibits are attached hereto and incorporated herein by reference.
Exhibit No.
|
Description
|
|
---|---|---|
1.1* | Form of Underwriting Agreement | |
3.1 | Fourth Amended and Restated Certificate of Incorporation of The Ensign Group, Inc. | |
3.1(a)* | Certificate of Amendment to Certificate of Incorporation, as amended, to be filed prior to completion of the offering to effect a -for- stock split | |
3.2* | Form of Fifth Amended and Restated Certificate of Incorporation of The Ensign Group, Inc., to be in effect upon completion of the offering to which this registration statement relates | |
3.3 | Bylaws of The Ensign Group, Inc. | |
3.4* | Form of Amended and Restated Bylaws of The Ensign Group, Inc. to be in effect upon completion of the offering to which this registration statement relates | |
4.1* | Specimen common stock certificate | |
4.2 | Investor Rights Agreement, dated June 6, 2000, by and among The Ensign Group, Inc. and certain stockholders of The Ensign Group, Inc. | |
5.1* | Opinion of Dorsey & Whitney LLP | |
10.1 + * | The Ensign Group, Inc. 2001 Stock Option, Deferred Stock and Restricted Stock Plan, and form of stock option agreement and restricted stock agreement | |
10.2 + * | The Ensign Group, Inc. 2005 Stock Incentive Plan, and form of stock option agreement and restricted stock agreement | |
10.3 + * | The Ensign Group, Inc. 2007 Omnibus Incentive Plan | |
10.4 + * | Form of 2007 Omnibus Incentive Plan Stock Option Agreement | |
10.5 + * | Form of 2007 Omnibus Incentive Plan Restricted Stock Agreement | |
10.6 + * | Form of Indemnification Agreement entered into between The Ensign Group, Inc. and its directors and officers | |
10.7 | Third Amended and Restated Loan Agreement, dated as of December 29, 2006, by and among The Ensign Group, Inc., certain of its subsidiaries, and General Electric Capital Corporation | |
10.8* | Consolidated, Amended and Restated Promissory Note, dated as of December 29, 2006, in the original principal amount of $64,692,111.67, by certain subsidiaries of The Ensign Group, Inc. in favor of General Electric Capital Corporation, Inc. | |
10.9* | Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Camarillo Care Center), by and among Granada Investments LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
II-3
10.10* | Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Upland Care & Rehabilitation Center), by and among Cedar Avenue Holdings LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.11* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Desert Terrace Nursing Center), by and among Terrace Holdings AZ LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.12* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Desert Sky Nursing Home), by and among Sky Holdings AZ LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.13* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Highland Manor Health and Rehabilitation Center), by and among Ensign Highland LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.14* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against North Mountain Medical and Rehabilitation Center), by and among Valley Health Holdings LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.15* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Catalina Care and Rehabilitation Center), by and among Rillito Holdings LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.16* | First Amendment to Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Park Manor), by and among Plaza Health Holdings LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.17* | First Amendment to Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Park View Gardens at Montgomery), by and among Mountainview Communitycare LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.18* | First Amendment to Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Sabino Canyon Rehabilitation and Care Center), by and among Meadowbrook Health Associates LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
II-4
10.19 | Amended and Restated Loan and Security Agreement, dated as of March 25, 2004, by and among The Ensign Group, Inc., certain of its subsidiaries, and General Electric Capital Corporation | |
10.20 | Amendment No. 1, dated as of December 3, 2004, to the Amended and Restated Loan and Security Agreement, by and among The Ensign Group, Inc., certain of its subsidiaries, and General Electric Capital Corporation | |
10.21* | Second Amended and Restated Revolving Credit Note, dated as of December 3, 2004, in the original principal amount of $20,000,000, by The Ensign Group, Inc. and certain of its subsidiaries in favor of General Electric Capital Corporation | |
10.22 | Amendment No. 2, dated as of March 25, 2007, to the Amended and Restated Loan and Security Agreement, by and among The Ensign Group, Inc., certain of its subsidiaries, and General Electric Capital Corporation | |
10.23 | Pacific Care Center Loan Agreement, dated as of August 6, 1998, by and between G&L Hoquiam, LLC as Borrower and GMAC Commercial Mortgage Corporation as Lender (later assumed by Cherry Health Holdings, Inc. as Borrower and Wells Fargo Bank, N.A. as Lender) | |
10.24* | Deed of Trust and Security Agreement, dated as of August 6, 1998, by and among G&L Hoquiam, LLC as Grantor, Ticor Title Insurance Company as Trustee and GMAC Commercial Mortgage Corporation as Beneficiary | |
10.25* | Promissory Note, dated as of August 6, 1998, in the original principal amount of $2,475,000, by G&L Hoquiam, LLC in favor of GMAC Commercial Mortgage Corporation | |
10.26 | Loan Assumption Agreement, by and among G&L Hoquiam, LLC as Prior Owner; G&L Realty Partnership, L.P. as Prior Guarantor; Cherry Health Holdings, Inc. as Borrower; and Wells Fargo Bank, N.A., the Trustee for GMAC Commercial Mortgage Securities, Inc., as Lender | |
10.27* | Deed of Trust with Assignment of Rents, dated as of January 30, 2001, by and among Ensign Southland LLC as Trustor, Brian E. Callahan as Trustee and Continental Wingate Associates, Inc. as Beneficiary | |
10.28 | Deed of Trust Note, dated as of January 30, 2001, in the original principal amount of $7,455,100, by Ensign Southland, LLC in favor of Continental Wingate Associates, Inc. | |
10.29 | Security Agreement, dated as of January 30, 2001, by and between Ensign Southland, LLC and Continental Wingate Associates, Inc. | |
10.30 | Master Lease Agreement, dated July 3, 2003, between Adipiscor LLC as Lessee and LTC Partners VI, L.P., Coronado Corporation and Park Villa Corporation collectively as Lessor | |
10.31 | Lease Guaranty, dated July 3, 2003, between The Ensign Group, Inc. as Guarantor and LTC Partners VI, L.P., Coronado Corporation and Park Villa Corporation collectively as Lessor, under which Guarantor guarantees the payment and performance of Adipiscor LLC's obligations under the Master Lease Agreement | |
II-5
10.32 | Master Lease Agreement, dated September 30, 2003, between Permunitum LLC as Lessee, Vista Woods Health Associates LLC, City Heights Health Associates LLC, and Claremont Foothills Health Associates LLC as Sublessees, and OHI Asset (CA), LLC as Lessor | |
10.33 | Lease Guaranty, dated September 30, 2003, between The Ensign Group, Inc. as Guarantor and OHI Asset (CA), LLC as Lessor, under which Guarantor guarantees the payment and performance of Permunitum LLC's obligations under the Master Lease Agreement | |
10.34 | Lease Guaranty, dated September 30, 2003, between Vista Woods Health Associates LLC, City Heights Health Associates LLC and Claremont Foothills Health Associates LLC as Guarantors and OHI Asset (CA), LLC as Lessor, under which Guarantors guarantee the payment and performance of Permunitum LLC's obligations under the Master Lease Agreement | |
10.35 | Master Lease Agreement, dated January 31, 2003, between Moenium Holdings LLC as Lessee and Healthcare Property Investors, Inc., d/b/a in the State of Arizona as HC Properties, Inc., and Healthcare Investors III collectively as Lessor | |
10.36 | Lease Guaranty, between The Ensign Group, Inc. as Guarantor and Healthcare Property Investors, Inc. as Owner, under which Guarantor guarantees the payment and performance of Moenium Holdings LLC's obligations under the Master Lease Agreement | |
10.37 | First Amendment to Master Lease Agreement, dated May 27, 2003, between Moenium Holdings LLC as Lessee and Healthcare Property Investors, Inc., d/b/a in the State of Arizona as HC Properties, Inc., and Healthcare Investors III collectively as Lessor | |
10.38 | Second Amendment to Master Lease Agreement, dated October 31. 2004, between Moenium Holdings LLC as Lessee and Healthcare Property Investors, Inc., d/b/a in the State of Arizona as HC Properties, Inc., and Healthcare Investors III collectively as Lessor | |
10.39 | Lease Agreement, by and between Mission Ridge Associates, LLC and Ensign Facility Services, Inc. | |
10.40 | First Amendment to Lease Agreement, dated as of January 15, 2004, by and between Mission Ridge Associates, LLC and Ensign Facility Services, Inc. | |
10.41 | Form of Independent Consulting and Centralized Services Agreement between Ensign Facility Services, Inc. and certain of its subsidiaries | |
21.1 | Subsidiaries of The Ensign Group, Inc. | |
23.1 | Consent of Deloitte & Touche LLP | |
23.2* | Consent of Dorsey & Whitney LLP (included in Exhibit 5.1) | |
24.1 | Power of Attorney (included on signature pages hereto) |
II-6
The Ensign Group, Inc. and Subsidiaries
Schedule II
Valuation and Qualifying Accounts
|
Balance at Beginning of Year
|
Additions Charged to Costs and Expenses
|
Deductions
|
Balance at End
of Year |
||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Year Ended December 31, 2004 | ||||||||||||||
Allowance for doubtful accounts | $ | (1,737,000 | ) | $ | (3,415,000 | ) | $ | 939,000 | $ | (4,213,000 | ) | |||
Year Ended December 31, 2005 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Allowance for doubtful accounts | $ | (4,213,000 | ) | $ | (3,092,000 | ) | $ | 2,346,000 | $ | (4,959,000 | ) | |||
Year Ended December 31, 2006 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Allowance for doubtful accounts | $ | (4,959,000 | ) | $ | (4,191,000 | ) | $ | 1,607,000 | $ | (7,543,000 | ) |
All other schedules have been omitted because the information required to be set forth therein is not applicable or is shown in the consolidated financial statements or notes thereto.
II-7
Item 17. Undertakings
The undersigned hereby undertakes to provide to the underwriters at the closing specified in the underwriting agreement, certificates in such denominations and registered in such names as required by the underwriters to permit prompt delivery to each purchaser.
Insofar as indemnification for liabilities arising under the Securities Act of 1933 may be permitted to directors, officers and controlling persons of the registrant pursuant to the foregoing provisions, or otherwise, the registrant has been advised that in the opinion of the Securities and Exchange Commission such indemnification is against public policy as expressed in the Securities Act and is, therefore, unenforceable. In the event that a claim for indemnification against such liabilities (other than the payment by the registrant of expenses incurred or paid by a director, officer or controlling person of the registrant in the successful defense of any action, suit or proceeding) is asserted by such director, officer or controlling person in connection with the securities being registered, the registrant will, unless in the opinion of its counsel the matter has been settled by controlling precedent, submit to a court of appropriate jurisdiction the question whether such indemnification by it is against public policy as expressed in the Securities Act and will be governed by the final adjudication of such issue.
The undersigned registrant hereby undertakes that:
(1) For purposes of determining any liability under the Securities Act of 1933, the information omitted from the form of prospectus filed as part of this registration statement in reliance upon Rule 430A and contained in a form of prospectus filed by the registrant pursuant to Rule 424(b)(1) or (4) or 497(h) under the Securities Act shall be deemed to be part of this registration statement as of the time it was declared effective.
(2) For the purpose of determining any liability under the Securities Act of 1933, each post-effective amendment that contains a form of prospectus shall be deemed to be a new registration statement relating to the securities offered therein, and the offering of such securities at that time shall be deemed to be the initial bona fide offering thereof.
II-8
Pursuant to the requirements of the Securities Act of 1933, the registrant has duly caused this registration statement to be signed on its behalf by the undersigned, thereunto duly authorized, in the City of Mission Viejo, State of California, on May 11, 2007.
THE ENSIGN GROUP, INC. | |||
|
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Christopher R. Christensen Chief Executive Officer and President |
KNOW ALL MEN BY THESE PRESENTS, the undersigned hereby constitute and appoint Christopher R. Christensen and Alan J. Norman and each of them, his true and lawful attorney-in-fact and agent, each with full power of substitution and resubstitution, for him and in his name, place and stead, in any and all capacities, to sign any and all amendments (including post-effective amendments) to this Registration Statement, or any related registration statement filed pursuant to Rule 462(b) under the Securities Act of 1933, and to file the same, with exhibits thereto, and other documents in connection therewith, with the Securities and Exchange Commission, granting unto said attorneys-in-fact and agents, and each of them, full power and authority to do and perform each and every act and thing requisite or necessary to be done in connection therewith, as fully to all intents and purposes as he might or could do in person, hereby ratifying and confirming all that each of said attorneys-in-fact and agents, or his substitute or substitutes, may lawfully do or cause to be done by virtue hereof.
Pursuant to the requirements of the Securities Act of 1933, this registration statement has been signed by the following persons in the capacities and on the dates indicated:
Signature
|
Title
|
Date
|
||
---|---|---|---|---|
|
|
|
|
|
/s/
CHRISTOPHER R. CHRISTENSEN
Christopher R. Christensen |
Chief Executive Officer and President
(principal executive officer) |
May 11, 2007 | ||
|
|
|
|
|
/s/
ALAN J. NORMAN
Alan J. Norman |
Chief Financial Officer (principal financial and accounting officer) | May 11, 2007 | ||
|
|
|
|
|
/s/
ROY E. CHRISTENSEN
Roy E. Christensen |
Chairman of the Board | |||
May 11, 2007 |
II-9
|
|
|
|
|
/s/
ANTOINETTE T. HUBENETTE
Antoinette T. Hubenette |
Director | May 11, 2007 | ||
|
|
|
|
|
/s/
THOMAS A. MALOOF
Thomas A. Maloof |
Director | May 11, 2007 | ||
|
|
|
|
|
/s/
CHARLES M. BLALACK
Charles M. Blalack |
Director | May 11, 2007 |
II-10
Exhibit No.
|
Description
|
|
---|---|---|
1.1* | Form of Underwriting Agreement | |
3.1 | Fourth Amended and Restated Certificate of Incorporation of The Ensign Group, Inc. | |
3.1(a)* | Certificate of Amendment to Certificate of Incorporation, as amended, to be filed prior to completion of the offering to effect a -for- stock split | |
3.2* | Form of Fifth Amended and Restated Certificate of Incorporation of The Ensign Group, Inc., to be in effect upon completion of the offering to which this registration statement relates | |
3.3 | Bylaws of The Ensign Group, Inc. | |
3.4* | Form of Amended and Restated Bylaws of The Ensign Group, Inc. to be in effect upon completion of the offering to which this registration statement relates | |
4.1* | Specimen common stock certificate | |
4.2 | Investor Rights Agreement, dated June 6, 2000, by and among The Ensign Group, Inc. and certain stockholders of The Ensign Group, Inc. | |
5.1* | Opinion of Dorsey & Whitney LLP | |
10.1 + * | The Ensign Group, Inc. 2001 Stock Option, Deferred Stock and Restricted Stock Plan, and form of stock option agreement and restricted stock agreement | |
10.2 + * | The Ensign Group, Inc. 2005 Stock Incentive Plan, and form of stock option agreement and restricted stock agreement | |
10.3 + * | The Ensign Group, Inc. 2007 Omnibus Incentive Plan | |
10.4 + * | Form of 2007 Omnibus Incentive Plan Stock Option Agreement | |
10.5 + * | Form of 2007 Omnibus Incentive Plan Restricted Stock Agreement | |
10.6 + * | Form of Indemnification Agreement entered into between The Ensign Group, Inc. and its directors and officers | |
10.7 | Third Amended and Restated Loan Agreement, dated as of December 29, 2006, by and among The Ensign Group, Inc., certain of its subsidiaries, and General Electric Capital Corporation | |
10.8* | Consolidated, Amended and Restated Promissory Note, dated as of December 29, 2006, in the original principal amount of $64,692,111.67, by certain subsidiaries of The Ensign Group, Inc. in favor of General Electric Capital Corporation, Inc. | |
10.9* | Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Camarillo Care Center), by and among Granada Investments LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.10* | Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Upland Care & Rehabilitation Center), by and among Cedar Avenue Holdings LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.11* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Desert Terrace Nursing Center), by and among Terrace Holdings AZ LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.12* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Desert Sky Nursing Home), by and among Sky Holdings AZ LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.13* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Highland Manor Health and Rehabilitation Center), by and among Ensign Highland LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.14* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against North Mountain Medical and Rehabilitation Center), by and among Valley Health Holdings LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.15* | First Amendment to Amended and Restated Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Catalina Care and Rehabilitation Center), by and among Rillito Holdings LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.16* | First Amendment to Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Park Manor), by and among Plaza Health Holdings LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.17* | First Amendment to Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Park View Gardens at Montgomery), by and among Mountainview Communitycare LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.18* | First Amendment to Deed of Trust, Assignment of Rents, Security Agreement and Fixture Financing Statement, dated as of December 29, 2006 (filed against Sabino Canyon Rehabilitation and Care Center), by and among Meadowbrook Health Associates LLC as Grantor, Chicago Title Insurance Company as Trustee, and General Electric Capital Corporation as Beneficiary | |
10.19 | Amended and Restated Loan and Security Agreement, dated as of March 25, 2004, by and among The Ensign Group, Inc., certain of its subsidiaries, and General Electric Capital Corporation | |
10.20 | Amendment No. 1, dated as of December 3, 2004, to the Amended and Restated Loan and Security Agreement, by and among The Ensign Group, Inc., certain of its subsidiaries, and General Electric Capital Corporation | |
10.21* | Second Amended and Restated Revolving Credit Note, dated as of December 3, 2004, in the original principal amount of $20,000,000, by The Ensign Group, Inc. and certain of its subsidiaries in favor of General Electric Capital Corporation | |
10.22 | Amendment No. 2, dated as of March 25, 2007, to the Amended and Restated Loan and Security Agreement, by and among The Ensign Group, Inc., certain of its subsidiaries, and General Electric Capital Corporation | |
10.23 | Pacific Care Center Loan Agreement, dated as of August 6, 1998, by and between G&L Hoquiam, LLC as Borrower and GMAC Commercial Mortgage Corporation as Lender (later assumed by Cherry Health Holdings, Inc. as Borrower and Wells Fargo Bank, N.A. as Lender) | |
10.24* | Deed of Trust and Security Agreement, dated as of August 6, 1998, by and among G&L Hoquiam, LLC as Grantor, Ticor Title Insurance Company as Trustee and GMAC Commercial Mortgage Corporation as Beneficiary | |
10.25* | Promissory Note, dated as of August 6, 1998, in the original principal amount of $2,475,000, by G&L Hoquiam, LLC in favor of GMAC Commercial Mortgage Corporation | |
10.26 | Loan Assumption Agreement, by and among G&L Hoquiam, LLC as Prior Owner; G&L Realty Partnership, L.P. as Prior Guarantor; Cherry Health Holdings, Inc. as Borrower; and Wells Fargo Bank, N.A., the Trustee for GMAC Commercial Mortgage Securities, Inc., as Lender | |
10.27* | Deed of Trust with Assignment of Rents, dated as of January 30, 2001, by and among Ensign Southland LLC as Trustor, Brian E. Callahan as Trustee and Continental Wingate Associates, Inc. as Beneficiary | |
10.28 | Deed of Trust Note, dated as of January 30, 2001, in the original principal amount of $7,455,100, by Ensign Southland, LLC in favor of Continental Wingate Associates, Inc. | |
10.29 | Security Agreement, dated as of January 30, 2001, by and between Ensign Southland, LLC and Continental Wingate Associates, Inc. | |
10.30 | Master Lease Agreement, dated July 3, 2003, between Adipiscor LLC as Lessee and LTC Partners VI, L.P., Coronado Corporation and Park Villa Corporation collectively as Lessor | |
10.31 | Lease Guaranty, dated July 3, 2003, between The Ensign Group, Inc. as Guarantor and LTC Partners VI, L.P., Coronado Corporation and Park Villa Corporation collectively as Lessor, under which Guarantor guarantees the payment and performance of Adipiscor LLC's obligations under the Master Lease Agreement | |
10.32 | Master Lease Agreement, dated September 30, 2003, between Permunitum LLC as Lessee, Vista Woods Health Associates LLC, City Heights Health Associates LLC, and Claremont Foothills Health Associates LLC as Sublessees, and OHI Asset (CA), LLC as Lessor | |
10.33 | Lease Guaranty, dated September 30, 2003, between The Ensign Group, Inc. as Guarantor and OHI Asset (CA), LLC as Lessor, under which Guarantor guarantees the payment and performance of Permunitum LLC's obligations under the Master Lease Agreement | |
10.34 | Lease Guaranty, dated September 30, 2003, between Vista Woods Health Associates LLC, City Heights Health Associates LLC and Claremont Foothills Health Associates LLC as Guarantors and OHI Asset (CA), LLC as Lessor, under which Guarantors guarantee the payment and performance of Permunitum LLC's obligations under the Master Lease Agreement | |
10.35 | Master Lease Agreement, dated January 31, 2003, between Moenium Holdings LLC as Lessee and Healthcare Property Investors, Inc., d/b/a in the State of Arizona as HC Properties, Inc., and Healthcare Investors III collectively as Lessor | |
10.36 | Lease Guaranty, between The Ensign Group, Inc. as Guarantor and Healthcare Property Investors, Inc. as Owner, under which Guarantor guarantees the payment and performance of Moenium Holdings LLC's obligations under the Master Lease Agreement | |
10.37 | First Amendment to Master Lease Agreement, dated May 27, 2003, between Moenium Holdings LLC as Lessee and Healthcare Property Investors, Inc., d/b/a in the State of Arizona as HC Properties, Inc., and Healthcare Investors III collectively as Lessor | |
10.38 | Second Amendment to Master Lease Agreement, dated October 31. 2004, between Moenium Holdings LLC as Lessee and Healthcare Property Investors, Inc., d/b/a in the State of Arizona as HC Properties, Inc., and Healthcare Investors III collectively as Lessor | |
10.39 | Lease Agreement, by and between Mission Ridge Associates, LLC and Ensign Facility Services, Inc. | |
10.40 | First Amendment to Lease Agreement, dated as of January 15, 2004, by and between Mission Ridge Associates, LLC and Ensign Facility Services, Inc. | |
10.41 | Form of Independent Consulting and Centralized Services Agreement between Ensign Facility Services, Inc. and certain of its subsidiaries | |
21.1 | Subsidiaries of The Ensign Group, Inc. | |
23.1 | Consent of Deloitte & Touche LLP | |
23.2* | Consent of Dorsey & Whitney LLP (included in Exhibit 5.1) | |
24.1 | Power of Attorney (included on signature pages hereto) |
Exhibit 3.1
FOURTH
AMENDED AND RESTATED
CERTIFICATE
OF INCORPORATION
OF
THE ENSIGN GROUP, INC.,
a Delaware corporation
The undersigned, Christopher R Christensen and J. Richard Toolson hereby certify that:
1. They are the duly elected and acting President and Secretary, respectively, of THE ENSIGN GROUP, INC., a Delaware corporation (the "Corporation").
2. Pursuant to Sections 229, 242 and 245 of General Corporation Law of the State of Delaware, this Fourth Amended and Restated Certificate of Incorporation restates and amends the provisions of the original Certificate of Incorporation of this Corporation as previously amended. The Corporation's original Certificate of Incorporation was filed with the Secretary of State of Delaware on May 27, 1999, and was amended by filing with the Secretary of State of Delaware (i) an Amended and Restated Certificate of Incorporation on August 9, 2000, (ii) a Second Amended and Restated Certificate of Incorporation on April 23, 2001, and (iii) a Third Amended and Restated Certificate of Incorporation on April 28, 2004 which effectuated a 2-for-1 split of the Corporation's Common Stock.
3. The text of the Certificate of Incorporation is hereby amended and restated to read in full as follows: "
ARTICLE I.NAME
The name of the Corporation is The Ensign Group, Inc.
ARTICLE II.REGISTERED OFFICE AND AGENT
The address of the registered office of the Corporation in the State of Delaware is 160 Greentree Drive, Suite 101, in the City of Dover, County of Kent, Delaware 19904. The name of the Corporation's registered agent at that address is National Registered Agents, Inc.
ARTICLE III.PURPOSE
The purpose of the Corporation is to engage in any lawful act or activity for which corporations may be organized under the General Corporation Law of Delaware, as amended from time to time.
ARTICLE IV.AUTHORIZED CAPITAL
The Corporation is authorized to issue two classes of shares to be designated respectively "Preferred Stock" and "Common Stock." The total number of shares which the Corporation is authorized to issue is Twenty-One Million (21,000,000) shares, each with a par value of $0.001 per share. The total number of shares of Preferred Stock authorized is One Million (1,000,000) shares. The total number of shares of Common Stock authorized is Twenty Million (20,000,000) shares. Upon the filing of this Fourth Amended and Restated Certificate of Incorporation, (i) each outstanding share of Common Stock shall be split into two (2) shares of Common Stock, (ii) each option to acquire a share of Common Stock which is outstanding as of the filing of this Fourth Amended and Restated Certificate of Incorporation shall be deemed a right to acquire two (2) shares of Common Stock, at an exercise price per post-split option share equal to one-half ( 1 / 2 ) of the stated price per pre-split option share set forth in the option holder's original grant, and (iii) the conversion rights of the outstanding Series A Preferred Stock shall accordingly and automatically adjust as set forth in Section IV(A)(5)(a)(i) below.
The shares of Preferred Stock authorized by this Certificate of Incorporation may be issued from time to time in one or more series. The Board of Directors is hereby authorized, within the limitations and restrictions stated in this Certificate of Incorporation, to (i) determine or alter any or all of the rights, preferences, privileges and restrictions granted to or imposed upon any wholly unissued series of the
shares of Preferred Stock, (ii) to fix or alter the number of shares comprising any such series and the designation thereof, or any of them, and (iii) to increase or decrease (but not below the number of shares of any such series then outstanding) the number of shares of any such series subsequent to the issue of shares of that series. In case the number of shares of any series shall be so decreased, the shares constituting such decrease shall resume the status which they had prior to the adoption of the resolution originally fixing the number of shares of such series. The first series of Preferred Stock shall be comprised of 911,765 shares and shall be designated as "Series A Preferred Stock."
A. Series A Preferred Stock. The relative rights, preferences, restrictions, and other matters relating to the Series A Preferred Stock or the holders thereof are as follows:
1. Dividends Rights of Preferred. The holders of Series A Preferred Stock shall be entitled to such dividends as the Board may from time to time declare in its sole discretion. Series A Preferred Stock dividends (i) may be paid or accumulated, as the Board may determine, (ii) which are paid shall be payable out of any assets at the time legally available therefor, (iii) shall be declared and accumulated or paid at a per share amount for each share of Series A Preferred Stock (on an as-converted basis) at least equal to the aggregate amount of cash dividends declared and accumulated or paid for each share of Common Stock into which each such share of Series A Preferred Stock could then be converted, and (iv) shall be paid prior to and in preference to any payment of any dividend (payable other than in Common Stock or other securities and rights convertible or entitling the holder thereof to receive, directly or indirectly, additional shares of Common Stock, together with cash in lieu of fractional shares) on the Common Stock. No dividends may be paid on the Common Stock (other than in Common Stock or other securities and rights convertible or entitling the holder thereof to receive, directly or indirectly, additional shares of Common Stock of the Corporation together with cash in lieu of fractional shares) until accumulated dividends, if any, have been paid, or declared and set apart for payment as to each outstanding share of Series A Preferred Stock.
2. Liquidation.
(a) Preference. In the event of any liquidation, dissolution or winding up of the Corporation, either voluntary or involuntary, subject to the rights of any other series of Preferred Stock that may from time to time come into existence, the holders of the Series A Preferred Stock shall be entitled to receive, prior and in preference to any distribution of any of the assets of the Corporation to the holders of Common Stock by reason of their ownership thereof, an amount equal to $3.40 (as adjusted for any stock split, combination, consolidation or stock distributions or stock dividends with respect to such shares) for each share of Series A Preferred Stock then held by them, plus unpaid, accumulated cumulative dividends. If, upon the occurrence of such event, the assets and funds thus distributed among the holders of the Series A Preferred Stock shall be insufficient to permit the payment to such holders of the full aforesaid preferential amounts, then, subject to the rights of any other series of Preferred Stock that may from time to time come into existence, the entire assets and funds of the Corporation legally available for distribution shall be distributed among the holders of the Series A Preferred Stock on a pari passu basis in proportion to the relationship that the number of shares held by each holder of Series A Preferred Stock bears to the total number of shares of Series A Preferred Stock outstanding.
(b) Liquidating Premium Right of Preferred. Upon any liquidation, dissolution or winding up of the Corporation or redemption of the Series A Preferred Stock, the holders of Series A Preferred Stock shall be entitled to receive, in addition to any previously declared and accumulated dividends, a "Liquidating Premium" equal to
(i) the greater of (a) cash in the amount of $0.204 per annum per share of Series A Preferred Stock (adjusted to reflect subsequent stock dividends, stock splits, recapitalizations or similar transactions), or (b) a per share amount for each share of Series A Preferred Stock (on an as-converted basis) equal to the aggregate amount of cash dividends declared for each share of Common Stock into which each
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such share of could then be converted; from and including the date on which each such share of Series A Preferred Stock was issued, less
(ii) the actual amount of any dividends paid or declared and accumulated on the Series A Preferred Stock prior to the liquidation, dissolution or winding up, if any.
The Liquidating Premium shall be payable out of any assets at the time legally available therefor, and shall be paid prior to and in preference to any declaration or payment of any dividend (payable other than in Common Stock or other securities and rights convertible or entitling the holder thereof to receive, directly or indirectly, additional shares of Common Stock, together with cash in lieu of fractional shares) on the Common Stock.
(c) Remaining Assets. Upon the completion of the distribution required by Sections IV(A)(2)(a) and (b) above and any other distribution that may be required with respect to any other series of Preferred Stock that may from time to time come into existence, the remaining assets of the Corporation available for distribution to stockholders shall be distributed among the holders of the Series A Preferred Stock and the Common Stock pro rata based on the number of shares of Common Stock held by each (with the holders of the Series A Preferred Stock participating in such distribution as if all shares of Series A Preferred Stock had been converted to Common Stock pursuant to Sections IV(A)(4) and (5) hereof).
(d) Certain Acquisitions as a Deemed Liquidation. For purposes of this Section IV(A)(2), if (i) the Corporation shall sell, convey, or otherwise dispose of all or substantially all of its property or business or merge into or consolidate with any other corporation (other than a wholly-owned subsidiary corporation) or effect any other transaction or series of related transactions in which more than 50% of the voting power of the Corporation is disposed of, and if (ii) two-thirds of the holders of the Series A Preferred Stock elect to treat such transaction as a liquidation, dissolution or winding up of the Corporation within 30 days of such event, then a liquidation, dissolution or winding up of the Corporation shall be deemed to have occurred for purposes of this section IV(A)(2), provided that this Section IV(A)(2)(d) shall not apply to a merger effected exclusively for the purpose of changing the domicile of the Corporation.
3. Voting Rights. The holder of each share of Series A Preferred Stock shall have the right to one vote for each share of Common Stock into which such share of Series A Preferred Stock could then be converted and, with respect to such vote, such holder shall have full voting rights and powers equal to the voting rights and powers of the holders of Common Stock, and shall be entitled, notwithstanding any provision hereof, to notice of any stockholders' meeting in accordance with the bylaws of the Corporation, and shall be entitled to vote, together with holders of Common Stock, with respect to any question upon which holders of Common Stock have the right to vote. Fractional votes shall not, however, be permitted and any fractional voting rights available on an as-converted basis (after aggregating all shares into which shares of Series A Preferred Stock held by each holder could be converted) shall be rounded to the nearest whole number (with one-half being rounded upward).
4. Conversion Rights. The holders of Series A Preferred Stock shall have conversion rights as follows (the "Conversion Rights"):
(a) Right to Convert. Subject to Section IV(A)(4)(c), each share of Series A Preferred Stock shall be convertible, at the option of the holder thereof, at any time after the date of issuance of such share, at the principal office of the Corporation or any transfer agent for such stock, into such number of fully paid and nonassessable shares of Common Stock as is determined by dividing $3.40 by the Conversion Price applicable to such share, determined as hereafter provided, in effect on the date the certificate is surrendered for conversion. The initial Conversion Price per share of Series A Preferred Stock shall be $3.40. Such initial Conversion Price shall be subject to adjustment as set forth in Section IV(A)(5).
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(b) Automatic Conversion. Each share of Series A Preferred Stock shall automatically be converted into shares of Common Stock at the Conversion Price at the time in effect for such share immediately upon, except as provided below in Section IV(A)(4)(c), the Corporation's sale of its Common Stock in a firm commitment underwritten public offering pursuant to a registration statement under the Securities Act of 1933, as amended (the "Securities Act"), the public offering price of which is not less than $11.00 per share (appropriately adjusted for any stock split, dividend, combination or other recapitalization) and which results in aggregate cash proceeds to the Corporation of $20,000,000 or more (net of underwriting discounts and commissions).
(c) Mechanics of Conversion. Before any holder of Series A Preferred Stock shall be entitled to convert the same into shares of Common Stock, he shall surrender the certificate or certificates therefor, duly endorsed in blank or accompanied by appropriate instruments of transfer, at the principal office of the Corporation or of any transfer agent for Series A Preferred Stock, and shall give written notice to the Corporation of the election to convert the same and shall state therein the name or names in which the certificate or certificates for shares of Common Stock are to be issued. The Corporation shall, as soon as practicable thereafter, issue and deliver at such office to such holder of Series A Preferred Stock, or to the nominee or nominees of such holder, a certificate or certificates for the number of shares of Common Stock to which such holder shall be entitled as aforesaid. Such conversion shall be deemed to have been made immediately prior to the close of business on the date of such surrender of the shares of Series A Preferred Stock to be converted, and the person or persons entitled to receive the shares of Common Stock issuable upon such conversion shall be treated for all purposes as the record holder or holders of such shares of Common Stock as of such date. If the conversion is in connection with an underwritten offering of securities registered pursuant to the Securities Act the conversion may, at the option of the Corporation, be conditioned upon the closing with the underwriters of the sale of securities pursuant to such offering, in which event the person(s) entitled to receive Common Stock upon conversion of the Series A Preferred Stock shall not be deemed to have converted such Series A Preferred Stock until immediately prior to the closing of such sale of securities.
(d) No Fractional Shares. No fractional shares of Common Stock shall be issued upon the conversion of any share or shares of the Series A Preferred Stock, and all such fractional shares shall be disregarded. In lieu thereof, the Corporation shall pay in cash the fair market value of such fractional share as determined by the Board of Directors of the Corporation. The number of shares issuable upon such conversion shall be determined on the basis of the total number of shares of Series A Preferred Stock the holder is at that time converting into Common stock and the number of shares of Common Stock issuable upon such aggregate conversion.
(e) Other Distributions. In the event the Corporation at any time or from time to time makes any distribution payable in securities or other property of the Corporation (other than Common Stock or Common Stock Equivalents (as defined in Section IV(A)(5)(a)(i) below)), securities of other persons, evidences of indebtedness issued by the Corporation or other persons, assets (excluding cash dividends, which are addressed in Section IV(A)(1), then and in each such event provision shall be made so that the holders of Series A Preferred Stock shall receive upon conversion thereof the amount of securities and other property of the Corporation which they would have received had their shares of Series A Preferred Stock been converted into shares of Common Stock on the date of such event and had they thereafter, during the period from the date of such event to and including the date of conversion, retained such securities and other property receivable by them as aforesaid during such period, subject to all other adjustments called for during such period under Section IV(A)(5) with respect to the rights of the holders of Series A Preferred Stock.
(f) No Reissuance. Upon any conversion of Series A Preferred Stock pursuant to this Section 4, the shares of Series A Preferred Stock which are converted shall not be reissued. Upon conversion of all of
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the then outstanding Series A Preferred Stock, this Article IV(A) shall be void and shares of Series A Preferred Stock shall not be deemed outstanding for any purpose whatsoever.
(g) Reservation of Common Stock. The Corporation shall at all times reserve and keep available, out of its authorized but unissued Common Stock, solely for the purpose of effecting the conversion of the Series A Preferred Stock, the full number of shares of Common Stock deliverable upon the conversion of all Series A Preferred Stock from time to time outstanding. The Corporation shall from time to time (subject to obtaining necessary director and shareholder action), in accordance with the laws of the State of Delaware, increase the authorized amount of its Common Stock if at any time the authorized number of shares of Common Stock remaining unissued shall not be sufficient to permit the conversion of all of the shares of Preferred Stock at the time outstanding.
5. Adjustments to Conversion Price.
(a) Conversion Price Adjustments for Certain Splits and Combinations. The Conversion Price of the Series A Preferred Stock shall be subject to adjustment from time to time as follows:
(i) In the event the Corporation should at any time or from time to time after the date upon which any shares of Series A Preferred Stock were first issued (the "Purchase Date"), fix a record date for the effectuation of a split or subdivision of the outstanding shares of Common Stock or the determination of holders of Common Stock entitled to receive a dividend or other distribution payable in additional shares of Common Stock or other securities or rights convertible into, or entitling the holder thereof to receive directly or indirectly, additional shares of Common Stock (hereinafter referred to as "Common Stock Equivalents") without payment of any consideration by such holder for the additional shares of Common Stock or the Common Stock Equivalents (including the additional shares of Common Stock issuable upon conversion or exercise thereof), then, as of such record date (or the date of such dividend distribution, split or subdivision if no record date is fixed), the Conversion Price of the Series A Preferred Stock shall be decreased so that the number of shares of Common Stock issuable on conversion of each share of Series A Preferred Stock shall be increased in proportion to such increase of the aggregate of shares of Common Stock outstanding taking into account those shares of Common Stock issuable with respect to such Common Stock Equivalents with the number of shares issuable with respect to Common Stock Equivalents determined from time to time as provided in Section IV(A)(S)(c)(i)(E).
(ii) If the number of shares of Common Stock outstanding at any time after the Purchase Date is decreased by a combination of the outstanding shares of Common Stock, then, following the record date of such combination, the Conversion Price for the Series A Preferred Stock shall be increased so that the number of shares of Common Stock issuable on conversion of each share of Series A Preferred Stock shall be decreased in proportion to such decrease in outstanding shares.
(b) Recapitalizations. If at any time or from time to time there shall be a recapitalization, reclassification, combination, subdivision, merger, transfer, exchange, sale or other disposition of assets, stock split, stock dividend, reverse stock split or other distribution in respect of the Common Stock (other than as provided for elsewhere in this Section IV(A)(5) or in Sections IV(A)(2) or (4)) provision shall be made so that the holders of the Series A Preferred Stock shall thereafter be entitled to receive upon conversion of the Series A Preferred Stock, the number of shares of stock or other securities or property of the Corporation or otherwise, to which a holder of Common Stock deliverable upon conversion would have been entitled on such recapitalization. In any such case, adjustment shall be made in the application of the provisions of this Section IV(A)(5) with respect to the rights of the holders of the Series A Preferred Stock after the recapitalization to the end that the provisions of this Section IV(A)(5) (including adjustment of the Conversion Prices then in effect and the number of shares purchasable upon conversion of the Series A Preferred Stock) shall be applicable after that event and be as nearly equivalent as practicable.
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(c) Conversion Price Adjustments for Certain Dilutive Issuances. The Conversion Price of the Series A Preferred Stock shall be subject to adjustment from time to time as follows:
(i) Issuance of Additional Stock below Conversion Price. If the Corporation shall issue, after the date of filing of this Amended and Restated Certificate of Incorporation (the "Purchase Date"), any Additional Stock (as defined below) without consideration or for a consideration per share less than the Conversion Price for such series in effect immediately prior to the issuance of such Additional Stock, the Conversion Price for such series in effect immediately prior to each such issuance shall automatically be adjusted as set forth in this Section IV(A)(5)(c)(i), unless otherwise provided in this Section IV(A)(5)(c)(i).
(A) Adjustment Formula. Whenever the Conversion Price is adjusted pursuant to this Section IV(A)(5)(c), the new Conversion Price shall be determined by multiplying the Conversion Price then in effect by a fraction, (x) the numerator of which shall be the number of shares of Common Stock outstanding immediately prior to such issuance (the "Outstanding Common") plus the number of shares of Common Stock that the aggregate consideration received by the Corporation for such issuance would purchase at such Conversion Price; and (y) the denominator of which shall be the number of shares of Outstanding Common plus the number of shares of such Additional Stock. For purposes of the foregoing calculation, the term "Outstanding Common" shall include (i) the issued and outstanding Series A Preferred Shares on an as-if-converted basis, (ii) the number of Common Shares into which any warrants issued prior to the date of this Restated Certificate can be converted, and (iii) without limiting the foregoing items (i) and (ii), any other shares of Common Stock deemed issued pursuant to Section IV(A)(5)(c)(i)(E) below.
(B) Additional Stock. For purposes of this Section 5, "Additional Stock" shall mean any shares of Common Stock or capital stock, securities, options, warrants to purchase or other instruments of similar effect convertible into or exchangeable for Common Stock issued (or deemed to have been issued pursuant to Section IV(A)(5)(c)(i)(E)) by the Corporation after the Purchase Date other than:
(1) Common Stock issued pursuant to a transaction described in Section IV(A)(5)(b) hereof,
(2) Up to 15% of the outstanding shares of Common Stock (or securities options, warrants or other rights convertible into or exchangeable for up to 15% of the outstanding shares of Common Stock) (as adjusted to reflect subsequent stock dividends, stock splits, recapitalizations or similar transactions) issuable to employees, consultants or directors of the Corporation directly or pursuant to a stock option plan or arrangement or restricted stock plan or arrangement now or hereafter approved by the Board of Directors of the Corporation; provided that no such shares (or options, warrants or other rights) shall be issuable at less than the Conversion Price then in effect except upon the approval of a two-thirds ( 2 / 3 ) majority of the Board of Directors,
(3) Capital stock, or options or warrants to purchase capital stock, issued to financial institutions, placement agents or lessors in connection with commercial credit arrangements, capital financings, equipment financings or similar transactions,
(4) Shares of Common Stock or Series A Preferred Stock issuable upon exercise of warrants outstanding as of the date of this Certificate of Incorporation,
(5) Capital stock or warrants or options to purchase capital stock issued in connection with bona fide acquisitions, mergers, strategic relationships or similar transactions, the terms of which are approved by the Board of Directors of the Corporation; provided that no such shares (or options or warrants) shall be issuable at less than the Conversion Price then in effect except upon the approval of a two-thirds ( 2 / 3 ) majority of the Board of Directors,
(6) Shares of Common Stock issued or issuable upon conversion of the Series A Preferred Stock,
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(7) Shares of Common Stock issued or issuable in a public offering prior to or in connection with which all outstanding shares of Series A Preferred Stock will be converted to Common Stock pursuant to Section IV(A)(4)(b) hereof; and
(8) Shares of Common Stock which are issued pursuant to a stock option plan or arrangement or restricted stock plan or arrangement now or hereafter approved by the Board of Directors of the Corporation and which are repurchased and reissued for a price equal to or greater than the repurchase price.
(C) Calculation Convention for Adjustments. In calculating any adjustment of the Conversion Price for the Series A Preferred Stock and the total number of Common Shares issuable upon the conversion thereof following an adjustment, the adjusted Conversion Price shall be expressed to the fourth (4th) decimal place (e.g., $3.4000 per share), and the resulting four-decimal Conversion Price shall be used for all subsequent calculations, until (if ever) readjusted.
(D) Determination of Consideration. In the case of the issuance of Common Stock for cash, the consideration shall be deemed to be the amount of cash paid therefor before deducting any reasonable discounts, commissions or other expenses allowed, paid or incurred by the Corporation for any underwriting or otherwise in connection with the issuance and sale thereof. In the case of the issuance of Common Stock for a consideration in whole or in part other than cash, the consideration other than cash shall be deemed to be the fair value thereof as determined by the Board of Directors.
(E) Deemed Issuances of Common Stock. In the case of the issuance (whether before, on or after the applicable Purchase Date) of options to purchase or rights to subscribe for Common Stock, securities by their terms convertible into or exchangeable for Common Stock or options to purchase or rights to subscribe for such convertible or exchangeable securities, the following provisions shall apply for all purposes of this Section IV(A)(5)(c)(i):
(1) The aggregate maximum number of shares of Common Stock deliverable upon exercise (assuming the satisfaction of any conditions to exercisability, including without limitation, the passage of time, but without taking into account potential antidilution adjustments) of such options to purchase or rights to subscribe for Common Stock shall be deemed to have been issued at the time such options or rights were exercised and for a consideration equal to the consideration (determined in the manner provided in Section IV(A)(5)(c)(i)(D)), if any, received by the Corporation upon the issuance of such options or rights plus the minimum exercise price provided in such options or rights (without taking into account potential antidilution adjustments) for the Common Stock covered thereby.
(2) The aggregate maximum number of shares of Common Stock deliverable upon conversion of or in exchange (assuming the satisfaction of any conditions to convertibility or exchangeability, including, without limitation, the passage of time, but without taking into account potential antidilution adjustments) for any such convertible or exchangeable securities or upon the exercise of options to purchase or rights to subscribe for such convertible or exchangeable securities and subsequent conversion or exchange thereof shall be deemed to have been issued at the time such securities were issued or such options or rights were issued and for a consideration equal to the consideration, if any, received by the Corporation for any such securities and related options or rights (excluding any cash received on account of accrued interest or accrued dividends), plus the minimum additional consideration, if any, to be received by the Corporation (without taking into account potential antidilution adjustments) upon the conversion or exchange of such securities or the exercise of any related options or rights (the consideration in each case to be determined in the manner provided in Section IV(A)(5)(c)(i)(D)).
(3) In the event of any change in the number of shares of Common Stock deliverable or in the consideration payable to the Corporation upon exercise of such options or rights or upon conversion of or in exchange for such convertible or exchangeable securities, including, but not limited to, a change
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resulting from the antidilution provisions thereof, the Conversion Price of the Series A Preferred Stock, to the extent in any way affected by or computed using such options, rights or securities, shall be recomputed to reflect such change, but no further adjustment shall be made for the actual issuance of Common Stock or any payment of such consideration upon the exercise of any such options or rights or the conversion or exchange of such securities.
(4) Upon the expiration of any such options or rights, the termination of any such rights to convert or exchange or the expiration of any options or rights related to such convertible or exchangeable securities, the Conversion Price of the Series A Preferred Stock, to the extent in any way affected by or computed using such options, rights or securities or options or rights related to such securities, shall be recomputed, but only to the extent the Corporation did not pay any consideration in connection with such expiration or termination, to reflect the issuance of only the number of shares of Common Stock (and convertible or exchangeable securities which remain in effect) actually issued upon the exercise of such options or rights, upon the conversion or exchange of such securities or upon the exercise of the options or rights related to such securities.
(5) The number of shares of Common Stock deemed issued and the consideration deemed paid therefor pursuant to Sections IV(A)(5)(c)(i)(E)(1) and (2) shall be appropriately adjusted to reflect any change, termination or expiration of the type described in either Section IV(A)(5)(c)(i)(E)(3) or (4),
(F) Circumstances in Which Conversion Price Not Adjusted. Notwithstanding any other provisions of this Section IV(A)(5)(c)(i), except to the limited extent provided for in Sections IV(A)(5)(c)(i)(E)(3) and (4), no adjustment of the Conversion Price pursuant to this Section IV(A)(5)(c)(i) shall have the effect of increasing the Conversion Price above (i) the Conversion Price in effect immediately prior to such adjustment or (ii) the initial Conversion Price specified in Section IV(A)(4)(a). No readjustment pursuant to Sections IV(A)(5)(c)(i)(E)(3) and (4) above shall have the effect of increasing the Conversion Price to an amount which exceeds the lower of (x) the Conversion Price on the original adjustment date and (y) the Conversion Price that would have resulted from the issuance of Additional Stock between the original adjustment date and such readjustment date. Notwithstanding any other provision of this Agreement, in no event shall any adjustment made under this Section IV(A)(5) reduce the Conversion Price below the par value of the Common Stock.
(d) Notification of Adjustment. Upon the occurrence of each adjustment or readjustment of the Conversion Price for the Series A Preferred Stock pursuant to this Section IV(A)(5), the Corporation at its expense shall promptly compute such adjustment or readjustment in accordance with the terms hereof and prepare and furnish to each holder of Series A Preferred Stock a certificate setting forth such adjustment or readjustment showing in detail the facts upon which such adjustment or readjustment is based. The Corporation shall, upon the reasonable written request at any time of any holder of Series A Preferred Stock, furnish or cause to be furnished to such holder, a like certificate setting forth (i) such adjustments and readjustments, (ii) the Conversion Price then in effect and (iii) the number of shares of Common Stock and the amount, if any, of other property which at the time would be received upon the conversion of the Series A Preferred Stock. Any notices required by the provisions of this Section IV(A)(5) to be given to the holders of shares of Series A Preferred Stock shall be deemed given if deposited in the United States mail, first class, postage prepaid and addressed to each holder of record at its address appearing on the books of the Corporation.
6. Redemption. The Series A Preferred Stock is not redeemable, except that, without limiting any other right or privilege of the Corporation, this restriction specifically shall not limit the Corporation's right to repurchase Series A Preferred Stock pursuant to contract rights or other arrangements or agreements; and provided further that, notwithstanding the foregoing, the Series A Preferred Stock shall be redeemable as follows:
(a) First Optional Redemption. If, by December 31, 2003, the Corporation has not completed an Initial Public Offering of its Common Stock, each holder of Series A Preferred Stock shall have the
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option, for a ninety (90) day period beginning on the date that the Corporation delivers its audited financial statements for fiscal year 2003 (the "First Delivery Date"), to require the Corporation to redeem all (but not less than all) of such holder's Series A Preferred Stock for the First Optional Redemption Value. Upon written request of a holder of Series A Preferred Stock to the Corporation made within forty-five (45) days following the First Delivery Date, the Corporation shall reasonably cooperate, at no material expense to the Corporation, with such holder and its agents to accomplish an appraisal of the Series A Preferred Stock. The Corporation's Board of Directors may, prior to the expiration of the period in which such option may be exercised, in its sole discretion, upon written request from a holder of Series A Preferred Stock, extend the periods in which the holders of Series A Preferred Stock may request such an appraisal and exercise such option for such time or times as the Board of Directors may determine, provided that the Corporation shall deliver written notice of any such extension to each holder of Series A Preferred Stock. "First Optional Redemption Value" shall mean the Conversion Price then in effect of the redeeming holder's shares of Series A Preferred Stack, plus accumulated but unpaid dividends on such holder's shares of Series A Preferred Stock, including any Premium due thereon. For the purposes of this Section IV(A)(6), "Initial Public Offering" shall mean a registered offering of the Corporation's Common Stock being sold for its own account, where the gross proceeds of the offering exceeds S 10,000,000 at an offering price of at least $10 per share.
(b) Payment of First Optional Redemption Value. Subject to Section IV(A)(6)(e) below, upon surrender of the certificates representing all of a holder's shares of Series A Preferred Stock for redemption within the 90 day period referenced in Section IV(A)(6)(a), the Corporation shall promptly pay the First Optional Redemption Value to such redeeming holder. At the Corporation's election, the First Optional Redemption Value shall be paid in the form of either:
(i) cash; or
(ii) an unsecured promissory note in the principal amount of the First Optional Redemption Value, executed by the Corporation in favor of such holder, bearing interest at the Prime Rate (as defined below) plus two percent (2%), calculated from the First Delivery Date, with the principal amount of such note, together with accrued interest, repayable in two installments as follows: (A) the first installment of twenty-five percent (25%) of the First Optional Redemption Value on or before the later of (1) December 31, 2004, or (2) in the event of a deferral of the redemption pursuant to Section IV(A)(6)(e) below, then ninety (90) days following the date on which such redemption may be legally accomplished, and (B) the second and final installment for the balance of the First Optional Redemption Value on or before the later of (1) December 31, 2005, or (2) in the event of a deferral of the redemption pursuant to Section IV(A)(6)(e) below, one (1) year following the date on which the first installment was due.
"Prime Rate" shall mean the prime interest rate being charged by Wells Fargo Bank, N.A. to corporate borrowers of the highest credit standing. If Wells Fargo Bank shall cease to establish or publish a prime rate, the Prime Rate shall be deemed to be the average of the prime interest rate of the three (3) largest banking institutions (based upon total assets) in the continental United States then publishing or establishing prime interest rates, unless otherwise agreed.
(c) Second Optional Redemption. If, by December 31, 2010, the Corporation has not completed an Initial Public Offering of its Common Stock, each holder of Series A Preferred Stock shall have the option, for a ninety (90) day period beginning on the date that the Corporation delivers its audited financial statements for fiscal year 2010 (the "Second Delivery Date"), to require the Corporation to redeem all (but not less than all) of such holder's Series A Preferred Stock for the Second Optional Redemption Value. Upon written request of a holder of Series A Preferred Stock to the Corporation made within forty-five (45) days following the Second Delivery Date, the Corporation shall reasonably cooperate, at no material expense to the Corporation, with such holder and its agents to accomplish an appraisal of the Series A Preferred Stock. The Corporation's Board of Directors may, prior to the
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expiration of the period in which such option may be exercised, in its sole discretion, upon written request from a holder of Series A Preferred Stock, extend the periods in which the holders of Series A Preferred Stock may request such an appraisal and exercise such option for such time or times as the Board of Directors may determine, provided that the Corporation shall deliver written notice of any such extension to each holder of Series A Preferred Stock. "Second Optional Redemption Value" shall mean the Conversion Price then in effect of the redeeming holder's Series A Preferred Shares, plus accumulated but unpaid dividends on such holder's shares of Series A Preferred Stock, plus a "Redemption Premium" equal to:
(i) the greater of (A) cash in the amount of $1.43 per share for each of such redeeming holder's shares of Series A Preferred Stock (adjusted to reflect subsequent stock dividends, stock splits, recapitalizations or similar transactions affecting the outstanding Series A Preferred Stock), or (ii) a per share amount for each of such redeeming holder's shares of Series A Preferred Stock (on an as-if-converted basis) equal to the aggregate amount of cash dividends declared for each share of Common Stock into which each share of Series A Preferred Stock being redeemed could then be converted, from and including the date on which each such share of Series A Preferred Stock was issued, less
(ii) the actual amount of any dividends paid or declared and accumulated on such shares of Series A Preferred Stock prior to the redemption, if any.
(d) Payment of Second Optional Redemption Value. Subject to Section IV(A)(6)(e) below, upon surrender of the certificates representing the shares of a holder of Series A Preferred Stock for redemption within the 90 day period referenced in Section IV(A)(6)(c), the Corporation shall promptly pay the Second Optional Redemption Value to such holder of Series A Preferred Stock. At the Corporation's election, the Second Optional Redemption Value shall be paid in the form of either:
(i) cash; or
(ii) an unsecured promissory note in the principal amount of the Second Optional Redemption Value, executed by the Corporation in favor of such holder of Series A Preferred Stock, bearing interest at the Prime Rate plus two percent (2%), calculated from the Second Delivery Date, with the principal amount of such note, together with accrued interest, repayable in two installments as follows: (A) the first installment of twenty-five percent (25%) of the Second Optional Redemption Value on or before the later of (1) December 31, 2011, or (2) in the event of a deferral of the redemption pursuant to Section IV(A)(6)(e) below, then ninety (90) days following the date on which such redemption may be legally accomplished, and (ii) the balance of the Second Optional Redemption Value on or before the later of (A) December 31, 2012, or (B) in the event of a deferral of the redemption pursuant to Section IV(A)(6)(e) below, one (1) year following the date on which the first installment was due.
(e) Deferred Redemption; Option to Rescind. In the event that the Corporation, in the opinion of the Corporation's counsel, may not legally redeem or repurchase any shares of its capital stock upon surrender for redemption of the certificates representing a holder's Series A Preferred Stock in accordance with Sections IV(A)(6)(b) or IV(A)(6)(d) above, then such redemption shall be deferred until the first such time as such redemption may be legally accomplished, and the Corporation's obligation to redeem such holder's Series A Preferred Stock shall be a continuing obligation of the Corporation until such redemption has been completed. If, upon any such deferral by the Corporation, the period of the deferral lasts more than thirty (30) days, the redeeming holder of Series A Preferred Stock shall have the right, from the thirtieth (30th) day following the date of such deferral until the first date on which the redemption may be legally accomplished, by notice properly given within such time to the Corporation, to rescind its exercise of its redemption option.
7. Changes. So long as shares of Series A Preferred Stock are outstanding, the Corporation shall not, without first obtaining the approval by vote or written consent, in the manner provided by law, of
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the holders of at least a majority of the total number of shares of Series A Preferred Stock outstanding, voting separately as a class: (1) materially and adversely alter or change any of the powers, preferences, privileges or rights of, or create or issue any securities having a preference over, senior to, or on parity with the Series A Preferred Stock; (2) increase the authorized number of shares of Preferred Stock; (3) amend the provisions of this Section IV(A)(7); or (4) sell, convey, or otherwise dispose of or encumber all or substantially all of its property or business or merge into or consolidate with any other corporation (other than a wholly-owned subsidiary corporation) or effect any other transaction or series of related transactions in which more than 50% of the voting power of the Corporation is disposed of, provided that the provisions of this Section IV(A)(7) shall not apply to a merger effected exclusively for the purpose of changing the domicile of the Corporation.
B. Common Stock. Subject to those rights, preferences, restrictions and other matters relating to the Preferred Stock or the holders thereof set forth in Article IV(A), the relative rights, preferences, restrictions and other matters which relate to the Common Stock or holders thereof shall be as follows:
1. Dividend Rights of Common. Subject to the prior rights of holders of all classes of stock at the time outstanding having prior rights as to dividends, the holders of the Common Stock shall be entitled to receive, when and as declared by the Board of Directors, out of any assets of the Corporation legally available therefor, such dividends as may be declared from time to time by the Board of Directors.
2. Liquidation Rights. Upon the liquidation, dissolution or winding up of the Corporation, the assets of the Corporation shall be distributed as provided in Section 2 of Article IV(A).
3. Voting Rights. The holder of each share of Common Stock shall have the right to one vote, and shall be entitled to notice of any stockholder's meeting in accordance with the bylaws of the Corporation, and shall be entitled to vote upon such matters and in such manner as may be provided by law.
4. Redemption. The Common Stock is not redeemable; provided that, without limiting any other right or privilege of the Corporation, this restriction specifically shall not limit the Corporation's right to repurchase Common Stock pursuant to contract rights or other arrangements or agreements.
ARTICLE V.LIMITATION OF DIRECTORS' LIABILITY
A. To the fullest extent permitted by the Delaware General Corporation Law, as the same exists or as may hereafter be amended, a director of the Corporation shall not he personally liable to the Corporation or its stockholders for monetary damages for breach of fiduciary duty as a director.
B. The Corporation shall indemnify to the fullest extent permitted by law any person made or threatened to be made a party to an action or proceeding, whether criminal, civil, administrative or investigative, by reason of the fact that he or she, his or her testator or intestate is or was a director or officer of the Corporation or any predecessor of the Corporation, or serves or served at any other enterprise as a director or officer at the request of the Corporation or any predecessor to the Corporation.
C. Neither any amendment nor repeal of this Article V, nor the adoption of any provision of the Corporation's Certificate of Incorporation inconsistent with this Article V, shall eliminate or reduce the effect of this Article V in respect of any matter occurring, or any action or proceeding accruing or arising or that, but for this Article V, would accrue or arise, prior to such amendment, repeal or adoption of an inconsistent provision."
The foregoing Fourth Amended and Restated Certificate of Incorporation has been approved by the Board of Directors by written consent in accordance with Section 141(f) of the General Corporation Law of the State of Delaware.
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The foregoing Fourth Amended and Restated Certificate of Incorporation has been approved by the stockholders of the Corporation by written consent in accordance with Section 228 of the General Corporation Law of the State of Delaware.
The foregoing Fourth Amended aria. Restated Certificate of Incorporation has been duly adopted in accordance with the applicable provisions of Sections 242 and 245 of the General Corporation Law of the State of Delaware.
IN WITNESS WHEREOF, THE ENSIGN GROUP, INC. has caused this Certificate to be signed by the undersigned, and the undersigned have executed this Certificate and do affirm the foregoing as true under penalty of perjury this 5th day of September, 2005.
/s/
CHRISTOPHER R. CHRISTENSEN
Christopher R. Christensen, President |
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/s/ J. RICHARD TOOLSON J. Richard Toolson, Secretary |
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Exhibit 3.3
BYLAWS
OF
THE ENSIGN GROUP, INC.,
a Delaware corporation
ARTICLE
I.
OFFICES
Section 1.1. Registered Office. The registered office shall be in the City of Wilmington, County of New Castle, State of Delaware.
Section 1.2. Other Offices. The corporation may also have offices at such other places both within and without the State of Delaware as the Board of Directors may from time to time determine or the business of the corporation may require.
ARTICLE
II.
MEETINGS OF STOCKHOLDERS
Section 2.1. Place of Meetings. Meetings of stockholders shall be held at any place within or without the State of Delaware designated by the Board of Directors. In the absence of any such designation, stockholders' meetings shall be held at the principal executive office of the corporation.
Section 2.2. Annual Meeting of Stockholders. The annual meeting of stockholders shall be held each year on a date and a time designated by the Board of Directors. At each annual meeting directors shall be elected and any other proper business may be transacted.
Section 2.3. Quorum; Adjourned Meetings and Notice Thereof. A majority of the stock issued and outstanding and entitled to vote at any meeting of stockholders, the holders of which are present in person or represented by proxy, shall constitute a quorum for the transaction of business except as otherwise provided by law, by the Certificate of Incorporation, or by these Bylaws. A quorum, once established, shall not be broken by the withdrawal of enough votes to leave less than a quorum and the votes present may continue to transact business until adjournment. If, however, such quorum shall not be present or represented at any meeting of the stockholders, a majority of the voting stock represented in person or by proxy may adjourn the meeting from time to time, without notice other than announcement at the meeting, until a quorum shall be present or represented. At such adjourned meeting at which a quorum shall be present or represented, any business may be transacted which might have been transacted at the meeting as originally notified. If the adjournment is for more than thirty days, or if after the adjournment a new record date is fixed for the adjourned meeting, a notice of the adjourned meeting shall be given to each stockholder of record entitled to vote thereat.
Section 2.4. Voting. When a quorum is present at any meeting, the vote of the holders of a majority of the stock having voting power present in person or represented by proxy shall decide any question brought before such meeting, unless the question is one upon which by express provision of the statutes, or the Certificate of Incorporation, or these Bylaws, a different vote is required in which case such express provision shall govern and control the decision of such question.
Section 2.5. Proxies. At each meeting of the stockholders, each stockholder having the right to vote may vote in person or may authorize another person or persons to act for him by proxy appointed by an instrument in writing subscribed by such stockholder and bearing a date not more than three years prior to said meeting, unless said instrument provides for a longer period. All proxies must be filed with the Secretary of the corporation at the beginning of each meeting in order to be counted in any vote at the meeting. Each stockholder shall have one vote for each share of stock having voting power, registered in his name on the books of the corporation on the record date set by the Board of Directors as provided in Article V, Section 5.6 hereof. All elections shall be had and all questions decided by a plurality vote.
Section 2.6. Special Meetings. Special meetings of the stockholders, for any purpose, or purposes, unless otherwise prescribed by statute or by the Certificate of Incorporation, may be called by the President and shall be called by the President or the Secretary at the request in writing of a majority of the Board of Directors, or at the request in writing of stockholders owning a majority in amount of the entire capital stock of the corporation issued and outstanding, and entitled to vote. Such request shall state the purpose or purposes of the proposed meeting. Business transacted at any special meeting of stockholders shall be limited to the purposes stated in the notice.
Section 2.7. Notice of Stockholder's Meetings. Whenever stockholders are required or permitted to take any action at a meeting, a written notice of the meeting shall be given which notice shall state the place, date and hour of the meeting, and, in the case of a special meeting, the purpose or purposes for which the meeting is called. The written notice of any meeting shall be given to each stockholder entitled to vote at such meeting not less than ten nor more than sixty days before the date of the meeting. If mailed, notice is given when deposited in the United States mail, postage prepaid, directed to the stockholder at his address as it appears on the records of the corporation.
Section 2.8. Maintenance and Inspection of Stockholder List. The officer who has charge of the stock ledger of the corporation shall prepare and make, at least ten days before every meeting of stockholders, a complete list of the stockholders entitled to vote at the meeting, arranged in alphabetical order, and showing the address of each stockholder and the number of shares registered in the name of each stockholder. Such list shall be open to the examination of any stockholder, for any purpose germane to the meeting, during ordinary business hours, for a period of at least ten days prior to the meeting, either at a place within the city where the meeting is to be held, which place shall be specified in the notice of the meeting, or, if not so specified, at the place where the meeting is to be held. The list shall also be produced and kept at the time and place of the meeting during the whole time thereof, and may be inspected by any stockholder who is present.
Section 2.9. Stockholder Action by Written Consent Without a Meeting. Unless otherwise provided in the Certificate of Incorporation, any action required to be taken at any annual or special meeting of stockholders of the corporation, or any action which may be taken at any annual or special meeting of such stockholders, may be taken without a meeting, without prior notice and without a vote, if a consent in writing, setting forth the action so taken, shall be signed by the holders of outstanding stock having not less than the minimum number of votes that would be necessary to authorize or take such action at a meeting at which all shares entitled to vote thereon were present and voted. Prompt notice of the taking of the corporate action without a meeting by less than unanimous written consent shall be given to those stockholders who have not consented in writing.
ARTICLE
III.
DIRECTORS
Section 3.1. Number, Election and Tenure. The total number of persons serving on the Board of Directors shall be not less than two (2) nor more than five (5) the exact number of directors to be determined from time to time by resolution of the Board. Until otherwise determined by such resolution, the Board shall consist of two (2) persons. Directors shall be elected at the annual meeting of stockholders and each director shall serve until such person's successor is elected and qualified or until such person's death, retirement, resignation or removal.
Section 3.2. Vacancies. Vacancies on the Board of Directors by reason of death, resignation, retirement, disqualification, removal from office, or otherwise, and newly created directorships resulting from any increase in the authorized number of directors may be filled by a majority of the directors then in office, although less than a quorum, or by a sole remaining director. The directors so chosen shall hold office until the next annual election of directors and until their successors are duly elected and shall qualify, unless sooner displaced. If there are no directors in office, then an election of directors may be held in the manner provided by statute. If, at the time of filling any vacancy or any
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newly created directorship, the directors then in office shall constitute less than a majority of the whole Board (as constituted immediately prior to any such increase), the Court of Chancery of the State of Delaware (the "Court of Chancery") may, upon application of any stockholder or stockholders holding at least ten percent of the total number of the shares at the time outstanding having the right to vote for such directors, summarily order an election to be held to fill any such vacancies or newly created directorships, or to replace the directors chosen by the directors then in office.
Section 3.3. Powers. The property and business of the corporation shall be managed by or under the direction of its Board of Directors. In addition to the powers and authorities by these Bylaws expressly conferred upon them, the Board may exercise all such powers of the corporation and do all such lawful acts and things as are not by statute or by the Certificate of Incorporation or by these Bylaws directed or required to be exercised or done by the stockholders.
Section 3.4. Directors' Meetings. The directors may hold their meetings and have one or more offices, and keep the books of the corporation outside of the State of Delaware.
Section 3.5. Regular Meetings. Regular meetings of the Board of Directors may be held without notice at such time and place as shall from time to time be determined by the Board.
Section 3.6. Special Meetings. Special meetings of the Board of Directors may be called by the President on forty-eight hours' notice to each director, either personally or by mail, by facsimile or by telegram; special meetings shall be called by the President or the Secretary in like manner and on like notice on the written request of two directors unless the Board consists of only one director; in which case special meetings shall be called by the President or Secretary in like manner or on like notice on the written request of the sole director.
Section 3.7. Quorum. At all meetings of the Board of Directors a majority of the authorized number of directors shall be necessary and sufficient to constitute a quorum for the transaction of business, and the vote of a majority of the directors present at any meeting at which there is a quorum, shall be the act of the Board of Directors, except as may be otherwise specifically provided by statute, by the Certificate of Incorporation or by these Bylaws. If a quorum shall not be present at any meeting of the Board of Directors the directors present thereat may adjourn the meeting from time to time, without notice other than announcement at the meeting, until a quorum shall be present. If only one director is authorized, such sole director shall constitute a quorum.
Section 3.8. Action Without Meeting. Unless otherwise restricted by the Certificate of Incorporation or these Bylaws, any action required or permitted to be taken at any meeting of the Board of Directors or of any committee thereof may be taken without a meeting, if all members of the Board or committee, as the case may be, consent thereto in writing, and the writing or writings are filed with the minutes of proceedings of the Board or committee.
Section 3.9. Telephonic Meetings. Unless otherwise restricted by the Certificate of Incorporation or these Bylaws, members of the Board of Directors, or any committee designated by the Board of Directors, may participate in a meeting of the Board of Directors, or any committee, by means of conference telephone or similar communications equipment by means of which all persons participating in the meeting can hear each other, and such participation in a meeting shall constitute presence in person at such meeting.
Section 3.10. Committees of Directors. The Board of Directors may, by resolution passed by a majority of the whole Board, designate one or more committees, each such committee to consist of one or more of the directors of the corporation. The Board may designate one or more directors as alternate members of any committee, who may replace any absent or disqualified member at any meeting of the committee. In the absence or disqualification of a member of a committee, the member or members thereof present at any meeting and not disqualified from voting, whether or not he or they constitute a quorum, may unanimously appoint another member of the Board of Directors to act at the
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meeting in the place of any such absent or disqualified member. Any such committee, to the extent provided in the resolution of the Board of Directors, shall have and may exercise all the powers and authority of the Board of Directors in the management of the business and affairs of the corporation, and may authorize the seal of the corporation to be affixed to all papers which may require it; but no such committee shall have the power or authority in reference to amending the Certificate of Incorporation, adopting an agreement of merger or consolidation, recommending to the stockholders the sale, lease or exchange of all or substantially all of the corporation's property and assets, recommending to the stockholders a dissolution of the corporation or a revocation of a dissolution, or amending the Bylaws of the corporation; and, unless the resolution or the Certificate of Incorporation expressly so provide, no such committee shall have the power or authority to declare a dividend or to authorize the issuance of stock.
Section 3.11. Minutes of Committee Meetings. Each committee shall keep regular minutes of its meetings and report the same to the Board of Directors when required.
Section 3.12. Compensation of Directors. Unless otherwise restricted by the Certificate of Incorporation or these Bylaws, the Board of Directors shall have the authority to fix the compensation of directors. The directors may be paid their expenses, if any, of attendance at each meeting of the Board of Directors and may be paid a fixed sum for attendance at each meeting of the Board of Directors or a stated salary as director. No such payment shall preclude any director from serving the corporation in any other capacity and receiving compensation therefor. Members of special or standing committees may be allowed like compensation for attending committee meetings.
Section 3.13. Indemnification.
(a) The corporation shall, to the fullest extent permitted by the Delaware General Corporation Law (the "DGCL"), as the same exists or may hereafter be amended (but in the case of any such amendment, only to the extent that such amendment permits the corporation to provide broader indemnification rights than said law permitted the corporation to provide prior to such amendment), indemnify any and all persons whom it shall have power to indemnify under the DGCL from and against any and all of the expenses, liabilities or other matters referred to in or covered by the DGCL, and the indemnification provided for herein shall not be deemed exclusive of any other rights to which those indemnified may be entitled under any bylaw, agreement, vote of stockholders or disinterested directors or otherwise, both as to action in his official capacity and as to action in another capacity while holding such office, and shall continue as to a person who has ceased to be a director, officer, employee or agent and shall inure to the benefit of the heirs, executors and administrators of such person.
(b) The corporation shall indemnify any person who was or is a party or is threatened to be made a party to any threatened, pending or completed action, suit or proceeding, whether civil, criminal, administrative or investigative (other than an action by or in the right of the corporation) by reason of the fact that he is or was a director, officer, employee or agent of the corporation, or is or was serving at the request of the corporation as a director, officer, employee or agent of another corporation, partnership, joint venture, trust or other enterprise, against expenses (including attorneys' fees), judgments, fines and amounts paid in settlement actually and reasonably incurred by him in connection with such action, suit or proceeding if he acted in good faith and in a manner he reasonably believed to be in or not opposed to the best interests of the corporation, and, with respect to any criminal action or proceeding, had no reasonable cause to believe his conduct was unlawful. The termination of any action, suit or proceeding by judgment, order, settlement, conviction, or upon a plea of nolo contendere or its equivalent, shall not, of itself, create a presumption that the person did not act in good faith and in a manner which he reasonably believed to be in or not opposed to the best interests of the corporation, and, with respect to any criminal action or proceeding, had reasonable cause to believe that his conduct was unlawful.
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(c) The corporation shall indemnify any person who was or is a party or is threatened to be made a party to any threatened, pending or completed action or suit by or in the right of the corporation to procure a judgment in its favor by reason of the fact that he is or was a director, officer, employee or agent of the corporation, or is or was serving at the request of the corporation as a director, officer, employee or agent of another corporation, partnership, joint venture, trust or other enterprise against expenses (including attorneys' fees) actually and reasonably incurred by him in connection with the defense or settlement of such action or suit if he acted in good faith and in a manner he reasonably believed to be in or not opposed to the best interests of the corporation and except that no indemnification shall be made in respect of any claim, issue or matter as to which such person shall have been adjudged to be liable to the corporation unless and only to the extent that the Court of Chancery or the court in which such action or suit vas brought shall determine upon application that, despite the adjudication of liability but in view of all the circumstances of the case, such person is fairly and reasonably entitled to indemnity for such expenses which such Court of Chancery or such other court shall deem proper.
(d) To the extent that a director, officer, employee or agent of the corporation shall be successful on the merits or otherwise in defense of any action, suit or proceeding referred to in paragraphs (a) and (b) of this Section 3.13, or in defense of any claim, issue or matter therein, he shall be indemnified against expenses (including attorneys' fees) actually and reasonably incurred by him in connection therewith.
(e) Any indemnification under paragraphs (a) and (b) of this Section 3.13 (unless ordered by a court) shall be made by the corporation only as authorized in the specific case upon a determination that indemnification of the director, officer, employee or agent is proper in the circumstances because he has met the applicable standard of conduct set forth in paragraphs (a) and (b) of this Section 3.13. Such determination shall be made (1) by a majority vote of the directors who are not parties to such action, suit or proceeding, even though less than a quorum, or (2) if there are no such directors, or if such directors so direct, by independent legal counsel in a written opinion, or (3) by the stockholders.
(f) Expenses (including attorneys' fees) incurred by an officer or director in defending any civil, criminal, administrative or investigative action, suit or proceeding may be paid by the corporation in advance of the final disposition of such action, suit or proceeding upon receipt of an undertaking by or on behalf of such director or officer to repay such amount if it shall ultimately be determined that he is not entitled to be indemnified by the corporation as authorized in this section. Such expenses (including attorneys' fees) incurred by other employees and agents may be so paid upon such terms and conditions, if any, as the board of directors deems appropriate.
(g) The indemnification and advancement of expenses provided by, or granted pursuant to, the other subsections of this section shall not be deemed exclusive of any other rights to which those seeking indemnification or advancement of expenses may be entitled under any bylaw, agreement, vote of stockholders or disinterested directors or otherwise, both as to action in his official capacity and as to action in another capacity while holding such office.
(h) The Board of Directors may authorize, by a vote of a majority of a quorum of the Board of Directors, the corporation to purchase and maintain insurance on behalf of any person who is or was a director, officer, employee or agent of the corporation, or is or was serving at the request of the corporation as a director, officer, employee or agent of another corporation, partnership, joint venture, trust or other enterprise against any liability asserted against him and incurred by him in any such capacity, or arising out of his status as such, whether or not the corporation would have the power to indemnify him against such liability under this Section 3.13.
(i) For purposes of this Section 3.13, references to "the corporation" shall include, in addition to the resulting corporation, any constituent corporation (including any constituent of a constituent) absorbed in a consolidation or merger which, if its separate existence had continued, would have had power and
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authority to indemnify its directors, officers, and employees or agents, so that any person who is or was a director, officer, employee or agent of such constituent corporation, or is or was serving at the request of such constituent corporation as a director, officer, employee or agent of another corporation, partnership, joint venture, trust or other enterprise, shall stand in the same position under the provisions of this Section 3.13 with respect to the resulting or surviving corporation as he would have with respect to such constituent corporation if its separate existence had continued.
(j) For purposes of this Section 3.13, references to "other enterprises" shall include employee benefit plans; references to "fines" shall include any excise taxes assessed on a person with respect to any employee benefit plan; and references to "serving at the request of the corporation" shall include any service as a director, officer, employee or agent of the corporation which imposes duties on, or involves services by, such director, officer, employee or agent with respect to an employee benefit plan, its participants or beneficiaries; and a person who acted in good faith and in a manner he reasonably believed to be in the interest of the participants and beneficiaries of an employee benefit plan shall be deemed to have acted in a manner "not opposed to the best interests of the corporation" as referred to in this Section 3.13.
(k) The indemnification and advancement of expenses provided by, or granted pursuant to, this Section 3.13 shall, unless otherwise provided when authorized or ratified, continue as to a person who has ceased to be a director, officer, employee or agent and shall inure to the benefit of the heirs, executors and administrators of such a person.
(1) The Court of Chancery is hereby vested with exclusive jurisdiction to hear and determine all actions for advancement of expenses or indemnification brought under this Section 3.13 or under any bylaw, agreement, vote of stockholders or disinterested directors, or otherwise. The Court of Chancery may summarily determine a corporation's obligation to advance expenses (including attorneys' fees).
ARTICLE
IV.
OFFICERS
Section 4.1. Officers. The officers of this corporation shall be chosen by the Board of Directors and shall include a President, a Secretary, and a Chief Financial Officer. The corporation may also have at the discretion of the Board of Directors such other officers as are desired, including a Chairman of the Board, one or more Vice Presidents, one or more Assistant Secretaries and Assistant Treasurers, and such other officers as may be appointed in accordance with the provisions of Section 4.3 hereof. In the event there are two or more Vice Presidents, then one or more may be designated as Executive Vice President, Senior Vice President, or other similar or dissimilar title. At the time of the election of officers, the directors may by resolution determine the order of their rank. Any number of offices may be held by the same person, unless the Certificate of Incorporation or these Bylaws otherwise provide.
Section 4.2. Election of Officers. The Board of Directors, at its first meeting after each annual meeting of stockholders, shall choose the officers of the corporation.
Section 4.3. Subordinate Officers. The Board of Directors may appoint such other officers and agents as it shall deem necessary who shall hold their offices for such terms and shall exercise such powers and perform such duties as shall be determined from time to time by the Board.
Section 4.4. Compensation of Officers. The salaries of all officers and agents of the corporation shall be fixed by the Board of Directors.
Section 4.5. Term of Office; Removal and Vacancies. The officers of the corporation shall hold office until their successors are chosen and qualify in their stead. Any officer elected or appointed by the Board of Directors may be removed at any time by the affirmative vote of a majority of the Board of Directors. If the office of any officer or officers becomes vacant for any reason, the vacancy shall be filled by the Board of Directors.
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Section 4.6. Chairman of the Board. The Chairman of the Board, if such an officer be elected, shall, if present, preside at all meetings of the Board of Directors and exercise and perform such other powers and duties as may be from time to time assigned to him by the Board of Directors or prescribed by these Bylaws. If there is no President, the Chairman of the Board shall in addition be the Chief Executive Officer of the corporation and shall have the powers and duties prescribed in Section 4.7 of this Article IV.
Section 4.7. President. Subject to such supervisory powers, if any, as may be given by the Board of Directors to the Chairman of the Board, if there be such an officer, the President shall be the Chief Executive Officer of the corporation, unless such an officer is elected separately by the Board of Directors, and shall, subject to the control of the Board of Directors, have general supervision, direction and control of the business and officers of the corporation. He shall preside at all meetings of the stockholders and, in the absence of the Chairman of the Board, or if there be none, at all meetings of the Board of Directors. He shall be an ex-officio member of all committees and shall have the general powers and duties of management usually vested in the office of President and Chief Executive Officer of corporations, and shall have such other powers and duties as may be prescribed by the Board of Directors or these Bylaws.
Section 4.8. Vice President. In the absence or disability of the President, the Vice Presidents in order of their rank as fixed by the Board of Directors, or if not ranked, the Vice President designated by the Board of Directors, shall perform all the duties of the President, and when so acting shall have all the powers of and be subject to all the restrictions upon the President. The Vice Presidents shall have such other duties as from time to time may be prescribed for them, respectively, by the Board of Directors.
Section 4.9. Secretary. The Secretary shall attend all sessions of the Board of Directors and all meetings of the stockholders and record all votes and the minutes of all proceedings in a book to be kept for that purpose; and shall perform like duties for the standing committees when required by the Board of Directors. He shall give, or cause to be given, notice of all meetings of the stockholders and of the Board of Directors, and shall perform such other duties as may be prescribed by the Board of Directors or these Bylaws. He shall keep in safe custody the seal of the corporation, and when authorized by the Board, affix the same to any instrument requiring it, and when so affixed it shall be attested by his signature or by the signature of an Assistant Secretary. The Board of Directors may give general authority to any other officer to affix the seal of the corporation and to attest the affixing by his signature.
Section 4.10. Assistant Secretaries. The Assistant Secretary, or if there be more than one, the Assistant Secretaries in the order determined by the Board of Directors, or if there be no such determination, the Assistant Secretary designated by the Board of Directors, shall, in the absence or disability of the Secretary, perform the duties and exercise the powers of the Secretary and shall perform such other duties and have such other powers as the Board of Directors may from time to time prescribe.
Section 4.11. Chief Financial Officer. The Chief Financial Officer shall have the custody of the corporate funds and securities and shall keep full and accurate accounts of receipts and disbursements in books belonging to the corporation and shall deposit all moneys, and other valuable effects in the name and to the credit of the corporation, in such depositories as may be designated by the Board of Directors. He shall disburse the funds of the corporation as may be ordered by the Board of Directors, taking proper vouchers for such disbursements, and shall render to the Board of Directors, at its regular meetings, or when the Board of Directors so requires, an account of all his transactions as Chief Financial Officer and of the financial condition of the corporation. If required by the Board of Directors, he shall give the corporation a bond, in such sum and with such surety or sureties as shall be satisfactory to the Board of Directors, for the faithful performance of the duties of his office and for
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the restoration to the corporation, in case of his death, resignation, retirement or removal from office, of all books, papers, vouchers, money and other property of whatever kind in his possession or under his control belonging to the corporation.
Section 4.12. Assistant Treasurer. The Assistant Treasurer, or if there shall be more than one, the Assistant Treasurers in the order determined by the Board of Directors, or if there be no such determination, the Assistant Treasurer designated by the Board of Directors, shall, in the absence or disability of the Chief Financial Officer, perform the duties and exercise the powers of the Chief Financial Officer and shall perform such other duties and have such other powers as the Board of Directors may from time to time prescribe.
ARTICLE
V.
CERTIFICATES OF STOCK
Section 5.1. Certificates. Every holder of stock of the corporation shall be entitled to have a certificate signed by, or in the name of the corporation by, the Chairman or Vice Chairman of the Board of Directors, or the President or a Vice President, and by the Secretary or an Assistant Secretary, or the Chief Financial Officer or an Assistant Treasurer of the corporation, certifying the number of shares represented by the certificate owned by such stockholder in the corporation.
Section 5.2. Signatures on Certificates. Any or all of the signatures on the certificate may be a facsimile. In case any officer, transfer agent, or registrar who has signed or whose facsimile signature has been placed upon a certificate shall have ceased to be such officer, transfer agent, or registrar before such certificate is issued, it may be issued by the corporation with the same effect as if he were such officer, transfer agent, or registrar at the date of issue.
Section 5.3. Statement of Stock Rights, Preferences, Privileges. If the corporation shall be authorized to issue more than one class of stock or more than one series of any class, the powers, designations, preferences and relative, participating, optional or other special rights of each class of stock or series thereof and the qualification, limitations or restrictions of such preferences and/or rights shall be set forth in full or summarized on the face or back of the certificate which the corporation shall issue to represent such class or series of stock, provided that, except as otherwise provided in Section 202 of the DGCL, in lieu of the foregoing requirements, there may be set forth on the face or back of the certificate which the corporation shall issue to represent such class or series of stock, a statement that the corporation will furnish without charge to each stockholder who so requests the powers, designations, preferences and relative, participating, optional or other special rights of each class of stock or series thereof and the qualifications, limitations or restrictions of such preferences and/or rights.
Section 5.4. Lost Certificates. The Board of Directors may direct a new certificate or certificates to be issued in place of any certificate or certificates theretofore issued by the corporation alleged to have been lost, stolen or destroyed, upon the making of an affidavit of that fact by the person claiming the certificate of stock to be lost, stolen or destroyed. When authorizing such issue of a new certificate or certificates, the Board of Directors may, in its discretion and as a condition precedent to the issuance thereof, require the owner of such lost, stolen or destroyed certificate or certificates, or his legal representative, to advertise the same in such manner as it shall require and/or to give the corporation a bond in such sum as it may direct as indemnity against any claim that may be made against the corporation with respect to the certificate alleged to have been lost, stolen or destroyed.
Section 5.5. Transfers of Stock. Upon surrender to the corporation, or the transfer agent of the corporation, of a certificate for shares duly endorsed or accompanied by proper evidence of succession, assignation or authority to transfer, it shall be the duty of the corporation to issue a new certificate to the person entitled thereto, cancel the old certificate and record the transaction upon its books.
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Section 5.6. Fixing Record Date. In order that the corporation may determine the stockholders entitled to notice of or to vote at any meeting of the stockholders, or any adjournment thereof, or to express consent to corporate action in writing without a meeting, or entitled to receive payment of any dividend or other distribution or allotment of any rights, or entitled to exercise any rights in respect of any change, conversion or exchange of stock or for the purpose of any other lawful action, the Board of Directors may fix a record date which shall not be more than sixty nor less than ten days before the date of such meeting, nor more than sixty days prior to any other action. A determination of stockholders of record entitled to notice of or to vote at a meeting of stockholders shall apply to any adjournment of the meeting; provided, however, that the Board of Directors may fix a new record date for the adjourned meeting.
Section 5.7. Registered Stockholders. The corporation shall be entitled to treat the holder of record of any share or shares of stock as the holder in fact thereof and accordingly shall not be bound to recognize any equitable or other claim or interest in such share on the part of any other person, whether or not it shall have express or other notice thereof, save as expressly provided by the laws of the State of Delaware.
ARTICLE
VI.
GENERAL PROVISIONS
Section 6.1. Dividends. Dividends upon the capital stock of the corporation, subject to the provisions of the Certificate of Incorporation, if any, may be declared by the Board of Directors at any regular or special meeting, pursuant to law. Dividends may be paid in cash, in property, or in shares of the capital stock, subject to the provisions of the Certificate of Incorporation.
Section 6.2. Payment of Dividends. Before payment of any dividend there may be set aside out of any funds of the corporation available for dividends such sum or sums as the directors from time to time, in their absolute discretion, think proper as a reserve fund to meet contingencies, or for equalizing dividends, or for repairing or maintaining any property of the corporation, or for such other purpose as the directors shall think conducive to the interests of the corporation, and the directors may abolish any such reserve.
Section 6.3. Checks. All checks or demands for money and notes of the corporation shall be signed by such officer or officers as the Board of Directors may from time to time designate.
Section 6.4. Fiscal Year. The fiscal year of the corporation shall be fixed by resolution of the Board of Directors.
Section 6.5. Corporate Seal. The corporate seal shall have inscribed thereon the name of the corporation, the year of its organization and the words "Corporate Seal, Delaware". Said seal may be used by causing it or a facsimile thereof to be impressed or affixed or reproduced or otherwise.
Section 6.6. Manner of Giving Notice. Whenever, under the provisions of the statutes or of the Certificate of Incorporation or of these Bylaws, notice is required to be given to any director or stockholder, it shall not be construed to mean personal notice, but such notice may be given in writing, by mail, addressed to such director or stockholder, at his address as it appears on the records of the corporation, with postage thereon prepaid, and such notice shall be deemed to be given at the time when the same shall be deposited in the United States mail. Notice to directors may also be given by facsimile or by telegram.
Section 6.7. Waiver of Notice. Whenever any notice is required to be given under the provisions of the statutes or of the Certificate of Incorporation or of these Bylaws, a waiver thereof in writing, signed by the person or persons entitled to said notice, whether before or after the time stated therein, shall be deemed to be equivalent to notice. Except as otherwise provided in Section 222 of the DGCL, attendance of a person at a meeting shall constitute a waiver of notice of such meeting, except when
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the person attends a meeting for the express purpose of objecting at the beginning of the meeting, to the transaction of any business because the meeting is not lawfully called or convened.
Section 6.8. Annual Statement. The Board of Directors shall present at each annual meeting, and at any special meeting of the stockholders when called for by vote of the stockholders, a full and clear statement of the business and condition of the corporation.
ARTICLE
VII.
AMENDMENTS
Section 7.1. Amendment by Directors or Stockholders. These Bylaws may be altered, amended or repealed or new Bylaws may be adopted by the stockholders or by the Board of Directors, when such power is conferred upon the Board of Directors by the Certificate of Incorporation, at any regular meeting of the stockholders or of the Board of Directors or at any special meeting of the stockholders or of the Board of Directors if notice of such alteration, amendment, repeal or adoption of new Bylaws be contained in the notice of such special meeting. If the power to adopt, amend or repeal Bylaws is conferred upon the Board of Directors by the Certificate of Incorporation it shall not divest or limit the power of the stockholders to adopt, amend or repeal Bylaws.
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EXHIBIT B
SPECIMEN STOCK CERTIFICATE
INCORPORATED UNDER THE LAWS OF THE STATE OF DELAWARE
INCORPORATED ON MAY 27, 1999
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Number | Shares |
THE ENSIGN GROUP, INC.
COMMON STOCK
Authorized Capital Stock: 5,000,000
Common Stock: 5,000,000 Shares, $.001 Par Value
THIS CERTIFIES THAT
IS THE REGISTERED
HOLDER OF
SHARES OF COMMON STOCK OF
THE ENSIGN GROUP, INC.
HEREINAFTER DESIGNATED "THE CORPORATION," TRANSFERABLE ON THE BOOKS OF THE CORPORATION. UPON SURRENDER OF THIS CERTIFICATE PROPERLY ENDORSED OR ASSIGNED.
THE SHARES REPRESENTED HEREBY ARE RESTRICTED AS TO TRANSFER AS DESCRIBED OR SET FORTH ON THE RESERVE SIDE HEREOF.
WITNESS the seal of the Corporation and the signatures of its duty authorized officers the day of , 1999.
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J. Richard Toolson, Secretary |
Roy E. Christensen, Chief Executive Officer |
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CERTIFICATE OF SECRETARY
OF
THE ENSIGN GROUP, INC.,
a Delaware corporation
I, the undersigned, do hereby certify:
(1) That I am the duly elected and acting Secretary of The Ensign Group, Inc., a Delaware corporation; and
(2) That the foregoing Bylaws, comprising thirteen (13) pages, constitute the Bylaws of said corporation as duly adopted by Unanimous Written Consent of the Board of Directors of said corporation as of May 28, 1999.
IN WITNESS WHEREOF, I have hereunto subscribed my name this 28th day of May, 1999.
/s/
J. RICHARD TOOLSON
J. Richard Toolson Secretary |
Exhibit 4.2
THE ENSIGN GROUP, INC.
INVESTORS' RIGHTS AGREEMENT
JUNE 6, 2000
TABLE OF CONTENTS
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Page
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1. | Registration Rights | 1 | ||||
1.1 | Definitions | 1 | ||||
1.2 | Request for Registration | 2 | ||||
1.3 | Company Registration | 3 | ||||
1.4 | Form S-3 Registration | 3 | ||||
1.5 | Obligations of the Company | 4 | ||||
1.6 | Furnish Information | 5 | ||||
1.7 | Expenses of Registration | 5 | ||||
1.8 | Underwriting Requirements | 5 | ||||
1.9 | Delay of Registration | 6 | ||||
1.10 | Indemnification | 6 | ||||
1.11 | Assignment of Registration Rights | 8 | ||||
1.12 | Market-Standoff Agreement | 8 | ||||
1.13 | Termination of Registration Rights | 9 | ||||
2. |
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Covenants of the Company |
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9 |
2.1 | Delivery of Financial Statements | 9 | ||||
2.2 | Termination of Covenants | 9 | ||||
3. |
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Co-Sale Right |
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9 |
3.1 | Notice of Intended Transfer | 9 | ||||
3.2 | Co-Sale Amount | 10 | ||||
3.3 | Delivery | 10 | ||||
3.4 | Transfer | 10 | ||||
3.5 | No Adverse Effect | 10 | ||||
3.6 | No Participation | 10 | ||||
3.7 | Permitted Transactions | 10 | ||||
3.8 | Termination of Co-Sale Rights | 11 | ||||
4. |
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Miscellaneous |
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11 |
4.1 | Successors and Assigns | 11 | ||||
4.2 | Amendments and Waivers | 11 | ||||
4.3 | Notices | 11 | ||||
4.4 | Severability | 11 | ||||
4.5 | Governing Law | 11 | ||||
4.6 | Counterparts | 11 | ||||
4.7 | Titles and Subtitles | 11 | ||||
EXHIBIT A Investors |
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THE ENSIGN GROUP, INC.
INVESTORS' RIGHTS AGREEMENT
This Investors' Rights Agreement (the "Agreement") is made as of the 6th day of June, 2000 by and among THE ENSIGN GROUP, INC., a Delaware corporation (the "Company"), and the investors listed on Exhibit A hereto, each of which is herein referred to as an "Investor" and Roy E. Christensen, Christopher R. Christensen, Douglas M. Easton, Gregory K. Stapley, J. Richard Toolson, V. Jay Brady, and Charles M. Blalack (each of whom shall be referred to herein as a "Founder").
RECITALS
The Company and the Investors have entered into a Series A Preferred Stock Purchase Agreement (the "Purchase Agreement") of even date herewith pursuant to which the Company desires to sell to the Investors and the Investors desire to purchase from the Company shares of the Company's Series A Preferred Stock. A condition to the Investors' obligations under the Purchase Agreement is that the Company, and the Investors enter into this Agreement in order to provide the Investors with (i) certain rights to register shares of the Company's Common Stock issuable upon conversion of the Series A Preferred Stock held by the Investors, and (ii) certain rights to receive or inspect information pertaining to the Company. The Company desires to induce the Investors to purchase shares of Series A Preferred Stock pursuant to the Purchase Agreement by agreeing to the terms and conditions set forth herein.
AGREEMENT
The parties hereby agree as follows:
1. Registration Rights. The Company and the Investors covenant and agree as follows:
1.1 Definitions. For purposes of this Section 1:
(a) The terms "register," "registered," and "registration" refer to a registration effected by preparing and filing a registration statement or similar document in compliance with the Securities Act of 1933, as amended (the "Securities Act"), and the declaration or ordering of effectiveness of such registration statement or document;
(b) The term "Registrable Securities" means the shares of Common Stock issuable or issued upon conversion of the Series A Preferred Stock; provided, however, that the foregoing definition shall exclude in all cases any Registrable Securities sold by a person in a transaction in which his or her rights under this Agreement are not assigned. Notwithstanding the foregoing, Common Stock or other securities shall only be treated as Registrable Securities if and so long as they have not been (A) sold to or through a broker or dealer or underwriter in a public distribution or a public securities transaction, or (B) sold in a transaction exempt from the registration and prospectus delivery requirements of the Securities Act under Section 4(1) thereof so that all transfer restrictions, and restrictive legends with respect thereto, if any, are removed upon the consummation of such sale;
(c) The number of shares of "Registrable Securities then outstanding" shall be determined by the number of shares of Common Stock outstanding which are, and the number of shares of Common Stock issuable pursuant to then exercisable or convertible securities which are, Registrable Securities;
(d) The term "Holder" means any person owning or having the right to acquire Registrable Securities or any assignee thereof in accordance with Section 1.12 of this Agreement;
(e) The term "Form S-3" means such form under the Securities Act as in effect on the date hereof or any successor form under the Securities Act;
(f) The term "SEC" means the Securities and Exchange Commission; and
(g) The term "Qualified IPO" means a firm commitment underwritten public offering by the Company of shares of its Common Stock pursuant to a registration statement on Form S-1 under the Securities Act, the public offering price of which is not less than $11.00 per share (appropriately adjusted for any stock split, dividend, combination or other recapitalization) and which results in
aggregate cash proceeds to the Company of $20,000,000 (net of underwriting discounts and commissions).
1.2 Request for Registration.
(a) If the Company shall receive at any time after the date which is six (6) months after the effective date of the first registration statement for a public offering of securities of the Company (other than a registration statement relating either to the sale of securities to employees of the Company pursuant to a stock option, stock purchase or similar plan or an SEC Rule 145 transaction), a written request from the Holders of a majority of the Registrable Securities then outstanding that the Company file a registration statement under the Securities Act covering the registration of at least thirty percent (30%) of the Registrable Securities then outstanding (or a lesser percent if the anticipated aggregate offering price, net of underwriting discounts and commissions, would exceed $5,000,000), then the Company shall, within ten (10) days of the receipt thereof, give written notice of such request to all Holders and shall, subject to the limitations of subsection 1.2(b), use commercially reasonable efforts to effect as soon as practicable, and in any event within ninety (90) days of the receipt of such request, the registration under the Securities Act of all Registrable Securities which the Holders request to be registered within twenty (20) days of the mailing of such notice by the Company in accordance with Section 3.3.
(b) If the Holders initiating the registration request hereunder ("Initiating Holders") intend to distribute the Registrable Securities covered by their request by means of an underwriting, they shall so advise the Company as a part of their request made pursuant to this Section 1.2 and the Company shall include such information in the written notice referred to in subsection 1.2(a). The underwriter will be selected by a majority in interest of the Initiating Holders and shall be reasonably acceptable to the Company. In such event, the right of any Holder to include his Registrable Securities in such registration shall be conditioned upon such Holder's participation in such underwriting and the inclusion of such Holder's Registrable Securities in the underwriting (unless otherwise mutually agreed by a majority in interest of the Initiating Holders and such Holder) to the extent provided herein. All Holders proposing to distribute their securities through such underwriting shall (together with the Company as provided in subsection 1.5(e)) enter into an underwriting agreement in customary form with the underwriter or underwriters selected for such underwriting. Notwithstanding any other provision of this Section 1.2, if the underwriter advises the Initiating Holders in writing that marketing factors require a limitation of the number of shares to be underwritten, then the Initiating Holders shall so advise all Holders of Registrable Securities which would otherwise be underwritten pursuant hereto, and the number of shares of Registrable Securities that may be included in the underwriting shall be allocated among all Holders thereof, including the Initiating Holders, in proportion (as nearly as practicable) to the amount of Registrable Securities of the Company owned by each Holder; provided, however, that the number of shares of Registrable Securities to be included in such underwriting shall not be reduced unless all other securities are first entirely excluded from the underwriting.
(c) Notwithstanding the foregoing, if the Company shall furnish to Holders requesting a registration statement pursuant to this Section 1.2, a certificate signed by the President of the Company stating that in the good faith judgment of the Board of Directors of the Company, it would be seriously detrimental to the Company and its shareholders for such registration statement to be filed and it is therefore essential to defer the filing of such registration statement, the Company shall have the right to defer such filing for a period of not more than 120 days after receipt of the request of the Initiating Holders; provided, however, that the Company may not utilize this right more than once in any twelve-month period.
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(d) In addition, the Company shall not be obligated to effect, or to take any action to effect, any registration pursuant to this Section 1.2:
(i) After the Company has effected one (1) registration pursuant to this Section 1.2 and such registration has been declared or ordered effective;
(ii) During the period starting with the date sixty (60) days prior to the Company's good faith estimate of the date of filing of, and ending on a date one hundred eighty (180) days after the effective date of, a registration subject to Section 1.3 hereof; provided that the Company is actively employing commercially reasonable efforts to cause such registration statement to become effective; or
(iii) If the Initiating Holders propose to dispose of shares of Registrable Securities that may be immediately registered on Form S-3 pursuant to a request made pursuant to Section 1.4 below.
1.3 Company Registration. If (but without any obligation to do so) the Company proposes to register (including for this purpose a registration effected by the Company for shareholders other than the Holders) any of its stock under the Securities Act in connection with the public offering of such securities solely for cash (other than a registration relating solely to the sale of securities to participants in a Company stock plan or a transaction covered by Rule 145 under the Securities Act, a registration in which the only stock being registered is Common Stock issuable upon conversion of debt securities which are also being registered, or any registration on any form which does not include substantially the same information as would be required to be included in a registration statement covering the sale of the Registrable Securities), the Company shall, at such time, promptly give each Holder written notice of such registration. Upon the written request of each Holder given within twenty (20) days after mailing of such notice by the Company in accordance with Section 3.3, the Company shall, subject to the provisions of Section 1.8, cause to be registered under the Securities Act all of the Registrable Securities that each such Holder has requested to be registered.
1.4 Form S-3 Registration. In case the Company shall receive from any Holder or Holders of not less than thirty percent (30%) of the Registrable Securities then outstanding a written request or requests that the Company effect a registration on Form S-3 and any related qualification or compliance with respect to all or a part of the Registrable Securities owned by such Holder or Holders, the Company will:
(a) promptly give written notice of the proposed registration, and any related qualification or compliance, to all other Holders; and
(b) as soon as practicable, effect such registration and all such qualifications and compliances as may be so requested and as would permit or facilitate the sale and distribution of all or such portion of such Holder's or Holders' Registrable Securities as are specified in such request, together with all or such portion of the Registrable Securities of any other Holder or Holders joining in such request as are specified in a written request given within fifteen (15) days after receipt of such written notice from the Company; provided, however, that the Company shall not be obligated to effect any such registration, qualification or compliance, pursuant to this Section 1.4: (i) if Form S-3 is not available for such offering by the Holders; (ii) if the Holders, together with the holders of any other securities of the Company entitled to inclusion in such registration, propose to sell Registrable Securities and such other securities (if any) at an aggregate price to the public (net of any underwriters' discounts or commissions) of less than One Million Dollars ($1,000,000); (iii) if the Company shall furnish to the Holders a certificate signed by the President of the Company stating that in the good faith judgment of the Board of Directors of the Company, it would be seriously detrimental to the Company and its shareholders for such Form S-3 Registration to be effected at such time, in which event the Company shall have the right to defer the filing of the Form S-3 registration statement for a period of not more than one hundred and twenty (120) days after receipt of the request of the Holder or Holders under this Section 1.4; provided, however, that the Company shall not utilize this right more than once in any
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twelve month period; (iv) if the Company has already effected three (3) registrations on Form S-3 for the Holders pursuant to this Section 1.4; (v) in any particular jurisdiction in which the Company would be required to qualify to do business or to execute a general consent to service of process in effecting such registration, qualification or compliance; or (vi) during the period ending one hundred eighty (180) days after the effective date of a registration statement subject to Section 1.3.
(c) Subject to the foregoing, the Company shall file a registration statement covering the Registrable Securities and other securities so requested to be registered as soon as practicable after receipt of the request or requests of the Holders. Registrations effected pursuant to this Section 1.4 shall not be counted as demands for registration or registrations effected pursuant to Sections 1.2 or 1.3, respectively.
1.5 Obligations of the Company. Whenever required under this Section 1 to effect the registration of any Registrable Securities, the Company shall, as expeditiously as reasonably possible:
(a) Prepare and file with the SEC a registration statement with respect to such Registrable Securities and use its best efforts to cause such registration statement to become effective, and, upon the request of the Holders of a majority of the Registrable Securities registered thereunder, keep such registration statement effective for up to one hundred twenty (120) days. The Company shall not be required to file, cause to become effective or maintain the effectiveness of any registration statement that contemplates a distribution of securities on a delayed or continuous basis pursuant to Rule 415 under the Securities Act.
(b) Prepare and file with the SEC such amendments and supplements to such registration statement and the prospectus used in connection with such registration statement as may be necessary to comply with the provisions of the Securities Act with respect to the disposition of all securities covered by such registration statement for up to one hundred twenty (120) days.
(c) Furnish to the Holders such numbers of copies of a prospectus, including a preliminary prospectus, in conformity with the requirements of the Securities Act, and such other documents as they may reasonably request in order to facilitate the disposition of Registrable Securities owned by them.
(d) Use its best efforts to register and qualify the securities covered by such registration statement under such other securities or Blue Sky laws of such jurisdictions as shall be reasonably requested by the Holders, provided that the Company shall not be required in connection therewith or as a condition thereto to qualify to do business or to file a general consent to service of process in any such states or jurisdictions.
(e) In the event of any underwritten public offering, enter into and perform its obligations under an underwriting agreement, in usual and customary form, with the managing underwriter of such offering. Each Holder participating in such underwriting shall also enter into and perform its obligations under such an agreement.
(f) Notify each Holder of Registrable Securities covered by such registration statement at any time when a prospectus relating thereto is required to be delivered under the Securities Act of the happening of any event as a result of which the prospectus included in such registration statement, as then in effect, includes an untrue statement of a material fact or omits to state a material fact required to be stated therein or necessary to make the statements therein not misleading in the light of the circumstances then existing, such obligation to continue for one hundred twenty (120) days.
(g) Cause all such Registrable Securities registered pursuant hereunder to be listed on each securities exchange on which similar securities issued by the Company are then listed.
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(h) Provide a transfer agent and registrar for all Registrable Securities registered pursuant hereunder and a CUSIP number for all such Registrable Securities, in each case not later than the effective date of such registration.
(i) Use its best efforts to furnish, at the request of any Holder requesting registration of Registrable Securities pursuant to this Section 1, on the date that such Registrable Securities are delivered to the underwriters for sale in connection with a registration pursuant to this Section 1, if such securities are being sold through underwriters, or, if such securities are not being sold through underwriters, on the date that the registration statement with respect to such securities becomes effective, (i) an opinion, dated such date, of the counsel representing the Company for the purposes of such registration, in form and substance as is customarily given to underwriters in an underwritten public offering, addressed to the underwriters, if any, and to the Holders requesting registration of Registrable Securities and (ii) a letter dated such date, from the independent certified public accountants of the Company, in form and substance as is customarily given by independent certified public accountants to underwriters in an underwritten public offering, addressed to the underwriters, if any, and to the Holders requesting registration of Registrable Securities.
1.6 Furnish Information. It shall be a condition precedent to the obligations of the Company to take any action pursuant to this Section 1 with respect to the Registrable Securities of any selling Holder that such Holder shall furnish to the Company such information regarding itself, the Registrable Securities held by it, and the intended method of disposition of such securities as shall be required to effect the registration of such Holder's Registrable Securities. The Company shall have no obligation with respect to any registration requested pursuant to Section 1.2 or Section 1.4 of this Agreement if, as a result of the application of the preceding sentence, the number of shares or the anticipated aggregate offering price of the Registrable Securities to be included in the registration does not equal or exceed the number of shares or the anticipated aggregate offering price required to originally trigger the Company's obligation to initiate such registration as specified in subsection 1.2(a) or subsection 1.4(b)(2), whichever is applicable.
1.7 Expenses of Registration.
(a) Demand and Piggy-back Registration. All expenses other than underwriting discounts and commissions incurred in connection with registrations, filings or qualifications pursuant to Section 1.2, including (without limitation) all registration, filing and qualification fees, printers' and accounting fees, fees and disbursements of counsel for the Company, and the reasonable fees and disbursements of one counsel for the selling Holders selected by them with the approval of the Company, which approval shall not be unreasonably withheld, shall be borne by the Company; provided, however, that the Company shall not be required to pay for any expenses of any registration proceeding (i) after the First demand registration pursuant to Section 1.2, (ii) after the second "piggy-back" registration pursuant to Section 1.3, or (iii) begun pursuant to Section 1.2 if the registration request is subsequently withdrawn at the request of the Holders of a majority of the Registrable Securities to be registered (in which case all participating Holders shall bear such expenses), unless the Holders of a majority of the Registrable Securities agree to forfeit their right to one demand registration pursuant to Section 1.2.
(b) Other Registration. All expenses incurred in connection with a registration requested pursuant to Section 1.4 or not to be paid by the Company pursuant to Section 1.7(a), including (without limitation) all registration, filing, qualification, printers' and accounting fees, and counsel for the Company, and any underwriters' discounts or commissions associated with Registrable Securities, shall be borne pro rata by the stockholders including shares in such Registration Statement and, if it participates, the Company.
1.8 Underwriting Requirements. In connection with any offering involving an underwriting of shares of the Company's capital stock, the Company shall not be required under Section 1.3 to include any of the Holders' securities in such underwriting unless they accept the terms of the underwriting as agreed
5
upon between the Company and the underwriters selected by it (or by other persons entitled to select the underwriters), and then only in such quantity as the underwriters determine in their sole discretion will not jeopardize the success of the offering by the Company. If the total amount of securities, including Registrable Securities, requested by shareholders to be included in such offering exceeds the amount of securities sold other than by the Company that the underwriters determine in their sole discretion is compatible with the success of the offering, then the Company shall be required to include in the offering only that number of such securities, including Registrable Securities, which the underwriters determine in their sole discretion will not jeopardize the success of the offering (the securities so included to be apportioned pro rata among the selling shareholders according to the total amount of securities entitled to be included therein owned by each selling shareholder or in such other proportions as shall mutually be agreed to by such selling shareholders) but in no event shall the amount of securities of the selling Holders included in the offering be reduced below fifteen percent (15%) of the total amount of securities included in such offering, unless such offering is the initial public offering of the Company's securities, in which case, the selling Holders may be excluded completely if the underwriters make the determination described above and no other shareholder's securities are included. For purposes of the preceding parenthetical concerning apportionment, for any selling shareholder which is a holder of Registrable Securities and which is a partnership or corporation, the partners, retired partners and shareholders of such holder, or the estates and family members of any such partners and retired partners and any trusts for the benefit of any of the foregoing persons shall be deemed to be a single "selling shareholder," and any pro-rata reduction with respect to such "selling shareholder" shall be based upon the aggregate amount of shares carrying registration rights owned by all entities and individuals included in such "selling shareholder," as defined in this sentence.
1.9 Delay of Registration. No Holder shall have any right to obtain or seek an injunction restraining or otherwise delaying any such registration as the result of any controversy that might arise with respect to the interpretation or implementation of this Section 1.
1.10 Indemnification. In the event any Registrable Securities are included in a registration statement under this Section 1:
(a) To the extent permitted by law, the Company will indemnify and hold harmless each Holder, and each person, if any, who controls such Holder within the meaning of the Securities Act or the Securities Exchange Act of 1934, as amended (the "Exchange Act"), against any losses, claims, damages, or liabilities (joint or several) to which they may become subject under the Securities Act, the Exchange Act or other federal or state law, insofar as such losses, claims, damages, or liabilities (or actions in respect thereof) arise out of or are based upon any of the following statements, omissions or violations (collectively a "Violation"): (i) any untrue statement or alleged untrue statement of a material fact contained in such registration statement, including any preliminary prospectus or final prospectus contained therein or any amendments or supplements thereto, (ii) the omission or alleged omission to state therein a material fact required to be stated therein, or necessary to make the statements therein not misleading, or (iii) any violation or alleged violation by the Company of the Securities Act, the Exchange Act, any state securities law or any rule or regulation promulgated under the Securities Act, the Exchange Act or any state securities law; and the Company will pay to each such Holder, or controlling person, as incurred, any legal or other expenses reasonably incurred by them in connection with defending any such loss, claim, damage, liability, or action; provided, however, that the indemnity agreement contained in this subsection 1.10(a) shall not apply to amounts paid in settlement of any such loss, claim, damage, liability, or action if such settlement is effected without the consent of the Company (which consent shall not be unreasonably withheld), nor shall the Company be liable to any Holder, or controlling person for any such loss, claim, damage, liability, or action to the extent that it arises out of or is based upon a Violation which occurs in reliance upon and in conformity with
6
written information furnished for use in connection with such registration by any such Holder, or controlling person.
(b) To the extent permitted by law, each selling Holder will indemnify and hold harmless the Company, each of its directors, each of its officers who has signed the registration statement, each person, if any, who controls the Company within the meaning of the Securities Act, any underwriter, any other Holder selling securities in such registration statement and any controlling person of any such underwriter or other Holder, against any losses, claims, damages, or liabilities (joint or several) to which any of the foregoing persons may become subject, under the Securities Act, the Exchange Act or other federal or state law, insofar as such losses, claims, damages, or liabilities (or actions in respect thereto) arise out of or are based upon any Violation, in each case to the extent that such Violation occurs in reliance upon and in conformity with written information furnished by such Holder for use in connection with such registration; and each such Holder will pay, as incurred, any legal or other expenses reasonably incurred by any person intended to be indemnified pursuant to this subsection 1.10(b), in connection with investigating or defending any such loss, claim, damage, liability, or action; provided, however, that the indemnity agreement contained in this subsection 1.10(b) shall not apply to amounts paid in settlement of any such loss, claim, damage, liability or action if such settlement is effected without the consent of the Holder, which consent shall not be unreasonably withheld; provided, that in no event shall any indemnity under this subsection 1.10(b) exceed the net proceeds from the offering received by such Holder, except in the case of fraud by such Holder.
(c) Promptly after receipt by an indemnified party under this Section 1.10 of notice of the commencement of any action (including any governmental action), such indemnified party will, if a claim in respect thereof is to be made against any indemnifying party under this Section 1.10, deliver to the indemnifying party a written notice of the commencement thereof and the indemnifying party shall have the right to participate in, and, to the extent the indemnifying party so desires, jointly with any other indemnifying party similarly noticed, to assume the defense thereof with counsel mutually satisfactory to the parties; provided, however, that an indemnified party (together with all other indemnified parties which may be represented without conflict by one counsel) shall have the right to retain one separate counsel, with the reasonable fees and expenses to be paid by the indemnifying party, if representation of such indemnified party by the counsel retained by the indemnifying party would be inappropriate due to actual or potential differing interests between such indemnified party and any other party represented by such counsel in such proceeding. The failure to deliver written notice to the indemnifying party within a reasonable time of the commencement of any such action, if prejudicial to its ability to defend such action, shall relieve such indemnifying party of any liability to the indemnified party under this Section 1.10, but the omission so to deliver written notice to the indemnifying party will not relieve it of any liability that it may have to any indemnified party otherwise than under this Section 1.10.
(d) If the indemnification provided for in this Section 1.10 is held by a court of competent jurisdiction to be unavailable to an indemnified party with respect to any loss, liability, claim, damage or expense referred to therein, then the indemnifying party, in lieu of indemnifying such indemnified party hereunder, shall contribute to the amount paid or payable by such indemnified party as a result of such loss, liability, claim, damage, or expense in such proportion as is appropriate to reflect the relative fault of the indemnifying party on the one hand and of the indemnified party on the other in connection with the statements or omissions that resulted in such loss, liability, claim, damage or expense as well as any other relevant equitable considerations; provided, that in no event shall any contribution by a Holder under this Subsection 1.10(d) exceed the net proceeds from the offering received by such Holder, except in the case of fraud by such Holder. The relative fault of the indemnifying party and of the indemnified party shall be determined by reference to, among other things, whether the untrue or alleged untrue statement of a material fact or the omission to state a material fact relates to information supplied by the indemnifying party or by the indemnified party and the parties' relative
7
intent, knowledge, access to information, and opportunity to correct or prevent such statement or omission.
(e) Notwithstanding the foregoing, to the extent that the provisions on indemnification and contribution contained in the underwriting agreement entered into in connection with the underwritten public offering are in conflict with the foregoing provisions, the provisions in the underwriting agreement shall control.
(f) The obligations of the Company and Holders under this Section 1.10 shall survive the completion of any offering of Registrable Securities in a registration statement under this Section 1.
1.11 Assignment of Registration Rights. The rights to cause the Company to register Registrable Securities pursuant to this Section 1 may be assigned (but only with all related obligations) by a Holder to a transferee or assignee of at least 150,000 shares of such securities, provided the Company is, within a reasonable time after such transfer, furnished with written notice of the name and address of such transferee or assignee and the securities with respect to which such registration rights are being assigned; and provided, further, that such assignment shall be effective only if immediately following such transfer the further disposition of such securities by the transferee or assignee is restricted under the Securities Act. For the purposes of determining the number of shares of Registrable Securities held by a transferee or assignee, the holdings of transferees and assignees of a partnership who are partners or retired partners of such partnership (including spouses and ancestors, lineal descendants and siblings of such partners or spouses who acquire Registrable Securities by gift, will or intestate succession) shall be aggregated together and with the partnership; provided that all assignees and transferees who would not qualify individually for assignment of registration rights shall have a single attorney-in-fact for the purpose of exercising any rights, receiving notices or taking any action under Section 1.
1.12 Market-Standoff Agreement.
(a) Market-Standoff Period; Agreement. In connection with the initial public offering of the Company's securities and upon request of the Company or the underwriters managing such offering of the Company's securities, each Holder agrees not to sell, make any short sale of, loan, grant any option for the purchase of, or otherwise dispose of any securities of the Company (other than those included in the registration) without the prior written consent of the Company or such underwriters, as the case may be, for such period of time (not to exceed one hundred and eighty (180) days) from the effective date of such registration as may be requested by the Company or such managing underwriters and to execute an agreement reflecting the foregoing as may be requested by the underwriters at the time of the Company's initial public offering. In addition, each Holder agrees to be bound by similar restrictions, and to sign a similar agreement, in connection with no more than one additional registration statement filed within twelve months after the closing date of the initial public offering, provided that the duration of the market-standoff period with respect to such additional registration shall not exceed 90 days from the effective date of such additional registration statement.
(b) Limitations. The obligations described in Section 1.12(a) shall apply only if all executive officers and directors of the Company as well as all holders of at least five percent (5%) of the Company's capital stock enter into similar agreements, and shall not apply to a registration relating solely to employee benefit plans, or to a registration relating solely to a transaction pursuant to Rule 145 under the Securities Act.
(c) Stop-Transfer Instructions. In order to enforce the foregoing covenants, the Company may impose stop-transfer instructions with respect to the securities of each Holder (and the securities of every other person subject to the restrictions in Section 1.12(a)).
(d) Transferees Bound. Each Holder agrees that it will not transfer securities of the Company unless each transferee agrees in writing to be bound by all of the provisions of this Section 1.12, provided that this Section 1.12(d) shall not apply to transfers pursuant to a registration statement or transfers after
8
the twelve-month anniversary of the effective date of the Company's initial registration statement subject to this Section 1.12.
1.13 Termination of Registration Rights. No Holder shall be entitled to exercise any right provided for in this Section 1 after the earlier of (i) three (3) years following the consummation of a Qualified IPO, or (ii) such time as Rule 144 or another similar exemption under the Securities Act is available for the sale of all of such Holder's shares during a three (3) month period without registration.
2. Covenants of the Company.
2.1 Delivery of Financial Statements. The Company shall deliver to each Holder of at least 150,000 shares of Registrable Securities (other than a Holder reasonably deemed by the Company to be a competitor of the Company):
(a) as soon as practicable, but in any event within ninety (90) days after the end of each fiscal year of the Company, an income statement for such fiscal year, a balance sheet of the Company and statement of shareholder's equity as of the end of such year, and a statement of cash flows for such year, such year-end financial reports to be in reasonable detail, prepared in accordance with generally accepted accounting principles ("GAAP"), and audited and certified by an independent public accounting firm of nationally recognized standing selected by the Company; and
(b) as soon as practicable, but in any event within thirty (30) days after the end of each of the first three (3) quarters of each fiscal year of the Company, an unaudited profit or loss statement, a statement of cash flows for such fiscal quarter and an unaudited balance sheet as of the end of such fiscal quarter.
2.2 Termination of Covenants.
(a) The covenants set forth in Section 2.1 shall terminate as to each Investor and be of no further force or effect (i) immediately prior to the consummation of a public offering of the Company's common stock, or (ii) when the Company shall sell, convey, or otherwise dispose of or encumber all or substantially all of its property or business or merge into or consolidate with any other corporation (other than a wholly-owned subsidiary corporation) or effect any other transaction or series of related transactions in which more than fifty percent (50%) of the voting power of the Company is disposed of, provided that this subsection (ii) shall not apply to a merger effected exclusively for the purpose of changing the domicile of the Corporation.
(b) The covenants set forth in Section 2.1 shall terminate as to each Holder and be of no further force or effect when the Company first becomes subject to the periodic reporting requirements of Sections 13 or 15(d) of the Exchange Act, if this occurs earlier than the events described in Section 2.2(a) above.
3. Co-Sale Right.
3.1 Notice of Intended Transfer. Any Founder (the "Selling Stockholder") desiring to sell part or all of the shares of the common stock (the "Transfer Shares") of the Company, $0.001 par value per share (the "Common Stock"), held by such Selling Stockholder shall give all other Founders and Investors a notice (the "Request to Transfer") specifying to whom he desires to transfer the Transfer Shares and the terms and conditions of the proposed transfer. All other Investors and Founders shall have the right, exercisable upon written notice to the Selling Stockholder, within fifteen (15) days after receipt of a Request to Transfer, to request to sell part or all of such party's shares of Common Stock, including shares of Common Stock issuable upon conversion of the Company's Series A Preferred Stock, in the transaction described in such Request to Transfer on the same terms and conditions specified in the Request to Transfer (the parties who elect such sale, together with the Selling Stockholder, the "Selling Parties", and all shares of Common Stock requested by the Selling Parties to be included in such transaction, including the Transfer Shares, the "Requested Shares").
9
3.2 Co-Sale Amount. To the extent the proposed purchaser is not willing to purchase all of the Requested Shares, each Selling Party may sell in such transaction described in the Request to Transfer that number of shares of Common Stock equal to the product obtained by multiplying the aggregate number of shares of Common Stock that the proposed purchaser is willing to purchase (the "Eligible Shares"), by a fraction, the numerator of which is the number of shares of Common Stock requested by such Selling Party to be included in the transaction and the denominator of which is the total number of Requested Shares.
3.3 Delivery. Each Selling Party shall effect participation in the sale by promptly delivering for transfer to the Selling Stockholder one or more stock certificates, properly endorsed for transfer, which represent the number of shares of Common Stock which such Selling Party elects and is permitted under Section 3.2 to sell in the transaction. If any Selling Party has requested to sell shares of Common Stock issuable upon conversion of Series A Preferred Stock, such Selling Party must effect such conversion and deliver stock certificates representing such shares of Common Stock in accordance with this Section 3.3.
3.4 Transfer. The stock certificate or certificates that the Selling Parties deliver shall be transferred to the prospective purchaser in consummation of the sale of the Eligible Shares pursuant to the terms and conditions specified in the Request to Transfer, and the Selling Parties shall concurrently therewith receive that portion of the sale proceeds to which the Selling Parties are entitled by reason of their participation in such sale.
3.5 No Adverse Effect. The exercise or nonexercise of the rights of each Founder or Investor to participate in one or more sales of Company Stock made by a Selling Stockholder shall not adversely affect such Founder or Investor's rights to participate in subsequent sales of Company Stock pursuant to this Agreement.
3.6 No Participation. If Investors or Founders, as the case may be, elect not to participate in the sale of the shares designated in the Request to Transfer within the time period specified in Section 3.1 above, then the Selling Stockholder may consummate the sale or transfer of such Requested Shares referred to in the Request to Transfer to the prospective purchaser, provided such transaction (i) is completed within ninety (90) days after the expiration of the Investor's right of co-sale as set forth above, (ii) is made at a price and subject to terms no more favorable to the Selling Stockholder than those specified in the Request to Transfer, and (iii) the proposed purchaser agrees in writing to be bound by and comply with the provisions of this Section 3. Any proposed transfer on terms and conditions more favorable than those described in the Request to Transfer, as well as any subsequent proposed transfer or sale of any of shares of the Common Stock shall again be subject to all of the co-sale rights set forth in this Section 3.
3.7 Permitted Transactions. The provisions of this Section 3 shall not apply to:
(a) any pledge of Common Stock made by a Founder or Investor pursuant to a bona fide loan transaction which creates a mere security interest;
(b) any repurchase of Common Stock by the Company;
(c) any bona fide gift;
(d) any transfer by a Founder or Investor to such Founder's or Investor's ancestors, descendants or spouse or to a trust for their benefit; or
(e) any sale or transfer of shares of Common Stock between any Founders and/or Investors;
provided, that, in each case the pledgee, transferee or donee shall agree in writing to be bound by or comply with the provisions of this Section 3.
10
3.8 Termination of Co-Sale Rights. No Founder or Investor shall be entitled to exercise any right provided for in this Section 3 after the earlier of (i) the consummation of a Qualified IPO, (ii) such time as Rule 144 or another similar exemption under the Securities Act is available for the sale of all of such Founder or Investor's shares of Company stock during a three (3) month period without registration, or (iii) the tenth anniversary of the date of this Agreement.
4. Miscellaneous.
4.1 Successors and Assigns. Except as otherwise provided in this Agreement, the terms and conditions of this Agreement shall inure to the benefit of and be binding upon the respective permitted successors and assigns of the parties (including transferees of any of the Series A Preferred Stock or any Common Stock issued upon conversion thereof). Nothing in this Agreement, express or implied, is intended to confer upon any party other than the parties hereto or their respective successors and assigns any rights, remedies, obligations, or liabilities under or by reason of this Agreement, except as expressly provided in this Agreement.
4.2 Amendments and Waivers. Any term of this Agreement may be amended or waived only with the written consent of the Company and the holders of a majority of the Registrable Securities then outstanding. Any amendment or waiver effected in accordance with this paragraph shall be binding upon each holder of any Registrable Securities then outstanding, each future holder of all such Registrable Securities, and the Company.
4.3 Notices. Unless otherwise provided, any notice required or permitted by this Agreement shall be in writing and shall be deemed sufficient upon delivery, when delivered personally or by overnight courier or sent by telegram or fax, or forty-eight (48) hours after being deposited in the U.S. mail, as certified or registered mail, with postage prepaid, and addressed to the party to be notified at such party's address or fax number as set forth below or on Exhibit A hereto or as subsequently modified by written notice.
4.4 Severability. If one or more provisions of this Agreement are held to be unenforceable under applicable law, the parties agree to renegotiate such provision in good faith. In the event that the parties cannot reach a mutually agreeable and enforceable replacement for such provision, then (a) such provision shall be excluded from this Agreement, (b) the balance of the Agreement shall be interpreted as if such provision were so excluded and (c) the balance of the Agreement shall be enforceable in accordance with its terms.
4.5 Governing Law. This Agreement and all acts and transactions pursuant hereto shall be governed, construed and interpreted in accordance with the laws of the State of Delaware, without giving effect to principles of conflicts of laws.
4.6 Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.
4.7 Titles and Subtitles. The titles and subtitles used in this Agreement are used for convenience only and are not to be considered in construing or interpreting this Agreement.
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The parties have executed this Investors' Rights Agreement as of the date first above written.
COMPANY: | FOUNDERS: | ||
THE ENSIGN GROUP, INC., a Delaware corporation |
|
|
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
|
/s/ ROY E. CHRISTENSEN |
Christopher R. Christensen, President
32232 Paseo Adelanto, Suite A San Juan Capistrano, CA 92675 Fax (949) 487-9300 |
Roy E. Christensen
/s/ CHRISTOPHER R. CHRISTENSEN Christopher R. Christensen |
||
INVESTORS |
|
/s/ DOUGLAS M. EASTON Douglas M. Easton |
|
ENSIGN GROUP INVESTMENTS, L.L.C., A California limited liability company |
|
/s/ GREGORY K. STAPLEY Gregory K. Stapley |
|
By: |
/s/ CHARLES M. BLALACK |
|
/s/ J. RICHARD TOOLSON |
Charles M. Blalack, Manager | J. Richard Toolson | ||
By: |
/s/ T. BROOK TOWNSEND, III |
|
/s/ V. JAY BRADY |
T. Brook Townsend, III, Manager | V. Jay Brady | ||
22601 Pacific Coast Highway, Suite 200 Malibu, CA 90265 Fax (626) 440-5984 Fax (310) 456-7840 |
|
/s/ CHARLES M. BLALACK Charles M. Blalack |
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EXHIBIT A
INVESTORS
|
|
|
---|---|---|
Name/Address/Fax No. | No. of Shares | |
Ensign Group Investments, L.L.C. |
|
585,295 |
22601 Pacific Coast Highway, Suite 200 Malibu, CA 90265 Fax: (626) 440-5984 Fax: (310) 456-7840 (fax to both) |
|
|
13
Exhibit 10.7
Loan
Nos. 07-0004261
07-0024261
07~0034261
07-0044261
THIRD AMENDED AND RESTATED LOAN AGREEMENT
for a loan in the amount of
$64,692,111.67
among
VALLEY HEALTH HOLDINGS LLC, SKY HOLDINGS AZ LLC, TERRACE HOLDINGS AZ LLC, ENSIGN HIGHLAND LLC, PLAZA HEALTH HOLDINGS LLC, RILLITO HOLDINGS LLC, MOUNTAINVIEW COMMUNITYCARE LLC, MEADOWBROOK HEALTH ASSOCIATES LLC, CEDAR AVENUE HOLDINGS LLC, and GRANADA INVESTMENTS LLC
as Borrowers
and
GENERAL ELECTRIC CAPITAL CORPORATION as Agent and a Lender
and
THE
OTHER FINANCIAL INSTITUTIONS WHO ARE OR HEREAFTER BECOME
PARTIES TO THIS AGREEMENT
as Lenders
Dated as of December 29, 2006
ARTICLE I INCORPORATION OF RECITALS EXHIBITS AND SCHEDULES | 2 | |||
Section 1.1 | Incorporation of Recitals | 2 | ||
Section 1.2 | Incorporation of Exhibits and Schedules | 2 | ||
Section 1.3 | Definitions | 2 | ||
ARTICLE II LOAN TERMS | 2 | |||
Section 2.1 | Disbursements | 2 | ||
Section 2.2 | Interest Rate; Late Charge | 3 | ||
Section 2.3 | Payments | 4 | ||
Section 2.4 | Maturity | 5 | ||
Section 2.5 | Prepayment | 5 | ||
Section 2.6 | Application of Payments | 8 | ||
Section 2.7 | Reserved | 8 | ||
Section 2.8 | Capital Adequacy; Increased Costs; Illegality | 8 | ||
Section 2.9 | Sources and Uses | 9 | ||
Section 2.10 | Security | 9 | ||
Section 2.11 | Release of Collateral | 9 | ||
ARTICLE III INSURANCE, CONDEMNATION, AND IMPOUNDS | 11 | |||
Section 3.1 | Insurance | 11 | ||
Section 3.2 | Use and Application of Insurance Proceeds | 13 | ||
Section 3.3 | Condemnation Awards | 14 | ||
Section 3.4 | Insurance Impounds | 14 | ||
Section 3.5 | Real Estate Tax Impounds | 15 | ||
Section 3.6 | Replacement Reserves | 16 | ||
ARTICLE IV LEASING MATTERS | 17 | |||
Section 4.1 | Representations and Warranties on Leases | 17 | ||
Section 4.2 | Approval Rights | 17 | ||
Section 4.3 | Covenants | 17 | ||
Section 4.4 | Tenant Estoppels | 18 | ||
Section 4.5 | Security Deposits | 18 | ||
ARTICLE V REPRESENTATIONS AND WARRANTIES | 19 | |||
Section 5.1 | Organization and Power | 19 | ||
Section 5.2 | Members | 19 | ||
Section 5.3 | Borrowers' Operating Agreement | 19 | ||
Section 5.4 | Corporate Documents | 19 | ||
Section 5.5 | Validity of Loan Documents | 20 | ||
Section 5.6 | Liabilities; Litigation | 20 | ||
Section 5.7 | Taxes and Assessments | 20 | ||
Section 5.8 | Other Agreements; Defaults | 21 | ||
Section 5.9 | Compliance with Law | 21 | ||
Section 5.10 | Condemnation | 21 | ||
Section 5.11 | Access | 21 | ||
Section 5.12 | Flood Hazard | 21 | ||
Section 5.13 | Property | 21 | ||
Section 5.14 | Location of Borrowers | 22 | ||
Section 5.15 | Margin Stock | 22 | ||
Section 5.16 | Tax Filings | 22 | ||
Section 5.17 | Solvency | 22 | ||
Section 5.18 | Full and Accurate Disclosure | 23 | ||
Section 5.19 | Single Purpose Entity | 23 | ||
Section 5.20 | No Broker | 23 | ||
Section 5.21 | Reserved | 23 | ||
Section 5.22 | Labor Disputes | 23 | ||
Section 5.23 | Employees | 23 | ||
Section 5.24 | ERISA (Borrower) | 23 | ||
Section 5.25 | Intellectual Property | 24 | ||
Section 5.26 | Anti-Terrorism and Anti-Money Laundering Compliance | 24 | ||
Section 5.27 | Master Lease | 25 | ||
Section 5.28 | Property Management | 25 | ||
ARTICLE VI FINANCIAL REPORTING NOTICES | 26 | |||
Section 6.1 | Financial Statements | 26 | ||
Section 6.2 | Audits | 27 | ||
Section 6.3 | Books and Records/Audits | 27 | ||
Section 6.4 | Notice of Litigation or Default | 28 | ||
Section 6.5 | Bank Accounts | 28 | ||
ii
ARTICLE VII COVENANTS | 28 | |||
Section 7.1 | Inspection | 28 | ||
Section 7.2 | Due on Sale and Encumbrance, Transfers of Interests | 29 | ||
Section 7.3 | Taxes; Charges | 31 | ||
Section 7.4 | Control; Management | 31 | ||
Section 7.5 | Operation; Maintenance; Inspection | 31 | ||
Section 7.6 | Taxes on Security | 31 | ||
Section 7.7 | Single Purpose Entity; Legal Existence, Name, Etc. | 32 | ||
Section 7.8 | Affiliate Transactions | 32 | ||
Section 7.9 | Limitation on Other Debt | 32 | ||
Section 7.10 | Further Assurances | 33 | ||
Section 7.11 | Estoppel Certificates | 33 | ||
Section 7.12 | Notice of Certain Events | 33 | ||
Section 7.13 | Indemnification | 33 | ||
Section 7.14 | Use of Proceeds, Revenues | 34 | ||
Section 7.15 | Bank Accounts: Notices to Tenants and Residents | 34 | ||
Section 7.16 | Reserved | 34 | ||
Section 7.17 | Reserved | 34 | ||
Section 7.18 | Compliance with Laws and Contractual Obligations | 34 | ||
Section 7.19 | Notice of Money. Laundering | 35 | ||
Section 7.20 | Anti-Terrorism and Anti-Money Laundering Compliance | 35 | ||
Section 7.21 | Employees | 36 | ||
Section 7.22 | Post-Closing Obligations | 36 | ||
Section 7.23 | Representations and Warranties | 37 | ||
Section 7.24 | Cooperation | 37 | ||
Section 7.25 | Master Leases | 37 | ||
Section 7.26 | Property Management Agreements | 37 | ||
ARTICLE VIII HEALTH CARE MATTERS | 38 | |||
Section 8.1 | Healthcare Laws | 38 | ||
Section 8.2 | Representations, Warranties and Covenants Regarding Healthcare Matters | 39 | ||
Section 8.3 | Cooperation | 43 | ||
ARTICLE IX EVENTS OF DEFAULT | 43 | |||
Section 9.1 | Payments | 44 | ||
Section 9.2 | Certain Covenants | 44 | ||
Section 9.3 | Sale, Encumbrance, Etc. | 44 | ||
Section 9.4 | Covenants | 44 | ||
Section 9.5 | Representations and Warranties | 44 | ||
Section 9.6 | Other Encumbrances | 44 | ||
Section 9.7 | Involuntary Bankruptcy or Other Proceeding | 45 | ||
Section 9.8 | Voluntary Petitions, etc. | 45 | ||
Section 9.9 | Default Under the Accounts Receivable Loan Documents | 45 | ||
Section 9.10 | False Reports | 45 | ||
Section 9.11 | Reserved | 45 | ||
Section 9.12 | Money Laundering | 45 | ||
Section 9.13 | Loan Documents | 46 | ||
Section 9.14 | Reserved | 46 | ||
Section 9.15 | Master Leases | 46 | ||
Section 9.16 | Operations | 46 | ||
iii
ARTICLE X REMEDIES | 46 | |||
Section 10.1 | Remedies Insolvency Events | 46 | ||
Section 10.2 | Remedies Other Events | 47 | ||
Section 10.3 | Agent's Right to Perform the Obligations | 47 | ||
ARTICLE XI MISCELLANEOUS | 48 | |||
Section 11.1 | Notices | 48 | ||
Section 11.2 | Amendments and Waivers | 49 | ||
Section 11.3 | Limitation on Interest | 49 | ||
Section 11.4 | Invalid Provisions | 50 | ||
Section 11.5 | Reimbursement of Expenses: Portfolio Administration Fee | 50 | ||
Section 11.6 | Approvals; Third Parties; Conditions | 51 | ||
Section 11.7 | Lender Not in Control; No Partnership | 51 | ||
Section 11.8 | Time of the Essence | 51 | ||
Section 11.9 | Successors and Assigns | 52 | ||
Section 11.10 | Renewal, Extension or Rearrangement | 52 | ||
Section 11.11 | Waivers; Forbearance | 52 | ||
Section 11.12 | Cumulative Rights | 52 | ||
Section 11.13 | Singular and Plural | 53 | ||
Section 11.14 | Phrases | 53 | ||
Section 11.15 | Exhibits and Schedules | 53 | ||
Section 11.16 | Titles of Articles, Sections and Subsections | 53 | ||
Section 11.17 | Promotional Material | 53 | ||
Section 11.18 | Survival | 53 | ||
Section 11.19 | WAIVER OF JURY TRIAL | 54 | ||
Section 11.20 | Waiver of punitive or Consequential Damages | 55 | ||
Section 11.21 | Governing Law | 55 | ||
Section 11.22 | Entire Agreement | 55 | ||
Section 11.23 | Counterparts | 55 | ||
Section 11.24 | Venue | 55 | ||
Section 11.25 | Sale of Loan, Participation | 56 | ||
Section 11.26 | Limitation on, Liability of Agent's and Lender's Officers, Employees, etc. | 56 | ||
Section 11.27 | Effectiveness of Facsimile Documents and Signatures | 56 | ||
Section 11.28 | Joint and Several Liability | 56 | ||
Section 11.29 | Agency | 57 | ||
Section 11.30 | California Waivers | 57 | ||
Section 11.31 | Additional Waivers | 58 | ||
Section 11.32 | Arizona Waiver | 59 |
iv
LIST OF EXHIBITS AND SCHEDULES TO LOAN AGREEMENT
Exhibits:
Exhibit A-1 | Desert Sky Project | |
Exhibit A-2 | Desert Terrace Project | |
Exhibit A-3 | Highland Manor Project | |
Exhibit A-4 | North Mountain Medical and Rehabilitation Center Project | |
Exhibit A-5 | Park Manor Project | |
Exhibit A-6 | Catalina Project | |
Exhibit A-7 | Park View Gardens Project | |
Exhibit A-8 | Sabino Project | |
Exhibit A-9 | Upland Project | |
Exhibit A-10 | Camarillo Project | |
Exhibit B | Intellectual Property | |
Exhibit C | Form of Interest Holder Agreement | |
Exhibit D | Provider Payment/Reimbursement Programs | |
Exhibit E | Governmental Approvals | |
Exhibit F | Required Repairs | |
Exhibit G | UCC Financing Statements to be Terminated | |
Schedules: |
|
|
Schedule 2.1 |
|
Advance Conditions |
Schedule 2.2 | Treasury Rate | |
Schedule 2.3(b) | Principal Payments | |
Schedule 2.5(a) | Make-Whole Breakage Amount | |
Schedule 2.9 | Sources and Uses | |
Schedule 3.2(a) | Allocated Loan Amounts | |
Schedule 5.6 | Litigation | |
Schedule I | Certain Definitions |
v
INDEX OF DEFINED TERMS
Agent | 1 | |||||
Anti-Money Laundering Laws | 25 | |||||
Anti-Money Laundering Measures | 25 | |||||
Anti-Terrorism Laws | 24 | |||||
Assignment Agreement | 7 | |||||
Bankruptcy Party | 45 | |||||
Beneficial Owner | 31 | |||||
Borrower | 1 | |||||
Borrower Anti-Terrorism Policies | 35 | |||||
Borrowers | l | |||||
BSA | 25 | |||||
Change in Control | 30 | |||||
Charges | 31 | |||||
Collateral | 9 | |||||
Commercial Payor Programs | 40 | |||||
CON | 39 | |||||
Defeasance | 5 | |||||
Defeasance Deposit | 7 | |||||
Deferred Repairs | 36 | |||||
Designated Person | 24 | |||||
Eamout Advance | 3 | |||||
Earnout Interest Rate | 4 | |||||
Earnout Request | 3 | |||||
Environmental Indemnity Sch. 2.1 | 1 | |||||
Exchange Act | 30 | |||||
Executive Orders | 24 | |||||
Existing Loan | 1 | |||||
Existing Loan Agreement | 1 | |||||
Expansion CON | 36 | |||||
FIRREA Sch. 2.1 | 4 | |||||
fiscal month | 26 | |||||
Fourth Funding Interest Rate | 4 | |||||
GECC | 1 | |||||
Government Payor Program | 41 | |||||
Guaranty Sch. 2.1 | l | |||||
Healthcare Laws | 38 | |||||
HIPAA | 38 | |||||
HIPAA Compliance Date | 38 | |||||
HIPAA Compliance Plan | 38 | |||||
HIPAA Compliant | 38 | |||||
Improvements | 1 | |||||
Incorporation Documents | 19 | |||||
Initial Advance | 2 | |||||
Initial Funding Interest Rate | 4 | |||||
Insurance Impound | 14 | |||||
Interest Holder Agreement | 35 | |||||
Interest Rate | 4 | |||||
Investor Anti-Terrorism Policies | 35 | |||||
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Leases Sch. 2.l | 3 | |||||
Lender | 1 | |||||
Licenses | 39 | |||||
Lists | 24 | |||||
Loan | 1 | |||||
Loan Documents | 2 | |||||
Make Whole Breakage Amount-Sch. 2.5 | 1 | |||||
Material Deficiency | 41 | |||||
Material Violation | 41 | |||||
Money Market Rate | 15 | |||||
Monthly Reports | 26 | |||||
Note | 1 | |||||
Obligations | 56 | |||||
OFAC | 24 | |||||
OFAC Laws and Regulations | 24 | |||||
Open Period | 5 | |||||
Operating Agreement | 19 | |||||
Other Lists | 24 | |||||
Payment Date | 7 | |||||
Person | 30 | |||||
Prepayment Premium | 5 | |||||
Project | 1 | |||||
Projects | 1 | |||||
Properties | 1 | |||||
Property | 1 | |||||
Release Date | 5 | |||||
Replacement Deposit | 16 | |||||
Replacement Reserve | 16 | |||||
Replacement Treasury Yield Sch. 2.5 | 1 | |||||
Security Agreement | 6 | |||||
Scheduled Defeasance Payments | 7 | |||||
SDN List | 24 | |||||
Second Funding Interest Rate | 4 | |||||
Secondary Market Transactions | 38 | |||||
State Regulator | 34 | |||||
Subordination Agreements Sch. 2.1 | 1 | |||||
Successor Borrower | 7 | |||||
Tax Impound | 15 | |||||
Taxes | 15 | |||||
Terrorism | 12 | |||||
Third Funding Interest Rate | 4 | |||||
Third-Party Payor Programs | 40 | |||||
Title Policies Sch. 2.1 | 2 | |||||
Treasury Rate | l | |||||
U.S. Obligations | 8 | |||||
U.S. Publicly-Traded Entity | 25 | |||||
Violation | 24 | |||||
Yield Maintenance Amount | 8 |
vii
THIRD AMENDED AND RESTATED LOAN AGREEMENT
This Third Amended and Restated Loan Agreement is entered into as of December 29, 2006 among GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation (in its individual capacity, "GECC" and in its capacity as agent for the Lenders, together with its successors, "Agent"), the financial institutions other than GECC who are or hereafter become parties to this Agreement (together with GECC collectively, or individually, as the context may require, "Lender"), and VALLEY HEALTH HOLDINGS LLC, SKY HOLDINGS AZ LLC, TERRACE HOLDINGS AZ LLC, ENSIGN HIGHLAND LLC, PLAZA HEALTH HOLDINGS LLC, RILLITO HOLDINGS LLC, MEADOWBROOK HEALTH ASSOCIATES LLC, MOUNTAINVIEW COMMUNITYCARE LLC, CEDAR AVENUE HOLDINGS LLC and GRANADA INVESTMENTS LLC, each a Nevada limited liability company (each a "Borrower" and collectively, the "Borrowers").
A. On or about June 30, 2006, Lender made a loan to certain of the Borrowers (the "Existing Loan"), which Existing Loan is governed by that certain Second Amended and Restated Loan Agreement dated as of June 30, 2006 (the "Existing Loan Agreement"). This Agreement restates and supersedes the, Existing Loan Agreement in its entirety.
B. Lender and Agent have agreed to amend and restate the Existing Loan and to make additional advances to Borrowers subject to the terms and conditions contained herein (the Existing Loan, as amended and restated hereby, together with the additional amounts to be advanced pursuant to the terms hereof are collectively referred to as the "Loan"). The Loan is evidenced by that certain Consolidated Amended and Restated Promissory Note of even date herewith in the face amount of Sixty-Four Million Six Hundred Ninety Two Thousand One Hundred Eleven and 67/100th Dollars ($64,692,111.67) (said note and all amendments thereto and substitutions therefor are hereinafter referred to collectively as the "Note"). The terms and provisions of the Note are hereby incorporated herein by reference in this Agreement.
C. On the Closing late, each Borrower will be the owner of its respective real property more particularly described on Exhibit A-1 through A-10 attached hereto (each a "Property" and collectively, the "Properties"), and the improvements located thereon (the "Improvements") including a skilled nursing facility. Each Property along with its respective Improvements is referred to herein as a "Project" and collectively as the "Projects".
D. Borrowers will use the proceeds of the Loan for the purpose of refinancing the Projects.
E. Borrowers' obligations under the Loan will be secured by, among other things, the Security Documents. This Agreement, the Note, the Security Documents, the Environmental Indemnity, the Business Associate Agreement, the Subordination Agreements and any other documents evidencing or securing the Loan or executed by Borrowers, Guarantor or Master Tenant in connection therewith, and any modifications; renewals and extensions thereof, are referred to herein collectively as the "Loan Documents".
NOW, THEREFORE, in consideration of the foregoing and the mutual conditions and agreements contained herein, the parties agree as follows:
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ARTICLE I
INCORPORATION OF RECITALS EXHIBITS AND SCHEDULES
Section 1.1 Incorporation of Recitals
The foregoing preambles and all other recitals set forth herein are made a part hereof by this reference.
Section 1.2 Incorporation of Exhibits and Schedules.
Exhibits A-1 through F and Schedules 2.l through 5.6 and Schedule I to this Agreement, attached hereto are incorporated in this Agreement and expressly made a part hereof by this reference.
Section 1.3 Definitions.
All terms defined in Schedule I or otherwise in this Agreement shall, unless otherwise defined therein, have the same meanings when used in any other Loan Document, or any certificate or other document made or delivered pursuant hereto. The words "hereof ", "herein", and "hereunder" and words of similar import when used in this Agreement shall refer to this Agreement as a whole. The words "include" and "includes(s)" when used in this Agreement and the other Loan Documents means "include(s) without limitation," and the word "including" means "including, but not limited to."
Section 2.1 Disbursements.
(a) Initial Funding. The Loan shall be funded in advances and repaid in accordance with this Agreement and the other Loan Documents. On the Closing Date, and subject to the terms, provisions and conditions of this Agreement (including, without limitation Borrowers' satisfaction of the conditions to initial advance described in Schedule 2.1 attached hereto) and the other Loan Documents, Lender shall disburse to Borrowers from the proceeds of the Loan the amount of Fifty-Five Million Six Hundred Ninety-Two Thousand One Hundred Eleven and 67/100 Dollars ($55,692,111.67) (the "Initial Advance"), a portion of which shall be used to repay the Existing Loan.
(b) Earnout Advance. Subject to the conditions set forth in this Section 2.l(b) and the other provisions of this Agreement; and upon Borrowers' satisfaction of the general conditions for advances described in Schedule 2.1, Lender shall make additional disbursements from the proceeds of the Loan to Borrowers up to the amount of Nine Million and No/100 Dollars ($9,000,000.00) (the "Earnout Advance"), in the aggregate, provided that there shall be no more than three (3) disbursements from the Earnout Advance. Absent an Event of Default or Potential Default hereunder or under any of the other Loan Documents, Lender shall make disbursements of the Earnout Advance to Borrowers subject to the following conditions:
2
(i) The Earnout Advance shall not be available for disbursement to Borrowers after the date which is twelve (12) months after the date of this Agreement;
(ii) No default shall have occurred under any of the Loan Documents;
(iii) Borrowers shall, at Borrowers' expense, deliver to Agent a date-down or such other endorsement to the Title Policies to ensure that such Title Policies shall provide Agent with title insurance for the Earnout Advance being disbursed;
(iv) No less than thirty (30) days prior to the date of the disbursement of the Earnout Advance, Borrowers shall submit a written request (the "Earnout Request") to Agent for disbursement of the Earnout Advance along with operating statements for the Projects from which Project Yield and Debt Service Coverage Ratio may be calculated;
(v) The Projects shall have achieved a Debt Coverage Ratio of at least 1.86:1.00 for (A) the trailing twelve (12) full calendar month period ending prior to the date of the proposed disbursement of the Earnout Advance, and (B) the trailing three (3) full calendar month period ending prior to the date of the proposed disbursement, annualized, in each case taking into account the proposed disbursement of the Earnout Advance;
(vi) The Projects shall have achieved a Project Yield of at least sixteen and one-half percent (16.5%) for (A) the trailing twelve (12) full calendar month period ending prior to the date of the proposed disbursement of the Earnout Advance, and (13) the trailing three (3) full calendar month period ending prior to the date of the proposed disbursement, annualized, in each case taking into account the proposed disbursement of the Earnout Advance;
(vii) No Material Adverse Change shall have occurred; and
(viii) Borrowers shall have paid to Agent a, loan origination fee in the amount of 1% of the amount of the Earnout Advance being disbursed, which loan origination fee Agent may pay out of the proceeds of the Earnout Advance being disbursed.
Section 2.2 Interest Rate; Late Charge.
Unless otherwise specified to the contrary in this Agreement, the outstanding principal balance of the Loan shall bear interest at the following rates: (a) the Initial Funding Amount under and as defined in the Existing Loan Agreement, of which the outstanding principal balance as of the date hereof is $27,158,212.26, shall bear interest at a rate per annum of seven and one-half percent (7.5%) (the "Initial Funding Interest Rate"), (b) the Second Funding under and as defined in the Existing Loan Agreement, of which the outstanding principal balance as of the date hereof is $3,905,360.30, shall bear interest at a rate per annum of seven and eighteen one hundredths percent (7.18%) (the "Second Funding Interest Rate"), (c) the Third Funding under and as defined in the Existing Loan Agreement, of which the outstanding principal balance as of the date hereof is $8,528,539.11, shall bear interest at a rate per annum of seven and six one hundredths (7.06%) (the "Third Funding Interest Rate"), (d) the Initial Advance hall bear interest at a rate per annum of six and ninety-five one hundredths percent (6.95%) (the "Fourth Funding Interest Rate"), and (e) each disbursement of the Earnout Advance shall bear interest at a rate per annum equal to the sum of two and one-quarter percent (2.25%) plus the applicable Treasury Rate (as determined pursuant to Schedule 2.2) (each such applicable interest rate being referred to as an "Earnout Interest Rate", and collectively with the Initial Funding Interest Rate, the Second Funding Interest Rate, the Third Funding Interest Rate, and the Fourth Funding Interest Rate, the "Interest Rate"). Interest shall be computed on the basis of a fraction, the denominator of which is three hundred sixty (360) and the numerator of which is the actual number of days elapsed from the date of the initial advance or the date on which the immediately preceding payment was due. If Borrowers fail to pay any installment of interest or principal within five (5) days after the date on which the same is due, Borrowers shall pay to Agent a late charge on such past-due amount, as liquidated damages and not as a penalty, equal to the greater of (a) interest at the Default Rate on such amount from the date when due until paid, and (b) five percent (5%) of such amount, but not in excess of the maximum amount of interest allowed by applicable law. While any Event of Default exists, the Loan shall bear interest at the Default Rate.
3
Section 2.3 Payments.
(a) Payments at Interest Rate. Commencing on January 1, 2007, Borrowers shall pay interest in arrears on the first day of each month until all amounts due under the Loan Documents are paid in full. If the first day of a month is not a Business Day, then the applicable payment due hereunder shall be made on the first Business Day immediately following the first day of such month.
(b) Principal Amortization Payments. Commencing on January l, 2007 and on the first (1 st ) day of each month thereafter until the Maturity Date, Borrowers shall make a monthly principal amortization payment in accordance with Schedule 2.3(b) attached hereto; provided, however, at the time each disbursement of the Earnout Advance (if any) is made, Agent shall revise Schedule 2.3 (b) by increasing the principal amount set forth therein to take into account the increased principal amount of each disbursement of the Earnout Advance, each applicable Earnout Interest Rate and a twenty-five (25) year amortization period. Upon receipt by Borrowers of such revised Schedule 2.3(b) from Agent, the new schedule shall automatically and without further action by any party be deemed to replace the then existing Schedule 2.3(b) to this Agreement. If the first day of a month is not a Business Day, then the applicable payment due hereunder shall be made on the first Business Day immediately following the first day of such month.
4
Section 2.4 Maturity.
The Loan shall mature and Borrowers shall pay to Agent all outstanding principal, accrued and unpaid interest, and any other amounts due under the Loan Documents on June 29, 2016.
Section 2.5 Prepayment.
(a) No Prepayments. Borrowers may not prepay any of the outstanding principal balance of the Loan prior to the Maturity Date; provided, however, Defeasance pursuant to Section 2.5(b) below shall be available at any time after the end of the second Loan Year (the "Open Period") subject to the terms and conditions provided therein. If the Loan is accelerated by Agent in accordance with the terms of this Agreement for any reason, Borrowers shall pay to Agent the Make Whole Breakage Amount calculated as provided in Schedule 2.5(a) and all other amounts outstanding under the Loan Documents together with a prepayment premium ("Prepayment Premium") equal to one percent (1%) of the outstanding balance of the Loan. Notwithstanding anything to the contrary, if Defeasance occurs during the Open Period in accordance with Section 2.5(b), no Make Whole Breakage Amount or Prepayment Premium shall be due and payable by Borrowers to Agent. Notwithstanding anything to the contrary, provided no Event of Default has occurred and is continuing, Borrowers may prepay the Loan in full, but not in part, at any time during the six (6) month period immediately preceding the scheduled Maturity Date, without payment of a Prepayment Premium or Make Whole Breakage Amount, upon thirty (30) days prior written notice to Agent.
(b) Defeasance. At any time during the Open Period, so long as no default or Event of Default is then continuing, Borrowers may obtain the release of the Projects from the lien of the Security Documents upon the satisfaction of the following conditions precedent ("Defeasance"):
(i) not less than thirty (30) days prior written notice to Agent specifying the first day of a calendar month (or if not a Business Day, the first Business Day of such calendar month) (the "Release Date") on which the Defeasance Deposit (hereinafter defined) is to be made;
(ii) the payment to Agent of interest accrued and unpaid on the principal balance of the Loan to and including the Release Date;
(iii) the payment to Agent of all other sums, not including scheduled interest or principal payments, due under the Note, the Security Documents and the other Loan Documents;
(iv) the payment to Agent of the Defeasance Deposit and a $5,000 nonrefundable processing fee;
5
(v) the delivery by Borrowers to Agent at Borrowers' sole cost and expense of:
(A) a security agreement in form and substance reasonably satisfactory to Agent, creating a first priority lien in favor of Agent on the Defeasance Deposit and the U.S. Obligations (hereinafter defined) purchased on behalf of Borrowers with the Defeasance Deposit in accordance with this Section 2.5(b) (the "Security Agreement");
(B) releases of the Projects from the lien of the Security Documents (for execution by Agent) in a form appropriate for the jurisdiction in which each Project is located and otherwise reasonably acceptable to Agent;
(C) an officer's certificate of Borrowers certifying that the requirements set forth in this clause (v) have been satisfied;
(D) an opinion of counsel in form and substance, and rendered by counsel, reasonably satisfactory to Agent, at Borrowers' expense, stating, among other things, that Agent has a perfected first priority security interest in the Defeasance Deposit and the U.S. Obligations purchased by or on behalf of Borrowers and pledged to Agent and as to enforceability of the Assignment Agreement, the Security Agreement and other documents delivered in connection therewith, and if required by the Agent, a substantive nonconsolidation opinion with respect to the Successor Borrower, in form and substance, and rendered by counsel, reasonably satisfactory to Agent; and
(E) such other certificates, documents, opinions or instruments as Agent may reasonably request; and
(vi) Agent shall have received, at Borrowers' expense, a certificate from a nationally or regionally recognized independent certified public accountant acceptable to Agent, in form and substance reasonably satisfactory to Agent, certifying that the U.S. Obligations purchased with the Defeasance Deposit will generate sufficient sums to satisfy the obligations of Borrowers under this Agreement, the Note and this Section 2.5(b) as and when such obligations become due.
In connection with the conditions set forth above, Borrowers hereby appoint Agent as their agent and attorney-in-fact for the purpose of using the Defeasance Deposit to purchase or cause to be purchased U.S. Obligations which provide payments on or prior to, but as close as possible to, all successive scheduled Payment Dates (as defined below) after the Release Date upon which interest and principal payments are required under this Agreement and the Note, including the amounts due on the Maturity Date, and in amounts equal to the scheduled payments due on such dates under this Agreement and the Note plus Agent's reasonable estimate of administrative expenses and applicable federal income taxes associated with or to be incurred by the Successor Borrower during the remaining term of, and applicable to, the Loan (the "Scheduled Defeasance Payments"). Borrowers, pursuant to the Security Agreement or other appropriate document, shall authorize and direct that the payments received from the U.S. Obligations may be made directly to Agent and applied to satisfy the obligations of Borrowers under this Agreement, the Note and this Section 2.5(b). "Payment Date" shall mean the first Business Day of each calendar month and the Maturity Date.
6
Upon compliance with the requirements of this Section 2.5(b), the Guaranty shall be released (except as to obligations thereunder arising from circumstances existing or occurring prior to the Defeasance and which obligations would otherwise survive the repayment of the Loan) and the Projects shall be released of record from the lien of the Security Documents and the pledged U.S. Obligations shall be the sole source of collateral securing the repayment of the Loan and the Note. Any portion of the Defeasance Deposit in excess of the amount necessary to purchase the U.S. Obligations required by the preceding paragraph and to otherwise satisfy the Borrowers' obligations under this Section 2.5(b) shall be remitted to Borrowers with the release of the Projects from the lien of the Security Documents. In connection with such release, a successor entity meeting Agent's then applicable single purpose entity requirements and otherwise reasonably acceptable to Agent, adjusted, as applicable, for the Defeasance contemplated by this Section 2.5(b) (the "Successor Borrower"), shall be established by Borrowers subject to Agent's approval (or at Agent's option, by Agent) and Borrowers shall transfer and assign all obligations, rights and duties under and to the Note together with the pledged U.S. Obligations to such Successor Borrower pursuant to an assignment and assumption agreement in form and substance reasonably satisfactory to Agent (the "Assignment Agreement"). Such Successor Borrower, shall assume the obligations under the Note, the Security Agreement and the other Loan Documents and Borrowers shall be relieved of its obligations thereunder, except (i) that Borrowers shall be required to perform their obligations pursuant to this Section 2.5(b), including maintenance of the Successor Borrower, if applicable, and (ii) for those obligations of Borrowers which survive repayment of the Loan. Borrowers shall pay $1,000.00 to any such Successor Borrower as consideration for assuming the obligations under the Note, the Security Agreement and the other Loan Documents pursuant to the Assignment Agreement. Borrowers shall pay all reasonable costs and expenses incurred by Agent or Lender in connection with this Section 2.5(b), including Agent's and Leader's reasonable attorneys' fees and expenses, and any administrative and tax expenses associated with or incurred by the Successor Borrower.
For purposes of this Section 2.5(b), the following terms shall have the following meanings:
(x) The term "Defeasance Deposit" shall mean an amount equal to the Yield Maintenance Amount, any costs and expenses incurred or to be incurred in the purchase of U.S. Obligations necessary to meet the Scheduled Defeasance Payments (including Agent's estimate of administrative expenses and applicable federal, state or local income taxes associated with or to be incurred by the Successor Borrower during the remaining term of, and applicable to, the Loan) and any revenue, documentary stamp or intangible taxes or any other tax or charge due in connection with the transfer of the Note or otherwise required to accomplish the agreements of this Section 2.5(b), all as reasonably estimated by Agent.
7
(y) The term "Yield Maintenance Amount" shall mean the amount estimated by Agent which will be sufficient to purchase U.S. Obligations providing the required Scheduled Defeasance Payments.
(z) The term "U.S. Obligations" shall mean "Government Securities" as defined in the REMIC regulations, specifically, Treasury Regulation § 1.860G-2(a)(8)(i), as chosen by Agent.
Section 2.6 Application of Payments.
All payments received by Agent or Lender under the Loan Documents shall be applied: first, to any fees, expenses and indemnification payments due to Agent or Lender under the Loan Documents; second, to any Default Rate interest or late charges; third, to other accrued and unpaid interest; fourth, to the principal sum and other amounts due under the Loan Documents, and fifth to the Prepayment Premium.
Section 2.7 Reserved.
Section 2.8 Capital Adequacy; Increased Costs; Illegality.
(a) If Agent determines that any law, treaty, governmental (or quasi-governmental) rule, regulation, guideline or order regarding capital adequacy, reserve requirements or similar requirements or compliance by Lender with any request or directive regarding capital adequacy, reserve requirements or similar requirements (whether or not having the force of law), in each case, adopted after the Closing Date, from any central bank or other governmental authority increases or would have the effect of increasing the amount of capital, reserves or other funds required to be maintained by Lender and thereby reducing the rate of return on Lender's capital as a consequence of its obligations hereunder, then Borrowers shall from time to time upon demand by Agent, pay to Lender, additional amounts sufficient to compensate Lender for such reduction. A certificate as to the amount of that reduction and showing the basis of the computation thereof submitted by Agent to Borrowers shall, absent manifest error, be final, conclusive and binding for all purposes. Lender agrees that, as promptly as practicable after it becomes aware of any circumstances referred to above which would result in any such increased cost, Lender shall, to the extent not inconsistent with such Lender's internal policies of general application, use reasonable commercial efforts to minimize costs and expenses incurred by it and payable to it by Borrowers pursuant to this Section 2.8(a).
(b) If, due to either (i) the introduction of or any change in any law or regulation (or any change in the interpretation thereof) or (ii) the compliance with any guideline or request from any central bank or other governmental authority (whether or not having the force of law), in each case adopted after the Closing Date, there shall be any increase in the cost to Lender of agreeing to make or making, funding or maintaining the Loan, then Borrowers shall from time to time, upon demand by Agent, pay to Lender, additional amounts sufficient to compensate Lender for such increased cost. A certificate as to the amount of such increased cost, submitted to Borrowers by Agent, shall be conclusive and binding on Borrowers for all purposes, absent manifest error. Lender agrees that, as promptly as practicable after it becomes aware of any circumstances referred to above which would result in any such increased cost, Lender shall, to the extent not inconsistent with such Lender's internal policies of general application, use reasonable commercial efforts to minimize costs and expenses incurred by it and payable to it by Borrowers pursuant to this Section 2.8(b).
8
Section 2.9 Sources and Uses.
The sources and uses of funds for the contemplated transaction are as described on Schedule 2.9 attached hereto. Borrowers shall deliver such information and documentation as Agent shall request to verify that the sources and uses are as indicated on Schedule 2.9. A reduction in the amounts necessary for any of the uses may, at Agent's election, shall result in an equal reduction in the amount of the Loan.
Section 2.10 Security.
The Loan and all other indebtedness and obligations under the Loan Documents shall be secured by the following (collectively, the "Collateral"): (a) the mortgaged property and other collateral as set forth in the Security Document, and (b) any other collateral or security described in this Agreement, the other Loan Documents or required by Agent or Lender in connection with the Loan.
Section 2.11 Release of Collateral.
(a) Subject to the conditions set forth in subsection (b) below, Borrowers may obtain from Agent the release (each of the following shall be referred to herein as a "Release") from the lien of the Mortgage (and the release of all other collateral exclusively relating to such Release Project, as defined below) with respect to individual Projects (any such project for which a Release is obtained being referred to herein as a "Release Project" and collectively, the "Release Projects") and the Release Project(s) shall not be included in the Collateral for any period thereafter for purposes of the Loan Documents, provided that Borrowers shall be permitted to obtain Releases under this Section 2.11 no more often than one (1) time in any six (6) month period and provided further that after each Release no less than four (4) Projects must remain subject to the Loan.
(b) Borrower may only obtain a release of a Release Project upon satisfaction of the following conditions:
(i) Any Release under this Section 2.11 shall be subject to Borrower's satisfaction of the terms and conditions of Section 2.5(b), as such terms and conditions are modified by this subsection (b), and any payments made by Borrowers to Agent for any Release shall be applied towards the partial Defeasance of the Loan as set forth herein;
(ii) The Defeasance Deposit to be paid by Borrower to Agent for such Release Project shall be an amount equal to the sum of (A), (B) and (C), as follows:
(A) the Yield Maintenance Amount, as determined by Agent, which is sufficient to Defease a portion of the principal balance of the Loan equal to the Allocated Loan Amount for the applicable Release Project;
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(B) any costs and expenses incurred or to be incurred in the purchase of U.S. Obligations necessary to meet the Scheduled Defeasance Payments (including Agent's estimate of administrative expenses and applicable federal, state or local income taxes associated with or to be incurred by the Successor Borrower during the remaining term of, and applicable to, the Loan) to Defease the applicable portion of the principal balance of the Loan as set forth herein; and
(C) any revenue, documentary stamp or intangible taxes or any other tax or charge due in connection with the Release or otherwise required to accomplish the following, all as reasonably estimated by Agent;
(iii) As of the date of the proposed Release, the Project Yield, measured solely with respect to the remaining Projects is equal to or greater than seventeen and one-tenth percent (17.1%);
(iv) As of the date of the proposed Release, the Debt Service Coverage Ratio, measured solely with respect to the remaining Projects is equal to or greater than 2.10:1.00;
(v) As of the date of the proposed Release, no Material Adverse Change has occurred (other than a Material Adverse Change related solely to the applicable Release Project(s) such that the requested Release would have the effect of curing the Material Adverse Change with respect to the remaining Projects following such Release);
(vi) As of the date of the proposed Release of any Release Project, no default or Event of Default shall have occurred and shall be continuing under any of the Loan Documents (other than a default or Event of Default related solely to the applicable Release Project(s) such that the requested Release would have the effect of curing the default or Event of Default, as applicable, with respect to the remaining Projects following such Release);
(vii) If requested by Agent, the Successor Borrower(s) and the remaining Borrowers shall executed one or more new promissory notes, substantially in the form of the Note, to separate the portion of the Loan being Defeased from the portion of the Loan not being Defeased; and
(viii) Borrower shall have paid Agent all of Agent's reasonable out-of-pocket fees and expenses, including reasonable attorneys' fees and expenses, incurred in connection with the Release.
Notwithstanding anything contained in Section 2.5(b), the Guaranty shall not be released in connection with Releases under this Section 2.11.
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ARTICLE III
INSURANCE, CONDEMNATION, AND IMPOUNDS,
Section 3.1 Insurance.
Borrowers shall maintain insurance as follows:
(a) Property. Borrowers shall keep the Projects insured against damage by fire and the other hazards covered by a standard extended coverage and "special perils" insurance policy (including a separate policy for broad form boiler and machinery coverage (without exclusion for explosion)) for the full insurable value thereof the term "full insurable value" to mean the actual replacement cost of the improvements and the personal property (without taking into account depreciation or co-insurance), and shall maintain such other casualty insurance as reasonably required by Agent, including, without limitation, ordinance or law coverage, in amounts and in form and with carrier(s) approved by Agent as of the Closing Date which carrier(s), amounts and form shall not be changed without the prior written consent of Agent which consent shall not be unreasonably withheld or delayed. Borrowers shall keep each Project insured against loss by flood if such Project is located in an area identified by the Federal Emergency Management Agency as an area having special flood hazards and in which flood insurance has been made available under the National Flood Insurance Act of 1968, the Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994 (and any successor acts thereto) in an amount at least equal to the amount approved by Agent as of the Closing Date. The proceeds of insurance paid on account of any damage or destruction to any Project shall be paid to Agent to be applied as provided in Section 3.2.
(b) Liability. Borrowers shall maintain (a) commercial general liability insurance with respect to the Projects; (b) worker's compensation insurance and employer's liability insurance covering employees at the Projects employed by Borrowers or Master Tenants (to the extent required, and in the amounts required by applicable laws); (c) business interruption insurance, including use and occupancy, rental income loss and extra expense, against all periods covered by Borrowers' property insurance; (f) builder's risk insurance, as applicable, and (g) Terrorism insurance (subject to the last sentence of this Section 3.1(b)). All of the above shall be maintained at all times during the term of the Loan with coverages, in the amounts and forms and with limits and carrier(s) approved by Agent as of the Closing Date which carrier(s), amounts, limits and form shall not be changed or reduced without the prior written consent of Agent, which shall not be unreasonably withheld or delayed. Lender and Borrowers agree that with respect to the amounts of any general and professional liability insurance to be maintained by Borrowers hereunder, Master Tenants' coverage under such insurance policy or policies shall be deemed sufficient to satisfy the requirements of this Section 3.1(b) so long as (i) policy limits of not less than $1,000,000 per occurrence and $3,000,000 aggregate per Project, with a self-insured retention no greater than $350,000 per occurrence, are maintained, unless other limits or retentions are first approved in writing by Agent, which approval shall not be unreasonably withheld or denied, and (ii) Master Tenants either (A) accrue in their financial statements reserves adequate to fund estimated losses payable by Master Tenants on account of any self-insured retentions, deductibles and other liabilities not covered by such policy or policies, and/or (B) to the extent reserves are not accrued therefor, purchase coverage from an insurer or insurers (which shall meet the criteria set forth in Section 3.1(d) below) covering the self insured retentions and/or any deductibles under the policies required hereby. Notwithstanding anything to the contrary contained herein, from and after the date hereof, insurance coverage for terrorism, terrorist acts or similar perils (collectively, "Terrorism") may be required by Agent if such coverage is (1) customarily obtained by owners of property similar to the Projects in use, character and geographic location (the Tucson, Phoenix, Walla Walla, Los Angeles or Santa Rosa metropolitan areas, as applicable), and (2) readily available at a cost which, in Agent's opinion, exercised reasonably, is commercially reasonable.
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(c) Other Insurance. Borrowers shall maintain such other insurance with respect to the Projects as reasonably required by Agent.
(d) Form and Quality. All insurance policies shall be endorsed in form and substance acceptable to Agent to name Agent as an additional insured, loss payee or mortgagee thereunder, as its interest may appear, with loss payable to Agent, without contribution, under a standard New York (or local equivalent) mortgagee clause. All such insurance policies and endorsements shall be fully paid for and contain such provisions and expiration dates and be in such form and issued by such insurance companies licensed to do business in the State where each Project is located, with a rating of "A-IX" or better as established by Best's Rating Guide (or an equivalent rating approved in writing by Agent); provided that insurance policies for surplus insurance may be issued by unrated insurance companies reasonably approved by Agent. Each policy shall provide that such policy may not be cancelled or materially changed except upon thirty (30) days' prior written notice of intention of non-renewal, cancellation or material change to Agent and that no act or thing done by Borrowers shall invalidate any policy as against Agent. Borrowers shall assign the policies or proofs of insurance to Agent, in such manner and form that Agent and its successors and assigns shall at all times have and hold the same as security for the payment of the Loan. Borrowers shall deliver copies of all original policies certified to Agent by the insurance company or authorized agent as being true copies, together with the endorsements required hereunder. The proceeds of insurance policies coming into the possession of Agent shall not be deemed trust funds, and Agent shall be entitled to apply such proceeds as herein provided. Borrowers shall not maintain any separate or additional property insurance which is contributing in the event of loss unless it is properly endorsed and otherwise satisfactory to Agent in all respects.
(e) Adjustments. Borrowers shall give immediate written notice of any loss to the insurance carrier and to Agent. Borrowers hereby irrevocably authorize and empower Agent, as attorney-in-fact for Borrowers coupled with an interest, to make proof of loss, to adjust and compromise any claim under insurance policies, to appear in and prosecute any action arising from such insurance policies, to collect and receive insurance proceeds, and to deduct therefrom Agent's expenses incurred. in the collection of such proceeds. Nothing contained in this Section 3.1, however, shall require Agent to incur any expense or take any action hereunder.
(f) Agent's Right to Purchase Insurance. In the event Borrowers fail to provide Agent with evidence of the insurance coverage required by this Agreement, Agent may purchase insurance at Borrowers' expense to protect Agent's interests in the Projects. This insurance may, but need not, protect Borrowers' interests. The coverage purchased by Agent may not pay any claim made by any Borrower or any claim that is made against any Borrower in connection with the Projects. Borrowers may later cancel any insurance purchased by Agent, but only after providing Agent with evidence that Borrowers have obtained insurance as required by this Agreement. If Agent purchases insurance for the Projects, Borrowers will be responsible for the costs of that insurance, including interest and other charges imposed by Agent in connection with the placement of the insurance, until the effective date of the cancellation or expiration of the insurance. The costs of the insurance may be added to the Loan. The costs of the insurance may be more than the cost of insurance Borrowers are able to obtain on their own.
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Section 3.2 Use and Application of Insurance Proceeds
Agent shall apply insurance proceeds to costs of restoring a Project or Projects or the Loan as follows:
(a) if a loss is less than or equal to twenty five percent (25%), of the Allocated Loan Amount shown on Schedule 3.2(a) with respect to the Project or Projects affected by such loss, Agent shall apply the insurance proceeds to restoration provided that: (i) no Event of Default exists, and (ii) Borrowers promptly commence and diligently pursues restoration of the Projects;
(b) if the loss exceeds twenty-five percent (25%) of the Allocated Loan amount with respect to the Project or Projects affected by the loss, but is not more than thirty percent (30%) of the replacement value of the affected improvements (for projects containing multiple phases or stand alone structures, such calculation to be based on the damaged phase or structure, not the Project or Projects as a whole), Agent shall apply the insurance proceeds to restoration provided that at all times during such restoration: (i) no Event of Default exists; (ii) Agent determines that there are sufficient funds available to restore and repair the Projects to a condition approved by Agent; (iii) Agent determines that the Net Operating Income of the Projects during restoration plus the collectible proceeds of business interruption insurance will be sufficient to pay Debt Service; (iv) Agent determines that restoration and repair of the affected Project or Projects to a condition approved by Agent will be completed within six months after the elate of loss or casualty and in any event ninety (90) days prior to the Maturity Date; and (v) Borrowers promptly commence and are diligently pursuing restoration of the affected Project or Projects; or
(c) if the conditions set forth above are not satisfied or the loss exceeds the maximum amount specified in Subsections (b) above, in Agent's sole discretion, Agent may apply any insurance proceeds it may receive to the payment of the Loan or allow all or a portion of such proceeds to be used for the restoration of the affected Project or Projects.
Insurance proceeds applied to restoration will be disbursed on receipt of satisfactory plans and specifications, contracts and subcontracts, schedules, budgets, lien waivers and architects' certificates, and otherwise in accordance with prudent commercial construction lending practices for construction loan advances, including, as applicable, the advance conditions under Part D of Schedule 2.1 with respect to disbursement of insurance proceeds.
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Section 3.3 Condemnation Awards.
Borrowers shall immediately notify Agent of the institution of any proceeding for the condemnation or other taking of any Project or any portion thereof. Agent may participate in any such proceeding and Borrowers will deliver to Agent all instruments necessary or required by Agent to permit such participation. Without Agent's prior consent, Borrowers (a) shall not agree to any compensation or award, and (b) shall not take any action or fail to take any action which would cause the compensation to be determined. All awards and compensation for the taking or purchase in lieu of condemnation of the Projects or any part thereof are hereby assigned to and shall be paid to Agent. Borrowers authorize Agent to collect and receive such awards and compensation, to give proper receipts and acquittances therefor, and in Agent's sole discretion, (a) to apply the same (after deduction of Lender's reasonable costs and expenses, if any in collecting the same) toward the payment of the Loan in such order and manner as Agent may elect, notwithstanding that the Loan may not then be due and payable, or (b) to make the same available to Borrowers for the restoration or repair of the Projects. If the net proceeds of the condemnation award are made available to Borrower for restoration or repair, such proceeds shall be disbursed upon satisfaction of and in accordance with the terms and conditions set forth in Section 3.2. Borrowers, upon request by Agent, shall execute all instruments requested to confirm the assignment of the awards and compensation to Agent, free and clear of all liens, charges or encumbrances.
Section 3.4 Insurance Impounds.
Borrowers shall deposit with Agent, monthly, a sum of money (the "Insurance Impound") equal to one-twelfth (1/12 th ) of the annual charges for insurance premiums relating to the insurance coverages required by this Agreement. At or before the initial advance of the Loan, Borrowers shall deposit with Agent a sum of money which together with the monthly installments will be sufficient to make each of such payments thirty (30) days prior to the date any delinquency or penalty becomes due with respect to such payments and maintain a reserve equal to approximately 1 / 6 of the annual charges in Agent's sole but reasonable estimation. Deposits shall be made on the basis of Agent's estimate from time to time of the charges for the current year. All funds so deposited shall be held by Agent. These sums may be commingled with the general funds of Agent, and shall not be deemed to be held in trust for the benefit of Borrowers. So long as no Event of Default exists hereunder, Agent shall credit for Borrowers' account interest on such funds held by Agent from time to time at the money market account rate announced from time to time by the Northern Trust Company or any other national banking association selected by Agent in its sole discretion (the "Money Market Rate"). All interest paid on such funds shall be deemed to be a part of the Insurance impound and shall be applied in accordance with this Section 3.4. Borrowers hereby grant to Agent for the benefit of Lender and Agent a security interest in all funds so deposited with Agent for the purpose of securing the Loan. While an Event of Default exists, the funds deposited may be applied in payment of the charges for which such funds have been deposited, or to the payment of the Loan or any other charges affecting the security of Agent, as Agent may elect, but no such application shall be deemed to have been made by operation of law or otherwise until actually made by Agent. Borrowers shall furnish Agent with bills for the charges for which such deposits are required at least thirty (30) days prior to the date on which the charges first become payable. If at any time the amount on deposit with Agent, together with amounts to be deposited by Borrowers before such charges are payable is insufficient to pay such charges and maintain a reserve equal to approximately 1 / 6 of the annual charges in Agent's sole but reasonable estimation, Borrowers shall deposit any deficiency with Agent immediately upon demand. Agent shall pay such charges when the amount on deposit with Agent is sufficient to pay such charges and maintain such reserve and Agent has received a bill for such charges. Notwithstanding the foregoing to the contrary, so long as no Event of Default is continuing, this Section 3.4 shall not apply.
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Section 3.5 Real Estate Tax Impounds.
Borrowers shall deposit with Agent, monthly, a sum of money (the "Tax Impound") equal to one-twelfth (1/12th) of the annual charges for real estate taxes, assessments, franchise taxes and changes, impositions and other charges and obligations relating to the Projects (collectively, the "Taxes"). At or before the initial advance of the Loan, Borrowers shall deposit with Agent a sum of money which together with the monthly installments will be sufficient to make each of such payments thirty (30) days prior to the date any delinquency or penalty becomes due with respect to such payments and maintain a reserve equal to approximately 1 / 6 of the annual taxes, assessments and charges in Agent's sole but reasonable estimation. Deposits shall be made on the basis of Agent's estimate from time to time of the charges for the current year (after giving effect to any reassessment or, at Agent's election, on the basis of the charges for the prior year, with adjustments when the charges are fixed for the then current year). All funds so deposited shall be held by Agent. These sums may be commingled with Agent's general funds and shall not be deemed to be held in trust for the benefit of Borrowers. So long as no Event of Default exists hereunder, Agent shall credit for Borrowers' account interest on such funds held by Agent from time to time at the Money Market Rate. All interest paid on such funds shall be deemed to be a part of the Tax Impound and shall be applied in accordance with this Section 3.5. Borrowers hereby grant to Agent for the benefit of Lender and Agent a security interest in all funds so deposited with Agent for the purpose of securing the Loan. While an Event of Default exists, the funds deposited may be applied in payment of the charges for which such funds have been deposited, or to the payment of the Loan or any other charges affecting the security of Agent, as Agent may elect, but no such application shall be deemed to have been made by operation of law or otherwise until actually made by Agent. Borrowers shall furnish Agent with bills for the charges for which such deposits are required at least thirty (30) days prior to the date on which the charges first become payable. If at any time the amount on deposit with Agent, together with amounts to be deposited by Borrowers before such charges are payable, is insufficient to pay such charges and maintain a reserve equal to approximately 1 / 6 of the annual taxes, assessments and charges in Agent's sole but reasonable estimation, Borrowers shall deposit any deficiency with Agent immediately upon demand. Agent shall pay such charges when the amount on deposit with Agent is sufficient to pay such charges and maintain such reserve and Agent has received a bill for such charges. The obligation of Borrowers to pay the Taxes, as set forth in the Security Documents, is not affected or modified by the provision of this paragraph.
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Section 3.6 Replacement Reserves.
(a) Deposits. At the time of and in addition to the monthly installment of interest and, principal due under the Note and this Loan Agreement, Borrowers shall pay to Agent an amount equal to the product of Thirty Dollars ($30) multiplied by the number of skilled nursing beds and assisted living units in the Projects (the "Replacement Deposit"). Provided no Event of Default hereunder or under any of the other Loan Documents has occurred and is continuing, Agent shall credit for Borrowers' account interest on the sum of the Replacement Deposit held by Agent from time to time, which interest shall accrue monthly at the Money Market Rate. The undisbursed amount of the Replacement Deposit and any interest earned thereon is hereinafter referred to as the "Replacement Reserve". Borrowers hereby grant to Agent for the benefit of Lender and Agent a security interest in the Replacement Reserve for the purpose of securing the Loan. On the Maturity Date, the monies then remaining on deposit with Agent shall, at Agent's option, be applied against the Indebtedness or if no Potential Default is continuing, returned to Borrowers. The Replacement Reserve may be commingled with the general funds of the Agent, and these sums shall not be deemed to be held in trust for the benefit of Borrowers.
(b) Disbursements. So long as no Event of Default hereunder or under any of the other Loan Documents has occurred and is continuing, Borrowers may request, from time to time, Agent to disburse funds from the Replacement Reserve (which request will include a reasonably detailed description of the capital expenditures at the Projects which Borrowers intend to pay for with such funds), which request shall not be unreasonably denied by Agent. If requested by Agent, each disbursement request will be accompanied by copies of invoices, lien waivers and other evidence reasonably required by Agent.
If an Event of Default occurs, Agent shall have the right to apply all or any portion of the Replacement Reserve to the obligations evidenced by the Loan Documents in such order as Agent in its sole discretion determines.
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Section 4.1 Representations and Warranties on Leases.
Borrowers represent and warrant to Agent with respect to Leases of the Projects that: (a) the rent roll separately delivered to Agent at or prior to Closing is true and correct as of the date hereof, and the Leases are valid and in and full force and effect; (b) the Leases (including amendments) are in writing, and there are no oral agreements with respect thereto; (c) the copies of the Master Leases delivered to Agent are true and complete; (d) no Borrower has any knowledge of any notice of termination or default with respect to any Master Lease or any other non-residential Lease; (e) no Borrower has assigned or pledged any of the Leases, the rents or any interests therein, except to Agent; (f) no tenant or other party has an option to purchase all or any portion of the Projects; (g) no Master Tenant has the right to terminate its Lease prior to expiration of the stated term of such Master Lease (unless due to casualty or condemnation of the Project); and (i) no tenant has prepaid more than one month's rent in advance (except for bona fide security deposits not in excess of an amount equal to two month's rent).
Section 4.2 Approval Rights.
(a) Borrowers shall not and shall not permit any Master Tenant to, without Agent's prior written consent, enter into or amend (in any material respect) any Lease or other rental or occupancy agreement or concession agreement with respect to a Project except as expressly permitted hereunder.
(b) Borrowers shall have the right to enter into or to permit any Master Tenant to, amend and/or modify non-residential Leases without Agent's consent provided (i) the economic terms of the Lease conform to those of the market, (ii) the form of the nonresidential Lease is that of the standard lease form approved by Agent, with no material modifications, (iii) the initial term is not longer than five (5) years, and (iv) the leased premises are not greater than 15% of the square footage of the applicable Project.
(c) Borrower and any Master Tenant shall have the right to enter into or amend any residential Lease which has a term of no more than one (1) year and all such residential Leases shall be at market rates on the form previously approved by Agent without any material modifications.
Section 4.3 Covenants.
Borrowers shall or shall cause Master Tenants to: (a) perform the obligations which any Borrower or Master Tenant is required to perform under the Leases; (b) enforce the material obligations to be performed by the tenants under the Leases; (c) promptly furnish to Agent any notice of default or termination received by any Borrower or Master Tenant from any non-residential tenant, and any notice of default or termination given by any Borrower or Master tenant to any non-residential tenant; (d) not collect, without Agent's prior written consent, any rents for more than one month in advance of the time when the same shall become due, except for bona fide security deposits not in excess of an amount equal to two months rent; (e) not enter, without Agent's prior written consent, into any ground lease or master lease (other than the Master Leases) of any part of the Projects; (f) not further assign or encumber any Lease; (g) not, except with Agent's prior written consent, cancel or accept surrender or termination of any non-residential Lease; and (h) not, except with Agent's prior written consent, modify or amend any non-residential Lease, and any action in violation of clauses (e), (f), (g), and (h) of this Section 4.3 shall be void at the election of Agent. Borrowers will not suffer or permit any breach or default to occur in any of any Borrower's or Master Tenant's obligations under any of the Leases nor suffer or permit the same to terminate by reason of any failure of any Borrower to meet any requirement of any Lease.
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Section 4.4 Tenant Estoppels.
At Agent's request, Borrowers shall obtain and furnish to Agent, written estoppels in form and substance satisfactory to Agent, executed by each Master Tenant and by each tenant under other non-residential Leases in the Projects and confirming the term, rent, and other provisions and matters relating to the Leases.
Section 4.5 Security Deposits
(a) Existence of Security Deposits. None of any Borrower nor any Master Tenant has collected or is in receipt of any security deposit from any tenant of any Project, except as described on the rent rolls previously provided to Agent at or prior to closing. Borrowers and/or Master Tenants, as applicable shall hold, in trust, all tenant security deposits in a segregated account, and, to the extent required by applicable law, shall not commingle any such funds with any other funds of Borrowers or Master Tenants, as applicable.
(b) Lien on Security Deposits. Borrowers or Master Tenants shall at all times have on deposit with Agent, as cash collateral for the Loan and all amounts payable under the Loan Documents, an amount of cash equal to the aggregate amount of security deposits which are or may become refundable to tenants of the Projects from time to time. Agent agrees to allow Borrowers or Master Tenants, if applicable, to use such funds solely to repay such amounts to tenants of the Projects, as and when the same are due; provided Agent may, but shall not be obligated to, pay such amounts directly to the tenants upon Agent's receipt of evidence reasonably satisfactory to Agent that such amounts are due; and provided further, upon payment in full of the Loan and all other amounts due Agent under the Loan Documents, Agent shall pay any remaining amounts on deposit with Agent pursuant to this Section 4.5(b) to Borrower or Master Tenants, if applicable. Agent shall not be obligated to pay Borrowers or any Master Tenant, if applicable, interest on any amounts on deposit with Agent pursuant to this Section 4.5(b).
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ARTICLE V
REPRESENTATIONS AND WARRANTIES
Borrowers represents and warrants to Agent that:
Section 5.1 Organization and Power.
Each Borrower and each Guarantor (other than a natural person) is duly organized, validly existing and in good standing under the laws of the state of its formation or existence, and is in compliance with legal requirements applicable to doing business in the state of its formation. Each Borrower and each Guarantor (other than a natural person and to the extent required by law) is in good standing under the laws of and is in compliance with legal requirements applicable to doing business in the state where each Project is located. No Borrower is a "foreign person" within the meaning of § 1445(f)(3) of the Internal Revenue Code.
Section 5.2 Members.
Guarantor. Guarantor is a corporation duly organized, validly existing and in good standing under the laws of the State of Delaware with its principal place of business at 27101 Puerta Real, Suite 450, Mission Viejo, California 92691. Guarantor is the sole managing member of each Borrower and owns one hundred percent (100%) of the membership interests in each Borrower free and clear of all liens, claims, and encumbrances. Guarantor has full right, power and authority to execute the Loan Documents on its own behalf and on behalf of each Borrower.
Section 5.3 Borrowers' Operating Agreement.
A true and complete copy of the operating agreement creating each Borrower and any and all amendments thereto (collectively, the "Operating Agreement") have been furnished to Agent. The Operating Agreement constitutes the entire agreement among the members of each Borrower and is binding upon and enforceable against each of the members in accordance with its terms. There are no other agreements, oral or written, among any of the members relating to any Borrower. No breach exists under the Operating Agreement and no condition exists which, with the giving of notice or the passage of time would constitute a breach under the Operating Agreement.
Section 5.4 Corporate Documents.
A true and complete copy of the articles of incorporation and by-laws of Guarantor and all other documents creating and governing Guarantor (collectively, the "Incorporation Documents") have been furnished to Agent. There are no other agreements, oral or written, among any of the shareholders of Guarantor relating to Guarantor. The Incorporation Documents were duly executed and delivered, are in full force and effect, and binding upon and enforceable in accordance with their terms. The Incorporation Documents constitute the entire understanding among the shareholders of Guarantor. No breach exists under the Incorporation Documents and no act has occurred and no condition exists which, with the giving of notice or the passage of time would constitute a breach under the Incorporation Documents.
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Section 5.5 Validity of Loan Documents.
The execution, delivery and performance by Borrowers and each Guarantor of the Loan Documents: (a) are duly authorized and do not require the consent or approval of any other party or governmental authority which has not been obtained; and (b) will not violate any law or result in the imposition of any lien, charge or encumbrance upon the assets of any such party, except as contemplated by the Loan Documents. The Loan Documents constitute the legal, valid and binding obligations of Borrowers and each Guarantor, enforceable in accordance with their respective terms, subject to applicable bankruptcy, insolvency, or similar laws generally affecting the enforcement of creditors' rights.
Section 5.6 Liabilities; Litigation.
(a) The financial statements delivered by Borrowers, each Guarantor and, Master Tenants are true and correct with no significant change since the date of preparation. Except as disclosed in such financial statements, there are no liabilities (fixed or contingent) affecting any Project, any Borrower, Guarantor or any Master Tenant. Except as disclosed in such financial statements or on Schedule 5.6, there is no litigation, administrative proceeding, investigation or other legal action (including any proceeding under any state or federal bankruptcy or insolvency law) pending or, to the knowledge of any Borrower, threatened, against any Project, any Borrower, Guarantor or any Master Tenant which if adversely determined could have a material adverse effect on such party, any Project or the Loan.
(b) Neither any Borrower nor Guarantor nor any Master Tenant is contemplating either the filing of a petition by it under state or federal bankruptcy or insolvency laws or the liquidation of all or a major portion of its assets or property, and neither any Borrower nor Guarantor nor any Master Tenant has knowledge of any Person contemplating the filing of any such petition against it.
Section 5.7 Taxes and Assessments.
There are no unpaid or outstanding real estate or other taxes or, assessments on or against the Projects or any part thereof, except general real estate taxes not due or payable. Copies of the current general real estate tax bills, with respect to the Projects have been delivered to Agent. Each Project is comprised of one or more parcels, each of which constitutes a separate tax lot and none of which constitutes a portion of any other tax lot. There are no pending or, to Borrowers' best knowledge, proposed, special or other assessments for public improvements or otherwise affecting any Project, nor are there any contemplated improvements to any Project that may result in such special or other assessments.
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Section 5.8 Other Agreements; Defaults.
Neither any Borrower nor Guarantor nor any Master Tenant is a party to any agreement or instrument or subject to any court order, injunction, permit, or restriction, which might adversely affect any Project or the business, operations, or condition (financial or otherwise) of any Borrower or Guarantor or any Master Tenant. Neither any Borrower nor Guarantor nor any Master Tenant is in violation of any agreement which violation would have an adverse effect on any Project, any Borrower, Guarantor or any Master Tenant or any Borrower's or Guarantor's or any Master Tenant business, properties, or assets, operations or condition, financial or otherwise.
Section 5.9 Compliance with Law.
Each Borrower, Guarantor and each Master Tenant has all requisite licenses, permits, franchises, qualifications, certificates of occupancy or other governmental authorizations to own, lease, and operate the Projects and carry on its business, and each Project is in compliance, in all material respects, with all applicable legal requirements and is free of structural defects, and all building systems contained therein are in good working order, subject to ordinary wear and tear. No Project constitutes, in whole or in part, a legally non-conforming use under applicable legal requirements.
Section 5.10 Condemnation.
To Borrower's knowledge, as of the date hereof, no condemnation is pending nor has any condemnation been threatened with respect to all or any portion of the Project.
Section 5.11 Access.
Each Project has adequate rights of access to public ways and is served by adequate water, sewer, sanitary sewer and storm drain facilities. All public utilities necessary or convenient to the full use and enjoyment of each Project are located in the public right-of-way abutting the applicable Project, and all such utilities are connected so as to serve such Project without passing over other property, except to the extent such other property is subject to a perpetual easement for such utility benefiting such Protect. All roads necessary for the full utilization of each Project for its current purpose have been completed and dedicated to public use and accepted by all governmental authorities.
Section 5.12 Flood Hazard.
No Project is situated in an area designated as having special flood hazards as defined by the Flood Disaster Protection Act of 1973, as amended, or as a wetlands by any governmental entity having jurisdiction over any Project.
Section 5.13 Property.
A fee in each Project is, or contemporaneously with the initial funding of the Loan will be, owned by the respective Borrower free and clear of all liens, claims, encumbrances, covenants, conditions and restrictions, security interests and claims of others, except only such exceptions to title as have been approved by Agent. To the best of Borrowers' knowledge, the Projects are in compliance with all zoning requirements, building codes, subdivision improvement agreements, declarations, ground leases, and all covenants, conditions and restrictions of record. Except as set forth in the exceptions to title approved by Agent, the zoning and subdivision approval of the Projects and the right and ability to, use or operate the Projects are not in any way dependent on or related to any real estate other than the Properties where the same are to be made. Except as previously disclosed to Agent in writing, to the best of Borrowers' knowledge, as of the date hereof, (i) there are no, nor are there any alleged or asserted, violations of law, regulations, ordinances, codes, permits, licenses, declarations, ground leases, covenants, conditions, or restrictions of record, or other agreements relating to the Projects, or any part thereof, (ii) the Projects are in good condition and repair with no deferred maintenance and are free from damage caused by fire or other casualty, (iii) there is no latent or patent structural or other significant defect or deficiency in the Projects, (iv) design and as-built conditions of the Projects are such that no drainage or surface or other water will drain across or rest upon either the Project or land of others except in areas designated for such purpose and for which a benefiting or burdening easement has been established, and (v) none of the Improvements on the Projects create an encroachment over, across or upon any of the Projects' boundary lines, rights of way or easements, and no buildings or other improvements on adjoining land create such an encroachment.
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Section 5.14 Location of Borrowers.
Each Borrower's principal place of business and chief executive offices are located at the address stated in Section 10.1.
Section 5.15 Margin Stock.
No part of proceeds of the Loan will be used for purchasing or acquiring any "margin stock" within the meaning of Regulations T, U or X of the Board of Governors of the Federal Reserve System.
Section 5.16 Tax Filings.
Each Borrower and each Guarantor have filed (or have obtained effective extensions for filing) all federal, state and local tax returns required to be filed and have paid or made adequate provision for the payment of all federal, state and local taxes, charges and assessments payable by each Borrower and each Guarantor, respectively.
Section 5.17 Solvency.
After giving effect to the Loan, the fair saleable value of each Borrower's assets exceeds and will, immediately following the making of the Loan, exceed any Borrower's total liabilities, including, without limitation, subordinated, unliquidated, disputed and contingent liabilities. The fair saleable value of each Borrower's assets is and will, immediately following the making of the Loan, be greater than such Borrower's probable liabilities, including the maximum amount of its contingent liabilities on its Debts as such Debts become absolute and matured, no Borrower's assets constitute and, immediately following the making of the Loan will not constitute, unreasonably small capital to carry out its business as conducted or as proposed to be conducted. No Borrower intends to, nor believes that it will, incur Debts and liabilities (including contingent liabilities and other commitments) beyond its ability to pay such Debts as they mature (taking into account the timing and amounts of cash to be received by such Borrower and the amounts to be payable on or in respect of obligations of such Borrower).
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Section 5.18 Full and Accurate Disclosure.
No statement of fact made by or on behalf of any Borrower or Guarantor or any Master Tenant in this Agreement or in any of the other Loan Documents contains any untrue statement of a material fact or omits to state any material fact necessary to make statements contained herein or therein not misleading. There is no fact presently known to any Borrower which has not been disclosed to Agent which adversely affects, nor as far as any Borrower can foresee, might adversely affect, any Project or the business, operations or condition (financial or otherwise) of any Borrower or Guarantor.
Section 5.19 Single Purpose Entity.
Each Borrower is and has at all times since its formation been a Single Purpose Entity.
Section 5.20 No Broker.
No brokerage commission or finder's fee is owing to any broker or finder arising out of any actions or activity of any Borrower in connection with the Loan.
Section 5.21 Reserved
Section 5.22 Labor Disputes.
To the best of each Borrower's knowledge, there are no strikes, boycotts, or labor disputes which could reasonably be anticipated to have a material adverse effect on the operation of any Project.
Section 5.23 Employees.
Employees. No Borrower has any employees.
Section 5.24 ERISA (Borrower).
(a) No Borrower is an "employee benefit plan" as defined in Section 3(3) of ERISA, or a "governmental plan" within the meaning of Section 3(32) of ERISA; (b) Borrowers are not subject to state statutes regulating investments and fiduciary obligations with respect to governmental plans; (c) the assets of the Borrowers do not constitute "plan assets" of one or more plans within the meaning of 29 C.F.R. Section 2510.3-101; and (d) one or more of the following circumstances is true: (i) Equity interests in Borrowers are publicly offered securities, within the meaning of 29 C.F.R. Section 2510.3-101(b)(2) or are securities issued by an investment company registered under the Investment Company Act of 1940; (ii) Less than twenty-five percent (25%) of the value of any class of equity interests in Borrower are held by "benefit plan investors" within the meaning of 29 C.F.R. Section 2510.3-101(f)(2); or (iii) Borrowers each qualify as an "operating company", a "venture capital operating company", or a "real estate operating company" within the meaning of 29 C.F.R. Section 2510.3-101(c), (d) or (e). Borrowers shall deliver to Agent such certifications and/or other evidence periodically requested by Agent, in its reasonable discretion, to verify these representations and warranties. Failure to deliver these certifications or evidence, breach of these representations and warranties, or consummation of any transaction which would cause the Loan Documents or any exercise of Agent's or Lender's rights under the Loan Documents to (1) constitute a non-exempt prohibited transaction under ERISA or (2) violate ERISA or any state statute regulating governmental plans (collectively, a "Violation"), which failure continues for thirty (30) days after written notice, shall be an Event of Default. Notwithstanding anything in the Loan Documents to the contrary, no sale, assignment, or transfer of any direct or indirect right, title, or interest in Borrowers or the Projects (including creation of a junior lien, encumbrance or leasehold interest) shall be permitted which would negate Borrowers' representations in this section or cause a Violation. At least Fifteen (15) days before consummation of any of the foregoing, Borrowers shall obtain from the proposed transferee or lienholder (1) a certification to Agent that the representations and warranties of this subparagraph will be true after consummation and (2) an agreement to comply with this section.
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Section 5.25 Intellectual Property.
Except as set forth on Exhibit B, Borrowers have no interest in any trademarks, copyrights, patents or other intellectual property with respect to the Projects.
Section 5.26 Anti-Terrorism and Anti-Money Laundering Compliance.
(a) Compliance with, Anti-Terrorism Laws. Borrowers represent, warrant to Agent that they are not, and, after making due inquiry, that no Person who owns a controlling interest in or otherwise controls Borrowers is, (i) listed on the Specially Designated Nationals and Blocked Persons List (the "SDN List") maintained by the Office of Foreign Assets Control ("OFAC"), Department of the Treasury, and/or on any other similar list ("Other Lists" and, collectively with the SDN List, the "Lists") maintained by the OFAC pursuant to any authorizing statute, Executive Order or regulation (collectively, "OFAC Laws and Regulations"); or (ii) a Person (a "Designated Person") either (A) included within the term "designated national" as defined in the Cuban Assets Control Regulations, 31 C.F.R. Part 515, or (B) designated under Sections 1(a), l(b), l(c) or 1(d) of Executive Order No. 13224, 66 Fed. Reg. 49079 (published September 25, 2001) or similarly designated under any related enabling legislation or any other similar Executive Orders (collectively, the "Executive Orders"). The OFAC Laws and Regulations and the Executive Orders are collectively referred to in this Amendment as the "Anti-Terrorism Laws". Borrowers represent and warrant that they require, and have taken reasonable measures to ensure compliance with, the requirement, that no Person who owns any other direct interest in Borrowers is or shall be listed on any of the Lists or is or shall be a Designated Person. This Section 5.25 shall not apply to any Person to the extent that such Person's interest in the Borrowers is through a U.S. Publicly-Traded Entity. As used in this Agreement, "U.S. Publicly-Traded Entity" means a Person (other than an individual) whose securities are listed on a national securities exchange, or quoted on an automated quotation system, in the United States, or a wholly-owned subsidiary of such a Person.
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(b) Funds Invested in Borrowers. Borrowers represent and warrant that they have taken reasonable measures appropriate to the circumstances (and in any event as required by law), with respect to each holder of a direct or indirect interest in any Borrower, to assure that funds invested by such holders in Borrowers are derived from legal sources ("Anti-Money Laundering Measures"). The Anti-Money Laundering Measures have been undertaken in accordance with the Bank Secrecy Act, 31 U.S.C. §§ 5311 et seq. ("BSA"), and all applicable laws, regulations and government guidance on BSA compliance and on the prevention and detection of money laundering violations under 18 U.S.C. §§ 1956 and 1957 (collectively with the BSA, "Anti-Money Laundering Laws").
(c) No Violation of Anti-Money Laundering Laws. Borrowers represent and warrant to Agent, to its actual knowledge after making due inquiry, that neither Borrowers nor any holder of a direct or indirect interest in any Borrower (i) is under investigation by any governmental authority for, or has been charged with, or convicted of, money laundering under 18 U.S.C. §§ 1956 and 1957, drug trafficking, terrorist-related activities or other money laundering predicate crimes, or any violation of the BSA, (ii) has been assessed civil penalties under any Anti-Money Laundering Laws, or (iii) has had any of its funds seized or forfeited in an action under any Anti-Money Laundering Laws.
(d) Borrower Compliance with Anti-Money Laundering Laws. Borrowers represent, warrant to Agent that they have taken reasonable measures appropriate to the circumstances (in any event as required by law), to ensure that Borrowers are in compliance with all current and future Anti-Money Laundering Laws and laws, regulations and government guidance for the prevention of terrorism, terrorist financing and drug trafficking.
Section 5.27 Master Lease.
A true, correct and complete copy of each Master Lease, together with all amendments thereto, has been delivered to Agent; and each Master Lease, and all amendments thereto is in full force and effect as of the Closing Date.
Section 5.28 Property Management.
Each Project is managed by the applicable Master Tenant, and there is no agreement in place between any Borrowers or any Master Tenant with a third party for the provision of management services at any Project.
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ARTICLE VI
FINANCIAL REPORTING NOTICES
Section 6.1 Financial Statements.
Borrowers shall furnish to Agent and shall cause the Loan Parties to furnish to Agent such financial statements and other financial Information as Agent may from time to time request. All such financial statements shall show all material contingent liabilities and shall accurately and fairly present the results of operations and the financial condition of Borrowers at the dates and for the period indicated and shall be sufficient to permit Agent to calculate and/or verify Borrowers' calculation of Net Operating Income. Without limitation of the foregoing, Borrowers shall furnish to Agent and shall cause Loan Parties and Master Tenants to furnish to Agent the following statements:
(a) Monthly Reports.
(i) Borrowers shall deliver or cause to be delivered to Agent on or prior to the twenty-fifth (25th) day of each fiscal month used by Master Tenants and/or Borrowers in preparing financial reports (each, a "fiscal month") the following reports in respect of the Projects:
(A) Statements of the operations of the Projects (including a current occupancy report by financial class and operating statement) as of the last day of the immediately preceding fiscal month;
(B) For the preceding fiscal month and fiscal year-to-date (i) a cash summary detailing all cash activity and reconciling beginning and end cash balances, and (ii) for Borrowers and Master Tenants, aged accounts receivable and accounts payable;
(C) Statements of Net Operating Income.
(ii) Upon request by Agent, Borrowers shall deliver or cause to be delivered to Agent the following (together with the foregoing, such reports are hereinafter collectively referred to as the "Monthly Reports"):
(A) A true, correct and complete copy of the check register showing all paid invoices, indicating date paid, amount paid and check number; and
(B) Evidence of the timely payment of all taxes and insurance premiums not paid from the Insurance Impound or Tax Impound.
(iii) The Monthly Reports shall (a) be certified by the chief financial representative of Borrowers as true, correct and complete, (b) be derived from the books and records maintained by Borrowers and/or /Master Tenants at the Projects or the Borrowers' principal office in Mission Viejo, California, and (c) be accompanied with copies of supporting documentation to the extent that Agent shall request.
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(iv) Each financial statement, report or other information required to be delivered or caused to be delivered by Borrowers and/or Master Tenants to Agent under this Agreement and required hereunder to be certified by the chief financial representative of Borrowers shall also certify that: (a) all of the covenants set forth in Article VII are fully performed and (b) the representations and warranties set forth in the this Loan Agreement, the Security Documents and in the other Loan Documents are and remain true, correct and complete except as disclosed in writing in the certificate. Each financial statement, report or other information required to be delivered by Borrowers to Agent under this Agreement shall show all material contingent liabilities, shall be prepared in accordance with sound accounting practices and shall accurately and fairly present the results of operations and the financial condition of the person(s) referred to therein as of the dates and for the period indicated.
(b) Annual Statements. Within ninety (90) days after the end of each fiscal year, Borrowers shall deliver or cause to be delivered to Agent a balance sheet and financial statements of each Borrower, Guarantor and Master Tenant, which shall show, if Agent requests, each Guarantor's other real estate holdings, including income and expenses, debt service requirements and occupancy and Borrowers, certified as true and correct in all respects, and prepared in accordance with sound accounting practices and fairly presenting the financial condition(s) of the person(s) referred to therein as of the date(s) indicated.
Section 6.2 Audits.
If Borrowers fail to furnish or cause to be furnished promptly any report required by Section 6.1, or if Agent reasonably deems such reports to be unacceptable or unreliable, Agent may elect (in addition to exercising any other right and remedy) to conduct an audit of all books and records of Borrowers, and Loan Parties and Master Tenants which in any way pertain to the projects and to prepare such reports. Such audit shall be made and such reports shall be prepared by an independent firm of certified public accountants to be selected by Agent or another auditor of Agent's choice (which may be an affiliate of Agent). Borrowers shall pay all reasonable expenses of the audit and other services, which expenses shall be immediately due and payable with interest thereon at the Default Rate.
Section 6.3 Books and Records/Audits.
Borrowers shall keep and maintain or cause to be kept and maintained at all times at the Projects or at the Borrower's principal office in Mission Viejo, California, or such other place as Agent may approve in writing, complete and accurate books of accounts and records adequate to reflect the results of the operation, of the Projects and to provide the financial statements required to be provided to Agent pursuant to Section 6.1 above and copies of all written contracts, correspondence, reports of Agent's independent consultant, if any, and other documents affecting the Projects. Agent and its designated agents shall have the right to inspect and copy any of the foregoing. Additionally, Agent may audit and determine, in Agent's sole and absolute discretion, the accuracy of Borrowers' records and computations. The costs and expenses of the audit shall be paid by Borrowers if the audit discloses a monetary variance in any financial information or computation equal to or greater than the greater of: (i) five percent (5%); or (ii) Five Thousand and No/100 Dollars ($5,000.00) more than any computation submitted by Borrowers.
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Section 6.4 Notice of Litigation or Default.
Borrowers shall promptly provide Agent with:
(a) written notice of any litigation, arbitration, or other proceeding or governmental investigation (including any survey results or inspection reports from any Governmental Authority) pending or, to any Borrower's or Guarantor's knowledge, threatened against or relating to any Borrower, Guarantor, Project or Master Tenant (but with respect to matters affecting only Guarantor, only such matters which could reasonably be expected to have a material adverse effect on the financial condition of such Person and with respect to matters affecting only Master Tenant, only such matters which pertain to a Project or which could reasonably be expected to have a material adverse effect on Master Tenant's financial condition), or any Project; provided, that with respect to any such litigation, arbitration or other proceeding relating solely to a monetary claim of less than $10,000, Borrowers shall not be required to provide notice (written or otherwise) of such claim in accordance with the terms of this Section 6.4.
(b) a copy of all notices of default and violations of laws, regulations, codes, ordinances and the like received by any Borrower, Guarantor or Master Tenant relating to (i) Guarantor, if potentially material to the business operations of such Guarantor or (ii) any Borrower, the Collateral or the Projects; and
(c) a copy of all notices sent to or received from any Master Tenant under any Master Lease.
Section 6.5 Bank Accounts.
Borrower shall, and shall cause the Master Tenants to, provide Agent with the following information with respect to each of the accounts from which payments will be made to Agent pursuant to the Loan Documents: (i) bank name; (ii) bank's ABA number; (iii) bank account number; and (iv) the name in which the bank account is held.
Each Borrower covenants and agrees with Agent as follows:
Section 7.1 Inspection.
Subject to the rights of tenants under the Leases, Agent and its authorized agents may enter upon and inspect the Projects at all reasonable times upon notice given orally or in writing to Borrowers.
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Section 7.2 Due on Sale and Encumbrance, Transfers of Interests.
(a) Except as permitted hereby, without the prior written consent of Agent, no Borrower nor any other Person having a direct or indirect ownership or beneficial interest in any Borrower shall
(i) create, or permit the creation of, any new direct or indirect ownership interest in any Borrower, or
(ii) transfer, or permit the transfer of (A) all or any part of the Projects, or any interest therein (other than Leases permitted hereunder), or (B) any direct or indirect ownership interest in any Borrower (including any interest in the profits, losses or cash distributions in any way relating to the Projects, any Borrower or Guarantor), or
(iii) encumber, alienate, grant a Lien or grant any other interest in any Project or any part thereof (other than Leases, easements or other restrictions permitted hereunder) or take or fail to take any other action which would result in a Lien against the Projects or the interest of any Borrower in any Project or any ownership interest in any Borrower, whether voluntarily or involuntarily except Liens in favor of Agent for the benefit of Lender and Agent, or
(iv) enter into any easement or other agreement granting rights in or restricting the use or development of any Project (provided that Agent's consent thereto shall not be unreasonably withheld or delayed), or
(v) permit a Change in Control (as defined below) of the Guarantor.
(b) Notwithstanding the foregoing or any other provision of this Agreement or the Loan Documents to the contrary, nothing contained herein or in any of the Loan Documents shall prevent the transfer of an ownership interest in Guarantor as a result of or in connection with any of the following:
(i) Private Placements. Any sale, conveyance, transfer or new issuance of equity or other interests in Guarantor to a third Person (as defined below), which third Person must be reasonably acceptable to Agent, in a bona fide arm's-length transaction as part of the current and ongoing capitalization of Guarantor, which does not result in a Change in Control, so long as (a) Guarantor provides written notice of any such transaction to Agent (which notice shall include the name of the purchaser and the percentage of ownership purchased), (b) the proceeds of such transaction are used only for proper corporate purposes, and (c) the then-current officers and a majority of the then-current directors remain as officers and directors of Guarantor or Guarantor immediately following such transaction.
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(ii) Public Offering. Any Change in Control occurring in connection with a public offering of Guarantor's stock which (a) constitutes a bona fide public distribution of such stock pursuant to a firm commitment underwriting or a plan of distribution registered under the Securities Act of 1933 and (b) results in such stock being listed for trading on the American Stock Exchange or the New York Stock Exchange, authorized for quotation on the NASDAQ National Market, or listed or authorized for quotation on another national or regional stock exchange immediately upon the completion of such public offering. In addition, so long as such stock of Guarantor is listed for trading on any such exchange or authorized for quotation on such market, the transfer or exchange of such stock over such exchange or market shall not be deemed a Change in Control hereunder unless the same (whether in one transaction or in any step or series of transactions) results, directly or indirectly, in a Change of Control of Guarantor as a result of a tender or similar offer to acquire a substantial majority of the issued and outstanding securities of Guarantor.
(iii) As used in this Section 7.2, "Change in Control" shall mean a change (voluntary or involuntary, by operation of law or otherwise) in the Person or Persons which directly or indirectly control Guarantor as of the date hereof, as described in subparagraphs (A) through (D) below:
(A) any Person is or becomes the Beneficial Owner, directly or indirectly, of securities (or other equity interests) of Guarantor representing thirty-five percent (35%) or more of the combined voting power of the then outstanding securities (or equity interests) of Guarantor (but not in the case of any such Person who, as of the date of this Agreement, holds such thirty-five percent (35%) interest); or
(B) the stockholders (or holders of equity interests) of Guarantor approve a merger or consolidation of Guarantor with any other corporation (or other entity), other than as part of a corporate restructuring which does not result in a material (i.e., thirty-five percent (35%) or more) change in the ultimate stockholders (or holders of equity interests) of Guarantor; or
(C) the stockholders (or holders of voting equity interests) of Guarantor approve a plan of complete liquidation of Guarantor or an agreement for the sale or disposition by Guarantor of all or substantially all of the assets of Guarantor; or
(D) the creation or issuance of new stock (or other voting equity interests), other than stock or stock option grants to employees, officers and directors of Guarantor, in one or a series of transactions by which an aggregate of more than fifty percent (50%) of the stock (or other voting equity interests) of Guarantor shall be vested in a party or parties who are not stockholders (or holders of voting equity interests) of Guarantor as of the date of this Agreement.
(iv) For purposes of this Section 7.2, the term "Person" shall have the meaning ascribed thereto in Sections 13(d) and 14(d) of the Securities Exchange Act of 1934, as amended (the "Exchange Act").
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(v) For purposes of this Section 7.2, the term "Beneficial Owner" shall have the meaning ascribed thereto in Rule 13d-3 of the Exchange Act.
Section 7.3 Taxes; Charges.
Borrowers shall pay before any fine, penalty, interest or cost may be added thereto, and shall not enter into any agreement to defer, any Taxes that may become a Lien upon any Project or become payable during the term of the Loan, and will promptly furnish Agent with evidence of such payment; however, Borrowers' compliance with Section 3.5 of this Agreement relating to impounds for taxes and assessments shall, with respect to payment of such taxes and assessments, be deemed compliance with this Section 7.3. Borrowers shall not suffer or permit the joint assessment of any Project with any other real property constituting a separate tax lot or with any other real or personal property. Borrowers shall pay when due all Taxes, claims and demands of mechanics, materialmen, laborers and others which, if unpaid, might result in a Lien on any Project (collectively, the "Charges"); however, Borrowers may contest, in good faith by appropriate proceedings, the amount or validity of any such Charges or Liens so long as (a) Borrowers have given prior written notice to Agent of the intent to so contest or object to any such Charges or Liens, (b) such contest stays the enforcement or collection of the Charges or any Lien created, (c) Borrowers provide Agent with a bond or other security satisfactory to Agent (including an endorsement to Agent's Title Policies insuring against such claim, demand or lien) assuring the discharge of Borrowers' obligations for such claims, demands or lien, including interest and penalties, and (d) Borrowers are diligently contesting the same by appropriate legal proceedings in good faith and at their own expense and concludes such contest prior to the tenth (10th) day preceding the earlier to occur of the Maturity Date or the date on which a Project is scheduled to be sold for non-payment.
Section 7.4 Control; Management.
Except as permitted in Section 7.2, there shall be no change in the day-to-day control and management of any Borrower, Guarantor or any Master Tenant without the written consent of Agent. Borrowers and/or Master Tenants shall hold and maintain all necessary licenses, certifications and permits required by law.
Section 7.5 Operation; Maintenance; Inspection.
Each Borrower shall observe and comply with (or cause observance and compliance with) all legal requirements applicable to the ownership, use and operation of the Projects. Borrowers shall maintain (or cause to be maintained) the Projects in good condition and promptly repair any damage or casualty.
Section 7.6 Taxes on Security,
Borrowers shall pay all taxes, charges, filing, registration and recording fees, excises and levies payable with respect to the Note or the Liens created or secured by the Loan Documents, other than income, franchise and doing business taxes imposed on Agent or Lender. If there shall be enacted any law (1) deducting the Loan from the value of any Project for the purpose of taxation, (2) affecting any Lien on the Projects, or (3) changing existing laws of taxation of mortgages, deeds of trust, security deeds, or debts secured by real property, or changing the manner of collecting any such taxes, Borrowers Shall promptly pay to Agent, on demand, all taxes, costs and charges for which Agent or Lender is or may be liable as a result thereof; however, if such payment would be prohibited by law or would render the Loan usurious, then instead of collecting such payment, Lender may declare all amounts owing under the Loan Documents to be immediately due and payable.
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Section 7.7 Single Purpose Entity; Legal Existence, Name, Etc.
Each Borrower and each Master Tenant shall preserve and keep in full force and effect its existence as a Single Purpose Entity, entity status, franchises, rights and privileges under the laws of the state of its formation, and all qualifications, licenses and permits applicable to the ownership, use and operation of the Projects. Neither any Borrower nor any Master Tenant shall wind up, liquidate, dissolve, reorganize, merge, or consolidate with or into, or convey, sell, assign, transfer, lease, or otherwise dispose of all or substantially all of its assets, or acquire all or substantially all of the assets of the business of any Person, or permit any subsidiary or Affiliate of Borrowers to do so. No Borrower will amend or terminate or permit the amendment or termination of any Borrower's membership agreement without the prior written consent of Agent, which consent shall not be unreasonably withheld or delayed. Each Borrower and each Master Tenant shall conduct business only in its own name and no Borrower shall change its name, identity, or organizational structure, the location of its chief executive office or principal place of business or its state of organization unless Borrowers (a) shall have obtained the prior written consent of Agent to such change, which consent shall not be unreasonably withheld or delayed, and (b) shall have taken all actions necessary or requested by Agent to file or amend any financing statement or continuations statement to assure perfection and continuation of perfection of security interests under the Loan Document. Each Borrower (and each Master Tenant shall maintain its separateness as an entity, including maintaining separate books, records, and accounts and observing corporate and partnership formalities independent of any other entity, shall pay its obligations with its own funds and shall not commingle funds or assets with those of any other Borrower or entity.
Section 7.8 Affiliate Transactions.
Without the prior written consent of Agent, no Borrower shall engage in any transaction affecting any Project with an Affiliate of Borrowers.
Section 7.9 Limitation on Other Debt.
Neither any Borrower nor Guarantor shall, without the prior written consent of Agent, which consent shall not be unreasonably withheld or delayed, incur any Debt, except for trade payables in the ordinary course of business.
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Section 7.10 Further Assurances.
Borrowers shall promptly (a) cure any defects in the execution and delivery of the Loan Documents, and (b) execute and deliver, or cause to be executed and delivered, all such other documents, agreements and instruments as Agent may reasonably request to further evidence and more fully describe the collateral for the Loan, to correct any omissions in the Loan Documents, to perfect, protect or preserve any liens created under any of the Loan Documents, or to make any recordings, file any notices, or obtain any consents, as may be necessary or appropriate in connection therewith.
Section 7.11 Estoppel Certificates.
Borrowers, within ten (10) days after request, shall furnish to Agent a written statement, duly acknowledged, setting forth the amount due on the Loan, the terms of payment of the Loan, the date to which interest has been paid, whether any offsets or defenses exist against the Loan and, if any are alleged to exist, the nature thereof in detail, and such other matters as Agent reasonably may request.
Section 7.12 Notice of Certain Events.
Borrowers shall promptly notify Agent of (a) any Potential Default or Event of Default, together with a detailed statement of the steps being taken to cure such Potential Default or Event of Default; (b) any notice of default received by any Borrower or any Master Tenant under other obligations relating to any Project or otherwise material to any Borrower's business, including any notices of violations of any laws, regulations, codes or ordinances; (c) any threatened or pending legal, judicial or regulatory proceedings, including any dispute between any Borrower or any Master Tenant and any governmental authority, affecting any Borrower or any Project; (d) a copy of each notice of default or termination given or made to any Master Tenant by any Borrower or received by any Borrower from any Master Tenant; and (e) a copy of each notice of default or termination under any license or permit necessary for the operation of the Projects in the manner required by this Agreement; and in the case of clauses (b), (d) or (e), promptly provide Agent with copies of such notices referred to therein.
Section 7.13 Indemnification.
Borrowers shall indemnify, defend and hold Agent and Lenders harmless from and against any and all losses, liabilities, claims, damages, expenses, obligations, penalties, actions, judgments, suits, costs or disbursements of any kind or nature whatsoever, including the reasonable fees and actual expenses of Agent's and Lender's counsel, in connection with (a) any inspection, review or testing of or with respect to any Project, (b) any investigative, administrative, mediation, arbitration, or judicial proceeding, whether or not Agent or a Lender is designated a party thereto, commenced or threatened at any time (including after the repayment of the Loan) in any way related to the execution, delivery or performance of any Loan Document or to any Project, (c) any proceeding instituted by any Person claiming a Lien, and (d) any brokerage commissions or finder's fees claimed by any broker or other party in connection with the Loan, any Project, or any of the transactions contemplated in the Loan Documents, including those arising from the joint, concurrent, or comparative negligence of Agent or Lender, except to the extent any of the foregoing is caused by an indemnitee's gross negligence or willful misconduct.
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Section 7.14 Use of Proceeds, Revenues.
All proceeds of the Loan shall be used for proper business purposes related to the operation of the Borrowers' business and no portion of the proceeds of the Loan shall be distributed to the direct or indirect owners of Borrowers outside the ordinary course of business. No portion of the proceeds of the Loan shall be used by Borrowers in any manner that might cause the borrowing or the application of such proceeds to violate Regulation U, Regulation T or Regulation X or any other regulation of the Board of Governors of the Federal Reserve System or to violate the Securities Act of 1933 or the Securities Exchange Act of 1934. Except as otherwise specifically provided in the Loan Documents, Operating Revenues, and other Project proceeds received by Borrowers shall be applied to the Indebtedness then due and payable, operating expenses or other Project capital improvements, repairs or replacements before distribution by Borrowers to any member of any Borrower.
Section 7.15 Bank Accounts: Notices to Tenants and Residents.
Borrowers shall deliver to Agent, in form acceptable to Agent, an undated letter of direction to Master Tenant pursuant to which each such Master Tenant is irrevocably directed to make all payments directly to Agent or an Approved Bank Account. Upon the occurrence of an Event of Default, Agent shall have the right to date and deliver such letters of direction.
Section 7.16 Reserved.
Section 7.17 Reserved.
Section 7.18 Compliance with Laws and Contractual Obligations.
(a) Borrowers will (to the extent applicable to Borrowers) comply with and (to the extent applicable to Master Tenants) will cause Master Tenants to comply with (i) the requirements of all applicable laws, rules, regulations and order of any governmental authority (including, without limitation, laws, rules, regulations and orders relating to all building, zoning, density, land use, covenants, conditions and restrictions, subdivision requirements, taxes, employer and employee contributions, securities, employee retirement and welfare benefits, environmental protection matters, employee health and safety, quality and safety standards, accreditation standards and requirements of the applicable state department of health or other applicable state regulatory agency (each a "State Regulator"), quality and adequacy of medical care, distribution of pharmaceuticals, rate setting, equipment, personnel, operating policies, additions to facilities and services and fee splitting) as are now in effect and which may be imposed upon any Borrower, Master Tenant or the maintenance, use or operation of the Projects or the provision of services to the occupants of the Projects and (ii) the obligations, covenants and conditions contained in all other material contractual obligations of any Borrower; and as it relates to any Project, Master Tenant; and
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(b) Borrowers will maintain or obtain and will cause Master Tenants to maintain or obtain, all licenses, qualifications and permits now held or hereafter required to be held by any Borrower Master Tenant for which the loss, suspension, revocation or failure to obtain or renew, could reasonably be expected to have a material adverse effect upon the financial condition of any Borrower or the ability to operate the Projects in compliance with the requirements of the Loan Documents and as it has been operated prior to the date hereof.
Section 7.19 Notice of Money Laundering.
If a tenant under any Lease is charged with crimes involving money laundering or predicate crimes to money laundering, and such charges are not dismissed without further investigation within thirty (30) days, then Borrowers shall give notice of such charges to Agent's and upon Agent's request, Borrowers shall exclude from the debt service rents from said tenant or resident.
Section 7.20 Anti-Terrorism and Anti-Money Laundering Compliance
(a) Compliance with Anti-Terrorism Laws. Borrowers covenant to Agent and Lender that they shall not be, and, after making due inquiry, that no Person who owns a controlling interest in or otherwise controls Borrowers shall be; (i) listed on the Lists; or (ii) a Designated Person. Borrowers also shall require, and shall take reasonable measures to ensure compliance with the requirement, that no Person who owns any other direct interest in Borrowers shall be listed on any of the Lists or is or shall be a Designated Person. This Section 7.20 shall not apply to any Person to the extent that such Person's interest in the Borrowers is through a U.S. Publicly-Traded Entity.
(b) Compliance by Interest Holders. Borrowers shall require each Person that proposes to become a partner, member or shareholder in Borrowers after the date hereof and that is not a U.S. Publicly-Traded Entity to sign, and to deliver to Borrowers (and Borrowers shall deliver to Agent), (i) an Interest Holder Certification and Agreement, substantially in the form attached as Exhibit C ("Interest Holder Agreement"') and (ii) if requested by Agent, Borrowers shall deliver to Agent a schedule of the name, legal domicile address and (for entities) place of organization of each holder of a direct or indirect legal or beneficial interest in Borrowers.
(c) Anti-Terrorism Policies. To the extent required by law, Borrowers agree to adopt and maintain adequate policies, procedures and controls to ensure that it is in compliance with all Anti-Terrorism Laws and related government guidance (such policies, procedures and controls are collectively referred to in this Agreement as "Borrower Anti-Terrorism Policies"). Borrowers further agree to make the Borrower Anti-Terrorism Policies, and the respective policies, procedures and controls for Persons who are or are to become partners, members or shareholders in Borrowers (such policies, procedures and controls are collectively referred to as "Investor Anti-Terrorism Policies"), together with the information collected thereby concerning Borrowers and such partners, members or shareholders (but not information about indirect members that do not have the power to direct the management or policies of Borrowers, whether through the ownership of voting stock, agreement or otherwise), available to Agent for review and inspection by Agent from time to time during normal business hours and upon reasonable prior notice, and Borrowers agree to deliver copies of the same to Agent from time to time upon request. Agent and Lender will keep the Borrower Anti-Terrorism Policies and the Investor Anti-Terrorism Policies, and the information collected thereby, confidential subject to customary exceptions for legal process, auditors, regulators, or as otherwise reasonably required by Agent and Lender for enforcement of its rights and/or in connection with reasonable business us in the management, administration and disposition of its assets and investments. Borrowers consent to the disclosure to U.S. regulators and law enforcement authorities by Agent or Lender or any of their affiliates or agents of such information about Borrowers and the owners of direct and indirect interests in Borrowers that Agent or Lender reasonably deems necessary or appropriate to comply with applicable Anti-Terrorism Laws and Anti-Money Laundering Laws.
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(d) Funds Invested in Borrowers. Borrowers covenant that they will take Anti-Money Laundering Measures in accordance with Anti-Money Laundering Laws with respect to each holder of a direct or indirect interest in any Borrower.
(e) Borrower Compliance with Anti-Money Laundering Laws. Borrowers covenant to Agent and Lender that they shall take reasonable measures appropriate to the circumstances (in any event as required by law), to ensure that Borrowers are in compliance with all current and future Anti-Money Laundering Laws and laws, regulations and government guidance for the prevention of terrorism, terrorist financing and drug trafficking.
(f) Notification of Agent; Quarantine Steps. Borrowers shall immediately notify Agent if Borrowers obtain actual knowledge that any holder of a direct or indirect interest in any Borrower, or any director, manager or officer of any of such holder, (i) has been listed on any of the Lists, (ii) has become a Designated Person, (iii) is under investigation by any governmental authority for, or has been charged with or convicted of, money laundering drug trafficking, terrorist-related activities or other money laundering predicate crimes, or any violation of the BSA, (iv) has been assessed civil penalties under any Anti-Money Laundering Laws, or (v) has had funds seized or forfeited in an action under any Anti-Money Laundering Laws.
Section 7.21 Employees.
No Borrower shall have any employees while any portion of the Loan is outstanding.
Section 7.22 Post-Closing Obligations.
(a) Amendment to Master Leases. Within thirty (30) days after the date hereof, Borrowers shall have entered into amendments with each of the Master Tenants, in form and substance reasonably acceptable to Agent, pursuant to which the Master Leases are amended to provide for monthly rent payments in an amount equal to 110% of the payments due on the Loan for the applicable month.
(b) Required Repairs. Within ninety (90) days (or such shorter time period as is specified on Exhibit F) after the date hereof, Borrower shall provide Agent with reasonably satisfactory evidence that the repairs listed on Exhibit F attached hereto have been completed. Notwithstanding the foregoing,(i) Borrowers shall not be required to complete any of the repairs for the Park Manor Project except for the railings, water heater and ADA compliance items listed as the seventh, eighth and ninth items on Exhibit F for the Park Manor Project (the "Deferred Repairs") until the earlier of (A) ninety (90) days following the denial (and the expiration or waiver of all appeal rights, if any) of the currently pending application for a CON to expand the Park Manor Project (the "Expansion CON"), (B) the date of completion of the expansion and related alterations made in connection with the Expansion CON, or (C) one (1) year after the date of hereof; provided, however, if within one (l) year after the date hereof, Borrowers notify Agent that the Expansion CON has been approved and Borrower intends to commence construction of the expansion and related alterations but that such construction is not anticipated to be complete within such one (1) year period, Agent's consent shall not be unreasonably withheld to an extension of the one (1) year period, with such extension to coincide with the timeline for completion of the expansion and related alterations under the Expansion CON; and (ii) Borrowers shall not be required to complete the ADA compliance items listed as the second item on Exhibit F for the Desert Terrace Project until Borrowers renovate the applicable areas of the Desert Terrace Project and provided that such ADA compliance items must be completed at the time of such renovation. Nothing herein shall be deemed a consent by Agent of any alteration being done to the Park Manor Project or the Desert Terrace Project or an approval of the Expansion CON nor shall anything herein constitute a waiver of any restrictions, conditions or obligation imposed in the Loan Documents with respect to any alterations to Improvements or any changes to any CON or other Governmental Approvals or Licenses for any of the Projects. Borrowers shall provide Agent with notice of the status of approval of the Expansion CON six (6) months after the date hereof.
(c) Good Standing Certificates. Within thirty (30) days after the date hereof, Borrowers shall deliver to Agent (i) certificates of good standing, or the equivalent, issued by the Secretary of State of California for Upland Community Care, Inc., Camarillo Community Care, Inc., Cedar Avenue Holdings and Granada Investments LLC, and (ii) good standing certificates, or the equivalent, issued by the Secretary of State of Washington for Manor Park Healthcare LLC and Plaza Health Holdings LLC.
(d) UCC Terminations. Within thirty (30) days after the date hereof, Borrowers shall deliver to Agent evidence that the Uniform Commercial Code financing statements described on Exhibit G attached hereto have been terminated.
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Section 7.23 Representations and Warranties.
Except for those representations and warranties which are expressly made only as of the date hereof, Borrowers will cause all representations and warranties to remain true and correct all times during the term of this Agreement and while any portion of the Loan remains outstanding.
Section 7.24 Cooperation.
Borrowers acknowledge that Lender and its, successors and assigns may (a) sell, transfer or assign this Agreement, the Note and the other Loan Documents to one or more investors as a whole loan, in a rated or unrated public offering or private placement, (b) participate the Loan to one or more investors in a rated or unrated public offering or private placement, (c) deposit the Loan Documents with a trust, which trust may sell certificates to investors evidencing an ownership interest in the trust assets in a rated or unrated public offering or private placement, or (d) otherwise sell the Loan or interest therein to investors in a rated or unrated public offering or private placement (the transactions referred to in clauses (a) through (d) are hereinafter referred to as "Secondary Market Transactions"). Borrowers shall cooperate in good faith with Agent and Lender in effecting any such Secondary Market Transaction and shall cooperate in good faith to implement all requirements reasonably imposed by the participants involved in any Secondary Market Transaction (including without limitation, an institutional purchaser, participant or investor) including, without limitation, all structural or other changes to the Loan, modifications to any documents evidencing or securing the Loan, delivery of opinions of counsel reasonably acceptable to such other purchasers, participants or investors may reasonably require; provided, however, that Borrowers shall not be required to modify any documents evidencing or securing the Loan which would (i) modify the interest rate payable under the Note, (ii) modify the stated maturity of the Note; (iii) modify the amortization of principal of the Note, (iv) modify or conflict with any other material terms or covenants of the Loan, (v) conflict with any Master Lease or (vi) increase the Borrowers' liability or obligations under the Loan Documents. Borrowers shall provide such information and documents relating to Borrowers, Loan Parties, the Projects and the Master Tenants. Borrowers acknowledge that certain information regarding the Loan and the Loan Parties and the Projects may be included in a private placement memorandum, prospectus or other disclosure documents.
Section 7.25 Master Leases.
Borrowers shall not, without Agent's prior written consent, which consent shall not be unreasonably withheld or delayed, amend or terminate any Master Lease.
Section 7.26 Property Management Agreements.
Without Agent's prior written consent, Borrowers shall not, nor shall Borrowers permit any Master Tenant to, enter into, amend or terminate any agreement for the provision of management services for any Project.
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ARTICLE VIII
HEALTH CARE MATTERS
Section 8.1 Healthcare Laws.
(a) Without limiting the generality of any other provision of this Agreement, each Borrower and each Master Tenants and their employees and contractors (other than contracted agencies) in the exercise of their duties on behalf of any Borrower or Master Tenants (with respect to its operation of the Projects) shall be and remain in substantial compliance with all applicable Laws relating to patient healthcare and/or patient healthcare information, including without limitation the Health Insurance Portability and Accountability Act of 1996, as amended, and the rules and regulations promulgated thereunder ("HIPAA") (collectively, "Healthcare Laws"). Each Borrower and Master Tenant has maintained and shall continue to maintain in all material respects all records required to be maintained by any Governmental Authority or otherwise under the Healthcare Laws and, to the best of Borrowers' knowledge, there are no presently existing circumstances which would result or likely would result in material penalties for violations of the Healthcare Laws. Each Borrower and each Master Tenant has and will maintain all Governmental Approvals necessary under applicable Laws to own and/or operate the Projects, as applicable (including such Governmental Approvals as are required under such the Healthcare Laws).
(b) If (i) any Borrower or Master Tenant is a "covered entity" within the meaning of HIPAA or (ii) any Borrower or Master Tenant (with respect to its operation of the Projects) is subject to the "Administrative Simplification" provisions of HIPAA, then such Person(s) (x) have undertaken or will promptly undertake all necessary surveys, audits, inventories, reviews, analyses and/or assessments (including any necessary risk assessments) of all areas of its business and operations required by HIPAA and/or that could be adversely affected by the failure of such Person(s) to be HIPAA Compliant (as defined below); (y) has developed or will promptly develop a detailed plan and time line for becoming HIPAA Compliant (a "HIPAA Compliance Plan"); and (z) has implemented or will implement those provisions of such HIPAA Compliance Plan in all material respects necessary to ensure that such Person(s) are or become HIPAA Compliant. For purposes hereof, "HIPAA Compliant" shall mean that each Borrower and each Master Tenant, as applicable (A) are or will be in substantial compliance with each of the applicable requirements of the so-called "Administrative Simplification" provisions of HIPAA on and as of each date that any part thereof, or any final rule or regulation thereunder, becomes effective in accordance with its or their terms, as the case may be (each such date, a "HIPAA Compliance Date") if and to the extent such Borrowers and/or Master Tenants are subjected to such provisions, rules or regulations, and (B) are not and will take all steps necessary to avoid becoming, as of any date following any such HIPAA Compliance Date, the subject of any civil or criminal penalty, process, claim, action or proceeding, or any administrative or other regulatory review, survey, process or proceeding (other than routine surveys or reviews conducted by any government health plan or other accreditation entity) that could result in any of the foregoing or that could reasonably be expected to materially adversely affect any Borrower's or Master Tenant's business, operations, assets, properties or condition (financial or otherwise), in connection with any actual or potential violation by any Borrower or Master Tenant of the then effective provisions of HIPAA.
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(c) If required under applicable Law, each Borrower and each Master Tenant has and shall maintain in full force and effect a valid certificate of need ("CON") or similar certificate, license, or approval issued by the State Regulator for the requisite number of beds and units in the Projects (as shown on Exhibits A-1 through A-6 attached hereto), and a provider agreement or other required documentation of approved provider status for each provider payment or reimbursement program listed in Exhibit D hereto, if applicable. All required Government Approvals necessary for operation of the Projects are listed on Exhibit E hereto (collectively with the CON, if applicable, the "Licenses"). Borrowers and Master Tenant shall operate the Projects in a manner such that the Licenses shall remain in full force and effect. True and complete copies of the Licenses have been delivered to Agent.
Section 8.2 Representations, Warranties and Covenants Regarding Healthcare Matters.
Each Borrower represents, warrants covenants and agrees with Agent and Lenders that:
(a) Master Tenants are using and operating the Projects as skilled nursing facilities and/or assisted living facilities, having the number of beds/units as set forth in Exhibits A-1 through A-6 attached hereto (as modified from time to time with Agent's consent).
(b) All Licenses necessary or desirable for using and operating the Projects for the uses described in Section 8.2(a) above are held by Master Tenants in the name of the applicable Borrower or Master Tenant as required under applicable law, and are in full force and effect, including, if applicable, the CON.
(c) The Licenses:
(i) Are not now and will not be pledged as collateral security for any loan or indebtedness, other than the Loan; and
(ii) Shall be timely renewed as required from time to time in order to continue each Project's Licensure uninterrupted and in full force and effect throughout the term of the Loan, and are held free from, and Borrowers shall cause Master Tenants to ensure that they remain free from, restrictions or known conflicts which would materially impair the use or operation of the Projects for the uses described in Section 8.2(a) above, and Borrowers shall cause Master Tenants to ensure that the Licenses shall not become provisional, probationary or restricted in any way.
(d) No Borrower or /Master Tenant shall do (or voluntarily suffer to be done) any of the following:
(i) Rescind, withdraw, revoke, amend, modify, supplement, or otherwise alter the nature, tenor or scope of the Licenses for the Projects without Agent's consent;
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(ii) Amend or otherwise change any Project's authorized units/beds capacity and/or the number of units/beds approved by the State Regulator without Agent's prior written consent, which consent shall not be unreasonably withheld or delayed;
(iii) Replace or transfer all or any part of any Project's licensed units or beds to another site or location; or
(iv) Voluntarily transfer or encourage the transfer of any resident of any Project to any other facility, unless such transfer is at the request of the resident or is for reasons relating to the health, required level of medical care or safety of the resident to be transferred.
(e) If and when any Borrower or Master Tenant participates in any Medicare or Medicaid or other Third-Party Payor Programs with respect to any Project, the Project will remain in substantial compliance with all requirements for participation in Medicare and Medicaid, including the Medicare and Medicaid Patient Protection Act of 1987, as it may be amended, and such other third party payor programs. Each Project is and will remain in conformance in all material respects with all insurance, reimbursement and cost reporting requirements, and, if applicable, have a current provider agreement that is in full force and effect under Medicare and Medicaid.
(f) There is no threatened, exiting or pending, and during the term of the Loan there shall be no, existing or pending revocation, suspension, termination, probation, restriction, limitation, or nonrenewal affecting any Borrower, Master Tenant or Project or any participation or provider agreement with any governmental third-party payor, including Medicare or Medicaid ("Government Payor Program"), and there is no threatened or pending revocation, suspension, termination, probation, restriction, limitation or nonrenewal affecting any Borrower, Master Tenant or Project under any participation or provider agreement with Blue Cross and/or Blue-Shield, and any other private commercial insurance managed care and employee assistance program ("Commercial Payor Programs" and together with Government Payor Programs, the "Third-Party Payor Programs") to which any Borrower or Master Tenant may presently be subject with respect to any Project, or at any time hereafter is subject. No Borrower or Master Tenant, other than in the normal course of business, shall change the terms of any of the Government Payor Programs now or hereinafter in effect or their normal billing payment or reimbursement policies and procedures with respect thereto (including the amount and timing of finance charges, fees and write-offs). All Medicaid, Medicare and private insurance cost reports and financial reports submitted by any Borrower or Master Tenant, if any, are and will be materially accurate and complete and have not been and will not be misleading in any material respects. Borrowers shall cause Master Tenants to remain at all times certified to participate in and be reimbursed for services under, the Government Payor Programs, without probation, restriction or suspension.
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(g) None of any Borrower, any Project or any Master Tenant is the subject of any proceeding by any Governmental Authority, and no notice of any violation which has not been previously resolved to the satisfaction of the applicable Governmental Authority has been issued by a Governmental Authority that would, directly or indirectly, or with the passage of time (each a "Material Violation"):
(i) Have a material adverse impact on Borrowers' or Master Tenant's ability to accept and/or retain patients or residents or operate the Projects for their current use or result in the imposition of a fine, a sanction, a lower rate certification or a lower reimbursement rate for services rendered to eligible patients or residents;
(ii) Modify, limit or annul or result in the transfer, suspension, revocation or imposition of probationary use of any of the Licenses; or
(iii) If applicable, affect any Borrower's or Master Tenant's continued participation in the Medicaid or Medicare programs or any other of the Third-Party Payor Programs, or any successor programs thereto, at then current rate certifications.
(h) No Borrower, Project (since the applicable Borrower's acquisition of such Project) or Master Tenant has received a survey deficiency of an "F-Tag" or with a scope or severity of "G" or a higher level, nor has any Borrower, Project or Master Tenant been subject to a penalty action for which a remedy other than a civil monetary penalty has been imposed (any such deficiency or penalty being referred to as a "Material Deficiency"), which, in either case, has not been resolved to the satisfaction of the applicable Governmental Authority.
(i) No Borrower, Project or Master Tenant shall receive or be subject to a Material Violation or Material Deficiency (i) for which a plan of correction or other good faith allegation of compliance is not filed with the applicable Governmental Authority within ten (10) days after a Borrower's or Master Tenants' receipt of a CMS 2567 statement of deficiencies, a Notice of Citation or any other written notice of violation from a Governmental Authority having inspection and enforcement powers with respect to a Material Violation or Material Deficiency at a Project, alleging such Material Violation or Material Deficiency, and (ii) which is not remedied to the satisfaction of the inspecting agency within the time periods prescribed by the regulations governing the cure of such Material Violations or Material Deficiency or any different time period allotted for cure by such agency; provided that, other than for purposes of determining whether a Project may be released pursuant to Section 2.11 hereof, no Borrower, Project or Master Tenant shall be deemed to be in default of this Section 8.2(i) or in Potential Default of this Agreement while it pursues any informal dispute resolution, informal or formal appeal or such other rights or remedies as may be available to contest any such deficiency or citation, so long as Borrower or Master Tenant timely files and prosecutes to resolution its IDR requests, notice of contest or appeal or such other notifications, filing or payments as may be necessary to preserve its rights to prevent the execution of any penalty involving the revocation, suspension, termination, probation, restriction, limitation or nonrenewal of any operating license or any participation or provider agreement with a Government Payor Program. In the event of a Material Violation or Material Deficiency constituting an "immediate jeopardy" deficiency at a Project, the Borrower for that Project shall cause its Master Tenant to file such plans of correction and allegations of compliance, and to take such other and further actions and as may be necessary, to negate the jeopardy finding as quickly as reasonably possible, but in any event within ten (10) days after receipt of notice of the jeopardy finding. Thereafter, the Borrower shall cause its Master Tenant to remedy the deficiency(ies) or violation(s) supporting the jeopardy finding in accordance with the requirements and time periods set forth in subsection (ii) of the immediately preceding sentence.
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(j) To the best of Borrowers' knowledge, there are no current, pending or outstanding Medicaid, Medicare or Third-Party Payor Programs reimbursement audits or appeals pending at the Projects for program years prior to 2002.
(k) To the best of Borrower's knowledge, there are no current or pending Medicaid or Medicare or Third-Party Payor Programs recoupment efforts at the Projects. All cost reports filed or to be filed for program years from and after 2002 are reasonably accurate, are not anticipated to be the subject of material recoupment efforts, and, to the best of Borrowers' knowledge, if a material recoupment were alleged to be due by any Government Payor Program for any of the Projects, the amount of any such recoupment would not likely have a seriously deleterious impact on such Project or impair its right to participate in the Government Payor Programs in the future. Except for the programs administered by the Centers for Medicare and Medicaid Services, the Arizona Health Care Cost Containment System, the Veteran's Administration/Office of Veteran's Affairs and the Bureau of Indian Affairs, to the best of Borrowers' knowledge, no Borrower or Master Tenant is a participant in any federal program whereby any Governmental Authority may have the right to recover funds by reason of the advance of federal funds, including those authorized under the Hill-Burton Act (42 U.S.C. 291, et seq.), as it may be amended.
(m) In the event any Master Lease is terminated or in the event of foreclosure or other acquisition of the Projects by Agent or its designee or any purchaser at a foreclosure sale or by acceptance of a deed in lieu of foreclosure, Borrowers, Agent, any subsequent manager or tenant or any subsequent purchaser need not obtain a CON prior to applying for and receiving Medicare or Medicaid payments.
(n) All patient or resident financial records at each Project, including patient or resident trust fund accounts, are true and correct in all material respects, and will remain true and correct in all material respects; Borrowers shall cause Master Tenants to ensure that all patient or resident medical records at each Project prepared by Master Tenants are true and correct in all material respects.
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Section 8.3 Cooperation.
From time to time, upon the request of Agent, regardless of whether or not an Event of Default hereunder or under the other Loan Documents is then continuing, Borrowers shall, and shall cause Master Tenants to complete, execute and deliver to Agent any applications, notices, documentation, and other information necessary or desirable, in Agent's judgment, to permit Agent or its designee (including a receiver) to obtain, maintain or renew any one or more of the Licenses for the Projects (or to become the owner of the existing Licenses for the Projects) and to the extent permitted, by applicable Laws to obtain any other provider agreements or Governmental Approvals then necessary or desirable for the operation of the Projects by Agent or its designee for their current use (including, without limitation, any applications for change of ownership of the existing Licenses or change of control of the owner of the existing Licenses). To the extent permitted by applicable Laws, (i) Agent is hereby authorized (without the consent of Borrowers or Master Tenants) to submit any such applications, notices, documentation or other information which Borrowers caused to be delivered to Agent in accordance with the above provisions to the applicable Governmental Authorities, or to take such other steps as Agent may deem advisable to obtain, maintain or renew any License or other Governmental Approvals in connection with the operation of the Projects for their current use, and Borrowers agree to cooperate and to cause Master Tenants to cooperate with Agent in connection with the same and (ii) Borrowers, upon demand by Agent, shall take any action and cause Master Tenants to take any action necessary or desirable, in Agent's sole judgment, to permit Agent or its designee (including a receiver) to use, operate and maintain the Projects for their current use. If Borrowers fail to comply with the provisions of this Section 8.3 for any reason whatsoever, Borrowers hereby irrevocably appoint Agent and its designee as Borrowers' attorney-in-fact, with full power of substitution, to take any action and execute any documents and instruments necessary or desirable in Agent's sole judgment to permit Agent or its designee to undertake Borrowers' obligations under this Section 8.3, including obtaining any Licenses or Governmental Approvals then required for the operation of the Projects by Agent or its designee for their current use. The foregoing power of attorney is coupled with an interest and is irrevocable and Agent may exercise its rights thereunder in addition to any other remedies which Agent may have against Borrowers or Guarantors as a result of a Borrower's breach of the obligations contained in this Section 8.3.
Each of the following shall' constitute an Event of Default:
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Section 9.1 Payments.
Failure of Borrowers to pay within five (5) days after the date when due any of the payment obligations of Borrowers due under the Loan Documents, or Borrowers' failure to pay the Loan at the Maturity Date, whether by acceleration or otherwise.
Section 9.2 Certain Covenants.
Borrowers' failure to (a) maintain insurance as required under Section 3.1 of this Agreement; (b) maintain its status as a Single Purpose Entity as required by Section 7.7; (c) permit inspections as required by Section 7.1 and (d) strictly comply with the provisions of Section 8.1(c) (licenses and other matters), Section 8.2(b) and (c) (licenses), Section 8.2(i) (Material Violation and Material Deficiency), Section 7.21 (employees) and Section 7.25 (Master Leases).
Section 9.3 Sale, Encumbrance, Etc.
The sale, transfer, conveyance, pledge, mortgage or assignment of any part or all of any Project, or any interest therein, or of any interest in Guarantor or Master Tenant, in violation of Section 7.2 of this Agreement.
Section 9.4 Covenants.
Borrowers' failure to perform or observe any of the agreements and covenants contained in this Agreement or in any of the other Loan Documents, and the continuance of such failure for ten (10) days after notice by Agent to Borrowers; however, subject to any shorter period for curing any failure by Borrowers as specified in any of the other Loan Documents, Borrowers shall have an additional sixty (60) days to cure such failure if (a) such failure does not involve the failure to make payments on a monetary obligation; (b) such failure cannot reasonably be cured within sixty (60) days; (c) Borrowers commenced to cure such failure promptly after written notice thereof and are diligently undertaking to cure such default, and (d) Borrowers have provided Agent with security reasonably satisfactory to Agent against any interruption of payment or impairment of collateral as a result of such continuing failure; provided that the notice and cure provisions of this Section 9.4 do not apply to the Events of Default described in any other section of this Article VIII.
Section 9.5 Representations and Warranties.
Any representation or warranty made in any Loan Document proves to be untrue in any material respect when, made or deemed made.
Section 9.6 Other Encumbrances.
Any default under any document or instrument, other than the Loan Documents, evidencing or creating a Lien on any Project or any part thereof.
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Section 9.7 Involuntary Bankruptcy or Other Proceeding.
Commencement of an involuntary case or other proceeding against Borrowers, Guarantor or any Master Tenant (each, a "Bankruptcy Party") which seeks liquidation, reorganization or other relief with respect to it or its debts or other liabilities under any bankruptcy, insolvency or other similar law now or hereafter in effect or seeks the appointment of a trustee, receiver, liquidator, custodian or other similar official of it or any of its property, and such involuntary case or other proceeding shall remain undismissed or unstayed for a period of sixty (60) days; or an order for relief against a Bankruptcy Party shall be entered in any such case under the Federal Bankruptcy Code.
Section 9.8 Voluntary Petitions, etc.
Commencement by a Bankruptcy Party of a voluntary case or other proceeding seeking liquidation, reorganization or other relief with respect to itself or its Debts or other liabilities under any bankruptcy, insolvency or other similar law or seeking the appointment of a trustee, receiver, liquidator, custodian or other similar official for it or any of its property, or consent by a Bankruptcy Party to any such relief or to the appointment of or taking possession by any such official in an involuntary case or other proceeding commenced against it, or the making by a Bankruptcy Party of a general assignment for the benefit of creditors, or the failure by a Bankruptcy Party, or the admission by a Bankruptcy Party in writing of its inability to pay its debts generally as they become due, or any action by a Bankruptcy Party to authorize or effect any of the foregoing.
Section 9.9 Default Under the Accounts Receivable Loan Documents.
The occurrence of a default and the expiration of any cure period applicable thereto under any of the Accounts Receivable Loan Documents.
Section 9.10 False Reports.
Any statement, report or certificate made or delivered to Agent by Borrowers, Guarantor or any Master Tenant is not materially true and complete when made or delivered.
Section 9.11 Reserved.
Section 9.12 Money Laundering.
(a) Guarantor is listed on the Lists or (i) is convicted or (ii) pleads nolo contendere to charges involving money laundering or predicate crimes to money laundering.
(b) Any Borrower or Guarantor is charged with crimes involving money laundering or predicate crimes to money laundering, and such Borrower does not, within thirty (30) days, obtaining the dismissal of such charges without further investigation.
(c) If a tenant under any Lease is listed on the Lists or (i) is convicted, or (ii) pleads nolo contendere to charges involving money laundering or predicate crimes to money laundering, and proceeds from the rents of such tenant are used to pay debt service and Borrowers fail to give Agent such representations and verifications as Agent shall reasonably request that such rents are not being used to pay debt service.
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Section 9.13 Loan Documents.
The occurrence of a default under any of the other Loan Documents, which continues uncured beyond any applicable notice and grace periods provided under such Loan Document, or the occurrence of an "Event of Default" as defined in any other Loan Document.
Section 9.14 Reserved.
Section 9.15 Master Leases.
The occurrence of a default under any Master Lease which continues uncured beyond any applicable notice and grace period provided under such Master Lease.
Section 9.16 Operations.
(a) Commencing with the calendar quarter beginning on October 1, 2006 and continuing each calendar quarter thereafter, the average occupancy of the Projects for any calendar quarter is less than ninety percent (90%) of the occupancy of the Projects on the date of the initial funding of the Loan;
(b) Commencing with the calendar quarter beginning on October 1, 2006 and continuing each calendar quarter thereafter, the Debt Service Coverage Ratio (as determined at the end of any calendar quarter) for the Projects for any calendar quarter is less than 1:80:1:00; or
(c) Commencing with the calendar quarter beginning on October 1, 2006 and continuing each calendar quarter thereafter, the Project Yield (as determined at the end of any calendar quarter) for the Projects for any calendar quarter is less than fifteen and one-half percent (15.5%).
Section 10.1 RemediesInsolvency Events.
Upon the occurrence of any Event of Default described in Section 9.7 or 9.8, the obligations of Lender to advance amounts hereunder shall immediately terminate, and all amounts due under the Loan Documents immediately shall become due and payable, all without written notice and without presentment, demand, protest, notice of protest or dishonor, notice of intent to accelerate the maturity thereof, notice of acceleration of the maturity thereof, or any other notice of default of any kind, all of which are hereby expressly waived by Borrowers; however, if the Bankruptcy Party under Section 9.7 or 9.8 is other than a Borrower, then all amounts due under the Loan Documents shall become immediately due and payable at Lender's election, in Agent's sole discretion.
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Section 10.2 RemediesOther Events.
Except as set forth in Section 10.1 above, while any Event of Default exists, Agent may (a) by written notice to Borrowers, declare the entire Loan to be immediately due and payable without presentment, demand, protest, notice of protest or dishonor, notice of intent to accelerate the maturity thereof, notice of acceleration of the maturity thereof, or other notice of default of any kind, all of which are hereby expressly waived by Borrowers, (b) terminate the obligation, if any, of Lender to advance amounts hereunder, and (c) exercise all rights and remedies therefore under the Loan Documents and at law or in equity.
Section 10.3 Agent's Right to Perform the Obligations.
If Borrowers shall fail, refuse or neglect to make any payment or perform any act required by the Loan Documents, then while any Event of Default exists, and without notice to or demand upon Borrowers and without waiving or releasing any other right, remedy or recourse Agent or Lender may have because of such Event of Default, Agent may (but shall not be obligated to) make such payment or perform such act for the account of and at the expense of Borrowers, and shall have the right to enter upon the Projects for such purpose and to take all such action thereon and with respect to the Projects as it may deem necessary or appropriate. If Agent shall elect to pay any sum due with reference to the Projects, Agent may do so in reliance on any bill, statement or assessment procured from the appropriate governmental authority or other issuer thereof without inquiring into the accuracy or validity thereof. Similarly, in making any payments to protect the security intended to be created by the Loan Documents, Agent shall not be bound to inquire into the validity of any apparent or threatened adverse title, lien, encumbrance, claim or charge before making an advance for the purpose of preventing or removing the same. Additionally, if any Hazardous Materials (as defined in the Environmental Indemnity) affect or threaten to affect any Project, Agent may (but shall not be obligated to) give such notices and take such actions as it deems necessary or advisable in order to abate the discharge of any Hazardous Materials or remove the Hazardous Materials. In exercising any rights under the Loan Documents or taking any actions provided for therein, Agent may act through its employees, agents or independent contractors as authorized by Agent. Borrowers shall indemnify Agent and Lender for all losses, expenses, damages, claims and causes of action, including reasonable attorneys' fees, incurred or accruing by reason of any acts performed by Agent or Lender pursuant to the provisions of this Section 10.3, including those arising from the joint, concurrent, or comparative negligence of Agent or Lender, except as a result of Agent or Lender's gross negligence or willful misconduct. All sums paid by Agent or Lender pursuant to this Section 10.3, and all other sums expended by Agent or Lender to which they shall be entitled to be indemnified, together with interest thereon at the Default Rate from the date of such payment or expenditure until paid, shall constitute additions to the Loan, shall be secured by the Loan Documents and shall be paid by Borrowers to Agent upon demand.
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Section 11.1 Notices.
Any notice required or permitted to be given under this Agreement shall be in writing and either shall be mailed by certified mail, postage prepaid, return receipt requested, or sent by overnight air courier service, or personally delivered to a representative of the receiving parry, or sent by telecopy (provided an identical notice is also sent simultaneously by mail, overnight courier, or personal delivery as otherwise provided in this Section 11.1). All such communications shall be mailed, sent or delivered, addressed to the party for whom it is intended at its address set forth below.
Notices shall be deemed given when actually delivered, (2) on the first Business Day after deposit with an overnight air courier service for delivery on the next Business Day, or (3) on the third Business Day after deposit in the United States mail, postage prepaid, in each case to the address of the intended addressee (except as otherwise provided in the Security Document), and any communication so delivered in person shall be deemed to be given when received for by, or actually received by Agent or Borrowers, as the case may be. If given by telecopy, a notice shall be deemed given and received when the telecopy is transmitted to the party's telecopy number specified above, and confirmation of complete receipt is received by the transmitting party during normal business hours or on the next Business Day if not confirmed during normal business hours, and an identical notice is also sent simultaneously by mail, overnight courier, or personal delivery as otherwise provided in this Section 11.1. Either party may designate a change of address by written notice to the other by giving at least ten (10) days prior written notice of such change of address.
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Section 11.2 Amendments and Waivers.
No amendment or waiver of any provision of the Loan Documents shall be effective unless in writing and signed by the party against whom enforcement is sought.
Section 11.3 Limitation on Interest.
It is the intention of the parties hereto to conform strictly to applicable usury laws. Accordingly, all agreements between Borrowers, Agent and Lender with respect to the Loan are hereby expressly limited so that in no event, whether by reason of acceleration of maturity or otherwise, shall the amount paid or agreed to be paid to Lender or charged by Lender for the use, forbearance or detention of the money to be lent hereunder or otherwise, exceed the maximum amount allowed by law. If the Loan would be usurious under applicable law, then, notwithstanding anything to the contrary in the Loan Documents: (a) the aggregate of all consideration which constitutes interest under applicable law that is contracted for, taken, reserved, charged or received under the Loan Documents shall under no circumstances exceed the maximum amount of interest allowed by applicable law, and any excess shall be credited on the Note the holder thereof (or, if the Note has been paid in full, refunded to Borrowers); and (b) if maturity is accelerated by reason of an election by Agent or Lender, or in the event of any prepayment, then any consideration which constitutes interest may never include more than the maximum amount allowed by applicable law. In such case, excess interest, if any, provided for in the Loan Documents or otherwise, to the extent permitted by applicable law, shall be amortized, prorated, allocated and spread from the date of advance until payment in full so that the actual rate of interest is uniform through the term hereof. If such amortization, proration, allocation and spreading is not permitted under applicable law, then such excess interest shall be cancelled automatically as of the date of such acceleration or prepayment and, if theretofore paid, shall be credited on the Note (or, if the Note has been paid in full, refunded to Borrowers). The terms and provisions of this Section 11.3 shall control and supersede every other provision of the Loan Documents. The Loan Documents are contracts made under and shall be construed in accordance with and governed by the laws of the State of Illinois, except that (1) if at any time the laws of the United States of America permit Lender to contract for, take, reserve, charge or receive a higher rate of interest than is allowed by the laws of the State of Illinois (whether such federal laws directly so provide or refer to the law of any state), then such federal laws shall to such extent govern as to the rate of interest which Lender may contract for, take, reserve, charge or receive under the Loan Documents and (2) to the extent otherwise specified in any of the Loan Documents.
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Section 11.4 Invalid Provisions.
If any provision of any Loan Document is held to be illegal, invalid or unenforceable, such provision shall be fully severable; the Loan Documents shall be construed and enforced as if such illegal, invalid or unenforceable provision had never comprised a part thereof; the remaining provisions thereof shall remain in full effect and shall not be affected by the illegal, invalid, or unenforceable provision or by its severance therefrom; and in lieu of such illegal, invalid or unenforceable provision there shall be added automatically as a part of such Loan Document a provision as similar in terms to such illegal, invalid or unenforceable provision as may be possible to be legal, valid and enforceable.
Section 11.5 Reimbursement of Expenses: Portfolio Administration Fee.
Borrowers shall pay all expenses incurred by Agent and Lenders in connection with the Loan, including, without limitation, (i) out-off pocket costs and expenses of Agent and Lender in connection with (a) the negotiation, preparation, execution and delivery of the Loan Documents and the documents and instruments referred to therein; (b) due diligence with respect to the Collateral and the creation, perfection or protection of Agent's liens in the Collateral (including, without limitation, fees and expenses for title and lien searches, premiums for title insurance and endorsements thereto, amended or replacement Security Documents, Uniform Commercial Code financing statements or other collateral security instruments, title insurance premiums and filing and recording fees, third party due diligence expenses for the Projects plus travel expenses, accounting firm fees, costs of the appraisals and Site Assessments (and the environmental consultant), the engineering reports, audit costs and costs and fees incurred in connection with arranging, setting up, servicing any pledged accounts or similar collateral); (c) the negotiation, preparation, execution and delivery of any amendment, waiver, restructuring, workout or consent relating to any of the Loan Documents, (d) the settlement of or dispute regarding condemnation and casualty awards and (e) the preservation of rights under and enforcement of the Loan Documents and the documents and instruments referred to therein, including any communications or discussions relating to any action that any Borrower shall from time to time request Agent to take, as well as any restructuring or rescheduling of the Loan, (ii) the fees, expenses and other charges of counsel to Agent and the Lender in connection with all of the foregoing, (iii) all fees and expenses of any servicer appointed by Agent to service and administer the Loan and its counsel, and (iv) Agent's or Lender's reasonable travel and other out-of-pocket expenses in connection with site visits to the Projects. Borrowers shall, upon request, promptly reimburse Agent and Lender for all amounts expended, advanced or incurred by Agent and Lender to collect the Note, or to enforce the rights of Agent and Lender under this Agreement or any other Loan Document, or to defend or assert the rights and claims of Agent and Lender under the Loan Documents or with respect to the Projects (by litigation or other proceedings), which amounts will include all court costs, attorneys' fees and expenses, fees of auditors and accountants, and investigation expenses as may be incurred by Agent and Lender in connection with any such matters (whether or not litigation is instituted), together with interest at the Default Rate on each such amount from the date of disbursement until the date of reimbursement to Agent, all of which shall constitute part of the Loan and shall be secured by the Loan Documents.
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Section 11.6 Approvals; Third Parties; Conditions.
All approval rights retained or exercised by Agent with respect to leases, contracts, plans, studies and other matters are solely to facilitate Lender's credit underwriting, and shall not be deemed or construed as a determination that Agent or Lender has passed on the adequacy thereof for any other purpose and may not be relied upon by Borrowers or any other Person. This Agreement is for the sole and exclusive use of Agent, Lender and Borrowers and may not be enforced, nor relied upon, by any Person other than Agent, Lender and Borrowers. All conditions of the obligations of Agent or Lender hereunder, including the obligation to make advances, are imposed solely and exclusively for the benefit of Agent and Lender, and their respective successors and assigns, and no other Person shall have standing to require satisfaction of such conditions or be entitled to assume that Lender will refuse to make advances in the absence of strict compliance with any or all of such conditions, and no other Person shall, under any circumstances, be deemed to be a beneficiary of such conditions, any and all of which may be freely waived in whole or in part by Agent or Lender, as applicable, at any time in Agent's or Lender's sole discretion.
Section 11.7 Lender Not in Control; No Partnership.
None of the covenants or other provisions contained in this Agreement shall, or shall be deemed to, give Agent or Lender the right or power to exercise control over the affairs or management of Borrowers, the power of Agent and Lender being limited to the rights to exercise the remedies referred to in the Loan Documents. The relationship between Borrowers, on the one hand, and Agent and Lender, on the other hand, is, and at all times shall remain, solely that of debtor and creditor. No covenant or provision of the Loan Documents is intended, nor shall it be deemed or construed, to create a partnership, joint venture, agency or common interest in profits or income between Agent and Lender, on the one hand, and Borrowers, on the other hand, or to create an equity in the Projects in Lender or Agent. Neither Agent nor Lender either undertakes or assumes any responsibility or duty to Borrowers or to any other person with respect to the Projects or the Loan, except as expressly provided in the Loan Documents; and notwithstanding any other provision of the Loan Documents (a) Neither Agent nor Lender is nor shall be construed as, a partner, joint venturer, alter ego, manager, controlling person or other business associate or participant of any kind of Borrowers or its stockholders, members, or partners and neither Agent nor Lender intends to ever assume such status; (b) Neither Agent nor Lender shall in any event be liable for any Debts, expenses or losses incurred or sustained by Borrowers; and (c) neither Agent nor Lender shall be deemed responsible for or a participant in any acts, omissions or decisions of Borrowers or their stockholders, members, or partners. Agent, and Lender, on the one hand, and Borrowers, on the other hand, disclaim any intention to create any partnership, joint venture, agency or, common interest in profits or income between Agent and Lender, on the one hand, and Borrowers, on the other hand, or to create an equity in the Projects in Agent or Lender, or any sharing of liabilities, losses, costs or expenses.
Section 11.8 Time of the Essence.
Time is of the essence with respect to this Agreement.
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Section 11.9 Successors and Assigns.
This Agreement shall be binding upon and inure to the benefit of Agent, Lender and Borrowers and the respective successors and assigns of Agent, Lender and Borrowers, provided that neither any Borrower nor any other Guarantor shall, without the prior written consent of Agent, assign any rights, duties or obligations hereunder.
Section 11.10 Renewal, Extension or Rearrangement.
All provisions of the Loan Documents shall apply with equal effect to each and all promissory notes and amendments thereof hereinafter executed which in whole or in part represent a renewal, extension, increase or rearrangement of the Loan. For portfolio management purposes, Agent and Lender may elect to divide the Loan into two or more separate loans evidenced by separate promissory notes so long as the payment and other obligations of Borrowers are not effectively increased or otherwise modified. Borrowers agree to cooperate with Agent and to execute such documents as Agent reasonably may request to effect such division of the Loan.
Section 11.11 Waivers; Forbearance.
No advance of Loan proceeds hereunder shall constitute a waiver of any of the conditions of Lender's obligation to make advances nor, in the event Borrower is unable to satisfy any such condition, shall any such advance have the effect of precluding Lender or Agent from thereafter requiring such condition to be satisfied prior to any fixture advance to which such condition otherwise applies. No course of dealing on the part of Agent or Lender, or their respective officers, employees, consultants or agents, nor any failure or delay by Agent or Lender with respect to exercising any right, power or privilege of Agent or Lender under any of the Loan Documents, shall operate as a waiver thereof. Any forbearance by Agent or Lender in exercising any right or remedy under any of the Loan Documents, or otherwise afforded by applicable law, shall not be a waiver of or preclude the exercise of any right or remedy. Agent's acceptance of payment of any sum secured by any of the Loan Documents after the due date of such payment shall not be a waiver of Agent's or Lender's right to either require prompt payment when due of all other sums so secured or to declare a Potential Default for failure to make prompt payment. The procurement of insurance or the payment of taxes or other liens or charges by Agent or Lender shall not be a waiver of Agent's or Lender's right to accelerate the maturity of the Loan, nor shall Agent's or Lender's receipt of any awards, proceeds, or damages under this Agreement or the Security Document operate to cure or waive Borrowers' or any Guarantor's Potential Default in payment of sums secured by any of the Loan Documents.
Section 11.12 Cumulative Rights.
Rights and remedies of Agent and Lender under the Loan Documents shall be cumulative, and the exercise or partial exercise of any such right or remedy shall not preclude the exercise of any other right or remedy.
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Section 11.13 Singular and Plural.
Words used in this Agreement and the other Loan Documents in the singular, where the context so permits, shall be deemed to include the plural and vice versa. The definitions of words in the singular in this Agreement and the other Loan Documents shall apply to such words when used in the plural where the context so permits and vice versa.
Section 11.14 Phrases.
When used in this Agreement and the other Loan Documents, the phrase "including" shall mean "including, but not limited to," the phrase "satisfactory to Agent" or "satisfactory to Lender" shall mean "in form and substance satisfactory to Agent in all respects" or "in form and substance satisfactory to Lender in all respects" (as applicable), (unless otherwise modified) the phrase "with Agent's consent", "with Agent's approval", "with Lender's consent" or "with Lender's approval" shall mean such consent or approval at Agent's or Lender's discretion (as applicable), and the phrase "acceptable to Agent" or "acceptable to Lender" shall mean "acceptable to Agent at Agent's sole discretion" or "acceptable to Lender at Lender's sole discretion" (as applicable).
Section 11.15 Exhibits and Schedules.
The exhibits and schedules attached to this Agreement are incorporated herein and shall be considered a part of this Agreement for the purposes stated herein.
Section 11.16 Titles of Articles, Sections and Subsections.
All titles or headings to articles, sections, subsections or other divisions of this Agreement and the other Loan Documents or the exhibits hereto and thereto are only for the convenience of the parties and shall not be construed to have any effect or meaning with respect to the other content of such articles, sections, subsections or other divisions, such other content being controlling as to the agreement between the parties hereto.
Section 11.17 Promotional Material.
Borrowers authorize Agent and Lender to issue press releases, advertisements and other promotional materials in connection with Lender's own promotional and marketing activities, and describing the Loan in general terms or in detail and Lender's and Agents participation in the Loan. All references to Lender or Agent contained in any press release, advertisement or promotional material issued by any Borrower or Affiliate of Borrowers shall be approved in writing by Agent in advance of issuance.
Section 11.18 Survival.
All of the representations, warranties, covenants, and indemnities hereunder, and under the indemnification provisions of the other Loan Documents shall survive the repayment in full of the Loan and the release of the liens evidencing or securing the Loan, and shall survive the transfer (by sale, foreclosure, conveyance in lieu of foreclosure or otherwise) of any or all right, title and interest in and to the Projects to any party, whether or not an Affiliate of Borrowers.
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Section 11.19 WAIVER. OF JURY TRIAL.
BORROWERS, AGENT AND LENDER HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING BASED UPON, OR RELATED TO, THE SUBJECT MATTER OF THIS AGREEMENT AND ANY OF THE OTHER LOAN DOCUMENTS AND THE BUSINESS RELATIONSHIP THAT IS BEING ESTABLISHED. THIS WAIVER IS KNOWINGLY, INTENTIONALLY AND VOLUNTARILY MADE BY BORROWERS, AGENT AND LENDER, AND BORROWERS ACKNOWLEDGE THAT NONE OF LENDER, AGENT OR ANY PERSON ACTING ON BEHALF OF LENDER OR AGENT HAS MADE ANY REPRESENTATIONS OF FACT TO INDUCE THIS WAIVER OF TRIAL BY JURY OR HAS TAKEN ANY ACTIONS WHICH IN ANY WAY MODIFY OR NULLIFY ITS EFFECT. BORROWERS, AGENT AND LENDER ACKNOWLEDGE THAT THIS WAIVER IS A MATERIAL INDUCEMENT TO ENTER INTO A BUSINESS RELATIONSHIP, THAT EACH OF THEM HAS ALREADY RELIED ON THIS WAIVER IN ENTERING INTO THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS AND THAT EACH OF THEM WILL CONTINUE TO RELY ON THIS WAIVER IN THEIR RELATED FUTURE DEALINGS. BORROWERS, AGENT AND LENDER FURTHER ACKNOWLEDGE THAT THEY HAVE BEEN REPRESENTED (OR HAVE HAD THE OPPORTUNITY TO BE REPRESENTED) IN THE SIGNING OF THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL COUNSEL. WITHOUT LIMITING THE APPLICABILITY OF THE PROVISIONS OF SECTION 8.13 ABOVE, IF ANY ACTION OR PROCEEDING IS FILED IN A COURT OF THE STATE OF CALIFORNIA BY OR AGAINST ANY PARTY HERETO IN CONNECTION WITH ANY OF THE TRANSACTIONS CONTEMPLATED BY THIS AGREEMENT, ANY OTHER LOAN DOCUMENT OR ANY TRANSACTION CONTEMPLATED HEREBY OR THEREBY, THE PARTIES HERETO HEREBY AGREE THAT (A) THE COURT SHALL, AND IS HEREBY DIRECTED TO, MAKE A GENERAL REFERENCE PURSUANT TO CALIFORNIA CODE OF CIVIL PROCEDURE SECTION 638 ("SECTION 638") TO A REFEREE OR REFEREES TO HEAR AND DETERMINE ALL OF THE ISSUES IN SUCH ACTION OR PROCEEDING (WHETHER OF FACT OR OF LAW) AND TO REPORT A STATEMENT OF DECISION, PROVIDED THAT AT THE OPTION OF LENDER, ANY SUCH ISSUES PERTAINING TO A "PROVISIONAL REMEDY" AS DEFINED IN CALIFORNIA CODE OF CIVIL PROCEDURE SECTION 1281.8 SHALL BE HEARD AND DETERMINED BY THE COURT, AND (B) BORROWERS AND GUARANTOR SHALL BE SOLELY RESPONSIBLE TO PAY ALL FEES AND EXPENSES OF ANY REFEREE APPOINTED IN SUCH ACTION OR PROCEEDING. THE PARTIES HERETO INTEND THAT THIS PARAGRAPH CREATE A REFERENCE AGREEMENT WITHIN THE MEANING OF SECTION 638.
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Section 11.20 Waiver of punitive or Consequential Damages.
Neither Agent, Lender nor any Borrower shall be responsible or liable to the other or to any other Person for any punitive, exemplary or consequential damages which may be alleged as a result of the Loan or the transaction contemplated hereby, including any breach or other Potential Default by any party hereto.
Section 11.21 Governing Law.
The laws of the State of Illinois and of the United States of America shall govern the rights and duties of the parties hereto and the validity, construction, enforcement and interpretation of the Loan Documents, except to the extent otherwise specified in any of the Loan Documents.
Section 11.22 Entire Agreement.
This Agreement and the other Loan Documents embody the entire agreement and understanding between Agent, Lender and Borrowers and supersede all prior agreements and understandings between such parties relating to the subject matter hereof and thereof. Accordingly, the Loan Documents may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements among the parties. If any conflict or inconsistency exists between the Commitment and this Agreement or any of the other Loan Documents, the terms of this Agreement and the other Loan Documents shall control.
Section 11.23 Counterparts.
This Agreement may be executed in multiple counterparts, each of which shall constitute an original, but all of which shall constitute one document.
Section 11.24 Venue.
EACH BORROWER HEREBY CONSENTS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED WITHIN THE COUNTY OF COOK, STATE OF ILLINOIS AND IRREVOCABLY AGREES THAT, SUBJECT TO AGENT OR LENDER'S ELECTION, ALL ACTIONS OR PROCEEDINGS ARISING OUT OF OR RELATING TO THIS AGREEMENT OR THE OTHER LOAN DOCUMENTS SHALL BE LITIGATED IN SUCH COURTS. EACH BORROWER EXPRESSLY SUBMITS AND CONSENTS TO THE JURISDICTION OF THE AFORESAID COURTS AND WAIVES ANY DEFENSE OF FORUM NON CONVENIENS. EACH BORROWER HEREBY WAIVES PERSONAL SERVICE OF ANY AND ALL PROCESS AND AGREES THAT ALL SUCH SERVICE OF PROCESS MAY BE MADE UPON BORROWERS BY CERTIFIED OR REGISTERED MAIL, RETURN RECEIPT REQUESTED, ADDRESSED TO BORROWERS, AT THE ADDRESS SET FORTH IN THIS AGREEMENT AND SERVICE SO MADE SHALL BE COMPLETE TEN (10) DAYS AFTER THE SAME HAS BEEN POSTED.
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Section 11.25 Sale of Loan, Participation,
Lender or Agent, at any time and without the consent of Borrowers or Guarantor may grant participation in or sell, transfer, assign and convey all or any portion of its right, title and interest in and to the Loan, this Agreement and the other Loan Documents, any guaranties given in connection with the Loan and any collateral given to secure the Loan. Agent and Lender shall have the right (but shall be under no obligation) to make available to any party for the purpose of granting participations in or suing, transferring, assigning or conveying all or any part of the Loan (including any governmental agency or authority and any prospective bidder at any foreclosure sale of any Project) any and all information which Agent or Lender may have with respect to the Projects and Borrowers, whether provided by Borrowers, Guarantor or any third party or obtained as a result of any environmental assessments. Each Borrower and each Guarantor agrees that Agent and Lender shall have no liability whatsoever as a result of delivering any such information to any third party, and Borrowers and the other Loan Parties, on behalf of themselves and their successors and assigns, hereby release and discharge Agent and Lender from any and all liability, claims, damages, or causes of action, arising, out of, connected with or incidental to the delivery of any such information to any third party.
Section 11.26 Limitation on Liability of Agent's and Lender's Officers, Employees, etc.
Any obligation or liability whatsoever of Agent or Lender which may arise at any time under this Agreement or any other Loan Document shall be satisfied, if at all, out of the Agent's or Lender's assets only. No such obligation or liability shall be personally binding upon, nor shall resort for the enforcement thereof be had to, the property of any of Agent's or Lender's shareholders, directors, officers, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort or otherwise.
Section 11.27 Effectiveness of Facsimile Documents and Signatures,
The Loan Documents may be transmitted and/or signed by facsimile. The effectiveness of any such documents and signatures shall, subject to applicable law, have the same force and effect as manually signed originals and shall be binding on all parties to the Loan Documents. Agent may also require that any such documents and signatures be confirmed by a manually signed original thereof; provided, however, that the failure to request or deliver the same shall not limit the effectiveness of any facsimile document or signature.
Section 11.28 Joint and Several Liability.
The Indebtedness and all other obligations of Borrowers hereunder and under the Loan Documents (collectively, the "Obligations") shall be joint and several obligations and liabilities of each Borrower and of each, Borrowers heirs, personal representatives, successors and assigns.
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Section 11.29 Agency
Both GECC and the other Lenders agree that GECC shall act as agent for each Lender in all dealings with Borrowers, Guarantor and Master Tenants under or in connection with this Loan Agreement and each of the other Loan Documents, including without limitation, granting any consents or waivers, taking any enforcements actions, sending or receiving notices, dealing with collateral, granting releases, accepting payments or otherwise. Borrowers, Guarantor, Master Tenants and all Loan Parties may rely without question upon any document signed by GECC as agent for each Lender hereunder or under any other Loan Documents. References to "Lender" in this Agreement and in the other Loan Documents shall refer to each of GECC and the other financial institutions who are or hereafter become parties to this Agreement as Lenders, individually, or to all of GECC and the other financial institutions who are or hereafter become parties to this Agreement, collectively, as the context may require; provided any and all grants of security interests to a Lender under this Agreement or any other Loan Document shall be deemed to be a grant to GECC as agent for each Lender.
Section 11.30 California Waivers.
EXCEPT AS OTHERWISE EXPRESSLY PERMITTED IN THE NOTE, THE LOAN AGREEMENT OR THE OTHER LOAN DOCUMENTS, EACH BORROWER HEREBY EXPRESSLY (A) WAIVES ANY RIGHTS IT MAY HAVE UNDER LAW, PURSUANT TO CALIFORNIA CIVIL CODE SECTION 2954.10 OR OTHERWISE, TO PREPAY THE NOTE, IN WHOLE OR IN PART, WITHOUT PENALTY, UPON ACCELERATION OF THE MATURITY DATE, AND (B) AGREES THAT IF, FOR ANY REASON, A PREPAYMENT OF ALL OR ANY PORTION OF THE PRINCIPAL AMOUNT OF THE NOTE IS MADE INCLUDING, WITHOUT LIMITATION, UPON OR FOLLOWING ANY ACCELERATION OF THE MATURITY DATE BY AGENT OR LENDER ON ACCOUNT OF ANY DEFAULT BY ANY BORROWER, INCLUDING, WITHOUT LIMITATION, ANY TRANSFER, DISPOSITION, OR FURTHER ENCUMBRANCE PROHIBITED OR RESTRICTED BY THE LOAN AGREEMENT, THEN EACH BORROWER SHALL BE OBLIGATED TO PAY CONCURRENTLY WITH SUCH PREPAYMENT THE PREPAYMENT PREMIUM AND THE MAKE WHOLE BREAKAGE AMOUNT, IF ANY. BY INITIALING THIS PROVISION IN THE SPACE PROVIDED BELOW, EACH BORROWER HEREBY DECLARES THAT (1) EACH OF THE FACTUAL MATTERS SET FORTH IN THIS PARAGRAPH IS TRUE AND CORRECT, (2) LENDER'S AGREEMENT TO MAKE THE LOAN EVIDENCED BY THIS NOTE AT THE INTEREST RATE AND FOR THE TERM SET FORTH IN THE LOAN AGREEMENT CONSTITUTES ADEQUATE CONSIDERATION FOR THIS WAIVER AND AGREEMENT, AND HAS BEEN GIVEN INDIVIDUAL WEIGHT BY EACH BORROWER, AGENT AND LENDER, (3) EACH BORROWER IS A SOPHISTICATED AND KNOWLEDGEABLE REAL ESTATE INVESTOR WITH COMPETENT AND INDEPENDENT LEGAL COUNSEL, AND (4) EACH BORROWER FULLY UNDERSTANDS THE EFFECT OF THIS WAIVER AND AGREEMENT.
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INITIALS OF GREGORY K. STAPLEY ON BEHALF OF EACH BORROWER:
Section 11.31 Additional Waivers.
Each Borrower hereby waives, to the maximum extent permitted by California Civil Code Section 2856 and/or other applicable law, all suretyship rights and defenses which might otherwise be available to such Borrower under or pursuant to California Civil Code Sections 2787 through 2855 inclusive.
(a) Each Borrower hereby waives all rights and defenses that such Borrower may have because the Borrowers' debt is secured by real property. This means, among other things:
(A) Agent may collect from any Borrower without first foreclosing on any real or personal property collateral pledged by the other Borrowers;
(B) If Agent forecloses on any real property collateral pledged by the Borrowers:
(1) The amount of the debt may be reduced only by the price for which that collateral is sold at the foreclosure sale, even if the collateral is worth more than the sale price.
(2) Agent may collect from such Borrower even if Agent, by foreclosing on the real property collateral, has destroyed any right such Borrower may have to collect, from other Borrowers.
This is an unconditional and irrevocable waiver of any rights and defenses Borrowers may have because the Borrowers' debt is secured by real property. These rights and defenses include, but are not limited to, any rights or defenses based upon Section 580a, 580b, 580d or 726 of the California Code of Civil Procedure.
(b) Each Borrower hereby waives all rights and defenses arising out of an election of remedies by Agent or Lender, even though that election of remedies, such as nonjudicial foreclosure with respect to security for a guaranteed obligation, has destroyed Borrowers' rights of subrogation and reimbursement against Borrowers by the operation of Section 580d of the California Code of Civil Procedure or otherwise,
Without limiting the generality of the foregoing, each Borrower hereby expressly: (a) waives any and all benefits which might otherwise be available to it under California Civil Code Sections 2809, 2810, 2819, 2839, 2845 through 2847, 2849, 2850, 2899 and 3433, and California Code of Civil Procedure Sections 580a, 580b, 580d and 726, or any similar statutes of other states; (b) acknowledges that Section 2856 of the California Civil Code authorizes and validates waivers of a borrower's or guarantor's rights of subrogation and reimbursement and certain other rights and defenses available to such Borrower under California law; and (c) waives all rights of subrogation, reimbursement, indemnification and contribution and all other rights and defenses that are or may become available by reason of Sections 2787 to 2855, inclusive, of the California Civil Code.
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Section 11.32 Arizona Waiver.
Without limiting the generality of the foregoing or any other provision hereof, each Borrower further expressly waives, to the extent permitted by law, (i) the benefits of any statutory or other provision limiting the liability of a surety, including without limitation, any and all rights and defenses which might otherwise be available to Borrowers under Arizona Revised Statutes Section 121641 et seq. and Rule 17(f) of the Arizona Rules of Civil Procedure; and (b) the benefits of any statutory provision limiting the right of Agent or Lender to recover a deficiency judgment, or to otherwise proceed against any person or entity obligated for payment of the Indebtedness, after any foreclosure or trustee's sale of any security for the Indebtedness, including without limitation the benefits to Borrowers of Arizona Revised Statutes Sections 33-814 and 12-1566.
[Signatures appear on the following page.]
59
EXECUTED as of the date first written above.
LENDER: | |||
|
GECC: GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation |
||
|
By: |
/s/ Jim McMahon |
|
Name: Jim McMahon
Its: Duly Authorized Signatory |
|||
|
BORROWERS: |
||
|
SKY HOLDINGS AZ LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
|
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
TERRACE HOLDINGS AZ LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
|
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
|
|
|
Signature Page to Third Amended and Restated Loan Agreement
60
EXECUTED as of the date first written above.
LENDER: | |||
|
GECC: |
||
|
GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation |
||
|
GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation |
||
|
By: |
|
|
Name: |
|
||
Title: |
|
||
|
BORROWERS: |
||
|
SKY HOLDINGS AZ LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
TERRACE HOLDINGS AZ LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
|
|
|
Signature Page to Third Amended and Restated Loan Agreement
61
EXECUTED as of the date first written above.
|
ENSIGN HIGHLAND LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
VALLEY HEALTH HOLDINGS LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
PLAZA HEALTH HOLDINGS LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
RILLITO HOLDINGS LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
Signature Page to Third Amended and Restated Loan Agreement
62
EXECUTED as of the date first written above.
|
MOUNTAINVIEW COMMUNITY CARE LLC, a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
MEADOWBROOK HEALTH ASSOCIATES LLC a Nevada limited liability company |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
CEDAR AVENUE HOLDINGS LLC, a Nevada L.L.C. |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
|||
|
GRANADA INVESTMENTS LLC, a Nevada L.L.C. |
||
|
By: |
The Ensign Group, Inc., a Delaware corporation, its sole member |
|
|
|
By: |
/s/ Gregory K. Stapley |
|
|||
Name: Gregory K. Stapley
Its: Vice President |
Signature Page to Third Amended and Restated Loan Agreement
63
EXECUTED as of the date first written above.
|
AGENT: |
||
|
GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation |
||
|
By: |
/s/ Jim McMahon |
|
Name: Jim McMahon
Its: Duly Authorized Signatory |
Signature Page to Third Amended and Restated Loan Agreement
64
EXHIBIT A-1
The Desert Sky Health and Rehabilitation Center Project
Borrower: |
|
Sky Holdings AZ LLC |
Name of Facility: |
|
Desert Sky Heals and Rehabilitation Center and Desert Sky Assisted Living |
Address of Land: |
|
5125 North 58 th Avenue, Glendale, Arizona |
Master Tenant: |
|
Glendale Healthcare Associates LLC |
Number of Licensed Beds/Units: |
|
189 SNF beds; 103 ALF Units |
Number of Parking Spaces: |
|
118 |
Legal Description of Land: |
|
Attached |
65
EXHIBIT A-2
The Desert Terrace Nursing Center Project
Borrower: |
|
Terrace Holdings AZ LLC |
Name of Facility: |
|
Desert Terrace Nursing Center |
Address of Land: |
|
2509 North 201 Street, Phoenix, Arizona |
Master Tenant: |
|
24 th Street Healthcare Associates LLC |
Number of Licensed Beds/Units: |
|
108 beds |
Number of Parking Spaces: |
|
51 |
Legal Description of Land: |
|
Attached |
66
EXHIBIT A-3
The Highland Manor Health and Rehabilitation Center Project
Borrower: |
|
Ensign Highland LLC |
Name of Facility: |
|
Highland Manor Health and Rehabilitation Center |
Address of Land: |
|
4635 North 14 th Street, Phoenix, Arizona |
Master Tenant: |
|
Highland Healthcare LLC |
Number of Licensed Beds/Units: |
|
107 beds |
Number of Parking Spaces: |
|
32 |
Legal Description of Land: |
|
Attached |
67
Borrower: |
|
Valley Health Holdings LLC |
Name of Facility: |
|
North Mountain Medical and Rehabilitation Center |
Address of Land: |
|
9155 N. 3rd Street, Phoenix, Arizona |
Master Tenant: |
|
Radiant Hills Health Associates LLC |
Number of Licensed Beds/Units: |
|
155 |
Number of Parking Spaces: |
|
101 |
Legal Description of Land: |
|
Attached |
68
EXHIBIT A-5
The Park Manor Project
Borrower: |
|
Plaza Health Holdings LLC |
Name of Facility: |
|
Park Manor Rehabilitation Center |
Address of Land: |
|
1710 Plaza Way, Walla Walla, Washington |
Master Tenant: |
|
Manor Park Healthcare LLC |
Number of Licensed Beds/Units: |
|
79 |
Number of Parking Spaces: |
|
|
Legal Description of Land: |
|
Attached |
69
EXHIBIT A-6
The Catalina Project
Borrower: |
|
Rillito Holdings LLC |
Name of Facility: |
|
Catalina Care and Rehabilitation Center |
Address of Land: |
|
2611 N. Warren Avenue, Tucson, Arizona |
Master Tenant: |
|
Presidio Health Associates LLC |
Number of Licensed Beds/Units: |
|
102 |
Number of Parking Spaces: |
|
|
Legal Description of Land: |
|
|
Lots 2, 3, 4 and 7 in Block 6 of Amended Samos Subdivision, according to the plat of record in the office of the County Recorder of Pima County, Arizona in Book 5 of Maps and Plats at Page 41, being more particularly described as follows:
Commencing at the Northwest corner of said Lot 7, said point being the "Point of Beginning"; thence N 89° 57' 00" E, along the North boundary line of said Lots 7 and 2, a distance of 381.21 feet to the Northeast corner of said Lot 2;
Thence S 00° 43' 44" W, along the East boundary line of said Lots 2, 3 and 4, a distance of 409.64 feet to the Southeast corner of said Lot 4;
Thence S 89° 25' 45" W, along the South boundary line of said Lot 4, a distance of 172.03 feet to the Southwest corner of Lot 4;
Thence N 00° 43' 44" E, along the West boundary, lines of said Lots 4 and 3, a distance of 261.19 feet to the Northwest corner of said Lot 3;
Thence S 89° 57' 00" W, along the South boundary line of said Lot 7, a distance of 214.49 feet to the Southwest corner of said Lot 7;
Thence N 02° 42' 19" E, along the West boundary line of said Lot 7, a distance of 150.17 feet to the "Point of Beginning."
70
EXHIBIT A-7
The Park View Gardens Project
Borrower: |
|
Mountainview Communitycare LLC |
Name of Facility: |
|
Park View Gardens at Montgomery |
Address of Land: |
|
3751 Montgomery Drive, Santa Rosa, California |
Master Tenant: |
|
Ensign Montgomery LLC |
Number of Licensed Beds/Units: |
|
116 |
Number of Parking Spaces: |
|
|
Legal Description of Land: |
|
Attached |
71
EXHIBIT A-8
The Sabino Project
Borrower: |
|
Meadowbrook Health Associates LLC |
Name of Facility: |
|
Sabino Canyon Rehabilitation and Care Center |
Address of Land: |
|
5830 E. Pima, Tucson, Arizona |
Master Tenant: |
|
Ensign Sabino LLC |
Number of Licensed Beds/Units: |
|
112 |
Number of Parking Spaces: |
|
|
Legal Description of Land: |
|
Attached |
72
EXHIBIT A-9
The Upland Project
Borrower: | Cedar Avenue Holdings LLC | |
Name of Facility: |
|
Upland Rehabilitation and Care Center |
Address of Land: |
|
1221 East Arrow Highway, Upland, California |
Master Tenant: |
|
Upland Community Care, Inc. |
Number of Licensed Beds/Units: |
|
206 |
Number of Panting Spaces: |
|
|
Legal Description of Land: |
|
Attached |
73
EXHIBIT A-10
The Camarillo Project
Borrower: | Granada Investments LLC | |
Name of Facility: |
|
Camarillo Healthcare Center |
Address of Land: |
|
205 Granada Street, Camarillo, California |
Master Tenant: |
|
Camarillo Community Care, Inc. |
Number of Licensed Beds/Units: |
|
114 |
Number of Parking Spaces: |
|
|
Legal Description of Land: |
|
Attached |
74
EXHIBIT B
Intellectual Property
None.
75
EXHIBIT C
Interest Holder Certificate and Agreement
Date:
To: |
General Electric Capital Corporation, as Agent
500 West Monroe Street Suite 1500 Chicago, Illinois 60661 |
Re: Loan Agreement dated as of , 20 among ("Borrowers"), and General Electric Capital Corporation, a Delaware corporation, as Agent and, in its individual capacity as a Lender, "GECC", and the other financial institutions who are or become parties to said Loan Agreement as lenders (collectively with GECC, the "Lender"), (as it may be amended from time to time, the "Loan Agreement")
To induce Agent and Lender to enter into the Loan Agreement with Borrowers, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the undersigned represents, warrants, covenants and agrees for the benefit of Agent and Lender as follows:
1. The undersigned members (collectively, "Owners" and in their individual capacity, "Owner") represent and warrant to Agent and Lender that the Owners own, in the aggregate, 100% of the direct ownership interests in Borrowers, and that neither Borrowers nor any Owner is or shall be and, after due inquiry, that no Person who owns a controlling interest in or otherwise controls Borrowers or any Owner, is or shall be, (a) listed on the Specially Designated Nationals and Blocked Persons List (the "SDN List") maintained by the Office of Foreign Assets Control ("OFAC"), Department of the Treasury, and/or on any other similar publicly-available United States government list ("Other Lists" and, collectively with the SDN List, the "Lists") maintained by the OFAC pursuant to any authorizing statute, Executive Order or regulation (collectively, "OFAC Laws and Regulations"); or (b) a Person (a "Designated Person") either (i) included within the term "designated national" as defined in the Cuban Assets Control Regulations, 31 C.F.R. Part 515, or (ii) designated under Sections 1(a), 1(b), 1(c) or 1(d) of Executive Order No. 13224, 66 Fed. Reg. 49,079 (published September 25, 2001), or similarly designated under any related enabling legislation or any other similar Executive Orders (collectively, the "Executive Orders"). The OFAC Laws and Regulations and the Executive Orders are collectively referred to in this Agreement as the "Anti Terrorism Laws". Each Owner and Borrowers shall required, and shall take reasonable measures to ensure compliance with such requirement, that no Person who owns any other direct interest in any Owner or Borrowers is or shall be listed on any of the Lists or is or shall be a Designated Person. This Section I shall not apply to any Person to the extent that such Person's interest in the Borrowers is through a U.S. Publicly-Traded Entity. As used in this Agreement "U.S. Publicly-Traded Entity" means a Person (other than an individual) whose securities are listed on a national securities exchange, or quoted on an automated quotation system, in the United States, or a wholly-owned subsidiary of such a Person. From time to time upon the written request of Agent, each Owner shall deliver to Borrowers a schedule of the name, legal domicile address and (for entities) place of organization of each holder of a controlling ownership interest in such Owner.
76
2. Each Owner represents and warrants that all evidence of identity provided by it to Borrowers is genuine and that all related information is accurate and that it has acquired, or is acquiring, and shall hold, its interest in Borrowers for its own account, risk and beneficial interest and without the obligation or intention to sell, distribute, assign or transfer all or a portion of such interest to any other Person.
3. Each Owner represents and warrants that it has taken, and agrees that it shall continue to take, reasonable measures appropriate to the circumstances (and in any event as required by law), with respect to each holder of a controlling ownership interest in such Owner and Borrowers, to assure that funds invested by such holders in Borrowers are derived from legal sources (the "Anti Money Laundering Measures"). The Anti Money Laundering Measures have been and shall be undertaken in accordance with the Bank Secrecy Act, 31 U.S.C. §§ 5311 et seq. ("BSA"), to the extent applicable and all applicable laws, regulations and government guidance on BSA compliance and on the prevention and detection of money laundering violations under 18 U.S.C. §§ 1956 and 1957 (collectively, "Anti Money Laundering Laws").
4. Each Owner represents and warrants, to its knowledge after making due inquiry, that neither it nor any holder of a controlling ownership interest in any Owner or in Borrowers (a) is under investigation by any governmental authority for, or has been charged with, or convicted of, money laundering under l8 U.S.C. §§ 1956 and 1957, drug trafficking, terrorist related activities, other money, laundering predicate crimes or any violation of the BSA, (b) has been assessed civil penalties under Anti Money Laundering Laws, or (c) has had its funds seized or forfeited in an action under any Anti Money Laundering Laws.
5. Each Owner shall immediately notify Agent if such Owner obtains actual knowledge that Borrowers, any Owner, or any holder of a direct or indirect interest in Borrowers or any Owner, or any director, manager or officer of any of them, (a) has been listed on any of the Lists, (b) has become a Designated Person, (c) is under investigation by any governmental authority for, or has been charged with or convicted of, money laundering, drug trafficking, terrorist related activities, other money laundering predicate crimes, or any violation of the BSA, (d) has been assessed civil penalties under any Anti Money Laundering Laws, or (e) has had funds seized or forfeited in an action under any Anti Money Laundering Laws.
6. Each Owner acknowledges and agrees that if any of the representations or warranties of the undersigned set forth herein are false, misleading or incorrect in any material respect as of the date made, Agent, in addition to all of its other rights and remedies, may declare that an Event of Default exists under the Loan Agreement. Each Owner agrees to notify Borrowers and Agent promptly of any change in facts or circumstances that causes any of the representations or warranties contained herein to the untrue.
77
7. Each Owner represents and warrants that it has taken, and agrees that it shall continue to take, reasonable measures, appropriate to the circumstances (and in any event as required by law), to ensure that it and Borrowers are and shall be in compliance with all current and future applicable Anti-Money Laundering Laws, and other applicable laws, regulations and government guidance for the prevention of terrorism, terrorist financing and drug trafficking.
8. In addition to the representations, warranties and covenants regarding full compliance with Anti-Terrorism Laws and Anti-Money Laundering Laws, each Owner represents and warranties that it is, and agrees that it shall remain, in compliance in all material respects with all other laws and requirements applicable to it, its business and its assets, the violation of which would have a material adverse effect on its ability to perform its obligations under the Borrowers' operating agreement or on the Borrowers' ability to perform its obligations under the Loan Agreement.
9. Each Owner shall cause to be made, all payments owed by Borrowers to Agent by check or wire transfer drawn on an account owned by Borrowers, or by an Owner or another Person approved in writing in advance by Agent, and maintained at a banking institution organized under the laws of the United States or one of its constituent States, or at a federally regulated U.S. branch or agency of a foreign bank, or at a federally regulated securities broker dealer.
10. If the applicable Anti-Money Laundering Measures do not provide, in Agent's reasonable determination, adequate means to assure that Persons that are listed on any of the Lists, or that are Designated Persons, or whose funds are not derived from legal sources, are excluded from becoming or being direct or indirect investors in any Owner or Borrowers, Agent shall notify Borrowers of its determination in accordance with the notice provisions in the Loan Agreement. If such inadequate Anti-Money Laundering Measures are not modified in a commercially reasonable manner to Agent's reasonable satisfaction within thirty (30) days following notice to Borrowers of Agent's determination, each of the undersigned acknowledges that Agent, in addition to all of its other rights and remedies, may declare that an Event of Default exists.
11. No transfer of any direct interest in Borrowers or of any controlling ownership interest in Owner shall be effective unless and until the transferor has provided a written certification to Borrowers that, after making due inquiry, (a) the transferee or any Person who owns a controlling interest in, or otherwise controls, the transferee is not listed on any of the Lists and is not a Designated Person, and the transferee has taken reasonable measures to assure that no holder of any other controlling ownership interest in the transferee is so listed or is so designated; provided, however, that none of the foregoing shall apply to any Person which is, or to the extent that such interest is through, a U.S. Publicly-Traded Entity, and (b) the funds for investment in Owner or Borrowers are derived from legal sources.
78
12. Each Owner acknowledges and agrees that if at any time Borrowers or Agent reasonably believes that such Owner has breached its representations and warranties or its agreements set forth herein, Borrowers have the right or may be obligated to block such Owner's investment in Borrowers, to prohibit additional investments, to segregate the assets constituting such Owner's the investment in accordance with applicable Anti-Terrorism Laws, to decline any redemption request or to redeem the Investor's investment. Each Owner further acknowledges that it will have no claim against Borrowers, Lender or Agent or any of their respective affiliates or agents for any form of damages as a result of any of the foregoing actions.
13. Each Owner shall require each Person that proposes to become a holder of any direct interest in Borrowers or of any controlling ownership interest in Owner to sign an agreement substantially in the form of this Agreement and to deliver the same to Borrowers.
14. Capitalized terms used in this Agreement and not defined in this Agreement shall have the meanings assigned to them in the Loan Agreement. Any notice sent to Agent under this Agreement shall be sent in accordance with the notice provisions set forth in the Loan Agreement.
15. The undersigned acknowledges that (a) Lender is relying on this Agreement and its rights hereunder in entering into the Loan Agreement and in advancing proceeds of the Loan, and (b) any terms hereof applying to more than one of the undersigned are made on a joint and several basis hereunder. This Agreement may be executed in counterparts.
79
IN WITNESS WHEREOF, each of the undersigned have executed and delivered this Agreement as of the date set forth above.
OWNER:
80
EXHIBIT D
Provider Payment/Reimbursement Programs
81
EXHIBIT E
Governmental Approvals
82
Desert Sky (Glendale, AZ)
Item Description
|
Quantity
|
Cost
|
I-Total$
|
Comments
|
||||||
---|---|---|---|---|---|---|---|---|---|---|
ADA Compliance Items | 1 | $ | 600.00 | $ | 600 | See Section III G.2 of the report for detailed explanation | ||||
|
|
|
||||||||
Total Immediate Repairs | $ | 600 | ||||||||
|
Desert Terrace (Phoenix, AZ)
Item Description
|
Quantity
|
Cost
|
I-Total$
|
Comments
|
||||||
---|---|---|---|---|---|---|---|---|---|---|
Irrigation system | 1 | $ | 1,000.00 | $ | 1,000 | See Section III A of the report for detailed explanation | ||||
ADA Compliance Items |
|
1 |
|
$ |
24,990.00 |
|
$ |
24,990 |
|
See Section III G.2 of the report for detailed explanation |
|
|
|
||||||||
Total Immediate Repairs | $ | 25,990 | ||||||||
|
Catalina (Tucson, AZ)
Item Description
|
Quantity
|
Cost
|
I-Total$
|
Comments
|
||||||
---|---|---|---|---|---|---|---|---|---|---|
ADA Compliance Items | 1 | $ | 900 | $ | 900 | See Section III G.2 of the report for detailed explanation | ||||
|
|
|
||||||||
Total Immediate Repairs | $ | 900 | ||||||||
|
Highland Manor (Phoenix, AZ)
Item Description
|
Quantity
|
Cost
|
I-Total$
|
Comments
|
||||||
---|---|---|---|---|---|---|---|---|---|---|
ADA Compliance Items | 1 | $ | 4,940 | $ | 4,940 | See Section III G.2 of the report for detailed explanation | ||||
|
|
|
||||||||
Total Immediate Repairs | $ | 4,940 | ||||||||
|
North Mountain (Phoenix, AZ)
Item Description
|
Quantity
|
Cost
|
I-Total$
|
Comments
|
||||||
---|---|---|---|---|---|---|---|---|---|---|
Asphalt pavement, initial seal coat | 31,500 | $ | 3,150.00 | $ | 3,150 | Seal, stripe. | ||||
ADA Compliance Items |
|
1 |
|
$ |
1,410.00 |
|
$ |
1,410 |
|
See Section III G.2 of the report for detailed explanation |
|
|
|
||||||||
Total Immediate Repairs | $ | 4,560 | ||||||||
|
83
Park Manor (Walla Walla, WA)
Item Description
|
Quantity
|
Cost
|
I-Total$
|
Comments
|
||||||
---|---|---|---|---|---|---|---|---|---|---|
Fencing, repair an paint | 2,500 | $ | 1,250 | $ | 1,250 | See Section III A of the report for detailed explanation | ||||
Asphalt repair (cut & patch, full-depth) |
|
1,715 |
|
$ |
4,288 |
|
$ |
4,288 |
|
See Section III A of the report for detailed explanation |
Asphalt overlay |
|
17,150 |
|
$ |
10,719 |
|
$ |
10,719 |
|
See Section III A of the report for detailed explanation |
Roof covering, built-up system |
|
1 |
|
$ |
1,000 |
|
$ |
1,000 |
|
Drain installation |
Replace patio roofs |
|
4 |
|
$ |
4,900 |
|
$ |
4,900 |
|
See Section III B of the report for detailed explanation |
Soffit repairs |
|
200 |
|
$ |
1,000 |
|
$ |
1,000 |
|
See Section III B of the report for detailed explanation |
Metal railings, Repair |
|
1 |
|
$ |
1,000 |
|
$ |
1,000 |
|
Repair or replace loose railings |
DHW heaters, <150 gal. |
|
1 |
|
$ |
1,000 |
|
$ |
1,000 |
|
See Section III D of the report for detailed explanation |
ADA Compliance Items |
|
1 |
|
$ |
300 |
|
$ |
300 |
|
See Section III G.2 of the report for detailed explanation |
|
|
|
||||||||
Total Immediate Repairs | $ | 25,456 | ||||||||
|
Desert Terrace Sprinkler Heads
In the Property Condition Report prepared by EMG, it is recommended that Borrowers contact their fire sprinkler contractor to initiate an audit to replace all recalled sprinkler heads, such audit and replacement must be completed within 30 days after the date of this Agreement.
Park View Gardens Sprinklers
In the Property Condition Report prepared by EMG, it is recommended that Borrowers contact their fire sprinkler contractor to initiate an audit to replace all recalled sprinkler heads, such audit and replacement must be completed within 30 days after the date of this Agreement.
84
Property Name: | Upland Rehab and Care Center | Beds: | 203 | |||
Location: | Upland, California | Building Quantity: | 1 | |||
Project Number: | 80913.-6R-001.042 | Reserve Term: | 12 years | |||
Property Age: | 42 years | |||||
85
Property Name: | Camarillo Healthcare Center | Beds: | 114 | |||
Location: | Camarillo, California | Building Quantity: | 1 | |||
Project Number: | 80913.06R-002.042 | Reserve Term: | 12 years | |||
Property Age: | 35 years | |||||
Sec
|
Component or System
|
Comments
|
Quantity
|
Unit
|
Cost
|
I-Totals
|
||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
III D | Rooftop package unit per ton | Replace 4 down units | 16 | TON | $ | 1,200.00 | $ | 19,200 | ||||||
III D |
|
Emergency generator |
|
Replace |
|
1 |
|
EA |
|
$ |
7,500.00 |
|
$ |
7,500 |
III E |
|
Fire inspection Violations |
|
Minor Fire Inspection Violations need to be addressed |
|
1 |
|
LS |
|
$ |
500.00 |
|
$ |
500 |
III G |
|
ADA Compliance Items |
|
See Section III G.2 of the report for detailed explanation |
|
1 |
|
EA |
|
$ |
8,270.00 |
|
$ |
8,270 |
Total Immediate Repairs | $ | 35,470 | ||||||||||||
Cost Per Bed | $ | 311 |
86
Park View Gardens (Santa Rosa, CA)
Item Description
|
Quantity
|
Unit
|
Cost
|
I-Total$
|
Comments
|
|||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|
Asphalt Repair (service drive) | 1,920 | SF | $ | 5.00 | $ | 1,000 | New grading, drainage and asphaltic concrete | |||||
Attic insulation and ventilation | 1 | LS | $ | 20,000.00 | $ | 20,000 | Improve current attic ventilation and insulation | |||||
ADA Compliance Items | 1 | LS | $ | 3,650.00 | $ | 3,650 | ||||||
Asphalt pavement (initial seal coat) | 20,500 | SF | .10 | 2,050 | ||||||||
|
||||||||||||
Total Immediate Repairs | $ | 35,500 | ||||||||||
|
Sabino Canyon (Tucson, AZ)
Item Description
|
Quantity
|
Unit
|
Cost
|
I-Total$
|
Comments
|
|||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|
Commercial Kitchen: refrigerator | 1 | LS | $ | 1,000.00 | $ | 1,000 | Repair door seal | |||||
Laundry room ceiling | 1 | EA | $ | 1,500.00 | $ | 1,500 | Repair ceiling drainage | |||||
Strobe lights (for existing alarms) | 5 | EA | $ | 250.00 | $ | 1,250 | ||||||
ADA Compliance Items | 1 | LS | $ | 690.00 | $ | 690 | See Section G.2 of the PCA report for details | |||||
|
||||||||||||
Total Immediate Repairs | $ | 5,500 | ||||||||||
|
Complete repairs 90 Days Post-Closing
87
EXHIBIT G
UCC Financing Statements to be Terminated
Filing Jurisdiction
|
Filing Number
|
Filing Date
|
Secured Party
|
Debtor
|
||||
---|---|---|---|---|---|---|---|---|
Nevada Secretary of State | 2003021513-0 | 8/11/03 | Reliastar Life Insurance Company | Rillito Holdings LLC | ||||
Pima County, Arizona | 20030951143 | 5/16/03 | Reliastar Life Insurance Company | Rillito Holdings LLC |
88
SCHEDULE 2.1
Advance Conditions
Part AConditions to Initial Advance
Part BGeneral Conditions
Part CCapital Improvements Advances
Part DApplication of Insurance Proceeds
PART A
CONDITIONS TO INITIAL ADVANCE
The initial advance of the Loan shall be subject to the terms of the Term Sheet, as clarified or modified by this Agreement and Agent's receipt, review, approval and/or confirmation of the following items set forth in Part A of this Schedule 2.1, at Borrowers' cost and expense, each in form and content satisfactory to Agent in its sole discretion:
89
90
91
92
Each advance of the Loan following the initial advance shall be subject to Agent's receipt, review, approval and/or confirmation of the following, each in form and content satisfactory to Agent in its sole discretion:
93
PART D
APPLICATION OF INSURANCE PROCEEDS
Insurance proceeds applied to restoration will be advanced in accordance with Section 3.2 and on the following terms and conditions:
94
95
"Treasury Rate" shall mean the yield to maturity of the most recently issued U.S. Treasury security having a term which is closest to the remaining term of the Loan at the time the applicable advance is made, as quoted in the Wall Street Journal on the date such advance is made (being the closing yield to maturity on the Business Day immediately prior to that date). If the date such advance is made is not a day on which the Wall Street Journal is published, then the quote shall be obtained from the Walt Street Journal published immediately preceding the date such advance is made (provided that the yield to maturity is always the closing yield to maturity for the Business Day immediately preceding the date of the advance). If the Wall Street Journal (a) quotes more than one such U.S. Treasury security with such a term; the highest of such quotes shall apply, or (b) fails or ceases to publish such quotes, such U.S. Treasury security yield to maturity shall be determined from such substitute financial reporting service or source as Agent in its reasonable discretion shall determine.
96
SCHEDULE 2.3(b)
Principal Payments
|
Date
|
Principal
|
|
|||
---|---|---|---|---|---|---|
1/1/2007 | 39,444.05 | |||||
2/1/2007 | 56,618.64 | |||||
3/1/2007 | 90,566.12 | |||||
4/1/2007 | 57,536.97 | |||||
5/1/2007 | 69,064.10 | |||||
6/1/2007 | 58,326.62 | |||||
7/1/2007 | 69,833.04 | |||||
8/1/2007 | 59,126.00 | |||||
9/1/2007 | 59,494.71 | |||||
10/1/2007 | 70,970.52 | |||||
11/1/2007 | 60,308.49 | |||||
12/1/2007 | 71,762.96 | |||||
1/1/2008 | 61,132.29 | |||||
2/1/2008 | 61,513.54 | |||||
3/1/2008 | 83,975.67 | |||||
4/1/2008 | 62,421.21 | |||||
5/1/2008 | 73,820.30 | |||||
6/1/2008 | 63,271.06 | |||||
7/1/2008 | 71,647.87 | |||||
8/1/2008 | 64,131.39 | |||||
9/1/2008 | 64,531.36 | |||||
10/1/2008 | 75,875.13 | |||||
11/1/2008 | 65,407.22 | |||||
12/1/2008 | 76,728.03 | |||||
1/1/2000 | 66,293.88 | |||||
2/1/2009 | 66,707.36 | |||||
3/1/2009 | 99,735.42 | |||||
4/1/2009 | 67,745.96 | |||||
5/1/2009 | 79,005.46 | |||||
6/1/2009 | 68,661.45 | |||||
7/1/2009 | 79,896.96 |
97
|
Date
|
Principal
|
|
|||
---|---|---|---|---|---|---|
8/1/2009 | 69,588.23 | |||||
9/1/2009 | 70,022.28 | |||||
10/1/2009 | 81,222.12 | |||||
11/1/2009 | 70,965.84 | |||||
12/1/2009 | 82,140.93 | |||||
1/1/2010 | 71,921.02 | |||||
2/1/2010 | 72,369.65 | |||||
3/1/2010 | 103,881.69 | |||||
4/1/2010 | 73,475.76 | |||||
5/1/2010 | 84,585.07 | |||||
6/1/2010 | 74,461.89 | |||||
7/1/2010 | 85,545.35 | |||||
8/1/2010 | 75,460.18 | |||||
9/1/2010 | 75,930.92 | |||||
10/1/2010 | 86,975.86 | |||||
11/1/2010 | 76,947.32 | |||||
12/1/2010 | 87,965.62 | |||||
1/1/2011 | 77,976.25 | |||||
2/1/2011 | 78,462.70 | |||||
3/1/2011 | 110,419.47 | |||||
4/1/2011 | 79,641.47 | |||||
5/1/2011 | 90,589.15 | |||||
6/1/2011 | 80,703.62 | |||||
7/1/2011 | 91,623.46 | |||||
8/1/2011 | 81,778.87 | |||||
9/1/2011 | 82,289.07 | |||||
10/1/2011 | 93,167.36 | |||||
11/1/2011 | 83,383.87 | |||||
12/1/2011 | 94,233.46 | |||||
1/1/2012 | 84,492.17 | |||||
2/1/2012 | 85,019.32 | |||||
3/1/2012 | 106,102.31 | |||||
4/1/2012 | 86,212.03 | |||||
5/1/2012 | 96,987.49 | |||||
6/1/2012 | 87,355.20 | |||||
7/1/2012 | 98,100.69 | |||||
8/1/2012 | 88,512.47 | |||||
9/1/2012 | 89,064.74 | |||||
10/1/2012 | 99,765.42 | |||||
11/1/2012 | 90,243.09 | |||||
12/1/2012 | 100,912.88 | |||||
1/1/2013 | 91,435.97 | |||||
2/1/2013 | 92,006.51 | |||||
3/1/2013 | 122,729.01 | |||||
4/1/2013 | 93,346.79 | |||||
5/1/2013 | 103,935.23 | |||||
6/1/2013 | 94,577.94 | |||||
7/1/2013 | 105,134.11 | |||||
8/1/2013 | 95,824.28 | |||||
9/1/2013 | 96,422.24 | |||||
10/1/2013 | 106,930.06 |
98
|
Date
|
Principal
|
|
|||
---|---|---|---|---|---|---|
11/1/2013 | 97,691.32 | |||||
12/1/2013 | 108,165.88 | |||||
1/1/2014 | 98,976.05 | |||||
2/1/2014 | 99,593.70 | |||||
3/1/2014 | 129,624.77 | |||||
4/1/2014 | 101,024.47 | |||||
5/1/2014 | 111,411.67 | |||||
6/1/2014 | 102,350.32 | |||||
7/1/2014 | 112,702.76 | |||||
8/1/2014 | 103,692.51 | |||||
9/1/2014 | 104,339.63 | |||||
10/1/2014 | 114,639.94 | |||||
11/1/2014 | 105,706.36 | |||||
12/1/2014 | 115,970.84 | |||||
1/1/2015 | 107,089.95 | |||||
2/1/2015 | 107,758.30 | |||||
3/1/2015 | 137,045.33 | |||||
4/1/2015 | 109,286.46 | |||||
5/1/2015 | 119,457.10 | |||||
6/1/2015 | 110,714.21 | |||||
7/1/2015 | 120,847.43 | |||||
8/1/2015 | 112,159.56 | |||||
9/1/2015 | 112,859.59 | |||||
10/1/2015 | 122,936.58 | |||||
11/1/2015 | 114,331.41 | |||||
12/1/2015 | 124,369.82 | |||||
1/1/2016 | 115,821.38 | |||||
2/1/2016 | 116,544.30 | |||||
3/1/2016 | 135,777.69 | |||||
4/1/2016 | 118,119.42 | |||||
5/1/2016 | 128,058.55 | |||||
6/1/2016 | 119,656.11 |
99
SCHEDULE 2.5(a)
Make-Whole Brokerage Amount
As used herein, "Make Whole Breakage Amount" means, as calculated by Agent, the greater of (i) one percent (1%) of the amount being prepaid and (ii) the excess, if any, of (A) the sum of the net present values of each scheduled interest and principal payment of the Loan, including the payment of the balance of the Loan (together with accrued interest thereon) on the then scheduled Maturity Date, discounted to the date of the prepayment at an interest rate equal to the Replacement Treasury Yield plus fifty (50) basis points, over (B) the amount of principal being prepaid.
As used herein the term "Replacement Treasury Yield" shall mean the rate of interest equal to the yield to maturity of the most recently issued U.S. Treasury security as quoted in the Wall Street Journal on the prepayment date. If the remaining term is less than one year, the Replacement Treasury Yield will equal the yield for 1-Year Treasury's. If the remaining term is 1-Year, 2-Year, etc., then the Replacement Treasury Yield will equal the yield for the Treasury's with a maturity equaling the remaining term. If the remaining term is longer than one year but does not equal one of the maturities being quoted, then the Replacement Treasury Yield will equal the yield for Treasury's with a maturity closest to but not exceeding the remaining term. If the Wall Street Journal (i) quotes more than one such rate, the highest of such quotes shall apply, or (ii) ceases to publish such quotes, the U.S. Treasury security shall be determined from such financial reporting service or source as Agent shall determine.
100
SOURCES
|
USES
|
|||||||
---|---|---|---|---|---|---|---|---|
Loan: | Refinance of Existing Loan: | $ | 39,596,111.67 | |||||
Initial Advance | $ | 55,692,111.67 | Earnout Advance | $ | 9,000,000 | |||
Earnout Advance | $ | 9,000,000 | Upland and Camarillo Funding* | $ | 15,735,000 | |||
Closing Costs | $ | 200,000 | ||||||
Commitment Fee | $ | 161,000 | ||||||
Total: | $ | 64,692,111.67 | Total: | $ | 64,692,111.67 |
*Closing Cost and Commitment Fee are deducted from Upland and Camarillo (initial) Funding Amount of $16,100,000.
101
SCHEDULE 3.2(a)
Allocated Loan Amount
Project
|
Allocated Loan
Amount* |
||
---|---|---|---|
The Desert Sky Health and Rehabilitation Center Project | $ | 8,379,640.51 | |
The Desert Terrance Nursing Center Project | $ | 4,014,758.13 | |
The Highland Manor Health and Rehabilitation Center Project | $ | 3,305,910.07 | |
The NMMRC Project | $ | 6,347,077.07 | |
The Catalina Project | $ | 4,007,387.09 | |
The Park Manor Project | $ | 3,271,511.90 | |
The Park View Gardens Project | $ | 7,271,527.96 | |
The Sabino Project | $ | 3,197,187.28 | |
The Upland Project | $ | 8,779,000 | |
The Camarillo Project | $ | 7,321,000 |
*The Allocated Loan Amount for each project shall be increased pro rata with each disbursement of the Earnout Advance.
102
None.
103
SCHEDULE I
Certain Definitions
As used herein, the following terms have the meanings indicated:
"Accounts Receivable Loan" means the revolving loan made by GECC to Master Tenants which loan is being amended and restated as of the date thereof.
"Accounts Receivable Loan Documents" means that certain Amended and Restated Loan and Security Agreement among GECC and Master Tenants dated as of March 25, 2004 and all documents, instruments and certificates now or hereafter executed by any Master Tenant or their Affiliates, including Guarantor, as such documents, instruments and certificates may be amended from time to time.
"Affiliate" means (a) any corporation in which any Borrower or any partner, shareholder, director, officer, member; or manager of any Borrower or Guarantor directly or indirectly owns or controls more than ten percent (10%) of the beneficial interest, (b) any general or limited partnership, joint venture, limited liability company or limited liability partnership in which any Borrower or any partner, shareholder, director, officer, member, or manager of any Borrower is a partner, joint venturer or member, (c) any trust as to which any Borrower or any partner, shareholder, director, officer, member or manager of any Borrower is a trustee or beneficiary, (d) any entity of any type which is directly or indirectly owned or controlled by any Borrower or any partner, shareholder, director, officer, member or manager of any Borrower or by Guarantor, (e) any partner, shareholder, director, officer, member, manager or employee of any Borrower or Guarantor, (f) any Person related by birth, adoption or marriage to any partner, shareholder, director, officer, member, manager, or employee of any Borrower or Guarantor, (g) Guarantor, (h) any Person which owns or controls, directly or indirectly, more than ten percent (10%) of the beneficial interests of any Borrower or Guarantor or (i) any entity of which more than ten percent (10%) of the beneficial interests are owned or controlled, directly or indirectly, by an Affiliate as defined in clauses (a) through (h).
"Agent" has the meaning assigned to such term in the introductory paragraph of this Agreement.
"Agreement" means this Loan Agreement, as amended from time to time.
"Allocated Loan Amount" shall be the amount set forth for each Project on Schedule 3.2(a).
"Anti-Money Laundering Laws" has the meaning assigned to such term in Sections 5.26(b).
"Anti-Money Laundering Measures" has the meaning assigned to such term in Section 5.26(b).
104
"Anti-Terrorism Laws" has the meaning assigned to such term in Section 5.26(a).
"Approved Bank Account" shall mean an account maintained at a bank reasonably approved by Agent, as to which account, Borrowers, said bank and Agent shall have entered into an agreement in form and substance reasonably acceptable to Agent to ensure Agent that Agent has "control" of such account as such term is defined in the Uniform Commercial Code as in effect in the applicable state and as to a Borrower's right, title and interest in such amounts in such account Agent has a perfected first security interest (all costs and expenses of negotiating, documenting and maintaining such bank account, agreement and perfected security interest shall be paid for by Borrowers).
"Assignment Agreement" has the meaning assigned to such term in Section 2.5(b).
"Bankruptcy Party" has the meaning assigned to such term in Section 8.7.
"Base Rate" has the meaning assigned to such term in Schedule 2.2.
"Borrower" and "Borrowers" have the meaning assigned to such terms in the introductory paragraph of this Agreement.
"Borrower Anti-Terrorism Policies" has the meaning assigned to such term in Section 7.20(c).
"Borrowers' Equity" has the meaning assigned to such term in Part A of Schedule 2.1.
"Business Associate Agreement" has the meaning assigned to such term in Part A of Schedule 2.1.
"Business Day" means a day other than a Saturday, a Sunday, or a legal holiday on which national banks located in the State of New York or Chicago are not open for general banking business.
"BSA" has the meaning assigned to such term in Section 5.26(b).
"Closing Date" shall be the date on which the Loan is closed and the Initial Advance is funded.
"Collateral" has the meaning assigned to such term in Section 2.4.
"Collateral Assignments" has the meaning assigned to such term in Part A of Schedule 2.1.
105
"Commencement Date" has the meaning assigned to such term in Section 7.17.
"CON" has the meaning assigned to such term in Section 8.1(c).
"Control" or "controls": When used with respect to any specified Person means the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities or other beneficial interests, by contractor or otherwise; and the terms "Controlling" and "Controlled" have the meaning correlative to the foregoing.
"Debt" means, for any Person, without duplication, the aggregate of: (a) all indebtedness of such Person for borrowed money, for amounts drawn under a letter of credit, or for the deferred purchase price of property for which such Person or its assets is liable, (b) all unfunded amounts under a loan Agreement, letter of credit, or other credit facility for which such Person would be liable, if, such amounts were advanced under, the credit facility, (c) all amounts required to be paid by such Person as a guaranteed payment to partners or a preferred or special dividend, including any mandatory redemption of shares or interests, (d) all indebtedness guaranteed by such Person, directly or indirectly, (e) all obligations under leases that constitute capital leases for which such Person is liable, and (f) all obligations of such Person under interest rate swaps, caps, floors, collars and other interest hedge agreements, in each case whether such Person is liable contingently or otherwise, as obligor, guarantor or otherwise; or in respect of which obligations such Person otherwise assures a creditor against loss.
"Debt Service" means the aggregate interest, principal, and other payments due under the Loan, and on any other outstanding permitted Debt relating to the Projects (if any) for the period of time for which calculated.
"Debt Service Coverage Ratio" means the ratio of (i) Net Operating Income (calculated in accordance with Schedule II attached hereto) from the Projects for a particular period, to (ii) payments of interest due o f the Loan (which shall be assumed to be at the greater of actual interest or seven percent (7%) per year) for the same period plus amortization due during the same period:
"Default Rate" means the lesser of (a) the maximum rate of interest allowed by applicable law, and (b) five percent (5%) per annum in excess of the Interest Rate.
"Defeasance" has the meaning assigned to such term in Section 2.5(b).
"Defeasance Deposit" has the meaning assigned to such term in Section 2.5(b).
"Designated Person" has the meaning assigned to such term in Section 5.26(a).
106
"Earnout Advance" has the meaning assigned to such term in Section 2.1(c).
"Earnout Interest Rate" has the meaning assigned to such term in Section 2.2.
"Earnout Request" has the meaning assigned to such term in Section 2.1(c).
"Environmental Indemnity" has the meaning assigned to such term in Schedule 2. l, Part A.
"Event of Default" has the meaning assigned to such term in Article IX.
"Executive Order" has the meaning assigned to such term in Section 5.26(a).
"Existing Loan" has the meaning assigned to such term in Recital A.
"Extension Notice" has the meaning assigned to such term in Section 2.4.
"Expenses" has the meaning assigned to such term in Schedule II.
"Federal Bankruptcy Code" shall mean Chapter 11, of Title II of the United States Code (11 U.S.C. § 101, et seq.), as amended.
"FIRREA" has the meaning assigned to such term in Part A of Schedule 2.1.
"Fourth Funding Interest Rate" has the meaning assigned to such term in Section 2.2.
"GECC" has the meaning assigned to such term in the introductory paragraph of this Agreement.
"Governmental Approvals" means, collectively, all consents, licenses and permits and all other authorizations or approvals required from any Governmental Authority to operate the Projects.
"Governmental Authority" means any federal, state, county or municipal government or political subdivision thereof, any governmental or quasi-governmental agency, authority, board, bureau, commission, department, instrumentality or public body (including, without limitation, the State Regulator), or any court, administrative tribunal, or public body, including but not limited to all such authorities relating to the quality and adequacy of medical care, distribution of pharmaceuticals, rate setting, equipment, personnel, operating policies, additions to facilities and services and fee splitting.
"Guarantor" means The Ensign Group, Inc., the sole and managing member of each Borrower.
107
"Hazardous Materials" has the definition given to such term in the Environmental Indemnity.
"HIPAA" has the meaning assigned to such term in Section 8.1(a).
"HIPAA Compliance Plan" has the meaning assigned to such term in Section 8.1(a).
"HIPAA Compliance Date" has the meaning assigned to such term in Section 8.1(a).
"Healthcare Laws" has the meaning assigned to such term in Section 8.1(a).
"Indebtedness" means all payment obligations of Borrower or Guarantor to Agent and Lender under the Loan or any of the Loan Documents.
"Initial Funding Interest Rate" has the meaning assigned to such term in Section 2.2.
"Insurance Impound" has the meaning assigned to such term in Section 3.4.
"Interest Rate" has the meaning assigned to such term in Article II.
"Investor Anti-Terrorism Policies" has the meaning assigned to such term in Section 7.20(c).
"Laws" means, collectively, all federal, state and local laws, statutes, codes, ordinances, orders, rules and regulations and guidances and judicial opinions or presidential authority in the applicable jurisdiction, including but not limited to quality and safety standards, accreditation standards and requirements of the State Regulator, each as it may be amended from time to time.
"Leases" has the meaning assigned to such term in Part A o£ Schedule 2.1.
"Licenses" has the meaning assigned to such term in Section 8.1(a).
"Lien" means any interest, or claim thereof, in the Projects securing an obligation owed to, or a claim by, any Person other than the owner of the Projects, whether such interest is based on common law, statute or contract, including the lien or security interest arising from a deed of trust, mortgage, assignment, encumbrance, pledge, security agreement, conditional sale or trust receipt or a lease, consignment or bailment for security purposes. The term "Lien" shall include reservations, exceptions, encroachments, easements, rights of way, covenants, conditions, restrictions, leases and other title exceptions and encumbrances affecting the Projects.
"Lists" has the meaning assigned to such term in Section 5.26(a).
108
"Loan" means the loan to be made by Lender to Borrower under this Agreement and all other amounts payable under the Loan Documents.
"Loan Documents" means: (a) this Agreement, (b) the Note, (c) the Guaranty, (d) any letter of credit provided to Agent in connection with the Loan, (e) the Security Documents, (f) the Environmental Indemnity Agreement, (g) Uniform Commercial Code financing statements, (h) the Subordination Agreements, (i) all other documents evidencing, securing, governing or otherwise pertaining to the Loan, and all amendments, modifications, renewals, substitutions and replacements of any of the foregoing.
"Loan Parties" means Guarantor and Master Tenants.
"Loan Year" means the period beginning on the Closing Date and ending on the last day of the month during which the first anniversary of the Funding Date occurs for the First Loan Year and, for each Loan Year thereafter, each one year period beginning on the anniversary of the date following the last day of the First Loan Year until the Maturity Date.
"Master Leases" mean those certain leases between each Borrower as landlord and each Master Tenant, as tenant.
"Master Tenants" means Radiant Hills Health Associates LLC, Glendale Healthcare Associates LLC, 24 th Street Healthcare Associates LLC, Highland Healthcare LLC, Manor Park Healthcare LLC, Presidio Health Associates LLC, Ensign Sabino LLC, and Ensign Montgomery LLC, each a Nevada limited liability company, and Upland Community Care, Inc. and Camarillo Community Care, Inc., each a Nevada corporation.
"Material Adverse Change" or "material adverse change" means, in Agent's reasonable discretion, the business prospects, operations or financial condition of a Person or property has changed in a manner which could impair the value of Agent's and Lender's security for the Loan, prevent timely repayment of the Loan or otherwise prevent the applicable Person, Guarantor or any Borrower from timely performing any of its material obligations under the Loan Documents.
"Maturity Date" means the earlier of (a) June 29, 2016, or (b) any earlier date on which the entire Loan is required to be paid in full, whether at maturity, by acceleration or otherwise, under this Agreement or any of the other Loan Documents, or any later date to which the same may be extended in accordance with the terms of the Loan Agreement.
"Money Market Rate" has the meaning assigned to such term in Section 3.4.
"Monthly Reports" has the meaning assigned to such term in Section 6.1(a).
"Net Operating Income" means, as reasonably determined by Agent, earnings from the Projects before interest, taxes, amortization, depreciation, rent and management fees determined in accordance with generally accepted accounting principles consistently applied for the trailing twelve (12) month period adjusted for (i) a management fee of five percent (5%) of operating revenue, (ii) a replacement reserve of $300/bed, (iii) maximum occupancy of 95% and (iv) excess bad debt expenses, if any, up to a maximum amount of $75,000.
109
"Note" has the meaning assigned to such term in Recital A.
"Obligations" has the meaning assigned to such term in Section 11.28.
"OFAC" has the meaning assigned to such term in Section 5.26(a).
"OFAC Laws and Regulations" has the meaning assigned to such term in Section 5.26(a).
"Other Lists" has the meaning assigned to such term in Section 5.26(a).
"Payment Date" has the meaning assigned to such term in Section 2.5(b).
"Person" means any individual, corporation, partnership, joint venture, association, joint stock company, trust, trustee, estate, limited liability company, limited partnership, limited liability, partnership, limited partnership, unincorporated organization, real estate investment trust, government or any agency or political subdivision thereof, or any other form of entity.
"Potential Default" means the occurrence of any event or condition which, with the giving of notice, the passage of time, or both, would constitute an Event of Default.
"Prepayment Premium" has the meaning assigned to such term in Section 2.7.
Project" and "Projects" have the meanings assigned to such terms in Recital B.
"Project Yield" means the ratio, expressed as a percentage, of (a) annualized Net Operating Income from the Projects, as determined by Agent for a particular period, to (b) the outstanding principal balance of the Loan.
"Property" and "Properties" have the meanings assigned to such terms in Recital B.
"Release Date" has the meaning assigned to such term in Section 2.5(b).
"Repayment Date" means the date upon which the entire principal balance of the Loan and all interest thereon and other sums due pursuant to the Loan Documents, including, without limitation, the Exit Fee, in any, have been paid in full.
"Replacement Deposit" has the meaning assigned to such term in Section 3.6.
110
"Replacement Reserve" has the meaning assigned to such term in Section 3.6.
"Scheduled Defeasance Date" has the meaning assigned to such term in Section 2.5(b).
"Second Funding Interest Rate" has the meaning assigned to such term in Section 2.2.
"Security Agreement" has the meaning assigned to such term in Section 2.5(b).
"Security Deposits" means any security deposit from any tenant or occupant of any Project collected or held by any Borrower or Master Tenant.
"Security Documents" means those certain first priority Deeds of Trust, Security Agreements and Fixture Filing, (or documents of similar title) executed by Borrowers for the benefit of Agent, encumbering the Projects.
"Successor Borrower" has the meaning assigned to such term in Section 2.5(b).
"Single Purpose Entity" means a Person (other than an individual, a government, or any agency or political subdivision thereof), which exists solely for the purpose of owning and operating a Project, conducts business only in its own name, does not engage in any business or have any assets unrelated to such Project, does not have any Debt other than as permitted by this Agreement, has its own separate books, records, and accounts (with no commingling of assets), holds itself out as being a Person separate and apart from any other Person, and observes corporate, partnership or limited liability company, as the case may be, formalities independent of any other Person, and which otherwise constitutes a single purpose entity as determined by Agent. Without limiting the foregoing, a Single Purpose Entity (i) does not hold, directly or indirectly, any ownership interest (legal or equitable) in any real or personal property other than the interest which it owns in its respective Project and (ii) is not a shareholder or partner or member of any other entity.
"Site Assessment" means the Phase I Report for each Property prepared by Golder Associates dated March, 2004. [Revise]
"SND List" has the meaning assigned to such term in Section 5.26(a).
"State Regulator" has the meaning assigned to such term in Section 7.18(a).
"Subordination Agreements" has the meaning assigned to such term in Schedule 2.1 Part A.
"Taxes" has the meaning assigned to such term in Section 3.5.
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"Tax Impound" has the meaning assigned to such term in Section 3.5.
"Tenant" means any tenant or occupant of a Project under a Lease.
"Term Sheet" means that certain letter from GECC to The Ensign Group, Inc. dated October 20, 2006.
"Third Funding Interest Rate" has the meaning assigned to such term in Section 2.2.
"Third Party Payor Programs" has the meaning assigned to such term in Section 8.2(f).
"Title Policies" has the meaning assigned to such term in Schedule 2.1 Part A.
"U.S. Obligations" has the meaning assigned to such term in Section 2.5(b).
"U.S. Publicly-Traded Entity" has the meaning assigned to such term in Section 5.26(a).
"Violation" has the meaning assigned to such term in Section 5.24.
"Yield Maintenance Amount" has the meaning assigned to such term in Section 2.5(b).
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Exhibit 10.19
$20,000,000.00 REVOLVING CREDIT LOAN |
|
AMENDED AND RESTATED
LOAN AND SECURITY AGREEMENT by and among THE ENSIGN GROUP, INC. and each of its subsidiaries listed on Exhibit A attached hereto and GENERAL ELECTRIC CAPITAL CORPORATION Amended and Restated as of March 25, 2004 Amending and Restating that certain Loan and Security Agreement originally dated as of September 13, 1999 |
AMENDED AND RESTATED LOAN AND SECURITY AGREEMENT
THIS AMENDED AND RESTATED LOAN AND SECURITY AGREEMENT (this "Agreement") is made as of March 25, 2004, by and between THE ENSIGN GROUP, INC., a Delaware corporation ("Ensign"), and each of Ensign's subsidiaries as listed on Exhibit A attached hereto and made a part hereof (collectively, with Ensign, "Borrower"), and GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation, as assignee from GE HFS Holdings, Inc., f/k/a Heller Healthcare Finance, Inc. (together with its successors and assigns, "Lender").
A. Pursuant to that certain Loan and Security Agreement dated September 13, 1999 by and among certain entities comprising Borrower and Lender (as amended, restated, modified or supplemented from time to time, the "Original Loan Agreement"), the parties have established certain financing arrangements that allow Borrower to borrow funds from Lender in accordance with the terms and conditions set forth therein (the "Existing Loan").
B. Borrower now wishes to amend and restate the Original Loan Agreement, all as set forth in this Agreement. Neither this Agreement nor any of the other Loan Documents is intended to, nor shall they, constitute or give rise to a novation of the Existing Loan.
NOW, THEREFORE, in consideration of the promises and covenants contained in this Agreement, and for other consideration, the receipt and sufficiency of which are acknowledged, the parties agree that the Original Loan Agreement is amended and restated in its entirety as follows:
As used in this Agreement, unless otherwise specified, all references to "Sections" shall be deemed to refer to Sections of this Agreement, and the following terms shall have the meanings set forth below:
Section 1.1. Account. "Account" means any right to payment for goods sold or leased or services rendered, whether or not evidenced by an instrument or chattel paper, and whether or not earned by performance, including, without limitation, the right to payment of management fees.
Section 1.2. Account Debtor. "Account Debtor" means any Person obligated on any Account of Borrower, including, without limitation, any Insurer and any Medicaid/Medicare Account Debtor.
Section 1.3. Affiliate. "Affiliate" means, with respect to a specified Person, any Person directly or indirectly controlling, controlled by, or under common control with the specified Person, including, without limitation, their stockholders and any Affiliates thereof. A Person shall be deemed to control a corporation or other entity if the Person possesses, directly or indirectly, the power to direct or cause the direction of the management and business of the corporation or other entity, whether through the ownership of voting securities, by contract, or otherwise.
Section 1.4. Affiliated Loan Documents. "Affiliated Loan Documents" means any and all documents evidencing, securing and/or governing any financing provided by Lender or Lender's Affiliates to Borrower or any Affiliate of Borrower, as the same may be amended, restated, increased, extended, renewed, modified or supplemented from time to time. Affiliated Loan Documents shall include, without limitation, the Real Estate Loan Documents.
Section 1.5. Agreement. "Agreement" means the Original Loan Agreement, as amended and restated by this Amended and Restated Loan and Security Agreement, as it may be further amended, restated, modified or supplemented from time to time.
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Section 1.6. Base Rate. "Base Rate" means a rate of interest equal to one percent (1.0%) above the Prime Rate of Interest.
Section 1.7. Borrowed Money. "Borrowed Money" means any obligation to repay money, any indebtedness evidenced by notes, bonds, debentures or similar obligations, any obligation under a conditional sale or other title retention agreement and the net aggregate rentals under any lease which under GAAP would be capitalized on the books of Borrower or which is the substantial equivalent of the financing of the property so leased.
Section 1.8, Borrower. "Borrower" has the meaning set forth in the Preamble.
Section 1.9. Borrowing Base. "Borrowing Base" has the meaning set forth in Section 2.1(d).
Section 1.10. Business Day. "Business Day" means any day on which financial institutions are open for business in the State of Maryland, excluding Saturdays and Sundays.
Section 1.11. Closing Date. "Closing Date" means the Closing Date of the Loan under the Original Loan Agreement, which was September 13, 1999.
Section 1.12. Collateral. "Collateral" has the meaning set forth in Section 3.1.
Section 1.13. Commitment Fee. "Commitment Fee" has the meaning set forth in Section 2.4(a).
Section 1.14. Concentration Account. "Concentration Account" has the meaning set forth in Section 2.3.
Section 1.15. Controlled Group. "Controlled Group" means all businesses that would be treated as a single employer under Section 4001(b) of ERISA.
Section 1.16. Cost Report Settlement Account. "Cost Report Settlement Account" means an Account owed to Borrower by a Medicaid/Medicare Account Debtor pursuant to any cost report, either interim, filed or audited, as the context may require.
Section 1.17. Default Rate. "Default Rate" means a rate per annum equal to three percent (3%) above the then applicable Base Rate.
Section 1.18. ERISA. "ERISA" has the meaning set forth in Section 4.12.
Section 1.19. Event of Default. "Event of Default" and "Events of Default" have the meanings set forth in Section 8.1.
Section 1.20. GAAP. "GAAP" means generally accepted accounting principles applied in a consistent manner.
Section 1.21. Governmental Authority. "Governmental Authority" means and includes any federal, state, District of Columbia, county, municipal, or other government and any department, commission, board, bureau, agency or instrumentality thereof, whether domestic or foreign.
Section 1.22. Hazardous Material. "Hazardous Material" means any substances defined or designated as hazardous or toxic waste, hazardous or toxic material, hazardous or toxic substance, or similar term, by any environmental statute, rule or regulation or any Governmental Authority applicable to Borrower or its business, operations or assets.
Section 1.23. Highest Lawful Rate. "Highest Lawful Rate" means the maximum lawful rate of interest referred to in Section 2.7 that may accrue pursuant to this Agreement.
Section 1.24. Insurer. "Insurer" means a Person that insures a Patient against certain of the costs incurred in the receipt by such Patient of Medical Services, or that has an agreement with Borrower to compensate Borrower for providing services to a Patient.
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Section 1.25. Lender. "Lender" has the meaning set forth in the Preamble.
Section 1.26. Loan. "Loan" has the meaning set forth in Section 2.1(a).
Section 1.27. Loan Documents. "Loan Documents" means and includes this Agreement, the Note, the Certificate of Validity, and each and every other document now or hereafter delivered in connection with this Agreement, as any of them may be amended, modified, or supplemented from time to time.
Section 1.28. Loan Management Fee. "Loan Management Fee" has the meaning set forth in Section 2.4(c).
Section 1.29. Lockbox. "Lockbox" has the meaning set forth in Section 2.3.
Section 1.30. Lockbox Account. "Lockbox Account" means an account maintained by Borrower at the Lockbox Bank into which all collections of Accounts are paid directly.
Section 1.31. Lockbox Bank. "Lockbox Bank" has the meaning set forth in Section 2.3.
Section 1.32. Material Adverse Effect. "Material Adverse Effect" shall mean any event or condition which, alone or when taken with other events or conditions occurring or existing concurrently with such event or condition (a) has or is reasonably expected to have a material adverse effect on the business, operations, condition (financial or otherwise), assets, liabilities, prospects, or properties of Borrower; (b) has or is reasonably expected to have any material adverse effect on the validity or enforceability of this Agreement or any Loan Document; (c) materially impairs or is reasonably expected to materially impair the ability of Borrower to pay and perform the Obligations; (d) materially impairs or is reasonably expected to materially impair the ability of Lender to enforce its rights and remedies under this Agreement or any of the Loan Documents; or (e) has or is reasonably expected to have any material adverse effect on the Collateral, the liens of Lender in the Collateral or the priority of such liens.
Section 1.33. Maximum Loan Amount. "Maximum Loan Amount" has the meaning set forth in Section 2.1(a).
Section 1.34. Medicaid/Medicare Account Debtor. "Medicaid/Medicare Account Debtor" means any Account Debtor which is (a) the United States of America acting under the Medicaid/Medicare program established pursuant to the Social Security Act, (b) any state or the District of Columbia acting pursuant to a health plan adopted pursuant to Title XIX of the Social Security Act, or (c) any agent, carrier, administrator or intermediary for any of the foregoing.
Section 1.35. Medical Services. "Medical Services" means medical and health care services provided to a Patient, including, without limitation, medical and health care services provided to a Patient and performed by Borrower which are covered by a policy of insurance issued by an Insurer, and includes physician services, nurse and therapist services, dental services, hospital services, skilled nursing facility services, comprehensive outpatient rehabilitation services, home health care services, residential and outpatient behavioral healthcare services, and medicine or health care equipment provided by Borrower to a Patient for a necessary or specifically requested valid and proper medical or health purpose.
Section 136. Note. "Note" has the meaning set forth in Section 2.1(c).
Section 1.37. Obligations. "Obligations" has the meaning set forth in Section 3.1.
Section 1.38. Patient. "Patient" means any Person receiving Medical Services from Borrower and all Persons legally liable to pay Borrower for such Medical Services other than Insurers.
Section 1.39. Permitted Liens. "Permitted Liens" means: (a) deposits or pledges to secure obligations under workmen's compensation, social security or similar laws, or under unemployment
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insurance; (b) deposits or pledges to secure bids, tenders, contracts (other than contracts for the payment of money), leases, statutory obligations, surety and appeal bonds and other obligations of like nature arising in the ordinary course of business; (c) mechanic's, workmen's, materialmen's or other like liens arising in the ordinary course of business with respect to obligations which are not due, or which are being contested in good faith by appropriate proceedings which suspend the collection thereof and in respect of which adequate reserves have been made (provided that such proceedings do not, in Lender's sole discretion, involve any substantial risk of the sale, loss or forfeiture of such property or assets or any interest therein); (d) liens and encumbrances in favor of Lender; (e) liens set forth on Schedule 1.39 and (f) liens created as permitted 7.1 (in such amounts permitted thereunder).
Section 1.40. Person. "Person" means an individual, partnership, corporation, trust, joint venture, joint stock company, limited liability company, association, unincorporated organization, Governmental Authority, or any other entity.
Section 1.41. Plan. "Plan" has the meaning set forth in Section 4.12.
Section 1.42. Premises. "Premises" has the meaning set forth in Section 4.14.
Section 1.43. Prime Rate of Interest. "Prime Rate of Interest" means that rate of interest designated as such by Citibank, N.A., or any successor thereto, as the same may from time to time fluctuate.
Section 1.44. Prohibited Transaction. "Prohibited Transaction" means a "prohibited transaction" within the meaning of Section 406 of ERISA or Section 4975(c)(1) of the Internal Revenue Code that is not exempt under Section 407 or Section 408 of ERISA or Section 4975(c)(2) or (d) of the Internal Revenue code or under a class exemption granted by the U.S. Department of Labor.
Section 1.45. Qualified Account. "Qualified Account" means an Account of Borrower generated in the ordinary course of Borrower's business from the sale of goods or rendition of Medical Services which Lender, in its sole credit judgment, deems to be a Qualified Account. Without limiting the generality of the foregoing, no Account shall be a Qualified Account if: (a) the Account or any portion of the Account is payable by an individual beneficiary, recipient or subscriber individually and not directly to Borrower by a Medicaid/Medicare Account Debtor or commercial medical insurance carrier acceptable to Lender in its sole discretion; (b) the Account remains unpaid more than ninety (90) days past the claim or invoice date (but in no event more than one hundred five (105) days after the applicable Medical Services have been rendered); (c) the Account is subject to any defense, set-off, counterclaim, deduction, discount, credit, chargeback, freight claim, allowance, or adjustment of any kind; (d) any part of any goods the sale of which has given rise to the Account has been returned, rejected, lost, or damaged; (e) if the Account arises from the sale of goods by Borrower, the sale was not an absolute sale, or the sale was made on consignment or on approval or on a sale-or-return basis, or the sale was made subject to any other repurchase or return agreement, or the goods have not been shipped to the Account Debtor or its designee; (f) if the Account arises from the performance of Medical Services, the Medical Services have not been actually been performed or the Medical Services were undertaken in violation of any law; (g) the Account is subject to a lien other than a Permitted Lien; (h) Borrower knows or should have known of the bankruptcy, receivership, reorganization, or insolvency of the Account Debtor; (i) the Account is evidenced by chattel paper or an instrument of any kind, or has been reduced to judgment; (j) the Account is an Account of an Account Debtor having its principal place of business or executive office outside the United States; (k) the Account Debtor is an Affiliate or Subsidiary of Borrower; (1) more than ten percent (10%) of the aggregate balance of all Accounts owing from the Account Debtor obligated on the Account are outstanding more than one hundred twenty (120) days past their invoice date; (in) fifty percent (50%) or more of the aggregate unpaid Accounts from any single Account Debtor are not deemed Qualified Accounts under this Agreement; (n) the total unpaid Accounts of the Account Debtor, except for a Medicaid/Medicare Account Debtor, exceed twenty percent (20%) of the net amount of all Qualified Accounts
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(including Medicaid/Medicare Account Debtors); (o) any covenant, representation or warranty contained in the Loan Documents with respect to such Account has been breached; or (p) the Account fails to meet such other specifications and requirements which may from time to time be established by Lender.
Section 1.46. Reportable Event. "Reportable Event" means a "reportable event" as defined in Section 4043(c) of ERISA for which the notice requirements of Section 4043(a) of ERISA are not waived.
Section 1.47. Real Estate Borrower. "Real Estate Borrower" means, collectively, Sky Holdings AZ LLC, Terrace Holdings AZ LLC and Ensign Highland LLC, as mortgage borrowers under the Real Estate Loan Documents.
Section 1.48. Real Estate. Loan Documents. "Real Estate Loan Documents" shall mean that certain Loan Agreement of even date herewith among Sky Holdings AZ LLC, Terrace Holdings AZ LLC and Ensign Highland LLC, as mortgage borrowers, and Lender, as lender, and all instruments and documents executed in connection with such loan made pursuant thereto, as such documents and instruments may be amended from time to time.
Section 1.49. Revolving Credit Loan. "Revolving Credit Loan" has the meaning set forth in Section 2.1(b).
Section 1.50. Term. "Term" has the meaning set forth in Section 2.8.
Section 2.1. Terms.
(a) The maximum aggregate principal amount of credit extended by Lender to Borrower under this Agreement (the "Loan") that will be outstanding at any time is Twenty Million and No/100 Dollars ($20,000,000.00) (the "Maximum Loan Amount"), including outstanding advances of the Revolving Credit Loan and the face amount of outstanding Letters of Credit.
(b) The Loan shall be in the nature of a revolving line of credit, and shall include sums advanced and other credit extended by Lender to or for the benefit of Borrower from time to time under this Article II (each a "Revolving Credit Loan") up to the Maximum Loan Amount depending upon the availability in the Borrowing Base (less applicable reserves established hereunder), the requests of Borrower pursuant to the terms and conditions of Section 2.2, and on such other basis as Lender may reasonably determine. The outstanding principal balance of the Loan may fluctuate from time to time, to be reduced by repayments made by Borrower (which may be made without penalty or premium), and to be increased by future Revolving Credit Loans, advances and other extensions of credit to or for the benefit of Borrower, including draws on any letter of Credit under Section 2.1(f) below, and shall be due and payable in full upon the expiration of the Term. For purposes of this Agreement, any determination as to whether there is availability within the Borrowing Base for advances or extensions of credit shall be made by Lender in its sole discretion and is final and binding upon Borrower. In no event shall the aggregate face amount of outstanding Letters of Credit established for Borrower hereunder plus the outstanding advances of the Revolving Credit Loan exceed the Borrowing Base or the Maximum Loan Amount.
(c) Upon the execution of this Agreement, Borrower shall execute and deliver to Lender an Amended and Restated Revolving Credit Note evidencing Borrower's unconditional obligation to repay Lender for Revolving Credit Loans, advances, and other extensions of credit made under the Loan, in the form substantially the same as those promissory notes delivered by Borrower previously (as amended, modified, restated or replaced from time to time, the "Note"), dated the date of this
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Agreement, payable to the order of Lender in accordance with the terms thereof. The Note shall bear interest on the outstanding principal balance of the Note from the date of the Note until repaid, with interest payable monthly in arrears on the first Business Day of each month, at a rate per annum (on the basis of the actual number of days elapsed over a year of 360 days) equal to the Base Rate; provided, however, that after the occurrence and during the continuance of an Event of Default, such rate shall be equal to the Default Rate. Each Revolving Credit Loan, advance and other extension of credit shall be deemed evidenced by the Note, which is deemed incorporated into and made a part of this Agreement by this reference.
(d) Subject to the terms and conditions of this Agreement, advances under the Loan shall be made against a borrowing base equal to eighty-five percent (85%) of Qualified Accounts due and owing from any Medicaid/Medicare, Insurer or other Account Debtor (the "Borrowing Base"). The Borrowing Base shall be determined by Lender (including the eligibility of Accounts) based on the most recent Borrowing Base certificate delivered to Lender in accordance with this Agreement and such other information as may be available to Lender. Lender, in its good faith credit judgment, may further adjust the Borrowing Base by applying percentages (known as "Liquidity Factors") to Qualified Accounts by payor class based upon Borrower's actual recent collection history for each such payor class (i.e., Medicare, Medicaid, commercial insurance, etc.) in a manner consistent with Lender's underwriting practices and procedures and its prior practices with respect to this Loan, and Lender may adjust such Liquidity Factors throughout the Term; provided, however, that Lender agrees to increase the liquidity factors applied in the calculation of the Borrowing Base to 100% provided the following are satisfied: (i) no Event of Default which has been duly noticed by Lender to Borrower (if notice is required) has occurred and is continuing, (ii) Lender's field audits have not revealed any reason for such liquidity factors to be reduced, as determined by Lender in its reasonable discretion, and (iii) no events or circumstances have occurred to cause Lender to reasonably believe that such liquidity factors should be reduced.
(e) As of the date of this Agreement, Lender shall establish a reserve against the Borrowing Base (the "Accounts Receivable Reserve') in an amount equal to Two Million Five Hundred Thousand and No/100 Dollars ($2,500,000.00) in connection with and as additional security for the amounts owing under the Real Estate Loan Documents; provided, however, that Lender hereby agrees to release such reserve at such time (i) during the period beginning on the sixth (6 th ) month anniversary of the date of this Agreement and ending on the eighteenth (18 th ) month anniversary of the date of this Agreement, if the following conditions have been satisfied: (A) no Event of Default or event which, with the giving of notice of the lapse of time, or both, could become an Event of Default shall have occurred and be continuing under any of the Loan Documents or any of the Affiliated Loan Documents, (B) the Real Estate Borrower has achieved an annualized Net Operating Income (as defined in the Real Estate Loan Documents) of at least Two Million Five Hundred Fifty Thousand and No/ 100 Dollars ($2,550,000.00) for at least two (2) consecutive calendar quarters, and (C) the Real Estate Borrower then has a Debt Service Coverage Ratio (as defined in the Real Estate Loan Documents) of at least 1.50 or (ii) the loans evidenced by the Real Estate Loan Documents have been paid if full. If the Project Yield (as defined in the Real Estate Loan Documents) does not equal or exceed eighteen percent (18%), as required under the Real Estate Loan Documents, provided that Borrower has availability in the Borrowing Base, Borrower may elect, by written notice to Lender, to increase the Accounts Receivable Reserve by the Paydown Amount (as defined in the Real Estate Loan Documents). If so increased, then if the Project Yield thereafter equals or exceeds eighteen percent (18%) for two (2) consecutive calendar quarters, the Accounts Receivable Reserve shall be reduced by the aggregate Paydown Amount. If the borrowers under the Real Estate Loan Documents seek to have a property released from the Real Estate Loan Documents pursuant to the terms thereof, provided that Borrower has availability in the Borrowing Base, Borrower may elect by written notice to Lender, to increase the Accounts Receivable Reserve by the Accounts Receivable Reserve Amount (as defined in the Real Estate Loan Documents) applicable to the property to be released. Upon the release of a
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property from the Real Estate Loan Documents pursuant to the terms thereof, the Accounts Receivable Reserve shall be reduced by the lesser of (1) an amount equal to Two Million Five Hundred Thousand and No/ 100 Dollars ($2,500,000.00) multiplied by the applicable property's Allocated Loan Amount divided Twelve Million Four Hundred Thousand and No/100 Dollars ($12,400,000.00) or (2) the amount which will result in the Project Yield being reduced to twenty percent (20%).
(f) Lender shall issue Letters of Credit (as defined on Exhibit B upon the request of, and on behalf of, Borrower, subject to the terms and conditions of Exhibit B attached hereto and subject to the following:
(i) Either (A) Lender establishes a reserve against the Borrowing Base in the aggregate face amount of all Letters of Credit issued on behalf of Borrower, or (B) Borrower pledges and/or delivers additional collateral to Lender in a form satisfactory to Lender and in an amount sufficient to collateralize Borrower's obligations to Lender in connection with such Letters of Credit, as determined by Lender in its sole discretion, provided, however, that the aggregate amount of such Letters of Credit, together with all of Borrower's other outstanding Obligations hereunder, shall not exceed the Borrowing Base or the Maximum Loan Amount;
(ii) No Event of Default which has been duly noticed by Lender to Borrower (if notice is required) has occurred and is continuing, and the Loan Agreement has not been terminated;
(iii) Borrower executes and delivers to Lender such other notes, instruments, letter of credit agreements, security agreements, letter of credit applications and other documents as Lender may generally require in connection with the issuance of Letters of Credit, and as Lender may require in connection with the specific request;
(iv) any amounts drawn on any Letter of Credit shall immediately be deemed to be a Revolving Credit Loan; and
(v) Borrower pays to Lender a letter of credit fee equal to two percent (2%) of the initial face amount of the Letter of Credit on the issuance date thereof, and on each anniversary date of such date of issuance for as long as the Letter of Credit remains outstanding.
Section 2.2. Loan Administration. Borrowings under the Loan shall be as follows:
(a) A request for a Revolving Credit Loan shall be made, or shall be deemed to be made, in the following manner: (i) Borrower may give Lender notice of its intention to borrow, in which notice Borrower shall specify the amount of the proposed borrowing and the proposed borrowing date, not later than 2:00 p.m. Eastern time on the Business Day before the proposed borrowing date, provided, however, that no such request may be made at a time when there exists an Event of Default; and (ii) the becoming due of any amount required to be paid under this Agreement, whether as interest or for any other Obligation, shall be deemed irrevocably to be a request for a Revolving Credit Loan on the day following the due date in the amount required to pay such interest or other Obligation if such was not paid by Borrower on the due date.
(b) Borrower hereby irrevocably authorizes Lender to disburse the proceeds of each Revolving Credit Loan requested, or deemed to be requested, as follows: (i) the proceeds of each Revolving Credit Loan requested under subsection 2.2(a)(i) shall be disbursed by Lender by wire transfer to such bank account as may be agreed upon by Borrower and Lender from time to time or elsewhere if pursuant to written direction from Borrower; and (ii) the proceeds of each Revolving Credit Loan deemed to be requested under subsection 2.2(a)(ii) shall be disbursed by Lender by way of direct payment of the relevant interest or other Obligation.
(c) All Revolving Credit Loans, advances and other extensions of credit to or for the benefit of Borrower shall constitute one general Obligation of Borrower, and shall be secured by Lender's lien upon all of the Collateral.
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(d) Lender shall enter all Revolving Credit Loans as debits to a loan account in the name of Borrower and shall also record in said loan account all payments made by Borrower on any Obligations and all proceeds of Collateral which are indefeasibly paid to Lender, and may record therein, in accordance with customary accounting practice, other debits and credits, including interest and all charges and expenses properly chargeable to Borrower. All collections into the Concentration Account pursuant to Section 2.3 shall be applied first to fees, costs and expenses due and owing under the Loan Documents, then to interest due and owing under the Loan Documents, and then to principal outstanding with respect to Revolving Credit Loans.
(e) Lender will account to Borrower monthly with a statement of Revolving Credit Loans, charges and payments made pursuant to this Agreement, and such accounting rendered by Lender shall be deemed final, binding and conclusive upon Borrower, absent manifest error, unless Lender is notified by Borrower in writing to the contrary within thirty (30) days of the date each accounting is mailed to Borrower. Such notice shall be deemed an objection to those items specifically objected to in the notice.
Section 2.3. Collections, Disbursements, Borrowing Availability, and Lockbox Account. Borrower shall maintain a lockbox account (the "Lockbox") with Wells Fargo Bank, N.A. (the "Lockbox Bank"), subject to the provisions of this Agreement, and shall execute with the Lockbox Bank a Lockbox Agreement in a form acceptable to lender in its commercially reasonable discretion (it being the understanding of the parties that the existing Four Party Lockbox Agreement among the parties with Lockbox Bank is acceptable to Lender), and such other agreements related to the Lockbox Agreement as Lender may require. Borrower shall ensure that all collections of Accounts are paid directly from Account Debtors into the Lockbox, and that all funds paid into the Lockbox are immediately transferred into a depository account maintained by Lender at Bank One, N.A., or such other financial institution as determined by Lender in its sole discretion and communicated to Borrower (the "Concentration Account"). Lender shall apply, on a daily basis, all funds transferred into the Concentration Account pursuant to this Section 2.3 to reduce the outstanding indebtedness under the Loan (in accordance with Section 2.2(d)), and all future Revolving Credit Loans, advances and other extensions of credit to be made by Lender under the conditions set forth in this Article II. To the extent that any collections of Accounts or proceeds of other Collateral are not sent directly to the Lockbox but are received by Borrower, such collections shall be held in trust for the benefit of Lender and immediately remitted, in the form received, to the Lockbox Bank for transfer to the Concentration Account immediately upon receipt by Borrower. Borrower acknowledges and agrees that its compliance with the terms of this Section 2.3 is essential, and that upon its failure to comply with any such terms Lender shall be entitled to assess a noncompliance fee which shall operate to increase the Base Rate by two percent (2%) per annum during any period of non-compliance. Lender shall be entitled to assess such fee whether or not an Event of Default is declared or otherwise occurs. All funds transferred from the Concentration Account for application to Borrower's indebtedness to Lender shall be applied as of the date of receipt to reduce the Loan balance, but for purposes of calculating interest such funds shall be subject to a three (3) Business Day holding or clearance period. If as the result of collections of Accounts pursuant to the terms and conditions of this Section 2.3 a credit balance exists with respect to the Concentration Account, such credit balance shall not accrue interest in favor of Borrower, but shall be available to Borrower at any time or times for so long as no Event of Default exists.
Section 2.4. Fees.
(a) By executing this Agreement, Borrower agrees unconditionally to pay to Lender a commitment fee equal to one percent (1.0%) of the Maximum Loan Amount (the "Commitment Fee"). Lender acknowledges that the Commitment Fee has previously been paid.
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(b) For so long as the Loan is available to Borrower, Borrower unconditionally shall pay to Lender a monthly loan management fee (the "Loan Management Fee") equal to eight-hundredths of one percent (0.08%) of the average amount of the outstanding principal balance of the Revolving Credit Loans during the preceding month. The Loan Management Fee shall be payable monthly in arrears on the first day of each successive calendar month.
(c) Borrower shall pay to Lender all out-of-pocket audit and appraisal fees in connection with audits and appraisals of Borrower's books and records and such other matters as Lender shall deem appropriate, which shall be due and payable on the first Business Day of the month following the date of issuance by Lender of a request for payment thereof to Borrower.
(d) Borrower shall pay to Lender, on demand, any and all fees, costs or expenses which Lender or any participant pays to a bank or other similar institution (including, without limitation, any fees paid by Lender to any participant) arising out of or in connection with (i) the forwarding to Borrower or any other Person on behalf of Borrower, by Lender, of proceeds of Revolving Credit Loans made by Lender to Borrower pursuant to this Agreement, and (ii) the depositing for collection, by Lender or any participant, of any check or item of payment received or delivered to Lender or any participant on account of Obligations.
Section 2.5. Payments. Principal payable on account of Revolving Credit Loans shall be payable by Borrower to Lender immediately upon the earliest of (a) the receipt by Borrower or Lender of any payments on or proceeds from any of the Collateral, to the extent of such proceeds, (b) the occurrence of an Event of Default if the Loan and the maturity of the payment of the Obligations are accelerated, or (c) the termination of this Agreement pursuant to Section 2.8 of this Agreement; provided, however, that if the aggregate of outstanding advances hereunder and face amount of outstanding Letters of Credit issued by Lender are in excess of the Borrowing Base (less any applicable reserves established hereunder against the Borrowing Base) at any time, Borrower shall, immediately upon demand, repay such overadvance. Interest accrued on the Revolving Credit Loans shall be due on the earliest of (i) the first Business Day of each month (for the immediately preceding month), computed on the last calendar day of the preceding month, (ii) the occurrence of an Event of Default if the Loan and the maturity of the payment of the Obligations are accelerated, or (iii) the termination of this Agreement pursuant to Section 2.8. Except to the extent otherwise set forth in this Agreement, all payments of principal and of interest on the Loan, all other charges and any other obligations of Borrower under this Agreement, shall be made to Lender to the Concentration Account, in immediately available funds.
Section 2.6. Use of Proceeds. The proceeds of Lender's advances under the Loan shall be used solely for working capital and for other costs of Borrower arising in the ordinary course of Borrower's business.
Section 2.7. Interest Rate Limitation. The parties intend to conform strictly to the applicable usury laws in effect from time to time during the term of the Loan. Accordingly, if any transaction contemplated by this Agreement would be usurious under such laws, then notwithstanding any other provision of this Agreement: (a) the aggregate of all interest that is contracted for, charged, or received under this Agreement or under any other Loan Document shall not exceed the maximum amount of interest allowed by applicable law (the "Highest Lawful Rate"), and any excess shall be promptly credited to Borrower by Lender (or, to the extent that such consideration shall have been paid, such excess shall be promptly refunded to Borrower by Lender); (b) neither Borrower nor any other Person now or hereafter liable under this Agreement shall be obligated to pay the amount of such interest to the extent that it is in excess of the Highest Lawful Rate; and (c) the effective rate of interest shall be reduced to the Highest Lawful Rate. All sums paid, or agreed to be paid, to Lender for the use, forbearance, and detention of the debt of Borrower to Lender shall, to the extent permitted by applicable law, be allocated throughout the full term of the Note until payment is made in full so that the actual rate of interest does not exceed the Highest Lawful Rate in effect at any particular time
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during the full term thereof. If at any time the rate of interest under the Note exceeds the Highest Lawful Rate, the rate of interest to accrue pursuant to this Agreement shall be limited, notwithstanding anything to the contrary in this Agreement, to the Highest Lawful Rate, but any subsequent reductions in the Base Rate shall not reduce the interest to accrue pursuant to this Agreement below the Highest Lawful Rate until the total amount of interest accrued equals the amount of interest that would have accrued if a varying rate per annum equal to the interest rate under the Note had at all times been in effect. If the total amount of interest paid or accrued pursuant to this Agreement under the foregoing provisions is less than the total amount of interest that would have accrued if a varying rate per annum equal to the interest rate under the Note had been in effect, then Borrower agrees to pay to Lender an amount equal to the difference between (i) the lesser of (A) the amount of interest that would have accrued if the Highest Lawful Rate had at all times been in effect, or (B) the amount of interest that would have accrued if a varying rate per annum equal to the interest rate under the Note had at all times been in effect, and (ii) the amount of interest accrued in accordance with the other provisions of this Agreement.
Section 2.8. Term.
(a) Subject to Lender's right to cease making Revolving Credit Loans to Borrower upon or after any Event of Default, this Agreement shall be in effect until March , 2007, unless terminated as provided in this Section 2.8 (the "Term"); provided, however, that notwithstanding anything set forth in this Agreement to the contrary (including, without limitation, Section 6.23), in no event shall Borrower be entitled to terminate this Agreement prior to the repayment in full of all amounts owed to Lender pursuant to the Real Estate Loan Documents.
(b) Notwithstanding anything in this Agreement to the contrary, Lender may terminate this Agreement without notice upon or after the occurrence of an Event of Default.
(c) Subject to the restriction set forth in Section 2.8(a) and the provisions regarding prepayment of the loan described in the Real Estate Loan Documents, upon at least thirty (30) days prior written notice to Lender (the "Termination Notice Period"), Borrower may terminate this Agreement prior to the expiration of the Term.
(d) All of the Obligations shall be immediately due and payable upon the termination date stated in any notice of termination of this Agreement (the "Termination Date"); provided, however, that, notwithstanding anything in Section 2.8(c) to the contrary, the Termination Date shall be effective no earlier than the first Business Day of the month following the expiration of the Termination Notice Period. All undertakings, agreements, covenants, warranties, and representations of Borrower contained in the Loan Documents shall survive any such termination and Lender shall retain its liens in the Collateral and all of its rights and remedies under the Loan Documents notwithstanding such termination until Borrower has paid the Obligations to Lender, in full, in immediately available funds.
(e) Notwithstanding any provision of this Agreement which makes reference to the continuance of an Event of Default, nothing in this Agreement shall be construed to permit Borrower to cure an Event of Default following the lapse of the applicable cure period, and Borrower shall have no such right in any instance unless specifically granted in writing by Lender.
Section 3.1. Generally. As security for the payment of all liabilities of Borrower and its Affiliates to Lender, including, without limitation: (a) indebtedness evidenced under the Note, repayment of Revolving Credit Loans, advances and other extensions of credit, all fees and charges owing by Borrower, and all other liabilities and obligations of every kind or nature whatsoever of Borrower to Lender, whether now existing or hereafter incurred, joint or several, matured or unmatured, direct or
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indirect, primary or secondary, related or unrelated, due or to become due, including, without limitation, any extensions, modifications, substitutions, increases and renewals thereof, (b) the payment of all amounts advanced by Lender to preserve, protect, defend, and enforce its rights under this Agreement and in the following property in accordance with the terms of this Agreement, (c) the payment of all expenses incurred by Lender in connection therewith, and (d) the payment and performance by Borrower and/or their respective Affiliates of their respective obligations under the Affiliated Loan Documents (collectively, the "Obligations"), and as further security for the payment and performance of Borrower under the Affiliated Loan Documents, Borrower hereby assigns and grants to Lender a continuing first priority lien on and security interest in, upon, and to the following property (the "Collateral"):
(i) All of Borrower's now-owned and hereafter acquired or arising Accounts, accounts receivable and rights to payment of every kind and description, and all of Borrower's contract rights, chattel paper, documents and instruments with respect thereto, and all of Borrower's rights, remedies, security and liens, in, to and in respect of the Accounts, including, without limitation, rights of stoppage in transit, replevin, repossession and reclamation and other rights and remedies of an unpaid vendor, lienor or secured party, guaranties or other contracts of suretyship with respect to the Accounts, deposits or other security for the obligation of any Account Debtor, and credit and other insurance;
(ii) All moneys, securities and other property and the proceeds thereof, now or hereafter held or received by, in transit to, in possession of, or under the control of Lender or a bailee or Affiliate of Lender, from or for Borrower, whether for safekeeping, pledge, custody, transmission, collection or otherwise, and all of Borrower's deposits (general or special), balances, sums and credits with Lender at any time existing;
(iii) All of Borrower's right, title and interest in, to and in respect of all goods relating to, or which by sale have resulted in, Accounts, including, without limitation, all goods described in invoices or other documents or instruments with respect to, or otherwise representing or evidencing, any Account, and all returned, reclaimed or repossessed goods;
(iv) All of Borrower's now owned or hereafter acquired deposit accounts into which Accounts are deposited, including the Lockbox Account;
(v) All of Borrower's now owned and hereafter acquired or arising general intangibles and other property of every kind and description with respect to, evidencing or relating to its Accounts, accounts receivable and other nights to payment, including, without limitation, all existing and future customer lists, choses in action, claims, books, records, ledger cards, contracts, licenses, formulae, tax and other types of refunds, returned and unearned insurance premiums, rights and claims under insurance policies, and computer programs, information, software, records, and data, as the same relates to the Accounts;
(vi) All of Borrower's other general intangibles (including, without limitation, any proceeds from insurance policies after payment of prior interests), patents, unpatented inventions, trade secrets, copyrights, contract rights, goodwill, literary rights, rights to performance, rights under licenses, choses-in-action, claims, information contained in computer media (such as data bases, source and object codes, and information therein), things in action, trademarks and trademarks applied for (together with the goodwill associated therewith) and derivatives thereof, trade names, including the right to make, use, and vend goods utilizing any of the foregoing, and permits, licenses, certifications, authorizations and approvals, and the rights of Borrower thereunder, issued by any governmental, regulatory, or private authority, agency, or entity whether now owned or hereafter acquired, together with all cash and non-cash proceeds and products thereof;
(vii) All of Borrower's now owned or hereafter acquired inventory of every description which is held by Borrower for sale or lease or is furnished by Borrower under any contract of service or is held
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by Borrower as raw materials, work in process or materials used or consumed in a business, wherever located, and as the same may now and hereafter from time to time be constituted, together with all cash and non-cash proceeds and products thereof;
(viii) All of Borrower's now owned or hereafter acquired machinery, equipment, computer equipment, tools, tooling, furniture, fixtures, goods, supplies, materials, work in process, whether now owned or hereafter acquired, together with all additions, parts, fittings, accessories, special tools, attachments, and accessions now and hereafter affixed thereto and/or used in connection therewith, all replacements thereof and substitutions therefor, and all cash and non-cash proceeds and products thereof; and
(ix) The proceeds (including, without limitation, insurance proceeds) of all of the foregoing.
Section 3.2. Lien Documents. Borrower shall execute and deliver to Lender, or have executed and delivered (all in form and substance satisfactory to Lender in its sole discretion) any agreements, documents, instruments, and writings deemed necessary by Lender or as Lender may otherwise request from time to time in its sole discretion to evidence, perfect, or protect Lender's Lien and security interest in the Collateral required under this Agreement. Borrower hereby authorizes Lender to file one or more financing statements and amendments thereto and continuation statements therefor covering the Collateral and naming Borrower as debtor and Lender as secured party. Borrower acknowledges that it is not authorized to file any financing statement or amendment or any termination statement with respect to any financing statement filed against Borrower by Lender and Borrower agrees that it will not do so without the prior written consent of Lender, subject to Borrower's rights under Section 9-509(d)(2) of the Uniform Commercial Code.
Section 3.3. Collateral Administration,
(a) All Collateral (except deposit accounts) will at all times be kept by Borrowers at their respective principal office(s) as set forth on Schedule 4.15(a) or at the principal office of Ensign Facility Services, Inc. as set forth on Schedule 4.15(a) and shall not be moved from such locations without the prior written consent of Lender, which consent shall not be unreasonably withheld.
(b) Borrower shall keep accurate and complete records of its Accounts and all payments and collections thereon and shall submit to Lender on such periodic basis as Lender shall request a sales and collections report for the preceding period, in form satisfactory to Lender. In addition, if Accounts in an aggregate face amount in excess of $50,000.00 become ineligible because they fall within one of the specified categories of ineligibility set forth in the definition of Qualified Accounts or otherwise (excepting those Accounts which become ineligible merely by reason of their age, for which no such notification is required). Borrower shall notify Lender of such occurrence on the first Business Day following such occurrence and the Borrowing Base shall thereupon be adjusted to reflect such occurrence. If requested by Lender after the occurrence and during the continuation of an Event of Default, Borrower shall execute and deliver to Lender weekly formal written assignments of all of its Accounts, which shall include all Accounts that have been created since the date of the last assignment, together with copies of claims, invoices or other information related thereto.
(c) Whether or not an Event of Default has occurred, any of Lender's officers, employees or agents shall have the right, at any time or times hereafter, in the name of Lender or any designee of Lender or Borrower, to verify the validity, amount or any other matter relating to any Accounts by mail, telephone, telegraph or otherwise. Borrower shall cooperate fully with Lender in an effort to facilitate and promptly conclude such verification process.
(d) To expedite collection, Borrower shall endeavor in the first instance to make collection of its Accounts for Lender. Lender retains the right at all times after the occurrence and during the continuance of an Event of Default, subject to applicable law regarding Medicaid/Medicare Account Debtors, to notify Account Debtors that Accounts have been assigned to Lender and to collect
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Accounts directly in its own name and to charge the collection costs and expenses, including attorneys' fees, to Borrower.
Section 3.4. Other Actions. Borrower shall cause all Medicare and Medicaid Accounts to be deposited directly to the Lockbox. In addition to the foregoing, upon notice from Lender to Borrower of the existence of an Event of Default under this Agreement and directing Borrower to do so, Borrower (a) shall provide prompt written notice to each private indemnity, managed care or other Insurer who either is currently an Account Debtor or becomes an Account Debtor at any time following the date of this Agreement that Lender has been granted a first priority lien and security interest in, upon and to all Accounts applicable to such Insurer and directs each Account Debtor to make payments into the Lockbox so long as an Event of Default is outstanding, and hereby authorizes Lender, upon Borrower's failure to send such notices within ten (10) days after the date of this Agreement (or ten (10) days after the Insurer becomes an Account Debtor), to send any and all similar notices to such Insurers, and (b) shall do anything further that may be lawfully required by Lender to secure Lender and effectuate the intentions and objects of this Agreement, including, without limitation, the execution and delivery of Lockbox agreements, continuation statements, amendments to financing statements, and any other documents required under this Agreement. At Lender's request, Borrower shall also immediately deliver to Lender all items for which Lender must receive possession to obtain a perfected security interest. Borrower shall, on Lender's demand, deliver to Lender all notes, certificates, and documents of title, chattel paper, warehouse receipts, instruments, and any other similar instruments constituting Collateral.
Section 3.5. Searches. Throughout the Term of the Loan, Lender shall be entitled to perform the searches described in clauses (a), (b) and (c) below against Borrower (the results of which shall be consistent with Borrower's representations and warranties under this Agreement and otherwise acceptable to Lender), all at Borrower's expense:
(a) UCC searches with the Secretary of State and local filing offices of each jurisdiction where Borrower maintains its executive offices, a place of business, or assets and the jurisdiction in which Borrower is organized;
(b) judgment, federal and state tax lien, and corporate and partnership tax lien searches, in each jurisdiction searched under clause (a) above; and
(c) searches of applicable corporate, limited liability company, partnership and related records to confirm the continued existence, organization and good standing of Borrower and any Guarantor, and the exact legal name under which Borrower and any Guarantor is organized.
Section 3.6. Power of Attorney. Each of the officers of Lender is hereby irrevocably made, constituted and appointed the true and lawful attorney for Borrower (without requiring any of them to act as such) with full power of substitution to do the following: (a) endorse the name of Borrower upon any and all checks, drafts, money orders, and other instruments for the payment of money that are payable to Borrower and constitute collections on Borrower's Accounts; (b) execute in the name of Borrower any financing statements, schedules, assignments, instruments, documents, and statements that Borrower is obligated to give Lender under this Agreement; and (c) do such other and further acts and deeds in the name of Borrower that Lender may deem necessary or desirable to enforce any Account or other Collateral or perfect Lender's security interest or lien in any Collateral. In addition, if Borrower breaches its obligation to direct payments of the proceeds of the Collateral to the Lockbox Account, Lender, as the irrevocably made, constituted and appointed true and lawful attorney for Borrower pursuant to this paragraph, may, by the signature or other act of any of Lender's officers (without requiring any of them to do so), direct any federal, state or private payor or fiscal intermediary to pay proceeds of the Collateral to Borrower by directing payment to the Lockbox Account.
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ARTICLE IV
REPRESENTATIONS AND WARRANTIES
Borrower represents and warrants to Lender, and shall be deemed to represent and warrant on each day on which any Obligations shall be outstanding under this Agreement, that:
Section 4.1. Subsidiaries. Except as set forth in Schedule 4.1, Borrower has no subsidiaries.
Section 4.2. Organization and Good Standing. Ensign, and each of its subsidiaries which is a corporation, is a corporation duly organized, validly existing, and in good standing under the laws of its state of formation. Each of Ensign's subsidiaries which is a limited liability company is duly formed, validly existing and in good standing under the laws of its state of formation. Ensign and each of its subsidiaries is in good standing as a foreign corporation in each jurisdiction in which the character of the properties owned or leased by it therein or the nature of its business makes such qualification necessary, has the corporate (or other) power and authority to own its assets and transact the business in which it is engaged, and has obtained all certificates, licenses and qualifications required under all laws, regulations, ordinances, or orders of public authorities necessary for the ownership and operation of all of its properties and transaction of all of its business.
Section 4.3. Authority. Borrower has full corporate power and authority to enter into, execute, and deliver this Agreement and to perform its obligations under this Agreement, to borrow the Loan, to execute and deliver the Note, and to incur and perform the obligations provided for in the Loan Documents, all of which have been duly authorized by all necessary corporate action. No consent or approval of shareholders of, or lenders to, Borrower and no consent, approval, filing or registration with any Governmental Authority is required as a condition to the validity of the Loan Documents or the performance by Borrower of its obligations under the Loan Documents.
Section 4.4. Binding Agreement. This Agreement and all other Loan Documents constitute, and the Note, when issued and delivered pursuant to this Agreement for value received, will constitute, the valid and legally binding obligations of Borrower, enforceable against Borrower in accordance with their respective terms.
Section 4.5. Litigation. Except as disclosed in Schedule 4.5, there are no actions, suits, proceedings or investigations pending or threatened against Borrower before any court or arbitrator or before or by any Governmental Authority which, in any one case or in the aggregate, if determined adversely to the interests of Borrower, could have a Material Adverse Effect. Borrower is not in default with respect to any order of any court, arbitrator, or Governmental Authority applicable to Borrower or its properties.
Section 4.6. No Conflicts. The execution and delivery by Borrower of this Agreement and the other Loan Documents do not, and the performance of its obligations under the Loan Documents will not, violate, conflict with, constitute a default under, or result in the creation of a lien or encumbrance upon the property of Borrower (other than for the benefit of Lender) under: (a) any provision of Borrower's certificate of incorporation or bylaws, (b) any provision of any law, rule, or regulation applicable to Borrower, or (c) any of the following: (i) any indenture or other agreement or instrument to which Borrower is a party or by which Borrower or its property is bound; or (ii) any judgment, order or decree of any court, arbitration tribunal, or Governmental Authority having jurisdiction over Borrower which is applicable to Borrower.
Section 4.7. Financial Condition. The unaudited consolidated financial statements of Borrower as of December 31, 2003, certified by the chief financial officer of Borrower, which have been delivered to Lender, fairly present the financial condition of Borrower and the results of its operations and changes in financial condition as of the dates and for the periods referred to, and have been prepared in accordance with GAAP. There are no material unrealized or anticipated liabilities, direct or indirect, fixed or contingent, of Borrower as of the dates of such financial statements which are not reflected in such financial statements or in the notes to such financial statements. There has been no adverse
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change in the business, properties, condition (financial or otherwise) or operations (current or prospective) of Borrower since December 31, 2003. Borrower's fiscal year ends on December 31. The federal tax identification number of Ensign is 33-0861263. The federal tax identification numbers of Borrowers are set forth on Schedule 4.15(a).
Section 4.8. No Default. Borrower is not in default under or with respect to any obligation in any respect which could be adverse to its business, operations, property or financial condition, or which could adversely affect the ability of Borrower to perform its obligations under the Loan Documents. No Event of Default or event which, with the giving of notice or lapse of time, or both, could become an Event of Default, has occurred and is continuing.
Section 4.9. Title to Properties. Borrower has good and marketable title to its properties and assets, including the Collateral and the properties and assets reflected in the financial statements described in Section 4.7, subject to no lien, mortgage, pledge, encumbrance or charge of any kind, other than Permitted Liens. Borrower has not agreed or consented to cause any of its properties or assets whether owned now or hereafter acquired to be subject in the future (upon the happening of a contingency or otherwise) to any lien, mortgage, pledge, encumbrance or charge of any kind other than Permitted Liens.
Section 4.10. Taxes. Borrower has filed, or has obtained extensions for the filing of, all federal, state and other tax returns which are required to be filed, and has paid all taxes shown as due on those returns and all assessments, fees and other amounts due as of the date of this Agreement. All tax liabilities of Borrower were, as of June 30, 1999 and are now, adequately provided for on Borrower's books. No tax liability has been asserted by the Internal Revenue Service or other taxing authority against Borrower for taxes in excess of those already paid.
Section 4.11. Securities and Banking Laws and Regulations.
(a) The use of the proceeds of the Loan and Borrower's issuance of the Note will not directly or indirectly violate or result in a violation of the Securities Act of 1933 or the Securities Exchange Act of 1934, as amended, or any regulations issued pursuant thereto, including, without limitation, Regulations U, T or X of the Board of Governors of the Federal Reserve System. Borrower is not engaged in the business of extending credit for the purpose of the purchasing or carrying "margin stock" within the meaning of those regulations. No part of the proceeds of the Loan under this Agreement will be used to purchase or carry any margin stock or to extend credit to others for such purpose.
(b) Borrower is not an investment company within the meaning of the Investment Company Act of 1940, as amended, nor is it, directly or indirectly, controlled by or acting on behalf of any Person which is an investment company within the meaning of that Act.
Section 4.12. ERISA. No employee benefit plan (a "Plan") subject to the Employee Retirement Income Security Act of 1974 ("ERISA") and regulations issued pursuant to ERISA that is maintained by Borrower or under which Borrower could have any material liability under ERISA (a) has failed to meet minimum funding standards established in Section 302 of ERISA, (b) has failed to substantially comply with all applicable requirements of ERISA and of the Internal Revenue Code, including all applicable rulings and regulations thereunder, or (c) has engaged in or been involved in a prohibited transaction (as defined in ERISA) under ERISA or under the Internal Revenue Code. Neither Borrower nor any member of a Controlled Group that includes Borrower has not assumed, or received notice of a claim asserted against Borrower or another member of the Controlled Group for, withdrawal liability (as defined in the Multi-Employer Pension Plan Amendments Act of 1980, as amended) with respect to any multi-employer pension plan. Borrower has timely made when due all contributions with respect to any multi-employer pension plan in which it participates and no event has occurred triggering a material claim against Borrower for withdrawal liability with respect to any multi-employer pension plan in which Borrower participates.
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Section 4.13. Compliance with Law. Except as described in Schedule 4.13, Borrower is not in violation of any statute, rule or regulation of any Governmental Authority (including, without limitation, any statute, rule or regulation relating to employment practices or to environmental, occupational and health standards and controls). Borrower has obtained all licenses, permits, franchises, and other governmental authorizations necessary for the ownership of its properties and the conduct of its business. Borrower is current with all reports and documents required to be filed with any state or federal securities commission or similar Governmental Authority and is in full compliance with all applicable rules and regulations of such commissions.
Section 4.14. Environmental Matters. To the best of Borrower's knowledge, no use, exposure, release, generation, manufacture, storage, treatment, transportation or disposal of Hazardous Material has occurred or is occurring on or from any real property on which the Collateral is located or which is owned, leased or otherwise occupied by Borrower (the "Premises"), or off the Premises as a result of any action of Borrower, except as described in Schedule 4.14. All Hazardous Material used, treated, stored, transported to or from, generated or handled on the Premises, or off the Premises by Borrower, has been disposed of on or off the Premises by or on behalf of Borrower in a lawful manner. To the best of Borrower's knowledge, there are no underground storage tanks present on or under the Premises owned or leased by Borrower. No other environmental, public health or safety hazards exist with respect to the Premises.
Section 4.15. Places of Business. As of the date hereof, the only places of business of Borrower, and the places where it keeps and intends to keep the Collateral and records concerning the Collateral, are at the addresses set forth in Schedule 4.15(a). Schedule 4.15(a) also lists the owner of record of each such property.
Section 4.16. Intellectual Property. Borrower exclusively owns or possesses all the patents, patent applications, trademarks, trademark applications, service marks, trade names, copyrights, franchises, licenses, and rights with respect to the foregoing necessary for the current and planned future conduct of its business, without any conflict with the rights of others. A list of all such intellectual property (indicating the nature of Borrower's interest), as well as all outstanding franchises and licenses given by or held by Borrower, is attached as Schedule 4.16. Borrower is not in default of any obligation or undertaking with respect to such intellectual property or rights. Borrower is not infringing on any patents, patent applications, trademarks, trademark applications, service marks, trade names, copyrights, franchises, licenses, any rights with respect to the foregoing, or any other intellectual property rights of others and the Borrower is not aware of any infringement by others of any such rights owned by Borrower.
Section 4.17. Stock Ownership. The identity of the stockholders of record of all classes of the outstanding stock of Borrower, together with the respective ownership percentages held by such stockholders, are as set forth on Schedule 4.17.
Section 4.18. Material Facts. Neither this Agreement nor any other Loan Document nor any other agreement, document, certificate, or statement furnished to Lender by or on behalf of Borrower in connection with the transactions contemplated by this Agreement contains any untrue statement of material fact or omits to state a material fact necessary to make the statements contained in this Agreement or other Loan Document not misleading. There is no fact known to Borrower that currently or in the future may have a Material Adverse Effect.
Section 4.19. Investments, Guarantees, and Certain Contracts. Borrower does not own or hold any equity or long-term debt investments in, have any outstanding advances to, have any outstanding guarantees for the obligations of, or have any outstanding borrowings from, any Person, except as described on Schedule 4.19. Borrower is not a party to any contract or agreement, or subject to any corporate restriction, which adversely affects its business.
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Section 4.20. Business Interruptions. Within five (5) years before the date of this Agreement, neither the business, property or assets, or operations of Borrower has been materially adversely affected in any way by any casualty, strike, lockout, combination of workers, or order of the United States of America or other Governmental Authority, directed against Borrower, except as set forth on Schedule 4.20. There are no pending or threatened labor disputes, strikes, lockouts, or similar occurrences or grievances against Borrower or its business except as set forth on Schedule 4.20.
Section 4.21. Names. Within five (5) years before the date of this Agreement, Borrower has not conducted business under or used any other name (whether corporate, partnership or assumed) other than as shown on Schedule 4.15(a)/4.16. Each Borrower has a different trade name or names, and each Borrower is the sole owner of all of its names listed on that Schedule and any and all business done and invoices issued in such names are Borrower's sales, business, and invoices. Each trade name of a Borrower represents a division, operating location or trading style of that Borrower and not a separate Person or independent Affiliate.
Section 4.22. Joint Ventures. Borrower is not engaged in any joint venture or partnership with any other Person, except as set forth on Schedule 4.22.
Section 4.23. Accounts. Lender may rely, in determining which Accounts are Qualified Accounts, on all statements and representations made by Borrower with respect to any Account or Accounts. Unless otherwise indicated in writing to Lender, with respect to each Qualified Account, Borrower represents that:
(a) The Account is genuine and in all respects what it purports to be, and is not evidenced by a judgment;
(b) The Account arises out of a completed, bona fide sale and delivery of goods or rendition of Medical Services by Borrower in the ordinary course of its business and in accordance with the terms and conditions of all purchase orders, contracts, certification, participation, certificate of need, or other documents relating thereto and forming a part of the contract between Borrower and the Account Debtor;
(c) The Account is for a liquidated amount maturing as stated in a duplicate claim or invoice covering such sale or rendition of Medical Services, a copy of which has been furnished or is available to Lender;
(d) The Account, and Lender's security interest in such Account, is not, and will not (by voluntary act or omission by Borrower), be in the future, subject to any offset, lien, deduction, defense, dispute, counterclaim or any other adverse condition, and each such Account is absolutely owing to Borrower and is not contingent in any respect or for any reason;
(e) There are no facts, events or occurrences which in any way impair the validity or enforceability of any Accounts or tend to reduce the amount payable thereunder from the face amount of the claim or invoice and statements delivered to Lender with respect thereto;
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(f) To the best of Borrower's knowledge, (i) the Account Debtor under the Account had the capacity to contract at the time any contract or other document giving rise to the Account was executed and (ii) such Account Debtor is solvent;
(g) To the best of Borrower's knowledge, there are no proceedings or actions which are threatened or pending against any Account Debtor under the Account which might result in any material adverse change in such Account Debtor's financial condition or the collectibility of such Account;
(h) The Account has been billed and forwarded to the Account Debtor for payment in accordance with applicable laws and compliance and conformance with any and requisite procedures, requirements and regulations governing payment by such Account Debtor with respect to such Account, and such Account if due from a Medicaid/Medicare Account Debtor is properly payable directly to Borrower; and
(i) Borrower has obtained and currently has all certificates of need, Medicaid and Medicare provider numbers, licenses, permits and authorizations that are necessary in the generation of such Accounts.
Section 4.24. Solvency. Both before and after giving effect to the transactions contemplated by the terms and provisions of this Agreement, Borrower (taken as a whole) (a) owns property whose fair saleable value is greater than the amount required to pay all of Borrower's Indebtedness (including contingent debts), (b) was and is able to pay all of its Indebtedness as such Indebtedness matures, and (c) had and has capital sufficient to carry on its business and transactions and all business and transactions in which it about to engage. For purposes of this Agreement, the term "Indebtedness" means, without duplication (i) all items which in accordance with GAAP would be included in determining total liabilities as shown on the liability side of a balance sheet of such Borrower as of the date on which Indebtedness is to be determined, (ii) all obligations of any other person or entity which such Borrower has guaranteed, and (iii) the Obligations.
ARTICLE V
CLOSING AND CONDITIONS OF LENDING
Section 5.1. Conditions Precedent to Agreement. The obligation of Lender to enter into and perform this Agreement and to make Revolving Credit Loans is subject to the following conditions precedent:
(a) Lender shall have received two (2) originals of this Agreement, an updated the Certificate of Validity, and all other Loan Documents required to be executed and delivered by Lender in connection with the amendment and restatement of the Original Loan Agreement (other than the Note, as to which Lender shall receive only one (1) original), executed by Borrower and any other required Persons, as applicable.
(b) Lender shall have received all searches and good standing certificates required by Lender, if any.
(c) Borrower shall have complied and shall then be in compliance with all the terms, covenants and conditions of the Loan Documents.
(d) There shall have occurred and be continuing no Event of Default and no event which, with the giving of notice or the lapse of time, or both, could constitute such an Event of Default.
(e) The representations and warranties contained in Article IV shall be true and correct.
(f) Lender shall have received copies of all resolutions of Borrower's board of directors and other action taken by Borrower to authorize the execution, delivery and performance of the Loan Documents
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and the borrowing of the Loan under the Loan Documents, as well as the names and signatures of the officers of Borrower authorized to execute documents on its behalf in connection with the Loan, all as also certified as of the date of this Agreement by Borrower's chief financial officer, or equivalent, and such other papers as Lender may require.
(g) Lender shall have received copies, certified as true, correct and complete by a corporate officer of Borrower, of the certificate of incorporation of Borrower, with any amendments to any of the foregoing, and all other documents necessary for performance of the obligations of Borrower under this Agreement and the other Loan Documents.
(h) Reserved.
(i) Lender shall have received such financial statements, reports, certifications, and other operational information required to be delivered under this Agreement, including, without limitation, an initial borrowing base certificate calculating the Borrowing Base.
(j) Lender shall have received the Commitment Fee.
(k) The Lockbox, Lockbox Account and the Concentration Account shall have been established.
(l) Lender shall have received an estoppel certificate in form and substance satisfactory to Lender in its commercially reasonable discretion from Borrower's landlord or sublandlord, as the case may be, with respect to each of the facilities identified on Schedule 4.15.
Section 5.2. Conditions Precedent to Advances. Notwithstanding any other provision of this Agreement, no Loan proceeds, Revolving Credit Loans, advances or other extensions of credit under the Loan shall be disbursed under this Agreement unless the following conditions have been satisfied or waived immediately before such disbursement:
(a) The representations and warranties on the part of Borrower contained in Article IV of this Agreement shall be true and correct in all respects at and as of the date of disbursement or advance, as though made on and as of such date (except to the extent that such representations and warranties expressly relate solely to an earlier date and except that the references in Section 4.7 to financial statements shall be deemed to be a reference to the then most recent annual and interim financial statements of Borrower furnished to Lender pursuant to Section 6.1).
(b) No Event of Default or event which, with the giving of notice of the lapse of time, or both, could become an Event of Default shall have occurred and be continuing or would result from the making of the disbursement or advance.
(c) No adverse change in the condition (financial or otherwise), properties, business, or operations of Borrower shall have occurred and be continuing with respect to Borrower since the date of this Agreement.
Section 5.3. Closing. Each of the parties hereby confirm, acknowledge and agree that the Loan was closed and made available as of September 13, 1999 (the "Closing Date") at Lender's offices in Chevy Chase, Maryland.
Section 5.4. Waiver of Rights. By completing the closing under this Agreement, or by making advances under the Loan, Lender does not waive a breach of any representation or warranty of Borrower under this Agreement or under any other Loan Document, and all of Lender's claims and rights resulting from any breach or misrepresentation by Borrower are specifically reserved by Lender.
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ARTICLE VI
AFFIRMATIVE COVENANTS
Borrower covenants and agrees that for so long as Borrower may borrow under this Agreement and until payment in full of the Note and performance of all other obligations of Borrower under the Loan Documents:
Section 6.1. Financial Statements and Collateral Reports. Borrower will furnish to Lender (a) a sales and collections report and accounts receivable aging schedule on a form acceptable to Lender within twenty-five (25) days after the end of each calendar month, which shall include, without limitation, a report of sales, credits issued, and collections received; (b) payables aging schedules within twenty-five (25) days after the end of each calendar month; (c) to the extent prepared by Borrower or reasonably requested by Lender, internally prepared monthly financial statements for Borrower, certified by the chief financial officer of Borrower, within forty-five (45) days of the end of each calendar month, accompanied by management analysis and actual vs. budget variance reports for each nursing home generating Accounts; (d) to the extent prepared by Borrower, annual projections, profit and loss statements, balance sheets, and cash flow reports (prepared on a monthly basis) for the succeeding fiscal year within thirty (30) days before the end of each of Borrower's fiscal years; (e) internally prepared annual financial statements for Borrower within sixty (60) days after the end of each of Borrower's fiscal years; (1) annual audited financial statements for Borrower prepared by Deloitte & Touche, or another firm of independent public accountants satisfactory to Lender, within one hundred fifty (150) days after the end of each of Borrower's fiscal years; (g) promptly upon receipt thereof, copies of any reports submitted to Borrower by the independent accountants in connection with any interim audit of the books of Borrower and copies of each management control letter provided to Borrower by independent accountants; (h) as soon as available, copies of all financial statements and notices provided by Borrower to all of its stockholders; and (i) such additional information, reports or statements as Lender may from time to time request. Annual financial statements shall set forth in comparative form figures for the corresponding periods in the prior fiscal year. All financial statements shall include a balance sheet and statement of earnings and shall be prepared in accordance with GAAP.
Section 6.2. Payments Under this Agreement. Borrower will make all payments of principal, interest, fees, and all other payments required under this Agreement and under the Loan, and under any other agreements with Lender to which Borrower is a party, as and when due.
Section 6.3. Existence, Good Standing and Compliance with Laws. Borrower will do or cause to be done all things necessary (a) to obtain and keep in full force and effect all corporate existence, rights, licenses, privileges, and franchises of Borrower necessary to the ownership of its property or the conduct of its business, and comply with all applicable current and future laws, ordinances, rules, regulations, orders and decrees of any Governmental Authority having or claiming jurisdiction over Borrower; and (b) to maintain and protect the properties used or useful in the conduct of the operations of Borrower, in a prudent manner, including, without limitation, the maintenance at all times of such insurance upon its insurable property and operations as required by law or by Section 6.7.
Section 6.4. Legality. The making of the Loan and each disbursement or advance under the Loan shall not be subject to any penalty or special tax, shall not be prohibited by any governmental order or regulation applicable to Borrower, and shall not violate any rule or regulation of any Governmental Authority, and necessary consents, approvals and authorizations of any Governmental Authority to or of any such disbursement or advance shall have been obtained.
Section 6.5. Lender's Satisfaction. All instruments and legal documents and proceedings in connection with the transactions contemplated by this Agreement shall be reasonably satisfactory in form and substance to Lender and its counsel, and Lender shall have received all documents, including
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records of corporate proceedings and opinions of counsel, which Lender may have requested in connection therewith.
Section 6.6. Taxes and Charges. Borrower will timely file all tax reports and pay and discharge all taxes, assessments and governmental charges or levies imposed upon Borrower, or its income or profits or upon its properties or any part thereof, before the same shall be in default and before the date on which penalties attach thereto, as well as all lawful claims for labor, material, supplies or otherwise which, if unpaid, might become a lien or charge upon the properties or any part thereof of Borrower; provided, however, that Borrower shall not be required to pay and discharge or cause to be paid and discharged any such tax, assessment, charge, levy or claim so long as the validity or amount thereof shall be contested in good faith and by appropriate proceedings by Borrower, and Borrower shall have set aside on their books adequate reserve therefor; and provided further, that such deferment of payment is permissible only so long as Borrower's title to, and its right to use, the Collateral is not adversely affected thereby and Lender's lien and priority on the Collateral are not adversely affected, altered or impaired thereby.
Section 6.7. Insurance. Borrower will carry adequate public liability and professional liability insurance with responsible companies reasonably satisfactory to Lender in such amounts and against such risks as is customarily maintained by similar businesses and by owners of similar property in the same general area. Lender and Borrower agree that the liability insurance coverages and terms approved by Lender in connection with the Real Estate Loan Documents shall be satisfactory to Lender to the extent that such coverages and terms apply to the facilities subject to this Agreement.
Section 6.8. General Information. Borrower will furnish to Lender such information as Lender may, from time to time, reasonably request with respect to the business or financial affairs of Borrower, and permit any officer, employee or agent of Lender to visit and inspect any of the properties, to examine the minute books, books of account and other records, including management letters prepared by Borrower's auditors, of Borrower, and make copies thereof or extracts therefrom, and to discuss its and their business affairs, finances and accounts with, and be advised as to the same by, the accountants and officers of Borrower, all at such times and as often as Lender may reasonably require.
Section 6.9. Maintenance of Property. Borrower will maintain, keep and preserve all of its properties in good repair, working order and condition and from time to time make all necessary repairs, renewals, replacements, betterments and improvements thereto, so that the business carried on in connection therewith may be properly conducted at all times.
Section 6.10. Notification of Events of Default and Adverse Developments. Borrower promptly will notify Lender upon the occurrence of: (a) any Event of Default; (b) any event which, with the giving of notice or lapse of time, or both, could constitute an Event of Default; (c) any event, development or circumstance whereby the financial statements previously furnished to Lender fail in any material respect to present fairly, in accordance with GAAP, the financial condition and operational results of Borrower; (d) any judicial, administrative or arbitration proceeding pending against Borrower, and any judicial or administrative proceeding known by Borrower to be threatened against it which, if adversely decided, could have a Material Adverse Effect; (e) any default claimed by any other creditor for Borrowed Money of Borrower other than Lender; and (f) any other development in the business or affairs of Borrower which may be materially adverse; in each case describing the nature of the event or development. In the case of notification under clauses (a) and (b), Borrower should set forth the action Borrower proposes to take with respect to such event.
Section 6.11. Employee Benefit Plans. Borrower will (a) comply with the funding requirements of ERISA with respect to the Plans for its employees, or will promptly satisfy any accumulated funding deficiency that arises under Section 302 of ERISA; (b) furnish Lender, promptly after filing the same, with copies of all reports or other statements filed with the United States Department of Labor, the Pension Benefit Guaranty Corporation, or the Internal Revenue Service with respect to all Plans, or
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which Borrower, or any member of a Controlled Group, may receive from such Governmental Authority with respect to any such Plans, and (c) promptly advise Lender of the occurrence of any Reportable Event or Prohibited Transaction with respect to any such Plan and the action which Borrower proposes to take with respect thereto. Borrower will make all contributions when due with respect to any multi-employer pension plan in which it participates and will promptly advise Lender: (i) upon its receipt of notice of the assertion against Borrower of a claim for withdrawal liability; (ii) upon the occurrence of any event which could trigger the assertion of a claim for withdrawal liability against Borrower; and (iii) upon the occurrence of any event which would place Borrower in a Controlled Group as a result of which any member (including Borrower) thereof may be subject to a claim for withdrawal liability, whether liquidated or contingent.
Section 6.12. Financing Statements. Borrower shall provide to Lender evidence satisfactory to Lender as to the due recording of termination statements, releases of collateral, and Forms UCC-3, and shall cause to be recorded financing statements on Form UCC-1, duly executed by Borrower and Lender, in all places necessary to release all existing security interests and other liens in the Collateral (other than as permitted by this Agreement) and to perfect and protect Lender's first priority lien and security interest in the Collateral, as Lender may request.
Section 6.13. Financial Records. Borrower shall keep current and accurate books of records and accounts in which full and correct entries will be made of all of its business transactions, and will reflect in its financial statements adequate accruals and appropriations to reserves, all in accordance with GAAP.
Section 6.14. Collection of Accounts. Borrower shall continue to collect its Accounts in the ordinary course of business.
Section 6.15. Places of Business. Borrower shall give thirty (30) days' prior written notice to Lender of any change in the location of any of its places of business, of the places where its records concerning its Accounts are kept, of the places where the Collateral is kept, or of the establishment of any new, or the discontinuance of any existing, places of business.
Section 6.16. Business Conducted. Borrower shall continue in the business currently conducted by it using its best efforts to maintain its customers and goodwill. Borrower shall not engage, directly or indirectly, in any line of business substantially different from the business conducted by it immediately before the Closing Date, or engage in business or lines of business which are not reasonably related thereto.
Section 6.17. Litigation and Other Proceedings. Borrower shall give prompt notice to Lender of any litigation, arbitration, or other proceeding before any Governmental Authority against or affecting Borrower where the matter, if decided adversely to Borrower, could have a Material Adverse Effect.
Section 6.18. Bank Accounts. Borrower shall assign to Lender all of its depository and disbursement accounts into which collections of Accounts are deposited.
Section 6.19. Submission of Collateral Documents. Borrower will, on demand of Lender, make available to Lender copies of shipping and delivery receipts evidencing the shipment of goods that gave rise to an Account, medical records, insurance verification forms, assignment of benefits, in-take forms or other proof of the satisfactory performance of services that gave rise to an Account, a copy of the claim or invoice for each Account and copies of any written contract or order from which the Account arose. Borrower shall promptly notify Lender if an Account becomes evidenced or secured by an instrument or chattel paper and upon request of Lender, will promptly deliver any such instrument or chattel paper to Lender.
Section 6.20. Licensure; Medicaid/Medicare Cost Reports. Borrower will maintain all certificates of need, provider numbers and licenses necessary to conduct its business as currently conducted, and take
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any steps required to comply with any such new or additional requirements that may be imposed on providers of medical products and Medical Services. If required, all Medicaid/Medicare cost reports will be properly filed.
Section 6.21. Officer's Certificates. Together with the monthly financial statements delivered pursuant to clause (c) of Section 6.1, and together with the audited annual financial statements delivered pursuant to clause (f) of that Section, Borrower shall deliver to Lender a certificate of its chief financial officer, in the form attached hereto as Schedule 6.21 and:
(a) Setting forth the information (including detailed calculations) required to establish whether Borrower is in compliance with the requirements of Articles VI and VII as of the end of the period covered by the financial statements then being furnished; and
(b) Stating that the signer has reviewed the relevant terms of this Agreement, and has made (or caused to be made under his supervision) a review of the transactions and conditions of Borrower from the beginning of the accounting period covered by the income statements being delivered to the date of the certificate, and that such review has not disclosed the existence during such period of any condition or event which constitutes an Event of Default or which is then, or with the passage of time or giving of notice or both, could become an Event of Default, and if any such condition or event existed during such period or now exists, specifying the nature and period of existence thereof and what action Borrower has taken or proposes to take with respect thereto.
Section 6.22. Visits and Inspections. Borrower agrees to permit representatives of Lender, from time to time, as often as may be reasonably requested, but only during normal business hours, to visit and inspect the properties of Borrower, and to inspect, audit and make extracts from its books and records, and discuss with its officers, its employees and its independent accountants, Borrower's business, assets, liabilities, financial condition, business prospects and results of operations.
Section 6.23. Right of First Refusal.
(a) Borrower hereby agrees that if at any time it or any of its now existing or hereafter created affiliates (for the purposes of this Section 6.23, any or all of which shall constitute "Borrower") receives from a third party a commitment, or Borrower makes a proposal substantially acceptable to or accepted by a Person (all of the foregoing being referred to as an "Offer"), which Offer provides for permanent financing, long-term financing, short-term financing, cash flow financing, working capital financing, accounts receivable financing, real estate financing, inventory or equipment financing, financing secured in whole or in part by assets (tangible or intangible) or personal property of Borrower, or sale/leaseback financing (the "Financing"), Borrower shall forward the Offer to Lender.
(b) Lender shall have fifteen (15) days after receipt of the Offer (the "Option Period') to agree to provide financing substantially equal to or better than the Financing in the place of such Person upon the terms and conditions set forth in the Offer and to notify Borrower in writing of Lender's acceptance of the Offer (the "Acceptance Notice"). If Borrower has not received an Acceptance Notice within the Option Period, Borrower shall be free to consummate the Financing with the Person.
(c) If the Financing is not consummated under similar terms with such Person during the ninety (90) day period following the expiration of the Option Period, or if any material term of the Financing is changed, Borrower may not consummate the Financing without again complying with this Section 6.23.
(d) For purposes of this Section 6.23, the term "Lender" shall mean and include any of General Electric Capital Corporation, GE Healthcare Financial Services, Inc., or any parent, subsidiary or affiliate of any of such entities.
(e) If Borrower pays in full the outstanding balance of the Loan from the proceeds of a Financing, and if Borrower has complied with this Section 6.23 with respect to such Financing, then the
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Lender's rights under this Section 6.23 shall terminate upon such receipt of such payment in full. If Borrower pays in full the outstanding balance of the Loan without using, directly or indirectly, the proceeds of a Financing, then the Lender's rights under this Section 6.23 shall survive with respect to Offers made or received for a period of one year from the date of such payment in full, and shall terminate upon the expiration of such one-year period.
(f) Nothing in this Section 6.23 shall entitle Borrower, nor shall Borrower be entitled, to repay the Loan in full unless and until the loan evidenced by the Real Estate Loan Documents has been repaid in full.
ARTICLE VII
NEGATIVE COVENANTS
Borrower covenants and agrees that so long as Borrower may borrow under this Agreement and until payment in full of the Note and performance of all other obligations of Borrower under the Loan Documents:
Section 7.1. Borrowing. Borrower will not create, incur, assume or suffer to exist any liability for Borrowed Money except: (a) indebtedness to Lender; (b) indebtedness of Borrower secured by mortgages, encumbrances or liens expressly permitted by Section 7.3; (c) accounts payable to trade creditors and current operating expenses (other than for borrowed money) which are not aged more than one hundred twenty (120) days from the billing date (except that those accounts payable described in Schedule 7.1 may be aged up to the number of days set forth on Schedule 7.1 with respect thereto), in each case incurred in the ordinary course of business and paid within such time period, unless the same are being contested in good faith and by appropriate and lawful proceedings, and Borrower shall have set aside such reserves, if any, with respect thereto as are required by GAAP and deemed adequate by Borrower and its independent accountants; and (d) borrowings (including without limitation capital leases) incurred in the ordinary course of its business, for furniture, fixtures, equipment, software and similar items and assets, and not exceeding $10,000,000 in the aggregate outstanding at any one time; provide, however, no such permitted borrowings shall be secured by a lien on any Accounts. Upon notice from Lender to Borrower of the existence of an Event of Default under this Agreement, Borrower will not make prepayments on any existing or future indebtedness for Borrowed Money to any Person (other than Lender, to the extent permitted by this Agreement or any subsequent agreement between Borrower and Lender).
Section 7.2. Joint Ventures. Borrower will not invest directly or indirectly in any joint venture for any purpose without the prior written notice to, and the prior written consent of, Lender, which consent shall not be unreasonably withheld.
Section 7.3. Liens and Encumbrances. Borrower will not create, incur, assume or suffer to exist any mortgage, pledge, lien or other encumbrance of any kind (including the charge upon property purchased under a conditional sale or other title retention agreement) upon, or any security interest in, any of its Collateral, whether now owned or hereafter acquired, other than Permitted Liens.
Section 7.4. Restriction on Fundamental Changes; No Change in Operation or Control. Except as permitted under this Section 7.4, Borrower will not: (a) enter into any transaction of merger or consolidation; (b) liquidate, wind-up or dissolve itself (or suffer any liquidation or dissolution); or (c) except as permitted under this Agreement or otherwise approved by Lender (which approval will not be unreasonably withheld or delayed) convey, sell, lease, sublease, transfer or otherwise dispose of, in one transaction or a series of transactions, any of its assets, or the capital stock of any subsidiary of Borrower, whether now owned or hereafter acquired. Notwithstanding the foregoing or any other provision of this Agreement or the Loan Documents to the contrary, nothing contained herein or in
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any of the Loan Documents shall prevent the transfer of an ownership interest in Ensign as a result of or in connection with any of the following:
(i) Private Placements. Any sale, conveyance, transfer or new issuance of equity or other interests in Ensign to a third Person (as defined below), which third Person must be reasonably acceptable to Lender, in a bona fide arm's-length transaction as part of the current and ongoing capitalization of Ensign, which does not result in a Change in Control, so long as (a) Ensign provides written notice of any such transaction to Lender (which notice shall include the name of the purchaser and the percentage of ownership purchased), (b) the proceeds of such transaction are used only for proper corporate purposes, and (c) the then-current officers and a majority of the then-current directors remain as officers and directors of Ensign immediately following such transaction.
(ii) Public Offering. Any sale, conveyance, transfer or new issuance of equity or other interests in Ensign to a third Person occurring in connection with a public offering of Ensign's stock which (a) constitutes a bona fide public distribution of such stock pursuant to a firm commitment underwriting or a plan of distribution registered under the Securities Act of 1933 and (b) results in such stock being listed for trading on the American Stock Exchange or the New York Stock Exchange, authorized for quotation on the NASDAQ National Market, or listed or authorized for quotation on another national or regional stock exchange immediately upon the completion of such public offering. In addition, so long as such stock of Ensign is listed for trading on any such exchange or authorized for quotation on such market, the transfer or exchange of such stock over such exchange or market shall not be prohibited hereunder unless the same (whether in one transaction or in any step or series of transactions) results, directly or indirectly, in a Change of Control of Ensign as a result of a tender or similar offer to acquire a substantial majority of the issued and outstanding securities of Ensign.
(iii) As used in this Section 7.2, "Change in Control" shall mean a change (voluntary or involuntary, by operation of law or otherwise) in the Person or Persons which directly or indirectly control Ensign as of the date hereof, as described in subparagraphs (A) through (D) below:
(A) any Person is or becomes the Beneficial Owner, directly or indirectly, of securities (or other equity interests) of Ensign representing thirty-five percent (35%) or more of the combined voting power of the then-outstanding securities (or equity interests) of Ensign (but not in the case of any such Person who, as of the date of this Agreement, holds such thirty-five percent (35%) interest); or
(B) the stockholders (or holders of equity interests) of Ensign approve a merger or consolidation of Ensign with any other corporation (or other entity), other than as part of a corporate restructuring which does not result in a material (i.e., thirty-five percent (35%) or more) change in the ultimate stockholders (or holders of equity interests) of Ensign; or
(C) the stockholders (or holders of voting equity interests) of Ensign approve a plan of complete liquidation of Ensign or an agreement for the sale or disposition by Ensign of all or substantially all of the assets of Ensign; or
(D) the creation or issuance of new stock (or other voting equity interests), other than stock or stock option grants to employees, officers and directors of Ensign, in one or a series of transactions by which an aggregate of more than fifty percent (50%) of the stock (or other voting equity interests) of Ensign shall be vested in a party or parties who are not stockholders (or holders of voting equity interests) of Ensign as of the date of this Agreement.
(iv) For purposes of this Section 7.4, the term "Person" shall have the meaning ascribed thereto in Sections 13(d) and 14(d) of the Securities Exchange Act of 1934, as amended (the "Exchange Act").
(v) For purposes of this Section 7.4, the term "Beneficial Owner" shall have the meaning ascribed thereto in Rule 13d-3 of the Exchange Act.
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Consistent with the foregoing, until the Obligations are repaid in full, none of the entities comprising Borrower shall transfer, assign, convey or grant to any other Person the right to operate or control any of the nursing homes listed on Schedule 4.15, whether by lease, sublease, management agreement, joint venture agreement or otherwise.
Section 7.5. Sale and Leaseback. Borrower will not, directly or indirectly, enter into any arrangement whereby Borrower sells or transfers all or any part of its assets and thereupon and within one year thereafter rents or leases the assets so sold or transferred without prior written notice to and the prior written consent of Lender, which consent shall not be unreasonably withheld.
Section 7.6. Dividends, Distributions and Management Fees. Upon notice from Lender to Borrower of the existence of an Event of Default under this Agreement, Borrower will not declare or pay any dividends or other distributions with respect to, purchase, redeem or otherwise acquire for value any of its outstanding stock now or hereafter outstanding, or return any capital of its stockholders, nor shall Borrower pay management fees or fees of a similar nature to any Person, except that Borrower may make intercompany transfers to Ensign Facility Services, Inc. to pay reasonable expenses incurred by Ensign Facility Services, Inc. in providing administrative and operating support services to Borrowers.
Section 7.7. Loans. Borrower will not make loans or advances to any Person, other than (a) trade credit extended in the ordinary course of its business, (b) advances for business travel and similar temporary advances made in the ordinary course of business to officers, stockholders, directors, and employees and (c) loans or other extensions of credit to officers, stockholders, directors or employees, not exceeding $1,000,000 in the aggregate, to (i) promote legitimate corporate purposes (including, but not limited to, long-term relocation assistance) and (ii) fund the exercise of stock option or other purchases of shares in Ensign
Section 7.8. Contingent Liabilities. Borrower will not assume, guarantee, endorse, contingently agree to purchase or otherwise become liable upon the obligation of any Person, except by the endorsement of negotiable instruments for deposit or collection or similar transactions in the ordinary course of business.
Section 7.9. Subsidiaries. Borrower will not form any subsidiary, or make any investment in or any loan in the nature of an investment to, any other Person without Lender's prior written consent, which consent shall not be unreasonably withheld or delayed. Notwithstanding the foregoing, Borrower shall have the right to form and fund such operating, holding and other subsidiaries as Borrower may deem necessary or appropriate to expand and carry out its business.
Section 7.10. Compliance with ERISA. Borrower will not permit with respect to any Plan covered by Title IV of ERISA any Prohibited Transaction or any Reportable Event.
Section 7.11. Certificates of Need. Borrower will not amend, alter or suspend or terminate or make provisional in any material way, any certificate of need or provider number without the prior written consent of Lender, which consent shall not be unreasonably withheld.
Section 7.12. Transactions with Affiliates. Borrower will not enter into any transaction, including, without limitation, the purchase, sale, or exchange of property, or the loaning or giving of funds to any Affiliate or subsidiary, except as permitted in Section 7.9 or in the ordinary course of business and pursuant to the reasonable requirements of Borrower's business and upon terms substantially the same and no less favorable to Borrower as it would obtain in a comparable arm's length transaction with any Person not an Affiliate or subsidiary, and so long as the transaction is not otherwise prohibited under this Agreement. For purposes of the foregoing, Lender consents to the transactions described on Schedule 7.12.
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Section 7.13. Use of Lender's Name. Borrower will not use Lender's name (or the name of any of Lender's affiliates) in connection with any of its business operations. Borrower may disclose to third parties that Borrower has a borrowing relationship with Lender. Nothing contained in this Agreement is intended to permit or authorize Borrower to make any contract on behalf of Lender.
Section 7.14. Change in Capital Structure. Except (i) as permitted under Section 7.4 and (ii) in connection with the operation and administration of Ensign's 2001 Stock Option, Deferred Stock and Restricted Stock Plan, there shall occur no material change in the ownership of Borrower's capital stock or in Borrower's capital structure.
Section 7.15. Contracts and Agreements. Borrower will not become or be a party to any contract or agreement which would breach this Agreement, or breach any other instrument, agreement, or document to which Borrower is a party or by which it is or may be bound.
Section 7.16. Margin Stock. Borrower will not carry or purchase any "margin security" within the meaning of Regulations U, T or X of the Board of Governors of the Federal Reserve System.
Section 7.17. Truth of Statements and Certificates. Borrower will not furnish to Lender any certificate or other document that contains any untrue statement of a material fact or that omits to state a material fact necessary to make it not misleading in light of the circumstances under which it was furnished.
Section 7.18. Census. With respect to any twelve (12) month period during the Term, Borrower will not allow the average patient census for all of the nursing homes listed on Schedule 4.15(b), when taken as a whole for such 12-month period, to fall below the average patient census shown on Schedule 4.15(b) in an amount that has a materially adverse effect on Borrower's business or operations.
ARTICLE VIII
EVENTS OF DEFAULT
Section 8.1. Events of Default. Each of the following (individually, an "Event of Default" and collectively, the "Events of Default") shall constitute an event of default under this Agreement:
(a) A default in the payment of any installment of principal of, or interest upon, the Note when due and payable, whether at maturity or otherwise, or any breach of Section 2.3, which default or breach, as applicable, shall have continued unremedied for a period of five (5) days after written notice of the default or breach from Lender to Borrower;
(b) A default in the payment of any other charges, fees, or other monetary obligations owing to Lender arising out of or incurred in connection with this Agreement when such payment is due and payable, which default shall have continued unremedied for a period of five (5) days after written notice of the default from Lender to Borrower;
(c) A default in the due observance or performance by Borrower of any other term, covenant or agreement contained in any of the Loan Documents, which default shall have continued unremedied for a period of ten (10) days after written notice of the default from Lender to Borrower;
(d) Any representation or warranty made by Borrower in this Agreement or in any of the other Loan Documents, any financial statement, or any statement or representation made in any other certificate, report or opinion delivered in connection with this Agreement or the other Loan Documents proves to have been incorrect or misleading in any material respect when made, which default shall have continued unremedied for a period of ten (10) days after written notice of the default from Lender to Borrower, provided that if the nature of the default is such that it cannot reasonably be cured within such ten (10) day period, then, so long as Borrower has commenced its cure
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within such ten (10) day period and continues to diligently prosecute such cure, Borrower shall have such additional time, not to exceed sixty (60) days, as is necessary to complete such cure;
(e) Any material obligation of Borrower (other than its Obligations under this Agreement) for the payment of Borrowed Money is not paid when due or within any applicable grace period, or such obligation becomes or is declared to be due and payable before the expressed maturity of the obligation;
(f) Borrower makes an assignment for the benefit of creditors, offers a composition or extension to creditors, or makes or sends notice of an intended bulk sale of any business or assets now or hereafter conducted by Borrower;
(g) (i) Borrower files a petition in bankruptcy, (ii) Borrower is adjudicated insolvent or bankrupt, petitions or applies to any tribunal for any receiver of or any trustee for itself or any substantial part of its property, (iii) Borrower commences any proceeding relating to itself under any reorganization, arrangement, readjustment or debt, dissolution or liquidation law or statute of any jurisdiction, whether now or hereafter in effect, (iv) any such proceeding is commenced against Borrower and such proceeding remains undismissed for a period of sixty (60) days, (v) Borrower by any act indicates its consent to, approval of, or acquiescence in, any such proceeding or the appointment of any receiver of or any trustee for a Borrower or any substantial part of its property, or suffers any such receivership or trusteeship to continue undischarged for a period of sixty (60) days;
(h) One or more final judgments against Borrower or attachments against its property not fully and unconditionally covered by insurance shall be rendered by a court of record and shall remain unpaid, unstayed on appeal, undischarged, unbonded and undismissed for a period of ten (10) days;
(i) A Reportable Event which might constitute grounds for termination of any Plan covered by Title IV of ERISA or for the appointment by the appropriate United States District Court of a trustee to administer any such Plan or for the entry of a lien or encumbrance to secure any deficiency, has occurred and is continuing thirty (30) days after its occurrence, or any such Plan is terminated, or a trustee is appointed by an appropriate United States District Court to administer any such Plan, or the Pension Benefit Guaranty Corporation institutes proceedings to terminate any such Plan or to appoint a trustee to administer any such Plan, or a lien or encumbrance is entered to secure any deficiency or claim;
(j) Except as permitted by Section 7.4, any outstanding stock of Borrower is sold or otherwise transferred by the Person owning such stock on the date of this Agreement;
(k) There shall occur any uninsured damage to or loss, theft or destruction of any portion of the Collateral that could materially adversely affect the Collateral;
(l) An Event of Default (as defined in any of the Affiliated Loan Documents) shall have occurred under any of the Affiliated Loan Documents;
(m) Borrower breaches or violates the terms of, or a default or an event which could, whether with notice or the passage of time, or both, constitute a default, occurs under any other existing or future agreement (related or unrelated) between Borrower and Lender, and Borrower fails to timely cure such breach, violation or default following notice (if required) and any grace or permitted cure period (if applicable);
(n) Upon the issuance of any execution or distraint process against Borrower or any of its property or assets;
(o) Borrower ceases any material portion of its business operations as currently conducted without first obtaining Lender's consent, which shall not be unreasonably withheld or delayed;
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(p) Any indication or evidence is received by Lender that Borrower may have directly or indirectly been engaged in any type of activity which, in Lender's discretion, may result in the forfeiture of any property of Borrower to any Governmental Authority, which default shall have continued unremedied for a period of ten (10) days after written notice from Lender;
(q) Borrower or any Affiliate of Borrower, shall challenge or contest, in any action, suit or proceeding, the validity or enforceability of this Agreement, or any of the other Loan Documents, the legality or the enforceability of any of the Obligations or the perfection or priority of any Lien granted to Lender;
(r) Borrower shall be criminally indicted or convicted under any law that could lead to a forfeiture of any Collateral; or
(s) There shall occur a material adverse change in the financial condition or business prospects of Borrower, or if Lender in good faith deems itself insecure as a result of acts or events bearing upon the financial condition of Borrower or the repayment of the Note, which default shall have continued unremedied for a period of ten (10) days after written notice from Lender.
Section 8.2. Acceleration. Upon the occurrence of any of the foregoing Events of Default, the Note shall become and be immediately due and payable upon declaration to that effect delivered by Lender to Borrower; provided, however, that, upon the happening of any event specified in Section 8.1(g), the Note shall be immediately due and payable without declaration or other notice to Borrower.
Section 8.3. Remedies.
(a) Upon the occurrence of and during the continuance of an Event of Default under this Agreement or the other Loan Documents, Lender, in addition to all other rights, options, and remedies granted to Lender under this Agreement, or under the Affiliated Loan Documents, or at law or in equity, may take any of the following steps (which list is given by way of example and is not intended to be an exhaustive list of all such rights and remedies):
(i) Terminate the Loan, whereupon all outstanding Obligations shall be immediately due and payable;
(ii) Exercise all other rights granted to it under this Agreement and all rights under the UCC in effect in the applicable jurisdiction(s) and under any other applicable law; and
(iii) Exercise all rights and remedies under all Loan Documents now or hereafter in effect, including, without limitation:
(A) The right to take possession of, send notices regarding, and collect directly the Collateral, with or without judicial process;
(B) The right to (by its own means or with judicial assistance) enter any of Borrower's premises and take possession of the Collateral, or render it unusable, or dispose of the Collateral on such premises in compliance with subsection (C) below, without any liability for rent, storage, utilities, or other sums, and Borrower shall not resist or interfere with such action;
(C) The right to require Borrower at Borrower's expense to assemble all or any part of the Collateral and make it available to Lender at any place designated by Lender; and
(D) The right to reduce the Maximum Loan Amount or to use the Collateral and/or funds in the Concentration Account in amounts up to the Maximum Loan Amount for any reason.
(b) Borrower agrees that a notice received by it at least five (5) days before the time of any intended public sale, or the time after which any private sale or other disposition of the Collateral is to be made, shall be deemed to be reasonable notice of such sale or other disposition. If permitted by
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applicable law, any perishable Collateral which threatens to speedily decline in value or which is sold on a recognized market may be sold immediately by Lender without prior notice to Borrower. At any sale or disposition of Collateral, Lender may (to the extent permitted by applicable law) purchase all or any part of the Collateral, free from any right of redemption by Borrower, which right is hereby waived and released. Borrower covenants and agrees not to interfere with or impose any obstacle to Lender's exercise of its rights and remedies with respect to the Collateral.
Section 8.4. Nature of Remedies. Lender shall have the right to proceed against all or any portion of the Collateral to satisfy in any order (a) the liabilities and Obligations of Borrower, Guarantor and their respective Affiliates or any Affiliate of Lender under this Agreement or any other loan documents evidencing financings provided to Borrower, or (b) the liabilities and obligations of Borrower, Guarantor and their respective Affiliates to Lender under the Affiliated Loan Documents. All rights and remedies granted Lender under this Agreement and under any agreement referred to in this Agreement, or otherwise available at law or in equity, shall be deemed concurrent and cumulative, and not alternative remedies, and Lender may proceed with any number of remedies at the same time until the Loans, and all other existing and future liabilities and obligations of Borrower to Lender, are satisfied in full. The exercise of any one right or remedy shall not be deemed a waiver or release of any other right or remedy, and Lender, upon the occurrence of an Event of Default, may proceed against Borrower, and/or the Collateral, at any time, under any agreement, with any available remedy and in any order.
Section 9.1. Expenses and Taxes.
(a) Borrower agrees to pay a reasonable documentation preparation fee, together with actual audit and appraisal fees and all other out-of-pocket charges and expenses incurred by Lender in connection with the negotiation, preparation, legal review and execution of each of the Loan Documents, including, without limitation, UCC and judgment lien searches and UCC filings and fees for post-closing UCC and judgment lien searches. In addition, Borrower shall pay all such fees associated with any amendments to the Loan Documents following the Closing Date.
(b) Borrower also agrees to pay all charges and expenses incurred by Lender (including the fees and expenses of Lender's in-house and outside counsel) in connection with the enforcement, protection, preservation, administration or monitoring of any right or claim of Lender, any of the Collateral, and the collection of any amounts due under the Loan Documents. If Lender uses in-house legal counsel and/or auditors for any of these purposes, Borrower further agrees that its Obligations under the Loan Documents include reasonable charges for such legal work commensurate with the fees that would otherwise be charged by outside legal counsel or audit firm (as the case may be) selected by Lender for the work performed. Notwithstanding the foregoing, and provided no Event of Default has occurred, has been duly noticed by Lender to Borrower (if notice is required) and is continuing, Lender shall agree to limit fees charged for its auditors and legal counsel in the circumstances described below as follows:
(i) In connection with audits conducted with respect to Collateral and Facilities subject to this Agreement as of the date hereof, Lender shall limit audit fees to $20,000.00 in the aggregate per year, plus expenses. For each Facility added on or after the date hereof, this annual audit fee limitation shall be increased by $250, with the amount of audit fees payable for the year in which the facility is added to be prorated based on the number of quarterly audits remaining in the year to be performed after the Facility's addition;
(ii) in connection with audits conducted with respect to the addition of proposed new Borrowers, new Facilities and new Collateral to this Agreement, Lender shall limit audit fees to $2,500.00 per each
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new Facility provided Borrower delivers all relevant books, records and other information required by Lender in its sole discretion to perform a desk review of such new Facility; and
(iii) in connection with legal services conducted with respect to the preparation of additional Loan Documents required for the addition of proposed new Borrowers, new Facilities and new Collateral to this Agreement, Lender shall limit legal fees charged to Borrower to $2,500.00 per each new Facility provided: (A) Borrower delivers to Lender all relevant books, records, corporate organizational documents, lease agreements, purchase agreements and other information required by Lender in its sole discretion to prepare the appropriate loan documentation, UCC financing statements, estoppel certificates and other agreements and documents required to effectuate such amendment, (B) Lender has no need for the services of outside counsel, (C) the Facility to be added is not the subject of any bankruptcy or insolvency proceeding; provided however that for any Facility to be added which is the subject of any bankruptcy or insolvency proceeding, the legal fees charged to add such Facility shall not exceed $3,500.00 per Facility, (D) in Lender's reasonable opinion, no additional legal services are required for the addition of the proposed new Facility beyond the preparation and negotiation of an amendment to the Note and Loan Agreement substantially in the form of the amendments previously entered into between Borrower and Lender, the preparation and filing of UCC financing statements, the review of corporate documentation of the proposed new Borrower, and the preparation of intercreditor agreements and of estoppel certificates, and (E) in Lender's reasonable opinion the proposed transaction is not complex or complicated. Lender agrees to use its best efforts to contain its legal costs for transactions that do not fit the criteria described in this subparagraph (3).
(c) Borrower shall pay all taxes (other than taxes based upon or measured by Lender's income or revenues or any personal property tax), if any, in connection with the issuance of the Note and the recording of the security documents therefor. The obligations of Borrower under this clause (c) shall survive the payment of Borrower's indebtedness under this Agreement and the termination of this Agreement.
Section 9.2. Entire Agreement; Amendments. This Agreement and the other Loan Documents constitute the full and entire understanding and agreement among the parties with regard to their subject matter and supersede all prior written or oral agreements, understandings, representations and warranties made with respect thereto. No amendment, supplement or modification of this Agreement nor any waiver of any provision thereof shall be made except in writing executed by the party against whom enforcement is sought.
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Section 9.3. No Waiver; Cumulative Rights. No waiver by any party to this Agreement of any one or more defaults by the other party in the performance of any of the provisions of this Agreement shall operate or be construed as a waiver of any future default or defaults, whether of a like or different nature. No failure or delay on the part of any party in exercising any right, power or remedy under this Agreement shall operate as a waiver of such right, power or remedy nor shall any single or partial exercise of any such right, power or remedy preclude any other or further exercise of such right, power or remedy or the exercise of any other right, power or remedy. The remedies provided for in this Agreement are cumulative and are not exclusive of any remedies that may be available to any party to this Agreement at law, in equity or otherwise.
Section 9.4. Notices. Any notice or other communication required or permitted under this Agreement shall be in writing and personally delivered, mailed by registered or certified mail (return receipt requested and postage prepaid), sent by facsimile (with a confirming copy sent by regular mail), or sent by prepaid overnight courier service, and addressed to the relevant party at its address set forth below, or at such other address as such party may, by written notice, designate as its address for purposes of notice under this Agreement:
General
Electric Capital Corporation
c/o GE Healthcare Financial Services
2 Bethesda Metro Center, Suite 600
Bethesda, Maryland 20814
Attention: General Counsel
Phone: (301) 961-1640
Facsimile: (301) 664-9866
The
Ensign Group, Inc.
27101 Puerta Real, Suite 450
Mission Viejo, CA 92691
Attention: General Counsel
Phone: (949) 487-9500
Facsimile: (949) 540-3002
The
Ensign Group, Inc.
27101 Puerta Real, Suite 450
Mission Viejo, CA 92691
Attention: Chief Financial Officer
Phone: (949) 487-9500
Facsimile: (949) 487-9400
If mailed, notice shall be deemed to be given five (5) days after being sent, and if sent by personal delivery, telecopier or prepaid courier, notice shall be deemed to be given when delivered.
Section 9.5. Severability. If any term, covenant or condition of this Agreement, or the application of such term, covenant or condition to any party or circumstance shall be found by a court of competent jurisdiction to be, to any extent, invalid or unenforceable, the remainder of this Agreement and the application of such term, covenant, or condition to parties or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term, covenant or condition shall be valid and enforced to the fullest extent permitted by law. Upon determination that any such term is invalid, illegal or unenforceable, Lender may, but is not obligated to, advance funds to Borrower under this Agreement until the parties to this Agreement amend this Agreement so as to effect the original intent of the parties as closely as possible in a valid and enforceable manner.
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Section 9.6. Successors and Assigns. This Agreement, the Note, and the other Loan Documents shall be binding upon and inure to the benefit of Borrower and Lender and their respective successors and assigns. Notwithstanding the foregoing, Borrower may not assign any of its rights or delegate any of its obligations under this Agreement without the prior written consent of Lender, which may be withheld in its sole discretion. Lender may sell, assign, transfer, or participate any or all of its rights or obligations under this Agreement without notice to or consent of Borrower.
Section 9.7. Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute but one instrument.
Section 9.8. Interpretation. No provision of this Agreement or any other Loan Document shall be interpreted or construed against any party because that party or its legal representative drafted that provision. The titles of the paragraphs of this Agreement are for convenience of reference only and are not to be considered in construing this Agreement. Any pronoun used in this Agreement shall be deemed to include singular and plural and masculine, feminine and neuter gender as the case may be. The words "herein," "hereof," and "hereunder" shall be deemed to refer to this entire Agreement, except as the context otherwise requires.
Section 9.9. Survival of Terms. All covenants, agreements, representations and warranties made in this Agreement, any other Loan Document, and in any certificates and other instruments delivered in connection with this Agreement shall be considered to have been relied upon by Lender and shall survive the making by Lender of the Loans contemplated by this Agreement and the execution and delivery to Lender of the Note, and shall continue in full force and effect until all liabilities and obligations of Borrower to Lender are satisfied in full.
Section 9.10. Release of Lender. Borrower releases Lender, its officers, employees, and agents, of and from any claims for loss or damage resulting from acts or conduct of any or all of them, unless caused by Lender's recklessness, gross negligence, or willful misconduct.
Section 9.11. Time. Whenever Borrower is required to make any payment or perform any act on a Saturday, Sunday, or a legal holiday under the laws of the State of Maryland (or other jurisdiction where Borrower is required to make the payment or perform the act), the payment may be made or the act performed on the next Business Day. Time is of the essence in Borrower's performance under this Agreement and all other Loan Documents.
Section 9.12. Commissions. The transaction contemplated by this Agreement was brought about by Lender and Borrower acting as principals and without any brokers, agents, or finders being the effective procuring cause. Borrower represents that it has not committed Lender to the payment of any brokerage fee, commission, or charge in connection with this transaction. If any such claim is made on Lender by any broker, finder, or agent or other person, Borrower will indemnify, defend, and hold Lender harmless from and against the claim and will defend any action to recover on that claim, at Borrower's cost and expense, including Lender's counsel fees. Borrower further agrees that until any such claim or demand is adjudicated in Lender's favor, the amount demanded will be deemed a liability of Borrower under this Agreement, secured by the Collateral.
Section 9.13. Third Parties. No rights are intended to be created under this Agreement or under any other Loan Document for the benefit of any third party donee, creditor, or incidental beneficiary of Borrower. Nothing contained in this Agreement shall be construed as a delegation to Lender of Borrower's duty of performance, including, without limitation, Borrower's duties under any account or contract in which Lender has a security interest.
Section 9.14. Discharge of Borrower's Obligations. Lender, in its sole discretion, shall have the right at any time, and from time to time, without prior notice to Borrower if Borrower fails to do so, to: (a) obtain insurance covering any of the Collateral as required under this Agreement; (b) pay for the performance of any of Borrower's obligations under this Agreement; (c) discharge taxes, liens,
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security interests, or other encumbrances at any time levied or placed on any of the Collateral in violation of this Agreement unless Borrower is in good faith with due diligence by appropriate proceedings contesting those items; and (d) pay for the maintenance and preservation of any of the Collateral. Expenses and advances shall be added to the Loan, 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.
Section 9.15. Information to Participants. Lender may divulge to any participant it may obtain in the Loan, or any portion of the Loan, all information, and furnish to such participant copies of reports, financial statements, certificates, and documents obtained under any provision of this Agreement or any other Loan Document.
Section 9.16. Indemnity. Borrower hereby agrees to indemnify and hold harmless Lender, its partners, officers, agents and employees (collectively, "Indemnitee") from and against any liability, loss, cost, expense, claim, damage, suit, action or proceeding ever suffered or incurred by Lender (including reasonable attorneys' fees and expenses) arising from Borrower's failure to observe, perform or discharge any of its covenants, obligations, agreements or duties under this Agreement, or from the breach of any of the representations or warranties contained in Article IV of this Agreement. In addition, Borrower shall defend Indemnitee against and save it harmless from all claims of any Person with respect to the Collateral. Notwithstanding any contrary provision in this Agreement, the obligation of Borrower under this Section 9.16 shall survive the payment in full of the Obligations and the termination of this Agreement.
SECTION 9.17. CHOICE OF LAW; CONSENT TO JURISDICTION. THIS AGREEMENT AND THE NOTE SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF MARYLAND, WITHOUT REGARD TO ANY OTHERWISE APPLICABLE PRINCIPLES OF CONFLICTS OF LAWS. IF ANY ACTION ARISING OUT OF THIS AGREEMENT OR THE NOTE IS COMMENCED BY LENDER IN THE STATE COURTS OF THE STATE OF MARYLAND OR IN THE U.S. DISTRICT COURT FOR THE DISTRICT OF MARYLAND, BORROWER HEREBY CONSENTS TO THE JURISDICTION OF ANY SUCH COURT IN ANY SUCH ACTION AND TO THE LAYING OF VENUE IN THE STATE OF MARYLAND. ANY PROCESS IN ANY SUCH ACTION SHALL BE DULY SERVED IF MAILED BY REGISTERED MAIL, POSTAGE PREPAID, TO BORROWER AT ITS ADDRESS DESCRIBED IN SECTION 9.4.
SECTION 9.18. WAIVER OF TRIAL BY JURY. BORROWER HEREBY (A) COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY A JURY, AND (B) WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN, KNOWINGLY AND VOLUNTARILY, BY BORROWER, AND THIS WAIVER IS INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A JURY TRIAL WOULD OTHERWISE ACCRUE. LENDER IS HEREBY AUTHORIZED AND REQUESTED TO SUBMIT THIS AGREEMENT TO ANY COURT HAVING JURISDICTION OVER THE SUBJECT MATTER AND THE PARTIES TO THIS AGREEMENT, SO AS TO SERVE AS CONCLUSIVE EVIDENCE OF BORROWER'S WAIVER OF THE RIGHT TO JURY TRIAL. FURTHER, BORROWER HEREBY CERTIFIES THAT NO REPRESENTATIVE OR AGENT OF LENDER (INCLUDING LENDER'S COUNSEL) HAS REPRESENTED, EXPRESSLY OR OTHERWISE, TO BORROWER THAT LENDER WILL NOT SEEK TO ENFORCE THIS WAIVER OF RIGHT TO JURY TRIAL PROVISION.
SECTION 9.19. CONFESSION OF JUDGMENT. BORROWER AUTHORIZES ANY ATTORNEY ADMITTED TO PRACTICE BEFORE ANY COURT OF RECORD IN THE
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UNITED STATES OR THE CLERK OF SUCH COURT TO APPEAR ON BEHALF OF BORROWER IN ANY COURT IN ONE OR MORE PROCEEDINGS, OR BEFORE ANY CLERK THEREOF OF PROTHONOTARY OR OTHER COURT OFFICIAL, AND TO CONFESS JUDGMENT AGAINST BORROWER IN FAVOR OF LENDER IN THE FULL AMOUNT DUE ON THIS AGREEMENT (INCLUDING PRINCIPAL, ACCRUED INTEREST AND ANY AND ALL CHARGES, FEES AND COSTS) PLUS ATTORNEYS' FEES EQUAL TO FIFTEEN PERCENT (15%) OF THE AMOUNT DUE, PLUS COURT COSTS, ALL WITHOUT PRIOR NOTICE OR OPPORTUNITY OF BORROWER FOR PRIOR HEARING. BORROWER AGREES AND CONSENTS THAT VENUE AND JURISDICTION SHALL BE PROPER IN THE CIRCUIT COURT OF ANY COUNTY OF THE STATE OF MARYLAND OR OF BALTIMORE CITY, MARYLAND, OR IN THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF MARYLAND. BORROWER WAIVES THE BENEFIT OF ANY AND EVERY STATUTE, ORDINANCE, OR RULE OF COURT WHICH MAY BE LAWFULLY WAIVED CONFERRING UPON BORROWER ANY RIGHT OR PRIVILEGE OF EXEMPTION, HOMESTEAD RIGHTS, STAY OF EXECUTION, OR SUPPLEMENTARY PROCEEDINGS, OR OTHER RELIEF FROM THE ENFORCEMENT OR IMMEDIATE ENFORCEMENT OF A JUDGMENT OR RELATED PROCEEDINGS ON A JUDGMENT. THE AUTHORITY AND POWER TO APPEAR FOR AND ENTER JUDGMENT AGAINST BORROWER SHALL NOT BE EXHAUSTED BY ONE OR MORE EXERCISES THEREOF, OR BY ANY IMPERFECT EXERCISE THEREOF, AND SHALL NOT BE EXTINGUISHED BY ANY JUDGMENT ENTERED PURSUANT THERETO; SUCH AUTHORITY AND POWER MAY BE EXERCISED ON ONE OR MORE OCCASIONS FROM TIME TO TIME, IN THE SAME OR DIFFERENT JURISDICTIONS, AS OFTEN AS LENDER SHALL DEEM NECESSARY, CONVENIENT, OR PROPER.
[SIGNATURES APPEAR ON FOLLOWING PAGES]
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IN WITNESS WHEREOF, the parties have caused this Agreement to be executed as of the date first written above.
ATTEST/WITNESS: | LENDER: | |||
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GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation By: |
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By: |
/s/ STEPHANIE JENIFER |
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By: |
/s/ JEFF ERHARDT |
Name: |
Stephanie Jenifer |
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Name: |
Jeff Erhardt |
Title: | Senior Closing Analyst | Title: | Authorized Signatory | |
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BORROWER: |
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THE ENSIGN GROUP, INC., A Delaware corporation |
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By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
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ENSIGN HIGHLAND LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
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ENSIGN WHITTIER WEST LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
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ATTEST/WITNESS: |
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ENSIGN WHITTIER EAST LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
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ENSIGN SANTA ROSA LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
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ENSIGN PANORAMA LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
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ENSIGN SABINO LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
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ATTEST/WITNESS: |
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ENSIGN SAN DIMAS LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
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ENSIGN MONTGOMERY LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
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Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
ENSIGN CLOVERDALE LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
ENSIGN PALM I LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
38
ATTEST/WITNESS: |
|
|
|
|
|
|
|
ENSIGN SONOMA LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
|
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
ENSIGN WILLITS LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
|
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
ENSIGN PLEASANTON LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
|
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
24 th STREET HEALTHCARE ASSOCIATES LLC a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
|
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
39
ATTEST/WITNESS: |
|
|
|
|
|
|
|
GLENDALE HEALTHCARE ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
ATLANTIC MEMORIAL HEALTHCARE ASSOCIATES, INC., a Nevada corporation |
|
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
ROSE PARK HEALTHCARE ASSOCIATES INC. a Nevada corporation |
|
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
LEMON GROVE HEALTH ASSOCIATES LLC a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
40
ATTEST/WITNESS: |
|
|
|
|
|
|
|
PRESIDIO HEALTH ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
BELL VILLA CARE ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
DOWNEY COMMUNITY CARE LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
COSTA VICTORIA HEALTHCARE LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
41
ATTEST/WITNESS: |
|
|
|
|
|
|
|
WEST ESCONDIDO HEALTHCARE LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
REDBROOK HEALTHCARE ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
HB HEALTHCARE ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
NORTH MOUNTAIN HEALTHCARE LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
42
ATTEST/WITNESS: |
|
|
|
|
|
|
|
PARK WAVERLY HEALTHCARE LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
SUNLAND HEALTH ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
VISTA WOOD HEALTH ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
CITY HEIGHTS HEALTH ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
43
ATTEST/WITNESS: |
|
|
|
|
|
|
|
CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
C STREET HEALTH ASSOCIATES LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President | |
|
|
|
VICTORIA VENTURA HEALTH CARE LLC, a Nevada limited liability company |
|
|
|
|
By: |
The Ensign Group, Inc., Its Sole Member |
By: |
/s/ ALAN J. NORMAN |
|
By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Name: |
Alan J. Norman |
|
Name: |
Christopher R. Christensen |
Title: | Vice President | Title: | President |
44
Schedule 1.39 | | Permitted Liens | ||
Schedule 4.1 | | Subsidiaries | ||
Schedule 4.5 | | Litigation | ||
Schedule 4.13 | | Non-Compliance with Law | ||
Schedule 4.14 | | Environmental Matters | ||
Schedule 4.15 | | Places of Business with patient census | ||
Schedule 4.16 | | Licenses | ||
Schedule 4.17 | | Stock Ownership | ||
Schedule 4.19 | | Borrowings and Guarantees | ||
Schedule 4.20 | | Business Interruptions | ||
Schedule 4.21 | | Trade Names | ||
Schedule 4.22 | | Joint Ventures | ||
Schedule 6.21 | | Officer's Certificate | ||
Schedule 7.1 | | Account Payable in Excess of 120 Days | ||
Schedule 7.12 | | Transactions with Affiliates |
45
EXHIBIT A
Entities Comprising Borrower
1. |
|
THE ENSIGN GROUP, INC. |
2. | ENSIGN HIGHLAND LLC, | |
3. | ENSIGN WHITTIER WEST LLC | |
4. | ENSIGN WHITTIER EAST LLC | |
5. | ENSIGN SANTA ROSA LLC | |
6. | ENSIGN PANORAMA LLC | |
7. | ENSIGN SABINO LLC | |
8. | ENSIGN SAN DIMAS LLC | |
9. | ENSIGN MONTGOMERY LLC | |
10. | ENSIGN PALM I LLC | |
11. | ENSIGN SONOMA LLC | |
12. | ENSIGN CLOVERDALE LLC | |
13. | ENSIGN WILLITS LLC | |
14. | ENSIGN PLEASANTON LLC | |
15. | 24th STREET HEALTHCARE ASSOCIATES LLC | |
16. | GLENDALE HEALTHCARE ASSOCIATES LLC | |
17. | ATLANTIC MEMORIAL HEALTHCARE ASSOCIATES, INC. | |
18. | ROSE PARK HEALTHCARE ASSOCIATES, INC. | |
19. | LEMON GROVE HEALTH ASSOCIATES LLC | |
20. | PRESIDIO HEALTH ASSOCIATES LLC | |
21. | BELL VILLA CARE ASSOCIATES LLC | |
22. | DOWNEY COMMUNITY CARE LLC | |
23. | COSTA VICTORIA HEALTHCARE LLC | |
24. | WEST ESCONDIDO HEALTHCARE LLC | |
25. | REDBROOK HEALTHCARE ASSOCIATES LLC | |
26. | HB HEALTHCARE ASSOCIATES LLC | |
27. | NORTH MOUNTAIN HEALTHCARE LLC | |
28. | PARK WAVERLY HEALTHCARE LLC | |
29. | SUNLAND HEALTH ASSOCIATES LLC | |
30. | VISTA WOODS HEALTH ASSOCIATES LLC | |
31. | CITY HEIGHTS HEALTH ASSOCIATES LLC | |
32. | CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC | |
33. | C STREET HEALTH ASSOCIATES LLC | |
34. | VICTORIA VENTURA HEALTHCARE LLC |
46
EXHIBIT A
Updated Schedules to Loan Agreement
(Amendment 13)
Sched
|
Description
|
Matters Covered
|
||||
---|---|---|---|---|---|---|
1.38 |
|
Permitted Liens: |
|
(i |
) |
Landlord's liens, both statutory and contractual, contained in or created by the various leases, security agreement, pledges and related documentation covering the locations described in Schedule 4.15, but only to the extent that such liens are contractually subordinated to Lender's liens and security interests pursuant to agreements between Lender and such landlords that are satisfactory to Lender |
47
|
|
|
|
(ii |
) |
(a) The lien of the Deed of Trust and Assignment of Rents by and between Ensign Southland LLC as Trustor and Continental Wingate Associates, Inc. as Beneficiary, affecting the California Property and recorded January 30, 2001 at Document No. 01-0161647 in the office of the Los Angeles County Recorder, securing indebtedness in the original principal amount of $7,455,100, and (b) the lien of the Leasehold Deed of Trust with Assignment of Rents as Additional Security by and between Ensign Santa Rosa LLC as Trustor and Berryman Health, Inc. as Beneficiary, affecting the leasehold for Summerfield Convalescent Hospital and recorded September 22, 2000 at Document No. 2000096596 in the office of the Sonoma County Recorder, securing seller carryback indebtedness in the original principal amount of $252,413.44, as well as the corresponding Security Agreement dated July 1, 2000 covering the same obligations and assets and the accompanying UCC-1 filed September 11, 2000 at Document No. 0026260342 in the office of the California Secretary of State; and (c) the lien of the Deed of Trust and Assignment of Rents by and between Sky Holdings AZ LLC as Trustor and GCI Colter, Inc. as Beneficiary, affecting the Desert Sky Facility located at 5125 N. 58 th Avenue, Glendale, Arizona, and recorded March 25, 2002 at Document No. 2002-0298119 in the office of the Maricopa County Recorder, securing indebtedness in the original principal amount of $1,649,265.31 (to be removed concurrently with the execution of this Amendment); (d) the lien of the Deed of Trust and Assignment of Rents by and between Terrace Holdings AZ LLC as Trustor and Living Centers-Rocky Mountain, Inc. as Beneficiary, affecting the Desert Terrace Facility located at 2509 N. 24th Street, Phoenix, Arizona, and recorded March 25, 2002 at Document No. 2002-0298116 in the office of the Maricopa County Recorder, securing indebtedness in the original principal amount of $588,790.41(to be removed concurrently with the execution of this Amendment); and (e) the lien of the Deed of Trust and Security Agreement by and between The Mary Jane Lindsay Living Trust, Mary Jane Lindsay, Trustee and Northern Life Insurance Company, affecting the Catalina Facility located at 2611 North Warren Avenue, Tucson, Arizona, as recorded March 31, 1995 in Pima County Recorder Docket No. 10012 at Page 870, as assumed by Presidio Health Associates LLC by Assignment, Assumption and Amendatory Agreement recorded May 16, 2003 at Pima County Recorder Doc. No. 03- . |
|
|
|
|
(iii |
) |
Liens permitted to be created by Sections 6.23 and 7.1(d) of the Loan Agreement |
48
4.1 |
|
Subsidiaries |
|
Original Borrower is the sole Member of Ensign Highland LLC, Highland Healthcare LLC, Ensign Whittier East LLC, Ensign Whittier West LLC, Ensign Santa Rosa LLC, Ensign Panorama LLC, Ensign Sabino LLC, Ensign San Dimas LLC (formerly Ensign Arden LLC), Ensign Montgomery LLC (formerly Ensign Jackson LLC), Ensign Southland LLC, Southland Management LLC, Ensign Bellflower LLC, Ensign Palm I LLC, Ensign Cloverdale LLC, Ensign Sonoma LLC, Ensign Willits LLC, Ensign Pleasanton LLC, Sky Holdings AZ LLC, Glendale Healthcare Associates LLC, Terrace Holdings AZ LLC, 24th Street Healthcare Associates LLC, Manor Park Healthcare LLC, Moenium Holdings LLC, Brown Road Senior Housing LLC, Greenfields Assisted Living LLC, Lemon Grove Health Associates LLC, Rillito Holdings LLC, Presidio Health Associates LLC, Bell Villa Care Associates LLC, Downey Community Care LLC, Costa Victoria Healthcare LLC, West Escondido Healthcare LLC, Redbrook Healthcare Associates LLC, HB Healthcare Associates LLC, Adipiscor LLC, North Mountain Healthcare LLC, Park Waverly Healthcare LLC, Sunland Health Associates LLC, Permunitum LLC, Vista Woods Health Associates LLC, City Heights Health Associates LLC, Claremont Foothills Health Associates LLC, C Street Health Associates LLC, and Victoria Ventura Healthcare LLC, and the sole shareholder of Atlantic Memorial Healthcare Associates, Inc., Rose Park Healthcare Associates, Inc., Ensign Facility Services, Inc., Salado Creek Senior Care, Inc., Wellington Healthcare Inc., McAllen Community Healthcare, Inc. and Northern Oaks Healthcare, Inc all of which are currently active and doing business. Original Borrower is also the sole Member of Ensign Bellflower LLC, Ensign Napa LLC, Mountainview Communitycare LLC, Walnut Grove Campuscare LLC, Ramon Healthcare Associates, Inc., East Escondido Health Associates LLC, Meadowbrook Health Associates LLC, and Valley Health Holdings LLC, all entities formed by Original Borrower to facilitate concluded, failed, pending or future transactions. |
4.5 |
|
Pending or Threatened Litigation: |
|
There is currently no pending or threatened litigation which the Borrower believes would materially threaten Borrower's viability or ability to repay the Obligations; further, all claims pending or threatened against the Borrower are either covered by insurance or, to the extent they are not, Borrower believes it has accrued adequate reserves in connection therewith. |
4.8 |
|
Defaults: |
|
Relating to the representations in Section 4.8 of the Loan Agreement, and without admitting any default, reference is made to Schedule 4.5 above. |
49
4.13 |
|
Non-compliance with Law: |
|
To the best of the actual knowledge of the officers of Borrower, there does not currently exist any material non-compliance with applicable laws. |
4.14 |
|
Environmental Matters: |
|
To the best of the actual knowledge of the officers of original Borrower, there are no material adverse environmental matters associated with any of the Texas, Arizona, California or Washington properties. |
4.15 |
|
Places of Business with patient census: |
|
See consolidated Schedule 4.15(a)/14.16 and Schedule 4.15(b) at the end of this Exhibit A. |
4.16 |
|
Licenses: |
|
The entity which currently holds or possesses the right to use the operating license for each of the facilities is as shown in consolidated Schedule 4.15(a)/14.16. |
4.17 |
|
Stock Ownership: |
|
See separate schedule at the end of this Exhibit A. |
4.19 |
|
Borrowings: |
|
Other than normal trade creditors, some or all of the entities comprising the Borrower are currently indebted to the following creditors in the following manners and amounts: |
50
a. | General Electric Capital Corporation; $20,000,000 Revolving Credit Facility for working capital. | |||||
b. | General Electric Capital Corporation; $12,400,000 Arizona Term Loan secured by Deeds of Trust encumbering (i) Ensign Highland LLC's Highland Manor facility in Phoenix, Arizona, (ii) Sky Holdings AZ LLC's Desert Sky Health Center & Assisted living in Glendale, Arizona, and (iii) Terrace Holdings AZ LLC's Desert Terrace Nursing & Rehabilitation Center in Phoenix, Arizona. (to be executed, delivered and recorded concurrently with the execution and delivery of the within Amendment to the Original Loan Agreement). | |||||
c. | Continental Wingate Associates, Inc.; $7,455,100 HUD-insured Loan secured by a Deed of Trust and Assignment of Rents on Ensign Southland LLC's Southland Care Center & Home facility, Norwalk, California. | |||||
e. | Berryman Health, Inc.; $252,413.44 Carryback Promissory Note secured by Leasehold Deed of Trust and Security Agreement and Financing Statement on Sununerfield Convalescent Hospital Lease. | |||||
f. | Reliastar Life Insurance Company, as successor by merger to Northern Life Insurance Company; $2,051,824.69 secured loan balance upon assumption of Deed of Trust and Security Agreement encumbering Rillito Holdings LLC's Catalina Care Center in Tucson, Arizona. | |||||
g. | Larry Santora as Successor Trustee of the Mary Jane Lindsay Living Trust darted July 26, 1993; $331,061.76 Carryback Promissory Note secured by second-position Deed of Trust on Rillito Holdings LLC's Catalina Care Center in Tucson, Arizona. |
51
4.20 |
|
Labor Disputes: |
|
A union organizing election was held at Sonoma Healthcare Center in May, 2002 at which a majority of the approximately 60 employees classified as Housekeeping, Laundry and CNAs voted to have union representation from SEIU Local 250. Due to irregularities in the voting procedures, the results of the election were appealed to the National Labor Relations Board by the facility. The appeal is pending. Since the appeal, the SEIU has published statements critical of Sonoma Healthcare Center and The Ensign Group, has organized two one-day pickets at the facility and has filed a §17200 suit against the facility, all in an effort to coerce the facility into waiving its appeal rights. In addition, it has caused four employees to file multi-count unfair labor practice charges against the facility, but all charges except one that the facility settled by merely posting a notice were either dropped by the employees at the NLRB's behest or resulted in findings in the facility's favor. Operations at the facility and throughout the company have not been materially disrupted by union issues at any time since the original organizing election. |
4.22 |
|
Joint Venture: |
|
None |
52
7.12 |
|
Transactions with Affiliates: |
|
Formation and capitalization of, and assignment of Purchase and Sale Agreement for Highland Manor, Phoenix, Arizona, to Ensign Highland LLC, a Nevada limited liability company, of which Original Borrower is the sole Member; Lease between Ensign Highland LLC as Landlord and Highland Healthcare LLC as Tenant for Highland Manor; formation and capitalization of Ensign Southland LLC, and the conveyance of Southland Care Center and Home thereto in connection with the HUD-insured refinancing of that facility; Lease between Ensign Southland LLC as Landlord and Southland Management LLC as Tenant for Southland Care Center & Home; Lease between Terrace Holdings AZ LLC as Landlord and 24th Street Healthcare Associates LLC as Tenant for Desert Terrace Nursing and Rehabilitation Center; Lease between Sky Holdings AZ LLC as Landlord and Glendale Healthcare Associates LLC as Tenant for Desert Sky Health Center & Assisted Living; Lease between Rillito Holdings LLC as Landlord and Presidio Health Associates LLC as Tenant for Catalina Care Center; Sublease between Moenium Holdings LLC as Sublandlord and Bell Villa Care Associates LLC as Subtenant for Rose Villa Healthcare Center; Sublease between Moenium Holdings LLC as Sublandlord and Downey Community Care LLC as Subtenant for Brookfield Healthcare Center; Sublease between Adipiscor LLC as Sublandlord and North Mountain Healthcare LLC as Subtenant for Coronado Care Center; Sublease between Adipiscor LLC as Sublandlord and Park Waverly Healthcare LLC as Subtenant for Waverly Park Healthcare Center; Sublease between Adipiscor LLC as Sublandlord and Sunland Health Associates LLC as Subtenant for East Mesa Care Center; Sublease between Permunitum LLC as Sublandlord and Vista Woods Health Associates LLC as Subtenant for Vista Knoll Specialized Care Center; Sublease between Permuniturn LLC as Sublandlord and City Heights Health Associates LLC as Subtenant for Arroyo Vista Healthcare Center; Sublease between Permunitum LLC as Sublandlord and Claremont Foothills Health Associates LLC as Subtenant for Claremont Care Center |
|
|
|
|
Schedules 4.15(a)14.16, 4.15(6) and 4.17 follow |
53
Exhibit AUpdated Schedules to Loan Agreement
March 8, 2004
Amendment (No. 13) & Restatement to Loan and Security Agreement
Consolidated Schedule 4.15(a)/4.16
Places of Business with Trade Names, Licensee and Record Owner Data
(as of March 1, 2004)
(See separate Schedule 4.15(b) for Census Data)
|
|
|
The Ensign Group, Inc.
Ensign Facility Services, Inc. 27101 Puerta Real, Suite 450 Mission Viejo, CA 92691 Record Owner: Mission Ridge Associates, L.L.C. |
Royal Court Healthcare
(fka Berryman Health Whittier West) 12385 E. Washington Blvd. Whittier, CA 90606 Licensee: Ensign Whittier West LLC Record Owner: Whittier West LLC |
|
Southland Care Center and Home 11701 Studebaker Road Norwalk, CA 90659 Licensee: Southland Management LLC Record Owner: Ensign Southland LLC |
|
Whittier Hills Healthcare Center (fka Berrryman Health Whittier East) 10426 Bogardus Avenue Whittier, CA 90603 Licensee: Ensign Whittier East LLC Record Owner: Whittier East, L.L.C. |
The Village Care Center 615 North Ware Road McAllen, TX 78501 Licensee: McAllen Community Healthcare, Inc. Record Owner: James F. Cotter |
|
Summerfield Healthcare Center 1280 Summerfield Road Santa Rosa, CA 95405 Licensee: Ensign Santa Rosa LLC Record Owner: Summerfield Development Co. |
Wellington Place Healthcare Center (fka Camlu Care Center Temple) 1802 South 31 st Street Temple, TX 76504 Licensee: Wellington Healthcare, Inc. Record Owner: James F. Cotter |
|
Salado Creek Living & Rehab Center (fka Camlu Care Center San Antonio) 603 Corrine San Antonio, TX 78218 Licensee: Salado Creek Senior Care, Inc. Record Owner: James F. Cotter |
Panorama Gardens 9541 Van Nuys Boulevard Panorama City, CA 91402 Licensee: Ensign Panorama LLC Vannovi Properties, LLC |
|
Sabino Canyon Rehab & Care Center 5830 E. Pima Street Tucson, AZ 85712 Licensee: Ensign Sabino LLC Record Owner: Tucson-Cal Associates, LLC |
Northern Oaks Nursing and Rehab Center 2722 Old Anson Road Abilene, TX 79603 Licensee: Northern Oaks Healthcare, Inc. Record Owner: James F. Cotter |
|
Arbor Glen Care & Living Center (fka Glendora Care & Living Center) 1130 East Arrow Highway Glendora, CA 91740 Licensee: Ensign San Dimas LLC Record Owner: Health Care Investors III |
54
Park Manor Convalescent Center 1710 Plaza Way Walla Walla, Washington 99362 Licensee: Manor Park Healthcare LLC Record Owner: Health Care Property Investors, Inc. |
|
Park View Gardens at Montgomery 3571 Montgomery Drive Santa Rosa, CA 95405 Licensee: Ensign Montgomery LLC Record Owner: Health Care REIT, Inc. |
Highland Manor Health & Rehab Center 4635 N. 14 th Street Phoenix, AZ 85014 Licensee: Highland Healthcare LLC Record Owner: Ensign Highland LLC |
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Premier Care & Rehabilitation Center 2990 East Ramon Road Palm Springs, CA 92262 Licensee: Ensign Palm I LLC Record Owner: Coachella House, Inc. |
Northbrook Healthcare Center (fka Willits Healthcare Center) 64 Northbrook Way Willits, CA 95490 Licensee; Ensign Willits LLC Record Owner: James F. Cotter |
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Cloverdale Healthcare Center 300 Cherry Creek Road Cloverdale, CA 95425 Licensee: Ensign Cloverdale LLC Record Owner: James F. Cotter |
Sonoma Healthcare Center 1250 Broadway Sonoma, CA 95476 Licensee: Ensign Sonoma LLC Record Owner:James F. Cotter |
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Ukiah Convalescent Hospital 1349 South Dora Ukiah, CA 95482 Licensee: Berryman Health, Inc.; Ensign Pleasanton LLC (pending) Record Owner: Ukiah SNF, LLC |
Desert Sky Health & Assisted Living Center 5125 N. 58 th Avenue Glendale, AZ 85301 Licensee: Glendale Healthcare Associates LLC Record Owner: Sky Holdings AZ LLC |
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Desert Terrace Nursing and Rehab. Center 2409 N. 24 th Street ]Phoenix, AZ 85008 Licensee: 24 th Street Healthcare Associates LLC Record Owner: Terrace Holdings AZ LLC |
Atlantic Memorial Healthcare Center (fka Akin's Post Acute Rehab Hospital) 2750 Atlantic Avenue Long Beach, CA 90806 Lic'e: Atlantic Memorial Healthcare Associates, Inc. Record Owner: RMA Land, LLC |
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Shoreline Healthcare Center (fka Eastwood Convalescent Hospital) 4029 East Anaheim Street Long Beach, CA 90804 Licensee: Rose Park Healthcare Associates, Inc. Record Owner: Akin Investments, Inc. |
Catalina Care Center 2611 North Warren Avenue Tucson, AZ 85719 Licensee: Presidio Health Associates LLC Record Owner: Presidio Health Associates LLC |
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Lemon Grove Care & Rehab Center 8351 Broadway Lemon Grove, CA 91945 Licensee: Lemon Grove Health Associates LLC Record Owner: MCS PGCH LLC et al |
Rose Villa Healthcare Center 9028 Rose Street Bellflower, CA 90706 Licensee: Bell Villa Care Associates LLC Record Owner: Healthcare Investors, III |
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Brookfield Care & Rehab Center 9300 Telegraph Rd. Downey CA 90240 Licensee: Downey Community Care LLC Record Owner: Healthcare Investors, III |
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Victoria Healthcare Center 340 Victoria Street Costa Mesa, CA 92627 Licensee: Costa Victoria Healthcare LLC Record Owner: Eugene Woods, et al |
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Palomar Vista Healthcare Center 201 North Fig Street Escondido, CA 92025 Licensee: West Escondido Healthcare LLC Record Owner: Neale A. Perkins |
Brookside Healthcare Center 105 Terracina Blvd. Redlands, CA 92373 Licensee: Redbrook Healthcare Associates LLC Record Owner: James F. Cotter |
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Sea Cliff Healthcare Center 18811 Florida Street Huntington Beach, CA 92648 Licensee: HB Healthcare Associates LLC Record Owner: Huntington Beach Convalescent Hospital Asset Corporation |
Coronado Care Center 11411 N. 19 th Avenue Phoenix, AZ 85029 Licensee: North Mountain Healthcare LLC Record Owner: Coronado Corporation |
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East Mesa Care Center 51 South 48 th Street Mesa, AZ 85206 Licensee: Sunland Health Associates LLC Record Owner: LTC Partners VI, L.P. |
Waverly Park Healthcare Center 2001 N. Park Avenue Tucson, AZ 85719 Licensee: Park Waverly Healthcare LLC Record Owner: Park Villa Corporation |
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Vista Knoll Specialized Care Center 2000 Westwood Road Vista, CA 92083 Licensee: Vista Woods Health Associates LLC Record Owner: OHI Asset (CA), LLC |
Arroyo Vista Healthcare Center 3022 45 th Street San Diego, CA 92105 Licensee: City Heights Health Associates LLC Record Owner: OHI Asset (CA), LLC |
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Claremont Care Center 219 East Foothill Boulevard Pomona, CA 91768 Licensee: Claremont Foothills Health Associates LLC Record Owner: OHI Asset (CA), LLC |
Glenwood Care Center 1300 North C Street Oxnard, CA 93030 Licensee: C Street Health Associates LLC Record Owner: Oxnard Investments, L.P. |
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Victoria Care Center 5445 Everglades Street Ventura, CA 93003 Licensee: Victoria Ventura Healthcare LLC Record Owner: SHP Lexington, LLC |
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As used herein, the following terms have the following meanings:
"Beneficiary "means, collectively in the singular, the Person or Persons to whom a Letter of Credit is issued or who may have rights to submit a Draft in respect thereof.
"Draft" means any draft (sight or time), receipt, acceptance, cable or other written demand for payment upon a Letter of Credit.
"Issuing Party" means the Person issuing a Letter of Credit, whether it be Lender or another Person.
"Letter of Credit" or "Letters of Credit" means any and all documentary or standby letters of credit issued at the request and for the account of Borrower for which Lender has incurred Letter of Credit Obligations.
"Letter of Credit Obligations" means all outstanding obligations (including all duty, freight, taxes, costs, insurance and any other charges and expenses) incurred by Lender, whether direct or indirect, contingent or otherwise, due or not due, in connection with the issuance, negotiation, acceptance, amendment, transfer, payment and/or guarantee, by Lender or the Issuing Party, of Letters of Credit, all as further set forth in this Exhibit B.
l. The notice to be provided to Lender requesting that Lender incur Letter of Credit Obligations shall be in the form of a Letter of Credit application in the form customarily employed by Lender and the Issuing Party, together with a written request by Borrower and the Issuing Party that Lender approve Borrower's application. Approval by Lender in the written form agreed upon between Lender and the Issuing Party (a) will authorize the Issuing Party to issue the requested Letter of Credit in the form requested or approved by Beneficiary and approved by Borrower, Lender and Issuing Party, and (b) will conclusively establish the existence of the Letter of Credit Obligation as of the date of such approval.
2. In the event that Lender shall make any payment on or pursuant to any Letter of Credit Obligation, Borrower shall be unconditionally obligated to reimburse Lender therefor, and such payment shall then be deemed to constitute a Revolving Credit Loan. For purposes of computing interest under Section 2.2, a Revolving Credit Loan made in satisfaction of a Letter of Credit Obligation shall be deemed to have been made as of the earliest to occur of (a) the date on which the Issuing Party makes the related payment under the underlying Letter of Credit, or (b) the date Lender makes any payment or other accommodation in respect of a Letter of Credit Obligation. Borrower's reimbursement obligations under this paragraph, and all of Borrower's other obligations under this Exhibit B, shall be considered part of the Obligations defined in this Agreement. If an Event of Default shall occur under this Agreement, or if the Obligations shall be declared to be immediately due and payable pursuant to any provision of this Agreement, then all contingent liabilities of Borrower with respect to Letter of Credit Obligations shall also be deemed immediately due and payable. Borrower's Obligations to Lender with respect to any Letter of Credit or Letter of Credit Obligation shall be evidenced by Lender's records and shall be absolute, unconditional and irrevocable.
4. In the event that any Letter of Credit Obligations, whether or not then due or payable, shall for any reason be outstanding on any Maturity Date, Borrower will either (a) cause the underlying Letter of Credit to be returned and canceled and each corresponding Letter of Credit Obligation to be terminated, or (b) pay to Lender, in immediately available funds, an amount equal to 105% of the maximum amount then available to be drawn under all Letters of Credit not so returned and canceled to be held by Lender as cash collateral in an account under the exclusive dominion and control of Lender (a "Cash Collateral Account").
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5. In the event that Lender shall incur any Letter of Credit Obligations, Borrower agrees to pay the Letter of Credit Fee to Lender as compensation to Lender for incurring such Letter of Credit Obligations. In addition to the Letter of Credit Fee, Borrower hereby agrees to pay to or reimburse Lender for, on demand, any and all commissions and charges of, and any and all fees (including any per annum fees), costs and expenses incurred by, Lender (or of the Issuing Party to the extent Lender is obligated to reimburse the Issuing Party therefor) and the other indemnified Parties (as defined below) in connection with the issuance, negotiation, acceptance, amendment, transfer and payment of the Letter of Credit or otherwise payable pursuant to the application and related documentation under which the Letter of Credit is issued. The Letter of Credit Fee for each Period shall be deemed accrued and fully earned upon the commencement of each Period (the first such Period to commence on the date of issuance of a Letter of Credit or incurrence by Lender of any Letter of Credit Obligation, and each Period thereafter to commence on each annual anniversary thereof), shall be payable in full on the first date of each such Period, and shall be non-refundable when paid; provided, however, that upon any subsequent increase in the Letter of Credit Fee as provided herein, the increased amount shall be and become due and payable as it accrues. Borrower hereby agrees that the Letter of Credit Fee and any and all other amounts required to be paid or reimbursed by Borrower under this Exhibit B may be paid using the proceeds of Revolving Credit Loans made under this Agreement, and Borrower hereby authorizes Lender to deduct the Letter of Credit Fee and any and all other such amounts from the proceeds of any Revolving Credit Loans made by Lender to Borrower hereunder.
6. If the Issuing Party honors any Draft under a Letter of Credit and Borrower fails to reimburse Lender in accordance with the terms of this Agreement, Lender may assert its right of subrogation under applicable law, whether Lender's or Issuing Party's honoring of such Draft satisfies all or only part of the underlying obligation. Borrower shall, on reasonable notice, cooperate with Lender and the Issuing Party in the assertion of the Borrower's rights against the Beneficiary, the Beneficiary's rights against the Borrower and any other rights that Lender or the Issuing Party may have by subrogation or assignment. Such cooperation shall include, without limitation, the prompt return of all drafts, documents, instruments and statements in Borrower's possession that were presented by or on behalf of the Beneficiary in connection with any Draft.
7. Borrower agrees to reimburse Lender and its directors, employees, officers, agents, Affiliates, subcontractors and servicers (collectively, the "Indemnified Parties") upon demand for and to indemnify and hold the Indemnified Parties harmless from and against any and all claims, liabilities, losses, costs and expenses including those more specifically identified below (collectively, "Indemnified Liabilities"), including attorneys' fees and disbursements, in any case incurred or suffered by any Indemnified Party in connection with a Letter of Credit or the provisions of this Exhibit B. Such Indemnified Liabilities shall include, but not be limited to, all such Indemnified Liabilities incurred or suffered by the Indemnified Parties in connection with (A) Lender's or the Issuing Party's exercise of any right or remedy granted to it under a Letter of Credit or the provisions of this Exhibit, (B) any claim and the prosecution or defense thereof arising out of or in any way connected with a Letter of Credit or this Exhibit B, including, without limitation, as a result of any act of or omission by a Beneficiary, and (C) any of the events or circumstances described in this Exhibit B, including any defense by Lender or the Issuing Party in an action in which Borrower obtains an injunction against presentation or honor of any Draft.
8. Borrower will promptly examine a copy of each Letter of Credit (and any proposed amendments thereto) sent to Borrower, as well as all other instruments and documents delivered to Borrower from time to time in connection with the Letter of Credit, and, in the event Borrower has any claim of non-compliance with the instructions or of any discrepancy or other irregularity or any objection to any action taken or proposed to be taken by Lender or the Issuing Party with respect to any Letter of Credit, Borrower will notify Lender thereof in writing within three (3) Business Days after its receipt of a copy of the Letter of Credit, any amendments thereto, or such instruments or
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documents or notice of any such proposed action, and Borrower will conclusively be deemed to have waived any such claim against the Indemnified Parties, unless such notice is given as aforesaid. This section is intended to substitute three (3) Business Days for the "not unreasonable time period" set forth in Rule 5.09 of ISP 98 (as defined below).
9. The obligations of Borrower under this Exhibit B shall be unconditional and irrevocable and shall be paid under all circumstances strictly in accordance with the terms of this Agreement notwithstanding any fact, event or circumstance described in this Section 9. Neither Lender nor any other Indemnified Party shall be responsible for, and neither Lender's powers and rights hereunder nor Borrower's obligations shall be affected by:
(i) any act or omission pursuant to Borrower's instructions;
(ii) any other act or omission of any Indemnified Party or the Issuing Party other than any those arising from its or their gross negligence or willful misconduct;
(iii) the validity, accuracy or genuineness of Drafts, documents or required statements, even if such Drafts, documents or statements should in fact prove to be in any or all respects invalid, inaccurate, fraudulent or forged (and notwithstanding that Borrower shall have notified Lender or the Issuing Party thereof);
(iv) failure of any Draft to bear any reference or adequate reference to the Letter of Credit;
(v) errors, omissions, interruptions or delays in transmission of delivery of any messages however sent and whether or not in code or otherwise;
(vi) any act, default, omission, insolvency or failure in business of any other person (including any agent, subcontractor or employee) or any consequences arising from causes beyond Lender's control;
(vii) any acts or omissions of any Beneficiary of the Letter of Credit or transferee of the Letter of Credit, if transferable;
(viii) any act or omission of Lender or the Issuing Party required or permitted under any (1) law or practice to which the Letter of Credit is subject (including ISP 98), (2) applicable order, ruling or decree of any court, arbitrator or governmental agency, (3) published statement or interpretation on a matter of law or practice (including ISP 98);
(ix) honor or other recognition of a presentation or demand that includes forged or fraudulent documents or that is otherwise affected by the fraudulent, bad faith, or illegal conduct of the Beneficiary or other person (excluding Lender's employees), including payment to a person who forges the signature of a Beneficiary or the signature of an assignee of a Letter of Credit's proceeds;
(x) honor of a presentation without regard to any nondocumentary condition(s) in the Letter of Credit, regardless of whether Rule 4.11 of ISP 98 applies;
(xi) dishonor of any presentation that does not strictly comply with the terms of the applicable Letter of Credit or that is fraudulent, forged or otherwise not entitled to be honored;
(xii) the lack of validity or enforceability of the Letter of Credit;
(xiii) any amendment to waiver of or any consent or departure from all or any of the provisions of the Letter of Credit or any Loan Document;
(xiv) the existence of any claim, set-off, defense or other right which Borrower, its Affiliates or any other Person may at any time have against any beneficiary of the Letter of Credit, Lender, the Issuing Party or any other Person, whether in connection with this Agreement, any other Loan Document or any other related or unrelated agreements or transactions; or
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(xv) any other act or omission to act or delay of any kind of Lender, the Issuing Party or any other Person or any other event or circumstance whatsoever that might, but for the provisions of this paragraph, constitute a legal or equitable discharge of Borrower's obligation's under this Agreement or any other Loan Document.
Without limiting the generality of the foregoing, Lender and the Issuing Party may (x) act in reliance on any oral, telephone, telegraphic, electronic, facsimile or written request, notice, or instruction believed in good faith to be from or have been authorized by the Borrower, (y) receive, accept or pay as complying with the terms of a Letter of Credit any Drafts or other documents, otherwise in order, which are signed by or issued to any person or entity acting as the representative of, or in the place of, the party in whose name such Letter of Credit provides that any Drafts or other documents should be drawn or issued and (z) waive any stipulation that the bank nominated in the applicable Letter of Credit shall accept or pay the Drafts, and Lender may then accept presentations of Drafts and documents for payment directly. It is understood and agreed by Borrower that Lender and the Issuing Parry may accept documents that appear on their face to be in order, without responsibility for further investigation, regardless of any notice or information to the contrary. As between Borrower and any Indemnified Party, Borrower assumes all risks of the acts and omissions of, or misuse of the Letter of Credit by, the Beneficiary thereof. Borrower agrees that in any action now or hereafter arising from an alleged breach, under this Agreement or otherwise, with respect to the Letter of Credit by any Indemnified Party, the only damages that may be sought are those which are direct and reasonably foreseeable as the probable result of any breach thereof. Borrower hereby waives any right it may have to indirect, consequential, exemplary, special or punitive damages or lost anticipated profits (whether against Lender or any other Indemnified Party) in respect of any present or future breach by Lender or such Indemnified Party, under the Agreement or otherwise, with respect to the Letter of Credit, even if Lender or the Issuing Party have been advised of the possibility of such damages. Borrower must in all instances mitigate damages claimed against any Indemnified Party with respect to the Letter of Credit. If Lender or the Issuing Party honors a Draft or presentation under the Letter of Credit for which Borrower claims it is not obligated to reimburse Lender, Borrower shall nonetheless pay to Lender the amount paid by Lender to or by the Issuing Party, without prejudice to Borrower's claims against Lender (except to the extent waived or limited hereby) to recover fees and costs paid by Borrower with respect to the honored presentation plus any direct damages resulting therefrom which Borrower is unable to avoid or reduce and which are permitted to be recovered under this paragraph. Borrower's prevailing in an action based on forgery or fraud of the Beneficiary or other presenter does not relieve Borrower from its obligation to pay Lender's and the Issuing Party's costs and expenses in contesting the entry or maintenance of injunctive relief.
10. Unless Lender or the Issuing Party is enjoined by a court of competent jurisdiction, Lender and the Issuing Party may assume that any Beneficiary or other presenter acts in good faith and that any presentation or other demand is nonfraudulent.
11. Unless the Letter of Credit specifically requires and Lender specifically agrees in writing, Lender and the Issuing Party need not check the authenticity or authority of any purported Beneficiary signature, even if in other transactions the Beneficiary is a customer or its signature is otherwise known to Lender or the Issuing Party.
12. Unless specifically committed to do so in a writing signed by Lender, Lender and the Issuing Party need not consent to any amendment of the Letter of Credit. Lender or the Issuing Party may, without authorization from, but upon prior notice to, Borrower, send a thirty (30) day notice of non-extension to the Beneficiary under the Letter of Credit if it provides for automatic extension. Any notice of dishonor given by Lender or the Issuing Party within six (6) Business Days after presentation of documents to the Issuing Party shall not be deemed to be unreasonable. This section is intended to substitute six (6) Business Days for the three (3) Business Days set forth in Rule 5.01a of ISP 98.
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13. Notwithstanding any waiver by Borrower of discrepancies in Drafts, documents or required statements, each of Lender and the Issuing Party, each acting alone, has the right in its sole judgment, to decline to approve any discrepancies and to refuse payment on that basis under the Letter of Credit issued hereunder.
14. Lender may assign its rights and delegate its duties hereunder to any subsidiary of Lender, in each case without prior notice to Borrower; provided that such assignment and delegation does not diminish Borrower's rights or increase Borrower's duties hereunder.
15. No Letter of Credit shall be issued hereunder providing for the acceptance of time Drafts or the incurrence of deferred payment undertakings.
16. Notwithstanding any provision herein contained to the contrary, if Borrower approves the issuance of a Letter of Credit requiring payment of a Draft on the same day on which such Draft is presented, the Issuing Party shall be entitled to honor such Draft without review or examination by Borrower and Borrower waives all defenses to reimbursement thereof based on irregularities that may have been revealed by Borrower's review or examination.
17. Borrower is responsible for preparing or approving the text of any Letter of Credit as issued by the Issuing Party and as received by the Beneficiary. Lender's or the Issuing Party's recommendation or drafting of text or Lender's or the Issuing Party's use or non-use or refusal to use text submitted by Borrower shall not affect Borrower's ultimate responsibility for the final text and its receipt by the Beneficiary. Borrower is responsible for the effect, or lack of effect under ISP 98, Rule 4.11 or applicable law, of a provision in any Letter of Credit that requires Lender or the Issuing Party to verify facts rather than examine documents or that fails to identify the documents to which the provision applies. Borrower is responsible for including suitable provisions in the underlying agreement that permit Borrower to review the text of the Letter of Credit as received by the Beneficiary and that describe the circumstances under which a drawing under the Letter of Credit may be made, Letter of Credit proceeds may be applied to the underlying agreement, and part or all of those proceeds may be returned. Borrower accepts the risk that the text of any Letter of Credit is consistent with the underlying obligation, suitable for Borrower's purposes, and received by the Beneficiary in time to permit the Beneficiary and Borrower to review the Letter of Credit and to request any desired amendments.
18. If Lender or the Issuing Party is now or hereafter becomes subject to any reserve, special deposit or similar requirement against assets of, deposits with, or for the account of, or credit extended by, Lender or the Issuing Party, or any other condition is imposed upon Lender or the Issuing Party which imposes a cost upon Lender or the Issuing Party, and the result, in the determination of Lender or the Issuing Party is to increase the cost to Lender or the Issuing Party of maintaining a Letter of Credit or paying or funding the payment of any Draft thereunder, or to reduce the amount of any sum received or receivable, directly or indirectly, by Lender hereunder or by the Issuing Party under a Letter of Credit (and such event being referred to as a "LC Cost Increase"), Borrower will pay to Lender upon demand such amounts required to compensate Lender and Issuer for such increased cost or reduction; provided, however, if Lender receives prior notice of a LC Cost Increase, Lender shall so notify Borrower and Borrower shall have the opportunity to replace or the Letter of Credit without liability for such LC Cost Increase if Borrower does so prior to such LC Cost Increase becoming effective as to Lender. In making the determinations contemplated hereunder, Lender and the Issuing Party may make such estimates, assumptions, allocations and the like which Lender or the Issuing Party in good faith determines to be appropriate, but Lender's or the Issuing Party's selection thereof, and Lender's or the Issuing Party's determinations based thereon, shall be final and binding and conclusive upon Borrower.
19. Notwithstanding any provision to the contrary herein, Lender and the Issuing Party reserve the right to decline any instruction provided by the Borrower if, in its discretion, Lender or the Issuing
61
Patty determines that the carrying out of such instruction contravenes Lender's or the Issuing Party's customary procedures or policy, ISP 98 or any applicable law, rule or regulation.
20. The Letters of Credit and, to the extent applicable and not otherwise inconsistent with this Agreement, this Agreement, shall be subject to the International Standby Practices, International Chamber of Commerce Publication No. 590 ("ISP 98") and the same are incorporated herein by reference. Borrower is responsible for knowing applicable letter of credit law and practice, including ISP 98. Solely for purposes of interpreting the ISP 98's application to this Agreement and any Letter of Credit issued hereunder, Lender and the Issuing Party shall be deemed to be a "bank" as such term is used in ISP 98. To the extent permitted by applicable law, this Agreement shall prevail in case of a conflict with applicable law or ISP 98, and ISP 98 shall prevail in case of a conflict with applicable law.
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SCHEDULE 6.21
OFFICER'S CERTIFICATE
The undersigned hereby certifies to General Electric Capital Corporation ("Lender") as follows:
1. I am the duly authorized Chief Financial Officer of The Ensign Group, Inc. ("Borrower"). Reference is made herein to that certain Amended Loan and Security Agreement dated between Lender and Borrower (as amended from time to time, the "Loan Agreement"). I have reviewed the relevant terms of the Loan Agreement, and have made (or have caused to be made under my supervision) a review of the transactions and conditions of Borrower from the beginning of the accounting period covered by the income statements being delivered herewith and through the date of this Certificate. All terms used but not defined herein shall have the meaning set forth in the Loan Agreement.
2. Attached to this Certificate are Borrower's internally prepared financial statements for the month ending on , 200 , which statements fairly present the financial condition of Borrower and the results of Borrower's operations and changes in financial condition as of the date and for the period referred to, and which have been prepared in accordance with generally accepted accounting principles ("GAAP").
3. Also attached to this Certificate are the following:
Accounts receivable aging schedule for the month of , 200 ;
Accounts payable aging schedule for the month of , 200 ;
Pursuant to Section 6.1, management analysis of financial statements and actual vs. budget variance reports for each entity/facility generating Accounts;
Copies of each management control letter and any other reports submitted to Borrower by independent accountants in connection with any interim audit of Borrower's books;
Copies of all documents provided by Borrower to its stockholders;
Pursuant to Section 6.1, annual projections, pro forma profit and loss statements, balance sheets, and cash flow reports (prepared on a monthly basis) for the succeeding fiscal year within thirty (30) days before the end of each of Borrower's fiscal years;
4. In accordance with Section 6.6 of the Loan Agreement, all tax reports currently due have been filed, and all currently due taxes, assessments, and governmental charges or levies have been paid and discharged.
5. In accordance with Section 6.21 of the Loan Agreement, that Borrower is in compliance with the requirements of Articles VI and VII as of the end of the period covered by the financial statements being furnished, except as set forth on Exhibit A attached hereto.
6. The representations and warranties on the part of Borrower contained in Article IV of the Loan Agreement are true and correct in all respects as of the date hereof, as though made on and as of this date, except as set forth on Exhibit A attached hereto.
7. No Event of Default or event that, with the giving of notice or lapse of time, or both, could become an Event of Default has occurred and is continuing, except as set forth on Exhibit A attached hereto.
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8. No event has occurred since the date of the last Officer's Certificate and is continuing that has or is likely to have a material adverse effect in the condition (financial or otherwise), properties, business, or operations of Borrower, other than .
Date: , 200 |
Alan Norman Chief Financial Officer |
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Exhibit 10.20
$20,000,000.00
AMENDMENT NO. 1 TO
AMENDED AND RESTATED LOAN AND SECURITY AGREEMENT
originally dated as of March 25, 2004 by and among
THE
ENSIGN GROUP, INC., ENSIGN WHITTIER WEST LLC,
ENSIGN WHITTIER EAST LLC, ENSIGN SANTA ROSA LLC, ENSIGN PANORAMA LLC,
ENSIGN SABINO LLC, ENSIGN SAN DIMAS LLC, ENSIGN MONTGOMERY LLC,
ENSIGN PALM I LLC, ENSIGN SONOMA LLC, ENSIGN CLOVERDALE LLC,
ENSIGN WILLITS LLC, ENSIGN PLEASANTON LLC,
24TH STREET HEALTHCARE ASSOCIATES LLC,
GLENDALE HEALTHCARE ASSOCIATES LLC,
ATLANTIC MEMORIAL HEALTHCARE ASSOCIATES, INC.,
ROSE PARK HEALTHCARE ASSOCIATES, INC.,
LEMON GROVE HEALTH ASSOCIATES LLC,
PRESIDIO HEALTH ASSOCIATES LLC, BELL VILLA CARE ASSOCIATES LLC,
DOWNEY COMMUNITY CARE LLC, COSTA VICTORIA HEALTHCARE LLC,
WEST ESCONDIDO HEALTHCARE LLC, REDBROOK HEALTHCARE ASSOCIATES LLC,
HB HEALTHCARE ASSOCIATES LLC, NORTH MOUNTAIN HEALTHCARE LLC,
PARK WAVERLY HEALTHCARE LLC, SUNLAND HEALTH ASSOCIATES LLC,
VISTA WOODS HEALTH ASSOCIATES LLC, CITY HEIGHTS HEALTH ASSOCIATES LLC,
CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC,
C STREET HEALTH ASSOCIATES LLC, VICTORIA VENTURA HEALTHCARE LLC
(collectively, "Continuing Borrower")
RADIANT
HILLS HEALTH ASSOCIATES LLC, HIGHLAND HEALTHCARE LLC,
GATE THREE HEALTHCARE LLC, SOUTHLAND MANAGEMENT LLC,
MANOR PARK HEALTHCARE LLC, NORTHERN OAKS HEALTHCARE, INC.,
SALADO CREEK SENIOR CARE, INC., MCALLEN COMMUNITY HEALTHCARE, INC.,
WELLINGTON HEALTHCARE, INC.
(collectively, "New Borrower")
ENSIGN
HIGHLAND LLC
("Withdrawing Borrower")
and
GENREAL
ELECTRIC CAPITAL CORPORATION
("Lender")
Amended as of December 3, 2004
AMENDMENT NO. 1 TO AMENDED AND
RESTATED LOAN AND SECURITY AGREEMENT
THIS AMENDMENT NO. 1 TO AMENDED AND RESTATED LOAN AND SECURITY AGREEMENT (this "Amendment") is made as of this 3rd, day of December, 2004, by and among THE ENSIGN GROUP, INC., a Delaware corporation, ENSIGN HIGHLAND LLC, a Nevada limited liability company, ENSIGN WHITTIER WEST LLC, a Nevada limited liability company, ENSIGN WHITTIER EAST LLC, a Nevada limited liability company, ENSIGN SANTA ROSA LLC, a Nevada limited liability company, and ENSIGN PANORAMA LLC, a Nevada limited liability company, ENSIGN SABINO LLC, a Nevada limited liability company, ENSIGN SAN DIMAS LLC, a Nevada limited liability company, ENSIGN MONTGOMERY LLC, a Nevada limited liability company, ENSIGN CLOVERDALE LLC, a Nevada limited liability company, ENSIGN PALM I LLC, a Nevada limited liability company, ENSIGN SONOMA LLC, a Nevada limited liability company, ENSIGN WILLITS LLC, a Nevada limited liability company, ENSIGN PLEASANTON LLC, a Nevada limited liability company, 24th STREET HEALTHCARE ASSOCIATES LLC, a Nevada limited liability company, GLENDALE HEALTHCARE ASSOCIATES LLC, a Nevada limited liability company, ATLANTIC MEMORIAL HEALTHCARE ASSOCIATES, INC., a Nevada corporation, and ROSE PARK HEALTHCARE ASSOCIATES, INC., a Nevada corporation, LEMON GROVE HEALTH ASSOCIATES LLC, a Nevada limited liability company, PRESIDIO HEALTH ASSOCIATES LLC, a Nevada limited liability company, BELL VILLA CARE ASSOCIATES LLC, a Nevada limited liability company, DOWNEY COMMUNITY CARE LLC, a Nevada limited liability company, COSTA VICTORIA HEALTHCARE LLC, a Nevada limited liability company, WEST ESCONDIDO HEALTHCARE LLC, a Nevada limited liability company, REDBROOK HEALTHCARE ASSOCIATES LLC, a Nevada limited liability company, HB HEALTHCARE ASSOCIATES LLC, a Nevada limited liability company, NORTH MOUNTAIN HEALTHCARE LLC, a Nevada limited liability company, PARK WAVERLY HEALTHCARE LLC, a Nevada limited liability company, SUNLAND HEALTH ASSOCIATES LLC, a Nevada limited liability company, VISTA WOODS HEALTH ASSOCIATES LLC, a Nevada limited liability company, CITY HEIGHTS HEALTH ASSOCIATES LLC, a Nevada limited liability company, CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC, a Nevada limited liability company, C STREET HEALTH ASSOCIATES LLC, a Nevada limited liability company, and VICTORIA VENTURA HEALTHCARE LLC, a Nevada limited liability company (collectively, "Continuing Borrower"), RADIANT HILLS HEALTH ASSOCIATES LLC, a Nevada limited liability company, HIGHLAND HEALTHCARE LLC, a Nevada limited liability company, GATE THREE HEALTHCARE LLC, a Nevada limited liability company, SOUTHLAND MANAGEMENT LLC, Nevada limited liability company, MANOR PARK HEALTHCARE LLC, a Nevada limited liability company, NORTHERN OAKS HEALTHCARE, INC., a Nevada corporation, SALADO CREEK SENIOR CARE, INC., a Nevada corporation, McALLEN COMMUNITY HEALTHCARE, INC., a Nevada corporation, WELLINGTON HEALTHCARE, INC., a Nevada corporation (collectively "New Borrower", and together with Continuing Borrower, "Borrower"), ENSIGN HIGHLAND LLC, a Nevada limited liability company ("Withdrawing Borrower"), and GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation ("Lender").
A. Pursuant to that certain Amended and Restated Loan and Security Agreement dated as of March 25, 2004 by and between Continuing Borrower and Lender (as amended, modified and restated from time to time, the "Loan Agreement"), the parties have established certain financing arrangements that allow funds to be borrowed from Lender in accordance with the terms and conditions set forth in the Loan Agreement.
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B. Continuing Borrower and New Borrower have requested that the proceeds of the Loan be made available to New Borrower.
C. The entity designated above as "Withdrawing Borrower" is not an operating entity and desires to withdraw as a borrower under the Loan Agreement. Lender, Continuing Borrower, New Borrower and Withdrawing Borrower have agreed that Withdrawing Borrower shall no longer be a party to the Loan Agreement.
D. The parties now desire to amend the Loan Agreement in accordance with the terms and conditions set forth below.
NOW, THEREFORE, in consideration of the premises set forth above, the terms and conditions contained in this Amendment, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties have agreed to the following amendments to the Loan Agreement. Capitalized terms used but not defined in this Amendment shall have the meanings that are set forth in the Loan Agreement.
1. Addition of New Borrower. Continuing Borrower, New Borrower and Lender agree that, upon satisfaction of the conditions set forth herein, New Borrower shall constitute a "Borrower" for purposes of, and as defined in, the Loan Agreement and all other Loan Documents. Accordingly, New Borrower hereby agrees to be bound, jointly and severally, by all of the conditions, covenants, representations, warranties, and other agreements set forth in the Loan Agreement, and hereby agrees to promptly execute all further documentation required by Lender to be executed by New Borrower, consistent with the terms of the Loan Agreement.
2. Withdrawal of Withdrawing Borrower. Withdrawing Borrower shall no longer be party to the Loan Agreement or any of the other Loan Documents and will not be bound, by any of the conditions, covenants, representations, warranties, and other agreements set forth in the Loan Agreement or any of the other Loan Documents. Withdrawing Borrower shall remain an obligated party under that certain Amended and Restated Loan Agreement dated as of December , 2004, as amended, among Sky Holdings AZ LLC, Terrace Holdings AZ LLC, Withdrawing Borrower and Valley Health Holdings LLC, as mortgage borrowers, and Lender, as lender.
3. Amendment to Section 1.47. Section 1.47 of the Loan Agreement is hereby amended by deleting the existing Section 1.47 in its entirety and by inserting in lieu thereof the following new Section 1.47:
Section 1.47. Real Estate Borrower. "Real Estate Borrower" means, collectively, Sky Holdings AZ LLC, Terrace Holdings AZ LLC, Ensign Highland LLC and Valley Health Holdings LLC, as mortgage borrowers under that certain Amended and Restated Loan Agreement dated as of December , 2004, as amended, among such mortgage borrowers and Lender.
4. Amendment to Section 1.48. Section 1.48 of the Loan Agreement is hereby amended by deleting the existing Section 1.48 in its entirety and by inserting in lieu thereof the following new Section 1.48:
Section 1.48. Real Estate Loan Documents. "Real Estate Loan Documents" shall mean that certain Amended and Restated Loan Agreement dated as of December , 2004, as amended, among Sky Holdings AZ LLC, Terrace Holdings AZ LLC, Ensign Highland LLC and Valley Health Holdings LLC, as mortgage borrowers, and Lender, as lender, and all instruments and documents executed in connection with such loan made pursuant thereto, as such documents and instruments may be amended from time to time.
5. Amendment to Section 2.1(e). Section 2.1(e) of the Loan Agreement is hereby amended by deleting from the eleventh (11) line thereof, relating to the condition with respect to annualized Net Operating Income, the words "Two Million Five Hundred Fifty Thousand and No/100 Dollars
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($2,550,000.00)" and by inserting in lieu thereof the words "Three Million Five Hundred Thousand and No/100 Dollars ($3,500,000.00)".
6. New Facilities. The following new facilities (the "New Facility") operated by New Borrower shall be added to the Borrowing Base:
North Mountain Medical &
Rehabilitation Center 9155 North 3 rd Street Phoenix, Arizona (operated by Radiant Hills Health Associates LLC) |
Highland Manor Health & Rehabilitation Center
4635 North 14 th Street Phoenix, Arizona (operated by Highland Healthcare LLC) |
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Palm Terrace Rehab & Healthcare Center 24692 Calle Aragon Laguna Hills, California (operated by Gate Three Healthcare LLC) |
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Southland and Southland Home 11701 Studebaker Road Norwalk, California (operated by Southland Management LLC) |
Park Manor Rehabilitation Center 1710 Plaza Way Walla Walla, Washington (operated by Manor Park Healthcare LLC) |
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Northern Oaks Living & Rehabilitation Center 2722 Old Anson Road Abilene, Texas (operated by Northern Oaks Healthcare, Inc.) |
Salado Creek Living & Rehabilitation Center 603 Corinne Drive San Antonio, Texas (operated by Salado Creek Senior Care, Inc.) |
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The Village Care Center 615 North Ware Road McAllen, Texas (operated by McAllen Community Healthcare, Inc.) |
Wellington Place Living & Rehabilitation Center 1802 South 31st Street Temple, Texas (operated by Wellington Healthcare, Inc.) |
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7. Grant by New Borrower of Security Interest. Consistent with the intent of the parties, New Borrower hereby grants to Lender a continuing first priority lien on and security interest in, upon, and to the Collateral, pursuant to and in accordance with the terms of Article III of the Loan Agreement, as follows:
(a) All of Borrower's now-owned and hereafter acquired or arising Accounts, accounts receivable and rights to payment of every kind and description, and all of Borrower's contract rights, chattel paper, documents and instruments with respect thereto, and all of Borrower's rights, remedies, security and liens, in, to and in respect of the Accounts, including, without limitation, rights of stoppage in transit, replevin, repossession and reclamation and other rights and remedies of an unpaid vendor, lienor or secured party, guaranties or other contracts of suretyship with respect to the Accounts, deposits or other security for the obligation of any Account Debtor, and credit and other insurance;
(b) All moneys, securities and other property and the proceeds thereof, now or hereafter held or received by, in transit to, in possession of, or under the control of Lender or a bailee or Affiliate of Lender, from or for Borrower, whether for safekeeping, pledge, custody, transmission, collection or otherwise, and all of Borrower's deposits (general or special), balances, sums and credits with Lender at any time existing;
(c) All of Borrower's right, title and interest in, to and in respect of all goods relating to, or which by sale have resulted in, Accounts, including, without limitation, all goods described in invoices or other documents or instruments with respect to, or otherwise representing or evidencing, any Account, and all returned, reclaimed or repossessed goods;
(d) All of Borrower's now owned or hereafter acquired deposit accounts into which Accounts are deposited, including the Lockbox Account;
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(e) All of Borrower's now owned and hereafter acquired or arising general intangibles and other property of every kind and description with respect to, evidencing or relating to its Accounts, accounts receivable and other rights to payment, including, without limitation, all existing and future customer lists, choses in action, claims, books, records, ledger cards, contracts, licenses, formulae, tax and other types of refunds, returned and unearned insurance premiums, rights and claims under insurance policies, and computer programs, information, software, records, and data, as the same relates to the Accounts;
(f) All of Borrower's other general intangibles (including, without limitation, any proceeds from insurance policies after payment of prior interests), patents, unpatented inventions, trade secrets, copyrights, contract rights, goodwill, literary rights, rights to performance, rights under licenses, choses-in-action, claims, information contained in computer media (such as data bases, source and object codes, and information therein), things in action, trademarks and trademarks applied for (together with the goodwill associated therewith) and derivatives thereof, trade names, including the right to make, use, and vend goods utilizing any of the foregoing, and permits, licenses, certifications, authorizations and approvals, and the rights of Borrower thereunder, issued by any governmental, regulatory, or private authority, agency, or entity whether now owned or hereafter acquired, together with all cash and non-cash proceeds and products thereof;
(g) All of Borrower's now owned or hereafter acquired inventory of every description which is held by Borrower for sale or lease or is furnished by Borrower under any contract of service or is held by Borrower as raw materials, work in process or materials used or consumed in a business, wherever located, and as the same may now and hereafter from time to time be constituted, together with all cash and non-cash proceeds and products thereof;
(h) All of Borrower's now owned or hereafter acquired machinery, equipment, computer equipment, tools, tooling, furniture, fixtures, goods, supplies, materials, work in process, whether now owned or hereafter acquired, together with all additions, parts, fittings, accessories, special tools, attachments, and accessions now and hereafter affixed thereto and/or used in connection therewith, all replacements thereof and substitutions therefor, and all cash and non-cash proceeds and products thereof; and
(i) The proceeds (including, without limitation, insurance proceeds) of all of the foregoing.
8. Confirmation of Representations and Warranties. Borrower hereby (a) confirms that all of the representations and warranties set forth in Article IV of the Loan Agreement are true and correct, and (b) specifically represents and warrants to Lender that it has good and marketable title to all of its respective Collateral, free and clear of any lien or security interest in favor of any other person or entity, except as identified in Schedule 1.38 and Schedule 4.19 to the Loan Agreement, each as updated, and as otherwise permitted pursuant to the Loan Agreement.
9. Effective Date. This Amendment shall be effective upon:
(a) Borrower shall have delivered to Lender, in each case executed by a duly authorized member and/or officer of each Borrower, this Amendment and a Second Amended and Restated Promissory Note in a form satisfactory to Lender (which shall be considered to be the "Note" referred to in the Loan Agreement); and
(b) Lender shall have received and approved:
(i) A duly enacted Resolution or Consent of Member from each New Borrower authorizing the execution, delivery and performance of the Loan Documents and the borrowing of the Loan under the Loan Documents, as well as the an Incumbency Certificate containing the names and signatures of the officers of the sole member of New Borrower authorized to execute documents on its behalf in connection with the Loan, all as also certified as of the date of this Amendment by New Borrower's chief financial officer, or equivalent, and such other papers as Lender may reasonably require;
(ii) copies, certified as true, correct and complete by the sole member of each New Borrower, of the certificate of organization of each New Borrower, with any amendments to any of the foregoing, and all other documents necessary for performance of the obligations of New Borrower under this Amendment, the Loan Agreement and the other Loan Documents;
(iii) financing statement, tax lien and pending litigation search results with respect to each New Borrower and the New Facilities;
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(iv) an updated Borrowing Base Certificate which includes calculations with respect to each New Borrower and the New Facilities;
(v) complete copies of the relevant executed purchase agreement, lease agreement, sublease agreement, management agreement, license, permit and Medicare and Medicaid provider agreements evidencing the New Borrowers' right to own and/or operate (whether by lease, sublease, assignment of lease, management agreement or deed) the New Facilities;
(vi) updated Schedules to the Loan Agreement, as described below;
(vii) landlord estoppel certificates executed by each landlord for the New Facilities;
(viii) a fully executed Amendment to Four Party Lockbox Agreement;
(ix) an Amended and Restated Certificate of Validity;
(x) Confirmation and Assignment Agreement in respect of Accounts generated at the New Facilities, if necessary;
(xi) insurance certificates for the New Facilities naming Lender as an additional insured; and
(xii) such additional information, documents and certifications as Lender shall reasonably deem necessary.
Notwithstanding the foregoing, the items listed in clauses (iii), (iv), (v), (vii), (x) and (xi) may be delivered after the effective date of this Amendment with respect to one or more of the Facilities; provided that Accounts of such Facilities shall not be included within the Borrowing Base until such items are delivered to Lender's satisfaction.
10. Updated Schedules. As a condition precedent to Lender's agreement to enter into this Amendment, and in order for this Amendment to be effective, Borrower shall revise, update and deliver to Lender all Schedules to the Loan Agreement to (a) reflect updated and accurate information with respect to New Borrower, and (b) to update all other information as necessary to make the Schedules previously delivered correct. Borrower hereby represents and warrants that the information set forth on the attached Schedules is true and correct as of the date of this Amendment. The attached Schedules are hereby incorporated into the Loan Agreement as if originally set forth therein.
11. Enforceability. This Amendment constitutes the legal, valid and binding obligation of each Borrower and is enforceable against each such Borrower in accordance with its terms.
12. Reference to the Effect on the Loan Agreement.
(a) Upon the effectiveness of this Amendment, each reference in the Loan Agreement to "this Agreement," "hereunder," "hereof," "herein" or words of similar import shall mean and be a reference to the Loan Agreement as amended by this Amendment.
(b) Except as specifically amended above, the Loan Agreement and all other Loan Documents shall remain in full force and effect and are hereby ratified and confirmed.
(c) The execution, delivery and effectiveness of this Amendment shall not, except as expressly provided in this Amendment, operate as a waiver of any right, power or remedy of Lender, nor constitute a waiver of any provision of the Loan Agreement or any other documents, instruments and agreements executed or delivered in connection with the Loan Agreement.
(d) This Amendment (together with any other document executed in connection herewith) is not intended to be, nor shall it be construed as, a novation of the Loan Agreement.
13. Governing Law. This Amendment shall be governed by and construed in accordance with the laws of the State of Maryland.
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14. Headings. Section headings in this Amendment are included for convenience of reference only and shall not constitute a part of this Amendment for any other purpose.
15. Counterparts. This Amendment may be executed in counterparts, and such counterparts taken together shall be deemed to constitute one and the same instrument.
[SIGNATURES FOLLOW]
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IN WITNESS WHEREOF, intending to be legally bound, the parties have caused this Amendment to be executed as of the date first written above.
LENDER: | ||||
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GE HFS HOLDINGS, INC. f/k/a Heller Healthcare Finance, Inc. a Delaware corporation |
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By: |
/s/ Debra Owen |
Name: | DEBRA OWEN | |||
Title: | DULY AUTHORIZED SIGNATORY | |||
ATTEST/WITNESS |
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CONTINUING BORROWER THE ENSIGN GROUP, INC. a Delaware corporation |
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By: |
/s/ Alan J. Norman Alan J. Norman Vice President |
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By: |
/s/ Christopher R. Christensen Christopher R. Christensen President |
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ENSIGN WHITTIER WEST LLC
ENSIGN WHITTIER EAST LLC ENSIGN SANTA ROSA LLC ENSIGN PANORAMA LLC ENSIGN SAN DIMAS LLC ENSIGN SABINO LLC ENSIGN MONTGOMERY LLC ENSIGN CLOVERDALE LLC ENSIGN PALM I LLC ENSIGN SONOMA LLC ENSIGN WILLITS LLC ENSIGN PLEASANTON LLC 24 th STREET HEALTHCARE ASSOCIATES LLC GLENDALE HEALTHCARE ASSOCIATES LLC each, a Nevada limited liability company |
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By: |
The Ensign Group, Inc. Its Sole Member |
ATTEST/WITNESS |
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By: |
/s/ Alan J. Norman Alan J. Norman Vice President |
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By: |
/s/ Christopher R. Christensen Christopher R. Christensen President |
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ATLANTIC MEMORIAL HEALTHCARE ASSOCIATES, INC. ROSE PARK HEALTHCARE ASSOCIATES, INC. |
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ATTEST/WITNESS | ||||
each, a Nevada corporation | ||||
By: |
/s/ Alan J. Norman Alan J. Norman Vice President |
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By: |
/s/ Christopher R. Christensen Christopher R. Christensen President |
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LEMON GROVE HEALTH ASSOCIATES LLC
PRESIDIO HEALTH ASSOCIATES LLC BELL VILLA CARE ASSOCIATES LLC DOWNEY COMMUNITY CARE LLC COSTA VICTORIA HEALTHCARE LLC WEST ESCONDIDO HEALTHCARE LLC REDBROOK HEALTHCARE ASSOCIATES LLC HB HEALTHCARE ASSOCIATES LLC NORTH MOUNTAIN HEALTHCARE LLC PARK WAVERLY HEALTHCARE LLC SUNLAND HEALTH ASSOCIATES LLC VISTA WOODS HEALTH ASSOCIATES LLC CITY HEIGHTS HEALTH ASSOCIATES LLC CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC C STREET HEALTH ASSOCIATES LLC VICTORIA VENTURA HEALTH CARE LLC each, a Nevada limited liability company |
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ATTEST/WITNESS |
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By: |
The Ensign Group, Inc.
Its Sole Member |
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By: |
/s/ Alan J. Norman Alan J. Norman Vice President |
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By:: |
/s/ Christopher R. Christensen Christopher R. Christensen President |
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NEW BORROWER: | ||||
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RADIANT HILLS HEALTH ASSOCIATES LLC HIGHLAND HEALTHCARE LLC GATE THREE HEALTHCARE LLC SOUTHLAND MANAGEMENT LLC MANOR PARK HEALTHCARE LLC |
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each, a Nevada limited liability company |
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ATTEST/WITNESS |
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By: |
The Ensign Group, Inc.
Its Sole Member |
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By: |
/s/ Alan J. Norman Alan J. Norman Vice President |
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By: |
/s/ Christopher R. Christensen Christopher R. Christensen President |
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NORTHERN OAKS HEALTHCARE, INC. SALADO CREEK SENIOR CARE, INC. MCALLEN COMMUNITY HEALTHCARE, INC. WELLINGTON HEALTHCARE, INC. |
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ATTEST/WITNESS | each, a Nevada corporation | |||
By: |
/s/ Alan J. Norman Alan J. Norman Vice President |
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By: |
/s/ Christopher R. Christensen Christopher R. Christensen President |
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WITHDRAWING BORROWER: |
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ENSIGN HIGHLAND LLC a Nevada limited liability company |
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ATTEST/WITNESS |
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By: |
The Ensign Group, Inc. Its Sole Member |
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By: |
/s/ Alan J. Norman Alan J. Norman Vice President |
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By: |
/s/ Christopher R. Christensen Christopher R. Christensen President |
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Schedule 1.39 | | Permitted Liens | ||
Schedule 4.1 |
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Subsidiaries |
Schedule 4.5 |
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Litigation |
Schedule 4.13 |
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Non-Compliance with Law |
Schedule 4.14 |
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Environmental Matters |
Schedule 4.15 |
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Places of Business with patient census |
Schedule 4.16 |
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Licenses |
Schedule 4.17 |
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Stock Ownership |
Schedule 4.19 |
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Borrowings and Guarantees |
Schedule 4.21 |
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Trade Names |
Schedule 4.22 |
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Joint Ventures |
Schedule 7.12 |
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Transactions with Affiliates |
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SCHEDULES TO AMENDMENT NO. 1 TO
AMENDED & RESTATED LOAN AGREEMENT
(No. 14)
Sched
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Description
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Matters Covered
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1.38 | Permitted Liens: | (i) Landlord's liens, both statutory and contractual, contained in or created by the various leases, security agreement, pledges and related documentation covering the locations described in Schedule 4.15, but only to the extent that such liens are contractually subordinated to Lender's liens and security interests pursuant to agreements between Lender and such landlords that are satisfactory to Lender | ||
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(ii) (a) The lien of the Deed of Trust and Assignment of Rents by and between Ensign Southland LLC as Trustor and Continental Wingate Associates, Inc. as Beneficiary, affecting the California Property and recorded January 30, 2001 at Document No. 01-0161647 in the office of the Los Angeles County Recorder, securing indebtedness in the original principal amount of $7,455,100, and (b) the lien of the Leasehold Deed of Trust with Assignment of Rents as Additional Security by and between Ensign Santa Rosa LLC as Trustor and Berryman Health, Inc. as Beneficiary, affecting the leasehold for Summerfield Convalescent Hospital and recorded September 22, 2000 at Document No. 2000096596 in the office of the Sonoma County Recorder, securing seller carryback indebtedness in the original principal amount of $252,413.44, as well as the corresponding Security Agreement dated July 1, 2000 covering the same obligations and assets and the accompanying UCC-1 filed September 11, 2000 at Document No. 0026260342 in the office of the California Secretary of State; and (c) the lien of the Deed of Trust, Assignment of Rents Security Agreement and Fixture Financing Statement by and between Sky Holdings AZ LLC as Trustor and General Electric Capital Corporation as Agent for the Lenders identified in the corresponding Loan Agreement as Beneficiary, affecting the Desert Sky Facility located at 5125 N. 58th, Avenue, Glendale, Arizona, and recorded March 25, 2004 at Document No. 2004-0305693 in the office of the Maricopa County Recorder, securing indebtedness in the original principal amount of $12,400,000 (to be increased to $18,400,000 concurrently with the execution of this Amendment); (d) the lien of the Deed of Trust, Assignment of Rents Security Agreement and Fixture Financing Statement by and between Terrace Holdings AZ LLC as Trustor and General Electric Capital Corporation as Agent for the Lenders identified in the corresponding Loan Agreement as Beneficiary, affecting the Desert Terrace Facility located at 2509 N. 24th Street, Phoenix, Arizona, and recorded March 25, 2004 at Document No. 2004-0305689 in the office of the Maricopa County Recorder, securing indebtedness in the original principal amount of $12,400,000 (to be increased to $18,400,000 concurrently with the execution of this Amendment); and (e) the lien of the Deed of Trust, Assignment of Rents Security Agreement and Fixture Financing Statement by and between Ensign Highland LLC as Trustor and General Electric Capital Corporation as Agent for the Lenders identified in the corresponding Loan Agreement as Beneficiary, affecting the Highland Manor Facility located at 4635 N. 14th Street, Phoenix, Arizona, and recorded March 25, 2004 at Document No. 2004-0305691 in the office of the Maricopa County Recorder, securing indebtedness in the original principal amount of $12,400,000 (to be increased to $18,400,000 concurrently with the execution of this Amendment); and (f) the lien of the Deed of Trust and Security Agreement by and between The Mary Jane Lindsay Living Trust, Mary Jane Lindsay, Trustee and Northern Life Insurance Company, affecting the Catalina Facility located at 2611 North Warren Avenue, Tucson, Arizona, as recorded March 31, 1995 in Pima County Recorder Docket No. 10012 at Page 870, as assumed by Presidio Health Associates LLC by Assignment, Assumption and Amendatory Agreement recorded May 16, 2003 at Pima County Recorder Doc. No. 03- . |
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(iii) Liens permitted to be created by Sections 6.23 and 7.1(d) of the Loan Agreement. |
4.1 |
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Subsidiaries: |
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Original Borrower is the sole Member of Ensign Highland LLC, Highland Healthcare LLC, Ensign Whittier East LLC, Ensign Whittier West LLC, Ensign Santa Rosa LLC, Ensign Panorama LLC, Ensign Sabina LLC, Ensign San Dimas LLC (formerly Ensign Arden LLC), Ensign Montgomery LLC (formerly Ensign Jackson LLC), Ensign Southland LLC, Southland Management LLC, Ensign Bellflower LLC, Ensign Palm I LLC, Ensign Cloverdale LLC, Ensign Sonoma LLC, Ensign Willits LLC, Ensign Pleasanton LLC, Sky Holdings AZ LLC, Glendale Healthcare Associates LLC, Terrace Holdings AZ LLC, 24th Street Healthcare Associates LLC, Manor Park Healthcare LLC, Moenium Holdings LLC, Brown Road Senior Housing LLC, Greenfields Assisted Living LLC, Lemon Grove Health Associates LLC, Rillito Holdings LLC, Presidio Health Associates LLC, Bell Villa Care Associates LLC, Downey Community Care LLC, Costa Victoria Healthcare LLC, West Escondido Healthcare LLC, Redbrook Healthcare Associates LLC, HB Healthcare Associates LLC, Adipiscor LLC, North Mountain Healthcare LLC, Park Waverly Healthcare LLC, Sunland Health Associates LLC, Permunitum LLC, Vista Woods Health Associates LLC, City Heights Health Associates LLC, Claremont Foothills Health Associates LLC, C Street Health Associates LLC, Victoria Ventura Healthcare LLC, Radiant Hills Health Associates LLC, Valley Health Holdings LLC, and Gate Three Healthcare LLC, and is also the sole shareholder of Atlantic Memorial Healthcare Associates, Inc., Rose Park Healthcare Associates, Inc., Ensign Facility Services, Inc., Salado Creek Senior Care, Inc., Wellington Healthcare Inc., McAllen Community Healthcare, Inc. and Northern Oaks Healthcare, Inc all of which are currently active and doing business. Original Borrower is also the sole Member of Ensign Bellflower LLC, Ensign Napa LLC, Mountainview Communitycare LLC, Walnut Grove Campuscare LLC, Ramon Healthcare Associates, Inc., East Escondido Health Associates LLC, Meadowbrook Health Associates LLC, Long Beach Senior MultiCare LLC, Long Beach Health Associates LLC and Cedar Avenue Holdings LLC, all entities formed by Original Borrower to facilitate concluded, failed, pending or future transactions. |
4.5 |
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Pending or Threatened Litigation: |
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There is currently no pending or threatened litigation which the Borrower believes would materially threaten Borrower's viability or ability to repay the Obligations; further, all claims pending or threatened against the Borrower are either covered by insurance or, to the extent they are not, Borrower believes it has accrued adequate reserves in connection therewith. |
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4.8 |
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Defaults: |
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Relating to the representations in Section 4.8 of the Loan Agreement, and without admitting any default, reference is made to Schedule 4.5 above. |
4.13 |
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Non-compliance With Law: |
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To the best of the actual knowledge of the officers of Borrower, there does not currently exist any material non-compliance with applicable laws. |
4.14 |
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Environmental Matters: |
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To the best of the actual knowledge of the officers of original Borrower, there are no material adverse environmental matters associated with any of the Texas, Arizona, California or Washington properties. |
4.15 |
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Places of Business with patient census: |
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See consolidated Schedule 4.15(a)/4.16 and Schedule 4.15(b) at the end of this Exhibit A. |
4.16 |
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Licenses: |
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The entity which currently holds or possesses the right to use the operating license for each of the facilities is as shown in consolidated Schedule 4.15(a)/4.16. |
4.17 |
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Stock Ownership: |
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See separate schedule at the end of this Exhibit A. |
4.19 |
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Borrowings: |
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Other than normal trade creditors, some or all of the entities comprising the Borrower are currently indebted to the following creditors in the following manners and amounts: |
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a. General Electric Capital Corporation; $20,000,000 Revolving Credit Facility for working capital. |
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b. General Electric Capital Corporation; $12,400,000 Arizona Term Loan secured by Deeds of Trust encumbering (i) Ensign Highland LLC's Highland Manor facility in Phoenix, Arizona, (ii) Sky Holdings AZ LLC's Desert Sky Health Center & Assisted living in Glendale, Arizona, and (iii) Terrace Holdings AZ LLC's Desert Terrace Nursing & Rehabilitation Center in Phoenix, Arizona. (to be increased to $18,400,000 concurrently with the execution and delivery of the within Amendment to the Original Loan Agreement). |
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c. Continental Wingate Associates, Inc.; $7,455,100 HUD-insured Loan secured by a Deed of Trust and Assignment of Rents on Ensign Southland LLC's Southland Care Center & Home facility, Norwalk, California. |
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e. Berryman Health, Inc.; $252,413.44 Carryback Promissory Note secured by Leasehold Deed of Trust and Security Agreement and Financing Statement on Summerfield Convalescent Hospital Lease. |
|
|
|
|
f. Reliastar Life Insurance Company, as successor by merger to Northern Life Insurance Company; $2,051,824.69 secured loan balance upon assumption of Deed of Trust and Security Agreement encumbering Rillito Holdings LLC's Catalina Care Center in Tucson, Arizona. |
|
|
|
|
g. Larry Santora as Successor Trustee of the Mary Jane Lindsay Living Trust darted July 26, 1993; $331,061.76 Carryback Promissory Note secured by second-position Deed of Trust on Rillito Holdings LLC's Catalina Care Center in Tucson, Arizona. |
15
4.20 |
|
Labor Disputes: |
|
A union organizing election was held at Sonoma Healthcare Center in May, 2002 at which a majority of the approximately 60 employees classified as Housekeeping, Laundry and CNAs voted to have union representation from SEIU Local 250. On August 30, 2004, the National Labor Relations Board certified the union. The union has requested bargaining, but bargaining has not yet begun. Due to irregularities in the voting procedures during the election, the certification may be further appealable. In the meantime, the SEIU has published statements critical of Sonoma Healthcare Center, The Ensign Group and other Ensign affiliates, and has filed two B&P §17200 suits against the facility, and has filed various unfair labor practice charges, all in an effort to coerce the facility into waiving its appeal rights. One § 17200 suit was settled for a nominal amount, and all ULP charges except one that the facility settled by merely posting a notice were either dropped by the union at the NLRB's behest or resulted in findings in the facility's favor. Operations at the facility and throughout the company have not been materially disrupted by union issues at any time since the original organizing election. |
4.22 |
|
Joint Ventures: |
|
None |
7.12 |
|
Transactions with Affiliates: |
|
Lease between Ensign Highland LLC as Landlord and Highland Healthcare LLC as Tenant for Highland Manor; formation and capitalization of Ensign Southland LLC, and the conveyance of Southland Care Center and Home thereto in connection with the HUD-insured refinancing of that facility; Lease between Ensign Southland LLC as Landlord and Southland Management LLC as Tenant for Southland Care Center & Home; Lease between Terrace Holdings AZ LLC as Landlord and 24th Street Healthcare Associates LLC as Tenant for Desert Terrace Nursing and Rehabilitation Center; Lease between Sky Holdings AZ LLC as Landlord and Glendale Healthcare Associates LLC as Tenant for Desert Sky Health Center & Assisted Living; Lease between Rillito Holdings LLC as Landlord and Presidio Health Associates LLC as Tenant for Catalina Care Center; Sublease between Moenium Holdings LLC as Sublandlord and Bell Villa Care Associates LLC as Subtenant for Rose Villa Healthcare Center; Sublease between Moenium Holdings LLC as Sublandlord and Downey Community Care LLC as Subtenant for Brookfield Healthcare Center; Sublease between Adipiscor LLC as Sublandlord and North Mountain Healthcare LLC as Subtenant for Coronado Care Center; Sublease between Adipiscor LLC as Sublandlord and Park Waverly Healthcare LLC as Subtenant for Waverly Park Healthcare Center; Sublease between Adipiscor LLC as Sublandlord and Sunland Health Associates LLC as Subtenant for East Mesa Care Center; Sublease between Permunitum LLC as Sublandlord and Vista Woods Health Associates LLC as Subtenant for Vista Knoll Specialized Care Center; Sublease between Permunitum LLC as Sublandlord and City Heights Health Associates LLC as Subtenant for Arroyo Vista Healthcare Center; Sublease between Permunitum LLC as Sublandlord and Claremont Foothills Health Associates LLC as Subtenant for Claremont Care Center; Lease between Valley Health Holdings LLC as Landlord and Radiant Hills Health Associates LLC as Tenant for North Mountain Medical and Rehabilitation Center. |
|
|
|
|
---Schedules 4.15(a)/4.16, 4.15(b) and 4.17 follow--- |
16
Second Amendment & Restatement to Loan and Security Agreement (No. 14)
Consolidated Schedule 4.15(a)/4.16
Places of Business with Trade Names, Licensee and Record Owner Data
(as of November 1, 2004)
(See separate Schedule 4.15(b) for Census Data)
The Ensign Group, Inc.
Ensign Facility Services, Inc. 27101 Puerta Real, Suite 450 Mission Viejo, CA 92691 Record Owner: Mission Ridge Associates, L.L.C. |
Royal Court Healthcare
(fka Berryman Health Whittier West) 12385 E. Washington Blvd. Whittier, CA 90606 Licensee: Ensign Whittier West LLC Record Owner: Whittier West, L.L.C. |
|
Southland Care Center and Home 11701 Studebaker Road Norwalk, CA 90659 Licensee: Southland Management LLC Record Owner: Ensign Southland LLC |
|
Whittier Hills Healthcare Center (fka Berryman Health Whittier East) 10426 Bogardus Avenue Whittier CA, 90603 Licensee: Ensign Whittier East LLC Record Owner: Whittier East, L.L.C. |
The Village Care Center 615 North Ware Road McAllen, TX 78501 Licensee: McAllen Community Healthcare, Inc. Record Owner: James F. Cotter |
|
Summerfield Healthcare Center 1280 Summerfield Road Santa Rosa, CA 95405 Licensee: Ensign Santa Rosa LLC Record Owner: Summerfield Development Co. |
Wellington Place Healthcare Center (fka Camlu Care Center Temple) 1802 South 31st Street Temple, TX 76504 Licensee: Wellington Healthcare, Inc. Record Owner: James F. Cotter |
|
Salado Creek Living & Rehab Center (fka Camlu Care Center San Antonio) 603 Corrine San Antonio, TX 78218 Licensee: Salado Creek Senior Care, Inc. Record Owner: James F. Cotter |
Panorama Gardens 9541 Van Nuys Boulevard Panorama City, CA 91402 Licensee: Ensign Panorama LLC Record Owner: Vannovi Properties, LLC |
|
Sabino Canyon Rehab & Care Center 5830 E. Pima Street Tucson, AZ 85712 Licensee: Ensign Sabino LLC Record Owner: Tucson-Cal Associates, LLC |
Northern Oaks Nursing and Rehab Center 2722 Old Anson Road Abilene, TX 79603 Licensee: Northern Oaks Healthcare, Inc. Record Owner: James F. Cotter |
|
Arbor Glen Care & Living Center (fka Glendora Care & Living Center) 1130 East Arrow Highway Glendora, CA 91740 Licensee: Ensign San Dimas LLC Record Owner: Health Care Investors III |
Park Manor Convalescent Center 1710 Plaza Way Walla Walla, Washington 99362 Licensee: Manor Park Healthcare LLC Record Owner: Health Care Property Investors, Inc. |
|
Park View Gardens at Montgomery 3571 Montgomery Drive Santa Rosa, CA 95405 Licensee: Ensign Montgomery LLC Record Owner: Health Care REIT, Inc. |
17
Highland Manor Health & Rehab Center 4635 N. 14 th Street Phoenix, Arizona 85014 Licensee: Highland Healthcare LLC Record Owner: Ensign Highland LLC |
|
Premier Care & Rehabilitation Center 2990 East Ramon Road Palm Springs, CA 92262 Licensee: Ensign Palm I LLC Record Owner: Coachella House, Inc. |
Northbrook Healthcare Center (fka Willits Healthcare Center) 64 Northbrook Way Willits, CA 95490 Licensee: Ensign Willits LLC Record Owner: James F. Cotter |
|
Cloverdale Healthcare Center 300 Cherry Creek Road Cloverdale, CA 95425 Licensee: Ensign Cloverdale LLC Record Owner: James F. Cotter |
Sonoma Healthcare Center 1250 Broadway Sonoma, CA 95476 Licensee: Ensign Sonoma LLC Record Owner: James F. Cotter |
|
Ukiah Convalescent Hospital 1349 South Dora Ukiah, CA 95482 Licensee: Berryman Health, Inc.; Ensign Pleasanton LLC (pending) Record Owner: Ukiah SNF, LLC |
Desert Sky Health & Assisted Living Center 5125 N. 58 th Avenue Glendale, AZ 85301 Licensee: Glendale Healthcare Associates LLC Record Owner: Sky Holdings AZ LLC |
|
Desert Terrace Nursing and Rehabilitation Center 2409 N. 24 th Street Phoenix, AZ 85008 Licensee: 24th Street Healthcare Associates LLC Record Owner: Terrace Holdings AZ LLC |
Atlantic Memorial Healthcare Center (fka Akin's Post Acute Rehab Hospital) 2750 Atlantic Avenue Long Beach, CA 90806 Lic'e: Atlantic Memorial Healthcare Associates, Inc. Record Owner: RMA Land, LLC |
|
Shoreline Healthcare Center (fka Eastwood Convalescent Hospital) 4029 East Anaheim Street Long Beach, CA 90804 Licensee: Rose Park Healthcare Associates, Inc. Record Owner: Akin Investments, Inc. |
Catalina Care Center 2611 North Warren Ave. Tucson, AZ 85719 Licensee: Presidio Health Associates LLC Record Owner: Presidio Health Associates LLC |
|
Lemon Grove Care & Rehab Center 8351 Broadway Lemon Grove, CA 91945 Licensee: Lemon Grove Health Associates LLC Record Owner: MCS PGCH LLC et al |
Rose Villa Healthcare Center 9028 Rose Street Bellflower, CA 90706 Licensee: Bell Villa Care Associates LLC Record Owner: Healthcare Investors, III |
|
Brookfield Care & Rehab Center 9300 Telegraph Rd. Downey, CA 90240 Licensee: Downey Community Care LLC Record Owner: Healthcare Investors, III |
Victoria Healthcare Center 340 Victoria Street Costa Mesa, CA 92627 Licensee: Costa Victoria Healthcare LLC Record Owner: Eugene Woods, et al |
|
Palomar Vista Healthcare Center 201 North Fig Street Escondido, CA 92025 Licensee: West Escondido Healthcare LLC Record Owner: Neale A. Perkins |
Brookside Healthcare Center 105 Terracina Blvd. Redlands, CA 92373 Licensee: Redbrook Healthcare Associates LLC Record Owner: James F. Cotter |
|
Sea Cliff Healthcare Center 18811 Florida Street Huntington Beach, CA 92648 Licensee: HB Healthcare Associates LLC Record Owner: Huntington Beach Convalescent Hospital Asset Corporation |
18
Coronado Care Center 11411 N. 19 th Avenue Phoenix, AZ 85029 Licensee: North Mountain Healthcare LLC Record Owner: Coronado Corporation |
|
East Mesa Care Center 51 South 48th Street Mesa, Arizona 85206 Licensee: Sunland Health Associates LLC Record Owner: LTC Partners VI, L.P. |
Waverly Park Healthcare Center 2001 N. Park Avenue Tucson, AZ 85719 Licensee: Park Waverly Healthcare LLC Record Owner: Park Villa Corporation |
|
Vista Knoll Specialized Care Center 2000 Westwood Road Vista, CA 92083 Licensee: Vista Woods Health Associates LLC Record Owner: OHI Asset (CA), LLC |
Arroyo Vista Healthcare Center 3022 45 th Street San Diego, CA 92105 Licensee: City Heights Health Associates LLC Record Owner: OHI Asset (CA), LLC |
|
Claremont Care Center 219 East Foothill Boulevard Pomona, CA 91768 Lic'ee: Claremont Foothills Health Associates LLC Record Owner: OHI Asset (CA), LLC |
Glenwood Care Center 1300 North C Street Oxnard, CA 93030 Licensee: C Street Health Associates LLC Record Owner: Oxnard Investments, L.P. |
|
Victoria Care Center 5445 Everglades Street Ventura, CA 93003 Licensee: Victoria Ventura Healthcare LLC Record Owner: SHP Lexington, LLC |
North Mountain Medical & Rehabilitation Center 9155 North 3 rd Street Phoenix, AZ 85020 Licensee: Radiant Hills Health Associates LLC Record Owner: Valley Health Holdings LLC |
|
Palm Terrace Rehab & Healthcare Center 24962 Calle Aragon Laguna Woods, CA 92653 Licensee: Gate Three Healthcare LLC Record Owner: Laguna Hills Assisted I L.P. |
19
Schedule 4.15(b)
Census Data as of
1-Nov-04
Facilities - Total Census
|
Capacity
|
11/1/2004
|
|||
---|---|---|---|---|---|
Northern Oaks (NO) | 96 | 86 | |||
San Antonio (CS) | 120 | 68 | |||
Temple (CT) | 140 | 78 | |||
The Village (VC) | 114 | 78 | |||
Texas(TX) | 470 | 310 | |||
Tucson |
|
|
|
|
|
Catalina (CC) | 102 | 89 | |||
Sabino Canyon (SB) | 112 | 86 | |||
Waverly Park (WP) | 200 | 120 | |||
414 | 295 | ||||
Phoenix |
|
|
|
|
|
Coronado (CR) | 191 | 152 | |||
Desert Sky (DS) | 186 | 149 | |||
Desert Sky Assisted (DA) | 140 | 69 | |||
Desert Terrace (DT) | 108 | 91 | |||
East Mesa (EM) | 222 | 151 | |||
Grand Court (GC) | 167 | 143 | |||
Greenfields (GF) | 141 | 99 | |||
Highland Manor (HM) | 107 | 88 | |||
North Mountain (NM) | 155 | 146 | |||
Arizona (AZ) | 1,417 | 1,088 | |||
Northern California |
|
|
|
|
|
Cloverdale (CH) | 72 | 62 | |||
Park Manor (PM) | 79 | 66 | |||
Park View (MT) | 122 | 106 | |||
Sonoma (SO) | 144 | 106 | |||
Summerfield (SM) | 70 | 64 | |||
Ukiah (UK) | 57 | 51 | |||
Willits Care (WC) | 70 | 40 | |||
N. California/Wash (C2) | 614 | 495 | |||
West 1 |
|
|
|
|
|
Atlantic Memorial (AM) | 109 | 85 | |||
Bellflower (RV) | 53 | 49 | |||
Downey (BF) | 70 | 62 | |||
Royal Court (RC) | 162 | 161 | |||
Sea Cliff (SE) | 123 | 179 | |||
Sea Cliff ALF (SA) | 143 | 60 | |||
Shoreline (SL) | 75 | 69 | |||
Southland Care (SC) | 120 | 116 | |||
Southland Home (SH) | 65 | 59 | |||
Whittier Hills (PR) | 158 | 152 | |||
West 1 Total Census | 1,078 | 992 |
20
West 2 |
|
|
|
|
|
Brookside (BS) | 97 | 88 | |||
Claremont Care (CL) | 99 | 97 | |||
Glendora (GL) | 98 | 86 | |||
Glenwood (GW) | 99 | 96 | |||
Panorama Gardens (PG) | 151 | 147 | |||
Premier Care (PC) | 99 | 94 | |||
Ventura (VI) | 188 | 176 | |||
West 2 Total Census | 831 | 784 | |||
West 3 |
|
|
|
|
|
Arroyo Vista (AV) | 53 | 49 | |||
Lemon Grove (LG) | 158 | 155 | |||
Palomar (PV) | 74 | 70 | |||
Victoria (VH) | 79 | 75 | |||
Vista Knoll (VK) | 119 | 108 | |||
West 3 Total Census | 483 | 457 | |||
Total |
|
5,307 |
|
4,421 |
|
Census Change (Prior Monday) | (4 | ) | |||
Census:Less Current Mnth Aqc. | 4,570 | ||||
Census Var: Less Curr Mo Acq | (6 | ) | |||
Census Same Store (2/29/2004) | 4,187 | ||||
Census Var: Same Store (2/29/04) | (6 | ) |
21
Share Ownership 2004-11-10
|
Shareholder (share amts reflect 4/04 split)
|
01 Sh
|
SOP Sh
|
Qty#
|
%
|
||||||
---|---|---|---|---|---|---|---|---|---|---|---|
1 | Douglas M. Easton | 600,000 | 600,000 | 7.16 | % | ||||||
2 | V. Jay Brady | 300,000 | 60,000 | 360,000 | 4.29 | % | |||||
3 | Gregory K. Stapley | 600,000 | 600,000 | 7.16 | % | ||||||
4 | Jutta Fisher | 20,000 | 20,000 | 0.24 | % | ||||||
5 | Monte Nyman | 20,000 | 20,000 | 0.24 | % | ||||||
6 | Robert L. Millet | 20,000 | 20,000 | 0.24 | % | ||||||
7 | Raymon Brown | 40,000 | 40,000 | 0.48 | % | ||||||
8 | Val J. Sneddon | 20,000 | 20,000 | 0.24 | % | ||||||
9 | John Gurrieri | 120,000 | 120,000 | 1.43 | % | ||||||
10 | Alan J. Norman | 85,000 | 52,000 | 137,000 | 1.63 | % | |||||
11 | Covey C. Christensen | 80,000 | 60,000 | 0.95 | % | ||||||
12 | Jason Collette | 50,000 | 50,000 | 0.60 | % | ||||||
13 | Andrew L. Johnson | 50,000 | 50,000 | 0.60 | % | ||||||
14 | B. Laird Washburn | 30,000 | 30,000 | 0.36 | % | ||||||
15 | Thomas A. Maloof | 50,000 | 10,000 | 60,000 | 0.72 | % | |||||
16 | Gordon Buechs | 25,000 | 26,200 | 51,200 | 0.61 | % | |||||
17 | Marcus Paxman | 2,000 | 2,000 | 0.02 | % | ||||||
18 | Tyler Douglas | 2,000 | 5,000 | 7,000 | 0.08 | % | |||||
19 | Clayton H. Christensen | 20,000 | 8,000 | 28,000 | 0.33 | % | |||||
20 | Christie Ann Bohnsack | 17,000 | 17,000 | 0.20 | % | ||||||
21 | Charles B. Blalack & Dolores B. Blalack, JTWROS | 6,000 | 6,000 | 0.07 | % | ||||||
22 | Karen Ann Blalack & Barry Blackmore, JTWROS | 6,000 | 6,000 | 0.07 | % | ||||||
23 | Douglas Millington Blalack & Antoinette Carman BI; | 6,000 | 6,000 | 0.07 | % | ||||||
24 | Shirley Johnson | 6,000 | 6,000 | 0.07 | % | ||||||
25 | T. Brook Townsend, III Trustee, The T. Brook Tow | 24,000 | 24,000 | 0.29 | % | ||||||
26 | Charles Millington Blalack and Boni Buehler Blalack | 131,000 | 10,000 | 141,000 | 1.68 | % | |||||
27 | Nathan P. Ure | 20,000 | 20,000 | 0.24 | % | ||||||
28 | Donnabelle Valido | 2,000 | 2,000 | 0.02 | % | ||||||
29 | Gloria Miranda | 2,000 | 2,000 | 0.02 | % | ||||||
30 | Julie Thompson | 8,000 | 8,000 | 0.10 | % | ||||||
31 | Shirley Thompson | 2,000 | 2,000 | 0.02 | % | ||||||
32 | Jim Guschl | 10,000 | 10,000 | 0.12 | % | ||||||
33 | Julie Uychiat | 2,000 | 2,000 | 0.02 | % | ||||||
34 | Joe B. Sneddon | 800 | 800 | 0.01 | % | ||||||
35 | Lisa Matarazzo | 9,000 | 9,000 | 0.11 | % | ||||||
36 | Christine A. Jones | 8,000 | 8,000 | 0.10 | % | ||||||
37 | Michael C. Dalton | 2,000 | 2,000 | 0.02 | % | ||||||
38 | David Sedgwick | 13,000 | 13,000 | 0.16 | % | ||||||
39 | Tiffany Allen | 4,000 | 4,000 | 0.05 | % | ||||||
40 | Roy E. Christensen and Carol M. Christensen as C | 1,980,000 | 1,980,000 | 23.62 | % | ||||||
41 | Kameron Kay Christensen | 20,000 | 20,000 | 0.24 | % | ||||||
42 | Christopher R. Christensen | 1,980,000 | 1,980,000 | 23.62 | % | ||||||
43 | J. Richard Toolson and E. Louise Toolson as Co-Ti | 300,000 | 300,000 | 3.58 | % | ||||||
44 | Andrew Ashton | 9,000 | 9,000 | 0.11 | |||||||
45 | Berit Kuntz-Darby | 60,000 | 60,000 | 0.72 | % | ||||||
22
46 | S. Kendall Young | 8,000 | 8,000 | 0.10 | % | ||||||
47 | Cynthia Hopkins | 10,000 | 10,000 | 0.12 | % | ||||||
48 | Krista Lynn Mauiri | 2,000 | 2,000 | 0.02 | % | ||||||
49 | David Connolly | 8,000 | 8,000 | 0.10 | % | ||||||
50 | Antoinette T. Hubenette | 10,000 | 10,000 | 0.12 | % | ||||||
51 | Matthew J. Church | 8,000 | 8,000 | 0.10 | % | ||||||
52 | Shawn M. Laird | 1,000 | 1,000 | 0.01 | % | ||||||
53 | Barbara L. Townsend, Trustee, The Barbara L. Tow | 4,000 | 4.000 | 0.05 | % | ||||||
54 | Shirley T. Butterworth, Trustee, The Shirley T. Butt | 4,000 | 4,000 | 0.05 | % | ||||||
55 | Kenneth M. Townsend | 4,000 | 4,000 | 0.05 | % | ||||||
56 | Richard A. McKay | 4,000 | 4,000 | 0.05 | % | ||||||
57 | Stanley W. Lyons and Myril Rosemary Lyons, Trust | 2,000 | 2,000 | 0.02 | % | ||||||
58 | David R. Butterworth and Elaine M. Butterworth, JT | 2,000 | 2,000 | 0.02 | % | ||||||
59 | Coburn Haskell, Trustee, The Coburn Haskell Rev | 1,000 | 1,000 | 0.01 | % | ||||||
60 | Brad Zelden | 4,000 | 4,000 | 0.05 | % | ||||||
61 | Michael N. Williams | 4,000 | 4,000 | 0.05 | % | ||||||
62 | Dennis L. Carlson | 1,000 | 1,000 | 0.01 | % | ||||||
63 | Cory R. Monette | 2,000 | 2,000 | 0.02 | % | ||||||
64 | Dennis A. Horsch | 1,000 | 1,000 | 0.01 | % | ||||||
0.00 | % | ||||||||||
Common Shares Outstanding | 6,593,000 | 399,000 | 7,013,000 | ||||||||
PREFERRED SERIES A SHARES |
|
|
|
|
|
|
|
|
|
||
1 | Ensign Group Investments, LLC | 1,370,590 | 16.35 | % | |||||||
Preferred Shares Outstanding | 1,370,590 | ||||||||||
10-Nov TOTAL COMMON & PREFERRED OUTSTANDING |
|
|
|
|
|
|
|
8,383,590 |
|
||
Issued & Unexercised Options | 231,100 | ||||||||||
Total | 8,614,690 | ||||||||||
10-Nov 2001 STOCK OPTION PLAN |
|
|
|
|
|
|
|
|
|
||
Options Authorized by Plan | 990,000 | 15% of issued as | |||||||||
Options/Shares Issued | (708,500 | ) | |||||||||
Options Lapsed | 78,400 | ||||||||||
Available for issuance | 359,900 | ||||||||||
Outstanding Options |
|
|
|
|
|
630,100 |
|
|
|
||
Options Exercised | 399,000 | ||||||||||
Options issued/unexercised | 231,100 |
23
Exhibit 10.22
$20,000,000.00
AMENDMENT NO. 2 TO
AMENDED AND RESTATED LOAN AND SECURITY AGREEMENT
originally dated as of March 25, 2004 by and among
THE
ENSIGN GROUP, INC., ENSIGN WHITTIER WEST LLC,
ENSIGN WHITTIER EAST LLC, ENSIGN SANTA ROSA LLC, ENSIGN PANORAMA LLC, ENSIGN SABINO LLC,
ENSIGN SAN DIMAS LLC, ENSIGN MONTGOMERY LLC,
ENSIGN PALM I LLC, ENSIGN SONOMA LLC, ENSIGN CLOVERDALE LLC,
ENSIGN WILLITS LLC, ENSIGN PLEASANTON LLC,
24
TH
STREET HEALTHCARE ASSOCIATES LLC,
GLENDALE HEALTHCARE ASSOCIATES LLC,
ATLANTIC MEMORIAL HEALTHCARE ASSOCIATES, INC.,
ROSE PARK HEALTHCARE ASSOCIATES, INC.,
LEMON GROVE HEALTH ASSOCIATES LLC,
PRESIDIO HEALTH ASSOCIATES LLC, BELL VILLA CARE ASSOCIATES LLC,
DOWNEY COMMUNITY CARE LLC, COSTA VICTORIA HEALTHCARE LLC,
WEST ESCONDIDO HEALTHCARE LLC, REDBROOK HEALTHCARE ASSOCIATES LLC,
HB HEALTHCARE ASSOCIATES LLC, NORTH MOUNTAIN HEALTHCARE LLC,
PARK WAVERLY HEALTHCARE LLC, SUNLAND HEALTH ASSOCIATES LLC,
VISTA WOODS HEALTH ASSOCIATES LLC, CITY HEIGHTS HEALTH ASSOCIATES LLC,
CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC,
C STREET HEALTH ASSOCIATES LLC, VICTORIA VENTURA HEALTHCARE LLC
RADIANT HILLS HEALTH ASSOCIATES LLC, HIGHLAND HEALTHCARE LLC,
GATE THREE HEALTHCARE LLC, SOUTHLAND MANAGEMENT LLC,
MANOR PARK HEALTHCARE LLC, NORTHERN OAKS HEALTHCARE, INC.,
SALADO CREEK SENIOR CARE, INC., MCALLEN COMMUNITY HEALTHCARE, INC.,
WELLINGTON HEALTHCARE, INC.
(collectively, "
Borrower
")
and
GENERAL ELECTRIC CAPITAL CORPORATION
("
Lender
")
Amended as of March 25, 2007
AMENDMENT NO. 2 TO AMENDED AND
RESTATED LOAN AND SECURITY AGREEMENT
THIS AMENDMENT NO. 2 TO AMENDED AND RESTATED LOAN AND SECURITY AGREEMENT (this " Amendment ") is made as of this 25th day of March 2007, by and among THE ENSIGN GROUP, INC. , a Delaware corporation, ENSIGN WHITTIER WEST LLC , a Nevada limited liability company, ENSIGN WHITTIER EAST LLC , a Nevada limited liability company, ENSIGN SANTA ROSA LLC , a Nevada limited liability company, and ENSIGN PANORAMA LLC , a Nevada limited liability company, ENSIGN SABINO LLC , a Nevada limited liability company, ENSIGN SAN DIMAS LLC , a Nevada limited liability company, ENSIGN MONTGOMERY LLC , a Nevada limited liability company, ENSIGN CLOVERDALE LLC , a Nevada limited liability company, ENSIGN PALM I LLC , a Nevada limited liability company, ENSIGN SONOMA LLC , a Nevada limited liability company, ENSIGN WILLITS LLC , a Nevada limited liability company, ENSIGN PLEASANTON LLC , a Nevada limited liability company, 24 th STREET HEALTHCARE ASSOCIATES LLC , a Nevada limited liability company, GLENDALE HEALTHCARE ASSOCIATES LLC , a Nevada limited liability company, ATLANTIC MEMORIAL HEALTHCARE ASSOCIATES, INC. , a Nevada corporation, and ROSE PARK HEALTHCARE ASSOCIATES, INC. , a Nevada corporation, LEMON GROVE HEALTH ASSOCIATES LLC, a Nevada limited liability company, PRESIDIO HEALTH ASSOCIATES LLC , a Nevada limited liability company, BELL VILLA CARE ASSOCIATES LLC , a Nevada limited liability company, DOWNEY COMMUNITY CARE LLC , a Nevada limited liability company, COSTA VICTORIA HEALTHCARE LLC , a Nevada limited liability company, WEST ESCONDIDO HEALTHCARE LLC , a Nevada limited liability company, REDBROOK HEALTHCARE ASSOCIATES LLC , a Nevada limited liability company, HB HEALTHCARE ASSOCIATES LLC , a Nevada limited liability company, NORTH MOUNTAIN HEALTHCARE LLC , a Nevada limited liability company, PARK WAVERLY HEALTHCARE LLC , a Nevada limited liability company, SUNLAND HEALTH ASSOCIATES LLC , a Nevada limited liability company, VISTA WOODS HEALTH ASSOCIATES LLC, a Nevada limited liability company, CITY HEIGHTS HEALTH ASSOCIATES LLC , a Nevada limited liability company, CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC , a Nevada limited liability company, C STREET HEALTH ASSOCIATES LLC , a Nevada limited liability company, and VICTORIA VENTURA HEALTHCARE LLC , a Nevada limited liability company, RADIANT HILLS HEALTH ASSOCIATES LLC , a Nevada limited liability company, HIGHLAND HEALTHCARE LLC , a Nevada limited liability company, GATE THREE HEALTHCARE LLC , a Nevada limited liability company, SOUTHLAND MANAGEMENT LLC , Nevada limited liability company, MANOR PARK HEALTHCARE LLC , a Nevada limited liability company, NORTHERN OAKS HEALTHCARE, INC. , a Nevada corporation, SALADO CREEK SENIOR CARE, INC. , a Nevada corporation, McALLEN COMMUNITY HEALTHCARE, INC. , a Nevada corporation, WELLINGTON HEALTHCARE, INC. , a Nevada corporation (collectively " Borrower "), and GENERAL ELECTRIC CAPITAL CORPORATION , a Delaware corporation (" Lender ").
A. Pursuant to that certain Amended and Restated Loan and Security Agreement dated as of March 25, 2004 by and between Borrower and Lender (as amended, modified and restated from time to time, the " Loan Agreement "), the parties have established certain financing arrangements that allow funds to be borrowed from Lender in accordance with the terms and conditions set forth in the Loan Agreement.
B. The parties now desire to amend the Loan Agreement in accordance with the terms and conditions set forth below.
NOW, THEREFORE, in consideration of the premises set forth above, the terms and conditions contained in this Amendment, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties have agreed to the following amendments to the Loan
2
Agreement. Capitalized terms used but not defined in this Amendment shall have the meanings that are set forth in the Loan Agreement.
1. Amendment to Loan Agreement . Section 2.8(a) of the Loan Agreement is hereby amended by deleting the existing Section 2.8(a) in its entirety and by inserting in lieu thereof the following new Section 2.8(a):
"(a) Subject to Lender's right to cease making Revolving Credit Loans to Borrower upon or after any Event of Default, this Agreement shall be in effect until June 22, 2007, unless terminated as provided in this Section 2.8 (the " Term "); provided , however , that notwithstanding anything set forth in this Agreement to the contrary (including, without limitation, Section 6.23), in no event shall Borrower be entitled to terminate this Agreement prior to the repayment in full of all amounts owed to Lender pursuant to the Real Estate Loan Documents."
2. Confirmation of Representations and Warranties . Borrower hereby (a) confirms that all of the representations and warranties set forth in Article IV of the Loan Agreement are true and correct, and (b) specifically represents and warrants to Lender that it has good and marketable title to all of its respective Collateral, free and clear of any lien or security interest in favor of any other person or entity, except as identified in Schedule 1.39 and Schedule 4.19 to the Loan Agreement, each as updated, and as otherwise permitted pursuant to the Loan Agreement.
3. Effective Date . This Amendment shall be effective upon (a) Lender's receipt of this Amendment executed by a duly authorized member and/or officer of each Borrower and (b) the receipt by Lender of the Fee as defined herein.
4. Fees and Expenses .
(a) As consideration for Lender's agreement to negotiate and execute this Amendment, Borrower agrees to pay Lender on the date of this Amendment an amendment fee equal to Twenty Five Thousand and No/100 Dollars ($25,000.00) (the " Fee ") which Fee shall be deemed to have been earned in full by Lender as of the date of this Amendment. Borrower hereby authorizes Lender to deduct such from the Revolving Credit Loan(s) made to Borrower until such Fee is paid in full. In the event that Borrower refinances all of the Loans under this Loan Agreement with Lender through a $20 million credit facility, the terms of which are substantially similar to the terms set forth in that certain Proposal Letter dated as of March 15, 2007 (" Potential Refinancing ") on or before the expiration of the Term, Lender shall credit the Fee amount towards any closing fees incurred in connection with the Potential Refinancing.
(b) In addition to the Fee, Borrower shall be responsible for the payment of all costs and expenses incurred by Lender in connection with the preparation of this Amendment including any and all fees and expenses of Lender's in-house counsel.
5. Updated Schedules . As a condition precedent to Lender's agreement to enter into this Amendment, and in order for this Amendment to be effective, Borrower shall revise, update and deliver to Lender all Schedules to the Loan Agreement to update all information as necessary to make the Schedules previously delivered correct. Borrower hereby represents and warrants that the information set forth on the attached Schedules is true and correct as of the date of this Amendment. The attached Schedules are hereby incorporated into the Loan Agreement as if originally set forth therein.
6. Enforceability . This Amendment constitutes the legal, valid and binding obligation of each Borrower and is enforceable against each such Borrower in accordance with its terms.
3
7. Reference to the Effect on the Loan Agreement .
(a) Upon the effectiveness of this Amendment, each reference in the Loan Agreement to "this Agreement," "hereunder," "hereof," "herein" or words of similar import shall mean and be a reference to the Loan Agreement as amended by this Amendment.
(b) Except as specifically amended above, the Loan Agreement and all other Loan Documents shall remain in full force and effect and are hereby ratified and confirmed.
(c) The execution, delivery and effectiveness of this Amendment shall not, except as expressly provided in this Amendment, operate as a waiver of any right, power or remedy of Lender, nor constitute a waiver of any provision of the Loan Agreement or any other documents, instruments and agreements executed or delivered in connection with the Loan Agreement.
(d) This Amendment (together with any other document executed in connection herewith) is not intended to be, nor shall it be construed as, a novation of the Loan Agreement.
8. Governing Law . This Amendment shall be governed by and construed in accordance with the laws of the State of Maryland.
9. Headings . Section headings in this Amendment are included for convenience of reference only and shall not constitute a part of this Amendment for any other purpose.
10. Counterparts . This Amendment may be executed in counterparts, and such counterparts taken together shall be deemed to constitute one and the same instrument.
[SIGNATURES FOLLOW]
4
IN WITNESS WHEREOF, intending to be legally bound, the parties have caused this Amendment to be executed as of the date first written above.
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LENDER: |
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GE HFS HOLDINGS, INC. f/k/a Heller Healthcare Finance, Inc. a Delaware corporation |
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By: |
/s/ MATTHEW SAWYER |
Name: Matthew Sawyer
Title: Duly Authorized Signatory |
5
BORROWER: | ||||
ATTEST/WITNESS: |
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THE ENSIGN GROUP, INC. a Delaware corporation |
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By: |
/s/ ALAN J. NORMAN |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Alan J. Norman | Christopher R. Christensen | |||
Vice President | President | |||
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ENSIGN WHITTIER WEST LLC ENSIGN WHITTIER EAST LLC ENSIGN PANORAMA LLC LEMON GROVE HEALTH ASSOCIATES LLC BELL VILLA CARE ASSOCIATES LLC DOWNEY COMMUNITY CARE LLC COSTA VICTORIA HEALTHCARE LLC WEST ESCONDIDO HEALTHCARE LLC HB HEALTHCARE ASSOCIATES LLC VISTA WOODS HEALTH ASSOCIATES LLC CITY HEIGHTS HEALTH ASSOCIATES LLC C STREET HEALTH ASSOCIATES LLC VICTORIA VENTURA HEALTH CARE LLC GATE THREE HEALTHCARE LLC SOUTHLAND MANAGEMENT LLC MANOR PARK HEALTHCARE LLC each, a Nevada limited liability company |
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ATTEST/WITNESS: |
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By: |
The Flagstone Group, Inc. Its Sole Member |
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By: |
/s/ SOON BURNAM |
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By: |
/s/ V. JAY BRADY |
Soon Burnam | V. Jay Brady | |||
Treasurer | President | |||
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ENSIGN SANTA ROSA LLC ENSIGN MONTGOMERY LLC ENSIGN CLOVERDALE LLC ENSIGN SONOMA LLC ENSIGN WILLITS LLC ENSIGN PLEASANTON LLC each, a Nevada limited liability company |
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ATTEST/WITNESS: |
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By: |
Northern Pioneer Healthcare, Inc. Its Sole Member |
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By: |
/s/ SOON BURNAM |
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By: |
/s/ CORY E. MONETTE |
Soon Burnam | Cory E. Monette | |||
Treasurer | President | |||
6
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ENSIGN SAN DIMAS LLC ENSIGN PALM I LLC REDBROOK HEALTHCARE ASSOCIATES LLC CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC each, a Nevada limited liability company |
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ATTEST/WITNESS: |
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By: |
Touchstone Care, Inc. Its Sole Member |
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By: |
/s/ SOON BURNAM |
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By: |
/s/ JOHN ALBRECHTSEN |
Soon Burnam | John Albrechtsen | |||
Treasurer | President | |||
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ENSIGN SABINO LLC 24 TH STREET HEALTHCARE ASSOCIATES LLC GLENDALE HEALTHCARE ASSOCIATES LLC PRESIDIO HEALTH ASSOCIATES LLC NORTH MOUNTAIN HEALTHCARE LLC PARK WAVERLY HEALTHCARE LLC SUNLAND HEALTH ASSOCIATES LLC RADIANT HILLS HEALTH ASSOCIATES LLC HIGHLAND HEALTHCARE LLC each, a Nevada limited liability company |
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ATTEST/WITNESS: |
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By: |
Bandera Healthcare, Inc. Its Sole Member |
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By: |
/s/ SOON BURNAM |
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By: |
/s/ MICHAEL C. DALTON |
Soon Burnam | Michael C. Dalton | |||
Treasurer | President | |||
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ATLANTIC MEMORIAL HEALTHCARE ASSOCIATES, INC. ROSE PARK HEALTHCARE ASSOCIATES, INC. |
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ATTEST/WITNESS: | each, a Nevada corporation | |||
By: |
/s/ SOON BURNAM |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Soon E. Burnam | Christopher R. Christensen | |||
President | ||||
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NORTHERN OAKS HEALTHCARE, INC. SALADO CREEK SENIOR CARE, INC. MCALLEN COMMUNITY HEALTHCARE, INC. WELLINGTON HEALTHCARE, INC. |
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ATTEST/WITNESS: | each, a Nevada corporation | |||
By: |
/s/ SOON BURNAM |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN |
Soon E. Burnam | Christopher R. Christensen | |||
President |
7
Schedule 1.39 | | Permitted Liens |
Schedule 4.1 | | Subsidiaries |
Schedule 4.5 | | Litigation |
Schedule 4.13 | | Non-Compliance with Law |
Schedule 4.14 | | Environmental Matters |
Schedule 4.15 | | Places of Business with patient census |
Schedule 4.16 | | Licenses |
Schedule 4.17 | | Stock Ownership |
Schedule 4.19 | | Borrowings and Guarantees |
Schedule 4.21 | | Trade Names |
Schedule 4.22 | | Joint Ventures |
Schedule 7.12 | | Transactions with Affiliates |
8
EXHIBIT A
SCHEDULES TO AMENDMENT NO. 2 TO
AMENDED & RESTATED LOAN AGREEMENT
Sched
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Description
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Matters Covered
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1.39 | Permitted Liens: | (i) Landlord's liens, both statutory and contractual, contained in or created by the various leases, security agreement, pledges and related documentation covering the locations described in Schedule 4.15, but only to the extent that such liens are contractually subordinated to Lender's liens and security interests pursuant to agreements between Lender and such landlords that are satisfactory to Lender | ||
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(ii) (a) The lien of the Deed of Trust and Assignment of Rents by and between Ensign Southland LLC as Trustor and Continental Wingate Associates, Inc. as Beneficiary, affecting the California Property and recorded January 30, 2001 at Document No. 01-0161647 in the office of the Los Angeles County Recorder, securing indebtedness in the original principal amount of $7,455,100, (b) all liens created or extended in connection with that certain Second Amended and Restated Loan Agreement for a loan in the amount of $64,692,11.67 by and among Valley Health Holdings LLC, Sky Holdings AZ LLC, Terrace Holdings AZ LLC, Plaza Health Holdings LLC, Rillito Holdings LLC, Mountainview Communitycare LLC, Meadowbrook Health Associates LLC, Cedar Avenue Holdings LLC, Granada Investments LLC, as borrowers, and General Electric Capital Corporation, as lender, dated December 29, 2006; and (c) the lien of the Deed of Trust and Security Agreement encumbering TEGI subsidiary Cherry Hill Health Holdings, Inc.'s Pacific Care Center facility, Hoquiam, Washington, securing a non-prepayable assumed $2,475,000 loan that existed when the property was acquired in 2006. |
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(iii) Liens permitted to be created by Sections 6.23 and 7.1(d) of the Loan Agreement. |
4.1 |
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Subsidiaries: |
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See attached organizational chart for existing subsidiaries of The Ensign Group, Inc. |
4.5 |
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Pending or Threatened Litigation: |
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There is currently no pending or threatened litigation which the Borrower believes would materially threaten Borrower's viability or ability to repay the Obligations; further, all claims pending or threatened against the Borrower are either covered by insurance or, to the extent they are not, Borrower believes it has accrued adequate reserves in connection therewith. |
4.8 |
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Defaults: |
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Relating to the representations in Section 4.8 of the Loan Agreement, and without admitting any default, reference is made to Schedule 4.5 above. |
4.13 |
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Non-compliance with Law: |
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To the best of the actual knowledge of the officers of Borrower, there does not currently exist any material non-compliance with applicable laws. |
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4.14 |
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Environmental Matters: |
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To the best of the actual knowledge of the officers of The Ensign Group, Inc., there are no material adverse environmental matters associated with any of the properties occupied by TEGI's operating subsidiaries which require remediation or pose a present threat of material harm or liability. |
Exh A-1
4.15 |
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Places of Business with patient census: |
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See consolidated Schedule 4.15(a)/4.16 and Schedule 4.15(b) at the end of this Exhibit A. |
4.16 |
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Licenses: |
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The entity which currently holds or possesses the right to use the operating license for each of the facilities is as shown in consolidated Schedule 4.15(a)/4.16. |
4.17 |
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Stock Ownership: |
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See separate Schedule 4.17 at the end of this Exhibit A. |
4.19 |
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Borrowings: |
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Other than normal trade creditors, some or all of the entities comprising the Borrower are currently indebted to the following creditors in the following manners and amounts: |
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a. General Electric Capital Corporation; $20,000,000 Revolving Credit Facility for working capital. |
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b. General Electric Capital Corporation; $64,692,111.67 fixed asset loan secured by Deeds of Trust encumbering the assets owned by Valley Health Holdings LLC, Sky Holdings AZ LLC, Terrace Holdings AZ LLC, Ensign Highland LLC, Plaza Health Holdings LLC, Rillito Holdings LLC, Mountainview Communitycare LLC, Cedar Avenue Holdings LLC and Granada Investments LLC. |
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c. Continental Wingate Associates, Inc.; $7,455,100 HUD-insured Loan secured by a Deed of Trust and Assignment of Rents on Ensign Southland LLC's Southland Care Center & Home facility, Norwalk, California. |
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d. Wells Fargo Bank, N.A.; $2,475,000 loan secured by a Deed of Trust and Security Agreement on Cherry Hill Health Holdings, Inc.'s Pacific Care Center facility, Hoquiam, Washington. |
4.20 |
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Labor Disputes: |
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A union organizing election was held at Sonoma Healthcare Center in May, 2002 at which a majority of the approximately 60 employees classified as Housekeeping, Laundry and CNAs voted to have union representation from SEIU Local 250. On August 30, 2004, the National Labor Relations Board certified the union. The union has requested bargaining, and bargaining is ongoing. Operations at the facility and throughout the company have not been materially disrupted by union issues at any time since the original organizing election. |
4.22 |
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Joint Ventures: |
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None |
7.12 |
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Transactions with Affiliates: |
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Pursuant to an internal corporate restructuring the entire equity interests in various operating entities were assigned by The Ensign Group, Inc. to its several regional subsidiaries as set forth on the attached organization chart. |
Exh A-2
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Where an affiliate of The Ensign Group, Inc. owns the real property underlying a facility, the real estate holding subsidiary and the operating subsidiary enter into a lease agreement with respect to the facility. The attached organization chart indicates those instances where TEGI affiliates own the occupied property. The standard lease form used for such affiliate transactions has been reviewed and approved by Lender's counsel in connection with the fixed asset financing referenced in Schedule 1.39(ii)(b) above. |
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Ensign Facility Services, Inc., a subsidiary of TEGI, has entered into separate Consulting Services Agreements with each of the operating subsidiaries listed in the attached organizational chart, to provide centralized accounting, legal, risk management, information technology human resources and similar support and services. A standard management fee which does not exceed five percent (5%) of monthly revenues is charged for such services. |
See Attached Schedules 4.1, 4.15(a)/4.16, 4.15(b) and 4.17
Exh A-3
The Ensign Group, Inc.
(Delaware Corporate; Qualified in California) |
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The Flagstone group, Inc.
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Bandera Healthcare, Inc.
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Milestone Healthcare, Inc.
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Keystone Care, Inc.
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Northern Pioneer Healthcare, Inc.
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Touchstone Care, Inc.
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SOUTHERN CALIFORNIA | ARIZONA | UTAH | TEXAS | NORTHERN CALIFORNIA | SOUTHERN CALIFORNIA | |||||
Arroyo Vista Nursing Center City Heights Health Associates LLC** Parmunitum LLC* |
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Catalina Healthcare Center Presidio Health Associates LLC** Rillito Holdings LLC |
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Arlington Hills Healthcare Center Avenues Healthcare, Inc. Tenth East Holdings LLC |
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Cambridge Health & Rehabilitation Center Richmond Senior Services, Inc.** Golfview Holdings LLC |
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Cloverdale Healthcare Center Ensign Cloverdale LLC** |
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Brookside Healthcare Center Redbrook Healthcare Associates LLC** |
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Atlantic Memorial Healthcare Center
Atlantic Memorial Healthcare Associates, Inc.** |
Coronado Healthcare Center
North Mountain Healthcare LLC** Adipiscor LLC* |
Holladay Healthcare Center
Olympus Health, Inc. Cottonwood Health Holdings LLC |
Cambridge Square Retirement Center
Rosenburg Senior Living, Inc.** Avenue N Holdings LLC |
Northbrook Nursing & Rehabilitation Center
Ensign Willits LLC** |
Claremont Care Center
Claremont Foothills Health Associates LLC** Parmonitum LLC* |
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Brookfield Healthcare Center
Downey Community Care LLC** Moenium Holdings LLC* |
Desert Sky Health and Rehabilitation Center
Glendale Healthcare Associates LLC** Sky Holdings AZ LLC |
Mt. Ogden Health & Rehabilitation Center
Washington Heights Healthcare, Inc. |
Carrollton Health & Rehabilitation Center
Carrollton Heights Healthcare, Inc. Trinity Mill Holdings LLC |
Park View Gardens at Montgomery
Ensign Montgomery LLC** Mountainview Communitycare LLC |
Arbor Glen Care Center
Ensign San Dimas LLC** |
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Camarillo Healthcare Center
Camarillo Community Care, Inc.** Granada Investments LLC |
Desert Terrace Nursing Center
24th Street Healthcare Associates LLC** Terrace Holdings AZ LLC |
IDAHO
Pocatello Care and Rehabilitation Center Pocatello Health Services, Inc. |
Lake Village Nursing & Rehabilitation Center
Grand Villa Phx. Inc. Verde Villa Holdings LLC |
Sonoma Healthcare Center
Ensign Sonoma LLC** |
Premier Care Center for Palm Springs
Ensign Palm I LLC** |
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Carmel Mountain Rehabilitation & Healthcare Center
Bernardo Heights Healthcare, Inc.** CM Health Holdings LLC |
East Mesa Healthcare Center
Sunland Health Associates LLC** Adipiscor LLC* |
Northern Oaks Living & Rehabilitation Center
Northern Oaks Healthcare, Inc.** |
Summerfield Health Care Center
Ensign Santa Rosa LLC** |
Upland Rehabilitation and Care Center
Upland Community Care, Inc.** Cedar Avenue Holdings LLC |
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Glenwood Care Center
C Street Health Associates LLC** |
Grand Court of Mesa
Brown Road Senior Housing LLC** Mosnium Holdings LLC* |
Salado Creek Living & Rehabilitation Center
Salado Creek Senior Care, Inc.** |
Ukiah Convalescant Hospital
Ensign Pleasanton LLC** |
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Lemon Grove Care & Rehabilitation Center
Lemon Grove Health Associates LLC** |
Greenfields Assisted Living
Greenfields Assisted Living LLC** |
The Village Care Center
McAllan Community Healthcare, Inc.** |
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Mission Care Center
Ramon Healthcare Associates, Inc.** |
Highland Manor Health & Rehabilitation Center
Highland Healthcare LLC** Ensign Highland LLC |
Timberwood Nursing & Rehabilitation Center
Livingston Care Associates, Inc.** Polk Health Holdings LLC |
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Palm Terrace Healthcare & Rehabilitation Center
Gate Three Healthcare LLC** |
North Mountain Medical & Rehabilitation Center
Radiant Hills Health Associates LLC** Valley Health Holdings LLC |
Wellington Place Living & Rehabilitation Center
Wellington Healthcare, Inc.** |
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Palomar Vista Healthcare Center
West Escondido Healthcare LLC** |
Sabino Canyon Rehabilitation and Care Center
Ensign Sabino LLC** Meadowbrook Health Associates LLC |
Willow Bend Nursing & Rehabilitation Center
Town East Healthcare, Inc. Mesquite Health Holdings LLC |
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Panorama Gardens Nursing & Rehabilitation Center
Ensign Panorama LLC** |
Waverly Park Healthcare Center
Park Waverly Healthcare LLC** Adipiscor LLC* |
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Rosa Villa Healthcare Center
Bell Villa Care Associates LLC** Moenium Holdings LLC* |
Osborn Health and Rehabilitation
RenewCare of Scottsdale, Inc. |
Sch. 4.1-1
KEY
Line 1: Facility Name
Line 2: Operating Entity: Held, as represented, by an operating group
Line 3: Holding Entity: All held directly by The Ensign Group, Inc.
Unless noted otherwise, all entities are organized in Nevada and qualified to do business where located.
All subsidiaries are wholly owned.
Sch. 4.1-2
Consolidated Schedule 4.15(a)/4.16
Places of Business with Trade Names and Record Owner Data
(As of March 1, 2007)
(See separate Schedule 4.15(a) for Census Data)
Place of Business
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Address
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Licensee
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Record Owner
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Arbor Glen Care Center | 1033 East Arrow Highway | Glendora, CA 91740 | Ensign San Dimas LLC | Health Care Investors III | ||||
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Arlington Hills Healthcare Center | 165 South 1000 East | Salt Lake City, UT 84102 | Avenues Healthcare, Inc. | Tenth East Holdings LLC | ||||
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Arroyo Vista Nursing Center | 3022 45th Street | San Diego, CA 92105 | City Heights Health Assoc LLC | OHI Asset (CA), LLC | ||||
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Atlantic Memorial Healthcare Center | 2750 Atlantic Avenue | Long Beach, CA 90806 | Atlantic Memorial H'care Assoc, Inc. | RMA Land, LLC | ||||
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Brookfield Healthcare Center | 9300 Telegraph Road | Downey, CA 90240 | Downey Comm'ty Care LLC | Healthcare Investors, III | ||||
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Brookside Healthcare Center | 105 Terracina Blvd. | Redlands, CA 92373 | Redbrook H'care Associates LLC | James F. Cotter | ||||
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Camarillo Healthcare Center | 205 Granada Street | Camarillo, CA 93010 | Camarillo Com'ty Care, Inc. | Granada Investments LLC | ||||
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Cambridge Health & Rehabilitation Center | 1106 Golfview | Richmond, TX 77469 | Richmond Senior Services, Inc. | Golfview Holdings LLC | ||||
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Cambridge Square Retirement Center | 2700 Avenue N | Rosenberg, TX 77471 | Rosenburg Senior Living, Inc. | Avenue N Holdings LLC | ||||
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Carrollton Health & Rehabilitation Center | 1618 Kirby Road | Carrollton, TX 75006 | Carrollton Heights Healthcare, Inc. | Trinity Mill Holdings LLC | ||||
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Claremont Care Center | 219 East Foothill Blvd. | Pomona, CA 91768 | Claremont F'thills Health Assoc LLC | OHI Asset (CA), LLC | ||||
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Carmel Mtn Rehab & Healthcare Center | 11895 Avenue of Industry | San Diego, CA 92128 | Bernardo Heights Healthcare, Inc. | CM Holdings LLC | ||||
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Catalina Healthcare Center | 2611 North Warren Ave. | Tucson, AZ 85719 | Presidio Health Associates LLC | Rillito Holdings LLC | ||||
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Cloverdale Healthcare Center | 300 Cherry Creek Road | Cloverdale, CA 95425 | Ensign Cloverdale LLC | James F. Cotter | ||||
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Coronado Healthcare Center | 11411 North 19th Avenue | Phoenix, AZ 85029 | North Mountain Healthcare LLC | Coronado Corporation | ||||
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Desert Sky Health & Rehabilitation Center | 5125 North 58th Avenue | Glendale, AZ 85301 | Glendale H'care Associates LLC | Sky Holdings AZ LLC | ||||
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Desert Terrace Nursing Center | 2509 North 24th Street | Phoenix, AZ 85008 | 24th Street H'care Assoc LLC | Terrace Holdings AZ LLC | ||||
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The Ensign Group, Inc.
Ensign Facility Services, Inc. |
27101 Puerta Real, Suite 450 | Mission Viejo, CA 92691 | N/A | Mission Ridge Associates, L.L.C. | ||||
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East Mesa Healthcare Center | 51 South 48th Street | Mesa, Arizona 85206 | Sunland Health Associates LLC | LTC Partners VI, L.P. | ||||
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Emerald Hills Healthcare Center | 5821 188th Street SW | Lynnwood, WA 98037 | Lynnwood Health Services, Inc. | Snohomish Health Holdings LLC | ||||
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Glenwood Care Center | 1300 North C Street | Oxnard, CA 93030 | C Street Health Associates LLC | Oxnard Investments, L.P. | ||||
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Grand Court of Mesa | 262 East Brown Road | Mesa, AZ 85201 | Brown Road Sr Housing LLC | Moenium Holdings LLC | ||||
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Greenfields Assisted Living Community | 723 East 2nd Avenue | Mesa, AZ 85204 | Greenfields Assisted Livg LLC | Cascade Gardens Associates, L.P. | ||||
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Highland Manor Health & Rehab Center | 4635 N. 14th Street | Phoenix, AZ 85014 | Highland Healthcare LLC | Ensign Highland LLC | ||||
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Sch. 4.15(a)/4.16-1
Place of Business
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Address
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Licensee
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Record Owner
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Holladay Healthcare Center | 4782 South Holladay Blvd. | Salt Lake City, UT 84117 | Olympus Health, Inc. | Cottonwood Health Holdings LLC | ||||
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Lake Village Nursing & Rehab. Center | 169 Lake Park Road | Lewisville, TX 75057 | Grand Villa PHX, Inc. | Verde Villa Holdings LLC | ||||
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Lemon Grove Care & Rehab Center | 8351 Broadway | Lemon Grove, CA 91945 | Lemon Grove Health Assoc LLC | MCS PGCH LLC et al | ||||
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Mission Care & Rehabilitation Center | 4800 Delta Avenue | Rosemead, CA 91770 | Ramon Healthcre Assoc, Inc. | Rosemead Assisted L.P. | ||||
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Mt. Ogden Health and Rehabilitat'n Center | 375 East 5350 South | Washington Terr., UT 84405 | Washington H'ts Healthcare, Inc. | St. Benedict's Hospital | ||||
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North Mountain Medical & Rehab Center | 9155 North 3rd Street | Phoenix, AZ 85020 | Radiant Hills Health Assoc LLC | Valley Health Holdings LLC | ||||
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Northern Oaks Living & Rehab Center | 2722 Old Anson Road | Abilene, TX 79603 | Northern Oaks Healthcare, Inc. | James F. Cotter | ||||
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Northbrook Nursing and Rehab Center | 64 Northbrook Way | Willits, CA 95490 | Ensign Willits LLC | James F. Cotter | ||||
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Osborn Health and Rehabilitation | 3333 North Civic Center Plaza | Scottsdale, AZ 85251 | RenewCare of Scottsdale, Inc. | Nationwide Health Properties, Inc. | ||||
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Pacific Care Center | 3035 Cherry Street | Hoquiam, WA 98550 | Hoquiam Healthcare, Inc. | Cherry Health Holdings, Inc. | ||||
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Palm Terrace Healthcare & Rehab Center | 24962 Calle Aragon | Laguna Woods, CA 92637 | Gate Three Healthcare LLC | Laguna Hills Assisted I L.P. | ||||
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Palomar Vista Healthcare Center | 201 North Fig Street | Escondido, CA 92025 | West Escondido Healthcare LLC | Neale A. Perkins | ||||
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Panorama Gardens Nursing & Reh Center | 9541 Van Nuys Blvd. | Panorama City, CA 91402 | Ensign Panorama LLC | Vannovi Properties, LLC | ||||
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Park Manor Rehabilitation Center | 1710 Plaza Way | Walla Walla, WA 99362 | Manor Park Healthcare LLC | Health Care Property Investors, Inc. | ||||
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Park View Gardens at Montgomery | 3751 Montgomery Drive | Santa Rosa, CA 95405 | Ensign Montgomery LLC | Mountainview Communitycare LLC | ||||
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Pocatello Care and Rehabilitation Center | 527 Memorial Drive | Pocatello, ID 83201 | Pocatello Health Services, Inc. | Portneuf Medical Center | ||||
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Premier Care Center for Palm Springs | 2990 East Ramon Road | Palm Springs, CA 92264 | Ensign Palm I LLC | Coachella House, Inc. | ||||
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Rose Villa Healthcare Center | 9028 Rose Street | Bellflower, CA 90706 | Bell Villa Care Associates LLC | Healthcare Investors, III | ||||
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Royal Court Healthcare | 12385 E. Washington Blvd | Whittier, CA 90606 | Ensign Whittier West LLC | Whittier West, L.L.C. | ||||
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Sabino Canyon Rehab & Care Center | 5830 East Pima | Tucson, AZ 85712 | Ensign Sabino LLC | Tucson-Cal Associates, LLC | ||||
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Salado Creek Living & Rehab Center | 603 Corrine | San Antonio, TX 78218 | Salado Creek Senior Care, Inc. | James F. Cotter | ||||
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Sea Cliff Healthcare Center | 18811 Florida Street | Huntington Bch, CA 92648 | HB Healthcare Associates LLC | Huntington Beach Convalescent Hospital Asset Corporation | ||||
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Shoreline Healthcare Center | 4029 East Anaheim St. | Long Beach, CA 90804 | Rose Park H'care Associates, Inc. | Long Beach Health Associates LLC | ||||
|
||||||||
Sonoma Healthcare Center | 1250 Broadway | Sonoma, CA 95476 | Ensign Sonoma LLC | James F. Cotter | ||||
|
||||||||
Southland & Southland Living | 11701 Studebaker Road | Norwalk, CA 90650 | Southland Management LLC | Ensign Southland LLC | ||||
|
Sch. 4.15(a)/4.16-2
Place of Business
|
Address
|
Licensee
|
Record Owner
|
|||||
---|---|---|---|---|---|---|---|---|
Summerfield Healthcare Center | 1280 Summerfield Road | Santa Rosa, CA 95405 | Ensign Santa Rosa LLC | Summerfield Development Co. | ||||
|
||||||||
Timberwood Nursing & Rehabilit'n Center | 4001 Highway 59 North | Livingston, TX 77351 | Livingston Care Associates, Inc. | Polk Health Holdings LLC | ||||
|
||||||||
Ukiah Convalescent Hospital | 1349 South Dora | Ukiah, CA 95482 | Ensign Pleasanton LLC | Ukiah SNF, LLC | ||||
|
||||||||
Upland Rehabilitation & Care Center | 1221 East Arrow Hwy | Upland, CA 91786-4911 | Upland Comty Care, Inc. | Cedar Avenue Holdings LLC | ||||
|
||||||||
The Village Care Center | 615 No. Ware Road | McAllen, TX 78501 | McAllen Comm'ty Healthcare, Inc. | James F. Cotter | ||||
|
||||||||
Victoria Care Center | 5445 Everglades Street | Ventura, CA 93003 | Victoria Ventura Healthcare LLC | SHP Lexington, LLC | ||||
|
||||||||
Victoria Healthcare Center | 340 Victoria Street | Costa Mesa, CA 92627 | Costa Victoria Healthcare LLC | Eugene Woods, et al | ||||
|
||||||||
Vista Knoll Specialized Care Facility | 2000 Westwood Road | Vista, CA 92083 | Vista Woods Health Assoc LLC | OHI Asset (CA), LLC | ||||
|
||||||||
Waverly Park Healthcare Center | 2001 N. Park Avenue | Tucson, AZ 85719 | Park Waverly Healthcare LLC | Park Villa Corporation | ||||
|
||||||||
Wellington Place Living & Rehab Center | 1802 So. 31st | Temple, TX 76504 | Wellington Healthcare, Inc. | James F. Cotter | ||||
|
||||||||
Whittier Hills Healthcare Center | 10426 Bogardus Avenue | Whittier, CA 90603 | Ensign Whittier East LLC | Whittier East, L.L.C. | ||||
|
||||||||
Willowbend Nursing & Rehab. Center | 2231 Highway 80 East | Mesquite, TX 75150 | Town East Healthcare, Inc. | Mesquite Health Holdings LLC | ||||
|
Sch. 4.15(a)/4.16-3
Schedule 4.15(b)
Census Data as of 3/1/2007
Facility
|
Beds
|
Census
|
||
---|---|---|---|---|
|
||||
The Flagstone Group, Inc. (S.Cal & WA) | ||||
|
||||
Atlantic Memorial | 100 | 90 | ||
|
||||
Palm Terrace | 99 | 91 | ||
|
||||
Sea Cliff | 182 | 179 | ||
|
||||
Sea Cliff ALF | 84 | 57 | ||
|
||||
Shoreline | 75 | 67 | ||
|
||||
Victoria | 79 | 68 | ||
|
||||
Camarillo | 114 | 94 | ||
|
||||
Glenwood | 99 | 88 | ||
|
||||
Mission Care | 58 | 50 | ||
|
||||
Panorama Gardens | 149 | 142 | ||
|
||||
Ventura | 187 | 132 | ||
|
||||
Arroyo Vista | 53 | 51 | ||
|
||||
Carmel Mountain | 120 | 112 | ||
|
||||
Lemon Grove | 158 | 154 | ||
|
||||
Palomar Vista | 74 | 66 | ||
|
||||
Vista Knoll | 120 | 110 | ||
|
||||
Emerald Hills | 120 | 63 | ||
|
||||
Pacific Care | 100 | 78 | ||
|
||||
Park Manor | 79 | 68 | ||
|
||||
Brookfield | 70 | 63 | ||
|
||||
Rose Villa | 53 | 39 | ||
|
||||
Royal Court | 162 | 152 | ||
|
||||
Southland Care | 120 | 116 | ||
|
||||
Southland Home | 70 | 56 | ||
|
||||
Whittier Hills | 160 | 149 | ||
|
||||
Subsidiary Totals | 2685 | 2335 | ||
|
||||
Northern Pioneer (N.Cal) | ||||
|
||||
Cloverdale | 72 | 61 | ||
|
||||
Northbrook | 71 | 42 | ||
|
||||
Park View | 116 | 109 | ||
|
||||
Sonoma | 137 | 107 | ||
|
||||
Summerfield | 70 | 61 | ||
|
||||
Ukiah | 58 | 50 | ||
|
||||
Subsidiary Totals | 524 | 430 | ||
|
||||
Touchstone (S.Cal) | ||||
|
||||
Arbor Glen | 95 | 77 | ||
|
||||
Brookside | 97 | 90 | ||
|
||||
Claremont Care | 99 | 84 | ||
|
||||
Premier Care | 99 | 82 | ||
|
||||
Upland Rehab | 203 | 163 | ||
|
||||
Subsidiary Totals | 593 | 496 | ||
|
||||
Bandera Healthcare, Inc. (AZ) | ||||
|
||||
Catalina | 102 | 90 | ||
|
||||
Sabino Canyon | 107 | 94 | ||
|
||||
Waverly Park | 200 | 77 | ||
|
||||
Desert Sky | 186 | 154 | ||
|
||||
Desert Sky Assisted | 105 | 74 | ||
|
||||
East Mesa | 201 | 152 | ||
|
||||
Grand Court | 174 | 175 | ||
|
||||
Greenfields | 141 | 105 | ||
|
||||
Scottsdale | 120 | 51 | ||
|
||||
Coronado | 191 | 175 | ||
|
||||
Desert Terrace | 108 | 92 | ||
|
||||
Highland Manor | 107 | 87 | ||
|
||||
North Mountain | 155 | 126 | ||
|
||||
Subsidiary Totals | 1897 | 1452 | ||
|
||||
Keystone (TX, UT & ID) | ||||
|
||||
Cambridge Health and Rehab | 118 | 74 | ||
|
||||
Cambridge Square ALF | 44 | 32 | ||
|
||||
Carrollton Healthcare Center | 108 | 77 | ||
|
||||
Lake Village | 120 | 86 | ||
|
||||
Northern Oaks | 96 | 88 | ||
|
||||
Salado Creek | 124 | 75 | ||
|
||||
The Village | 113 | 78 | ||
|
||||
Timberwood Nursing Home | 120 | 102 | ||
|
||||
Wellington Place | 140 | 81 | ||
|
||||
Willowbend Nursing & Rehab Ctr | 162 | 67 | ||
|
||||
Arlington Hills | 108 | 61 | ||
|
||||
Holladay | 120 | 78 | ||
|
||||
Mt Ogden | 108 | 54 | ||
|
||||
Pocatello Care & Rehab Ctr | 88 | 72 | ||
|
||||
Subsidiary Totals | 1569 | 1025 | ||
|
||||
|
|
|
|
|
|
||||
The Ensign Group, Inc. Totals | 7268 | 5738 | ||
|
||||
Twelve Month Average | 0 | 0 | ||
|
Sch. 4.15(b)-1
The Ensign Group, Inc.
Significant Shareholders |
Balance
Dec 2006 |
%
Ownership |
||||
Count |
|
|
|
|
|
|
1 | Roy Christensen | 3,910,000 | 22.12% | |||
2 | Christopher R. Christensen and Terri M. Christensen as Co-Trustees of the Christensen Family Trust dated 10/24/05 | 3,893,000 | 22.02% | |||
3 | Gregory K. Stapley & Deborah S. Stapley as Co-trustees of the Stapley Family Trust uad 04/25/06 | 1,180,000 | 6.68% | |||
4 | Jay Brady | 720,000 | 4.07% | |||
5 | Richard Toolson | 600,000 | 3.39% | |||
6 | Alan Norman | 309,000 | 1.75% | |||
7 | Blalack Trust | 292,000 | 1.65% | |||
8 | Gordon Buechs | 120,400 | 0.68% | |||
9 | Thomas Maloof | 120,000 | 0.68% | |||
11 | Cory Monette | 76,000 | 0.43% | |||
12 | David Sedgwick | 45,500 | 0.26% | |||
13 | Mike Dalton | 45,500 | 0.26% | |||
14 | Antoinette Hubenette | 30,000 | 0.17% | |||
15 | John Albrechtsen | 24,500 | 0.14% | |||
16 | Barry Port | 9,500 | 0.05% | |||
17 | Other | 2,315,200 | 13.10% | |||
Common shares issued | 13,690,600 | |||||
Common shares reserved for issuance under 2001 Incentive Plan | 495,000 | 2.80% | ||||
Common shares reserved for issuance under 2005 Incentive Plan | 749,000 | 4.24% | ||||
Preferred shares (Common Share equivalent) | 2,741,180 | 15.51% | ||||
|
||||||
Total Shares Outstanding | 17,675,780 | 100.00% | ||||
|
Sch. 4.17-1
Exhibit 10.23
PACIFIC CARE CENTER
LOAN AGREEMENT
THIS LOAN AGREEMENT (this "Agreement") is made as of the 6 th day of August, 1998, by and between G&L HOQUIAM, LLC, a Delaware limited liability company (together with its successors and assigns, the "Borrower"), and GMAC COMMERCIAL MORTGAGE CORPORATION, a California corporation (together with its successors and assigns, the "Lender").
RECITALS:
A. Borrower has requested that the Lender make a loan to Borrower in the principal sum of $2,475,000.00 (the "Loan").
B. Lender has agreed to make the Loan on the terms and conditions hereinafter set forth.
NOW, THEREFORE, it is hereby agreed as follows:
ARTICLE I
DEFINITIONS, ACCOUNTING PRINCIPLES, UCC TERMS.
1.1 As used in this Agreement, the following terms shall have the following meanings unless the context hereof shall otherwise indicate:
"Accounts" means any rights of Borrower arising from the operation of the Facility to payment for goods sold or leased or for services rendered, not evidenced by an Instrument, including, without limitation, (i) all accounts arising from the operation of the Facility, (ii) all moneys and accounts, if any, held by Lender pursuant to Section 4.13 of this Agreement, and (iii) all rights to payment from Medicare or Medicaid programs, or similar state or federal programs, boards, bureaus or agencies and rights to payment from patients, residents, private insurers, and others arising from the operation of the Facility, including rights to payment pursuant to Reimbursement Contracts. Accounts shall include the proceeds thereof (whether cash or noncash, moveable or immoveable, tangible or intangible) received from the sale, exchange, transfer, collection or other disposition or substitution thereof.
"Actual Management Fees" means actual management fees paid or incurred in connection with operation of the Facility.
"Affiliate" means, with respect to any 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 or controls, whether beneficially or as a trustee, guardian or other fiduciary, any of the stock of such person, and (iii) each of such Person's officers, directors, members, joint venturers and partners.
"Assignment of Leases and Rents" means that certain Assignment of Leases and Rents of even date herewith by and between Lender and Borrower.
"Assumed Management Fees" means assumed management fees of five percent (5%) of net patient revenues of the Facility (after Medicare and Medicaid contractual adjustments).
"Business Day" means a day on which commercial banks are not authorized or required by law to close in New York, New York.
"Closing Date" means the date on which all or any part of the Loan is disbursed by the Leader to or for the benefit of Borrower.
"Collateral" means, collectively, the Property, Improvements, Equipment, Rents, Accounts, General Intangibles, Instruments, Inventory, Money, Permits (to the full extent assignable), Reimbursement Contracts, and all Proceeds, all whether now owned or hereafter acquired, and including replacements, additions, accessions, substitutions, and products thereof and thereto, and all other property which is or hereafter may become subject to a Lien in favor of Lender as security for any of the Loan Obligations.
"Commitment Letter" means the commitment letter issued by Lender to Borrower dated July 7, 1998, as amended.
"Debt Service Coverage for the Facility" means a ratio in which the first number is the sum of net pre-tax income of the Borrower from the operations of the Facility as set forth in the quarterly statements provided to Lender (without deduction for Actual Management Fees paid or incurred), calculated based upon the preceding twelve (12) months (or such lesser period as shall have elapsed following the closing of the Loan), plus interest expense, to the extent deducted in determining net income, plus non-cash expenses or allowances for depreciation and amortization of the Facility for said period, less either Assumed Management Fees or Actual Management Fees, as applicable, and the second number is the sum of the actual principal amounts due (even if not paid) on the Loan (but which shall not include that portion associated with the balloon payment of the Loan) for the applicable period plus the interest expense on such Loan for the applicable period. In calculating "pre-tax income", Extraordinary Income and Extraordinary Expenses shall be excluded.
"Deed of Trust" means that certain Deed of Trust and Security Agreement, of even date herewith from the Borrower in favor of or for the benefit of Lender and covering the Property.
"Default" means the occurrence or existence of any event which, but for the giving of notice or expiration of time or both, would constitute an Event of Default.
"Default Rate" means a per annum rate equal to the lesser of eighteen percent (18%) or the maximum rate permitted by applicable law.
"Environmental Permit" means any permit, license, or other authorization issued under any Hazardous Materials Law with respect to any activities or businesses conducted on or in relation to the Property and/or the Improvements.
"Equipment" means all beds, linen, televisions, carpeting, telephones, cash registers, computers, lamps, glassware, rehabilitation equipment, restaurant and kitchen equipment, and other fixtures and equipment of Borrower located on, attached to or used or useful in connection with any of the Property or the Facility and all renewals and replacements thereof and substitutions therefor; provided, however, that with respect to any items which are leased for the benefit of the Facility and not owned by Borrower, the Equipment shall include the leasehold interest only of Borrower together with any options to purchase any of said items and any additional or greater rights with respect to such items which Borrower may hereafter acquire, but the foregoing shall not be construed to mean that such leasing shall be permitted hereunder and under the other Loan Documents.
"Event of Default" means any "Event of Default" as defined in Article VII hereof.
"Extraordinary Income and Extraordinary Expenses" means material items of a character significantly different from the typical or customary business activities of Borrower which would not be expected to recur frequently and which would not be considered as recurring factors in any evaluation of the ordinary operating processes of Borrower's business, and which would be treated as extraordinary income or extraordinary expenses under GAAP.
"Exhibit" means an Exhibit to this Agreement, unless the context refers to another document, and each such Exhibit shall be deemed a part of this Agreement to the same extent as if it were set forth in its entirety wherever reference is made thereto.
"Facility" means the facility known as "Pacific Care Center," presently a 118-bed [only 109] licensed skilled nursing facility located on the Property, as it may now or hereafter exist, together with any other general or specialized care facilities, if any (including any Alzheimer's care unit, subacute, and any assisted care living facility), now or hereafter operated on the Property.
2
"GAAP" means, as in effect from time to time, generally accepted accounting principles consistently applied as promulgated by the American Institute of Certified Public Accountants.
"General Intangibles" means all intangible personal property of Borrower arising out of or connected with the Property or the Facility and all renewals and replacements thereof and substitutions therefor (other than Accounts, Rents, Instruments, Inventory, Money, Permits, and Reimbursement Contracts), including, without limitation, things in action, contract rights and other rights to payment of money.
"Governmental Authority" means any board, commission, department or body of any municipal, county, state or federal governmental unit, or any subdivision of any of them, that has or acquires jurisdiction over the Property and/or the Improvements or the use, operation or improvement of the Property.
"Guarantor" means G&L Realty Partnership, L.P., a Delaware limited partnership.
"Guaranty Agreement" means that certain Exceptions to Nonrecourse Guaranty of even date herewith from Guarantor to Lender.
"Hazardous Materials" means petroleum and petroleum products and compounds containing them, including gasoline, diesel fuel and oil; explosives; flammable materials; radioactive materials; polychlorinated biphenyls ("PCBs") and compounds containing them; lead and lead-based paint; asbestos or asbestos-containing materials in any form that is or-could become friable; underground storage tanks, whether empty or containing any substance; any substance the presence of which on the Property is prohibited by any federal, state or local authority; any substance that requires special handling; and any other material or substance now or in the future defined as a "hazardous substance," "hazardous material," "hazardous waste," "toxic substance," "toxic pollutant," "contaminant," or "pollutant" within the meaning of any Hazardous Materials Law.
"Hazardous Materials Laws" means all federal, state, and local laws, ordinances and regulations and standards, rules, policies and other governmental requirements, administrative rulings and court judgments and decrees in effect now or in the future and including all amendments, that relate to Hazardous Materials and apply to Borrower or to the Property and/or the Improvements. Hazardous Materials Laws include, but are not limited to, the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601, et seq., the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq., the Toxic Substance Control Act, 15 U.S.C. Section 2601, et seq., the Clean Water Act, 33 U.S.C. Section 1251, et seq., and the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, and their state analogs.
"Improvements" means all buildings, structures and improvements of every nature whatsoever now or hereafter situated on the Property, including, but not limited to, all gas and electric fixtures, radiators, heaters, engines and machinery, boilers, ranges, elevators and motors, plumbing and heating fixtures, carpeting and other floor coverings, water heaters, awnings and storm sashes, and cleaning apparatus which are or shall be attached to the Property or said buildings, structures or improvements.
"Indebtedness" means any (i) obligations for borrowed money, (ii) obligations, payment for which is being deferred by more than thirty (30) days, representing the deferred purchase price of property other than accounts payable arising in connection with the purchase of inventory customary in the trade and in the ordinary course of Borrower's business, (iii) obligations, whether or not assumed, secured by Liens or payable out of the proceeds or production from the Accounts and/or property now or hereafter owned or acquired, and (iv) the amount of any other obligation (including obligations under financing leases) which would be shown as a liability on a balance sheet prepared in accordance with GAAP.
"Instruments" means all instruments, chattel paper, documents or other writings obtained from or in connection with the operation of the Property or the Facility (including, without limitation, all ledger
3
sheets, computer records and printouts, data bases, programs, books of account and files relating thereto).
"Inventory" means all inventories of food, beverages and other comestibles held by Borrower for sale or use at or from the Property or the Facility, and soap, paper supplies, medical supplies, drugs and all other such goods, wares and merchandise held by Borrower for sale to or for consumption by guests, patients or residents of the Property or the Facility and all such other goods returned to or repossessed by Borrower.
"Lease Agreement" means that certain Lease Agreement dated July 31, 1998, between Borrower and Lessee and any lease agreement entered into between Borrower and an Affiliate of Borrower after the Closing Date, as approved by Lender in writing.
"Lessee" means Stefan Health Care, Inc., a California corporation, and any successor lessee of the Facility approved by Lender in writing.
"Lien" means any voluntary or involuntary mortgage, security deed, deed of trust, lien, pledge, assignment, security interest, title retention agreement, financing lease, levy, execution, seizure, judgment, attachment, garnishment, charge, lien or other encumbrance of any kind, including those contemplated by or permitted in this Agreement and the other Loan Documents.
"Loan" means the Loan in the principal sum of $2,475,000.00 made by Lender to Borrower as of the date hereof.
"Loan Documents" means, collectively, this Agreement, the Assignment of Leases and Rents, the Note, the Assignment of Licenses, Permits and Contracts the Guaranty Agreement, the Deed of Trust, and the Subordination Agreement, together with any and all other documents executed by Borrower or others, evidencing, securing or otherwise relating to the Loan.
"Loan Obligations" means the aggregate of all principal and interest owing from time to time under the Note and all expenses, charges and other amounts from time to time owing under the Note, this Agreement, or the other Loan Documents and all covenants, agreements and other obligations from time to time owing to, or for the benefit of, Lender pursuant to the Loan Documents.
"Management Agreement" means that certain Management Agreement to be entered into after the Closing Date by and between Manager and Lessee, obligating the Manager to operate and manage the Facility.
"Manager" means, if applicable, Stefan Health Care, Inc., a California corporation, and any successor manager of the Facility approved by Lender in writing.
"Maturity Date" means September 1, 2008.
"Medicaid" means that certain program of medical assistance, funded jointly by the federal government and the States, for impoverished individuals who are aged, blind and/or disabled, and/or members of families with dependent children, which program is more fully described in Title XIX of the Social Security Act (42 U.S.C. §§ 1396 et seq.) and the regulations promulgated thereunder.
"Medicare" means that certain federal program providing health insurance for eligible elderly and other individuals, under which physicians, hospitals, skilled nursing homes, home health care and other providers are reimbursed for certain covered services they provide to the beneficiaries of such program, which program is more fully described in Title XVIII of the Social Security Act (42 U.S.C. §§ 1395 et seq.) and the regulations promulgated thereunder.
"Money" means all monies, cash, rights to deposit or savings accounts or other items of legal tender obtained from or for use in connection with the operation of the Facility.
4
"Note" means the Promissory Note of even date herewith in the principal amount of the Loan payable by Borrower to the order of Lender.
"O&M Program" means a written program of operations and maintenance established or approved in writing by Lender relating to any Hazardous Materials in, on or under the Property or Improvements.
"Permits" means all licenses, permits and certificates used or necessary in connection with the ownership, operation, use or occupancy of the Property and/or the Facility, including, without limitation, business licenses, state health department licenses, food service licenses, licenses to conduct business, certificates of need and all such other permits, licenses and rights, obtained from any governmental, quasi-governmental or private person or entity whatsoever concerning ownership, operation, use or occupancy.
"Permitted Encumbrances" has the meaning given to that term in Section 5.2 hereof.
"Person" means any natural person, firm, trust, corporation, partnership, limited liability company, trust and any other form of legal entity.
"Proceeds" means all proceeds (including proceeds of insurance and condemnation) from the sale, exchange, transfer, collection, loss, damage, disposition, substitution or replacement of any of the Collateral.
"Property" means the real estate located in Hoquiam, Grays Harbor County, Washington, which is more particularly described in Exhibit "A" hereto, upon which the Facility is located, and which, concurrent with the Closing Date, will be owned by the Borrower.
"Reimbursement Contracts" means all third party reimbursement contracts for the Facility which are now or hereafter in effect with respect to residents or patients qualifying for coverage under the same, including Medicare, Medicaid and private insurance agreements, and any successor program or other similar reimbursement program and/or private insurance agreements.
"Rents" means all rent and other payments of whatever nature from time to time payable pursuant to leases of the Property or the Facility, or for retail space or other space at the Property (including, without limitation, rights to payment earned under leases for space in the Improvements for the operation of ongoing retail businesses such as newsstands, barbershops, beauty shops, physicians' offices, pharmacies and specialty shops).
"Single-Purpose Entity" means a Person which owns no interest or property other than the Property, the Improvements or interests in the Borrower.
"Stock" means all shares, options, warrants, general or limited partnership interests, membership interests, participations or other equivalents (regardless of how designated) in a corporation, limited liability company, partnership or any equivalent entity, whether voting or nonvoting, including, without limitation, common stock, preferred stock, or any other "equity security" (as such term is defined in Rule 3a11-1 of the General Rules and Regulations promulgated by the Securities and Exchange Commission under the Securities Exchange Act of 1934, as amended).
"Subordination Agreement" means that certain Subordination and Attornment Agreement of even date herewith by and among Borrower, Lessee, and Lender.
1.2 Singular terms shall include the plural forms and vice versa, as applicable, of the terms defined.
1.3 Terms contained in this Agreement shall, unless otherwise defined herein or unless the context otherwise indicates, have the meanings, if any, assigned to them by the Uniform Commercial Code in effect in the State of Washington.
1.4 All accounting terms used in this Agreement shall be construed in accordance with GAAP, except as otherwise specified.
5
1.5 All references to other documents or instruments shall be deemed to refer to such documents or instruments as they may hereafter be extended, renewed, modified, or amended and all replacements and substitutions therefor.
1.6 All references herein to "Medicaid" and "Medicare" shall be deemed to include any successor program thereto.
ARTICLE II
TERMS OF THE LOAN
2.1 The Loan. Borrower has agreed to borrow the Loan from Lender, and Lender has agreed to make the Loan to Borrower, subject to Borrower's compliance with and observance of the terms, conditions, covenants, and provisions of this Agreement and the other Loan Documents, and Borrower has made the covenants, representations, and warranties herein and therein as a material inducement to Lender to make the Loan.
2.2 Security for the Loan. The Loan will be evidenced, secured and guaranteed by the Loan Documents.
ARTICLE III
BORROWER'S REPRESENTATIONS AND WARRANTIES
To induce Lender to enter into this Agreement, and to make the Loan to Borrower, Borrower represents and warrants to Lender as follows:
3.1 Existence, Power and Qualification. Borrower is a duly organized and validly existing entity, has the power to own its properties and to carry on its business as is now being conducted, and is duly qualified to do business and is in good standing in every jurisdiction in which the character of the properties owned by it or in which the transaction of its business makes its qualification necessary.
3.2 Power and Authority. Borrower has full power and authority to borrow the indebtedness evidenced by the Note and to incur the Loan Obligations provided for herein, all of which have been authorized by all proper and necessary action. All consents, approvals, authorizations, orders or filings of or with any court or governmental agency or body, if any, required for the execution, delivery and performance of the Loan Documents by the Borrower have been obtained or made.
3.3 Due Execution and Enforcement. Each of the Loan Documents to which Borrower is a party constitutes a valid and legally binding obligation of Borrower, enforceable in accordance with its respective terms (except as such enforcement may be limited by bankruptcy, insolvency, reorganization, receivership, moratorium, or other laws relating to the rights of creditors generally and by general principles of equity) and does not violate, conflict with, or constitute any default under any law, government regulation, decree, judgment, Borrower's articles of organization/incorporation, partnership agreement or operating agreement, as applicable, or any other agreement or instrument binding upon Borrower.
3.4 Single Purpose Entity. Borrower is a Single Purpose Entity.
3.5 Pending Matters.
a. Operations; Financial Condition. No action or investigation is pending or, to the best of Borrower's knowledge, threatened before or by any court or administrative agency which might result in any material adverse change in the financial condition, operations or prospects of Borrower or any lower reimbursement rate under the Reimbursement Contracts. The Borrower is not in violation of any agreement, the violation of which might reasonably be expected to have a material adverse effect on its business or assets, and the Borrower is not in violation of any order, judgment, or decree of any court, or any statute or governmental regulation to which it is subject.
6
b. Condemnation or Casualty. There are no proceedings pending, or, to the best of Borrower's knowledge, threatened, to acquire through the exercise of any power of condemnation, eminent domain or similar proceeding any part of the Property, the Improvements or any interest therein, or to enjoin or similarly prevent or restrict the use of the Property or the operation of the Facility in any manner. None of the Improvements is subject to any unrepaired casualty or other damage.
3.6 Financial Statements Accurate. All financial statements heretofore or hereafter provided by Borrower are and will be true and complete in all material respects as of their respective dates and fairly present the respective financial condition of Borrower, and there are no material liabilities, direct or indirect, fixed or contingent, as of the respective dates of such statements which are not reflected therein or in the notes thereto or in a written certificate delivered with such statements. The financial statements of the Borrower have been prepared in accordance with GAAP. There has been no material adverse change in the financial condition, operations, or prospects of Borrower since the dates of such statements except as fully disclosed in writing with the delivery of such statements. All financial statements of the operations of the Facility heretofore or hereafter provided to Lender are and will be true and complete in all material respects as of their respective dates.
3.7 Compliance with Facility Laws. The Facility is duly licensed and is currently operated as a 118 bed skilled care nursing home under the applicable laws of the state where the Property is located. Borrower or Lessee is the lawful owner of all Permits for the Facility, including, without limitation, the Certificate of Need, if applicable, which (a) are in full force and effect, (b) constitute all of the permits, licenses and certificates required for the use, operation and occupancy thereof, (c) have not been pledged as collateral for any other loan or Indebtedness, (d) are held free from restrictions or any encumbrance which would materially adversely affect the use or operation of the Facility, and (e) are not provisional, probationary or restricted in any way. The Borrower and Manager and Lessee as well as the operation of the Facility are in compliance in all material respects with the applicable provisions of nursing home and/or assisted living facility laws, rules, regulations and published interpretations to which the Facility is subject. No waivers of any laws, rules, regulations, or requirements (including, but not limited to, minimum foot requirements per bed) are required for the Facility to operate at the current licensed bed capacity. All Reimbursement Contracts are in full force and effect with respect to the Facility, and Borrower and Manager and Lessee are in good standing with all the respective agencies governing such applicable nursing home licenses, program certification, and Reimbursement Contracts. Borrower and Manager and Lessee are current in the payment of all so-called provider specific taxes or other assessments with respect to such Reimbursement Contracts. Borrower will maintain and cause Manager or Lessee to maintain (without allowing to lapse) the Certificate of Need, if applicable, and any required Permits. In the event Lender acquires the Facility through foreclosure or otherwise, neither Lender nor a subsequent manager, a subsequent lessee or any subsequent purchaser (through foreclosure or otherwise) must obtain a Certificate of Need prior to applying for and receiving a license to operate the Facility and certification to receive 7 participation in Medicare and Medicaid, including without limitation, the Medicare and Medicaid Patient Protection Act of 1987. The Facility is in conformance in all material respects with all insurance, reimbursement and cost reporting requirements and has a current provider agreement which is in full force and effect under Medicare and Medicaid.
3.8 Third-Party Payors. There is no threatened or pending revocation, suspension, termination, probation, restriction, limitation, or nonrenewal affecting Borrower, Manager, Lessee or the Facility or any participation or provider agreement with any third-party payor, including Medicare, Medicaid, Blue Cross and/or Blue Shield, and any other private commercial insurance managed care and employee assistance program (such programs, the "Third-Party Payors' Programs") to which Borrower or Manager or Lessee presently is subject. All Medicare, Medicaid and private insurance cost reports and financial reports submitted by Borrower or Manager or Lessee are and will be materially accurate and
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complete and have not been and will not be misleading in any material respects. No cost reports for the Facility remain "open" or unsettled, except as otherwise disclosed.
3.9 Governmental Proceedings and Notices. Neither Borrower nor Manager nor Lessee nor the Facility is currently the subject of any proceeding by any governmental agency, and no notice of any violation has been received from a governmental agency that would, directly or indirectly, or with the passage of time:
a. Have a material adverse impact on Borrower's ability to accept and/or retain patients or result in the imposition of a fine, a sanction, a lower rate certification or a lower reimbursement rate for services rendered to eligible patients;
b. Modify, limit or annul or result in the transfer, suspension, revocation or imposition of probationary use of any of the Permits; or
c. Affect Borrower's continued participation in the Medicare or Medicaid programs or any other Third-Party Payors' Programs, or any successor programs thereto, at current rate certifications.
3.10 Physical Plant Standards. The Facility and the use thereof complies in all material respects with all applicable local, state and federal building codes, fire codes, zoning codes, use restrictions, health care, health care facility and other similar regulatory requirements (the "Physical Plant Standards"), and no waivers of Physical Plant Standards exist at the Facility.
3.11 Pledges of Receivables. The Borrower has not pledged its Accounts as collateral security for any loan or indebtedness other than, if applicable, the Loan.
3.12 Payment of Taxes and Property Impositions. Borrower has filed all federal, state, and local tax returns which it is required to file and has paid, or made adequate provision for the payment of, all taxes which are shown pursuant to such returns or are required to be shown thereon or to assessments received by Borrower, including, without limitation, provider taxes. All such returns are complete and accurate in all respects. Borrower has paid or made adequate provision for the payment of all applicable water and sewer charges, government assessments, ground rents (if applicable) and Taxes (as defined in the Deed of Trust) with respect to the Property.
3.13 Title to Collateral. Borrower has good and marketable title to all of the Collateral, subject to no lien, mortgage, pledge, encroachment, zoning violation, or encumbrance, except Permitted Encumbrances, which Permitted Encumbrances do not and will not materially interfere with the security intended to be provided by the Deed of Trust or the current use or operation of the Property and or the current ability of the Facility to generate net operating income sufficient to service the Loan. All Improvements situated on the Property are situated wholly within the boundaries of the Property.
3.14 Priority of Deed of Trust. The Deed of Trust constitutes a valid first lien against the real and personal property described therein, prior to all other liens or encumbrances, including those which may hereafter accrue, excepting only "Permitted Encumbrances", which Permitted Encumbrances do not and will not materially and adversely affect (a) the ability of the Borrower to pay in full the principal of and interest on the Note when due, (b) the security (and its value) intended to be provided by the Deed of Trust or (c) the current use of the Property and the Improvements.
3.15 Location of Chief Executive Offices. The location of Borrower's principal place of business and chief executive office is set forth on Exhibit "B" hereto.
3.16 Disclosure. All information furnished or to be furnished by Borrower to Lender in connection with the Loan or any of the Loan Documents, is, or will be at the time the same is furnished, accurate and correct in all material respects and complete insofar as completeness may be necessary to provide Lender with true and accurate knowledge of the subject matter.
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3.17 Trade Names. The Facility, which operates under the trade name, has not changed its name, been known by any other name, or been a party to a merger, reorganization or similar transaction within the last twelve (12) years.
3.18 ERISA. Borrower is in compliance with all applicable provisions of the Employee Retirement Income Security Act of 1974, as amended ("ERISA").
3.19 Ownership. The ownership interests of the Persons comprising the Borrower and each of the respective interests in the Borrower are correctly and accurately set forth on Exhibit "C" hereto.
3.20 Compliance With Applicable Laws. The Facility and its operations and the Property comply in all material respects with all covenants and restrictions of record and applicable laws, ordinances, rules and regulations, including, without limitation, the Americans with Disabilities Act and the regulations thereunder, and all laws, ordinances, rules and regulations relating to zoning, setback requirements and building codes and there are no waivers of any building codes currently in existence for the Facility.
3.21 Solvency. Borrower is solvent for purposes of 1 l U.S.C. §548, and the borrowing of the Loan will not render Borrower insolvent for purposes of I 1 U.S.C. §548.
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3.22 Other Indebtedness. Borrower has no outstanding Indebtedness, secured or unsecured, direct or contingent (including any guaranties), other than (a) the Loan, and (b) indebtedness which represents trade payables or accrued expenses incurred in the ordinary course of business of owning and operating the Property; no other debt will be secured (senior, subordinate or pari passu ) by the Property.
3.23 Other Obligations. Borrower has no material financial obligation under any indenture, mortgage, deed of trust, loan agreement or other agreement or instrument to which Borrower is a party or by which Borrower or the Property is otherwise bound, other than obligations incurred in the ordinary course of the operation of the Property and other than obligations under the Deed of Trust and the other Loan Documents.
3.24 Fraudulent Conveyances. Borrower (1) has not entered into this Agreement or any of the other Loan Documents with the actual intent to hinder, delay, or defraud any creditor and (2) has received reasonably equivalent value in exchange for its obligations under the Loan Documents. Giving effect to the transactions contemplated by the Loan Documents, the fair saleable value of Borrower's assets exceeds and will, immediately following the execution and delivery of the Loan Documents, be greater than Borrower's probable liabilities, including the maximum amount of its contingent liabilities or its debts as such debts become absolute and mature. Borrower's assets do not and, immediately following the execution and delivery of the Loan Documents will not, constitute unreasonably small capital to carry out its business as conducted or as proposed to be conducted. Borrower does not intend to, and does not believe that it will, incur debts and liabilities (including, without limitation, contingent liabilities and other commitments) beyond its ability to pay such debts as they mature (taking into account the timing and amounts to be payable on or in respect of obligations of Borrower).
3.25 Management Agreement. As of the Closing Date, a Management Agreement with respect to the operation of the Facility does not exist.
3.26 Representations and Warranties. Borrower agrees that its representations and warranties and covenants contained herein are true and correct as of the date hereof and shall survive closing of the Loan and the assignment and delivery of the Loan to Investor. Borrower agrees that Investor shall be a third party beneficiary of the representations, warranties and covenants set forth herein.
3.27 Lease Agreement. The Lease Agreement is in full force and effect and there are no defaults (either monetary or nonmonetary) by Borrower or Lessee thereunder. Pursuant to the Lease Agreement, Lessee is obligated to operate and manage the Facility. Borrower has not entered into any other Lease Agreement with respect to the lease and operation of the Facility.
ARTICLE IV
AFFIRMATIVE COVENANTS OF BORROWER
Borrower agrees with and covenants unto the Lender that until the Loan Obligations have been paid in full, Borrower shall:
4.1 Payment of Loan/Performance of Loan Obligations. Duly and punctually pay or cause to be paid the principal and interest of the Note in accordance with its terms and duly and punctually pay and perform or cause to be paid or performed all Loan Obligations hereunder and under the other Loan Documents.
4.2 Maintenance of Existence. Maintain its existence as a Delaware limited liability company, and, in each jurisdiction in which the character of the property owned by it or in which the transaction of its business makes qualification necessary, maintain good standing.
4.3 Maintenance of Single Purpose. Maintain its existence as a Single Purpose Entity.
4.4 Accrual and Payment of Taxes. During each fiscal year, make accurate provision for the payment of all current tax liabilities of all kinds (including, without limitation, federal and state income taxes,
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franchise taxes, payroll taxes, provider taxes (to the extent necessary to participate in and receive maximum funding pursuant to Reimbursement Contracts) and Taxes (as defined in the Deed of Trust)), all required withholding of income taxes of employees, all required old age and unemployment contributions, and all required payments to employee benefit plans, and pay the same when they become due.
4.5 Insurance. Maintain the following insurance coverages with respect to the Property and the Facility:
a. Insurance against loss or damage by fire, casualty and other hazards as now are or subsequently may be covered by an "all risk" policy or a policy covering "special" causes of loss, with such endorsements as Lender may from time to time reasonably require and which are customarily required by institutional lenders of similar properties similarly situated, including, without limitation, building ordinance law, lightning, windstorm, civil commotion, hail, riot, strike, water damage, sprinkler leakage, collapse, malicious mischief, explosion, smoke, aircraft, vehicles, vandalism, falling objects and weight of snow, ice or sleet, and covering the Facility in an amount equal to 100% of the full insurable replacement value of the Facility (exclusive of footings and foundations below the lowest basement floor) without deduction for depreciation. The determination of the replacement cost amount shall be adjusted annually to comply with the requirements of the insurer issuing the coverage or, at Lender's election, by reference to such indexes, appraisals or information as Lender determines in its reasonable discretion, and, unless the insurance required by this paragraph shall be effected by blanket and/or umbrella policies in accordance with the requirements of this Agreement, the policy shall include inflation guard coverage that ensures that the policy limits will be increased over time to reflect the effect of inflation. Each policy shall, subject to Lender's approval, contain (i) a replacement cost endorsement, without deduction for depreciation, (ii) either an agreed amount endorsement or a waiver of any co-insurance provisions, and (iii) an ordinance or law coverage or enforcement endorsement if the Improvements or the use of the Property constitutes any legal nonconforming structures or uses, and shall provide for deductibles in such amounts as Lender may permit in its sole discretion.
b. Commercial general liability insurance under a policy containing "Comprehensive General Liability Form" of coverage (or a comparably worded form of coverage) and the "Broad Form CGL" endorsement (or a policy which otherwise incorporates the language of such endorsement), providing coverage on an occurrence (not "claims made") basis, which policy shall include, without limitation, coverage against claims for personal injury, bodily injury, death and property damage liability with respect to the Facility and the operations related thereto, whether on or off the Property, and the following coverages: Employee as Additional Insured, Product Liability/Completed Operations; Broad Form Contractual Liability, Independent Contractor, Personal Injury and Advertising Injury Protection, Medical Payment (with a minimum limit of $5,000 per person), Broad Form Cross Suits Liability Endorsement, where applicable, hired and non-owned automobile coverage (including rented and leased vehicles), and, if any alcoholic beverages shall be sold, manufactured or distributed in the Facility, liquor liability coverage, all of which shall be in such amounts as Lender may from time to time reasonably require, but not less than One Million Dollars ($1,000,000) per occurrence, Three Million Dollars ($3,000,000) in the aggregate and with umbrella coverage not less than Five Million Dollars ($5,000,000). If such policy shall cover more than one property, such limits shall apply on a "per location" basis. If any elevators, health club facilities or swimming pools are located at the Facility, the foregoing amounts shall be increased to Three Million Dollars ($3,000,000), Six Million Dollars ($6,000,000) and Ten Million Dollars ($10,000,000), respectively. Such liability policy shall delete the contractual exclusion under the personal injury coverage, if possible, and if available, shall include the following endorsements: Notice of Accident, Knowledge of Occurrence, and Unintentional Error and Omission.
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c. Professional liability insurance coverage in an amount equal to not less than One Million Dollars ($1,000,000) per occurrence and Three Million Dollars ($3,000,000) in the aggregate and insuring Borrower for acts occurring prior to the date of the Loan.
d. Business interruption insurance (i) covering the same perils of loss as are required to be covered by the property insurance required under Section 4.5(a) above, (ii) in an amount equal to the projected annual net income from the Facility plus carrying costs and extraordinary expenses of the Property for a period of twelve (12) months, based upon Borrower's reasonable estimate thereof as approved by Lender, (iii) including either an agreed amount endorsement or a waiver of any co-insurance provisions, so as to prevent Borrower, Lender and any other insured thereunder from being a co-insurer, and (iv) providing that any covered loss thereunder shall be payable to Lender.
e. During the period of any new construction on the Premises, a so-called "Builder's All-Risk Completed Value" or "Course of Construction" insurance policy in non-reporting form for any improvements under construction, including, without limitation, for demolition and increased cost of construction or renovation, in an amount equal to 100% of the estimated replacement cost value on the date of completion, including "soft cost" coverage, and Workers' Compensation Insurance covering all persons engaged in such construction, in an amount at least equal to the minimum required by law. In addition, each contractor and subcontractor shall be required to provide Lender with a certificate of insurance for (i) workers' compensation insurance covering all persons engaged by such contractor or subcontractor in such construction in an amount at least equal to the minimum required by law, and (ii) general liability insurance showing minimum limits of at least $5,000,000, including coverage for products and completed operations. Each contractor and subcontractor also shall cover Borrower and Lender as an additional insured under such liability policy and shall indemnify and hold Borrower and Lender harmless from and against any and all claims, damages, liabilities, costs and expenses arising out of, relating to or otherwise in connection with its performance of such construction.
f. If the Facility contains steam boilers, steam pipes, steam engines, steam turbines or other high pressure vessels, insurance 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 Improvements, 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 Improvements arising out of an accident or breakdown covered thereunder.
g. Flood insurance with a deductible not to exceed Three Thousand Dollars ($3,000), or such greater amount as may be satisfactory to Lender in its sole discretion, and in an amount equal to the full insurable value of the Facility or the maximum amount available, whichever is less, if the Facility is located in an area designated by the Secretary of Housing and Urban Development or the Federal Emergency Management Agency as having special flood hazards.
h. Workers' compensation insurance or other similar insurance which may be required by governmental authorities or applicable legal requirements in an amount at least equal to the minimum required by law, and employer's liability insurance with a limit of One Million Dollars ($1,000,000) per accident and per disease per employee, and Three Million Dollars ($3,000,000) in the aggregate for disease arising in connection with the operation of the Property.
i. Such other insurance coverages, in such amounts, and such other forms and endorsements, as may from time to time be required by Lender and which are customarily required by institutional lenders to similar properties, similarly situated, including, without limitation, coverages against other insurable hazards (including, by way of example only, earthquake, sinkhole and mine subsidence), which at the time are commonly insured against and generally available.
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j. All insurance required under this Section 4.5 shall have a term of not less than one year and shall be in the form and amount and with deductibles as, from time to time, shall be reasonably acceptable to Lender, under valid and enforceable policies issued by financially responsible insurers either licensed to transact business in the State where the Facility is located, or obtained through a duly authorized surplus lines insurance agent or otherwise in conformity with the laws of such State, with (a) a rating of not less than the third (3rd) highest rating category by either Standard & Poor's Ratings Group, Duff & Phelps Credit Rating Co., Moody's Investors Service, Inc., Fitch Investors Service, Inc. or any successors thereto, or (b) an A:V rating in Best's Key Rating Guide; provided, however, that if the initial principal balance of the Loan is greater than Seven Million Five Hundred Thousand Dollars ($7,500,000.00), such insurer must, in lieu of such Best's rating, have a long term senior debt rating of at least "A" by Standard & Poor's Ratings Group. Originals or certified copies of all insurance policies shall be delivered to and held by Lender. All such policies shall name Lender as an additional insured, shall provide for loss payable solely to Lender and shall contain: (i) standard "non-contributory mortgagee" endorsement or its equivalent relating, inter alia, to recovery by Lender notwithstanding the negligent or willful acts or omissions of Borrower and notwithstanding (a) occupancy or use of the Facility for purposes more hazardous than those permitted by the terms of such policy, (b) any foreclosure or other action taken by Lender pursuant to the Deed of Trust upon the occurrence of an Event of Default, or (c) any change in title or ownership of the Facility; and (ii) a provision that such policies shall not be canceled or amended, including, without limitation, any amendment reducing the scope or limits of coverage, or failed to be renewed, without at least thirty (30) days prior written notice to Lender in each instance. With respect to insurance policies which require payment of premiums annually, not less than thirty (30) days prior to the expiration dates of the insurance policies obtained pursuant to this Agreement, Borrower shall pay such amount, except to the extent Lender is escrowing sums therefor pursuant to the Loan Documents. Not less than thirty (30) days prior to the expiration dates of the insurance policies obtained pursuant to this Agreement, originals or certified copies of renewals of such policies (or certificates evidencing such renewals) bearing notations evidencing the payment of premiums or accompanied by other evidence satisfactory to Lender of such payment, which premiums shall not be paid by Borrower through or by any financing arrangement, shall be delivered by Borrower to Lender. Borrower shall not carry separate insurance, concurrent in kind or form or contributing in the event of loss, with any insurance required under this Section 4.5. If the limits of any policy required hereunder are reduced or eliminated due to a covered loss, Borrower shall pay the additional premium, if any, in order to have the original limits of insurance reinstated, or Borrower shall purchase new insurance in the same type and amount that existed immediately prior to the loss.
k. If Borrower fails to maintain and deliver to Lender the original policies or certificates of insurance required by this Agreement, Lender may, at its option, procure such insurance and Borrower shall pay or, as the case may be, reimburse Lender for, all premiums thereon promptly, upon demand by Lender, with interest thereon at the Default Rate from the date paid by Lender to the date of repayment and such sum shall constitute a part of the Loan Obligations.
l. The insurance required by this Agreement may, at the option of Borrower, be effected by blanket and/or umbrella policies issued to Borrower or to an Affiliate of Borrower covering the Facility and the properties of such Affiliate; provided that, in each case, the policies otherwise comply with the provisions of this Agreement and allocate to the Facility, from time to time, the coverage specified by this Agreement, without possibility of reduction or coinsurance by reason of, or damage to, any other property (real or personal) named therein. If the insurance required by this Agreement shall be effected by any such blanket or umbrella policies, Borrower shall furnish to Lender original policies or certified copies thereof, with schedules attached thereto showing the amount of the insurance provided under such policies which is applicable to the Facility.
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m. Neither Lender nor its agents or employees shall be liable for any loss or damage insured by the insurance policies required to be maintained under this Agreement; it being understood that (i) Borrower shall look solely to its insurance company for the recovery of such loss or damage, (ii) such insurance company shall have no rights of subrogation against Lender, its agents or employees, and (iii) Borrower shall use its best efforts to procure from such insurance company a waiver of subrogation rights against Lender. If, however, such insurance policies do not provide for a waiver of subrogation rights against Lender (whether because such a waiver is unavailable or otherwise), then Borrower hereby agrees, to the extent permitted by law and to the extent not prohibited by such insurance policies, to waive its rights of recovery, if any, against Lender, its agents and employees, whether resulting from any damage to the Facility, any liability claim in connection with the Facility or otherwise. If any such insurance policy shall prohibit Borrower from waiving such claims, then Borrower must obtain from such insurance company a waiver of subrogation rights against Lender.
n. Lender may make the net proceeds of insurance or condemnation (after payment of Lender's reasonable costs and expenses) available to Borrower for Borrower's repair, restoration and replacement of the Improvements, Equipment and Inventory damaged or taken on the following terms and subject to Borrower's satisfaction of the following conditions:
(a) The aggregate amount of all such proceeds shall not exceed the aggregate amount of all such Loan Obligations.
(b) At the time of such loss or damage and at all times thereafter while Lender is holding any portion of such proceeds, there shall exist no Default or Event of Default;
(c) The Improvements, Equipment, and Inventory for which loss or damage has resulted shall be capable of being restored to its preexisting condition and utility in all material respects with a value equal to or greater than that which existed prior to such loss or damage and such restoration shall be capable of being completed prior to the earlier to occur of (i) the expiration of business interruption insurance as determined by an independent inspector or (ii) the Maturity Date;
(d) Within thirty (30) days from the date of such loss or damage Borrower shall have given Lender a written notice electing to have the proceeds applied for such purpose;
(e) Within sixty (60) days following the date of notice under the preceding subparagraph (c) and prior to any proceeds being disbursed to Borrower, Borrower shall have provided to Lender all of the following:
(i) complete plans and specifications for restoration, repair and replacement of the Improvements, Equipment and Inventory damaged to the condition, utility and value required by (b) above,
(ii) if loss or damage exceeds $50,000, fixed-price or guaranteed maximum cost bonded construction contracts for completion of the repair and restoration work in accordance with such plans and specifications,
(iii) builder's risk insurance for the full cost of construction with Lender named under a standard mortgagee loss-payable clause,
(iv) such additional funds as in Lender's reasonable opinion are necessary to complete such repair, restoration and replacement, and
(v) copies of all permits and licenses necessary to complete the work in accordance with the plans and specifications;
(f) Lender may, at Borrower's expense, retain an independent inspector to review and approve plans and specifications and completed construction and to approve all requests for disbursement, which approvals shall be conditions precedent to release of proceeds as work progresses;
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(g) No portion of such proceeds shall be made available by Lender for architectural reviews or for any other purposes which are not directly attributable to the cost of repairing, restoring or replacing the Improvements, Equipment and Inventory for which a loss or damage has occurred unless the same are covered by such insurance;
(h) Borrower shall diligently pursue such work and shall complete such work prior to the earlier to occur of the expiration of business interruption insurance or the Maturity Date;
(i) The Facility continues to achieve the Debt Service Coverage requirements set forth in Section 4.13 below;
(j) Each disbursement by Lender of such proceeds and deposits shall be funded subject to conditions and in accordance with disbursement procedures which a commercial construction lender would typically establish in the exercise of sound banking practices and shall be made only upon receipt of disbursement requests on an AIA G702/703 form (or similar form approved by Lender) signed and certified by Borrower and, if required by the Lender, its architect and general contractor with appropriate invoices and lien waivers as required by Lender;
(k) Lender shall have a first lien security interest in all building materials and completed repair and restoration work and in all fixtures and equipment acquired with such proceeds, and Borrower shall execute and deliver such mortgages, deeds of trust, security agreements, financing statements and other instruments as Lender shall request to create, evidence, or perfect such lien and security interest; and
(1) In the event and to the extent such proceeds are not required or used for the repair, restoration and replacement of the Improvements, Equipment and Inventory for which a loss or damage has occurred, or in the event Borrower fails to timely make the election to have insurance proceeds applied to the restoration of the Improvements, Equipment, or Inventory, or, having made such election, fails to timely comply with the terms and conditions set forth herein, or, if the conditions set forth herein for such application are otherwise not satisfied, then Lender shall be entitled without notice to or consent from Borrower to apply such proceeds, or the balance thereof, at Lender's option either (i) to the full or partial payment or prepayment of the Loan Obligations (without premium) in the manner aforesaid, or (ii) to the repair, restoration and/or replacement of all or any part of such Improvements, Equipment and Inventory for which a loss or damage has occurred.
o. Borrower appoints Lender as Borrower's attorney-in-fact to cause the issuance of or an endorsement of any insurance policy to bring Borrower into compliance herewith and, as limited above, at Lender's sole option, to make any claim for, receive payment for, and execute and endorse any documents, checks or other instruments in payment for loss, theft, or damage covered under any such insurance policy; however, in no event will Lender be liable for failure to collect any amounts payable under any insurance policy.
4.6 Financial and Other Information. Provide Lender, or cause the Manager and/or Lessee to provide to Lender, at its address set forth in Section 8.7 and at GMAC Commercial Mortgage Corporation, 55 S. Lake Avenue, Suite 230, Pasadena, California 91101-2602, the following financial statements and information on a continuing basis during the term of the Loan:
a. Within ninety (90) days after the end of each fiscal year of the Facility and the Borrower (if different from the Facility) and the Guarantor, respectively, (i) unaudited financial statements of the operations of the Facility, and (ii) audited financial statements of the Borrower and the Guarantor, respectively, prepared by a nationally recognized accounting firm or independent certified public accountant acceptable to Lender, which statements shall be prepared in accordance with GAAP, and shall include a balance sheet and a statement of income and expenses for the year then ended, certified by a financial officer of Borrower or the Guarantor, as the case may be, to be true and correct.
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b. Within ninety (90) days after the end of each fiscal year of the Manager or Lessee, as the case may be, unaudited financial statements of the Manager or Lessee prepared by a nationally recognized accounting firm or independent certified public accountant acceptable to Lender, which statements shall be prepared in accordance with GAAP, and shall include a balance sheet and a statement of income and expenses for the year then ended, and, shall be certified as true and correct in all material respects by a financial officer of the Manager or Lessee, as the case may be.
c. Within forty-five (45) days after the end of each fiscal quarter of the Facility and Borrower (if different from the Facility), unaudited financial statements of the operations of the Facility and Borrower prepared in accordance with GAAP, which statements shall include a balance sheet and statement of income and expenses for the quarter then ended, and occupancy and patient day statistics, and shall be certified as true and correct in all material respects by a financial officer of Borrower to be true and correct.
d. Within forty-five (45) days after the end of each fiscal quarter of the Manager or Lessee, as the case may be, and the Guarantor, unaudited financial statements of the Manager or Lessee and the Guarantor, respectively, prepared in accordance with GAAP, which shall include a balance sheet and statement of income and expenses for the quarter then ended, and shall be certified as true and correct in all material respects by a financial officer of the Manager, Lessee or the Guarantor, as the case may be, to be true and correct.
e. Within forty-five (45) days of the end of each calendar quarter, a statement of the number of bed days available and the actual patient days incurred for the quarter, together with quarterly census information of the Facility as of the end of such quarter in sufficient detail to show patient-mix (i.e., private, Medicare, Medicaid, and V.A.) on a daily average basis for such year through the end of such quarter, certified by the chief financial officer of Borrower or Manager or Lessee, as the case may be, to be true and correct. Such statements of the Facility shall be accompanied by the Summary of Financial Statements and Census Data attached hereto as Exhibit "D".
f. Within thirty (30) days after the filing deadline, as may be extended from time to time, copies of all federal, state and local tax returns of Borrower and Guarantor, together with all supporting documentation and required schedules.
g. Within ten (10) days of filing or receipt, all Medicare and/or Medicaid cost reports and any amendments thereto filed with respect to the Facility, and all responses, audit reports, or other inquiries with respect to such cost reports.
h. Within ten (10) days of receipt, a copy of the Medicaid Rate Calculation Worksheet (or the equivalent thereof) issued by the appropriate Medicaid Agency for the Facility.
i. Within ten (10) days of receipt, copies of all licensure and certification survey reports and statements of deficiencies (with plans of correction attached thereto).
j. Within three (3) days of receipt, any and all notices (regardless of form) from any and all licensing and/or certifying agencies that the Facility license and/or the Medicare and/or Medicaid certification of the Facility is being downgraded to a substandard category, revoked, or suspended or that any such action is pending or being considered.
k. Upon Lender's request, evidence of payment by Borrower or Manager or Lessee of any applicable provider bed taxes or similar taxes, which taxes Borrower agrees to pay.
l. Within one hundred twenty (120) days, and more frequently if requested by Lender, an aged accounts receivable report of the Facility in sufficient detail to show amounts due from each class of patient-mix (i.e., private, Medicare, Medicaid and V.A.) by the account age classifications of 30 days, 60 days, 90 days, 120 days, and over 120 days.
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m. Within forty-five (45) days of the end of each calendar quarter, a certificate of the chief financial officer of the Borrower confirming compliance with the covenants and requirements set forth above.
n. The Lender reserves the right to require that the annual financial statements of the Borrower and the Manager or Lessee be audited and prepared by a nationally recognized accounting firm or independent certified public accountant acceptable to Lender if (i) an Event of Default exists, (ii) if required by internal policy or by any investor in any securities backed in whole or in part by the Loan or any rating agency rating such securities, or (iii) if Lender has reasonable grounds to believe that the unaudited financial statements do not accurately represent the financial condition of the Borrower or the Manager or Lessee, as the case may be.
o. The Lender further reserves the right to require such other financial information of Borrower, Guarantor, Manager, the Facility and/or the Lessee in such form and at such other times (including monthly or more frequently) as Lender shall deem necessary, and Borrower agrees promptly to provide or to cause to be provided, such information to Lender. All financial statements must be in the form and detail as Lender may from time to time reasonably request.
4.7 Compliance Certificate. At the time of furnishing the quarterly operating statements required under the foregoing Section, furnish to Lender a compliance certificate in the form attached hereto as Exhibit "E" executed by its chief financial officer.
4.8 Books and Records. Keep and maintain at all times at the Facility or the management agent's offices, and upon Lender's request shall make available at the Facility, complete and accurate books of account and records (including copies of supporting bills and invoices) adequate to reflect correctly the results of the operation of the Facility, and copies of all written contracts, leases (if any), and other instruments which affect the Property, which books, records, contracts, leases (if any) and other instruments shall be subject to examination and inspection at any reasonable time by Lender (upon reasonable advance notice, which for such purposes only may be given orally, except in the case of an emergency or following an Event of Default, in which case no advance notice shall be required) provided, however, that if an Event of Default has occurred and is continuing, Borrower shall deliver to Lender upon written demand all books, records, contracts, leases (if any) and other instruments relating to the Facility or its operation and Borrower authorizes Lender to obtain a credit report on Borrower at any time.
4.9 Payment of Indebtedness. Duly and punctually pay or cause to be paid all other Indebtedness now owing or hereafter incurred by Borrower in accordance with the terms of such Indebtedness, except such Indebtedness owing to those other than Lender which is being contested in good faith and with respect to which any execution against properties of Borrower has been effectively stayed and for which reserves and collateral for the payment and security thereof have been established as determined by Lender in its sole discretion.
4.10 Records of Accounts. Maintain all records, including records pertaining to the Accounts of Borrower, at the chief executive office of Borrower as set forth in this Agreement.
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4.11 Conduct of Business. Conduct, or cause the Manager or Lessee, as the case may be, to conduct the operation of the Facility at all times in a manner consistent with the level of operation of the Facility as of the date hereof, including without limitation, the following:
a. to maintain the standard of care for the patients of the Facility at all times at a level necessary to ensure quality care for the patients of the Facility in accordance with customary and prudent industry standards;
b. to operate the Facility in a prudent manner and in compliance with applicable laws and regulations relating thereto and cause all Permits, Reimbursement Contracts, and any other agreements necessary for the use and operation of the Facility or as may be necessary for participation in the Medicaid, Medicare, or other applicable reimbursement programs to remain in effect without reduction in the number of licensed beds or beds authorized for use in the Medicaid, Medicare, or other applicable reimbursement programs;
c. to maintain sufficient Inventory and Equipment of types and quantities at the Facility to enable Borrower adequately to perform operations of the Facility;
d. to keep all Improvements and Equipment located on or used or useful in connection with the Facility in good repair, working order and condition, reasonable wear and tear excepted, and from time to time make all needed and proper repairs, renewals, replacements, additions, and improvements thereto to keep the same in good operating condition;
e. to maintain sufficient cash in the operating accounts of the Facility in order to satisfy the working capital needs of the Facility; and
f. to keep all required Permits current and in full force and effect.
4.12 Periodic Surveys. Furnish or cause Manager or Lessee, as the case may be, to furnish to Lender within twenty (20) days of receipt a copy of any Medicare, Medicaid, or other licensing agency survey or report and any statement of deficiencies and/or any other report indicating that any action is pending or being considered to downgrade the Facility to a substandard category, and within the time period required by the particular agency for furnishing a plan of correction also furnish or cause to be furnished to Lender a copy of the plan of correction generated from such survey or report for the Facility, and correct or cause to be corrected any deficiency, the curing of which is a condition of continued licensure or for full participation in Medicaid, Medicare or other reimbursement program pursuant to any Reimbursement Contract for existing patients or for new patients to be admitted with Medicaid or Medicare coverage, by the date required for cure by such agency (plus extensions granted by such agency).
4.13 Debt Service Coverage Requirements.
a. Achieve (commencing with the closing of the Loan), and, within forty-five (45) days after the end of each fiscal quarter of Borrower, provide evidence satisfactory to the Lender of the achievement of, the following Debt Service Coverage for the Facility ratios:
(i) a Debt Service Coverage for the Facility, after deduction of Actual Management Fees, of not less than 1.0 over 1.0 based on a rolling twelve (12) month period;
(ii) a Debt Service Coverage for the Facility, after deduction of Assumed Management Fees, of not less than 1.2 over 1.0 based on a rolling twelve (12) month period; and
(iii) in the event the Facility is both operated and managed by Lessee, a Debt Service Coverage for the Facility of not less than 1.25 over 1.0 based on a rolling twelve (12) month period.
b. If Borrower fails to achieve or provide evidence of achievement of the Debt Service Coverage for the Facility, upon fifteen (15) days written notice to Borrower, Borrower will deposit with Lender
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additional cash or other liquid collateral in an amount which, when added to the first number of the debt service coverage calculation, would have resulted in the noncomplying debt service coverage requirement having been satisfied. If such failure continues for two (2) consecutive quarters, on the third consecutive quarter, if Borrower again fails to achieve or provide evidence of the achievement of the Debt Service Coverages for the Facility required above, upon fifteen (15) days written notice to Borrower, Borrower will deposit with Lender additional cash or other liquid collateral (with credit for amounts currently being held by Lender pursuant to the foregoing sentence), in an amount which, if the same had been applied on the first day of the first quarter for which such noncompliance of the debt service coverage requirement occurred to reduce the outstanding principal indebtedness of the Loan Obligations, would have resulted in the noncomplying debt service coverage requirement having been satisfied, and Borrower agrees promptly to provide such additional cash or other liquid collateral. Such additional Collateral will be held by the Lender in a standard custodial account, and shall constitute additional collateral for the Loan Obligations and an "Account" as defined in this Agreement, and, upon the occurrence of an Event of Default, may be applied by the Lender, in such order and manner as the Lender may elect, to the reduction of the Loan Obligations. Borrower shall not be entitled to any interest earned on such additional Collateral. Provided that there is no outstanding Default or Event of Default, such additional Collateral which has not been applied to the Loan Obligations will be released by the Lender at such time as Borrower provides the Lender with evidence that the required debt service coverage requirements outlined above have been achieved and maintained (without regard to any cash deposited pursuant to this Section 4.13) as of the end of each of two (2) consecutive quarters.
4.15 Occupancy. Maintain or cause to be maintained at all times a daily average annual occupancy for the Facility of eighty five percent (85%) or higher.
4.16 Capital Expenditures. Maintain the Facility in good condition and make minimum capital expenditures for the Facility in each fiscal year in the amount of $250 per bed for such capital expenditures as set forth on Exhibit "H" (which capital expenditures may also include those necessary for ordinary repairs and routine maintenance), and, within forty-five (45) days of the end of such fiscal year, provide evidence thereof satisfactory to Lender. In the event that Borrower shall fail to do so, Borrower shall, upon Lender's written request, immediately establish and maintain a capital expenditures reserve fund with Lender equal to the difference between the required amount per bed and the amount per bed actually spent by the Borrower. Borrower grants to Lender a right of setoff against all moneys in the capital expenditures reserve fund, and Borrower shall not permit any other Lien to exist upon such fund. The proceeds of such capital expenditures reserve fund will be disbursed monthly upon Lender's receipt of satisfactory evidence that Borrower has made the required capital expenditures. Upon Borrower's failure to adequately maintain the Facility in good condition, Lender may, but shall not be obligated to, make such capital expenditures and may apply the moneys in the capital expenditures reserve fund for such purpose. To the extent there are insufficient moneys in the capital expenditures reserve fund for such purposes, all funds advanced by Lender to make such capital expenditures shall constitute a portion of the Loan Obligations, shall be secured by the Deed of Trust and shall accrue interest at the Default Rate until paid. Upon an Event of Default, Lender may apply any moneys in the capital expenditures reserve fund to the Loan Obligations, in such order and manner as Lender may elect. For any partial fiscal year during which the Loan is outstanding, the required expenditure amount shall be prorated by multiplying the total of the required amount per bed by a fraction, the numerator of which is the number of days during such year for which all or part of the Loan is outstanding and the denominator of which is the number of days in such year.
4.17 Lease Agreement and Management Agreement. Within ninety (90) days from the Closing Date, enter into a lease agreement, in form and substance as approved by Lender, with an Affiliate of Borrower, approved by Lender as lessee. Immediately thereafter, Borrower shall (i) execute and cause such lessee to execute and deliver to Lender a subordination and attornment agreement and lessee
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security agreement, in the forms attached hereto as Exhibit "G", and UCC-1 Financing Statement(s) as required by Lender, (ii) cause such lessee to enter into a management agreement, in form and substance as approved by Lender, with Manager, (iii) cause Manager to execute and deliver to Lender a subordination of management agreement, collateral assignment of management agreement and certificate and agreement regarding management agreement, in the forms attached hereto as Exhibit "I". Borrower shall bear all costs, fees and expenses (including actual attorneys' fees and expenses of counsel for Lender) in connection with the preparation of the above documents (including any amendments hereafter made), and in connection with any modifications thereto and the recording and filing of any such documents. Borrower shall maintain the Lease Agreement in full force and effect and timely perform all of Borrower's obligations thereunder and enforce performance of all obligations of the Lessee's thereunder and not permit the termination, amendment or assignment of the Lease Agreement unless the prior written consent of Lender is first obtained, which consent may be in the sole and absolute discretion of Lender. Borrower will not enter into any other lease agreement or any management agreement without Lender's prior written consent, which consent shall not be unreasonably withheld, which consent may be in the sole and absolute discretion of Lender.
4.18 Updated Appraisals. For so long as the Loan remains outstanding, if any Event of Default shall occur hereunder, or if, in Lender's judgment, a material depreciation in the value of the Property shall have occurred, then in any such event, Lender may cause the Property to be appraised by an appraiser selected by Lender, and in accordance with Lender's appraisal guidelines and procedures then in effect, and Borrower agrees to cooperate in all respects with such appraisals and furnish to the appraisers all requested information regarding the Property and the Facility. Borrower agrees to pay all reasonable costs incurred by Lender in connection with such appraisal which costs shall be secured by the Deed of Trust and shall accrue interest at the Default Rate until paid.
4.19 Comply with Covenants and Laws. Comply, in all material respects, with all applicable covenants and restrictions of record and all laws, ordinances, rules and regulations and keep the Facility and the Property in compliance with all applicable laws, ordinances, rules and regulations, including, without limitation, the Americans with Disabilities Act and regulations promulgated thereunder, and laws, ordinances, rules and regulations relating to zoning, health, building codes, setback requirements, Medicaid and Medicare laws and keep the Permits for the Facility in full force and effect.
4.20 Taxes and Other Charges. Subject to Borrower's right to contest the same as set forth in Section 9(c) of the Deed of Trust, pay all taxes, assessments, charges, claims for labor, supplies, rent, and other obligations which, if unpaid, might give rise to a Lien against property of Borrower, except Liens to the extent permitted by this Agreement.
4.21 Commitment Letter. Provide all items and pay all amounts required by the Commitment Letter. If any term of the Commitment Letter shall conflict with the terms of this Agreement, this Agreement shall govern and control. As to any matter contained in the Commitment Letter, and as to which no mention is made in this Agreement or the other Loan Documents, the Commitment Letter shall continue to be in effect and shall survive the execution of this Agreement and all other Loan Documents.
4.22 Certificate. Upon Lender's written request, furnish Lender with a certificate stating that Borrower has complied with and is in compliance with all terms, covenants and conditions of the Loan Documents to which Borrower is a party and that there exists no Default or Event of Default or, if such is not the case, that one or more specified events have occurred, and that the representations and warranties contained herein are true and correct with the same effect as though made on the date of such certificate.
4.23 Notice of Fees or Penalties. Immediately notify Lender, upon Borrower's knowledge thereof, of the assessment by any state or any Medicare, Medicaid, health or licensing agency of any fines or penalties against Borrower, Manager, Lessee or the Facility.
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4.24 [Intentionally Omitted.]
4.25 [Intentionally Omitted.]
4.26 [Intentionally Omitted.]
4.27 Loan Closing Certification. Immediately notify Lender, in writing, in the event any representation, warranty or covenant contained herein or in that certain Loan Closing Certification, executed by Borrower for the benefit of Lender of even date herewith, becomes untrue or there shall have been any material adverse change in any such representation, warranty or covenant.
4.28 Default Under the Lease Agreement. Immediately notify Lender, in writing, of the occurrence of any of the following events:
a. an event of default under the Lease Agreement which is not cured within any applicable cure period provided under the Lease Agreement;
b. an Event of Default under the Loan arising from the failure to be corrected within the time deadlines set by applicable Medicare, Medicaid, or other licensing agency which results in a termination of the Medicaid or Medicare contract or a termination (summary or otherwise) of the Facility's license, irrespective of whether or not an appeal from such action has been filed; or
c. an Event of Default under the Loan arising from a ban on new admissions generally or on admission of patients otherwise qualifying for Medicaid or Medicare coverage, which is not corrected within the time deadlines set by applicable Medicaid, Medicare, or other licensing agency (including any extensions granted by, or plans of correction accepted by, such agencies).
4.29 Offsite Parking. Borrower as permittee under that certain Permit Agreement, dated August 3, 1998, by and between Borrower and Public Utility District No. 1 of Grays Harbor County, Washington, a municipal corporation, for offsite parking spaces located adjacent to the Property shall not, directly or indirectly, allow, suffer or cause any person or entity to do any of the following things, without the prior written consent of Beneficiary, with respect to said Permit Agreement:
a. Terminate the Permit Agreement;
b. Accept a surrender of the Permit Agreement;
c. Increase the amount of rent, postpone the payment of rent or fail to make timely and full payments of rent or in any way modify the rental conditions and terms of the Permit Agreement;
d. Amend the Permit Agreement;
e. Grant any concession in connection with the Permit Agreement;
f. Consent to an assignment of Borrower's interest in the Permit Agreement;
g. Allow the renewal option to lapse or fail to renew the Permit Agreement; or
h. Fail to perform any of the terms and conditions of the Permit Agreement.
ARTICLE V
NEGATIVE COVENANTS OF BORROWER
Until the Loan Obligations have been paid in full, Borrower shall not:
5.1 Assignment of Licenses and Permits. Assign or transfer any of its interest i e Permits, or Reimbursement Contracts (including rights to payment thereunder) pertain in, or the Facility, or assign, transfer, or remove or permit any other person to assign, transfer, remove any records pertaining to the Facility including, without limitation, patient records medical and clinical records (except for removal of such patient records as directed by their patients owning such records), without Lender's prior written consent, which consent may be:ranted or refused in Lender's sole discretion.
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5.2 No Liens; Exceptions. Create, incur, assume or suffer o exist any Lien upon or with respect to the Facility or any of its properties, rights, income o other assets relating thereto, including, without limitation, the Collateral, whether now own; a or hereafter acquired, other than the following permitted Liens ("Permitted Encumbrances".
a. Liens at any time existing in favor of the Lender;
b. Liens which are listed in Exhibit "F" attached hereto;
c. Inchoate Liens arising by operation of law for the purchase of labor, services, materials, equipment or supplies, pro ded payment shall not be delinquent and, if such Lien is a lien upon any of the Property or improvements, such Lien must be fully disclosed to Lender and bonded off and removed from e Property and Improvements within thirty (30) days of its creation in a manner satisfactory to Lender;
d. Liens incurred in the ordinary course of business in connection with workers' compensation, unemployment insurance or other forms of governmental insurance or benefits, or to secure performance of tenders, statutory obligations, leases and contracts (other than for money borrowed or credit received with respect to property acquired) entered into in the ordinary course of b mess as presently conducted or to secure obligations for surety or appeal bonds; and
e. Liens for current year's taxes, assessments or governmental charges or levies not yet due, and payable.
5.3 Merger, Consolidation, Etc. Except as otherwise provided in the Deed of Trust, consume any merger, consolidation or similar transaction, or sell, assign, lease or otherwise dispose (whether in one transaction or in a series of transactions), all or substantially all of its asset whether now or hereafter acquired), without the prior written consent of the Lender, which consent may be granted or refused in Lender's sole discretion.
5.4 Maintain Single-Purpose Entity Status.
a. Dissolve or terminate or materially amend the terms of its certificate of incorporation, articles of organization, operating agreement or partnership agreement, as applicable, the terms of which require Borrower to be a Single-Purpose Entity;
b. Enter into any transaction of merger or consolidation, or liquidate or dissolve itself (or suffer any liquidation or dissolution), or acquire by purchase or otherwise all or substantially all the business or assets of, or any Stock or other evidence of beneficial ownership of, any Person;
c. Guarantee or otherwise become liable on or in connection with any obligation of any other Person;
d. At any time own any encumbered asset other than (i) the Property, and (ii) incidental personal property necessary for the operation of the Property;
e. At any time be engaged directly or indirectly, in any business other than the ownership, management and operation of the Property;
f. Enter into any contract or agreement with any general partner, principal, member or Affiliate of Borrower or any Affiliate of any general partner, principal or member of Borrower except upon terms and conditions that are intrinsically fair and substantially similar to those that would be available on an arm's-length basis with third parties other than an Affiliate;
g. Incur, create or assume any indebtedness, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than (i) the Loan, and (ii) indebtedness which represents trade payables or accrued expenses incurred in the ordinary course of business of owning and operating the Property; no other debt will be secured (senior, subordinate or pari passu ) by the Property;
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h. Make any loans or advances to any third party (including any Affiliate);
i. Become insolvent or fail to pay its debts from its assets as the same shall become due;
j. Fail to do all things necessary to preserve its existence as a Single-Purpose Entity, and will not, nor will any partner, limited or general, member or shareholder thereof, amend, modify or otherwise change Borrower's partnership certificate, partnership agreement, articles of organization, operating agreement, articles of incorporation or by-laws in a manner which adversely affects Borrower's existence as a Single-Purpose Entity;
k. Fail to conduct and operate its business as presently conducted and operated;
l. Fail to maintain books and records and bank accounts separate from those of its Affiliates, including its members, general partners or shareholders, as applicable;
m. Fail to at all times hold itself out to the public as a legal entity separate and distinct from any other entity (including any Affiliate thereof, including the general partner or any member or shareholder of Borrower or any Affiliate of the general partner or any member or shareholder of Borrower, as applicable);
n. Fail to file its own tax returns;
o. Fail to maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations;
p. Seek the dissolution or winding up, in whole or in part, of Borrower;
q. Commingle the funds and other assets of Borrower with those of any general partner, any member, any shareholder, any Affiliate or any other Person;
r. Fail to maintain its assets in such a manner that it is not costly or difficult to segregate, ascertain or identify its individual assets from those of any Affiliate or any other Person; and
s. Hold itself out to be responsible for the debts or obligations of any other Person.
5.5 Change of Business. Make any material change in the name of its business as it is being conducted as of the date hereof.
5.6 Changes in Accounting. Change its methods of accounting, unless such change is permitted by GAAP, and provided such change does of have the effect of curing or preventing what would otherwise be an Event of Default or Default had such change not taken place.
5.7 ERISA Funding and Termination on Permit. (a) the funding requirements of ERISA with respect to any employee plan to be less than the minimum required by ERISA at any time, or (b) any employee plan to be subject to involuntary termination proceedings at any time.
5.8 Transactions with Affiliates. Enter into any transaction with any Affiliate of Borrower other than in the ordinary course of its business and on fair and reasonable terms no less favorable to Borrower the those it could obtain in a comparable arms-length transaction with a Person not an Affiliate.
5.9 Transfer of Ownership Interests. Except as otherwise provided in the Deed of Trust, permit a change in the ownership interests of the Persons comprising the Borrower unless the written consent of the Lender is first obtained, which consent may be granted or refused in Lender's sole discretion.
5.10 Change of Use. Alter or change the use of the Facility or permit any management agreement or lease for the Facility or enter into any operating lease for the Facility, unless Borrower first notifies Lender and provides Lender a copy of the proposed lease agreement or management agreement, obtains Lender's written consent thereto, which consent may be withheld in Lender's sole discretion, and obtains and provides Lender with a subordination agreement in form satisfactory to Lender, as determined by Lender in its sole discretion, from such manager or lessee subordinating to all rights of Lender.
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5.11 Place of Business. Change its chief executive office or its principal place of business without first giving Lender at least thirty (30) days prior written notice thereof and promptly providing Lender such information and amendatory financing statements as Lender may request in connection therewith.
5.12 Acquisitions. Directly or indirectly, purchase, lease, manage, own, operate, or otherwise acquire any property or other assets (or any interest therein) which are not used in connection with the operation of the Facility.
5.13 Dividends, Distributions and Redemptions. Except as hereinafter provided or as otherwise consented to by Lender in writing, declare or pay any distributions to its shareholders, members or partners, as applicable, or purchase, redeem, retire, or otherwise acquire for value, any ownership interests in Borrower now or hereafter outstanding, return any capital to its shareholders, members or partners, as applicable, or make any distribution of assets to its shareholders, members or partners, as applicable.
ARTICLE VI
ENVIRONMENTAL HAZARDS
6.1 Prohibited Activities and Conditions. Except for matters covered by a written program of operations and maintenance approved in writing by Lender (an "O&M Program") or matters described in Section 6.2, Borrower shall not cause or permit any of the following:
a. The presence, use, generation, release, treatment, processing, storage (including storage in above ground and underground storage tanks), handling, or disposal-of any Hazardous Materials in, on or under the Property or any Improvements;
b. The transportation of any Hazardous Materials to, from, or across the Property;
c. Any occurrence or condition on the Property or in the Improvements or any other property of Borrower that is adjacent to the Property, which occurrence or condition is or may be in violation of Hazardous Materials Laws; or
d. Any violation of or noncompliance with the terms of any Environmental Permit with respect to the Property, the Improvements or any property of Borrower that is adjacent to the Property.
e. The matters described in clauses (a) through (d) above are referred to collectively in this Article VI as "Prohibited Activities and Conditions" and individually as a "Prohibited Activity and Condition."
6.2 Exclusions. Notwithstanding any other provision of Article VI to the contrary, "Prohibited Activities and Conditions" shall not include the safe and lawful use and storage of quantities of (i) pre-packaged supplies, medical waste, cleaning materials and petroleum products customarily used in the operation and maintenance of comparable Facilities, (ii) cleaning materials, personal grooming items and other items sold in pre-packaged containers for consumer use and used by occupants of the Facility; and (iii) petroleum products used in the operation and maintenance of motor vehicles from time to time located on the Property's parking areas, so long as all of the foregoing are used, stored, handled, transported and disposed of in compliance with Hazardous Materials Laws.
6.3 Preventive Action. Borrower shall take all appropriate steps (including the inclusion of appropriate provisions in any Leases approved by Lender which are executed after the date of this Agreement) to prevent its employees, agents, contractors, tenants and occupants of the Facility from causing or permitting any Prohibited Activities and Conditions.
6.4 O & M Program Compliance. If an O&M Program has been established with respect to Hazardous Materials, Borrower shall comply in a timely manner with, and cause all employees, agents, and contractors of Borrower and any other persons present on the Property to comply with the O&M Program. All costs of performance of Borrower's obligations under any O&M Program shall be paid by Borrower, and Lender's out-of-pocket costs incurred in connection with the monitoring and review of
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the O&M Program and Borrower's performance shall be paid by Borrower upon demand by Lender. Any such out-of-pocket costs of Lender which Borrower fails to pay promptly shall become an additional part of the Loan Obligations.
6.5 Borrower's Environmental Representations and Warranties. Borrower represents and warrants to Lender that, except as previously disclosed by Borrower to Lender in writing:
a. Borrower has not at any time caused or permitted any Prohibited Activities and Conditions.
b. No Prohibited Activities and Conditions exist or have existed.
c. The Property and the Improvements do not now contain any underground storage tanks, and, to the best of Borrower's knowledge after reasonable and diligent inquiry, the Property and the Improvements have not contained any underground storage tanks in the past. If there is an underground storage tank located on the Property or the Improvements which has been previously disclosed by Borrower to Lender in writing, that tank complies with all requirements of Hazardous Materials Laws.
d. Borrower has complied with all Hazardous Materials Laws, including all requirements for notification regarding releases of Hazardous Materials. Without limiting the generality of the foregoing, Borrower has obtained all Environmental Permits required for the operation of the Property and the Improvements in accordance with Hazardous Materials Laws now in effect and all such Environmental Permits are in full force and effect. No event has occurred with respect to the Property and/or Improvements that constitutes, or with the passing of time or the giving of notice would constitute, noncompliance with the terms of any Environmental Permit.
e. There are no actions, suits, claims or proceedings pending or, to the best of Borrower's knowledge after reasonable and diligent inquiry, threatened that involve the Property and/or the Improvements and allege, arise out of, or relate to any Prohibited Activity and Condition.
f. Borrower has not received any complaint, order, notice of violation or other communication from any Governmental Authority with regard to air emissions, water discharges, noise emissions or Hazardous Materials, or any other environmental, health or safety matters affecting the Property, the Improvements or any other property of Borrower that is adjacent to the Property. The representations and warranties in this Article VI shall be continuing representations and warranties that shall be deemed to be made by Borrower throughout the term of the Loan evidenced by the Note, until the Loan Obligations have been paid in full.
6.6 Notice of Certain Events. Borrower shall promptly notify Lender in writing of any and all of the following that may occur:
a. Borrower's discovery of any Prohibited Activity and Condition.
b. Borrower's receipt of or knowledge of any complaint, order, notice of violation or other communication from any Governmental Authority or other person with regard to present, or future alleged Prohibited Activities and Conditions or any other environmental, health or safety matters affecting the Property, the Improvements or any other property of Borrower that is adjacent to the Property.
c. Any representation or warranty in this Article VI which becomes untrue at any time after the date of this Agreement.
d. Any such notice given by Borrower shall not relieve Borrower of, or result in a waiver of, any obligation under this Agreement, the Note, or any of the other Loan Documents.
6.7 Costs of Inspection. Borrower shall pay promptly the costs of any environmental inspections, tests or audits required by Lender in connection with any foreclosure or deed in lieu of foreclosure, or,
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if required by Lender, as a condition of Lender's consent to any "Transfer" (as defined in the Deed of Trust), or required by Lender following a reasonable determination by Lender that Prohibited Activities and Conditions may exist. Any such costs incurred by Lender (including the fees and out-of-pocket costs of attorneys and technical consultants whether incurred in connection with any judicial or administrative process or otherwise) which Borrower fails to pay promptly shall become an additional part of the Loan Obligations.
6.8 Remedial Work. If any investigation, site monitoring, containment, clean-up, restoration or other remedial work ("Remedial Work") is necessary to comply with any Hazardous Materials Laws or order of any Governmental Authority that has or acquires jurisdiction over the Property, the Improvements or the use, operation or improvement of the Property under any Hazardous Materials Laws, Borrower shall, by the earlier of (1) the applicable deadline required by Hazardous Materials Laws or (2) 30 days after notice from Lender demanding such action, begin performing the Remedial Work, and thereafter diligently prosecute it to completion, and shall in any event complete such work by the time required by applicable Hazardous Materials Laws. If Borrower fails to begin on a timely basis or diligently prosecute any required Remedial Work, Lender may, at its option, cause the Remedial Work to be completed, in which case Borrower shall reimburse Lender on demand for the cost of doing so. Any reimbursement due from Borrower to Lender shall become part of the Loan Obligations.
6.9 Cooperation with Governmental Authorities. Borrower shall cooperate with any inquiry by any Governmental Authority and shall comply with any governmental or judicial order which arises from any alleged Prohibited Activity and Condition.
6.10 Indemnity.
a. Borrower shall hold harmless, defend and indemnify (i) Lender, (ii) any prior owner or holder of the Note, (iii) the officers, directors, partners, agents, shareholders, employees and trustees of any of the foregoing, and (iv) the heirs, legal representatives, successors and assigns of each of the foregoing (together, the "Indemnitees") against all proceedings, claims, damages, losses, expenses, penalties and costs (whether initiated or sought by any Governmental Authority or private parties), including fees and out of pocket expenses of attorneys and expert witnesses, investigatory fees, and remediation costs, whether incurred in connection with any judicial or administrative process or otherwise, arising directly or indirectly from any of the following:
1. Any breach of any representation or warranty of Borrower in this Article VI.
2. Any failure by Borrower to perform any of its obligations under Article VI.
3. The existence or alleged existence of any Prohibited Activity and Condition.
4. The presence or alleged presence of Hazardous Materials in, on, or around under the Property, the Improvements or any property of Borrower that is adjacent to the Property, or
5. Actual or alleged violation of any Hazardous Materials Laws.
b. Counsel selected by Borrower to defend Indemnitees shall be subject to the approval of those Indemnitees. Notwithstanding anything contained herein, any Indemnitee may elect to defend any claim or legal or administrative proceeding at the Borrower's expense if such Indemnitee has reason to believe that its interests are not being adequately represented or diverge from other interests being represented by such counsel (but Borrower shall be obligated to bear the expense of at most only one such separate counsel). Nothing contained herein shall prevent an Indemnitee from employing separate counsel in any such action at any time and participating in the defense thereof at its own expense.
c. Borrower shall not, without the prior written consent of those Indemnitees who are named as parties to a claim or legal or administrative proceeding (a "Claim") settle or compromise the Claim if the settlement (1) results in the entry of any judgment that does not include as an unconditional term
26
the delivery by the claimant or plaintiff to Lender of a written release of those Indemnitees, satisfactory in form and substance to Lender or (2) may materially and adversely affect any Indemnitee, as determined by such Indemnitee in its sole discretion.
d. The liability of Borrower to indemnify the Indemnitees shall not be limited or impaired by any of the following, or by any failure of Borrower or any guarantor to receive notice of or consideration for any of the following:
1. Any amendment or modification of any Loan Document.
2. Any extensions of time for performance required by any of the Loan Documents.
3. The accuracy or inaccuracy of any representations and warranties made by Borrower under this Agreement or any other Loan Document.
4. The release of Borrower or any other person, by Lender or by operation of law, from performance of any obligation under any of the Loan Documents.
5. The release or substitution in whole or in part of any security for the Loan Obligations.
6. Lender's failure to properly perfect any lien or security interest given as security for the Loan Obligations.
e. Borrower shall, at its own cost and expense, do all of the following:
1. Pay or satisfy any judgment or decree that may be entered against any Indemnitee or Indemnitees in any legal or administrative proceeding incident to any matters against which Indemnitees are entitled to be indemnified under this Article VI.
2. Reimburse Indemnitees for any expenses paid or incurred in connection with any matters against which Indemnitees are entitled to be indemnified under this Article VI.
3. Reimburse Indemnitees for any and all expenses, including fees and costs of attorneys and expert witnesses, paid or incurred in connection with the enforcement by Indemnitees of their rights under this Article VI, or in monitoring and participating in any legal or administrative proceeding.
27
f. In any circumstances in which the indemnity under this Article VI applies, Lender may employ its own legal counsel and consultants to prosecute, defend or negotiate any claim or legal or administrative proceeding and Lender, with the prior written consent of Borrower (which shall not be unreasonably withheld, delayed or conditioned) may settle or compromise any action or legal or administrative proceeding. Borrower shall reimburse Lender upon demand for all costs and expenses incurred by Lender, including all costs of settlements entered into in good faith, and the fees and out of pocket expenses of such attorneys and consultants.
g. The provisions of this Article VI shall be in addition to any and all other obligations and liabilities that Borrower may have under the applicable law or under the other Loan Documents, and each Indemnitee shall be entitled to indemnification under this Article VI without regard to whether Lender or that Indemnitee has exercised any rights against the Property and/or the Improvements or any other security, pursued any rights against any guarantor, or pursued any other rights available under the Loan Documents or applicable law. If Borrower consists of more than one person or entity, the obligation of those persons or entities to indemnify the Indemnitees under this Article VI shall be joint and several. The obligations of Borrower to indemnify the Indemnitees under this Article VI shall survive any repayment or discharge of the Loan Obligations, any foreclosure proceeding, any foreclosure sale, any delivery of any deed in lieu of foreclosure, and any release of record of the lien of the Deed of Trust.
ARTICLE VII
EVENTS OF DEFAULT AND REMEDIES
7.1 Events of Default. The occurrence of any one or more of the following shall constitute an "Event of Default" hereunder:
a. The failure by Borrower to pay any installment of principal, interest, or other payments required under the Note, within ten (10) days after the same becomes due; or
b. Borrower's violation of any covenant set forth in Article V hereof; or
c. Borrower's failure to deliver or cause to be delivered the financial statements and information set forth in Section 4.6 above within the times required and such failure is not cured within thirty (30) days following Lender's written notice to Borrower thereof; or
d. The failure of Borrower properly and timely to perform or observe any covenant or condition set forth in this Agreement (other than those specified in (a), (b) and (c) of this Section) or any other Loan Documents which is not cured within any applicable cure period as set forth herein or, if no cure period is specified therefor, is not cured within thirty (30) days of Lender's notice to Borrower of such Default; provided, however, that if such default cannot be cured within such thirty (30) day period, such cure period shall be extended for an additional sixty (60) days, as long as Borrower is diligently and in good faith prosecuting said cure to completion.
e. The filing by Borrower or Guarantor or Manager or Lessee of a voluntary petition, or the adjudication of any of the aforesaid Persons, or the filing by any of the aforesaid Persons of any petition or answer seeking or acquiescing, in any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future federal, state or other statute, law or regulation relating to bankruptcy, insolvency or other relief for debtors, or if any of the aforesaid Persons should seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator for itself or of all or any substantial part of its property or of any or all of the rents, revenues, issues, earnings, profits or income thereof, or the mailing of any general assignment for the benefit of creditors or the admission in writing by any of the aforesaid Persons of its inability to pay its debts generally as they become due; or
f. The entry by a court of competent jurisdiction of an order, judgment, or decree approving a petition filed against Borrower or Guarantor or Manager or Lessee which petition seeks any
28
reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future federal, state or other statute, law or regulation relating to bankruptcy, insolvency, or other relief for debtors, which order, judgment or decree remains unvacated and unstayed for an aggregate of sixty (60) days (whether or not consecutive) from the date of entry thereof, or the appointment of any trustee, receiver or liquidator of any of the aforesaid Persons or of all or any substantial part of its properties or of any or all of the rents, revenues, issues, earnings, profits or income thereof, which appointment shall remain unvacated and unstayed for an aggregate of sixty (60) days (whether or not consecutive); or
g. Unless otherwise permitted hereunder or under any other Loan Documents, the sale, transfer, lease, assignment, or other disposition, voluntarily or involuntarily, of the Collateral, or any part thereof, or, except for Permitted Encumbrances as described in Section 5.2 above, any further encumbrance of the Collateral, unless the prior written consent of Lender is obtained; or
h. The failure of Borrower to take the corrective measures required in this Agreement within the time periods specified following Lender's demand because the Debt Service Coverage for the Facility has not been met; or
i. Any certificate, statement, representation, warranty or audit heretofore or hereafter furnished by or on behalf of Borrower or Guarantor or Manager or Lessee pursuant to or in connection with this Agreement (including, without limitation, representations and warranties contained herein or in any Loan Documents) or as an inducement to Lender to make the Loan to Borrower, (i) proves to have been false in any material respect at the time when the facts therein set forth were stated or certified, or (ii) proves to have omitted any substantial contingent or unliquidated liability or claim against Borrower, or (iii) on the date of execution of this Agreement there shall have been any material adverse change in any of the facts previously disclosed by any such certificate, statement, representation, warranty or audit, which change shall not have been disclosed to Lender in writing at or prior to the time of such execution; or
j. The failure of Borrower to correct or cause the Manager or Lessee to correct, within the time deadlines set by any applicable Medicare, Medicaid or licensing agency, any deficiency which would result in the following actions by such agency with respect to the Facility:
1. a termination of any Reimbursement Contract or any Permit; or
2. a ban on new admissions generally or on admission of patients otherwise qualifying for Medicare or Medicaid coverage; or
k. The Borrower, Manager, Lessee or the Facility should be assessed fines or penalties by any state or any Medicare, Medicaid, health or licensing agency having jurisdiction over such Persons or the Facility in excess of $25,000; or
l. A final judgment shall be rendered by a court of law or equity against Borrower or Manager or Lessee or Guarantor in excess of $25,000, and the same shall remain undischarged for a period of thirty (30) days, unless such judgment is either (i) fully covered by collectible insurance and such insurer has within such period acknowledged such coverage in writing, or (ii) although not fully covered by insurance, enforcement of such judgment has been effectively stayed, such judgment is being contested or appealed by appropriate proceedings and Borrower or Guarantor or Manager or Lessee, as the case may be, has established reserves adequate for payment in the event such Person is ultimately unsuccessful in such contest or appeal and evidence thereof is provided to Lender; or
m. The occurrence of any material adverse change in the financial condition or prospects of Borrower or Guarantor or Manager or Lessee, or the existence of any other condition which, in Lender's reasonable determination, constitutes a material impairment of any such Person's ability to operate the
29
Facility or of such Person's ability to perform their respective obligations under the Loan Documents, and is not remedied within thirty (30) days after written notice.
n. Notwithstanding anything in this Section, all requirements of notice shall be deemed eliminated if Lender is prevented from declaring an Event of Default by bankruptcy or other applicable law. The cure period, if any, shall then run from the occurrence of the event or condition of Default rather than from the date of notice.
7.2 Remedies. Upon the occurrence of any one or more of the foregoing Events of Default, the Lender may, at its option:
a. Intentionally left blank.
b. Declare the entire unpaid principal of the Loan Obligations to be, and the same shall thereupon become, immediately due and payable, without presentment, protest or further demand or notice of any kind, all of which are hereby expressly waived.
c. Proceed to protect and enforce its rights by action at law (including, without limitation, bringing suit to reduce any claim to judgment), suit in equity and other appropriate proceedings including, without limitation, for specific performance of any covenant or condition contained in this Agreement.
d. Exercise any and all rights and remedies afforded by the laws of the United States, the states in which any of the Property or other Collateral is located or any other appropriate jurisdiction as may be available for the collection of debts and enforcement of covenants and conditions such as those contained in this Agreement and the Loan Documents.
e. Exercise the rights and remedies of setoff and/or banker's lien against the interest of Borrower in and to every account and other property of Borrower which is in the possession of the Lender or any person who then owns a participating interest in the Loan, to the extent of the full amount of the Loan.
f. Exercise its rights and remedies pursuant to any other Loan Documents.
ARTICLE VIII
MISCELLANEOUS
8.1 Waiver. No remedy conferred upon, or reserved to, the Lender in this Agreement or any of the other Loan Documents is intended to be exclusive of any other remedy or remedies, and each and every remedy shall be cumulative and shall be in addition to every other remedy given hereunder or now or hereafter existing in law or in equity. Exercise of or omission to exercise any right of the Lender shall not affect any subsequent right of Lender to exercise the same. No course of dealing between Borrower and Lender or any delay on the Lender's part in exercising any rights shall operate as a waiver of any of the Lender's rights. No waiver of any Default under this Agreement or any of the other Loan Documents shall extend to or shall affect any subsequent or other then existing Default or shall impair any rights, remedies or powers of Lender.
8.2 Costs and Expenses. Borrower will bear all taxes, fees and expenses (including actual attorneys' fees and expenses of counsel for Lender) in connection with the Loan, the Note, the preparation of this Agreement and the other Loan Documents (including any amendments hereafter made), and in connection with any modifications thereto and the recording of any of the Loan Documents. If, at any time, a Default occurs or Lender becomes a party to any suit or proceeding in order to protect its interests or priority in any Collateral for any of the Loan Obligations or its rights under this Agreement or any of the Loan Documents, or if Lender is made a party to any suit or proceeding by virtue of the Loan, this Agreement or any Collateral and as a result of any of the foregoing, the Lender employs counsel to advise or provide other representation with respect to this Agreement, or to collect the balance of the Loan Obligations, or to take any action in or with respect to any suit or proceeding
30
relating to this Agreement, any of the other Loan Documents, any Collateral, Borrower, Manager or Lessee, or any guarantor or to protect, collect, or liquidate any of the security for the Loan Obligations, or attempt to enforce any security interest or lien granted to the Lender by any of the Loan Documents, then in any such events, all of the actual attorney's fees arising from such services, including attorneys' fees for preparation of litigation and in any appellate or bankruptcy proceedings, and any expenses, costs and charges relating thereto shall constitute additional obligations of Borrower to the Lender payable on demand of the Lender. Without limiting the foregoing, Borrower has undertaken the obligation for payment of, and shall pay, all recording and filing fees, revenue or documentary stamps or taxes, intangibles taxes, and other taxes, expenses and charges payable in connection with this Agreement, any of the Loan Documents, the Loan Obligations, or the filing of any financing statements or other instruments required to effectuate the purposes of this Agreement, and should Borrower fail to do so, Borrower agrees to reimburse Lender for the amounts paid by Lender, together with penalties or interest, if any, incurred by Lender as a result of underpayment or nonpayment. Such amounts shall constitute a portion of the Loan Obligations, shall be secured by the Deed of Trust and shall bear interest at the Default Rate from the date advanced until repaid.
8.3 Performance of Lender. At its option, upon Borrower's failure to do so, the Lender may make any payment or do any act on Borrower's behalf that Borrower or others are inquired to do to remain in compliance with this Agreement or any of the other Loan Documents, and Borrower agrees to reimburse the Lender, on demand, for any payment made or expense incurred by Lender pursuant to the foregoing authorization, including, without limitation, attorneys' fees, and until so repaid any sums advanced by Lender shall constitute a portion of the Loan Obligations, shall be secured by the Deed of Trust and shall bear interest at the Default Rate from the date advanced until repaid.
8.4 Indemnification. Borrower shall, at its sole cost and expense, protect, defend, indemnify and hold harmless the Indemnified Parties from and against any and all claims, suits, liabilities (including, without limitation, strict liabilities), actions, proceedings, obligations, debts, damages, losses, costs, expenses, diminutions in value, fines, penalties, charges, fees, judgments, awards, amounts paid in settlement, punitive damages, foreseeable and unforeseeable consequential damages, of whatever kind or nature (including but not limited to reasonable attorneys' fees and other costs of defense) imposed upon or incurred by or asserted against Lender by reason of (a) ownership of the Note, the Deed of Trust, the Property or any interest therein or receipt of any Rents; (b) any amendment to, or restructuring of, the Loan Obligations and/or any of the Loan Documents; (c) any and all lawful action that may be taken by Lender in connection with the enforcement of the provisions of the Deed of Trust or the Note or any of the other Loan Documents, whether or not suit is filed in connection with same, or in connection with Borrower, any guarantor and/or any partner, joint venturer, member or shareholder thereof becoming a party to a voluntary or involuntary federal or state bankruptcy, insolvency or similar proceeding; (d) any accident, injury to or death of persons or loss of or damage to property occurring in, on or about the Property, the Improvements or any part thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent parking areas, streets or ways; (e) any use, nonuse or condition in, on or about the Property, the Improvements or any part thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent parking areas, streets or ways; (f) any failure on the part of Borrower, or any guarantor to perform or comply with any of the terms of this Agreement or any of the other Loan Documents; (g) any claims by any broker, person or entity claiming to have participated in arranging the making of the Loan evidenced by the Note; (h) any failure of the Property to be in compliance with any applicable laws; (i) performance of any labor or services or the furnishing of any materials or other property with respect to the Property, the Improvements or any part thereof; (j) the failure of any person to file timely with the Internal Revenue Service an accurate Form 1099-b, statement for recipients of proceeds from real estate, broker and barter exchange transactions, which may be required in connection with the Deed of Trust, or to supply a copy thereof in a timely fashion to the recipient of the proceeds of the transaction in connection with which the Loan is made; (k) any misrepresentation made to Lender in this Agreement or in any of the
31
other Loan Documents; (l) any tax on the making and/or recording of the Deed of Trust, the Note or any of the other Loan Documents; (m) the violation of any requirements of the Employee Retirement Income Security Act of 1974, as amended; (n) any fines or penalties assessed or any corrective costs incurred by Lender if the Facility or any part of the Property is determined to be in violation of any covenants, restrictions of record, or any applicable laws, ordinances, rules or regulations; or (o) the enforcement by any of the Indemnified Parties of the provisions of this Section 8.4. Any amounts payable to Lender by reason of the application of this Section 8.4 shall become immediately due and payable and shall constitute a portion of the Loan Obligations, shall be secured by the Deed of Trust and shall accrue interest at the Default Rate. The obligations and liabilities of Borrower under this Section 8.4 shall survive any termination, satisfaction, assignment, entry of a judgment of foreclosure or exercise of a power of sale or delivery of a deed in lieu of foreclosure of the Deed of Trust. For purposes of this Section 8.4, the term "Indemnified Parties" means Lender and any Person who is or will have been involved in the origination of the Loan, any Person who is or will have been involved in the servicing of the Loan, any Person in whose name the encumbrance created by the Deed of Trust is or will have been recorded, any Person who may hold or acquire or will have held a full or partial interest in the Loan (including, without limitation, any investor in any securities backed in whole or in part by the Loan) as well as the respective directors, officers, shareholder, partners, members, employees, agents, servants, representatives, contractors, subcontractors, affiliates, subsidiaries, participants, successors and assigns of any and all of the foregoing (including, without limitation, any other Person who holds or acquires or will have held a participation or other full or partial interest in the Loan or the Property, whether during the term of the Deed of Trust or as a part of or following a foreclosure of the Loan and including, without limitation, any successors by merger, consolidation or acquisition of all or a substantial portion of Lender's assets and business).
8.5 Headings. The headings of the Sections of this Agreement are for convenience of reference only, are not to be considered a part hereof, and shall not limit or otherwise affect any of the terms hereof.
8.6 Survival of Covenants. All covenants, agreements, representations and warranties made herein and in certificates or reports delivered pursuant hereto shall be deemed to have been material and relied on by Lender, notwithstanding any investigation made by or on behalf of Lender, and shall survive the execution and delivery to Lender of the Note and this Agreement.
8.7 Notices, Etc. Any notice or other communication required or permitted to be given by this Agreement or the other Loan Documents or by applicable law shall be in writing and shall be deemed received (a) on the date delivered, if sent by hand delivery (to the person or department if one is specified below) with receipt acknowledged by the recipient thereof, (b) three (3) Business Days following the date deposited in the U.S. mail, certified or registered, with return receipt requested, or
32
(c) one (1) Business Day following the date deposited with Federal Express or other national overnight carrier, and in each case addressed as follows:
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If to Borrower: |
G&L Hoquiam, LLC
c/o G&L Realty Partnership, L.P. 439 North Bedford Drive Beverly Hills, California 90210 ATTN: Steven Lebowitz |
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If to Lender: |
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GMAC Commercial Mortgage Corporation 650 Dresher Road P.O. Box 1015 Horsham, Pennsylvania 19044-8015 ATTN: Servicing Department |
with a copy to: |
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Graham & James LLP One Maritime Plaza, Suite 300 San Francisco, California 94111 ATTN: Bruce W. Hyman, Esq. |
Either party may change its address to another single address by notice given as herein provided, except any change of address notice must be actually received in order to be effective.
8.8 Benefits. All of the terms and provisions of this Agreement shall bind and inure to the benefit of the parties hereto and their respective successors and assigns. No Person other than Borrower or Lender shall be entitled to rely upon this Agreement or be entitled to the benefits of this Agreement.
8.9 Participation. Borrower acknowledges that Lender may, at its option, sell participation interests in the Loan or to other participating banks or Lender may (but shall not be obligated to) assign its interest in the Loan to its affiliates or to other assignees (the "Assignee") to be included as a pool of properties to be financed in a proposed Real Estate Mortgage Investment Conduit (REMIC). Borrower agrees with each present and future participant in the Loan or Assignee of the Loan that if an Event of Default should occur, each present and future participant or Assignee shall have all of the rights and remedies of Lender with respect to any deposit due from the Borrower. The execution by a participant of a participation agreement with Lender, and the execution by the Borrower of this Agreement, regardless of the order of execution, shall evidence an agreement between Borrower and said participant in accordance with the terms of this Section. If the Loan is assigned to the Assignee, the Assignee will engage an underwriter (the "Underwriter"), who will be responsible for the due diligence, documentation, preparation and execution of certain documents required in connection with the offering of interests in the REMIC. Borrower agrees that Lender may, at its sole option and without notice to or consent of the Borrower, assign its interest in the Loan to the Assignee for inclusion in the REMIC and, in such event, Borrower agrees to provide the Assignee with such information as may be reasonably required by the Underwriter in connection therewith or by an investor in any securities backed in whole or in part by the Loan or any rating agency rating such securities. Borrower irrevocably waives any and all right it may have under applicable law to prohibit such disclosure, including, but not limited to, any right of privacy, and consents to the disclosure of such information to the Underwriter, to potential investors in the REMIC, and to such rating agencies.
8.10 Supersedes Prior Agreements; Counterparts. This Agreement and the instruments referred to herein supersede and incorporate all representations, promises, and statements, oral or written, made by Lender in connection with the Loan. This Agreement may not be varied, altered, or amended except by a written instrument executed by an authorized officer of the Lender. This Agreement may be executed in any number of counterparts, each of which, when executed and delivered, shall be an original, but such counterparts shall together constitute one and the same instrument.
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8.11 Loan Agreement Governs. The Loan is governed by terms and provisions set forth in this Loan Agreement and the other Loan Documents and in the event of any irreconcilable conflict between the terms of the other Loan Documents and the terms of this Loan Agreement, the terms of this Loan Agreement shall control; provided, however, that in the event there is any apparent conflict between any particular term or provision which appears in both this Loan Agreement and the other Loan Documents, and it is possible and reasonable for the terms of both this Loan Agreement and the Loan Documents to be performed or complied with, then, notwithstanding the foregoing, both the terms of this Loan Agreement and the other Loan Documents shall be performed and complied with.
8.12 CONTROLLING LAW. THE PARTIES HERETO AGREE THAT THE VALIDITY, INTERPRETATION, ENFORCEMENT AND EFFECT OF THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF WASHINGTON AND THE PARTIES HERETO SUBMIT (AND WAIVE ALL RIGHTS TO OBJECT) TO NON-EXCLUSIVE PERSONAL JURISDICTION IN THE STATE OF WASHINGTON, FOR THE ENFORCEMENT OF ANY AND ALL OBLIGATIONS UNDER THE LOAN DOCUMENTS, EXCEPT THAT IF ANY SUCH ACTION OR PROCEEDING ARISES UNDER THE CONSTITUTION, LAWS OR TREATIES OF THE UNITED STATES OF AMERICA, OR IF THERE IS A DIVERSITY OF CITIZENSHIP BETWEEN THE PARTIES THERETO, SO THAT IT IS TO BE BROUGHT IN A UNITED STATES DISTRICT COURT, IT SHALL BE BROUGHT IN THE UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF WASHINGTON OR ANY SUCCESSOR FEDERAL COURT HAVING ORIGINAL JURISDICTION.
8.13 WAIVER OF JURY TRIAL. BORROWER AND LENDER HEREBY WAIVE ANY RIGHT THAT THEY MAY HAVE TO A TRIAL BY JURY ON ANY CLAIM, COUNTERCLAIM, SETOFF, DEMAND, ACTION OR CAUSE OF ACTION (A) ARISING OUT OF OR IN ANY WAY RELATED TO THIS AGREEMENT OR THE LOAN OR (B) IN ANY WAY CONNECTED WITH OR PERTAINING OR RELATED TO OR INCIDENTAL TO ANY DEALINGS OF LENDER AND/OR BORROWER WITH RESPECT TO THE LOAN DOCUMENTS OR IN CONNECTION WITH THIS AGREEMENT OR THE EXERCISE OF EITHER PARTY'S RIGHTS AND REMEDIES UNDER THIS AGREEMENT OR OTHERWISE, OR THE CONDUCT OR THE RELATIONSHIP OF THE PARTIES HERETO, IN ALL OF THE FOREGOING CASES WHETHER NOW EXISTING OR HEREAFTER ARISING AND WHETHER SOUNDING IN CONTRACT, TORT OR OTHERWISE. BORROWER AND LENDER AGREE THAT EITHER PARTY MAY FILE A COPY OF THIS AGREEMENT WITH ANY COURT AS WRITTEN EVIDENCE OF THE KNOWING, VOLUNTARY, AND BARGAINED AGREEMENT OF EITHER PARTY HERETO TO IRREVOCABLY WAIVE THEIR RIGHTS TO TRIAL BY JURY AS AN INDUCEMENT OF LENDER TO MAKE THE LOAN AND THAT, TO THE EXTENT PERMITTED BY APPLICABLE LAW, ANY DISPUTE OR CONTROVERSY WHATSOEVER (WHETHER OR NOT MODIFIED HEREIN) BETWEEN BORROWER AND LENDER SHALL INSTEAD BE TRIED IN A COURT OF COMPETENT JURISDICTION BY A JUDGE SITTING WITHOUT A JURY.
8.14 NONRECOURSE. NOTWITHSTANDING ANYTHING TO THE CONTRARY HEREIN, OR IN ANY OF THE OTHER LOAN DOCUMENTS EVIDENCING THE LOAN, THE LIABILITY OF THE BORROWER FOR THE PAYMENT OF PRINCIPAL AND INTEREST AND AGREED CHARGES, AND THE OBSERVANCE AND PERFORMANCE OF ALL OF THE TERMS, COVENANTS, AND CONDITIONS AND PROVISIONS OF THE NOTE AND THE OTHER LOAN DOCUMENTS, SHALL BE LIMITED TO THE EXTENT PROVIDED IN THE DEED OF TRUST AND THE NOTE.
[Signatures begin on next page.]
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IN WITNESS WHEREOF, the Borrower and the Lender have caused this Agreement to be properly executed, by their respective duly authorized representatives, as of the date first above written.
BORROWER: | |||||||
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G&L HOQUIAM, LLC., a Delaware limited liability company |
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By: |
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G&L REALTY PARTNERSHIP, L.P., a Delaware limited partnership Managing Member |
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By: |
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G&L REALTY CORP., a Maryland corporation General Partner |
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By: |
/s/ STEVEN D. LEBOWITZ Name: Steven D. Lebowitz Title: President |
[Signatures continued on next page.]
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LENDER: | |||
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GMAC COMMERCIAL MORTGAGE CORPORATION, a California corporation |
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By: |
/s/ WILLIAM E. SHINE William E. Shine Executive Vice President |
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EXHIBIT A
LEGAL DESCRIPTION
[see attached]
EXHIBIT B
BORROWER'S
PRINCIPAL PLACES OF BUSINESS
AND CHIEF EXECUTIVE OFFICE
439
North Bedford Drive
Beverly Hills, CA 90210
EXHIBIT C
OWNERSHIP INTERESTS
G&L Realty Partnership, L.P.100%
EXHIBIT D
SUMMARY
OF FINANCIAL STATEMENTS
AND CENSUS DATA
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Facility Name: |
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Management Company: |
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Report Date: |
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Census Data
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Quarter Ending (Date)
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Quarter Ending (Date)
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Quarter Ending (Date)
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Quarter Ending (Date)
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12 Month Ending (Date)
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Total Number of Beds |
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Number of Days in Period: |
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Total Patient Days Available |
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Patient Utilization Days |
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Medicaid |
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Private |
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Medicare |
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Other |
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Total Utilization Days: |
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Cash Flow Analysis Total Routine |
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Patient Revenue Total Net Revenues: |
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Total Expenses: |
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Add Back Depreciation and Amortization: |
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Interest on Mortgage |
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Facility Lease Expense (if applicable): |
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Management Fees: |
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Extraordinary Items: |
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Net Operating Income |
$
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I hereby certify the above to be true and correct. Dated this day of , 19 .
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By: |
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Its: |
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EXHIBIT E
COMPLIANCE CERTIFICATE
GMAC
Commercial Mortgage Corporation
Woodcrest Place, Suite 305
Birmingham, Alabama 35209
RE: Pacific Care Center
The undersigned officer of the undersigned [management company or lessee], does hereby certify that for the quarterly financial period ending :
1. The Debt Service Coverage for the Nursing Home after deduction of Actual Management Fees for the preceding twelve (12) months (or such lesser period as shown have elapsed following the closing of the Loan) through the end of such period was:
Required: 1.0 to 1.0
Actual: to 1.0
The manner of calculation is attached.
2. The Debt Service Coverage for the Nursing Home after deduction of Assumed Management Fees for the preceding twelve (12) months (or such lesser period as shall have elapsed following the closing of the Loan) through the end of such period was:
Required: 1.2 to 1.0
Actual: to 1.0
The manner of calculation is attached.
3. In the event the Nursing Home is both operated and managed by the lessee, the Debt Service Coverage for the Nursing Home for the preceding twelve (12) months (or such lesser period as shall have elapsed following the closing of the Loan) through the end of such period was:
Required: 1.25 to 1.0
Actual: to 1.0
The manner of calculation is attached.
4. The fiscal year to date average daily occupant for the Nursing Home:
Required: Not less than 85%
Actual:
5. The capital expenditures per bed was: [ANNUAL COMPLIANCE CERTIFICATE ONLY]
Required: $250 per bed.
Actual: $ per bed.
Evidence of such capital expenditures is attached.
6. All representations and warranties contained in the Agreement and other Loan Documents are true and correct in all material respects as though given on the date hereof, except
7. All information provided herein is true and correct.
8. Capitalized terms not defined herein shall have the meanings given to such terms in that certain Loan Agreement dated , 1998 by and between G&L Hoquiarn, LLC, and GMAC Commercial Mortgage Corporation.
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Dated this day of 19 .
EXHIBIT F
PERMITTED ENCUMBRANCES
Current taxes and assessments which are a lien not yet due or payable and exceptions 7 and 8 of the Commitment for Title Insurance No. D-40412T, effective March 3, 1998, issued by Ticor Title Insurance Company.
EXHIBIT G
Copies of Subordination Agreement and Lessee Security Agreement
Subordination and Attornment Agreement
Capmark Loan #01-1017791
THIS
INSTRUMENT PREPARED BY
AND UPON RECORDING SHOULD
BE RETURNED TO:
Prepared
by and please return to:
Sutherland, Asbill & Brennan LLP
1275 Pennsylvania Ave., NW
Washington, DC 20004
Attn: Lisa A. Rosen, Esq.
SUBORDINATION
AND ATTORNMENT AGREEMENT
By and among
CHERRY
HEALTH HOLDINGS, INC.,
a Nevada corporation,
HOQUIAM
HEALTHCARE, INC.,
a Nevada corporation,
AND
WELLS
FARGO BANK, N.A. (FORMERLY KNOWN AS NORWEST BANK
MINNESOTA, NATIONAL ASSOCIATION), AS TRUSTEE FOR GMAC
COMMERCIAL MORTGAGE SECURITIES, INC., MORTGAGE PASS THROUGH
CERTIFICATES, SERIES 1999-C1,
DATE: AS OF OCTOBER , 2006
ABBREVIATED
LEGAL DESCRIPTION:
HEERMANS ANNEX LOTS I & 2 BLK 86 AND 7-174
ASSESSOR'S PROPERTY TAX PARCEL NO.: 052208600100 and 517090721006
Capmark Loan #01-1017791
SUBORDINATION AND ATTORNMENT AGREEMENT
THIS SUBORDINATION AND ATTORNMENT AGREEMENT (this "Agreement"), is made and entered into the day of , 2006, by and among CHERRY HEALTH HOLDINGS, INC., a Nevada corporation ("Landlord"), HOQUIAM HEALTHCARE, INC., a Nevada corporation ("Tenant"), and WELLS FARGO BANK, N.A. (formerly known as Norwest Bank Minnesota, National Association), as Trustee for GMAC Commercial Mortgage Securities, Inc., Mortgage Pass-Through Certificates, Series 1999-C1 ("Lender").
RECITALS:
A. Landlord and Tenant have entered into that certain Lease dated as of , 2006 (hereinafter referred to as the "Lease"), with respect to the nursing home presently known as Pacific Care Center and located on certain real property which is or has been acquired by Landlord and is described in Exhibit "A" attached hereto and incorporated herein (hereinafter referred to as the "Premises").
B. Landlord has requested that Lender consent to the assumption of a loan (the "Loan") by Landlord. The Loan is evidenced by a Loan Agreement by and between G&L Hoquiam, LLC and GMAC Commercial Mortgage Corporation dated August 6, 1998 (referred to herein, as the same may have been and may hereafter be amended, as the "Loan Agreement") and secured by a first-priority Deed of Trust and Security Agreement, an Assignment of Leases and Rents, and Financing Statements covering the real property upon which the Premises are located, the improvements located thereon and certain fixtures and personal property located thereon (said Deed of Trust and Security Agreement, Assignment of Leases and Rents, and Financing Statements as any of the same may hereafter be amended, modified and/or renewed are referred to herein as the "Security Instruments"). Lender is the holder of the Security Instruments and is the successor in interest to Former Lender in and to the Loan. Lender is willing to consent to Borrower's assumption of such Loan, provided that Tenant executes this Agreement.
C. The parties further desire to execute this instrument to express their agreement that the Lease will be subordinate to the Security Instruments and that Tenant's possession of the Premises will not, subject to the terms and conditions of this Agreement, be disturbed by reason of a foreclosure of the lien of the Security Instruments on the Premises.
NOW, THEREFORE, it is hereby agreed as follows:
ARTICLE
I.
DEFINITIONS
As used in this Agreement, the following terms shall have the following meanings unless the context hereof shall otherwise indicate:
1.1 "Actual Management Fees" shall mean actual management fees paid in connection with the operation of the Nursing Home.
1.2 "Applicable Environmental Laws" shall mean any applicable laws, rules or regulations pertaining to health or the environment, or petroleum products, or radon radiation, or oil or hazardous substances, including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended ("CERCLA"), as codified at 42 U.S.C. § 9601 et seq., as amended, the Resource Conservation and Recovery Act of 1976, as amended ("RCRA"), and the Federal Emergency Planning and Community Right-To-Know Act of 1986. The terms "hazardous substance" and "release" shall have the meanings specified in CERCLA, and the terms "solid waste," disposal," "dispose," and "disposed" shall have the meanings specified in RCRA, except that if such acts are amended to broaden the meanings thereof, the broader meaning shall apply herein prospectively from and after the date of such amendments; notwithstanding the foregoing, provided, to the extent that the laws of the Stale where the Property is located establish a meaning for "hazardous substance" or "release" which is broader than that specified in CERCLA, as CERCLA may be amended from time to time, or a meaning for "solid waste," "disposal," and "disposed" which is broader than specified in RCRA. as RCRA may be amended from time to time, such broader meanings under said state law shall apply in all matters relating to the laws of such State.
Capmark Loan #01-1017791
1.3 "Assumed Management Fees" shall mean assumed management fees of five percent (5%) of net patient revenues of the Nursing Home (after Medicaid and Medicare contractual adjustments).
1.4 "Debt Service Coverage for the Nursing Home" means a ratio in which the numerator is the sum of pre-tax income from normal nursing home operations of the Nursing Home as set forth in the quarterly statements provided to Lender (without deduction for Actual Management Fees) calculated based upon the preceding twelve (12) months, plus lease expense and non-cash expenses or allowances for depreciation and amortization of the Nursing Home for said period less either Actual Management Fees or Assumed Management Fees (depending on the covenant for which such test is being made) and the denominator is the current portion of the Long Term Debt attributable to the Loan, plus the interest expense for the applicable period on the Loan. In calculating "pre-tax Income," Extraordinary Income and Extraordinary Expenses shall be excluded.
1.5 "Effective Capacity" means the actual number of beds utilized at the Nursing Home from time to time.
1.6 "Extraordinary Income and Extraordinary Expenses" means material items of a character significantly different from the typical or customary business activities of the Tenant which would not be expected to recur frequently and which would not be considered as recurring factors in any evaluation of the ordinary operating processes of the Tenant's business.
1.7 "GAAP" means, as in effect from time to time, generally accepted accounting principles consistently applied as promulgated by the American Institute of Certified Public Accountants.
1.8 "Long Term Debt" means all obligations (including capital lease obligations) which are due more than one (1) year from the date as of which the computation thereof is made.
1.9 "Medicaid" means that certain program of medical assistance, funded jointly by the federal government and the States, for impoverished individuals who are aged, blind and/or disabled, and/or members of families with dependent children, which program is more fully described in Title XIX of the Social Security Act (42 U.S.C. §§ 1396 el seq.) and the regulations promulgated thereunder.
1.10 "Medicare" means that certain federal program providing health insurance for eligible elderly and other individuals, under which physicians, hospitals, skilled nursing homes, home health care and other providers are reimbursed for certain covered services they provide to the beneficiaries of such program, which program is more fully described in Title XVIII of the Social Security Act (42 U.S.C. §§ 1395 et seq.) and the regulations promulgated thereunder.
1.11 "Nursing Home" means the skilled care facility together with any other general or specialized care facilities, if any (including Alzheimer's care unit and any assisted care living facility), now or hereafter operated at the Premises.
1.12 "Reimbursement Contracts" means all third party reimbursement contracts for the Nursing Home which are now or hereafter in effect with respect to residents or patients qualifying for coverage under the same, including Medicare, Medicaid and private insurance agreements, and any successor program or other similar reimbursement program and/or private insurance agreements.
1.13 Singular terms shall include the plural forms and vice versa, as applicable, of the terms defined.
1.14 Terms contained in this Agreement shall, unless otherwise defined herein or unless the context otherwise indicates, have the meanings, if any, assigned to them by Uniform Commercial Code in effect in the state where the Premises is located.
1.15 All accounting terms used in this Agreement shall be construed in accordance with GAAP, except as otherwise defined.
1.16 All references to other documents or instruments shall be deemed to refer to such documents or instruments as they may hereafter be extended, renewed, modified, or amended and all replacements and substitutions therefor.
Capmark Loan #01-1017791
1.17 All references herein to "Medicaid" and "Medicare" shall be deemed to include any successor program thereto.
1.18 All references in this Agreement to a matter being "satisfactory" to Lender, subject to Lender's "approval" or similar terminology, shall mean that such satisfaction shall be "reasonably satisfactory," such approval shall be "reasonable approval," and further that such reasonable approval "shall not be unreasonably withheld or delayed."
ARTICLE
II.
REPRESENTATIONS AND WARRANTIES
The Tenant represents and warrants as follows:
2.1 Existence, Power and Qualification. Tenant is a corporation, duly organized, validly existing and in good standing under the laws of the State of its formation as set forth in the preamble of this Agreement, has the power to own its properties and to carry on its businesses as it is now being conducted, and is duly qualified to do business and is in good standing in every jurisdiction in which the character of the properties owned by it or in which the transaction of its businesses makes its qualification necessary.
2.2 Power and Authority. Tenant has full power and authority to incur the obligations provided for herein and in the Lease, all of which have been authorized by all proper and necessary corporate action.
2.3 Due Execution and Enforcement. Each of the Lease and this Agreement constitutes a valid and legally binding obligation of the Tenant, enforceable in accordance with its respective terms (subject, however, to general principles of equity, bankruptcy, reorganization, insolvency, moratorium, fraudulent conveyance and other similar laws now or hereafter in effect relating to or affecting creditors rights generally) and does not violate, conflict with, or constitute any default under any law, government regulation, decree, judgment, the Tenant's organizational documents, or any other agreement or instrument binding upon the Tenant
2.4 Pending Matter. To the best of Tenant's knowledge, no action or investigation is pending or threatened before or by any court or administrative agency which might result in any material adverse change in the financial condition, operations or prospects of the Tenant, and Tenant is not in violation of any agreement, the violation of which might reasonably be expected to have a material adverse effect on Tenant's business or assets, and Tenant is not in violation of any order, judgment, or decree of any court, or any statute or governmental regulation to which it is subject.
2.5 Financial Statements Accurate. All financial statements heretofore or hereafter provided by the Tenant are and will be true and complete in all material respects as of their dates and fairly and will fairly present the financial condition of the Tenant, and there are no liabilities, direct or indirect, fixed or contingent, as of the respective dates of such statements which are not reflected therein or in the notes thereto or in a written certificate delivered with such statements. The statements of the Tenant have been prepared in accordance with GAAP. There has been no material adverse change in the financial condition, operations, or prospects of the Tenant since the dates of such statements except as fully disclosed in writing with the delivery of such statements.
2.6 Compliance with Nursing Home Laws. The Nursing Home is duly licensed as a skilled care nursing home under the applicable Laws of the State where the Nursing Home is located. The Tenant is in compliance with the applicable material provisions of nursing home, nursing facility or assisted living facility laws, rules, regulations and published interpretations to which the Nursing Home is subject. No waivers of any laws, rules, regulations, or requirements (including, but not limited to, minimum square footage requirements per bed) are required for the Nursing Home to operate at the foregoing licensed bed capacity. All Reimbursement Contracts are in full force and effect with respect to the Nursing Home, and Tenant is in good standing with the respective agencies under such applicable nursing home licenses, program certification, and Reimbursement Contracts. Tenant is current in the payment of all so-called provider specific taxes or other assessments with respect to such Reimbursement Contracts. The Nursing Home is currently operated as a skilled care facility nursing home at the bed capacity set forth in Exhibit "B".
Capmark Loan #01-1017791
2.7 Certificate of Need. The Tenant is the lawful owner of the certificate of need or other required license for the Nursing Home. To the best of Tenant's knowledge, in the event the Lender acquires the Nursing Home through foreclosure or otherwise, neither Tenant, Lender, subsequent manager, nor subsequent purchaser (through foreclosure or otherwise) must obtain a certificate of need from any applicable state health care regulatory authority or agency (other than giving such notice required under the applicable state law or regulation) prior to applying for and receiving a license to operate the Nursing Home and certification to receive Medicare and Medicaid payments (and its successor programs) for patients having coverage thereunder, provided that no service or the bed complement is changed.
2.8 Payment of Taxes. Tenant has filed all federal, state, and local tax returns which it is required to file and has paid, or made adequate provision for the payment of, all taxes which have or may become due pursuant to such returns or to assessments received by Tenant; including, without limitation, provider taxes.
2.9 Environmental Matters. To the best of Tenant's knowledge, neither the Nursing Home, the Premises, nor the Tenant is in violation of or subject to any existing, pending or threatened investigation or inquiry by any governmental authority or any response costs or remedial obligations under any Applicable Environmental Laws, and this representation and warranty would continue to be true and correct following disclosure to the applicable governmental authorities of all relevant facts, conditions and circumstances, if any, pertaining to the Nursing Home, the Premises, or the Tenant. Tenant has not obtained and, to the best of Tenant's knowledge, is not required to obtain, any permits, licenses or similar authorizations to construct, occupy, operate or use any, buildings, improvements, fixtures, or equipment forming a part of the Nursing Home or the Premises by reason of any Applicable Environmental Laws (except such permits, licenses and authorizations which have been obtained or for which applications have currently been submitted). Tenant further represents and warrants that, to the best of Tenant's knowledge, except for hazardous substances in nonreportable quantities and except for medical wastes which are disposed of in accordance with Applicable Environmental Laws, no petroleum products, oil, or hazardous substances, or solid wastes have been disposed of or otherwise released on or are otherwise located on the Premises. The use of the Premises as previously operated and hereafter intended to be operated by the Tenant will not result in the location on or disposal or other release of any petroleum products, oil, or hazardous substances or solid wastes on or to the Premises, other than in nonreportable quantities or the disposal of medical wastes in the ordinary course of business. Tenant hereby agrees to remedy promptly any violation of Applicable Environmental Laws with respect to the Premises and to pay any fines, charges, fees, expenses, damages, losses, liabilities, and response costs arising from or pertaining to the application of any such Applicable Environmental Laws to the Tenant or the Premises. Tenant agrees to permit Lender to have access to the Nursing Home and Premises at all reasonable times in order to conduct any tests which Lender (from time to time) deems reasonably necessary to ensure that Tenant, the Nursing Horne, and the Premises are in compliance with all Applicable Environmental Laws. Landlord has entered into separate Environmental Indemnity Agreements with respect to Applicable Environmental Laws, the provisions of which are deemed incorporated herein by this reference.
2.10 Lease; That,
a. the Lease is in full force and effect and has not been modified, altered or amended, except as described herein;
b. to the best of Tenant's knowledge, there presently exists no event of default under the Lease, and there are no offsets or credits against rentals known to Tenant;
Capmark Loan #01-1017791
c. minimum fixed monthly rental of $ is payable monthly in advance under the Lease;
d. all rentals due under the Lease are currently paid to the Landlord, have not been prepaid, and Tenant will not hereafter prepay rentals by more than thirty (30) days;
e. the Lease term expires on ; and
f. there are no actions, either voluntary or involuntary, pending against Tenant under the bankruptcy laws of the United States, or under the bankruptcy laws of any state.
ARTICLE
III.
SUBORDINATION AND ATTORNMENT
3.1 Subordination.
The Lease shall at all times be subject and subordinate in all respects to the Security Instruments and to all renewals, modifications and extensions thereof, subject to the terms and conditions of this Agreement. The consent of Tenant shall not be required for amendments to the Loan Agreement or Security Instruments, or any other documents executed by the Landlord in connection with the Loan, insofar as such amendments do not affect Tenant's rights and obligations under the Lease or this Agreement.
3.2 Licenses and Permitting.
All licenses, permits, certificates of need, Medicaid and Medicare agreements and other contractual rights relating to the operation of the Premises shall be deemed to be the property of the Landlord or Lender (whomever then owns the Premises) upon termination of the Lease, and shall be subject to the Lender s rights under the Security Instruments, and upon termination of the Lease, Tenant shall have no further rights with respect thereto. Tenant shall have no right during or after the term of the Lease to transfer or remove from the Premises any license, permit, certificate of need, Medicare or Medicaid agreement or other similar contractual right relating to the operation of the Premises; provided, however, that the foregoing shall not be deemed to restrict the Tenant's ability to voluntarily elect not to participate in Medicaid if the Tenant has obtained the prior written consent of the Lender and Landlord to such nonparticipation.
3.3 Notice of Defaults: Opportunity to Cure. Tenant shall give prompt written notice to Lender of all defaults by Landlord of those obligations under the Lease which are of such a nature as to give Tenant a right to terminate the Lease, to reduce rent, or to credit or offset any amounts against future rents, and Lender shall have the same period of time given Landlord, measured from notice to Lender, to cure the same, although Lender shall not be required to do so (except that if such period is less than thirty (30) days, Lender shall have thirty (30) days following notice from Tenant to Lender, to cure any such default and, if such default cannot be cured within thirty (30) days Lender shall have thirty (30) days to commence a cure, and so long as Lender is diligently pursuing a cure, Tenant may not terminate the Lease). Notwithstanding the foregoing, Tenant may in any emergency perform any covenant of Landlord pursuant to the Lease to the extent permitted " by the Lease if Landlord fails to do so, and in such event may seek reimbursement from Landlord or may offset against rents to the extent permitted by the Lease for the reasonable costs incurred by Tenant in performing such covenant.
3.4 Attornment,
a. If Lender or any receiver appointed at Lender's request exercises its right pursuant to the Security Instruments to receive the rents payable by Tenant under the Lease, neither Lender nor such receiver shall thereby become obligated to Tenant for the performance of any of the terms, covenants, conditions and agreements of Landlord under the Lease, unless and until Lender forecloses upon, or accepts from Landlord a deed in lieu of foreclosure upon, the Premises and Lender exercises its option of attornment as provided below. Landlord and Tenant agree that Tenant shall make the payments to be made by Tenant under the Lease to Lender or such receiver, as the case may be, upon receipt of written notice of the exercise of such rights, and Tenant agrees not to prepay any sums payable by Tenant under the Lease. Such receipt of rent by any other Lender or such receiver shall not relieve Landlord of its obligations under the Lease, and Tenant shall continue to look to Landlord only for performance thereof unless and until Lender forecloses upon, or accepts from Landlord a deed in lieu of foreclosure upon, the Premises and Lender exercises its option of attornment as provided below.
Capmark Loan #01-1017791
b. If the interest of Landlord shall be acquired by Lender or its nominee, whether by foreclosure or deed in lieu of foreclosure upon the Premises, it is agreed that, AT THE OPTION OF LENDER, ITS NOMINEE OR SUCH OTHER PURCHASER, which option shall be exercised by written notice to Tenant prior to or upon the effective date of such succession. Tenant shall be bound to Lender or its nominee or such other purchaser under all the terms, covenants and conditions of the Lease for the balance of the term thereof remaining, and any extensions or renewals thereof which may be effected in accordance with any option therefor contained in the Lease, with the same force and effect as if said Lender or its nominee or such other purchaser were the landlord under the Lease, said attornment to be effective and self-operative without the execution of any other instruments on the part of either party hereto immediately upon Lender's or its nominee's or such other purchaser's succeeding to the interest of Landlord under the Lease. Tenant hereby. agrees that Lender or its nominee or such other purchaser shall not be responsible or liable in any way for any default under the Lease occurring prior to the time Lender or its nominee or such other purchaser obtains title to the estate owned by Landlord and is entitled to actual, unrestricted possession of the Premises.
3.5 Lender's Liability.
In addition to and not in lieu of all the provisions of this Agreement, in the event Lender or its nominee or such other purchaser exercises its option of attornment as provided in Section 3.4 above, Lender or its nominee or such other purchaser shall not in any way or to any extent be:
a. liable for any act or omission of any prior landlord (including Landlord), unless Lender or its nominee or such other purchaser shall become the owner of the interest of Landlord, and then Lender or its nominee or such other purchaser shall only be liable for performance and observance of terms, covenants and conditions from the date of Lender's or its nominee's or such other purchaser's acquisition and thereafter; or
b. subject to any offsets or defenses which Tenant might have against any prior landlord (including Landlord) except those which arose out of such landlord's default under the Lease and after Tenant has notified Lender or its nominee or such other purchaser and given Lender or its nominee or such other purchaser an opportunity to cure as provided herein; or
c. bound by any rent or additional rent which Tenant might have paid for more than thirty (30) days in advance to any prior landlord (including Landlord) or any excess of estimated rent payments paid to any prior landlord (including Landlord) over rent payments subsequently determined were due for such period; or
d. bound by any amendment, modification or termination of the Lease or assignment or sublease of Tenant's interest in the Lease made without Lender's consent; or
e. in any way responsible for any deposit or security which was delivered to Landlord but which was not subsequently delivered to Lender or its nominee or such other purchaser, or
f. responsible for any obligation to initially construct or reconstruct the Premises (but if Lender or its nominee or such other purchaser is required to do so under the terms of the Lease and fails to do so upon request following Lender's or its nominee's or such other purchaser's succeeding to Landlord's interest in the Premises, Tenant may terminate the Lease).
Capmark Loan #01-1017791
ARTICLE
IV.
ADDITIONAL AGREEMENTS BETWEEN
LANDLORD, TENANT AND LENDER
The Tenant makes the following agreements with the Landlord and the Lender and such agreements shall be deemed to constitute amendments to the Lease and, to the extent of any inconsistency with the Lease, the provisions of this Article IV shall be controlling:
4.1 Debt Service Coverage Requirements. For so long as the Loan is outstanding, the Tenant agrees to cause the Nursing Home to achieve, and agrees to provide evidence to Lender of the achievement of, the following debt service coverage requirement:
a. A Debt Service Coverage for the Nursing Home of not less than 1.25 to 1.0; and
b. In the event that the Debt Service Coverage requirements of this Section 4.1 are not met or maintained, Tenant agrees that it will provide to Lender the financial information for the Nursing Home hereafter specified in Section 4.4(c) on a monthly basis until such coverages are maintained.
4.2 Occupancy.
For so long as the Loan is outstanding, Tenant will maintain a daily average occupancy for the Nursing Home of eighty-five percent (85%) or higher (based upon the Effective Capacity of the Nursing Home) for each fiscal quarter.
4.3 Capital Expenditures.
For so long as the Loan is outstanding, Tenant will make minimum capital expenditures for the Nursing Home, such that the average amount of capital expenditures for the Nursing Home dining each fiscal year, beginning with fiscal year 2007, is in the aggregate amount of $250 per bed for such items as set forth on Exhibit H of the Loan Agreement. Within forty-five (45) days of the end of such fiscal year, Tenant will provide evidence thereof satisfactory to Lender of such expenditures. Routine maintenance and repair expenses which are necessary in order to improve or maintain the physical condition of the Nursing Home shall count towards the capital expenditures requirement (but the salary of any maintenance personnel shall not be included). In the event that Tenant shall fail to make such required capital expenditures, Tenant shall, upon Lender's written request, immediately establish and maintain a capital expenditures and maintenance reserve fund with Lender equal to the difference between the requited amount per bed and the amount per bed actually spent. Tenant grants to Lender a right of setoff against all moneys in such reserve fund, and Tenant shall not permit any other Lien (as defined in the Loan Agreement) to exist upon such fund. The proceeds of such capital expenditures fund will be disbursed upon Lender's receipt of request for such funds from the Tenant for capital expenditures and maintenance repairs, provided that Tenant provide a detailed statement of such items and Lender, in its reasonable judgment, has approved the same.
Upon Tenant's failure to adequately maintain the Nursing Home in good condition, Lender may, but shall not be obligated to, make such capital expenditures and expenditures for maintenance and repair and may apply the moneys in the capital expenditures and maintenance reserve fund for such purpose. Upon an Event of Default (as defined in the Loan Agreement) under the Loan, Lender may apply any moneys in the capital expenditures and maintenance reserve fund to the Loan Obligations (as defined in the Loan Agreement), in such order and manner as Lender may elect. Lender shall have the right to approve the qualification of any nonroutine maintenance and repair expenditures (but which under accounting rules do not qualify as capital expenditures) which Tenant seeks to qualify for credit against the required per bed amounts under this Section, provided such approval will not be unreasonably withheld. For any partial fiscal year during which the Loan is outstanding, the required expenditure amount shall be prorated by multiplying the required amount per bed amount by a fraction, the numerator of which is the number of days during such year for which all or part of the Loan is outstanding and the denominator of which is the number of days in such year.
Capmark Loan #01-1017791
4.4 Financial and Other Information.
For so long as the Loan remains outstanding, Tenant will provide to Lender, in addition to the financial statements and information required under the Lease, the following financial statements and information on a continuing basis during the term of the Loan:
a. Within ninety (90) days after the end of each of the fiscal years of the Tenant, unaudited financial statements of the Tenant, which statements shall be prepared in accordance with generally accepted accounting principles consistently applied, including a balance sheet and a statement of income and expenses for the year then ended, and shall be prepared in accordance with generally accepted accounting principles consistently applied and shall be certified as true and correct in all material respects by a financial officer of the Tenant.
b. Within forty-five (45) days of the end of each calendar quarter, unaudited financial statements of the Tenant, prepared in accordance with generally accepted accounting principles consistently applied, which such statements shaft include a balance sheet and a statement of income and expenses for the quarter then ended, certified by a financial officer of the Tenant to be true and correct.
c. Within forty-five (45) days of the end of each calendar quarter, a statement of the number of bed days available and the actual patient days incurred for the quarter, together with quarterly census information of the Nursing Home as of the end of such quarter in sufficient detail to show patient-mix (i.e., private, Medicare, Medicaid, and V.A.) on a daily average basis for such year through the end of such quarter, certified by a financial officer of Tenant to be true and correct, which such statements of the Nursing Home shall be accompanied by the Summary of Financial Statements and Census Data attached hereto as Exhibit "C".
d. As soon as available, but in no event more than thirty (30) days after the filing deadline, as may be extended from time to time, copies of all federal, state and local tax returns of Tenant, together with all supportive documentation and schedules.
e. Within twenty (20) days following filing, all Medicaid cost reports and any amendments thereto filed with respect to the Nursing Home and all responses, audit reports, or inquiries with respect to such cost reports.
f. Within ten (10) days of receipt, copies of all licensure and certification survey reports and statements of deficiencies received by Tenant from any regulatory agency having jurisdiction of the Nursing Home, which identify or allege one or more survey deficiencies with a scope and severity of "G" or worse under applicable OBRA Regulations and Guidelines (with plans of correction attached thereto).
Capmark Loan #01-1017791
g. Within three (3) days following receipt, any and all notices (regardless of form) from any and all licensing and/or certifying agencies that the Nursing Home's license and/or the Medicare and/or Medicaid certification is being downgraded to a substandard category, revoked, or suspended, or that such action is pending.
h. Upon request by Lender, evidence of payment by the Tenant of any applicable provider bed taxes or similar taxes.
i. If requested by Lender, within fifteen (15) days of Lender's request, an aged accounts receivable report prepared by Tenant of the Nursing Home in sufficient detail to show amounts due from each class of patient-mix (i.e., private, Medicate, Medicaid and V.A.) by the account age classifications of 30 days, 60 days, 90 days, 120 days, and over 120 days.
j. Within ten (10) days following receipt, a copy of the "Medicaid Rate Calculation Worksheet" (or the equivalent thereof) issued by the appropriate Medicaid Agency for the Nursing Home.
k. The Lender reserves the right to require that the annual financial statements of the Tenant be audited and prepared by a nationally recognized accounting firm or independent certified public accountant acceptable to Lender if (i) an Event of Default under any of the Security Instruments occurs and remains uncured following written notice to Landlord and Tenant and the expiration of any applicable grace or cure period, or (ii) if Lender has reasonable grounds to believe that the unaudited financial statements do not accurately represent the financial condition of the Tenant.
l. The Lender reserves the right to reasonably require such other financial information of the Tenant and the Nursing Home at such other times as Lender shall deem reasonably necessary, and Tenant agrees promptly to provide such information to Lender. All financial statements must be in such form and detail as the Lender shall from time to time reasonably request.
4.5 Books and Records. For so long as the Loan remains outstanding, Tenant will permit persons designated by Lender to inspect any and all of the Premises and books and records of Tenant relating to the Nursing Home and to discuss the affairs of Tenant and the Nursing Home with officers of Tenant as designated by Lender, during normal business hours (9:00 a.m. to 5:00 p.m. on regular banking business days) and upon not less than three (3) business days prior written notice to Tenant and Landlord, provided, however, that such inspections may not unreasonably interfere with the operation of the Nursing Home.
4.6 Compliance Certificate. At the time of furnishing the quarterly operating statements required under Section 4.4, furnish to Lender a compliance certificate in the form attached hereto as Exhibit "D".
4.7 Conduct of Business. Tenant shall conduct the operation of the Nursing Home at all times in a manner consistent with the level of operation of the Nursing Home as of the date hereof; including without limitation, the following:
a. to maintain the standard of care for the patients of the Nursing Home at all times in a manner consistent with the level necessary to insure quality care for the patients of the Nursing Home;
b. to operate the Nursing Home in a prudent manner and in compliance with applicable laws and regulations relating thereto and cause all licenses, permits, certificates of need, Reimbursement Contracts, and any other agreements necessary for the use and operation of the Nursing Home or as may be necessary for participation in the Medicaid, Medicare, or other applicable reimbursement programs to remain in effect without reduction in the number of licensed beds or beds authorized for use in the Medicaid reimbursement programs (unless Tenant first obtains the prior consent of Lender to such reduction, which consent may be withheld in its sole discretion);
c. to maintain sufficient Inventory (as defined In the Loan Agreement) and Equipment (as defined in the Loan Agreement) of types and quantities at the Nursing Home to enable Tenant adequately to perform operations of the Nursing Home;
Capmark Loan #01-1017791
d. to keep all Improvements (as defined in the Loan Agreement) and Equipment (as defined in the Loan Agreement) located on or used or useful in connection with the Nursing Home in good repair, working order and condition, reasonable wear and tear excepted, and from time to time make all needed and proper repairs, renewals, replacements, additions, and improvements thereto to keep the same in good operating condition; and
e. to maintain sufficient cash in the operating accounts of the Nursing Home in order to satisfy the working capital needs of the Nursing Home.
4.8 Periodic Surveys. Furnish to Lender, within twenty (20) days of receipt, a copy of any Medicare, Medicaid, or other licensing agency survey, report, statement of deficiencies and/or any other report indicating that any action is pending or being taken to downgrade the Nursing Home to a substandard category, and within the time period required by the particular agency for furnishing a plan of correction also furnish or cause to be furnished to Lender a copy of the plan of correction generated from such survey or report for the Nursing Home, and correct or cause to be corrected any deficiency, the curing of which is a condition of continued licensure or for full participation in Medicaid, Medicare or other reimbursement program pursuant to any Reimbursement Contract for existing patients or for new patients to be admitted with Medicaid or Medicare coverage, by the date required for cure by such agency (plus extensions granted by such agency).
4.9 Additional Termination Events. Tenant agrees and acknowledges that the Lender has the right to require that the Landlord terminate the Lease upon the occurrence of the events specified in Sections 4.28(a), (b) and/or (c) of the Loan Agreement, and the Tenant hereby waives any claim or cause of action against the Lender or the Landlord in the event that the Lease is rightfully terminated in accordance with the provisions of Section 4.28(a), (b) and/or (c) of the Loan Agreement.
4.10 Change of Use. As long as the Loan remains outstanding, Tenant agrees that it will not alter or change the use of the Nursing Home or enter into any management agreement for the Nursing Home unless Tenant first notifies Lender and provides Lender a copy of the proposed management agreement, obtains Lender's written consent thereto and obtains and provides Lender with a subordination agreement in form satisfactory to Lender from such manager subordinating to all rights of Lender.
ARTICLE
V.
MISCELLANEOUS
5.1 Successors and Assigns. This Agreement shall be binding upon Landlord and Tenant and their successors and assigns and shall inure to the benefit of Lender and its successors and assigns.
5.2 Severability. In the event that any provision hereof is deemed to be invalid by reason of the operation of any law or by reason of the interpretation placed hereon by any court, this Agreement shall be construed as not containing such provision, and the invalidity of such provision shall not affect any other provisions which are otherwise lawful and valid and shall remain in full force and effect.
5.3 Waiver. The failure at any time or times to require strict performance of any of the provisions, warranties, terms and conditions contained herein or in any other agreement, document or instrument heretofore, now or hereafter executed by the Tenant and delivered to the Lender shall not waive, affect or diminish any right of the Lender to thereafter demand strict compliance or performance therewith and with respect to any other provisions, warranties, terms and conditions contained in such agreements, documents and other instruments, and any waiver of any default shall not waive or affect any other default, whether prior or subsequent thereto and whether of the same or of a different type. None of the warranties, conditions, provisions and terms contained in this Agreement or in any other agreement, document or instrument heretofore, now or hereafter executed by the Tenant and Landlord and delivered to the Lender shall be deemed to have been waived by any act or knowledge of the Lender, its agents, officers or employees, but only by an instrument in writing signed by an officer of the Lender and directed to the Tenant and Landlord specifying such waiver.
Capmark Loan #01-1017791
5.4 Expenses. In the event at any time or times hereafter that Tenant defaults in its obligations hereunder and the Lender employs counsel to advise or provide other representation with respect to this Agreement or any other agreement, document or instrument heretofore, now or hereafter executed by the Tenant and delivered to the Lender with respect to the Tenant, the Lease or this Agreement, or to commence, defend, intervene, file a petition, complaint, answer, motion or other pleading or take any other action with respect to any suit or proceeding relating to this Agreement or any other agreement, instrument or document heretofore, now or hereafter executed by the Tenant and delivered to the Lender with respect to the Tenant, the Lease or this Agreement, or to represent Lender in any litigation with respect to the affairs of the Tenant or to enforce any rights of the Lender or the obligations of Tenant or any other person, firm or corporation which may be obligated to Lender by virtue of this Agreement, then in any such events all the reasonable attorneys' fees arising from such service, including attorneys' fees in appellate and bankruptcy proceedings, and expenses, costs or charges relating thereto shall be due and payable to Lender by Tenant upon Lender's demand.
5.5 Notices. All notices, demands, or requests, and responses thereto, required or permitted to be given pursuant to this Agreement or by applicable law shall be in writing and shall be deemed to have been properly given or served and shall be deemed received (a) on the date delivered, if sent by hand delivery (to the person or department if one is specified below), (b)three (3) days following the date deposited in the United States mail, postage prepaid and registered or certified with return receipt requested, or (c) one (1) day following the date deposited with Federal Express or other national overnight courier, and in each case addressed as follows:
If given to Tenant:
c/o
Ensign Facility Services, Inc.
27101 Puerta Real, Suite 450
Mission Viejo, CA 92691
If given to Lender:
c/o
Capmark Finance Inc.
200 Witmer Road
Horsham, PA 19044
Attention: Servicing Department for Loan No. 01-1017791
If given to Landlord:
c/o
Ensign Facility Services, Inc.
27101 Puerta Real, Suite 450
Mission Viejo, CA 92691
or at such other single address in the United States as parties may by notice in writing designate for notice.
5.6 Conflicting Provision. This Agreement shall be deemed to supersede any conflicting provisions of the Lease.
5.7 Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original, but such counterparts shall together constitute one and the same original.
5.8 Governing Law. This Agreement shall be governed by the laws of the State of Washington.
Capmark Loan #01-1017791
5.9 Waiver of Jury Trial. TENANT AND LANDLORD HEREBY WAIVE ANY RIGHT THAT THEY MAY HAVE TO A TRIAL BY JURY ON ANY CLAIM, COUNTERCLAIM, SETOFF, DEMAND, ACTION OR CAUSE OF ACTION (A) ARISING OUT OF OR IN ANY WAY RELATED TO THIS AGREEMENT OR THE LOAN, OR (B)IN ANY WAY CONNECTED WITH OR PERTAINING OR RELATED TO OR INCIDENTAL TO ANY DEALINGS OF LENDER AND/OR TENANT AND LANDLORD WITH RESPECT TO THE LEASE OR IN CONNECTION WITH THIS AGREEMENT OR THE EXERCISE OF ANY PARTY'S RIGHTS AND REMEDIES UNDER THIS AGREEMENT OR OTHERWISE, OR THE CONDUCT OR THE RELATIONSHIP OF THE PARTIES HERETO, IN ALL OF THE FOREGOING CASES WHETHER NOW EXISTING OR HEREAFTER ARISING AND WHETHER SOUNDING IN CONTRACT, TORT OR OTHERWISE. TENANT AND LANDLORD AGREE THAT LENDER MAY FILE A COPY OF THIS AGREEMENT WITH ANY COURT AS WRITTEN EVIDENCE OF THE KNOWING, VOLUNTARY, AND BARGAINED AGREEMENT OF TENANT AND LANDLORD IRREVOCABLY TO WAIVE THEIR RIGHTS TO TRIAL BY JURY AS AN INDUCEMENT TO LENDER TO CONSENT TO THE ASSUMPTION OF THE LOAN, AND THAT, TO THE EXTENT PERMITTED BY APPLICABLE LAW, ANY DISPUTE OR CONTROVERSY WHATSOEVER (WHETHER OR NOT MODIFIED HEREIN) BETWEEN TENANT WITH LENDER SHALL INSTEAD BE TRIED IN A COURT OF COMPETENT JURISDICTION BY A JUDGE SITTING WITHOUT A JURY.
5.10 TENANT HEREBY IRREVOCABLY DESIGNATES CHRISTIE BOHNSACK AND HIS/HER SUCCESSORS IN OFFICE, AS THE TRUE AND LAWFUL ATTORNEY OF TENANT FOR THE PURPOSE OF RECEIVING SERVICE OF ALL LEGAL NOTICES AND PROCESS ISSUED BY ANY COURT IN THE STATE OF WASHINGTON AS WELL AS SERVICE OF ALL PLEADINGS AND OTHER DOCUMENTS RELATED TO ANY LEGAL PROCEEDING OR ACTION ARISING OUT OF THIS AGREEMENT. TENANT AGREES THAT SERVICE UPON SAID CHRISTIE BOHNSACK SHALL BE VALID REGARDLESS OF TENANT'S WHEREABOUTS AT THE TIME OF SUCH SERVICE AND REGARDLESS OF WHETHER TENANT RECEIVES A COPY OF SUCH SERVICE, PROVIDED THAT THE HOLDER SHALL HAVE MAILED A COPY TO TENANT IN ACCORDANCE WITH THE NOTICE PROVISIONS HEREIN. TENANT AGREES TO PAY ALL COURT COSTS AND REASONABLE ATTORNEY'S FEES INCURRED BY HOLDER IN CONNECTION WITH ENFORCING ANY PROVISION OF THIS AGREEMENT. NOTWITHSTANDING THE FOREGOING, HOLDER AGREES TO USE REASONABLE EFFORTS TO PROVIDE TENANT WITH NOTICE OF THE FILING OF ANY LAWSUIT BY HOLDER AGAINST TENANT.
[Signatures begin on next page.]
Capmark Loan #01-1017791
IN WITNESS WHEREOF, Tenant, Landlord and Lender have cawed this Agreement to be properly executed on the day and year first above written.
LANDLORD: | |||
CHERRY HEALTH HOLDINGS, INC.,
Nevada corporation |
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By: |
/s/
GREGORY K. STAPLEY
[SEAL]
Name: Gregory K. Stapley Title: President |
Capmark Loan #01-1017791
ACKNOWLEDGMENT
STATE OF CALIFORNIA
COUNTY OF ORANGE
On
October 9, 2006 before me, Yolanda Villegas Staff personally appeared Gregory K. Stapley
Name(s) signer(s)
ý personally known to meOR o proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the Instrument.
WITNESS my hand and official seal. | |||
/s/
YOLANDA VILLEGAS STAFF
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Capmark Loan #01-1017791
TENANT: | |||
HOQUIAM HEALTHCARE, INC.,
a Nevada corporation |
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By: |
/s/
BEVERLY B. WITTEKIND
Name: Beverly B. Wittekind Title: Secretary |
[Signatures continued on next page.]
Capmark Loan #01-1017791
ACKNOWLEDGMENT
STATE OF CALIFORNIA
COUNTY OF ORANGE
On
October 9, 2006 before me, Yolanda Villegas Staff, personally appeared Beverly B. Wittekind
Name(s) signers)
ý personally known to meOR o proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the Instrument.
WITNESS my hand and official seal, | |||
/s/
YOLANDA VILLEGAS STAFF
|
Capmark Loan #01-1017791
LENDER: | |||
WELLS FARGO BANK, N.A. (formerly known as Norwest Bank Minnesota, National Association), as Trustee for GMAC Commercial Mortgage Securities, Inc., Mortgage Pass-Through Certificates, Series 1999-Cl | |||
By: | Capmark Finance Inc., a California corporation, its authorized agent | ||
By: |
Name: Jillian M. Brittin Title: Vice President |
Capmark Loan #01-1017791
COMMONWEALTH OF PENNSYLVANIA | ) | ||
)SS. | |||
COUNTY OF MONTGOMERY | ) |
On before me, personally appeared Jillian M. Brittin, personally known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in bin authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument.
WITNESS my hand and official seal.
Signature |
Notary Public |
(Seal) | ||||
MY COMMISSION EXPIRES |
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EXHIBIT
"A"
[DESCRIPTION OF THE LAND]
PARCEL A:
Lots 1 and 2, Block 86, Heermans Annex to the City of Hoquiam, as per plat recorded in Volume 3 of Plats, page 71, records of Grays Harbor County;
Excepting therefrom the Southerly 12 feet thereof, as dedicated by Ordinance No. 1913 to the City Hoquiam, filed May 18, 1953, as Auditor's File No. 563092, and recorded in Volume 337 of Deeds, page 18, records of Grays Harbor County;
Situate in the County of Grays Harbor, State of Washington.
PARCEL B:
The portion of the South Half of the Northeast Quarter of the Northwest Quarter of Section 7, Township 17, North, Range 9 West of the Willametta Meridian, described as follows:
Beginning at the Northeast corner of said Lot 1;
Thence
Northerly on the Westerly line of 31
st
Street in said Heermans Annex extended Northerly 161.2 feet;
Thence Westerly 180 feet parallel to Cherry Street in said Heermans Annex;
Thence Southerly 157.6 feet, more or less, parallel with the Westerly lines of said 31
st
Street extended Northerly to the Northwest corner of said Lot 2;
Thence Easterly 180 feet along the Northerly line of said Lots 2 and 1 to the point of beginning;
Situate in the County of Grays Harbor, State of Washington.
PARCEL C:
That portion of the South Half of the Northeast Quarter of the Northwest Quarter of Section 7, Township 17 North, Range 9 West of the Willametta Meridian, described as follows:
Beginning
at the Northeast Corner of Lot 1, Block 86, Heermans Annex to the City of Hoquiam, as per plat recorded in Volume 3 of Plats, page 71, records of Grays Harbor County;
Thence Northerly along the Westerly line of 31
st
Street extended Northerly a distance of 161.2 feet to the true point of beginning of the tract herein described:
Thence
Westerly parallel to Cherry Street a distance of 180 feet;
Thence Northerly parallel to 31
st
Street extended Northerly, a distance of 100 feet;
Thence Easterly parallel to Cherry Street, a distance of 180 feet to the Westerly line of 31
st
Street extended Northerly;
Thence Southerly along the Westerly line of 31
st
Street extended Northerly 100 feet to the point of beginning;
Situate in the County of Grays Harbor, State of Washington.
B-1
Capmark Loan #01-1017791
EXHIBIT
B
BED CAPACITY FOR NURSING HOME
Licensed Capacity: 118 beds licensed beds
Effective Capacity as of the date of this Agreement: 109 operating beds
B-2
EXHIBIT C
QUARTERLY
FINANCIAL STATEMENT
AND CENSUS DATA
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Facility Name: |
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Management Company: |
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Report Date: |
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Census Data
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Quarter Ending (Date)
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Quarter Ending (Date)
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Quarter Ending (Date)
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Quarter Ending (Date)
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Total Number of Beds |
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Number of Days in Period: |
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Total Patient Days Available |
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Patient Utilization Days Medicaid |
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Private |
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Medicare |
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Other |
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Total Utilization Days: |
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Cash Flow Analysts Total Routine |
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Patient |
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Revenue |
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Total Net Revenues: |
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Total Expenses: |
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Add Back Depreciation and Amortization: |
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Interest on Mortgage Facility Lease |
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Expense (if applicable): |
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Management Fees: |
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Extraordinary Items: |
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Net Operating Income |
$
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I hereby certify the above to be true and correct. Dated this day of , 19 .
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By: |
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Its: |
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C-1
EXHIBIT D
COMPLIANCE CERTIFICATE
Wells
Fargo Bank, N.A.
(formerly known as Norwest
Bank Minnesota, National
Association), as Trustee for
GMAC Commercial
Mortgage Securities, Inc.,
Mortgage Pass-Through
Certificates, Series 1999-C1
c/o Capmark Finance Inc.
Woodcrest Place, Suite 305
Birmingham, Alabama 35209
RE: Pacific Care Center
The undersigned officer of the undersigned [management company or lessee], does hereby certify that for the quarterly financial period ending :
1. The Debt Service Coverage for the Nursing Home after deduction of Actual Management Fees for the preceding twelve (12) months (or such lesser period as shown have elapsed following the closing of the Loan) through the end of such period was:
Required: 1.0 to 1.0
Actual: to 1.0
The manner of calculation is attached.
2. The Debt Service Coverage for the Nursing Home after deduction of Assumed Management Fees for the preceding twelve (12) months (or such lesser period as shall have elapsed following the closing of the Loan) through the end of such period was:
Required: 1.2 to 1.0
Actual: to 1.0
The manner of calculation is attached.
3. In the event the Nursing Home is both operated and managed by the lessee, the Debt Service Coverage for the Nursing Home for the preceding twelve (12) months (or such lesser period as shall have elapsed following the closing of the Loan) through the end of such period was:
Required: 1.25 to 1.0
Actual: to 1.0
The manner of calculation is attached.
4. The fiscal year to date average daily occupant for the Nursing Home:
Required: Not less than 85%
Actual:
5. The capital expenditures per bed was: [ANNUAL COMPLIANCE CERTIFICATE ONLY]
Required: $250 per bed.
Actual: $ per bed.
A-1
Capmark Loan #01-1017791
Evidence of such capital expenditures is attached.
6. All representations and warranties contained in the Agreement and other Loan Documents are true and correct in all material respects as though given on the date hereof, except
7. All information provided herein is true and correct.
8. Capitalized terms not defined herein shall have the meanings given to such terms in that certain Loan Agreement dated August 6,1998 by and between G&L Hoquiam, LLC, and GMAC Commercial Mortgage Corporation.
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By: |
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Name: |
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Title: |
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Dated this day of 19 .
A-2
THIS SECURITY AGREEMENT (the "Agreement") is entered into by and between HOQUIAM HEALTHCARE, INC., a Nevada corporation (the "Lessee"), and WELLS FARGO BANK, N.A. (formerly known as Norwest Bank Minnesota, National Association), as Trustee for GMAC Commercial Mortgage Securities, Inc., Mortgage Pass-Through Certificates, Series 1999-C1, its successors and/or assigns (the "Secured Party").
RECITALS
By that certain Lease Agreement dated October , 2006, Lessee agreed to lease the Land (as hereinafter defined) and the Nursing Home (as hereinafter defined) from Cherry Health Holdings, Inc., a Nevada corporation ("Borrower"). In connection with its acquisition of the Land and the Nursing Home, Borrower has requested that Secured Party consent to Borrower's assumption of a loan to G&L Hoquiam, LLC ("Original Borrower") in the original principal sum of TWO MILLION FOUR HUNDRED SEVENTY FIVE THOUSAND AND NO/100 DOLLARS ($2,475,000.00) (the "Loan"), as evidenced by that certain Promissory Note ("Note") dated as of August 6, 1998 executed by Original Borrower for the benefit of GMAC Commercial Mortgage Corporation ("Former Lender"). Secured Party is the holder of the Note and is the successor in interest to Former Lender in and to the other documents executed in connection with the Loan. Secured Party requires that, as a condition to consenting to Borrower's assumption of the Loan, Lessee grant Secured Party a security interest in certain property under the Uniform Commercial Code, as adopted in the State of Washington, as additional Security for the repayment of the indebtedness evidenced by the Note.
NOW, THEREFORE, in consideration of the foregoing recitals, and as an inducement to make the Loan to Borrower, the parties hereto agree as follows:
1. As Lessee will materially benefit from Secured Party's consent to the assumption of the Loan by Borrower, Lessee hereby grants to Secured Party a security interest (the "Security Interest") in all of the property described in paragraph 3 hereof (collectively, the "Collateral") in accordance with the Uniform Commercial Code as adopted in the State of Washington, as additional security for the repayment of the indebtedness evidenced by the Note.
2. The Note is hereby incorporated by reference and is made a part hereof. Lessee agrees that the occurrence of an Event of Default under the Note, if not cured within applicable notice and grace periods therein, if any, shall constitute a default under this Agreement, entitling Secured Party to exercise any and all rights and remedies herein provided, or provided under the Uniform Commercial Code as adopted in the State of Washington or any other applicable law, in addition to any other rights or remedies provided in the Note or in any other instrument evidencing, securing or guaranteeing the Loan, at law or in equity. All of said rights and remedies are cumulative and may be exercised either concurrently or independently and in such order as Secured Party shall determine in its sole and absolute discretion.
3. This Security Agreement covers all of Lessee's right, title and interest in and to the following property whether now owned or hereafter any time acquired, and including all replacements, additions, accessions, substitutions, and products thereto and thereof (which, together with the Land, is referred to herein as the "Collateral"); provided, however, that with respect to any items which are leased and not owned by Lessee, the term "Collateral" includes the leasehold interest only of Lessee, together with any options to purchase any of said items and any additional or greater rights with respect to such items which Lessee may hereafter acquire:
(a) All Equipment;
(b) All Accounts;
(c) All General Intangibles;
1
(d) All Instruments;
(e) All Inventory;
(f) All Leases;
(g) All Permits (to the fullest extent assignable);
(h) All Personality;
(i) All Proceeds;
(j) All Reimbursement Contracts; and
(k) All Rents.
4. As used in this Security Agreement, the following terms shall have the following meanings:
(a) "Accounts" means any rights of Lessee arising from the operation of the Nursing Home to payment for goods sold or leased or for services rendered, not evidenced by an Instrument, including, without limitation, (i) all accounts arising from the operation of the Nursing Home and (ii) all rights to payment from Medicaid or Medicare programs, or similar state or federal programs, boards, bureaus or agencies and rights to payment from patients, residents, private insurers, and others arising from the operation of the Nursing Home, including rights to payment pursuant to Reimbursement Contracts. Accounts shall include the proceeds thereof (whether cash or noncash, moveable or immoveable, tangible or intangible) received from the sale, exchange, transfer, collection or other disposition or substitution thereof.
(b) "Equipment" means all beds, linen, televisions, carpeting, telephones, cash registers, computers, lamps, glassware, rehabilitation equipment, restaurant, restaurant and kitchen equipment, and other fixtures and equipment of Lessee located on, attached to or used or useful in connection with the Land or the Nursing Home; provided, however, that with respect to any items which are leased and not owned by Lessee, the Equipment shall include the leasehold interest only of Lessee together with any options to purchase any of said items and any additional or greater rights with respect to such items which Lessee may hereafter acquire.
(c) "General Intangibles" means all intangible personal property of Lessee arising out of or connected with the Land or the Nursing Home (other than Accounts, Rents, Instruments, Inventory and Permits), including, without limitation, things in action, contract rights and other rights to payment of money.
(d) "Instruments" means all instruments, chattel paper, documents or other writings obtained by Lessee from or in connection with the operation of the Land or the Nursing Home (including without limitation, all ledger sheets, computer records and printouts, data bases, programs, books of account and files of Lessee relating thereto).
(e) "Inventory" means all inventories of food, beverages and other comestibles held by Lessee for sale or use at or from the Land or the Nursing Home, and soap, paper supplies, medical supplies, drugs and all other such goods, wares and merchandise held by Lessee for sale to or for consumption by residents, guests or patients of the Land or the Nursing Home and all such other goods returned to or repossessed by Lessee.
(f) "Land" means all the tract(s) or parcel(s) of land located in Grays Harbor County, Washington, as are more particularly described in Exhibit "A" attached thereto and by this reference made a party hereof.
(g) "Leases" means all present and future leases, subleases, licenses, concessions or grants or other possessory interests now or hereafter in force, whether oral or written, covering or affecting the Land and/or Improvements, or any portions thereof and all modifications, extensions or renewals thereof.
2
(h) "Medicare" means that certain federal program providing health insurance for eligible elderly and other individuals, under which physicians, hospitals, skilled nursing homes, home health care and other providers are reimbursed for certain covered services they provide to the beneficiaries of such program, which program is more fully described in Title XVIII of the Social Security Act (42 U.S.C. §§ 1395 et seq.) and the regulations promulgated thereunder.
(i) "Medicaid" means that certain program of medical assistance, funded jointly by the federal government and the States, for impoverished individuals who are aged, blind and/or disabled, and/or members of families with dependent children, which program is more fully described in Title XIX of the Social Security Act (42 U.S.C. §§ 1396 et seq.) and the regulations promulgated thereunder.
(j) "Nursing Home" means the nursing home facility known as "Pacific Care Center," a 109-bed licensed skilled nursing facility located on the Land, together with any other general or specialized care facilities, if any (including any Alzheimer's care unit, subacute, and any assisted care living facility), now or hereafter operated on the Land.
(k) "Permits" means all licenses, permits and certificates used or useful in connection with the operation, use or occupancy of the Land and/or the Nursing Home, including, without limitation, business licenses, state health department licenses, food service licenses, licenses to conduct business, certificates of need and all such other permits, licenses and rights, obtained from any governmental, quasi-governmental or private person or entity whatsoever concerning ownership, operation, use or occupancy.
(1) "Personality" means all furniture, furnishings, Equipment, machinery, building materials, appliances, goods, supplies, tools, books, records (whether in written or. electronic form), computer equipment (hardware and software) and other tangible personal property which are used now or in the future in connection with the management or operation of the Land and/or the Improvements or are located on the Land and/or in the Improvements, and any operating agreements relating to the Land and/or the Improvements, and any surveys, plans and specifications and contracts for architectural, engineering and construction services relating to the Land and/or the Improvements.
(m) "Proceeds" means all proceeds (including proceeds of insurance and condemnation) from the sale, exchange, transfer, collection, loss, damage, disposition, substitution or replacement of any of the Collateral.
(n) "Reimbursement Contracts" shall mean all third party reimbursement contracts for the Nursing Home which are now or hereafter in effect with respect to residents or patients qualifying for coverage under the same, including Medicare, Medicaid and private insurance agreements, and any successor program or other similar reimbursement program and/or private insurance agreements.
(o) "Rents" means all rent and other payments of whatever nature from time to time payable pursuant to the Leases (including, without limitation, rights to payment earned under leases for space in the Nursing Home for the operation of ongoing retail businesses such as newsstands, barbershops, beauty shops, physicians' offices, pharmacies and specialty shops).
5. Subordination. Notwithstanding anything to the contrary contained herein, provided that no Event of Default exists under the Loan, Secured Party agrees, upon written request from Lessee and subject to execution and delivery of a commercially reasonable customary intercreditor agreement reasonably acceptable to Lender, to subordinate its right, title and interest in and to "Excess Accounts" as herein defined to a prior security interest to be granted therein to Lessee's Accounts Receivable lender, General Electric Capital Corporation ("Accounts Receivable Lender"), which has extended a $20,000,000 revolving loan facility to various affiliates of Lessee pursuant to a certain Amended and Restated Loan and Security Agreement dated as of March 25, 2004, as amended by Amendment No. I thereto dated as of December 3, 2004, by and between General Electric Capital Corporation as Lender and The Ensign Group, Inc. and certain subsidiaries thereof collectively as Borrower ("Accounts
3
Receivable Loan Facility"), which subordination shall be effective during all periods in which there exists no monetary default under the Loan. For purposes of this Security Agreement, the term "Excess Accounts" means all of the following, but only to the extent that such sums are in excess of the amounts needed to cause the regularly scheduled periodic payments due under the Loan, together with any other sums due and owing under the Loan from time to time, to be timely paid to Lender and only to the extent that the Loan is and remains current:
(a) All of Lessee's now owned or hereafter acquired or arising Accounts, and all of Lessee's rights, remedies, security and liens, in, to and in respect of the Accounts, including, without limitation, guaranties or other contracts of suretyship with respect to the Accounts, deposits or other security for the obligation of any account Lessee, and credit and other insurance relating to Accounts;
(b) All moneys, securities and other property and the proceeds thereof, now or hereafter held or received by, in transit to, in possession of, or under the control of Lessee's Accounts Receivable Lender or a bailee or affiliate of Lessee's Accounts Receivable Lender, from or for Lessee, whether for safekeeping, pledge, custody, transmission, collection or otherwise, and all of Lessee's deposits (general or special), balances, sums and credits with Lessee's Accounts Receivable Lender at any time existing;
(c) All of Lessee's now owned or hereafter acquired or arising proceeds of goods sold or leased in the provision of goods or services and which have resulted in an Account;
(d) All of Lessee's now owned or hereafter acquired deposit accounts into which Accounts are deposited, and specifically including any account maintained by Lessee at a financial institution, as agreed upon by Lessee and Lessee's Accounts Receivable Lender, into which collections of Accounts are paid directly (also known as the "Lockbox Account");
(e) All of Lessee's now owned or hereafter acquired or arising computer programs, information, software, books, records and data, as the same relate to the Accounts, but specifically excluding any medical or similar records which, by law, are required to be maintained at the facility where the Accounts are generated, and also excluding the computer programs, software and data necessary to access and maintain such medical and similar records;
(f) all of Lessee's now owned or hereafter acquired or arising General Intangibles with respect to, evidencing, relating to or arising out of its Accounts; and
(g) the proceeds of all of the foregoing.
[Signatures begin on next page.]
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IN WITNESS WHEREOF, Lessee and Secured Party have executed this Agreement the day of October, 2006.
LESSEE: | |||||
HOQUIAM HEALTHCARE, INC.,
a Nevada corporation |
|||||
By: |
/s/
BEVERLY B. WITTEKIND
[SEAL]
Name: Beverly B. Wittekind Title: Secretary |
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6
EXHIBIT "A"
PARCEL A:
Lots 1 and 2, Block 86, Heermans Annex to the City of Hoquiam, as per plat recorded in Volume 3 of Plats, page 71, records of Grays Harbor County;
Excepting therefrom the Southerly 12 feet thereof, as dedicated by Ordinance No. 1913 to the City Hoquiam, filed May 18, 1953, as Auditor's File No. 563092, and recorded in Volume 337 of Deeds, page 18, records of Grays Harbor County;
Situate in the County of Grays Harbor, State of Washington.
PARCEL B:
The portion of the South Half of the Northeast Quarter of the Northwest Quarter of Section 7, Township 17, North, Range 9 West of the Willametta Meridian, described as follows:
Beginning
at the Northeast corner of said Lot 1;
Thence Northerly on the Westerly line of 31
st
Street in said Heermans Annex extended Northerly 161.2 feet;
Thence Westerly 180 feet parallel to Cherry Street in said Heermans Annex;
Thence Southerly 157.6 feet, more or less, parallel with the Westerly lines of said 31
st
Street extended Northerly to the Northwest corner of said Lot 2;
Thence Easterly 180 feet along the Northerly line of said Lots 2 and 1 to the point of beginning;
Situate in the County of Grays Harbor, State of Washington.
PARCEL C:
That portion of the South Half of the Northeast Quarter of the Northwest Quarter of Section 7, Township 17 North, Range 9 West of the Willametta Meridian, described as follows:
Beginning at the Northeast Corner of Lot 1, Block 86, Heermans Annex to the City of Hoquiam, as per plat recorded in Volume 3 of Plats, page 71, records of Grays Harbor County;
Thence Northerly along the Westerly line of 31 st Street extended Northerly a distance of 161.2 feet to the true point of beginning of the tract herein described:
Thence
Westerly parallel to Cherry Street a distance of 180 feet;
Thence Northerly parallel to 31
st
Street extended Northerly, a distance of 100 feet;
Thence Easterly parallel to Cherry Street, a distance of 180 feet to the Westerly line of 31
st
Street extended Northerly;
Thence Southerly along the Westerly line of 31
st
Street extended Northerly 100 feet to the point of beginning;
Situate in the County of Grays Harbor, State of Washington.
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Exhibit 10.26
Prepared by and please return to:
Sutherland, Asbill & Brennan LLP 1275 Pennsylvania Ave., NW Washington, DC 20004 Attn: Lisa A. Rosen, Esq. |
Capmark Loan #01-1017791
|
THIS LOAN ASSUMPTION AGREEMENT (this "Agreement") is made and entered into as of October , 2006 (the "Effective Date") by and between G&L HOQUIAM, LLC, a Delaware limited liability company ("Prior Owner"); G&L REALTY PARTNERSHIP, L.P., a Delaware limited partnership ("Prior Guarantor"); CHERRY HEALTH HOLDINGS, INC., a Nevada corporation ("Borrower"); and WELLS FARGO BANK, N.A. (formerly known as Norwest Bank Minnesota, National Association), as Trustee for GMAC Commercial Mortgage Securities, Inc., Mortgage Pass-Through Certificates, Series 1999-Cl ("Lender").
RECITALS
A. Prior Owner was the maker of that certain Promissory Note (the "Note") dated August 6, 1998 in the original principal amount of Two Million Four Hundred Seventy-Five Thousand and 00/100 Dollars ($2,475,000.00) and payable to the order of GMAC Commercial Mortgage Corporation ("Former Lender"). The loan evidenced by the Note is herein referred to as the "Loan."
B. The Note is secured by that certain Deed of Trust and Security Agreement (the "Mortgage") dated August 6, 1998 executed by Prior Owner to Ticor Title Insurance Company (the "Trustee") for the benefit of former Lender and recorded under Auditor's File Number 980807023 in the real estate records of Grays Harbor County, Washington (the "Public Records"). The Mortgage encumbers certain real property described on Exhibit A attached hereto and by this reference incorporated herein (together with all other property, real and personal, encumbered by the Mortgage, the "Property").
C. The Loan is also secured by that certain Assignment of Leases and Rents dated August 6, 1998 from Prior Owner to Lender (the "Assignment of Leases and Rents") and that certain Assignment of Licenses, Permits and Contracts dated August 6, 1998 by and between Prior Owner and Prior Lender (the "Assignment of Licenses").
D. The Loan is further evidenced and/or secured by that certain Loan Agreement (the "Loan Agreement") dated as of August 6, 1998 executed by Prior Owner in favor of Prior Lender, that certain Operations and Maintenance Agreement dated August 6, 1998 by and between Prior Owner and Prior Lender (the "O&M Agreement") and that certain Letter of Credit and Reserve Agreement dated August 6, 1998 executed by Prior Owner in favor of Prior Lender ("Reserve Agreement").
E. In connection with the Loan, Prior Owner also delivered, or caused to be delivered, the following documents to Former Lender:
(1) those certain UCC-1 Financing Statements (collectively, the "Prior UCC") naming Prior Owner as Debtor therein, and Former Lender as Secured Party therein, and filed in the Public Records and in the records of the Secretary of State of Delaware [and the Secretary of State of Washington]; and
(2) that certain Environmental Indemnity Agreement (the "Prior Environmental Agreement") dated August 6, 1998, executed by Prior Guarantor for the benefit of Lender; and
(3) that certain Exceptions to Nonrecourse Guaranty (the "Prior Carve Out Guaranty") dated August 6, 1998 executed by G&L Realty for the benefit of Former Lender.
(The Prior UCC, Prior Environmental Agreement and Prior Carve Out Guaranty are hereinafter referred to collectively as the "Prior Owner's Loan Documents.")
F. Upon the Effective Date, Borrower is executing and delivering, or is causing to be delivered, to Lender the following documents:
(1) those certain UCC-1 Financing Statements (collectively, the "UCC") naming Borrower as Debtor therein, and naming Lender, as Secured Party therein, to be filed in the Public Records and the records of the Secretary of State of Nevada; and
(2) that certain Environmental Indemnity Agreement (the "New Guarantor Environmental Agreement") dated as of the Effective Date, delivered by The Ensign Group, Inc., a Delaware corporation ("New Guarantor") for the benefit of Lender;
(3) that certain Environmental Indemnity Agreement (the "Borrower Environmental Agreement") (the New Guarantor Environmental Agreement and the Borrower Environmental Agreement are hereinafter referred to together as the "Environmental Agreement") dated as of the Effective Date, delivered by Borrower for the benefit of Lender;
(4) that certain Exceptions to Nonrecourse Guaranty (the "Guaranty") dated as of the Effective Date, execute and delivered by New Guarantor, for the benefit of Lender;
(5) that certain Lessee Security Agreement ("Lessee Security Agreement") dated as of the Effective Date, execute and delivered by Hoquiam Healthcare, Inc., a Nevada corporation ("New Lessee"), for the benefit of Lender;
(6) that certain Subordination and Attornment Agreement ("Subordination Agreement"), dated as of the Effective Date, execute and delivered by Borrower and New Lessee for the benefit of Lender; and
(7) that certain Borrower's Certificate ("Borrower's Certificate") dated as of Effective Date, execute and delivered by Borrower for the benefit of Lender.
(The Note, the Mortgage, the Loan Agreement, the Assignment of Leases and Rents, the O&M Agreement, the Assignment of Licenses, the Reserve Agreement, the UCC, the Environmental Agreement, the Guaranty, the Lessee Security Agreement, the Subordination Agreement, the Borrower's Certificate, together with all other documents evidencing, serving or otherwise pertaining to the Loan (other than the Prior Owner's Loan Documents) are hereinafter referred to collectively as the "Loan Documents", and singularly as a "Loan Document".)
G. Lender is the holder of the Note and is the successor in interest to Former Lender in and to the Loan Documents and the Prior Owner's Loan Documents.
H. The Property is being conveyed by Prior Owner to Borrower as of the Effective Date, and as part of the consideration for such conveyance, Borrower agrees to assume all the obligations under the Loan Documents and comply with all covenants and obligations contained in the Loan Documents.
I. Prior Owner and Borrower have requested that Lender consent to the assumption of the Loan and waive the due on sale restrictions of the Mortgage to permit the conveyance of the Property to Borrower.
J. Lender is willing to consent to the transfer of the Property by Prior Owner to Borrower and the assumption of the Loan by Borrower, subject to the terms and conditions set forth herein.
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AGREEMENT
NOW, THEREFORE, in consideration of the sum of Ten and No/I00 Dollars ($10.00) cash in hand paid by the parties hereto each to the other and other good and valuable consideration the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows:
1. Loan Information. Lender certifies that the principal balance outstanding under the Note as of the Effective Date is $2,104,423.86. Interest on the Loan has been paid to October 1, 2006 and the next monthly payment due on the Loan is November, 1, 2006. The current balance of each escrow account held by Lender with respect to the Loan is: (i) $25,162.73 tax escrow account; and (ii) $7,734.99 insurance escrow account. All escrow deposits held by Lender in connection with the Loan Documents shall, from and after the Effective Date, be for the account of Borrower. To the actual knowledge of Lender as of the Effective Date, no event of default, or event which with the passage of time or the giving of notice, or both, would constitute an event of default, under the Loan Documents has occurred and is continuing. Lender reserves the right to declare any existing default which subsequently comes to the attention of Lender.
2. Organization and Authority of Borrower. Borrower represents and warrants to Lender as follows:
(a) Borrower is a corporation, duly formed and validly existing under the laws of the State of Nevada and duly qualified to transact business under the laws of the state in which the Property is located. The taxpayer identification number of the Borrower is 65-1283277. On or prior to the date hereof, Borrower has delivered to Lender a fully executed IRS form W-9.
(b) No proceeding is pending for the dissolution or annulment of Borrower, and all license and franchise taxes due and payable by Borrower have been paid in full.
(c) Borrower has the full power and authority to enter into and perform this Agreement and to assume the Loan. The execution, delivery and performance of this Agreement and the other documents contemplated herein by Borrower (1) has been duly and validly authorized by all necessary action on the part of Borrower, (2) does not conflict with or result in a violation of Borrower's organizational documents or any judgment, order or decree of any court or arbiter in any proceeding to which Borrower is a party, (3) does not conflict with, or constitute a material breach of, or constitute a material default under, any contract, agreement or other instrument by which Borrower is bound or to which Borrower is a party; and (4) constitute the valid and binding obligations of Borrower, enforceable against Borrower in accordance with their terms.
3. Consent of Lender. Lender hereby consents to the sale of the Property by Prior Owner to Borrower and agrees that such sale shall not constitute a default under the Loan Documents. Notwithstanding the foregoing, this consent to the transfer of the Property shall not be deemed to be a waiver of the right of the Lender under the Mortgage or the Loan Documents to prohibit any future transfers of the Property or any interest therein, or of the right of the Lender to deny consent to any such transaction in the future in accordance with the provisions of the Mortgage. From and after the Effective Date, references in the Loan Documents to "Maker," "Mortgagor," "Debtor," "Borrower," or other similar references that prior to the Effective Date referred to Prior Owner shall refer to Borrower, references in the Loan Documents to "Guarantor," "Key Principal" or other similar references that prior to the Effective Date referred to Prior Guarantor shall refer to New Guarantor, and references in the Loan Documents to "Lessee," "Tenant" or similar references that prior to the Effective Date referred to New Lessee.
4. Assumption and Ratification. Borrower hereby assumes and agrees to comply with all covenants and obligations contained in the Loan Documents, including, without limitation, the obligation to pay the unpaid balance due and owing on the Loan and all interest thereon, and henceforth shall be bound by all the terms thereof. Without limiting the foregoing, Borrower hereby
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assumes and agrees to pay in full as and when due all payments, the obligations and other indebtedness evidenced by the Note. As assumed hereby, the Loan Documents shall remain in full force and effect. Borrower hereby authorizes the Lender to file any and all UCC financing statements as Lender may deem necessary including, without limitation, financing statements containing the description "all assets of Borrower" or "all personal property of Borrower" or similar language. The Borrower hereby adopts, ratifies and confirms as of the Effective Date all of the representations, warranties and covenants of Prior Owner contained in the Loan Documents.
5. Representations and Warranties.
(a) Prior Owner hereby represents and warrants to Lender as follows:
(1) As of the Effective Date, there is no Event of Default (as defined in the Mortgage) or event which with the passage of time or the giving of notice, or both, would constitute an Event of Default under the Loan Documents;
(2) There are no subordinate liens of any kind covering or relating to the Property, nor are there any mechanics' liens or liens for delinquent taxes or assessments encumbering the Property, nor has notice of a lien or notice of intent to file a lien been received;
(3) Lender has a valid first lien on the Property for the full unpaid principal amount of the Note and all other amounts stated in the Loan Documents;
(4) The Loan Documents are in full force and effect; and
(5) Prior Owner has thoroughly read and reviewed the terms and provisions of this Agreement and the Loan Documents and is familiar with same, and Prior Owner has entered into this Agreement voluntarily, without duress or undue influence of any kind, and with the advice and representation of legal counsel, if any, selected by Prior Owner.
(6) Stefan Health Care, Inc. has been dissolved and is no longer in existence.
(b) Borrower hereby represents and warrants to Lender as follows:
(1) As of the Effective Date, there is no Event of Default (as defined in the Mortgage) or event which with the passage of time or the giving of notice, or both, would constitute an Event of Default under the Loan Documents;
(2) Borrower has thoroughly read and reviewed the terms and provisions of this Agreement and the Loan Documents and is familiar with same, and Borrower has entered into this Agreement voluntarily, without duress or undue influence of any kind, and with the advice and representation of legal counsel, if any, selected by Borrower; and
(3) All information and materials, including financial information, regarding Borrower and its affiliates were true and correct in all material respects as of the date provided to Lender and remain materially true and correct as of the date of this Agreement.
Prior Owner and Borrower acknowledge that Lender is relying upon the foregoing representations and warranties as a material inducement to Lender's execution of this Agreement.
6. Release of Claims. Prior Owner, Prior Guarantor and Borrower (collectively and individually, "Borrower Parties"), hereby jointly and severally, unconditionally and irrevocably, finally and completely RELEASE AND FOREVER DISCHARGE Former Lender and Lender, and their respective successors, assigns, affiliates, subsidiaries, parents, officers, shareholders, directors, employees, attorneys and agents, past, present and future (collectively and individually, "Lender Parties"), of and from any and all claims, controversies, disputes, liabilities, obligations, demands, damages, debts, liens, actions and causes of action of any and every nature whatsoever, known or unknown, whether at law, by statute or in equity, in contract or in tort, under state or federal
4
jurisdiction, and whether or not the economic effects of such alleged matters arise or are discovered in the future, which Borrower Parties have as of the Effective Date or may claim to have against Lender Parties arising out of or with respect to any and all transactions relating the Loan, the Prior Owner's Loan Documents or the Loan Documents occurring on or before the Effective Date, including any loss, cost or damage of any kind or character arising out of or in any way connected with or in any way resulting from the acts, actions or omissions of Lender Parties occurring on or before the Effective Date. The foregoing release is intended to be, and is, a full, complete and general release in favor of Lender Parties with respect to all claims, demands, actions, causes of action and other matters described therein, including specifically, without limitation, any claims, demands or causes of action based upon allegations of breach of fiduciary duty, breach of any alleged duty of fair dealing in good faith, economic coercion, usury, or any other theory, cause of action, occurrence, matter or thing which might result in liability upon Lender Parties arising or occurring on or before the Effective Date. Borrower Parties understand and agree that the foregoing general release is in consideration for the agreements of Lender contained herein and that they will receive no further consideration for such release. Borrower Parties represent and warrant to Lender that Borrower Parties have not previously assigned or transferred to any person or entity any matter released hereunder and Borrower Parties agree to indemnify, protect and hold the Lender Parties harmless from and against any and all claims based on or arising out of any such assignment or transfer.
7. Default. Any default by Borrower in the performance of its obligations herein contained, any default by New Guarantor in the performance of its obligations in the Guaranty or the New Guarantor Environmental Agreement, or any material inaccuracy in the representations and warranties made by Borrower herein, shall constitute a default under the Loan Documents and shall entitle Lender to exercise all of its rights and remedies set forth in the Loan Documents.
8. Lift of Bankruptcy Stay. Notwithstanding any provision in the Loan Documents to the contrary, in the event Borrower shall make application for or seek relief or protection under any of the sections or chapters of the United States Bankruptcy Code (the "Code"), or in the event that any involuntary petition is filed against Borrower under any section of the Code, Borrower will not oppose Lender's application for immediate relief from any automatic stay imposed by Sec. 362 of the Code, or otherwise, or on or against the exercise of the rights and remedies otherwise available to Lender pursuant to the Loan Documents and as otherwise provided by law.
9. Fees. Borrower and Lender have agreed that, simultaneously with the execution hereof, all fees, costs, and charges arising in connection with the execution of this Agreement, including without limitation, all reasonable attorneys' fees, title company fees, title insurance premiums, recording costs, and other closing costs incurred by Lender in connection with this Agreement, will be paid by Borrower or Prior Owner as of the Effective Date, and that Lender shall have no obligation whatsoever for payment thereof.
10. No Offsets or Defenses. Borrower hereby acknowledges, confirms and warrants to Lender that as of the Effective Date, Borrower neither has nor claims any offset, defense, claim, right of set-off or counterclaim against Lender under, arising out of or in connection with this Agreement, the Note, the Mortgage or any other Loan Document. Borrower covenants and agrees with Lender that if any offset, defense, claim, right of set-off or counterclaim exists as of the Effective Date, Borrower does hereby irrevocably and expressly waive the right to assert such matter. Borrower understands and agrees that the foregoing release is in consideration for the agreements of Lender contained herein, and Borrower will receive no further consideration for such release.
11. Confirmation. Except as specifically set forth herein, all other terms and conditions of the Loan Documents shall remain unmodified and in full force and effect, the same being confirmed and republished hereby; and except as otherwise specifically set forth herein, the undersigned Borrower
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hereby assumes, affirms, reaffirms and republishes all of the warranties, covenants and agreements as set forth in the Loan Documents.
12. Usury Savings Clause. Notwithstanding anything to the contrary contained elsewhere in this Agreement, Borrower and Lender hereby agree that all agreements between them with respect to the Loan, including by not limited to the Loan Documents, whether now existing or hereafter arising are expressly limited so that in no contingency or event whatsoever shall the amount paid, or agreed to be paid, to Lender for the use, forbearance, or detention of the money loaned to Borrower, or for the performance or payment of any covenant or obligation contained herein or therein, exceed the maximum rate of interest under applicable law (the "Maximum Rate"). If from any circumstance whatsoever, fulfillment of any provisions of this Agreement or the Loan Documents at the time performance of such provisions shall be due would involve transcending the limit of validity prescribed by law, then, automatically, the obligation to be fulfilled shall be reduced to the limit of such validity, and if from any circumstance Lender should ever receive anything of value deemed interest by applicable law which would exceed the Maximum Rate, such excessive interest shall be applied to the reduction of the principal amount owing with respect to the Loan or on account of the other indebtedness secured by the Loan Documents or Borrower's Loan Documents and not to the payment of interest, or if such excessive interest exceeds the unpaid principal balance of the Loan and such other indebtedness, such excess shall be refunded to Borrower. All sums paid or agreed to be paid to Lender for the use, forbearance or detention of the Loan and other indebtedness of Borrower to Lender shall, to the extent permitted by applicable law, be amortized, prorated, allocated and spread throughout the full term of such indebtedness until payment in full so that the actual rate of interest on account of all such indebtedness is uniform throughout the actual term of the Loan and does not exceed the Maximum Rate throughout the entire term of the Loan, as appropriate. The terms and provisions of this Section 12 shall control every other provision of this Agreement and all other agreements between Borrower and Lender.
13. Modifications, Waiver. No waiver, modification, amendment, discharge, or change of any of the Loan Documents shall be valid unless the same is in writing and signed by the party against which the enforcement of such modification, waiver, amendment, discharge, or change is sought.
14. No Novation. THE PARTIES DO NOT INTEND THIS AGREEMENT NOR THE TRANSACTIONS CONTEMPLATED HEREBY TO BE, AND THIS AGREEMENT AND THE TRANSACTIONS CONTEMPLATED HEREBY SHALL NOT BE CONSTRUED TO BE, A NOVATION OF ANY OF THE OBLIGATIONS OWING BY THE BORROWER UNDER OR IN CONNECTION WITH THE LOAN DOCUMENTS. FURTHER, THE PARTIES DO NOT INTEND THIS AGREEMENT NOR THE TRANSACTIONS CONTEMPLATED HEREBY TO AFFECT THE PRIORITY OF ANY OF THE LENDER'S LIENS IN ANY OF THE COLLATERAL SECURING THE EXISTING NOTE IN ANY WAY, INCLUDING, BUT NOT LIMITED TO, THE LIENS, SECURITY INTERESTS AND ENCUMBRANCES CREATED BY THE MORTGAGE.
15. Recitals True. Borrower, Prior Owner, Prior Guarantor and Lender each hereby approve the recitations set forth in the preamble of this Agreement and agree that said recitations are true and correct in all respects.
16. Notices. Lender and Borrower agree that all notice provisions contained in the Loan Documents, including but not limited to the Mortgage and the Loan Agreement, are hereby modified to amend the notice address for Borrower and Lender, and that from and after the Effective Date the notice address for Lender and Borrower are as follows:
If to Lender:
c/o
Capmark Finance Inc.
200 Witmer Road
6
Horsham,
PA 19044
Attention: Servicing Department for Loan No. 01-1017791
If to Borrower:
c/o
Ensign Facility Services, Inc.
27101 Puerta Real, Suite 450
Mission Viejo, CA 92691
Attention: General Counsel
Each party to this Agreement may designate a further change of address by notice given as required in the Mortgage.
17. Modifications to Loan Agreement.
(a) The definition of "Lease Agreement" set forth in Section 1.1 is deleted in its entirety and the following inserted therein: "Lease Agreement' means that certain Lease Agreement dated as of October , 2006 between Borrower and Lessee and any lease agreement entered into between Borrower and an Affiliate of Borrower after the Closing Date, as approved by Lender in writing."
(b) The definition of "Lessee" set forth in Section 1.1 is deleted in its entirety and the following inserted therein: "Lessee"' means Hoquiam Healthcare, Inc., a Nevada corporation, and any successor lessee of the Facility approved by Lender in writing."
(c) The definition of "Management Agreement" set forth in Section 1.1 is deleted in its entirety and all references thereto in the Loan Agreement are deleted therefrom.
(d) The definition of "Manager" set forth in Section 1.1 is deleted in its entirety and all references thereto in the Loan Agreement are deleted therefrom.
(e) Section 3.17 is modified to provide as follows: "The Facility operates under the trade name of Pacific Care Center as of the Effective Date."
(f) Section 3.25 is deleted in its entirety and the following inserted therein: "Intentionally Omitted."
(g) The reference in Section 4.2 to "a Delaware limited liability company" is deleted and replaced with "a Nevada corporation."
(h) The references to the "Manager" and "management agreement" set forth in Section 4.17 are deleted in their entirety except for the references in the last sentence of such section.
(h) The location of Borrower's principal place of business and chief executive office set forth on Exhibit B is deleted in its entirety and the following inserted therein:
c/o
Ensign Facility Services, Inc.
27101 Puerta Real, Suite 450
Mission Viejo, CA 92691
Attention: General Counsel
(i) The ownership interests set forth in Exhibit C are deleted in their entirety and the following inserted therein:
The Ensign Group, Inc., a Delaware corporation100%
(j) The definition of "Guarantor" in Section 1.1 is replaced with "The Ensign Group, a Delaware corporation," and all references to the "Guaranty Agreement" shall mean that certain Exceptions to Nonrecourse Guaranty made as of the Effective Date by The Ensign Group, Inc., a Delaware corporation.
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(k) All references to the Facility having 118 licensed beds, as contained in the definition of "Facility" set forth in Section 1.1, Section 3.7 and elsewhere throughout the Loan Agreement, shall be changed to read "109 licensed beds."
(l) The "Subordination Agreement" as defined in Section 1.1 shall mean that certain Subordination and Attornment Agreement made as of the Effective Date by Hoquiam Healthcare, Inc., a Nevada corporation, in favor of Lender.
(m) Borrower confirms that to its knowledge the representations and warranties made in the Article III (except as such representations and warranties as relate solely to conditions or facts as of the date of the closing of the Loan, relate to the Prior Owner or Prior Guarantor or relate to information delivered by such Prior Owner or Prior Guarantor in connection with the closing of the Loan) are true and correct in all material respects as of the date hereof.
(o) Section 5.2 is amended to insert a new subsection at the end thereof, which shall read, "f. As set forth in the find paragraph of the Lessee Security Agreement respecting the superior rights of the A/R Lender (as defined in said Lessee Security Agreement)."
(p) Notwithstanding anything in the Loan Agreement to the contrary, Lender and approved Borrower's existing insurance programs as of the Effective Date, with it being acknowledged that with respect to Section 4.5(b) of the Loan Agreement, Lender is forbearing from the requirement that Borrower provide general liability umbrella coverage in accordance with the terms thereof as of the Effective Date, with it being acknowledged that Lender retains the right to demand at any time and from time to time upon the delivery of written notice to Borrower that such general liability umbrella coverage be procured in strict accordance with Section 4.5(b) of the Loan Agreement is Lender determines in its sole and absolute discretion that Borrower's general liability coverage is or may be inadequate.
(q) Section 4.15 of the Loan Agreement is modified to add at the end of the existing section the following language, "notwithstanding the foregoing, Lender acknowledges that as of the Effective Date, the Facility is not in compliance with this covenant and that violation thereof shall not be the basis alone for declaration of an Event of Default, but that Borrower shall use best efforts to seek to achieve compliance with this covenant so as to optimize the revenues of the Facility."
(r) Section 4.17 is modified to provide at the end thereof the following language: "as of the Effective Date, the Lease Agreement has been executed and delivered by Lessee and approved by Lender; (ii) the Lessee Security Agreement and corresponding UCC-1 financing statements have been executed and delivered in favor of Lender, and (iii) there exists no Manager or Management Agreement, such that all references in this Loan Agreement to such defined terms shall be deemed of no force and effect.
(s) Section 4.21 is deleted and the words "Intentionally Omitted" are substituted therefore.
18. Modifications to Assignment of Leases and Rents. Section II a. of the Assignment of Leases and Rents is modified to specifically include the assignment of all of Assignor's right, title and interest in that certain Lease Agreement by and between Cherry Health Holdings, Inc., a Nevada corporation and Hoquiam Healthcare, Inc., a Nevada corporation, dated October , 2006.
19. Severability. If all or any portion of any provision of this Agreement shall be held to be invalid, illegal or unenforceable in any respect, then such invalidity, illegality or unenforceability shall not affect any other provision hereof or thereof, and such provision shall be limited and construed in such jurisdiction as if such invalid, illegal or unenforceable provision or portion thereof were not contained herein or therein.
20. Counterpart. This Agreement may be executed in any number of counterparts with the same effect as if all parties hereto had signed the same document. All such counterparts shall be construed
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together and shall constitute one instrument, but in making proof hereof it shall only be necessary to produce one such counterpart.
21. Governing Law. The terms and conditions of this Agreement shall be governed by the applicable laws of the state in which the Property is located.
22. Interpretation. Within this Agreement, words of any gender shall be held and construed to include any other gender, and words in the singular number shall be held and construed to include the plural, unless the context otherwise requires. The section headings used herein are intended for reference purposes only and shall not be considered in the interpretation of the terms and conditions hereof. The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Agreement or any exhibits or amendments hereto.
23. Amendment. The terms and conditions hereof may not be modified, altered or otherwise amended except by an instrument in writing executed by Borrower and Lender.
24. Entire Agreement. This Agreement contains the entire agreement between the parties hereto with respect to the modification of the Loan and fully supersedes all prior agreements and understanding between the parties pertaining to such subject matter.
25. Successors and Assigns. The terms and conditions of this Agreement shall be binding upon and shall inure to the benefit of the parties hereto, their successors and permitted assigns.
26. TRIAL BY JURY WAIVER. BORROWER HEREBY IRREVOCABLY AND UNCONDITIONALLY WAIVES, AND LENDER BY ITS ACCEPTANCE OF THIS AGREEMENT IRREVOCABLY AND UNCONDITIONALLY WAIVES, ANY AND ALL RIGHT TO TRIAL BY JURY IN ANY ACTION, SUIT OR COUNTERCLAIM ARISING IN CONNECTION WITH, OUT OF OR OTHERWISE RELATING TO THE LOAN, THIS AGREEMENT OR THE LOAN DOCUMENTS.
27. Release. Lender hereby releases and discharges Prior Owner and Prior Guarantor from any and all liability, obligation or duty under the Loan Documents and the Prior Owner Loan Documents arising from and after the Effective Date, including, but not limited to, repayment of the Loan; provided, however, that Prior Owner and Prior Guarantor are not released or discharged from (i) any liability, obligation or duty under the Loan Documents or the Prior Owner Loan Documents arising prior to or simultaneously with the assumption of the Loan by Borrower contained herein or related to Prior Owner's and Prior Guarantor's acts or omissions occurring prior to or simultaneously with the assumption of the Loan; (ii) any obligations arising under the purchase contract relating to the assumption of the Loan; or (iii) any liability related to or arising from fraudulent or tortuous conduct, including intentional misrepresentation of financial data presented to Lender. In all cases, the Prior Owner and Prior Guarantor, rather than Lender, shall bear the burden of proof on the issue of the time at which an act or event first occurred or an obligation first arose, which is the subject of claimed liability under any of the Loan Documents.
28. Compliance with Anti-Terrorism Orders.
Borrower will not permit the transfer of any interest in Borrower to any person or entity who is listed on the Lists or whose beneficial owners are listed on the specially Designated Nationals and Blocked Persons List (the "List") maintained by the Office of Foreign Asset Control, Department of the Treasury ("OFAC") pursuant to Executive Order No. 13224, 66 Fed. Reg. 49079 (September 25, 2001) (the "Order") and/or any other list of terrorists or terrorist organizations maintained pursuant to any of the rules and regulations of OFAC or pursuant to any other applicable Executive Orders (such lists are collectively referred to as the "Lists").
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(a) Borrower will not knowingly enter into a Lease with any party who is either (i) listed on the Lists or (ii) engaged in illegal activities.
(b) Borrower shall immediately notify Lender if it becomes known to Borrower that any member or beneficial owner of Borrower is listed on the Lists or (i) is indicted of, or (ii) arraigned and held over on charges involving money laundering or predicate crimes to money laundering.
(c) Borrower shall immediately notify Lender if it becomes known to Borrower that any tenant at the Property is listed on the Lists or (i) is convicted on, (ii) pleads nolo contendere to, (iii) is indicted on, or (iv) is arraigned and held over on charges involving money laundering or predicate crimes to money laundering.
[SIGNATURES BEGIN ON NEXT PAGE]
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IN WITNESS WHEREOF, the parties hereby have all executed this Agreement under seal as of the day and year first hereinabove written.
ATTEST/WITNESS: | BORROWER: | |||
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CHERRY HEALTH HOLDINGS, INC., a Nevada corporation |
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By: |
/s/ GREGORY K. STAPLEY [SEAL] |
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Name: | Name: | Gregory K. Stapley | ||
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Title: | President | ||
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State UBI No. 602-626-866 Tax Identification No.: 65-1283277 |
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STATE OF CALIFORNIA
COUNTY OF ORANGE Title of Document: Acknowledgment Certificate
On October 9, 2006, before me, YOLANDA VILLEGAS STAFF, a Notary Public in and for the above county, personally appeared GREGORY K. STAPLEY personally known to me, whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person or the entity upon behalf of which the person acted, executed the instrument.
WITNESS my hand and seal.
My Commission Expires: May 27, 2009 |
/s/
YOLANDA VILLEGAS STAFF
NOTARY SIGNATURE |
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NOTARY SEAL |
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ATTEST/WITNESS: | PRIOR OWNER: | |||
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G&L HOQUIAM, LLC, a Delaware limited liability company |
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By: G&L Realty Partnership, L.P., a Delaware limited partnership, its managing member |
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By: G&L Realty Corp., a Maryland corporation, its General Partner |
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By: |
[SEAL] |
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Name: | Name: | |||
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Title: | ||||
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PRIOR GUARANTOR: |
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G&L REALTY PARTNERSHIP, L.P., a Delaware limited partnership, its managing member |
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By: G&L Realty Corp., a Maryland corporation, its General Partner |
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By: |
[SEAL] |
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Name: | Name: | |||
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Title: | ||||
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STATE OF | ) | |||
) | SS | |||
COUNTY OF | ) |
On this day of , 2006, before me personally appeared , to me known to be the of that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to executed said instrument.
SUBSCRIBED AND SWORN TO before me this day of , 2006.
Notary Public in and for the State of , residing at My commission expires: |
STATE OF | ) | |||
) | SS | |||
COUNTY OF | ) |
On this day of , 2006, before me personally appeared , to me known to be the of that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to executed said instrument.
SUBSCRIBED AND SWORN TO before me this day of , 2006.
Notary Public in and for the State of , residing at My commission expires: |
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WITNESS:
LENDER: | |||||
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WELLS FARGO BANK, N.A. (formerly known as Norwest Bank Minnesota, National Association), as Trustee for GMAC Commercial Mortgage Securities, Inc., Mortgage Pass-Through Certificates, Series 1999-C1 |
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By: Capmark Finance Inc., a California corporation, its authorized agent |
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By: |
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Name: | Name: | Jillian M. Brittin | |||
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Title: | Vice President | |||
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[CORPORATE SEAL] |
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COMMONWEALTH OF PENNSYLVANIA | ) | |||
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COUNTY OF MONTGOMERY | ) |
On this day of , 2006, before me personally appeared Jillian M. Brittin, to me known to be a Vice President of Capmark Finance, Inc., the authorized agent of Wells Fargo Bank, N.A. (formerly known as Norwest Bank Minnesota, National Association), as Trustee for GMAC Commercial Mortgage Securities, Inc., Mortgage Pass-Through Certificates, Series 1999-C1, that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said company, for the uses and purposes therein mentioned, and on oath stated that she was authorized to executed said instrument.
SUBSCRIBED AND SWORN TO before me this day of , 2006.
Notary Public in and for the State of , residing at |
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My commission expires: |
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EXHIBIT A
LEGAL DESCRIPTION
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Exhibit 10.28
DEED OF TRUST NOTE
$7,455,100.00 |
Norwalk, California
January 30, 2001 |
FOR VALUE RECEIVED, the undersigned promise(s) to pay to Continental Wingate Associates, Inc., a Massachusetts corporation or order, the principal sum of Seven Million Four Hundred Fifty-Five Thousand One Hundred and no/100 Dollars ($7,455,100.00), with interest from date until paid at the rate of seven and one-half per annum (7.50%) per annum. The principal and interest of this note are to be paid in monthly installments as follows:
Interest only payable on the first day of February, 2001. Commencing on the first day of March, 2001, monthly installments of interest and principal shall be paid in the sum of Fifty-Four Thousand Three Hundred Seventy-Eight and 05/100 Dollars ($54,378.05) each, such payments to continue monthly thereafter on the first day of each succeeding month until the entire indebtedness has been paid in full. In any event, the balance of the principal (if any) remaining unpaid, plus accrued interest, shall be due and payable on February 1, 2027. The installments of interest and principal shall be applied first to interest at the rate of seven and one-half percent (7.50%) per annum upon the principal sum or so much thereof as shall from time to time remain unpaid and the balance thereof shall be applied on account of principal.
See Rider to Deed of Trust Note attached hereto and incorporated by reference herein.
Both principal and interest under this note, as well as the additional payments set forth in the Deed of Trust, shall be payable at the office of Continental Wingate Associates, Inc., 63 Kendrick Street, in Needham, Massachusetts 02494 or such other place as the holder may designate in writing.
If this debt is paid in full prior to maturity and while Insured under the National Housing Act, all parties liable for payment thereof hereby agree to be jointly and severally bound to pay to the holder hereof any adjusted premium charge required by the applicable Regulations promulgated under the National Housing Act, as amended.
If default be made in the payment of any installment under this note, and if the default is not made good prior to the due date of the next such installment, the entire principal sum and accrued interest shall at once become due and payable without notice at the option of the holder of this note. Failure to exercise this option shall not constitute a waiver of the right to exercise the same in the event of any [illegible] default.
Principal and interest are payable to lawful money of the United States. If action be instituted on this note, the undersigned promise(s) to pay in addition to the costs and disbursements allowed by law such sum as the Court may adjudge reasonable as attorney's fees in said action. This note is secured by a Deed of Trust, of even date herewith, to Brian Callahan as Trustee, on real estate situated in the City of Norwalk, County of Los Angeles, California.
Should this note be signed by more than one person and/or firm and/or corporation, all of the obligations herein contained shall be considered joint and several obligations of each signer hereof.
Signed this 30 th day of January, 2001 | ||||
ENSIGN SOUTHLAND, L.L.C., a Nevada limited liability company |
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By: | The Ensign Group, Inc., a Delaware corporation | |||
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/s/ CHRISTOPHER R. CHRISTENSON |
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Christopher R. Christenson, President |
I HEREBY CERTIFY that this is the note described in and secured by the Deed of Trust of even date herewith, and in the same principal amount as herein stated, to Brian Callahan, Trustee(s), on real estate in the City of Norwalk, County of Los Angeles, State of California.
Dated this 30 th day of January, 2001. | ||||
/s/ MARCUS PAXMAN |
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Notary Public in and for County and State | ||||
My commission expires |
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STATE OF CALIFORNIA |
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Loan No. 122-22030 |
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DEED OF TRUST NOTE |
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No. 122-22030 |
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Insured under §232 of the National Housing Act and Regulations published thereunder |
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In effect on December 21, 2000 |
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A total sum of $7,455,100.00 has been approved for insurance hereunder by the Secretary of Housing and Urban Development acting by and through the Federal Housing Commissioner
By |
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JEROME [ILLEGIBLE]
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(Authorized Agent) | ||||
Date 01-30-2002 |
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Reference
is made to the Act and to the Regulations thereunder covering assignments of the insurance protection on this note.
*pursuant to §232(f)
RIDER TO DEED OF TRUST NOTE
This Rider to Deed of Trust Note (this "Rider") is attached to and made a part of the Deed of Trust Note (the "Note") from ENSIGN SOUTHLAND LLC, a Nevada limited liability company (the
"Maker"), to CONTINENTAL WINGATE ASSOCIATES, INC., a Massachusetts corporation, dated January 30, 2001
l. Prepayment. (a) Maker shall not have the right to prepay the indebtedness evidenced hereby in whole or in part at any time prior to March 1, 2006. Maker shall have the right, on or after March 1, 2006, to prepay the indebtedness evidenced hereby in whole or in part on the last day of any calendar month after such date during the term hereof upon at least thirty (30) days prior written notice to the holder of this Note, which notice shall specify the date on which the prepayment is to be made, the principal amount of such prepayment and the total amount to be paid. Such total amount shall include interest accrued through and including the last day of the month in which the prepayment is made. In the event of any prepayment of principal at any time on or after March 1, 2006, the Maker shall concurrently pay to the holder of this Note (i) interest on the amount prepaid through and including the last day of the month in which the prepayment is made and (ii) a prepayment premium equal to the following designated percentages of the amount of the principal of this Note to be so prepaid with respect to any prepayment which occurs during the following indicated time periods:
Time of Prepayment
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Prepayment Premium
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from March 1, 2006 through February 28, 2007 | 5.0 | % | |
from March 1, 2007 through February 29, 2008 | 4.0 | % | |
from March 1, 2008 through February 28, 2009 | 3.0 | % | |
from March 1, 2009 through February 28, 2010 | 2.0 | % | |
from March 1, 2010 through February 28, 2011 | 1.0 | % | |
from March 1, 2011 and thereafter | 0.0 | % |
Notwithstanding any partial prepayment of principal made pursuant to the privilege of prepayment set forth in this Note, the Maker shall not be relieved of its obligations to make scheduled monthly installments of principal and interest as and when such payments are due and payable under this Note.
(b) Notwithstanding any prepayment prohibition imposed and/or premium required by this Note with respect to prepayments made prior to March 1, 2010, the indebtedness evidenced by this Note may be prepaid in whole or in part without the consent of the holder of this Note and without prepayment premium if the Federal Housing Commissioner (the "Commissioner") determines that prepayment will avoid a mortgage insurance claim and is therefore in the best interests of the Federal Government. The holder of this Note understands that the Commissioner will exercise its right to override the prepayment prohibition and/or prepayment premium contained herein only upon satisfaction of all of the following terms and conditions:
(i) Maker has defaulted under this Note and the Commissioner has received notice of such default, as required by 24 C.F.R. §207.256;
(ii) The Commissioner determines that the project financed with the proceeds of this Note has been experiencing a net income deficiency, which has not been caused solely by management inadequacy or lack of interest by Maker, and which is of such magnitude that Maker is currently unable to make required debt service payments, pay all project operating expenses and fund all required HUD reserves;
(iii) The Commissioner finds there is reasonable likelihood that Maker can arrange to refinance the loan evidenced by this Note at a lower interest rate or otherwise reduce the debt service payments through partial prepayment; and
(iv) The Commissioner determines that refinancing the loan evidenced by this Note at a lower rate or partial prepayment is necessary to restore the said project to a financially viable condition and to avoid an insurance claim.
(c) Notwithstanding the provisions of Paragraph l(a) above, the provisions of Paragraph 1(a) shall not apply, and no prepayment premium shall be collected by the holder of this Note, with respect to any prepayment which is made by or on behalf of the Maker from insurance proceeds
as a result of damage to the mortgaged premises or condemnation awards which, at the option of the holder this Note, may be applied to reduce the indebtedness of Maker evidenced hereby pursuant to the terms and provisions of the Deed of Trust (the "Deed of Trust") of even date given by Maker to the holder of this Note to secure said indebtedness. Any prepayment made pursuant to this Paragraph 1(c) shall be deemed to have been made on the last day of the month in which such payment is received by holder and shall include interest on the amount prepaid through and including the last day of the month in which the prepayment is made.
(d) Notwithstanding the provisions of Paragraph 1(a) above, the provisions of Paragraph 1(a) shall not apply, and no prepayment premium shall be collected by the holder of this Note, in the event that the maximum principal amount of this Note is reduced (or a partial prepayment is made) solely as the result of a mortgage reduction (or a partial prepayment) required by the Commissioner based upon any cost certification or other report required to be provided by the Maker to the Commissioner subsequent to the date hereof. Any prepayment made pursuant to this Paragraph 1(d) shall be deemed to have been made on the last day of the month in which such payment is received by holder and shall include interest on the amount prepaid through and including the last day of the month in which the prepayment is made.
(e) Pursuant to Section 223(f)(3) of the National Housing Act, as amended, even if a prepayment would otherwise be permitted under this Note, the debt evidenced by this Note may not be prepaid either in whole or in part for a period of five years from the date of endorsement of this Note by the Commissioner except in cases where the prior written approval of the Commissioner is obtained and such written approval is expressly based upon the existence of one of the following conditions:
(f) The Maker has entered into an agreement with the Commissioner to maintain the property as rental housing for the remainder of the specified five-year period;
(ii) The Commissioner has determined that conversion of the property to cooperative or condominium ownership is sponsored by a bona fide tenants' organization representing a majority of the households in the project,
(iii) The Commissioner has determined that continuation of the property as rental housing is unnecessary to assure adequate rental housing opportunities for low and moderate-income people in the community; or
(iv) The Commissioner has determined that continuation of the property as rental housing would have an undesirable and deleterious effect on the surrounding neighborhood.
The five-year prepayment prohibition required by Section 223(f)(3) of the National Housing Act, as amended, is in addition to any prepayment prohibitions otherwise provided for in this Note.
2. Late Charges. In the event any installment or part of any installment due under this Note becomes delinquent for more than fifteen (15) days, there shall be due, at the option of the holder of this Note, in addition to other sums due hereunder, a late charge in an amount equal to two percent (2%) of the amount of principal and/or interest so delinquent. Whenever, under the law of the jurisdiction where the property is located, the amount of any such late charge is considered to be additional interest, this provision shall not be effective if the rate of interest specified in this Note, together with the amount of the late charge, would aggregate an amount in excess of the maximum rate of interest permitted and would constitute usury.
3. Method of Payment. All payments to reduce the principal balance hereunder, other than regularly scheduled payments of principal, and all late charges and other amounts required to be paid hereunder, other than regularly scheduled installments of interest, shall be made to the holder of this Note in immediately available Federal Funds. Payments received after 12:00 noon Eastern time will be deemed to have been received on the next following business day.
4. Non-Recourse. Notwithstanding any other provision contained in this Note or the Deed of Trust to the contrary, it is agreed that the execution of this Note shall impose no personal liability on
the Maker hereof for payment of the indebtedness evidenced hereby and in the event of a default, the holder of this Note shall look solely to the property described in the Deed of Trust and/or any security agreement and to the rents, issues and profits thereof in satisfaction of the indebtedness evidenced hereby and will not seek or obtain any deficiency or personal judgment against the Maker hereof except such judgment or decree as may be necessary to foreclose and bar its interest in the property described in the Deed of Trust and all other property mortgaged, pledged, conveyed or assigned to secure payment of this Note except as set out in the Deed of Trust.
IN WITNESS WHEREOF, the undersigned Maker has executed this Rider as of the date first above written.
MAKER: | ||||
ENSIGN SOUTHLAND LLC, a Nevada limited liability company |
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By: | The Ensign Group, Inc., a Delaware corporation, its sole member | |||
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By: |
/s/
CHRISTOPHER R. CHRISTENSEN
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Christopher R. Christensen
President |
Exhibit 10.29
SOUTHLAND
CARE CENTER FHA
Project No. 122-22030
SECURITY AGREEMENT
THIS SECURITY AGREEMENT (the "Agreement") is made, entered into and dated as of the 30th day of January, 2001, by and between ENSIGN SOUTHLAND LLC, a limited liability company organized and existing under the laws of the State of Nevada, having an office and place of business at 32232 Paseo Adelanto, Suite 100, San Juan Capistrano, California 92675 (the "Debtor"), and CONTINENTAL WINGATE ASSOCIATES, INC., a corporation organized and existing under the laws of the Commonwealth of Massachusetts and having an office and place of business at 63 Kendrick Street, Needham, Massachusetts 02494 (the "Secured Party"), as follows:
Recitals
A. Contemporaneously with this Agreement, the Secured Party has made a loan to the Debtor in the maximum principal amount of $7,455,100.00 (the "Loan"). The Loan is (i) evidenced by the Deed of Trust Note made by the Debtor in favor of the Secured Party, dated as of even date herewith (the "Note") and (ii) secured by a nursing home and assisted living facility project known as Southland Care Center, FHA Project No. 122-22030 (the "Project") which is the subject of the Regulatory Agreement between the Debtor and the Secretary of Housing and Urban Development ("HUD"), dated as of even date herewith (the "Regulatory Agreement").
B. As security, in part, for the Obligations (as defined below), the Debtor (i) granted to the Secured Party the Deed of Trust, dated as of even date herewith, encumbering the Project and certain real property located at 11701 South Studebaker Road, Norwalk, California 90650 as more particularly described in Exhibit A attached hereto and incorporated herein by reference (the "Premises") which has been or is concurrently herewith being recorded in the Real Estate Records of Los Angeles County, California (the "Mortgage") and (ii) is entering into this Agreement with the Secured Party. The Note, the Mortgage, this Agreement and all other agreements, instruments, and documents which are now existing or are in the future signed or delivered by, or on behalf of, the Debtor to the Secured Party in connection with, or related to, the Loan or the other Obligations are sometimes collectively referred to as the "Loan Documents."
Statement of Agreement
1. SECURITY INTEREST; SETOFF.
(a) To secure the full, prompt and complete payment and performance of all Obligations, the Debtor hereby grants to, and creates in favor of, the Secured Party a continuing security interest in all of the property described on Exhibit B attached hereto and incorporated herein by reference (the "Collateral"). "Obligations" means, as of any date, the Loan and all other indebtedness, liabilities, obligations, covenants, debts and amounts owing from the Debtor to the Secured Party arising out of, in connection with, described in, or evidenced by the Loan Documents, whether direct or indirect, absolute or contingent, related or unrelated, now or in the future existing and whether consisting of principal, interest, fees, indemnities, expenses (including attorneys' fees), charges or other sums, all as now exists or may, after the date of this Agreement, be incurred, renewed, extended, consolidated, adjusted or amended.
(b) In addition to (and without limitation of) any right of setoff, lien or counterclaim the Secured Party may otherwise have, the Secured Party may, at its option, setoff and retain any and all funds, monies, securities and other property held in escrow or for the account of the Debtor pursuant to the Loan Documents, against any amount payable by the Debtor under the Note, the Mortgage or any of the other Loan Documents which is not paid when due (whether or not any of the funds, monies, securities, or other property are then distributable to, or on behalf of, the Debtor).
2. REPRESENTATIONS; GENERAL COVENANTS.
(a) To induce the Secured Party to make the Loan, the Debtor promises to the Secured Party that the following statements are, and will continue throughout the term of this Agreement to be, true: (i) the security interest granted to the Secured Party in the Collateral constitutes a valid, first priority security interest; (ii) the Debtor has good title to, and is the sole and lawful owner of, the Collateral; (iii) the Debtor has full power and authority to enter into and perform its obligations under this Agreement; (iv) the Collateral is free and clear of any lien, security interest, claim, interest, pledge, assignment or other encumbrance (a "Lien") except the security interest in favor of the Secured Party; (v) the Debtor has not been known as or used any name other than "Ensign Southland LLC"; and (vi) the Debtor's places of business and other locations where the Debtor keeps any tangible Collateral from time to time are listed on Exhibit C (the "Collateral Locations").
(b) The Debtor will not grant, create or permit to exist any Lien on any of the Collateral except the Liens in favor of the Secured Party. The Debtor, at the Secured Party's request, will defend the Collateral against the claims and demands of any individual, unincorporated association, partnership, joint venture, trust, business trust, corporation, institution, entity or any governmental authority ("Persons") at any time claiming any interest in the Collateral.
(c) The Collateral will only be used by the Debtor in the operation of the Project. Until an Event of Default (as defined in Section 8 below) occurs, the Debtor may have possession of the Collateral and use it in any lawful manner not inconsistent with the Loan Documents and any policy of insurance thereon. The Debtor will not sell, assign, lease, or otherwise dispose of any of the Collateral without the prior written consent of the Secured Party; however, the Debtor will have the right, without the Secured Party's consent, to transfer, sell or dispose of any Collateral which is (i) tangible personal property and (ii) obsolete or worn out ("Consumed Property") if the Debtor, concurrently with such transfer, sale or disposition, replaces the Consumed Property with replacement personal property which is free and clear of any Liens and has the same value and utility as the Consumed Property originally had (any such replacement personal property will automatically become a part of the Collateral under this Agreement). The Secured Party's interests in the proceeds of the Collateral (or notification of its interests in the proceeds of the Collateral in financing statements or otherwise) will not be construed as modifying this Agreement or as the Secured Party's consent to the disposition of any Collateral other than as provided in this Agreement.
(d) All tangible Collateral is to be located at the Project, and no tangible Collateral (or any books or records pertaining to any Collateral) may be removed therefrom without the prior consent of the Secured Party unless the Collateral is (i) Consumed Property under the terms of Section 2(c) above or (ii) being removed in accordance with the terms of Section 2(e) below. Immediately on demand therefor by the Secured Party, the Debtor will deliver to the Secured Party any and all evidences of ownership of the Collateral (including certificates of title and applications for title). The Debtor will give the Secured Party not less than 30 days prior written notice of any change of (A) Borrower's corporate, partnership, doing business, trade or legal name or (B) any Collateral Location.
(e) The Debtor will, at its own cost and expense, maintain all of the tangible Collateral in good working condition and make all necessary renewals, repairs, replacements, additions, betterments and improvements thereto, and, in this connection, the Debtor may temporarily remove the same, or any part thereof, from the Project if such removal is necessary or advisable in connection with the Debtor's fulfilling of its obligations under this Section 2(e), and if, in the reasonable opinion of the Secured Party, the priority of its security interest therein will not be materially jeopardized.
(f) The Debtor will, upon request of Secured Party, deliver to Secured Party copies of all reports, financial statements and other information which the Debtor is obligated to provide to HUD in connection with the Project and/or Collateral not later than the later of (i) delivery of such reports,
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financial statements and other information to HUD or (ii) ten (10) days after Secured Party makes such request.
3. COMPLIANCE WITH LAWS. The Debtor will comply with the requirements of all valid and applicable federal, state and local laws.
4. TAXES; EXPENSES. The Debtor will pay, when due, all taxes, assessments and other charges lawfully and validly levied or assessed on the Collateral or any part thereof. The Debtor will pay and, as applicable, reimburse the Secured Party for (i) any and all fees, costs and expenses, of whatever kind and nature, which the Secured Party may incur in connection with the enforcement, preservation and/or protection of the Secured Party's rights and/or remedies under the Loan Documents, including the fees, expenses and disbursements of the Secured Party's counsel, whether incurred through judicial proceedings or otherwise, or in defending or prosecuting any actions or proceedings arising out of or relating to the Loan, and (ii) all filing and recording fees and taxes payable in connection with the transactions contemplated by the Loan Documents.
5. INSPECTION; NOTICES. The Secured Party, or its agents, may enter on the Project and any other Collateral Location at any time, and from time to time, for the purpose of inspecting the Collateral and making copies or abstracts of all of the Debtor's records pertaining to the Collateral. The Debtor will keep accurate and complete records of the Collateral. The Debtor will give the Secured Party prompt notice of any Event of Default.
6. INSURANCE. The Debtor will purchase and maintain insurance at all times with respect to all tangible Collateral against risks of fire (including so-called extended coverage), theft, vandalism and such other risks as the Secured Party may require, in such form, for such periods and written by such companies as may be satisfactory to the Secured Party, such insurance to be payable to the Secured Party as its interests may appear. All policies of insurance will provide for thirty (30) days advance written notice to the Secured Party of cancellation or any material change in coverages of such insurance. The Debtor will furnish the Secured Party with certificates or other evidence satisfactory to the Secured Party of compliance with the foregoing insurance provisions.
7. DISCHARGE OF LIENS. At its option but without any obligation to do so, the Secured Party may (a) discharge any taxes or other Liens at any time levied or placed on the Collateral, (b) pay for insurance on the Collateral, and/or (c) pay for the maintenance and preservation of the Collateral. The Debtor will reimburse the Secured Party on its demand for any payment made, or any expense incurred, by the Secured Party pursuant to this Section 7. All of the foregoing sums paid or advanced by the Secured Party will constitute part of the Obligations and will be secured by the Collateral.
8. EVENTS OF DEFAULT. Each of the following events or circumstances, whether or not caused by or within the control of the Debtor, will be an "Event of Default" under this Agreement:
(a) The Debtor does not pay when due any of the Obligations;
(b) The Debtor does not observe, perform or comply with any of the terms or conditions of this Agreement;
(c) A default or breach of any of the Loan Documents (exclusive of this Agreement which is covered by Section 8(b) above) or of the Regulatory Agreement has occurred (or any event has occurred or circumstance exists that would become a default or breach on the Secured Party's or HUD's election or would become a default or breach after notice, the lapse of time, or on the satisfaction of any other condition, or all of the foregoing);
(d) Any warranty, representation or statement made or furnished to the Secured Party by, or on behalf of, the Debtor proves to have been false in any material respect when made or furnished or when treated as being made or furnished to the Secured Party; or
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(e) The Secured Party does not have, for any reason, a perfected, first priority security interest in all of the Collateral.
9. REMEDIES ON DEFAULT.
(a) If an Event of Default occurs, (i) the Secured Party may then, or at any time after the occurrence of an Event of Default, (A) declare all Obligations immediately due and payable, and whereupon the Obligations will be due and payable automatically and immediately, without notice or demand, which the Debtor expressly waives, and proceed to enforce payment of the Obligations and (B) exercise all of the rights and remedies afforded to the Secured Party under the terms of this Agreement and/or any of the other Loan Documents and/or by law and/or in equity provided, and (ii) the Secured Party will have all of the rights and remedies of a secured party under the UCC (as defined in Section 12 below). The Secured Party may require the Debtor to assemble the Collateral and make it available to the Secured Party at a place to be designated by the Secured Party which is reasonably convenient to both parties.
(b) If any notice is required by law for the Secured Party to make a sale or other disposition of the Collateral, the Secured Party and the Debtor agree that notice will not be unreasonable as to time if given in compliance with this Agreement ten (10) days before any sale or other disposition of the Collateral. All reasonable attorneys' and paralegal fees and other legal expenses incurred by the Secured Party to collect the Obligations, to retake, hold, prepare for sale, and to dispose of the Collateral will be (i) payable to the Secured Party on its demand for payment, (ii) part of the Obligations, and (iii) secured by the Collateral.
(c) The Debtor further specifically agrees that, in any exercise of the rights of the Secured Party under this Agreement or under any other Loan Document, (i) any combination of the Collateral may be offered for sale and (ii) all of the Collateral may be sold for one total price, and the proceeds of any such sale accounted for in one account without distinction among the items of security or without assigning to them any proportion of such proceeds, the Debtor hereby waiving the application of any doctrine of marshaling.
(d) The Debtor shall cooperate in any legal and lawful manner necessary or required to permit the Secured Party or its successors and assigns to continue to operate and maintain the Project as a nursing home and assisted living facility in Debtor's name, place and stead. For this purpose Debtor irrevocably appoints the Secured Party, its successors and assigns, as Debtor's true and lawful attorney-in-fact, to do all things necessary or required by the State of California or any other government entity with jurisdiction over the Project, including, but not limited to, the provision of any and all information and data, the payment of fees and other charges, and the execution of documents, all in the name of the Debtor. This power is coupled with an interest.
10. NO WAIVER BY SECURED PARTY; CUMULATIVE RIGHTS. No waiver by the Secured Party of any Event of Default under this Agreement will operate as a waiver of any other Event of Default or of the same Event of Default on a future occasion. The Secured Party may delay in exercising or omit to exercise any right or remedy under this Agreement or under any other Loan Document without waiving that or any past, present or future right or remedy. All rights and remedies of the Secured Party in this Agreement will be cumulative, and none of these rights or remedies will be exclusive of any other right or remedy allowed at law or in equity or in any other Loan Document, and all of these rights and remedies may be exercised and enforced concurrently.
11. BINDING EFFECT; JOINT OBLIGATIONS. All rights and remedies of the Secured Party under this Agreement will inure to the benefit of its successors and assigns; and all agreements, obligations, and duties of the Debtor will bind its heirs, personal representatives and permitted successors and assigns; however, the Debtor may not assign this Agreement or any of its rights under this Agreement or delegate any of its duties or obligations under this Agreement without the consent
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of the Secured Party. If there be more than one Debtor, their obligations, agreements and duties under this Agreement are made jointly and severally.
12. GOVERNING LAW; CONSTRUCTION. This Agreement and all rights and obligations under this Agreement, including matters of construction, validity and performance, will be governed by the laws of the state in which the Project is located (the "State") except as to the existence, validity, perfection or priority (and the effect of perfection or non-perfection or invalidity) of any Lien of the Secured Party on any deposit account (as defined in the UCC) which will be governed by the laws of the state in which the applicable deposit account is maintained at the applicable bank, savings and loan association, credit union or like organization. If any term of this Agreement is found to be invalid by a court with jurisdiction under the laws of the State or laws of mandatory application, then the invalid term will be considered excluded from this Agreement and will not invalidate the remaining terms of this Agreement. All uncapitalized terms used herein which are defined in the Uniform Commercial Code, as enacted in the State (the "UCC"), will have the same meaning herein as in the UCC unless the context indicates otherwise. Every power given herein is coupled with an interest and is irrevocable by death, dissolution or otherwise. The definition of any document includes all schedules, attachments and exhibits to that document, and all renewals, extensions, supplements, amendments, modifications, restatements and consolidations of that document, and any document given in substitution for or replacement of that document. The term "including" is used by way of example only and not by way of limitation, and the singular includes the plural and conversely. The captions or headings contained in this Agreement are for reference purposes only and will not affect or relate to the interpretation of this Agreement.
13. TERM OF AGREEMENT. The term of this Agreement will begin on the date of this Agreement and continue in full force and effect and be binding on the Debtor until the date that all of the Obligations are fully and finally paid and satisfied.
14. FURTHER ASSURANCES. At any time and from time to time, the Debtor, on request of the Secured Party, will give, execute, file and/or record any notice, financing statement, instrument, document or agreement that the Secured Party may consider necessary or desirable to create, preserve, continue, perfect or validate any security interest or other Lien granted under this Agreement or which the Secured Party may consider necessary or desirable to exercise or enforce its rights under this Agreement. Without limiting the generality of the foregoing, the Secured Party is authorized: to file with respect to the Collateral one or more financing statements or other documents without the signature of the Debtor and to name therein the Debtor as debtor and the Secured Party as secured party; and correct or complete, or cause to be corrected or completed, any financing statements or other such documents as have been filed naming the Debtor as debtor and the Secured Party as secured party. The Debtor hereby appoints the Secured Party as its attorney-in-fact and authorizes the Secured Party, on behalf of the Debtor, to execute, acknowledge, deliver, file and/or record any and all documents requiring execution by the Debtor and necessary or desirable to effectuate or facilitate the purposes of this Agreement and/or the obligations or covenants of the Debtor under this Agreement. The power of attorney granted hereby is coupled with an interest and is irrevocable. The Secured Party is also authorized by the Debtor to give notice to any Person that the Secured Party may consider necessary or desirable under applicable law to preserve, perfect or protect the Secured Party's interest in the Collateral.
15. INTEREST. Any amounts payable by the Debtor under this Agreement will bear interest at the rate of interest provided in the Note from the date on which such amounts are payable under this Agreement until the date on which such payments are made by the Debtor to the Secured Party; however, nothing in this Agreement will be deemed to give to the Debtor the right to withhold payment in consideration of the payment of such interest.
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16. DELIVERY OF NOTICES. All notices must be in writing and sent (a) in person, (b) by certified or registered mail, (c) by overnight delivery carrier for next day delivery, or (d) by telegram, in each case to the address listed in the opening paragraph of this Agreement (or if notice of a new address is given in accordance with this Agreement, the new address). Notice given in any other manner will not be considered delivered or given. A notice period will start (i) if mailed, three business days after notice was sent by certified or registered mail, (ii) the next business day after being sent by overnight delivery, and (iii) the day the notice was delivered in person or sent by telegram.
17. REVIVAL OF SECURITY INTEREST. If the Debtor makes a payment or payments to the Secured Party (or the Secured Party receives any payment or proceeds of the Collateral) that are subsequently voided, avoided, set aside, annulled, or disregarded under any bankruptcy law, state or federal law, common law or equitable cause, then, to the extent of the payment or proceeds received, the Obligations or part intended to be satisfied will be revived and will continue in full force and effect as if these payment(s) or proceeds had not been received by the Secured Party.
18. ENTIRE AGREEMENT; AMENDMENTS; CONTINUING WARRANTIES. This Agreement and the other Loan Documents represent the entire agreement between the Secured Party and the Debtor with respect to the subject matter of this Agreement and supersede all previous agreements, negotiations, and understandings with respect to the subject matter of this Agreement. This Agreement may not be amended, altered or changed other than in a writing signed by the Secured Party and the Debtor. The Debtor's warranties and representations in this Agreement will be treated as being continuing warranties and representations, made by the Debtor with the same effect as though the representations and warranties had been made again on, and as of, each day of the term of this Agreement.
19. COUNTERPARTS. This Agreement may be executed in several counterparts and each counterpart will be considered an original of this Agreement.
[THIS SPACE INTENTIONALLY LEFT BLANK]
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IN WITNESS WHEREOF, the Debtor and the Secured Party have signed this Agreement as of the date in the first paragraph of this Agreement.
DEBTOR: | ||||
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ENSIGN SOUTHLAND LLC, a Nevada limited liability company |
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By: |
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The Ensign Group, Inc., a Delaware corporation, its sole Member |
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By: |
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/s/ CHRISTOPHER R. CHRISTENSEN Christopher R. Christensen, President |
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SECURED PARTY: |
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CONTINENTAL WINGATE ASSOCIATES, INC., a Massachusetts corporation |
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By: |
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/s/ TOM PETERS Tom Peters, Sr., Senior Vice President |
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EXHIBIT A
Parcel A:
Parcel 2 of Parcel Map No. 4433, in the City of Norwalk, County of Los Angeles, State of California, as per the map recorded in Book 52 Page 64 of Parcel Maps, in the Office of the County Recorder of said County.
Parcel B:
A non-exclusive easement for parking on that property described as Parcel 1 of Parcel Map No. 4433 in the City of Norwalk, in the County of Los Angeles, State of California, as per map recorded in Book 52 Page 64 of Parcel Maps, in the Office of the County Recorder of said County, disclosed by that certain document entitled Reciprocal Parking Agreement recorded February 2, 1996 as Inst. No. 96-197911, Official Records.
EXHIBIT B TO SECURITY AGREEMENT
All of the following described property and interests in property:
(a) All fixtures, equipment and other goods and tangible personal property of every kind and description whatsoever now or hereafter located on, in or at the premises described in Exhibit A to this Security Agreement (the "Premises"), including, but not limited to, all lighting, laundry, incinerating and power equipment; all engines, boilers, machines, motors, furnaces, compressors and transformers; all power generating equipment; all pumps, tanks, ducts, conduits, wire, switches, electrical equipment and fixtures, fans and switchboards; all telephone equipment (except that telephone equipment leased from a telephone company); all piping, tubing, and plumbing equipment and fixtures; all heating, refrigeration, air-conditioning, cooling, ventilating, sprinkling, water, power, waste disposal and communications equipment, systems and apparatus; all water coolers and water heaters; all fire prevention, alarm, and extinguishing systems and apparatus; all cleaning equipment; all lift, elevator and escalator equipment and apparatus; all partitions, shades, blinds, awnings, screens, screen doors, storm doors, exterior and interior signs, gas fixtures, stoves, ovens, refrigerators, garbage disposals, dishwashers, kitchen and laundry fixtures, utensils, appliances and equipment, cabinets, mirrors, mantles, floor coverings, carpets, rugs, draperies and other furnishings and furniture now or hereafter installed or used or usable in the operation of any part of the buildings, structures or improvements erected or to be erected in or upon the Premises and every replacement thereof, accession thereto, or substitution therefor, whether or not the same are now or hereafter attached to the Premises in any manner;
(b) All articles of tangible personal property not otherwise described herein which are now or hereafter located in, attached to or used in, on or about the buildings, structures or improvements now or hereafter located, placed, erected, constructed or built on the Premises and all replacements thereof, accessions thereto, or substitution therefor, whether or not the same are, or will be, attached to such buildings, structures or improvements in any manner;
(c) All rents, leases, income, revenues, issues, profits, royalties and other benefits arising or derived or to be derived from, or related to, directly or indirectly, the Premises, whether or not any of the property described in this item (c) constitutes accounts, chattel paper, documents, general intangibles, instruments or money;
(d) All awards now or hereafter made with respect to the Premises as a result of (i) the exercise of the power of condemnation or eminent domain, or the police power, (ii) the alteration of the grade of any street, or (iii) any other injury or decrease in the value of the Premises (including but not limited to any destruction or decrease in the value by fire or other casualty), whether or not any of the property described in this item (d) constitutes accounts, chattel paper, documents, general intangibles, instruments or money;
(e) All land surveys, plans and specifications, drawings, briefs and other work product of the Debtor or its employees, and other papers and records now or hereafter used in the construction, reconstruction, alteration, repair or operation of the Premises;
(f) All licenses, permits, certificates and agreements for the provision of property or services to or in connection with, or otherwise benefiting, the Premises, including but not limited to nursing home licenses, assisted living licenses, certificates of need, and Medicare and Medicaid provider agreements; however, the Secured Party disclaims a security interest in such of the property described in this item (f) to the extent that a security interest in such property may not be granted to the Secured Party without the forfeiture of the rights of the Debtor (or any assignee of the Debtor) or a default resulting thereunder;
(g) All funds, monies, securities and other property held in escrow or as reserves and all rights to receive (or to have distributed to the Debtor) any funds, monies, securities or property held in escrow or as a reserve including but not limited to all of Debtor's rights (if any) to any funds or amounts in that certain reserve fund created under the Regulatory Agreement;
(h) All accounts, accounts receivable, general intangibles (including but not limited to tax refunds, tax refund claims and low income housing tax credits (if any) applicable to the Premises), chattel paper, instruments, documents, inventory, goods, cash, bank accounts, certificates of deposits, securities, insurance policies, letters of credit, deposits, judgments, liens, causes of action, warranties, guaranties and all other properties and assets of the Debtor, tangible or intangible, whether or not similar to the property described in this item (h);
(i) All books, records and files of whatever type or nature relating to any or all of the property or interests in property described herein or the proceeds thereof, whether or not written, stored electronically or electromagnetically or in any other form, and whether or not such books, records, or files constitute accounts, equipment or general intangibles; and
(j) All products and proceeds of any and all of the property (and interests in property) described herein including but not limited to proceeds of any insurance, whether or not in the form of original collateral, accounts, contract rights, chattel paper, general intangibles, equipment, fixtures, goods, securities, leases, instruments, inventory, documents, deposit accounts or cash.
EXHIBIT C TO SECURITY AGREEMENT
Debtor:
Ensign Southland LLC,
a Nevada limited liability company
32232 Paseo Adelanto, Suite 100
San Juan Capistrano, California 92675
Project:
Southland Care Center
11701 South Studebaker Road
Norwalk, California 90650
Exhibit 10.30
Between
LTC Partners VI, L.P.;
Coronado Corporation; and
Park Villa Corporation
collectively as Lessor
and
Adipiscor LLC,
as Lessee
Dated: July 3, 2003
Coronado Healthcare Center
11411 N. 19th Avenue
Phoenix, Arizona
Park Villa Healthcare Center
2001 N. Park Avenue
Tucson, Arizona
East Mesa Healthcare Center
51 South 48th Street
Mesa, Arizona
THIS LEASE AGREEMENT (this "Lease") is entered into as of July 3, 2003, by and between LTC Partners VI, L.P., a Delaware limited partnership, Coronado Corporation, a Delaware corporation, and Park Villa Corporation, a Delaware corporation (collectively "Lessor"), and Adipiscor LLC, a Nevada limited liability company ("Lessee"), subject to the terms, conditions and contingencies set forth below.
RECITALS
WHEREAS Lessor owns certain real property and improvements and desires to lease them to Lessee pursuant to the terms and conditions of this Lease; and
WHEREAS the Leased Property is currently leased to Sunrise Healthcare Corporation ("Sunrise"); Sunrise is in default under the agreements evidencing its leasehold rights in and to the Leased Property (as defined below), and Lessor has the right to terminate such agreements and recover possession of the Leased Property and intends to do so on the Commencement Date (as defined below); and Lessor's obligation to deliver possession to Lessee pursuant to the terms of this Lease is contingent upon Sunrise delivering possession to Lessor pursuant to such leases.
WHEREAS it is the parties' intention to set forth their respective covenants and obligations; and
WHEREAS it is the parties' intention and understanding that nothing in this Lease, including any rights of Lessor to inspect the Leased Property or gain access to any of Lessee's information, shall constitute or be deemed to constitute a duty on the part of Lessor to provide for the safety and well being of any resident of the Leased Property, which shall be the sole and exclusive responsibility of Lessee.
NOW THEREFORE, in consideration of the mutual covenants and agreements contained herein, and for other good and valuable consideration, the receipt, sufficiency and mutuality of which are hereby acknowledged, it is agreed as follows:
ARTICLE I
1.1. Leased Property. Upon and subject to the terms and conditions hereinafter set forth, Lessor leases to Lessee, and Lessee rents or hires from Lessor that certain property commonly known as (i) Sunbridge Coronado Care Center, 11411 N. 19 th Avenue, Phoenix, Arizona, (ii) Sunbridge Park Villa Care Center, 2001 N. Park Avenue, Tucson, Arizona, and (iii) Sunbridge Care Center for East Mesa, 51 S. 48 th Street, Mesa, Arizona, including without limitation all of the following (collectively the "Leased Property"):
(i) The real property particularly described in Exhibits "A-1," "A-2" and "A-3" (the "Land");
(ii) All of its right, title and interest in and to the buildings, structures, Fixtures (as hereinafter defined) and other improvements of every kind including, but not limited to, alleyways and connecting tunnels, sidewalks, utility pipes, conduits and lines (on-site and offsite), parking areas and roadways appurtenant to such buildings and structures presently situated upon the Land, (collectively, the "Leased Improvements");
(iii) All of its right, title and interest in and to the easements, rights and appurtenances relating to the Land and the Leased Improvements;
(iv) All of its right, title and interest in and to the permanently affixed equipment, machinery, fixtures, and other items of real and/or personal property, including all components thereof, now and hereafter located in, on or used in connection with, or permanently affixed to or incorporated into the Leased Improvements, including, without limitation, all furnaces, boilers, heaters, electrical equipment, heating, plumbing, lighting, ventilating, refrigerating, incineration, air and water pollution control, waste
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disposal, air cooling and air-conditioning systems and apparatus, sprinkler systems and fire and theft protection equipment, all of which to the greatest extent permitted by law, are hereby deemed by the parties hereto to constitute real estate, together with all replacements, modifications, alterations and additions thereto (collectively the "Fixtures"); and
(v) All of its right, title and interest in and to personal tangible and intangible property including all components thereof, owned by Lessor and now and hereafter located in, on or used in connection with the Leased Improvements
The Leased Property is demised subject to all covenants, conditions, restrictions, easements and all other matters affecting title, whether or not of record, the conditions and limitations expressly set forth herein, and any and all matters created by or known to Lessee.
1.2. Term. The initial term of the Lease (the "Initial Term") shall commence on the "Commencement Date" (as defined below), with possession of the each of the three facilities comprising the Leased Property to be delivered simultaneously on the Commencement Date, and continue for a period of approximately sixteen (16) years, expiring (if not sooner terminated) at 11:59 p.m. (Arizona time) on the last day of the calendar month immediately preceding the calendar month in which the Commencement Date occurred (the "Expiration Date"). Lessee has the right to extend the Initial Term as provided in Article XXXIV, below, and the Initial Term plus all validly exercised options to extend, if any, shall be referred to herein as the "Term." Lessor and Lessee estimate that the Commencement Date will be August 1, 2003 (and that the Expiration Date will accordingly be July 31, 2019), and the parties agree to work diligently to satisfy all conditions to the commencement of Lessee's occupancy and achieve such Commencement Date. Promptly following the Commencement Date, the parties shall execute an amendment to this Lease to confirm the Commencement Date and Expiration Date. It shall be a condition to the effectiveness of this Lease that Lessee delivers to Lessor a fully executed Lease Guaranty in substantially the form attached hereto as Exhibit "B".
1.3. Lessee's Conditions. Lessor and Lessee mutually acknowledge and agree that Lessee is entering into this Lease based upon the value of the facilities comprising the Leased Property operating as "going concerns," (i) with all required operating licenses, permits, provider numbers and provider agreements necessary to legally operate the Leased Property as Medicaid and Medicare-certified skilled nursing facilities (the "Required Approvals"), (ii) without significant survey, legal, insurance claim or other problems which would affect the reputation or insurability of the operations in any portion of the Leased Property, and (iii) with an adequate number of paying patients to support the Facility's operational overhead and Lessee's rental obligations hereunder. Therefore, notwithstanding anything contained herein to the contrary, this Lease and Lessee's obligations hereunder are conditioned upon Lessee's timely acquisition of (a) for its operating designees, licenses from the Arizona Department of Health Services to operate the Leased Property as at least (i) in the case of the Coronado facility, a 185-bed skilled nursing facility, (ii) in the case of the Park Villa facility, a 180-bed skilled nursing facility, and (iii) in the case of the East Mesa facility, a 188-bed skilled nursing facility, (b) for each facility comprising the Leased Property, a mutually-acceptable Operations Transfer Agreement from Sun Healthcare, Inc. or the applicable operating affiliate thereof (the "Current Operator"), which shall have been approved by the United States Bankruptcy Court having jurisdiction of Current Operator's bankruptcy proceedings, if any, (c) an irrevocable commitment from Lessee's current insurer to insure the Leased Property and the operations therein under Lessee's current policies and at Lessee's current premium rates, (d) such estoppel, subordination, intercreditor or similar agreements or documents from Lessor as Lessee's accounts receivable lender may reasonably require to acquire an unencumbered first lien on Accounts generated in and from the Leased Property from and after the Commencement Date, (e) written confirmation from the government agencies or intermediaries administering the Medicaid and Medicare programs for the Leased Property that Lessee's subtenants will be entitled to file their cost reports relating to post-transfer Accounts from those programs, (f) satisfactory evidence that all
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outstanding citations, deficiencies, survey and similar issues affecting the Facility have been fully resolved and finally cleared by governmental agencies having jurisdiction thereof, (g) title reports (to be obtained at Lessee's expense) verifying the satisfactory condition of Lessor's title in and to each of the facilities comprising the Leased Property, and (h) exclusive possession of all of the Leased Property. Lessee may, but is not required to, waive one or more of these conditions in its sole discretion, and no such waiver shall be effective unless in writing and signed by Lessee. Notwithstanding anything to the contrary contained in this Lease, Lessee covenants that it shall cause its operating designees to commence to seek and have filed their completed licensure applications with the State of Arizona on or before August 1, 2003 (provided that Lessee shall not be liable for any failure to complete such applications arising in whole or in part from the failure of Lessor or Current Operator to provide any documentation necessary to complete any of such licensure applications), and Lessee shall provide to Lessor evidence of compliance with the foregoing covenant by the foregoing date; further, Lessee and Lessor hereby agree that this covenant shall be effective as of the date of this Lease and shall obligate Lessee to diligently apply for and pursue such licensure notwithstanding that this Lease and the Term will not commence until satisfaction of the conditions set forth in this Section 1.3 and Section 1.4. In the event that any of the conditions contained in this Section 1.3 are not satisfied or waived on or before October 1, 2003, Lessee shall have the option to terminate this Lease by written notice to Lessor. Upon such termination, each party shall bear its own costs incurred in the preparation of this Lease and in performing its obligations hereunder through the date of termination, and neither party shall have any further obligation to the other hereunder.
Pending any such termination, each party shall perform its respective obligations pursuant to this Lease.
1.4. Lessor's Conditions. Notwithstanding anything contained herein to the contrary, this Lease and Lessor's obligations hereunder are conditioned upon (a) Lessee's timely delivery of the Security Deposit called for in Section 3.4 below, and (b) Lessor's timely acquisition of executed and effective lease termination agreements from the Current Operator (which have been approved by the United States Bankruptcy Court having jurisdiction of Current Operator's bankruptcy proceedings, if any) which shall provide for termination of said lease(s) contemporaneously with the effectiveness of this Lease. Lessor covenants that it shall seek to have procured executed lease termination agreements with Current Operator on or before August 1, 2003, and Lessor shall provide to Lessee a copy of same by the foregoing date; further, Lessor and Lessee hereby agree that this covenant shall be effective as of the date of this Lease and shall obligate Lessor to diligently pursue such agreements notwithstanding that this Lease and the Term will not commence until satisfaction of the conditions set forth in Section 1.3 and this Section 1.4. Lessee acknowledges that Lessor is entering into this Lease and pursuing the lease termination agreements in reliance upon Lessee's representations that Lessee will act in good faith to seek the timely satisfaction of the conditions set forth in Section 1.3 and otherwise perform its obligations under this Lease. Further, Lessor acknowledges that Lessee's ability to satisfy certain of the conditions are dependent upon timely and satisfactory performance by individuals, entities and agencies beyond the control of Lessee, including without limitation the Arizona Department of Health Services, Current Operator, Lessee's insurance underwriters, Lessee's revolving credit lender and Lessor, and that there is a possibility that one or more of such conditions will not be satisfied or waived. Lessor accordingly agrees that it shall make any lease termination agreement with Current Operator expressly contingent upon the timely satisfaction of all conditions to the effectiveness of this Lease, including without limitation the timely licensure of Lessee's designees to operate the Facilities and Current Operator's timely execution and delivery of the Operations Transfer Agreements referenced in Section 1.3(b) above, and that Lessee shall not be liable to Lessor for the failure of any condition hereto following commercially reasonable good-faith efforts by Lessee to procure the satisfaction of such conditions. In the event that any of the conditions contained in this Section 1.4 are not satisfied or waived on or before October 1, 2003, Lessor shall have the option to terminate this Lease by written notice to Lessee. Upon such termination, each party shall bear its own costs incurred in the preparation of this Lease and in performing its obligations hereunder through the date of
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termination, and neither party shall have any further obligation to the other hereunder. Pending any such termination, each party shall perform its respective obligations pursuant to this Lease.
ARTICLE II
2. Definitions. For all purposes of this Lease, except as otherwise expressly provided, (i) the terms defined in this Article II have the meanings assigned to them in this Article II and include the plural as well as the singular, (ii) all accounting terms not otherwise defined herein have the meanings assigned to them in accordance with generally accepted accounting principles at the time applicable, and (iii) the words "herein", "hereof' and "hereunder" and other words of similar import refer to this Lease as a whole and not to any particular Article, Section or other subdivision:
Acceptance Period. As defined in Article XXXV.
Accounts. All of Lessee's bank, securities and other accounts, all rights to payment or reimbursement for goods sold or leased or services rendered (including without limitation Medicare, Medicaid and other third-party-reimbursed receivables), and all accounts receivable, in each case whether or not evidenced by a contract, document, instrument or chattel paper and whether or not earned by performance, including, without limitation, the right to payment of management fees, including without limitation any deposit or other account into which payments of Medicaid, Medicare, commercial insurer or other receivables in respect of medical services are deposited, and also including all related general intangibles, documents, data, programs and other assets necessary to collect such receivables, together with all products and proceeds thereof; but specifically excluding any deposit, letter of credit or similar right or account granted to, pledged to or established by or for the benefit of any Lessor as a security deposit under this Lease.
Additional Charges. As defined in Article III.
Affiliate. When used with respect to any corporation, the term "Affiliate" shall mean any person which, directly or indirectly, controls or is controlled by or is under common control with such corporation. For the purposes of this definition, "control" (including the correlative meanings of the terms "controlled by" and "under common control with"), as used with respect to any person, shall mean the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such person, through the ownership of voting securities, partnership interests or other equity interests. For the purposes of this definition, "person" shall mean any natural person, trust, partnership, corporation, joint venture or other legal entity.
Annual Operating Statement. As defined in Section 24.3(a).
Business Day. Each Monday, Tuesday, Wednesday, Thursday and Friday, which is not a day on which national banks in the City of Los Angeles, California, are authorized, or obligated, by law or executive order, to close.
Capital Allowance. As defined in Article IX below.
Change in Control. As defined in Article XVIII below.
Closing Date. As defined in Section 35.4.
Code. The Internal Revenue Code of 1986, as amended.
Commencement Date. As defined in Section 1.2.
Controlling Entity. As defined in Article XVIII below.
Counter Offer. As defined in Section 35.3.
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CPI. For purposes of this Lease, the "C.P.I." shall mean and refer to the Consumer Price Index published by the Bureau of Labor Statistics of the Department of Labor, U.S. Cities Average, All Items (1982-84=100); provided, however, that if compilation of the C.P.I. is discontinued or transferred to any other governmental department or bureau, then the index most nearly the same as the C.P.I. shall be used.
Current Operator. As defined in Section 1.3.
Encumbrance. As defined in Article XXXII.
Event of Default. As defined in Article XVI.
Expiration Date. As defined in Section 1.2.
Extended Term. As defined in Article XXXIV.
Mortgagee. As defined in Article XIII.
First Offer. As defined in Article XXXV.
Fiscal Year. The twelve (12) month period from January 1 through December 31 of the same calendar year (as prorated for any partial Fiscal Year during the Term).
Fixtures. As defined in Article I.
Guarantor. The Ensign Group, Inc., a Delaware corporation
Guaranty. The lease guaranty of even date herewith executed by Guarantor.
Impositions. Collectively, all taxes (including, without limitation, all ad valorem, sales and use, single business, gross receipts, transaction privilege, rent or similar taxes as the same relate to or are imposed upon Lessee or its business conducted upon the Leased Property), assessments (including, without limitation, all assessments for public improvements or benefits, whether or not commenced or completed prior to the date hereof and whether or not to be completed within the Term), ground rents, water, sewer or other rents and charges, excises, tax levies, fees (including, without limitation, license, permit, inspection, authorization and similar fees), and all other governmental or public charges, in each case whether general or special, ordinary or extraordinary, or foreseen or unforeseen, of every character in respect of the Leased Property or the business conducted thereon by Lessee (including all interest and penalties thereon due to any failure in payment by Lessee), and all increases in all the above from any cause whatsoever, including reassessment, which at any time prior to, during or in respect of the Term may be assessed or imposed on or in respect of or be a lien upon (a) Lessor's interest in the Leased Property, (b) the Leased Property or any part thereof, or any rent therefrom or any estate, right, title or interest therein, or (c) any occupancy, operation, use or possession of, or sales from, or activity conducted on, or in connection with the Leased Property or the leasing or use of the Leased Property or any part thereof by Lessee. Provided, however, nothing contained in this Lease shall be construed to require Lessee to pay (1) any tax based on net income (whether denominated as a franchise or capital stock or other tax) imposed on Lessor, or (2) any transfer, or net revenue tax of Lessor, or (3) any income or capital gain tax imposed with respect to the sale, exchange or other disposition by Lessor of any Leased Property or the proceeds thereof, or (4) any single business, gross receipts (other than a tax on any rent received by Lessor from Lessee), transaction, privilege, rent or similar taxes as the same relate to or are imposed upon Lessor, and are unrelated to the Leased Property, or (5) that portion of any Imposition which does not accrue in and is not attributable to the Term.
Insurance Requirements. All terms of any insurance policy required by this Lease and all requirements of the issuer of any such policy.
Land. As defined in Article I.
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Lease. As defined in the Preamble.
Leased Improvements. As defined in Article I.
Leased Property. As defined in Article I.
Legal Requirements. All federal, state, county, municipal and other governmental statutes, laws, rules, orders, regulations, ordinances, judgments, decrees and injunctions affecting either the Leased Property or the construction, use or alteration thereof, whether now or hereafter enacted and in force, including any which may (i) require repairs, modifications or alterations in or to the Leased Property, or (ii) in any way affect the use and enjoyment thereof, and all permits, licenses, authorizations and regulations relating thereto, and all covenants, agreements, restrictions and encumbrances contained in any instruments (whether or not of record) or otherwise known to Lessee, at any time in force affecting the Leased Property.
Lessee. As defined in the Preamble.
Lessor. As defined in the Preamble.
Minimum Rent. As defined in Section 3.1.
Notice. A notice given pursuant to Article XXXI hereof.
Notice to Extend. As defined in Article XXXV.
Occupancy Information. As defined in Section 24.3(a).
Payment Date. Any due date for the payment of the installments of Minimum Rent.
Periodic Operating Statements. As defined in Section 24.3(a).
Primary Intended Use. As defined in Section 7.2.2.
Rent. Any monetary obligations owing under this Lease, including, without limitation, Minimum Rent and Additional Charges.
Required Approvals. As defined in Section 1.3.
Revised Offer. As defined in Section 35.5.
Term. As defined in Section 1.2.
Unsuitable for its Primary Intended Use. A state or condition of any of the Leased Improvements such that by reason of damage or destruction, or a partial taking by Condemnation in the good faith judgment of Lessor and Lessee, reasonably exercised, such Leased Improvement(s) cannot be operated on a commercially practicable basis for its Primary Intended Use.
Unavoidable Delays. Delays due to strikes, lock-outs, inability to procure materials, power failure, acts of God, governmental restrictions, enemy action, civil commotion, fire, unavoidable casualty or other causes beyond the control of the party responsible for performing an obligation hereunder, provided that lack of funds shall not be deemed a cause beyond the control of either party hereto.
The above does not include all the definitions to be used in this Lease. Various definitions are included in the Sections below.
ARTICLE III
3.1. Minimum Rent. Lessee will pay to Lessor in lawful money of the United States of America which shall be legal tender for the payment of public and private debts at Lessor's address set forth in Article XXXI or at such other place or to such other person, firms or corporations as Lessor from time to time may designate in a Notice, monthly rental payments on or before the first Business
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Day of each calendar month of the Term ("Minimum Rent"). If necessary, Minimum Rent shall be prorated for any partial month at the beginning or end of the Term. A schedule of the Minimum Rent payments are set forth on Exhibit "C" attached hereto and made a part hereof.
3.2. Additional Charges. In addition to Minimum Rent, (1) Lessee, subject to its rights under Article XII, will also pay and discharge as and when due and payable all other amounts, liabilities, obligations and Impositions which Lessee assumes or agrees to pay under this Lease, including but not limited to those set forth in Articles IX and XIII, below, and (2) in the event of any failure on the part of Lessee to pay any of those items referred to in clause (1) above, Lessee will also promptly pay and discharge every fine, penalty, interest and cost which may be added for non-payment or late payment of such items (the items referred to in clauses (1) and (2) above being referred to herein collectively as the "Additional Charges)", and Lessor shall have all legal equitable and contractual rights, powers and remedies provided either in this Lease or by statute or otherwise in the case of nonpayment of the Additional Charges. If any elements of Additional Charges are not being paid within five (5) Business Days after due (after taking into account applicable time periods during which Lessee may contest the Additional Charges under Article XII), Lessee will pay Lessor on demand, as Additional Charges, a late charge (to the extent permitted by law) in the amount of five percent (5%) of the amount of the unpaid Additional Charges. To the extent that Lessee pays any Additional Charges directly to Lessor (as opposed to the applicable third party payee) pursuant to any requirement of this Lease, Lessee shall be relieved of its obligation to pay such Additional Charges to the entity to which they would otherwise be due.
3.3. Net Lease. Notwithstanding any provisions in this Lease to the contrary (except with respect to Lessee's rights set forth in Article V), Minimum Rent shall be paid absolutely net to Lessor, so that this Lease shall yield to Lessor the full amount of the installments of Minimum Rent throughout the Term, all as more fully set forth in Articles IV, IX and XIII, and other provisions of this Lease.
3.4. Security Deposit. On or before the Commencement Date, Lessee shall provide a security deposit in the amount of $150,000.00 in the form of an irrevocable letter of credit from a reputable financial institution subject to Lessor's approval. Lessee shall have the right, at any time or times during the Term, to satisfy this requirement by depositing $150,000 cash with Lessor in lieu of the letter of credit. Cash held as security by Lessor may be applied as provided in this Lease, and shall be promptly returned to Lessee upon (a) any replacement of such cash deposit with a letter of credit, and (b) so long as no Event of Default has occurred and is continuing, following the expiration or earlier termination of this Lease.
3.5 Late Charge. LESSEE HEREBY ACKNOWLEDGES THAT LATE PAYMENT BY LESSEE TO LESSOR OF RENT (INCLUDING WITHOUT LIMITATION MINIMUM RENT) WILL CAUSE LESSOR TO INCUR COSTS NOT CONTEMPLATED BY THIS LEASE, THE EXACT AMOUNT OF WHICH WILL BE EXTREMELY DIFFICULT TO ASCERTAIN. SUCH COSTS INCLUDE, BUT ARE NOT LIMITED TO, PROCESSING AND ACCOUNTING CHARGES. ACCORDINGLY, IF ANY INSTALLMENT OF RENT SHALL NOT BE RECEIVED BY LESSOR WITHIN FIVE (5) BUSINESS DAYS AFTER SUCH AMOUNT SHALL BE DUE, THEN WITHOUT ANY REQUIREMENT FOR NOTICE TO LESSEE, LESSEE SHALL PAY TO LESSOR A LATE CHARGE EQUAL TO FIVE PERCENT (5%) OF SUCH OVERDUE AMOUNT. THE PARTIES HEREBY AGREE THAT SUCH LATE CHARGE REPRESENTS A FAIR AND REASONABLE ESTIMATE OF THE COSTS LESSOR WILL INCUR BY REASON OF LATE PAYMENT BY LESSEE. ACCEPTANCE OF SUCH LATE CHARGE BY LESSOR SHALL IN NO EVENT CONSTITUTE A WAIVER OF LESSEE'S DEFAULT OR BREACH WITH RESPECT TO ANY UNPAID OVERDUE AMOUNTS, NOR PREVENT LESSOR FROM EXERCISING ANY OF THE OTHER RIGHTS AND REMEDIES GRANTED UNDER THIS LEASE, AT LAW OR IN EQUITY. NOTWITHSTANDING THE FOREGOING, HOWEVER, THE ABOVE-REFERENCED
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LATE CHARGE SHALL NOT BE IMPOSED ON ADDITIONAL PAYMENTS SO LONG AS LESSEE IS CONTESTING SUCH ADDITIONAL PAYMENTS IN ACCORDANCE WITH ARTICLE XII BELOW.
INITIAL: Lessor /s/ CTI Lessee /s/ CRC
ARTICLE IV
4.1. Payment of Impositions. Subject to Article XII relating to permitted contests, during the Term Lessee will pay, or cause to be paid, all Impositions, before any fine, penalty, interest or cost may be added for non-payment. Lessee, at its expense, shall, to the extent required or permitted by Legal Requirements, prepare and file all tax returns and reports in respect of any Imposition as may be required by governmental authorities. Any refund due from any taxing authority in respect of any Imposition shall be paid over to or retained by Lessee provided no Event of Default then exists, but if an Event of Default has occurred and is continuing, such refund shall be paid over to Lessor, and Lessee hereby authorizes Lessor to accept any such refunds directly, and hereby authorizes any such taxing authority to pay such amounts directly to Lessor upon receipt of written instructions to do so together with a statement by Lessor that an Event of Default has occurred and is continuing. Any such funds retained by Lessor due to an Event of Default shall be applied as provided in Article XVI. Lessor and Lessee shall, upon request of the other, provide such data as is maintained by the party to whom the request is made with respect to the Leased Property as may be necessary to prepare any required returns and reports. In the event governmental authorities classify any property covered by this Lease as personal property, Lessee shall file personal property tax returns in such jurisdictions where required. Lessor, to the extent it possesses the same, and Lessee, to the extent it possesses the same, will provide the other party, upon request, with cost and depreciation records necessary for filing returns for any property so classified as personal property. Where Lessor is legally required to file personal property tax returns, Lessee will be provided with copies of assessment notices indicating a value in excess of the reported value in sufficient time for Lessee to file a protest. Lessee may, upon notice to Lessor, at Lessee's option and at Lessee's sole cost and expense, protest, appeal or institute such other proceedings as Lessee may deem appropriate to effect a reduction of real estate or personal proper assessments and Lessor, at Lessee's expenses as aforesaid, shall reasonably cooperate with Lessee in such protest, appeal, or other action, provided that Lessee may not withhold payments pending such challenges except under the conditions set forth in Article XII. Billings for reimbursement by Lessee to Lessor of personal property taxes shall be accompanied by copies of a bill therefor and payments thereof which identify the personal property with respect to which such payments are made. Together with Lessee's monthly payment of Minimum Rent, Lessee shall deliver to Lessor an amount equal to one-twelfth ( 1 / 12 ) of Lessee's estimated real and personal property tax obligations (based on the most recent information available). Lessor shall retain these amounts (in a noninterest bearing account, which may be commingled with other funds of Lessor) and disbursed annually or semi-annually, as the case may be) in accordance with such instructions as may be set forth in the tax bills. Lessee shall immediately pay (at Lessor's election, either to Lessor or directly to the applicable taxing authority) any amounts necessary to make up any shortfall with respect to Lessee's actual tax obligations. To the extent any funds are remaining after payment of Lessee's tax obligations, Lessor shall retain such amounts in connection with the succeeding tax period(s).
4.2. Notice of Impositions. Upon its receipt of same, Lessor shall give prompt Notice to Lessee for all Impositions payable by Lessee hereunder of which Lessor obtains actual knowledge, but Lessor's failure to give any such Notice shall in no way diminish Lessee's obligations hereunder to pay such Impositions.
4.3. Adjustment of Impositions. Impositions imposed in respect of the tax-fiscal periods during which the Term commences and terminates shall be adjusted and prorated between Lessor and Lessee,
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whether or not such Imposition is imposed before or after such commencement or termination, and Lessee's obligation to pay its prorated share thereof after termination shall survive such termination.
4.4. Utility Charges. Lessee will pay or cause to be paid all charges for electricity, power, gas, oil, water and other utilities used in the Leased Property and all operating expenses of every kind and nature during the Term.
4.5. Insurance Premiums. Lessee will pay or cause to be paid all premiums for the insurance coverages required to be maintained pursuant to Article XIII during the Term.
ARTICLE V
5.1. Mortgage Offset. Should Lessor default under the terms of any Mortgage, and, provided no Event of Default exists, Lessee shall have the right to perform Lessor's obligations under any such Mortgage and offset the amounts expended thereunder against the payment of Minimum Rent and shall have the right to purchase the Leased Property at the option price specified in Article XXXV. No other offset against the payment of Minimum Rent (or any other Rent) of any kind is permitted.
ARTICLE VI
6.1. Ownership of the Leased Property. Lessee acknowledges and agrees that the Leased Property is the property of Lessor and that Lessee has only the rights granted under this Lease to the exclusive possession and use of the Leased Property, together with the option to purchase set forth herein, all upon the terms and conditions of this Lease.
6.2. Personal Property. Lessee may (and shall as provided hereinbelow), at is expense, install, affix or assemble or place on any parcels of the Land or in any of the Leased Improvements, any items of personal property, all of which shall, upon the expiration or any prior termination of the Term, immediately become the property of Lessor. Lessee shall provide and maintain during the Term all such personal property as shall be necessary in order to operate the Leased Property in compliance with all Legal Requirements and Insurance Requirements and shall, upon surrender of the Leased Property, deliver the Leased Property with such items of personal property as are necessary to continue operating the Leased Property without interruption.
ARTICLE VII
7.1. Condition of Leased Property. Lessee acknowledges receipt and delivery of possession of the Leased Property and that Lessee has examined and otherwise has knowledge of the condition of the Leased Property prior to the execution and delivery of this Lease. Lessee accepts that the Leased Property as is. To the extent permitted by law, Lessor hereby assigns to Lessee, all of Lessor's rights to proceed against any predecessor in title (but not against Lessor) for breaches of warranties or representations, or for latent defects in the Leased Property. Lessor shall reasonably cooperate with Lessee in the prosecution of any such claim, in Lessor's or Lessee's name, all at Lessee's sole cost and expense; provided, however, that all compensatory damages shall be used by Lessee for repair or replacement of the items for which compensation was granted.
7.2. Use of the Leased Property.
7.2.1 Lessee covenants that it will proceed with due diligence and will exercise commercially reasonable efforts at all times during the Term to obtain and to maintain all approvals needed to use and operate the Leased Property in accordance with Legal Requirements.
7.2.2 During the Term, Lessee shall use or cause to be used the Leased Property as skilled nursing facilities, and for such other uses as may be necessary or incidental to such use (the particular such use to which the Leased Property is put is herein referred to as the "Primary Intended Use").
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Lessee shall not use the Leased Property or any portion thereof for any use other than the Primary Intended Use without the prior written consent of Lessor, which consent may be withheld in Lessor's sole and absolute discretion. No use shall be made of the Leased Property, and no acts shall be done, which will cause the cancellation of any insurance policy covering the Leased Property or any part thereof, nor shall Lessee sell or otherwise provide to residents or patients therein, or permit to be kept, used or sold in or about the Leased Property any article which may be prohibited by Insurance Requirements or Legal Requirements. Lessee shall, at its sole cost, comply with all Insurance Requirements and Legal Requirements.
7.2.3 Lessee covenants and agrees that during the Term it will operate continuously the Leased Property in accordance with its Primary Intended Use.
7.2.4 Lessee shall not commit or suffer to be committed any waste on the Leased Property, nor shall Lessor cause or permit any nuisance thereon. Lessor acknowledges that Lessee's operation of the Leased Property in accordance with the Primary Intended Use will not constitute waste or nuisance.
7.2.5 Lessee shall neither suffer nor permit the Leased Property or any portion thereof to be used in such a manner as it might reasonably tend to impair Lessor's (or Lessee's, as the case may be) title thereto or to any portion thereof, or (ii) may reasonably make possible a claim or claims of adverse usage or adverse possession by the public, as such, or of implied dedication of the Leased Property or any portion thereof.
7.3. Lessor to Grant Easements, etc. Lessor will, from time to time so long as no Event of Default exists, at the request of Lessee and at Lessee's sole cost and expense (but subject to Lessor's approval), (i) grant easements and other rights in the nature of easements with respect to the Leased Property to third parties, (ii) release existing easements or other rights in the nature of easements which are for the benefit of the Leased Property, (iii) dedicate or transfer unimproved portions of the Leased Property for road, highway or other public purposes, (iv) execute petitions to have the Leased Property annexed to any municipal corporation or utility district, (v) execute amendments to any covenants and restrictions affecting the Leased Property and (vi) execute and deliver to any person any instrument appropriate to confirm or effect such grants, releases, dedications, transfers, petitions and amendments (to the extent of its interests in the Leased Property), but only upon delivery to Lessor of a signed affidavit by an executive officer or equivalent person of authority at Lessee stating that such grant, release, dedication, transfer, petition or amendment is (a) reasonably required for the continued operation of the Leased Property in accordance with the Primary Intended Use, (b) not detrimental to the proper conduct of the business of Lessee on the Leased Property and (c) does not reduce the value of the Leased Property.
ARTICLE VIII
8.1. Compliance with Legal and Insurance Requirements, Instruments, etc. Subject to Article XII relating to permitted contests, Lessee, at its expense, will, during the Term, (a) comply with all Legal Requirements and Insurance Requirements in respect of the use, operation, maintenance, repair and restoration of the Leased Property, whether or not compliance therewith requires structural changes in any of the Leased Improvements or interfere with the use and enjoyment of the Leased Property and (b) procure, maintain and comply with all licenses, certificates of need and other authorizations required for any use of the Leased Property then being made, and for the proper erection, installation, operation and maintenance of the Leased Property or any part thereof.
8.2. Legal Requirements Covenants. Lessee shall acquire and maintain all licenses, certificates, permits, provider agreements and other authorizations and approvals needed to operate the Leased Property for the Primary Intended Use. Lessee further covenants and agrees to perform all maintenance and alterations necessary to operate the Leased premises in accordance with all Legal Requirements and Insurance Requirements. Lessee, may, however, upon prior written notice to Lessor,
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contest the legality or applicability of any such law, ordinance, rule or regulation, or any licensure or certification decision if Lessee maintains such action in good faith, with due diligence, without prejudice to Lessee's rights hereunder, and at Lessee's sole cost and expense. If by the terms of any such law, ordinance, rule or regulation, compliance therewith pending the prosecution of any such proceeding may legally be delayed without the occurrence of any fine, charge or liability of any kind against the Leased Property or Lessee's leasehold interest therein and without subjecting Lessee or Lessor to any liability, civil or criminal, for failure so to comply therewith, Lessee may delay compliance therewith until the final determination of such proceeding. If any lien, charge or civil or criminal liability would be incurred by reason of any such delay, Lessee, on the prior written consent of Lessor, may nonetheless contest as aforesaid and delay as aforesaid provided that such delay would not subject Lessor to criminal liability and Lessee both (a) furnishes to Lessor security satisfactory to Lessor (in its sole and absolute discretion) against any loss or injury by reason of such contest or delay, and (b) prosecutes the contest with due diligence and in good faith.
ARTICLE IX
9.1. Maintenance and Repair.
9.1.1 Lessee, at its sole expense, will, during the Term, keep the Leased Property and all private roadways, sidewalks and curbs appurtenant thereto and which are under Lessee's control (and all personal property needed to operate the Leased Property as licensed, skilled nursing facilities) in good order and repair, and, with reasonable promptness, make all necessary and appropriate repairs thereto of every kind and nature, whether interior or exterior, structural or nonstructural, ordinary or extraordinary, foreseen or unforeseen or arising by reason of a condition existing prior to or during the Term. All repairs shall be at least equivalent in quality to the original work. Lessee will not take or omit to take any action the taking or omission of which might materially impair the value or the usefulness of the Leased Property or any part thereof for its Primary Intended Use.
9.1.2 Lessor shall not under any circumstances be required to build or rebuild any improvements on the Leased Property, or to make any repairs, replacements, alterations, restorations or renewals of any nature or description to the Leased Property, whether ordinary or extraordinary, structural or nonstructural, foreseen/unforeseen, in connection with this Lease, or to maintain the Leased Property in any way. Lessee hereby waives, to the extent permitted by law, the right to make repairs at the expense of Lessor pursuant to any law in effect at the time of the execution of this Lease or hereafter enacted. Lessor shall have the right to give, record and post, as appropriate, notices of nonresponsibility (or similar notices) under any mechanics' lien laws now or hereafter existing.
9.1.3 Nothing contained in this Lease and no action or inaction by Lessor shall be construed as constituting the consent or request of Lessor, expressed or implied, to any contractor, subcontractor, laborer, materialman or vendor to or for the performance of any labor or services or the furnishing of any materials or other property for the construction, alteration, addition, repair or demolition of or to the Leased Property or any part thereof, or (ii) giving Lessee any right, power or permission to contract for or permit the performance of any labor or services or the furnishing of any materials or other property in such fashion as would permit the making of any claim against Lessor in respect thereof or to make any agreement that may create, or in any way be the basis for any right, title, interest, lien, claim or other encumbrance upon the estate of Lessor in the Leased Property, or any portion thereof. Lessor shall have the right to give, record and post, as appropriate, notices of nonresponsibility (or similar notices) under any mechanics' lien laws now or hereafter existing.
9.1.4 Notwithstanding the provisions of Section 9.1.3 above, Lessee shall, without the prior consent of Lessor, be entitled to construct, alter, add, or repair portions of the Leased Property, provided that the construction, alteration, addition, or repair does not cost more than $50,000 in the aggregate and does not reduce the value of the Leased Property.
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9.1.5 Lessee will, upon the expiration or prior termination of the Term, vacate and surrender the Leased Property to Lessor in the condition in which the Leased Property was originally received from Lessor, except as repaired, rebuilt, restored, altered or added to as permitted or required by the provisions of this Lease and as required by Section 9.2), and except for ordinary wear and tear (subject to the obligation of Lessee to maintain the Leased Property in good order and repair during the Term), and in such condition (and with such equipment and inventory) required to operate the Leased Property for its Primary Intended Use.
9.2. Expenditures to Comply with Law. Without limiting Lessee's obligations as set forth elsewhere in this Lease, during the Term, Lessee will, at its sole cost and expense, make whatever expenditures (including but not limited to capital and non-capital expenditures) that are required to conform the Leased Property to such standards as may from time to time be required by Legal Requirements, or capital improvements required by any governmental agency having jurisdiction over the Leased Property as a condition of the continued operation of the Leased Property for its Primary Intended Use, pursuant to present or future Legal Requirements.
9.3. Encroachments, Restrictions. If any of the Leased Improvements shall, at any time during the Term encroach upon any property, street or right-of-way adjacent to the Leased Property, or shall violate the agreements or conditions contained in any lawful restrictive covenant or other agreement affecting the Leased Property, or any part thereof, or shall impair the rights of others under any easement or right-of-way to which the Leased Property is subject, then promptly upon the request of Lessor or at the behest of any person affected by any such encroachment, violation or impairment, Lessee shall, at its sole cost and expense, (and after Lessor's prior approval) subject to Lessee's right to sue Lessor's predecessor in title (but not Lessor) with respect thereto or contest the existence of any encroachment, violation or impairment and in such case, in the event of an adverse final determination, either (i) obtain valid and effective waivers or settlements of all claims, liabilities and damages resulting from each such encroachment, violation or impairment, whether the same shall affect Lessor or the Leased Property or (ii) make such changes in the Leased Improvements, and take such other actions, as Lessee in the good faith exercise of its judgment deems reasonably practicable and necessary, to remove such encroachment, and to end such violation or impairment, including, if necessary, the alteration of any of the Leased Improvements, and in any event take all such actions as may be necessary in order to be able to continue the operation of the Leased Improvements for the Primary Intended Use substantially in the manner and to the extent the Leased Improvements were operated prior to the assertion of such violation, impairment or encroachment. Any such alteration shall be made in conformity with the applicable requirements of Article IX. Lessee's obligations under this Section 9.3 shall be in addition to and shall in no way discharge or diminish any obligation of any insurer under any policy of title or other insurance.
9.4. Capital Improvement Fund. Notwithstanding anything to the contrary herein, Lessee agrees that it accepts the Leased Property (defined below) in its "AS-IS" condition, subject to Lessor's payment of the Capital Allowance provided for herein. Lessor agrees to provide Lessee, upon the terms and conditions set forth herein, a capital repair and improvement allowance (the "Capital Allowance") in the amount of One Hundred Fifty Thousand Dollars ($150,000), which shall be used by Lessee for the sole purpose of making repairs, replacements or alterations of the Leased Property, and for the performance of any deferred maintenance existing in or on the Leased Property on the Commencement Date. In addition to the work, the Capital Allowance shall also be usable for any costs directly related thereto, including architectural, engineering, construction management, permit and similar fees and costs. The Capital Allowance shall be disbursed by Lessor as follows:
(a) Within five (5) business days after Lessee submits to Lessor, (i) with respect to materials or contract deposits necessary to commence all or any portion of the work, a full and complete copy of each such contract, under which Lessor shall be expressly named as a third-party beneficiary but under which Lessor shall have no responsibility other than for the payment of the Capital Allowance, or
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(ii) with respect to payment for work fully or partially completed, the submission by Lessee to Lessor of conditional lien waivers or releases executed by all contractors, subcontractors and suppliers performing the portion of the work for which payment is sought, Lessor shall disburse to Lessee such portions of the Capital Allowance as are necessary to pay and satisfy Lessee's obligations for such deposit(s) or work performed; and
(b) Within forty-five (45) days following the last disbursement, Lessee shall provide to Lessor a written reconciliation of Lessor's actual disbursements and unconditional lien waivers fully executed and notarized and in recordable form for all work performed and all contracts entered into in connection with the Capital Allowance work. If Lessor has disbursed to Lessee more than the Capital Allowance, Lessee shall repay any excess to Lessor with Lessee's reconciliation. If Lessor has disbursed to Lessee less than the full Capital Allowance, Lessor shall remit the difference to Lessee within ten (10) days after delivery of Lessee's reconciliation and unconditional lien releases.
ARTICLE X
10.1. Lessee's Obligations for Hazardous Materials. Lessee shall, during the Term, at its sole cost and expense, take all actions as required to cause the Leased Property including, but not limited to, the Land and all Leased Improvements, to be free and clear of the presence of all Hazardous Materials (defined below) introduced thereon by Lessee, its contractors, agents or employees; provided, however, that Lessee shall be entitled to use and maintain de minimus amounts of Hazardous Materials on the Leased Property in connection with Lessee's business and in compliance with all applicable laws. Lessee shall, upon its discovery, belief or suspicion of the presence of Hazardous Materials on, in or under any part of the Leased Property, including, but not limited to, the Land and all Leased Improvements, which were introduced thereon by Lessee, its contractors, agents or employees, immediately notify Lessor and, at its sole cost and expense cause any such Hazardous Materials which were introduced thereon by Lessee, its contractors, agents or employees to be removed immediately, in compliance with all applicable laws and in a manner causing the least disruption of or interference with the operation of Lessee's business. Lessee shall fully indemnify, protect, defend and hold harmless Lessor from any costs, damages, claims, liability or loss of any kind or nature arising out of or in any way in connection with the presence, suspected presence, removal or remediation of Hazardous Materials in, on, or about the Leased Property, or any part thereof, but only as and to the extent that such Hazardous Materials were introduced thereon by Lessee, its contractors, agents or employees. Without limiting Lessee's other obligations under this Lease, Lessee agrees, at Lessee's sole cost, to fully comply with all recommendations set forth in any environmental report(s) that may be obtained by or provided to Lessor or Lessee, as and to the extent that such recommendations involve Hazardous Materials that were introduced to the Leased Property by Lessee, its contractors, agents or employees.
10.2. Definition of Hazardous Materials. For purposes of this Lease, Hazardous Materials shall mean any biologically or chemically active or other toxic or hazardous wastes, pollutants or substances, including, without limitation, asbestos, PCBs, petroleum products and by-products, substances defined or listed as "hazardous substances" or "toxic substances" or similarly identified in or pursuant to the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 9601 et seq., as amended, and as hazardous wastes under the Resource Conservation and Recovery Act, 42 U.S.C. § 6010, et seq., any chemical substance or mixture regulated under the Toxic Substance Control Act of 1976, as amended, 15 U.S.C.; 2601 et seq., any "toxic pollutant" under the Clean Water Act, 33 U.S.C. § 466 et seq., as amended, any hazardous air pollutant under the Clean Air Act, 42 U.S.C. § 7401 et seq., hazardous materials identified in or pursuant to the Hazardous Materials Transportation Act, 49 U.S.C. § 1802, et seq., and any hazardous or toxic substances or pollutant regulated under any other Legal Requirements.
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ARTICLE XI
11. Liens. Subject to the provisions of Article XIII relating to permitted contests, Lessee will not directly or indirectly create or allow to remain and will promptly discharge at its expense any lien, encumbrance, attachment, title retention agreement or claim upon any part of the Leased Property or any attachment, levy, claim or encumbrance in respect of the Rent, not including, however, (a) this Lease, (b) restrictions, liens and other encumbrances which are consented to in writing by Lessor or any easements granted pursuant to the provisions of Section 7.3 of this Lease, (c) liens for those taxes of Lessor which Lessee is not required to pay hereunder, (d) subleases permitted by Article XXII, (e) liens for Impositions or for sums resulting from noncompliance with any Legal Requirements so long as (1) the same are not yet payable or are payable without the addition of any fine or penalty or (2) such liens are in the process of being contested as permitted by Article XII, or (f) liens of mechanics, laborers, materialmen, suppliers or vendors for sums either disputed or not yet due, provided that any such liens are in the process of being contested as permitted by Article XII.
ARTICLE XII
12. Permitted Contests. Lessee shall have the right, at Lessee's sole cost and expense, to contest the amount or validity of any Imposition or any Legal Requirement or Insurance Requirement or any attachment, levy, encumbrance, charge or claim ("Claims") not otherwise permitted by Article XI, by appropriate legal proceedings in good faith and with due diligence (but this shall not be deemed or construed in any way as relieving, modifying or extending Lessee's covenants to pay or its covenants to cause to be paid any such charges at the time and in the manner as in this Lease provided), on condition, however, that such legal proceedings cannot result in the sale of the Leased Property, or any part thereof, to satisfy the same or cause Lessor or Lessee to be in default under any mortgage or deed of trust encumbering any portion of the Leased Property or any interest therein. Upon the reasonable request of Lessor, Lessee shall provide to Lessor security satisfactory to Lessor (in Lessor's sole and absolute discretion) to assure the payment of all Claims which may be assessed against the Leased Property together with interest and penalties, if any, thereon. Lessor agrees to join in any such proceedings (at Lessee's sole cost and expense) if the same be required to legally prosecute such contest of the validity of such Claims; provided, however, that Lessor shall not thereby be subjected to any liability for the payment of any costs or expenses in connection with any proceedings brought by Lessee; and Lessee shall indemnify and save harmless Lessor from any such costs or expenses, including reasonable attorneys' fees and costs incurred by Lessor. In the event that Lessee fails to pay any Claims when due or, upon Lessor's request, to provide the security therefor as provided in this Article XII and to diligently prosecute any contest of the same, Lessor may, upon thirty (30) days advance written Notice to Lessee, pay such charges together with any interest and penalties and the same shall be repayable to Lessee to Lessor at the next Payment Date provided for in this Lease. Provided, however, that should Lessor reasonably determine that the giving of such Notice would risk loss to the Leased Property or impair the value of the Leased Property or in any way cause damage to Lessor, then Lessor shall give such written Notice as is practical under the circumstances. Lessee shall be entitled to any refund of any Claims and such charges and penalties or interest thereon which have been paid by Lessee or paid by Lessor and for which Lessor has been fully reimbursed.
ARTICLE XIII
13.1. General Insurance Requirements. Subject to the provisions of Section 13.8 during the Term, Lessee shall at all times keep the Leased Property, and all property located in or on the Leased Property, insured with the kinds and amounts of insurance described below. This insurance shall be written by companies authorized to do insurance business in the States in which the Leased Property is located. The policies must name Lessor as an additional insured. Losses shall be payable to Lessor or Lessee as provided in Article XIV. In addition, upon Lessor's written request, the policies shall name as
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an additional insured the holder ("Mortgagee") of any mortgage, deed of trust or other security agreement and any other Encumbrance placed on the Leased Property in accordance with the provisions of Article XXXII by way of a standard form of mortgagee's loss payable endorsement. Excepting claims and losses under the policies required by Sections 13.1.4 and 13.1.7 below, which losses Lessee may adjust without notice to or the consent of Lessor or any Mortgagee, any loss adjustments in excess of $100,000 shall require the written consent of Lessor, Lessee, and each Mortgagee. Evidence of insurance shall be deposited with Lessor and, if requested, with any Mortgagee. The policies on the Leased Property, including the Leased Improvements, Fixtures and all personal property, shall insure against the following risks:
13.1.1 Loss or damage by fire, vandalism and malicious mischief, extended coverage perils commonly known as "All Risk," specifically including wind, rain, earthquake, sinkhole, mine subsistence, and all physical loss perils normally included in such all Risk insurance, including but not limited to sprinkler leakage and any such additional coverage reasonably requested by Lessor, in an amount not less than one hundred percent (100%) of the then full replacement cost thereof (as defined below in Section 13.2);
13.1.2 Loss or damage by explosion of steam boilers, pressure vessels or similar apparatus, now or hereafter installed in the Leased Property, in such amounts with respect to any one accident as may be reasonably requested by Lessor from time to time;
13.1.3 Loss of rental under a rental value insurance policy covering risk of loss during the first twelve (12) months of reconstruction necessitated by the occurrence of any of the hazards described in Section 13.1.1 or 13.1.2, or otherwise as specified in this Lease, in an amount sufficient to prevent Lessor from becoming a co-insurer;
13.1.4 Claims for personal injury and/or malpractice under a policy of comprehensive general public (and professional) liability insurance with amounts, per Leased Improvement, of not less than One Million Dollars ($1,000,000.00) per occurrence, and One Million Dollars ($1,000,000.00) in the aggregate; and
13.1.5 Intentionally omitted.
13.1.6 Flood (when the Leased Property is located in whole or in part within a designated flood plain area) and such other hazards and in such amounts as may be customary for comparable properties in the area and is available from insurance companies authorized to do business in the respective states in which the Leased Property is located at rates which are economically practicable in relation to the risks covered.
13.1.7 Worker's Compensation and Employer's Liability if required by any governmental authority or Legal Requirement.
13.2. Replacement Cost. The term "full replacement cost" as used herein, shall mean the actual replacement cost of the Leased Property requiring replacement from time to time including an increased cost of construction endorsement, less exclusions provided in the standard form of fire insurance policy. In the event either party believes that full replacement cost (the then replacement cost less such exclusions) has increased or decreased at any time during the Term, it shall have the right to have such full replacement cost redetermined.
13.3. Intentionally Deleted.
13.4. Waiver of Subrogation. All insurance policies carried by either party covering any part of the Leased Property, the Fixtures, the Leased Improvements, or personal property including without limitation, contents, fire and casualty insurance, shall expressly waive any right of subrogation on the part of the insurer against the other party. The parties hereto agree that their policies will include such waiver clause or endorsement so long as the same are obtainable without extra cost, and in the event of
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such an extra charge the other party, at its election, may pay the same, but shall not be obligated to do so.
13.5. Form Satisfactory, etc. All of the policies of insurance referred to in this Article XIII shall be written in a form reasonably satisfactory to Lessor and by insurance companies reasonably satisfactory to Lessor (and, as applicable, any Mortgagee). Subject to the foregoing, Lessor agrees that it will not unreasonably withhold or delay its approval as to the form of the policies of insurance or as to the insurance companies selected by Lessee. Lessee shall pay all of the premiums therefor, and deliver such policies or certificates thereof to Lessor prior to their effective date (and, with respect to any renewal policy, prior to the expiration of the existing policy), and in the event of the failure of Lessee either to effect such insurance as herein called for or to pay the premiums therefor, or to deliver such policies or certificates thereof to Lessor at the times required, Lessor shall be entitled, but shall have no obligation, to effect such insurance and pay the premiums therefor, which premiums shall be repayable by Lessee to Lessor upon written demand therefor, and failure to repay the same shall constitute an Event of Default within the meaning of Section 16.1. Each insurer mentioned in this Article XIII shall agree, by endorsement on the policy or policies issued by it, or by independent instrument furnished to Lessor, that it will give to Lessor (and to any Mortgagee, if required by the same) thirty (30) days' written notice before the policy or policies in questions shall be altered, allowed to expire or canceled.
13.6. Intentionally Deleted.
13.7. Blanket Policy. Notwithstanding anything to the contrary contained in this Article XIII, Lessee's obligations to carry the insurance provided for herein may be brought within the coverage of a so-called blanket policy or policies of insurance carried and maintained by Lessee; provided, however, that with respect to the property and casualty coverages afforded Lessor under Sections 13.1.1, 13.1.2, 13.1.3 and 13.1.6 above, such coverages will not be reduced or diminished or otherwise be different from that which would exist under a separate policy meeting all other requirements of this Lease by reason of the use of such blanket policy of insurance, and provided further that the requirements of this Article XIII shall be met in any such blanket policy.
13.8. No Separate Insurance. Lessee shall not on Lessee's own initiative or pursuant to the request or requirement of any third party take out separate insurance concurrent in form or contributing in the event of loss with that required in this Article, to be furnished or which may reasonably be required to be furnished, by Lessee or increase the amount of any then existing insurance by securing any additional policy or additional policies, unless all parties having an insurable interest in the subject matter of the insurance, including in all cases Lessor and all Mortgagees are included therein as additional insureds, and the loss is payable under said insurance in the same manner as losses are payable under the Lease. Lessee shall immediately notify Lessor of the taking out of any such separate insurance or of the increasing of any of the amount of the then existing insurance.
ARTICLE XIV
14.1. Insurance Proceeds. All proceeds payable by reason of any loss of or damage to the Leased Property, or any portion thereof, which is insured under any policy of insurance required by Article XIII of the Lease shall be paid to Lessee and applied to the reconstruction or repair, as the case may be, of any damage to or destruction of the Leased Property, or any portion thereof. The proceeds shall be used for the reconstruction or repair, as the case may be, of any damage to or destruction of the Leased Property, or any portion thereof. The funds shall be disbursed based upon work performed. Any excess proceeds of insurance remaining after the completion of the restoration or reconstruction of the Leased Property shall go to Lessee. All salvage resulting from any risk covered by insurance shall belong to Lessor.
14.2. Reconstruction in the Event of Damage or Destruction Covered by Insurance Proceeds.
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14.2.1 If during the Term, the Leased Property is totally or partially destroyed by a risk covered by the insurance described in Article XIII and whether or not any Leased Improvement thereby is rendered Unsuitable for its Primary Intended Use, Lessee shall restore the Leased Property to substantially the same condition as existed immediately before the damage or destruction. Lessee shall be entitled to the insurance proceeds for the purpose of such repair and restoration.
14.2.2 If the cost of the repair or restoration exceeds the amount of proceeds received by Lessee or Lessor from the insurance required under Article XIII as provided in Section 14.1, above, Lessee shall be obligated, prior to commencing the repair and restoration, to contribute any excess amount needed to restore the Leased Property or to provide Lessor with satisfactory evidence that such funds are, and throughout the entire period of reconstruction will be, available. If Lessee contributes such excess in cash, such excess shall be paid by Lessee to Lessor to be held in trust, together with any insurance proceeds, for application to the cost of repair and restoration.
14.3. Reconstruction in the Event of Damage of Destruction Not Covered by Insurance. If during the Term, the Leased Property is damaged or destroyed irrespective of the extent of the damage from a risk not covered by the insurance described in Article XIII, whether or not such damage renders any portion of the Leased Property Unsuitable for Its Primary Intended Use, Lessee shall restore the damaged Leased Property to substantially the same condition it was in immediately before such damage or destruction and such damage or destruction shall not terminate this Lease nor result in any reduction in Rent (including without limitation Minimum Rent).
14.4. Intentionally omitted.
14.5. Restoration of Lessee's Property. Without limiting Lessee's obligation to restore the Leased Property as provided in Sections 14.2 and 14.3, Lessee shall also restore all alterations and improvements made by Lessee, as well as all personal property but only to the extent that such personal Property is necessary to the operation of the Leased Property for its Primary Intended Use in accordance with applicable Legal Requirements.
14.6. No Abatement of Rent. This Lease shall remain in full force and effect and Lessee's obligation to make rental payments and to pay all other charges required by this Lease shall not be abated during the pendency of repair or restoration.
14.7. Limitation for Economic Viability. Notwithstanding anything in this Article XIV to the contrary, following any complete or partial destruction of the Leased Property Lessee shall have the right to terminate this Lease if, and only if, (i) any approvals (including variances from the applicable zoning or building codes) necessary to restore the Leased Property to substantially the same condition as it existed immediately before such damage, and thereafter use the Leased Property for its Primary Intended Use, are or would not be economically or timely obtainable, or (ii) applicable Legal Requirements would permit the rebuilding of only a portion of the Leased Property and any Capital Additions, such that the reconstructed Leased Property would be Unsuitable for Its Primary Intended Use, or (iii) applicable Legal Requirements would otherwise render the operation of the rebuilt Leased Property economically unviable. If Lessee elects to terminate, the proceeds of any insurance shall be paid over to and retained by Lessor, and this Lease shall terminate effective as of the date following such damage or destruction when the rental value insurance policy required under Section 13.1.3 above ceases to pay out.
ARTICLE XV
15. Condemnation.
15.1. Definitions.
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15.1.1 "Condemnation" means (a) the exercise of any governmental power, whether by legal proceedings or otherwise, by a Condemnor, (b) a voluntary sale or transfer by Lessor to any Condemnor, either under threat of Condemnation or while legal proceedings for Condemnation are pending.
15.1.2 "Date of Taking" means the date the Condemnor has the right to possession of the property being condemned.
15.1.3 "Award" means all compensation, sums or anything of value awarded, paid or received on a total or partial Condemnation.
15.1.4 "Condemnor" means any public or quasi-public authority, or private corporation or individual, having the power of Condemnation.
15.2. Parties' Rights and Obligations. If during the Term there is any taking of all or any part of the Leased Property or any interest in this Lease by Condemnation, the rights and obligations of the parties shall be determined by this Article XV.
15.3. Total Condemnation. If title to the fee of the whole of the Leased Property shall be taken or condemned by any Condemnor, this Lease shall cease and terminate as of the Date of Condemnation by said Condemnor. Upon the termination of the Lease following a total Condemnation, all Rent (including, without limitation, Minimum Rent, Additional Rent and Additional Charges) paid or payable by Lessee hereunder shall be apportioned as of the date of termination.
15.4. Allocation of Portion of Award. Any Award made with respect to all or any portion of the Leased Property or for loss of rent, or for loss of business, whether or not beyond the Term of this Lease, or for the loss of value of the leasehold (including the bonus value of the Lease) shall be solely the property of and payable to Lessor. Lessor's obligation to contribute part of its Award for restoration is set forth in Section 15.5, below.
15.5. Partial Taking. If title to the fee of less than the whole of the Leased Property shall be so taken or condemned, this Lease shall continue in full force and effect, Rent (including, without limitation, Minimum Rent, Additional Rent and Additional Charges) shall be abated and/or reduced in the proportion to which the Leased Property has been rendered, whether temporarily or permanently or both, inoperative (as measured by licensed and usable bed capacity rather than square footage) as a result of such partial taking. Upon a partial taking, Lessor shall immediately make the Award available to Lessee for the restoration or reconstruction of the Leased Property. Lessee shall use such funds to restore, to the extent possible with such funds and the remaining Land and Improvements, the Leased Property to working order and condition; provided however that in the event such funds will be insufficient for the full and timely completion of the restoration, Lessee shall have no obligation to perform such restoration, and Lessee may thereupon elect to either (a) terminate this Lease, with such termination to be effective as of the Date of Taking, or (b) accept such funds and supplement them with its own funds in order to cover any shortfall.
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15.6. Temporary Taking. Lessee agrees that if, at any time after the date hereof, the whole or any part of the Leased Property or of Lessee's interest under this Lease, shall be Condemned by any Condemnor for its temporary use or occupancy, this Lease shall not terminate by reason thereof, and Lessee shall continue to pay, in the manner and at the times herein specified, the full amounts of Rent (including Minimum Rent, Additional Charges and Additional Rent). Except only to the extent that Lessee may be prevented from doing so pursuant to the terms of the order of the Condemnor, Lessee shall also continue to perform and observe all of the other terms, covenants, conditions and obligations hereof, on the part of the Lessee to be performed and observed, as though such Condemnation had not occurred. In the event of any such Condemnation as in this Section 15.6 described, the entire amount of any such Award made for such temporary use, whether paid by way of damages, rent or otherwise, shall be paid to Lessee, Lessee covenants that upon the termination of any such period of temporary use of occupancy as set forth in this Section 15.6, it will, at its sole cost and expense, restore the Leased Property as nearly as may be reasonably possible, to the condition in which the same was immediately prior to the Condemnation.
15.7. Limitation for Economic Viability. Notwithstanding anything in this Article XV to the contrary, following any partial taking of the Leased Property Lessee shall have the right to terminate this Lease if, and only if, (i) any approvals (including variances from the applicable zoning or building codes) necessary to restore the Leased Property to substantially the same condition as it existed immediately before such Taking, and to thereafter use the Leased Property for its Primary Intended Use, are or would not be economically or timely obtainable, or (ii) applicable Legal Requirements would permit the rebuilding of only a portion of the Leased Property and any Capital Additions, such that the reconstructed Leased Property would be Unsuitable for Its Primary Intended Use, or (iii) applicable Legal Requirements would otherwise render the operation of the rebuilt Leased Property economically unviable. If Lessee elects to terminate, the Award shall be retained by Lessor, and this Lease shall terminate effective as of the Date of Taking.
ARTICLE XVI
16.1. Events of Default. Any one or more of the following events shall be an "Event of Default":
(a) If, more than twice in any twelve (12) month period during the Term, Lessee fails to make payment of the Rent payable by Lessee under this Lease when the same becomes due and payable and such failure is not cured by Lessee within a period of five (5) Business Days after the date such payment is due; or
(b) if Lessee fails to observe or perform any other term, covenant or condition of this Lease and such failure is not cured by Lessee within a period of thirty (30) days after Notice thereof from Lessor, unless such failure cannot with due diligence be cured within a period of thirty (30) days, in which case such failure shall not be deemed an Event of Default if Lessee proceeds promptly and with due diligence to cure the failure and diligently completes the curing thereof within ninety days of receipt of Lessor's Notice. No Event of Default shall be deemed to exist under this clause (b) during any time the curing thereof is prevented by an Unavoidable Delay, provided that upon the cessation of such Unavoidable Delay, Lessee shall remedy such default without further delay; or
(c) if Lessee (or Guarantor) does any of the following: (i) admit in writing its inability to pay its debts generally as they become due; (ii) file a petition in bankruptcy or a petition to take advantage of any federal or state insolvency law; (iii) make a general assignment for the benefit of its creditors; (iv) consent to the appointment of a receiver of itself or of the whole or any substantial part of its property; or (v) file a petition or answer seeking reorganization or arrangement under the Federal bankruptcy laws or any other applicable law or statute of the United States of America or any state thereof, or
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(d) if Lessee (or Guarantor), on a petition in bankruptcy filed against it, is adjudicated a bankrupt or an order for relief thereunder is entered against it or a court of competent jurisdiction shall enter an order or decree appointing, without the consent of Lessee, a receiver for Lessee or of the whole or substantially all of its property, or approving a petition filed against Lessee seeking reorganization or arrangement of Lessee under the federal bankruptcy laws or any other applicable law or statute of the United States of America or any state thereof and such judgment, order or decree shall not be vacated or set aside or stayed within ninety (90) days from the date of the entry thereof; or
(e) if Lessee (or Guarantor) shall be liquidated or dissolved, or shall begin proceedings toward such liquidation or dissolution, or shall, in any manner, permit the sale or divestiture of substantially all of its assets; or
(f) if the estate or interest of Lessee in the Leased Property or any part thereof be levied upon or attached in a proceeding and the same shall not be vacated or discharged within the later of ninety (90) days after commencement thereof or thirty (30) days after Notice thereof from Lessor, (unless Lessee shall be contesting such lien or attachment in good faith in accordance with Article XII hereof); or
(g) if Lessee voluntarily ceases operations on the Leased Property for a period in excess of twenty-four (24) hours; or
(h) if any of Lessee's (or Guarantor's) representations or warranties set forth in this Lease proves to be untrue when made in any material respect; or
(i) if Lessee (or Guarantor) commits a default under any other agreement to which Lessee, and/or any Affiliate of Lessee, and/or any Controlling Entity of Lessee, and/or any of their respective (and permitted) heirs, successors and assigns is a party; or
(j) if at any time during the Term, the Guaranty is determined by a court of competent jurisdiction to be invalid or unenforceable by its terms.
Upon the occurrence of an Event of Default, in addition to all of Lessor's other remedies, Lessor may terminate this Lease by giving Lessee not less than ten (10) Business Days' Notice of such termination and if the Event of Default has not been cured upon the expiration of the time fixed in such Notice, the Term shall terminate and all rights of Lessee under this Lease shall cease.
In the event litigation is commenced with respect to any alleged default under this Lease, the prevailing party in such litigation shall receive, in addition to its damages incurred, such sum as the court shall determine as its reasonable attorneys' fees, and all costs and expenses incurred in connection therewith. Lessor's fees, costs and expenses, including those related to any insolvency proceedings filed by Lessee, shall constitute Additional Charges hereunder.
In addition to applying to Lessee and its obligations under this Lease, Subparagraphs (a), (b), (c), (d), (e), (h), (i) and (j) above in this Section 16.1 shall also apply with respect to each Guarantor and each of their respective obligations under the Guaranties.
16.2. Certain Remedies. In addition to all of its rights under this Lease, Lessor shall have all remedies and rights provided in law and equity as a result of an Event of Default or Lessee's other breach under this Lease. Without limiting the foregoing, if an Event of Default occurs (and the event giving rise to such Event of Default has not been cured within the curative period relating thereto as set forth in Section 16.1 above) whether or not this Lease has been terminated pursuant to Section 16.1, Lessee shall, to the extent permitted by law, if required by Lessor so to do, immediately surrender to Lessor the Leased Property pursuant to the provisions of Section 16.1 and quit the same and Lessor may enter upon and repossess the Leased Property by reasonable force, summary proceedings, ejectment or otherwise, and may remove Lessee and all other persons and any and all
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personal property from the Leased Property subject to rights of any residents or patients and to Legal Requirements.
16.3. Damages. Neither (a) the termination of this Lease pursuant to Section 16.1, (b) the repossession of the Leased Property, nor (c) the failure of Lessor, notwithstanding reasonable good faith efforts, to relet the Leased Property, shall relieve Lessee of its liability and obligations hereunder, all of which shall survive any such termination, repossession or reletting. In the event of any such termination, Lessee shall forthwith pay to Lessor all Rent due and payable through and including the date of such termination.
Lessor shall not be deemed to have terminated this Lease unless Lessor delivers Notice to Lessee of such election. If Lessee voluntarily elects to terminate this Lease, then in addition to all remedies available to Lessor, Lessor may recover the sum of: (i) the worth at the time of award of the unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such rental loss that Lessee proves could be reasonably avoided, and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by Lessee's failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including reasonable attorney fees, court costs and reasonable out-of-pocket expenses in the enforcement of Lessor's rights hereunder.
The "worth at the time of award" of the amounts referred to in subparagraphs (i) and (ii) above is computed by allowing interest at the maximum legal rate of interest permitted in accordance with the laws of the State of Arizona. The worth at the time of award of the amount referred to in subparagraph (iii) is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).
Without limiting Lessor's other remedies provided herein and provided by law, Lessor may continue the Lease in effect after Lessee's breach and abandonment and recover Rent as it becomes due, provided that, in such event, Lessee has the right to sublet or assign subject only to reasonable conditions imposed by Lessor. Accordingly, without termination of Lessee's right to possession of the Leased Property, Lessor may demand and recover each installment of Rent and other sums payable by Lessee to Lessor under this Lease as the same becomes due and payable, which Rent and other sums shall bear interest at the maximum interest rate permitted in accordance with the laws of the State of Arizona, from the date when due until paid, and Lessor may enforce, by action or otherwise, any other term or covenant of this Lease.
16.4. Application of Funds. Any payments received by Lessor under any of the provisions of this Lease during the existence or continuance of any Event of Default shall be applied to Lessee's obligations in the order which Lessor may determine or as may be prescribed by the laws of the State of Arizona.
16.5. Executors Contract. Should Lessee file any proceeding under federal bankruptcy or other comparable federal or state insolvency laws, it shall, in addition to any other requirement under 11 U.S.C., Section 365 or other applicable provisions, be required to cure any and all obligations hereunder prior to being allowed to assume this Lease.
ARTICLE XVII
17. Lessor's Right to Cure Lessee's Default. If Lessee fails to make any payment or to perform any act required to be made or performed under this Lease, and to cure the same within the relevant time periods provided in Section 16.1, Lessor, after thirty (30) days Notice to and demand
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upon Lessee, and without waiving or releasing any obligation of Lessee or default, may (but shall be under no obligation to) at any time thereafter make such payment or perform such act for the account and at the expense of Lessee, and may, to the extent permitted by law, enter upon the Leased Property for such purpose and take all such action thereon as, in Lessor's opinion, may be necessary or appropriate therefor. Provided, however, that should Lessor reasonably determine that the giving of such Notice would risk loss to the Leased Property or cause damage to Lessor, then Lessor shall give such written Notice as is practical under the circumstances. No such entry shall be deemed an eviction of Lessee. In exercising any remedy under this Article XVII, Lessor shall use its good faith efforts not to violate any rights of residents of the applicable Leased Improvement. All sums so paid by Lessor and all costs and expenses (including, without limitation, reasonable attorneys' fees and expenses, in each case) so incurred, together with a late charge thereon (to the extent permitted by law) at the rate set forth in Section 3.5 above from the date on which such sums or expenses are paid or incurred by Lessor, shall be paid by Lessee to Lessor on demand. The obligations of Lessee and rights of Lessee contained in this Article shall survive the expiration or earlier termination of this Lease.
ARTICLE XVIII
18. Change in Control. If at any time during the Term there shall be a Change in Control (as defined below) with respect to Lessee and/or Guarantor and/or any Controlling Entity, whether by operation of law or otherwise, then Lessee shall provide Lessor with prior written notice of any such Change in Control (the "Change in Control Notice"), which Change in Control Notice shall describe (a) the manner in which the Change in Control shall occur, (b) the parties to the transaction(s) resulting in the Change in Control and (c) the effective date of the Change in Control; provided, however, in the event of an involuntary Change in Control of which Lessee has no prior knowledge, Lessee shall provide Lessor with a Change in Control Notice immediately upon obtaining knowledge that such (involuntary) Change in Control has occurred. For purposes of this Article XVIII, a "Change in Control" shall mean any change (voluntary or involuntary, by operation of law or otherwise) in the Person (defined below) or Persons which directly or indirectly control Lessee (a "Controlling Entity") as of the date hereof. Without limiting the generality of the foregoing, a Change in Control shall include any of the occurrences described in subparagraphs (i) through (vi) below:
(i) any Person is or becomes the Beneficial Owner (defined below), directly or indirectly, of securities (or other equity interests) of Lessee and/or its Controlling Entity representing thirty percent (30%) or more of the combined voting power of the then outstanding securities (or equity interests) of Lessee and/or its Controlling Entity (but not in the case of any such Person who, as of the date of this Lease, holds such thirty percent (30%) interest); or
(ii) the stockholders (or holders of equity interests) of Lessee and/or its Controlling Entity approve a merger or consolidation of Lessee (or its Controlling Entity, as applicable) with any other corporation (or other entity); or
(iii) the stockholders (or holders of voting equity interests) of Lessee and/or its Controlling Entity approve a plan of complete liquidation of Lessee or its Controlling Entity (as applicable) or an agreement for the sale or disposition by Lessee or its Controlling Entity of all or substantially all of the assets of Lessee and/or its Controlling Entity; or
(iv) the creation or issuance of new stock (or other voting equity interests), other than stock or stock option grants to employees, officers and directors of Lessee or its Controlling Entity, in one or a series of transactions by which an aggregate of more than fifty percent (50%) of the stock (or other voting equity interests) of Lessee and/or its Controlling Entity shall be vested in a party or parties who are not now stockholders (or holders of voting equity interests) of Lessee or its Controlling Entity; or
(v) any pledge, hypothecation, assignment, transfer for security or other encumbrance of any ownership interest in Lessee and/or its Controlling Entity.
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For purposes of this Article XVIII, the term "Person" shall have the meaning ascribed thereto in Sections 13(d) and 14(d) of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), and the term "Beneficial Owner" shall have the meaning ascribed thereto in Rule 13d-3 of the Exchange Act."
ARTICLE XIX
19. Holding Over. If Lessee shall for any reason remain in possession of the Leased Property after the expiration of the Term or earlier termination of the Term hereof, such possession shall be as a month-to-month Lessee during which time Lessee shall pay as rental each month, the aggregate of (i) either (A) in the event Lessee is holding over without Lessor's consent, 150% multiplied by the Minimum Rent payable with respect to the last month of the Term, or (B) in the event Lessee is holding over with Lessor's consent, 105% multiplied by the Minimum Rent payable with respect to the last month of the Term, or (C) in the event Lessee is holding over as an accommodation to Lessor or the applicable Health Department or other government agency having jurisdiction of the Leased Property or the patients therein because Lessor has no replacement operator or manager to take over the operation of the Leased Property, then without Minimum Rent (but Lessee shall not by this clause or any other provision in this Lease be required to provide such accommodation); (ii) all Additional Charges accruing during such month; and (iii) all other sums payable by Lessee pursuant to the provisions of this Lease. During such period of month-to-month tenancy, Lessee shall be obligated to perform and observe all of the terms, covenants and conditions of this Lease, but shall have no rights hereunder other than the right, to the extent given by law to month-to-month tenancies, to continue its occupancy and use of the Leased Property. Nothing contained herein shall constitute the consent, express or implied, of Lessor to the holding over of Lessee after the expiration or earlier termination of this Lease.
ARTICLE XX
20. Risk of Loss. During the Term of this Lease, the risk of loss or of decrease in the enjoyment and beneficial use of the Leased Property in consequence of the damage or destruction thereof by fire, the elements, casualties, thefts, riots, wars or otherwise, or in consequence of foreclosures, attachments, levies or executions (other than those caused by Lessor) is assumed by Lessee, and, in the absence of willful misconduct by Lessor, Lessor shall in no event be answerable or accountable therefor, nor shall any of the events mentioned in this Section entitle Lessee to any abatement or offset of Rent, or any right to terminate this Lease. Without limiting the foregoing, Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee's employees, contractors, invitees, customers, or any other person in or about the Leased Property, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the Leased Property, or any part thereof, or from other sources or places, and regardless of whether the cause of such damage or injury or the means of repairing the same is accessible or not, unless such damage or injury is a result of the willful misconduct of Lessor. Lessor shall not be liable for any damages arising from any act or omission of Lessee, or any other party named above.
ARTICLE XXI
21. Indemnification. Notwithstanding the existence of any insurance provided for in Article XIII, and without regard to the policy limits of any such insurance, Lessee will protect, indemnify, save harmless and defend Lessor from and against all liabilities, obligations, claims, damages, awards, penalties, causes of action, costs and expenses (including, without limitation,
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reasonable attorneys' fees and expenses), to the extent permitted by law, imposed upon or incurred by or asserted against Lessor by reason of: (a) any accident, injury to or death of persons or loss of or damage to property occurring on or about the Leased Property or adjoining sidewalks, including without limitation any claims of malpractice, (b) any occupancy, use, misuse, non-use, condition, including any environmental conditions caused by Lessee, maintenance or repair by Lessee of the Leased Property, (c) any Impositions (which are the obligations of Lessee to pay pursuant to the applicable provisions of this Lease), (d) any failure on the part of Lessee to in any way perform or comply with any of the terms of this Lease, and (e) the non-performance of any of the terms and provisions of any and all existing and future subleases of the Leased Property (to the extent permitted) to be performed by the Lessee thereunder. Any amounts which become payable by Lessee under this Section shall be paid within ten (10) Business Days of receipt by Lessee of Lessor's written demand for such sums, and if not timely paid, shall bear a late charge (to the extent permitted by law), at the rate set forth in Section 3.5 above, from the date of such determination to the date of payment. Lessee, at its sole cost and expense, shall contest, resist and defend any such claim, action or proceeding asserted or instituted against Lessor, or may compromise or otherwise dispose of the same as Lessee sees fit, all at Lessee's sole cost and expense. Nothing herein shall be construed as indemnifying Lessor against its own negligent, reckless or willful misconduct or against the acts or omissions of any subsequent lessee of the Leased Property in the event of the termination by Lessor of Lessee's right to possession of the Leased Property without termination of the Lease. Lessee's liability for a breach of the provisions of this Article arising during the Term hereof shall survive any termination of this Lease.
ARTICLE XXII
22. Subletting and Assignment. Other than to a wholly-owned subsidiary of Lessee or Guarantor, Lessee may not assign, sublease or sublet, encumber, appropriate, pledge or otherwise transfer, the Lease or the leasehold or other interest in the Leased Property without Lessor's consent, which may be withheld in Lessor's sole and absolute discretion. Upon Lessor's consent, (a) in the case of a subletting, the sublessee shall comply with the provisions of Section 22.2, (b) in the case of an assignment, the assignee shall assume in writing and agree to keep and perform all of the terms of this Lease on the part of Lessee to be kept and performed and shall be, and become, jointly and severally liable with Lessee for the performance thereof, (c) an original counterpart of each such sublease and assignment and assumption, duly executed by Lessee and such sublessee or assignee, as the case may be, in a form and substance satisfactory to Lessor, shall be delivered promptly to Lessor, and (d) in case of either an assignment or subletting, Lessee shall remain primarily liable, as principal rather than as surety, for the prompt payment of the Rent and for the performance and observance of all of the covenants and conditions to be performed by Lessee hereunder. Except as set forth in Article XXXV, nothing hereunder shall preclude Lessor from selling the Leased Property or assigning or transferring its interest hereunder, provided the new owner or assignee expressly assumes Lessor's obligations under this Lease. Lessor acknowledges and agrees that the individual locations comprising the Leased Property will be separately subleased by Lessee to separate operating Affiliates of Lessee, and Lessor's consent shall not be required for such subleases.
22.1. Attornment. Lessee shall insert in a sublease permitted under Section 22.1 provisions to the effect that (a) such sublease is subject and subordinate to all of the terms and provisions of this Lease and to the rights of Lessor hereunder, (b) unless the sublessee is an Affiliate of Lessee or its Guarantor, in the event this Lease shall terminate before the expiration of such sublease, the sublessee thereunder at Lessor's option, attorn to Lessor and waive any right the sublessee may have to terminate the sublease or to surrender possession thereunder, as a result of the termination of this Lease, and (c) in the event the sublessee receives a written Notice from Lessor or Lessees assignees, if any, stating that Lessee is in default under this Lease, the sublessee shall thereafter be obligated to pay all rentals accruing under said sublease directly to the party giving such Notice, or as such party may
25
direct. All rents received from the sublessee by Lessor or Lessor's assignees, if any, as the case may be, shall be credited against the amounts owing by Lessee under this Lease.
22.2. Sublease Limitation. Anything contained in this Lease to the contrary notwithstanding, Lessee shall not sublet the Leased Property on any basis, such that the rental to be paid by the sublessee thereunder would be based, in whole or in part, on either (i) the income or profits derived by the business activities of the sublessee, or (ii) any other formula such that any portion of the sublease rental received by Lessor would fail to qualify as "rents from real property" within the meaning of Section 856(d) of the Code, or any similar or successor provision thereto.
ARTICLE XXIII
23. Compliance with Mortgage. Lessee shall comply with all applicable provisions of any Mortgage, and shall comply with any reasonable request for information (including, without limitation, any financial information that may not be expressly required in this Lease) from any Mortgagee
ARTICLE XXIV
24. Lessor's Right to Inspect; Officer's Certificates; Books and Records.
24.1 Lessor's Right to Inspect. Lessee shall permit Lessor and its authorized representatives to inspect the Leased Property as well as Lessee's books and records on reasonable notice (twenty-four (24) hours prior notice shall be deemed reasonable) during usual business hours subject to any security, health, safety or confidentiality requirements of Lessee or any Legal Requirements or Insurance Requirements.
24.2 Officer's Certificates. At any time from time-to-time upon not less than ten (10) days Notice by Lessor, Lessee will furnish to Lessor a certified written certificate from a duly authorized officer of Lessee certifying that this Lease is unmodified and in full force and effect (or that this Lease is in full force and effect as modified and setting forth the modifications), the date to which Rent has been paid and such other information concerning this Lease as may be reasonably requested by Lessor and/or any Mortgagee. Any such certificate furnished, whether pursuant to this Section 24.2 or some other provision in this Lease, may be relied upon by Lessor, any prospective purchaser of the Leased Property and Mortgagee.
24.3 Books and Records. In addition to all other obligations to provide financial information contained elsewhere in this Lease, Lessee will furnish the following to Lessor:
(a) Lessee shall keep adequate books and records of account with respect to the Leased Property, in accordance with generally accepted accounting principles ("GAAP"), or in accordance with other methods elected by Lessee from time to time and reasonably acceptable to Lessor (such as the tax basis method of accounting, consistently applied) and Lessee shall furnish to Lessor: (i) quarterly operating statements of each nursing home (the "Periodic Operating Statements") detailing the revenues received, the expenses incurred and the net operating income for that quarter and containing appropriate year to date information, the Periodic Operating Statements to be provided within forty-five (45) days after the end of each of the first three fiscal quarters of each fiscal year; and (ii) an annual operating statement of each nursing home (the "Annual Operating Statement") detailing the total revenues received, total expenses incurred, and total net operating income, the Annual Operating Statement to be provided within ninety (90) days after the close of each fiscal year of the Lessee.
(b) In addition to the financial reports specified in the preceding paragraph, Lessee also shall deliver occupancy reports listing the number of units, the percentage of occupancy, and the gross revenue from residents (the "Occupancy Information"), prepared and certified by Lessee to Lessor (and upon request any Mortgagee) as true and correct, such Occupancy Information to be provided on
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a quarterly basis, within forty-five (45) days after the end of each of the first three fiscal quarters of each fiscal year and within ninety (90) days after the end of the fourth fiscal quarter of each fiscal year.
(c) Intentionally deleted.
(d) Lessee shall provide to Lessor (i) quarterly operating statements (unaudited) of Guarantor, detailing the revenues received, the expenses incurred and the net operating income for that quarter and containing appropriate year to date information, to be provided within forty-five (45) days after the end of each of the first three fiscal quarters of each fiscal year and within ninety (90) days after the end of the fourth fiscal quarter of each fiscal year; and (ii) an annual operating statement (audited) of Guarantor, detailing the total revenues received, total expenses incurred, and total net operating income, to be provided within ninety (90) days after the close of each fiscal year of the Lessee.
Whether or not expressly stated elsewhere above in this Section 24.3, all information, reports, filings, etc. provided by Lessee to Lessor under this Section 24.3 shall be (i) prepared in accordance with GAAP, and (ii) accompanied with a written certificate from a duly authorized officer of Lessee certifying that to the best knowledge of the officer executing such certificate, all accompanying information is true and complete. In addition to all of the items expressly identified and required elsewhere in this Section 24.3 (or elsewhere in this Lease), Lessee shall promptly comply with any request by Lessor or any Mortgagee for the production of additional financial information (whether relating to Lessee, or a Controlling Entity of Lessee) as may deemed relevant or prudent by Lessor and/or any Mortgagee.
ARTICLE XXV
25. No Waiver. The waiver by Lessor or Lessee of any term, covenant or condition in this Lease shall not be deemed to be a waiver of any other term, covenant or condition or any subsequent waiver of the same or any other term, covenant or condition contained in this Lease. The subsequent acceptance of Rent hereunder by Lessor or any payment by Lessee shall not be deemed to be a waiver of any preceding default of any term, covenant or condition of this Lease, other than the failure to pay the particular amount so received and accepted, regardless of the knowledge of any preceding default at the time of the receipt or acceptance.
ARTICLE XXVI
26. Remedies Cumulative. To the extent permitted by law, each legal, equitable or contractual right, power and remedy of Lessor now or hereafter provided either in this Lease or by statute or otherwise shall be cumulative and concurrent and shall be in addition to every other right, power and remedy and the exercise or beginning of the exercise by Lessor of any one or more of such rights, powers and remedies shall not preclude the simultaneous or subsequent exercise by Lessor of any or all of such other rights, powers and remedies.
ARTICLE XXVII
27. Acceptance of Surrender. No surrender to Lessor of this Lease or of the Leased Property or any part thereof, or of any interest therein, shall be valid or effective unless agreed to and accepted in writing by Lessor and no act by Lessor or any representative or agent of Lessor, other than such a written acceptance by Lessor, shall constitute an acceptance of any such surrender.
ARTICLE XXVIII
28. No Merger of Title. There shall be no merger of this Lease or of the leasehold estate created hereby by reason of the fact that the same person, firm, corporation or other entity may
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acquire, own or hold, directly or indirectly, (a) this Lease or the leasehold estate created hereby or pay interest in this Lease or such leasehold estate and (b) the fee estate in the Leased Property.
ARTICLE XXIX
29. Conveyance by Lessor. If Lessor or any successor Lessor of the Leased Property shall convey the Leased Property or assign its interest herein in accordance with the terms hereof other than as security for a debt Lessor or such successor Lessor, as the case may be, shall thereupon be released from all future liabilities and obligations of Lessor under this Lease arising or accruing from and after the date of such conveyance or other transfer as to the Leased Property and all such future liabilities and obligations shall thereupon be binding upon the new Lessor, provided the new Lessor has agreed in writing for the benefit of Lessee to be bound by all of the terms and conditions hereof.
ARTICLE XXX
30. Quiet Enjoyment. So long as Lessee shall pay all Rent as the same becomes due and shall comply with all of the terms of this Lease and perform its obligations hereunder, Lessee shall peaceably and quietly have, hold and enjoy the Leased Property for the Term hereof, free of any claim or other action by Lessor or anyone claiming by, through or under Lessor, but subject to all covenants, conditions, restrictions, easements and all other matters affecting title, whether or not of record, the conditions and limitations expressly set forth herein, and any and all matters created by or known to Lessee.
ARTICLE XXXI
31. Notices. All notices, demands, requests, consents, approvals and other communications ("Notice" or "Notices") hereunder shall be in writing and served upon the party being served either by (i) personal delivery, (ii) registered or certified mail, return receipt requested and postage prepaid,
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(iii) overnight delivery service, or (iv) facsimile transmission addressed to the respective parties, as follows:
If to Lessor: |
LTC Partners VI, L.P.
Coronado Corporation Park Villa Corporation 22917 Pacific Coast Highway, Suite 350 Malibu, California 90265 Attn: Chris Ishikawa Telephone: (805) 981-8660 Facsimile: (805) 981-8663 |
|
with a copy to: |
|
LTC Partners VI, L.P. Coronado Corporation Park Villa Corporation 22917 Pacific Coast Highway, Suite 350 Malibu, California 90265 Attn: Legal Department Telephone: (805) 981-3611 Facsimile: (805) 981-3616 |
If to Lessee: |
|
Adipiscor LLC 32232 Paseo Adelanto, Suite 100 San Juan Capistrano, CA 92675 Attn: Gregory K. Stapley Telephone: (949) 487-9500 Facsimile: (949) 487-9300 |
with a copy to: |
|
None, except as may be noticed hereafter |
or to such other address or person as either party may hereafter designate by a Notice pursuant to this Section. In all instances, Notice shall be deemed effective upon proof of receipt (in the case of Notice via facsimile, proof of receipt shall be established by electronic confirmation of a successful transmission).
ARTICLE XXXII
32.1. Lessor May Grant Liens. Lessor may, subject to the terms and conditions set forth below in this Section 32.1, from time to time, directly or indirectly, create or otherwise cause to exist any lien or encumbrance or any other change of title ("Encumbrance") upon the Leased Property, or any portion thereof or interest therein, whether to secure any borrowing or other means of financing or refinancing. Upon the reasonable request of Lessor, Lessee shall subordinate this Lease to the lien of a new mortgage on the Leased Property, on the condition that the proposed mortgagee executes a non-disturbance agreement recognizing this Lease and agreeing, on customary and commercially reasonable terms and conditions, for itself and its successors and assigns, to comply with the provisions of this Article XXXII. Lessee shall subordinate its interest to any such Encumbrance, provided, however, that such future Encumbrance shall provide that it is subject to the rights of Lessee under this Lease and that it will enter into a nondisturbance agreement or customary and commercially reasonable terms and conditions upon a foreclosure sale or transfer in lieu thereof; provided, however, that any such purchaser or transferee shall take title subject to Lessee's rights hereunder, and provided further that any holder of an Encumbrance shall (a) give Lessee the same notice, if any, given to Lessor of any default or acceleration of any obligation underlying any such mortgage or any sale in foreclosure under such mortgage, (b) permit Lessee to cure any such default on Lessor's behalf within
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any applicable cure period, and Lessee shall be reimbursed by Lessor or shall be entitled to offset against Rent payments next accruing or coming due for any and all costs incurred in effecting such cure, including without limitation out-of-pocket costs incurred to effect any such cure (including reasonable attorneys' fees), and (c) permit Lessee to appear and to bid at any sale in foreclosure made with respect to any such mortgage.
32.2. Breach by Lessor. It shall be a breach of this Lease if Lessor fails to observe or perform any term, covenant or condition of this Lease on its part to be performed, and such failure shall continue for a period of thirty (30) days, after written Notice thereof from Lessee, unless such failure cannot with due diligence be cured within a period of thirty (30) days, in which case such failure shall not be deemed to continue if Lessor, within said thirty (30) day period, proceeds promptly and with due diligence to cure the failure and diligently completes the curing thereof. The time within which Lessor shall be obligated to cure any such failure shall also be subject to extension of time due to the occurrence of any Unavoidable Delay.
ARTICLE XXXIII
33. Miscellaneous.
33.1. Survival of Obligations. Anything contained in this Lease to the contrary notwithstanding, all claims against, and liabilities of, Lessee or Lessor arising prior to any date of termination of this Lease shall survive such termination.
33.2. Late Charges, Interest. If any interest rate provided for in any provision of this Lease is based upon a rate in excess of the maximum rate permitted by applicable law, the parties agree that such charges shall be fixed at the maximum permissible rate.
33.3. Transfer of Obligations. Upon the expiration or earlier termination of the Term, Lessee shall use its best efforts to transfer to Lessor or Lessor's nominee (or to cooperate with Lessor or Lessor's nominee in connection with the processing by Lessor or Lessor's nominee of any applications for) all licenses, operating permits and other governmental authorizations and all contracts, including contracts with governmental or quasi-governmental entities which may be necessary for the operation of each Leased Improvement; provided that the costs and expenses of any such transfer or the processing of any such application shall be paid by Lessor or Lessor's nominee.
33.4. Addendum, Amendments and Exhibits. All addenda, amendments and exhibits attached to this Lease are hereby incorporated in this Lease and made a part of this Lease.
33.5. Headings. The headings and paragraph titles in this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part of this Lease.
33.6. Time. Time is of the essence of this Lease and each and all of its provisions.
33.7. Applicable Law. This Lease shall be governed by and construed in accordance with the laws of the State of Arizona, but not including its conflicts of laws rules; thus the law that will apply is the law applicable to a transaction solely within the State of Arizona.
33.8. Successors and Assigns. The covenants and conditions contained in this Lease shall, subject to the provisions regarding conveyance by Lessor (Article XXIX), apply to and bind the heirs, successor, executor, administrators and assigns of Lessor and Lessee.
33.9. Limits of Lessor's Liability. Lessee specifically agrees to look solely to Lessor's interest in the Leased Property Lessor for recovery of any judgment against Lessor relating to this Lease, it being specifically agreed that neither the assets of Lessor, nor any constituent shareholder, officer or director of Lessor shall ever be personally liable for any such judgment or the payment of any monetary
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obligation to Lessee. Furthermore, in no event shall Lessor (original or successor) ever be liable to Lessee for any indirect or consequential damages suffered by Lessee from whatever cause.
33.10. Prior and Future Agreements. This Lease contains the entire agreement of Lessor and Lessee with respect to the subject matter covered or mentioned in this Lease, and no prior or contemporaneous agreements or understanding pertaining to any such matters shall be effective for any purpose. No provision of this Lease may be amended or supplemented except by an agreement in writing signed by both Lessor and Lessee or their respective successor in interest. This Lease shall not be effective or binding on any party until fully executed by both Lessor and Lessee.
33.11. Partial Invalidity. Any provision of this Lease which shall be held by a court of competent jurisdiction to be invalid, void or illegal shall in no way affect, impair or invalidate any other provision or term of this Lease, and such other provision or terms shall remain in full force and effect.
33.12. Attorneys Fees. In the event of any action or proceeding brought by one party against the other under this Lease, the prevailing party shall be entitled to recover its reasonable attorneys' fees and costs in such action or proceeding from the other party, including all attorneys' fees incurred in connection with any appeals, and any post judgment attorneys' fees incurred in efforts to collect on any judgment.
33.13. Authority of Lessor and Lessee. Lessor and Lessee each hereby represent and warrant that the individuals signing on its behalf are duly authorized to execute and deliver this Lease in their respective capacities, and that this Lease is binding upon the entity for which it has been executed.
33.14. Relationship of the Parties. Nothing contained in this Lease shall be deemed or construed by Lessor or Lessee, nor by any third party, as creating the relationship of principal and agent or a partnership, or a joint venture by Lessor or Lessee, it being understood and agreed that no provision contained in this Lease nor any acts of Lessor and Lessee shall be deemed to create any relationship other than the relationship of landlord and tenant.
33.15. Counterparts; Signatures by Facsimile. This Lease may be executed in one or more separate counterparts, each of which, once they are executed, shall be deemed to be an original. Such counterparts shall be and constitute one and the same instrument. The parties may accept and rely upon signatures delivered via facsimile.
33.16. Brokers. Lessor and Lessee each warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Lease and it knows of no real estate broker or agent who is entitled to a commission in connection with this Lease. Lessor and Lessee hereby agree to indemnify the other and to hold the other harmless from and against any and all costs, expenses, claims, damages, suits, including attorneys' fees, in any way resulting from claims or demands for commissions or other compensation from any real estate brokers claiming through such party with respect to this Lease.
33.17. Condition on Termination. Upon any termination of the Lease or any abandonment for whatever reason by Lessee of the Leased Property, Lessee shall deliver up to Lessor the Leased Property in substantially the same or better condition than it was at the commencement of the Lease, reasonable wear and tear only excepted, and in a clean and sanitary state.
33.18. Security Interest. Lessee hereby grants to Lessor a lien and security interest on all of Lessee's income, rents, revenues, account receivable, and other income of every kind and nature derived from the operation of the Leased Property, and all proceeds thereof, all of which shall be and remain subject to such lien and security interest of Lessor for payment of all Rent and other sums agreed to be paid by Lessee herein and the performance of all of Lessee's obligations hereunder. The provisions of this paragraph relating to such lien and security interest shall constitute a security agreement under and subject to the Uniform Commercial Code of the State(s) in which the Leased
31
Property is located. The foregoing security interest shall also apply to all accounts receivable and other income, from whatever source, of or relating to Lessee's operation of the Leased Property in accordance with its Primary Intended Use. Lessee shall, upon request, execute and deliver to Lessor any additional instruments, documents, agreements, etc. deemed by Lessor to be necessary or prudent in order to perfect or otherwise evidence and provide notice of the foregoing security interest, including, without limitation, a Security Agreement in Lessor's standard form, and a UCC-1 Financing Statement. Notwithstanding anything in this Section 33.18 to the contrary, Lessor agrees to grant, upon reasonable request by Lessee from time to time during the Term, such waivers, estoppels or subordinations as Lessee's lenders may reasonably require to obtain a first-position lien on Lessee's Accounts and to lend against them, in form and substance mutually acceptable to Lessor, Lessee and such lender(s), and Lessor acknowledges that the timely grant of such waivers, estoppels or subordinations shall be continuing condition to Lessee's obligations under this Lease.
33.19. Lessor Estoppel Certificates; Lessee's Obligations Independent. Upon reasonable request (and in connection with Lessee's efforts to obtain financing), Lessor shall deliver to Lessee a certificate in form and substance to be determined solely by Lessor (but containing fundamentally the same information as is required of Lessee pursuant to Section 24.2 above). Any breach, or alleged breach, by Lessor of the foregoing covenant (or any other covenant to be performed by Lessor under this Lease) shall not entitle Lessee to any right of offset or provide an excuse for non-performance by Lessee of its obligations under this Lease, all of which shall continue and survive irrespective and independent of any such breach or alleged breach by Lessor. To the extent permitted by law, Lessee hereby waives any and all rights of offset and other "self-help" remedies available at law or in equity.
33.20. Incorporating Recitals. The recitals are incorporated herein as terms of this Lease.
ARTICLE XXXIV
34. Options to Extend. Provided there exists no uncured Event of Default under this Lease at the time Lessee exercises any option to extend (in accordance with this Article XXXIV), Lessee will have the right to extend this Lease for two (2) periods of five (5) years each (each such additional term shall be referred to herein as an "Extended Term"), commencing immediately following the end of the Initial Term or the immediately preceding Extended Term, as the case may be. During any Extended Term, the terms and conditions of this Lease shall be the same as during the Initial Term. If Lessee desires to exercise any option to extend granted in this Article XXXIV, Lessee shall give Lessor written notice ("Notice to Extend") not more than three hundred sixty (360) days prior, and not less than two hundred seventy (270) days prior, to the expiration of the Initial Term or the first Extended Term, as the case may be. If Lessee fails to give Lessor any such Notice to Extend, then such option to extend and all future options to extend granted in this Article XXXIV shall be null and void and of no further force or effect.
ARTICLE XXXV
35. Right of First Offer. Lessee shall have a continuing right of first offer in the Leased Property and every portion thereof. To give effect to this right, Lessor shall not sell or agree to sell the Leased Property or any portion thereof without first offering to sell it to Lessee. The word "sell" shall include any sale, transfer or conveyance of all or any portion of the Leased Property or Lessor's interest in the Leased Property, or a controlling stock ownership interest of Lessor, except for a conveyance or transfer to an Affiliate of Lessor, in which case the right of first offer granted hereby shall remain in effect against such Affiliate of Lessor.
35.1. Delivery of First Offer. Prior to Lessor entering into an agreement for the marketing of the Leased Property, or otherwise offering the Leased Property or any portion thereof, Lessor shall offer in writing ("First Offer") to sell the Leased Property to Lessee on the same (or better) terms and
32
conditions that Lessor would then be willing to offer to a third party. The First Offer shall, at a minimum, include the following information:
(i) the purchase price;
(ii) the method of payment of the purchase price;
(iii) the amount and terms of any Lessor financing;
(iv) the amount of the required earnest money deposit;
(v) the time (the "Closing Date") and location for the close of escrow, which shall not in any event be earlier than ninety (90) days from the date of the First Offer (unless Lessor and Lessee mutually agree in the purchase contract to a shorter period);
(vi) provisions for which party is to bear the various closing costs associated with the transaction;
(vii) the warranties to be given by Lessor, if any; and
(viii) the due diligence period.
35.2. Acceptance. Lessee shall have thirty (30) days from receipt of the First Offer to accept the First Offer ("Acceptance Period") by delivering to Lessor a written acceptance on or before 5:00 p.m. Pacific Time on the last day of the Acceptance Period. It is understood that any acceptance hereunder, whether by Lessee of the First Offer or by Lessor of a Counter Offer (as defined below), shall not create a final and binding agreement but rather shall merely be an expression of mutual interest by the parties in entering into a definitive contract for the purchase and sale of the Leased Property, and shall be subject to completion of due diligence and the further negotiation of a definitive purchase contract between Lessor and Lessee. If Lessee fails to so accept the First Offer before the Acceptance Period ends, the First Offer shall be deemed rejected.
35.3. Counter Offer; Rejection. If Lessee's written response to the First Offer consists of anything other than an unconditional acceptance of the terms outlined in Lessor's notice, the right of first offer shall terminate and the response shall be deemed an offer to purchase the Leased Property on the terms and conditions in the response ("Counter Offer"). Lessor shall be entitled to accept or reject the Counter Offer at Lessor's sole discretion, and if Lessor rejects the Counter Offer, Lessor shall have no further obligations under this Article XXXV, except as provided in Section 35.5.
35.4. Closing. If Lessee accepts the First Offer, or if Lessor accepts a Counter Offer, Lessee shall have until the Closing Date to negotiate an actual purchase contract with Lessor and close the purchase of the Leased Property pursuant to the terms and conditions of the First Offer or Counter Offer. If Lessee fails, without legal excuse following the mutual execution and delivery of a contract for the purchase and sale of the Leased Property, to consummate the purchase of the Leased Property on or before the Closing Date, any earnest money paid by Lessee pursuant to the executed purchase contract shall be paid to Lessor as Lessor's liquidated damages, and the agreement to purchase the Leased Property together with Lessee's rights of first offer hereunder shall be terminated. After the termination, Lessor shall be free to enter into an agreement for the sale of the Leased Property with a third party on whatever terms Lessor may choose to offer without further obligation under this Article XXXV.
Initials: |
/s/ CTI
Lessor |
Lessee |
35.5. Revised Offer. If, after Lessee rejects the First Offer or a Revised Offer (as defined below) and/or Lessor rejects any Counter Offer, Lessor negotiates with a third party and is otherwise willing to enter into an agreement with that party on terms materially different from any term
33
contained in the First Offer, Lessor shall offer to sell the Leased Property to Lessee on those new terms by giving Lessee a written notice and offer at the revised terms (a "Revised Offer"). The Revised Offer shall contain the same information and be made under the same procedures and terms as the First Offer, except that Lessee shall only have ten (10) business days from receipt of the Revised Offer to provide a written acceptance to Lessor. For purposes of this provision, an agreement negotiated by Lessor with a third party shall not be deemed to be materially different from the First Offer or last Revised Offer, or the last Counter Offer, unless it either (A) provides for a price which is less than 95% of the lesser of the price offered to Lessee in the First Offer, or any Counter Offer made by Lessee following the rejection of a First Offer or the last Revised Offer, or (B) either materially increases the due diligence period, materially delays the closing date, or materially decreases the amount or nature of the earnest money deposit, all as compared to such terms contained in the First Offer, the last Revised Offer or any Counter Offer made by Lessee following the rejection of a First Offer or last Revised Offer, or (C) more than six (6) months have passed since Lessor's First Offer or last Revised Offer. If Lessee fails to accept a Revised Offer or rejects a Revised Offer in writing, Lessor shall be free to consummate the transaction with the third party on substantially the same terms as were contained in the Revised Offer without any liability to Lessee. If Lessee accepts the new terms, Lessee shall have until the time specified in the Revised Offer to consummate the purchase of the Leased Property pursuant to the terms and conditions of the Revised Offer.
35.6. Memorandum for Recordation. Lessor and Lessee shall, at Lessee's request, execute a mutually acceptable Memorandum of Right of First Offer and record the same in the official records of Maricopa County, Arizona. Upon the expiration or earlier termination of this Lease, Lessor and Lessee shall also execute and record a Notice of Termination of Right of First Offer.
35.7 No Limitation on Right to Grant Liens. The right of first offer accorded Lessee under this Article XXXV shall in no way impair Lessor's rights under Article XXXII of this Lease.
[SIGNATURES ON FOLLOWING PAGE]
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WHEREFORE, each of the parties has accepted and agreed by affixing their respective authorized signatures below as of the date first above written.
LESSOR: | LESSEE: | |||||||
LTC Partners VI, L.P., a Delaware limited partnership |
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Adipiscor LLC, a Nevada limited liability company |
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By: |
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LTC GP III, Inc., Its General Partner |
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By: |
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The Ensign Group, Inc., A Delaware corporation, sole member |
By: |
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/s/ CHRISTOPHER T. ISHIKAWA Christopher T. Ishikawa Executive Vice President |
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By: |
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/s/ CHRISTOPHER CHRISTENSEN Christopher Christensen President |
Coronado Corporation, a Delaware corporation |
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By: |
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/s/ CHRISTOPHER T. ISHIKAWA Christopher T. Ishikawa Executive Vice President |
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Park Villa Corporation, a Delaware corporation |
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By: |
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/s/ CHRISTOPHER T. ISHIKAWA Christopher T. Ishikawa Executive Vice President |
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35
Exhibit A | Land | |
Exhibit B | Lease Guaranty | |
Exhibit C | Minimum Rent |
36
EXHIBIT "A-1"
LEGAL DESCRIPTION
Sunbridge
Coronado Care Center
11411 N. 19
th
Avenue, Phoenix, Arizona
Parcel 1:
Lot 1, SHAW BUTTE, according to Book 35 of Maps, page 49, records of Maricopa County, Arizona;
EXCEPT
the West 7 feet thereof; and
EXCEPT the South 5 feet thereof; and
EXCEPT that part of said Lot 1, described as follows:
BEGINNING
at the intersection of the North line of the South 5 feet of said Lot 1 with
the East line of the West 7 feet thereof;
thence North along said East line, a distance of 17 feet;
thence Southeasterly to a point on said North line which is 17 feet East of the POINT of BEGINNING;
thence to the POINT OF BEGINNING.
Parcel 2:
Lot 2, SHAW BUTTE, according to Book 35 of Maps, page 49, records of Maricopa County, Arizona;
EXCEPT
the West 7 feet; and
EXCEPT the North half.
EXCEPT all improvements located thereon.
37
EXHIBIT "A-2"
LEGAL DESCRIPTION
Sunbridge
Park Villa Care Center
2001 N. Park Avenue, Tucson, Arizona
Lots 1 through 12 in Block 1 of BILTMORE ADDITION TO THE CITY OF TUCSON, Pima County, Arizona, as recorded in the office of the Pima County Recorder in Book 4 of Maps and Plats, at Page 72; and those alleys in said Block 1 and that portion of SENECA STREET abandoned by the City of Tucson, as recorded in Docket Book 1296, Page 392, and Docket Book 6838, Page 418;
EXCEPT those portions granted to the City of Tucson as recorded in Docket Book 6761, Page 730.
38
EXHIBIT "A-3"
LEGAL DESCRIPTION
Sunbridge
Care Center for East Mesa
51 S. 48th Street, Mesa, Arizona
That part of the Southeast quarter of Section 22, Township 1 North, Range 6 East of the Gila and Salt River Base and Meridian, designated as Tract E-1, on the Plat of VENTURE OUT AT MESA UNIT ONE, according to Book 127 of Maps, page 21, records of Maricopa County, Arizona;
EXCEPT the North 200 feet thereof.
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THIS LEASE GUARANTY (this "Guaranty") is made as of July , 2003 by The Ensign Group, Inc., a Delaware corporation ("Guarantor"), having an address set forth next to its signature below, in favor of LTC Partners IV, L.P., a Delaware limited partnership, Coronado Corporation, a Delaware corporation, and Park Villa Corporation, a Delaware corporation (collectively "Lessor"), having an address at 22917 Pacific Coast Highway, Suite 350, Malibu, CA 90265, with reference to the following:
RECITALS
A. Concurrently herewith, Lessor, as lessor, and Adipiscor LLC, a Nevada limited liability company ("Lessee"), as lessee, are entering into that certain lease agreement ("Lease"), of even or approximate date herewith, by and between Lessor and Lessee relating to certain real property and improvements all as more particularly described in the Lease (the "Leased Property"). Capitalized terms not otherwise defined herein shall have the definitions ascribed to them in the Lease.
B. Guarantor has agreed to provide this Guaranty of the payment and performance of Lessee under the Lease as an inducement to Lessor to enter into the Lease, and acknowledges that Lessor would not enter into the Lease but for the Guarantor's execution and delivery of this Guaranty.
NOW THEREFORE, for good and valuable consideration, receipt of which is hereby acknowledged, Guarantor hereby agrees for the benefit of Lessor as follows:
1. Guarantor hereby irrevocably, absolutely and unconditionally guarantees the full and prompt payment by Lessee of all sums to be paid, expended and disbursed by Lessee under the Lease, and the full and prompt performance of all other covenants and conditions of the Lease, at the times and in the manner provided by the Lease.
2. This is a continuing Guaranty applicable to and guaranteeing the obligations of Lessee to Lessor described in the immediately preceding paragraph and any and all indebtedness, obligations, and liabilities of every kind and character of Lessee to Lessor, whether now existing or hereafter arising, whether due and owing or to become due and owing, howsoever created or arising or evidenced, whether joint or several, or joint and several, whether absolute or contingent, arising out of, in connection with, or relating to the Lease, and all renewals, extensions, increases and rearrangements of such Lease, including any and all amounts owing or which may hereafter become owing thereon or in connection therewith, including, without limitation, any and all amounts of rent, late charges, default interest, attorneys' fees, costs of collection, and other amounts owing thereunder (hereinafter all obligations of Lessee to Lessor described in this paragraph and the immediately preceding paragraph being collectively called the "Guaranteed Obligations"). This Guaranty shall not be affected by any change, modification, alteration, assignment, renewal, compromise, extension, acceleration or supplementation of the Lease (or any part thereof). Lessor shall not be required to give Guarantor any notice of any modification of the Lease, either prior to or after any such modification. This Guaranty shall be unconditional and irrevocable throughout the term of the Lease and any extensions thereof. No act or omission on the part of Lessor and no agreement of any kind between Lessor and Lessee shall in any manner or to any extent release, change, modify or affect the obligation and liability of Guarantor hereunder.
3. Guarantor hereby waives marshalling of assets and liabilities, sale in inverse order of alienation, notice of acceptance of this Guaranty and of any indebtedness, obligation or liability to which it applies or may apply, and waives presentment and demand for payment thereof, notice of dishonor or nonpayment thereof, notice of intention to accelerate, notice of acceleration, protest, and notice thereof and all other notices and demands, collection or instigation of suit or any other action by
40
Lessor in collection thereof, including any notice of default in payment thereof or other notice to, or demand of payment therefor on, any party.
4. Guarantor hereby agrees to pay to Lessor its collection costs, including any additional amount for attorneys' fees, but in no event to exceed the maximum amount permitted by law, if the Guaranteed Obligations are not paid by Guarantor upon demand when due as required herein; provided, however, if this Guaranty is enforced by suit or through probate or bankruptcy court or through any judicial proceedings whatsoever, only the prevailing party in such suit or judicial proceeding shall be entitled to collect attorneys' fees and provided further that if it should be necessary to reduce Lessor's claim to judgment, such judgment shall bear interest at the maximum rate permitted by Arizona law.
5. This Guaranty is an absolute and unconditional guaranty of payment and performance and not of collection by Guarantor. This Guaranty shall be an independent obligation of Guarantor and is independent of the obligations and liabilities of Lessee. Lessor may bring a separate action or actions against Guarantor and exhaust Guarantor's assets, irrespective of whether an action is brought against any other guarantor or Lessee and whether any other Guarantor's assets or Lessee's assets are exhausted. This Guaranty shall be enforceable against Guarantor without the necessity of giving any notice of nonpayment, nonperformance or any notice of demand to which Guarantor might otherwise be entitled, all of which Guarantor hereby expressly waive. Guarantor waives its rights to assert any and all defenses that Lessee may be entitled to assert. Guarantor waives any defense arising out of the absence, impairment, or loss of any right of reimbursement or subrogation of other right or remedy of Guarantor(s) against Lessor or any such security, whether resulting from an election by Lessor or otherwise. Guarantor waives any right to require that (a) any action be brought against Lessee or any other person or entity, (b) Lessor enforce its rights against any other guarantor of the Guaranteed Obligations, (c) Lessor proceed or enforce its rights against or exhaust any security given to secure the Guaranteed Obligations, (d) any rights of subrogation, (e) Lessor have Lessee joined with Guarantor or any other guarantor of all or part of the Guaranteed Obligations in any suit arising out of this Guaranty and/or the Guaranteed Obligations, or (f) Lessor pursue any other remedy in Lessor's powers whatsoever. Lessor shall not be required to mitigate damages or take any action to reduce, collect, or enforce the Guaranteed Obligations. Without in any way limiting the generality of the foregoing, Guarantor hereby waives the benefits of Arizona Revised Statues Sections 12-1641, 12-1646 and 44-142 inclusive, and any similar or analogous statutes of Arizona or any other jurisdiction. Guarantor waives any defense arising by reason of any disability, lack of corporate authority or power, or other defense of Lessee or any other guarantor of the Guaranteed Obligations, and Guarantor shall remain liable hereon regardless of whether Lessee or any other guarantor be found not liable thereon for any reason. Should Lessor seek to enforce the obligations of Guarantor by action in any court, Guarantor waives any necessity, substantive or procedural, that a judgment previously be rendered against Lessee or any other person or entity or that Lessee or any other person or entity be joined in such cause or that a separate action be brought against Lessee or any other person or entity. All waivers herein contained shall be without prejudice to Lessor at its option to proceed against Lessee or any other person or entity, whether by separate action or by joinder. Notwithstanding anything herein to the contrary, Guarantor expressly waives and releases and shall not be entitled to any "claim" (as such term is defined in the Bankruptcy Reform Act of 1978, as amended) that Guarantor may have against the Lessee, whether now or in existence or hereafter arising, including, without limitation, any right of reimbursement from the Lessee or any right of subrogation to the Lessee' rights against the Lessor (including contractual, statutory and equitable rights of reimbursement, subrogation, contribution, and indemnity). All indebtedness of Lessee to Guarantor whether now existing or hereafter arising (including without limitation indebtedness resulting from this Guaranty) is hereby assigned to Lessor to the extent of the amount of this Guaranty as security for the payment of the Guaranteed Obligations. To the extent such indebtedness of Lessee to Guarantor (whether now existing or hereafter arising) exceeds the amount of this Guaranty, such indebtedness is hereby subordinated to
41
the Guaranteed Obligations. Notwithstanding any payment or payments made by Guarantor hereunder or any set off or application of funds of Guarantor by Lessee, Guarantor shall not be entitled to be subrogated to any of the rights of Lessor against Lessee or any collateral security or rights of offset held by Lessor for the payment of the Guaranteed Obligations. Guarantor hereby expressly agrees that the validity of this Guaranty and the obligations of Guarantor hereunder shall in no way be terminated, affected, diminished or impaired by reason of the assertion or the failure to assert by Lessor against Lessee of any of the rights and remedies of Lessor under the Lease or by relief of Lessee from any of Lessee's obligations under the Lease or otherwise by (i) the release or discharge of Lessee in any creditors', receivership, bankruptcy or other proceeding; (ii) the impairment, limitation or modification of the liability of Lessee in bankruptcy, or of any remedy for the enforcement of Lessee's liability under the Lease, resulting from the operation of any present or future provision of the United States Bankruptcy Code or other statute or from a decision in any court; or (iii) the rejection or disaffirmance of the Lease in any such proceeding. The obligations of Guarantor hereunder shall not be released by Lessor's receipt, application or release of security given for the performance of the Lease. All of Lessor's rights and remedies under the Lease and this Guaranty are intended to be distinct, separate and cumulative, and no such right and remedy in the Lease or this Guaranty is intended to be an exclusion of or a waiver of any other right or remedy of Lessor under the Lease or this Guaranty. Guarantor waives all statutes of limitations affecting its obligations and liabilities hereunder and the enforcement thereof, and this Guaranty shall fully survive the expiration or earlier termination of the Lease.
6. Guarantor hereby consents and agrees to each of the following to the fullest extent permitted by law, and agrees that Guarantor's obligations under this Guaranty shall not be released, diminished, impaired, reduced, or adversely affected by any of the following, and waives any rights which Guarantor might otherwise have as a result of or in connection with any of the following:
(a) Any renewal, extension, modification, increase, decrease, alteration, or rearrangement of all or any part of the Lease, Guaranteed Obligations, or any instrument executed in connection therewith, or any contract or understanding between Lessee and Lessor, or any other person or entity, pertaining to the Guaranteed Obligations;
(b) Any adjustment, indulgence, forbearance, or compromise that might be granted or given by Lessor to Lessee or Guarantor, or any one or more of them, or any person or entity liable on the Guaranteed Obligations;
(c) The insolvency, bankruptcy, arrangement, adjustment, composition, liquidation, disability, dissolution, death, or lack of power of Lessee or Guarantor or any other person or entity at any time liable for the payment or performance of all or part of the Guaranteed Obligations; or any dissolution of Lessee or Guarantor or any sale, lease, or transfer of any or all of the assets of Lessee or Guarantor or any changes in the shareholders, partners, or members of Lessee; or any reorganization of Lessee or Guarantor;
(d) The invalidity, illegality, or unenforceability of all or any part of the Lease, Guaranteed Obligations, or any document or agreement executed in connection with the Guaranteed Obligations, for any reason whatsoever, including, without limitation, the fact that the Guaranteed Obligations, or any part thereof, exceed the amount permitted by law, the act of creating the Guaranteed Obligations or any part thereof is ultra vires, the officers or representatives executing the documents or otherwise creating the Guaranteed Obligations acted in excess of their authority, the Guaranteed Obligations violate applicable usury laws, Lessee has valid defenses, claims or offsets (whether at law, in equity or by agreement) which render the Guaranteed Obligations wholly or partially uncollectible from Lessee, the creation, performance or repayment of the Guaranteed Obligations (or the execution, delivery and performance of any document or instrument representing part of the Guaranteed Obligations or executed in connection with the Guaranteed Obligations, or given to secure the repayment of the
42
Guaranteed Obligations) is illegal, uncollectible, legally impossible, or unenforceable, or the documents or instruments pertaining to the Guaranteed Obligations have been forged or otherwise are irregular or not genuine or authentic;
(e) Any full or partial release of the liability of Lessee of the Guaranteed Obligations or any part thereof, of any co-guarantors, or any other person or entity now or hereafter liable, whether directly or indirectly, jointly, severally, or jointly and severally, to pay, perform, guarantee, or assure the payment of the Guaranteed Obligations or any part thereof, it being recognized, acknowledged and agreed by Guarantor that Guarantor may be required to pay the Guaranteed Obligations in full without assistance or support of any other person or entity, and Guarantor has not been induced to enter into this Guaranty on the basis of a contemplation, belief, understanding of agreement that other parties other than Lessee will be liable to perform the Guaranteed Obligations, or Lessor will look to other parties to perform the Guaranteed Obligations;
(f) The taking or accepting of any other security, collateral, or guaranty, or other assurance of payment, for all or any part of the Guaranteed Obligations;
(g) Any release, surrender, exchange, subordination, deterioration, waste, loss, or impairment (including, without limitation, negligent, willful, unreasonable, or unjustifiable impairment) of any collateral, property, or security, at any time existing in connection with, or assuring or securing payment of, all or any part of the Guaranteed Obligations;
(h) The failure of Lessor or any other person or entity to exercise diligence or reasonable care in the preservation, protection, enforcement, sale or other handling or treatment of all or any part of such collateral, property or security;
(i) The fact that any collateral, security, security interest, or lien contemplated or intended to be given, created, or granted as security for the repayment of the Guaranteed Obligations shall not be properly perfected or created, or shall prove to be unenforceable or subordinate to any other security interest or lien, it being recognized and agreed by Guarantor that Guarantor is not entering into this Guaranty in reliance on, or in contemplation of the benefits of, the validity, enforceability, collectability, or value of any of the collateral for the Guaranteed Obligations;
(j) Any payment by Lessee to Lessor is held to constitute a preference under the bankruptcy laws, or for any reason Lessor is required to refund such payment or pay such amount to Lessee or someone else;
(k) Any other action taken or omitted to be taken with respect to the Guaranteed Obligations, or the security and collateral therefor, whether or not such action or omission prejudices Guarantor or increases the likelihood that Guarantor will be required to pay the Guaranteed Obligations pursuant to the terms hereof; it being the unambiguous and unequivocal intention of Guarantor that Guarantor shall be obligated to pay the Guaranteed Obligations when due, notwithstanding any occurrence, circumstance, event, action, or omission whatsoever, whether contemplated or uncontemplated, and whether or not otherwise or particularly described herein, except for the full and final payment and satisfaction of the Guaranteed Obligations; or
(1) The fact that all or any of the Guaranteed Obligations cease to exist by operation of law including, without limitation, by way of discharge, limitation, or tolling thereof under applicable bankruptcy laws.
7. If Lessee pays or performs all or any portion of the Guaranteed Obligations or if Lessor receives payment or performance of all or any portion of the Guaranteed Obligations from any other party or source (in either case, such payment or performance being referred to herein as the "Payment"), and if, subsequently, any claim with respect to any Payment is made by (i) Lessee; (ii) any successor of Lessee (including without limitation, any Trustee appointed in any case commenced by or
43
against Lessee or any successor of Lessee under the United States Bankruptcy Code or any other debt relief or consolidation laws); or (iii) any other party ((i), (ii) and (iii) aforesaid being individually and collectively referred to herein as the "Claimant"), including but not limited to any claim for avoidance of any obligation or transfer (including without limitation any payment to Lessor of all or any portion of the Guaranteed Obligations, or recovery of any money, property or asset transferred to Lessor in connection with any agreement or otherwise, because of any assertion that such obligation or transfer constitutes a preferential transfer, fraudulent conveyance, disguised mortgage or any other reason whatsoever), then Guarantor's obligations under this Guaranty with respect to the Payment shall not be deemed to have been satisfied. In that event, and without limiting any of the other obligations or liabilities of Guarantor (or Lessor's other rights or remedies) under this Guaranty, Guarantor shall remain fully and unconditionally liable for the Payment if and to the extent that Lessor (either voluntarily or involuntarily) disgorges or otherwise repays or returns all or any portion of the Payment to the Claimant. Guarantor shall, and hereby does, indemnify, defend, protect and hold harmless Lessor from any claim with respect to the Payment, the Obligations and any and all other matters pertaining to this Guaranty, including but not limited to any claim to recover all or any portion of the Payment by any Claimant. Said indemnity shall include Guarantor paying all reasonable attorneys' fees and costs expended by Lessor through counsel of Lessor's own choosing in connection with the Payment. Lessor shall have full authority in its sole discretion to compromise or settle any claim affecting or in respect of the Payment. If, as part of any such compromise or settlement, all or any portion of the Payment is disgorged, repaid or returned by Lessor to any Claimant, then Guarantor shall be obligated and be fully liable to Lessor for payment and satisfaction of the Payment (or such portion thereof) as is disgorged, repaid or returned by Lessor.
8. This Guaranty shall inure to the benefit of Lessor and its successors and assigns, including without limitation any entity taking title to the Leased Property by means of foreclosure or otherwise, and shall be binding upon Guarantor and its successors and assigns. Lessor's rights under this Guaranty may be assigned by Lessor, in Lessor's sole and absolute discretion, with notice to Guarantor but without the consent of Guarantor. Payment of all amounts hereunder shall be made at the offices of Lessor at 22917 Pacific Coast Highway, Suite 350, Malibu, CA 90265, or such other location as Lessor may elect upon written notice to Guarantor.
9. Any notice, demand, request, consent, approval, or other communication required or permitted to be given hereunder shall be given in writing by registered or certified mail, return receipt requested and postage prepaid, overnight delivery service addressed to the respective parties (a) if to Guarantor, at the address set forth following Guarantor's signature below, or (b) if to Lessor, at the address set forth in the preamble above, respectively, or to such other address as such party may hereafter designate by a notice pursuant to this paragraph. All notices sent hereunder in the manner(s) permitted above (including notice sent by overnight delivery service) shall be deemed effective upon proof of delivery.
10. This Guaranty shall not be wholly or partially satisfied or extinguished by Guarantor's payment of any amount hereunder, including payment of all amounts due as of any specified date, but shall continue in full force and effect as against Guarantor for the full amount as to all Guaranteed Obligations.
11. Guarantor hereby represents and warrants to Lessor that (i) this Guaranty is not given with actual intent to hinder, delay or defraud any entity to which Guarantor is or will become, on or after the date hereof, indebted; (ii) Guarantor has received at least a reasonably equivalent value in exchange for the giving of this Guaranty; (iii) Guarantor is not insolvent on the date hereof and will not become insolvent as a result of the giving of this Guaranty; (iv) Guarantor is not engaged in a business or transaction, nor is about to engage in a business or transaction, for which any property remaining with Guarantor constitutes an unreasonably small amount of capital; or (v) Guarantor does not intend to incur debts that will be beyond the Guarantor's ability to pay as such debts mature.
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12. The Guaranty is made, negotiated and entered into in Arizona and shall be governed by the laws of Arizona. Any action pertaining to this Guaranty shall be brought, if a state action, the Superior Court for Maricopa County, Arizona and, if a federal action, in the United States District Court for Arizona at its chambers located in Phoenix, Arizona.
13. Guarantor shall furnish to Lessor all such financial statements and other information relating to the financial condition, properties, and affairs of such Guarantor as Lessor may from time to time reasonably request.
14. This Guaranty shall not be changed orally, but shall be changed only by agreement in writing signed by the person against whom enforcement of such change is sought.
15. The masculine and neuter genders used herein shall each include the masculine, feminine and neuter genders and the singular number used herein shall include the plural number. The words "person" and "entity" shall include, without limitation, individuals, corporations, partnerships, joint ventures, associations, joint stock companies, trusts, unincorporated organizations, and governments and any agency or political subdivision thereof.
16. This Guaranty in no way limits Lessee's liability or obligations under the Lease.
17. Any term or provision of this Guaranty which is invalid or unenforceable in any jurisdiction shall, as to that jurisdiction, be ineffective to the extent of such invalidity or unenforceability without rendering invalid or unenforceable the remaining terms and provisions of this Guaranty or affecting the validity or enforceability of any of the terms or provisions of this Guaranty in any other jurisdiction. If any provision of this Guaranty is so broad as to be unenforceable, the provision shall be interpreted to be only so broad as is enforceable.
18. If Guarantor consists of more than one person or entity, the obligations hereunder shall be joint and several.
GUARANTOR:
THE ENSIGN GROUP, INC., A Delaware Corporation |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN Christopher R. Christensen President |
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Address: Attn: General Counsel 32232 Paseo Adelanto, Suite 100 San Juan Capistrano, CA 92675 |
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EXHIBIT "C"
Monthly Minimum Rent Payments
Minimum Monthly Rent:
The Minimum Rent referred to in Section 3.1 of the Lease shall be as follows:
Lease Year
|
Minimum Rent Per full calendar month
|
|
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Lease Year 1, Months 1 thru 3 | $0.00 | |
Lease Year 1, Months 4 thru 12 | $108,352.00 | |
Lease Year 2 | $108,352.00 | |
Lease Year 3 | $108,352.00 | |
Lease Year 4 | $117,214.00 | |
Lease Year 5 | $122,386.00 | |
Lease Years 6-16 & Option Periods | Adjusted annually as per Escalation Section below |
A Lease Year shall be the twelve (12) month period starting with the first month of the Term, and each succeeding twelve (12) month period thereafter. In the event that the Commencement Date is other than on the first day of a calendar month, then (i) if the Commencement Date is between the 2 nd and 14 th of the month inclusive, then such partial calendar month shall be deemed the first month of the Term and the first month of the first Lease Year, and (ii) if the Commencement Date is between the 15 th and the 31 st of the month inclusive, then such partial calendar month shall be added to the next succeeding full calendar month, and the combined partial and full calendar months shall together be deemed the first month of the Term and the first month of the Lease Year. Minimum Rent for any such partial month shall be prorated based on the number of days in such month and paid on the Commencement Date.
Annual Escalations:
Beginning in the sixth (6 th ) Lease Year, and continuing thereafter for each subsequent Lease Year throughout the remainder of the Initial Term and any Extended Term as to which Lessee has exercised it option to extend, the monthly Minimum Rent shall be adjusted annually such that the new monthly Minimum Rent for such Lease Year shall equal the monthly Minimum Rent for the immediately preceding Lease Year increased by a percentage amount equal to three (3) times the percentage increase during such preceding Lease Year in the U.S. Department of Labor Consumer Price Index for All Urban Consumers U.S. Cities Average (1984-86 = 100) (the "CPI"); provided, however, that in no event shall the monthly Minimum Rent for any Lease Year (i) be less than the monthly Minimum Rent for the previous Lease Year, or (ii) exceed one hundred two percent (102%) of monthly Minimum Rent for the immediately preceding Lease Year. At the time of making any change in the amount of monthly Minimum Rent payable under this Lease, Lessor shall provide to Lessee a copy of the applicable CPI and a breakdown of Lessor's method of calculating such payment, which calculation shall be final and binding on both parties unless contested by Lessee within sixty (60) days. Annual adjustments in the monthly Minimum Rent shall not become effective until the first monthly rental payment of each new Lease Year. In the event that the CPI ceases to be published, Lessor and Lessee shall mutually select another comparable index to use in place thereof.
46
Exhibit 10.31
THIS LEASE GUARANTY (this "Guaranty") is made as of July 3, 2003 by The Ensign Group, Inc., a Delaware corporation ("Guarantor"), having an address set forth next to its signature below, in favor of LTC Partners IV, L.P., a Delaware limited partnership, Coronado Corporation, a Delaware corporation, and Park Villa Corporation, a Delaware corporation (collectively "Lessor"), having an address at 22917 Pacific Coast Highway, Suite 350, Malibu, CA 90265, with reference to the following:
RECITALS
NOW THEREFORE, for good and valuable consideration, receipt of which is hereby acknowledged, Guarantor hereby agrees for the benefit of Lessor as follows:
Lessor in collection thereof, including any notice of default in payment thereof or other notice to, or demand of payment therefor on, any party.
2
indebtedness of Lessee to Guarantor (whether now existing or hereafter arising) exceeds the amount of this Guaranty, such indebtedness is hereby subordinated to the Guaranteed Obligations. Notwithstanding any payment or payments made by Guarantor hereunder or any set off or application of funds of Guarantor by Lessee, Guarantor shall not be entitled to be subrogated to any of the rights of Lessor against Lessee or any collateral security or rights of offset held by Lessor for the payment of the Guaranteed Obligations. Guarantor hereby expressly agrees that the validity of this Guaranty and the obligations of Guarantor hereunder shall in no way be terminated, affected, diminished or impaired by reason of the assertion or the failure to assert by Lessor against Lessee of any of the rights and remedies of Lessor under the Lease or by relief of Lessee from any of Lessee's obligations under the Lease or otherwise by (i) the release or discharge of Lessee in any creditors', receivership, bankruptcy or other proceeding; (ii) the impairment, limitation or modification of the liability of Lessee in bankruptcy, or of any remedy for the enforcement of Lessee's liability under the Lease, resulting from the operation of any present or future provision of the United States Bankruptcy Code or other statute or from a decision in any court; or (iii) the rejection or disaffirmance of the Lease in any such proceeding. The obligations of Guarantor hereunder shall not be released by Lessor's receipt, application or release of security given for the performance of the Lease. All of Lessor's rights and remedies under the Lease and this Guaranty are intended to be distinct, separate and cumulative, and no such right and remedy in the Lease or this Guaranty is intended to be an exclusion of or a waiver of any other right or remedy of Lessor under the Lease or this Guaranty. Guarantor waives all statutes of limitations affecting its obligations and liabilities hereunder and the enforcement thereof, and this Guaranty shall fully survive the expiration or earlier termination of the Lease.
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performance or repayment of the Guaranteed Obligations (or the execution, delivery and performance of any document or instrument representing part of the Guaranteed Obligations or executed in connection with the Guaranteed Obligations, or given to secure the repayment of the Guaranteed Obligations) is illegal, uncollectible, legally impossible, or unenforceable, or the documents or instruments pertaining to the Guaranteed Obligations have been forged or otherwise are irregular or not genuine or authentic;
4
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date hereof, indebted; (ii) Guarantor has received at least a reasonably equivalent value in exchange for the giving of this Guaranty; (iii) Guarantor is not insolvent on the date hereof and will not become insolvent as a result of the giving of this Guaranty; (iv) Guarantor is not engaged in a business or transaction, nor is about to engage in a business or transaction, for which any property remaining with Guarantor constitutes an unreasonably small amount of capital; or (v) Guarantor does not intend to incur debts that will be beyond the Guarantor's ability to pay as such debts mature.
GUARANTOR:
THE
ENSIGN Group LLP,
a Delaware corporation
By: |
/s/ CHRISTOPHER R. CHRISTENSEN Christopher R. Christensen President |
|
|
Address:
Attn: General Counsel
32232 Paseo Adelanto, Suite 100
San Juan Capistrano, CA 92675
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Exhibit 10.32
MASTER LEASE
SINGLE LESSEE
MULTIPLE FACILITIES
OHI ASSET (CA), LLC
AND
PERMUNITUM LLC
DATED: SEPTEMBER 30, 2003
Facilities: |
Claremont Care Center (Pomona, California)
Arroyo Vista Nursing Center (San Diego, California) Vista Knoll Specialized Care Center (Vista, California) |
|
|
Page
|
||
---|---|---|---|---|
ARTICLE I | 1 | |||
1.1 | Lease | 1 | ||
1.2 | Term | 2 | ||
1.3 | Option to Renew | 2 | ||
ARTICLE II | 2 | |||
2.1 | Definitions | 2 | ||
ARTICLE III | 15 | |||
3.1 | Base Rent; Monthly Installments | 15 | ||
3.2 | Additional Charges | 15 | ||
3.3 | Late Charge; Interest | 15 | ||
3.4 | Net Lease | 15 | ||
3.5 | Payments In The Event of a Rent Adjustment | 15 | ||
ARTICLE IV | 16 | |||
4.1 | Payment of Impositions | 16 | ||
4.2 | Adjustment of Impositions | 16 | ||
4.3 | Utility Charges | 16 | ||
4.4 | Insurance Premiums | 16 | ||
ARTICLE V | 17 | |||
5.1 | No Termination, Abatement, etc. | 17 | ||
ARTICLE VI | 17 | |||
6.1 | Ownership of the Leased Properties | 17 | ||
6.2 | Lessor's Personal Property | 17 | ||
6.3 | Lessee's Personal Property | 17 | ||
6.4 | Grant of Security Interest in Lessee's Personal Property and Accounts | 18 | ||
ARTICLE VII | 18 | |||
7.1 | Condition of the Leased Properties | 18 | ||
7.2 | Use of the Leased Properties | 19 | ||
7.3 | Certain Environmental Matters | 19 | ||
ARTICLE VIII | 23 | |||
8.1 | Compliance with Legal and Insurance Requirements | 23 | ||
8.3 | Minimum Qualified Capital Expenditures | 24 | ||
8.4 | Management Agreements | 24 | ||
8.5 | Other Facilities | 24 | ||
8.6 | No Other Business | 24 | ||
ARTICLE IX | 24 | |||
9.2 | Encroachments, Restrictions, etc. | 25 | ||
ARTICLE X | 26 | |||
ARTICLE XI | 26 | |||
11.1 | Liens | 26 | ||
ARTICLE XII | 27 | |||
12.1 | Permitted Contests | 27 | ||
12.2 | Lessor's Requirement for Deposits | 27 | ||
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ARTICLE XIII | 28 | |||
13.1 | General Insurance Requirements | 28 | ||
13.2 | Risks to be Insured | 28 | ||
13.3 | Payment of Premiums; Copies of Policies; Certificates | 30 | ||
13.4 | Umbrella Policies | 30 | ||
13.5 | Additional Insurance | 30 | ||
13.6 | No Liability; Waiver of Subrogation | 30 | ||
13.7 | Increase in Limits | 30 | ||
13.8 | Blanket Policy | 30 | ||
ARTICLE XIV | 31 | |||
14.1 | Insurance Proceeds | 31 | ||
14.2 | Restoration in the Event of Damage or Destruction | 31 | ||
14.3 | Restoration of Lessee's Property | 31 | ||
14.4 | No Abatement of Rent | 31 | ||
14.5 | Waiver | 31 | ||
14.6 | Disbursement of Insurance Proceeds Equal to or Greater Than The Approval Threshold | 32 | ||
14.7 | Net Proceeds Paid to Facility Mortgagee | 32 | ||
ARTICLE XV | 33 | |||
15.1 | Total Taking or Other Taking with Leased Property Rendered Unsuitable for Its Primary Intended Use | 33 | ||
15.2 | Allocation of Award | 33 | ||
15.3 | Partial Taking | 34 | ||
15.4 | Temporary Taking | 34 | ||
15.5 | Awards Paid to Facility Mortgagee | 34 | ||
ARTICLE XVI | 35 | |||
16.1 | Lessor's Rights Upon an Event of Default | 35 | ||
16.2 | Certain Remedies | 35 | ||
16.3 | Damages | 35 | ||
16.4 | Waiver | 36 | ||
16.5 | Application of Funds | 36 | ||
ARTICLE XVII | 37 | |||
17.1 | Lessor's Right to Cure Lessee's Default | 37 | ||
ARTICLE XVIII | 37 | |||
18.1 | Holding Over | 37 | ||
18.2 | Indemnity | 37 | ||
ARTICLE XIX | 38 | |||
19.1 | Subordination | 38 | ||
19.2 | Attornment | 38 | ||
19.3 | Lessee's Certificate | 38 | ||
19.4 | Notice and Cure | 38 | ||
ARTICLE XX | 39 | |||
20.1 | Risk of Loss | 39 | ||
ARTICLE XXI | 39 | |||
21.1 | Indemnification | 39 | ||
21.2 | Survival of Indemnification | 39 | ||
ARTICLE XXII | 39 | |||
22.1 | General Prohibition against Transfers | 39 | ||
22.2 | Subordination and Attornment | 40 | ||
22.3 | Sublease Limitation | 40 | ||
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ARTICLE XXIII | 40 | |||
23.1 | Financial Statements and Other Reports and Materials Required by Lessor | 40 | ||
23.2 | Public Offering Information | 42 | ||
ARTICLE XXIV | 42 | |||
24.1 | Lessor's Right to Inspect | 42 | ||
ARTICLE XXV | 42 | |||
25.1 | No Waiver | 42 | ||
ARTICLE XXVI | 42 | |||
26.1 | Remedies Cumulative | 42 | ||
ARTICLE XXVII | 43 | |||
27.1 | Acceptance of Surrender | 43 | ||
ARTICLE XXVIII | 43 | |||
28.1 | No Merger of Title | 43 | ||
28.2 | No Partnership | 43 | ||
ARTICLE XXIX | 43 | |||
29.1 | Conveyance by Lessor | 43 | ||
ARTICLE XXX | 43 | |||
30.1 | Quiet Enjoyment | 43 | ||
ARTICLE XXXI | 44 | |||
31.1 | Notices | 44 | ||
ARTICLE XXXII | 45 | |||
32.1 | Compliance With Facility Mortgage | 45 | ||
ARTICLE XXXIII | 46 | |||
33.1 | Lessor's Option to Purchase Lessee's Personal Property | 46 | ||
33.2 | Facility Trade Names | 46 | ||
33.3 | Transfer of Operational Control of the Facilities | 46 | ||
33.4 | Intangibles and Personal Property | 47 | ||
ARTICLE XXXIV | 47 | |||
34.1 | Arbitration | 47 | ||
ARTICLE XXXV | 47 | |||
35.1 | Commissions | 47 | ||
ARTICLE XXXVI | 47 | |||
36.1 | Memorandum or Short Form of Lease | 47 | ||
ARTICLE XXXVII | 48 | |||
37.1 | Security Deposit | 48 | ||
37.2 | Application of Security Deposit | 48 | ||
37.3 | Transfer of Security Deposit | 48 | ||
ARTICLE XXXVIII | 48 | |||
38.1 | Miscellaneous | 48 |
iii
MASTER LEASE
MULTIPLE FACILITIES
THIS MASTER LEASE ("Lease") is executed and delivered as of this 30th day of September, 2003 and is entered into by OHI ASSET (CA), LLC, a Delaware limited liability company ("Lessor"), the address of which is 9690 Deereco Road, Suite 100, Timonium, MD 21093, and PERMUNITUM LLC, a Nevada limited liability company ("Lessee"), the address of which is 32232 Paseo Adelanto, Suite 100, San Juan Capistrano, CA 92675.
The circumstances underlying the execution and delivery of this Lease are as follows:
A. Capitalized terms used and not otherwise defined herein have the respective meanings given them in Article II below.
B. Lessor is the owner of the Leased Properties.
C. Lessor has agreed to lease the Leased Properties to Lessee, and Lessee has agreed to lease the Leased Properties from Lessor, on the terms and conditions set forth in this Lease.
NOW, THEREFORE, Lessor and Lessee agree as follows:
1.1 Lease. Upon and subject to the terms and conditions set forth in this Lease, Lessor leases to Lessee, and Lessee leases from Lessor, the Leased Properties. The Leased Properties are leased subject to all covenants, conditions, restrictions, easements and other matters affecting the Leased Property, whether or not of record, including the Permitted Encumbrances and other matters which would be disclosed by an inspection or accurate survey of the Leased Properties.
1.1.1 Subleases. On the Commencement Date, with the approval of Lessor, the Leased Properties are subleased to the Sublessees pursuant to the Subleases. Lessee has assigned the Subleases to Lessor and each Sublessee has jointly and severally with the other Sublessee guaranteed the obligations of Lessee hereunder, and to secure its guaranty each Sublessee has granted Lessor a security interest in the Collateral with respect to the Facility subleased by it. Lessee shall not amend or modify the terms of any Sublease without the prior written consent of Lessor, which Lessor may in its reasonable discretion grant, withhold or condition. Each Sublessee under a Sublease has agreed in the Sublease that it assumes and agrees to be bound by and perform each and every obligation of the Lessee under this Lease; provided, however, that obligations of a Sublessee related to the operation, maintenance and repair of a Facility are assumed only with respect to the Facility being operated by under such Sublease. Lessee agrees that a default by a Sublessee under a Sublease shall be deemed a default by Lessee under this Lease which, if not cured within any applicable cure or grace period shall constitute an Event of Default and entitle Lessor to exercise any and all remedies provided by this Lease or by law. Any Notice given by Lessor to Lessee shall be deemed a Notice given to each Sublessee of a Leased Property.
1.1.2 Single, Indivisible Lease. Notwithstanding Lessor's approval of the Subleases of the Leased Properties, this Lease constitutes one indivisible lease of the Leased Properties and not separate leases governed by similar terms. The Leased Properties constitute one economic unit, and the Base Rent and all other provisions have been negotiated and agreed to based on a demise of all of the Leased Properties to Lessee as a single, composite, inseparable transaction and would have been substantially different had separate leases or a divisible lease been intended. Except as expressly provided in this Lease for specific, isolated purposes (and then only to the extent expressly otherwise stated), all provisions of this Lease apply equally and uniformly to all of the Leased Properties as one unit. An
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Event of Default with respect to any Leased Property is an Event of Default as to all of the Leased Properties. The parties intend that the provisions of this Lease shall at all times be construed, interpreted and applied so as to carry out their mutual objective to create an indivisible lease of all of the Leased Properties and, in particular but without limitation, that, for purposes of any assumption, rejection or assignment of this Lease under 11 U.S.C. 365, this is one indivisible and non-severable lease and executory contract dealing with one legal and economic unit and that this Lease must be assumed, rejected or assigned as a whole with respect to all (and only as to all) of the Leased Properties.
1.2 Term. The initial term of this Lease ("Initial Term") shall be fifteen (15) Lease Years. The Initial Term shall commence on the Commencement Date and end on the Expiration Date, subject to renewal as set forth in Section 1.3 below.
1.3 Option to Renew. Lessee is hereby granted two (2) successive options to renew this Lease for a period of five (5) Lease Years each, for a maximum Term if such options are exercised of twenty-five (25) Lease Years. Lessee's options to renew this Lease are subject to the following terms and conditions (which conditions may be waived by Lessor in its sole discretion):
(a) An option to renew is exercisable only by Notice to Lessor at least three hundred and sixty-five (365) days prior to the expiration of the Initial Term (or prior to the expiration of the preceding Renewal Term, as the case may be);
(b) No Event of Default or Unmatured Event of Default shall have occurred and be continuing either at the time a renewal option is exercised or at the commencement of a Renewal Term; provided however that if such Event of Default or Unmatured Event of Default permits a grace period for cure and such grace period has not yet expired, Lessee's timely attempted exercise of a renewal option under this Lease shall be effective so long as such Event of Default or Unmatured Event of Default is timely cured, regardless of whether such cure is accomplished prior to or after the three hundred and sixty five (365) day limit set forth in the immediately preceding subsection 1.3(a);
(c) During a Renewal Term, all of the terms and conditions of this Lease shall remain in full force and effect; and
(d) Lessee may exercise its options to renew with respect to all (and no fewer than all) of the Leased Properties.
2.1 Definitions. For all purposes of this Lease, except as otherwise expressly provided or unless the context otherwise requires, (a) the terms defined in this Article have the meanings assigned to them in this Article and include the plural as well as the singular; (b) all accounting terms not otherwise defined herein have the meanings assigned to them in accordance with GAAP as at the time applicable; (c) all references in this Lease to designated "Articles," "Sections" and other subdivisions are to the designated Articles, Sections and other subdivisions of this Lease; and (d) the words "herein," "hereof' and "hereunder" and other words of similar import refer to this Lease as a whole and not to any particular Article, Section or other subdivision.
Additional Charges: All Impositions and other amounts, liabilities and obligations that Lessee assumes or agrees to pay under this Lease.
Affiliate: Any Person who, directly or indirectly, Controls or is Controlled by or is under common Control with another Person.
Approval Threshold: Seventy-five Thousand Dollars ($75,000).
2
Assessment: Any governmental assessment on the Leased Properties or any part of any of them for public or private improvements or benefits, whether or not commenced or completed prior to the date hereof and whether or not to be completed within the Term.
Assumed Indebtedness: Any indebtedness or other obligations expressly assumed in writing by Lessor and secured by a mortgage, deed of trust or other security agreement to which Lessor's title to the Leased Properties is subject.
Award: All compensation, sums or anything of value awarded, paid or received in connection with a Taking or Partial Taking.
Base Rent: During the Initial Term and any Renewal Term, the Base Rent shall be:
(1) For the first Lease Year, One Million Two Hundred Forty Five Thousand One Hundred and Fifty Dollars ($1,245,150); and
(2) For each succeeding Lease Year in the Initial Term or any Renewal Term, the Base Rent for the previous Lease Year, increased by the product of (a) the Base Rent during the preceding Lease Year and (b) the lesser of two (2) times the change in CPI or two percent (2%).
Business Day: Each Monday, Tuesday, Wednesday, Thursday and Friday that is not a day on which national banks in the City of New York, New York are authorized or obligated, by law or executive order, to close.
Capitalization Rate: Nine percent (9%).
Capitalized Leases: Leases that in accordance with GAAP are required to be capitalized for financial reporting purposes.
Capitalized Lease Obligations: All obligations under Capitalized Leases the amount of the indebtedness for which shall be the capitalized amount of such obligations determined in accordance with GAAP.
Cash Flow: For any period, the sum of (a) Net Income of Lessee arising solely from the operation of the Facilities for the applicable period, and (b) the amounts deducted in computing Lessee's Net Income for the period for (i) depreciation, (ii) amortization, (iii) Base Rent, (iv) interest (including payments in the nature of interest under Capitalized Leases and interest on any Purchase Money Financing), (v) income taxes (or, if greater, income tax actually paid during the period) and (vi) management fees.
Cash Flow to Rent Ratio: For any fiscal period, the ratio of Cash Flow to Base Rent.
Citation: Any operational or physical plant deficiency set forth in writing with respect to a Facility by any governmental body or agency, or Medicare intermediary, having regulatory oversight over a Facility, Lessee, any Sublessee or Manager, with respect to which the scope and severity of the potential penalty for such deficiency is one or more of the following: loss of licensure, decertification of a Facility from participation in the Medicare and/or Medicaid programs, appointment of a temporary manager or denial of payment for new admissions.
Clean-Up: The investigation, removal, restoration, remediation and/or elimination of, or other response to, Contamination, in each case to the satisfaction of all governmental agencies having jurisdiction, in compliance with or as may be required by Environmental Laws.
Code: The Internal Revenue Code of 1986, as amended.
Commencement Date: October 1, 2003.
Condemnor: Any public or quasi-public authority, or private corporation or individual, having the power of condemnation.
3
Construction Funds: The Net Proceeds and such additional funds as may be deposited with Lessor by Lessee pursuant to Section 14.6 for restoration or repair work pursuant to this Lease.
Contamination: The presence, Release or threatened Release of any Hazardous Substance at the Leased Properties in violation of any Environmental Law, or in a quantity that would give rise to any affirmative Clean-Up obligations under an Environmental Law, including, but not limited to, the existence of any injury or potential injury to public health, safety, natural resources or the environment associated therewith, or any other environmental condition at, in, about, under or migrating from or to the Leased Properties.
Control (and its corollaries "Controlled by" and "under common Control with"): Possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of a Person, through the ownership of voting securities, partnership interests or other equity interests.
CPI: The United States Department of Labor, Bureau of Labor Statistics Revised Consumer Price Index for All Urban Consumers (1982-84=100), U.S. City Average, All Items, or, if that index is not available at the time in question, the index designated by such Department as the successor to such index, and if there is no index so designated, an index for an area in the United States that most closely corresponds to the entire United States, published by such Department, or if none, by any other instrumentality of the United States.
Date of Taking: The date on which the Condemnor has the right to possession of the Leased Property that is the subject of the Taking or Partial Taking.
Distribution: Any payment or distribution of cash or any assets of Lessee to one or more shareholders of Lessee or to any Affiliate of Lessee, whether in the form of a dividend, a fee for management in excess of the fee required by the terms of a Management Agreement (but in any event not to exceed five percent (5%) of net revenues of the Facilities), a payment for services rendered, a reimbursement for expenditures or overhead incurred on behalf of Lessee or a payment on any debt required by this Lease to be subordinated to the rights of Lessor.
Encumbrance: Any mortgage, deed of trust, lien, encumbrance or other matter affecting title to the Leased Properties, or any portion thereof or interest therein, securing any borrowing or other means of financing or refinancing.
Environmental Audit: A written certificate that (a) is in form and substance satisfactory to Lessor, (b) is from an environmental consulting or engineering firm acceptable to Lessor and (c) states that there is no Contamination on the Leased Properties (other than Pre-Existing Hazardous Substances and matters arising from or connected with Pre-Existing Environmental Conditions) and that the Leased Properties are otherwise in strict compliance with Environmental Laws.
Environmental Documents: Each and every (a) document received by Lessee or any Affiliate from, or submitted by Lessee or any Affiliate to, the United States Environmental Protection Agency and/or any other federal, state, county or municipal agency responsible for enforcing or implementing Environmental Laws with respect to the condition of the Leased Properties, or Lessee's operations at the Leased Properties; and (b) review, audit, report, or other analysis data pertaining to environmental conditions, including, but not limited to, the presence or absence of Contamination, at, in, under or with respect to the Leased Properties that have been prepared by, for or on behalf of Lessee.
Environmental Laws: All federal, state and local laws (including, without limitation, common law), statutes, codes, ordinances, regulations, rules, orders, permits or decrees now or at any time in effect and relating to (a) the introduction, emission, discharge or release of Hazardous Substances into the indoor or outdoor environment (including without limitation, air, surface water, groundwater, land or soil), (b) the manufacture, processing, distribution, use, treatment, storage, transportation or disposal of Hazardous Substances or (c) the Clean-Up of Contamination.
4
Event of Default: The occurrence of any of the following:
(a) Lessee fails to pay or cause to be paid the Rent within five (5) business days following the date when due and payable;
(b) Lessee, any Sublessee or any Guarantor, on a petition in bankruptcy filed against it, is adjudicated a bankrupt or has an order for relief thereunder entered against it, or a court of competent jurisdiction enters an order or decree appointing a receiver of Lessee, a Sublessee or any Guarantor or of the whole or substantially all of its property, or approving a petition filed against Lessee, a Sublessee or any Guarantor seeking reorganization or arrangement of Lessee, a Sublessee or such Guarantor under the federal bankruptcy laws or any other applicable law or statute of the United States of America or any state thereof, and such judgment, order or decree is not vacated or set aside or stayed within sixty (60) days from the date of the entry thereof, subject to the applicable provisions of the Bankruptcy Code (11 USC § 101 et. seq.) and to the provisions of Section 16.6 below;
(c) Lessee, a Sublessee or any Guarantor: (i) Admits in writing its inability to pay its debts generally as they become due; (ii) files a petition in bankruptcy or a petition to take advantage of any insolvency law; (iii) makes a general assignment for the benefit of its creditors; (iv) consents to the appointment of a receiver of itself or of the whole or any substantial part of its property; or (v) files a petition or answer seeking reorganization or arrangement under the Federal bankruptcy laws or any other applicable law or statute of the United States of America or any state thereof, subject to the applicable provisions of the Bankruptcy Code (11 USC § 101 et. seq.) and to the provisions of Section 16.6 below;
(d) Lessee, a Sublessee or any Guarantor is liquidated or dissolved, or begins proceedings toward liquidation or dissolution, or has filed against it a petition or other proceeding to cause it to be liquidated or dissolved and the proceeding is not dismissed within thirty (30) days thereafter, or Lessee, a Sublessee or any Guarantor in any manner permits the sale or divestiture of all or substantially all of its assets;
(e) The estate or interest of Lessee or any Sublessee in the Leased Properties or any part thereof is levied upon or attached in any proceeding and the same is not vacated or discharged within thirty (30) days thereafter (unless Lessee is in the process of contesting such lien or attachment in good faith in accordance with Article XII hereof);
(f) Lessee ceases operation of any Facility for a period in excess of five (5) Business Days except upon prior Notice to, and with the express prior written consent of, Lessor (which consent Lessor may withhold in its absolute discretion), or as the unavoidable consequence of damage or destruction as a result of a casualty, or a Partial or total Taking;
(g) Any representation or warranty made by Lessee, a Sublessee, a Guarantor or any Affiliate of Lessee in the Lease, any Transaction Document or in any certificates delivered in connection with this Lease or the Transaction Documents proves to be untrue when made in any material respect, Lessor is materially and adversely affected thereby and Lessee, a Sublessee, a Guarantor or any Affiliate, as the case may be, fails within twenty (20) days after Notice from Lessor or Omega, as the case may be, to cure such condition by terminating such adverse effect and making Lessor or Omega, as the case may be, whole for any damage suffered therefrom, or, if with due diligence such cure cannot be effected within twenty (20) days, if Lessee, a Sublessee, a Guarantor or any Affiliate, as the case may be, has failed to commence to cure the same within the twenty (20) days or failed thereafter to proceed promptly and with due diligence to cure such condition and complete such cure prior to the time that such condition causes a default in any Facility Mortgage or any other lease to which Lessee, a Sublessee, a Guarantor or any Affiliate is subject and prior to the time that the same results in civil or criminal penalties to Lessor, Lessee, a Sublessee, a Guarantor, any Affiliates of any of them or the Leased Properties;
5
(h) Lessee (or, if applicable, any Sublessee or Manager):
(i) has any license, permit, approval, certificate of need, certificate of reimbursement or other authorization necessary to operate any Facility as a provider of health care services in accordance with its Primary Intended Use suspended or revoked, or its right to so operate a Facility or to accept patients suspended, and Lessee fails to remedy any condition causing such revocation or suspension within any cure period allowed therefor by the applicable agency or authority or, if no such cure period is allowed or specified by the applicable agency or authority, Lessee fails to remedy the condition promptly and diligently following Lessee's receipt of notice of such condition and, in any event, prior to the final, nonappealable revocation or suspension of any such license, permit, approval, certificate of need, certificate of reimbursement, other authorization or right to operate the Facility in question or to accept patients at the Facility in question; or
(ii) receives a Citation with respect to a Facility and fails to cure the condition that is the subject of the Citation within the period of time required for such cure by the issuer of the Citation or, but in any event prior to the final, nonappealable revocation or suspension of any license, permit, approval, certificate of need, certificate of reimbursement or other authorization necessary to operate a Facility as a provider of health care services in accordance with its Primary Intended Use or to receive Medicare or Medicaid payments with respect to residents of any Facility, or prior to the appointment of a temporary manager, as the case may be; or
(iii) fails to give Lessor Notice that any event set forth in clauses (i) and (ii) above has occurred, as required pursuant to Section 23.1(h) below.
(i) Lessee fails to observe or perform any other term, covenant or condition of any Facility Mortgage which (1) is performable by Lessee, (2) does not involve the payment of the indebtedness secured by the Facility Mortgage, and (3) relates to the Facilities, and the failure is not cured by Lessee within a period of thirty (30) days after Notice thereof from Lessor;
(j) A Transfer occurs without the prior written consent of Lessor;
(k) A default occurs under any Transaction Document and such default is not cured within any applicable cure period provided in such Transaction Document;
(l) A default occurs under any other material contract affecting any Facility, Lessee, or any Affiliate of Lessee, and the default is not cured by Lessee within a period of thirty (30) days after Notice thereof from Lessor;
(m) Lessee breaches any of the financial covenants set forth in Article VIII hereof, the breach is capable of cure and the breach is not cured within a period of the shorter of (i) thirty (30) days after the Notice thereof from Lessor, and (ii) fifteen (15) days following the date of delivery of a certificate pursuant to Section 23.1(i) or 23.1(ii);
(n) Lessee or an Affiliate of Lessee defaults beyond any applicable grace period in the payment of any amount or the performance of any material act required of Lessee or such Affiliate by the terms of any other lease or other agreement between Lessee or such Affiliate and Lessor or any Affiliate of Lessor, and the failure is not cured by Lessee within a period of thirty (30) days after Notice thereof from Lessor; or
(o) Lessee fails to observe or perform any other term, covenant or condition of this Lease or any other Transaction Document and the failure is not cured by Lessee within a period of thirty (30) days after Notice thereof from Lessor, unless the failure cannot with due diligence be cured within a period of thirty (30) days, in which case such failure shall not be deemed an Event of Default if and for so long as Lessee proceeds promptly and with due diligence to cure the failure and completes the cure prior to the time that the same causes a Material Adverse Effect, a default in any Facility Mortgage or
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any other lease to which Lessee is subject and prior to the time that the same results in civil or criminal penalties to Lessor, Lessee, any Affiliates of either or to the Leased Properties.
Executive Officer: Any of the Chairman of the Board of Directors, the President, the Chief Executive Officer, the Chief Operating Officer, the Chief Financial Officer, any Vice President and the Secretary of any corporation, a general partner of any partnership and a managing member of any limited liability company upon which service of a Notice is to be made.
Expiration Date: means September 30, 2018 if the Renewal Option has not been exercised, or September 30, 2023, if the first Renewal Option has been exercised, or September 30, 2028, if the second Renewal Option has been exercised.
Facilit(y)(ies): Each health care facility on the Land, including the Leased Property associated with such Facility, and together, all such facilities on the Leased Properties.
Facility Mortgage: Any mortgage, deed of trust or other security agreement that with the express, prior, written consent of Lessor is a lien upon any or all of the Leased Properties, whether such lien secures an Assumed Indebtedness or another obligation or obligations.
Facility Mortgagee: The secured party to a Facility Mortgage, its successors and assigns, any servicer acting on behalf of a Facility Mortgagee with respect to a Facility Mortgage and, if any Facility Mortgage is deposited with a trust, then the trustee acting on behalf of the certificate holders of such trust.
Facility Trade Names: The name(s) under which the Facilities have done business during the Term. The Facility Trade Names in use by the Facilities on the Commencement Date are set forth on attached Exhibit A.
Fair Market Rent: means the annual rent that the Leased Properties would reasonably command in the open market, under a lease on substantially the same terms and conditions, with a lessee having experience and a reputation in the healthcare industry and a credit standing reasonably equivalent to that of Lessee and Guarantor. The determination of Fair Market Rent would be a two step process. First, the fair market value of the Leased Properties would be determined using an income approach (using the higher of trailing 12 months earnings or projected 12 months earnings). Second, the Fair Market Rent would be set equal to the rent that would be necessary to provide a market rate of return (in no event less than 11%) to a private equity investor investing an amount equal to the Fair Market Value of the Leased Properties in skilled nursing facilities of a quality similar to the Facilities.
Financial Statement:
(A) For each quarter during Lessee's fiscal year, on a per facility basis for each Sublessee and on a consolidated basis for Guarantor, an unaudited (i) statement of earnings for the current period and fiscal year to the end of such period, with a comparison to the corresponding figures for the corresponding period in the preceding fiscal year from the beginning of the fiscal year to the end of such period, and (ii) balance sheet as of the end of the period, with a comparison to the corresponding figures for the corresponding period in the preceding fiscal year from the beginning of the fiscal year to the end of such period; and
(B) For Guarantor's fiscal year, an audited financial report for Guarantor on a consolidated basis, prepared by a "big four" accounting firm or any other firm of independent certified public accountants reasonably acceptable to Lessor, containing Guarantor's balance sheet as of the end of that year, its related profit and loss, a statement of shareholder's equity for that year, a statement of cash flows for that year, any management letter prepared by the certified public accountants, such comments and financial details as customarily are included in reports of like character and the unqualified opinion of the certified public accountants as to the fairness of the statements therein.
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Fixtures: Collectively, all permanently affixed equipment, machinery, fixtures, and other items of real and/or personal property (excluding Lessor's Personal Property), including all components thereof, now and hereafter located in, on or used in connection with, and permanently affixed to or incorporated into the Leased Improvements, including, without limitation, all furnaces, boilers, heaters, electrical equipment, heating, plumbing, lighting, ventilating, refrigerating, incineration, air and water pollution control, waste disposal, air-cooling and air-conditioning systems and apparatus (other than individual units), sprinkler systems and fire and theft protection equipment, built-in oxygen and vacuum systems, towers and other devices for the transmission of radio, television and other signals, all of which, to the greatest extent permitted by law, are hereby deemed by the parties hereto to constitute real estate, together with all replacements, modifications, alterations and additions thereto.
Force Majeure: An event or condition beyond the control of a Person, including without limitation a flood, earthquake, or other Act of God; a fire or other casualty resulting in a complete or partial destruction of the Facility in question; a war, revolution, riot, civil insurrection or commotion, terrorism, or vandalism; unusual governmental action, delay, restriction or regulation not reasonably to be expected; a contractor or supplier delay or failure in performance (not arising from a failure to pay any undisputed amount due), or a delay in the delivery of essential equipment or materials; bankruptcy or other insolvency of a contractor, subcontractor or construction manager (not an Affiliate of the party claiming Force Majeure); a strike, slowdown or other similar labor action; or any other similar event or condition beyond the reasonable control of the party claiming that Force Majeure is delaying or preventing such party from timely and fully performing its obligations under this Lease; provided that in any such event, the party claiming the existence of Force Majeure shall have given the other party Notice of such claim within fifteen (15) days after becoming aware thereof, and if the party claiming Force Majeure shall fail to give such Notice, then the event or condition shall not be considered Force Majeure for any period preceding the date such Notice shall be given. No lack of funds shall be construed as Force Majeure.
GAAP: Generally accepted accounting principles in effect at the time in question.
Ground Lease: Any lease of any of the Leased Properties pursuant to which Lessor is the lessee.
Ground Lessor: The lessor under any Ground Lease.
Guarantor: The Ensign Group, Inc., a Delaware corporation.
Guaranties: means the Lease Guaranty dated as of the same date as this Lease from the Guarantor and the Lease Guaranty dated as of the same date as this Lease from the Sublessees.
Hazardous Substance: Dangerous, toxic or hazardous material, substance, pollutant, contaminant, chemical, waste (including medical waste), including petroleum products, asbestos and PCBs defined, listed or described as such under any Environmental Law.
Impositions: Collectively, all taxes (including, without limitation, all ad valorem, sales and use, single business, gross receipts, business privilege, transaction privilege, rent or similar taxes to the extent the same are assessed against Lessor in whole or in part on the basis of its gross or net income from this Lease, the value of the Leased Properties, the privilege of doing business in the State or States or any political subdivision or subdivisions of the State or States, or any combination thereof, but excluding any of Lessor's income, capital stock, franchise or simlar taxes, which shall be the sole obligation of Lessor), assessments (including Assessments), ground rents, water, sewer or other rents and charges, excises, tax levies, fees (including, without limitation, license, permit, inspection, authorization and similar fees), and all other governmental charges, in each case whether general or special, ordinary or extraordinary, or foreseen or unforeseen, of every character that at any time prior to, during or in respect of the Term are assessed or imposed on or in respect of, or constitute a lien upon (a) Lessor or Lessor's interest in the Leased Properties; (b) the Leased Properties or any part thereof or any rent therefrom or any estate, right, title or interest therein; (c) any occupancy,
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operation, use or possession of, or sales from, or activity conducted on or in connection with the Leased Properties or the leasing or use of the Leased Properties or any part thereof; or (d) Rent, but excluding any transfer or other tax imposed with respect to the sale, exchange or other disposition by Lessor of the Leased Properties or any part thereof or the proceeds thereof.
Initial Term: as defined in Section 1.2 of this Lease.
Insurance Requirements: All terms of any insurance policy required by this Lease and all requirements of the issuer of any such policy.
Intangible Assets: The amount of (a) unamortized debt discounts and expenses, unamortized deferred charges, goodwill, patents, trademarks, service marks, trade names, copyrights, organizational and developmental expenses, unamortized operating rights, unamortized licenses, unamortized leasehold rights, computer software development costs, startup costs, pre-opening costs, prepaid pension costs and other intangible assets, including (a) any write-up resulting from a reversal of a reserve for bad debts or depreciation and any write-up resulting from a change in methods of accounting or inventory and (b) the amount of any investment in any Affiliate.
Investigation: Soil and chemical tests or any other environmental investigations, examinations or analyses.
Judgment Date: The date on which a judgment is entered against Lessee that establishes, without the possibility of appeal, the amount of liquidated damages to which Lessor is entitled under this Lease.
Land: The real property described in attached Exhibits B-1 through B-3.
Lease: As defined in the Preamble.
Lease Year: Each period from and including October 1 through or September 30. If this Lease is terminated before the end of any Lease Year, the final Lease Year shall be October 1 through the date of termination.
Leased Improvements: Collectively, all buildings, structures, Fixtures and other improvements of every kind on the Land, including, but not limited to, alleyways and connecting tunnels, sidewalks, utility pipes, conduits and lines (on-site and off-site), parking areas and roadways appurtenant to such buildings and structures.
Leased Property: The parcel of the Land on which a Facility is located, the Leased Improvements on such parcel of the Land, the Related Rights with respect to such parcel of the Land, and Lessor's Personal Property with respect to such Facility.
Leased Properties: All of the Land, Leased Improvements, Related Rights and Lessor's Personal Property.
Legal Requirements: All federal, state, county, municipal and other governmental statutes, laws, rules, orders, waivers, regulations, ordinances, judgments, decrees and injunctions affecting the Leased Properties or any portion thereof, Lessee's Personal Property or the construction, use or alteration of the Leased Properties (including but not limited to the Americans with Disabilities Act), whether enacted and in force before, after or on the Commencement Date, and including any that may (a) require repairs, modifications, alterations or additions in or to any portion or all of the Facilities, or (b) in any way adversely affect the use and enjoyment thereof, and all permits, licenses and authorizations and regulations relating thereto, including, but not limited to, (i) those relating to existing health care licenses, (ii) those authorizing the current number of licensed beds and the level of services delivered from the Leased Properties and (iii) all covenants, agreements, restrictions and encumbrances contained in any instruments, either of record or known to Lessee (other than
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encumbrances created by Lessor without the consent of Lessee) and in force at any time during the Term.
Lessee's Certificate: A statement in writing in substantially the form of Exhibit C attached hereto (with such changes thereto as may reasonably be requested by the person relying on such certificate).
Lessee's Personal Property: Personal Property owned or leased by Lessee that is not included within the definition of the term "Lessor's Personal Property" but is used by Lessee in the operation of the Facilities, including Personal Property provided by Lessee in compliance with Section 6.3 hereof.
Lessor's Future Rent Loss: An amount equal to the Rent that would have been payable by Lessee from and after the Judgment Date through the Expiration Date had the Lease not been terminated, plus such additional amount as may be necessary in order to compensate Lessor for all other damages that are proximately caused by, and in the ordinary course of things would be likely to result from, Lessee's failure to perform its obligations under this Lease.
Lessor's Interim Rent Loss: An amount equal to the Rent that would have been payable by Lessee from the Termination Date through the Judgment Date had the Lease not been terminated (including interest and late charges determined on the basis of the date or dates on which Lessor's Interim Rent Loss is actually paid by Lessee), plus such additional amount as may be necessary in order to compensate Lessor for all other damages that are proximately caused by, and in the ordinary course of things would be likely to result from, Lessee's failure to perform its obligations under this Lease.
Lessor's Monthly Rent Loss: For any month, an amount equal to the installment of Rent that would have been due in such month under the Lease if it had not been terminated, plus, if such amount is not paid on or before the day of the month on which such installment of Rent would have been due, the amount of interest and late charges thereon that also would have been due under the Lease, plus such additional amount as may be necessary in order to compensate Lessor for all other damages that are proximately caused by, and in the ordinary course of things would be likely to result from, Lessee's failure to perform its obligations under this Lease.
Lessor's Personal Property: All Personal Property and intangibles, if any, owned by Lessor and leased to Lessee on the Commencement Date, together with any and all replacements thereof, and all Personal Property that pursuant to the terms of the Lease becomes the property of Lessor during the Term. Notwithstanding any other provision of this Lease, Lessor's Personal Property shall not include goodwill nor shall it include any other intangible personal property that is severable from Lessor's "interests in real property" within the meaning of Section 856(d) of the Code, or any similar or successor provision thereto.
Letter of Credit Agreement: The Letter of Credit Agreement between Lessor and Lessee dated as of the date of this Agreement.
Management Agreement: Any agreement pursuant to which management of a Facility is delegated by Lessee to any person not an employee of Lessee or to any other related or unrelated party.
Manager: The Person to whom management of the operation of a Facility is delegated pursuant to a Management Agreement.
Material Adverse Effect: means any material adverse effect whatsoever upon (a) the validity, performance or enforceability of any Transaction Document, (b) the properties, contracts, business operations, profits or condition (financial or otherwise) of Lessee, a Sublessee or any Guarantor, or (c) the ability of Lessee, a Sublessee, any Guarantor or any of their Affiliates to fulfill its obligations under the Transaction Documents.
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Net Income: For any period, Lessee's net income (or loss) for such period attributable to the operation of the Facilities, determined in accordance with GAAP; provided, however, that Lessee's Net Income shall not include any extraordinary gains (or losses) or nonrecurring gains (or losses).
Net Proceeds: All proceeds, net of any costs incurred by Lessor in obtaining such proceeds, payable under any policy of insurance required by Article XIII of this Lease (including any proceeds with respect to Lessee's Personal Property that Lessee is required or elects to restore or replace pursuant to Section 14.3, but excluding any proceeds paid from or on account of the coverages provided under the policies required by Section 13.2.4 and 13.2.5 of this Lease) or paid by a Condemnor for a Taking or Partial Taking of a Leased Property.
Net Reletting Proceeds: Proceeds of the reletting of any portion of the Leased Property received by Lessor, net of Reletting Costs.
Notice: A notice given in accordance with Article XXXI hereof.
Notice of Termination: A Notice from Lessor that it is terminating this Lease by reason of an Event of Default.
Officer's Certificate: A certificate signed by an Executive Officer.
Omega: Omega Healthcare Investors, Inc., a Maryland corporation.
Overdue Rate: On any date, the interest rate that is equal to five percent (5%) (five hundred (500) basis points) above the Prime Rate, but in no event greater than the maximum rate then permitted under applicable law.
Partial Taking: A taking of less than the entire fee of a Leased Property that either (a) does not render the Leased Property Unsuitable for its Primary Use, or (b) renders a Leased Property Unsuitable for its Primary Intended Use, but neither Lessor nor Lessee elects pursuant to Section 15.1 hereof to terminate this Lease.
Payment Date: Any due date for the payment of the installments of Base Rent or for the payment of Additional Charges or any other amount required to be paid by Lessee hereunder.
Permitted Encumbrances: Encumbrances listed on attached Exhibit D.
Person: Any natural person, trust, partnership, corporation, joint venture, limited liability company or other legal entity.
Personal Property: All machinery, equipment, furniture, furnishings, movable walls or partitions, computers (and all associated software), trade fixtures and other tangible personal property (but excluding consumable inventory and supplies owned by Lessee) used in connection with the Leased Properties, together with all replacements and alterations thereof and additions thereto, except items, if any, included within the definition of Fixtures or Leased Improvements.
Pledge Agreements: The Pledge Agreement dated as of the date of this Lease between Lessor, as creditor, and Guarantor, as debtor, and the Pledge Agreement dated as of the date of this Lease between Lessor, as creditor, and Lessee, as debtor.
Pre-Existing Hazardous Substances: means Hazardous Substances located on, under about or with respect to any of the Leased Properties prior to the Commencement Date, whether such substance was first considered, defined, listed or described as being a Hazardous Substance under any Environmental Law as of the Commencement Date or at a later date as a result of a change in any Environmental Law.
Pre-Existing Environmental Conditions: means any Contamination or other environmental condition on, under, about or with respect to any of the Leased Properties existing prior to the
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Commencement Date, whether such Contamination or other environmental condition was first considered, defined, listed or described as being a Hazardous Substance under any Environmental Law as of the Commencement Date or at a later date as a result of a change in any Environmental Law.
Present Value: The value of future payments, determined by discounting each such payment at a rate equal to the yield on the specified date on securities issued by the United States Treasury (bills, notes and bonds) maturing on the date closest to December 31 in the year in which such future payment would have been due.
Primary Intended Use: Licensed skilled nursing facilities, including without limitation, uses customarily ancillary thereto such as inpatient and outpatient rehabilitation and therapy services.
Prime Rate: On any date, an interest rate equal to the prime rate published by the Wall Street Journal, but in no event greater than the maximum rate then permitted under applicable law. If the Wall Street Journal ceases to be in existence, or for any reason no longer publishes such prime rate, the Prime Rate shall be the rate announced as its prime rate by Fleet Bank or other financial institution that is the agent for the banks under Omega's revolving credit agreement, and if such bank no longer exists or does not announce a prime rate at such time, the Prime Rate shall be the rate of interest announced as its prime rate by a national bank selected by Lessor.
Proceeding: Any action, proposal or investigation by any agency or entity, or any complaint to such agency or entity.
Purchase Money Financing: Any financing provided by a Person to Lessee or a Sublessee in connection with the acquisition of Personal Property used in connection with the operation of a Facility, whether by way of installment sale or otherwise.
Qualified Capital Expenditures: Expenditures capitalized on the books of Lessee for alterations, renovations, repairs and replacements to the Facilities, including without limitation any of the following: Replacement of furniture, fixtures and equipment, including refrigerators, ranges, major appliances, bathroom fixtures, doors (exterior and interior), central air conditioning and heating systems (including cooling towers, water chilling units, furnaces, boilers and fuel storage tanks) and major replacement of siding; major roof replacements, including major replacements of gutters, downspouts, eaves and soffits; major repairs and replacements of plumbing and sanitary systems; overhaul of elevator systems; major repaving, resurfacing and sealcoating of sidewalks, parking lots and driveways; repainting of entire building exterior; but excluding major alterations, renovations, additions (consisting of expansions of any Facility, including construction of a new wing or a new story on any Facility), normal maintenance and repairs.
Regulatory Actions: Any claim, demand, notice, action or proceeding brought, threatened or initiated by any governmental authority in connection with any Environmental Law, including, without limitation, civil, criminal and administrative proceedings, whether or not the remedy sought is costs, damages, equitable remedies, penalties or expenses.
Related Rights: All easements, rights and appurtenances relating to the Land and the Leased Improvements.
Release: The intentional or unintentional spilling, leaking, dumping, pouring, emptying, seeping, disposing, discharging, emitting, depositing, injecting, leaching, escaping, abandoning, or any other release or threatened release, however defined, of any Hazardous Substance.
Reletting Costs: Expenses incurred by Lessor in connection with the reletting of the Leased Properties in whole or in part after an Event of Default, including without limitation attorneys' fees and expenses, brokerage fees and expenses, marketing expenses and the cost of repairs and renovations reasonably required for such reletting.
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Renewal Term: A period for which the Term is renewed in accordance with Section 1.3.
Rent: Collectively, Base Rent and Additional Charges.
Replacement Cost: The actual replacement cost of the Leased Properties, including an increased cost of construction endorsement, less exclusions provided in the standard form of fire insurance policy. In all events Replacement Cost shall be an amount sufficient that neither Lessor nor Lessee is deemed to be a co-insurer of the Leased Property in question.
SEC: Securities and Exchange Commission.
Security Agreements: The Security Agreement dated as of the date of this Lease between Lessor, as secured party, and Lessee, as debtor, and the Security Agreement dated as of the date of this Lease between Lessor, as secured party, and the Sublessees, as debtors.
Security Deposit: As defined in Article XXXVII of this Lease.
Special Risk Insurance: The insurance that Lessee is required to maintain pursuant to Section 13.2.1 of this Lease.
State: The State in which the Leased Properties are located.
Subleases: The following subleases: (1) Sublease dated the same date as this Agreement with Vista Woods Health Associates LLC, a Nevada limited liability company; (2) Sublease dated the same date as this Agreement with City Heights Health Associates LLC, a Nevada limited liability company; (3) Sublease dated the same date as this Agreement with Claremont Foothills Health Associates LLC, a Nevada limited liability company; and (4) such other Subleases expressly approved in writing by Lessor prior to execution of such Subleases by Lessee.
Sublessees: The sublessees under the Subleases.
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Subordination Agreement: The Subordination Agreement dated as of the same date as this Lease from Lessee, the Sublessees, and Guarantors in favor of Lessor.
Taken: Conveyed pursuant to a Taking or Partial Taking.
Taking: A taking or voluntary conveyance during the Term of all of a Leased Property, or any interest therein or right accruing thereto or use thereof, as the result of, or in settlement of any condemnation or other eminent domain proceeding affecting the Leased Property, whether or not the proceeding actually has been commenced.
Tangible Net Worth: At any date, the net worth of Lessee as determined in conformity with GAAP, less Intangible Assets, as determined as of such date.
Term: Collectively, the Initial Term plus the Renewal Term or Renewal Terms, if any.
Termination Date: The date on which a Notice of Termination is given.
Third Party Claims: Any claims, actions, demands or proceedings (other than Regulatory Actions) howsoever based (including without limitation those based on negligence, trespass, strict liability, nuisance, toxic tort or detriment to health welfare or property) due to Contamination, whether or not the remedy sought is costs, damages, penalties or expenses, brought by any person or entity other than a governmental agency.
Transaction Documents: means the following documents: this Lease, the Guaranties, the Letter of Credit Agreement, the Security Agreements, the Pledge Agreements, the Subordination Agreement, and any security agreements, pledge agreements, letter of credit agreements, guarantees, notes or other documents which evidence, secure or otherwise relate to this Lease, or the transactions contemplated by this Lease; and any and all amendments, modifications, extensions and renewals of any of the foregoing documents.
Transfer: The (a) assignment (not including an assignment to an Affiliate of Lessee made solely in furtherance of a corporate restructuring not resulting in a change of Control), mortgaging or other encumbering of all or any part of Lessee's interest in this Lease or in the Leased Properties; (b) subletting of the whole or any part of any Leased Property (except to Sublessees and other Affiliates of Lessee pursuant to the Subleases); (c) entering into of any Management Agreement or other arrangement under which any Facility is operated by or licensed to be operated by an entity other than Lessee or an Affiliate of Lessee; (d) merger (not including a shell merger, reverse merger or similar transaction executed by Guarantor in lieu of an initial public offering by Guarantor), consolidation or reorganization of a corporate Lessee, corporate Sublessee or corporate Manager, or the sale, issuance, transfer and/or redemption, cumulatively or in one transaction, of any voting stock by Lessee, any Sublessee or Manager or by Persons who are stockholders of record of Lessee, any Sublessee or Manager, if such event or events result(s) in a change of Control of Lessee, any Sublessee or Manager; or (e) sale, issuance, transfer or redemption, cumulatively or in one transaction, of any interest, or the termination of any interest, in Lessee, any Sublessee or Manager if Lessee, such Sublessee or such Manager is a joint venture, partnership, limited liability company or other association and such sale, issuance, transfer, redemption or termination of interest results in a change of Control of such joint venture, partnership, limited liability company or other association.
Transferee: An assignee, subtenant or other occupant of a Leased Property pursuant to a Transfer.
Unmatured Event of Default: means the occurrence of an event which upon its occurrence, or with the giving of notice, the passage of time, or both, would constitute an Event of Default.
Unsuitable for Its Primary Intended Use: A state or condition of a Facility such that by reason of a Partial Taking, the Facility cannot be operated on a commercially practicable basis for its Primary
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Intended Use, taking into account, among other relevant factors, the number of usable beds permitted by applicable law and regulation in the Facility after the Partial Taking, the square footage Taken and the estimated revenue impact of such Partial Taking.
3.1 Base Rent; Monthly Installments. In addition to all other payments to be made by Lessee under this Lease, Lessee shall pay Lessor the Base Rent in lawful money of the United States of America which is legal tender for the payment of public and private debts, Lessee shall pay the Base Rent in advance, in equal, consecutive monthly installments, each of which shall be in an amount equal to one-twelfth ( 1 / 12 ) of the Base Rent payable for the Lease Year in which such installment is payable. The first installment of Base Rent shall be payable on the Commencement Date, together with a prorated amount of Base Rent for the period from the Commencement Date until the last day of the first full calendar month of the Term, and Lessee shall receive a dollar-for-dollar credit against the first installment(s) of Base Rent for any sums paid by Lessee or its Affiliates to Lessor or its Affiliates as Non-Refundable Deposits under that certain Term Sheet dated July 16, 2003 by and between Lessor and Lessee relating to the Leased Properties. Thereafter, installments of Base Rent shall be payable on the first (1st) day of each calendar month. Base Rent shall be paid to Lessor, or to such other Person as Lessor from time to time may designate by Notice to Lessee, by wire transfer of immediately available federal funds to the bank account designated in writing by Lessor. If Lessor directs Lessee to pay any Base Rent or Additional Charges to any Person other than Lessor, Lessee shall send to Lessor, simultaneously with payment of the Base Rent or Additional Charges, a copy of the transmittal letter or invoice and check evidencing such, or such other evidence of payment as Lessor requires.
3.2 Additional Charges. In addition to the Base Rent, Lessee also will pay as and when due all Additional Charges.
3.3 Late Charge; Interest. If any Rent payable to Lessor is not paid when due, Lessee shall pay Lessor on demand, as an Additional Charge, a late charge equal to the greater of (a) four percent (4%) of the amount not paid when due and (b) any and all charges, expenses, fees or penalties imposed on Lessor by a Facility Mortgagee for late payment, and, in addition, if such Rent (including the late charge) is not paid within thirty (30) days of the date on which such Rent was due, interest thereon at the Overdue Rate from the date when due until such Rent (including the late charge and interest) is paid in full.
3.4 Net Lease.
3.4.1 The Rent shall be paid absolutely net to Lessor, so that this Lease shall yield to Lessor the full amount of the Rent payable to Lessor under this Lease throughout the Term.
3.4.2 If Lessor commences any proceedings for non-payment of Rent, Lessee will not interpose any counterclaim or cross complaint or similar pleading of any nature or description in such proceedings unless Lessee would lose or waive such claim by the failure to assert it, but Lessee does not waive any rights to assert such claim in a separate action brought by Lessee. The covenants to pay Rent are independent covenants, and Lessee shall have no right to hold back, offset or fail to pay any Rent because of any alleged default by Lessor or for any other reason.
3.5 Payments In The Event of a Rent Adjustment.
3.5.1 Upon the adjustment, pursuant to Section (A)(4) or Section (B) of the definition of the term "Base Rent," in the Base Rent payable pursuant to this Lease with respect to any Lease Year, the adjustment shall be effective as of the first payment of Base Rent due in the Lease Year as to which such adjustment pertains. Because it may not be possible to determine the adjusted Base Rent prior to the effective date of such adjustment, Lessee shall continue to pay the Base Rent at the rate in effect prior to the adjustment until Lessor gives Lessee Notice of its determination of the adjusted Base Rent.
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Upon such determination, the Base Rent shall be adjusted retroactively as of the effective date of such adjustment On or before the second (2nd) payment date for Base Rent following receipt by Lessee of Lessor's Notice of the adjustment, Lessee shall make an additional payment of Base Rent in such amount as will bring the Base Rent, as adjusted, current on or before such second (2nd) payment date, and thereafter Lessee shall pay the adjusted Base Rent in correspondingly adjusted monthly installments until the Base Rent is next adjusted or reset as required under this Lease.
3.5.2 This Section 3.5 shall survive the expiration or earlier termination of this Lease with respect to any adjustment or reset that is not known or fully paid as of the date of expiration or earlier termination of this Lease.
4.1 Payment of Impositions. Subject to Section 12.1 and Section 12.2, Lessee will pay all Impositions before any fine, penalty, interest or cost is added for non-payment, and will promptly, upon request, furnish to Lessor copies of official receipts or other satisfactory proof evidencing such payments. Subject to Section 12.2, if at the option of the taxpayer any Imposition may be paid in installments, Lessee may pay the same in the required installments provided it also pays any and all interest due thereon as and when due.
Lessee shall prepare and file as and when required all tax returns and reports required by governmental authorities with respect to all Impositions. Lessor and Lessee shall each, upon request, provide the other with such data, including without limitation cost and depreciation records, as is maintained by the party to whom the request is made as is necessary to prepare any required returns and reports.
Lessee shall be entitled to receive and retain any refund from a taxing authority in respect of an Imposition paid by Lessee if at the time of the refund no Event of Default has occurred, but if an Event of Default has occurred at the time of the refund, Lessee shall not be entitled to receive or retain such refund, and if and when received by Lessor such refund shall be applied as provided in Article XVI.
Lessee may, upon Notice to and with the consent of Lessor (which consent shall not be withheld unreasonably), at Lessee's sole cost and expense, protest, appeal or institute such other proceedings as Lessee deems appropriate to effect a reduction of real estate or personal property assessments and Lessor, at Lessee's expense as aforesaid, shall cooperate with Lessee in such protest, appeal or other action. Lessee shall reimburse Lessor for Lessor's direct costs of cooperating with Lessee for such protest, appeal or other action.
4.2 Adjustment of Impositions. Impositions imposed in respect of the tax fiscal period during which the Term ends shall be adjusted and prorated between Lessor and Lessee, whether or not imposed before or after the expiration or earlier termination of the Term, and Lessee's obligation to pay its prorated share thereof shall survive the expiration or earlier termination of the Term.
4.3 Utility Charges. Lessee will pay or cause to be paid when due all charges for electricity, power, gas, oil, water and other utilities imposed upon the Leased Properties or upon Lessor or Lessee with respect to the Leased Properties during or attributable to the Term.
4.4 Insurance Premiums. Lessee shall pay or cause to be paid when due all premiums for the insurance coverage required to be maintained pursuant to Article XIII during the Term. Lessee shall deposit with Lessor the premiums for such insurance in accordance with the provisions of Section 12.2 of this Lease.
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5.1 No Termination, Abatement, etc. Lessee shall not take any action without the consent of Lessor and any Facility Mortgagee to modify, surrender or terminate this Lease, and shall not seek or be entitled to any abatement, deduction, deferment or reduction of Rent, or setoff against Rent. The respective obligations of Lessor and Lessee shall not be affected by reason of (a) any damage to, or destruction of, the Leased Properties or any portion thereof from whatever cause or any Taking or Partial Taking of the Leased Properties, except as expressly set forth herein; (b) the lawful or unlawful prohibition of, or restriction upon, Lessee's use of the Leased Properties, or any portion thereof; (c) any claim that Lessee has or might have against Lessor or by reason of any default or breach of any warranty by Lessor under this Lease or any other agreement between Lessor and Lessee, or to which Lessor and Lessee are parties; (d) any bankruptcy, insolvency, reorganization, composition, readjustment, liquidation, dissolution, winding up or other proceedings affecting Lessor or any assignee or transferee of Lessor; or (e) any other cause, whether similar or dissimilar to any of the foregoing, other than a discharge of Lessee from any such obligations as a matter of law. Lessee hereby specifically waives all rights, arising from any occurrence whatsoever, that now or hereafter may be conferred upon it by law to (a) modify, surrender or terminate this Lease or quit or surrender the Leased Properties or any portion thereof, or (b) entitle Lessee to any abatement, reduction, suspension or deferment of the Rent or other sums payable by Lessee hereunder.
6.1 Ownership of the Leased Properties. Lessee acknowledges that the Leased Properties are the property of Lessor and that Lessee has only the right to the possession and use of the Leased Properties upon the terms and conditions of this Lease. Lessee will not (a) file any income tax return or other associated documents, (b) file any other document with or submit any document to any governmental body or authority, (c) enter into any written contractual arrangement with any Person or (d) release any financial statements of Lessee, in any case that take any position other than that throughout the Term Lessor is the owner of the Leased Properties for federal, state and local income tax purposes and this Lease is a "true lease," and an "operating lease" and not a "capital lease."
6.2 Lessor's Personal Property. Lessee shall, during the entire Term, maintain all of Lessor's Personal Property in good order, condition and repair as shall be necessary in order to operate the Facilities for the Primary Intended Use in compliance with all applicable licensure and certification requirements, all applicable Legal Requirements and Insurance Requirements, and customary industry practice for the Primary Intended Use. If any of Lessor's Personal Property requires replacement in order to comply with the foregoing, Lessee shall replace it with similar property of the same or better quality at Lessee's sole cost and expense, and when such replacement property is placed in service with respect to the Leased Property it shall become Lessor's Personal Property. Lessee shall not permit or suffer Lessor's Personal Property to be subject to any lien, charge, encumbrance, financing statement, contract of sale, equipment lessor's interest or the like, except for any purchase money security interest or equipment lessor's interest expressly approved in advance, in writing, by Lessor. At the expiration or earlier termination of this Lease, all of Lessor's Personal Property shall be surrendered to Lessor with the Leased Properties at or before the time of the surrender of the Leased Property in at least as good a condition as at the Commencement Date (or, as to replacements, in at least as good a condition as when placed in service at the Facilities) except for ordinary wear and tear.
6.3 Lessee's Personal Property. Lessee shall provide and maintain during the Term such Personal Property, in addition to Lessor's Personal Property, as shall be necessary and appropriate in order to operate the Facilities for the Primary Intended Use in compliance with all licensure and certification requirements, in compliance with all applicable Legal Requirements and Insurance Requirements and otherwise in accordance with customary practice in the industry for the Primary Intended Use. Without the prior written consent of Lessor, Lessee shall not permit or suffer Lessee's
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Personal Property to be subject to any lien, charge, encumbrance, financing statement or contract of sale or the like. Upon the expiration of the Term or the earlier termination of this Lease, without the payment of any additional consideration by Lessor, Lessee shall be deemed to have sold, assigned, transferred and conveyed to Lessor all of Lessee's right, title and interest in and to any of Lessee's Personal Property that, in Lessor's reasonable judgment, is integral to the Primary Intended Use of the Facilities (or if some other use thereof has been approved by Lessor as required herein, such other use as is then being made by Lessee) and, as provided in Section 34.1 hereof, Lessor shall have the option to purchase any of Lessee's Personal Property that is not then integral to such use. Without Lessor's prior written consent, Lessee shall not remove Lessee's Personal Property that is in use at the expiration or earlier termination of the Term from the Leased Properties until such option to purchase has expired or been waived in writing by Lessor. Any of Lessee's Personal Property that is not integral to the use of the Facilities being made by Lessee and is not purchased by Lessor pursuant to Section 34.1 may be removed by Lessee upon the expiration or earlier termination of this Lease, and, if not removed within twenty (20) days following the expiration or earlier termination of this Lease, shall be considered abandoned by Lessee and may be appropriated, sold, destroyed or otherwise disposed of by Lessor without giving notice thereof to Lessee and without any payment to Lessee or any obligation to account therefor. Lessee shall reimburse Lessor for any and all expense incurred by Lessor in disposing of any of Lessee's Personal Property that Lessee may remove but within such twenty (20) day period fails to remove, and shall either at its own expense restore the Leased Properties to the condition required by Section 9.1.5, including repair of all damage to the Leased Properties caused by the removal of any of Lessee's Personal Property, or reimburse Lessor for any and all expense incurred by Lessor for such restoration and repair.
6.4 Grant of Security Interest in Lessee's Personal Property and Accounts. Lessee and the Sublessees have concurrently granted to Lessor a security interest in the Collateral as defined in the Security Agreements, which includes, without limitation, the Personal Property as defined herein and Lessee's and the Sublessees' Accounts as defined in the Security Agreements. If Lessee and/or the Sublessees obtain, concurrently with or after the Commencement Date, a working capital line of credit from a third-party working capital lender that requires that, in order to secure the working capital line of credit, Lessee and/or the Sublessees must grant to the working capital lender a first priority security interest in the accounts receivable from the Facilities accruing during the Term, if applicable, then Lessor will subordinate its security interest in the accounts receivable from the Facilities accruing during the Term, provided that:
(a) The working capital lender executes and delivers to Lessor an intercreditor agreement in form and substance reasonably satisfactory to Lessor;
(b) The lien of Lessor in accounts receivable from each Facility shall be subordinated to the lien of the working capital lender therein only to the extent of amounts advanced from time to time by the working capital lender to Lessee and/or the Sublessees with respect to the Facilities; and
(c) Without the written consent of Lessor, the maximum principal amount borrowed by Lessee and the Sublessees under such working capital credit facility will not at any time exceed eighty-five percent (85%) of eligible accounts receivable (as such terms may be used or defined in the working capital loan documents).
7.1 Condition of the Leased Properties. Lessee acknowledges that it has inspected and otherwise has knowledge of the condition of the Leased Properties prior to the execution and delivery of this Lease and has found the same to be in good order and repair and satisfactory for its purposes hereunder. Lessee is leasing the Leased Properties "as is" in their condition on the Commencement Date. Lessee waives any claim or action against Lessor in respect of the condition of the Leased
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Properties. LESSOR MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF ANY LEASED PROPERTY OR ANY PART THEREOF, EITHER AS TO ITS FITNESS FOR USE, DESIGN OR CONDITION FOR ANY PARTICULAR USE OR PURPOSE OR OTHERWISE AS TO THE QUALITY OF THE MATERIAL OR WORKMANSHIP THEREIN, LATENT OR PATENT, IT BEING AGREED THAT ALL SUCH RISKS ARE TO BE BORNE BY LESSEE. Lessee further acknowledges that throughout the Term Lessee is solely responsible for the condition of the Leased Properties.
7.2 Use of the Leased Properties. Throughout the Term Lessee shall use the Leased Properties continuously for the Primary Intended Use and uses incidental thereto. Lessee shall not use the Leased Properties or any portion thereof for any other use without the prior written consent of Lessor. No use shall be made or permitted to be made of, or allowed in, the Leased Properties, and no acts shall be done, which will cause the cancellation of, or be prohibited by, any insurance policy covering the Leased Properties or any part thereof, nor shall the Leased Properties or Lessee's Personal Property be used for any unlawful purpose. Lessee shall not commit or suffer to be committed any waste on the Leased Properties, or cause or permit any nuisance thereon, or suffer or permit the Leased Properties or any portion thereof, or Lessee's Personal Property, to be used in such a manner as (a) might reasonably tend to impair Lessor's (or Lessee's, as the case may be) title thereto or to any portion thereof, or (b) may reasonably make possible a claim or claims of adverse usage or adverse possession by the public, as such, or of implied dedication of the Leased Properties or any portion thereof.
7.3 Certain Environmental Matters.
(a) Prohibition Against Use of Hazardous Substances. Lessee shall not permit, conduct or allow the generation, introduction, presence (except to the extent they are present on the Commencement Date), maintenance, use, receipt, acceptance, treatment, manufacture, production, installation, management, storage, disposal or release of any Hazardous Substance on the Leased Properties, except for those types and quantities of Hazardous Substances necessary for and ordinarily associated with the conduct of Lessee's business and used in full compliance with all Environmental Laws.
(b) Notice of Environmental Claims, Actions or Contaminations. Lessee shall notify Lessor, in writing, immediately upon learning of any existing, pending or threatened: (i) investigation, inquiry, claim or action by any governmental authority in connection with any Environmental Laws, (ii) Third Party Claims, (iii) Regulatory Actions, and/or (iv) Contamination of any portion of the Leased Properties.
(c) Costs of Remedial Actions with Respect to Environmental Matters. If any investigation and/or Clean-Up of any Hazardous Substance or other environmental condition on, under, about or with respect to a Leased Property is required by any Environmental Law (other than Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions), Lessee shall complete, at its own expense, such investigation and/or Clean-Up or cause any other Person who may be legally responsible to complete such investigation and/or Clean-Up.
(d) Delivery of Environmental Documents. Lessee shall deliver to Lessor complete copies of any and all Environmental Documents that may now be in, or at any time hereafter come into, the possession of Lessee.
(e) Environmental Audit. At Lessee's expense, Lessee shall, upon and within thirty (30) days of a written request therefor from Lessor or any Facility Mortgagee, deliver an Environmental Audit to Lessor and the Facility Mortgagee, if any. All tests and samplings shall be conducted using generally accepted and scientifically valid technology and methodologies. Lessee shall give the engineer or environmental consultant conducting the Environmental Audit reasonable and complete access to the
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Leased Properties and to all records in the possession of Lessee that may indicate the presence (whether current or past) of a Release or threatened Release of any Hazardous Substances on, in, under, about and adjacent to any Leased Property. Lessee also shall provide the engineer or environmental consultant full access to and the opportunity to interview such persons as may be employed in connection with the Leased Properties as the engineer or consultant deems appropriate. However, notwithstanding the foregoing, neither Lessor nor any Facility Mortgagee shall be entitled to request an Environmental Audit from Lessee unless (i) after the Commencement Date there have been changes, modifications or additions to Environmental Laws as applied to or affecting any of the Leased Properties; or (ii) Lessor has a reasonable basis to believe that a significant change in the environmental condition of any of the Leased Properties has occurred. If the Environmental Audit discloses the presence of Contamination or any noncompliance with Environmental Laws, Lessee shall immediately perform all of Lessee's obligations under this Lease with respect to such Hazardous Substances or noncompliance.
(f) Entry onto Leased Properties for Environmental Matters. If Lessee fails to provide an Environmental Audit as and when required by Subparagraph (e) above, in addition to Lessor's other remedies Lessee shall permit Lessor and any Facility Mortgagee from time to time, by its employees, agents, contractors or representatives, to enter upon the Leased Properties for the purpose of conducting such Investigations as Lessor may desire, the expense of which shall be paid or reimbursed promptly by Lessee as an Additional Charge. Lessor, any Facility Mortgagee exercising such right of entry and the employees, agents, contractors, consultants and/or representatives thereof, shall conduct any such Investigation in a manner that does not unreasonably interfere with Lessee's use of and operations on the Leased Properties (however, reasonable temporary interference with such use and operations is permissible if the investigation cannot otherwise be reasonably and inexpensively conducted). Other than in an emergency, Lessor and any Facility Mortgagee exercising such right of entry shall provide Lessee with prior notice before entering any of the Leased Properties to conduct such Investigation, and shall provide copies of any reports or results to Lessee, and Lessee shall cooperate fully in such Investigation.
(g) Environmental Matters Upon Termination of the Lease or Expiration of Term. Upon the expiration or earlier termination of the Term, Lessee shall cause the Leased Properties to be delivered free of any and all Regulatory Actions and Third Party Claims and otherwise in compliance with all Environmental Laws with respect thereto, and in a manner and condition that is reasonably required to ensure that the then present use, operation, leasing, development, construction, alteration, refinancing or sale of the Leased Property shall not be restricted by any environmental condition existing as of the date of such expiration or earlier termination of the Term; provided, that Lessee shall not be required to take any of the foregoing actions with respect to Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions.
(h) Compliance with Environmental Laws. Lessee shall comply with, and cause its agents, servants and employees to comply with, and shall use reasonable efforts to cause each occupant and user of any of the Leased Properties, and the agents, servants and employees of such occupants and users to comply with, each and every Environmental Law applicable to Lessee, the Leased Properties and each such occupant or user with respect to the Leased Properties. Specifically, but without limitation:
(i) Maintenance of Licenses and Permits. Lessee shall obtain and maintain (and Lessee shall use reasonable efforts to cause each tenant, occupant and user to obtain and maintain) all permits, certificates, licenses and other consents and approvals required by any applicable Environmental Law from time to time with respect to Lessee, each and every part of the Leased Properties and/or the conduct of any business at a Facility or related thereto;
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(ii) Contamination. Lessee shall not cause, suffer or permit any Contamination (other than Pre-Existing Environmental Conditions);
(iii) Clean-Up. If a Contamination occurs (except to the extent arising from or in connection with Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions), Lessee promptly shall Clean-Up and remove any Hazardous Substance or cause the Clean-Up and the removal of any Hazardous Substance and in any such case such Clean-Up and removal of the Hazardous Substance shall be effected to Lessor's reasonable satisfaction and in any event in strict compliance with applicable Environmental Laws;
(iv) Discharge of Lien. Within twenty (20) days of the date any lien is imposed against the Leased Properties or any part thereof under any Environmental Law (except to the extent such lien arises out of Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions), Lessee shall cause such lien to be discharged (by payment, by bond or otherwise to Lessor's absolute satisfaction);
(v) Notification of Lessor. Within three (3) Business Days after receipt by Lessee of Notice or discovery by Lessee of any fact or circumstance that might result in a breach or violation of any covenant or agreement, Lessee shall give Lessor Notice of such fact or circumstance; and
(vi) Requests, Orders and Notices. Within three (3) Business Days after receipt of any request, order or other notice relating to the Leased Properties under any Environmental Law, Lessee shall forward a copy thereof to Lessor.
(i) Environmental Related Remedies. In the event of a breach by Lessee beyond any applicable notice and/or grace period of its covenants with respect to environmental matters, Lessor may, in its sole discretion, do any one or more of the following (the exercise of one right or remedy hereunder not precluding the simultaneous or subsequent exercise of any other right or remedy hereunder):
(i) Cause a Clean-Up. Cause the Clean-Up of any Hazardous Substance or other environmental condition on or under the Leased Properties, or both (except to the extent such Clean-Up relates to Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions), at Lessee's cost and expense; or
(ii) Payment of Regulatory Damages. Pay on behalf of Lessee any damages, costs, fines or penalties imposed on Lessee or Lessor as a result of any Regulatory Actions; or
(iii) Payments to Discharge Liens. On behalf of Lessee, make any payment or perform any other act or cause any act to be performed that will prevent a lien in favor of any federal, state or local governmental authority from attaching to the Leased Properties or that will cause the discharge of any lien then attached to the Leased Properties; or
(iv) Payment of Third Party Damages. Pay, on behalf of Lessee, any damages, cost, fines or penalties imposed on Lessee as a result of any Third Party Claims; or
(v) Demand of Payment. Demand that Lessee make immediate payment of all of the costs of such Clean-Up and/or exercise of the remedies set forth in this Section 7.2 incurred by Lessor and not paid by Lessee as of the date of such demand.
(j) Environmental Indemnification. Lessee shall and does hereby indemnify, and shall defend and hold harmless, Lessor, each Facility Mortgagee and the principals, officers, directors, agents and employees of Lessor and each Facility Mortgagee, from each and every incurred and potential claim, cause of action, damage, demand, obligation, fine, laboratory fee, liability, loss, penalty, imposition settlement, levy, lien removal, litigation, judgment, proceeding, disbursement, expense and/or cost (including without limitation the cost of each and every Clean-Up), however defined and of whatever
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kind or nature, known or unknown, foreseeable or unforeseeable, contingent, incidental, consequential or otherwise (including, but not limited to, attorneys' fees, consultants' fees, experts' fees and related expenses, capital, operating and maintenance costs, incurred in connection with (i) any Investigation or monitoring of site conditions, and (ii) any Clean-Up required or performed by any federal, state or local governmental entity or performed by any other entity or person because of the presence of any Hazardous Substance, Release, threatened Release or any Contamination on, in, under or about any of the Leased Properties) that may be asserted against, imposed on, suffered or incurred by, each and every indemnitee arising out of or in any way related to, or allegedly arising out of or due to any environmental matter (except to the extent it arises out of Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions) including, but not limited to, any one or more of the following:
(i) Release Damage or Liability. The presence of Contamination in, on, at, under or near a Leased Property or migrating to a Leased Property from another location, other than with respect to or to the extent resulting from Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions);
(ii) Injuries. All injuries to health or safety (including wrongful death), or to the environment, by reason of environmental matters relating to the condition of or activities past or present on, at, in or under a Leased Property, other than with respect to or to the extent resulting from Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions;
(iii) Violations of Law. All violations, and alleged violations, of any Environmental Law relating to a Leased Property or any activity on, in, at or under a Leased Property, other than with respect to or resulting solely from Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions;
(iv) Misrepresentation. All material misrepresentations relating to environmental matters in any documents or materials furnished by Lessee to Lessor and/or its representatives in connection with the Lease;
(v) Event of Default. Each and every Event of Default relating to environmental matters;
(vi) Lawsuits. Any and all lawsuits brought or threatened, settlements reached and governmental orders relating to any Hazardous Substances at, on, in or under a Leased Property, and all demands of governmental authorities, and all policies and requirements of Lessor's, based upon or in any way related to any Hazardous Substances at, on, in or under a Leased Property, other than with respect to or to the extent resulting from Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions; and
(vii) Presence of Liens. All liens imposed upon any of the Leased Properties in favor of any governmental entity or any person as a result of the presence, disposal, release or threat of release of Hazardous Substances at, on, in, from or under a Leased Property, other than with respect to or to the extent resulting from Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions.
(k) Rights Cumulative and Survival. The rights granted Lessor under this Section are in addition to and not in limitation of any other rights or remedies available to Lessor under this Lease or allowed at law or in equity or rights of indemnification provided to Lessor in any agreement pursuant to which Lessor purchased any of the Leased Property. The payment and indemnification obligations set forth in this Section 7.3 shall survive the expiration or earlier termination of the Term.
(l) Exculpation. Notwithstanding anything to the contrary in this Lease, Lessee shall not be liable for any costs, loss, liability, damage or expense arising from or in connection with the Clean-Up of any Pre-Existing Hazardous Substances or Pre-Existing Environmental Conditions.
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8.1 Compliance with Legal and Insurance Requirements. In its use, maintenance, operation and any alteration of the Leased Properties, Lessee, at its expense, promptly will (a) comply with all Legal Requirements and Insurance Requirements, whether or not compliance with them requires structural changes in any of the Leased Improvements (which structural changes shall be subject to Lessor's prior written approval, which Lessor shall not unreasonably withhold or delay) or interferes with or prevents the use and enjoyment of the Leased Properties, and (b) procure, maintain and comply with all licenses, certificates of need, provider agreements and other authorizations required for the use of the Leased Properties and Lessee's Personal Property for the Primary Intended Use, and for the proper erection, installation, operation and maintenance of the Leased Properties or any part thereof. The judgment of any court of competent jurisdiction, or the admission of Lessee in any action or proceeding against Lessee, whether or not Lessor is a party thereto, that Lessee has violated any such Legal Requirements or Insurance Requirements shall be conclusive of that fact as between Lessor and Lessee.
8.2 Certain Covenants.
8.2.1 Certain Financial Covenants.
8.2.1.1 Tangible Net Worth. At all times during the Term, Guarantor shall maintain a positive Tangible Net Worth, and if at any time Guarantor's Tangible Net Worth is less than such amount, within thirty (30) days Guarantor shall cause its shareholders to contribute to Guarantor sufficient equity capital in the form of cash to cause Guarantor's Tangible Net Worth to become positive. For purposes of this Section, Tangible Net Worth includes the amount of any cash Security Deposit.
8.2.2 Cash Flow to Rent Ratio. During the Term, the Sublessees shall collectively maintain the following Cash Flow to Rent Ratio:
Lease Year
|
Ratio
|
|
---|---|---|
1 | 1.1 or more | |
2 | 1.15 or more | |
3 | 1.20 or more | |
4 and thereafter | 1.25 or more |
8.2.3 Limitation of Distributions. In or with respect to any Lease Year, Lessee shall not make any Distributions to the holders of its equity securities or any Affiliate if, as of the date of such Distribution or upon giving effect to such Distribution, (a) an Event of Default has occurred and is continuing or (b) an Unmatured Event of Default has occurred and is continuing; provided, however, that this covenant shall not prevent the payment of Lessee's or any Sublessee's collected Accounts over to Lessee's working capital lender as permitted under Section 6.4 above, or, to the extent required by such working capital lender, the commingling of such Accounts with Accounts of Guarantor or Lessee's Affiliates collected or held by such working capital lender; provided, further that Lessee and Guarantor shall maintain complete records of the sources and uses of all such commingled funds and shall provide such records to Lessor upon request.
8.2.4 Guarantees Prohibited. Lessee and the Sublessees shall not guarantee any indebtedness of any Affiliate or other third party, excepting the indebtedness associated with the addition of Lessee and the Sublessees to such Affiliates revolving credit lines under which working capital will be made available to Lessee and/or the Sublessees.
8.2.5 Equipment Financing. The aggregate amount of principal, interest and lease payments due from Lessee and the Sublessees on any equipment financing shall not exceed Fifty Thousand Dollars ($50,000) annually per Facility.
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8.2.6 Loans from Affiliates. Lessee shall not borrow money from any Affiliate unless the obligations of Lessee and the rights of its Affiliates with respect to any such loan are subordinated to the rights of Lessor pursuant to a written subordination agreement in form and substance acceptable to Lessor.
8.3 Minimum Qualified Capital Expenditures. Each Lease Year Lessee shall expend with respect to each Facility at least Four Hundred Dollars ($400) per-licensed-bed for Qualified Capital Expenditures to improve the Facilities, which amount shall be increased each Lease Year, beginning with the second Lease Year, in proportion to increases in the CPI. At least annually, at the request of Lessor, Lessor and Lessee shall review capital expenditures budgets and agree on modifications, if any, required by changed circumstances and the changed conditions of the Leased Properties. In the event that Lessee or any Sublessee(s) desires to prepay or defer all or part of a Facility's minimum required Qualified Capital Expenditure(s) for any Lease Year(s) in order to accelerate or accrue for a major project or expenditure, then upon Lessor's written approval, which shall first be obtained and shall not unreasonably be withheld, Lessee or such Sublessee(s) shall be permitted to prepay or defer such required Qualified Capital Expenditure(s), and shall be deemed to have complied with the requirements of this Section 8.3 during the Lease Year(s) or portions thereof covered by Lessor's approval.
8.4 Management Agreements. Lessee shall not enter into or terminate any Management Agreement without the prior written consent of Lessor and any Facility Mortgagee as to the identity of the Manager and the terms of such agreement unless such Manager is an Affiliate of Lessee and agrees to subordinate its management fees pursuant to a subordination agreement in form and substance acceptable to Lessee, and shall not amend, modify, or otherwise change the terms of any Management Agreement without the prior written consent of Lessor and, in addition, as to any amendment, modification or other change that directly or indirectly increases the compensation of the Manager or allows a change in the identity of the Manager, without the consent of any Facility Mortgagee, which consent Lessor and such Facility Mortgagee may withhold in its or their sole discretion unless such Manager is an Affiliate of Lessee and agrees to subordinate its management fees pursuant to a subordination agreement in form and substance acceptable to Lessee, and in no event without the execution by Lessee, Manager and Lessor of an agreement, in form and substance satisfactory to Lessor and any Facility Mortgagee, pursuant to which Manager's right to receive its management fee is subordinated to the obligation of Lessee to pay the Rent as and when required under this Lease.
8.5 Other Facilities. Neither Lessee nor any Affiliate (other than an Affiliate which is a wholly-owned subsidiary of Guarantor as to which this restriction does not apply) shall own, operate or manage any nursing home, rest home, assisted living facility, subacute facility, retirement center or similar health care facility within a ten (10) mile radius of any Facility.
8.6 No Other Business. Lessee shall not engage in any business other than the operation of the Facilities.
9.1 Maintenance and Repair.
9.1.1 Lessee, at its expense, will keep the Leased Properties, and all appurtenant landscaping, private roadways, sidewalks and curbs that are under Lessee's control and Lessee's Personal Property in good order and repair, whether or not the need for such repairs arises out of Lessee's use, any prior use, the elements or the age of the Leased Property or any portion thereof, or any cause whatsoever except the act or negligence of Lessor, and with reasonable promptness shall make all necessary and appropriate repairs thereto of every kind and nature, whether interior or exterior, structural or non-structural, ordinary or extraordinary, foreseen or unforeseen, or arising by reason of a condition
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existing prior to the Commencement Date (concealed or otherwise). Lessee shall maintain, operate and otherwise manage the Leased Properties at all times on a basis and in a manner consistent with the standards of the highest quality competing facilities in the market areas served by the Leased Properties. All repairs shall, to the extent reasonably achievable, be at least equivalent in quality to the original work or the property to be repaired shall be replaced. Lessee will not take or omit to take any action the taking or omission of which might materially impair the value or the usefulness of the Leased Properties or any parts thereof for the Primary Intended Use.
9.1.2 Lessor shall not under any circumstances be required to maintain, build or rebuild any improvements on the Leased Properties (or any private roadways, sidewalks or curbs appurtenant thereto), or to make any repairs, replacements, alterations, restorations or renewals of any nature or description to the Leased Properties, whether ordinary or extraordinary, structural or non-structural, foreseen or unforeseen, or upon any adjoining property, whether to provide lateral or other support or abate a nuisance, or otherwise, or to make any expenditure whatsoever with respect thereto, in connection with this Lease. Lessee hereby waives, to the extent permitted by law, the right to make repairs at the expense of Lessor pursuant to any law in effect at the time of the execution of this Lease or hereafter enacted.
9.1.3 Nothing contained in this Lease shall be construed as (a) constituting the consent or request of Lessor, expressed or implied, to any contractor, subcontractor, laborer, materialmen or vendor to or for the performance of any labor or services or the furnishing of any materials or other property for the construction, alteration, addition, repair or demolition of or to any Leased Property or any part thereof, or (b) giving Lessee any right, power or permission to contract for or permit the performance of any labor or services or the furnishing of any materials or other property in such fashion as would permit the making of any claim against Lessor in respect thereof or to make any agreement that may create, or in any way be the basis for, any right, title, interest, lien, claim or other encumbrance upon the estate of Lessor in the Leased Properties or any portion thereof. Lessor shall have the right to give, record and post, as appropriate, notices of non-responsibility under any mechanics' and construction lien laws now or hereafter existing.
9.1.4 Lessee promptly shall replace any of the Leased Improvements or Lessor's Personal Property that becomes worn out, obsolete or unusable or unavailable for the purpose for which intended. All replacements shall have a value and utility at least equal to that of the items replaced and shall become part of the Leased Properties immediately upon their acquisition by Lessee. Upon Lessor's request, Lessee promptly shall execute and deliver to Lessor a bill of sale or other instrument establishing Lessor's lien-free ownership of such replacements. Lessee promptly shall repair all damage to a Leased Property incurred in the course of such replacement.
9.1.5 Lessee will, upon the expiration or earlier termination of the Term, vacate and surrender the Leased Properties to Lessor (so long as Lessor is then licensed to operate the same or has designated a licensed Manager or other licensed designee to accept possession of and operate the Leased Properties on the surrender date, or if Lessor or a designee is not timely licensed then following completion of the procedures set forth in Section 18.1(z) below) in the condition in which they were originally received from Lessor, in good operating condition, ordinary wear and tear excepted, except as repaired, rebuilt, restored, altered or added to as permitted or required by the provisions of this Lease.
9.2 Encroachments, Restrictions, etc. If, at any time, any of the Leased Improvements are alleged to encroach upon any property, street or right of way adjacent to a Leased Property, or to violate any restrictive covenant, or to impair the rights of others under any easement or right of way, Lessee promptly shall settle such allegations or take such other lawful action as may be necessary in order to be able to continue the use of a Leased Property for the Primary Intended Use substantially in the manner and to the extent such Leased Property was being used at the time of the assertion of such
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violation, impairment or encroachment; provided, however, that no such action shall violate any other provision of this Lease, and any alteration of a Leased Property must be made in conformity with the applicable requirements of Article X. Lessee shall not have any claim against Lessor or offset against any of Lessee's obligations under this Lease with respect to any such violation, impairment or encroachment.
10.1 Construction of Alterations and Additions to the Leased Properties.
10.1.1 Lessee shall not (a) make or permit to be made any structural alterations, improvements or additions of or to the Leased Properties or any part thereof, or (b) materially alter the plumbing, HVAC or electrical systems thereon or (c) make any other alterations, improvements or additions the cost of which exceeds (i) Fifty Thousand ($50,000.00) Dollars per alteration, improvement or addition, or (ii) One Hundred Thousand ($100,000.00) Dollars in any Lease Year, unless and until Lessee has (x) caused complete plans and specifications therefor to have been prepared by a licensed architect and submitted to Lessor at least ninety (90) Business Days before the planned start of construction thereof, (y) obtained Lessor's written approval thereof and the approval of any Facility Mortgagee and (z), if required to do so by Lessor, provided Lessor with reasonable assurance of the payment of the cost of any such alterations, improvements or additions, in the form of a bond, letter of credit or cash deposit. If Lessor requires a deposit, Lessor shall retain and disburse the amount deposited in the same manner as is provided for insurance proceeds in Section 14.6. If the deposit is reasonably determined by Lessor at any time to be insufficient for the completion of the alteration, improvement or addition, Lessee immediately shall increase the deposit to the amount reasonably required by Lessor. Lessee shall be responsible for the completion of such improvements in accordance with the plans and specifications approved by Lessor, and promptly shall correct any failure with respect thereto.
10.1.2 Alterations and improvements not falling within the categories described in the first sentence of Section 10.1.1 may be made by Lessee without the prior approval of Lessor, but Lessee shall give Lessor at least thirty (30) days prior written Notice of any such alterations and improvements.
10.1.3 All alterations, improvements and additions shall (a) be constructed in a first class, workmanlike, manner, in compliance with all Insurance Requirements and Legal Requirements, (b) be in keeping with the character of the Leased Properties and the area in which the Leased Property in question is located and (c) be designed and constructed so that the value of the Leased Properties will not be diminished and the Primary Intended Use of the Leased Properties will not be changed. All improvements, alterations and additions immediately shall become a part of the Leased Properties.
10.1.4 Lessee shall have no claim against Lessor at any time in respect of the cost or value of any improvement, alteration or addition. There shall be no adjustment in the Rent by reason of any such improvement, alteration or addition. With Lessor's consent, expenditures made by Lessee pursuant to this Article X may be included as capital expenditures for purposes of inclusion in the capital expenditures budget for the Facilities and for measuring compliance with the obligations of Lessee set forth in Section 8.3 of this Lease.
10.1.5 In connection with any alteration that involves the removal, demolition or disturbance of any asbestos-containing material, Lessee shall cause to be prepared at its expense a full asbestos assessment applicable to such alteration and shall carry out such asbestos monitoring and maintenance program as reasonably shall be required thereafter in light of the results of such assessment.
11.1 Liens. Without the consent of Lessor or as expressly permitted elsewhere herein, Lessee will not directly or indirectly create or allow to remain and will promptly discharge at its expense any
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lien, encumbrance, attachment, title retention agreement or claim upon the Leased Properties, and any attachment, levy, claim or encumbrance in respect of the Rent, except for (a) Permitted Encumbrances, (b) liens of mechanics, laborers, materialmen, suppliers or vendors for sums not yet due, and (c) liens created by the malfeasance or negligence of Lessor.
12.1 Permitted Contests. Lessee, on its own or on Lessor's behalf (or in Lessor's name), but at Lessee's sole cost and expense, shall have the right to contest, by appropriate legal proceedings conducted in good faith and with due diligence, the amount or validity of any real or personal property assessment, Imposition, Legal Requirement or Insurance Requirement, or any lien, attachment, levy, encumbrance, charge or claim or any encroachment or restriction burdening the Leased Property, provided: (a) prior Notice of such contest is given to Lessor; (b) the Leased Properties would not be in any danger of being sold, forfeited or attached as a result of such contest, and there is no risk to Lessor of a loss of or interruption in the payment of Rent; (c) in the case of an unpaid Imposition or other lien, attachment, levy, encumbrance, charge or claim, collection thereof is suspended during the pendency of such contest; (d) in the case of a contest of a Legal Requirement, compliance may legally be delayed pending such contest and pending such contest no license, permit, approval, certificate of need, certificate of reimbursement or other authorization necessary to operate any Facility as a provider of health care services in accordance with its Primary Intended Use may be irrevocably suspended or revoked, or its right to so operate a Facility or to accept patients irrevocably suspended. Upon request of Lessor, Lessee shall deposit funds or assure Lessor in some other manner reasonably satisfactory to Lessor that the amount to be paid by Lessee that is the subject of a contested Imposition, Legal Requirement, Insurance Requirement or Claim, together with interest and penalties, if any, thereon, and any and all costs for which Lessee is responsible will be paid if and when required upon the conclusion of such contest. Lessee shall defend, indemnify and save harmless Lessor from all costs or expenses arising out of or in connection with any such contest, including but not limited to attorneys' fees. If at any time Lessor reasonably determines that payment of any Imposition or other lien, attachment, levy, encumbrance, charge or claim, or compliance with any Legal or Insurance Requirement being contested by Lessee is necessary in order to prevent loss of any of the Leased Properties or Rent or civil or criminal penalties or other damage (including revocation or suspension of any license, permit, approval, certificate of need, certificate of reimbursement or other authorization necessary to operate any Facility as a provider of health care services in accordance with its Primary Intended Use or suspension of any right to accept patients), upon such prior Notice to Lessee as is reasonable in the circumstances Lessor may pay such amount, require Lessee to comply with such Legal or Insurance Requirement or take such other action as it may deem necessary to prevent such loss or damage. If reasonably necessary, upon Lessee's written request, Lessor, at Lessee's expense, shall cooperate with Lessee in a permitted contest, provided Lessee upon demand makes arrangements satisfactory to Lessor to assure the reimbursement of any and all Lessor's costs incurred in cooperating with Lessee in such contest.
12.2 Lessor's Requirement for Deposits. After the occurrence of an Event of Default and while it continues, upon the request of Lessor, Lessee shall deposit with Lessor monthly, at the time of its payments of Base Rent, a pro rata portion of the amounts required to comply with Insurance Requirements, Impositions, Legal Requirements and Lessee's obligations under Section 8.3 of this Lease, and when such obligations become due, Lessor shall pay them (to the extent of the deposit) upon Notice from Lessee requesting such payment. If sufficient funds have not been deposited to cover the amount of the obligations due at least thirty (30) days in advance of the due date, Lessee immediately shall deposit the same with Lessor upon Notice from Lessor. Lessor shall not be obligated to segregate such deposited funds from its other funds or to pay Lessee any interest on any deposit held by Lessor. Upon an Event of Default, any of the funds remaining on deposit may be applied under this Lease in any manner and in such priority as Lessor may determine in its sole discretion.
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13.1 General Insurance Requirements. Lessee shall keep the Leased Properties, and all property located in or on the Leased Properties, including Lessor's Personal Property and Lessee's Personal Property, insured with insurance meeting the following requirements: (a) all insurance shall be written by companies authorized to do insurance business in the applicable States and having a rating classification of not less than A- and a financial size category of "Class X", according to the then most recent issue of Best's Key Rating Guide; (b) all policies must name Lessor as an additional insured, and name as an additional insured any Facility Mortgagee by way of a standard form of mortgagee's loss payable endorsement in use in the applicable States and in accordance with any such other requirements as may be established by such Facility Mortgagee. However, if requested by Lessor and available on a commercially reasonable basis, all public liability and property damage insurance shall contain a provision that Lessor, although named as an insured, nevertheless shall be entitled to recovery for loss, damage or injury to Lessor, its servants, agents and employees by reason of the negligence of Lessee or Lessor; (c) losses must be payable to Lessor or Lessee as provided in Article XIV, and loss adjustments shall require the written consent of Lessor, any Facility Mortgagee and, provided it is not then in default, Lessee, which consent shall not be unreasonably withheld by either Lessor or Lessee; provided, however, that any loss adjustments under the liability coverages required by Sections 13.2.4 and 13.2.5 below will not require the consent of Lessor or any Facility Mortgagee so long as the adjustment results in all claims against Lessor or any Facility Mortgagee arising out of the underlying events or occurrences being irrevocably released in full or dismissed with prejudice; (d) each insurer must agree that it will give Lessor and any Facility Mortgagee at least sixty (60) days' written Notice before its policy shall be altered, allowed to expire or canceled; (e) the amount of any deductible or retention must be approved by Lessor prior to the issuance of any policy if such proposed deductible or retention will exceed One Hundred Thousand Dollars ($100,000); and (f) the form of all policies shall be approved by Lessor, whose approval shall not unreasonably be withheld, and by any Facility Mortgagee; provided, however, that so long as such policies meet the requirements of this Article and do not contain exclusions or provisions that materially reduce the required coverages, then Lessor's approval shall not be required.
13.2 Risks to be Insured. The policies covering the Leased Properties and Lessee's Personal Property shall insure against the following risks:
13.2.1 Loss or damage by fire, vandalism and malicious mischief, earthquake (if available on a commercially reasonable basis), extended coverage perils commonly known as "Special Risk," and all physical loss perils normally included in such Special Risk insurance, including but not limited to sprinkler leakage, in an amount not less than one hundred percent (100%) of Replacement Cost (provided that Lessor shall have the right from time to time, but no more frequently than once in any period of three (3) consecutive Lease Years, to have Replacement Cost reasonably redetermined by the fire insurance company then carrying the largest amount of fire insurance on the Leased Properties (Lessee hereby agreeing to pay the fee, if any, for such insurer), which determination shall be final and binding on the parties hereto, and upon such determination Lessee immediately shall increase, but not decrease, the amount of the insurance carried pursuant to this Section 13.2.1 to the amount so determined, subject to the approval of any Facility Mortgagee;
13.2.2 Broad form comprehensive boiler and machinery insurance on a blanket repair and replace basis, with limits for each accident in an amount not less than one hundred percent (100%) of Replacement Cost;
13.2.3 Loss of rental under a rental value insurance policy covering risk of loss during reconstruction necessitated by the occurrence of any of the hazards described in Sections 13.2.1 or 13.2.2 (but in no event for a period less than twelve (12) months) in an amount sufficient to prevent Lessor and Lessee from becoming a co-insurer;
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13.2.4 Claims for bodily injury (including resulting death), personal injury or property damage under a policy of commercial general public liability insurance with a combined single limit per occurrence in respect of bodily injury and death and property damage of One Million Dollars ($1,000,000), and an aggregate limitation of One Million Dollars ($1,000,000), which insurance shall insure Lessee's contractual liability to Lessor under the indemnity provisions of this Lease;
13.2.5 Claims arising out of malpractice in an amount not less than One Million Dollars ($1,000,000) for each person and for each occurrence;
13.2.6 Flood (with respect to any portions of the Leased Properties located in whole or in part within a designated flood plain area) and such other hazards and in such amounts as may be customary for comparable properties in the area;
13.2.7 During such time as Lessee is constructing any improvements, (a) worker's compensation insurance and employers' liability insurance covering all persons employed in connection with the improvements in statutory limits, (b) a completed operations endorsement to the commercial general liability and property damage insurance policies referred to above, (c) builder's risk insurance, completed value form, covering all physical loss, in an amount satisfactory to Lessor, and (d) such other insurance, in such amounts, as Lessor deems necessary to protect Lessor's interest in the Leased Properties from any act or omission of Lessee's contractors or subcontractors, and certificates of insurance evidencing such coverage, in form satisfactory to Lessor, shall be presented to Lessor prior to the commencement of construction of such improvements;
13.2.8 Primary automobile liability insurance with limits of One Million Dollars ($1,000,000) per occurrence each for owned and non-owned and hired vehicles;
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13.2.9 Loss or damage commonly covered by blanket crime insurance including dishonesty, loss of money orders or paper currency and depositor's forgery, with a limit of not less than Five Hundred Thousand Dollars ($500,000.00).
If occurrence basis general public liability or malpractice insurance becomes available on a commercially reasonable basis during the term of the Master Lease, then Lessee would be required to acquire occurrence basis coverage.
13.3 Payment of Premiums; Copies of Policies; Certificates. Subject to Section 12.2 of this Lease, Lessee shall pay when due all of the premiums for the insurance required by this Lease, and shall deliver to Lessor and to any Facility Mortgagee requesting such evidence, certificates of insurance in form satisfactory to Lessor and such Facility Mortgagee. Copies of the policies of insurance required by this Lease and certificates thereof shall be delivered to Lessor not less than ten (10) days prior to their effective date (and, with respect to any renewal policy, prior to the expiration of the existing policy), and in the event of the failure of Lessee either to carry the required insurance or pay the premiums therefor, or to deliver copies of policies or certificates to Lessor as required, Lessor shall be entitled, but shall have no obligation, to obtain such insurance and pay the premiums therefor when due, in which event Lessee shall repay to Lessor the premiums upon written demand therefor as Additional Charges.
13.4 Umbrella Policies. If Lessee chooses to carry umbrella liability coverage to obtain the limits of liability required under this Lease, the umbrella policies must provide coverage in the same manner as the primary commercial general liability policy and must contain no exclusions in addition to, or limitations materially different than, those of the primary policy.
13.5 Additional Insurance. In addition to the insurance described above, Lessee shall maintain such insurance as may be reasonably required from time to time by any Facility Mortgagee, provided that such additional insurance can be obtained at no additional premium or other cost to Lessee or its Sublessees and shall at all times comply with all Legal Requirements with respect to worker's compensation insurance coverage.
13.6 No Liability; Waiver of Subrogation. Lessor shall have no liability to Lessee, and, provided Lessee provides the insurance required of it by this Lease, Lessee shall have no liability to Lessor, regardless of the cause, for any loss or expense resulting from or in connection with damage to or the destruction or other loss of any Leased Property or Lessee's Personal Property, and neither party will have any right or claim against the other for any such loss or expense by way of subrogation. Each insurance policy carried by either party covering any of the Leased Properties and Lessee's Personal Property, including without limitation, contents, fire and casualty insurance, shall contain an express waiver of any right of subrogation on the part of the insurer against the other party. Lessee shall pay any additional costs or charges for obtaining such waiver.
13.7 Increase in Limits. If an independent study prepared by a third party with a knowledge of the long term care insurance industry in the State of California which is reasonably acceptable to Lessor and Lessee determines that the limits of the personal injury or property damage public liability insurance then being carried are insufficient, and that such increased coverages are available in the marketplace at commercially reasonable rates, then upon Notice from Lessor Lessee shall cause such limits to be increased to the level specified in such Notice until further increase pursuant to the provisions of this Section. Any such independent study shall be paid for by Lessor.
13.8 Blanket Policy. Any insurance required by this Lease may be provided by so-called blanket policies of insurance carried by Lessee; provided, however, that the coverage afforded Lessor thereby may not be less than or materially different from that which would be provided by separate policies meeting the requirements of this Lease, and provided further that such policies meet the requirements of all Facility Mortgages.
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13.9 No Separate Insurance.
13.9.1 Lessee shall not, on its own initiative or pursuant to the request or requirement of any third party, take out separate insurance concurrent in form or contributing in the event of loss with that required by this Lease, to be furnished by, or that may reasonably be required to be furnished by, Lessee, or increase the amount of any then existing insurance by securing an additional policy or additional policies, unless all parties having an insurable interest in the subject matter of the insurance, including in all cases Lessor and all Facility Mortgagees, are named therein as additional insureds, and losses are payable thereunder in the same manner as losses are payable under this Lease.
13.9.2 Nothing herein shall prohibit Lessee, upon Notice to Lessor, from (a) securing insurance required to be carried hereby with higher limits of liability than required in this Lease, or (b) securing insurance against risks not required to be insured pursuant to this Lease, and as to such insurance, Lessor and any Facility Mortgagee need not be included therein as additional insureds, nor must losses thereunder be payable in the same manner as losses are payable under this Lease, except to the extent required to avoid a default under a Facility Mortgage or any other encumbrance.
14.1 Insurance Proceeds. Net Proceeds shall be paid to Lessor and held, disbursed or retained by Lessor as provided herein. If the Net Proceeds are less than the Approval Threshold, and no Event of Default has occurred and is continuing, Lessor shall pay the Net Proceeds to Lessee promptly upon Lessee's completion of the restoration of the damaged or destroyed Leased Property. If the Net Proceeds equal or exceed the Approval Threshold, and no Event of Default has occurred and is continuing, the Net Proceeds shall be made available for restoration or repair as provided in Section 14.6. Within fifteen (15) days of the receipt of the Net Proceeds of Special Risk Insurance, Lessor and Lessee shall agree as to the portion thereof, if any, attributable to the Lessee's Personal Property that Lessee is not required and does not elect to restore or replace, and if they cannot agree they shall submit the matter to arbitration pursuant to Article XXXV hereof, and the portion of the proceeds of such Special Risk Insurance agreed or determined by arbitration to be attributable to the Lessee's Personal Property that Lessee is not required and does not elect to restore or replace shall be paid to Lessee.
14.2 Restoration in the Event of Damage or Destruction. If all or any portion of a Leased Property is damaged by fire or other casualty, Lessee shall: (a) give Lessor Notice of such damage or destruction within five (5) Business Days of the occurrence thereof; (b) within thirty (30) Business Days of the occurrence commence the restoration of such Leased Property; and (c) thereafter proceed diligently to complete such restoration as quickly as reasonably possible, but in any event within one hundred eighty (180) days of the occurrence, to the end that the Leased Property is in substantially the same (or better) condition as the Leased Property was in immediately prior to the damage or destruction. Regardless of the anticipated cost thereof, if the restoration of a Leased Property requires any modification of structural elements, prior to commencing such modification Lessee shall obtain Lessor's written approval of the plans and specifications therefor.
14.3 Restoration of Lessee's Property. If Lessee is required to restore a Leased Property, Lessee also concurrently shall restore any of Lessee's Personal Property that is integral to the Primary Intended Use of such Leased Property at the time of the damage or destruction.
14.4 No Abatement of Rent. There shall be no abatement of Rent by reason of any damage to or the partial or total destruction of any Leased Property.
14.5 Waiver. Except as provided elsewhere in this Lease, Lessee hereby waives any statutory or common law rights of termination that may arise by reason of any damage to or destruction of a Leased Property.
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14.6 Disbursement of Insurance Proceeds Equal to or Greater Than The Approval Threshold. If Lessee restores or repairs a Leased Property pursuant to this Article XIV, and if the Net Proceeds equal or exceed the Approval Threshold, the restoration or repair and disbursement of funds to Lessee shall be in accordance with the following procedures:
(a) The restoration or repair work shall be done pursuant to plans and specifications approved by Lessor and a certified construction cost statement, to be obtained by Lessee from a contractor reasonably acceptable to Lessor, showing the total cost of the restoration or repair; to the extent the cost exceeds the Net Proceeds, Lessee shall deposit with Lessor the amount of the excess cost, and Lessor shall disburse the funds so deposited in payment of the costs of restoration or repair before any disbursement of Net Proceeds.
(b) Construction Funds shall be made available, subject to a ten percent (10%) holdback, to Lessee upon request, but no more frequently than monthly, as the restoration and repair work progresses pursuant to certificates, in form and substance reasonably acceptable to Lessor, of an architect selected by Lessee and reasonably acceptable to Lessor (such architect to be, in the reasonable judgment of Lessor, reasonably qualified in the design and construction of the type of facility being repaired).
(c) After the first disbursement to Lessee, sworn statements and lien waivers in an amount at least equal to the amount of Construction Funds previously paid to Lessee shall be delivered to Lessor from all contractors, subcontractors and material suppliers covering all labor and materials furnished through the date of the previous disbursement.
(d) Lessee shall deliver to Lessor such other evidence as Lessor reasonably may request, from time to time during the course of the restoration and repair, as to the progress of the work, compliance with the approved plans and specifications, the cost of restoration and repair and the total amount needed to complete the restoration and repair, and showing that there are no liens against the Leased Property arising in connection with the restoration and repair and that the cost of the restoration and repair at least equals the total amount of Construction Funds then disbursed to Lessee hereunder.
(e) If the Construction Funds are at any time determined by Lessor to be inadequate for payment in full of all labor and materials for the restoration and repair, Lessee immediately shall pay the amount of the deficiency to Lessor to be held and disbursed as Construction Funds prior to the disbursement of any other Construction Funds then held by Lessor.
(f) The Construction Funds may be disbursed by Lessor to Lessee or to the persons entitled to receive payment thereof from Lessee, and such disbursement in either case may be made directly or through a third party escrow agent, such as, but not limited to, a title insurance company, or its agent, all as Lessor may determine in its sole discretion. Provided Lessee is not in default hereunder, any excess Construction Funds shall be paid to Lessee upon completion of the restoration or repair.
(g) If Lessee at any time fails to perform promptly and fully the conditions and covenants set forth in subparagraphs (a) through (f) above, and the failure is not corrected within ten (10) days of written Notice thereof, or if during the restoration or repair an Event of Default occurs, Lessor may, at its option, immediately cease making any further payments to Lessee for the restoration and repair.
(h) Lessor may reimburse itself out of the Construction Funds for its reasonable expenses incurred in administering the Construction Funds and inspecting the restoration and repair work, including without limitation attorneys' and other professional fees and escrow fees and expenses.
14.7 Net Proceeds Paid to Facility Mortgagee. Notwithstanding anything in this Lease to the contrary, if any Facility Mortgagee is entitled to any Net Proceeds or any portion thereof under the terms of any Facility Mortgage, the Net Proceeds shall be applied, held and/or disbursed in accordance with the terms of the Facility Mortgage. Lessor shall make commercially reasonable efforts to cause the
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Net Proceeds to be applied to the restoration of the Leased Property. Lessor shall make commercially reasonable efforts to cause the Net Proceeds to be applied to the restoration of the Leased Property. In the event that following a loss a Facility Mortgagee requires Net Proceeds attributable to such loss to be paid for any purpose other than the restoration of the affected Facility, and if Lessor does not elect, at its option, to make available to Lessee pursuant to the same terms as set forth in this Article XIV of this Lease funds equal to the amount of funds Lessor would be obligated to make available to Lessee for such restoration pursuant to Article XIV of this Lease if the Facility Mortgagee had not so applied such funds within sixty (60) days after the date on which Lessee receives notice of the unavailability of such funds to restore the affected Facility, then Lessee shall have the right and option, by written notice to Lessor not earlier than sixty (60) days nor later than ninety (90) days after the date on which Lessee receives notice of the unavailability of such funds to restore the affected Facility, to terminate this Lease as to the affected Facility only. In such circumstances where Lessee elects to terminate the Lease as to the affected Facility pursuant to this Section 14.7, Lessor and Lessee shall agree that the Base Rent shall be reduced in proportion to the Fair Market Value of the affected Facility prior to such damage or destruction to the Fair Market Value of all of the Facilities prior to such damage or destruction. Upon a final determination as to the reduction in Rent on account of such affected Facility, Lessor and Lessee shall execute and deliver an amendment to this Lease memorializing the deletion of the affected Facility herefrom and the corresponding Rent reduction, and affirming all other terms and conditions of this Lease as the same may have theretofore been amended. If Lessor does make such funds available to Lessee as provided for in this Section 14.7, the Lease shall not terminate with respect to the affected Facility.
15.1 Total Taking or Other Taking with Leased Property Rendered Unsuitable for Its Primary Intended Use. If title to the fee of the whole of a Leased Property is Taken, this Lease shall cease and terminate as to the Leased Property Taken as of the Date of Taking by the Condemnor, and Rent shall be apportioned as of the termination date. If title to the fee of less than the whole of a Leased Property is Taken, but such Leased Property is rendered Unsuitable for Its Primary Intended Use as a result of the Partial Taking, each of Lessee and Lessor shall have the option, which shall be exercisable by written Notice to the other at any time prior to the first to occur of the taking of possession by, or the date of vesting of title in, the Condemnor, to terminate this Lease with respect to such Leased Property as of the date so determined, in which event this Lease shall so cease and terminate with respect to that Leased Property as of the earlier of the date specified in the Notice or the date on which possession is taken by the Condemnor. If this Lease is so terminated as to a Leased Property, Rent shall be reduced as of the termination date in proportion to the number of beds in the affected Facility prior to such taking to the number of beds in all of the Facilities prior to such taking. Upon a final determination as to the apportionment of Rent on account of such affected Facility, Lessor and Lessee shall execute and deliver an amendment to this Lease memorializing the change in the Rent, and affirming all other terms and conditions of this Lease as the same may have theretofore been amended. If Lessor and Lessee cannot agree on the Rent apportionment or the form of the amendment, they shall submit the matter to arbitration pursuant to Article XXXV hereof.
15.2 Allocation of Award. The total Award made with respect to all or any portion of a Leased Property or for loss of Rent, or for loss of business, shall be solely the property of and payable to Lessor or, if so provided in a Facility Mortgage, to the Facility Mortgagee. Nothing contained in this lease will be deemed to create any additional interest in Lessee, or entitle Lessee to any payment based on the value of the unexpired term or so-called "bonus value" to Lessee of this Lease. Any Award made for the taking of Lessee's Personal Property that is not integral to the Primary Intended Use of the Facilities, or for removal and relocation expenses of Lessee in any such proceedings, shall be payable to Lessee. Any Award made for the taking of Lessee's Personal Property that is integral to the Primary Intended Use of the Facilities shall payable to Lessor or, if so provided in a Facility Mortgage,
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to the Facility Mortgagee. In any proceedings with respect to an Award, each of Lessor and Lessee shall seek its own Award in conformity herewith, at its own expense. Notwithstanding the foregoing, Lessee may pursue a claim for loss of its business, provided that under the laws of the State, such claim will not diminish the Award to Lessor.
15.3 Partial Taking. In the event of a Partial Taking, Lessee, at its own cost and expense, shall, within sixty (60) days of the first to occur of the taking of possession by, or the date of vesting of title in, the Condemnor, commence the restoration of the affected Leased Property to a complete architectural unit of the same general character and condition (as nearly as may be possible under the circumstances) as existed immediately prior to the Partial Taking, and complete such restoration with all reasonable dispatch, but in any event within one hundred eighty (180) days of the date on which such Notice is given. Lessor shall contribute to the cost of restoration only such portion of the Award as is made therefor. As long as no Event of Default has occurred and is continuing, if such portion of the Award is in an amount less than the Approval Threshold, Lessor shall pay the same to Lessee upon completion of such restoration. As long as no Event of Default has occurred and is continuing, if such portion of the Award is in an amount equal to or greater than the Approval Threshold, Lessor shall make such portion of the Award available to Lessee in the manner provided in Section 14.6 with respect to Net Proceeds in excess of the Approval Threshold. Notwithstanding anything to the contrary in this Lease, if the Fair Market Rent of the affected Leased Property is reduced by reason of the Partial Taking, from and after the date on which possession is taken by the Condemnor the annualized Base Rent shall be reduced by an amount determined by dividing the portion of the Award made to Lessor expressly for such reduction in Fair Market Rent by the Capitalization Rate.
15.4 Temporary Taking. If there is a Partial Taking of possession or the use of all or part of a Leased Property, but the fee of such Leased Property is not Taken in whole or in part, until such Partial Taking of possession or use continues for more than six (6) months, all the provisions of this Lease shall remain in full force and effect and the entire amount of any Award made for such Partial Taking shall be paid to Lessee provided there is then no uncured Event of Default. Upon the termination of any such period of temporary use or occupancy, Lessee at its sole cost and expense shall restore the affected Leased Property, as nearly as may be reasonably possible, to the condition existing immediately prior to such Partial Taking. If any such Partial Taking continues for longer than six (6) months, and fifty percent (50%) or more of the patient capacity of the affected Facility is thereby rendered Unsuitable for Its Primary Intended Use, this Lease shall cease and terminate as to the affected Leased Property only as of the last day of the sixth (6th) month, but if less than fifty percent (50%) of the patient capacity of such Facility is thereby rendered Unsuitable for Its Primary Use, each of Lessee and Lessor shall have the option, which shall be exercisable by giving written Notice to the other at least sixty (60) days prior written Notice to the other, at any time prior to the end of the temporary Partial Taking, to terminate this Lease as to the affected Leased Property of the date set forth in such Notice, and Lessee shall be entitled to any Award made for the period of such temporary Partial Taking prior to the date of termination of the Lease. Rent shall not abate during the period of any temporary Partial Taking.
15.5 Awards Paid to Facility Mortgagee. Notwithstanding anything herein to the contrary, if any Facility Mortgagee is entitled to any Award or any portion thereof under the terms of any Facility Mortgage, such Award shall be applied, held and/or disbursed in accordance with the terms of the Facility Mortgage; provided that if a Facility Mortgagee elects to apply any portion of the Award necessary to restore the Facility so Taken to any purpose other than the restoration of the affected Facility, and if Lessor does not elect, at its option, within sixty (60) days after the date on which Lessee receives notice of the unavailability of such funds to restore the affected Facility to make available to Lessee pursuant to the same terms as set forth in this Article XV of this Lease funds equal to the amount of funds Lessor would be obligated to make available to Lessee for such restoration pursuant to Article XV of this Lease if the Facility Mortgagee had not so applied such funds, Lessee shall have
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the right, by written notice to Lessor not earlier than sixty (60) days nor later than ninety (90) days after the date on which Lessee receives notice of the unavailability of such funds to restore the affected Facility, to terminate this Lease as to the affected Facility only. In such circumstances where Lessee elects to terminate the Lease as to the affected Facility pursuant to this Section 15.5, Lessor and Lessee agree that the Base Rent shall be reduced in proportion to the number of beds in the affected Facility prior to such Taking to the number of beds in all of the Facilities prior to such Taking. Upon a final determination as to the apportionment of Rent on account of such Facility, Lessor and Lessee shall execute and deliver an amendment to this Lease memorializing the deletion of the affected Facility from this Lease and the corresponding Base Rent reduction, and affirming all other terms and conditions of this Lease as the same may have theretofore been amended. If Lessor and Lessee cannot agree on the Base Rent reduction or the form of the amendment, they shall submit the matter to arbitration pursuant to Article XXXV hereof.
16.1 Lessor's Rights Upon an Event of Default. After an Event of Default occurs and while it continues, Lessor may terminate this Lease by giving Lessee a Notice of Termination, and in such event the Term shall end and all rights of Lessee under this Lease shall cease on the Termination Date. The Notice of Termination shall be in lieu of and not in addition to any notice required by the laws of any State as a condition to bringing an action for possession of the Leased Premises or to recover damages under this Lease. In addition to Lessor's right to terminate this Lease, Lessor shall have all other rights set forth in this Lease and all remedies available at law and in equity.
Lessee shall, to the extent permitted by law, pay as Additional Charges all costs and expenses incurred by or on behalf of Lessor, including, without limitation, reasonable attorneys' fees and expenses (whether or not litigation is commenced, and if litigation is commenced, including fees and expenses incurred in appeals and post-judgment proceedings) as a result of any default of Lessee hereunder.
No Event of Default (other than a failure to make payment of money) shall be deemed to exist if and for so long as Lessee is unable to prevent such Event of Default because of Force Majeure, provided that, upon the cessation of the Force Majeure, Lessee immediately shall proceed to remedy the action or condition giving rise to the Event of Default within the applicable cure period as extended by the Force Majeure.
16.2 Certain Remedies. After an Event of Default occurs and while it continues, whether or not this Lease has been terminated pursuant to Section 16.1, if required to do so by Lessor Lessee immediately shall surrender the Leased Properties to Lessor in the condition required by Section 9.1.5 and quit the same, and Lessor may enter upon and repossess the Leased Properties by reasonable force, summary proceedings, ejectment or otherwise, and may remove Lessee and all other persons and any and all personal properties from the Leased Properties, subject to rights of any residents or patients and to any Legal Requirements. In addition to all other remedies set forth or referred to in this Article XVI, Lessor shall have the right to suspend any Management Agreement as to one or more or all Facilities and to retain a manager of the affected Facility or all Facilities at the expense of Lessee, such manager to serve for such term and at such compensation as Lessor reasonably determines is necessary under the circumstances.
16.3 Damages. None of (a) the termination of this Lease pursuant to Section 1.6.1, (b) the repossession of the Leased Properties, (c) the failure of Lessor to relet the Leased Properties, (d) the reletting of all or any portion thereof, or (v) the failure of Lessor to collect or receive any rentals due upon such any reletting, shall relieve Lessee of its liability and obligations hereunder, all of which shall survive any such termination, repossession or reletting. If this Lease is terminated by Lessor, Lessee immediately shall pay to Lessor all Rent due and payable with respect to the Leased Properties to and
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including the Termination Date, including without limitation all interest and late charges payable under Section 3.3 hereof with respect to any late payment of such Rent. Lessee also shall pay to Lessor, as liquidated damages, at Lessor's option, either:
(A) The sum of:
(i) Lessor's Interim Rent Loss, minus Net Reletting Proceeds for such period, and minus the portion of Lessor's Interim Rent Loss, if any, that Lessee proves reasonably could have been mitigated by Lessor, plus
(ii) the Present Value on the Judgment Date of Lessor's Future Rent Loss, assuming the CPI were to increase four (4) percentage points per Lease Year from the Judgment Date through the Expiration Date, minus the Present Value on the Termination Date of the portion of Lessor's Future Rent Loss that Lessee proves reasonably could be mitigated by Lessor;
or
(B) Each month between the Termination Date and the Expiration Date, Lessor's Monthly Rent Loss, minus the Net Reletting Proceeds for such month, and minus the portion, if any, of Lessor's Monthly Rent Loss that Lessee proves reasonably could have been avoided. Any suit brought to recover liquidated damages payable under this subsection (B) shall not prejudice Lessor's right to collect liquidated damages for subsequent months in a similar proceeding.
16.4 Waiver. If this Lease is terminated pursuant to Section 16.1, Lessee waives, to the extent permitted by applicable law, (a) any right of reentry, repossession or redesignation, (b) any right to a trial by jury in the event of summary proceedings to enforce the remedies set forth in this Article XVI, and (c) the benefit of any laws now or hereafter in force exempting property from liability for rent or for debt. Acceptance of Rent at any time does not prejudice or remove any right of Lessor as to any right or remedy. No course of conduct shall be held to bar Lessor from literal enforcement of the terms of this Lease.
16.5 Application of Funds. Any payments received by Lessor under any of the provisions of this Lease during the existence or continuance of any Event of Default shall be applied to Lessee's obligations in the order that Lessor determines in its sole discretion or as may be prescribed by law.
16.6 Bankruptcy
(a) None of Lessee's interest in this Lease, any estate hereby created in Lessee's interest or any interest herein or therein shall pass to any trustee or receiver or assignee for the benefit of creditors or otherwise by operation of law, except as specifically may be provided pursuant to the Bankruptcy Code (11 USC § 101 et. seq.), as the same may be amended from time to time.
(b) Rights and Obligations Under the Bankruptcy Code.
(i) Upon filing of a petition by or against Lessee under the Bankruptcy Code, Lessee, as debtor and as debtor-in-possession, and any trustee who may be appointed with respect to the assets of or estate in bankruptcy of Lessee, agree to pay monthly in advance, on the first day of each month, as reasonable compensation for the use and occupancy of the Leased Premises, an amount equal to all Rent due pursuant to this Lease.
(ii) Included within and in addition to any other conditions or obligations imposed upon Lessee or its successor in the event of the assumption and/or assignment of the Lease are the following: (A) the cure of any monetary defaults and reimbursement of pecuniary loss within not more than thirty (30) days of the assumption and/or assignment; (B) the deposit of an additional amount equal to not less than three (3) months' Base Rent, which amount is agreed to be a necessary and appropriate deposit to secure the future performance under the Lease of Lessee or its assignee;
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(C) the continued use of the Leased Premises for the Primary Intended Use; and (D) the prior written consent of any Facility Mortgagee.
17.1 Lessor's Right to Cure Lessee's Default. If Lessee fails to make any payment or perform any act required to be made or performed under this Lease, and fails to cure the same within any grace or cure period applicable thereto, upon such Notice as may be expressly required herein (or, if Lessor reasonably determines that the giving of Notice would risk loss to the Leased Properties or cause damage to Lessor, upon such Notice as is practical under the circumstances), and without waiving or releasing any obligation of Lessee, Lessor may make such payment or perform such act for the account and at the expense of Lessee, and may, to the extent permitted by law, enter upon the Leased Properties for such purpose and take all such action thereon as, in Lessor's sole opinion, may be necessary or appropriate. No such entry shall be deemed an eviction of Lessee. All amounts so paid by Lessor and all costs and expenses (including, without limitation, reasonable attorneys' fees and expenses) so incurred, together with the late charge and interest provided for in Section 3.3 thereon, shall be paid by Lessee to Lessor on demand. The obligations of Lessee and rights of Lessor contained in this Article shall survive the expiration or earlier termination of this Lease.
18.1 Holding Over. If Lessee remains in possession of all or any of the Leased Properties after the expiration of the Term or earlier termination of this Lease, such possession shall be as a month-to-month tenant, and throughout the period of such possession Lessee shall pay as Rent for each month one and one half (1.5) times the sum of: (a) one-twelfth (1/12th) of the Base Rent payable during the Lease Year in which such expiration or termination occurs, plus (b) all Additional Charges accruing during the month, plus (c) any and all other sums payable by Lessee pursuant to this Lease. During such period of month-to-month tenancy, Lessee shall be obligated to perform and observe all of the terms, covenants and conditions of this Lease, but shall have no rights hereunder other than the right, to the extent given by applicable law to month-to-month tenancies, to continue its occupancy and use of the Leased Properties until the month-to-month tenancy is terminated. Nothing contained herein shall constitute the consent, express or implied, of Lessor to the holding over of Lessee after the expiration or earlier termination of this Lease. Notwithstanding the foregoing, in the event that Lessee holds over in a Leased Property because Lessor has been unable to secure a Manager or other licensed replacement operator for the Facility, or Lessor or the proposed Manager or other replacement operator have failed to obtain the required licenses and certifications, or meet other Legal Requirements to operate the Facility for the Primary Intended Use, then until the earlier of (y) the date on which Lessor or its Manager or replacement operator has procured its own licenses and certifications and assumed the operation of the Facility, or (z) Lessee has discharged all of the Facility's residents and ceased operations in and from the Facility, which closing procedure shall in no event commence prior to the ninetieth (90th) day following the expiration of the Term or earlier termination of this Lease, the Base Rent payable by Tenant on account of such Facility shall be equal to the Base Rent apportionable to such Facility in effect as of the expiration or earlier termination of this Lease.
18.2 Indemnity. If Lessee fails to surrender the Leased Properties in a timely manner and in accordance with the provisions of Section 9.1.5 upon the expiration or termination of this Lease, in addition to any other liabilities to Lessor accruing therefrom, Lessee shall defend, indemnify and hold Lessor, its principals, officers, directors, agents and employees harmless from loss or liability resulting from such failure, including, without limiting the generality of the foregoing, loss of rental with respect to any new lease in which the rental payable thereunder exceeds the Rent paid by Lessee pursuant to this Lease during Lessee's hold-over and any claims by any proposed new tenant founded on such
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failure. The provisions of this Section 18.2 shall survive the expiration or earlier termination of the Term.
19.1 Subordination. This Lease is subject and subordinate to any Facility Mortgage and to any Ground Lease, to all advances made or hereafter to be made thereunder and to all renewals, modifications, consolidations, replacements and extensions thereof and substitutions therefore. This clause shall be self-operative and no further instrument of subordination need be required by any Facility Mortgagee or Ground Lessor; provided, however, that Lessor or any Facility Mortgagee may elect to make this Lease superior to a Facility Mortgage at any time by Notice to Lessee. As to any Facility Mortgage or Ground Lease to which this Lease is subordinate, Lessor shall provide Lessee with a "non-disturbance agreement" reasonably acceptable to such Facility Mortgagee or Ground Lessor providing that, if such Facility Mortgagee acquires the Leased Properties by way of foreclosure or deed in lieu of foreclosure, or if the Ground Lease is terminated, such Facility Mortgagee or Ground Lessor will not disturb Lessee's possession under this Lease and will recognize Lessee's rights hereunder if and for so long as no Event of Default has occurred under this Lease and is continuing. Lessee agrees that it shall not withhold or delay its consent unreasonably to any amendment of this Lease reasonably required by a Facility Mortgagee or Ground Lessor, and Lessee shall be deemed to have withheld or delayed its consent unreasonably if Lessee has received the non-disturbance agreement provided for above and the requested amendment does not materially (a) alter the economic terms of this Lease, (b) diminish the rights of Lessee under this Lease or (c) increase the obligations of Lessee under this Lease.
19.2 Attornment. If a Facility Mortgagee or Ground Lessor enforces the remedies provided for by law or by a Facility Mortgage or Ground Lease, Lessee shall, at the option of the party succeeding to the interest of Lessor as a result of such enforcement or as a result of a deed or delivery of possession of the Leased Properties in lieu of such enforcement, attorn to such successor and recognize such successor as Lessor under this Lease; provided, however, that such successor in interest shall not (a) be bound by any payment of Rent for more than one (1) month in advance, except for any such advance payments as may be expressly required by this Lease; (b) be bound by any modification of this Lease made without the written consent of the Facility Mortgagee or Ground Lessor or successor in interest; (c) be liable for any act or omission of Lessor; or (d) be subject to any offset or defense arising prior to the date such successor in interest acquired title to the Leased Properties or, in the case of a Ground Lessor, the date on which the Ground Lessor recovered or was given possession of the Leased Properties. Upon request, Lessee shall execute and deliver an instrument or instruments confirming the attornment provided for herein.
19.3 Lessee's Certificate. Lessee shall, upon not less than ten (10) days prior Notice from Lessor, execute, acknowledge and deliver to Lessor Lessee's Certificate containing then-current facts. It is intended that any Lessee's Certificate delivered pursuant hereto may be relied upon by Lessor, any prospective tenant or purchaser of the Leased Properties, any mortgagee or prospective mortgagee and any other party who reasonably may rely on such statement. Lessee's failure to deliver the Lessee's Certificate within such time shall constitute an Event of Default. In addition, if Lessee fails to deliver the Lessee's Certificate within the ten (10) day period referred to above, Lessee hereby authorizes Lessor to execute and deliver a certificate to the effect (if true) that Lessee represents and warrants that (a) this Lease is in full force and effect without modification, and (b) Lessor is not in breach or default of any of its obligations under this Lease.
19.4 Notice and Cure. If a Facility Mortgagee acquires title to one or more of the Leased Properties by way of foreclosure or deed in lieu of foreclosure, then commencing on the date the Facility Mortgagee acquires title, the Facility Mortgagee shall have thirty (30) days within which to cure any default by Lessor under this Lease existing on such date. If the defaults by Lessor are cured during
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such period, then this Lease shall remain in full force and effect and Lessee shall have no right to terminate this Lease so long as the Facility Mortgagee performs all of the Lessor's subsequent obligations under this Lease. The foregoing rights to cure a Lessor default shall be exercisable in the sole discretion of the Facility Mortgagee, and, the Facility Mortgagee shall have no obligation to cure any default by Lessor.
20.1 Risk of Loss. During the Term, the risk of loss or of decrease in the enjoyment and beneficial use of the Leased Properties in consequence of the damage or destruction thereof by fire, the elements, casualties, thefts, riots, wars or otherwise, or in consequence of foreclosures, attachments, levies or executions (other than those caused by Lessor and those claiming from, through or under Lessor) is assumed by Lessee, and, in the absence of gross negligence, willful misconduct or material breach of this Lease by Lessor, Lessor in no event shall be answerable or accountable therefor nor shall any of the events mentioned in this Section entitle Lessee to any abatement of Rent.
21.1 Indemnification. Notwithstanding the existence of any insurance or self-insurance provided for in Article XIII, and without regard to the policy limits of any such insurance or self-insurance, Lessee shall protect, indemnify, save harmless and defend Lessor and any Facility Mortgagee, and the principals, officers, directors and agents and employees of Lessor and of any Facility Mortgagee, from and against all liabilities, obligations, claims, damages, penalties, causes of action, costs and expenses (including, without limitation, reasonable attorneys' fees and expenses), to the extent permitted by law, imposed upon or incurred by or asserted against Lessor or any Facility Mortgagee by reason of: (a) any accident, injury to or death of persons or loss of or damage to property occurring on or about the Leased Properties or adjoining sidewalks, including without limitation any claims of malpractice; (b) any use, misuse, non-use, condition, maintenance or repair by Lessee of the Leased Properties; (c) the failure to pay any Impositions; (d) any failure on the part of Lessee to perform or comply with any of the terms of this Lease; (e) the management and operation of the Facility from and after the Commencement Date; and (f) the nonperformance of any contractual obligation, express or implied, assumed or undertaken by Lessee or any party in privity with Lessee with respect to the Leased Properties or any business or other activity carried on with respect to the Leased Properties during the Term or thereafter during any time in which Lessee or any such other party is in possession of the Leased Properties or thereafter to the extent that any conduct by Lessee or any such person (or failure of such conduct thereby if the same should have been undertaken during such time of possession and leads to such damage or loss) causes such loss or claim. Any amounts that become payable by Lessee under this Section shall be paid within ten (10) days after liability therefor on the part of Lessee is determined by litigation or otherwise, and, if not timely paid, shall bear interest (to the extent permitted by law) at the Overdue Rate from the date of Lessor's loss to the date of payment by Lessee. Nothing herein shall be construed as indemnifying either Lessor or any Facility Mortgagee against its own grossly negligent acts or omissions or willful misconduct.
21.2 Survival of Indemnification. Lessee's liability under this Article shall survive the expiration or any earlier termination of this Lease.
22.1 General Prohibition against Transfers. Lessee acknowledges that a significant inducement to Lessor to enter into this Lease with Lessee on the terms set forth herein is the combination of financial strength, experience, skill and reputation possessed by Lessee, the Person or Persons in Control of Lessee and the Manager of the Facilities on the Commencement Date, together with Lessee's assurance that Lessor shall have the unrestricted right to approve or disapprove any proposed
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Transfer. Therefore, there shall be no Transfer except as specifically permitted by this Lease or consented to in advance by Lessor in writing. Lessee agrees that Lessor shall have the right to withhold its consent to any proposed Transfer on the basis of Lessor's judgment as to the effect the proposed Transfer may have on the Facilities and the future performance of the obligations of the Lessee under this Lease, whether or not Lessee agrees with such judgment. Any attempted Transfer that is not specifically permitted by this Lease or consented to by Lessor in advance in writing shall be null and void and of no force and effect whatsoever. In the event of a Transfer, Lessor may collect Rent and other charges from the Transferee and apply the amounts collected to the Rent and other charges herein reserved, but no Transfer or collection of Rent and other charges shall be deemed to be a waiver of Lessor's rights to enforce Lessee's covenants or an acceptance of the Transferee as Lessee, or a release of the Lessee named herein from the performance of its covenants. Notwithstanding any Transfer, Lessee shall remain fully liable for the performance of all terms, covenants and provisions of this Lease. Any violation of this Lease by any Transferee shall be deemed to be a violation of this Lease by Lessee. Notwithstanding the provisions of Section 22.1 of this Lease, any Transfer resulting from a Change in Control occurring during the initial public offering of stock in the Lessee or Guarantor is permitted and does not require Lessor's consent.
22.2 Subordination and Attornment. Lessee shall insert in any sublease permitted by Lessor provisions to the effect that (a) such sublease is subject and subordinate to all of the terms and provisions of this Lease and to the rights of Lessor hereunder, (b) if this Lease terminates before the expiration of such sublease, the sublessee thereunder will, at Lessor's option, attorn to Lessor and waive any right the sublessee may have to terminate the sublease or to surrender possession thereunder, as a result of the termination of this Lease, and (c) if the sublessee receives a written Notice from Lessor or Lessor's assignee, if any, stating that Lessee is in default under this Lease, the sublessee thereafter shall be obligated to pay all rentals accruing under the sublease directly to the party giving such Notice, or as such party may direct, and such payments shall be credited against the amounts owing by Lessee under this Lease.
22.3 Sublease Limitation. Anything contained in this Lease to the contrary notwithstanding, even if a sublease of a Leased Property is permitted, Lessee shall not sublet such Leased Property on any basis such that the rental to be paid by the sublessee thereunder would be based, in whole or in part, on either (a) the income or profits derived by the business activities of the sublessee, or (b) any other formula such that any portion of the sublease rental received by Lessor would fail to qualify as "rents from real property" within the meaning of Section 856(d) of the Code, or any similar or successor provision thereto. The parties agree that this Section shall not be deemed waived or modified by implication, but may be waived or modified only by an instrument in writing explicitly referring to this Section by number.
23.1 Financial Statements and Other Reports and Materials Required by Lessor. Lessee shall furnish to Lessor, in paper form and, if available, by electronic means satisfactory to Lessor:
(a) Annually, (i) within seventy five (75) days after the end of each of Lessee's fiscal years: (A) separate financial statements for each of the Facilities that are prepared in accordance with GAAP, except for principles of consolidation; (B) a variance report comparing actual items of income and expenses to such items as budgeted; and (C) an Officer's Certificate stating that Lessee is not, to the best of such officer's knowledge after reasonable inquiry, in default in the performance or observance of any of the terms of this Lease, or if Lessee is in default, specifying all such defaults, the nature thereof, and the steps being taken to remedy the same; and (ii) within one hundred twenty (120) days after the end of each of Guarantor's fiscal years: (A) Guarantor's audited annual Financial Statements; and (B) a certificate from Guarantor's outside auditors stating that nothing came to the attention of
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the auditors during the course of their audit of Guarantor's Financial Statements that would cause them to believe that any Event of Default under this Lease had occurred;
(b) Quarterly, within forty five (45) days after the end of each of Lessee's quarters, quarterly consolidated unaudited Financial Statements of Guarantor, together with an Officer's Certificate stating that, to the best of such officer's knowledge after reasonable inquiry, (i) Lessee is not in default of any covenant set forth in Section 8 of this Lease, or if Lessee is in default, specifying all such defaults, the nature thereof, and the steps being taken to remedy the same; (ii) each Facility that participates in the Medicare program is in compliance with the terms of its Medicare provider agreement and in good standing with the Medicare program; (iii) each Facility that participates in the Medicaid program is in compliance with the terms of its Medicaid provider agreement and in good standing with the Medicaid program; and (iv) the then-current number of licensed and operating beds at each Facility;
(c) Monthly, within thirty (30) days after the end of each month, monthly unaudited financial reports for each Facility, including detailed statements of income and expense and detailed operational statistics regarding occupancy rates, patient mix and patient rates by type for the Facility, including an aged accounts receivables report in sufficient detail to show amounts due from each class of patient mix (i.e., private, Medicare, Medicaid and Veterans Administration) by the account age classifications of 30 days, 60 days, 90 days, 120 days and over 120 days;
(d) Within fifteen (15) days of filing a copy of each cost report filed with a governmental agency for any Facility;
(e) Within fifteen (15) days of Lessee's or Manager's receipt thereof, copies of Medicare and Medicaid Rate Letters and correspondence;
(f) Within fifteen (15) days after they are required to be filed with the SEC, copies of any annual or quarterly report and of information, documents and other reports (or copies of such portions of any of the foregoing as the SEC may by rules and regulations prescribe) that Lessee or Manager is required to file with the SEC pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934;
(g) Within thirty (30) days of Lessee's or Manager's receipt thereof, copies of surveys performed by the appropriate governmental agencies for licensing or certification purposes, including, without limitation, annual surveys, revisits and complaint surveys, copies of any plans of correction and all related correspondence;
(h) Immediate Notice to Lessor of any action, proposal or investigation by any agency or entity, or complaint to such agency or entity, known to Lessee, the result of which could be to (i) modify in a way adverse to Lessee or revoke or suspend or terminate, or fail to renew or fully continue in effect, any license or certificate or operating authority pursuant to which Lessee carries on any part of the Primary Intended Use of the Facilities, or (ii) suspend, terminate, adversely modify, or fail to renew or fully continue in effect any cost reimbursement or cost sharing program by any state or federal governmental agency, including but not limited to Medicaid or Medicare or any successor or substitute therefor, or seek return of or reimbursement for any funds previously advanced or paid pursuant to any such program, or (iii) impose any bed hold, limitation on patient admission or similar restriction on any Leased Property, or (iv) prosecute any party with respect to the operation of any activity on the Facilities or enjoin any party or seek any civil penalty in excess of One Thousand Dollars ($1,000.00) in respect thereof;
(i) As soon as it is prepared for each calendar year, but not later than the last day of the second (2nd) month in such calendar year, a capital and operating budget for the Facilities for that calendar year;
(j) With reasonable promptness, such other information respecting the financial condition and affairs of Lessee and the Facilities as Lessor reasonably may request from time to time, including,
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without limitation, any such other information as may be available to the administration of the Leased Properties;
(k) Upon Lessor's request from time to time, such additional information and unaudited quarterly financial information concerning the Leased Properties and Lessee as Lessor may reasonably require for its on-going filings with the Securities and Exchange Commission, under both the Securities Act of 1933, as amended, and the Securities Exchange Act of 1934, as amended, including, but not limited to, 10-Q Quarterly Reports, 10-K Annual Reports and registration statements to be filed by Lessor during the Term of this Lease;
(l) Upon Lessor's request from time to time, the worksheets of Lessee used in the preparation of the Financial Statements; and
(m) To the extent available from the issuing authority, at least fifteen (15) Business Days before the expiration of each license and permit required for the operation of the Facilities for the Primary Intended Use, evidence satisfactory to Lessor that such license or permit has been renewed by the issuer thereof.
23.2 Public Offering Information. Lessee specifically agrees that Lessor may include financial information and information concerning the operation of the Facilities that does not violate the confidentiality of the facility-patient relationship and the physician-patient privilege under applicable laws, in offering memoranda or prospectus, or similar publications in connection with syndications or public offerings of Lessor's securities or interests, and any other reporting requirements under applicable Federal and State Laws, including those of any successor to Lessor. Lessee agrees to provide such other reasonable information necessary with respect to Lessee and the Leased Properties to facilitate a public offering or to satisfy SEC or regulatory disclosure requirements. Upon request of Lessor, Lessee shall notify Lessor of any necessary corrections to information Lessor proposes to publish within a reasonable period of time (not to exceed three (3) days) after being informed thereof by Lessor.
24.1 Lessor's Right to Inspect. Lessee shall permit Lessor and its authorized representatives to inspect the Leased Properties and Lessee's books and records pertaining thereto during normal business hours at any time without Notice.
25.1 No Waiver. No failure by Lessor to insist upon the strict performance of any term hereof or to exercise any right, power or remedy consequent upon a breach hereof, and no acceptance of full or partial payment of Rent during the continuance of any such breach, shall constitute a waiver of any such breach or of any such term. No waiver of any breach shall affect or alter this Lease, which shall continue in full force and effect with respect to any other then existing or subsequent breach.
26.1 Remedies Cumulative. To the extent permitted by law, each legal, equitable or contractual right, power and remedy of Lessor now or hereafter provided either in this Lease or by statute or otherwise shall be cumulative and concurrent and shall be in addition to every other right, power and remedy, and the exercise or beginning of the exercise by Lessor of any one or more of such rights, powers and remedies shall not preclude the simultaneous or subsequent exercise by Lessor of any or all of such other rights, powers and remedies.
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27.1 Acceptance of Surrender. No surrender to Lessor of this Lease or of the Leased Properties or any part thereof, or of any interest therein, shall be valid or effective unless agreed to and accepted in writing by Lessor, and no act by Lessor or any representative or agent of Lessor, other than such a written acceptance by Lessor, shall constitute an acceptance of any such surrender.
28.1 No Merger of Title. There shall be no merger of this Lease or of the leasehold estate created hereby by reason of the fact that the same person, firm, corporation or other entity may acquire, own or hold, directly or indirectly, (a) this Lease or the leasehold estate created hereby or any interest in this Lease or such leasehold estate, and (b) the fee estate in the Leased Properties.
28.2 No Partnership. Nothing contained in this Lease will be deemed or construed to create a partnership or joint venture between Lessor and Lessee or to cause either party to be responsible in any way for the debts or obligations of the other or any other party, it being the intention of the parties that the only relationship hereunder is that of Lessor and Lessee.
29.1 Conveyance by Lessor. If Lessor or any successor owner of the Leased Properties conveys the Leased Properties other than as security for a debt, Lessor or such successor owner, as the case may be, shall be released from all future liabilities and obligations of Lessor under this Lease arising or accruing from and after the date of such conveyance or other transfer, and all such future liabilities and obligations shall be binding upon the new owner.
30.1 Quiet Enjoyment. So long as Lessee pays all Rent as it becomes due and complies with all of the terms of this Lease and performs its obligations hereunder, Lessee shall peaceably and quietly have, hold and enjoy the Leased Properties for the Term, free of any claim or other action by Lessor or anyone claiming by, through or under Lessor, but subject to all liens and encumbrances of record as of the date hereof or hereafter provided for in this Lease or consented to by Lessee. Except as otherwise provided in this Lease, no failure by Lessor to comply with the foregoing covenant will give Lessee any right to cancel or terminate this Lease or abate, reduce or make a deduction from or offset against the Rent or any other sum payable under this Lease, or to fail to perform any other obligation of Lessee. Lessee shall, however, have the right, by separate and independent action, to pursue any claim it may have against Lessor as a result of a breach by Lessor of the covenant of quiet enjoyment contained in this Section.
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31.1 Notices. Any notice, request or other communication to be given by any party hereunder shall be in writing and shall be sent by registered or certified mail, postage prepaid, or by hand delivery or facsimile transmission to the following address:
To Lessee: | Permunitum LLC | |
Before 1/01/04: |
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Attn: General Counsel 32232 Paseo Adelanto, Suite 100 San Juan Capistrano, CA 92675 Telephone No.: (949) 487-9500 Facsimile No.: (949) 487-9300 |
After 1/01/04: |
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Attn: General Counsel 27101 Puerta Real, Suite 450 Mission Viejo, CA 92691 Telephone No.: (949) 487-9500 Facsimile No.: (949) 487-9300 |
To Lessor: |
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OHI Asset (CA), LLC c/o Omega Healthcare Investors, Inc. 9690 Deereco Road, Suite 100 Timonium, MD 21093 Attn.: Daniel J. Booth Telephone No.: (410) 427-1700 Facsimile No.: (410) 427-8800 |
And with copy to (which shall not constitute notice): |
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Myers Nelson Dillon & Shierk, PLLC 125 Ottawa Ave., N.W., Suite 270 Grand Rapids, Michigan 49503 Attn: Mark E. Derwent Telephone No.: (616) 233-9640 Facsimile No.: (616) 233-9642 |
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or to such other address as either party may hereafter designate. Notice shall be deemed to have been given on the date of delivery if such delivery is made on a Business Day, or if not, on the first Business Day after delivery. If delivery is refused, Notice shall be deemed to have been given on the date delivery was first attempted. Notice sent by facsimile transmission shall be deemed given upon confirmation that such Notice was received at the number specified above or in a Notice to the sender. If Lessee has vacated the Leased Properties, Lessor's Notice may be posted on the door of a Leased Property.
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32.1 Compliance With Facility Mortgage. Lessee covenants and agrees that it will duly and punctually observe, perform and comply with all of the terms, covenants and conditions (including, without limitation, covenants requiring the keeping of books and records and delivery of Financial Statements and other information) of any Facility Mortgage of which Lessee has been given a true and complete copy prior to the execution and delivery of this Lease, or which Lessee has reviewed and agreed to be bound by subsequent to the execution of this Lease (and such agreement shall not be unreasonably withheld or delayed), and that it will not directly or indirectly do any act or suffer or permit any condition or thing to occur, that would or might constitute a default under a Facility Mortgage. Anything in this Lease to the contrary notwithstanding, if the time for performance of any act required of Lessee by the terms of a Facility Mortgage is shorter than the time allowed by this Lease for performance of such act by Lessee, then Lessee shall perform such act within the time limits specified in the Facility Mortgage.
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33.1 Lessor's Option to Purchase Lessee's Personal Property. At the expiration or termination of this Lease, at Lessor's option Lessee shall be deemed to have sold, assigned, transferred and conveyed all of Lessee's Personal Property, or such portion thereof as may be designated by Lessor in its exercise of its option, to Lessor pursuant to Section 6.3 hereof for an amount equal to the then book value thereof (acquisition cost less accumulated depreciation on the books of Lessee pertaining thereto), subject to, and with appropriate credits for, any obligations owing from Lessee to Lessor and for the then outstanding balances owing on all equipment leases, conditional sale contracts and any other encumbrances to which such Personal Property is subject. Lessor's option shall be exercised by Notice to Lessee no more than one hundred eighty (180) days, nor less than ninety (90) days, before the expiration of the Initial Term or, if the Term is renewed as provided herein, before the expiration of the last Renewal Term, unless this Lease is terminated prior to its expiration date by reason of an Event of Default, in which event Lessor's option shall be exercised not more than forty-five (45) days after the Termination Date. If Lessor exercises its option, Lessee shall, in exchange for Lessor's payment of the purchase price, deliver the purchased Lessee's Personal Property to Lessor (provided that Lessee shall have no obligation to deliver such Lessee's Personal Property at any location other than the Facility where such assets are then in service), together with a bill of sale and such other documents as Lessor reasonably may request in order to carry out the purchase, and the purchase shall be closed by such delivery and such payment on the date set by Lessor in its Notice of exercise.
33.2 Facility Trade Names. If this Lease is terminated pursuant to Section 16.1 or Lessor exercises its option to purchase Lessee's Personal Property pursuant to Section 34.1, Lessee shall be deemed to have assigned to Lessor the exclusive right to use the Facility Trade Names in perpetuity in the markets in which the Facilities are located, and Lessee shall not after any such termination use the Facility Trade Names in any business that competes with the Facilities.
33.3 Transfer of Operational Control of the Facilities.
33.3.1 Lessee acknowledges and agrees that, subject to applicable law, the certificates of need and licenses necessary to operate the Leased Properties for the Primary Intended Use are appurtenant to the Leased Properties, both during and following the expiration or earlier termination of the Term. If the certificates of need or licenses to operate the Leased Properties for the Primary Intended Use are issued to Lessee, the Sublessees or the Manager, Lessee agrees that it will cooperate with Lessor to turn over to Lessor or its designee, upon the expiration or earlier termination of the Term, all of Lessee's rights in connection with the certificate of need and/or licenses.
33.3.2 Upon the expiration or earlier termination of the Term, Lessee shall cooperate fully in transferring operational control of the Facility to Lessor or Lessor's nominee and shall use its best efforts to cause the business conducted at the Facility to continue without interruption. Upon the request of Lessor, Lessee shall execute and deliver an Operations Transfer Agreement to Lessor and any new operator identified by Lessor in substantially the same form as the Operations Transfer Agreement attached as Exhibit E. The obligation of Lessee regarding the Operations Transfer Agreement shall survive the termination of this Lease. To that end, pending completion of the transfer of the operational control of the Facility to Lessor or its nominee:
(a) Lessee will provide all necessary information requested by Lessor or its nominee for the preparation and filing of any and all necessary applications or notifications of any federal or state governmental authority having jurisdiction over a change in the operational control of the Facility, and any other information reasonably required to effect an orderly transfer of the Facility, and Lessee will use its best efforts to cause all operating health care licenses to be transferred to Lessor or to Lessor's nominee; and
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(b) Lessee shall engage only in transactions or other activities with respect to the Facility that are in the ordinary course of its business and shall perform all maintenance and repairs reasonably necessary to keep the Facility in satisfactory operating condition and repair, and shall maintain the supplies and foodstuffs at levels that are consistent and in compliance with all health care regulations, and shall not sell or remove any personal property except in the ordinary course of business and in accordance with the terms and conditions of this Lease.
33.4 Intangibles and Personal Property. Notwithstanding any other provision of this Lease, but subject to Section 6.4 relating to the security interest in favor of Lessor, Lessor's Personal Property shall not include goodwill nor shall it include any other intangible personal property that is severable from Lessor's "interests in real property" within the meaning of Section 856(d) of the Code, or any similar or successor provision thereto.
34.1 Arbitration. Except with respect to the payment of Rent under this Lease, and any proceedings to recover possession of one or more of the Leased Properties, if any controversy arises between the parties hereto as to any of the provisions of this Lease or the performance thereof, and if the parties are unable to settle the controversy by agreement or as otherwise provided herein, the controversy shall be decided by arbitration. The arbitration shall be conducted by three arbitrators selected in accordance with the rules and procedures of the American Arbitration Association. The decision of the arbitrators shall be final and binding, and judgment may be entered thereon in any court of competent jurisdiction. The decision shall set forth in writing the basis for the decision. In rendering the decision and award, the arbitrators shall not add to, subtract from or otherwise modify the provisions of this Lease. The expense of the arbitration shall be divided between Lessor and Lessee unless otherwise specified in the award. Each party in interest shall pay the fees and expenses of its own counsel. The arbitration shall be conducted in Baltimore, Maryland. In any arbitration, the parties shall be entitled to conduct discovery in the same manner as permitted under Federal Rules of Civil Procedure 26 through 37, as amended. No provision in this Article shall limit the right of any party to this Agreement to obtain provisional or ancillary remedies from a court of competent jurisdiction before, after or during the pendency of any arbitration, and the exercise of such remedies does not constitute a waiver of the right of either party to arbitration.
35.1 Commissions. Lessee represents and warrants to Lessor that no real estate commission, finder's fee or the like is due and owing to any person in connection with this Lease. Lessee agrees to save, indemnify and hold Lessor harmless from and against any and all claims, liabilities or obligations for brokerage, finder's fees or the like in connection with this Lease or the transactions contemplated hereby, asserted by any person on the basis of any statement or act alleged to have been made or taken by Lessee.
36.1 Memorandum or Short Form of Lease. Lessor and Lessee shall, promptly upon the request of either, enter into a Memorandum or Short Form of this Lease, substantially in the form of attached Exhibit F, with such modifications as may be appropriate under the laws and customs of the States and in the customary form suitable for recording under the laws of each of the States. Lessee shall pay all costs and expenses of recording such memorandum or short form of this Lease.
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37.1 Security Deposit. Concurrently with Lessee's execution of this Lease, Lessee shall deliver to Lessor a security deposit in the amount of Three Hundred Eleven Thousand Two Hundred Eighty Seven Dollars ($311,287), in the form of an absolute, unconditional site draft letter of credit for a term of one (1) year (renewable automatically) issued by an "A" rated financial institution ("Security Deposit"), which Lessor shall hold as security for the full and faithful performance by Lessee of each and every term, provision, covenant and condition of this Lease in accordance with, and subject to, the terms and conditions of the Letter of Credit Agreement. If at any time the Security Deposit is in the form of cash, it shall be deposited by Lessor into an interest-bearing account, and the interest shall be added to and become part of the Security Deposit. The Security Deposit shall not be considered an advance payment of Rent (or of any other sum payable to Lessee under this Lease) or a measure of Lessor's damages in case of a default by Lessee. The Security Deposit shall not be considered a trust fund, and Lessee expressly acknowledges and agrees that Lessor is not acting as a trustee or in any fiduciary capacity in controlling or using the Security Deposit. Lessor shall have no obligation to maintain the Security Deposit separate and apart from Lessor's general and/or other funds. The Security Deposit, less any portion thereof applied as provided in the Letter of Credit Agreement or Section 37.2, shall be returned to Lessee within sixty (60) days following the expiration of the Term.
37.2 Application of Security Deposit. If Lessee defaults in respect of any of the terms, provisions, covenants and conditions of this Lease or of any agreement or instrument with which this Lease is cross-defaulted), including, but not limited to, payment of any Rent and other sums of money payable by Lessee, Lessor may, but shall not be required to, in addition to and not in lieu of any other rights and remedies available to Lessor, apply all or any part of the Security Deposit to the payment of any sum in default, or any other sum that Lessor may expend or be required to expend by reason of Lessee's default, including but not limited to, any damages or deficiency in reletting the Leased Properties. Whenever, and as often as, Lessor has applied any portion of the Security Deposit to cure Lessee's default hereunder or under any agreement with which this Lease is cross-defaulted, Lessee shall, within ten (10) days after Notice from Lessor, deliver a new letter of credit meeting the requirements of the Letter of Credit Agreement to Lessor (or, at Lessor's option, deposit additional money with Lessor) sufficient to restore the Security Deposit to the full amount then required to be deposited with Lessor pursuant to Section 37.1 above, and Lessee's failure to do so shall constitute an Event of Default without any further Notice.
37.3 Transfer of Security Deposit. If Lessor transfers its interest under this Lease, Lessor shall assign the Security Deposit to the new lessor and thereafter Lessor shall have no further liability for the return of the Security Deposit, and Lessee agrees to look solely to the new lessor for the return of the Security Deposit. The provisions of the preceding sentence shall apply to every transfer or assignment of Lessor's interest under this Lease. Lessee agrees that it will not assign or encumber or attempt to assign or encumber the Security Deposit and that Lessor, its successors and assigns may return the Security Deposit to the last Lessee in possession at the last address for which Notice has given by such Lessee and that Lessor 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.
38.1 Miscellaneous.
38.1.1 Survival, Choice of law. Anything contained in this Lease to the contrary notwithstanding, all claims against, and liabilities of, Lessee or Lessor arising prior to the date of expiration or termination of this Lease shall survive such expiration or termination. If any term or provision of this Lease or any application thereof is held invalid or unenforceable, the remainder of this Lease and any
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other application of such term or provisions shall not be affected thereby. Neither this Lease nor any provision hereof may be changed, waived, discharged or terminated except by an instrument in writing and in recordable form signed by Lessor, any Facility Mortgagee and Lessee. All the terms and provisions of this Lease shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. The headings in this Lease are for convenience of reference only and shall not limit or otherwise affect the meaning hereof. This Lease shall be governed by and construed in accordance with the laws of the state of Maryland, except as to matters which, under applicable procedural conflicts of laws rules require the application of laws of another State.
LESSEE CONSENTS TO IN PERSONAM JURISDICTION BEFORE THE STATE AND FEDERAL COURTS OF THE STATES OF MARYLAND AND CALIFORNIA, AND AGREES THAT ALL DISPUTES CONCERNING THIS AGREEMENT BE HEARD IN THE STATE AND FEDERAL COURTS LOCATED IN THE STATES OF MARYLAND OR CALIFORNIA. LESSEE AGREES THAT SERVICE OF PROCESS MAY BE EFFECTED UPON IT UNDER ANY METHOD PERMISSIBLE UNDER THE LAWS OF THE STATES OF MARYLAND OR CALIFORNIA AND IRREVOCABLY WAIVES ANY OBJECTION TO VENUE IN THE STATE AND FEDERAL COURTS OF THE STATES OF MARYLAND OR CALIFORNIA.
38.1.2 Limitation on Recovery. Lessee specifically agrees to look solely to Lessor's interest in the Leased Properties for recovery of any judgment from Lessor, it being specifically agreed that no constituent shareholder, officer or director of Lessor shall ever be personally liable for any such judgment or for the payment of any monetary obligation to Lessee. Furthermore, Lessor (original or successor) shall never be liable to Lessee for any indirect or consequential damages suffered by Lessee from whatever cause.
38.1.3 Waivers. Lessee waives any defense by reason of any disability of Lessee, and waives any other defense based on the termination of Lessee's (including Lessee's successor's) liability from any cause. Lessee waives all presentments, demands for performance, notices of nonperformance, protests, notices of protest, notices of dishonor, and notices of acceptance, and waives all notices of the existence, creation, or incurring of new or additional obligations.
38.1.4 Consents. Whenever the consent or approval of Lessor is required hereunder, Lessor may in its sole discretion and without reason withhold that consent or approval unless otherwise specifically provided.
38.1.5 Counterparts. This Lease may be executed in separate counterparts, each of which shall be considered an original when each party has executed and delivered to the other one or more copies of this Lease.
38.1.6 Options Personal. The renewal options granted to Lessee in this Lease are granted solely to Lessee and are not assignable or transferable except in connection with a Transfer permitted in Article XXII.
38.1.7 Rights Cumulative. Except as provided herein to the contrary, the respective rights and remedies of the parties specified in this Lease shall be cumulative and in addition to any rights and remedies not specified in this Lease.
38.1.8 Entire Agreement. There are no oral or written agreements or representations between the parties hereto affecting this Lease. This Lease supersedes and cancels any and all previous negotiations, arrangements, representations, brochures, agreements and understandings, if any, between Lessor and Lessee.
38.1.9 Amendments in Writing. No provision of this Lease may be amended except by an agreement in writing signed by Lessor, any Facility Mortgagee and Lessee.
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38.1.10 Severability. If any provision of this Lease or the application of such provision to any person, entity or circumstance is found invalid or unenforceable by a court of competent jurisdiction, such determination shall not affect the other provisions of this Lease and all other provisions of this Lease shall be deemed valid and enforceable.
38.1.11 Time of the Essence. Except for the delivery of possession of the Facilities to Lessee, time is of the essence with respect to all provisions of this Lease of which time is an element.
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IN WITNESS WHEREOF, the parties have executed this Lease by their duly authorized officers as of the date first above written.
LESSOR: | ||
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OM Asset (CA), LLC |
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By: |
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Name: |
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Title: |
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LESSEE: |
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PERMUNITUM LLC, a Nevada limited liability company |
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By: The Ensign Group, Inc., a Delaware corporation, sole member |
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By: /s/ Christopher R. Christensen |
Name: Christopher R. Christensen | ||
Title: President | ||
THE STATE OF ) |
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COUNTY OF ) |
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This instrument was acknowledged before me on the day of , 2003, by , the of OHI Asset (CA), LLC, a Delaware limited liability company, on behalf of said company. |
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Notary Public |
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THE STATE OF CA ) |
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) | ||
COUNTY OF Orange ) |
This instrument was acknowledged before me on the 30 day of September, 2003, by Christopher R. Christensen, the President of The Ensign Group, Inc., a Delaware corporation and the sole Member and Manager of Permunitum LLC, a Nevada limited liability company, on behalf of said limited liability company.
Notary Public /s/ Marcus Paxman
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IN WITNESS WHEREOF, the parties have executed this Lease by their duly authorized officers as of the date first above written.
LESSOR: | ||
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OHI Asset (CA), LLC |
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By: /s/ Taylor Pickett |
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Name: Taylor Pickett |
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Title: Chief Executive Officer |
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LESSEE: |
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PERMUNITUM LLC, a Nevada limited liability company |
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By: The Ensign Group, Inc., a Delaware corporation, sole member |
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By: |
Name: Christopher R. Christensen | ||
Title: President | ||
THE STATE OF Maryland ) |
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COUNTY OF Baltimore ) |
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This instrument was acknowledged before me on the 30 th day of September , 2003, by Taylor Pickett , the CEO of OHI Asset (CA), LLC, a Delaware limited liability company, on behalf of said company. |
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Notary Public /s/ Judith A. Jacobs |
THE STATE OF ) |
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) | ||
COUNTY OF ) |
This instrument was acknowledged before me on the day of 2003, by Christopher R. Christensen, the President of The Ensign Group, Inc., a Delaware corporation and the sole Member and Manager of Permunitum LLC, a Nevada limited liability company, on behalf of said limited liability company.
Notary Public
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Exhibits A |
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Facility Trade Names |
Exhibits B-1 through B-3 | Description of Land | |
Exhibit C | Form of Lessee's Certificate | |
Exhibit D | Permitted Encumbrances | |
Exhibit E | Form of Operations Transfer Agreement | |
Exhibit F | Form of Memorandum and Short Form of Lease |
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EXHIBIT A
FACILITY TRADE NAMES
Name
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Address
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Trade Names
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Sunbridge Care Center for Claremont |
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219 East Foothill Blvd. Pomona, CA 91767 |
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Upon Commencement: Claremont Care Center |
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After Rehab: Claremont Heights Healthcare Center |
Sunbridge Care Center for San Diego |
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3022 45th Street San Diego, CA 92105 |
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Upon Commencement: Arroyo Vista Nursing Center |
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After Rehab: City Heights Healthcare Center |
Vista Knoll Specialized Care |
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2000 Westwood Road Center Vista, CA 92083 |
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Upon Commencement: Vista Knoll Specialized Care Center |
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EXHIBITS B-1 THROUGH B-3
DESCRIPTION OF LAND
(Vista Knoll)
THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SAN DIEGO AND IS DESCRIBED AS FOLLOWS:
ALL OF TRACT B OF VISTA FARMS, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1894, FILED IN THE OFFICE OF THE COUNTY RECORDED OF SAN DIEGO COUNTY MARCH 18, 1926.
EXCEPTING THEREFROM THAT PORTION DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE SOUTHERLY LINE OF SAID TRACT B THAT IS DISTANT THEREON NORTH 89°02'32" WEST 846.59 FEET FROM THE SOUTHEAST CORNER OF SAID TRACT, SAID POINT BEING ALSO THE NORTHWEST CORNER OF LAND DESCRIBED IN DEED TO WALTER MIDDLETON, ET UX, RECORDED SEPTEMBER 19, 1963 AS FILE NO. 167588 OF OFFICIAL RECORDS; THENCE NORTH 00°35'09" EAST 168.00 FEET; THENCE SOUTH 89°01'32" EAST 755.00 FEET, MORE OR LESS TO THE NORTHEASTERLY LINE OF SAID TRACT; THENCE ALONG SAID LINE SOUTH 30°32'10" EAST TO THE SOUTHEAST CORNER OF SAID TRACT; THENCE ALONG THE SOUTHERLY LINE OF SAID TRACT B NORTH 89°02'32" WEST 846.59 FEET TO THE POINT OF BEGINNING.
(Arroyo Vista Nursing CenterSan Diego, CA.)
THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SAN DIEGO AND IS DESCRIBED AS FOLLOWS:
PARCEL A:
ALL OF LOTS 21 TO 30, INCLUSIVE, IN BLOCK 7, OF CLIFTON ADDITION TO CITY HEIGHTS, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1337, FILED IN THE OFFICE OF THE COUNTY RECORDED OF SAN DIEGO COUNTY, MAY 25, 1911, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 30; THENCE ALONG THE EASTERLY LINE OF SAID BLOCK 7, SOUTH 00°10'00" EAST 254.52 FEET TOT HE SOUTHEAST CORNER OF SAID LOT 21, SOUTH 89°21'15" WEST 124.97 FEET TO THE SOUTHWEST CORNER OF SAID LOT 21; THENCE ALONG THE WESTERLY LINE OF SAID LOTS 21 TO 30, INCLUSIVE, NORTH 00°10'00" WEST, 255.46 FEET TO THE NORTHWEST CORNER OF SAID LOT 30, THENCE ALONG THE NORTHERLY LINE OF SAID LOT 30, NORTH 89°49'30" EAST, 125.04 FEET TO THE POINT OF BEGINNING.
PARCEL B:
THOSE PORTIONS OF LOTS 7 TO 12, INCLUSIVE, IN BLOCK 8, OF CLIFTON ADDITION TO CITY HEIGHTS, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1337, AS FILED IN THE OFFICE OF THE COUNTY RECORDED OF SAN DIEGO COUNTY ON MAY 25, 1911, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EASTERLY LINE OF SAID LOT 9, DISTANT THEREON NORTH 00°46'00" WEST (RECORD-NORTH) 0.64 FEET FROM THE SOUTHEAST CORNER OF SAID LOT 9; THENCE NORTH 70°00'45" WEST 159.48 FEET TO A POINT ON THE WESTERLY LINE OF SAID LOT 7; DISTANT THEREON NORTH 00°10'00" WEST
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(RECORD-NORTH) 5.59 FEET FROM THE SOUTHWEST CORNER OF SAID LOT 7; THENCE ALONG THE WESTERLY LINE OF SAID LOTS 7 TO 12 INCLUSIVE, SOUTH 00°10'00" EAST, 115.60 FEET TO AN INTERSECTION WITH THE NORTHERLY LINE OF THE SOUTHERLY 15.00 FEET OF SAID LOT 12; THENCE ALONG SAID NORTHERLY LINE NORTH 89°50'00" EAST, 150.35 FEET TO THE INTERSECTION WITH THE EASTERLY LINE OF SAID LOT 12, THENCE ALONG THE EASTERLY LINE OF SAID LOTS 12, 11, 10 AND 9, NORTH 00°46'00" WEST, 60.64 FEET TO THE POINT OF BEGINNING.
PARCEL C:
LOTS 31 AND 32 IN BLOCK 7 OF CLIFTON ADDITION TO CITY HEIGHTS IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1337, FILED IN OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MAY 25, 1911.
(Claremont Care CenterPomona, CA)
THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF LOS ANGELES, DESCRIBED AS FOLLOWS:
THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 5, TOWNSHIP 1 SOUTH RANGE 8 WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF POMONA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE CENTER LINE OF GAREY AVENUE, 40 FEET WIDE, AS SHOWN ON THE MAP OF TRACT NO. 17687, RECORDED IN BOOK 462 PAGE 21 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY; SAID POINT BEING DISTANT ALONG SAID CENTER LINE, SOUTH 0 DEGREES 30 MINUTES 50 SECONDS EAST 0.15 OF A FOOT FROM A LAND AND A TACK SET AT THE INTERSECTION OF SAID CENTER LINE WITH THE CENTER LINE OF THOMPSON CREEK WASH, AS SAID LAND AND TACK IS SHOWN ON THE MAP OF SAID TRACT NO. 17687, AND IN LOS ANGELES COUNTY FLOOD CONTROL FILED IN BOOK 2399 PAGE 139 OF FILE IN THE OFFICE OF THE LOS ANGELES COUNTY FLOOD CONTROL; THENCE SOUTH 89 DEGREES 58 MINUTES 02 SECONDS, EAST 656.33 FEET; THENCE SOUTH 0 DEGREES 06 MINUTES 15 SECONDS EAST 960.87 FEET, MORE OR LESS, TO A POINT IN A LINE THAT IS PARALLEL WITH AND DISTANT 350.00 FEET, MEASURED AT RIGHT ANGLES NORTHERLY FROM THE WESTERLY PROLONGATION OF THE CENTER LINE OF FOOTHILL BOULEVARD, 100 FEET WIDE, AS SHOWN ON THE MAP OF TRACT NO. 17289, RECORDED IN BOOK 439 PAGES 22 AND 23 OF SAID MAPS; SAID POINT BEING TRUE POINT OF THE BEGINNING; THENCE CONTINUING SOUTH 0 DEGREES 08 MINUTES 15 SECONDS, EAST TO THE SOUTH LINE OF SAID SECTION 5; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE EAST LINE OF THE WEST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE ALONG SAID EAST LINE OF NORTH 0 DEGREES 04 MINUTES 31 SECONDS WEST TO THE ABOVE MENTIONED PARALLEL LINE; THENCE ALONG SAID PARALLEL LINE, NORTH 89 DEGREES 26 MINUTES 35 SECONDS WEST 325.54 FEET TO THE TRUE POINT OF BEGINNING.
EXCEPT THEREFROM THE WESTERLY 25 FEET THEREOF AS CONVEYED TO THE COUNTY OF LOS ANGELES, BY DEED RECORDED IN BOOK 1259 PAGE 281, OF DEEDS.
END OF LEGAL DESCRIPTION
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EXHIBIT C
FORM OF LESSEE'S CERTIFICATE
The undersigned ("Lessee") under that certain Lease (the "Lease") dated , 20 and made with, a ("Lessor"), hereby certifies:
1. That it is Lessee under the Lease; that attached hereto as Exhibit "A" is a true and correct copy of the Lease; that the Lease is now in full force and effect and has not been amended, modified or assigned except as disclosed or included in Exhibit "A"; and that the Lease constitutes the entire agreement between Lessor and Lessee.
2. That there exist no defenses or offsets to enforcement of the Lease; that there are, as of the date hereof, no breaches or uncured defaults on the part of Lessee or Lessor thereunder; and that Lessee has no notice or knowledge of any prior assignment, hypothecation, subletting or other transfer of Lessor's interest in the Lease.
3. That the Base Rent for the first Lease Year under this Lease is $ .
All Rent which is due has been paid, and there are no unpaid Additional Charges owing by Lessee under the Lease as of the date hereof. No Base Rent or other items (including without limitation security deposit and any impound account or funds) have been paid by Lessee in advance under the Lease except for the security deposit held by Lessor [in the form of an irrevocable letter of credit] in the amount of $ and the monthly installment of Base Rent that became due on .
4. That Lessee has no claim against Lessor for any security deposit, impound account or prepaid Rent except as provided in paragraph 3 of this Certificate.
5. That there are no actions, whether voluntary or otherwise, pending against the undersigned under the bankruptcy laws of the United States or any state thereof, nor has Lessee nor, to the best of Lessee's knowledge has Lessor begun any action, or given or received any notice for the purpose of termination of the Lease.
6. That there are, as of the date hereof, no breaches or uncured defaults on the part of Lessee under any other agreement executed in connection with the Lease.
7. This Certificate has been requested by Lessor pursuant to Section 19.3 of this Lease and for the benefit of ("Relying Party"). The Relying Party is entitled to rely on the statements of Lessee contained in this certificate.
8. All capitalized terms used herein and not defined herein shall have the meanings for such terms set forth in the Lease.
Dated: 20 | LESSEE: | |
|
|
By: |
57
EXHIBIT D
PERMITTED ENCUMBRANCES
(Vista
Knoll)
(Arroyo Vista Nursing CenterSan Diego, CA.)
1. THE PROVISIONS PROHIBITING THE MANUFACTURE, BUYING AND SELLING OF INTOXICATING LIQUORS UPON SAID LAND, AS SET FORTH IN DEED RECORDED MARCH 26, 1913 IN BOOK 607, PAGE 285 OF DEEDS.
2. THE PROVISIONS PROHIBITING THE MANUFACTURE, BUYING AND SELLING OF INTOXICATING LIQUORS UPON SAID LAND, AS SET FORTH IN DEED RECORDED MARCH 26, 1913 IN BOOK 607, PAGE 2 OF DEEDS.
3. AN EASEMENT AFFECTING SAID LAND FOR THE PURPOSES STATED HEREIN AND INCIDENTAL PURPOSES
IN FAVOR OF: | THE CITY OF SAN DIEGO | |
FOR: |
|
THE CONSTRUCTION, OPERATION AND MAINTENANCE OF A PUBLIC SEWER |
RECORDED: |
|
AUGUST 24, 1954 AS FILE NO. 112131, IN BOOK 5341, PAGE 185 OF OFFICIAL RECORDS |
SAID MATTER AFFECTS A PORTION OF SAID LAND AS MORE PARTICULARLY DESCRIBED IN SAID DOCUMENT.
4. AN AGREEMENT TO WHICH REFERENCE IS HEREBY MADE FOR FULL PARTICULARS
BY AND BETWEEN: | WILLIAM J. BAUER, ET UX AND THE CITY OF SAN DIEGO | |
REGARDING: |
|
CONDITIONAL USE PERMIT |
RECORDED: |
|
JANUARY 19, 1962 AS FILE NO. 11203 OF OFFICIAL RECORDS |
REFERENCE IS MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
5. PLANNING COMMISSION RESOLUTION NO. 4539 BY THE PLANNING COMMISSION OF THE CITY OF SAN DIEGO, GRANTING CONDITIONAL USE PERMIT NO. 83-0313 (AMENDMENT TO CONDITIONAL USE PERMIT NO. 36971), RECORDED NOVEMBER 16, 1983 AS FILE NO. 83-416006, OFFICIAL RECORDS.
REFERENCE IS MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
6. THE FACT THAT SAID LAND LIES WITHIN THE BOUNDARIES OF THE CITY HEIGHTS REDEVELOPMENT PROJECT AREA AS DISCLOSED BY INSTRUMENT RECORDED MAY 22, 1992 AS FIT R NO. 1992-0314187 OF OFFICIAL RECORDS.
REFERENCE IS MADE TO SAID DOCUMENT FOR FULL PARTICULARS.
AN AMENDMENT OF SAID REDEVELOPMENT PROJECT RECORDED APRIL 29, 1996 AS FILE NO. 1996-0211859 OF OFFICIAL RECORDS.
AN AMENDMENT OF SAID REDEVELOPMENT PROJECT RECORDED APRIL 19, 2001 AS FILE NO. 2001-0241215 OF OFFICIAL RECORDS.
58
(Claremont Care CenterPomona, CA.)
1. AN EASEMENT FOR THE PURPOSE SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE | HIGHWAY | |
RECORDED | IN BOOK 7494 PAGE 391, OFFICIAL RECORDS | |
AFFECTS | THE SOUTHERLY 25 FEET |
2. A WAIVER OF ALL CLAIM FOR ANY AND ALL DAMAGES OR COMPENSATION FOR AND ON ACCOUNT OF THE LOCATION, ESTABLISHMENT AND CONSTRUCTION OF SAID STATE HIGHWAY; AND THE RIGHT TO REMOVE ANY AND ALL TREES, GROWTHS, AND ROAD BUILDING MATERIAL WITHIN SAID RIGHT OF WAY, AND THE RIGHT TO USE THE SAME IN SUCH MANNER AS THE SAID GRANTEE MAY DEEM PROPER, NEEDFUL OR NECESSARY IN THE CONSTRUCTION, RECONSTRUCTION AND/OR MAINTENANCE OF SAID STATE HIGHWAY AND/OR ANY ROAD OR HIGHWAY CONSTRUCTED OR TO BE CONSTRUCTED, BY, FOR, OR UNDER THE DIRECTION OR CONTROL OF THE STATE OF CALIFORNIA, AS CONTAINED IN THE DEED ABOVE MENTIONED.
3. AN EASEMENT FOR THE PURPOSE SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE | CONSTRUCTION, MAINTENANCE AND REPLACEMENT OF AN ADVERTISING SIGN WITH NECESSARY | |
RECORDED |
|
FEBRUARY 17, 1964 |
INSTRUMENT/FILE NO. |
|
1137, OF OFFICIAL RECORDS |
AFFECTS |
|
NORTHERLY 14 FEET OF THE SOUTHERLY 64.00 FEET OF THE EASTERLY 9.00 FEET |
4. AN EASEMENT FOR THE PURPOSE SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE | PUBLIC UTILITIES | |
RECORDED |
|
JULY 21, 1964 IN BOOK D-2558 PAGE 32, INSTRUMENT/FILE NO. 4881 OFFICIAL RECORDS |
AFFECTS |
|
A STRIP OF LAND, 10 FEET IN WIDTH |
5. AN EASEMENT FOR THE PURPOSE SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE | PUBLIC ROAD OR HIGHWAY | |
RECORDED |
|
MAY 4, 1967 IN BOOK D-3633 PAGE 772 INSTRUMENT/FILE NO. 2726 OFFICIAL RECORDS |
AFFECTS |
|
A PORTION OF SAID LAND |
59
EXHIBIT E
Form of Operations Transfer Agreement
Attach same form as receive from Sun
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OPERATIONS TRANSFER AGREEMENT
(SunBridge Care Center for Claremont)
THIS AGREEMENT is made and entered into as of the day of September, 2003 (the "Execution Date") by and between BRASWELL ENTERPRISES, INC., a California corporation ("Licensee") and CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC, a Nevada limited liability company ("New Operator").
A. Licensee is the licensed operator of that certain long term care facility described on Exhibit A hereto (the "Facility"). Licensee leases the Facility from the landlord identified in Exhibit A hereto (the "Landlord") under the terms of the Master Lease described in Exhibit A (the "Master Lease").
B. On or about May 27, 2003, but effective as of April 1, 2003, OMEGA HEALTHCARE INVESTORS, INC., a Maryland corporation ("Omega"); OHI (ILLINOIS), INC., an Illinois corporation ("OHI"); DELTA INVESTORS I, LLC, a Michigan limited liability company ("Delta I"); SUN HEALTHCARE GROUP, INC., a Delaware corporation ("Sun"); and certain affiliates of Sun (the "Original Tenants'), entered into a Transition Agreement (the "Transition Agreement") providing for the transfer of operations of certain facilities from the Original Tenants to new operators, and a procedure for terminating certain master leases, but only as they relate to the transferred facilities. The Transition Agreement was amended by First Amendment to Transition Agreement dated September 24, 2003 to add additional tenants (the "Additional Tenants"), which include Licensee, and additional facilities, which include the Facility.
C. In order to facilitate a transition of operational and financial responsibility from Licensee to New Operator in a manner which will ensure the continued operation of the Facility after the Effective Date in compliance with applicable law and in a manner which does not jeopardize the health and welfare of the residents of the Facility, Licensee and New Operator are desirous of documenting certain terms and conditions relevant to the transition of operational and financial responsibility from Licensee to New Operator.
D. Licensee and New Operator acknowledge and agree that in consideration of the negotiation of the terms and conditions relevant to the transition of operational and financial responsibility from Licensee to New Operator prior to the Execution Date, as such terns and conditions are set forth herein this Agreement, New Operator has delivered to Licensee the following, if and as requested by Licensee (and shall, following the Execution Date, immediately deliver any of such documents upon the request of Licensee pursuant to the terms of the below and section 6 of this Agreement): (1) a written instrument or instruments, in the form attached hereto as Exhibit F-1, confirming that the New Operator Lender (as such term is defined in section 6 of this Agreement), if any, or any additional or replacement lender of New Operator, will have no lien on, or interest in, the Licensee A/R (as such term is defined in section 6 of this Agreement) upon or after the Effective Date (the "Lender Acknowledgement"); and (2) a letter, in the form attached as Exhibit F-2, confirming certain agreements regarding the accounts receivable of the Facility (the "New Operator Representation Letter").
NOW, THEREFORE, in consideration of the foregoing premises and the mutual covenants of the parties set forth herein, IT IS HEREBY AGREED AS FOLLOWS:
1. Change of Ownership.
1.1 On the Effective Date Licensee shall assign to New Operator its Medicare and Medicaid Provider Agreements.
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1.2 Within three (3) business days after the Execution Date, New Operator shall file all applications and other documents required by the State (as defined below) for the issuance of the Licensure Approvals (as hereinafter defined) and thereafter New Operator shall diligently proceed with securing the Licensure Approvals and shall (A) from time to time, upon request of Licensee, advise Licensee of the status of New Operator's efforts to secure the Licensure Approvals and (B) promptly advise Licensee once the anticipated Effective Date is known to New Operator. As of the Execution Date hereof Licensee represents that it has received no written notice of any deficiency in any life safety survey that has been performed relative to the Facility as of the Execution Date, however, notwithstanding the foregoing, New Operator shall be solely responsible for any and all costs associated with the change of ownership process including, but not limited to, any physical plant or other changes required to bring the Facility into compliance with the currently effective licensure and certification or other legal requirements if and to the extent it is not currently in such compliance and such compliance is required as a matter of state or federal law. In addition, if and to the extent that New Operator receives the benefit during its licensure application process of any licensure renewal fees paid by Licensee prior to the Effective Date, such fees shall be prorated between Licensee and New Operator as of the Effective Date.
1.3. In the event that on the Effective Date, the State has approved but not yet documented New Operator's license to operate the Facility but has provided assurances satisfactory to New Operator and Licensee that documentation for the license to operate the Facility will be issued to New Operator (the "New License") after the Effective Date but dated as of the Effective Date (the "Licensure Issuance Date"), (i) New Operator shall indemnify, defend and hold harmless Licensee from and against any and all damages, costs, liabilities and expenses, including, but not limited to, reasonable attorneys fees which Licensee may incur as a result of the operation of the Facility until the Licensure Issuance Date and (ii) New Operator shall bear all of the risks associated with the issuance of the documentation for the New License, including the risk that the documentation for the New License will not be issued and New Operator will either need to close the Facility or identify an acceptable licensee to whom the State is prepared to issue the New License.
1.4 For purposes hereof, the Effective Date shall be the date on which New Operator is duly licensed to operate the Facility under the laws of the State of California (the "State") (the "Licensure Approvals"); provided, however, in the event the employees of the Facility are members of a union or subject to a collective bargaining agreement and Licensee is required to provide them with notice of the transaction a specified number of days prior to the closing of the transaction, then the Effective Date shall be the later of the date on which New Operator receives the Licensure Approvals or the end of such notice period; provided, further, that in the event of a breach by New Operator of its obligations under Section 1.2 hereof or in the event New Operator has not received the Licensure Approvals by November 1, 2003 (the "Outside Date"), then Licensee shall have the right, but not the obligation, at anytime thereafter, on written notice to New Operator and Landlord to declare this Agreement null and void and of no further force and effect, after which neither party shall have any further rights or obligations hereunder.
1.5. Promptly upon receipt of a request therefor from Licensee, New Operator will provide Licensee with copies of its licensure applications and its VA Contract Application and any further documents submitted by New Operator to the State or the VA in response to any requests from such governmental authority and with copies of its Licensure Approvals and the New VA Contract.
2. Conveyance of Licensee's Property and Inventory; Assignment of Admission Agreements.
2.1 For no additional consideration, Licensee shall transfer and convey to New Operator on the Effective Date, in its as is condition, without representations or warranties of any kind, express or implied, the consumable inventories of every kind and nature whatsoever (specifically including, but not limited to, all pharmacy supplies, medical supplies, office supplies, other supplies and foodstuffs) which
62
is located at the Facility on the Effective Date (the "Inventory"); provided, however, that in light of the lack of consideration being paid by New Operator for the Inventory, Licensee's only obligation shall be to ensure that the level of Inventory at the Facility on the Effective Date meets any minimum requirements established under applicable state law. Licensee shall have no obligation to deliver the Inventory to any location other than the Facility, it being understood and agreed that the presence of the Inventory at the Facility on the Effective Date shall constitute delivery thereof. New Operator shall pay any sales or use tax which may be payable with respect to the transfer of the Inventory to New Operator. Licensee shall execute a Bill of Sale in form and substance acceptable to Licensee and New Operator which confirms the conveyance of the Inventory provided for herein.
2.2 On the Effective Date, Licensee shall also transfer and convey to New Operator, in its as is condition, without representations or warranties of any kind, express or implied, all of its right, title and interest, if any, in and to the Tenant Personal Property (as hereinafter defined), it being understood and agreed that Licensee is not making any representation or warranty as to whether or to what extent there is, or on the Effective Date will be, any Tenant Personal Property located at the Facility. For purposes hereof, the Tenant Personal Property shall be defined as any and all furniture, fixtures, improvements and other tangible personal property, if any, which is owned by Licensee and located at and used in connection with the operation of the Facility, but specifically excluding the Inventory, the Vehicles (as defined below) and the Computers and Telecom Systems (as defined below).
2.3 On the Effective Date, Licensee and New Operator will enter into an Assignment and Assumption Agreement in form and substance reasonably acceptable to Licensee and New Operator pursuant to which Licensee will assign to New Operator and New Operator will assume all of Licensee's right, title and interest in and to and obligations accruing from and after the Effective Date, under the admissions agreements with the persons who are residing at the Facility on the Effective Date (the "Assigned Admission Agreements"); provided, however, the Assignment and Assumption Agreement shall specifically provide that nothing therein shall be construed as imposing any liability on New Operator for the acts or omissions of Licensee under the Assigned Admission Agreements prior to the Effective Date.
3. Transfer of Resident Trust Funds.
3.1. On the Effective Date, Licensee shall prepare and deliver to New Operator a true, correct, and complete accounting and inventory (properly reconciled) of any resident trust funds and residents' property held by Licensee as of the Effective Date in trust for residents at the Facility (collectively the "Resident Trust Funds").
3.2. On the Effective Date, Licensee hereby agrees to transfer to New Operator the Resident Trust Funds and New Operator hereby agrees that it will accept such Resident Trust Funds in trust for the residents/responsible parties and be solely accountable to the residents/responsible parties for such Resident Trust Funds in accordance with the terms of this Agreement and applicable statutory and regulatory requirements.
3.3. Within five (5) days after the Effective Date, Licensee shall prepare a final reconciliation comparing the actual Resident Trust Fund balance on the Effective Date to the amount of the Resident Trust Funds transferred to New Operator on the Effective Date and to the extent the former exceeds the latter, Licensee shall remit such excess to New Operator or to the extent the latter exceeds the former, New Operator shall remit such excess to Licensee.
3.4. New Operator shall have no ongoing responsibility to the applicable resident/responsible party and regulatory authorities in the event the Resident Trust Funds delivered by Licensee to New Operator pursuant to Section 3.2 are less than the full amount of the Resident Trust Funds for such resident as of the Effective Date, for inaccuracies in the accounting and inventory provided by
63
Licensee, or for claims which arise from actions or omissions of Licensee with respect to the Resident Trust Funds prior to the Effective Date.
3.5. Licensee shall have no responsibility to the applicable resident/responsible party and regulatory authorities with respect to any Resident Trust Funds delivered to New Operator.
4. Cost Reports. Licensee shall timely prepare and file with the appropriate Medicare and Medicaid agencies any final and interim cost reports with respect to its operation of the Facility which are required to be filed by law under the terms of the Medicare and Medicaid Programs"). Within five (5) business days of request by New Operator, Licensee shall provide New Operator with copies of such cost reports, together with copies of any amendments thereto and correspondence related to such final cost reports.
5. Employees.
5.1. Licensee shall terminate all of the Facility employees effective as of 11:59 p.m. on the day immediately prior to the Effective Date. Unless otherwise agreed by Licensee and New Operator, Licensee shall pay directly to such employees any unpaid wages and benefits which Licensee is required by law or by the terms of any applicable union contract to pay to the employees of the Facility as of the Effective Date. Licensee shall provide New Operator with a list of employees at least thirty (30) days prior to the Effective Date and shall permit New Operator, in cooperation and coordination with Licensee, to meet with the employees of the Facility prior to the Effective Date and to advise them of New Operator's proposed plans with respect to the hiring of the employees of the Facility and the benefits which will be offered to the employees of the Facility.
5.2. It is the understanding and belief of Licensee and New Operator that Licensee currently employs more than seventy-five (75) workers at the Facility, and that Licensee is therefore required to give notice to the employees of the Facility of the "closure" thereof under the Worker Adjustment and Retraining Notification Act (the "WARN Act") and/or under any comparable State law. However, the New Operator has advised the Licensee that it presently intends to offer employment to at least 2 / 3 of the employees of the Facility who, as of the Effective Date, work at the Facility and have been employed for 20 hours or more per week on average and provide services solely to the Facility (the "Eligible Employees'), and in reliance on such statements Licensee has determined that a closure notice will not be provided to the employees of the Facility. Provided that New Operator has offered employment to at least 2 / 3 of the Eligible Employees, Licensee agrees to indemnify, defend and hold harmless New Operator and its affiliates for, from and against any damages, loss, costs or expenses, including, but not limited to, reasonable attorneys fees, which New Operator may incur under the WARN Act and/or any comparable state law. In the event that New Operator fails to offer employment to at least 2 / 3 of the Eligible Employees, New Operator agrees to indemnify, defend and hold harmless Licensee and its affiliates from and against any damages, loss, costs or expenses, including, but not limited to, reasonable attorneys fees, which such party may incur under the WARN Act or any comparable state law as a result of such failure, including without limitation any liability to the extent the same results from an allegation that more than 1 / 3 of the Eligible Employees of the Facility were constructively terminated as a result of the terms and conditions of employment offered by New Operator.
5.3. New Operator agrees to cooperate with Licensee to provide information concerning which employees, if any, are retained by New Operator and the service descriptions and salary levels for any such retained employees. Such employees whose employment is continued shall be referred to as the "Retained Employees." Licensee or any of its affiliates shall have the right to employ or offer to employ any employee, including without limitation any employee who declines to continue employment with New Operator.
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5.4. Licensee shall offer and provide, as appropriate, group health plan continuation coverage pursuant to the requirements of Section 601, et seq. of ERISA and Section 4980B of the Internal Revenue Code ("COBRA") to all of the employees of the Facility to whom it is required to offer the same under applicable law. Licensee acknowledges and agrees that New Operator is not assuming any of Licensee's obligations to its employees under COBRA or otherwise. New Operator agrees to cooperate with Licensee in providing information concerning which employees, if any, are retained by New Operator after the Effective Date, and the nature of the benefits offered to each such employee. As of the Effective Date, all Retained Employees shall be eligible for participation in a group health plan (as defined for purposes of Internal Revenue Code Section 4980B) established and maintained by New Operator for the general benefit of its employees and their dependents. Notwithstanding the foregoing, in no event shall New Operator make any deduction, related to any group health or other employee benefit plan, from the salary of any Retained Employee unless and until such Retained Employee is actually and effectively covered by such group health or other employee benefit plan, as any such plan is administered by or for the benefit of New Operator.
6. Accounts Receivable.
6.1. Licensee shall retain whatever right, title and interest it may have in and to all unpaid accounts receivable with respect to the Facility which relate to the period prior to the Effective Date, including, but not limited to, any accounts receivable arising from rate adjustments which relate to the period prior to the Effective Date even if such adjustments occur after the Effective Date ("Licensee's A/R"). New Operator (i) acknowledges and agrees that it has been advised by Licensee that the Lenders (as hereinafter defined) have a perfected security interest in Licensee's A/R under the terms of that Loan and Security Agreement dated September 5, 2003, as the same may be amended, modified or restated from time to time (the "Credit Agreement"), by and among Sun Healthcare Group, Inc. ("Sun") and certain affiliates thereof, as Borrowers, and CapitalSource Finance, LLC, a Delaware limited liability company and Wells Fargo Foothill, Inc., a California corporation (the "Lenders") and CapitalSource Finance, LLC, as Collateral Agent, (ii) shall do nothing to interfere with any and all rights that Licensee's Lenders or the Collateral Agent may have in or with respect to Licensee's A/R, including, but not limited to, the right to collect the same and to enforce any and all of their rights with respect to Licensee's A/R, (iii) agrees that if it receives any proceeds with respect to the Licensee's A/R, New Operator will hold such proceeds in trust for Licensee's Lenders and shall promptly turn over those proceeds to Licensee's Lenders (until directed otherwise by Licensee in writing) without demand, in the form received, without offset or deduction of any kind, to be applied to the Borrowers' obligations to the Lenders as the Lenders may determine (and Licensee hereby waives any claim against the New Operator for turning such proceeds over to the Lenders in accordance with the terms hereof), (iv) acknowledges and agrees that the Lenders shall be intended third party beneficiaries of this Section 6.1 and accordingly shall be entitled to enforce the provisions of this Section 6.1 and (v) agrees to indemnify, defend and hold harmless Licensee and the Lenders from any and all losses, costs, damages and expenses, including, but not limited to, reasonable attorneys fees, which Licensee may incur in the event of a breach by New Operator of its obligations under this Section 6.1.
6.2. Within ten (10) business days after the Effective Date, Licensee shall provide New Operator with a schedule setting forth by patient its outstanding accounts receivable with respect to the Facility as of the Effective Date.
6.3. In furtherance and not in limitation of the requirements set forth in Section 6.1, payments received by Licensee and New Operator from and after the Effective Date from third party
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payors, including but not limited to Medicare, Medicaid, VA, managed care and health insurance, shall be handled as follows:
6.3.1. For payments received by New Operator:
6.3.1.1 If such payments either specifically indicate on the accompanying remittance advice, or if the parties agree, that they relate to the period prior to the Effective Date, they shall be forwarded to Licensee by New Operator, along with the applicable remittance advice, promptly, but in no event more than three (3) business days, after receipt thereof; and
6.3.1.2 If such payments indicate on the accompanying remittance advice or if the parties agree that they relate to the period on or after the Effective Date they shall be retained by New Operator; and
6.3.2. For payments received by Licensee:
6.3.2.1 If such payments either specifically indicate on the accompanying remittance advice, or if the parties agree, that they relate to the period from and after the Effective Date, they shall be forwarded to New Operator by Licensee, along with the applicable remittance advice, promptly, but in no event more than three (3) business days after receipt thereof;
6.3.2.2 If such payments indicate on the accompanying remittance advice, or if the parties agree, that they relate to the period before the Effective Date they shall be retained by Licensee; and
6.3.3. If the period(s) for which such payments are made is not indicated on the accompanying remittance advice, and the parties are unable to agree as to the periods to which such payments relate, the parties shall assume that each payment relates to the oldest outstanding unpaid receivables for reimbursement and, based on such assumption, the portion thereof which relates to the period on and after the Effective Date shall be retained by New Operator and the balance shall be remitted to Licensee promptly, but in no event more than three (3) business days, after receipt thereof.
6.4. Any payments received by New Operator during the first one hundred eighty (180) days after the Effective Date from or on behalf of private pay patients with outstanding balances as of the Effective Date which fail to designate the period to which they relate, will first be applied by New Operator to reduce the patients' pre-Effective Date balances, with any excess applied to reduce any balances due for services rendered by New Operator after the Effective Date. Thereafter all non-designated payments will first be applied to any post-Effective Date balances, with the excess, if any, applied to the extent of any balances due for services rendered by Licensee prior to the Effective Date.
6.5. Nothing herein shall be deemed to limit in any way Licensee's rights and remedies to recover accounts receivable due and owing Licensee under the terms of this Agreement.
6.6. In the event the parties mutually determine that any payment hereunder was misapplied by the parties, the party which erroneously received said payment shall remit the same to the other promptly, but in no event more than three (3) business days, after said determination is made.
6.7. For the twelve (12) month period following the Effective Date or until Licensee receives payment of all accounts receivable attributed to the operation of the Facility prior to the Effective Date, whichever is sooner, New Operator shall provide Licensee with (i) an accounting by the 20th day of each month setting forth all amounts received by New Operator during the preceding month with respect to Licensee's A/R which are set forth in the schedule provided by Licensee pursuant to Section 6.2 and (ii) copies of all remittance advices relating to such amounts received and any other reasonable supporting documentation as may be required for Licensee to determine the Licensee's A/R that has been paid. New Operator shall deliver such accounting to Licensee at the following address: A/R Disposition Manager, Corporate Accounting, 101 Sun Avenue, NE, Albuquerque, NM 87109.
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Licensee shall have the right to inspect all cash receipts of New Operator during weekday business hours in order to confirm New Operator's compliance with the obligations imposed on it under this Section.
6.8. Failure of either party to forward to the other party any payment received by such party in accordance with the terms of this Section 6, shall entitle the other party (among all other remedies allowed by law and this Agreement) to interest on the amount owed at the rate per annum equal to the Prime Rate as set forth in the Money Rates Section of The Wall Street Journal, as the same may change from time to time, plus 5%, simple interest, until such payment has been paid. The payment of any interest imposed under this Section 6, if any, shall be made together with the underlying payment therefor.
6.9. The obligations of the parties to forward the accounts receivable payments pursuant to this Section 6 are absolute and unconditional and irrespective of any circumstances whatsoever which might constitute a legal or equitable discharge, recoupment, offset, counterclaim or defense of the parties, the right to assert any of which with respect to proceeds of any accounts receivable is hereby waived. All obligations under this Agreement, including without limitation the obligation under this Article 6, shall survive the issuance of the Licensure Approvals, the Effective Date and the transfer of the operations of the Facility to the New Operator.
6.10 During the period following the Effective Date in which any accounts receivable attributed to the operation of the Facility prior to the Effective Date remain outstanding, if the New Operator enters into a financing arrangement with a lender pursuant to which the accounts receivable of the Facility related to the period from and after the Effective Date are collateral for such financing (a "New Operator Lender") or any additional or replacement of any such financing that is in place upon the Effective Date and for which a Lender Acknowledgement is delivered, and such New Operator Lender or additional or replacement lender did not deliver a Lender Acknowledgment to Licensee on the Effective Date as related to such financing, New Operator shall timely advise Licensee of the existence of such financing and shall cause the New Operator Lender to deliver a written instrument or instruments, in the form attached hereto as Exhibit F-1, and addressed to, Licensee, the Lenders and Collateral Agent, confirming that the New Operator Lender has no lien on, or interest in, the Licensee A/R. Notwithstanding the foregoing, and without limitation, New Operator agrees that in the event that during the period following the Effective Date in which any accounts receivable attributed to the operation of the Facility prior to the Effective Date remain outstanding the Licensee enters into any additional or replacement financing arrangement in which any additional or replacement lender has a perfected security interest in Licensee's A/R that New Operator shall promptly execute and deliver the Lender Acknowledgement; and a New Operator Representation Letter to any such additional or replacement lender upon request by Licensee (in forms as provided at Exhibits F-1 and F-2, respectively, hereto or in such other form as is reasonably required by any such additional or replacement lender(s)).
7. Costs and Prorations.
7.1. As between New Operator and Licensee, revenues and expenses (including any amount paid by Licensee prior to the Effective Date for services to be rendered on and after the Effective Date from social security payments, private pay patients prepayments, applied income payments, resident trust prepayments, etc), utility charges for the billing period in which the Effective Date occurs, real and personal property taxes (except as otherwise provided herein), prepaid expenses (including, but not limited to, business licenses, the premiums for any flood insurance coverage which may be in effect with respect to the Facility and provide coverage for a period which extends beyond the Effective Date) and other related items of revenue or expense attributable to the Facility shall be prorated between Licensee and New Operator as of the Effective Date. In general, such prorations shall be made so that as between New Operator and Licensee, Licensee shall be reimbursed for prepaid expense items to the
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extent that the same are applied to expenses attributable to periods after the Effective Date and Licensee shall be charged for unpaid expenses to the extent that the same are attributable to periods prior to the Effective Date. This provision shall be implemented by New Operator remitting to Licensee any invoices (or the applicable portion thereof in the case of invoices which cover periods both prior to and after the Effective Date) which describe goods or services provided to the Facility before the Effective Date and by New Operator assuming responsibility for the payment of any invoices (or portions thereof) which describe goods or services provided to the Facility on and after the Effective Date; provided, however, that notwithstanding any provision of this Agreement to the contrary, (a) New Operator acknowledges and agrees that certain expenses relating to the Facility prior to the Effective Date, including without limitation certain real and personal property taxes relating to the Facility have not been paid and will not be paid by Licensee and Licensee shall not have any liability for such expenses whether by reason of this Agreement or otherwise and (b) any and all deposits paid by Licensee with respect to the Facility, including without limitation any and all utility deposits paid to, and/or cash or other collateral held by, any utility, insurance company or surety shall remain the sole and exclusive property of Licensee and New Operator shall have no right or interest therein or thereto.
7.2. All such prorations shall be made on the basis of actual days elapsed in the relevant accounting or revenue period and shall be based on the most recent information available to Licensee. Utility charges which are not metered and read on the Effective Date shall be estimated based on prior charges, and shall be re-prorated upon receipt of statements therefor as of the Effective Date. Insurance premiums and payments shall not be pro-rated and New Operator shall obtain its own insurance coverage covering all periods commencing on and after the Effective Date.
7.3. All amounts which are subject to proration under the terms of this Agreement and which require adjustment after the Effective Date shall be settled within thirty (30) days after the Effective Date or, in the event the information necessary for such adjustment is not available within said thirty (30) day period, then within ten (10) business days of receipt of information by either party necessary to settle the amounts subject to proration.
7.4. On the Effective Date, Licensee shall remove from the Facility any petty cash and any other funds maintained at or for the Facility immediately prior to the Effective Date, other than resident trust funds, which shall be handled in the manner set forth in Section 3.
7.5. This Agreement shall not affect, and Licensee shall retain, whatever right, title and interest it may have in and to any grant proceeds to the extent legally permissible under the terms of such grant, insurance proceeds or condemnation awards which may be due and owing to Licensee as a result of any covered incidents of damage or destruction to, or takings of, the Facility or any part thereof occurring prior to the Effective Date even if the same are not paid until after the Effective Date; provided however that in the event that insurance proceeds become payable to Licensee at any time before or after the Effective Date are on account of damage or destruction to the Facility, Licensee agrees to turn the full amount of such proceeds over to New Landlord or New Operator immediately upon receipt for the repair and reconstruction of the Facility, except to the extent that Licensee has already performed and paid for such repair and reconstruction. In furtherance of the foregoing, New Operator agrees (i) upon reasonable advance notice and during normal business hours to provide such access to the Facility as may be required by Licensee or any third party adjuster or representative of a condemning authority to settle any such grants, insurance claims/condemnation proceedings and (ii) in the event any such grant or insurance proceeds or condemnation awards are directed to New Operator or the Facility rather than to Licensee, to hold such insurance and grant proceeds/condemnation awards in trust for Licensee and to remit the all such proceeds or awards, or the portion thereof to which Licensee is entitled, to Licensee in the form received, without offset or deduction of any kind, within ten (10) days after receipt thereof.
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7.6. In addition to any costs for which New Operator is responsible under Section 1 hereof, New Operator shall be solely responsible for all costs, fees and expenses incurred by it in connection with the transfer of operations of the Facility as contemplated hereunder, including but not limited to the cost of any training of the Facility's employees which it may elect to undertake with the approval of Licensee, which approval shall not be unreasonably withheld provided such training is conducted in a manner which does not disrupt the operation of the Facility prior to the Effective Date, and the cost of any due diligence that it undertakes in furtherance of such transfer of operations, included but not limited to, the costs of any examination or copying by New Operator or its agents of any books, records, patient files or other operational or fiscal information and data of any kind of Licensee or the Facility. In furtherance and not in limitation of the foregoing, in the event that in the process of any such employee training and/or due diligence examinations Licensee shall incur any out of pocket costs or expenses related to the use of its employees, equipment and/or the provision of any such information, New Operator shall, within ten (10) days after a written demand therefor accompanied by reasonably detailed supporting documentation, reimburse Licensee for all of such out of pocket costs and expenses.
8. Access to Records.
8.1. On the Effective Date, Licensee shall deliver to New Operator all records necessary to the efficient, lawful, continued operation of the Facility. Nothing herein shall be construed as precluding Licensee from removing from the Facility (a) the originals of the financial records which relate to its operations at the Facility, (b) the originals of any proprietary materials related to its overall corporate operations, (c) the originals of all performance improvement data (provided that complete copies of all 2567s, citations, plans of correction and quality assurance, quality improvement, and similar committee meeting minutes, and all other documentation required by law to be maintained onsite shall be left in the Facility for compliance purposes and for New Operator's use and benefit), (d) originals of employee records for all former employees not employed by New Operator, (e) copies of Retained Employee records, (f) subject to laws and regulations governing provider retention of patient records, originals of patient records for all former patients no longer residing at the Facility, (g) copies of records for all current patients residing at the facility and (h) subject to laws and regulations governing provider retention of patient records, legacy records stored either on-site or off-site. In addition to the foregoing, from and after the Effective Date, Licensee shall permit New Operator and its agents and representatives (including, without limitation, any financial institutions having an interest in New Operator's AR) to have reasonable access to (upon reasonable prior notice and during normal business hours), and to make copies of, the books and records and supporting material of the Facility relating to the period prior to and including the Effective Date, to the extent reasonably necessary to enable New Operator to among other things investigate and defend malpractice, employee and other claims, to file or defend cost reports and tax returns, to complete/revise, as needed, any patient assessments which may be required for New Operator to seek reimbursement for services rendered after the Effective Date, and to enable New Operator to complete any and all accounting, reconciliation and closing procedures, including without limitation Medicare, Medicaid and other billing, which may be necessary for New Operator to bill and be reimbursed for post-Effective Date services.
8.2. From and after the Effective Date, New Operator shall allow Licensee and its agents and representatives (including, without limitation, any financial institutions having an interest in Licensee's AR) to have reasonable access to (upon reasonable prior notice and during normal business hours), and to make copies of, the books and records and supporting material of the Facility relating to the period prior to and including the Effective Date, to the extent reasonably necessary to enable Licensee to among other things investigate and defend malpractice, employee or other claims, to file or defend cost reports and tax returns, to complete/revise, as needed, any patient assessments which may be required for Licensee to seek reimbursement for services rendered prior to the Effective Date, to verify
69
accounts receivable collections due Licensee and to file exceptions to the Medicare routine cost limits for the cost reporting periods prior to and including the Effective Date and to enable Licensee to complete, in accordance with Licensee's policies and procedures, any and all post Effective Date accounting, reconciliation and closing procedures, including, but not limited to, a month end close out of all accounts, including but not limited to accounts payable and Medicare billing.
8.3. Licensee shall have the right, at Licensee's sole cost and expense, within five (5) days of the delivery of a request therefor to New Operator to enter the Facility and remove originals or copies of any such records delivered to New Operator; provided, however, if directed by Licensee in its request to New Operator, New Operator shall within such five day period, forward such records to Licensee to the address designated by Licensee; and provided, further, that if, for purposes of litigation involving a patient or employee to whom such record relates, an officer of or counsel for Licensee certifies that an original of such record must be produced in order to comply with applicable law or the order of a court of competent jurisdiction in connection with such litigation then the records so delivered or removed shall be an original. Any record so removed shall promptly be returned to New Operator following its use, and nothing herein shall be interpreted to prohibit New Operator from retaining copies of any such documents.
8.4. New Operator agrees to maintain such books, records and other material comprising records of the Facility's operations prior to the Effective Date that have been received by New Operator from Licensee or otherwise, including, but not limited to, patient records and records of patient funds, to the extent required by law, but in no event less than seven (7) years, and shall, at Licensee's request, allow Licensee a reasonable opportunity to remove such documents, at Licensee's expense, at such time after such record retention period as may be required by law as New Operator shall decide to dispose of such documents.
8.5. In the event of a further transfer of operations of the Facility from New Operator to a subsequent operator of the Facility (each a "Subsequent Operator"), New Operator shall, as a condition to such transfer, expressly require in the transfer documentation (each a Subsequent OTA) that (i) the Subsequent Operator comply with the provisions of preceding Sections 8.2, 8.3 and 8.4 (collectively, the "Facility Records Provisions") as if Subsequent Operator were the New Operator hereunder and (ii) each Subsequent OTA shall incorporate the Facility Records Provisions for the express benefit of Licensee such that Licensee shall be an express third party beneficiary to the Facility Records Provisions of each such Subsequent OTA.
8.6. New Operator acknowledges and agrees that the books, records and other materials described in this Section 8 are unique, that in the event of a breach by New Operator of its obligations under this Section 8, Licensee would suffer injury for which it would not be fully compensated with monetary damages and accordingly that in the event of a breach by New Operator of its obligations under this Section 8, Licensee shall be entitled to seek to enjoin a breach by New Operator of its obligations under this Section 8 and/or to specifically enforce the obligations of New Operator hereunder.
8.7. If required by the Health Insurance Portability and Accountability Act (HIPAA) or other applicable laws or regulations relating to medical records, protected health information or other patient data, in connection with any transfer or sharing of such information from Licensee to New Operator, or from New Operator or a Subsequent Operator to Licensee, the receiving party will execute and deliver a Business Associate Agreement or such other agreements or assurances as may be reasonably required to comply with such laws and regulations.
9. Operating Contracts and Vehicles.
9.1. Within five (5) days of the Execution Date, Licensee shall provide New Operator with a list (the "Operating Contract Schedule") and copies of all vendor, service and other agreements, other
70
than the Master Operating Contracts (as hereinafter defined) relating to the Facility (the "Operating Contracts") and within five (5) days of the Execution Date, Licensee shall provide New Operator with a list of the Master Operating Contracts (the "Master Operating Contract Schedule") and any contracts in effect between Licensee and its affiliates which will not be assigned to New Operator or otherwise continued with New Operator on the Effective Date (the "Excluded Affiliate Contracts"). Within ten (10) days following receipt by New Operator of the Operating Contract Schedule and Operating Contracts, New Operator shall inform Licensee in writing of any Operating Contract which New Operator wishes to have assigned to it as of the Effective Date (the "Designated Operating Contracts"). New Operator acknowledges and agrees that the Operating Contracts shall not include the Master Operating Contracts or the Excluded Affiliate Contracts, that the Master Operating Contract Schedule and the list of Excluded Affiliate Contracts are being provided for informational purposes only and that in no event will the New Operator have the right to designate a Master Operating Contract or an Excluded Affiliate Contract to be assigned to New Operator. New Operator further acknowledges and agrees that certain of the Operating Contracts or Master Operating Contracts may include contracts with various third party payors, such as managed care providers and commercial insurance companies (the "Payor Contracts"), and that it is and shall be the responsibility of New Operator to take such action as may be necessary to negotiate new Payor Contracts in its own name to the extent New Operator is interested in receiving payments after the Effective Date for care provided to the residents covered by such Payor Contracts; nevertheless, any payments received by either party to this Agreement for services rendered from and after the Effective Date pursuant to any third party payor contracts shall be subject to the provisions of Article 6 above. For purposes hereof a Master Operating Contract shall be a contract in the name of Sun or any affiliate thereof and which covers equipment or services located at or provided to facilities operated by Licensee, Sun or its or their affiliates in addition to the Facility. Licensee shall provide commercially reasonable cooperation to New Operator in connection with the assignment of the Designated Operating Contracts to New Operator, it being understood and agreed that there can be no assurances that New Operator will be able to secure any third party consents needed to assign to New Operator any or all of the Designated Operating Contracts. Licensee shall terminate all of the Operating Contracts not assigned to New Operator and shall have the right to remove from the Facility any equipment which is subject to such unassigned Operating Contracts or to a Master Operating Contract.
9.2. Exhibit C identifies the vehicles, if any, located at the Facility, and reflects whether the vehicles will be transferred to New Operator or removed from the Facility by Licensee.
9.3. Licensee and New Operator acknowledge and agree that in the event Licensee terminates any of the Operating Contracts at the direction of New Operator but such termination will not be effective until after the Effective Date as a result of notice provisions set forth in such Operating Contacts (the "Termination Date"), if and to the extent that New Operator derives any benefit from the goods or services provided under such Operating Contract between the Effective Date and the Termination Date, New Operator shall, upon demand, reimburse Licensee for any payments under such Operating Contracts made by Licensee between the Effective Date and the Termination Date.
9.4 In the event that Licensee's affiliates ("Sun Affiliates"), including without limitation SunDance Rehabilitation Corporation ("SunDance"), provide rehabilitation services or other services to the Facility (the "Affiliate Ancillary Services") for any period after the Effective Date, New Operator shall be solely responsible for any and all payments with respect to the Affiliate Ancillary Services for the period from and after the Effective Date and in no event shall New Operator have the right to offset any amounts owed or claimed to be owed by Licensee to New Operator against any amounts owed by New Operator to the Sun Affiliates. New Operator further acknowledges and agrees that, if Sun Affiliates do not continue as vendors of supplies or services at the Facility after the Effective Date, Licensee shall have the right to remove or cause to be removed from the Facility on the Effective Date any property located at the Facility which is owned by any such Sun Affiliates, including, but not
71
limited to, in the case of SunDance, electrical stimulation therapy devices and certain other property which is more fully described in Exhibit E hereto. The Sun Affiliates shall be intended third party beneficiaries of this Section 9.4 and accordingly shall be entitled to enforce the obligations of New Operator hereunder.
10. Proprietary Information and Materials. New Operator acknowledges and agrees that any and all proprietary and confidential materials and information located at and used in connection with the operation of the Facility, including but not limited to, its policy and procedure manuals, shall be and remain the property of Licensee and accordingly that Licensee shall remove all of such materials and information from the Facility on or immediately before the Effective Date; provided, however, that (i) Licensee shall leave its policy and procedure manuals at the Facility for a period of up to thirty (30) days after the Effective Date; (ii) New Operator shall have the right to copy the policy and procedure manuals and retain the copies in the Facility to be used solely for regulatory compliance reasons and for defense of litigation, and for no other purpose, and New Operator agrees not to disclose or disseminate the copies or the information contained therein outside of the Facility except for the purposes permitted hereby, and (iii) New Operator agrees to forward the originals of such manuals to a location designated by Licensee, at New Operator's sole cost and expense, at the end of such thirty (30) day period, it being understood and agreed that the maintenance of such manuals until new manuals are delivered to the Facility by New Operator is critical to the ongoing compliance of the Facility after the Effective Date with applicable licensure and certification laws.
11. Computer Systems and Telecommunications Equipment and Other Property. New Operator acknowledges and agrees that Licensee has advised it that it intends to remove from the Facility all of the computer hardware and software and other fixed assets described in Exhibit D which is connected to Licensee's corporate accounting and medical records network, that it intends to remove/terminate the telecommunications equipment and services which are described in Exhibit D and that it intends to remove any and all other computer systems which are subject to a master lease or master financing arrangement, including, but not limited to, the Kronos time clock (collectively, the "Computer and Telecom Systems"). Licensee acknowledges and agrees that in order to assist New Operator in ensuring the continued operation of the Facility after the Effective Date in compliance with applicable law and in a manner which does not jeopardize the health and welfare of the residents of the Facility, and subject to New Operator paying to Licensee no later than ten (10) days prior to the Effective Date, an amount equal to the rental and service payments described in Exhibit D due with respect thereto for such sixty (60) day period, Licensee shall leave the Computer and Telecom Systems in place and in effect at the Facility for a period of no more than sixty (60) days after the Effective Date, it being understood and agreed that if such payment is not timely made then Licensee shall remove the Computer and Telecom Systems from the Facility as of the Effective Date. Notwithstanding the foregoing, nothing herein shall be construed as granting New Operator the night to (i) add any computer hardware or software to the Computer and Telecom Systems and/or Licensee's corporate computer network, (ii) disconnect, modify or in any manner change any of the hardware or software included within the Computer and Telecom Systems or (iii) take any action which does, or would reasonably be expected to, interfere with the operation of the Licensee's corporate computer network including its email, internet and intranet systems, it being understood and agreed that a breach by New Operator of its obligations hereunder shall entitle Licensee to immediately remove the Computer and Telecom Systems from the Facility and to immediately discontinue any support services being provided to New Operator by Licensee.
12. Indemnification. Licensee acknowledges and agrees that it shall be responsible for all Medicare and Medicaid billing and cost reports filed with Medicare and Medicaid with respect to the Facility prior to the Effective Date. Accordingly, in the event it is determined by Medicare or Medicaid that as a result of an audit or a denial of a claim Licensee has been overpaid during such period or has otherwise received payment(s) to which it was not entitled for any reason under applicable Medicare or
72
Medicaid rules and regulation (the "Reimbursement Obligations"), Licensee is and shall be responsible for such Reimbursement Obligations. Accordingly, Licensee agrees to indemnify, defend and hold harmless New Operator from and against any and all claims, damages, liabilities, costs, expenses or other charges incurred by, assessed against or paid by the New Operator (the "Claims") with respect to the Reimbursement Obligations. New Operator further agrees promptly after receipt thereof to provide Licensee with any documentation received by it which it believes may give rise to a claim by New Operator against Licensee under this Section 12 (an "Indemnity Notice"). Upon receipt of an Indemnity Notice, Licensee shall within thirty (30) days after receipt of the Indemnity Notice, in good faith, review the Claim and, if appropriate, Licensee shall, at its sole cost and expense, challenge, appeal or defend against the matter described in the Indemnity Notice within the applicable time periods required by law or agreement with the payor, and, in such event, no payment shall be due from Licensee to New Operator under this Section 12 until the earlier to occur of (i) the full and final resolution of such claim on terms which require a payment by Licensee or New Operator or (ii) the recoupment from New Operator in whole or in part of the amount which is the subject of such Indemnity Notice, in which event payment shall be made within twenty (20) days following notice to Licensee of an event described in subparagraph (i) or (ii) hereof. If Licensee fails or elects not to challenge or appeal the Claims described in the Indemnity Notice, Licensee shall indemnify and make payment to New Operator against and for any Claims within twenty (20) days following the thirty (30) day period described above. In addition to the foregoing, Licensee agrees to cooperate with New Operator in responding to any Claim and to make available to New Operator such documents and records as may be necessary to defend any such Claims. All payments not made by Licensee to New Operator when due shall be subject to interest at the Prime Rate announced in the Money Rates section of The Wall Street Journal plus five percent (5%) from the date due to the date paid in full.
13. Disclaimers. New Operator acknowledges that, except as expressly set forth in this Agreement, neither Licensee nor any of its agents, employees, officers, directors or other representatives (collectively, "Licensee's Representatives") has made and no such person makes any representation, warranty, or covenant whatsoever, whether express or implied, with respect to any matter, thing or event. Without limiting the generality of the foregoing, New Operator shall accept the Facility and any and all personal property transferred by Licensee to New Operator in connection with this Agreement, including, but not limited to, the Tenant Personal Property, the Inventory and the Vehicle in their "AS-IS" "WHERE-IS" condition as of the Effective Date, without any representation, warranty or recourse whatsoever except as may expressly be set forth in this Agreement. WITHOUT LIMITING THE FOREGOING, NO REPRESENTATION OR WARRANTY IS MADE REGARDING ANY OF THE PROPERTY TO BE TRANSFERRED TO THE NEW OPERATOR, INCLUDING, WITHOUT LIMITATION, NO REPRESENTATION AS TO THE MERCHANTABILITY OF ANY ITEM OR ITS FITNESS FOR A PARTICULAR PURPOSE OR THE HABITABILITY OR SUITABILITY OF THE FACILITY AND ANY AND ALL SUCH WARRANTIES ARE HEREBY EXPRESSLY DISCLAIMED. New Operator acknowledges, on behalf of itself and its affiliates, that neither Licensee nor any of Licensee's Representatives have made any representation or warranty to New Operator or to any of New Operator's affiliates, except as specifically set forth in this Agreement. The inclusion of any information in an exhibit, schedule or any other disclosure relating to this Agreement shall not be construed as an admission that such information is material or that such information is required to be reflected in such exhibit, schedule or other disclosure. No representation or warranty to New Operator has been or is made with respect to any continuing source or revenues or payments to New Operator or the Facility after the Effective Date, including any payments under any Payor Contract (provided that notwithstanding the foregoing any payments received by either party to this Agreement for services rendered from and after the Effective Date shall be subject to the provisions of Article 6 above.), estimates, financial projections, or forecasts relating to Licensee, the Facility or any personal property transferred in connection with this Agreement that may have been delivered, communicated or mentioned to New Operator including the
73
reasonableness of the assumptions underlying such estimates, projections and forecasts. With respect to any such estimate, projection or forecast that may have been delivered, communicated or mentioned by or on behalf of Licensee or by Licensee's Representatives, New Operator acknowledges that (i) there are uncertainties inherent in attempting to make such estimates, projections and forecasts, (ii) New Operator is familiar with such uncertainties, (iii) New Operator is taking full responsibility for making its own evaluation of the adequacy and accuracy of all such estimates, projections and forecasts so furnished to it, and (iv) New Operator shall have no claim against Licensee, any of Licensee's Representatives or any other person with respect thereto. New Operator agrees that, in entering into this Agreement and all of the documents contemplated by this Agreement, it has conducted and is relying solely and exclusively upon its own independent due diligence and investigations with respect to the Facility, its operations, the financial condition of the Facility, any provider agreements, Operating Contracts or personal property transferred in connection with this Agreement and the Facility Employees and that New Operator has not relied on any express or implied representation or warranty by Licensee or Licensee Representative not expressly contained in this Agreement.
14. Further Assurances. Each of the parties hereto agrees to execute and deliver any and all further agreements, documents or instruments necessary to effectuate this Agreement and the transactions referred to herein or contemplated hereby or reasonably requested by the other party to perfect or evidence their rights hereunder.
15. Notices. All notices to be given by either party to this Agreement to the other party hereto shall be in writing, and shall be (a) given in person, (b) deposited in the United States mail, certified or registered, postage prepaid, return receipt requested, or (c) sent by national overnight courier service or by facsimile transmission with confirmed receipt, each addressed as follows:
(a) |
If to New Operator:
CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC, c/o Ensign Facility Services, Inc. 32232 Paseo Adelanto, Suite 100 San Juan Capistrano, CA 92675 Attn: General Counsel Fax Number: (949) 487-9300 |
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Any such notice shall be deemed delivered when actually received or when delivery is first refused regardless of the method of delivery used. Any party to whom notices are to be sent pursuant to this Agreement may from time to time change its address for further communications thereunder by giving notice in the manner prescribed herein to all other parties hereto. Although either party shall have the right to change its address for notice purposes from time to time, any notice delivered pursuant to this Section 15 to the address set forth in this Section 15 or to such other address as may be hereafter specified in writing in accordance with this Section 15 shall be effective even if actual delivery cannot be made as a result of a change in the address of the recipient of such notice and the party delivering the notice has not received actual written notice in accordance with the provisions of this Section 15 of the current address to which notices are to be sent.
16. Payment of Expenses. Each party hereto shall bear its own legal, accounting and other expenses incurred in connection with the preparation and negotiation of this Agreement and the consummation of the transaction contemplated hereby, whether or not the transaction is consummated.
17. Entire Agreement; Amendment; Waiver. This Agreement, together with the other agreements referred to herein, constitutes the entire understanding between the parties with respect to the subject matter hereof, superseding all negotiations, prior discussions and preliminary agreements. This Agreement may not be modified or amended except in writing signed by the parties hereto. No waiver of any term, provision or condition of this Agreement in any one or more instances, shall be deemed to be or be construed as a further or continuing waiver of any such term, provision or condition of this Agreement. No failure to act shall be construed as a waiver of any term, provision, condition or rights granted hereunder.
18. Assignment. Neither this Agreement nor the rights, duties or obligations arising hereunder shall be assignable or delegable by either party hereto.
19. No Joint Venture; Third Party Beneficiaries. Nothing contained herein shall be construed as forming a joint venture or partnership between the parties hereto with respect to the subject matter hereof. The parties hereto do not intend that any third party shall have any rights under this Agreement except as expressly provided herein.
20. Captions. The section headings contained herein are for convenience only and shall not be considered or referred to in resolving questions of interpretation.
21. Counterparts. This Agreement may be executed and delivered via facsimile and in one or more counterparts and all such counterparts taken together shall constitute a single original Agreement.
22. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State, without regard to principles of conflicts of law.
23. Costs and Attorneys' Fees. In the event of a dispute between the parties hereto with respect to the interpretation or enforcement of the terms hereof, the prevailing party shall be entitled to collect from the other its reasonable costs and attorneys fees, including its costs and fees on appeal.
24. Construction. Both parties acknowledge and agree that they have participated in the drafting and negotiation of this Agreement. Accordingly, in the event of a dispute between the parties hereto with respect to the interpretation or enforcement of the terms hereof no provision shall be construed so as to favor or disfavor either party hereto.
25. Contingency. Licensee and New Operator acknowledge and agree that this Agreement, and the respective rights and obligations of the parties hereunder, are conditioned upon (i) New Operator having delivered the Lender Acknowledgement to Licensee as set forth in Recital D to this Agreement, and (ii) the successful execution and delivery of a mutually acceptable lease by and between New Operator and Landlord, all on or before November 1, 2003.
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[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, the parties hereby execute this Agreement as of the day and year first set forth above.
New Operator:
CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC, a Nevada limited liability company
By: |
The Ensign Group, Inc.,
a Delaware corporation, its sole member |
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By: |
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Its: |
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Licensee: |
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BRASWELL ENTERPRISES, INC., a California corporation |
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By: |
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Its: |
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EXHIBIT A
FACILITY AND LEASE INFORMATION
Facility Information: | ||
Lease/Bed Information: |
78
EXHIBIT B
INTENTIONALLY OMITTED
79
EXHIBIT C
VEHICLES AT FACILITY
THERE ARE NO VEHICLES AT THE FACILITY.
80
COMPUTER HARDWARE AND SOFTWARE AND TELECOMMUNICATIONS
EQUIPMENT AND SERVICE INFORMATION
AND APPLICABLE RENT AND SERVICE FEE
See Attached Schedule
81
SunBridge Preliminary Computer Equipment List
SB 1583 ClaremontJuly 11, 2003
Network Equipment
|
Monthly $
Amnt. |
Qty
|
Serial #
|
|||
---|---|---|---|---|---|---|
Non Hub Site: Network Equipment: 48" Custom Cabinet CRIB, Router, UPS | $131.00 | 1 | ||||
Network Equipment: Switch | $25.00 | 1 | SMAL1804J9 | |||
Network Equipment, Switch | $25.00 | 1 | SMAL1B01H6 | |||
Computers (All computers include pricing for accessories) | ||||||
BDC: VEi8, P111/550 CPU, 48X CDROM, 10.2GB | $33.00 | 1 | US01302072 | |||
HP VEi8 | $33.00 | 1 | US00800650 | |||
HP VEi8 | $33.00 | 1 | US00500418 | |||
HP VEi8 | $33.00 | 1 | U500500431 | |||
HP VEi8 | $33.00 | 1 | US00400701 | |||
AddOn Server (Dell) | $33.00 | 1 | US81813509 | |||
Video Conference Workstation (HP) | $33.00 | 1 | US02520856 | |||
Printers | ||||||
Okidata Microline 591 Dot Matrix Printer | $27.00 | 1 | 91281022337 | |||
Okidata Microline 591 Dot Matrix Printer | $27.00 | 1 | 91281022292 | |||
Okidata Microline 591 Dot Matrix Printer | $27.00 | 1 | 91281022451 | |||
Okidata Microline 591 Dot Matrix Printer | $27.00 | 1 | 71080168999 | |||
HP 4050TN LaserJet Printer w/Duplex Assembly | $67.00 | 1 | USQC062533 | |||
HP 405DTN LaserJet Printer w/Duplex Assembly | $67.00 | 1 | USQC062900 | |||
HP 4050TN LaserJet Printer w/Duplex Assembly | $67.00 | 1 | USQC062541 | |||
HP 4050TN LaserJet Printer w/Duplex Assembly | $67.00 | 1 | USQX050399 | |||
Time Clock | ||||||
Kronos Time Clack & Maintenance Badges | $75.00 | 1 | ||||
SunDance Therapy | ||||||
SunDance Therapy: Workstation and printer to be removed from building unless new owner has contract in place with SunDance | ||||||
Workstation: | $0.00 | 1 | US81808895 | |||
Printer: | $0.00 | 1 | IPZR006569 | |||
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Sub $ TOTAL | $863.00 | |||||
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Monthly Support Costs
|
Monthly $
Amnt. |
|
|
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---|---|---|---|---|---|---|
SHG Support: (Telecom, Hardware, Hardware Support Contract Help Desk) | ||||||
Support | $550.00 | |||||
Addon/Orcas Systems Including: | ||||||
Support SHG | $300.00 | |||||
Support SHS | $600.00 | |||||
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Sub $ TOTAL | $1,450.00 | |||||
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GRAND TOTAL | $2,313.00 | |||||
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EXHIBIT E
AFFILIATE PROPERTY TO BE REMOVED
FROM FACILITY
Property identified in Section 9.4, which includes, but may not be limited to, the following items:
SEE ATTACHED SCHEDULE
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SunDance Rehabilitation Corporation Department Inventory
Facility Name: Claremont
Date Completed: 3/15/03
Item Name
|
Serial Number (If no serial number, clear description of the item)
|
|
---|---|---|
1. Shoulder/[Illegible] | 1. N/A | |
2. Diathermy [Illegible] | 2. 69982 | |
3. Printer Laserjet 6L | 3. S# JPZR006569 | |
4. Monitor Hewlett Packard | 4. S# MY75185747 Model #D2825 | |
5. Iomega Zip Drive | 5. SN IADN39810N Model 7100UBS | |
6. Hewlett Packard Computer | 6. SN US03109969 Model VECTRA VE18AT | |
7. Computer Desk | 7. | |
8. Cork Board | 8. 2'x3' | |
9. 2 Shoulder arcs | 9. | |
10. UE Skateboard | 10. | |
11. Multiple cords | 11. | |
12. 1 Box OT utensils | 12. | |
13. 1 Box OT puzzles etc. | 13. | |
14. | 14. | |
15. Book shelf | 15. |
2 drawer file cabinet
Please complete by March 15, 2003 and return to your Regional Office.
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EXHIBIT F-1
FORM OF LENDER ACKNOWLEDGEMENT
September , 2003
VIA
FACSIMILE: [**Insert transferor fax no.**]
[**Insert transferor entity address**] Attention:
VIA FACSIMILE: 301-841-2340
CapitalSource
Finance LLC
4445 Willard Avenue, 12th Floor
Chevy Chase, MD 20815
Attention: Healthcare Finance Group, Portfolio Manager
VIA FACSIMILE: 301-841-2380
CapitalSource
Finance, LLC
4445 Willard Avenue, 12th Floor
Chevy Chase, MD 20815
Attn: General Counsel
Re: [**Insert facility name**]
[**Insert facility address**] (the "Facility")
Ladies and Gentleman:
The undersigned entity ("Lender") has provided financing to [**Insert new operator entity name**] (the "Borrower"), which is secured by, among other things, the accounts receivable of the Borrower. Lender has been advised that on or about , 2003 (the "Effective Date"), the Borrower assumed operational and financial responsibility for the Facility and that the Facility was previously operated by [**Insert transferor entity**] or an affiliate thereof ("Transferor"). Lender further acknowledges that CapitalSource Finance, LLC ("CapitalSource"), together with the other lenders (collectively, the "Bank Group"), under that certain Loan and Security Agreement dated September 5, 2003, as the same may be amended, modified or restated from time to time (the "Credit Agreement"), have provided financing to Transferor and its parent corporation, Sun Healthcare Group, Inc., which is secured by, among other things, a perfected lien on the unpaid accounts receivable with respect to the Facility which relate to the period prior to the Effective Date, including, but not limited to, any accounts receivable arising from rate adjustments which relate to the period prior to the Effective Date even if such adjustments occur after the Effective Date (the "Transferor A/R").
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This letter will serve to confirm that, notwithstanding anything to the contrary which may be set forth in any agreements between Lender and Borrower, Lender acknowledges that, in its capacity as a lender to the Borrower, it has no interest in, or lien on, the Transferor A/R. To the extent reasonably practicable, Lender will cooperate with Borrower (at Borrower's expense) to ensure that, to the extent any collections of Transferor A/R are received by Borrower, or, consistent with the requirements of those documents pertaining to Lender's financing arrangements with Borrower, paid into a lockbox or other blocked account established by Borrower thereunder, Borrower remits such collections to in accordance with the requirements of the applicable Operations Transfer Agreements (and the ancillary documents delivered by Borrower in connection therewith) for the Facility.
Thank you.
Sincerely,
[**Insert Lender name**]
By:
Name:
Title:
cc: David L. Packer, Esq. (via facsimile: 310-201-8922)
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EXHIBIT F-2
FORM OF NEW OPERATOR REPRESENTATION LETTER
September , 2003
VIA FACSIMILE: 301-841-2340
CapitalSource
Finance LLC
4445 Willard Avenue, 12th Floor
Chevy Chase, MD 20815
Attention: Healthcare Finance Group, Portfolio Manager
VIA FACSIMILE: 301-841-2380
CapitalSource
Finance, LLC
4445 Willard Avenue, 12th Floor
Chevy Chase, MD 20815
Attn: General Counsel
Re:
[**Insert facility name**]
[**Insert facility address**](the "Facility")
Ladies and Gentleman:
Pursuant to our obligations under section 6.10 of the Operations Transfer Agreement dated , 2003 ("OTA") for the transfer of operations for the Facility, please be advised and noticed that, as the New Operator under the OTA, we have not entered into any financing arrangement with any lender whereby the accounts receivable of the Facility have been used, pledged or hypothecated as collateral for such financing except as follows (if none, write "none"): . If a lender has been listed in the previous sentence, please state such lender's address for notice: .
If such a financing arrangement exists, pursuant to our ongoing obligation under said section 6.10 of the OTA, we will promptly and timely deliver an appropriately executed Lender Acknowledgement, in the form attached hereto as Exhibit "A", to you. In the event that, subsequent to the date of this letter, we enter into any financing arrangement with a lender whereby the accounts receivable of the Facility are used, pledged or hypothecated as collateral for such financing, pursuant to our ongoing obligation under said section 6.10 of the OTA, we will promptly and timely inform the addressees of this letter of such financing and deliver an appropriately executed Lender Acknowledgement, in the form attached hereto as Exhibit "A", to you.
As of the date of this letter, we represent and warrant as follows: (1) the provisions in the OTA are hereby ratified and confirmed, including the provision that the transferor is entitled to retain all accounts receivables generated prior to the "Effective Date" (as defined in the OTA); (2) the Effective Date is [**Note: Date must be filled in**]; and (3) we shall hold in trust for your benefit and remit promptly to you at the first address set forth above, any of the unpaid accounts receivable with respect to the Facility which relate to the period prior to the Effective Date, including, but not limited to, any accounts receivable arising from rate adjustments which relate to the period prior to the Effective Date even if such adjustments occur after the Effective Date ("Transferor A/R"), which we may receive at any time after the Effective Date. In determining whether any payment received by us constitutes Transferor A/R, we agree to be bound by written instructions received from CapitalSource Finance, LLC and without limiting the foregoing, if a payment received by us does not indicate whether it is in respect of a period before or after the Effective Date, it shall be assumed that such payment relates to the oldest outstanding unpaid receivable and applied accordingly.
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We are delivering this letter with the understanding that it will be relied upon by you in connection with certain financial agreements that you have with [**insert name of transferor**] and its affiliates.
Sincerely,
[**Insert New Operator name**]
By:
Name:
Title:
cc: David L. Packer, Esq. (via facsimile: 310-201-8922)
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Exhibit "A"
[TO EXHIBIT F-2 OF THE OPERATIONS TRANSFER AGREEMENT]
FORM OF NEW LENDER LETTER
[SEE EXHIBIT F-I OF THE OPERATIONS TRANSFER AGREEMENT FOR THE FORM OF THE SAME]
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Exhibit F
MEMORANDUM OR SHORT FORM OF LEASE
THIS
INSTRUMENT PREPARED BY:
Mark E. Derwent
Myers Nelson Dillon & Shierk PLLC
125 Ottawa Ave., N.W., Suite 270
Grand Rapids, Michigan 49503
Telephone: 616.233.9640
THIS LEASE, made and entered into as of , 20 , by and between , having its principal office at 9690 Deereco Road, Suite 100, Timonium, MD 21093, as Lessor, and Inc., a , having its principal office at , as Lessee with respect to the real property identified in Exhibit(s) " " attached hereto and located in .
WITNESSETH:
1. For and in consideration of the rents reserved and the other covenants contained in that certain Lease made by and between the parties hereto and dated the date hereof ("Lease"), Lessor has and does hereby lease to Lessee, and Lessee has and does hereby take and rent from Lessor, all of Lessor's rights and interest in and to the parcel of real property described in Exhibit(s) " " and all fixtures and improvements thereto, and certain personal and other property as set forth in the Lease.
2. The Initial Term of the Lease is approximately ( ) years, commencing , 200 and ending on , 200 .
3. As more particularly provided in the Lease, Lessee may elect to renew the original term for ( ) ( ) year optional renewal periods for a maximum term, if exercised, of ( ) years after the Commencement Date.
4. This instrument is executed and recorded for the purpose of giving notice of Lessee's interest in the property covered by the Lease and giving notice of the existence of the Lease, to which reference is made for a full statement of the terms and conditions thereof. The respective addresses of the parties hereto are:
Lessee:
Attn:
Lessor:
Attn:
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IN WITNESS WHEREOF, the parties have caused this instrument to be executed by their duly authorized [officer or officers] and [general partners] [managing partners], as applicable, all as of the day and date first above written.
LESSOR: | |||
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Name: Title: |
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LESSEE: |
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By: |
Name: Title: |
STATE OF MARYLAND | ) | |
)SS | ||
COUNTY OF | ) |
This instrument was acknowledged before me on the day of , 200 , by the of a , on behalf of said .
Notary Public
STATE OF MARYLAND | ) | |
)SS | ||
COUNTY OF | ) |
This instrument was acknowledged before me on the day of , 200 , by the of a , on behalf of said .
Notary Public
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Exhibit 10.33
GUARANTY
(The Ensign Group, Inc.)
This GUARANTY ("Guaranty") is given as of September , 2003 ("Effective Date"), by THE ENSIGN GROUP, INC., a Delaware corporation ("Guarantor"), whose address is 32232 Paseo Adelanto, Suite 100, San Juan Capistrano, CA 92675, in favor of OHI ASSET (CA), LLC, a Delaware limited liability company ("Lessor"), whose address is 9690 Deereco Road, Suite 100, Timonium, Maryland, 21093, with reference to the following facts:
A. PERMUNITUM LLC, a Nevada limited liability company ("Lessee"), has executed and delivered to Lessor a Master Lease dated the same date as this Guaranty (the "Master Lease") pursuant to which Lessee is leasing from Lessor certain healthcare facilities identified therein (the "Facilities").
B. Guarantor is the direct owner of all of the issued and outstanding equity interests of Lessee, and it is to the advantage of Guarantor that Lessor enter into the Master Lease.
C. As a material inducement to Lessor to lease the Facilities pursuant to the Master Lease, Guarantor has agreed to guarantee, the payment of all amounts due from, and the performance of all obligations undertaken by the Lessee under the Master Lease and the other Transaction Documents, all as hereinafter set forth. The term "Transaction Documents", as used herein, shall have the meaning given it in the Master Lease.
WHEREFORE, the parties hereby agree as follows:
1. Defined Terms. All capitalized terms used herein and not defined herein shall have the meaning for such terms set forth in the Master Lease.
2. Guaranty. Guarantor hereby unconditionally and irrevocably guarantees to Lessor (i) the payment when due of all Rent and all other sums payable by the Lessee under the Master Lease, and (ii) the faithful and prompt performance when due of each and every one of the terms, conditions and covenants to be kept and performed by Lessee and its Affiliates under the Transaction Documents, any and all amendments, modifications, extensions and renewals of the Transaction Documents, including without limitation all indemnification obligations, insurance obligations, and all obligations to operate, rebuild, restore or replace any facilities or improvements now or hereafter located on the real estate covered by the Master Lease. In the event of the failure of Lessee to pay any such amounts owed, or to render any other performance required of Lessee or its Affiliates under the Transaction Documents, when due, Guarantor shall forthwith perform or cause to be performed all provisions of the Transaction Documents to be performed by Lessee and its Affiliates thereunder, and pay all damages that may result from the non-performance thereof to the full extent provided under the Transaction Documents (collectively, the "Obligations"). As to the Obligations, Guarantor's liability under this Guaranty is without limit.
3. Survival of Obligations. The obligations of Guarantor under this Guaranty with respect to the Transaction Documents shall survive and continue in full force and effect notwithstanding:
(a) any amendment, modification, or extension of any Transaction Document;
(b) any compromise, release, consent, extension, indulgence or other action or inaction in respect of any terms of any Transaction Document or any other guarantor;
(c) any substitution or release, in whole or in part, of any security for this Guaranty which Lessor may hold at any time;
(d) any exercise or nonexercise by Lessor of any right, power or remedy under or in respect of any Transaction Document or any security held by Lessor with respect thereto, or any waiver of any such right, power or remedy;
(e) any bankruptcy, insolvency, reorganization, arrangement, adjustment, composition, liquidation, or the like of the Lessee or any other guarantor;
(f) any limitation of Lessee's liability under any Transaction Document or any limitation of Lessee's liability thereunder which may now or hereafter be imposed by any statute, regulation or rule of law, or any illegality, irregularity, invalidity or unenforceability, in whole or in part, of any Transaction Document or any term thereof;
(g) any sale, lease, or transfer of all or any part of any interest in any Facility to any other person, firm or entity other than to Lessor;
(h) any act or omission by Lessor with respect to any of the security instruments or any failure to file, record or otherwise perfect any of the same;
(i) any extensions of time for performance under the Transaction Documents, whether prior to or after maturity;
(j) the release of any collateral from any lien in favor of Lessor, or the release of Lessee from performance or observation of any of the agreements, covenants, terms or conditions contained in any Transaction Document by operation of law or otherwise;
(k) the fact that Lessee may or may not be personally liable, in whole or in part, under the terms of any Transaction Document to pay any money judgment;
(1) the failure to give Guarantor any notice of acceptance, default or otherwise;
(m) any other guaranty now or hereafter executed by Guarantor or anyone else in connection with any Transaction Document;
(n) any rights, powers or privileges Lessor may now or hereafter have against any other person, entity or collateral; or
(o) any other circumstances, whether or not Guarantor had notice or knowledge thereof, other than the payment or performance of all of the Obligations.
4. Primary Liability. The liability of Guarantor with respect to the Transaction Documents shall be primary, direct and immediate, and Lessor may proceed against Guarantor: (i) prior to or in lieu of proceeding against Lessee, its assets, any security deposit, or any other guarantor; and (ii) prior to or in lieu of pursuing any other rights or remedies available to Lessor. All rights and remedies afforded to Lessor by reason of this Guaranty or by law are separate, independent and cumulative, and the exercise of any rights or remedies shall not in any way limit, restrict or prejudice the exercise of any other rights or remedies.
In the event of any default under any Transaction Document, a separate action or actions may be brought and prosecuted against Guarantor whether or not Lessee is joined therein or a separate action or actions are brought against Lessee. Lessor may maintain successive actions for other defaults. Lessor's rights hereunder shall not be exhausted by its exercise of any of its rights or remedies or by any such action or by any number of successive actions until and unless all indebtedness and obligations the payment and performance of which are hereby guaranteed have been paid and fully performed.
5. Obligations Not Affected. In such manner, upon such terms and at such times as Lessor in its sole discretion deems necessary or expedient, and without notice to Guarantor, Lessor may: (a) amend, alter, compromise, accelerate, extend or change the time or manner for the payment or the performance of any obligation hereby guaranteed; (b) extend, amend or terminate any of the
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Transaction Documents; or (c) release Lessee by consent to any assignment (or otherwise) as to all or any portion of the obligations hereby guaranteed. Any exercise or nonexercise by Lessor of any right hereby given Lessor, dealing by Lessor with Guarantor or any other guarantor, Lessee or any other person, or change, impairment, release or suspension of any right or remedy of Lessor against any person including Lessee and any other guarantor will not affect any of the obligations of Guarantor hereunder or give Guarantor any recourse or offset against Lessor.
6. Waiver. With respect to the Transaction Documents, Guarantor hereby waives and relinquishes all rights and remedies accorded by applicable law to sureties and/or guarantors or any other accommodation parties, under any statutory provisions, common law or any other provision of law, custom or practice, and agrees not to assert or take advantage of any such rights or remedies including, but not limited to:
(a) any right to require Lessor to proceed against the Lessee or any other person or to proceed against or exhaust any security held by Lessor at any time or to pursue any other remedy in Lessor's power before proceeding against Guarantor or to require that Lessor cause a marshaling of Lessee's assets or the assets, if any, given as collateral for this Guaranty or to proceed against Lessee and/or any collateral, including collateral, if any, given to secure Guarantor's obligation under this Guaranty, held by Lessor at any time or in any particular order;
(b) any defense that may arise by reason of the incapacity or lack of authority of any other person or persons;
(c) notice of the existence, creation or incurring of any new or additional indebtedness or obligation or of any action or non-action on the part of Lessee, Lessor, any creditor of Lessee or Guarantor or on the part of any other person whomsoever under this or any other instrument in connection with any obligation or evidence of indebtedness held by Lessor or in connection with any obligation hereby guaranteed;
(d) any defense based upon an election of remedies by Lessor which destroys or otherwise impairs the subrogation rights of Guarantor or the right of Guarantor to proceed against Lessee for reimbursement, or both;
(e) any defense based upon any statute or rule of law which provides that the obligation of a surety must be neither larger in amount nor in other respects more burdensome than that of the principal;
(f) any duty on the part of Lessor to disclose to Guarantor any facts Lessor may now or hereafter know about Lessee, regardless of whether Lessor has reason to believe that any such facts materially increase the risk beyond that which Guarantor intends to assume or has reason to believe that such facts are unknown to Guarantor or has a reasonable opportunity to communicate such facts to Guarantor, it being understood and agreed that Guarantor is fully responsible for being and keeping informed of the financial condition of Lessee and of all circumstances bearing on the risk of non-payment or non-performance of any obligations or indebtedness hereby guaranteed;
(g) any defense arising because of Lessor's election, in any proceeding instituted under the federal Bankruptcy Code, of the application of Section 1111 (b)(2) of the federal Bankruptcy Code; and
(h) any defense based on any borrowing or grant of a security interest under Section 364 of the federal Bankruptcy Code;
(i) all rights and remedies accorded by applicable law to guarantors, including without limitation, any extension of time conferred by any law now or hereafter in effect and any requirement or notice of acceptance of this Guaranty or any other notice to which the undersigned may now or hereafter be entitled to the extent such waiver of notice is permitted by applicable law.
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7. Warranties. With respect to the Transaction Documents, Guarantor warrants that: (a) this Guaranty is executed at Lessee's request; and (b) Guarantor has established adequate means of obtaining from Lessee on a continuing basis financial and other information pertaining to Lessee's financial condition. Guarantor agrees to keep adequately informed from such means of any facts, events or circumstances which might in any way affect Guarantor's risks hereunder, and Guarantor further agrees that Lessor shall have no obligation to disclose to Guarantor information or material acquired in the course of Lessor's relationship with Lessee.
8. No-Subrogation. Until all obligations of Lessee under Transaction Documents have been satisfied and discharged in full for one (1) year, Guarantor shall have no right of subrogation and waives any right to enforce any remedy which Lessor now has or may hereafter have against Lessee and any benefit of, and any right to participate in, any security now or hereafter held by Lessor with respect to the Master Lease.
9. Subordination. Upon the occurrence of an Event of Default under any Transaction Document, which is not cured by Guarantor, the indebtedness or obligations of Lessee to Guarantor shall not be paid in whole or in part nor will Guarantor accept any payment of or on account of any amounts owing, without the prior written consent of Lessor and at Lessor's request, Guarantor shall cause Lessee to pay to Lessor all or any part of the subordinated indebtedness until the obligations under the Transaction Documents have been paid in full. Any payment by Lessee in violation of this Guaranty shall be received by Guarantor in trust for Lessor, and Guarantor shall cause the same to be paid to Lessor immediately on account of the amounts owing from Lessee to Lessor. No such payment will reduce or affect in any manner the liability of Guarantor under this Guaranty.
10. No Delay. Any payments required to be made by Guarantor hereunder shall become due on demand in accordance with the terms hereof immediately upon the happening of an Event of Default under any Transaction Document.
11. Application of Payments. With respect to the Transaction Documents, and with or without notice to Guarantor, Lessor, in Lessor's sole discretion and at any time and from time to time and in such manner and upon such terms as Lessor deems appropriate, may (a) apply any or all payments or recoveries from Lessee or from any other guarantor under any other instrument or realized from any security, in such manner and order of priority as Lessor may determine, to any indebtedness or other obligation of the Lessee with respect to the Transaction Documents and whether or not such indebtedness or other obligation is guaranteed hereby or is otherwise secured or is due at the time of such application, and (b) refund to Lessee any payment received by Lessor under the Transaction Documents.
12. Guaranty Default.
(a) As used herein, the term Guaranty Default shall mean one or more of the following events (subject to applicable cure periods):
(i) the failure of Guarantor to pay the amounts required to be paid hereunder at the times specified herein;
(ii) the failure of Guarantor to observe and perform any covenants, conditions or agreement on its part to be observed or performed, other than as referred to in Subsection (i) above, for a period of thirty (30) days after written notice of such failure has been given to Guarantor by Lessor, unless Lessor agrees in writing to an extension of such time prior to its expiration;
(iii) the occurrence of an Event of Default under the Master Lease, the Loan Agreement, the Note, or any of the other Transaction Documents.
(b) Upon the occurrence of a Guaranty Default, Lessor shall have the right to bring such actions at law or in equity, including appropriate injunctive relief, as it deems appropriate to compel
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compliance, payment or deposit, and among other remedies to recover its attorneys' fees in any proceeding, including any appeal therefrom and any post judgement proceedings.
13. Financial Covenants. At all times while any Obligations guaranteed by Guarantor remain outstanding (the "Term of this Guaranty"), Guarantor shall comply with any and all financial covenants of the Master Lease applicable to Guarantor, as the same may be amended, modified or restated from time to time during the Term of this Guaranty.
14. Financial Statements. During the Term of this Guaranty, Guarantor shall deliver, or cause to be delivered, the financial and other reports required by Article XXIII of the Master Lease as the same may be amended, modified or restated from time to time during the Term of this Guaranty.
15. Notices. All notices, demands or requests required or permitted to be given to either party hereto shall be in writing and shall be deemed given if delivered personally, sent by reputable overnight courier, with acknowledgment of receipt requested, or mailed by registered, overnight or certified mail, with full postage paid thereon, return receipt requested (such notice to be effective on the date such receipt is acknowledged), as follows:
Guarantor: |
The Ensign Group, Inc.
Before 1/01/04: |
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Attn: General Counsel 32232 Paseo Adelanto, Suite 100 San Juan Capistrano, CA 92675 Telephone No.: (949) 487-9500 Facsimile No.: (949) 487-9300 |
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After 1/01/04: |
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Attn: General Counsel 27101 Puerta Real, Suite 450 Mission Viejo, CA 92691 Telephone No.: (949) 487-9500 Facsimile No.: (949) 487-9300 |
Lessor |
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OHI Asset (CA), LLC c/o Omega Healthcare Investors, Inc. 9690 Deereco Road, Suite 100 Timonium, MD 21093 Attn: Daniel J. Booth Telephone No.: (410) 427-1700 Facsimile No.: (410) 427-8800 |
With copy to: |
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Myers Nelson Dillon & Shierk, PLLC 125 Ottawa Ave., N.W., Suite 270 Grand Rapids, Michigan 49503 Attn: Mark E. Derwent Telephone No.: (616) 233-9640 Facsimile No.: (616) 233-9642 |
or to such place and with such other copies as Guarantor or Lessor may designate for itself by written notice to the other.
16. Miscellaneous.
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(a) No term, condition or provision of this Guaranty may be waived except by an express written instrument to that effect signed by Lessor. No waiver of any term, condition or provision of this Guaranty will be deemed a waiver of any other term, condition or provision, irrespective of similarity, or constitute a continuing waiver of the same term, condition or provision, unless otherwise expressly provided.
(b) If any one or more of the terms, conditions or provisions contained in this Guaranty is found in a final award or judgment rendered by any court of competent jurisdiction to be invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining terms, conditions and provisions of this Guaranty shall not in any way be affected or impaired thereby, and this Guaranty shall be interpreted and construed as if the invalid, illegal, or unenforceable term, condition or provision had never been contained in this Guaranty.
(c) THIS GUARANTY SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF MARYLAND, EXCEPT THAT THE LAWS OF THE STATE IN WHICH A FACILITY IS LOCATED SHALL GOVERN THIS AGREEMENT TO THE EXTENT NECESSARY (i) TO OBTAIN THE BENEFIT OF THE RIGHTS AND REMEDIES SET FORTH HEREIN WITH RESPECT TO SUCH FACILITY, AND (ii) FOR PROCEDURAL REQUIREMENTS WHICH MUST BE GOVERNED BY THE LAWS OF THE STATE IN WHICH SUCH FACILITY IS LOCATED. GUARANTOR CONSENTS TO IN PERSONAM JURISDICTION BEFORE THE STATE AND FEDERAL COURTS OF MARYLAND AND AGREES THAT ALL DISPUTES CONCERNING THIS GUARANTY BE HEARD IN THE STATE AND FEDERAL COURTS LOCATED IN THE STATE OR STATES IN WHICH THE FACILITY OR FACILITIES ARE LOCATED OR IN MARYLAND. GUARANTOR AGREES THAT SERVICE OF PROCESS MAY BE EFFECTED UPON IT UNDER ANY METHOD PERMISSIBLE UNDER THE LAWS OF THE STATE OR STATES IN WHICH THE FACILITY OR FACILITIES ARE LOCATED OR MARYLAND AND IRREVOCABLY WAIVES ANY OBJECTION TO VENUE IN THE STATE AND FEDERAL COURTS OF THE STATE OR STATES IN WHICH THE FACILITY OR FACILITIES ARE LOCATED AND OF MARYLAND.
(d) GUARANTOR AND LESSOR HEREBY WAIVE TRIAL BY JURY AND THE RIGHT THERETO IN ANY ACTION OR PROCEEDING OF ANY KIND ARISING ON, UNDER, OUT OF, BY REASON OF OR RELATING IN ANY WAY TO THIS GUARANTY OR THE INTERPRETATION, BREACH OR ENFORCEMENT THEREOF.
(e) In the event of any suit, action, arbitration or other proceeding to interpret this Guaranty, or to determine or enforce any right or obligation created hereby, the prevailing party in the action shall recover such party's actual costs and expenses reasonably incurred in connection therewith, including, but not limited to, attorneys' fees and costs of appeal, post judgment enforcement proceedings (if any) and bankruptcy proceedings (if any). Any court, arbitrator or panel of arbitrators shall, in entering any judgment or making any award in any such suit, action, arbitration or other proceeding, in addition to any and all other relief awarded to such prevailing party, include in such-judgment or award such party's costs and expenses as provided in this paragraph.
(f) Guarantor (i) represents that it has been represented and advised by counsel in connection with the execution of this Guaranty; (ii) acknowledges receipt of a copy of the Transaction Documents; and (iii) further represents that Guarantor has been advised by counsel with respect thereto. This Guaranty shall be construed and interpreted in accordance with the plain meaning of its language, and not for or against Guarantor or Lessor, and as a whole, giving effect to all of the terms, conditions and provisions hereof.
(g) Except as provided in any other written agreement now or at any time hereafter in force between Lessor and Guarantor, this Guaranty shall constitute the entire agreement of Guarantor with Lessor with respect to the subject matter hereof, and no representation, understanding, promise or
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condition concerning the subject matter hereof will be binding upon Lessor or Guarantor unless expressed herein.
(h) All stipulations, obligations, liabilities and undertakings under this Guaranty shall be binding upon Guarantor and its respective successors and assigns and shall inure to the benefit of Lessor and to the benefit of Lessor's successors and assigns.
(i) Whenever the singular shall be used hereunder, it shall be deemed to include the plural (and vice-versa) and reference to one gender shall be construed to include all other genders, including neuter, whenever the context of this Guaranty so requires. Section captions or headings used in the Guaranty are for convenience and reference only, and shall not affect the construction thereof.
Signatures on following page.
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IN WITNESS WHEREOF, the undersigned has executed this Guaranty as of the date first written above.
GUARANTOR:
The Ensign Group; Inc. |
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By: |
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/s/ CHRISTOPHER R. CHRISTENSEN |
Name: Christopher R. Christensen
Title: President |
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STATE OF COUNTY OF |
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California Orange |
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This instrument was acknowledged before me on the 30 day of September, 2003, by Christopher R. Christensen, the President of The Ensign Group, Inc., a Delaware corporation, on behalf of said corporation.
/s/
MARCUS PAXMAN
Notary Public, CA County, Orange My Commission Expires: 7/23/04 |
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Exhibit 10.34
GUARANTY
(Vista Woods Health Associates LLC, City Heights Health Associates LLC, and Claremont Foothills Health Associates LLC)
This GUARANTY (this "Guaranty") is given as of September , 2003 ("Effective Date"), by VISTA WOODS HEALTH ASSOCIATES LLC, a Nevada limited liability company, CITY HEIGHTS HEALTH ASSOCIATES LLC, a Nevada limited liability company, CLAREMONT FOOTHILLS HEALTH ASSOCIATES LLC, a Nevada limited liability company (each a "Guarantor", and collectively, the "Guarantors"), whose address is 32232 Paseo Adelanto, Suite 100, San Juan Capistrano, CA 92675, in favor of OHI ASSET (CA), LLC, a Delaware limited liability company ("Lessor") whose address is 9690 Deereco Road, Suite 100, Timonium, Maryland 21093, with reference to the following facts:
A. PERMUNITUM LLC, a Nevada limited liability. company ("Lessee"), has executed and delivered to Lessor a Master Lease dated the same date as this Guaranty (the "Master Lease") pursuant to which Lessee is leasing from Lessor three (3) skilled nursing facilities located in California (the "Facilities").
B. Each Guarantor is the sublessee of one the Facilities under a sublease agreement (the "Sublease") between Guarantor and Lessee dated the same date as this Guaranty. It is to the advantage of each Guarantor that Lessor enter into the Master Lease and consent to the entry by Lessee into the Sublease.
C. As a material inducement to Lessor to lease the Facilities pursuant to the Master Lease and to consent to the Sublease, the Guarantors have agreed to guarantee the payment of all amounts due from, and the performance of all obligations undertaken by the Lessee and its Affiliates under the Master Lease and the other Transaction Documents (as defined in the Master Lease), all as hereinafter set forth.
WHEREFORE, the parties hereby agree as follows:
1. Defined Terms. All capitalized terms used herein and not defined herein shall have the meaning for such terms set forth in the Master Lease.
2. Guaranty. Each Guarantor hereby unconditionally and irrevocably guaranties to Lessor (i) the payment when due of all Rent and all other sums payable by the Lessee and its Affiliates under the Master Lease and all the other Transaction Documents; and (ii) the faithful and prompt performance when due of each and every one of the terms, conditions and covenants to be kept and performed by Lessee and its Affiliates under the Transaction Documents, any and all amendments, modifications, extensions and renewals of the Transaction Documents, including without limitation all indemnification obligations, insurance obligations, and all obligations to operate, rebuild, restore or replace any facilities or improvements now or hereafter located on the real estate covered by the Master Lease. In the event of the failure of Lessee or its Affiliates to pay any such amounts owed, or to render any other performance required of Lessee or its Affiliates under the Transaction Documents, when due, Guarantors shall forthwith perform or cause to be performed all provisions of the Transaction Documents to be performed by Lessee or its Affiliates thereunder, and pay all damages that may result from the non-performance thereof to the full extent provided under the Transaction Documents (collectively, the "Obligations"). As to the Obligations, each Guarantor's liability under this Guaranty is without limit.
3. Survival of Obligations. The obligations of each Guarantor under this Guaranty with respect to the Transaction Documents shall survive and continue in full force and effect notwithstanding:
(a) any amendment, modification, or extension of any Transaction Document;
(b) any compromise, release, consent, extension, indulgence or other action or inaction in respect of any terms of any Transaction Document or any other guarantor (including any other Guarantor);
(c) any substitution or release, in whole or in part, of any security for this Guaranty which Lessor may hold at any time;
(d) any exercise or nonexercise by Lessor of any right, power or remedy under or in respect of any Transaction Document or any security held by Lessor with respect thereto, or any waiver of any such right, power or remedy;
(e) any bankruptcy, insolvency, reorganization, arrangement, adjustment, composition, liquidation, or the like of the Lessee or any other guarantor (including any other Guarantor);
(f) any limitation of Lessee's liability under any Transaction Document or any limitation of Lessee's liability thereunder which may now or hereafter be imposed by any statute, regulation or rule of law, or any illegality, irregularity, invalidity or unenforceability, in whole or in part, of any Transaction Document or any term thereof;
(g) any sale, lease, or transfer of all or any part of any interest in any Facilities (other than the assignment of the Master Lease to Lessee) to any other person, firm or entity other than to Lessor;
(h) any act or omission by Lessor with respect to any of the security instruments or any failure to file, record or otherwise perfect any of the same;
(i) any extensions of time for performance under the Transaction Documents, whether prior to or after maturity;
(j) the release of any collateral from any lien in favor of Lessor, or the release of Lessee from performance or observation of any of the agreements, covenants, terms or conditions contained in any Transaction Document by operation of law or otherwise, provided that Guarantors will not be liable for future payments of Base Rent under the Master Lease and the Sublease to the extent Lessor receives Net Reletting Proceeds;
(k) the fact that Lessee may or may not be personally liable, in whole or in part, under the terms of any Transaction Document to pay any money judgment;
(1) the failure to give a Guarantor any notice of acceptance, default or otherwise;
(m) any other guaranty now or hereafter executed by Guarantor or anyone else in connection with any Transaction Document;
(n) any rights, powers or privileges Lessor may now or hereafter have against any other person, entity or collateral; or
(o) any other circumstances, whether or not Guarantor have notice or knowledge thereof, other than the payment or performance of all of the Obligations.
4. Primary Liability. The liability of each Guarantor with respect to the Transaction Documents shall be primary, direct and immediate, and Lessor may proceed against a Guarantor: (i) prior to or in lieu of proceeding against Lessee, its assets, any security deposit, or any other guarantor; and (ii) prior to or in lieu of pursuing any other rights or remedies available to Lessor. All rights and remedies afforded to Lessor by reason of this Guaranty or by law are separate, independent and cumulative, and the exercise of any rights or remedies shall not in any way limit, restrict or prejudice the exercise of any other rights or remedies.
In the event of any default under any Transaction Document, a separate action or actions may be brought and prosecuted against a Guarantor whether or not Lessee is joined therein or a separate action or actions are brought against Lessee or any other Guarantor. Lessor may maintain successive
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actions for other defaults. Lessor's rights hereunder shall not be exhausted by its exercise of any of its rights or remedies or by any such action or by any number of successive actions until and unless all indebtedness and obligations the payment and performance of which are hereby guaranteed have been paid and fully performed.
5. Waiver. With respect to the Transaction Documents, each Guarantor hereby waives and relinquishes all rights and remedies accorded by applicable law to sureties and/or guarantors or any other accommodation parties, under any statutory provisions, common law or any other provision of law, custom or practice, and agrees not to assert or take advantage of any such rights or remedies including, but not limited to:
(a) any right to require Lessor to proceed against the Lessee or any other person or to proceed against or exhaust any security held by Lessor at any time or to pursue any other remedy in Lessor's power before proceeding against a Guarantor or to require that Lessor cause a marshaling of Lessee's assets or the assets, if any, given as collateral for this Guaranty or to proceed against Lessee and/or any collateral, including collateral, if any, given to secure a Guarantor's obligation under this Guaranty, held by Lessor at any time or in any particular order;
(b) any defense that may arise by reason of the incapacity or lack of authority of any other person or persons;
(c) notice of the existence, creation or incurring of any new or additional indebtedness or obligation or of any action or non-action on the part of Lessee, Lessor, any creditor of Lessee or a Guarantor or on the part of any other person whomsoever under this or any other instrument in connection with any obligation or evidence of indebtedness held by Lessor or in connection with any obligation hereby guaranteed;
(d) any defense based upon an election of remedies by Lessor which destroys or otherwise impairs the subrogation rights of a Guarantor or the right of a Guarantor to proceed against Lessee for reimbursement, or both;
(e) any defense based upon any statute or rule of law which provides that the obligation of a surety must be neither larger in amount nor in other respects more burdensome than that of the principal;
(f) any duty on the part of Lessor to disclose to a Guarantor any facts Lessor may now or hereafter know about Lessee, regardless of whether Lessor has reason to believe that any such facts materially increase the risk beyond that which Guarantors intend to assume or has reason to believe that such facts are unknown to Guarantors or has a reasonable opportunity to communicate such facts to Guarantors, it being understood and agreed that Guarantors are fully responsible for being and keeping informed of the financial condition of Lessee and of all circumstances bearing on the risk of non-payment or non-performance of any obligations or indebtedness hereby guaranteed;
(g) any defense arising because of Lessor's election, in any proceeding instituted under the federal Bankruptcy Code, of the application of Section 1111 (b)(2) of the federal Bankruptcy Code; and
(h) any defense based on any borrowing or grant of a security interest under Section 364 of the federal Bankruptcy Code.
(i) all rights and remedies accorded by applicable law to guarantors, including without limitation, any extension of time conferred by any law now or hereafter in effect and any requirement or notice of acceptance of this Guaranty or any other notice to which the undersigned may now or hereafter be entitled to the extent such waiver of notice is permitted by applicable law.
6. Warranties. With respect to the Transaction Documents, each Guarantor warrants that: (a) this Guaranty is executed at Lessee's request; and (b) such Guarantor has established adequate means of
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obtaining from Lessee on a continuing basis financial and other information pertaining to Lessee's financial condition. Each Guarantor agrees to keep adequately informed from such means of any facts, events or circumstances which might in any way affect a Guarantor's risks hereunder, and each Guarantor further agrees that Lessor shall have no obligation to disclose to a Guarantor information or material acquired in the course of Lessor's relationship with Lessee.
7. No-Subrogation. Until all obligations of Lessee under the Transaction Documents have been satisfied and discharged in full for one (1) year, no Guarantor shall have any right of subrogation and waives any right to enforce any remedy which Lessor now has or may hereafter have against Lessee and any benefit of, and any right to participate in, any security now or hereafter held by Lessor with respect to the Master Lease.
8. Subordination. Upon the occurrence of an Event of Default under any Transaction Document, which is not cured by a Guarantor, the indebtedness or obligations of Lessee to Guarantors shall not be paid in whole or in part nor will any Guarantor accept any payment of or on account of any amounts owing, without the prior written consent of Lessor and at Lessor's request, each Guarantor shall cause Lessee to pay to Lessor all or any part of the subordinated indebtedness until the obligations under the Transaction Documents have been paid in full. Any payment by Lessee in violation of this Guaranty shall be received by Guarantor in trust for Lessor, and each Guarantor shall cause the same to be paid to Lessor immediately on account of the amounts owing from Lessee to Lessor. No such payment will reduce or affect in any manner the liability of a Guarantor under this Guaranty.
9. No Delay. Any payments required to be made by a Guarantor hereunder shall become due on demand in accordance with the terms hereof immediately upon the happening of an Event of Default under any Transaction Document.
10. Application of Payments. With respect to the Transaction Documents, and with or without notice to Guarantors, Lessor, in Lessor's sole discretion and at any time and from time to time and in such manner and upon such terms as Lessor deems appropriate, may (a) apply any or all payments or recoveries from Lessee or from any other guarantor under any other instrument or realized from any security, in such manner and order of priority as Lessor may determine, to any indebtedness or other obligation of the Lessee with respect to the Transaction Documents and whether or not such indebtedness or other obligation is guaranteed hereby or is otherwise secured or is due at the time of such application, and (b) refund to Lessee any payment received by Lessor under the Transaction Documents.
11. Guaranty Default.
(a) As used herein, the term Guaranty Default shall mean one or more of the following events (subject to applicable cure periods):
(i) an event of default under the Master Lease or the other Transaction Documents.
(ii) the failure of Guarantors to pay the amounts required to be paid hereunder at the times specified herein;
(iii) the failure of Guarantors to observe and perform any covenants, conditions or agreement on their part to be observed or performed, other than as referred to in Subsection (i) above, for a period of thirty (30) days after written notice of such failure has been given to Guarantors by Lessor, unless Lessor agrees in writing to an extension of such time prior to its expiration;
(iv) the occurrence of a default under any other guaranty between Lessor and a Guarantor.
(b) Upon the occurrence of a Guaranty Default, Lessor shall have the right to bring such actions at law or in equity, including appropriate injunctive relief, as it deems appropriate to compel
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compliance, payment or deposit, and among other remedies to recover its attorneys' fees in any proceeding, including any appeal therefrom and any post-judgement proceedings.
12. Covenants: At all times while any Obligations guaranteed by Guarantors remain outstanding (the "Term of this Guaranty"), each Guarantor shall comply with any and all covenants of the Master Lease applicable to a Guarantor, as the same may be amended, modified or restated from time to time during the Term of this Guaranty.
13. Notices. All notices, demands or requests required or permitted to be given to either party hereto shall be in writing and shall be deemed given if delivered personally, sent by reputable overnight courier, with acknowledgment of receipt requested, or mailed by registered, overnight or certified mail, with full postage paid thereon, return receipt requested (such notice to be effective on the date such receipt is acknowledged), as follows:
Guarantors: |
Vista Woods Health Associates LLC
City Heights Health Associates LLC Claremont Foothills Health Associates LLC Before 1/01/04: |
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Attn: General Counsel 32232 Paseo Adelanto, Suite 100 San Juan Capistrano, CA 92675 Telephone No.: (949) 487-9500 Facsimile No.: (949) 487-9300 |
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After 1/01/04: |
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Attn: General Counsel 27101 Puerta Real, Suite 450 Mission Viejo, CA 92691 Telephone No.: (949) 487-9500 Facsimile No.. (949) 487-9300 |
Lessor: |
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OHI Asset (CA), LLC c\o Omega Healthcare Investors, Inc. 9690 Deereco Road, Suite 100 Timonium, MD 21093 Attn: Daniel J. Booth Telephone No.: (410) 427-1700 Facsimile No.: (410) 427-8800 |
With copy to: |
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Myers Nelson Dillon & Shierk, PLLC 125 Ottawa Ave., N.W., Suite 270 Grand Rapids, Michigan 49503 Attn: Mark E. Derwent Telephone No.: (616) 233-9640 Facsimile No.: (616) 233-9642 |
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or to such place and with such other copies as a Guarantor or Lessor may designate for itself by written notice to the other.
14. Miscellaneous.
(a) No term, condition or provision of this Guaranty may be waived except by an express written instrument to that effect signed by Lessor. No waiver of any term, condition or provision of this Guaranty will be deemed a waiver of any other term, condition or provision, irrespective of similarity,
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or constitute a continuing waiver of the same term, condition or provision, unless otherwise expressly provided.
(b) If any one or more of the terms, conditions or provisions contained in this Guaranty is found in a final award or judgment rendered by any court of competent jurisdiction to be invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining terms, conditions and provisions of this Guaranty shall not in any way be affected or impaired thereby, and this Guaranty shall be interpreted and construed as if the invalid, illegal, or unenforceable term, condition or provision had never been contained in this Guaranty.
(c) THIS GUARANTY SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF MARYLAND. EACH GUARANTOR CONSENTS TO IN PERSONAM JURISDICTION BEFORE THE STATE AND FEDERAL COURTS OF CALIFORNIA AND MARYLAND AND AGREES THAT ALL DISPUTES CONCERNING THIS GUARANTY BE HEARD IN THE STATE AND FEDERAL COURTS LOCATED IN THE STATE OF CALIFORNIA OR MARYLAND. EACH GUARANTOR AGREES THAT SERVICE OF PROCESS MAY BE EFFECTED UPON IT UNDER ANY METHOD PERMISSIBLE UNDER THE LAWS OF THE STATE OF CALIFORNIA OR MARYLAND AND IRREVOCABLY WAIVES ANY OBJECTION TO VENUE IN THE STATE AND FEDERAL COURTS OF THE STATE OF CALIFORNIA OR MARYLAND.
(d) EACH GUARANTOR AND LESSOR HEREBY WAIVE TRIAL BY JURY AND THE RIGHT THERETO IN ANY ACTION OR PROCEEDING OF ANY KIND ARISING ON, UNDER, OUT OF, BY REASON OF OR RELATING 1N ANY WAY TO THIS GUARANTY OR THE INTERPRETATION, BREACH OR ENFORCEMENT THEREOF.
(e) In the event of any suit, action, arbitration or other proceeding to interpret this Guaranty, or to determine or enforce any right or obligation created hereby, the prevailing party in the action shall recover such party's actual costs and expenses reasonably incurred in connection therewith, including, but not limited to, attorneys' fees and costs of appeal, post judgment enforcement proceedings (if any) and bankruptcy proceedings (if any). Any court, arbitrator or panel of arbitrators shall, in entering any judgment or making any award in any such suit, action, arbitration or other proceeding, in addition to any and all other relief awarded to such prevailing party, include in such-judgment or award such party's costs and expenses as provided in this paragraph.
(f) Each Guarantor (i) represents that they have been represented and advised by counsel in connection with the execution of this Guaranty; (ii) acknowledges receipt of a copy of the Transaction Documents; and (iii) further represents that such Guarantor has been advised by counsel with respect thereto. This Guaranty shall be construed and interpreted in accordance with the plain meaning of its language, and not for or against Guarantor or Lessor, and as a whole, giving effect to all of the terms, conditions and provisions hereof.
(g) Except as provided in any other written agreement now or at any time hereafter in force between Lessor and a Guarantor, this Guaranty shall constitute the entire agreement of Guarantors with Lessor with respect to the subject matter hereof, and no representation, understanding, promise or condition concerning the subject matter hereof will be binding upon Lessor or Guarantors unless expressed herein.
(h) All stipulations, obligations, liabilities and undertakings under this Guaranty shall be binding upon each Guarantor and its respective successors and assigns and shall inure to the benefit of Lessor and to the benefit of Lessor's successors and assigns.
(i) Whenever the singular shall be used hereunder, it shall be deemed to include the plural (and vice-versa) and reference to one gender shall be construed to include all other genders, including
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neuter, whenever the context of this Guaranty so requires. Section captions or headings used in the Guaranty are for convenience and reference only, and shall not affect the construction thereof.
(j) The obligations of Guarantors under this Guaranty are joint and several.
Signatures and acknowledgment follows.
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IN WITNESS WHEREOF, the undersigned has executed this Lease Guaranty as of the date first written above.
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GUARANTOR: Vista Woods Health Associates LLC City Heights Health Associates LLC Claremont Foothills Health Associates LLC |
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By: |
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The Ensign Group, Inc., a Delaware corporation, their sole member |
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By: |
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/s/ CHRISTOPHER R. CHRISTENSEN |
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Name: Christopher R. Christensen Title: President |
STATE OF COUNTY OF |
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California Orange |
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) )SS ) |
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This instrument was acknowledged before me on the 30 day of September, 2003, by Christopher R. Christensen, the President of The Ensign Group, Inc., a Delaware corporation, the sole member of each of Vista Woods Health Associates LLC, a Nevada limited liability company, City Heights Health Associates LLC, a Nevada limited liability company, Claremont Foothills Health Associates LLC, a Nevada limited liability company, on behalf of said limited liability companies.
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/s/ MARCUS PAXMAN Notary Public, CA County Orange My Commission Expires: 7/23/04 |
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Exhibit 10.35
[MESA, AZ]
MASTER LEASE
between
HEALTH CARE PROPERTY INVESTORS, INC.,
a Maryland corporation,
d/b/a in the State of Arizona under the fictitious name of
HC PROPERTIES,
INC.
as Lessor
AND
MOENIUM HOLDINGS LLC,
as Lessee
Dated as of January , 2003
ARTICLE I. | 6 | |||
1.1 | Leased Property; Term | 6 | ||
ARTICLE II. |
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7 |
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2.1 | Definitions | 7 | ||
ARTICLE III. |
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16 |
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3.1 | Minimum Rent | 16 | ||
3.2 | Additional Charges | 16 | ||
3.3 | Late Payment of Rent | 16 | ||
3.4 | Net Lease | 17 | ||
ARTICLE IV. |
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17 |
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4.1 | Impositions | 17 | ||
4.2 | Utility Charges | 18 | ||
4.3 | Insurance Premiums | 18 | ||
4.4 | Impound Account | 18 | ||
4.5 | Tax Service | 19 | ||
ARTICLE V. |
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19 |
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5.1 | No Termination, Abatement, etc. | 19 | ||
5.2 | Termination with Respect to Fewer than All of the Facilities | 19 | ||
ARTICLE VI. |
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20 |
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6.1 | Ownership of the Leased Property | 20 | ||
6.2 | Personal Property | 20 | ||
6.3 | Transfer of Personal Property and Capital Additions to Lessor | 20 | ||
6.4 | Option to Purchase Removable Personal Property | 20 | ||
ARTICLE VII. |
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21 |
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7.1 | Condition of the Leased Property | 21 | ||
7.2 | Use of the Leased Property | 21 | ||
7.3 | Lessor to Grant Easements, etc. | 22 | ||
7.4 | Preservation of Facility Value | 22 | ||
ARTICLE VIII. |
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22 |
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8.1 | Compliance with Legal and Insurance Requirements, Instruments, etc. | 22 | ||
ARTICLE IX. |
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23 |
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9.1 | Maintenance and Repair | 23 | ||
9.2 | Encroachments, Restrictions, Mineral Leases, etc. | 24 | ||
9.3 | Replacement Reserve | 24 | ||
ARTICLE X. |
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25 |
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10.1 | Construction of Capital Additions and Other Alterations to the Leased Property | 25 | ||
10.2 | Construction Requirements for all Alterations | 26 | ||
ARTICLE XI. |
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27 |
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11.1 | Liens | 27 | ||
ARTICLE XII. |
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27 |
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12.1 | Permitted Contests | 27 | ||
ARTICLE XIII. |
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28 |
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13.1 | General Insurance Requirements | 28 | ||
13.2 | Replacement Cost | 29 | ||
13.3 | Additional Insurance | 29 | ||
13.4 | Waiver of Subrogation | 29 | ||
13.5 | Policy Requirements | 29 | ||
13.6 | Increase in Limits | 30 | ||
13.7 | Blanket Policies and Policies Covering Multiple Locations | 30 | ||
13.8 | No Separate Insurance | 30 | ||
ARTICLE XIV. |
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31 |
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14.1 | Insurance Proceeds | 31 | ||
14.2 | Insured Casualty | 31 | ||
14.3 | Uninsured Casualty | 31 | ||
14.4 | No Abatement of Rent | 32 | ||
14.5 | Waiver | 32 | ||
ARTICLE XV. |
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32 |
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15.1 | Condemnation | 32 | ||
ARTICLE XVI. |
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33 |
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16.1 | Events of Default | 33 | ||
16.2 | Certain Remedies | 34 | ||
16.3 | Damages | 35 | ||
16.4 | Receiver | 35 | ||
16.5 | Lessee's Obligation to Purchase | 35 | ||
16.6 | Waiver | 36 | ||
16.7 | Application of Funds | 36 | ||
16.8 | Facility Operating Deficiencies | 36 | ||
16.9 | Lessor's Right of Appraisal | 37 | ||
16.10 | Lessor's Security Interest | 38 | ||
ARTICLE XVII. |
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39 |
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17.1 | Lessor's Right to Cure Lessee's Default | 39 | ||
ARTICLE XVIII. |
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39 |
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18.1 | Purchase of the Leased Property | 39 | ||
ARTICLE XIX. |
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39 |
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19.1 | Renewal Terms | 39 | ||
19.2 | Lessor's Rights of Renewal and Early Termination | 40 | ||
ARTICLE XX. |
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40 |
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20.1 | Holding Over | 40 | ||
ARTICLE XXI. |
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41 |
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21.1 | Letters of Credit | 41 | ||
21.2 | Times for Obtaining Letters of Credit | 41 | ||
21.3 | Amounts for Letters of Credit | 41 | ||
21.4 | Uses of Cash Security Deposit or Letter of Credit | 41 | ||
21.5 | Cash Security Deposit | 42 | ||
21.6 | WAIVER | 42 | ||
ARTICLE XXII. |
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42 |
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22.1 | Risk of Loss | 42 | ||
ARTICLE XXIII. |
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43 |
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23.1 | General Indemnification | 43 | ||
ARTICLE XXIV. |
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43 |
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24.1 | Transfers. | 43 | ||
ARTICLE XXV. |
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49 |
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25.1 | Officer's Certificates and Financial Statements. | 49 | ||
ARTICLE XXVI. |
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51 |
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26.1 | Lessor's Right to Inspect and Show the Leased Property and Capital Additions | 51 | ||
ARTICLE XXVII. |
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51 |
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27.1 | No Waiver | 51 | ||
ARTICLE XXVIII. |
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51 |
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28.1 | Remedies Cumulative | 51 | ||
ARTICLE XXIX. |
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51 |
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29.1 | Acceptance of Surrender | 51 | ||
ARTICLE XXX. |
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51 |
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30.1 | No Merger. | 51 | ||
ARTICLE XXXI. |
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51 |
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31.1 | Conveyance by Lessor | 51 | ||
31.2 | New Lease | 52 | ||
ARTICLE XXXII. |
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52 |
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32.1 | Quiet Enjoyment | 52 | ||
ARTICLE XXXIII. |
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53 |
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33.1 | Notices | 53 | ||
ARTICLE XXXIV. |
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53 |
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34.1 | Appraiser | 53 | ||
ARTICLE XXXV. |
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54 |
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35.1 | Lessee's Option to Purchase the Leased Property | 54 | ||
35.2 | Defaults | 55 | ||
35.3 | Escrow Provisions | 56 | ||
35.4 | Lessor's Election of 1031 Exchange | 56 | ||
ARTICLE XXXVI. |
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57 |
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36.1 | Lessor May Grant Liens | 57 | ||
36.2 | Attornment | 57 | ||
ARTICLE XXXVII. |
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58 |
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37.1 | Hazardous Substances and Mold | 58 | ||
37.2 | Notices | 58 | ||
37.3 | Remediation | 58 | ||
37.4 | Indemnity | 59 | ||
37.5 | Inspection | 59 | ||
ARTICLE XXXVIII. |
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60 |
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38.1 | Memorandum of Lease | 60 | ||
ARTICLE XXXIX. |
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60 |
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39.1 | Sale of Assets | 60 | ||
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ARTICLE XL. |
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60 |
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40.1 | Subdivision | 60 | ||
ARTICLE XLI. |
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61 |
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41.1 | Authority | 61 | ||
ARTICLE XLII. |
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61 |
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42.1 | Attorneys' Fees | 61 | ||
42.2 | Administrative Expenses | 61 | ||
42.3 | Annual Inspection Costs | 61 | ||
ARTICLE XLIII. |
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61 |
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43.1 | Brokers | 61 | ||
ARTICLE XLIV. |
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62 |
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44.1 | Submission to Arbitration | 62 | ||
ARTICLE XLV. |
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63 |
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45.1 | Miscellaneous | 63 | ||
ARTICLE XLVI. |
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66 |
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46.1 | Provisions Relating to Master Lease | 66 |
Exhibit A |
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Legal Description of the Land |
Exhibit B-I |
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List of Facilities, Facility Description and Primary Intended Use, Allocated Initial Investment, and Reserve Amount |
Exhibit B-2 |
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Minimum Rent Schedule |
Exhibit C |
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List of Lessor's Personal Property |
Exhibit D |
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Form of Amendment |
Exhibit E |
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Form of Letter of Credit |
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THIS MASTER LEASE ("Lease") is dated as of January , 2003, and is between HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation, d/b/a in the State of Arizona under the fictitious name of HC PROPERTIES, INC. ("Lessor")and MOENIUM HOLDINGS LLC, a Nevada limited liability company ("Lessee").
ARTICLE I.
1.1 Leased Property; Term.
Upon and subject to the terms and conditions hereinafter set forth, Lessor leases to Lessee and Lessee leases from Lessor all of Lessor's rights and interests in and to the following (collectively the "Leased Property"):
(a) the real property or properties described in Exhibit A attached hereto (collectively, the "Land");
(b) all buildings, structures, Fixtures (as hereinafter defined) and other improvements of every kind now or hereafter located on the Land, including alleyways and connecting tunnels, sidewalks, utility pipes, conduits and lines (on-site and off-site to the extent Lessor has obtained any interest in the same), parking areas and roadways appurtenant to such buildings and structures and Capital Additions funded by Lessor (collectively, the "Leased Improvements");
(c) all easements, rights and appurtenances relating to the Land and the Leased Improvements (collectively, the "Related Rights"); and
(d) all equipment, machinery, fixtures, and other items of real and/or personal property, including all components thereof, now and hereafter located in, on or used in connection with and permanently affixed to or incorporated into the Leased Improvements, including all furnaces, boilers, heaters, electrical equipment, heating, plumbing, lighting, ventilating, refrigerating, incineration, air and water pollution control, waste disposal, air-cooling and air-conditioning systems, apparatus, sprinkler systems, fire and theft protection equipment, and built-in oxygen and vacuum systems, all of which, to the greatest extent permitted by law, are hereby deemed to constitute real estate, together with all replacements, modifications, alterations and additions thereto (collectively, the "Fixtures"); and
(e) the machinery, equipment, furniture and other personal property described on Exhibit C attached hereto, together with all replacements, modifications, alterations and substitutes therefor (whether or not constituting an upgrade) (collectively, "Lessor's Personal Property").
SUBJECT, HOWEVER, to the easements, encumbrances, covenants, conditions and restrictions and other matters which affect the Leased Property as of the date hereof or the Commencement Date or which are created thereafter as permitted hereunder to have and to hold for (1) the Fixed Term (as defined below), and (2) the Extended Terms provided for in Article XIX unless this Lease is earlier terminated as hereinafter provided. Following the Commencement Date, the parties shall execute an amendment to this Lease in substantially the form attached hereto as Exhibit D to confirm certain matters, including the Commencement Date and the Minimum Rent as determined pursuant to Section 3.1 below. Upon any change in the Minimum Rent in accordance with the provisions of Section 3.1 below or otherwise pursuant to this Lease, the parties shall similarly execute an amendment to this Lease confirming such matters. Notwithstanding the foregoing, the failure of Lessee to so execute and deliver any such amendment shall not affect Lessor's determination of the matters to be confirmed thereby.
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ARTICLE II.
2.1 Definitions. For all purposes of this Lease, except as otherwise expressly provided or unless the context otherwise requires, (i) the terms defined in this Article have the meanings assigned to them in this Article and include the plural as well as the singular; (ii) all accounting terms not otherwise defined herein have the meanings assigned to them in accordance with GAAP as at the time applicable; (iii) all references in this Lease to designated "Articles," "Sections" and other subdivisions are to the designated Articles, Sections and other subdivisions of this Lease; (iv) the word "including" shall have the same meaning as the phrase "including, without limitation," and other similar phrases; and (v) the words "herein," "hereof' and "hereunder" and other words of similar import refer to this Lease as a whole and not to any particular Article, Section or other subdivision:
1031 Exchange: As defined in Section 35.4.
AAA: As defined in Article XLIV.
Accommodator: As defined in Section 35.4.
Additional Charges: As defined in Article III.
Affiliate: Any Person which, directly or indirectly (including through one or more intermediaries), controls or is controlled by or is under common control with any other Person, including any Subsidiary of a Person. For purposes of this definition, the definition of "Controlling Person" below, and Article XXIV below, the term "control" (including the correlative meanings of the terms "controlled by" and "under common control with"), as used with respect to any Person, shall mean the possession, directly or indirectly (including through one or more intermediaries), of the power to direct or cause the direction of the management and policies of such Person, through the ownership or control of voting securities, partnership interests or other equity interests or otherwise. Without limiting the generality of the foregoing, when used with respect to any corporation, the term "Affiliate" shall also include (i) any Person which owns, directly or indirectly (including through one or more intermediaries), Fifty Percent (50%) or more of any class of voting security or equity interests of such corporation, (ii) any Subsidiary of such corporation and (iii) any Subsidiary of a Person described in clause (i).
Allocated Initial Investment. With respect to each Facility, the amount set forth in or determined under the heading "Allocated Initial Investment" as set forth on Exhibit B-1 attached hereto and incorporated herein by this reference.
Allocated Minimum Rent: With respect to each Facility, the amount of Minimum Rent allocated to such Facility as determined by the applicable Minimum Rent Schedule for such Facility as set forth on Exhibit B-2 attached hereto and incorporated herein by this reference.
Appraiser: As defined in Article XXXIV.
Award: All compensation, sums or anything of value awarded, paid or received on a total or partial Condemnation.
Bankruptcy Code: The United Stated Bankruptcy Code (11 U.S.C. § 101 et seq.), and any successor statute or legislation thereto.
Base Period: The period commencing on that date which is eighteen (18) months prior to the date any appraisal of any Facility is made pursuant to the provisions of Article XXXIV and ending on the date which is six (6) months prior to the date any such appraisal of such Facility is made.
BLS: Bureau of Labor Statistics, U.S. Department of Labor.
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Business Day: Each Monday, Tuesday, Wednesday, Thursday and Friday which is not a day on which national banks in the City of New York, New York are authorized, or obligated, by law or executive order, to close.
Buyer's Excess Transaction Costs: Buyer's Transaction Costs in excess of the Commitment Fee Deposit.
Buyer's Transaction Costs: As defined in the Contract of Acquisition.
Capital Additions: With respect to any Facility, one or more new buildings, or one or more additional structures annexed to any portion of any of the Leased Improvements of such Facility, or the material expansion of existing improvements, which are constructed on any parcel or portion of the Land of such Facility during the Term including the construction of a new wing or new story, or the repair, replacement, restoration, remodeling or rebuilding of the existing Leased Improvements of such Facility or any portion thereof where the purpose and effect of such work is to provide a functionally new facility in order to provide services not previously offered in such Facility.
Capital Addition Costs: The costs of any Capital Addition made to the Leased Property whether paid for by Lessee or Lessor, including (i) all permit fees and other costs imposed by any governmental authority, the cost of site preparation, the cost of construction including materials and labor, the cost of supervision and related design, engineering and architectural services, the cost of any fixtures, and if and to the extent approved by Lessor, the cost of construction financing; (ii) fees paid to obtain necessary licenses and certificates; (iii) if and to the extent approved by Lessor in writing and in advance, the cost of any land contiguous to the Leased Property which is to become a part of the Leased Property purchased for the purpose of placing thereon the Capital Addition or any portion thereof or for providing means of access thereto, or parking facilities therefor, including the cost of surveying the same; (iv) the cost of insurance, real estate taxes, water and sewage charges and other carrying charges for such Capital Addition during construction; (v) the cost of title insurance; (vi) reasonable fees and expenses of legal counsel; (vii) filing, registration and recording taxes and fees; (viii) documentary stamp and similar taxes; and (ix) all reasonable costs and expenses of Lessor and any Person which has committed to finance the Capital Addition, including (a) the reasonable fees and expenses of their respective legal counsel; (b) printing expenses; (c) filing, registration and recording taxes and fees; (d) documentary stamp and similar taxes; (e) title insurance charges and appraisal fees; (f) rating agency fees; and (g) commitment fees charged by any Person advancing or offering to advance any portion of the financing for such Capital Addition.
Capital Repair Costs: All out-of-pocket costs reasonably incurred by Lessee in connection with Capital Repairs.
Capital Repairs: Repairs and replacements to the Leased Property, or any portion thereof, which (i) are not incurred for ordinary wear and tear, and (ii) categorized under GAAP as a capital expense and not as an operating expense.
Close of Escrow: As defined in Article XXXV.
Closing Date: As defined in the Contract of Acquisition.
Code: The Internal Revenue Code of 1986, as amended.
Collateral: As defined in Section 16.10.1.
Commencement Date: The Closing Date.
Commercial Occupancy Arrangement: Any commercial (as opposed to resident or patient) Occupancy Arrangement.
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Commitment Fee Deposit: As defined in the Contract of Acquisition.
Condemnation: The exercise of any governmental power, whether by legal proceedings or otherwise, by a Condemnor or a voluntary sale or transfer by Lessor to any Condemnor, either under threat of condemnation or while legal proceedings for condemnation are pending.
Condemnor: Any public or quasi-public authority, or private corporation or individual, having the power of Condemnation.
Consolidated Financials: For any fiscal year or other accounting period for any Person and its consolidated Subsidiaries, statements of earnings and retained earnings and of changes in financial position for such period and for the period from the beginning of the respective fiscal year to the end of such period and the related balance sheet as of the end of such period, together with the notes thereto, all in reasonable detail and setting forth in comparative form the corresponding figures for the corresponding period in the preceding fiscal year, and prepared in accordance with GAAP.
Consolidated Net Worth: At any time, the sum of the following for any Person and its consolidated Subsidiaries, on a consolidated basis determined in accordance with GAAP:
(i) the amount of capital or stated capital (after deducting the cost of any shares, if applicable, held in its treasury), plus
(ii) the amount of capital surplus and retained earnings (or, in the case of a capital surplus or retained earnings deficit, minus the amount of such deficit), minus
(iii) the sum of the following (without duplication of deductions in respect of items already deducted in arriving at surplus and retained earnings): (a) unamortized debt discount and expense; and (b) any write-up in book value of assets resulting from a revaluation thereof subsequent to the most recent Consolidated Financials prior to the date hereof, excluding, however, any (i) net write-up in value of foreign currency in accordance with GAAP, (ii) write-up resulting from a reversal of a reserve for bad debts or depreciation, and (iii) write-up resulting from a change in methods of accounting for inventory.
Contract of Acquisition: The agreement of even date herewith by and between Lessor and Seller relative to the acquisition by Lessor of the Leased Property of the Grand Court Facility.
Controlling Person: Any (i) Person(s) which, directly or indirectly (including through one or more intermediaries), controls Lessee and would be deemed an Affiliate of Lessee, including any partners, shareholders, principals, members, trustees and/or beneficiaries of any such Person(s) to the extent the same control Lessee and would be deemed an Affiliate of Lessee, and (ii) Person(s) which controls, directly or indirectly (including through one or more intermediaries), any other Controlling Person(s) and which would be deemed an Affiliate of any such Controlling Person(s).
Cost of Living Index: The Consumer Price Index for All Urban Consumers, U.S. City Average (1982-1984 = 100), published by the BLS, or such other renamed index. If the BLS changes the publication frequency of the Cost of Living Index so that a Cost of Living Index is not available to make a cost-of-living adjustment as specified herein, the cost-of-living adjustment shall be based on the percentage difference between the Cost of Living Index for the closest preceding month for which a Cost of Living Index is available and the Cost of Living Index for the comparison month as required by this Lease. If the BLS changes the base reference period for the Cost of Living Index from 1982-84 = 100, the cost-of-living adjustment shall be determined with the use of such conversion formula or table as may be published by the BLS. If the BLS otherwise substantially revises, or ceases publication of the Cost of Living Index, then a substitute index for determining cost-of-living adjustments, issued by the BLS or by a reliable governmental or other nonpartisan publication, shall be reasonably selected by Lessor.
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County: With respect to each Facility, the County or Township in which the Leased Property of such Facility is located.
CPT Increase: The percentage increase (rounded to two (2) decimal places), if any, in (i) the Cost of Living Index published for the month which is one (1) month prior to the commencement of the applicable Lease Year, over (ii) the Cost of Living Index published for the month which is one (I) month prior to the commencement of the immediately prior Lease Year.
CPR: As defined in Article XLIV.
Date of Taking: The date the Condemnor has the right to possession of the property being condemned.
Environmental Costs: As defined in Article XXXVII.
Environmental Laws: Environmental Laws shall mean any and all federal, state, municipal and local laws, statutes, ordinances, rules, regulations, guidances, policies, orders, decrees, judgments, whether statutory or common law, as amended from time to time, now or hereafter in effect, or promulgated, pertaining to the environment, public health and safety and industrial hygiene, including the use, generation, manufacture, production, storage, release, discharge, disposal, handling, treatment, removal, decontamination, clean-up, transportation or regulation of any Hazardous Substance, including the Clean Air Act, the Clean Water Act, the Toxic Substances Control Act, the Comprehensive Environmental Response Compensation and Liability Act, the Resource Conservation and Recovery Act, the Federal Insecticide, Fungicide, and Rodenticide Act, the Safe Drinking Water Act and the Occupational Safety and Health Act.
Escrow: As defined in Article XXXV.
Escrow Holder: As defined in Article XXXV.
Event of Default: As defined in Article XVI.
Extended Term(s): As defined in Article XIX.
Facility: Each facility being (and to be) operated or proposed to be operated on the Leased Property, together with any Capital Additions, as described on Exhibit B-1 attached hereto and incorporated herein by this reference.
Facility Mortgage: As defined in Article XIII.
Facility Mortgagee: As defined in Article XIII.
Facility Operating Deficiency: With respect to any Facility, a deficiency in the conduct of the operation of such Facility which, in the reasonable determination of Lessor, if not corrected within a reasonable time, would have the likely effect of jeopardizing such Facility's licensure or certification under government reimbursement programs
Fair Market Rental: With respect to each Facility, the fair market rental value of the Leased Property and all Capital Additions (other than Capital Additions financed solely by Lessee) of such Facility, or applicable portion(s) thereof (including any appropriate periodic escalations therein), determined in accordance with the appraisal procedures set forth in Article XXXIV and this definition assuming the same is exposed on the open market at the time of the appraisal, but specifically excluding brokerage commissions and other Lessor payments that do not directly inure to the benefit of lessees.
Fair Market Value: With respect to each Facility, the fair market value of the Leased Property and all Capital Additions of such Facility, or applicable portion(s) thereof, determined in accordance with the appraisal procedures set forth in Article XXXIV and this definition. Fair
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Market Value shall be the higher value obtained by assuming that the Leased Property and all Capital Additions of such Facility, or applicable portion(s) thereof, is either unencumbered by this Lease or encumbered by this Lease. Fair Market Value shall also be the higher value obtained by valuing the Leased Property and all Capital Additions (other than Capital Additions financed solely by Lessee) of such Facility, or applicable portion(s) thereof, for their highest and best use or as a fully-permitted Facility operated in accordance with the provisions of this Lease. In addition, the following specific matters shall be factored in or out, as appropriate, in determining Fair Market Value:
(i) The negative value of (a) any deferred maintenance or other items of repair or replacement of the Leased Property or any Capital Additions of such Facility, (b) any then current or prior licensure or certification violations and/or admissions holds and (c) any other breach or failure of Lessee to perform or observe its obligations hereunder shall not be taken into account; rather, the Leased Property and all Capital Additions of such Facility shall be deemed to be in the condition required by this Lease (i.e., good order and repair) and Lessee shall at all times be deemed to have operated the Facility in compliance with and to have performed all obligations of the Lessee under this Lease.
(ii) The occupancy level of the applicable Facility shall be deemed to be the greatest of (a) the occupancy level as of the date any appraisal of such Facility is performed in accordance with the provisions of Article XXXIV, (b) the average occupancy level during the Base Period, or (c) the average occupancy level for facilities similar to such Facility in the same general geographic area as of the date any appraisal of such Facility is performed in accordance with the provisions of Article XXXIV.
(iii) If the applicable Facility's Primary Intended Use includes a mixed use, then whichever of the following produces the highest positive value shall be taken into account: (a) the resident mix, patient mix, case mix, and/or diagnostic related group or acuity mix, as applicable, as of the date any appraisal of such Facility is performed in accordance with the provisions of Article, (b) the average of such mix during the Base Period, or (c) the average of such mix for facilities similar to such Facility in the same general geographic area as of the date any appraisal of such Facility is performed in accordance with the provisions of Article XXXIV.
Finally, in determining Fair Market Value in connection with a sale or transfer of the Leased Property and all Capital Additions of a Facility pursuant to the terms of this Lease, the positive or negative effect on the value of the Leased Property and all Capital Additions or applicable portion(s) thereof attributable to such factors as the interest rate, amortization schedule, maturity date, prepayment penalty and other terms and conditions of any encumbrance placed thereon by Lessor which will not be removed at or prior to the date of such sale or transfer shall be taken into account.
Fixed Term: The period of time commencing on the Commencement Date and ending at 11:59 p.m. Los Angeles time on the expiration of the fifteenth (15 th ) Lease Year.
Fixtures: With respect to each Facility, the Fixtures (as defined in Article I) of such Facility.
GAAP: Generally accepted accounting principles.
Grand Court Facility: The Facility located at 262 East Brown Road, Mesa, Arizona commonly known as "Grant Court Mesa."
Guarantors: Collectively, The Ensign Group, Inc., and any present or future guarantor of Lessee's obligations pursuant to this Lease (each individually, a "Guarantor").
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Guaranty: The Guaranty of even date herewith executed by each Guarantor and any future written guaranty of Lessee's obligations hereunder executed by a Guarantor.
Handling: As defined in Article XXXVII.
Hazardous Substances: Collectively, any petroleum, petroleum product or byproduct or any substance, material or waste regulated or listed pursuant to any Environmental Law.
HCPI: Health Care Property Investors, Inc., a Maryland corporation.
Impositions: Collectively, all taxes, including capital stock, franchise and other state taxes of Lessor (and, if Lessor is not HCPI, of HCPI as a result of its investment in Lessor), ad valorem, sales, use, single business, gross receipts, transaction privilege, rent or similar taxes; assessments including assessments for public improvements or benefits, whether or not commenced or completed prior to the date hereof and whether or not to be completed within the Term; ground rents; water, sewer and other utility levies and charges; excise tax levies; fees including license, permit, inspection, authorization and similar fees; and all other governmental charges, in each case whether general or special, ordinary or extraordinary, or foreseen or unforeseen, of every character in respect of the Leased Property, any Capital Additions and/or the Rent and all interest and penalties thereon attributable to any failure in payment by Lessee which at any time prior to, during or in respect of the Term hereof may be assessed or imposed on or in respect of or be a lien upon (i) Lessor or Lessor's interest in the Leased Property or any Capital Additions, (ii) the Leased Property, any Capital Additions or any parts thereof or any rent therefrom or any estate, right, title or interest therein, or (iii) any occupancy, operation, use or possession of, or sales from or activity conducted on or in connection with the Leased Property, any Capital Additions or the leasing or use of the Leased Property, any Capital Additions or any parts thereof; provided, however, that nothing contained in this Lease shall be construed to require Lessee to pay (a) any tax based on net income (whether denominated as a franchise or capital stock or other tax) imposed on Lessor or any other Person (including on HCPI, if HCPI is not the Lessor hereunder), (b) any transfer, or net revenue tax of Lessor or any other Person except Lessee and its successors, (c) any tax imposed with respect to the sale, exchange or other disposition by Lessor of any Leased Property, any Capital Additions or the proceeds thereof, or (d) except as expressly provided elsewhere in this Lease, any principal or interest on any indebtedness on the Leased Property for which Lessor is the obligor, except to the extent that any tax, assessment, tax levy or charge, of the type described in any of clauses (a), (b), (c) or (d) above is levied, assessed or imposed in lieu of or as or as a substitute for any tax, assessment, levy or charge which is otherwise included in this definition of an "Imposition."
Insurance Requirements: The terms of any insurance policy required by this Lease and all requirements of the issuer of any such policy and of any insurance board, association, organization or company necessary for the maintenance of any such policy.
Intangible Property: All documents, chattel paper, instruments, contract rights (other than the right to payment for services), securities accounts, general intangibles, investment property, securities entitlements, commercial tort claims, causes of action (except causes of action relating to accounts or the proceeds thereof), now owned or hereafter acquired by Lessee (including any right to any refund of any Impositions) arising from or in connection with Lessee's operation or use of the Leased Property and all Capital Additions; all licenses and permits now owned or hereinafter acquired by Lessee, which are necessary or desirable for Lessee's use of the Leased Property and all Capital Additions for the Primary Intended Use, including, if applicable, any certificate of need or similar certificate; the right to use any trade name or other name associated with any Facility; and any and all third-party provider agreements (including Medicare and Medicaid).
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Land: As defined in Article I, or, with respect to each Facility, the Land (as defined in Article I) relating to such Facility.
Lease: As defined in the preamble.
Lease Rate: 10.8%.
Lease Year: Each period of twelve (12) full calendar months from and after the Commencement Date, unless the Commencement Date is a day other than the first (1st) day of a calendar month, in which case the first Lease Year shall be the period commencing on the Commencement Date and ending on the last day of the eleventh (11th) month following the month in which the Commencement Date occurs and each subsequent Lease Year shall be each period of twelve (12) full calendar months after the last day of the prior Lease Year; provided, however, that the last Lease Year during the Term may be a period of less than twelve (12) full calendar months and shall end on the last day of the Term.
Leased Improvements: As defined in Article I, or, with respect to each Facility, the Leased Improvements (as defined in Article I) of such Facility
Leased Property: As defined in Article I, or, with respect to each Facility, the Leased Property (as defined in Article I) of such Facility.
Leasehold FMV: With respect to each Facility, the fair market value of Lessee's leasehold interest relating to such Facility if exposed on the open market taking into account, among other relevant factors, the income generated from the Leased Property and Capital Additions for such Facility, determined by appraisal in accordance with the appraisal procedures set forth in Article XXXIV.
Legal Requirements: (i) All federal, state, county, municipal and other governmental statutes, laws (including common law and Environmental Laws), rules, policies, guidance, codes, orders, regulations, ordinances, permits, licenses, covenants, conditions, restrictions, judgments, decrees and injunctions, including those affecting the Leased Property, Lessee's Personal Property and all Capital Additions or the construction, use or alteration thereof, whether now or hereafter enacted and in force, including any which may (A) require repairs, modifications or alterations in or to the Leased Property, Lessee's Personal Property and all Capital Additions, (B) in any way adversely affect the use and enjoyment thereof, or (C) regulate the transport, handling, use, storage or disposal or require the cleanup or other treatment of any Hazardous Substance, and (ii) all covenants, agreements, restrictions, and encumbrances either now or hereafter of record or known to Lessee (other than encumbrances created by Lessor without the consent of Lessee except as otherwise expressly permitted hereunder) affecting the Leased Property.
Lessee: As defined in the preamble.
Lessee's Personal Property: With respect to each Facility, the Personal Property other than Lessor's Personal Property allocable or relating to such Facility.
Lessor: As defined in the preamble.
Lessor's Personal Property: As defined in Article I, or, with respect to each Facility, Lessor's Personal Property (as defined in Article l) allocable or relating to such Facility.
Letter of Credit Date: As defined in Section 21.2.
Master Sublease: With respect to any Facility, a Master Sublease (as defined in Article XXIV) of such Facility.
Minimum Rent: As defined in Article III.
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Minimum Repurchase Price: With respect to each Facility at any given time, the greater of (a) an amount equal to ten (10) times the then-current annual Rent for such Facility, or (b) the sum of (i) the Allocated Initial Investment with respect to such Facility, and (ii) any Capital Addition Costs funded by Lessor with respect to such Facility.
Mold: Mold, mildew, fungus or other potentially dangerous organisms.
Mold Condition: The presence or suspected presence of Mold or any condition(s) that reasonably can be expected to give rise to or indicate the presence of Mold, including observed or suspected instances of water damage or intrusion, the presence of wet or damp wood, cellular wallboard, floor coverings or other materials, inappropriate climate control, discoloration of walls, ceilings or floors, complaints of respiratory ailment or eye irritation by Lessee's employees or any other occupants or invitees in the Leased Property, or any notice from a governmental agency of complaints regarding the indoor air quality at the Premises.
Mold Inspector: An industrial hygienist certified by the American Board of Industrial Hygienists ("C1H") or an otherwise qualified mold consultant selected by or otherwise acceptable to Lessor.
Mold Remediation Requirements: The relevant provisions of the document Mold Remediation in Schools and Commercial Buildings (EPA 402-K-01-001, March 2001), published by the U.S. Environmental Protection Agency, as may be amended or revised from time to time, or any other applicable Legal Requirements, regulatory standards or guidelines relating to Mold or Mold Conditions.
New Lease: As defined in Section 31.2.1.
New Lease Effective Date: As defined in Section 31.2.1.
Occupancy Arrangement: Any sublease, license or other arrangement with a Person for the right to use, occupy or possess any portion of the Leased Property and/or any Capital Additions.
Occupant: Any Person having rights of use, occupancy or possession under an Occupancy Arrangement.
Officer's Certificate: A certificate of Lessee signed by an officer authorized to so sign by its board of directors or by-laws or by equivalent governing documents or managers.
Opening Deposit: As defined in Article XXXV.
Outside Closing Date: As defined in Article XXXV.
Overdue Rate: On any date, a rate equal to Two Percent (2%) above the Prime Rate, but in no event greater than the maximum rate then permitted under applicable law.
Payment Date: Any due date for the payment of the installments of Minimum Rent or any other sums payable under this Lease.
Person: Any individual, corporation, partnership, joint venture, association, joint stock company, limited liability company, trust, unincorporated organization, government or any agency or political subdivision thereof or any other form of entity.
Personal Property: With respect to each Facility, all machinery, furniture and equipment, including phone systems and computers, trade fixtures, inventory (including raw materials, work in process and finished goods), supplies and other personal property used or useful in the use of the Leased Property and Capital Additions of such Facility for their Primary Intended Use, other than Fixtures.
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Primary Intended Use: With respect to each Facility, the use set forth under the heading "Primary Intended Use" set forth on Exhibit B-1 with respect to such Facility and such other uses necessary or incidental to such use.
Prime Rate: On any date, a rate equal to the annual rate on such date announced by the Bank of New York to be its prime, base or reference rate for 90-day unsecured loans to its corporate borrowers of the highest credit standing but in no event greater than the maximum rate then permitted under applicable law. If the Bank of New York discontinues its use of such prime, base or reference rate or ceases to exist, Lessor shall designate the prime, base or reference rate of another state or federally chartered bank based in New York to be used for the purpose of calculating the Prime Rate hereunder.
Put Event: With respect to any Facility, an Event of Default hereunder pursuant to any of Sections 16.1 (a) (arising out of any material default under any such other lease or other agreement or instrument), 16.1(b), 16.1(c), 16.1(e) (arising out of (i) a breach or default by Lessee during the Term of any of its obligations or covenants pursuant to Sections 7.2.1, 7.2.2, 7.2.3, 7.2.5, 7.4, 37.1 or 37.2 relating to such Facility, or (ii) any other failure of Lessee to obtain and maintain all material licenses, permits and other authorizations to use and operate such Facility for its Primary Intended Use in accordance with all Legal Requirements), 16.1(j) (relating to such Facility), 16.1(k) (arising out of a breach of any material representation or warranty of Lessee or any Guarantor in any such document relating to such Facility), 16.1(1) (relating to such Facility) and/or 16.1(o) (relating to such Facility). Notwithstanding that Lessor and Lessee have specifically defined a "Put Event" for the limited purpose of setting forth the circumstances under which Lessor shall be entitled to the remedy set forth in Section 16.5, in no event shall this definition derogate the materiality of any other Event of Default (including any Event of Default which does not constitute a Put Event) or otherwise limit Lessor's rights and remedies upon the occurrence of any such Event of Default, including those rights and remedies set forth in Sections 16.2, 16.3, 16.4, 16.8, 16.9 and/or 16.10.
Related Rights: With respect to each Facility, the Related Rights (as defined in Article I) of such Facility.
Removable Personal Property: Any item of Lessee's Personal Property which (i) does not constitute a replacement, modification, alteration or substitution of or to any of Lessor's Personal Property (whether or not an upgrade thereof) or (ii) is not required in order to operate any Facility in compliance with all licensure and certification requirements and all other Legal Requirements and Insurance Requirements for the Primary Intended Use, or either; provided, however, that "Removable Personal Property" shall specifically not include any motorized vehicle used by Lessee to transport residents/patients.
Rent: Collectively, the Minimum Rent, Additional Charges and all other amounts payable under this Lease.
Replacement Reserve. As defined in Section 9.3.
Reserve Amount: With respect to each Facility, the amount set forth in or determined under the heading "Reserve Amount" on Exhibit B-1 with respect to such Facility.
Sale of Business: A Transfer of the type described in any of clauses (iv), (v) or (vi) of Section 24.1.1 below, unless such Transfer involves only the stock, memberships, equity interests and/or assets of Lessee and Lessee has no substantial assets other than (a) its interest in the Leased Property and any Capital Additions pursuant to this Lease, (b) the business and operations on the Leased Property and any Capital Additions and (c) Lessee's Personal Property.
SEC: Securities and Exchange Commission.
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Seller: As defined in the Contract of Acquisition.
Separated Property: As defined in Section 31.2.
State: With respect to each Facility, the State or Commonwealth in which the Leased Property for such Facility is located.
Subsidiaries: Corporations, partnerships, limited liability companies, business trusts or other legal entities with respect to which a Person owns, directly or indirectly (including through one or more intermediaries), more than fifty percent (50%) of the voting stock or partnership, membership or other equity interest, respectively.
Supplemental Rent: As defined in Article III.
Target Property: As defined in Section 35.4.
Term: The Fixed Term and any Extended Terms unless earlier terminated pursuant to the provisions hereof.
Transfer: As defined in Article XXIV.
Unsuitable for Its Primary Intended Use: With respect to each Facility, a state or condition of such Facility such that by reason of damage or destruction or Condemnation, in the good faith judgment of Lessor, such Facility cannot be operated on a commercially practicable basis for its Primary Intended Use.
ARTICLE III.
3.1 Minimum Rent. Lessee shall pay to Lessor in lawful money of the United States of America which shall be legal tender for the payment of public and private debts, without offset or deduction, the amounts set forth in or determined by Exhibit B-2 attached hereto and incorporated herein as Minimum Rent for each Facility during the Term. Payments of Minimum Rent shall be made in advance in equal monthly installments on or before the first (1st) day of each calendar month from and after the Commencement Date via delivery of Lessee's check therefore to Lessor at the address for notices specified in Article XXVII or such other address or Person as Lessor may designate from time to time in writing.
3.2 Additional Charges. In addition to the Minimum Rent, (i) Lessee shall also pay and discharge as and when due and payable all other amounts, liabilities, obligations and Impositions which Lessee assumes or agrees to pay under this Lease; and (ii) in the event of any failure on the part of Lessee to pay any of those items referred to in clause (i) above, Lessee shall also promptly pay and discharge every fine, penalty, interest and cost which may be added for non-payment or late payment of such items (the items referred to in clauses (i) and (ii) above being referred to herein collectively as the "Additional Charges"), and Lessor shall have all legal, equitable and contractual rights, powers and remedies provided either in this Lease or by statute or otherwise in the case of non-payment of the Additional Charges as in the case of non-payment of the Minimum Rent.
3.3 Late Payment of Rent.
(a) LESSEE HEREBY ACKNOWLEDGES THAT LATE PAYMENT BY LESSEE TO LESSOR OF RENT WILL CAUSE LESSOR TO INCUR COSTS NOT CONTEMPLATED HEREUNDER, THE EXACT AMOUNT OF WHICH IS PRESENTLY ANTICIPATED TO BE EXTREMELY DIFFICULT TO ASCERTAIN. SUCH COSTS MAY INCLUDE PROCESSING AND ACCOUNTING CHARGES AND LATE CHARGES WHICH MAY BE IMPOSED ON LESSOR BY THE TERMS OF ANY LOAN AGREEMENT AND OTHER EXPENSES OF A SIMILAR OR DISSIMILAR NATURE. ACCORDINGLY, IF ANY INSTALLMENT OF RENT OTHER THAN ADDITIONAL CHARGES PAYABLE TO A PERSON OTHER THAN LESSOR SHALL NOT BE
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PAID WITHIN THREE (3) BUSINESS DAYS AFTER ITS DUE DATE, LESSEE WILL PAY LESSOR ON DEMAND A LATE CHARGE EQUAL TO THE LESSER OF (I) FIVE PERCENT (5%) OF THE AMOUNT OF SUCH INSTALLMENT OR (II) THE MAXIMUM AMOUNT PERMITTED BY LAW. THE PARTIES AGREE THAT THIS LATE CHARGE REPRESENTS A FAIR AND REASONABLE ESTIMATE OF THE COSTS THAT LESSOR WILL INCUR BY REASON OF LATE PAYMENT BY LESSEE. THE PARTIES FURTHER AGREE THAT SUCH LATE CHARGE IS RENT AND NOT INTEREST AND SUCH ASSESSMENT DOES NOT CONSTITUTE A LENDER OR BORROWER/CREDITOR RELATIONSHIP BETWEEN LESSOR AND LESSEE. IN ADDITION, THE AMOUNT UNPAID, INCLUDING ANY LATE CHARGES, SHALL BEAR INTEREST AT THE OVERDUE RATE COMPOUNDED MONTHLY FROM THE DUE DATE OF SUCH INSTALLMENT TO THE DATE OF PAYMENT THEREOF, AND LESSEE SHALL PAY SUCH INTEREST TO LESSOR ON DEMAND. THE PAYMENT OF SUCH LATE CHARGE OR SUCH INTEREST SHALL NOT CONSTITUTE WAIVER OF, NOR EXCUSE OR CURE, ANY DEFAULT UNDER THIS LEASE, NOR PREVENT LESSOR FROM EXERCISING ANY OTHER RIGHTS AND REMEDIES AVAILABLE TO LESSOR.
Lessor's Initials: /s/ EJH
Lessee's Initials: /s/ CRC
(b) If Lessee shall, during any six (6) month period, be more than five (5) Business Days delinquent in the payment of any Rent due and payable by Lessee hereunder on three (3) or more occasions then, notwithstanding anything herein to the contrary, Lessor may, by written notice to Lessee, elect to require Lessee to pay all Minimum Rent payable hereunder quarterly in advance. Such right of Lessor shall be in addition to and not in lieu of any other right of remedy available to Lessor hereunder or at law on account of an Event of Default by Lessee hereunder.
3.4 Net Lease. This Lease is and is intended to be what is commonly referred to as a "net, net, net" or "triple net" lease. The Rent shall be paid absolutely net to Lessor, so that this Lease shall yield to Lessor the full amount or benefit (as applicable, of the installments of Minimum Rent and Additional Charges throughout the Term.
ARTICLE IV.
4.1 Impositions.
4.1.1 Subject to Article XII relating to permitted contests, Lessee shall pay, or cause to be paid, all Impositions before any fine, penalty, interest or cost may be added for nonpayment. Lessee shall make such payments directly to the taxing authorities where feasible, and promptly furnish to Lessor copies of official receipts or other satisfactory proof evidencing such payments. Lessee's obligation to pay Impositions shall be absolutely fixed upon the date such Impositions become a lien upon the Leased Property, any Capital Additions or any part(s) thereof. If any Imposition may, at the option of the taxpayer, lawfully be paid in installments, whether or not interest shall accrue on the unpaid balance of such Imposition, Lessee may pay the same, and any accrued interest on the unpaid balance of such Imposition, in installments as the same respectively become due and before any fine, penalty, premium, further interest or cost may be added thereto.
4.1.2 Lessor shall prepare and file all tax returns and reports as may be required by Legal Requirements with respect to Lessor's net income, gross receipts, franchise taxes and taxes on its capital stock, and Lessee shall prepare and file all other tax returns and reports as may be required by Legal Requirements with respect to or relating to the Leased Property, all Capital Additions and Lessee's Personal Property.
4.1.3 Any refund due from any taxing authority in respect of any Imposition paid by Lessee shall be paid over to or retained by Lessee if no Event of Default shall have occurred hereunder and be
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continuing. Any other refund shall be paid over to or retained by Lessor and applied to the payment of Lessee's obligations under this Lease in such order of priority as Lessor shall determine.
4.1.4 Lessor and Lessee shall, upon request of the other, provide such data as is maintained by the party to whom the request is made with respect to the Leased Property and all Capital Additions as may be necessary to prepare any required returns and reports. If any property covered by this Lease is classified as personal property for tax purposes, Lessee shall file all personal property tax returns in such jurisdictions where it must legally so file. Lessor, to the extent it possesses the same, and Lessee, to the extent it possesses the same, shall provide the other party, upon request, with cost and depreciation records necessary for filing returns for any property so classified as personal property. Where Lessor is legally required to file personal property tax returns and to the extent practicable, Lessee shall be provided with copies of assessment notices indicating a value in excess of the reported value in sufficient time for Lessee to file a protest.
4.1.5 Lessee may, upon notice to Lessor, at Lessee's option and at Lessee's sole cost and expense, protest, appeal, or institute such other proceedings as Lessee may deem appropriate to effect a reduction of real estate or personal property assessments and Lessor, at Lessee's expense as aforesaid, shall reasonably cooperate with Lessee in such protest, appeal, or other action but at no cost or expense to Lessor. Billings for reimbursement by Lessee to Lessor of personal property or real property taxes shall be accompanied by copies of a bill therefor and payments thereof which identify the personal property or real property with respect to which such payments are made.
4.1.6 Lessor shall give prompt notice to Lessee of all Impositions payable by Lessee hereunder of which Lessor has knowledge, but Lessor's failure to give any such notice shall in no way diminish Lessee's obligations hereunder to pay such Impositions; provided, however, that Lessee shall not be in default of its obligation hereunder nor shall Lessee be responsible for any late fees, penalties or interest imposed or charged by the taxing authority if Lessor had actual knowledge of notice of such Impositions and any such Impositions are not timely paid as a result of Lessor's failure to timely provide such notice to Lessee and Lessee does not have actual knowledge of the obligation to pay the same.
4.1.7 Impositions imposed or assessed in respect of the tax-fiscal period during which the Term terminates with respect to any Facility shall be adjusted and prorated between Lessor and Lessee with respect to such Facility, whether or not such Imposition is imposed or assessed before or after such termination, and Lessee's obligation to pay its prorated share thereof shall survive such termination with respect to such Facility.
4.2 Utility Charges. Lessee shall pay or cause to be paid all charges for electricity, power, gas, oil, water and other utilities used in the Leased Property and all Capital Additions. Lessee shall also pay or reimburse Lessor for all costs and expenses of any kind whatsoever which at any time with respect to the Term hereof may be imposed against Lessor by reason of any of the covenants, conditions and/or restrictions affecting the Leased Property, any Capital Additions and/or any part(s) thereof, or with respect to easements, licenses or other rights over, across or with respect to any adjacent or other property which benefits the Leased Property and/or any Capital Additions, including any and all costs and expenses associated with any utility, drainage and parking easements.
4.3 Insurance Premiums. Lessee shall pay or cause to be paid all premiums for the insurance coverage required to be maintained by Lessee hereunder.
4.4 Impound Account. If Lessee, on more than one (1) occasion during any twenty-four (24) consecutive month period, does not timely make payment of any Impositions required pursuant to Section 4.1 (whether or not the same constitutes an Event of Default), Lessor may, at its option to be exercised by thirty (30) days' written notice to Lessee, require Lessee to deposit, at the time of any payment of Minimum Rent, an amount equal to one-twelfth of Lessee's estimated annual taxes, of
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every kind and nature, required pursuant to Section 4.1 plus one-twelfth of Lessee's estimated annual insurance premiums required pursuant to Section 4.3 into an impound account as directed by Lessor. Such amounts shall be applied to the payment of the obligations in respect of which said amounts were deposited in such order of priority as Lessor shall determine, on or before the respective dates on which the same or any of them would become delinquent. The cost of administering such impound account shall be paid by Lessee. Nothing in this Section 4.4 shall be deemed to affect any right or remedy of Lessor hereunder.
4.5 Tax Service. If requested by Lessor, Lessee shall, at its sole cost and expense, cause to be furnished to Lessor a tax reporting service, to be designated by Lessor, covering the Leased Property and all Capital Additions.
ARTICLE V.
5.1 No Termination, Abatement, etc. Except as otherwise specifically provided in this Lease, Lessee shall remain bound by this Lease in accordance with its terms and shall not seek or be entitled to any abatement, deduction, deferment or reduction of Rent, or set-off against the Rent. The respective obligations of Lessor and Lessee shall not be affected by reason of (i) any damage to or destruction of the Leased Property, any Capital Additions and/or any part(s) thereof from whatever cause and/or any Condemnation of the Leased Property, any Capital Additions and/or any part(s) thereof; (ii) the lawful or unlawful prohibition of, or restriction upon, Lessee's use of the Leased Property, any Capital Additions and/or any part(s) thereof, or the interference with such use by any Person or by reason of eviction by paramount title; (iii) any claim that Lessee has or might have against Lessor by reason of any default or breach of any warranty by Lessor hereunder or under any other agreement between Lessor and Lessee or to which Lessor and Lessee are parties; (iv) any bankruptcy, insolvency, reorganization, composition, readjustment, liquidation, dissolution, winding up or other proceedings affecting Lessor or any assignee or transferee of Lessor; or (v) for any other cause, whether similar or dissimilar to any of the foregoing, other than a discharge of Lessee from any such obligations as a matter of law. Lessee hereby specifically waives all rights arising from any occurrence whatsoever which may now or hereafter be conferred upon it by law (a) to modify, surrender or terminate this Lease or quit or surrender the Leased Property, any Capital Additions and/or any part(s) thereof; or (b) which may entitle Lessee to any abatement, reduction,, suspension or deferment of the Rent or other sums payable by Lessee hereunder, except as otherwise specifically provided in this Lease. The obligations of Lessor and Lessee hereunder shall be separate and independent covenants and agreements and the Rent and all other sums payable by Lessee hereunder shall continue to be payable in all events unless the obligations to pay the same shall be terminated pursuant to the express provisions of this Lease or by termination of this Lease other than by reason of an Event of Default.
5.2 Termination with Respect to Fewer than All of the Facilities. Wherever in this Lease the action of terminating the Lease with respect to a Facility (or action of similar import) is discussed, such action shall mean the termination of Lessee's rights in and to the Leased Property relating to such Facility. Notwithstanding anything in this Lease to the contrary, if this Lease shall be terminated by Lessor or Lessee pursuant to rights granted hereunder with respect to any Facility, such termination shall not affect the applicable Term of this Lease with respect to the balance of the Facilities not so terminated by Lessor, and this Lease shall continue in full force and effect with respect to each other such Facility, except that the total Minimum Rent payable hereunder shall be reduced by the amount of Allocated Minimum Rent with respect to such Facility as to which this Lease has so terminated, subject, however, to Lessor's right, in the event of a termination because of an Event of Default, to recover damages with respect to any such Facility as to which this Lease has been terminated as provided in Article XVI.
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ARTICLE VI.
6.1 Ownership of the Leased Property. Lessee acknowledges that the Leased Property is the property of Lessor and that Lessee has only the right to the exclusive possession and use of the Leased Property upon the terms and conditions of this Lease. Upon the expiration or earlier termination of this Lease with respect to any Facility Lessee shall, at its expense, repair and restore the Leased Property relating to such Facility to the condition required by Section 9.14.
6.2 Personal Property. During the Term, Lessee shall, as necessary and at its expense, install, affix or assemble or place on any parcels of the Land or in any of the Leased Improvements, any items of Lessee's Personal Property and replacements thereof which shall be the property of and owned by Lessee. Except as provided in Sections 6.3, 6.4 and 16.10, Lessor shall have no rights to Lessee's Personal Property. With respect to each Facility, Lessee shall provide and maintain during the entire Term applicable to such Facility all Personal Property necessary in order to operate such Facility in compliance with all licensure and certification requirements, all Legal Requirements and all Insurance Requirements and otherwise in accordance with customary practice in the industry for the Primary Intended Use.
6.3 Transfer of Personal Property and Capital Additions to Lessor. Upon the expiration or earlier termination of this Lease with respect to a Facility, all Capital Additions not owned by Lessor and Lessee's Personal Property (including all motor vehicles used to transport residents/patients) relating to such Facility shall become the property of Lessor, free of any encumbrance, and Lessee shall execute all documents and take any actions reasonably necessary to evidence such ownership and discharge any encumbrance; provided, however, that subject to Section 6.4 below, Lessee shall be entitled to remove all Removable Personal Property from the Leased Property at the end of the Term for such Facility so long as Lessee repairs any damage to the Leased Property of such Facility caused by such removal. Notwithstanding anything to the contrary in this Lease, upon the expiration or earlier termination of this Lease with respect to any Facility, Lessor shall not be obligated to reimburse Lessee for any replacements, rebuildings, alterations, additions, substitutions, and/or improvements that are surrendered as part of or with the Leased Property or Capital Additions of such Facility.
6.4 Option to Purchase Removable Personal Property. Notwithstanding anything to the contrary in this Lease, Lessor shall have the option, exercisable by written notice to the Lessee, not less than thirty (30) days prior to the end of the Term or within thirty (30) days after the earlier termination of this Lease with respect to each Facility, to purchase all or any portion of the Removable Personal Property relating to such Facility at the greater of (a) then book value of each item of such Removable Personal Property as reflected on Lessee's books and records maintained in accordance with GAAP, or if no book value, then for an amount equal to the then unamortized original cost thereof or (b) the then outstanding principal balance of any purchase money debt secured by and properly allocable to such Removable Personal Property. The foregoing amortization rate, if applicable, shall be in accordance with the useful life of the particular item of Removable Personal Property as reasonably determined by Lessee in accordance with GAAP. Within ten (10) days after Lessor's exercise of its option to purchase any Removable Personal Property Lessee shall notify Lessor in writing of Lessee's determination of the purchase price therefor based upon the foregoing formula. Upon receipt of Lessee's purchase price notice, Lessor shall have five (5) days within which to cancel and rescind in writing to Lessee Lessor's exercise of its purchase option with respect to all or any portion of the Removable Personal Property. If Lessor does not so elect to cancel and terminate such purchase option, Lessor shall proceed to purchase those items of Removable Personal Property as to which Lessor has exercised its purchase option. Upon payment of the purchase price therefor, Lessee shall convey such items of Removable Personal Property free of any encumbrance and shall execute all documents and take any other actions reasonably necessary to evidence the transfer and conveyance of ownership of the Removable Personal Property to Lessor and the discharge of any encumbrance thereon.
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ARTICLE VII.
7.1 Condition of the Leased Property. Lessee acknowledges receipt and delivery of possession of the Leased Property and confirms that Lessee has examined and otherwise has knowledge of the condition of the Leased Property prior to the execution and delivery of this Lease and has found the same to be in good order and repair, free from Hazardous Substances not in compliance with Legal Requirements, and satisfactory for its purposes hereunder. Regardless, however, of any examination or inspection made by Lessee and whether or not any patent or latent defect or condition was revealed or discovered thereby, Lessee is leasing the Leased Property "AS IS" in its present condition. Lessee waives any claim or action against Lessor in respect of the condition of the Leased Property including any defects or adverse conditions not discovered or otherwise known by Lessee as of the date hereof. LESSOR MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF THE LEASED PROPERTY OR ANY PART THEREOF, EITHER AS TO ITS FITNESS FOR USE, DESIGN OR CONDITION FOR ANY PARTICULAR USE OR PURPOSE OR OTHERWISE, OR AS TO THE NATURE OR QUALITY OF THE MATERIAL OR WORKMANSHIP THEREIN, OR THE EXISTENCE OF ANY HAZARDOUS SUBSTANCE, MOLD OR MOLD CONDITION, IT BEING AGREED THAT ALL SUCH RISKS, LATENT OR PATENT, ARE TO BE BORNE SOLELY BY LESSEE INCLUDING ALL RESPONSIBILITY AND LIABILITY FOR ANY (I) ENVIRONMENTAL REMEDIATION AND COMPLIANCE WITH ALL ENVIRONMENTAL LAWS AND (II) MOLD REMEDIATION AND COMPLIANCE WITH ALL MOLD REMEDIATION REQUIREMENTS.
7.2 Use of the Leased Property.
7.2.1 Lessee covenants that it will obtain and maintain all authorizations and approvals needed to use and operate the Leased Property, all Capital Additions and each Facility for such Facility's respective Primary Intended Use and any other use conducted on the Leased Property and any Capital Additions as may be permitted from time to time hereunder in accordance with Legal Requirements including applicable licenses, provider agreements, permits, and Medicare and/or Medicaid certification.
7.2.2 Lessee shall use or cause to be used the Leased Property, all Capital Additions and the improvements thereon of each Facility for the Primary Intended Use of such Facility. Lessee shall not use the Leased Property, any Capital Additions or any part(s) thereof for any other use without the prior written consent of Lessor, which consent Lessor may withhold in its sole discretion.
7.2.3 Lessee shall operate continuously the entire Leased Property and all Capital Additions of each Facility in accordance with the Primary Intended Use of such Facility. Lessee shall devote the entirety of each Facility and all Capital Additions to the Primary Intended Use, except for areas reasonably required for office, storage space or ancillary service uses incidental to the Primary Intended Use. Lessee shall not modify the services offered or take any other action (e.g., removing patients or residents from a Facility or directing patients or residents, or prospective patients or residents, to another facility) which would materially reduce gross revenues or the fair market value of any Facility.
7.2.4 Lessee shall conduct its business at each Facility in conformity with the customary standards of patient or resident care practice provided in similar good-quality facilities in the State. Without limiting the generality of the foregoing, Lessee shall at all times exercise commercially reasonable efforts to maintain an adequate staff for the service of its residents and/or patients in compliance with all Legal Requirements and otherwise consistent with such standards of patient or resident care practice customarily provided in other similar facilities operated by Lessee.
7.2.5 Lessee shall not commit or suffer to be committed any waste on the Leased Property and/or on or to any Capital Additions or cause or permit any nuisance to exist thereon or with respect thereto.
7.2.6 Lessee shall neither suffer nor permit the Leased Property, any Capital Additions, or any part(s) thereof, or Lessee's Personal Property, to be used in such a manner as (i) might reasonably tend to impair Lessor's title thereto or to any portion thereof or (ii) may make possible a claim of adverse use or possession, or an implied dedication of the Leased Property, any Capital Additions or any part(s) thereof.
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7.3 Lessor to Grant Easements, etc. Lessor shall, from time to time so long as no Event of Default has occurred and is continuing, at the request of Lessee and at Lessee's cost and expense, but subject to the approval of Lessor, which approval shall not be unreasonably withheld or delayed (i) grant easements and other rights in the nature of easements; (ii) release existing easements or other rights in the nature of easements which are for the benefit of the Leased Property; (iii) dedicate or transfer unimproved portions of the Leased Property for road, highway or other public purposes; (iv) execute petitions to have the Leased Property annexed to any municipal corporation or utility district; (v) execute amendments to any covenants, conditions and restrictions affecting the Leased Property; and (vi) execute and deliver to any Person any instrument appropriate to confirm or effect such grants, releases, dedications and transfers to the extent of its interest in the Leased Property, but only upon delivery to Lessor of an Officer's Certificate stating that such grant release, dedication, transfer, petition or amendment is not detrimental to the proper conduct of the business of Lessee on the Leased Property and does not materially reduce the value of the Leased Property.
7.4 Preservation of Facility Value. Lessee acknowledges that a fair return to Lessor on its investment in the Leased Property is dependent, in part, on the concentration on the Leased Property and all Capital Additions during the Term of the assisted living facility business of Lessee and its Affiliates in the geographical area of the Leased Property. Lessee further acknowledges that diversion of residents and/or patients, as applicable, from any Facility to other facilities or institutions and/or reemployment by Lessee of management or supervisory personnel working at any Facility following the expiration or earlier termination of this Lease at other facilities or institutions owned, operated or managed, whether directly or indirectly, by Lessee or its Affiliates will have a material adverse impact on the value and utility of the Leased Property and all Capital Additions. Accordingly, Lessor and Lessee agree as follows:
7.4.1 [intentionally omitted].
7.4.2 For a period of one (1) year following the Term, neither Lessee nor any of its Affiliates shall, without the prior written consent of Lessor, which consent may be given or withheld in Lessor's sole discretion, solicit for employment any management or supervisory personnel working on or in connection with the Facility; provided, however, that the foregoing shall not prohibit Lessee from soliciting for employment and/or otherwise employing any such management or supervisory personnel during such one (1) year period, if such management or supervisory personnel has not been working on or in connection with the Facility for ninety (90) or more consecutive days. As used herein, "solicit" shall not include an advertisement for employment opportunities placed by Lessee in a newspaper or other periodical of general circulation.
7.4.3 Except as required for medically appropriate reasons, prior to and after the expiration or earlier termination of this Lease with respect to any or all of the Facilities, Lessee shall not recommend or solicit the removal or transfer of any resident or patient from any Facility to any other facility or institution.
ARTICLE VIII.
8.1 Compliance with Legal and Insurance Requirements, Instruments, etc. Subject to Article XII regarding permitted contests, Lessee, at its expense, shall promptly (i) comply with all Legal Requirements and Insurance Requirements regarding the use, operation, maintenance, repair and restoration of the Leased Property, Lessee's Personal Property and all Capital Additions whether or not compliance therewith may require structural changes in any of the Leased Improvements or any Capital Additions or interfere with the use and enjoyment of the Leased Property and (ii) procure, maintain and comply with all licenses, certificates of need, provider agreements and other authorizations required for the use of the Leased Property, Lessee's Personal Property and all Capital Additions for the applicable Primary Intended Use and any other use of the Leased Property, Lessee's Personal
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Property and all Capital Additions then being made, and for the proper erection, installation, operation and maintenance of the Leased Property, Lessee's Personal Property and all Capital Additions. Lessor may, but shall not be obligated to, enter upon the Leased Property and all Capital Additions and take such actions and incur such costs and expenses to effect such compliance as it deems advisable to protect its interest in the Leased Property and all Capital Additions, and Lessee shall reimburse Lessor for all costs and expenses incurred by Lessor in connection with such actions. Lessee covenants and agrees that the Leased Property, Lessee's Personal Property and all Capital Additions shall not be used for any unlawful purpose.
ARTICLE IX.
9.1 Maintenance and Repair.
9.1.1 Lessee, at its expense, shall maintain the Leased Property, and every portion thereof, Lessee's Personal Property and all Capital Additions, and all private roadways, sidewalks and curbs appurtenant to the Leased Property, and which are under Lessee's control in good order and repair whether or not the need for such repairs occurs as a result of Lessee's use, any prior use, the elements or the age of the Leased Property, Lessee's Personal Property and all Capital Additions, and, with reasonable promptness, make all necessary and appropriate repairs thereto of every kind and nature, including those necessary to comply with changes in any Legal Requirements, whether interior or exterior, structural or non-structural, ordinary or extraordinary, foreseen or unforeseen or arising by reason of a condition existing prior to the Commencement Date. All repairs shall be at least equivalent in quality to the original work. Lessee will not take or omit to take any action the taking or omission of which might materially impair the value or the usefulness of the Leased Property, any Capital Additions, or any part(s) thereof for the Primary Intended Use.
9.1.2 Lessor shall not under any circumstances be required to (i) build or rebuild any improvements on the Leased Property or any Capital Additions; (ii) make any repairs, replacements, alterations, restorations or renewals of any nature to the Leased Property, whether ordinary or extraordinary, structural or non-structural, foreseen or unforeseen, or to make any expenditure whatsoever with respect thereto; or (iii) maintain the Leased Property or any Capital Additions in any way. Lessee hereby waives, to the extent permitted by law, the right to make repairs at the expense of Lessor pursuant to any law in effect at the time of the execution of this Lease or hereafter enacted.
9.1.3 Nothing contained in this Lease and no action or inaction by Lessor shall be construed as (i) constituting the consent or request of Lessor, expressed or implied, to any contractor, subcontractor, laborer, materialman or vendor to or for the performance of any labor or services or the furnishing of any materials or other property for the construction, alteration, addition, repair or demolition of or to the Leased Property, any Capital Additions or any part(s) thereof; or (ii) giving Lessee any right, power or permission to contract for or permit the performance of any labor or services or the furnishing of any materials or other property in such fashion as would permit the making of any claim against Lessor in respect thereof or to make any agreement that may create, or in any way be the basis for, any right, title, interest, lien, claim or other encumbrance upon the estate of Lessor in the Leased Property, any Capital Additions or any part(s) thereof.
9.1.4 Unless Lessor shall convey any of the Leased Property to Lessee pursuant to the provisions of this Lease, Lessee shall, upon the expiration or earlier termination of the Term, vacate and surrender the Leased Property, Lessee's Personal Property, other than the Removable Personal Property, which is subject to the option granted to Lessor pursuant to Section 6.4, and all Capital Additions to Lessor in the condition in which the Leased Property was originally received from Lessor and Lessee's Personal Property and any Capital Additions were originally introduced to each Facility, except as repaired, rebuilt, restored, altered or added to as permitted or required by the provisions of this Lease and except for ordinary wear and tear.
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9.2 Encroachments, Restrictions, Mineral Leases, etc. If any of the Leased Improvements or Capital Additions shall, at any time, encroach upon any property, street or right-of-way, or shall violate any restrictive covenant or other agreement affecting the Leased Property, any Capital Additions or any parts thereof, or shall impair the rights of others under any easement or right-of-way to which the Leased Property is subject, or the use of the Leased Property or any Capital Additions is impaired, limited or interfered with by reason of the exercise of the right of surface entry or any other provision of a lease or reservation of any oil, gas, water or other minerals, then promptly upon the request of Lessor or any Person affected by any such encroachment, violation or impairment, Lessee, at its sole cost and expense, but subject to its right to contest the existence of any such encroachment, violation or impairment, shall protect, indemnify, save harmless and defend Lessor from and against all losses, liabilities, obligations, claims, damages, penalties, causes of action, costs and expenses (including reasonable attorneys', consultants' and experts' fees and expenses) based on or arising by reason of any such encroachment, violation or impairment. In the event of an adverse final determination with respect to any such encroachment, violation or impairment, Lessee shall either (i) obtain valid and effective waivers or settlements of all claims, liabilities and damages resulting from each such encroachment, violation or impairment, whether the same shall affect Lessor or Lessee; or (ii) make such changes in the Leased Improvements and any Capital Addition, and take such other actions, as Lessee in the good faith exercise of its judgment deems reasonably practicable, to remove such encroachment or to end such violation or impairment, including, if necessary, the alteration of any of the Leased Improvements or any Capital Addition, and in any event take all such actions as may be necessary in order to be able to continue the operation of the Leased Improvements and any Capital Addition for the Primary Intended Use substantially in the manner and to the extent the Leased Improvements and Capital Additions were operated prior to the assertion of such encroachment, violation or impairment. Lessee's obligations under this Section 9.2 shall be in addition to and shall in no way discharge or diminish any obligation of any insurer under any policy of title or other insurance and, to the extent the recovery thereof is not necessary to compensate Lessor for any damages incurred by any such encroachment, violation or impairment, Lessee shall be entitled to a credit for any sums recovered by Lessor under any such policy of title or other insurance.
9.3 Replacement Reserve.
9.3.1 As additional consideration for Lessor's lease of the Leased Property to Lessee hereunder, Lessee shall establish and maintain at all times during the Term a repair and replacement reserve with respect to each Facility (with respect to each Facility, a "Replacement Reserve") with Lessor for Capital Repairs to the Facility as provided in this Section 9.3.
9.3.2 Commencing on the Commencement Date and on the first (1 st ) day of each month throughout the Term thereafter, Lessee shall deposit with Lessor into the Replacement Reserve for each Facility an amount equal to one-twelfth (1/12 th ) of the annual Reserve Amount for such Facility. So long as no Event of Default or an event or circumstance has occurred which with notice or passage of time, or both, would constitute an Event of Default hereunder has occurred, Lessor shall, to the extent funds are available for such purpose in such Replacement Reserve for a Facility, disburse to Lessee the Capital Repair Costs incurred and paid by Lessee in performing Capital Repairs for such Facility within fifteen (15) days following: (a) receipt by Lessor of a written request from Lessee for disbursement from the Replacement Reserve for such Facility and a certification by Lessee in form and substance satisfactory to Lessor that the applicable item of Capital Repair for such Facility has been completed; (b) delivery to Lessor of paid invoices, receipts or other evidence satisfactory to Lessor, verifying the Capital Repair Costs for such Capital Repairs; and (c) delivery to Lessor of affidavits, lien waivers or other evidence satisfactory to Lessor showing that all materialmen, laborers, subcontractors and any other parties who might or could claim statutory or common law liens and are furnishing or have furnished material or labor to the Leased Property of such Facility have been paid all amounts due for labor and materials furnished to the Leased Property of such Facility. Lessor shall not be
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required to make advances from any Replacement Reserve more frequently than once in any thirty (30) day period. Amounts held in the Replacement Reserve for a Facility may not be used to pay for or reimburse Lessee for Capital Repair Costs for any other Facility. In addition, if a Facility is comprised of a mixed use or contains multiple buildings for which the applicable Reserve Amount is calculated or determined separately, the amount held in such Replacement Reserve for such Facility and allocated to a building or particular component of the Leased Property of a Facility may not be used to pay for or reimburse Lessee for Capital Repair Costs for any other component of such Facility.
9.3.3 Lessor may, at Lessee's expense, make or cause to be made during the Term an annual inspection of the Leased Property of each Facility to determine the need, as determined by Lessor, for further Capital Repairs of the Leased Property of such Facility to maintain the same in accordance with the requirements of this Lease. If such inspection reveals that further Capital Repairs of the Leased Property of such Facility are reasonably required, Lessor may provide Lessee with a written description of the required Capital Repairs of such Facility and Lessee shall complete such Capital Repairs of such Facility to the satisfaction of Lessor within ninety (90) days after the receipt of such description from Lessor, or such later date as may be approved by Lessor.
9.3.4 The Replacement Reserve shall not be or be deemed to be escrow or trust funds, but, at Lessor's option and in Lessor's discretion, may either be held in a separate account or be commingled by Lessor with the general funds of Lessor. Lessee shall not be entitled to any interest on any funds contained in any Replacement Reserve. The Replacement Reserves are solely for the protection of Lessor and the Leased Property and entail no responsibility on Lessor's part beyond the payment of the respective items for which they are held following receipt of bills, invoices or statements therefor in accordance with the terms of this Section 9.3 and beyond the allowing of due credit for the sums actually received. Upon assignment of this Lease by Lessor, any funds in the Replacement Reserve shall be turned over to the assignee and any responsibility of Lessor, as assignor, with respect thereto shall terminate.
9.3.5 Notwithstanding anything to the contrary in this Lease, if, upon the expiration of any Lease Year, any funds remain in any Replacement Reserve (with respect to each Facility, the "Carryover Reserve Funds"), such Carryover Reserve Funds with respect to such Facility shall remain in the applicable Replacement Reserve for one additional Lease Year. If, upon the expiration of such subsequent Lease Year, such Carryover Reserve Funds still remain in the applicable Replacement Reserve, then the same shall be paid over to Lessor as an Additional Charge and Rent under this Lease and shall be in addition to Minimum Rent and all other Additional Charges payable hereunder; provided, however, that such Carryover Reserve Funds may remain in the applicable Replacement Reserve for one additional Lease Year if Lessee submits a written request to Lessor detailing specific major or long-term capital improvements and Lessor, in its reasonable discretion, approves such request. If any funds remain in any Replacement Reserve upon the expiration or earlier termination of this Lease, the same shall similarly be paid over to Lessor as an Additional Charge and Rent under this Lease and shall be in addition to Minimum Rent and all other Additional Charges payable hereunder.
ARTICLE X.
10.1 Construction of Capital Additions and Other Alterations to the Leased Property. Without the prior written consent of Lessor, which consent may be given or withheld in Lessor's sole and absolute discretion, Lessee shall not (a) make any Capital Additions on or structural alterations to the Leased Property, (b) enlarge or reduce the size of any Facility or otherwise materially alter or affect (other than replacement thereof) any main Facility systems, including any main plumbing, electrical or heating, ventilating and air conditioning systems of any Facility and/or (c) make any Capital Additions or other alterations which would tie in or connect with any improvements on property adjacent to the Land. Lessee may, without Lessor's prior written consent, make any alterations, additions, or improvements (collectively, "alterations") to the Leased Property if such alterations are not of the type described in
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either clause (a), (b) or (c) above, so long as in each case: (i) the same do not (A) decrease the value of the Leased Property, (B) affect the exterior appearance of the Leased Property, or (C) adversely affect the structural components of the Leased Improvements or the main electrical, mechanical, plumbing or ventilating and air conditioning systems for any Facility, (ii) the same are consistent in terms of style, quality and workmanship to the original Leased Improvements and Fixtures, (iii) the same are constructed and performed in accordance with the provisions of Section 10.2 below and (iv) the cost thereof does not exceed, in the aggregate, $50,000.00 for any twelve (12) month period with respect to any single Facility. Any other alterations (i.e., other than alterations described in clauses (a), (b) or (c) above, and other than alterations which meet the foregoing requirements of clauses (i), (ii), (iii) and (iv) above) shall be subject to Lessor's prior written consent, which consent shall not be unreasonably withheld. To the extent Lessor's prior written consent shall be required in connection with any alterations or Capital Additions, Lessor may impose such conditions thereon in connection with its approval thereof as Lessor deems appropriate. Notwithstanding the foregoing, Lessor agrees that painting, landscaping, and replacement of floor, wall and window coverings shall be deemed alterations which do not require Lessor's consent, regardless of the cost thereof, so long as the same meet the requirements of clauses (ii) and (iii) above.
10.2 Construction Requirements for all Alterations. Whether or not Lessor's review and approval is required, for all Capital Additions and other alterations of the Leased Property, the following shall apply (except to the extent Lessor reasonably determines that, because of the nature or extent of the alteration, any such requirement is not applicable):
(a) Such construction shall not commence until Lessee shall have procured and paid for all municipal and other governmental permits and authorizations required therefor, and Lessor shall join in the application for such permits or authorizations whenever such action is necessary; provided, however, that (i) any such joinder shall be at no cost or expense to Lessor; and (ii) any plans required to be filed in connection with any such application which require the approval of Lessor as hereinabove provided shall have been so approved by Lessor;
(b) Such construction shall not, and Lessee's licensed architect or engineer shall certify to Lessor that such construction shall not, impair the structural strength of any component of the applicable Facility or overburden the electrical, water, plumbing, HVAC or other building systems of any such component;
(c) Lessee's licensed architect or engineer shall certify to Lessor that the detailed plans and specifications conform to and comply with all Insurance Requirements and all applicable building, subdivision and zoning codes, laws, ordinances, regulations and other Legal Requirements imposed by all governmental authorities having jurisdiction over the Leased Property;
(d) Such construction shall, when completed, be of such a character as not to decrease the value of the Leased Property as it was immediately before such Capital Addition;
(e) During and following completion of such construction, the parking which is located in the applicable Facility or on the Land relating to such Facility shall remain adequate for the operation of such Facility for its Primary Intended Use and in no event shall such parking be less than that which was or is required by law or which was located in such Facility or on the Land relating to such Facility prior to such construction; provided, however, with Lessor's prior consent and at no additional expense to Lessor, (i) to the extent additional parking is not already a part of a Capital Addition, Lessee may construct additional parking on the Land relating to such Facility; or (ii) Lessee may acquire off-site parking to serve such Facility as long as such parking shall be dedicated to, or otherwise made available to serve, such Facility;
(f) All work done in connection with such construction shall be done promptly and in a good and workmanlike manner using first-class materials and in conformity with all Legal Requirements;
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(g) Promptly following the completion of such construction, Lessee shall deliver to Lessor "as built" drawings of such addition, certified as accurate by the licensed architect or engineer selected by Lessee to supervise such work, and copies of any new or revised Certificates of Occupancy; and
(h) If by reason of the construction thereof, a new Certificate of Occupancy for any component of such Facility is required, Lessee shall obtain and furnish a copy of the same to Lessor promptly upon completion thereof.
ARTICLE XI.
11.1 Liens. Subject to the provisions of Article XII relating to permitted contests, Lessee will not directly or indirectly create or allow to remain and will promptly discharge at its expense any lien, encumbrance, attachment, title retention agreement or claim upon the Leased Property or any Capital Additions or any attachment, levy, claim or encumbrance in respect of the Rent, excluding, however, (i) this Lease; (ii) the matters that exist as of the Commencement Date; (iii) restrictions, liens and other encumbrances which are consented to in writing by Lessor, or any easements granted pursuant to the provisions of Section 7.3; (iv) liens for Impositions which Lessee is not required to pay hereunder; (v) subleases permitted by Article XXIV; (vi) liens for Impositions not yet delinquent; (vii) liens of mechanics, laborers, materialmen, suppliers or vendors for amounts not yet due; (viii) any liens which are the responsibility of Lessor pursuant to the provisions of Article XXXVI; and (ix) any judgment liens against Lessor for amounts which are not otherwise the responsibility of Lessee.
ARTICLE XII.
12.1 Permitted Contests. Lessee, upon prior written notice to Lessor, on its own or in Lessor's name, at Lessee's expense, may contest, by appropriate legal proceedings conducted in good faith and with due diligence, the amount, validity or application, in whole or in part, of any licensure or certification decision, Imposition, Legal Requirement, Insurance Requirement, lien, attachment, levy, encumbrance, charge or claim; subject, however, to the further requirement that (i) in the case of an unpaid Imposition, lien, attachment, levy, encumbrance, charge or claim, the commencement and continuation of such proceedings shall suspend the collection thereof from Lessor and from the Leased Property or any Capital Additions; (ii) neither the Leased Property nor any Capital Additions, the Rent therefrom nor any part or interest in either thereof would be in any danger of being sold, forfeited, attached or lost pending the outcome of such proceedings; (iii) in the case of a Legal Requirement, neither Lessor nor Lessee would be in any danger of civil or criminal liability for failure to comply therewith pending the outcome of such proceedings; (iv) if any such contest shall involve a sum of money or potential loss in excess of Fifty Thousand Dollars ($50,000), upon request of Lessor, Lessee shall deliver to Lessor and its counsel an opinion of legal counsel reasonably acceptable to Lessor to the effect set forth in clauses (i), (ii) and (iii) above, to the extent applicable; (v) in the case of a Legal Requirement, Imposition, lien, encumbrance or charge, Lessee shall give such reasonable security as may be required by Lessor to insure ultimate payment of the same and to prevent any sale or forfeiture of the Leased Property or any Capital Additions or the Rent by reason of such nonpayment or noncompliance; and (vi) in the case of an Insurance Requirement, the coverage required by Article XIII shall be maintained. If any such contest is finally resolved against Lessor or Lessee, Lessee shall promptly pay the amount required to be paid, together with all interest and penalties accrued thereon, or comply with the applicable Legal Requirement or Insurance Requirement. Lessor, at Lessee's expense, shall execute and deliver to Lessee such authorizations and other documents as may reasonably be required in any such contest, and, if reasonably requested by Lessee or if Lessor so desires, Lessor shall join as a party therein. The provisions of this Article XII shall not be construed to permit Lessee to contest the payment of Rent or any other amount payable by Lessee to Lessor hereunder. Lessee shall indemnify, defend, protect and save Lessor harmless from and against any
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liability, cost or expense of any kind that may be imposed upon Lessor in connection with any such contest and any loss resulting therefrom.
ARTICLE XIII.
13.1 General Insurance Requirements. During the Term, Lessee shall at all times keep the Leased Property, and all property located in or on the Leased Property, including all Capital Additions, the Fixtures and the Personal Property, insured with the kinds and amounts of insurance described below. Each element of the insurance described in this Article shall be maintained with respect to the Leased Property of each Facility and the Personal Property and operations thereon. This insurance shall be written by companies authorized to do insurance business in the State in which the Leased Property is located. All liability type policies must name Lessor as an "additional insured." All property, loss of rental and business interruption type policies shall name Lessor as "loss payee." Losses shall be payable to Lessor and/or Lessee as provided in Article XIV. In addition, the policies, as appropriate, shall name as an "additional insured" or "loss payee" the holder of any mortgage, deed of trust or other security agreement ("Facility Mortgagee") securing any indebtedness or any other Encumbrance placed on the Leased Property in accordance with the provisions of Article XXXVI ("Facility Mortgage") by way of a standard form of mortgagee's loss payable endorsement. Any loss adjustment shall require the written consent of Lessor, Lessee, and each Facility Mortgagee. Evidence of insurance shall be deposited with Lessor and, if requested, with any Facility Mortgagee(s). If any provision of any Facility Mortgage requires deposits of insurance to be made with such Facility Mortgagee, Lessee shall either pay to Lessor monthly the amounts required and Lessor shall transfer such amounts to each Facility Mortgagee, or, pursuant to written direction by Lessor, Lessee shall make such deposits directly with such Facility Mortgagee. The policies shall insure against the following risks with respect to each Facility:
13.1.1 Loss or damage by fire, vandalism and malicious mischief, extended coverage perils commonly known as special form perils, earthquake (including earth movement), sinkhole and windstorm in an amount not less than the insurable value on a replacement cost basis (as defined below in Section 13.2) and including a building ordinance coverage endorsement;
13.1.2 Loss or damage by explosion of steam boilers, pressure vessels or similar apparatus, now or hereafter installed in each Facility, in such limits with respect to any one accident as may be reasonably requested by Lessor from time to time;
13.1.3 Flood (when the Leased Property of a Facility is located in whole or in part within a designated 100-year flood plain area) and such other hazards and in such amounts as may be customary for comparable properties in the area;
13.1.4 Loss of rental value in an amount not less than twelve (12) months' Rent payable hereunder or business interruption in an amount not less than twelve (12) months of income and normal operating expenses including payroll and Rent payable hereunder with an endorsement extending the period of indemnity by at least ninety (90) days (Building OrdinanceIncreased Period of Restoration Endorsement) necessitated by the occurrence of any of the hazards described in Sections 13.1.1, 13.1.2 or 13.1.3;
1.3.1.5 Claims for bodily injury or property damage under a policy of commercial general liability insurance with amounts not less than One Million and No/100 Dollars ($1,000,000.00) combined single limit and in the annual aggregate, including blanket contractual liability (including Lessee's indemnification obligations under this Lease), in each case with respect to each Facility; and
13.1.6 Medical professional liability with amounts not less than One Million Dollars ($1,000,000) combined single limit and in the annual aggregate, with respect to each Facility.
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13.1.7 If and to the extent such coverage is commercially reasonably available, as reasonably determined by Lessor and Lessee, excess liability coverage for all liabilities and covering each Facility in an amount not less than $2,000,000 in the annual aggregate. If such excess liability insurance is not commercially reasonably available in such amount, Lessee shall obtain and maintain such excess liability insurance in such lesser amount or such other insurance as reasonably approximates the excess liability insurance and in such amounts as is commercially reasonably available. Such insurance shall be deemed commercially reasonably available if the cost thereof together with the insurance required pursuant to Sections 13.1.5 and 1.3.1.6 above does not exceed Six Hundred Dollars ($600.00) per unit, per year (adjusted to equate to constant 2000 U.S. Dollar values). In the event any such insurance is not deemed commercially reasonable herein, the parties shall cooperate in good faith to locate suitable equivalent insurance, if any.
In the event Lessee elects to maintain blanket excess liability coverage for any Facility and other facilities operated by Lessee or an Affiliate of Lessee, Lessor agrees to permit Lessee to maintain excess liability coverage for any Facility in connection with one or more other facilities operated by Lessee or an Affiliate of Lessee so long as the available coverage is in an amount and at a level so as to reasonably approximate the insurance coverage required hereby for the benefit of each Facility as reasonably determined by Lessor.
13.2 Replacement Cost. The term "replacement cost" shall mean the actual replacement cost of the insured property from time to time with new materials and workmanship of like kind and quality. If either party believes that the replacement cost has increased or decreased at any time during the Term, it shall have the right to have such replacement cost redetermined by an impartial national insurance company reasonably acceptable to both parties (the "impartial appraiser"). The party desiring to have the replacement cost so redetermined shall forthwith, on receipt of such determination by the impartial appraiser, give written notice thereof to the other party hereto. The determination of the impartial appraiser shall be final and binding on the parties hereto, and Lessee shall forthwith increase or decrease the amount of the insurance carried pursuant to this Article to the amount so determined by the impartial appraiser. Each party shall pay one-half ( 1 / 2 ) of the fee, if any, of the impartial appraiser. If Lessee has made improvements to the Leased Property, including any Capital Additions, Lessor may at Lessee's expense have the replacement cost redetermined at any time after such improvements are made, regardless of when the replacement cost was last determined.
13.3 Additional Insurance. In addition to the insurance described above, Lessee shall maintain such additional insurance as may be reasonably required from time to timeby any Facility Mortgagee, provided the same can be obtained at no material additional expense to Lessee, and shall further at all times maintain adequate workers' compensation coverage and any other coverage required by Legal Requirements for all Persons employed by Lessee on the Leased Property and any Capital Additions in accordance with Legal Requirements.
13.4 Waiver of Subrogation. All insurance policies carried by either party covering the Leased Property and any Capital Additions and Lessee's Personal Property including contents, fire and casualty insurance, shall expressly waive any right of subrogation on the part of the insurer against the other party. Each party waives any claims it has against the other party to the extent such claim is covered by insurance.
13.5 Policy Requirements. All of the policies of insurance referred to in this Article shall be written in form satisfactory to Lessor and by insurance companies with a policyholder rating of "A" and a financial rating of "VIII" in the most recent version of Best's Key Rating Guide. Additionally, except as otherwise provided in this Lease, all of the insurance referred to in this Article shall be on an occurrence (rather than a claims-made) basis. With respect to the insurance referenced in Sections 13.1.5 (general liability), 13.1.6 (medical professional liability) and 13.1.7 (excess liability), Lessee shall be permitted to use a claims made policy form if an occurrence based policy is not available on
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commercially reasonable terms; provided, however, that Lessee shall secure so-called "tail coverage" (i.e., coverage extended beyond the occurrence of the claim) for not less than the applicable statute of limitations for such claim following the termination of any claims made coverage (in other words, such "tail coverage" shall reasonably approximate the coverage provided by occurrence coverage for the period from the date of termination of the policy through the applicable statute of limitations). Lessee shall pay all of the premiums therefor, and deliver such policies or certificates thereof to Lessor prior to their effective date (and with respect to any renewal policy, at least thirty (30) days prior to the expiration of the existing policy), and in the event of the failure of Lessee either to effect such insurance in the names herein called for or to pay the premiums therefor, or to deliver such policies or certificates thereof to Lessor, at the times required, Lessor shall be entitled, but shall have no obligation, to effect such insurance and pay the premiums therefor, in which event the cost thereof, together with interest thereon at the Overdue Rate, shall be repayable to Lessor upon demand therefor. Each insurer shall agree, by endorsement on the policy or policies issued by it, or by independent instrument furnished to Lessor, that it will give to Lessor thirty (30) days' written notice before the policy or policies in question shall be altered, allowed to expire or canceled. Each policy shall have a deductible or deductibles, if any, which are no greater than those normally maintained for similar facilities in the State.
13.6 Increase in Limits. If Lessor shall at any time believe that the limits of the insurance required hereunder are insufficient, Lessor shall have the right notify Lessee in writing of the same and the parties shall thereafter endeavor to agree in writing on the proper and reasonable limits for such insurance to be carried. If the parties shall be unable to agree thereon, the proper and reasonable limits for such insurance to be carried shall be determined by an impartial third party reasonably selected by Lessor and the determination of such impartial third party shall be binding. Upon agreement by the parties or determination by such third party the new increased limits as so agreed upon or determined, as the case may be, shall be in effect and carried by Lessee until further change pursuant to the provisions of this Section. Nothing herein shall permit the amount of insurance to be reduced below the amount or amounts required by any of the Facility Mortgagees or the amounts in required to be maintained under this Lease prior to the date, if at all, that Lessor notifies Lessee that Lessor believes the limits of the insurance required under this Lease are insufficient.
13.7 Blanket Policies and Policies Covering Multiple Locations. Notwithstanding anything to the contrary contained in this Article, Lessee's obligations to carry the casualty insurance provided for herein may be brought within the coverage of a blanket policy or policies of insurance carried and maintained by Lessee; provided, however, that the coverage afforded Lessor will not be reduced or diminished or otherwise be different from that which would exist under a separate policy for each Facility meeting all other requirements of this Lease by reason of the use of such blanket policy of insurance, and provided further that the requirements of this Article XIII are otherwise satisfied. For any liability policies covering one or more of the Facilities or any other facilities in addition to the Facilities, Lessor may require excess limits as Lessor reasonably determines, subject to the provisions of Section 13.1.7 above.
13.8 No Separate Insurance. Lessee shall not, on Lessee's own initiative or pursuant to the request or requirement of any third party, (i) take out separate insurance concurrent in form or contributing in the event of loss with that required in this Article to be furnished by, or which may reasonably be required to be furnished by, Lessee or (ii) increase the amounts of any then existing insurance by securing an additional policy or additional policies, unless all parties having an insurable interest in the subject matter of the insurance, including in all cases Lessor and all Facility Mortgagees, are included therein as additional insured and the loss is payable under such insurance in the same manner as losses are payable under this Lease. Lessee shall immediately notify Lessor of the taking out of any such separate insurance or of the increasing of any of the amounts of the then existing insurance by securing an additional policy or additional policies.
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14.1 Insurance Proceeds. All proceeds payable by reason of any loss or damage to the Leased Property, any Capital Additions or any part(s) or portion(s) thereof, under any policy of insurance required to be carried hereunder shall be paid to Lessor and made available by Lessor to Lessee from time to time for the reasonable costs of reconstruction or repair, as the case may be, of any damage to or destruction of the Leased Property, any Capital Additions or any part(s) or portion(s) thereof; provided, however, that if the total amount of proceeds payable is $50,000 or less, then the proceeds shall be paid directly to Lessee and shall be used for the repair of any damage to the Leased Property, or any portion thereof. Any excess proceeds of insurance remaining after the completion of the restoration or reconstruction of the Leased Property and any Capital Additions (or in the event neither Lessor nor Lessee is required or elects to repair and restore, all such insurance proceeds) shall be retained by Lessor except as otherwise specifically provided below in this Article XIV. All salvage resulting from any risk covered by insurance shall belong to Lessor.
14.2 Insured Casualty.
14.2.1 If the Leased Property and/or any Capital Additions of a Facility are damaged or destroyed from a risk covered by insurance carried by Lessee such that such Facility thereby is rendered Unsuitable for its Primary Intended Use, Lessee shall either (i) restore such Leased Property and such Capital Additions to substantially the same condition as existed immediately before such damage or destruction, or (ii) offer to acquire the Leased Property of such Facility from Lessor for a purchase price equal to the greater of (y) the Minimum Repurchase Price of such Facility or (z) the Fair Market Value of such Facility immediately prior to such damage or destruction. If Lessor does not accept Lessee's offer to so purchase the Leased Property of such Facility, Lessee may either withdraw such offer and proceed to restore the Leased Property of such Facility to substantially the same condition as existed immediately before such damage or destruction or terminate the Lease with respect to such Facility in which event Lessor shall be entitled to retain the insurance proceeds.
14.2.2 If the Leased Property and/or any Capital Additions of a Facility are damaged from a risk covered by insurance carried by Lessee, but such Facility is not thereby rendered Unsuitable for its Primary Intended Use, Lessee shall restore such Leased Property and such Capital Additions to substantially the same condition as existed immediately before such damage. Such damage shall not terminate this Lease; provided, however, that if Lessee cannot within a reasonable time after diligent efforts obtain the necessary government approvals needed to restore and operate such Facility for its Primary Intended Use, Lessee may offer to purchase the Leased Property of such Facility for a purchase price equal to the greater of the Minimum Repurchase Price of such Facility or the Fair Market Value of such Facility immediately prior to such damage. If Lessee shall make such offer and Lessor does not accept the same, Lessee may either withdraw such offer and proceed to restore the Leased Property of such Facility to substantially the same condition as existed immediately before such damage or destruction, or terminate the Lease with respect to such Facility, in which event Lessor shall be entitled to retain the insurance proceeds.
14.2.3 If the cost of the repair or restoration exceeds the amount of proceeds received by Lessor from the insurance required to be carried hereunder, Lessee shall contribute any excess amounts needed to restore such Facility. Such difference shall be paid by Lessee to Lessor together with any other insurance proceeds, for application to the cost of repair and restoration.
14.2.4 If Lessor accepts Lessee's offer to purchase the Leased Property of a Facility, this Lease shall terminate as to such Facility upon payment of the purchase price and Lessor shall remit to Lessee all insurance proceeds pertaining to the Leased Property of such Facility then held by Lessor.
14.3 Uninsured Casualty. If the Leased Property and/or any Capital Additions of a Facility is/are damaged or destroyed from a risk not covered by insurance carried by Lessee, whether or not such
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damage or destruction renders such Facility Unsuitable for its Primary Intended Use, Lessee at its expense shall restore the Leased Property and Capital Additions of such Facility to substantially the same condition it was in immediately before such damage or destruction and such damage or destruction shall not terminate this Lease with respect to such Facility or any other Facility.
14.4 No Abatement of Rent. This Lease shall remain in full force and effect and Lessee's obligation to pay the Rent and all other charges required by this Lease shall remain unabated during the period required for adjusting insurance, satisfying Legal Requirements, repair and restoration.
14.5 Waiver. Lessee waives any statutory rights of termination which may arise by reason of any damage or destruction of the Leased Property and/or any Capital Additions.
ARTICLE XV.
15.1 Condemnation.
15.1.1 Total Taking . If the Leased Property and any Capital Additions of a Facility are totally and permanently taken by Condemnation, this Lease shall terminate with respect to such Facility as of the day before the Date of Taking.
15.1.2 Partial Taking . If a portion of the Leased Property and any Capital Additions is taken by Condemnation, this Lease shall remain in effect if such Facility is not thereby rendered Unsuitable for Its Primary Intended Use, but if such Facility is thereby rendered Unsuitable for its Primary Intended Use, this Lease shall terminate with respect to such Facility as of the day before the Date of Taking.
15.1.3 Restoration . If there is a partial taking of the Leased Property and any Capital Additions and this Lease remains in full force and effect pursuant to Section 15.1.2, Lessor shall make available to Lessee the portion of the Award necessary and specifically identified or allocated for restoration of the Leased Property and any such Capital Additions and Lessee shall accomplish all necessary restoration whether or not the amount provided or allocated by the Condemnor for restoration is sufficient.
15.1.4 Award-Distribution . The entire Award shall belong to and be paid to Lessor, except that, subject to the rights of the Facility Mortgagees, Lessee shall be entitled to receive from the Award, if and to the extent such Award specifically includes such item, lost profits value and moving expenses, provided, that in any event Lessor shall receive from the Award, subject to the rights of the Facility Mortgagees, no less than the greater of the Fair Market Value of the applicable Facility prior to the institution of the Condemnation or the Minimum Repurchase Price of the applicable Facility. Lessor agrees to permit Lessee to participate in any condemnation proceedings affecting the Facility or Lessee's interest therein, in order to preserve Lessee's rights hereunder.
15.1.5 Temporary Taking . The taking of the Leased Property, any Capital Additions and/or any part(s) thereof, shall constitute a taking by Condemnation only when the use and occupancy by the taking authority has continued for longer than 180 consecutive days. During any shorter period, which shall be a temporary taking, all the provisions of this Lease shall remain in full force and effect and the Award allocable to the Term shall be paid to Lessee.
15.1.6 Sale Under Threat of Condemnation . A sale by Lessor to any Condemnor, either under threat of Condemnation or while Condemnation proceedings are pending, shall be deemed a Condemnation for purposes of this Lease. Lessor may, without any obligation to Lessee, agree to sell and/or convey to any Condemnor all or any portion of the Leased Property free from this Lease and the rights of Lessee hereunder without first requiring that any action or proceeding be instituted or pursued to judgment, provided that Lessor agrees to permit Lessee to participate in any condemnation proceedings affecting the Facility or Lessee's interest therein in order to preserve Lessee's rights hereunder, and any sale or other proceeds in lieu of condemnation shall be distributed as set forth in Section 15.1.4 above.
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ARTICLE XVI.
16.1 Events of Default. Any one or more of the following shall constitute an "Event of Default":
(a) a default shall occur under any other lease or other agreement or instrument, including the Contract of Acquisition, now or hereafter with or in favor of Lessor or any Affiliate of Lessor and made by or with Lessee or any Affiliate of Lessee where the default is not cured within any applicable grace period set forth therein;
(b) a default shall occur under any New Lease hereafter with or in favor of Lessor or any Affiliate of Lessor and made by or with Lessee or any Affiliate of Lessee where the default is not cured within any applicable grace period set forth therein;
(c) Lessee shall fail to pay any installment of Rent when the same becomes due and payable and such failure is not cured by Lessee within a period of five (5) days after notice thereof from Lessor; provided, however, that such notice shall be in lieu of and not in addition to any notice required under applicable law;
(d) Lessee shall fail to obtain a letter of credit or cash security deposit as required by Article XXI;
(e) except as otherwise specifically provided for in this Section 16.1, if Lessee shall fail to observe or perform any other term, covenant or condition of this Lease and such failure is not cured by Lessee within thirty (30) days after notice thereof from Lessor, unless such failure cannot with due diligence be cured within a period of thirty (30) days, in which case such failure shall not be deemed to be an Event of Default if Lessee proceeds promptly and with due diligence to cure the failure and diligently completes the curing thereof; provided, however, that such notice shall be in lieu of and not in addition to any notice required under applicable law;
(f) Lessee or any Guarantor shall:
(g) Lessee or any Guarantor shall be adjudicated as bankrupt or a court of competent jurisdiction shall enter an order or decree appointing, without the consent of Lessee, a receiver of Lessee or of the whole or substantially all of its property, or approving a petition filed against it seeking reorganization or arrangement of Lessee under the Federal bankruptcy laws or any other applicable law or statute of the United States of America or any state thereof, and such judgment, order or decree shall not be vacated or set aside or stayed within sixty (60) days from the date of the entry thereof;
(h) Lessee or any Guarantor shall be liquidated or dissolved, or shall begin proceedings toward such liquidation or dissolution, or shall, in any manner, permit the sale or divestiture of substantially all its assets;
(i) the estate or interest of Lessee in the Leased Property, any Capital Additions or any part(s) thereof shall be levied upon or attached in any proceeding and the same shall not be
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vacated or discharged within the later of ninety (90) days after commencement thereof or thirty (30) days after receipt by Lessee of notice thereof from Lessor; provided, however, that such notice shall be in lieu of and not in addition to any notice required under applicable law;
(j) any Transfer occurs without Lessor's consent in accordance with the provisions of Article XXIV;
(k) any of the representations or warranties made by Lessee, Seller or any Guarantor in the Contract of Acquisition, the Guaranty or otherwise proves to be untrue when made in any material respect which materially and adversely affects Lessor;
(l) any Facility's applicable license or third-party provider reimbursement agreements material to such Facility's operation for its Primary Intended Use are at any time terminated or revoked or suspended for more than twenty (20) days;
(m) Any local, state or federal agency having jurisdiction over the operation of any Facility removes Ten Percent (10%) or more of the patients or residents located in such Facility;
(n) Lessee fails to give notice to Lessor not later than ten (10) days after any notice, claim or demand from any governmental authority or any officer acting on behalf thereof, of any violation of any law, order, ordinance, rule or regulation with respect to the operation of any Facility;
(o) Lessee fails to cure or abate any violation occurring during the Term that is claimed by any governmental authority, or any officer acting on behalf thereof, of any law, order, ordinance, rule or regulation pertaining to the operation of any Facility, and within the time permitted by such authority for such cure or abatement;
(p) Lessee fails to notify Lessor within two (2) business days after receipt of any notice from any governmental agency terminating or suspending or threatening termination or suspension, of any material license or certification relating to any Facility (provided that this requirement shall not extend to "boilerplate" certification or revocation threats routinely contained in citations and surveys which are not, based upon the deficiency(s) cited, reasonably likely to result in actual action against the license or certification of a Facility);
(q) any proceedings are instituted against Lessee by any governmental authority which are reasonably likely to result in (i) the revocation of any license granted to Lessee for the operation of any Facility, (ii) the decertification of any Facility from participation in the Medicare or Medicaid reimbursement program, or (iii) the issuance of a stop placement order against Lessee;
(r) any default and acceleration of any indebtedness of Lessee or any Affiliate of Lessee has occurred; and
(s) any default shall occur under any Guaranty.
16.2 Certain Remedies. If an Event of Default shall have occurred, Lessor may terminate this Lease with respect to any one or more (including all, if so elected by Lessor) of the Facilities, regardless of whether such Event of Default emanated primarily from a single Facility, by giving Lessee notice of such termination and the Term shall terminate and all rights of Lessee under this Lease shall cease with respect to all such Facilities as to which Lessor has elected to so terminate this Lease. Lessor shall have all rights at law and in equity available to Lessor as a result of any Event of Default. Any such notice of termination may, at Lessor's option, be given and exercised concurrently with any notice of Event of Default given by Lessor to Lessee hereunder. In such event, such termination shall be effective immediately upon the occurrence of the Event of Default. Lessee shall pay as Additional Charges all costs and expenses incurred by or on behalf of Lessor, including reasonable attorneys' fees and expenses, as a result of any Event of Default hereunder. If an Event of Default shall have occurred and be continuing, whether or not this Lease has been terminated with respect to any one or more
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(including all, if so elected by Lessor) of the Facilities pursuant to this Section 16.2, Lessee shall, to the extent permitted by law, if required by Lessor so to do, immediately surrender to Lessor possession of the Leased Property and any Capital Additions of the Facilities as to which Lessor has so elected to terminate this Lease and quit the same and Lessor may enter upon and repossess such Leased Property and such Capital Additions by reasonable force, summary proceedings, ejectment or otherwise, and may remove Lessee and all other Persons and any of Lessee's Personal Property from such Leased Property and such Capital Additions.
16.3 Damages. (i) The termination of this Lease with respect to any one or more of the Facilities; (ii) the repossession of the Leased Property and Capital Additions of any Facility; (iii) the failure of Lessor, notwithstanding reasonable good faith efforts, to relet the Leased Property or any portion thereof; (iv) the reletting of all or any portion of the Leased Property; or (v) the failure or inability of Lessor to collect or receive any rentals due upon any such reletting, shall not relieve Lessee of its liabilities and obligations hereunder, all of which shall survive any such termination, repossession or reletting. If any such termination occurs, Lessee shall forthwith pay to Lessor all Rent due and payable with respect to the Facility terminated to and including the date of such termination. Thereafter, following any such termination, Lessee shall forthwith pay to Lessor, at Lessor's option, as and for liquidated and agreed current damages for an Event of Default by Lessee, the sum of:
(a) the worth at the time of award of the unpaid Rent which had been earned at the time of termination with respect to the terminated Facility,
(b) the worth at the time of award of the amount by which the unpaid Rent which would have been earned after termination with respect to the terminated Facility until the time of award exceeds the amount of such rental loss that Lessee proves could have been reasonably avoided,
(c) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such rental loss that Lessee proves could be reasonably avoided, plus
(d) any other amount necessary to compensate Lessor for all the detriment proximately caused by Lessee's failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom.
As used in clauses (a) and (b) above, the "worth at the time of award" shall be computed by allowing interest at the Overdue Rate. As used in clause (c) above, the "worth at the time of award" shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus One Percent (1%).
Alternatively, if Lessor does not elect to terminate this Lease with respect to any Facility, then Lessee shall pay to Lessor, at Lessor's option, as and for agreed damages for such Event of Default without termination of Lessee's right to possession of the Leased Property and any Capital Additions or any portion thereof, each installment of said Rent and other sums payable by Lessee to Lessor under the Lease as the same becomes due and payable, together with interest at the Overdue Rate from the date when due until paid, and Lessor may enforce, by action or otherwise, any other term or covenant of this Lease.
16.4 Receiver. Upon the occurrence of an Event of Default, and upon commencement of proceedings to enforce the rights of Lessor hereunder, Lessor shall be entitled, as a matter of right, to the appointment of a receiver or receivers acceptable to Lessor of the Leased Property and any Capital Additions of the revenues, earnings, income, products and profits thereof, pending the outcome of such proceedings, with such powers as the court making such appointment shall confer.
16.5 Lessee's Obligation to Purchase. Upon the occurrence of a Put Event with respect to any Facility, Lessor shall be entitled to require Lessee to purchase the Leased Property of such Facility on
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the first Minimum Rent Payment Date occurring not less than sixty (60) days after the date specified in a notice from Lessor requiring such purchase for an amount equal to the greater of (i) the Fair Market Value of such Facility, or (ii) the Minimum Repurchase Price of such Facility, plus, in either event, all Rent then due and payable (excluding the installment of Minimum Rent due on the purchase date) with respect to such Facility. If Lessor exercises such right, Lessor shall convey the Leased Property of such Facility to Lessee on the date fixed therefor in accordance with the provisions of Article XVIII upon receipt of the purchase price therefor and this Lease shall thereupon terminate with respect to such Facility. Any purchase by Lessee of the Leased Property of a Facility pursuant to this Section shall be in lieu of the damages specified in Section 16.3 with respect to such Facility.
16.6 Waiver. If Lessor initiates judicial proceedings or if this Lease is terminated by Lessor pursuant to this Article with respect to a Facility, Lessee waives, to the extent permitted by applicable law, (i) any right of redemption, re-entry or repossession; and (ii) the benefit of any laws now or hereafter in force exempting property from liability for rent or for debt.
16.7 Application of Funds. Any payments received by Lessor under any of the provisions of this Lease during the existence or continuance of any Event of Default which are made to Lessor rather than Lessee due to the existence of an Event of Default shall be applied to Lessee's obligations in the order which Lessor may determine or as may be prescribed by the laws of the State.
16.8 Facility Operating Deficiencies.
16.8.1 On written notice of a request therefor by Lessor to Lessee, upon the occurrence of a Facility Operating Deficiency with respect to a Facility specified with particularity in Lessor's notice, and for a period of time necessary fully to remedy the Facility Operating Deficiency, Lessee shall engage the services of a management consultant, unaffiliated with Lessee and approved by Lessor, which approval shall not be unreasonably withheld, to review the management of such Facility for the purpose of making recommendations to remedy the Facility Operating Deficiency(ies). Subject to applicable Legal Requirements governing confidentiality of patient records, the management consultant shall have complete access to such Facility, its records, offices and facilities, in order that it may carry out its duties. Lessee shall cause such management consultant to prepare and deliver to Lessor and Lessee a written report of its recommendations within thirty (30) days after its engagement. If Lessee shall fail to designate a management consultant approved by Lessor as provided above within ten (10) days after Lessee's receipt of the Lessor's notice, Lessor may designate such management consultant by further notice to Lessee. Lessee shall be responsible for payment of all fees and expenses reasonably charged and incurred by the management consultant in carrying out its duties. Lessee shall promptly implement any and all reasonable recommendations made by such management consultant in order to promptly correct or cure such Facility Operating Deficiency; provided, however, that in no event shall Lessee implement any such recommendations if the same would constitute a violation of applicable Legal Requirements or would otherwise cause an Event of Default hereunder (e.g., a Transfer or change in use of the Leased Property), unless Lessor consents in writing to such Event of Default, which consent may be given or withheld in Lessor's sole and absolute discretion.
16.8.2 Without limiting Lessor's rights in Section 16.8.1 above, if there is a deficiency or an event that is reasonably likely to result in (a) the imminent loss of Lessee's license or certification necessary to operate any Facility for its Primary Intended Use, or (b) the Facility being shut down, and for a period equal to the greater of six (6) months or the time necessary fully to remedy the situation in (a) or (b) above, Lessee shall engage the services of a management company, unaffiliated with Lessee and approved by Lessor, to assume responsibility for management of such Facility for the purpose of taking all steps reasonably necessary to remedy the Facility Operating Deficiency(ies). Pursuant to a written agreement among the management company, Lessee and Lessor, the management company will have complete responsibility for operation of such Facility, subject to Lessee's retaining only such power and authority as shall be required by the State as the minimum level of power and authority to
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be possessed by the licensed operator of a facility of the type of such Facility in the State. The management company shall provide the following services:
(a) furnish an on-site, full-time licensed administrator and controller approved by Lessor who shall be an employee of the management company;
(b) take all steps reasonably necessary to keep such Facility fully licensed by the State, certified as a provider under applicable government reimbursement programs and duly accredited by applicable agencies and bodies;
(c) perform all of Lessee's obligations hereunder with respect to maintenance and repair of such Facility;
(d) conduct at the onset of the management company's engagement, and monthly thereafter, reviews and/or audits of operations at such Facility in at least the following departments and services: patient and resident care, activities and therapy, dietary, medical records, drugs and medicines, supplies, housekeeping and maintenance, and report the results of such reviews and/or audits in writing to Lessor no later than five (5) days after the end of each calendar month;
(e) immediately upon receipt thereof, deliver to Lessor by overnight courier copies of all communications received from any regulatory agency with respect to such Facility; and
(f) with respect to the Facility Operating Deficiency(ies) which gave rise to the request to Lessee to engage the management company, prepare and deliver to Lessor within five (5) days after the commencement of the management company's responsibilities at such Facility a comprehensive written report of the nature and extent of the Facility Operating Deficiency(ies) and advise Lessor orally by telephone no later than noon local time on each Friday thereafter as to steps being taken by the management company to remedy the same and the status of any threatened or actual governmental administrative action with respect thereto.
The management company shall have complete access to such Facility, its records, offices and facilities, in order that it may carry out its duties. If Lessee shall fail to designate a management company acceptable to Lessor within five (5) days after receipt of the notice of request therefor, Lessor may designate such management company by further notice to Lessee. Lessee shall be responsible for payment of all fees and expenses reasonably charged and incurred by the management company in carrying out its duties, provided that the management fee chargeable by a management company designated by Lessor, as hereinabove provided, shall not exceed Five Percent (5%) of Gross Revenues.
16.9 Lessor's Right of Appraisal. Without limiting any other right or remedy of Lessor hereunder, upon the expiration or earlier termination of this Lease, and whether or not Lessor has ever declared or given notice to Lessee of an Event of Default, Lessor shall have the right to conduct an appraisal of the Leased Property and all Capital Additions of each Facility or any portion thereof in accordance with the appraisal procedures set forth in Article XXXIV in order to determine the negative value, if any, upon the Fair Market Value of such Facility by reason of any of the following (the "Negative FMV"): (a) any deferred maintenance or other items of repair or replacement of the Leased Property of such Facility which Lessee has failed to perform or observe in accordance with the terms of this Lease; (b) any then current or prior licensure or certification violations and/or admission holds; and/or (c) any other breach or failure of Lessee to perform or observe its obligations under this Lease; and/or (d) the occupancy level and/or resident mix, patient mix, case mix, or diagnostic related group or acuity mix, as applicable, of the Facility as of the date of termination as compared to the average occupancy level or mix of facilities similar to the Facility and in the same general geographic location. In the event of any such Negative FMV, the cash value thereof, together with the costs and expenses incurred by Lessor in connection with the appraisal procedures pursuant to Article XXXIV, shall be paid by Lessee
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to Lessor upon demand as an Additional Charge hereunder. The obligation of Lessee to pay such amount, if any, shall survive the expiration or earlier termination of this Lease.
16.10 Lessor's Security Interest. The parties intend that if an Event of Default occurs under this Lease, Lessor will control Lessee's Personal Property and the Intangible Property so that Lessor or its designee or nominee can operate or re-let each Facility intact for its Primary Intended Use. Accordingly, to implement such intention, and for the purpose of securing the payment and performance obligations of Lessee hereunder, Lessor and Lessee agree as follows:
16.10.1 Lessee, as debtor, hereby grants to Lessor, as secured party, a security interest and an express contractual lien upon all of Lessee's right, title and interest in and to Lessee's Personal Property and in and to the Intangible Property and any and all products, rents, proceeds and profits thereof in which Lessee now owns or hereafter acquires an interest or right, including any leased Lessee's Personal Property (collectively, the "Collateral"). This Lease constitutes a security agreement covering all such Lessee's Personal Property and the Intangible Property. The security interest granted to Lessor with respect to Lessee's Personal Property in this Section 16.10 is intended by Lessor and Lessee to be subordinate to any security interest granted in connection with the financing or leasing of all or any portion of the Lessee's Personal Property so long as the lessor or financier of such Lessee's Personal Property agrees to give Lessor written notice of any default by Lessee under the terms of such lease or financing arrangement, to give Lessor a reasonable time following such notice to cure any such default and consents to Lessor's written assumption of such lease or financing arrangement upon Lessor's curing of any such defaults. The security interest granted to Lessor with respect to Lessee's Personal Property in this Section 16.10 is also intended by Lessor and Lessee to be subordinate to any security interest granted by Lessee to any institutional credit facility lender of Lessee in and to Lessee's accounts receivable, and Lessor hereby confirms that Lessor claims no right or interest in or to Lessee's accounts or the proceeds thereof. This security agreement and the security interest created herein shall survive the expiration or earlier termination of this Lease.
16.10.2 Lessee hereby authorizes Lessor to file such financing statements, continuation statements and other documents as may be necessary or desirable to perfect or continue the perfection of Lessor's security interest in the Collateral. In addition, if required by Lessor at any time during the Term, Lessee shall execute and deliver to Lessor, in form reasonably satisfactory to Lessor, additional security agreements, financing statements, fixture filings and such other documents as Lessor may reasonably require to perfect or continue the perfection of Lessor's security interest in the Collateral. In the event Lessee fails to execute any financing statement or other documents for the perfection or continuation of Lessor's security interest, Lessee hereby appoints Lessor as its true and lawful attorney-in-fact to execute any such documents on its behalf, which power of attorney shall be irrevocable and is deemed to be coupled with an interest. If requested by any institutional credit facility lender(s) or purchase money lender(s) of Lessee at any time during the Term, Lessor shall execute and deliver to such lender(s) and Lessee, in form reasonably satisfactory to such lender(s), such disclaimers, intercreditor agreements, estoppels, releases and similar documentation as such lender(s) may reasonably require to perfect or continue the perfection of such lender's security interests in Lessee's accounts receivables or any other Personal Property in which such purchase money lender(s) have provided purchase money or equipment lease financing.
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16.10.3 Lessee will give Lessor at least thirty (30) days' prior written notice of any change in Lessee's name, identity, jurisdiction of organization or corporate structure. With respect to any such change, Lessee will promptly execute and deliver such instruments, documents and notices and take such actions, as Lessor deems necessary or desirable to create, perfect and protect the security interests of Lessor in the Collateral.
16.10.4 Upon the occurrence of an Event of Default, Lessor shall be entitled to exercise any and all rights or remedies available to a secured party under the Uniform Commercial Code, or available to a lessor under the laws of the State, with respect to Lessee's Personal Property and the Intangible Property, including the right to sell the same at public or private sale.
ARTICLE XVII.
17.1 Lessor's Right to Cure Lessee's Default. If Lessee shall fail to make any payment or to perform any act required to be made or performed hereunder, Lessor, without waiving or releasing any obligation or default, may, but shall be under no obligation to, make such payment or perform such act for the account and at the expense of Lessee, and may, to the extent permitted by law, enter upon the Leased Property and any Capital Additions for such purpose and take all such action thereon as, in Lessor's opinion, may be necessary or appropriate therefor. No such entry shall be deemed an eviction of Lessee. All sums so paid by Lessor and all costs and expenses, including reasonable attorneys' fees and expenses, so incurred, together with interest thereon at the Overdue Rate from the date on which such sums or expenses are paid or incurred by Lessor, shall be paid by Lessee to Lessor on demand.
ARTICLE XVIII.
18.1 Purchase of the Leased Property. If Lessee purchases the Leased Property of any Facility from Lessor pursuant to any provisions of this Lease, Lessor shall, upon receipt from Lessee of the applicable purchase price, together with full payment of any unpaid Rent due and payable with respect to any period ending on or before the date of the purchase, deliver to Lessee an appropriate special or limited warranty deed conveying the entire interest of Lessor in and to such Leased Property to Lessee free and clear of all encumbrances other than (i) those that Lessee has agreed hereunder to pay or discharge; (ii) those mortgage liens, if any, which Lessee has agreed in writing to accept and to take title subject to; (iii) those liens and encumbrances which were in effect on the date of conveyance of such Leased Property to Lessor; and (iv) any other encumbrances permitted hereunder to be imposed on such Leased Property which are assumable at no cost to Lessee or to which Lessee may take subject without cost to Lessee or material diminution in the value of the Facility. The difference between the applicable purchase price and the total of the encumbrances assumed or taken subject to shall be paid to Lessor or as Lessor may direct in immediately available funds. All expenses of such conveyance, including the cost of title insurance, attorneys' fees incurred by Lessor in connection with such conveyance and release, transfer taxes and recording and escrow fees, shall be paid by Lessee.
ARTICLE XIX.
19.1 Renewal Terms. Provided that no Event of Default, or event which, with notice or lapse of time or both, would constitute an Event of Default, has occurred and is continuing, either at the date of exercise or upon the commencement of an Extended Term (as hereunder defined), then Lessee shall have the right to renew this Lease for two (2) five year renewal terms (each an "Extended Term"), upon (i) giving written notice to Lessor of such renewal not less than eighteen (18) months and not more than twenty seven (27) months prior to the expiration of the then current Term and (ii) delivering to Lessor concurrent with such notice a reaffirmation of the Guaranty executed by Guarantor stating, in substance, that Guarantor's obligations under the Guaranty shall extend to this Lease, as extended by the Extended Term. During each Extended Term, all of the terms and conditions of this Lease shall continue in full force and effect.
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Notwithstanding anything to the contrary in this Section 19.1, Lessor, in its sole discretion, may waive the condition to Lessee's right to renew this Lease that no Event of Default, or event which, with notice or lapse of time or both, would constitute an Event of Default, have occurred or be continuing, and the same may not be used by Lessee as a means to negate the effectiveness of Lessee's exercise of its renewal right for such Extended Term.
19.2 Lessor's Rights of Renewal and Early Termination. In order to facilitate the transfer of the operations of the Facilities to a third party and/or to locate a replacement lessee, Lessor shall have the one time right with respect to each Facility to either (i) terminate this Lease with respect to any Facility up to four (4) months early or (ii) extend the Term of this Lease with respect to such Facility for up to one (1) year. Such right of early termination shall be exercised by Lessor, if at all, by written notice from Lessor to Lessee given not less than sixty (60) days prior to the date Lessor desires to terminate this Lease with respect to such Facility and stating the date of such termination (which date shall not be earlier than four (4) months prior to the expiration of the Term). In the event that Lessor shall exercise such night of early termination within the time and in the manner herein provided, this Lease shall terminate with respect to the specified Facility on the date of termination specified in Lessor's notice. Such right of extension shall be exercised by Lessor, if at all, by written notice from Lessor to Lessee given not less than four (4) months prior to the expiration of the Term and stating the date through which Lessor is extending the Term of this Lease for such Facility (which date shall not be later than one (1) year after the originally scheduled expiration date). In the event that Lessor shall exercise such right of extension, all of the terms and conditions of this Lease shall continue in full force and effect with respect to each Facility as to which Lessor has elected to so extend the applicable Term pursuant to this Section 19.2, and Lessee shall continue to pay Rent applicable to such Facility for and during such extension period at the lesser of (a) the same Minimum Rent rates as were in effect upon the expiration of the originally scheduled Term for such Facility, or (b) Fair Market Rental; provided, however, that Lessor shall have the right to terminate this Lease with respect to such Facility during any such extension period upon not less than sixty (60) days prior written notice to Lessee. In such event, this Lease, as previously extended, shall terminate with respect to such Facility upon the date specified in Lessor's notice of termination.
ARTICLE XX.
20.1 Holding Over. Except as provided in Section 19.2, if Lessee shall for any reason remain in possession of the Leased Property and/or any Capital Additions of a Facility after the expiration or earlier termination of the Term, such possession shall be as a month-to-month tenant during which time Lessee shall pay as Minimum Rent each month 150% of the monthly Minimum Rent applicable to the prior Lease Year for such Facility, together with all Additional Charges and all other sums payable by Lessee pursuant to this Lease; provided, however, in the event that Lessee holds over in the Leased Property and/or any Capital Additions as a result of the failure or inability of Lessor to identify a new or replacement operator for the Facility as of the expiration or earlier termination of this Lease, then to and until the earlier of (A) the date Lessor identifies in writing to Lessee such new operator and such new operator has either procured its own licenses and provider agreements to operate the Facility or has executed and delivered to Lessee, in form reasonably acceptable to Lessee, an agreement permitting such new operator to operate under Lessee's license, provider agreements and other authorizations until such new operator obtains the same in its own name, and (B) seventy-five (75) days after written notice from Lessor to Lessee to close down the Facility and cause the patients to be transferred therefrom, the monthly Minimum Rent payable by Lessee during such holdover period shall be equal to the monthly Minimum Rent in effect as of the expiration or earlier termination of this Lease. During such period of month-to-month tenancy, Lessee shall be obligated to perform and observe all of the terms, covenants and conditions of this Lease, but shall have no rights hereunder other than the right, to the extent given by law to month-to-month tenancies, to continue its occupancy and use of the Leased Property and/or any Capital Additions of such Facility. Nothing contained herein
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shall constitute the consent, express or implied, of Lessor to the holding over of Lessee after the expiration or earlier termination of this Lease.
ARTICLE XXI.
21.1 Letters of Credit. During the entire Term and for sixty (60) days after the expiration or earlier termination of this Lease, Lessee shall have obtained letters of credit from a financial institution satisfactory to Lessor, naming Lessor as beneficiary to secure Lessee's obligations hereunder and Lessee's and any Affiliate of Lessee's obligations under any other lease or other agreement or instrument with or in favor of Lessor or any Affiliate of Lessor, at the times, in the amounts and for the purposes set forth below. Each letter of credit shall be in substantially the form of Exhibit E hereto. Each letter of credit shall be for a term of not less than one (1) year and irrevocable during that term. Each letter of credit shall provide that it will be honored upon a signed statement by Lessor that Lessor is entitled to draw upon any letter of credit under this Lease, and shall require no signature or statement from any party other than Lessor. No notice to Lessee shall be required to enable Lessor to draw upon the letter of credit. Each letter of credit shall also provide that following the honor of any drafts in an amount less than the aggregate amount of the letter of credit, the financial institution shall return the original letter of credit to Lessor and Lessor's rights as to the remaining amount of the letter of credit will not be extinguished. In the event of a transfer of Lessor's interest in the Leased Property, Lessor shall have the right to transfer the letter of credit to the transferee and thereupon shall, without any further agreement between the parties, be released by Lessee from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of the letter of credit to a new Lessor. The letter of credit may be assigned as security in connection with a Facility Mortgage. If the financial institution from which Lessee has obtained a letter of credit shall admit in writing its inability to pay its debts generally as they become due, file a petition in bankruptcy or a petition to take advantage of any insolvency act, make an assignment for the benefit of its creditors consent to the appointment of a receiver of itself or of the whole or any substantial part of its property, or file a petition or answer seeking reorganization or arrangement under the Federal bankruptcy laws or any other applicable law or statute of the United States of America or any state thereof, then Lessee shall obtain a replacement letter of credit within thirty (30) days of such act from another financial institution satisfactory to Lessor.
21.2 Times for Obtaining Letters of Credit. The initial letter of credit shall be obtained and delivered to Lessor on or prior to the Commencement Date. The letters of credit covering subsequent periods shall be obtained and delivered to Lessor not less than thirty (30) days prior to the expiration of the then existing letter of credit ("Letter of Credit Date"). The term for each such letter of credit shall begin no later than the expiration date of the previous letter of credit and shall comply with all requirements of this Article XXI.
21.3 Amounts for Letters of Credit.
21.3.1 Letters of credit shall be in an amount equal to three (3) months Minimum Rent (estimated for the first Lease Year if not yet fixed) payable by Lessee under this Lease for the applicable Lease Year (the "Letter of Credit Amount").
21.4 Uses of Cash Security Deposit or Letter of Credit. Lessor shall have the right to draw upon a letter of credit up to its full amount or apply all or any portion of the Cash Security Deposit up to its full amount, as applicable, whenever (a) an Event of Default hereunder has occurred, (b) an event of default under any other lease or agreement between Lessor or an Affiliate of Lessor and Lessee or an Affiliate of Lessee or under any other letter of credit, guaranty, mortgage, deed of trust, or other instrument now or hereafter executed by Lessee or an Affiliate of Lessee in favor of Lessor or an Affiliate of Lessor has occurred or (c) an event or circumstance has occurred which with notice or passage of time, or both, would constitute an Event of Default hereunder or an event of default under
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any such other lease, agreement, letter of credit, guaranty, mortgage, deed of trust or other instrument, notwithstanding that transmittal of any such notice may be barred by applicable law. In addition, if Lessee fails to obtain a satisfactory letter of credit prior to the applicable Letter of Credit Date, Lessor may draw upon the full amount of the then existing letter of credit without giving any notice or time to cure to Lessee. No such draw upon the letter of credit or application of the Cash Security Deposit, as applicable, shall (i) cure or constitute a waiver of an Event of Default, (ii) be deemed to fix or determine the amounts to which Lessor is entitled to recover under this Lease or otherwise, or (iii) be deemed to limit or waive Lessor's right to pursue any remedies provided for in this Lease. If all or any portion of a letter of credit is drawn against or Cash Security Deposit applied by Lessor, Lessee shall, within two (2) business days after demand by Lessor, cause the issuer of such letter of credit to issue Lessor, at Lessee's expense, a replacement or supplementary letter of credit in substantially the form attached hereto as Exhibit E such that at all times during the Term, Lessor shall have the ability to draw on one or more letters of credit totaling, in the aggregate, the amount required pursuant to this Article XXI. If any portion of the Cash Security Deposit is applied by Lessor, Lessee shall, within two (2) business days after demand by Lessor, cause an amount equal to the amount of Cash Security Deposit previously applied to be paid to Lessor.
21.5 Cash Security Deposit. For the period from the Commencement Date through April 30, 2003, Lessee shall have the option to deposit with Lessor cash (the "Cash Security Deposit") in the Letter of Credit Amount in lieu of obtaining a letter of credit; provided however, that nothing herein shall relieve Lessee of its obligation to provide a letter of credit in accordance with Article XXI after April 30, 2003. Lessor shall not be required to keep the Cash Security Deposit separate from its general funds, and Lessee shall not be entitled to interest on such Cash Security Deposit. Lessee acknowledges that Lessor may invest and reinvest the Cash Security Deposit for Lessor's own account. No notice to Lessee shall be required to enable Lessor to draw upon such Cash Security Deposit. In the event of a transfer of Lessor's interest in the Leased Property, Lessor shall have the right to transfer the Cash Security Deposit to the transferee and thereupon shall, without any further agreement between the parties, be released by Lessee from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of such Cash Security Deposit to a new Lessor. The Cash Security Deposit may be assigned as security in connection with a Facility Mortgage. Provided that no Event of Default has occurred and is continuing, and that Lessee has obtained the letter of credit required by this Article XXI, Lessor shall return to Lessee all portions of the Cash Security Deposit not applied by Lessor in accordance with this Article XXI.
21.6 WAIVER. LESSEE WAIVES THE PROVISIONS OF ANY APPLICABLE LAWS NOW IN FORCE OR THAT BECOME IN FORCE AFTER THE DATE OF EXECUTION OF THIS LEASE, THAT PROVIDE IN SUBSTANCE THAT LESSOR MAY CLAIM FROM A CASH SECURITY DEPOSIT ONLY THOSE SUMS REASONABLY NECESSARY TO REMEDY DEFAULTS IN THE PAYMENT OF RENT, TO REPAIR DAMAGE CAUSED BY LESSEE, OR TO CLEAN THE LEASED PROPERTY. LESSOR AND LESSEE AGREE THAT LESSOR MAY, IN ADDITION, CLAIM THOSE SUMS NECESSARY TO COMPENSATE LESSOR FOR ANY OTHER FORESEEABLE OR UNFORESEEABLE ACTUAL LOSS OR DAMAGE CAUSED BY THE ACT OR OMISSION OF LESSEE OR LESSEE'S OFFICERS, AGENTS, EMPLOYEES, INDEPENDENT CONTRACTORS, OR INVITEES, INCLUDING, BUT NOT LIMITED TO THOSE DAMAGES TO WHICH LESSOR IS ENTITLED PURSUANT TO ARTICLE XVI.
Lessee's Initials: /s/ CRC
ARTICLE XXII.
22.1 Risk of Loss. The risk of loss or of decrease in the enjoyment and beneficial use of the Leased Property and any Capital Additions as a consequence of the damage or destruction thereof by fire, the elements, casualties, thefts, riots, wars or otherwise, or in consequence of foreclosures,
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attachments, levies or executions (other than by Lessor and Persons claiming from, through or under Lessor) is assumed by Lessee, and no such event shall entitle Lessee to any abatement of Rent.
ARTICLE XXIII.
23.1 General Indemnification. In addition to the other indemnities contained herein, and notwithstanding the existence of any insurance carried by or for the benefit of Lessor or Lessee, and without regard to the policy limits of any such insurance, Lessee shall protect, indemnify, save harmless and defend Lessor from and against all liabilities, obligations, claims, damages, penalties, causes of action, costs and expenses, including reasonable attorneys', consultants' and experts' fees and expenses, imposed upon or incurred by or asserted against Lessor by reason of: (i) any accident, injury to or death of Persons or loss of or damage to property occurring on or about the Leased Property, or any Capital Additions or adjoining sidewalks thereto; (ii) any use, misuse, non-use, condition, maintenance or repair by Lessee of the Leased Property or any Capital Additions; (iii) any failure on the part of Lessee to perform or comply with any of the terms of this Lease; (iv) the non-performance of any of the terms and provisions of any and all existing and future subleases of the Leased Property or any Capital Additions to be performed by any party thereunder; (v) any claim for malpractice, negligence or misconduct committed by any Person on or working from the Leased Property or any Capital Additions; and (vi) the violation of any Legal Requirement. Any amounts which become payable by Lessee under this Article shall be paid within ten (10) days after liability therefor is determined by litigation or otherwise, and if not timely paid shall bear interest at the Overdue Rate from the date of such determination to the date of payment. Lessee, at its sole cost and expense, shall contest, resist and defend any such claim, action or proceeding asserted or instituted against Lessor or may compromise or otherwise dispose of the same as Lessee sees fit; provided, however, that any legal counsel selected by Lessee to defend Lessor shall be reasonably satisfactory to Lessor. All indemnification covenants are intended to apply to losses, damages, injuries, claims, etc. incurred directly by the indemnified parties and their property, as well as by the indemnifying party or third party, and their property. For purposes of this Article XXIII, any acts or omissions of Lessee, or by employees, agents, assignees, contractors, subcontractors or others acting for or on behalf of Lessee (whether or not they are negligent, intentional, willful or unlawful), shall be strictly attributable to Lessee. It is understood and agreed that payment shall not be a condition precedent to enforcement of the foregoing indemnification obligations. Nothing contained in this Lease shall be deemed or construed as imposing any obligation on Lessee to indemnify or hold harmless Lessor from and against any liabilities, obligations, claims, damages, penalties or causes of action arising out of the gross negligence or willful misconduct of Lessor
ARTICLE XXIV.
24.1 Transfers.
24.1.1 Prohibition . Except as provided in Section 24.1.10, Lessee shall not, without Lessor's prior written consent, which may be given or withheld in Lessor's sole and absolute discretion, either directly or indirectly or through one or more step transactions or tiered transactions, voluntarily or by operation of law, (i) assign, convey, sell, pledge, mortgage, hypothecate or otherwise encumber, transfer or dispose of all or any part of this Lease or Lessee's leasehold estate hereunder, (ii) Master Sublease all or any part of the Leased Property and/or any Capital Additions of such Facility, (iii) engage the services of any Person for the management or operation of all or any part of the Leased Property and/or any Capital Additions of such Facility, (iv) convey, sell, assign, transfer or dispose of any stock or partnership, membership or other interests (whether equity or otherwise) in Lessee (which shall include any conveyance, sale, assignment, transfer or disposition of any stock or partnership, membership or other interests (whether equity or otherwise) in any Controlling Person(s)), if such conveyance, sale, assignment, transfer or disposition results, directly or indirectly, in a change in control
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of Lessee (or in any Controlling Person(s)), (v) dissolve, merge or consolidate Lessee (which shall include any dissolution, merger or consolidation of any Controlling Person) with any other Person, if such dissolution, merger or consolidation, directly or indirectly, results in a change in control of Lessee or in any Controlling Person(s), (vi) sell, convey, assign, or otherwise transfer all or substantially all of the assets of Lessee (which shall include any sale, conveyance, assignment, or other transfer of all or substantially all of the assets of any Controlling Person(s)), (vii) sell, convey, assign, or otherwise transfer any of the assets of Lessee (which shall include any sale, conveyance, assignment, or other transfer of any of the assets of any Controlling Person) if the Consolidated Net Worth of Lessee (or such Controlling Person, as the case may be) immediately following such transaction is not at least equal to seventy-five percent (75%) of the Consolidated Net Worth of Lessee (or such Controlling Person) immediately prior to such transaction, or (viii) enter into or permit to be entered into any agreement or arrangement to do any of the foregoing or to grant any option or other right to any Person to do any of the foregoing (each of the aforesaid acts referred to in clauses (i) through (viii) being referred to herein as a "Transfer"). Any Commercial Occupancy Arrangement with respect to more than Ten Percent (10%) of any Facility in the aggregate to any Person and/or its Affiliates, directly or indirectly, or through one or more step transactions or tiered transactions, shall be deemed to be a "Master Sublease" hereunder. For any Commercial Occupancy Arrangement transaction not requiring the consent of Lessor hereunder (i.e., a Commercial Occupancy Arrangement not constituting a Master Sublease), Lessee shall, within ten (10) days of entering into any such Commercial Occupancy Arrangement, notify Lessor of the existence of such Commercial Occupancy Arrangement and the identity of the Occupant and supply Lessor with a copy of the agreement relating to such Commercial Occupancy Arrangement and any other related documentation, materials or information reasonably requested by Lessor.
24.1.2 Consent.
24.1.2.1 Prior to any Transfer, Lessee shall first notify Lessor of its desire to do so and shall submit in writing to Lessor: (i) the name of the proposed Occupant, assignee, manager or other transferee; (ii) the terms and provisions of the Transfer, including any agreements in connection therewith; and (iii) such financial information as Lessor reasonably may request concerning the proposed Occupant, assignee, manager or other transferee. Lessor may, as a condition to granting such consent, which consent may be given or withheld in the sole and absolute discretion of Lessor, and in addition to any other conditions imposed by Lessor, require that the obligations of any Occupant, assignee, manager or other transferee which is an Affiliate of another Person be guaranteed by its parent or Controlling Person and that any Guaranty of this Lease be reaffirmed by any Guarantor notwithstanding such Transfer.
24.1.2.2 The consent by Lessor to any Transfer shall not constitute a consent to any subsequent Transfer or to any subsequent or successive Transfer. Any purported or attempted Transfer contrary to the provisions of this Article shall be void and, at the option of Lessor, shall terminate this Lease.
24.1.3 Attornment and Related Matters . Any Commercial Occupancy Arrangement (whether or not the same constitutes a Master Sublease) shall be expressly subject and subordinate to all applicable terms and conditions of this Lease and provide that upon the expiration or earlier termination of this Lease Lessor, at its option and without any obligation to do so, may require any Occupant to attorn to Lessor, in which event Lessor shall undertake the obligations of Lessee, as sublessor, licensor or otherwise under such Commercial Occupancy Arrangement from the time of the exercise of such option to the termination of such Commercial Occupancy Arrangement; provided, however, that in such case Lessor shall not be liable for any prepaid rents, fees or other charges or for any prepaid security deposits paid by such Occupant to Lessee or for any other prior defaults of Lessee under such Commercial Occupancy Arrangement. In the event that Lessor shall not require such attornment with respect to any Commercial Occupancy Arrangement, then such Occupancy Arrangement shall automatically terminate upon the expiration or earlier termination of this Lease, including any early
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termination by mutual agreement of Lessor and Lessee. In addition, any such Commercial Occupancy Arrangement shall provide that in the event that the Occupant or other transferee receives a written notice from Lessor stating that an Event of Default has occurred or that an event or circumstance has occurred which with notice and/or passage of time would constitute an Event of Default, such Occupant or other transferee thereafter shall without further consent or instruction of Lessee pay all rentals accruing under such Commercial Occupancy Arrangement directly to Lessor or as Lessor may direct; provided however that (i) as and to the extent that the amounts so paid to Lessor, together with other amounts paid to or received by Lessor on account of this Lease, exceed the amounts then due Lessor from Lessee under this Lease, the excess shall be promptly remitted to Lessee, and (ii) at such time as the Event of Default has been cured and this Lease reinstated (if ever), Lessor shall notify and direct the Occupant(s) in writing to resume making payments of rentals under their Commercial Occupancy Arrangement(s) directly to Lessee or as Lessee may direct. Any such rentals collected from such Occupant or other transferee by Lessor shall be credited against the amounts owing by Lessee under this Lease in such order of priority as Lessor shall reasonably determine. Furthermore, any Commercial Occupancy Arrangement or other agreement regarding a Transfer shall expressly provide that the Occupant, assignee, manager or other transferee shall furnish Lessor with such financial, operational and other information about the physical condition of the applicable Facility, including the information required by Section 25.1.2 herein, as Lessor may request from time to time.
24.1.4 Assignment of Lessee's Rights Against Occupant Under a Master Sublease . If Lessor shall consent to a Master Sublease, then the written instrument of consent, executed and acknowledged by Lessor, Lessee and the Occupant thereunder, shall contain a provision substantially similar to the following:
(i) Lessee and such Occupant hereby agree that, if such Occupant shall be in default of any of its obligations under the Master Sublease, which default also constitutes an Event of Default by Lessee under this Lease, then Lessor shall be permitted to avail itself of all of the rights and remedies available to Lessee against such Occupant in connection therewith.
(ii) Without limiting the generality of the foregoing, Lessor shall be permitted (by assignment of a cause of action or otherwise) to institute an action or proceeding against such Occupant in the name of Lessee in order to enforce Lessee's rights under the Master Sublease, and also shall be permitted to take all ancillary actions (e.g., serve default notices and demands) in the name of Lessee as Lessor reasonably shall determine to be necessary.
(iii) Lessee agrees to cooperate with Lessor, and to execute such documents as shall be reasonably necessary, in connection with the implementation of the foregoing rights of Lessor.
(iv) Lessee expressly acknowledges and agrees that the exercise by Lessor of any of the foregoing rights and remedies shall not constitute an election of remedies, and shall not in any way impair Lessor's entitlement to pursue other rights and remedies directly against Lessee.
24.1.5 Costs . Lessee shall reimburse Lessor for Lessor's actual costs and expenses incurred in conjunction with the processing and documentation of any request to Transfer, including attorneys', architects', engineers' or other consultants' fees whether or not such Transfer is actually consummated.
24.1.6 No Release of Lessee's Obligations . No Transfer shall relieve Lessee of its obligation to pay the Rent and to perform all of the other obligations to be performed by Lessee hereunder. The liability of Lessee named herein and any immediate and remote successor in interest of Lessee (i.e., by means of any Transfer), and the due performance of the obligations of this Lease on Lessee's part to be performed or observed, shall not in any way be discharged, released or impaired by any (i) agreement which modifies any of the rights or obligations of the parties under this Lease, (ii) stipulation which extends the time within which an obligation under this Lease is to be performed, (iii) waiver of the performance of an obligation required under this Lease, or (iv) failure to enforce any of the obligations
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set forth in this Lease. If any Occupant, assignee, manager or other transferee defaults in any performance due hereunder, Lessor may proceed directly against the Lessee named herein and/or any immediate and remote successor in interest of Lessee without exhausting its remedies against such Occupant, assignee, manager or other transferee.
24.1.7 REIT Protection . Anything contained in this Lease to the contrary notwithstanding, (i) no Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the Occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived by the business activities of the Occupant, assignee, manager or other transferee; (ii) Lessee shall not consummate a Transfer with any Person in which Lessee or Lessor owns an interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Code); and (iii) Lessee shall not consummate a Transfer with any Person or in any manner which could cause any portion of the amounts received by Lessor pursuant to this Lease or any Occupancy Arrangement to fail to qualify as "rents from real property" within the meaning of Section 856(d) of the Code, or any similar or successor provision thereto or which could cause any other income of Lessor to fail to qualify as income described in Section 856(c)(2) of the Code.
24.1.8 Transfers In Bankruptcy . In the event of a Transfer pursuant to the provisions of the Bankruptcy Code, all consideration payable or otherwise to be delivered in connection with such Transfer shall be paid or delivered to Lessor, shall be and remain the exclusive property of Lessor and shall not constitute property of Lessee or of the estate of Lessee within the meaning of the Bankruptcy Code. Any consideration constituting Lessor's property pursuant to the immediately preceding sentence and not paid or delivered to Lessor shall be held in trust for the benefit of Lessor and be promptly paid or delivered to Lessor. For purposes of this Section 24.1.8, the term "consideration" shall mean and include money, services, property and any other thing of value such as payment of costs, cancellation or forgiveness of indebtedness, discounts, rebates, barter and the like. If any such consideration is in a form other than cash (such as in kind, equity interests, indebtedness earn-outs, or other deferred payments, consulting or management fees, etc.), Lessor shall be entitled to receive in cash the then present fair market value of such consideration.
24.1.9 Public Offering/Public Trading . Notwithstanding anything to the contrary in this Article XXIV, Lessor's consent shall not be required in connection with any Transfer of any stock of Lessee or any Controlling Person(s) as a result of a public offering of Lessee's or such Controlling Person's stock which (a) constitutes a bona fide public distribution of such stock pursuant to a firm commitment underwriting or a plan of distribution registered under the Securities Act of 1933 and (b) results in such stock being listed for trading on the American Stock Exchange or the New York Stock Exchange or authorized for quotation on the NASDAQ National Market immediately upon the completion of such public offering. In addition, so long as such stock of Lessee or any such Controlling Person(s) is listed for trading on any such exchange or authorized for quotation on such market, the transfer or exchange of such stock over such exchange or market shall not be deemed a Transfer hereunder unless the same (whether in one transaction or in any step or series of transactions) results, directly or indirectly, in a change in control of Lessee or such Controlling Person(s) (including pursuant to a tender or similar offer to acquire the outstanding and issued securities of Lessee or such Controlling Person(s)).
24.1.10 Affiliate Transactions . Notwithstanding anything to the contrary contained in this Article XXIV, Lessor's consent shall not be required in connection with any assignment of Lessee's entire interest in this Lease or a Master Sublease of any Facility or of the entire Leased Property to an Affiliate or Affiliates of Lessee, so long as in connection therewith, each of the following conditions is met:
(a) In connection with such assignment or Master Sublease, there is no change in the use of the Leased Property of any Facility from its Primary Intended Use;
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(b) In the case of such an assignment, the assignee shall assume all of the obligations of Lessee hereunder accruing subsequent to the effective date of such assignment by an instrument in writing in form and substance reasonably satisfactory to Lessor. A copy of such executed assumption shall be delivered to Lessor along with the notice specified in clause (e) below;
(c) Any Master Subletting shall be subject to the provisions of Sections 24.1.3, 24.1.4 and 24.1.7 above.
(d) The original Lessee shall not be released from any of the obligations of the Lessee hereunder, whether occurring prior to or after the effective date of such transaction, and if requested by Lessor, shall execute a written guaranty of the "Lessee's" obligations under this Lease in a form satisfactory to Lessor.
(e) Within ten (10) days after the effectiveness of such transaction, Lessee shall notify Lessor in writing of the occurrence of such event, the effective date thereof, the facts placing the same within the provisions of this Section 24.1.10 and any other change in the address for billings and notices to the Lessee pursuant to this Lease, accompanied by an executed copy of the assumption, Master Sublease (if any) or written guaranty as required pursuant to this Lease.
24.1.11 Certain Sale of Business Type Transactions . Notwithstanding anything to the contrary in this Article XXIV, but subject to the provisions of Section 24.1.7 above, so long The Ensign Group, Inc. ("Ensign") has other significant assets other than its interest (whether direct or indirect) in this Lease and the Facility, Lessor shall consent to any Transfer resulting from (a) a sale or transfer of all or substantially all of the outstanding capital stock of Ensign or a sale or transfer of all or substantially all of the assets of Ensign, in each case to a single purchaser or transferee in a single transaction or (b) a merger, consolidation or stock exchange to which Ensign is a party, so long as each of the following conditions is met:
(i) The Consolidated Net Worth of the purchaser or transferee resulting from a Transfer pursuant to clause (a) above or the surviving party resulting from a Transfer pursuant to clause (b) above, as the case may be, following the effectiveness of such event shall be equal to or greater than the average Consolidated Net Worth of Ensign for the twelve (12) month period immediately prior to the effectiveness of such event, as determined in accordance with GAAP.
(ii) The debt to equity ratio of the purchaser or transferee resulting from a Transfer pursuant to clause (a) above or the surviving party resulting from a Transfer pursuant to clause (b) above, as the case may be, following the effectiveness of such event shall be equal to or less than the average debt to equity ratio of Ensign for the twelve (12) month period immediately prior to the effectiveness of such event, as determined by GAAP. For purposes of this clause (ii), "debt" shall include the capitalized value of any leases required to be capitalized in accordance with GAAP to which Ensign and/or such transferee or surviving entity (and/or their consolidated Subsidiaries) are parties and the same shall be demonstrated by financial statements prepared in accordance with GAAP.
(iii) The purchaser or transferee resulting from a Transfer pursuant to clause (a) above or the other party(s) to the Transfer pursuant to clause (b) above, as the case may be, shall have sufficient operating experience and history with respect to a business of the nature, type and size of the business of Ensign as the same exists immediately prior to the effectiveness of such event, as reasonably determined by Lessor. Such purchaser or transferee or other party to such Transfer, as the case may be, shall be deemed to have "sufficient operating experience and history" if immediately prior to the effectiveness of such Transfer, such purchaser or transferee or other party, as the case may be, operated or managed (whether directly or through its operating Subsidiary(ies)), facilities of the type and of a number equal to or greater than the number of the facilities operated and/or managed by Ensign and its Subsidiary(ies), or twenty-five (25) whichever is less, and has been in the business of operating or managing such facilities for a period not less than the period in which Ensign has been in business, or three (3) years whichever is less.
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(iv) Except in the case of a Transfer as to which such transferee or purchaser or surviving party, as the case may be, assumes the obligations of Ensign under this Lease or any Guaranty as a matter of law, such transferee or purchaser or surviving party shall execute a written assumption of this Lease or Guaranty, as the case may be, in form and substance reasonably acceptable to Lessor.
(v) No Event of Default or other event or circumstance which, with notice or lapse of time or both, would constitute an Event of Default, shall have occurred and be continuing hereunder.
(vi) Lessor shall receive the applicable information required by Section 24.1.2.1 with respect to each such proposed Transfer and the proposed purchaser or transferee resulting therefrom.
As used in this Section 24.1.11, "other significant assets" shall mean that Ensign has either (1) at least twenty-five (25) long-term care facilities under lease, ownership or management, other than the Facility or (2) other net current assets, whether direct or indirect, other than its interests (whether direct or indirect) in this Lease, which in the aggregate total not less than $50 Million.
24.1.12 Capitalization Transactions. Notwithstanding anything to the contrary in this Article XXIV, so long as no Event of Default or event or circumstance which, with notice or lapse of time or both, would constitute an Event of Default under this Lease, shall have occurred and be continuing, then Lessor's consent shall not be required in connection with any sale, conveyance, transfer or new issuance of equity or other interests in Ensign to a third Person in a bona fide arms length transaction as part of the current and ongoing capitalization of Ensign, whether or not the same results in a "change in control" so long as (a) Ensign provides written notice of any such transaction to Lessor (which notice shall include the name of the purchaser and the quantity of the purchase or issuance), (b) the proceeds of such transaction are used only for proper corporate purposes, (c) none of the shareholders of Ensign immediately prior to such transaction shall sell, pledge, encumber, grant an option, or otherwise transfer any of the shares held by such shareholder in connection with such transaction, and (d) the then current officers and directors of Ensign remain as officers and directors of Ensign following such transaction.
24.1.13 Transfer of All Facilities in the State. Notwithstanding anything to the contrary in this Article XXIV, Lessor agrees not to unreasonably withhold its consent to Lessee's assignment of this Lease or a Master Sublease of all of the Leased Property and Capital Additions relating to Facilities in a state to a single assignee/Occupant if simultaneously therewith Lessee and/or its Affiliates is selling or otherwise transferring to one or more non-Affiliated third parties its/their entire interests in all long-term care facilities owned, leased, managed or operated by Lessee or its Affiliates in such state. In exercising its right of reasonable approval or disapproval to such a proposed assignment or Master Sublease, Lessor shall be entitled to take into account any fact or factor which Lessor reasonably deems relevant to such decision, including the following, all of which are agreed to be reasonable factors for Lessor's consideration:
(a) The financial strength of the proposed Occupant or assignee, as the case may be, including the adequacy of its working capital.
(b) The operating experience of the proposed Occupant or assignee, as the case may be with respect to a business of the type, size and number of the affected Facility and the other facilities in the State.
(c) Violation of any agreements to which Lessee is a party.
(d) Whether there then exists any Event of Default by Lessee pursuant to this Lease.
Moreover, Lessor shall be entitled to be reasonably satisfied that each and every covenant, condition or obligation imposed upon Lessee by this Lease and each and every right, remedy or benefit afforded Lessor by this Lease is not impaired or diminished by such assignment or Master Sublease. In
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addition, Lessor shall be entitled to impose reasonable conditions in connection with granting its consent to any such transaction, including the condition that the obligations of any Occupant or assignee, as the case may be, which is an Affiliate or Subsidiary of another Person be guaranteed by its parent or Controlling Person.
ARTICLE XXV.
25.1 Officer's Certificates and Financial Statements .
25.1.1 Officer's Certificate. At any time and from time to time upon Lessee's receipt of not less than ten (10) days' prior written request by Lessor, Lessee shall furnish to Lessor an Officer's Certificate certifying (i) that this Lease is unmodified and in full force and effect, or that this Lease is in full force and effect as modified and setting forth the modifications; (ii) the dates to which the Rent has been paid; (iii) whether or not, to the best knowledge of Lessee, Lessor is in default in the performance of any covenant, agreement or condition contained in this Lease and, if so, specifying each such default of which Lessee may have knowledge; and (iv) responses to such other questions or statements of fact as Lessor, any ground or underlying lessor, any purchaser or any current or prospective Facility Mortgagee shall reasonably request. Lessee's failure to deliver such statement within such time shall constitute an acknowledgment by Lessee that (x) this Lease is unmodified and in full force and effect except as may be represented to the contrary by Lessor; (y) Lessor is not in default in the performance of any covenant, agreement or condition contained in this Lease; and (z) the other matters set forth in such request, if any, are true and correct. Any such certificate furnished pursuant to this Article may be relied upon by Lessor and any current or prospective Facility Mortgagee, ground or underlying lessor or purchaser of the Leased Property or any portion thereof.
25.1.2 Statements. Lessee shall furnish the following statements to Lessor:
(a) within 120 days after the end of each of Lessee's and Guarantor's fiscal years, a copy of the unaudited (or if available, audited) balance sheets of Lessee, its operating Affiliate(s) and Guarantor and its consolidated Subsidiaries, as of the end of such fiscal year, and related unaudited (or if available, audited) statements of income, changes in common stock and other stockholders' equity and changes in the financial position of Lessee, its operating Affiliate(s) and Guarantor and its consolidated Subsidiaries for such fiscal year, prepared in accordance with GAAP applied on a basis consistently maintained throughout the period involved, such consolidated financial statements to be certified by nationally recognized certified public accountants; and within 180 days after the end of Guarantor's fiscal years, a copy of the audited consolidated balance sheets of Guarantor and its Subsidiaries, as of the end of such fiscal year, and related audited statements of income, changes in common stock and other stockholders' equity and changes in the financial position
(b) within 120 days after the end of each of Lessee's and Guarantor's fiscal years, and together with the annual report (or if available, annual audit report) furnished in accordance with clause (a) above, an Officer's Certificate stating that to the best of the signer's knowledge and belief after making due inquiry, Lessee is not in default in the performance or observance of any of the terms of this Lease, or if Lessee shall be in default, specifying all such defaults, the nature thereof, and the steps being taken to remedy the same;
(c) within forty-five (45) days after the end of each of the first twelve (12) months of the Term and the last eighteen (18) months of the Term, all consolidated financial reports Lessee produces for reporting purposes and detailed statements of income and detailed operational statistics regarding occupancy rates, patient and resident mix and patient and resident rates by type for each Facility; and otherwise within forty-five (45) days after the end of each of Lessee's quarters, all quarterly consolidated financial reports Lessee produces for reporting purposes and
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detailed statements of income and detailed operational statistics regarding occupancy rates, patient and resident mix and patient and resident rates by type for each Facility;
(d) within thirty (30) days after filing, a copy of each cost report filed with the appropriate governmental agency for each Facility;
(e) within thirty (30) days after they are required to be filed with the SEC, copies of any annual reports and of information, documents and other reports, or copies of such portions of any of the foregoing as the SEC may prescribe, which Lessee is required to file with the SEC pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934;
(f) within five (5) days after Lessee's receipt thereof, copies of all written communications received by Lessee from any regulatory agency relating to (i) surveys of each Facility for purposes of licensure, Medicare and Medicaid certification and accreditation and (ii) any proceeding, formal or informal, with respect to cited deficiencies with respect to services and activities provided and performed at each Facility, including patient and resident care, patient and resident activities, patient and resident therapy, dietary, medical records, drugs and medicines, supplies, housekeeping and maintenance, or the condition of each Facility, and involving an actual or threatened warning, imposition of a fine or a penalty in excess of Ten Thousand Dollars ($10,000), or likely to actually result in a suspension, termination or revocation of any Facility's license to be operated in accordance with its Primary Intended Use;
(g) within 120 days after the end of each fiscal year of the financial institution issuing the letter of credit required under Article XXI, a copy of the audited consolidated balance sheets of such financial institution as of the end of such fiscal year, and related unaudited consolidated statements of income, changes in common stock and other stockholders equity and changes in the financial position of such financial institution and its consolidated subsidiaries for each such fiscal year, prepared in accordance with generally accepted accounting principles applied on a basis consistently maintained throughout the period involved, such consolidated financial statements to be certified by nationally recognized certified public accountants;
(h) immediately upon Lessee's receipt thereof, copies of all claims, reports, complaints, notices, warnings or asserted violations relating in any way to the Leased Property or any Capital Additions or Lessee's use thereof not previously disclosed pursuant to subsection 25.1.2(f) above; and
(i) with reasonable promptness, such other information respecting (i) the financial and operational condition and affairs of Lessee, any Guarantor and each Facility, (ii) the physical condition of the Leased Property and any Capital Additions and (iii) any suspected Transfer, including the then equity or voting ownership in Lessee or in any Controlling Person(s), in each case as Lessor may reasonably request, in the form of a questionnaire or otherwise, from time to time.
25.1.3 Charges. Lessee acknowledges that the failure to furnish Lessor with any of the certificates or statements required by this Article XXV will cause Lessor to incur costs and expenses not contemplated hereunder, the exact amount of which is presently anticipated to be extremely difficult to ascertain. Accordingly, if Lessee fails to furnish Lessor with any of the certificates or statements required by this Article XXV, Lessee shall pay to Lessor upon demand $1,000 for each such failure as Additional Charges. The parties agree that this charge represents a fair and reasonable estimate of the costs that Lessor will incur by reason of Lessee's failure to furnish Lessor with such certificates and statements; provided, however, that with respect to the first three (3) times in any thirty-six (36) consecutive month period when Lessee fails to furnish Lessor with any such certificate or statement required by Article XXV, Lessee shall not be required to pay such $1,000 additional charge
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thereon if Lessee delivers such certificate or statement required within five (5) Business Days after receipt of written notice from Lessor of Lessee's failure to deliver the same.
ARTICLE XXVI.
26.1 Lessor's Right to Inspect and Show the Leased Property and Capital Additions. Lessee shall permit Lessor and its authorized representatives to (i) inspect the Leased Property and any Capital Additions and (ii) exhibit the same to prospective purchasers and lenders, and during the last twelve (12) months of the Term applicable to each portion of the Leased Property and Capital Additions, to prospective lessees or managers, in each instance during usual business hours and subject to any reasonable security, health, safety or confidentiality requirements of Lessee or any Legal Requirement or Insurance Requirement. Lessee shall cooperate with Lessor in exhibiting the Leased Property and any Capital Additions to prospective purchasers, lenders, lessees and managers.
ARTICLE XXVII.
27.1 No Waiver. No failure by Lessor to insist upon the strict performance of any ten hereof or to exercise any right, power or remedy hereunder and no acceptance of full or partial payment of Rent during the continuance of any default or Event of Default shall constitute a waiver of any such breach or of any such term. No waiver of any breach shall affect or alter this Lease, which shall continue in full force and effect with respect to any other then existing or subsequent breach.
ARTICLE XXVIII.
28.1 Remedies Cumulative. Each legal, equitable or contractual right, power and remedy of Lessor now or hereafter provided either in this Lease or by statute or otherwise shall be cumulative and concurrent and shall be in addition to every other right, power and remedy and the exercise or beginning of the exercise by Lessor of any one or more of such rights, powers and remedies shall not preclude the simultaneous or subsequent exercise by Lessor of any or all of such other rights, powers and remedies.
ARTICLE XXIX.
29.1 Acceptance of Surrender. No surrender to Lessor of this Lease or of the Leased Property or any Capital Additions or any part(s) thereof or of any interest therein, shall be valid or effective unless agreed to and accepted in writing by Lessor and no act by Lessor or any representative or agent of Lessor, other than such a written acceptance by Lessor, shall constitute an acceptance of any such surrender.
ARTICLE XXX.
30.1 No Merger. There shall be no merger of this Lease or of the leasehold estate created hereby by reason of the fact that the same Person may acquire, own or hold, directly or indirectly, (i) this Lease or the leasehold estate created hereby or any interest in this Lease or such leasehold estate and (ii) the fee estate in the Leased Property.
ARTICLE XXXI.
31.1 Conveyance by Lessor. Lessor may, without the consent or approval of Lessee, sell, transfer, assign, convey or otherwise dispose of any or all of the Leased Property. If Lessor or any successor owner of the Leased Property shall sell, transfer, assign, convey or otherwise dispose of the Leased Property other than as security for a debt, and the grantee or transferee of the Leased Property shall assume in writing all obligations of Lessor hereunder arising or accruing from and after the date of such conveyance or transfer (which writing may be in the form of a general assumption of lease
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obligations rather than a specific assumption of obligations under this Lease), Lessor or such successor owner, as the case may be, shall thereupon be released from all future liabilities and obligations of Lessor with respect to such Leased Property under this Lease arising or accruing from and after the date of such sale, transfer, assignment or other disposition and all such future liabilities and obligations with respect to such Leased Property shall thereupon be binding upon such purchaser, grantee, assignee or transferee. In the event of any such sale, transfer, assignment, conveyance or other disposition (other than as security for a debt) of less than all of the Leased Property then subject to this Lease, the provisions of Section 31.2 hereof shall apply.
31.2 New Lease. Lessor shall have the right, at any time and from time to time during the Term for any purpose, by written notice to Lessee, to require Lessee to execute an amendment to this Lease whereby the Leased Property of one or more Facilities (individually, a "Separated Property" or collectively, the "Separated Properties") is separated and removed from this Lease, and to simultaneously execute a substitute lease with respect to such Separated Property(ies), in which case:
31.2.1 Lessor and Lessee shall execute a new lease (the "New Lease") for such Separated Property(ies), effective as of the date specified in Section 31.2.3 below (the "New Lease Effective Date"), in the same form and substance as this Lease, but with such changes thereto as necessary to reflect the separation of the Separated Property(ies) from the balance of the Leased Property, including specifically the following:
(a) The total monthly Minimum Rent payable under such New Lease shall be the total applicable monthly Allocated Minimum Rent with respect to such Separated Property(ies);
(b) All Minimum Rent rental escalations under the New Lease shall be at the times and in the amounts set forth in this Lease for Minimum Rent increases; and
(c) The New Lease shall provide that the lessee thereunder shall be responsible for the payment, performance and satisfaction of all duties, obligations and liabilities arising under this Lease, insofar as they relate to the Separated Property(ies), that were not paid, performed and satisfied in full prior to the effective date of the New Lease (and Lessee under this Lease shall also be responsible for the payment, performance and satisfaction of the aforesaid duties, obligations and liabilities not paid, performed and satisfied in full prior to the effective date of such New Lease).
31.2.2 Lessor and Lessee shall also execute an amendment to this Lease effective as of the New Lease Effective Date reflecting the separation of the Separated Property(ies) from the balance of the Leased Property and making such modifications to this Lease as are necessitated thereby.
31.2.3 In the case of any New Lease that is entered into in accordance with this Section 31.2 such New Lease shall be effective on the date which is the earlier of (i) the date the New Lease is fully executed and delivered by the parties thereto and (ii) the date specified in the written notice from Lessor to Lessee requiring a New Lease as described above, which date shall be no sooner than ten (10) days after the date such notice is issued.
31.2.4 Lessee and Lessor shall take such actions and execute and deliver such documents, including without limitation the New Lease and an amendment to this Lease, as are reasonably necessary and appropriate to effectuate the provisions and intent of this Section 31.2.
31.2.5 Each party shall bear its own costs and expenses in connection with any New Lease entered into in accordance with this Section 31.2.
ARTICLE XXXII.
32.1 Quiet Enjoyment. So long as Lessee shall pay the Rent as the same becomes due and shall fully comply with all of the terms of this Lease and fully perform its obligations hereunder, Lessee shall
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peaceably and quietly have, hold and enjoy the Leased Property for the Term, free of any claim or other action by Lessor or anyone claiming by, through or under Lessor, but subject to all liens and encumbrances of record as of the date hereof, or the Commencement Date or created thereafter as permitted hereunder or thereafter consented to by Lessee. No failure by Lessor to comply with the foregoing covenant shall give Lessee any right to cancel or terminate this Lease or abate, reduce or make a deduction from or offset against the Rent or any other sum payable under this Lease, or to fail to perform any other obligation of Lessee hereunder. Notwithstanding the foregoing, Lessee shall have the right, by separate and independent action to pursue any claim it may have against Lessor as a result of a breach by Lessor of the covenant of quiet enjoyment contained in this Article.
ARTICLE XXXIII.
33.1 Notices. Any notice, consent, approval, demand or other communication required or permitted to be given hereunder (a "notice") must be in writing and may be served personally or by U.S. Mail. If served by U.S. Mail, it shall be addressed as follows:
If to Lessor: |
Health Care Property Investors, Inc.
4675 MacArthur Court, Suite 900 Newport Beach, California 92660 Attn: Legal Department Fax: (949) 221-0607 |
|
with a copy to: |
|
Latham & Watkins 650 Town Center Drive, Suite 2000 Costa Mesa, California 92626 Attn: David C. Meckler, Esq. Fax: (714) 755-8290 |
If to Lessee: |
|
Moenium Holdings LLC c/o Ensign Facility Services, Inc. 32232 Paseo Adelanto, Suite 100 San Juan Capistrano, CA 92675 Phone: (949) 487-9500, ext. 114 Fax: (949) 487-9300 Attn. General Counsel |
Any notice which is personally served shall be effective upon the date of service; any notice given by U.S. Mail shall be deemed effectively given, if deposited in the United States Mail, registered or certified with return receipt requested, postage prepaid and addressed as provided above, on the date of receipt, refusal or non-delivery indicated on the return receipt. In lieu of notice by U.S. Mail, either party may send notices by facsimile or by a nationally recognized overnight courier service which provides written proof of delivery (such as U.P.S. or Federal Express). Any notice sent by facsimile shall be effective upon confirmation of receipt in legible form, and any notice sent by a nationally recognized overnight courier shall be effective on the date of delivery to the party at its address specified above as set forth in the courier's delivery receipt. Either party may, by notice to the other from time to time in the manner herein provided, specify a different address for notice purposes.
ARTICLE XXXIV.
34.1 Appraiser. If it becomes necessary to determine the Fair Market Value or Fair Market Rental of any Facility for any purpose of this Lease or the Negative FMV of any Facility for purposes of Section 16.9, the same shall be determined by an independent appraisal firm, in which one or more
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of the members, officers or principals of such firm are Members of the Appraisal Institute (or any successor organization thereto), as may be reasonably selected by Lessor (the "Appraiser"). Lessor shall cause such Appraiser to determine the Fair Market Value, Fair Market Rental or Negative FMV of such Facility as of the relevant date (giving effect to the impact, if any, of inflation from the date of the Appraiser's decision to the relevant date) and the determination of such Appraiser shall be final and binding upon the parties. A written report of such Appraiser shall be delivered and addressed to each of Lessor and Lessee. To the extent consistent with sound appraisal practice as then existing at the time of any such appraisal, an appraisal of Fair Market Value for purposes of this Lease shall take into account and shall give appropriate consideration to all three customary methods of appraisal (i.e., the cost approach, the sales comparison approach and the income approach), and no one method or approach shall be deemed conclusive simply by reason of the nature of Lessor's business or because such approach may have been used for purposes of determining the fair market value of the applicable Facility at the time of acquisition thereof by Lessor. This provision for determination by appraisal shall be specifically enforceable to the extent such remedy is available under applicable law, and any determination hereunder shall be final and binding upon the parties except as otherwise provided by applicable law. Except as otherwise provided in Section 16.9, Lessor and Lessee shall each pay one-half of the fees and expenses of the Appraiser and one-half of all other costs and expenses incurred in connection with such appraisal.
ARTICLE XXXV.
35.1 Lessee's Option to Purchase the Leased Property. Provided no Event of Default, or event which, with notice or lapse of time or both, would constitute an Event of Default, has occurred and is continuing hereunder, Lessee shall have the option to purchase the Leased Property of the Grand Court Facility upon the expiration of the Fixed Term or the Extended Terms, if any, as the case may be, at the greater of (i) the Minimum Repurchase Price or (ii) the Fair Market Value. Lessee may exercise such option to purchase the Leased Property of the Grand Court Facility by (i) opening an escrow (the "Escrow") with and by depositing 5% of the applicable purchase price (the "Opening Deposit) and a copy of this Lease with a national title company reasonably acceptable to Lessor ("Escrow Holder") and giving written notice to Lessor of such deposit with Escrow Holder no earlier than eighteen (18) months and not less than twelve (12) months prior to the expiration of the Fixed Term or the Extended Term, as applicable, and (ii) delivering to Lessor concurrent with such notice a reaffirmation of the Guaranty executed by Guarantor stating, in substance, that Guarantor's obligations under the Guaranty shall extend to the purchase contract formed by Lessor and Lessee upon proper and timely exercise of such option. If Lessee shall not be entitled to exercise such option (e.g., by reason of an Event of Default) or shall be entitled to exercise the same but shall fail to do so within the time and in the manner herein provided, such option shall lapse and thereafter not be exercisable by Lessee. No failure by Lessor to notify Lessee of any defect in any attempted exercise of the foregoing option shall be deemed a waiver by Lessor of the right to insist upon Lessee's exercise of such option in strict accordance with the provisions hereof. In the event that Lessee shall properly and timely exercise such option, then such transaction shall be consummated on or within ten (10) days after the expiration of the Fixed Term or Extended Term, as applicable (the "Outside Closing Date").
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35.2.1 Liquidated Damages. IF, FOLLOWING A VALID AND PROPER EXERCISE OF THE FOREGOING OPTION, LESSEE FAILS TO COMPLETE THE PURCHASE OF THE LEASED PROPERTY OF THE GRAND COURT FACILITY AND SUCH FAILURE CONSTITUTES A BREACH HEREOF, THEN LESSOR, AT ITS OPTION, MAY TERMINATE THE PURCHASE CONTRACT FORMED BY LESSEE'S EXERCISE OF SUCH OPTION AND THE ESCROW BY GIVING WRITTEN NOTICE TO LESSEE AND ESCROW HOLDER AND, THEREUPON, THE ESCROW SHALL BE CANCELLED, ALL DOCUMENTS SHALL BE RETURNED TO THE RESPECTIVE PARTIES WHO DEPOSITED THE SAME, AND LESSEE SHALL PAY ALL TITLE AND ESCROW CANCELLATION CHARGES AND ALL OF LESSOR'S LEGAL FEES AND COSTS. IN ADDITION, LESSOR AND LESSEE AGREE THAT, BASED ON THE CIRCUMSTANCES NOW EXISTING, KNOWN OR UNKNOWN, IT WOULD BE EXCESSIVELY COSTLY AND IMPRACTICABLE TO ESTABLISH LESSOR'S DAMAGES BY REASON OF LESSEE'S DEFAULT RESULTING IN A FAILURE OF THE ESCROW TO CLOSE, AND, THEREFORE, LESSOR AND LESSEE AGREE THAT IT WOULD BE REASONABLE TO AWARD LESSOR LIQUIDATED DAMAGES IN THE AMOUNT OF THE OPENING DEPOSIT PLUS ANY ACCRUED INTEREST ON THE OPENING DEPOSIT. BY THEIR RESPECTIVE INITIALS SET FORTH BELOW, LESSOR AND LESSEE ACKNOWLEDGE AND AGREE THAT THE OPENING DEPOSIT, PLUS ANY INTEREST ACCRUED ON THE OPENING DEPOSIT, TOGETHER WITH PAYMENT OF LESSOR'S LEGAL FEES AND COSTS, IS REASONABLE AS LIQUIDATED DAMAGES FOR A DEFAULT OF LESSEE UNDER THE PURCHASE CONTRACT FORMED BY LESSEE'S EXERCISE OF SUCH OPTION THAT RESULTS IN A FAILURE OF THE ESCROW TO CLOSE AND SHALL BE IN LIEU OF ANY OTHER RELIEF, RIGHT OR REMEDY, AT LAW OR IN EQUITY, TO WHICH LESSOR MIGHT OTHERWISE BE ENTITLED BY REASON OF A LESSEE'S DEFAULT THAT RESULTS IN A FAILURE OF THE ESCROW TO CLOSE, BUT NOTHING CONTAINED HEREIN SHALL LIMIT LESSOR'S RIGHTS AND REMEDIES FOR LESSEE'S DEFAULT OCCURRING AFTER THE CLOSE OF ESCROW OR FOR LESSEE'S DEFAULT UNDER THIS LEASE. ESCROW HOLDER IS HEREBY AUTHORIZED AND INSTRUCTED TO RELEASE THE OPENING DEPOSIT PLUS ACCRUED INTEREST THEREON TO LESSOR UPON THE DELIVERY OF UNILATERAL WRITTEN INSTRUCTIONS THEREOF TO ESCROW HOLDER BY LESSOR, AND ESCROW HOLDER IS HEREBY RELIEVED OF ALL LIABILITY THEREFOR. IF LESSEE ATTEMPTS TO INTERFERE WITH THE RELEASE OF ANY SUCH SUMS BY ESCROW HOLDER TO LESSOR, OR COMMENCES ANY ACTION AGAINST LESSOR OR THE GRAND COURT FACILITY ARISING OUT OF THIS ARTICLE, THEN LESSOR SHALL NOT BE LIMITED IN THE AMOUNT OF DAMAGES IT MAY RECOVER FROM LESSEE.
Lessor's Initials: /s/ EJH
Lessee's Initials: /s/ CRC
35.2.2 Other Defaults. A default under any other lease or other agreement or instrument, including any purchase contract formed upon exercise of any other option, with or in favor of Lessor or any Affiliate of Lessor and made by or with Lessee or any Affiliate of Lessee where such default is not cured within the applicable time period, if any, shall be deemed a default under this Article XXXV and the purchase contract formed upon proper exercise by Lessee of the option herein provided, entitling Lessor, as seller, at its option, to terminate such purchase contract and the Escrow upon (i) written notice to Lessee explicitly stating its intent to terminate the purchase contract (in addition to any notice required to be given in connection with such other default), (ii) the expiration of the longer of two (2) business days or the applicable cure period for such default, and (iii) Lessee's failure to cure such other default within such time period; and upon any such termination the Opening Deposit plus all accrued interest thereon shall be paid over to Lessor as provided in Section 35.2.1 above.
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35.3 Escrow Provisions.
35.3.1 Opening of Escrow. Escrow shall be deemed open when the Opening Deposit and a copy of this Lease are delivered to Escrow Holder.
35.3.2 General and Supplemental Instructions. Lessee and Lessor each shall execute, deliver and be bound by such further escrow instructions or other instruments as may be reasonably requested by the other party or by Escrow Holder from time to time, so long as the same are consistent with the provisions of this Lease.
35.3.3 Disposition of Opening Deposit. Escrow Holder shall hold the Opening Deposit in interest-bearing accounts. All interest earned on the Opening Deposit shall accrue to Lessee's benefit unless Lessor is entitled thereto under Section 35.2.1. With full knowledge that Escrow shall not have closed, Lessee nevertheless agrees to relieve Escrow Holder of all liabilities in making such payment and for any failure to recover said sum in the event that Escrow does not close at anytime thereafter. The Opening Deposit plus interest thereon shall be (i) applied against the purchase price (as herein determined) if Escrow closes, (ii) returned to Lessee in full if Escrow does not close for any reason other than Lessee's default, or (iii) be paid to Lessor as nonrefundable liquidated damages under Section 35.2.1, if Escrow fails to close under the provisions of hereof as a result of Lessee's default.
35.3.4 Closing Funds. At least one (1) business day before the Close of Escrow (as hereinafter defined), Escrow Holder shall calculate and Lessee shall wire cash into Escrow (using wiring instructions reasonably satisfactory to Escrow Holder) in an amount which, when added to the Opening Deposit and all accrued interest shall equal the purchase price for the Leased Property of the Grand Court Facility plus any other sums payable by Lessee pursuant to the provisions hereof.
35.3.5 Close of Escrow. Escrow shall close on the Outside Closing Date. The term "Close of Escrow" as used in this Article shall mean the time and date that an appropriate deed or other conveyance document conveying Lessor's entire interest in the Leased Property of the Grand Court Facility, subject to the permitted liens and encumbrances described in Article XVIII hereof, is recorded in appropriate records of the county in which the Leased Property of the Grand Court Facility is located. The Outside Closing Date shall not be extended for any reason.
35.3.6 Closing Costs. The closing costs of consummating the purchase of the Leased Property of the Grand Court Facility shall be paid by Lessee as provided in Article XVIII.
35.3.7 Assurances. At any time prior to Close of Escrow, Lessor may request Lessee to provide reasonable assurances that it will be able to consummate the purchase of the Leased Property of the Grand Court Facility, including that Lessee has a firm, written commitment from a reputable lending institution to finance such purchase and/or has sufficient liquidity to pay any balance of the purchase price owing by Lessee on the date of the Close of Escrow; provided, however, that in no event shall Lessee be entitled to exercise such option conditioned upon Lessee obtaining any such financing. If Lessee does not provide such assurances to Lessor within fifteen (15) days of request therefor, such event shall be considered a default under this Article rendering the exercise of the option to purchase null and void, causing any such option to lapse and entitling Lessor to the liquidated damages set forth in Section 35.3.
35.4 Lessor's Election of 1031 Exchange.
35.4.1 In the event that Lessee exercises its option to purchase as provided in this Article XXXV, Lessor may elect to sell the Leased Property of the Grand Court Facility to Lessee in the form of a tax-deferred exchange pursuant to Section 1031 of the Internal Revenue Code of 1986, as amended
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("1031 Exchange"). In the event that Lessor shall so elect, Lessor shall give written notice to Lessee and Escrow Holder of such election and the following shall apply:
35.4.1.1 Simultaneous Exchange. Lessor may attempt to identify before the Close of Escrow other property which qualifies as "like-kind" property for a 1031 Exchange (the "Target Property") by giving written notice to Lessee and Escrow Holder and identifying to Escrow Holder the Target Property prior to the Close of Escrow.
35.4.1.2 Non-simultaneous Exchange. If Lessor has not so identified the Target Property before the Close of Escrow, then Lessor shall proceed with the Close of Escrow unless Lessor at its option enters into an exchange agreement with an accommodation party ("Accommodator") in order to facilitate a non-simultaneous or so-called "Starker deferred" exchange. If an Accommodator is so designated, Lessor shall cause the Accommodator (i) to acquire title to the Leased Property of the Grand Court Facility from Lessor at or before the Close of Escrow and, (ii) to transfer title in the Leased Property of the Grand Court Facility to Lessee on the Close of Escrow for the Minimum Purchase Price.
35.4.1.3 Expenses and Documents. Lessee shall fully cooperate with any such 1031 Exchange, including but not limited to executing and delivering additional documents requested or approved by Lessor; provided, that Lessee shall not be required to incur any additional costs or liabilities or financial obligation as a consequence of any of the foregoing exchange transactions.
ARTICLE XXXVI.
36.1 Lessor May Grant Liens. Without the consent of Lessee, Lessor may, from time to time, directly or indirectly, create or otherwise cause to exist any ground lease, mortgage, trust deed, lien, encumbrance or title retention agreement (collectively, an "encumbrance") upon the Leased Property and any Capital Additions or any part(s) or portion(s) thereof or interests therein. This Lease is and at all times shall be subject and subordinate to any such encumbrance which may now or hereafter affect the Leased Property and/or any such Capital Additions and to all renewals, modifications, consolidations, replacements and extensions thereof. This clause shall be self-operative and no further instrument of subordination shall be required; provided, however, that in confirmation of such subordination, Lessee shall execute promptly any certificate or document that Lessor or any ground or underlying lessor, mortgagee or beneficiary may request for such purposes. If, in connection with obtaining financing or refinancing for the Leased Property and/or any such Capital Additions, a Facility Mortgagee or prospective Facility Mortgagee shall request reasonable modifications to this Lease as a condition to such financing or refinancing, Lessee shall not withhold or delay its consent thereto.
36.2 Attornment. If Lessor's interest in the Leased Property and/or any Capital Additions is sold or conveyed upon the exercise of any remedy provided for in any Facility Mortgage, or otherwise by operation of law: (i) at the new owner's option, Lessee shall attorn to and recognize the new owner as Lessee's Lessor under this Lease or enter into a new lease substantially in the form of this Lease with the new owner, and Lessee shall take such actions to confirm the foregoing within ten (10) days after request; and (ii) the new owner shall not be (a) liable for any act or omission of Lessor under this Lease occurring prior to such sale or conveyance, or (b) subject to any offset, abatement or reduction of rent because of any default of Lessor under this Lease occurring prior to such sale or conveyance; provided, however, that in no event shall any modifications increase Lessee's monetary obligations hereunder or decrease any of Lessee's rights under this Lease.
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ARTICLE XXXVII.
37.1 Hazardous Substances and Mold.
37.1.1 Lessee shall not allow any Hazardous Substance to be located, stored, disposed of, released or discharged in, on, under or about the Leased Property, and Capital Additions or incorporated in any Facility; provided, however, that Hazardous Substances may be brought, kept, used or disposed of in, on or about the Leased Property or any Capital Additions in quantities and for purposes similar to those brought, kept, used or disposed of in, on or about similar facilities used for purposes similar to the Primary Intended Use or in connection with construction of facilities similar to the applicable Facility during any period of renovation or construction (including re-construction) thereof which are brought, kept, used and disposed of in strict compliance with Legal Requirements. Lessee shall not allow the Leased Property or any Capital Additions to be used as a waste disposal site or, except as permitted in the immediately preceding sentence, for the manufacturing, handling, storage, distribution or disposal of any Hazardous Substance.
37.1.2 Lessee shall also not allow to exist in or about the Leased Property or any Capital Additions any Mold Condition and Lessee shall, at its sole cost and expense, regularly monitor the Leased Property or any Capital Additions for the presence of Mold and Mold Conditions.
37.2 Notices. Lessee shall provide to Lessor promptly (but in any event within five (5) days of the discovery thereof), and in any event immediately upon Lessee's receipt thereof, a copy of any notice, or notification with respect to, (i) any violation of a Legal Requirement relating to Hazardous Substances located in, on, or under the Leased Property or any Capital Additions or any adjacent property thereto; (ii) any enforcement, cleanup, removal, or other governmental or regulatory action instituted, completed or threatened with respect to the Leased Property or any Capital Additions; (iii) any claim made or threatened by any Person against Lessee or the Leased Property or any Capital Additions relating to damage, contribution, cost recovery, compensation, loss, or injury resulting from or claimed to result from any Hazardous Substance; and (iv) any reports made to any federal, state or local environmental agency arising out of or in connection with any Hazardous Substance in, on, under or removed from the Leased Property or any Capital Additions, including any complaints, notices, warnings or asserted violations in connection therewith. In the event of suspected or actual Mold or Mold Conditions at the Leased Property, Lessee shall promptly (but in any event within five (5) days of the discovery thereof) notify Lessor in writing of the same and the precise location thereof. In addition, in the event of suspected Mold or Mold Conditions at the Leased Property or any Capital Additions, Lessee, at its sole cost and expense, shall promptly cause an inspection of the Premises to be conducted to determine if Mold or Mold Conditions are present at the Leased Property or any Capital Additions, and shall notify Lessor, in writing, at least three (3) days prior to the inspection, of the date on which the inspection shall occur, and which portion of the Leased Property or any Capital Additions shall be subject to the inspection. Lessee shall retain a Mold Inspector to conduct the inspection and shall cause such Mold Inspector to perform the inspection in a manner that is strictly confidential and consistent with the duty of care exercised by a Mold Inspector and to prepare an inspection report, keep the results of the inspection report confidential, and promptly provide a copy of the same to Lessor.
37.3 Remediation. If Lessee becomes aware of a violation of any Legal Requirement relating to any Hazardous Substance in, on, under or about the Leased Property or any Capital Additions or any adjacent property thereto, or if Lessee, Lessor or the Leased Property or any Capital Additions becomes subject to any order of any federal, state or local agency to repair, close, detoxify, decontaminate or otherwise remediate the Leased Property and any Capital Additions, Lessee shall immediately notify Lessor of such event and, at its sole cost and expense, cure such violation or effect such repair, closure, detoxification, decontamination or other remediation. Upon the discovery of any Mold or Mold Conditions in or about the Leased Property or any Capital Additions, Lessee shall also
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immediately notify Lessor of such event and, its sole cost and expense, hire a trained and experienced Mold remediation contractor(s) to completely clean-up and remove from the Leased Property and any Capital Additions all Mold or Mold Conditions in strict compliance with all Mold Remediation Requirements. If Lessee fails to implement and diligently pursue any such cure, repair, closure, detoxification, decontamination or other remediation, Lessor shall have the right, but not the obligation, to carry out such action and to recover from Lessee all of Lessor's costs and expenses incurred in connection therewith.
37.4 Indemnity. Lessee shall indemnify, defend, protect, save, hold harmless, and reimburse Lessor for, from and against any and all costs, losses (including, losses of use or economic benefit or diminution in value), liabilities, damages, assessments, lawsuits, deficiencies, demands, claims and expenses (collectively, "Environmental Costs") (whether or not arising out of third-party claims and regardless of whether liability without fault is imposed, or sought to be imposed, on Lessor) incurred in connection with, arising out of, resulting from or incident to, directly or indirectly, before or during the Term (i) the production, use, generation, storage, treatment, transporting, disposal, discharge, release or other handling or disposition of any Hazardous Substances from, in, on or about the Leased Property or any Capital Additions (collectively, "Handling"), including the effects of such Handling of any Hazardous Substances on any Person or property within or outside the boundaries of the Leased Property or any Capital Additions, (ii) the presence of any Hazardous Substances, Mold or Mold Condition in, on, under or about the Leased Property or any Capital Additions (iii) the violation of any Legal Requirements (including Environmental Laws) (iv) any illness to or death of persons or damage to or destruction of property resulting from such Mold or Mold Condition, and (v) any failure to observe the foregoing covenants of this Article XXXVII. "Environmental Costs" include interest, costs of response, removal, remedial action, containment, cleanup, investigation, design, engineering and construction, damages (including actual, consequential and punitive damages) for personal injuries and for injury to, destruction of or loss of property or natural resources, relocation or replacement costs, penalties, fines, charges or expenses, attorney's fees, expert fees, consultation fees, and court costs, and all amounts paid in investigating, defending or settling any of the foregoing.
Without limiting the scope or generality of the foregoing, Lessee expressly agrees to reimburse Lessor for any and all costs and expenses incurred by Lessor:
(a) In investigating any and all matters relating to the Handling of any Hazardous Substances or the presence or remediation of Mold or any Mold Condition in, on, from, under or about the Leased Property or any Capital Additions;
(b) In bringing the Leased Property or any Capital Additions into compliance with all Legal Requirements, Including Mold Remediation Requirements and Environmental Laws; and
(c) Removing, treating, storing, transporting, cleaning-up and/or disposing of any Hazardous Substances used, stored, generated, released or disposed of in, on, from, under or about the Leased Property or any Capital Additions or offsite or in conducting any removal or remediation of Mold or any Mold Condition from the Leased Property or any Capital Additions.
If any claim is made hereunder, Lessee agrees to pay such claim promptly, and in any event to pay such claim within thirty (30) calendar days after receipt by Lessee of notice thereof. If any such claim is not so paid and Lessor is ultimately found or agrees to be responsible therefore, Lessee agrees also to pay interest on the amount paid from the date of the first notice of such claim, at the Overdue Rate.
37.5 Inspection. Lessor shall have the right, from time to time, and upon not less than five (5) days' written notice to Lessee, except in the case of an emergency in which event no notice shall be required, to conduct an inspection of the Leased Property and all Capital Additions to determine the existence or presence of Hazardous Substances, Mold or any Mold Condition on or about the Leased Property or any such Capital Additions. Lessor shall have the right to enter and inspect the Leased
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Property and all Capital Additions, conduct any testing, sampling and analyses it deems necessary and shall have the right to inspect materials brought into the Leased Property or any such Capital Additions. Lessor may, in its discretion, retain such experts to conduct the inspection, perform the tests referred to herein, and to prepare a written report in connection therewith. All costs and expenses incurred by Lessor under this Section shall be paid on demand as Additional Charges by Lessee to Lessor. Failure to conduct an inspection or to detect unfavorable conditions if such inspection is conducted shall in no fashion be intended as a release of any liability for conditions subsequently determined to be associated with or to have occurred during Lessee's tenancy. Lessee shall remain liable for any environmental condition, Mold or Mold Condition related to or having occurred during or prior to its tenancy regardless of when such conditions are discovered and regardless of whether or not Lessor conducts an inspection at the termination of this Lease. The obligations set forth in this Article shall survive the expiration or earlier termination of the Lease.
ARTICLE XXXVIII.
38.1 Memorandum of Lease. Lessor and Lessee shall, promptly upon the request of either, enter into one or more short form memoranda of this Lease, each in form suitable for recording under the laws of the applicable State. Lessee shall pay all costs and expenses of recording any such memoranda and shall fully cooperate with Lessor in removing from record any such memoranda upon the expiration or earlier termination of the Term with respect to the applicable Facility.
ARTICLE XXXIX.
39.1 Sale of Assets. Notwithstanding any other provision of this Lease, Lessor shall not be required to (i) sell or transfer the Leased Property, or any portion thereof, which is a real estate asset as defined in Section 856(c)(5)(B), or functionally equivalent successor provision, of the Code, to Lessee if Lessor's counsel advises Lessor that such sale or transfer may not be a sale of property described in Section 857(b)(6)(C), or functionally equivalent successor provision, of the Code or (ii) sell or transfer the Leased Property, or any portion thereof, to Lessee if Lessor's counsel advises Lessor that such sale or transfer could result in an unacceptable amount of gross income for purposes of the Ninety-Five percent (95%) gross income test contained in Section 856(c)(2), or functionally equivalent successor provision, of the Code. If Lessee has the right or obligation to purchase the property pursuant to the terms herein, and if Lessor determines not to sell such property pursuant to the above sentence, then Lessee shall purchase such property, upon and subject to all applicable terms and conditions set forth in this Lease, including the provisions of Article XXXV, at such time as the transaction, upon the advice of Lessor's counsel, would be a sale of property (to the extent the Leased Property is a real estate asset) described in Section 857(b)(6)(C), or functionally equivalent successor provision, of the Code, and would not result in an unacceptable amount of gross income for purposes of the Ninety-Five Percent (95%) gross income test contained in Section 856(c)(2), or functionally equivalent successor provision of the Code and until such time Lessee shall lease the Leased Property and all Capital Additions from Lessor at the Fair Market Rental.
ARTICLE XL.
40.1 Subdivision. If the Land is in excess of that which is required to operate the Facilities in accordance with the Primary Intended Use, Lessor may subdivide the Land and amend this Lease to include only so much of the Land as is necessary to operate each Facility in accordance with its Primary Intended Use. If Lessor subdivides the Land there shall be no change in the Rent payable hereunder. After any such subdivision, Lessee shall have no rights to any land which is no longer part of the Leased Property and Lessor may sell, lease or develop any land which is no longer part of the Leased Property. If Lessor elects to subdivide the Land Lessee shall cooperate with Lessor and take all actions reasonably requested by Lessor to effect such subdivision.
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ARTICLE XLI.
41.1 Authority. If Lessee is a corporation, limited liability company, trust, or partnership, Lessee, and each individual executing this Lease on behalf of Lessee, represent and warrant that each is duly authorized to execute and deliver this Lease on behalf of Lessee and shall concurrently with the execution and delivery of this Lease to Lessor deliver to Lessor evidence of such authority satisfactory to Lessor.
ARTICLE XLII.
42.1 Attorneys' Fees. If Lessor or Lessee brings an action or other proceeding (including an arbitration pursuant to Article XLIV) against the other to enforce any of the terms, covenants or conditions hereof or any instrument executed pursuant to this Lease, 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 of its costs and reasonable attorneys' fees incurred therein.
42.2 Administrative Expenses. In addition to the provisions of Section 42.1 above, and any other provisions of this Lease that specifically require Lessee to reimburse, pay or indemnify against Lessor's attorneys' fees, Lessee shall pay, as Additional Charges, all costs and expenses (including attorneys' fees and costs) incurred by Lessor in connection with (a) the administration of this Lease, including all costs and expenses incurred by Lessor in connection with responding to requests by Lessee for Transfers (including the review, negotiation or documentation thereof) or any other matters over which Lessor has review or approval rights, the review of any letters of credit, but excluding ordinary day-to-day costs and expenses such as generating billing statements and general lease maintenance, (b) any revisions, extensions, renewals or "workouts" of this Lease, (c) the exercise of any right or enforcement of any obligation of Lessee to purchase the Leased Property, or any portion thereof, and (d) the enforcement or satisfaction by Lessor of any other obligations of Lessee under this Lease, including preparation of notices of an Event of Default and the collection of past due Rent.
42.3 Annual Inspection Costs. Pursuant to Section 26.1 of this Lease, Lessor has the right (but not the obligation) to enter upon the Leased Property of each Facility for purposes of inspecting the same and any Capital Additions. In addition to any other provisions of this Lease requiring Lessee to reimburse Lessor the costs of performing an inspection of the Leased Property or any Capital Additions thereon, including pursuant to Section 37.5, in the event that Lessor (or its representative) shall make an inspection of the Leased Property of any Facility or any Capital Additions thereto, Lessee shall reimburse to Lessor within ten (10) days after Lessor's written request therefor, as an Additional Charge hereunder, the costs incurred by Lessor in connection with any such inspection of a Facility, including the costs or fees of any consultant engaged by Lessor to conduct such inspection and reasonable travel expenses; provided, however, that such reimbursement pursuant to this Section 42.3 shall not exceed One Thousand Dollars ($1,000.00) per Facility per Lease Year.
ARTICLE XLIII.
43.1 Brokers. Lessee warrants that it has not had any contact or dealings with any Person or real estate broker which would give rise to the payment of any fee or brokerage commission in connection with this Lease, and Lessee shall indemnify, protect, hold harmless and defend Lessor from and against any liability with respect to any fee or brokerage commission arising out of any act or omission of Lessee. Lessor warrants that it has not had any contact or dealings with any Person or real estate broker which would give rise to the payment of any fee or brokerage commission in connection with this Lease, and Lessor shall indemnify, protect, hold harmless and defend Lessee from and against any liability with respect to any fee or brokerage commission arising out of any act or omission of Lessor.
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ARTICLE XLIV.
44.1 Submission to Arbitration.
44.1.1 Except as provided in Section 44.1.2 below, any controversy, dispute or claim of whatsoever nature arising out of, in connection with, or in relation to the interpretation, performance or breach of this Lease, including any claim based on contract, tort or statute, shall be determined by final and binding, confidential arbitration in accordance with the then current CPR Institute for Dispute Resolution Rules for Non-Administered Arbitration of Business Disputes ("CPR"), by a sole arbitrator selected from among the CPR Panel of Distinguished Neutrals; provided, however, that if the CPR (or any successor organization thereto) no longer exists, then such arbitration shall be administered by the American Arbitration Association ("AAA") in accordance with its then-existing Commercial Arbitration Rules, and the sole arbitrator shall be selected in accordance with such AAA rules. Any arbitration hereunder shall be governed by the United States Arbitration Act, 9 U.S.C. 1-16 (or any successor legislation thereto), and judgment upon the award rendered by the arbitrator may be entered by any state or federal court having jurisdiction thereof. Neither Lessor, Lessee nor the arbitrator shall disclose the existence, content or results of any arbitration hereunder without the prior written consent of all parties; provided, however, that either party may disclose the existence, content or results of any such arbitration to its partners, officers, directors, employees, agents, attorneys and accountants and to any other Person to whom disclosure is required by applicable Legal Requirements, including pursuant to an order of a court of competent jurisdiction. Unless otherwise agreed by the parties, any arbitration hereunder shall be held at a neutral location selected by the arbitrator in the major metropolitan area in the State closest in proximity to the Leased Property. The cost of the arbitrator and the expenses relating to the arbitration (exclusive of legal fees) shall be borne equally by Lessor and Lessee unless otherwise specified in the award of the arbitrator. Such fees and costs paid or payable to the arbitrator shall be included in "costs and reasonable attorneys' fees" for purposes of Article XLII and the arbitrator shall specifically have the power to award to the prevailing party pursuant to such Article XLII such party's costs and expenses incurred in such arbitration, including fees and costs paid to the arbitrator.
44.1.2 The provisions of this Article XLIV shall not apply to:
(a) Any unlawful detainer or other similar summary or expedited proceeding for ejectment or recovery of possession of the Leased Property and Capital Additions of any Facility instituted by Lessor in accordance with applicable Legal Requirements as the result of an Event of Default or alleged Event of Default by Lessee pursuant to this Lease. In addition, if permitted by applicable Legal Requirements, Lessor shall be entitled in connection with any such proceeding to seek any damages to which it is entitled at law, including those set forth in Article XVI.
(b) Any specific controversy, dispute, question or issue as to which this Lease specifically provides another method of determining such controversy, dispute, question or issue and provides that a determination pursuant to such method is final and binding, unless both Lessor and Lessee agree in writing to waive such procedure and proceed instead pursuant to this Article XLIV.
(c) Any request or application for an order or decree granting any provisional or ancillary remedy (such as a temporary restraining order or injunction) with respect to any right or obligation of either party to this Lease, and any preliminary determination of the underlying controversy, dispute, question or issue as is required to determine whether or not to grant such relief. A final and binding determination of such underlying controversy, dispute, question or issue shall be made by an arbitration conducted pursuant to this Article XLIV after an appropriate transfer or reference to the arbitrator selected pursuant to this Article XLIV upon motion or application of either party hereto. Any ancillary or provisional relief which is granted pursuant to this clause (c) shall continue in effect pending an arbitration determination and entry of judgment thereon pursuant to this Article XLIV.
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45.1 Miscellaneous.
45.1.1 Survival. Anything contained in this Lease to the contrary notwithstanding, all claims against, and liabilities and indemnities of, Lessee or Lessor arising prior to the expiration or earlier termination of the Term shall survive such expiration or termination. In addition, all claims against, and all liabilities and indemnities hereunder of Lessee shall continue in full force and effect and in favor of the Lessor named herein and its successors and assigns, notwithstanding any conveyance of the Leased Property to Lessee.
45.1.2 Severability. If any term or provision of this Lease or any application thereof shall be held invalid or unenforceable, the remainder of this Lease and any other application of such term or provision shall not be affected thereby.
45.1.3 Non-Recourse. Lessee specifically agrees to look solely to the Leased Property for recovery of any judgment from Lessor. It is specifically agreed that no constituent partner in Lessor or officer, director or employee of Lessor shall ever be personally liable for any such judgment or for the payment of any monetary obligation to Lessee. The provision contained in the foregoing sentence is not intended to, and shall not, limit any right that Lessee might otherwise have to obtain injunctive relief against Lessor, or any action not involving the personal liability of Lessor. Furthermore, except as otherwise expressly provided herein, in no event shall Lessor ever be liable to Lessee for any indirect or consequential damages suffered by Lessee from whatever cause.
45.1.4 Licenses and Operation Transfer Agreements. Upon the expiration or earlier termination of the Term applicable to any Facility, Lessee shall use its best efforts to transfer to Lessor or Lessor's nominee such Facility in a fully operational condition and shall cooperate with Lessor or Lessor's designee or nominee in connection with the processing by Lessor or Lessor's designee or nominee of any applications for all licenses, operating permits and other governmental authorization, all contracts, including contracts with governmental or quasi-governmental entities, business records, data, patient and resident records, and patient and resident trust accounts, which may be necessary or useful for the operation of such Facility; provided that the costs and expenses of any such transfer or the processing of any such application shall be paid by Lessor or Lessor's designee or nominee. Lessee shall not commit any act or be remiss in the undertaking of any act that would jeopardize the licensure or certification of such Facility, and Lessee shall comply with all requests for an orderly transfer of the same upon the expiration or early termination of the Term applicable to such Facility. Without limiting the generality of the foregoing, if requested by Lessor or a proposed replacement operator for such Facility, Lessee hereby agrees to enter into a reasonable operations transfer agreement with such replacement operator as is customary in the transfer to a new operator of the operations of a facility similar to such Facility. Lessee shall not unreasonably withhold, condition or delay its consent to entering into any interim subleases or management agreements as may be necessary to effectuate an early transfer of the operations of such Facility prior to the time that such replacement operator holds all licenses and permits from all applicable governmental authorities with jurisdiction necessary to operate such Facility for its Primary Intended Use. In addition, upon request, Lessee shall promptly deliver copies of all books and records relating to the Leased Property and all Capital Additions of such Facility and operations thereon to Lessor or Lessor's designee or nominee. Lessee shall indemnify, defend, protect and hold harmless Lessor from and against any loss, damage, cost or expense incurred by Lessor or Lessor's designee or nominee in connection with the correction of any and all deficiencies of a physical nature identified by any governmental authority responsible for licensing the Leased Property and all Capital Additions in the course of any change of ownership inspection and audit.
45.1.5 Successors and Assigns. This Lease shall be binding upon Lessor and its successors and assigns and, subject to the provisions of Article XXIV, upon Lessee and its successors and assigns.
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45.1.6 Termination Date. If this Lease is terminated by Lessor or Lessee under any provision hereof with respect to any one or more (including all, if applicable) of the Facilities, and upon the expiration of the Term applicable to a Facility (collectively, the "termination date"), the following shall pertain:
(a) Lessee shall vacate and surrender the Leased Property, Lessee's Personal Property other than the Removable Personal Property, which is subject to the option granted to Lessor pursuant to Section 6.4 and all Capital Additions relating to the applicable Facility to Lessor in the condition required by Section 9.1.4. Prior to such vacation and surrender, Lessee shall remove any items which Lessee is permitted or required to remove hereunder. Lessee shall, at Lessee's cost, repair any damage to such Leased Property, any Lessee's Personal Property as to which Lessor has exercised its purchase option pursuant to Section 6.4, and any Capital Additions caused by such vacation and/or removal of any items which Lessee is required or permitted hereunder to remove. Any items which Lessee is permitted to remove but fails to remove prior to the surrender to Lessor of such Leased Property, Lessee's Personal Property and Capital Additions shall be deemed abandoned by Lessee, and Lessor may retain or dispose of the same as Lessor sees fit without claim by Lessee thereto or to any proceeds thereof. If Lessor elects to remove and dispose of any such items abandoned by Lessee, the cost of such removal and disposal shall be an Additional Charge payable by Lessee to Lessor upon demand.
(b) Without limiting the provisions of Section 45.1.1 above, upon any such termination or expiration of this Lease with respect to a Facility, the following shall pertain:
(i) Lessee agrees to defend, protect, indemnify, defend and hold harmless Lessor from and against any and all claims, costs, losses, expenses, damages, actions, and causes of action for which Lessee is responsible under this Lease (including Lessee's indemnification obligations under Articles XXIII and XXXVII) and which accrue or have accrued on or before the termination date.
(ii) Lessee shall remain liable for the cost of all utilities used in or at the Leased Property and any Capital Additions relating to such Facility through the termination date and accrued and unpaid, whether or not then billed, as of the termination date until full payment thereof by Lessee. Lessee shall obtain directly from the companies providing such services closing statements for all services rendered through the termination date and shall promptly pay the same. If any utility statement with respect to such Leased Property and any Capital Additions includes charges for a period partially prior to and partially subsequent to the termination date, such charges shall be prorated as between Lessor and Lessee, with Lessee responsible for the portion thereof (based upon a fraction the numerator of which is the number of days of service on such statement through the termination date and the denominator of which is the total number of days of service on such statement) through the termination date and Lessor shall be responsible for the balance. The party receiving any such statement which requires proration hereunder shall promptly pay such statement and the other party shall, within ten (10) days after receipt of a copy of such statement, remit to the party paying the statement any amount for which such other party is responsible hereunder.
(iii) Lessee shall remain responsible for any and all Impositions imposed against the Leased Property, the Personal Property and any Capital Additions with a lien date prior to the termination date (irrespective of the date of billing therefor) and for its pro rata share of any Impositions imposed in respect of the tax-fiscal period during which the Term terminates as provided in Section 4.1.7, and Lessee shall indemnify and hold Lessor harmless with respect to any claims for such Impositions or resulting from nonpayment thereof.
(iv) Lessee shall (y) execute all documents and take any actions reasonably necessary to (1) cause the transfer to Lessor of all of Lessee's Personal Property (other than the
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Removable Personal Property) and any Capital Additions not owned by Lessor, as provided in Section 6.3 and any Removable Personal Property upon exercise by Lessor of the purchase option set forth in Section 6.4 and upon payment of the purchase price therefor, in each case free of any encumbrance, as provided in Section 6.3 and (2) remove this Lease and/or any memorandum hereof as a matter affecting title to the Leased Property as provided in Article XXXVIII and (z) comply with its covenants set forth in Section 45.1.4.
(v) Lessee shall continue to observe the covenants of Lessee set forth in Sections 7.4.1, 7.4.2 and 7.4.3 and any other covenant or agreement of Lessee in this Lease which is intended to survive the expiration or sooner termination of this Lease.
(vi) Lessee shall remain responsible for and shall promptly pay to Lessor any Additional Charge owed to Lessor pursuant to Section 1.6.9.
45.1.7 Governing Law. THIS LEASE (AND ANY AGREEMENT FORMED PURSUANT TO THE TERMS HEREOF) SHALL BE GOVERNED BY, AND CONSTRUED AND ENFORCED IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE (WITHOUT REGARD OF PRINCIPLES OR CONFLICTS OF LAW) AND ANY APPLICABLE LAWS OF THE UNITED STATES OF AMERICA.
45.1.9 Waiver of Trial by Jury. EACH OF LESSOR AND LESSEE ACKNOWLEDGES THAT IT HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHTS TO TRIAL BY JURY UNDER THE CONSTITUTION OF THE UNITED STATES AND THE STATE. EACH OF LESSOR AND LESSEE HEREBY EXPRESSLY WAIVES ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF ACTION (i) ARISING UNDER THIS LEASE (OR ANY AGREEMENT FORMED PURSUANT TO THE TERMS HEREOF) OR (ii) IN ANY MANNER CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF LESSOR AND LESSEE WITH RESPECT TO THIS LEASE (OR ANY AGREEMENT FORMED PURSUANT TO THE TERMS HEREOF) OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER NOW EXISTING OR HEREINAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; EACH OF LESSOR AND LESSEE HEREBY AGREES AND CONSENTS THAT, SUBJECT TO ARTICLE XLIV, ANY SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY A COURT TRIAL WITHOUT A JURY, AND THAT EITHER PARTY MAY FILE A COPY OF THIS SECTION WITH ANY COURT AS CONCLUSIVE EVIDENCE OF THE CONSENT OF EACH SUCH PARTY TO THE WAIVER OF ITS RIGHT TO TRIAL BY JURY.
LESSOR'S INITIALS: /s/ EJH
LESSEE'S INITIALS: /s/ CRC
45.1.11 Lessee Counterclaim and Equitable Remedies. Lessee hereby waives the right to interpose counterclaim in any summary proceeding instituted by Lessor against Lessee or in any action instituted by Lessor for unpaid Rent under this Lease. In the event that Lessee claims or asserts that Lessor has violated or failed to perform a covenant of Lessor not to unreasonably withhold or delay Lessor's consent or approval hereunder, or in any case where Lessor's reasonableness in exercising its judgment is in issue, Lessee's sole remedy shall be an action for specific performance, declaratory judgment or injunction, and in no event shall Lessee be entitled to any monetary damages for a breach of such covenant, and in no event shall Lessee claim or assert any claims for monetary damages in any action or by way of set-off defense or counterclaim, and Lessee hereby specifically waives the right to any monetary damages or other remedies in connection with any such claim or assertion.
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45.1.12 Entire Agreement. This Lease, together with the other Transaction Documents, as defined in the Contract of Acquisition, the Exhibits hereto and thereto and such other documents as are contemplated hereunder or thereunder, constitutes the entire agreement of the parties with respect to the subject matter hereof, and may not be changed or modified except by an agreement in writing signed by the parties. Lessor and Lessee hereby agree that all prior or contemporaneous oral understandings, agreements or negotiations relative to the leasing of the Leased Property are merged into and revoked by this Lease.
45.1.13 Headings. All titles and headings to sections, subsections, paragraphs or other divisions of this Lease are only for the convenience of the parties and shall not be construed to have any effect or meaning with respect to the other contents of such sections, subsections, paragraphs or other divisions, such other content being controlling as to the agreement among the parties hereto.
45.1.14 Counterparts. This Lease may be executed in any number of counterparts, each of which shall be a valid and binding original, but all of which together shall constitute one and the same instrument.
45.1.15 Joint and Several. If more than one Person is the Lessee under this Lease, the liability of such Persons under this Lease shall be joint and several.
45.1.16 Interpretation. Both Lessor and Lessee have been represented by counsel and this Lease and every provision hereof has been freely and fairly negotiated. Consequently, all provisions of this Lease shall be interpreted according to their fair meaning and shall not be strictly construed against any party.
45.1.17 Time of Essence. Time is of the essence of this Lease and each provision hereof in which time of performance is established.
45.1.18 Further Assurances. The parties agree to promptly sign all documents reasonably requested to give effect to the provisions of this Lease.
ARTICLE XLVI.
46.1 Provisions Relating to Master Lease. Lessor and Lessee hereby acknowledge and agree that, except as otherwise expressly provided herein to the contrary, this Lease is and the parties intend the same for all purposes to be treated as a single, integrated and indivisible agreement. Lessee acknowledges that in order to induce Lessor to lease the Leased Property of each Facility to Lessee and as a condition thereto, Lessor insisted that the parties execute this Lease covering all of the Facilities in a single, integrated and indivisible agreement.
ARTICLE XLVII.
47.1 Conditions t Continued Effectiveness of Lease. The continued effectiveness of this Lease and the obligations of Lessor and Lessee hereunder are expressly conditioned upon Lessor's acquisition of the Grand Court Facility, which such acquisition (or decision, not to acquire the Grand Court Facility) shall be at Lessor's sole and absolute discretion. If such acquisition does not occur on or before February 21, 2003 for any reason whatsoever, Lessor shall have the right to terminate this Lease. Upon any termination of this Lease pursuant to this Article XLVII, neither party shall have any further obligation to the other hereunder.
[Signature Page Follows]
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IN WITNESS WHEREOF, the parties have caused this Lease to be executed and attested by their respective officers thereunto duly authorized.
LESSEE: | LESSOR: | |||
MOENIUM HOLDINGS LLC, a Nevada limited liability company |
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HEALTH CARE PROPERTY INVESTORS, INC., Maryland corporation, d/b/a in the State of Arizona under the fictitious name of HC PROPERTIES, INC. |
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By: The Ensign Group, Inc., a Delaware corporation, its sole Member | ||||
By: | /s/ CHRISTOPHER R. CHRISTENSEN | By: | /s/ EDWARD J. HENNING | |
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Christopher R. Christensen | Name: | Edward J. Henning | ||
President | Title: | Senior Vice President |
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EXHIBIT A
[Legal Description of the Land]
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List of Facilities, Facility Description and Primary Intended Use,
Allocated Initial Investment, and Reserve Amount
Facility
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Facility Description
and Primary Intended Use |
Allocated Initial
Investment |
Reserve Amount
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Grand Court Mesa
262 East Brown Road Mesa, Arizona (Grand Court Facility) |
Supervisory care facility consisting of 50 supervisory care units and an independent living facility consisting of 127 units | $4,500,000; plus Buyer's Excess Transaction costs | An annual amount equal to Two Hundred Fifty Dollars ($250.00) per unit |
B-1
EXHIBIT B-2
MINIMUM RENT SCHEDULE
(GRAND COURT FACILITY)
1. Monthly Minimum Rent for the Grand Court Facility for the Term (including the Extended Terms, if any) shall be as follows:
(a) For the period from the Commencement Date of this Lease with respect to the Grand Court Facility through the expiration of the first (1st) Lease Year, monthly "Allocated Minimum Rent" shall be equal to One-Twelfth (1/12th) of the product of (i) the Lease Rate, times (ii) the Allocated Initial Investment as of the Commencement Date for the Grand Court Facility. The first monthly payment of Allocated Minimum Rent for the Grand Court shall be payable on the Commencement Date for the Grand Court Facility (prorated as to any partial calendar month at the beginning of the Term).
(b) The monthly Allocated Minimum Rent determined pursuant to subsection (a) above shall be increased from time to time on the date of any payment, funding, accrual, reimbursement or crediting of any of Buyer's Excess Transaction Costs by Lessor, as Buyer, under the Contract of Acquisition following the Commencement Date for the Grand Court Facility by an amount equal to One-Twelfth (1/12th) of the product of (i) the amount of such post-Commencement Date payment, funding, accrual, reimbursement or crediting by Lessor of any such Buyer's Excess Transaction Costs, times (ii) the Lease Rate.
(c) In addition to the increases provided for in clause (b) above, commencing upon the expiration of the first (1st) Lease Year of the Fixed Term, and upon the expiration of each Lease Year thereafter during the Term (including the Extended Terms, if any) for the Grand Court Facility, the then current monthly Allocated Minimum Rent shall be increased for the ensuing Lease Year by a percentage equal to the lesser of (i) three percent or (ii) the applicable CPI Increase.
2. If any adjustment or calculation provided for in either subparagraphs 1(b) or 1(c) shall not have been made as of the commencement of the applicable Lease Year, Lessee shall continue to pay monthly Allocated Minimum Rent at the last rate applicable until Lessee receives Lessor's notice as to such adjustment. Within ten (10) days after Lessee's receipt of Lessor notice, Lessee shall pay to Lessor an amount equal to the new monthly Allocated Minimum Rent times the number of months since the commencement of the applicable Lease Year to the date of receipt of Lessor's notice, less the aggregate amount paid by Lessee on account of monthly Allocated Minimum Rent for the same period. Thereafter, Lessee shall pay monthly Allocated Minimum Rent for the applicable period at the new rate set forth in Lessor's notice.
B-2
List of Lessor's Personal Property
All machinery, equipment, furniture, furnishings, moveable walls or partitions, computers or trade fixtures or other tangible personal property used or useful in Lessee's business on the Leased Property and all Capital Additions, excluding items, if any, included within the definition of Fixtures, but specifically including those items described in Schedule 1 hereto.
C-1
Schedule 1
Itemization of Lessor's Personal Property
[To be mutually agreed upon by Lessor and Lessee prior to the Commencement Date. When agreed upon, the same shall be initialed by each of Lessor and Lessee and attached to Exhibit C as Schedule 1, and will thereafter form a part of this Lease. Failure of either Lessor or Lessee to prepare and/or initial such Schedule 1 shall not affect the definition of or what personal property constitutes Lessor's Personal Property in accordance with Exhibit C.]
Schedule 1 to Exhibit C
Form of Amendment to Lease
FIRST AMENDMENT TO LEASE
This First Amendment to Lease ("Amendment") is dated as of , 200 by and between HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation ("Lessor"), and , a ("Lessee").
RECITALS
A. Lessor and Lessee entered into a Master Lease dated as of 200 (the "Lease") for the facility located in .
B. Lessor and Lessee desire to memorialize their understanding regarding certain provisions of the Lease.
AGREEMENT
Capitalized terms not otherwise defined herein shall have the meaning ascribed to them in the Lease. Lessor and Lessee hereby agree as follows:
1. The Commencement Date of the Lease is ;
2. The Term of the Lease shall end on ;
3. The first Lease Year for the Lease commences on , 200 and ends on , 200 ; and
4. Subject to further upward adjustments as provided in Section 3.1 of the Lease, the initial monthly Minimum Rent payable under the Lease shall be the sum of $ .
Except as amended above, the Lease between Lessor and Lessee shall remain in full force and effect. This Amendment may be executed in any number of counterparts, all of which together shall constitute one and the same instrument.
IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed as of the day and year first above written.
HEALTH CARE PROPERTY INVESTORS, INC., a | ||||||
Maryland corporation | , | |||||
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By: |
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Name: | Name: | |||||
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Title: | Title: | |||||
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D-1
The undersigned Guarantor hereby consents to this Amendment and reaffirms to Lessor that its obligations under the Guaranty dated , 200 , remain in full force and effect with respect to the Lease as amended hereby.
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D-2
EXHIBIT E
Form Of
Irrevocable Standby Letter Of Credit
Health
Care Property Investors, Inc.
4675 MacArthur Boulevard, Suite 900
Newport Beach, California 92660
Date: |
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Letter of Credit No.: |
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Expiration Date: |
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GENTLEMEN:
We hereby establish our irrevocable letter of credit in your favor for the account of available by your draft(s) on us payable at sight not to exceed a total of ( ) when accompanied by the following documents.
Partial drawings are permitted, with the letter of credit being reduced, without amendment, by the amount(s) drawn hereunder.
This letter of credit shall expire at 2:00 p.m. at the office of on the expiration date.
This letter of credit may be transferred or assigned by the beneficiary hereof to any successor or assign of such beneficiary's interest in any such lease or other agreement or to any lender obtaining a lien or security interest in the property covered by any such lease. Each draft hereunder by any assignee or successor shall be accompanied by a copy of the fully executed documents or judicial orders evidencing such encumbrance, assignment or transfer.
Any draft drawn hereunder must bear the legend "Drawn under Letter of Credit Number dated . Except so far as otherwise expressly stated, this letter of credit is subject to the "Uniform Customs and Practice for Documentary Credits (1993 Revision), International Chamber of Commerce Brochure No. 500." We hereby agree with you and all persons negotiating such drafts that all drafts drawn and negotiated in compliance with the terms of this letter of credit will be duly honored upon presentment and delivery of the documents specified above by
certified or registered mail to located at if negotiated not later that 2:00 p.m. on or before the expiration date shown above. Very truly yours,
By |
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Its |
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2
Exhibit 10.36
[Mesa, AZ]
GUARANTY OF OBLIGATIONS
The undersigned, The Ensign Group, Inc., a Delaware corporation ("Guarantor"), as a material and necessary inducement to HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation ("Owner"), to (i) acquire certain property (the "Property") pursuant to a Contract of Acquisition, dated as of January , 2003, with BROWN ROAD SENIOR HOUSING LLC, a Nevada limited liability company ("Seller") (as the same may be amended, supplemented or otherwise modified from time to time, the "Acquisition Agreement"), and (ii) enter into a Lease, of even date herewith, with MOENIUM HOLDINGS LLC, a Nevada limited liability company ("Lessee"), as Lessee, covering the Property (as the same may be amended, supplemented or otherwise modified from time to time, the "Lease"), hereby agrees as follows:
1. Guarantor hereby unconditionally and irrevocably guarantees to Owner:
(a) the payment when due of all costs, expenses, fees, rents and other sums payable by Seller under the Acquisition Agreement and Lessee under the Lease (collectively, the "Documents") and the full, faithful and prompt performance when due of each and every one of the terms, conditions and covenants to be kept and performed by Seller and Lessee, as applicable, under any of the Documents, including, without limitation, (i) any and all indemnification and insurance obligations, (ii) all obligations to operate, repurchase, rebuild, restore or replace the Property or any facilities or improvements now or hereafter constituting a portion of the Property, (iii) all obligations of the lessee under the Lease resulting from the exercise of any renewal or extension option under the Lease, and (iv) all obligations of the lessee to purchase the Property upon exercise of any option to purchase or right of first refusal under the Lease; and
(b) the payment, on demand, of any fees, costs and charges of enforcement of the Documents, and the preservation and protection of Property and collateral from Lessee, if any, which would be owing by Seller or Lessee under clause (a) above, but for the effect of the federal Bankruptcy Code or any other state or local debtor relief law.
The foregoing obligations are hereafter collectively referred to as the "Guaranteed Obligations." The Guaranteed Obligations shall not be reduced by any payments or performance made by any other guarantor or surety, the retention or receipt of any collateral, letter of credit or bond securing or otherwise supporting the Guaranteed Obligations, or the receipt of any proceeds thereof. In the event of the failure of Seller or Lessee to pay or perform any of the Guaranteed Obligations when due, Guarantor shall forthwith pay or perform the same, as applicable, and pay all damages that may result from the non-payment or non-performance thereof to the full extent provided under each of the Documents. Guarantor acknowledges that the Guaranteed Obligations may exceed the payment or performance obligations of Seller and Lessee under the Documents. Payment by Guarantor shall be made to Owner in immediately available federal funds to an account designated by Owner.
2. Guarantor represents, warrants and covenants that:
(a) Guarantor is duly organized/formed, validly existing and, to the extent applicable, in good standing under the laws of its state of organization/formation, is qualified to do business and, to the extent applicable, in good standing in the State of Arizona, and has full power, authority and legal right to execute and to deliver and to perform and observe the obligations and provisions of this Guaranty;
(b) this Guaranty has been duly authorized, executed and delivered by Guarantor, and constitutes the valid and binding obligation of Guarantor, enforceable against Guarantor in accordance with its terms;
(c) Guarantor is solvent, has timely and accurately filed all tax returns required to be filed by it and is not in default in the payment of any taxes levied or assessed against it or any of its assets,
or subject to any judgment, audit, order, decree, rule or regulation of any Governmental Authority (as defined in the Acquisition Agreement) which would, in each case or in the aggregate, adversely affect Guarantor's condition, financial or otherwise, or Guarantor's prospects, or the transactions contemplated under the Documents;
(d) no consent, approval or other authorization of, or registration, declaration or filing with, any Governmental Authority is required for the due execution and delivery by Guarantor of this Guaranty, or for the performance by or the validity or enforceability hereof against Guarantor;
(e) there are no actions, proceedings or investigations, including Condemnation (as defined in the Lease) proceedings or tax audits, pending or threatened, against or affecting Guarantor, seeking to enjoin, challenge or collect damages in connection with the transactions contemplated under the Documents or which could reasonably be expected to materially and adversely affect the financial condition or operations of Guarantor or the ability of Guarantor to carry out its obligations under this Guaranty;
(f) Guarantor has delivered to Owner copies of its financial statements dated as of a date no more than sixty (60) days prior to the date hereof. Such financial statements are true, correct and complete in all material respects, have been prepared from and in accordance with the books and records of Guarantor and fairly present the financial position and, to the extent applicable, the results of Guarantor's operations at the date(s) and for the period(s) indicated;
(g) since the date of Guarantor's financial statements, there has been no material adverse change in the financial condition of Guarantor from that disclosed in its financial statements described in Section 2(f) above;
(h) Guarantor has delivered to Owner copies of all of the Organizational Documents (as defined in the Acquisition Agreement) of Guarantor. Such Organizational Documents are true, correct and complete in all material respects; and
(i) neither this Guaranty nor any certificate, statement or other document furnished or to be furnished to Owner by or on behalf of Guarantor in connection with the transactions contemplated under the Documents contains or will contain any untrue statement of a material fact or omits or will omit to state a material fact necessary in order to make the statements contained herein or therein not misleading.
3. Guarantor hereby unconditionally and irrevocably indemnifies, protects and agrees to defend and hold harmless Owner from and against any and all loss, cost or expense, including costs and reasonable legal fees, arising from the breach or violation of any representation or warranty of Guarantor hereunder.
4. In such manner, upon such terms and at such times as Owner in its sole discretion deems necessary or expedient, and without notice to or consent by Guarantor, which notice and consent are hereby expressly waived by Guarantor, Owner may alter, compromise, accelerate, extend or change the time or manner for the payment or the performance of any Guaranteed Obligation; extend, amend or terminate any of the Documents; release Seller or Lessee or any other party to a Document by consent to any assignment (or otherwise) as to all or any portion of the Guaranteed Obligations; release, substitute or add any one or more guarantors, lessees or sublessees (including by consent to sublease or otherwise); accept additional or substituted security for any Guaranteed Obligation; or release or subordinate any security for any Guaranteed Obligation. No exercise or non-exercise by Owner of any right hereby given Owner, no neglect or delay in connection with exercising any such right, no dealing by Owner with Seller or Lessee, any other guarantor or any other Person (as defined in the Lease), and no change, impairment, release or suspension of any right or remedy of Owner against any Person, including Seller or Lessee and any other guarantor or other Person, shall in any way affect any of the obligations of Guarantor hereunder or any security furnished by Guarantor or give Guarantor any
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recourse or right of offset against Owner. If Owner has exculpated Seller or Lessee or any other party to a Document from liability in whole or in part and/or agreed to look solely to the Property, any security for the Guaranteed Obligations or any other asset for the satisfaction of the Guaranteed Obligations, such exculpation and/or agreement shall not affect the obligations of Guarantor hereunder, it being understood that Guarantor's obligations hereunder are independent of the obligations of Seller, Lessee, any other guarantor and any other party to a Document, and are to be construed as if no such exculpation or agreement had been given to Seller or Lessee, any other guarantor or any other party to a Document. It is further understood and agreed that if any such exculpation or agreement has been or at any time hereafter is given to Seller or Lessee, any other guarantor or any other party to a Document, Owner has done or will do so in reliance upon the agreement of Guarantor expressed herein.
5. In addition to and without derogation of or limitation on any liens and rights of set-off given to Owner by law against any property of Seller, Lessee, Guarantor and any other guarantor or other Person, Owner shall have a general lien on and security interest in and a right of set-off against all property of Guarantor now or hereafter in the possession of or under the control of Owner, whether held in a general or special account, on deposit, held for safekeeping or otherwise in the possession of or under the control of Owner. Each such lien, security interest and right of set-off may be enforced or exercised without demand upon or notice to Guarantor, shall continue in full force unless specifically waived or released by Owner in writing and shall not be deemed waived by any conduct of Owner, by any failure of Owner to exercise any such right of set-off or to enforce any such lien or security interest or by any neglect or delay in so doing.
6. Guarantor hereby waives and relinquishes all rights and remedies now or hereafter accorded by applicable law to sureties and/or guarantors or any other accommodation parties, under any statutory provision, common law or any other provision of law, custom or practice, and agrees not to assert or take advantage of any such rights or remedies, including, without limitation, (a) any right to require Owner to proceed against Seller or Lessee, any other guarantor or any other Person or to proceed against or exhaust any security held by Owner at any time or to pursue any other remedy in Owner's power before proceeding against Guarantor; (b) any defense based upon any lack of authority of the officers, directors, partners or agents acting or purporting to act on behalf of Seller, Lessee or any other Person, or any defect in the formation of Seller, Lessee or any other Person; (c) any defense that may arise by reason of the incapacity, lack of authority, insolvency, bankruptcy, death or disability of any other guarantor or other Person or the failure of Owner to file or enforce a claim against the estate (in administration, bankruptcy or any other proceeding) of any other guarantor or other Person; (d) notice of the existence, creation or incurring of any new or additional indebtedness or obligation or of any action or non-action on the part of Seller, Lessee or any other party to a Document, or any creditor thereof, or on the part of any other guarantor or other Person under any other instrument in connection with any obligation or evidence of indebtedness held by Owner or in connection with any Guaranteed Obligation; (e) any defense based upon an election of remedies by Owner which destroys or otherwise impairs any subrogation rights of Guarantor or any right of Guarantor to proceed against Seller, Lessee or any other party to a Document for reimbursement, or both; (f) any defense based upon any statute or rule of law which provides that the obligation of a surety must be neither larger in amount nor in other respects more burdensome than that of the principal; (g) any duty on the part of Owner to disclose to Guarantor any facts Owner may now or hereafter know about Seller, Lessee or any other party to a Document, regardless of whether Owner has reason to believe that any such fact materially increases the risk beyond that which Guarantor intends to assume or has reason to believe that any such fact is unknown to Guarantor or has a reasonable opportunity to communicate such fact to Guarantor, it being understood and agreed that Guarantor is fully responsible for being and keeping informed of the financial condition of Seller, Lessee and all other parties to the Documents and of all circumstances bearing on the risk of non-payment or non-performance of any Guaranteed Obligation; (h) any defense arising because of Owner's election, in any proceeding instituted under the federal
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Bankruptcy Code, of the application of Section 1111(b)(2) of the federal Bankruptcy Code; (i) any defense based upon the validity or enforceability of, or change in, this Guaranty, or any Document; (j) any defense or rights arising under any appraisal, valuation, stay, extension, marshaling of assets, redemption or similar law or requirement, which may delay, prevent or otherwise affect the performance by Guarantor of any of the Guaranteed Obligations; (k) diligence, presentment and demand; (l) any requirement to mitigate any damages resulting from any default under any of the Documents; and (m) any defense based on any borrowing or grant of a security interest under Section 364 of the federal Bankruptcy Code. Without limiting the generality of the foregoing or any other provision hereof, Guarantor hereby expressly waives any and all benefits which might otherwise be available to guarantors under the laws of the State of Arizona including, in each instance to the extent such laws, or any one of them, are applicable to this Guaranty, any of the Documents or any of the Guaranteed Obligations.
7. Until all of the Guaranteed Obligations have been satisfied and discharged in full, Guarantor shall not exercise its right of subrogation and Guarantor hereby waives any right to enforce any remedy which Owner now has or may hereafter have against Seller or Lessee, any other guarantor or any other party to a Document and any benefit of, and any right to participate in, any security or other assets now or hereafter held by Owner with respect to any of the Documents.
8. All existing and future indebtedness and other obligations to Guarantor of Seller, Lessee and each other party to a Document and the right of Guarantor to withdraw any capital invested by Guarantor in Seller and/or Lessee is hereby subordinated to the Guaranteed Obligations. From and after the occurrence of any event of default under any of the Documents, no portion of such subordinated indebtedness or capital shall be paid or withdrawn, nor will Guarantor accept any payment of or on account of any such indebtedness or as a withdrawal of capital, without the prior written consent of Owner. At Owner's request, Guarantor shall cause Seller, Lessee or such other party to pay to Owner all or any part of such subordinated indebtedness or capital which Guarantor is entitled to withdraw for application by Owner to the Guaranteed Obligations. Any payment of such subordinated indebtedness and any capital which Guarantor is entitled to withdraw which is received by Guarantor after receipt of the above-referenced request shall be received by Guarantor in trust for Owner, and Guarantor shall cause the same to be paid immediately to Owner on account of the Guaranteed Obligations. No such payment shall reduce or affect in any manner the liability of Guarantor under this Guaranty.
9. Guarantor shall file in any bankruptcy or other proceeding in which the filing of claims is required by law all claims which Guarantor may have against Seller, Lessee or any other party to a Document or relating to any indebtedness or obligations of Seller, Lessee or any other party to a Document to Guarantor and will assign to Owner all rights of Guarantor thereunder. If Guarantor does not file any such claim, Owner, as attorney-in-fact for Guarantor, is hereby authorized to do so in the name of Guarantor or, in Owner's discretion, to assign the claim to a nominee and to cause a proof of claim to be filed in the name of Owner's nominee. The foregoing power of attorney is coupled with an interest and is irrevocable. Owner or its nominee shall have the sole right to accept or reject any plan proposed in any 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 Owner the amount payable on such claim and, to the full extent necessary for that purpose, Guarantor hereby assigns to Owner all of Guarantor's rights to any such payments or distributions to which Guarantor would otherwise be entitled; provided, however, that Guarantor's obligations hereunder shall not be satisfied except to the extent that Owner receives cash in full or property acceptable to Owner by reason of such payment or distribution. If Owner receives anything under this Guaranty other than cash in full or property acceptable to Owner, the same shall be held as collateral for amounts due under this Guaranty.
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10. With or without notice to Guarantor, Owner, in Owner's sole discretion and at any time and from time to time and in such manner and upon such terms as Owner deems fit, may (a) apply any or all payments or recoveries from Seller or Lessee or from any other guarantor or party to a Document or realized from any security, in such manner and order of priority as Owner may determine, to any indebtedness or obligation of Seller or Lessee with respect to any of the Documents, whether or not such indebtedness or obligation is a Guaranteed Obligation or is otherwise secured or is due at the time of such application, and (b) refund to Seller or Lessee any payment received by Owner under either Document.
11. The amount of Guarantor's liability and all rights, powers and remedies of Owner hereunder and under any other agreement now or at any time hereafter in force between Owner and Guarantor, including, without limitation, any other guaranty executed by Guarantor relating to any indebtedness or other obligation of Seller or Lessee to Owner, shall be cumulative and not alternative, and such rights, powers and remedies shall be in addition to all rights, powers and remedies given to Owner by law. This Guaranty is in addition to and exclusive of any other guaranty of the Guaranteed Obligations, including, without limitation, any other guaranty.
12. The obligations of Guarantor hereunder are primary, direct and independent of the obligations of Seller, Lessee and any other party to a Document, including, without limitation, any other guarantor, and, in the event of any default under any of the Documents following the expiration of any grace period, a separate action or actions may be brought and prosecuted against Guarantor, whether or not Seller, Lessee or any other party to a Document, including, without limitation, any other guarantor, is joined therein or a separate action or actions are brought against Seller, Lessee or any other party to a Document, including, without limitation, any other guarantor. Owner may maintain successive actions for other defaults. Owner's rights hereunder shall not be exhausted by its exercise of any of its rights or remedies or by any such action or by any number of successive actions until and unless all Guaranteed Obligations have been paid in full in cash or performed in full.
13. Guarantor shall pay to Owner reasonable attorneys' fees and all costs and other expenses which Owner expends or incurs in collecting or compromising or enforcing payment or performance of the Guaranteed Obligations or in enforcing this Guaranty, whether or not suit is filed, including, without limitation, all reasonable attorneys' fees and all costs and other expenses expended or incurred by Owner in connection with any insolvency, bankruptcy, reorganization, arrangement or other similar proceedings involving Guarantor which in any way affects the exercise by Owner of its rights and remedies hereunder.
14. If any provision or portion of this Guaranty is declared or found by a court of competent jurisdiction to be unenforceable or null and void, such provision or portion hereof shall be deemed stricken and severed from this Guaranty, and the remaining provisions and portions hereof shall continue in full force and effect.
15. This Guaranty shall inure to the benefit of Owner, its successors and assigns, including, without limitation, the assignees of any of the Guaranteed Obligations, and any subsequent owners or encumbrancers of the Property, and shall bind the heirs, executors, administrators, personal representatives, successors and assigns of Guarantor, whether by operation of law or otherwise; provided, however, that Guarantor may not, without Owner's prior written consent, which such consent may be granted or withheld in Owner's sole discretion, assign or transfer any of its rights, powers, duties or obligations hereunder. This Guaranty may be assigned by Owner with respect to all or any portion of the Guaranteed Obligations to any subsequent owners or encumbrancers of the Property. When so assigned, Guarantor shall be liable to the assignees under this Guaranty without in any manner affecting the liability of Guarantor hereunder with respect to any of the Guaranteed Obligations retained by Owner.
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16. No provision of this Guaranty or right of Owner hereunder can be waived in whole or in part, nor can Guarantor be released from its obligations hereunder, except by a writing duly executed by an authorized officer of Owner.
17. When the context and construction so require, all words used in the singular herein shall be deemed to have been used in the plural and the masculine shall include the feminine and neuter and vice versa. The terms "Seller" and "Lessee," as used herein, shall mean the parties herein so named and their respective successors and assigns, whether by operation of law or otherwise, including, without limitation, a debtor in possession under Chapter 11 of the federal Bankruptcy Code and any other Person(s) at any time assuming or succeeding to all or substantially all of the Guaranteed Obligations. If more than one Person is a Guarantor hereunder, the obligations of all such Persons shall be joint and several.
18. Guarantor represents and warrants that the value of the consideration received, and to be received, by Guarantor in connection with the transactions contemplated under the Documents is worth at least as much as the liabilities and obligations of Guarantor under this Guaranty, and that such liabilities and obligations are expected to benefit Guarantor either directly or indirectly.
19. EXCEPT WHERE FEDERAL LAW IS APPLICABLE AND UNLESS OTHERWISE EXPRESSLY PROVIDED HEREIN, THIS GUARANTY SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED. In addition, the applicable arbitration provisions set forth in Article XLIV of the Lease are hereby incorporated into and made part of this Guaranty by this reference and shall govern any controversy, dispute or claim of whatsoever nature arising out of, in connection with, or in relation to the interpretation, performance or breach of this Guaranty.
20. EACH OF GUARANTOR AND OWNER, BY OWNER'S ACCEPTANCE OF THIS GUARANTY, ACKNOWLEDGES THAT IT HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHTS TO TRIAL BY JURY UNDER THE CONSTITUTIONS OF THE UNITED STATES AND THE STATE OF ARIZONA. EACH OF GUARANTOR AND OWNER, BY OWNER'S ACCEPTANCE OF THIS GUARANTY, HEREBY EXPRESSLY WAIVES ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF ACTION (1) ARISING UNDER THIS GUARANTY OR (2) IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF OWNER AND GUARANTOR WITH RESPECT TO THIS GUARANTY OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER NOW EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND EACH OF GUARANTOR AND OWNER, BY OWNER'S ACCEPTANCE OF THIS GUARANTY, HEREBY AGREES AND CONSENTS THAT, SUBJECT TO THE LAST SENTENCE OF SECTION 19 ABOVE, ANY SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT A JURY, AND THAT EITHER PARTY MAY FILE A COPY OF THIS PARAGRAPH WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF GUARANTOR AND/OR OWNER TO THE WAIVER OF ITS RIGHT TO TRIAL BY JURY.
Guarantor's Initials:
21. Except as provided in any other written agreement now or at any time hereafter in force between Owner and Guarantor, this Guaranty shall constitute the entire agreement of Guarantor with Owner with respect to the subject matter hereof, and no representation, understanding, promise or condition concerning the subject matter hereof shall be binding upon Owner or Guarantor unless expressed herein.
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22. This Guaranty shall remain in full force and effect and continue to be effective in the event any petition is filed by or against Seller or Lessee, any other party to a Document or Guarantor for liquidation or reorganization, in the event Guarantor becomes insolvent or makes an assignment for the benefit of creditors or in the event a receiver or trustee is appointed for all or any significant part of the assets of Seller or Lessee, any other party to a Document or Guarantor, and shall continue to be effective or be reinstated, as the case may be, if at any time payment or performance of the Guaranteed Obligations, or any part thereof, is, pursuant to applicable law, rescinded or reduced in amount, or must otherwise be restored or returned by Owner, whether as a "voidable preference," "fraudulent conveyance" or otherwise, all as though such payment or performance had not been made. In the event that any payment, or any part thereof, is rescinded, reduced, restored or returned, the Guaranteed Obligations shall be reinstated and deemed reduced only by such amount paid and not so rescinded, reduced, restored or returned.
23. Guarantor will from time to time promptly execute and deliver all further instruments and take all further action that may be necessary or desirable, or that Owner may reasonably request, in order to enable Owner to exercise and enforce its rights and remedies under this Guaranty or to carry out the provisions and purposes hereof.
24. Any notice, demand and other communication hereunder shall be given in accordance with the provisions therefor set forth in the Lease, except that for purposes of this Guaranty the address for notice for Guarantor is set forth below its signature hereto.
EXECUTED as of this day of January, 2003.
"Guarantor"
THE ENSIGN GROUP, INC.,
a Delaware corporation |
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By: |
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/s/ CHRISTOPHER R. CHRISTENSEN |
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Its: |
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President |
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Exhibit 10.37
[Mesa, Arizona]
[Bellflower, California]
[Downey, California]
THIS FIRST AMENDMENT TO LEASE (this "Amendment") is dated as of May 27 th , 2003 (the "Effective Date"), by and among HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation, d/b/a in the State of Arizona under the fictitious name of HC PROPERTIES, INC. ("HCPI") and HEALTH CARE INVESTORS, III, a California general partnership ("HCI III"), on the one hand, and MOENIUM HOLDINGS LLC, a Nevada limited liability company ("Lessee"), on the other hand. HCPI and HCI III shall sometimes be collectively referred to as "Lessor."
RECITALS
AMENDMENT
NOW, THEREFORE, in consideration of the foregoing and other good and valuable consideration, receipt of which is hereby acknowledged, the parties hereto hereby agree as follows:
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amounts not less than One Million Dollars ($1,000,000.00) combined single limit and Three Million Dollars ($3,000,000.00) in the annual aggregate if and to the extent that such coverage is commercially reasonably available, as reasonably determined by Lessor and Lessee. If such comprehensive general public liability insurance is not commercially reasonably available in such amount, Lessee shall obtain and maintain such comprehensive general public liability insurance in such lesser amount, or such other insurance as reasonably approximates the required comprehensive general public liability insurance and in such amounts, as is commercially reasonably available. Such insurance shall be deemed commercially reasonably available if the cost thereof together with the insurance required pursuant to Section 13.1.6 (as amended hereby with respect to the Bellflower Facility and the Downey Facility) does not exceed One Thousand Two Hundred Dollars ($1,200.00) per bed, per year on an occurrence basis (adjusted to equate to constant 2003 U.S. Dollar values). In the event any such insurance is not deemed commercially reasonable herein, the parties shall cooperate in good faith to locate suitable equivalent insurance, if any;
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Facility; and (B) a "Put Event" shall be limited to an Event of Default pursuant to Section 16.1(e) (arising out of (i) a breach or default by Lessee during the Term of any of its obligations or covenants pursuant to Sections 7.2.3, 37.1 or 37.2 relating to the Bellflower Facility or the Downey Facility, or (ii) any other failure of Lessee to obtain and maintain all material licenses, permits and other authorizations to use and operate each of the Bellflower Facility and the Downey Facility for its Primary Intended Use in accordance with all Legal Requirements);
HCI III: Health Care Investors, III, a California general partnership.
Lessor: Collectively, HCPI and HCI III, as their interests may appear.
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"19.1 Renewal Terms. Provided that no Event of Default, or event which, with notice or lapse of time or both, would constitute an Event of Default, has occurred and is continuing, either at the date of exercise or upon the commencement of an Extended Term (as hereunder defined), then Lessee shall have the right to renew this Lease for two (2) five (5) year renewal terms with respect to each Facility (each an "Extended Term"), upon (i) giving written notice to Lessor of such renewal not less than twelve (12) months and not more than twenty-four (24) months prior to the expiration of the then current Term applicable to such Facility and (ii) delivering to Lessor concurrent with such notice a reaffirmation of the Guaranty executed by Guarantor stating, in substance, that Guarantor's obligations under the Guaranty shall extend to this Lease, as extended by the Extended Term."
"35.1 Lessee's Option to Purchase the Facilities. Provided no Event of Default, or event which, with notice or lapse of time or both, would constitute an Event of Default, has occurred and is continuing hereunder, Lessee shall have the option to purchase the Leased Property of each Facility upon the expiration of the applicable Fixed Term and each Extended Term, if any, for such Facility, at the greater of (i) the Minimum Repurchase Price for such Facility or (ii) the Fair Market Value for such Facility. Lessee may exercise such option to purchase the Leased Property of each Facility by (i) opening an escrow (the "Escrow") with and by depositing 5% of the applicable purchase price (the "Opening Deposit) and a copy of this Lease with a national title company reasonably acceptable to Lessor ("Escrow Holder") and giving written notice to Lessor of such deposit with Escrow Holder no earlier than eighteen (18) months and not less than twelve (12) months prior to the expiration of the Fixed Term or the Extended Term, as applicable, for such Facility and (ii) delivering to Lessor concurrent with such notice a reaffirmation of the Guaranty executed by Guarantor stating, in substance, that Guarantor's obligations under the Guaranty shall extend to the purchase contract formed by Lessor and Lessee upon proper and timely exercise of such option. If Lessee shall not be entitled to exercise such option (e.g., by reason of an Event of Default) or shall be entitled to exercise the same but shall fail to do so within the time and in the manner herein provided, such option shall lapse and thereafter not be exercisable by Lessee. No failure by Lessor to notify Lessee of any defect in any attempted exercise of the foregoing option shall be deemed a waiver by Lessor of the right to insist upon Lessee's exercise of such option in strict accordance with the provisions hereof. In the event that Lessee shall properly and timely exercise such option, then such transaction shall be consummated on or within ten (10) days after the expiration of the Fixed Term or Extended Term, as applicable, for such Facility (the "Outside Closing Date")."
"45.1.7 Governing Law. THIS LEASE WAS NEGOTIATED IN THE STATE OF CALIFORNIA, WHICH STATE THE PARTIES AGREE HAS A SUBSTANTIAL RELATIONSHIP TO THE PARTIES AND TO THE UNDERLYING TRANSACTION EMBODIED HEREBY. ACCORDINGLY, IN ALL RESPECTS THIS LEASE (AND ANY AGREEMENT FORMED PURSUANT TO THE TERMS HEREOF) SHALL BE GOVERNED BY, AND CONSTRUED AND ENFORCED IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF CALIFORNIA (WITHOUT REGARD OF PRINCIPLES OR CONFLICTS OF LAW) AND ANY APPLICABLE LAWS OF THE UNITED STATES OF AMERICA, EXCEPT THAT ALL PROVISIONS HEREOF RELATING TO THE CREATION OF THE LEASEHOLD ESTATE AND ALL REMEDIES SET FORTH IN ARTICLE XVI RELATING TO RECOVERY OF POSSESSION OF THE LEASED PROPERTY OF ANY FACILITY (SUCH AS AN ACTION FOR UNLAWFUL DETAINER OR OTHER SIMILAR ACTION) SHALL BE CONSTRUED AND ENFORCED
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ACCORDING TO, AND GOVERNED BY, THE LAWS OF THE STATE IN WHICH THE LEASED PROPERTY OF SUCH FACILITY IS LOCATED. THE PARTIES CONSENT TO THE NON-EXCLUSIVE JURISDICTION OF ANY FEDERAL OR STATE COURT IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AND ALSO CONSENT TO SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY APPLICABLE LAW."
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being applied, (D) completion of all work relating to such item of Capital Repair as to which such Capital Allowance is being applied, including all punch-list items, and (E) delivery to Lessor of unconditional lien releases executed by all contractors, subcontractors and suppliers performing that portion of the Capital Repairs to be paid for with the retainage portion of the Capital Allowance proceeds to be so disbursed and evidence reasonably satisfactory to Lessor that no claim of any contractor, subcontractor, supplier, mechanic or other person may become a lien on the Leased Property arising out of such work.
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obligations of Lessor and Lessee hereunder are expressly conditioned upon (i) Lessee's ability to obtain through a transfer from the Current Operator or otherwise all licenses, permits, accreditations, authorizations and certifications from all governmental or quasi-governmental authorities, agencies, departments or otherwise which are required for the operation of each of the Bellflower Facility and the Downey Facility for its Primary Intended Use, including any accreditations or certifications from Medicare and/or Medicaid (collectively, the "Required Approvals") and (ii) Lessee's ability to arrange for a transition of operational responsibility under the terms of a transfer agreement between Lessee and Current Operator in form reasonably acceptable to Lessee and Current Operator (the "Transfer Agreement"). Lessor hereby agrees that it will cooperate with Lessee in connection with obtaining all such Required Approvals and entering into such a Transfer Agreement as reasonably requested by Lessee. Promptly upon Lessee's satisfaction of the conditions described in this Section 7 (i.e., obtaining all such Required Approvals and executing a Transfer Agreement), Lessee shall notify Lessor of the same.
In the event that the conditions set forth above are not satisfied on or before July 1, 2003 (the "Adios Date") with respect to either the Bellflower Facility or the Downey Facility, then Lessor or Lessee shall have the right and option to terminate this Amendment with respect to either Facility, or both (if applicable), for which the conditions have not occurred at any time after the Adios Date; provided, however, that in the event that Lessee has paid licensure fees to the California Department of Health Services for the Bellflower Facility or the Downey Facility, the Adios Date for such applicable Facility or both (if applicable) shall be extended to August 1, 2003, provided Lessee is diligently pursuing completion of the transactions contemplated herein. In the event that Lessor reasonably determines in good faith any time after the date of this Amendment that Lessee is not using its best efforts to obtain the Required Approvals or to enter into a Transfer Agreement on or before the Adios Date or that despite using commercially reasonable efforts Lessee will be unable to obtain such Required Approvals or enter into a Transfer Agreement prior to the Adios Date, then Lessor shall have the right and option to terminate this Amendment with respect to any Facility for which the conditions have not occurred at any time after the date Lessor makes such determination, and prior to the date (A) Lessee receives the Required Approvals for such Facility, and (B) Lessee executes the Transfer Agreement for such Facility, as applicable. In the event that Lessee reasonably determines in good faith any time after the date of this Amendment that despite using commercially reasonable efforts Lessee will be unable to obtain the Required Approvals or enter into a Transfer Agreement prior to the Adios Date for either Facility, then Lessee shall have the right and option to terminate this Amendment with respect to any Facility for which the conditions have not occurred at any time after the date Lessee makes such determination, and prior to the date (A) Lessee receives the Required Approvals for such Facility, and (B) Lessee executes the Transfer Agreement for such Facility, as applicable. Upon any termination of this Amendment with respect to the Bellflower Facility or the Downey Facility pursuant to this Section 7, each party shall bear its own costs and fees incurred in the negotiation and preparation of this Amendment with respect to such Facility and in performing its respective obligations hereunder through the date of such termination with respect to such Facility and neither party shall have any further obligation to the other hereunder with respect to such Facility except for those obligations which are intended to survive the earlier termination of this Amendment prior to the applicable Commencement Date of the Lease with respect to the Bellflower Facility and the Downey Facility, if any. Pending any such termination, each party shall perform its respective obligations pursuant to this Amendment.
9
right to execute and deliver this Amendment and to perform and observe the provisions of this Amendment to be observed and/or performed by Lessee.
[Signatures on Next Page]
10
IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed as of the day and year first written above.
"Lessor" | "Lessee" | |||
HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation |
|
MOENIUM HOLDINGS LLC, a Nevada limited liability company |
||
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By: |
The Ensign Group, Inc., a Delaware corporation, its sole Member |
By: |
/s/
ARTHUR G. SUNDBY
Name: Arthur G. Sundby Title: Vice President |
|||
By: | ||||
Christopher R. Christensen President |
||||
HEALTH CARE INVESTORS, III, a
California general partnership By HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation |
||||
By: |
/s/ ARTHUR G. SUNDBY Name: Arthur G. Sundby Title: Vice President |
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CONSENT AND REAFFIRMATION OF GUARANTOR
The undersigned Guarantor hereby (i) consents to this Amendment and (ii) reaffirms to Lessor that his obligations under the Guaranty dated January 31, 2003, remain in full force and effect with respect to the Lease, as amended hereby.
THE ENSIGN GROUP, INC.,
a Delaware corporation |
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By: |
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Christopher R. Christensen President |
11
IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed as of the day and year first written above.
"Lessor" | "Lessee" | |||
HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation |
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MOENIUM HOLDINGS LLC, a Nevada limited liability company |
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By: |
The Ensign Group, Inc., a Delaware corporation, its sole Member |
By: | ||||
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||||
Name: | ||||
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||||
Title: | ||||
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||||
By: |
/s/
CHRISTOPHER R. CHRISTENSEN
Christopher R. Christensen President |
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HEALTH CARE INVESTORS, III, a
California general partnership By HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation |
||||
By: |
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Name: | ||||
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Title: | ||||
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CONSENT AND REAFFIRMATION OF GUARANTOR
The undersigned Guarantor hereby (i) consents to this Amendment and (ii) reaffirms to Lessor that his obligations under the Guaranty dated January 31, 2003, remain in full force and effect with respect to the Lease, as amended hereby.
THE ENSIGN GROUP, INC.,
a Delaware corporation |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN Christopher R. Christensen President |
12
EXHIBIT A-1
LandBellflower Facility
[See attached]
EXHIBIT A-2
LandDowney Facility
[See attached]
EXHIBIT B-1
List of Facilities, Facility Description and Primary Intended Use, Allocated Initial Investment, and Reserve Amount
Facility
|
Facility Description and Primary Intended Use
|
Allocated Initial Investment
|
Reserve Amount
|
|||
---|---|---|---|---|---|---|
Grand Court Mesa
262 East Brown Road Mesa, Arizona (Grand Court Facility) |
Supervisory care facility
consisting of 50 supervisory care units and an independent living facility consisting of 127 units |
$4,500,000; plus Buyer's
Excess Transaction Costs |
An annual amount equal to
Two Hundred Fifty Dollars ($250.00) per unit |
|||
Rose Villa Care Center 9028 Rose Street Bellflower, California (Bellflower Facility) |
|
Licensed skilled nursing facility consisting of 53 beds |
|
N/A |
|
An annual amount equal to Two Hundred Fifty Dollars ($250.00) per unit |
Brookfield Care Center 9300 Telegraph Road Downey, California (Downey Facility) |
|
Licensed skilled nursing facility consisting of 70 beds |
|
N/A |
|
An annual amount equal to Two Hundred Fifty Dollars ($250.00) per unit |
Exhibit B-1-1
EXHIBIT B-2-2
MINIMUM RENT SCHEDULE
(BELLFLOWER FACILITY)
1. Monthly Minimum Rent for the Bellflower Facility for the Term with respect to the Bellflower Facility (including the Extended Terms, if any) shall be as follows:
2. If any adjustment or calculation provided for in subparagraph 1(b) shall not have been made as of the commencement of the applicable Lease Year, Lessee shall continue to pay monthly Allocated Minimum Rent for such Facility at the last rate applicable until Lessee receives Lessor's notice as to such adjustment. Within ten (10) days after Lessee's receipt of Lessor notice, Lessee shall pay to Lessor an amount equal to the new monthly Allocated Minimum Rent for such Facility times the number of months since the commencement of the applicable Lease Year to the date of receipt of Lessor's notice, less the aggregate amount paid by Lessee on account of monthly Allocated Minimum Rent for such Facility for the same period. Thereafter, Lessee shall pay monthly Allocated Minimum Rent for such Facility for the applicable period at the new rate set forth in Lessor's notice.
Exhibit B-2-2
EXHIBIT B-2-3
MINIMUM RENT SCHEDULE
(DOWNEY FACILITY)
1. Monthly Minimum Rent for the Downey Facility for the Term with respect to the Downey Facility (including the Extended Terms, if any) shall be as follows:
(a) For the period from the Commencement Date of this Lease with respect to the Downey Facility through the expiration of the first (1st) Lease Year, monthly "Allocated Minimum Rent" shall be equal to the sum of (i) Eighteen Thousand Four Hundred Sixteen and 67/100 Dollars ($18,416.67), plus One-Twelfth (1/12th) of the product of (i) the amount of Aggregate Allowed Costs of Capital Repairs disbursed as of the end of the previous month, times (ii) Ten Percent (10%). The first monthly payment of Allocated Minimum Rent for the Downey Facility shall be payable on the Commencement Date for the Downey Facility (prorated as to any partial calendar month at the beginning of the Term).
(b) For the period from the commencement of the second (2nd) Lease Year through the expiration of the Term (including the Extended Terms, if any) for the Downey Facility, monthly "Allocated Minimum Rent" shall be equal to Nineteen Thousand Two Hundred Fifty Dollars ($19,250.00).
(c) In addition to the increases provided for in clauses (a) and (b) above, commencing upon the expiration of the first (1st) Lease Year of the Fixed Term, and upon the expiration of each Lease Year thereafter during the Term (including the Extended Terms, if any) for the Downey Facility, the then current monthly Allocated Minimum Rent shall be increased for the ensuing Lease Year by a percentage equal to the lesser of (i) Three Percent (3%) or (ii) the applicable CPI Increase, but in no event shall such monthly Allocated Minimum Rent for any Lease Year be less than the monthly Allocated Minimum Rent of the immediately prior Lease Year.
2. If any adjustment or calculation provided for in subparagraphs 1(a), 1(b) or 1(c) shall not have been made as of the commencement of the applicable Lease Year, Lessee shall continue to pay monthly Allocated Minimum Rent for such Facility at the last rate applicable until Lessee receives Lessor's notice as to such adjustment. Within ten (10) days after Lessee's receipt of Lessor notice, Lessee shall pay to Lessor an amount equal to the new monthly Allocated Minimum Rent for such Facility times the number of months since the commencement of the applicable Lease Year to the date of receipt of Lessor's notice, less the aggregate amount paid by Lessee on account of monthly Allocated Minimum Rent for such Facility for the same period. Thereafter, Lessee shall pay monthly Allocated Minimum Rent for such Facility for the applicable period at the new rate set forth in Lessor's notice.
Exhibit B-2-3
SCHEDULE 1 (BELLFLOWER)
Lessor's Personal PropertyBellflower Facility
"Schedule 1"
SCHEDULE 1 (DOWNEY)
Lessor's Personal PropertyDowney Facility
"Schedule 1"
EXHIBIT F
Form of Insurance Amendment
This Insurance Amendment No. 1 to Lease ("Insurance Amendment") is dated as of , 2003 by and between HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation and HEALTH CARE INVESTORS, III, a California general partnership ("Lessor"), and , a ("Lessee").
RECITALS
A. Lessor and Lessee entered into a Lease dated as of the date hereof (the "Lease") for the facility located in , .
B. Lessor and Lessee desire to memorialize their understanding regarding certain insurance provisions of the Lease.
AGREEMENT
Capitalized terms not otherwise defined herein shall have the meaning ascribed to them in the Lease. Lessor and Lessee hereby agree as follows:
1. The policy limits set forth in Section 13.1.5 shall be modified as follows for the period from to .
2. The policy limits set forth in Section 13.1.6 shall be modified as follows for the period from to :
3. The policy requirements set forth in Section 13.5 shall be modified as noted below for the period from to :
4. Excess liability coverage shall be required in an amount of not less than ($ ) for the base year referenced herein for the period from to .
5. This Insurance Amendment shall be effective as of the date hereof and throughout the first (1st) Lease Year hereafter or such other term as may be specified above. The original Lease terms (prior to this Insurance Amendment) shall be effective thereafter.
Except as amended above, the Lease between Lessor and Lessee shall remain in full force and effect. This Insurance Amendment may be executed in any number of counterparts, all of which together shall constitute one and the same instrument.
"Exhibit F"
IN WITNESS WHEREOF, the parties hereto have caused this Insurance Amendment to be executed as of the day and year first above written.
"Exhibit F"
Exhibit 10.38
[Mesa,
Arizona]
[Bellflower, California]
[Downey, California]
THIS SECOND AMENDMENT TO LEASE (this "Amendment") is dated as of October 31, 2004 (the "Effective Date"), by and among HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation, d/b/a in the State of Arizona under the fictitious name of HC PROPERTIES, INC. ("HCPI") and HEALTH CARE INVESTORS III, a California general partnership ("HCI III"), on the one hand, and MOENIUM HOLDINGS LLC, a Nevada limited liability company ("Lessee"), on the other hand. HCPI and HCI III shall sometimes be collectively referred to as "Lessor."
RECITALS
A. Lessor is the "Lessor," and Lessee is the "Lessee" pursuant to that certain Lease dated as of January 31, 2003, as amended by that certain First Amendment to Lease dated as of May 27, 2003 (collectively, the "Lease"), covering (i) that certain supervisory care and independent living Facility located at 262 East Brown Road, Mesa, Arizona and commonly known as "Grand Court Mesa" (the "Grand Court Facility"), (ii) an approximately 53-bed licensed skilled nursing Facility located at 9028 Rose Street, Bellflower, California and commonly known as "Rose Villa Care Center" (the "Bellflower Facility"), and (iii) an approximately 70-bed licensed skilled nursing Facility located at 9300 Telegraph Road, Downey, California and commonly known as "Brookfield Care Center" (the "Downey Facility," and together with the Grand Court Facility and the Bellflower Facility, each a "Facility" and collectively the "Facilities"), all as more particularly described in the Lease. All capitalized terms used in this Amendment and not defined or modified herein shall have the meanings assigned to such terms in the Lease.
B. The Lease grants to Lessee, among other things and upon the conditions set forth therein, options to purchase the Facilities, and Lessor and Lessee desire to amend the Lease to delete Lessee's purchase option on the Grand Court Facility, and replace it with a Right of First Refusal on the Grand Court Facility, but only upon the terms and conditions set forth herein.
AMENDMENT
NOW, THEREFORE, in consideration of the foregoing and other good and valuable consideration, receipt of which is hereby acknowledged, the parties hereto hereby agree as follows:
1. Modifications to Terms of the Lease. Effective as of the Effective Date, the Lease shall be amended and supplemented in the following particulars:
(a) Lessee's Option to Purchase the Facilities. Section 35.1 of the Lease is hereby amended to read, in its entirety, as follows:
"35.1 Lessee's Option to Purchase the Facilities. Provided no Event of Default, or event which, with notice or lapse of time or both, would constitute an Event of Default, has occurred and is continuing hereunder, Lessee shall have the option to purchase the Leased Property of each Facility (with the exception of the Grand Court Facility for which, notwithstanding anything contained herein to the contrary, no option to purchase is granted hereby) upon the expiration of the applicable Fixed Term and each Extended Term, if any, for such Facility, at the greater of (i) the Minimum Repurchase Price for such Facility or (ii) the Fair Market Value for such Facility. Lessee may exercise such option to purchase the Leased Property of each Facility by (i) opening an escrow (the "Escrow") with and by depositing 5% of the applicable purchase price (the "Opening Deposit) and a copy of this Lease with a national title company reasonably acceptable to Lessor ("Escrow Holder") and giving written notice to Lessor of such deposit with Escrow Holder no earlier than eighteen (18) months and not less than twelve (12) months prior to the expiration of the Fixed Term or the Extended Term, as applicable, for
such Facility and (ii) delivering to Lessor concurrent with such notice a reaffirmation of the Guaranty executed by Guarantor stating, in substance, that Guarantor's obligations under the Guaranty shall extend to the purchase contract formed by Lessor and Lessee upon proper and timely exercise of such option. If Lessee shall not be entitled to exercise such option (e.g., by reason of an Event of Default) or shall be entitled to exercise the same but shall fail to do so within the time and in the manner herein provided, such option shall lapse and thereafter not be exercisable by Lessee. No failure by Lessor to notify Lessee of any defect in any attempted exercise of the foregoing option shall be deemed a waiver by Lessor of the right to insist upon Lessee's exercise of such option in strict accordance with the provisions hereof. In the event that Lessee shall properly and timely exercise such option, then such transaction shall be consummated on or within ten (10) days after the expiration of the Fixed Term or Extended Term, as applicable, for such Facility (the "Outside Closing Date")."
(b) Lessee's Right of First Offer. The following new Section 35.5 is hereby added to the Lease:
"35.5 Lessee's Right of First Offer.
35.5.1 If during the Term of this Lease with respect to the Grand Court Facility Lessor desires to sell the Leased Property of such Facility, Lessor shall first offer to sell the Leased Property of such Facility to Lessee ("Right of First Offer"). Such Right of First Offer shall be by written notice from Lessor to Lessee, and shall specify the purchase price of the Leased Property of such Facility, and the material terms of the proposed sale (collectively, the "Terms of the Offer"). Notwithstanding anything to the contrary contained in this Section, Lessor shall have the right to enter into a written agreement with a third party or entity for the sale of the Leased Property of any Facility prior to notifying Lessee of the Terms of the Offer, so long as such written agreement is conditioned upon Lessee's waiver of its Right of First Offer with respect to the Leased Property of such Facility and Lessor promptly thereafter notifies Lessee of the Terms of the Offer. Within ten (10) days after delivery to Lessee of Lessor's notice stating the Terms of the Offer, Lessee shall by written notice to Lessor either (i) accept the Terms of the Offer, (ii) reject the Terms of the Offer, or (iii) reject the Terms of the Offer and counter with a new offer under its own terms. If Lessee fails to deliver such written notice to Lessor in the manner and within the time specified in the preceding sentence, then Lessee shall be deemed to have rejected the Terms of the Offer. If Lessee shall, in the manner and within the time specified above, (i) elect to accept the Terms of the Offer, or (ii) elect to make a counteroffer which Lessor accepts, then Lessor and Lessee shall, for the thirty (30) days following Lessee's acceptance of the Terms of the Offer or Lessor's acceptance of such counteroffer, attempt to negotiate a definitive purchase agreement on substantially the same business terms set forth in the Terms of the Offer, subject to the terms of subsection 3.5.4 below. If (i) Lessor and Lessee fail to reach agreement on basic terms within ten (10) days after delivery of Lessee's counteroffer, or (ii) in any case fail to reach a final agreement after such thirty (30)-day negotiation period, then Lessee shall be deemed to have rejected the Terms of the Offer. If Lessor fails to accept or reject Lessee's counter offer in the manner and within the time specified above, then Lessor shall be deemed to have to accepted Lessee's counter offer.
35.5.2 If Lessee rejects or is deemed to have rejected the Terms of the Offer, or Lessor rejects or is deemed to have rejected Lessee's counter offer, then Lessor shall have the right to offer to sell the Leased Property of such Facility to any third person or entity, negotiate with any third party or entity and to sell the Leased Property of such Facility to any third party or entity upon such terms as shall be acceptable to Lessor and such purchaser without again offering to sell the Leased Property of such Facility to Lessee; provided, however, that (a) in no event shall the purchase price of the Leased Property of such Facility be less than ninety-five percent (95%) of the lesser of the purchase price contained in the Terms of the Offer or Lessor's last counteroffer, as the case may be, nor shall any other term or condition of the sale be materially different from those contained in the Terms of Offer, and (b) if Lessor does not (i) execute and deliver a written purchase contract for the sale of the Leased Property of such Facility with such purchaser within one (1) year after Lessee's election (or deemed
2
election) to not accept the Terms of the Offer and (ii) thereafter proceed to closing thereunder pursuant to the terms thereof, then any future sale of the Leased Property of such Facility shall remain subject to the Right of First Offer contained herein. The Right of First Offer contained in this Section with respect to the Leased Property of any Facility shall not survive any sale or transfer of the Leased Property of such Facility by Lessor to any third party or entity in accordance with the terms of this subsection 35.5.2.
35.5.3 Notwithstanding anything to the contrary contained in this Section 35.5.3, Lessee's Right of First Offer shall not apply to the sale or transfer of the Leased Property of any Facility, or any portion thereof, (i) to any Affiliate of Lessor, (ii) in a proposed portfolio transaction involving one or more other properties of Lessor or any Affiliate of Lessor, (iii) to the surviving Person in connection with a merger, consolidation or acquisition of or with Lessor, (iv) to a Person which acquires all or substantially all of the assets of Lessor, (v) by any lender of Lessor in connection with a foreclosure or transfer in lieu of foreclosure of any deed of trust or mortgage executed by Lessor for the benefit of such lender or (vi) resulting from the conveyance, sale, assignment, transfer or disposition of any stock or partnership, membership or other interests (whether equity or otherwise) in Lessor.
35.5.4 Notwithstanding the Terms of the Offer, any purchase agreement entered into hereunder by and between Lessor and Lessee shall be subject to the following: (i) Guarantor shall reaffirm the Guaranty and confirm that the Guaranty extends to Lessee's obligations arising under the purchase agreement; (ii) such purchase agreement shall provide that an Event of Default under this Lease shall constitute a default under such purchase agreement; and (iii) any defaults continuing beyond any applicable cure period under such purchase agreement shall constitute an Event of Default under this Lease."
(c) Rights of Lessee Prior to Closing. The following new Section 18.2 is hereby added to the Lease:
18.2 Rights of Lessee Prior to Closing. Notwithstanding anything to the contrary in this Lease, or at law or in equity, if Lessee exercises any right or option of Lessee to purchase or acquire the Leased Property of any Facility pursuant to any of the provisions of this Lease, or Lessor shall exercise its right to require Lessee to purchase the Lease Property of any Facility pursuant to Section 16.5 hereof (herein, a "Purchase Right/Obligation Exercise"), the following shall pertain:
(i) Such Purchase Right/Obligation Exercise (and any purchase or other separate contract formed upon such Purchase Right/Obligation Exercise) shall not under any circumstances cause a termination of this Lease, and this Lease shall remain in full force and effect to and until the consummation of the closing in accordance with the terms thereof;
(ii) Lessee hereby acknowledges and agrees that Lessee shall not under any circumstances be entitled to possession of the Leased Property of any Facility under the terms of any purchase or other separate contract formed upon such Purchase Right/Obligation Exercise until the closing thereof, and that Lessee's possession of the Leased Property of such Facility shall be solely by way of this Lease;
(iii) In no event shall Lessee be deemed a vendee in possession; and
(iv) In the event that an Event of Default shall occur at anytime during the period from such Purchase Right/Obligation Exercise, Lessor shall be entitled to exercise any and all rights or remedies available to a landlord against a defaulting Tenant, whether at law or equity, including those set forth in Article XVI hereof, and specifically including the right to recover possession of the Leased Property of such Facility through summary proceedings (such as unlawful detainer or other similar action permitted by law), and in no event shall Lessor be required to bring an action for ejectment or any other similar non-expedited proceeding.
3
(d) Lessor's Address. Lessor's address as set forth in Section 33.1 of the Lease is hereby changed to the following:
Health
Care Property Investors, Inc.
3760 Kilroy Airport Way, Suite 300
Long Beach, California 90806
Attn: Legal Department
Fax: (562) 733-5200
2. Representations and Warranties of Lessee. As of the Effective Date, Lessee represents and warrants to the Lessor as follows:
(a) Lessee is duly organized and validly existing under the laws of its state of organization/formation, is qualified to do business and in good standing in the State and has full power, authority and legal right to execute and deliver this Amendment and to perform and observe the provisions of this Amendment to be observed and/or performed by Lessee.
(b) This Amendment has been duly authorized, executed and delivered by Lessee, and constitutes and will constitute the valid and binding obligations of Lessee enforceable against Lessee in accordance with its terms, except as such enforceability may be limited by creditors rights, laws and general principles of equity.
(c) Lessee is solvent, has timely and accurately filed all tax returns required to be filed by Lessee, and is not in default in the payment of any taxes levied or assessed against Lessee or any of its assets, or subject to any judgment, order, decree, rule or regulation of any governmental authority which would, in each case or in the aggregate, adversely affect Lessee's condition, financial or otherwise, or Lessee's prospects or the Leased Property.
(d) No consent, approval or other authorization of, or registration, declaration or filing with, any governmental authority is required for the due execution and delivery of this Amendment, or for the performance by or the validity or enforceability of this Amendment against Lessee.
(e) The execution and delivery of this Amendment and compliance with the provisions hereof will not result in (i) a breach or violation of (A) any Legal Requirement applicable to Lessee now in effect; (B) the organizational or charter documents of such party; (C) any judgment, order or decree of any governmental authority binding upon Lessee; or (D) any agreement or instrument to which Lessee is a counterparty or by which it is bound; or (ii) the acceleration of any obligation of Lessee.
3. Full Force and Effect; Counterparts; Facsimile Signatures. Except as hereby amended, the Lease shall remain in full force and effect. This Amendment may be executed in any number of counterparts, all of which shall constitute one and the same instrument. Telecopied signatures may be used in place of original signatures on this Amendment, and Lessor and Lessee both intend to be bound by the signatures of the telecopied document.
[Signatures on Next Page]
4
[Mesa,
Arizona]
[Bellflower, California]
[Downey, California]
IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed as of the day and year first written above.
"Lessor" | "Lessee" | |||||||
HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation |
|
|
|
MOENIUM HOLDINGS LLC, a Nevada limited liability company |
||||
By: |
|
/s/ EDWARD J. HENNING Name: Edward J. Henning Title: Senior Vice President |
|
|
|
THE ENSIGN GROUP, INC., a Delaware corporation, its sole Member |
||
By: |
/s/
CHRISTOPHER R. CHRISTENSEN
Christopher R. Christensen President |
|||||||
HEALTH CARE INVESTORS III, a California general partnership By HEALTH CARE PROPERTY INVESTORS, INC., a Maryland corporation |
|
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||
By: |
|
/s/ EDWARD J. HENNING Name: Edward J. Henning Title: Senior Vice President |
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CONSENT AND REAFFIRMATION OF GUARANTOR
The undersigned Guarantor hereby (i) consents to this Amendment and (ii) reaffirms to Lessor that his obligations under the Guaranty dated January 31, 2003, remain in full force and effect with respect to the Lease, as amended hereby.
The
Ensign Group, Inc.,
a Delaware corporation
By: |
/s/
CHRISTOPHER R. CHRISTENSEN
Christopher R. Christensen President |
5
Exhibit 10.39
MISSION RIDGE
OFFICE LEASE
MISSION RIDGE ASSOCIATES LLC,
a Delaware limited liability company,
as Landlord,
and
ENSIGN FACILITY SERVICES, INC.,
a Nevada corporation
as Tenant
|
Page(s)
|
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---|---|---|
SUMMARY OF BASIC LEASE INFORMATION | iv | |
OFFICE LEASE | 1 | |
ARTICLE 1 REAL PROPERTY, BUILDING AND PREMISES | 1 | |
ARTICLE 2 LEASE TERM | 1 | |
ARTICLE 3 BASE RENT | 2 | |
ARTICLE 4 ADDITIONAL RENT | 2 | |
ARTICLE 5 USE OF PREMISES | 6 | |
ARTICLE 6 SERVICES AND UTILITIES | 7 | |
ARTICLE 7 REPAIRS | 8 | |
ARTICLE 8 ADDITIONS AND ALTERATIONS | 8 | |
ARTICLE 9 COVENANT AGAINST LIENS | 9 | |
ARTICLE 10 INDEMNIFICATION AND INSURANCE | 9 | |
ARTICLE 11 DAMAGE AND DESTRUCTION | 10 | |
ARTICLE 12 CONDEMNATION | 11 | |
ARTICLE 13 COVENANT OF QUIET ENJOYMENT | 12 | |
ARTICLE 14 ASSIGNMENT AND SUBLETTING | 12 | |
ARTICLE 15 SURRENDER; OWNERSHIP AND REMOVAL OF TRADE FIXTURES | 14 | |
ARTICLE 16 HOLDING OVER | 14 | |
ARTICLE 17 ESTOPPEL CERTIFICATES | 15 | |
ARTICLE 18 SUBORDINATION | 15 | |
ARTICLE 19 TENANT'S DEFAULTS; LANDLORD'S REMEDIES | 15 | |
ARTICLE 20 SECURITY DEPOSIT | 17 | |
ARTICLE 21 COMPLIANCE WITH LAW | 17 | |
ARTICLE 22 ENTRY BY LANDLORD | 17 | |
ARTICLE 23 TENANT PARKING | 18 | |
ARTICLE 24 MISCELLANEOUS PROVISIONS | 18 | |
EXHIBITS |
|
|
A OUTLINE OF PREMISES | ||
B TENANT WORK LETTER | ||
C AMENDMENT TO LEASE | ||
D RULES AND REGULATIONS | ||
EXTENSION OPTION RIDER |
i
|
Pages
|
|
---|---|---|
Additional Rent | 2 | |
Adjacent Building | 1 | |
Affiliates | 13 | |
Alterations | 8 | |
Amendment | 1 | |
Approved Working Drawings | Exhibit B | |
Architect | Exhibit B, Exhibit B | |
Base Rent | 2 | |
Base, Shell, and Core | Exhibit B | |
BOMA | 1 | |
Brokers | 21 | |
Building Complex | 1 | |
Building Top Sign | 19 | |
Calendar Year | 2 | |
Construction Designs | Exhibit B | |
Construction Drawings | Exhibit B | |
Contractor | Exhibit B | |
Cost Pools | 3 | |
Cost Proposal | Exhibit B | |
Engineers | Exhibit B, Exhibit B | |
Estimate | 5 | |
Estimate Statement | 5 | |
Estimated Excess | 5 | |
Excess | 5 | |
Excluded Changes | 17 | |
Expense Base Year | 2 | |
Expense Year | 2 | |
Extension Rider | 1 | |
Fair Market Rental Rate | 1 | |
Final Space Plan | Exhibit B | |
Final Working drawings | Exhibit B | |
Force Majeure | 20 | |
Hazardous Material | 6 | |
Holidays | 7 | |
Information | Exhibit B | |
Interest Rate | 6 | |
Landlord | 1 | |
Landlord Parties | 9 | |
Landlord Supervision Fee | Exhibit B | |
Lease | 1 | |
Lease Commencement Date | 1 | |
Lease Expiration Date | 1 | |
Lease Term | 1 | |
Lease Year | 1 | |
Notices | 20 | |
Operating Expenses | 3 | |
ii
Option Rent | 1 | |
Option Term | 1 | |
Original Tenant | 19 | |
Outside Agreement Date | 1 | |
Over-Allowance Amount | Exhibit B | |
Parking Facilities | 1 | |
Partial Cost Proposal | Exhibit B | |
Permits | Exhibit B | |
Premises | 1 | |
Proposition 13 | 4 | |
Real Property | 1 | |
Renovations | 21 | |
Rent | 2 | |
Security Deposit | 17 | |
Space Plan Design Problem | Exhibit B | |
Specifications | Exhibit B | |
Statement | 5 | |
Subject Space | 12 | |
Subleasing Costs | 13 | |
Summary | iv | |
Systems and Equipment | 3 | |
Tax Expense Base Year | 4 | |
Tax Expenses | 4 | |
Tenant | 1 | |
Tenant Delays | Exhibit B | |
Tenant Improvement Allowance | Exhibit B | |
Tenant Improvement Allowance Items Exhibit B | Exhibit B | |
Tenant Improvements Exhibit B | Exhibit B | |
Tenant Work Letter Exhibit B | Exhibit B | |
Tenant's Share | 4 | |
Transfer Notice | 12 | |
Transfer Premium | 13 | |
Transfers | 12 | |
Utilities Base Year | 4 | |
Utilities Costs | 4 | |
Working Drawing Design Problem | Exhibit B |
iii
SUMMARY OF BASIC LEASE INFORMATION
This Summary of Basic Lease Information ("Summary") is hereby incorporated into and made apart of the attached Office Lease. Each reference in the Office Lease to any term of this Summary shall have the meaning as set forth in this Summary for such term. In the event of a conflict between the terms of this Summary and the Office Lease, the terms of the Office Lease shall prevail. Any capitalized terms used herein and not otherwise defined herein shall have the meaning as set forth in the Office Lease.
TERMS OF LEASE
(References are to the Office Lease)
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DESCRIPTION
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1. |
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Date: |
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August , 2003 |
2. |
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Landlord: |
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MISSION RIDGE ASSOCIATES LLC, a Delaware limited liability company |
3. |
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Address of Landlord (Section 24.19): |
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MISSION RIDGE ASSOCIATES LLC c/o Legacy Partners Commercial, Inc. 27201 Puerta Real, Suite 100 Mission Viejo, California 92691 Attention: Property Manager |
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with copy to: |
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Legacy Partners Commercial, Inc. 30 Executive Park, Suite 100 Irvine, California 92614 Attention: Regional Vice President, Operations |
4. |
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Tenant: |
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ENSIGN FACILITY SERVICES, INC., a Nevada corporation |
5. |
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Address of Tenant (Section 24.19): |
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Ensign Facility Services, Inc. 32232 Paseo Adelanto, Suite 100 San Juan Capistrano, California 92675 Attention: General Counsel (Prior to Lease Commencement Date) |
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and |
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Ensign Facility Services, Inc. 27101 Puerta Real, Suite 450 Mission Viejo, California 92691 Attention: General Counsel (After Lease Commencement Date) |
6. |
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Premises (Article 1): |
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6.1 |
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Premises: |
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Approximately 15,920 rentable and 14,242 usable square feet of space located on the fourth (4th) floor of the Building (as defined below), as set forth in Exhibit A attached hereto, known as Suite 450. |
iv
6.2 |
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Building: |
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The Premises are located in the "Building" whose address is 27101 Puerta Real, Mission Viejo, California 92691. |
7. |
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Term (Article 2). |
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7.1 |
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Lease Term: |
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Five (5) years and six (6) months. |
7.2 |
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Lease Commencement Date: |
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The earlier of (i) the date Tenant commences business operations in the Premises, or (ii) the date the Premises are Ready for Occupancy (as defined in the Tenant Work Letter attached hereto as Exhibit B), which Lease Commencement Date is anticipated to be November 1, 2003. |
7.3 |
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Lease Expiration Date: |
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The last day of the month in which the sixty-sixth (66 th ) month anniversary of the Lease Commencement Date occurs. |
7.4 |
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Amendment to Lease: |
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Subject to Article 2 of the Office Lease, Landlord and Tenant may confirm the Lease Commencement Date and Lease Expiration Date in an Amendment to Lease (Exhibit C). |
8. |
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Base Rent (Article 3): |
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Months of
Lease Term |
Annual
Base Rent |
Monthly
Installment of Base Rent |
Monthly Base
Rent Rate per Rentable Square Foot |
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1-12 | * | $ | 410,736.00 | $ | 34,228.00 | $ | 2.15 | ||
13-18 | $ | 422,198.40 | $ | 35,183.20 | $ | 2.21 | |||
19-30 | $ | 431,750.40 | $ | 35,979.20 | $ | 2.26 | |||
31-42 | $ | 441,302.40 | $ | 36,775.20 | $ | 2.31 | |||
43-54 | $ | 450,854.40 | $ | 37,571.20 | $ | 2.36 | |||
55-66 | $ | 460,406.40 | $ | 38,367.20 | $ | 2.41 |
v
*Subject to abatement pursuant to Article 3 of the Office Lease.
9. |
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Additional Rent (Article 4). |
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9.1 |
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Expense Base Year: |
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Calendar year 2004. |
9.2 |
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Tax Expense Base Year: |
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Calendar year 2004. |
9.3 |
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Utilities Base Year: |
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Calendar year 2004. |
9.4 |
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Tenant's Share of Operating Expenses, and Utilities Costs: |
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13.72% (15,920 rentable square feet within the Tax Expenses Premises/116,027 rentable square feet within the Building) (See Section 4.2.8 of the Office Lease). |
10. |
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Security Deposit (Article 20): |
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$42,203.92. |
11. |
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Parking (Article 23): |
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Fifty-seven (57) unreserved parking passes (i.e., four (4) unreserved parking passes for every 1,000 usable square feet of the Premises). |
12. |
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Brokers (Section 24.25): |
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Grubb & Ellis Company represents Landlord and The Staubach Company represents Tenant. |
vi
This Office Lease, which includes the preceding Summary and the exhibits attached hereto and incorporated herein by this reference (the Office Lease, Summary and the exhibits to be known sometimes collectively hereafter as the "Lease"), dated as of the date set forth in Section 1 of the Summary, is made by and between MISSION RIDGE ASSOCIATES LLC, a Delaware limited liability company ("Landlord"), and ENSIGN FACILITY SERVICES, INC., a Nevada corporation ("Tenant").
ARTICLE 1
REAL PROPERTY, BUILDING AND PREMISES
1.1 Real Property, Building and Premises. Upon and subject to the terms, covenants and conditions hereinafter set forth in this Lease, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 6.1 of the Summary (the "Premises"), which Premises are located in the Building defined in Section 6.2 of the Summary located on the Real Property. The outline of the floor plan of the Premises is set forth in Exhibit A attached hereto. The Building is part of an office building project located on the Real Property known as "Mission Ridge" which contains an additional office building located on the Real Property and adjacent to the Building at 27201 Puerta Real (the "Adjacent Building"). As used in this Lease, (i) the Building, (ii) the Adjacent Building, (iii) any outside plaza areas, land and other improvements surrounding the Building and Adjacent Building, including the parking structure and surface parking facilities servicing the Building and Adjacent Building (collectively, the "Parking Facilities") which are designated from time to time by Landlord as common areas (or parking facilities, as the case may be) appurtenant to or servicing the Building and Adjacent Building, and (iv) the land upon which any of the foregoing are situated, are herein sometimes collectively referred to herein as the "Building Complex" or "Real Property." Tenant acknowledges that Landlord has made no representation or warranty regarding the condition of the Real Property except as specifically set forth in this Lease or the Tenant Work Letter. Tenant is hereby granted the right to the nonexclusive use of the common corridors and hallways, stairwells, elevators, restrooms and other public or common areas located on the Real Property; provided, however, that the manner in which such public and common areas are maintained and operated shall be at the sole discretion of Landlord and the use thereof shall be subject to the rules, regulations and restrictions attached hereto as Exhibit D, as the same may be modified by Landlord from time to time. Landlord reserves the right to make alterations or additions to or to change the location of elements of the Real Property and the common areas thereof. Subject to (i) all of the terms and conditions of this Lease, including the Rules and Regulations attached hereto as Exhibit D, (ii) Force Majeure events, (iii) Landlord's commercially reasonable security requirements, and (iv) the requirements of applicable laws, Tenant shall have access to the Premises twenty-four (24) hours per day, seven (7) days per week throughout the Lease Term.
1.2 Condition of Premises. Except as expressly set forth in this Lease and in the Tenant Work Letter attached hereto as Exhibit B, Landlord shall not be obligated to provide or pay for any improvement, remodeling or refurbishment work or services related to the improvement, remodeling or refurbishment of the Premises, and Tenant shall accept the Premises in its "As Is" condition on the Lease Commencement Date.
1.3 Rentable and Usable Square Feet. The rentable and usable square feet of the Premises are approximately as set forth in Section 6.1 of the Summary. For purposes hereof, the "usable square feet" and "rentable square feet" of the Premises, and the "rentable square feet" of the Building shall be calculated by Landlord pursuant to the Standard Method for Measuring Floor Area in Office Buildings, ANSI Z65.1-1996 ("BOMA"), as modified by Landlord with respect to rentable square footage pursuant to Landlord's standard rentable area measurements for the Real Property, to include, among other calculations, a portion of the common areas and service areas of the Building. The rentable and usable square feet of the Premises and the rentable square feet of the Building are not subject to adjustment or remeasurement by Tenant, but are subject to verification from time to time by Landlord's planner/designer and such verification shall be made in accordance with the provisions of this Section 1.3. The determination of Landlord's planner/designer shall be conclusive and binding upon the parties. In the event that Landlord's planner/designer determines that the rentable and usable square footage shall be different from those set forth in this Lease, all amounts, percentages and figures appearing or referred to in this Lease based upon such incorrect rentable and/or usable square footage amounts (including, without limitation, the amount of the Base Rent and Tenant's Share) shall be modified in accordance with such determination. If such determination is made, it will be confirmed in writing by Landlord to Tenant.
The terms and provisions of this Lease shall be effective as of the date of this Lease except for the provisions of this Lease relating to the payment of Rent. The term of this Lease (the "Lease Term") shall be as set forth in Section 7.1 of the Summary and shall commence on the date (the "Lease Commencement Date") set forth in Section 7.2 of the Summary (subject, however, to the terms of the Tenant Work Letter), and shall terminate on the date (the "Lease Expiration Date") set forth in Section 7.3 of the Summary, unless this Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term "Lease Year" shall mean each consecutive twelve (12) month period during the Lease Term, provided that the last Lease Year shall end on the Lease Expiration Date. If Landlord does not deliver possession of the Premises to Tenant on or before the anticipated Lease Commencement Date (as set forth in Section 7.2(ii) of the Summary), Landlord shall not be subject to any liability nor shall the
1
validity of this Lease nor the obligations of Tenant hereunder be affected. In the event that the Lease Commencement Date is a date which is other than the anticipated Lease Commencement Date set forth in Section 7.2(ii) of the Summary, within a reasonable period of time after the date Tenant takes possession of the Premises Landlord shall deliver to Tenant an amendment to lease in the form attached hereto as Exhibit C, setting forth the Lease Commencement Date and the Lease Expiration Date, and Tenant shall execute and return such amendment to Landlord within five (5) days after Tenant's receipt thereof. In the event that Landlord does not deliver such amendment to Tenant, the Lease Commencement Date shall be deemed to be the anticipated Lease Commencement Date set forth in Section 7.2(ii) of the Summary.
Tenant shall pay, without notice or demand, to Landlord or Landlord's agent at the management office of the Building, or at such other place as Landlord may from time to time designate in writing, in currency or a check for currency which, at the time of payment, is legal tender for private or public debts in the United Stares of America, base rent ("Base Rent") as set forth in Section 8 of the Summary, payable in equal monthly installments as set forth in Section 8 of the Summary in advance on or before the first day of each and every month during the Lease Term, without any setoff or deduction whatsoever. The Base Rent for the thirteenth (13 th ) full month of the Lease Term shall be paid at the time of Tenant's execution of this Lease. If any rental payment date (including the Lease Commencement Date) falls on a day of the month other than the first day of such month or if any rental payment is for a period which is shorter than one month, then the rental for any such fractional month shall be a proportionate amount of a full calendar month's rental based on the proportion that the number of days in such fractional month bears to the number of days in the calendar month during which such fractional month occurs. All other payments or adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis.
Notwithstanding anything to the contrary contained herein and provided that Tenant faithfully performs all of the terms and conditions of this Lease, Landlord hereby agrees to (i) abate Tenant's obligation to pay Tenant's monthly Base Rent for the first (1 st ), second (2 nd ), third (3 rd ), fourth (4 th ), fifth (5 th ) and sixth (6 th ) full calendar months of the initial Lease Term for the entire Premises, and (ii) abate Tenant's obligation to pay Tenant's monthly Base Rent as to 4,000 rentable square feet of the Premises for the seventh (7 th ), eighth (8 th ), ninth (9 th ), tenth (10 th ), eleventh (11 th ) and twelfth (12 th ) full calendar months of the initial Lease Term. During such abatement period, Tenant shall still be responsible for the payment of all of its other monetary obligations under this Lease. In the event of a default by Tenant under the terms of this Lease that results in early termination pursuant to the provisions of Article 19 of this Lease, then as a part of the recovery set forth in Article 19 of this Lease, Landlord shall be entitled to the recovery of the monthly Base Rent that was abated under the provisions of this Article 3.
4.1 Additional Rent. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant shall pay as additional rent the sum of the following: (i) "Tenant's Share" (as such term is defined below) of the annual Operating Expenses allocated to the Building (pursuant to Section 4.3.4 below) which are in excess of the amount of Operating Expenses allocated to the Building and applicable to the Expense Base Year; plus (ii) Tenant's Share of the annual Tax Expenses allocated to the Building (pursuant to Section 4.3.4 below) which are in excess of the amount of Tax Expenses allocated to the Building and applicable to the Tax Expense Base Year; plus (iii) Tenant's Share of the annual Utilities Costs allocated to the Building (pursuant to Section 4.3 .4 below) which are in excess of the amount of Utilities Costs allocated to the Building and applicable to the Utilities Base Year. Such additional rent, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease (including, without limitation, pursuant to Article 6), shall be hereinafter collectively referred to as the "Additional Rent." The Base Rent and Additional Rent are herein collectively referred to as the "Rent." All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner, time and place as the Base Rent. Without limitation on other obligations of Tenant which shall survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term.
4.2 Definitions. As used in this Article 4, the following terms shall have the meanings hereinafter set forth:
4.2.1 "Calendar Year" shall mean each calendar year in which any portion of the Lease Term falls, through and including the calendar year in which the Lease Term expires.
4.2.2 "Expense Base Year" shall mean the year set forth in Section 9.1 of the Summary.
4.2.3 "Expense Year" shall mean each Calendar Year, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive-month period, and, in the event of any such change, Tenant's Share of Operating Expenses, Tax Expenses and Utilities Costs shall be equitably adjusted for any Expense Year involved in any such change.
2
4.2.4 "Operating Expenses" shall mean all expenses, costs and amounts of every kind and nature which Landlord shall pay during any Expense Year because of or in connection with the ownership, management, maintenance, repair, replacement, restoration or operation of the Real Property, including, without limitation, any amounts paid for: (i) the cost of operating, maintaining, repairing, renovating and managing the utility systems, mechanical systems, sanitary and storm drainage systems, any elevator systems and all other "Systems and Equipment" (as defined in Section 4.2.5 of this Lease), and the cost of supplies and equipment and maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections, and the cost of contesting the validity or applicability of any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with implementation and operation of a transportation system management program or similar program; (iii) the cost of insurance carried by Landlord, in such amounts as Landlord may reasonably determine or as may be required by any mortgagees or the lessor of any underlying or ground lease affecting the Real Property; (iv) the cost of landscaping, relamping, supplies, tools, equipment and materials, and all fees, charges and other costs (including consulting fees, legal fees and accounting fees) incurred in connection with the management, operation, repair and maintenance of the Real Property; (v) the cost of parking area repair, restoration, and maintenance; (vi) any equipment rental agreements or management agreements (including the cost of any management fee and the fair rental value of any office space provided thereunder); (vii) wages, salaries and other compensation and benefits of all persons engaged in the operation, management, maintenance or security of the Real Property, and employer's Social Security taxes, unemployment taxes or insurance, and any other taxes which may be levied on such wages, salaries, compensation and benefits; (viii) payments under any easement, license, operating agreement, declaration, restrictive covenant, underlying or ground lease (excluding rent), or instrument pertaining to the sharing of costs by the Real Property; (ix) the cost of janitorial service, alarm and security service, if any, window cleaning, trash removal, replacement of wall and floor coverings, ceiling tiles and fixtures in lobbies, corridors, restrooms and other common or public areas or facilities, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (x) amortization (including interest on the unamortized cost) of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Real Property; and (xi) the cost of any capital improvements or other costs (I) which are intended as a labor-saving device or to effect other economies in the operation or maintenance of the Real Property, (II) made to the Real Property or any portion thereof after the Lease Commencement Date that are required under any governmental law or regulation, or (III) which are reasonably determined by Landlord to be in the best interests of the Real Property; provided, however, that if any such cost described in (I), (II) or (III) above, is a capital expenditure, such cost shall be amortized (including interest on the unamortized cost) over its useful life as Landlord shall reasonably determine. If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If the Building or Adjacent Building is less than ninety-five percent (95%) occupied during all or a portion of any Expense Year (including the Expense Base Year), Landlord shall make an appropriate adjustment to the variable components of Operating Expenses for such year or applicable portion thereof, employing sound accounting and management principles, to determine the amount of Operating Expenses that would have been paid had such buildings been ninety-five percent (95%) occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year, or applicable portion thereof.
Subject to the provisions of Section 4.3.4 below, Landlord shall have the right, from time to time, to equitably allocate some or all of the Operating Expenses (and/or the Tax Expenses and Utilities Costs) among different tenants and/or different buildings of the Real Property as and when such different buildings (if any) are constructed and added to (and/or excluded from) the Real Property or otherwise (the "Cost Pools"). Such Cost Pools may include, without limitation, the office space tenants and retail space tenants of the Real Property or of a building or buildings in the Real Property. Such Cost Pools may also include an allocation of certain Operating Expenses (and/or the Tax Expenses and Utilities Costs) within or under covenants, conditions and restrictions affecting the Real Property. In addition, Landlord shall have the right from time to time, in its reasonable discretion, to include or exclude existing or future buildings in the Real Property for purposes of determining Operating Expenses, Tax Expenses and Utilities Costs and/or the provision of various services and amenities thereto, including allocation of Operating Expenses, Tax Expenses and Utilities Costs in any such Cost Pools.
Notwithstanding anything to the contrary set forth in this Article 4, when calculating Operating Expenses for the Expense Base Year, Operating Expenses shall exclude market-wide labor-rate increases due to extraordinary circumstances, including, but not limited to, boycotts and strikes and costs relating to capital improvements or expenditures.
Notwithstanding the foregoing, Operating Expenses shall not, however, include: (A) costs of leasing commissions, attorneys' fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective tenants or other occupants of the Real Property; (B) costs (including permit, license and inspection costs) incurred in renovating or otherwise improving, decorating or redecorating rentable space for other tenants or vacant rentable space; (C) costs incurred due to the violation by Landlord of the terms and conditions of any lease of space in the Real Property; (D) costs of overhead or profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for services in or in connection with the Real Property to the extent the same exceeds the costs of overhead and profit increment included in the costs of such services which could be obtained from third parties on a competitive basis; and (E) except as otherwise specifically provided in this Section 4.2.4, costs of interest on debt or amortization on any mortgages, and rent payable under any ground lease of the Real Property.
4.2.5 "Systems and Equipment" shall mean any plant, machinery, transformers, duct work, cable, wires, and other equipment, facilities, and systems designed to supply heat, ventilation, air conditioning and
3
humidity or any other services or utilities, or comprising or serving as any component or portion of the electrical, gas, steam, plumbing, sprinkler, communications, alarm, security, or fire/life safety systems or equipment, or any other mechanical, electrical, electronic, computer or other systems or equipment which serve either or both of the Building or Adjacent Building and/or any other buildings (if any) in the Real Property in whole or in part.
4.2.6 "Tax Expense Base Year" shall mean the year set forth in Section 9.2 of the Summary.
4.2.7 "Tax Expenses" shall mean all federal, state, county, or local governmental or municipal taxes, fees, assessments, charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, transit assessments, fees and taxes, child care subsidies, fees and/or assessments, job training subsidies, fees and/or assessments, open space fees and/or assessments, housing subsidies and/or housing fund fees or assessments, public art fees and/or assessments, leasehold taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and other personal property used in connection with the Real Property), which Landlord shall pay during any Expense Year because of or in connection with the ownership, leasing and operation of the Real Property or Landlord's interest therein. For purposes of this Lease, Tax Expenses shall be calculated as if the tenant improvements in the Building and Adjacent Building were fully constructed and the Real Property, the Building, the Adjacent Building and all tenant improvements in the Building and Adjacent Building were fully assessed for real estate tax purposes.
4.2.7.1 Tax Expenses shall include, without limitation:
4.2.7.2 In no event shall Tax Expenses for any Expense Year be less than the Tax Expenses for the Tax Expense Base Year.
4.2.7.3 Notwithstanding anything to the contrary contained in this Section 4.2.7, there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state net income taxes, and other taxes to the extent applicable to Landlord's net income (as opposed to rents, receipts or income attributable to operations at the Real Property), (ii) any items included as Operating Expenses, and (iii) any items paid by Tenant under Section 4.4 of this Lease.
4.2.8 "Tenant's Share" shall mean the percentage set forth in Section 9.4 of the Summary. Tenant's Share was calculated by dividing the number of rentable square feet of the Premises by the total rentable square feet in the Building (as set forth in Section 9.4 of the Summary), and stating such amount as a percentage. Landlord shall have the right from time to time to redetermine the rentable square feet of the Premises and/or Building, and Tenant's Share shall be appropriately adjusted to reflect any such determination. If Tenant's Share is adjusted pursuant to the foregoing, as to the Expense Year in which such adjustment occurs, Tenant's Share for such year shall be determined on the basis of the number of days during such Expense Year that each such Tenant's Share was in effect.
4.2.9 "Utilities Base Year" shall mean the calendar year set forth in Section 9.3 of the Summary.
4.2.10 "Utilities Costs" shall mean all actual charges for utilities for the Building and the Real Property which Landlord shall pay during any Expense Year, including, but not limited to, the costs of water, sewer and electricity, and the costs of HVAC and other utilities as well as related fees, assessments and surcharges (but excluding those charges (if any) for which tenants directly reimburse Landlord or otherwise pay directly to the
4
utility company). Utilities Costs shall be calculated assuming the Building and the Adjacent Building are at least ninety-five percent (95%) occupied. If, during all or any part of any Expense Year, Landlord shall not provide any utilities (the cost of which, if provided by Landlord, would be included in Utilities Costs) to a tenant (including Tenant) who has undertaken to provide the same instead of Landlord, Utilities Costs shall be deemed to be increased by an amount equal to the additional Utilities Costs which would reasonably have been incurred during such period by Landlord if Landlord had at its own expense provided such utilities to such tenant. Utilities Costs shall include any costs of utilities which are allocated to the Real Property under any declaration, restrictive covenant, or other instrument pertaining to the sharing of casts by the Real Property or any portion thereof, including any covenants, conditions or restrictions now or hereafter recorded against or affecting the Real Property. For purposes of determining Utilities Costs incurred for the Utilities Base Year, Utilities Costs for the Utilities Base Year shall not include any one time special charges, costs or fees or extraordinary charges or costs incurred in the Utilities Base Year only, including those attributable to deregulation, boycotts, embargoes, strikes or other shortages of services or fuel. In addition, if in any Expense Year subsequent to the Utilities Base Year, the amount of Utilities Costs decreases due to a reduction in the cost of providing utilities to the Real Property for any reason, including without limitation, because of deregulation of the utility industry and/or reduction in rates achieved in contracts with utilities providers, then for purposes of the Expense Year in which such decrease in Utilities Costs occurred and all subsequent Expense Years, the Utilities Costs for the Utilities Base Year shall be decreased by an amount equal to such decrease.
4.3 Calculation and Payment of Additional Rent.
4.3.1 Calculation of Excess. If for any Expense Year ending or commencing within the Lease Term, (i) Tenant's Share of Operating Expenses allocated to the Building pursuant to Section 4.3.4 below for such Expense Year exceeds Tenant's Share of Operating Expenses allocated to the Building for the Expense Base Year and/or (ii) Tenant's Share of Tax Expenses allocated to the Building pursuant to Section 4.3.4 below for such Expense Year exceeds Tenant's Share of Tax Expenses allocated to the Building for the Tax Expense Base Year, and/or (iii) Tenant's Share of Utilities Costs allocated to the Building pursuant to Section 4.3.4 below for such Expense Year exceeds Tenant's Share of Utilities Costs allocated to the Building for the Utilities Base Year, then Tenant shall pay to Landlord, in the manner set forth in Section 4.3.2, below, and as Additional Rent, an amount equal to such excess (the "Excess").
4.3.2 Statement of Actual Operating Expenses, Tax Expenses and Utilities Costs and Payment by Tenant. Landlord shall endeavor to give to Tenant on or before the first day of May following the end of each Expense Year, a statement (the "Statement") which shall state the Operating Expenses, Tax Expenses and Utilities Costs incurred or accrued for such preceding Expense Year, and which shall indicate the amount, if any, of any Excess. Upon receipt of the Statement for each Expense Year ending during the Lease Term, if an Excess is present, Tenant shall pay, with its next installment of Base Rent due, the full amount of the Excess for such Expense Year, less the amounts, if any, paid during such Expense Year as "Estimated Excess," as that term is defined in Section 4.3.3 below. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant's Share of the Operating Expenses, Tax Expenses and Utilities Costs for the Expense Year in which this Lease terminates, if an Excess is present, Tenant shall immediately pay to Landlord an amount as calculated pursuant to the provisions of Section 4.3.1, of this Lease. The provisions of this Section 4.3.2 shall survive the expiration or earlier termination of the Lease Term.
4.3.3 Statement of Estimated Operating Expenses, Tax Expenses and Utilities Costs. In addition, Landlord shall endeavor to give Tenant a yearly expense estimate statement (the "Estimate Statement") which shall set forth Landlord's reasonable estimate (the "Estimate") of what the total amount of Operating Expenses, Tax Expenses and Utilities Costs allocated to the Building pursuant to Section 4.3.4 below for the then-current Expense Year shall be and the estimated Excess (the "Estimated Excess") as calculated by comparing (i) Tenant's Share of Operating Expenses allocated to the Building, which shall be based upon the Estimate, to Tenant's Share of Operating Expenses allocated to the Building for the Expense Base Year, (ii) Tenants' Share of the Tax Expenses allocated to the Building, which shall be based upon the Estimate, to Tenant's Share of Tax Expenses allocated to The Building for the Tax Expense Base Year, and (iii) Tenant's Share of Utilities Costs allocated to the Building, which shall be based upon the Estimate, to Tenant's Share of Utilities Costs allocated to the Building for the Utilities Base Year. The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Excess under this Article 4. If pursuant to the Estimate Statement an Estimated Excess is calculated for the then-current Expense Year, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Excess for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.3.3). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year to the month of such payment, both months inclusive, and shall have twelve (12) as its denominator. Until a new Estimate Statement is furnished, Tenant shall pay to Landlord monthly, with the monthly Base Rent installments, an amount equal to one-twelfth ( 1 / 12 ) of the total Estimated Excess set forth in the previous Estimate Statement delivered by Landlord to Tenant.
4.3.4 Allocation of Operating Expenses. Tax Expenses and Utilities Costs to Building. The parties acknowledge that the Building is a part of a multi-building project, and that the costs and expenses incurred in connection with the Real Property i.e. the Operating Expenses, Tax Expenses and Utilities Costs) should be shared between the tenants of the Building and the tenants of the Adjacent Building. Accordingly, as set forth in Sections 4.1 and 4.2 above, Operating Expenses, Tax Expenses and Utilities Costs are determined annually for the Real Property as a whole. and a portion of the Operating Expenses, Tax Expenses and Utilities Costs, which portion shall be determined by Landlord on an equitable basis, shall be allocated to the Building (as opposed to the Adjacent Building), and such portion so allocated shall be the amount of Operating Expenses, Tax Expenses and Utilities Costs payable with respect to the Building upon which Tenant's Share shall be calculated. Such portion of the
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Operating Expenses, Tax Expenses and Utilities Costs allocated to the Building shall include all Operating Expenses, Tax Expenses and Utilities Costs which are attributable solely to the Building, and an equitable portion of the Operating Expenses, Tax Expenses and Utilities Costs attributable to the Real Property as a whole. As an example of such allocation with respect to Tax Expenses and Utilities Costs, it is anticipated that Landlord may receive separate tax bills which separately assess the improvements component of Tax Expenses for each building in the Project and/or Landlord may receive separate utilities bills from the utilities companies identifying the Utilities Costs for certain of the utilities costs directly incurred by each such building (as measured by separate meters installed for each such building), and such separately assessed Tax Expenses and separately metered Utilities Costs shall be calculated for and allocated separately to each such applicable building. In addition, in the event Landlord elects, at its sole option, to subdivide certain common area portions of the Real Property such as landscaping, public and private streets, driveways, walkways, courtyards, plazas, transportation facilitation areas, accessways and/or parking areas into a separate parcel or parcels of land (and/or separately convey all or any of such parcels to a common area association to own, operate and/or maintain same), the Operating Expenses, Tax Expenses and Utilities Costs for such common area parcels of land may be aggregated and then reasonably allocated by Landlord to the Building, the Adjacent Building and/or any other buildings (if any) in the Real Property on an equitable basis as Landlord (and/or any applicable covenants, conditions and restrictions for any such common area association) shall provide from time to time.
4.4 Taxes and Other Charges for Which Tenant Is Directly Responsible. Tenant shall reimburse Landlord upon demand for any and all taxes or assessments required to be paid by Landlord (except to the extent included in Tax Expenses by Landlord), excluding state, local and federal personal or corporate income taxes measured by the net income of Landlord from all sources and estate and inheritance taxes, whether or not now customary or within the contemplation of the parties hereto, when:
4.4.1 said taxes are measured by or reasonably attributable to the cost or value of Tenant's equipment, furniture, fixtures and other personal property located in the Premises, or by the cost or value of any leasehold improvements made in or to the Premises by or for Tenant, to the extent the cost or value of such leasehold improvements exceeds the cost or value of a building standard build-out as determined by Landlord regardless of whether title to such improvements shall be vested in Tenant or Landlord;
4.4.2 said taxes are assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Real Property (including the Parking Facilities); or
4.4.3 said taxes are assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises.
4.5 Late Charges. If any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord's designee within three (3) calendar days after the due date therefor, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the amount due plus any attorneys' fees incurred by Landlord by reason of Tenant's failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord's other rights and remedies hereunder, at law and/or in equity and shall not be construed as liquidated damages or as limiting Landlord's remedies in any manner. Notwithstanding anything above to the contrary, no late charge will be assessed for the first late payment of Rent or any other sum due from Tenant in any one (1) Calendar Year during the Lease Term (including any Option Term, if applicable). In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid by the date that they are due shall thereafter bear interest until paid at a rate (the "Interest Rate") equal to the lesser of (i) the "Prime Rate" or "Reference Rate" announced from time to time by the Bank of America (or such reasonable comparable national banking institution as selected by Landlord in the event Bank of America ceases to exist or publish a Prime Rate or Reference Rate), plus four percent (4%), or (ii) the highest rate permitted by applicable law.
Tenant shall use the Premises solely for general office purposes consistent with the character of the Building as a first-class office building, and Tenant shall not use or permit the Premises to be used for any other purpose or purposes whatsoever. Tenant further covenants and agrees that it shall not use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose contrary to the provisions of Exhibit D, attached hereto, or in violation of the laws of the United States of America, the state in which the Real Property is located, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Real Property. Tenant shall not do or permit anything to be done on or about the Premises which may in any way increase the existing rate of any insurance policy covering the Building or Real Property or any of its contents or cause cancellation of any such insurance policy. Tenant shall comply with all recorded covenants, conditions, and restrictions, and the provisions of all ground or underlying leases, now or hereafter affecting the Real Property. Tenant shall not use or allow another person or entity to use any part of the Premises for the storage, use, treatment, manufacture or sale of "Hazardous Material," as that term is defined below. As used herein, the term "Hazardous Material" means any hazardous or toxic substance, material or waste which is or becomes regulated by any local governmental authority, the state in which the Real Property is located or the United States Government.
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ARTICLE 6
SERVICES AND UTILITIES
6.1 Standard Tenant Services, Landlord shall provide the following services on all days during the Lease Term, unless otherwise stated below.
6.1.1 Subject to reasonable changes implemented by Landlord and to all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating, ventilation and air conditioning ("HVAC") when necessary for normal comfort for normal office use in the Premises, from Monday through Friday, during the period from 8:00 a.m. to 6:00 p.m., and on Saturday during the period from 9:00 a.m. to 1:00 p.m. (the "Building Hours"), except for the date of observation of New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and other locally or nationally recognized holidays as designated by Landlord (collectively, the "Holidays").
6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal general office use as determined by Landlord. As part of Operating Expenses or Utilities Costs (as determined by Landlord), Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises.
6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes.
6.1.4 Landlord shall provide janitorial services five (5) days per week, except the date of observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other comparable buildings in the vicinity of the Building.
6.l.5 Landlord shall provide nonexclusive automatic passenger elevator service at all times.
6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord.
6.2 Overstandard Tenant Use. Tenant shall not, without Landlord's prior written consent, use heat-generating machines, machines other than normal fractional horsepower office machines, or equipment or lighting other than building standard lights in the Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the need for water normally furnished for the Premises by Landlord pursuant to the terms of Section 6.1 of this Lease. If Tenant uses water or HVAC in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, or if Tenant's consumption of electricity shall exceed an average of three (3) watts per usable square foot of the Premises, connected load, calculated on a monthly basis during the Building Hours set forth in Section 6.1.1 above, then Tenant shall pay to Landlord, within ten (10) days after billing and as additional rent, the cost of such excess consumption, the cost of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install devices to separately meter any increased use, and in such event Tenant shall pay, as additional rent, the increased cost directly to Landlord, within ten (10) days after demand, including the cost of such additional metering devices. If Tenant desires to use HVAC during hours other than the Building Hours, (i) Tenant shall give Landlord at least twenty-four (24) hours prior written notice or such other notice as Landlord shall from time to time establish as appropriate (which other notice is anticipated to be accomplished through telephonic dial-up and/or access via computer codes), of Tenant's desired use, (ii) Landlord shall supply such HVAC to Tenant at such hourly cost to Tenant as Landlord shall from time to time establish; such hourly cost shall be equal to (A) the actual cost incurred by Landlord to supply such after-hours HVAC on an hourly basis (but based on a two (2) hour minimum provision of such after-hours HVAC), (B) increased wear and tear and depreciation of equipment to provide such after-hours HVAC, and (C) maintenance costs, and (iii) Tenant shall pay such cost within ten (10) days after billing, as Additional Rent.
6.3 Interruption of Use. Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building or Real Property after reasonable effort to do so, by any accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond Landlord's reasonable control; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant's use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant's business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6.
6.4 Additional Services. Landlord shall also have the exclusive right, but not the obligation, to provide any additional services which may be required by Tenant, including, without limitation, locksmithing, lamp replacement, additional janitorial service, and additional repairs and maintenance, provided that Tenant shall pay to Landlord upon billing, the sum of all costs to Landlord of such additional services plus an administration fee. Charges for any utilities or service for which Tenant is required to pay from time to time hereunder, shall be deemed Additional Rent hereunder and shall be billed on a monthly basis.
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7.1 Tenant's Repairs. Subject to Landlord's repair obligations in Sections 7.2 and 11. l below, Tenant shall, at Tenant's own expense, keep the Premises, including all improvements, fixtures and furnishings therein, in good order, repair and condition at all times during the Lease Term, which repair obligations shall include, without limitation, the obligation to promptly and adequately repair all damage to the Premises and replace or repair all damaged or broken fixtures and appurtenances; provided however, that, at Landlord's option, or if Tenant fails to make such repairs, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, including a percentage of the cost thereof (to be uniformly established for the Building) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord's involvement with such repairs and replacements forthwith upon being billed for same. Tenant agrees to promptly notify Landlord or its representative of any accidents or defects in the Building of which Tenant becomes aware, including defects in pipes, electrical wiring and HVAC equipment. In addition, Tenant shall provide Landlord with prompt notification of any matter or condition which may cause injury or damage to the Building or any person or property therein.
7.2 Landlord's Repairs. Anything contained in Section 7.1 above to the contrary notwithstanding, and subject to Articles 11 and 12 of this Lease, Landlord shall repair and maintain the structural portions of the Building, including the basic plumbing, heating, ventilating, air conditioning and electrical systems serving the Building and not located in the Premises; provided, however, if such maintenance and repairs are caused in part or in whole by the act, neglect, fault of or omission of any duty by Tenant, its agents, servants, employees or invitees, Tenant shall pay to Landlord as Additional Rent, the reasonable cost of such maintenance and repairs. Landlord shall not be liable for any failure to make any such repairs, or to perform any maintenance. There shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant's business arising from the making of any repairs, alterations or improvements in or to any portion of the Real Property, Building or the Premises or in or to fixtures, appurtenances and equipment therein. Tenant hereby waives and releases its right to make repairs at Landlord's expense under Sections 1941 and 1942 of the California Civil Code; or under any similar law, statute, or ordinance now or hereafter in effect.
ARTICLE 8
ADDITIONS AND ALTERATIONS
8.1 Landlord's Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to the Premises (collectively, the "Alterations") without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant not less than thirty (30) days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord; provided, however, Landlord may withhold its consent in its sole and absolute discretion with respect to any Alterations which may affect the structural components of the Building or the Systems and Equipment or which can be seen from outside the Premises. Tenant shall pay for all overhead, general conditions, fees and other costs and expenses of the Alterations, and shall pay to Landlord a Landlord supervision fee of ten percent (10%) of the cost of the Alterations. The construction of the initial improvements to the Premises shall be governed by the terms of the Tenant Work Letter and not the terms of this Article 8.
8.2 Manner of Construction. Landlord may impose, as a condition of its consent to all Alterations or repairs of the Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors, materials, mechanics and materialmen approved by Landlord; provided, however, Landlord may impose such requirements as Landlord may determine, in its sole and absolute discretion, with respect to any work affecting the structural components of the Building or Systems and Equipment (including designating specific contractors to perform such work). Tenant shall construct such Alterations and perform such repairs in conformance with any and all applicable rules and regulations of any federal, state, county or municipal code or ordinance and pursuant to a valid building permit, issued by the city in which the Real Property is located, and in conformance with Landlord's construction rules and regulations. Landlord's approval of the plans, specifications and working drawings for Tenant's Alterations shall create no responsibility or liability on the part of Landlord for their completeness, design sufficiency, or compliance with all laws, rules and regulations of governmental agencies or authorities. All work with respect co any Alterations must be done in a good and workmanlike manner and diligently prosecuted to completion to the end that the Premises shall at all times be a complete unit except during the period of work. In performing the work of any such Alterations, Tenant shall have the work performed in such manner as not to obstruct access to the Building or Real Property or the common areas for any other tenant of the Real Property, and as not to obstruct the business of Landlord or other tenants of the Real Property, or interfere with the labor force working at the Real Property. If Tenant makes any Alterations, Tenant agrees to carry "Builder's All Risk" insurance in an amount approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may require, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as
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a co-obligee. Upon completion of any Alterations, Tenant shall (i) cause a Notice of Completion to be recorded in the office of the Recorder of the county in which the Real Property is located in accordance with Section 3093 of the Civil Code of the State of California or any successor statute, (ii) deliver to the management office of the Real Property a reproducible copy of the "as built" drawings of the Alterations, and (iii) deliver to Landlord evidence of payment, contractors' affidavits and full and final waivers of all liens for labor, services or materials.
8.3 Landlord's Property. All Alterations, improvements, fixtures and/or equipment which may be installed or placed in or about the Premises, and all signs installed in, on or about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord. Furthermore, Landlord may require that Tenant remove any improvement or Alteration upon the expiration or early termination of the Lease Term, and repair any damage to the Premises and Building caused by such removal. If Tenant fails to complete such removal and/or to repair any damage caused by the removal of any Alterations, Landlord may do so and may charge the cost thereof to Tenant.
ARTICLE 9
COVENANT AGAINST LIENS
Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise, to attach to or be placed upon the Real Property, Building or Premises, and any and all liens and encumbrances created by Tenant shall attach to Tenant's interest only. Landlord shall have the right at all times to post and keep posted on the Premises any notice which it deems necessary for protection from such liens. Tenant covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed against the Real Property, the Building or the Premises with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or the Premises, and, in case of any such lien attaching or notice of any lien, Tenant covenants and agrees to cause it to be immediately released and removed of record. Notwithstanding anything to the contrary set forth in this Lease, if any such lien is not released and removed on or before the date notice of such lien is delivered by Landlord to Tenant, Landlord, at its sole option, may immediately take all action necessary to release and remove such lien, without any duty to investigate the validity thereof, and all sums, costs and expenses, including reasonable attorneys' fees and costs, incurred by Landlord in connection with such lien shall be deemed Additional Rent under this Lease and shall immediately be due and payable by Tenant.
ARTICLE 10
INDEMNIFICATION AND INSURANCE
10.1 Indemnification and Waiver. Tenant hereby assumes all risk of damage to property and injury to persons, in, on, or about the Premises from any cause whatsoever and agrees that Landlord, and its partners and subpartners, and their respective officers, agents, property managers, servants, employees, and independent contractors (collectively, "Landlord Parties") shall not be liable for, and are hereby released from any responsibility for, any damage to property or injury to persons or resulting from the loss of use thereof, which damage or injury is sustained by Tenant or by other persons claiming through Tenant. Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys' fees) incurred in connection with or arising from any cause in, on or about the Premises (including, without limitation, Tenant's installation, placement and removal of Alterations, improvements, fixtures and/or equipment in, on or about the Premises), and any acts, omissions or negligence of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees, licensees or invitees of Tenant or any such person, in, on or about the Premises, Building and Real Property; provided, however, that the terms of the foregoing indemnity shall not apply to the gross negligence or willful misconduct of Landlord. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease.
10.2 Tenant's Compliance with Landlord's Fire and Casualty Insurance. Tenant shall, at Tenant's expense, comply as to the Premises with all insurance company requirements pertaining to the use of the Premises. If Tenant's conduct or use of the Premises causes any increase in the premium for such insurance policies, then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant's expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body.
10.3 Tenant's Insurance. Tenant shall maintain the following coverages in the following amounts.
10.3.1 Commercial General Liability Insurance covering the insured against claims of bodily injury, personal injury and property damage arising out of Tenant's operations, assumed liabilities or use of the Premises, including a Broad Form Commercial General Liability endorsement or its equivalent covering the insuring provisions of this Lease and the performance by Tenant of the indemnity agreements set forth in Section 10.1 of this Lease, (and with liquor liability coverage in the event alcoholic beverages are served on the Premises) for limits of liability not less than:
Bodily Injury and | $1,000,000 each occurrence | |
Property Damage Liability | $3,000,000 annual aggregate | |
Personal Injury Liability | $1,000,000 each occurrence | |
$3,000,000 annual aggregate
0% Insured's participation |
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10.3.2 Physical Damage Insurance covering (i) all office furniture, trade fixtures, office equipment, merchandise and all other items of Tenant's property on the Premises installed by, for, or at the expense of Tenant, (ii) the Tenant Improvements, including any Tenant Improvements which Landlord permits to be installed above the ceiling of the Premises or below the floor of the Premises, and (iii) all other improvements, alterations and additions to the Premises, including any improvements, alterations or additions installed at Tenant's request above the ceiling of the Premises or below the floor of the Premises. Such insurance shall be written on a "physical loss or damage" basis under a "special form" policy for the full replacement cost value new without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include a vandalism and malicious mischief endorsement, sprinkler leakage coverage and earthquake sprinkler leakage coverage.
10.3.3 Workers' compensation insurance as required by law.
10.3.4 Loss-of-income, business interruption and extra-expense insurance in such amounts as will reimburse Tenant for direct and indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable to prevention of loss of access to the Premises or to the Building as a result of such perils.
10.3.5 As and to the extent Tenant owns, hires or operates vehicles in and from the Premises, Tenant shall carry comprehensive automobile liability insurance having a combined single limit of not less than One Million Dollars ($1,000,000.00) per occurrence and insuring Tenant against liability for claims arising out of ownership, maintenance or use of any owned, hired or non-owned automobiles.
10.3.6 The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall: (i) name Landlord, and any other party it so specifies, as an additional insured; (ii) specifically cover the liability assumed by Tenant under this Lease, including, but not limited to, Tenant's obligations under Section 10.1 of this Lease; (iii) be issued by an insurance company having a rating of not less than A-X in Best's Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the state in which the Real Property is located; (iv) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; (v) provide that said insurance shall not be canceled or coverage changed unless thirty (30) days' prior written notice shall have been given to Landlord and any mortgagee or ground or underlying lessor of Landlord; (vi) contain a cross-liability endorsement or severability of interest clause acceptable to Landlord; (vii) with respect to the insurance required in Sections 10.3.1, have a deductible amount not exceeding One Hundred Thousand Dollars ($100,000.00); and (viii) with respect to the insurance required in Sections 10.3.2, 10.3.4 and 10.3.5 above, have deductible amounts not exceeding Twenty-Five Thousand Dollars ($25,000.00). Tenant shall deliver said policy or policies or certificates thereof to Landlord on or before the Lease Commencement Date and at least thirty (30) days before the expiration dates thereof. If Tenant shall fail to procure such insurance, or to deliver such policies or certificate, within such time periods, Landlord may, at its option, in addition to all of its other rights and remedies under this Lease, and without regard to any notice and cure periods set forth in Section 19.1, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord as Additional Rent within ten (10) days after delivery of bills therefor.
10.4 Subrogation. Landlord and Tenant agree to have their respective insurance companies issuing property damage insurance waive any rights of subrogation that such companies may have against Landlord or Tenant, as the case may be. Landlord and Tenant hereby waive any right that either may have against the other on account of any loss or damage to their respective property to the extent such loss or damage is insurable under policies of insurance for fire and all risk coverage, theft, public liability, or other similar insurance.
10.5 Additional Insurance Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant's sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10, and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant's operations therein, as may be reasonably requested by Landlord; provided, however, that (i) in no event shall Tenant receive notice of an increased amount or new type of insurance more than one (1) time in any twelve (12) month period, and (ii) in no event shall such increased coverage be in excess of that required by landlords of tenants leasing comparable-sized space in first-class office buildings in the South Orange County area.
ARTICLE 11
DAMAGE AND DESTRUCTION
11.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty. If the Premises or any common areas of the Building or Real Property serving or providing access to the Premises shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord's reasonable control, and subject to all other terms of this Article 11, restore the base, shell, and core of the Premises and such common areas. Such restoration shall be to substantially the same condition of the base, shell, and core of the Premises and common areas prior to the casualty, except for modifications required by
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zoning and building codes and other laws or by the holder of a mortgage on the Real Property, or the lessor of a ground or underlying lease with respect to the Real Property and/or the Building, or any other modifications to the common areas deemed desirable by Landlord, provided access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Notwithstanding any other provision of this Lease, upon the occurrence of any damage to the Premises, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant's insurance required under Section 10.3.2(ii) and Section 10.3.2(iii) of this Lease, and Landlord shall repair any injury or damage to the tenant improvements and alterations installed in the Premises and shall return such tenant improvements and alterations to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant's insurance carrier, as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord's repair of the damage. In connection with such repairs and replacements, Tenant shall, prior to the commencement of construction, submit to Landlord, for Landlord's review and approval, all plans, specifications and working drawings relating thereto, and Landlord shall select the contractors to perform such improvement work, Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant's business resulting in any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or common areas necessary to Tenant's occupancy, and if such damage is not the result of the negligence or willful misconduct of Tenant or Tenant's employees, contractors, licensees, or invitees, Landlord shall allow Tenant a proportionate abatement of Base Rent and Tenant's Share of Operating Expenses, Tax Expenses and Utilities Costs to the extent Landlord is reimbursed from the proceeds of rental interruption insurance purchased by Landlord as part of Operating Expenses, during the time and to the extent the Premises are unfit for occupancy for the purposes permitted under this Lease, and not occupied by Tenant as a result thereof.
11.2 Landlord's Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises, the Building and/or any other portion of the Real Property and instead terminate this Lease by notifying Tenant in writing of such termination within sixty (60) days after the date of damage, such notice to include a termination date giving Tenant ninety (90) days to vacate the Premises, but Landlord may so elect only if the Building shall be damaged by fire or other casualty or cause, whether or not the Premises are affected, and one or more of the following conditions is present: (i) repairs cannot reasonably be completed within one hundred twenty (120) days of the date of damage (when such repairs are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Real Property or ground or underlying lessor with respect to the Real Property and/or the Building shall require that the insurance proceeds or any portion thereof be used to retire the mortgage debt, or shall terminate the ground or underlying lease, as the case may be; or (iii) the damage is not fully covered, except for deductible amounts, by Landlord's insurance policies. In addition, if the Premises or the Building is destroyed or damaged to any substantial extent during the last twelve (12) months of the Lease Term, then notwithstanding anything contained in this Article 11, Landlord shall have the option to terminate this Lease by giving written notice to Tenant of the exercise of such option within thirty (30) days after such damage or destruction, in which event this Lease shall cease and terminate as of the date of such notice. Upon any such termination of this Lease pursuant to this Section 11.2, Tenant shall pay the Base Rent and Additional Rent, properly apportioned up to such date of termination, and both parties hereto shall thereafter be freed and discharged of all further obligations hereunder, except as provided for in provisions of this Lease which by their terms survive the expiration or earlier termination of the Lease Term.
11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or any other portion of the Real Property, and any statute or regulation of the state in which the Real Property is located, including, without limitation. Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or any other portion of the Real Property.
12.1 Permanent Taking. If the whole or any part of the Premises, Building or Real Property shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Real Property, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease upon ninety (90) days' notice, provided such notice is given no later than one hundred eighty (180) days after the date of such taking, condemnation, reconfiguration, vacation, deed or other instrument. If more than fifteen percent (15%) of the rentable square feet of the Premises is taken, or if access to the Premises is substantially impaired, Tenant shall have the option to terminate this Lease upon ninety (90) days' notice, provided such notice is given no later than one hundred eighty (180) days after the date of such taking. Landlord shall be entitled to receive the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant's personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claim does not diminish the award available to Landlord, its ground lessor with respect to the Real Property or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination, or the date of such taking, whichever shall first occur. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure.
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12.2 Temporary Taking. Notwithstanding anything to the contrary contained in this Article 12, in the event of a temporary taking of all or any portion of the Premises for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking.
ARTICLE 13
COVENANT OF QUIET ENJOYMENT
Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied.
ARTICLE 14
ASSIGNMENT AND SUBLETTING
14.1 Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or permit the use of the Premises by any persons other than Tenant and its employees (all of the foregoing are hereinafter sometimes referred to collectively as "Transfers" and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a "Transferee"). If Tenant shall desire Landlord's consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the "Transfer Notice") shall include (i) the proposed effective date of the Transfer, which shall not be less than forty-five (45) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the "Subject Space"), (iii) all of the terms of the proposed Transfer and the consideration therefor, including a calculation of the "Transfer Premium," as that term is defined in Section 14.3, below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and (v) such other information as Landlord may reasonably require. Any Transfer made without Landlord's prior written consent shall, at Landlord's option, be null, void and of no effect, and shall, at Landlord's option, constitute a default by Tenant under Section 19.1.7 of this Lease. Each time Tenant requests Landlord's consent to a proposed Transfer, whether or not Landlord consents to any proposed Transfer, within thirty (30) days after written request by Landlord, as Additional Rent, Tenant shall pay to Landlord Two Thousand Five Hundred Dollars ($2,500.00) for Landlord's review and processing fees, and, in addition, Tenant shall also reimburse Landlord for any reasonable legal fees incurred by Landlord in connection with Tenant's proposed Transfer.
14.2 Landlord's Consent. Landlord shall not unreasonably withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent:
14.2.1 the Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or Real Property;
14.2.2 the Transferee intends to use the Subject Space for purposes which are not permitted under this Lease;
14.2.3 the Transferee is either a governmental agency or instrumentality thereof;
14.2.4 the Transfer will result in more than a reasonable and safe number of occupants per floor within the Subject Space;
14.2.5 the Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under the Lease on the date consent is requested;
14.2.6 the proposed Transfer would cause Landlord to be in violation of another lease or agreement to which Landlord is a party, or would give an occupant of the Real Property a right to cancel its lease;
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14.2.7 the terms of the proposed Transfer will allow the Transferee to exercise a right of renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right); or
14.2.8 either the proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, (i) occupies space in the Building or Adjacent Building at the time of the request for consent, (ii) is negotiating with Landlord to lease space in the Building or Adjacent Building at such time, or (iii) has negotiated with Landlord during the six (6) month period immediately preceding the Transfer Notice.
If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section 14.4 of this Lease), Tenant may within six (6) months after Landlord's consent, but not later than the expiration of said six-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the proposed Transfer to be more favorable to the Transferee than the terms set forth in Tenant's original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord's right of recapture, if any, under Section 14.4 of this Lease).
14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of the "Transfer Premium," as that term is defined in this Section 14.3, received by Tenant from such Transferee. "Transfer Premium" shall mean all rent, additional rent or other consideration payable by such Transferee in excess of the Rent and Additional Rent payable by Tenant under this Lease on a per rentable square foot basis if less than all of the Premises is transferred, after deducting the reasonable expenses incurred by Tenant for (i) any reasonable changes, alterations and improvements to the Premises in connection with the Transfer (but only to the extent approved by Landlord), and (ii) any reasonable brokerage commissions in connection with the Transfer (collectively, the "Subleasing Costs"). "Transfer Premium" shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer.
14.4 Landlord's Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 14, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice, to recapture the Subject Space. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the date stated in the Transfer. Notice as the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in the Transfer Notice. If this Lease shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feel contained in the Premises, and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the same. If Landlord declines, or fails to elect in a timely manner to recapture the Subject Space under this Section 14.4, then, provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to proceed to transfer the Subject Space to the proposed Transferee, subject to provisions of the last paragraph of Section 14.2 of this Lease.
14.5 Effect of Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, and (iv) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord's consent, shall relieve Tenant or any guarantor of the Lease from liability under this Lease. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord's costs of such audit.
14.6 Additional Transfers. Except as otherwise provided in Section 14.7 below, for purposes of this Lease, the term "Transfer" shall also include (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more of the partners, or transfer of twenty-five percent or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof, and (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or other transfer of more than an aggregate of fifty percent (50%) of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of more than an aggregate of fifty percent (50%) of the value of the unencumbered assets of Tenant within a twelve (12) month period.
14.7 Affiliated Companies/Restructuring of Business Organization. The assignment or subletting by Tenant of all or any portion of this Lease or the Premises to (i) a parent or subsidiary of Tenant, or (ii) any person or entity which controls, is controlled by or under common control with Tenant, or (iii) any entity which purchases all or substantially all of the assets of Tenant, or (iv) any entity into which Tenant is merged or consolidated (all such persons or entities described in (i), (ii), (iii) and (iv) being sometimes hereinafter referred to as "Affiliates") shall not
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be deemed a Transfer under this Article 14 (and shall not entitle Landlord to exercise its recapture right pursuant to Section 14.4 above), provided that:
14.7.1 Any such Affiliate was not formed as a subterfuge to avoid the obligations of this Article 14;
14.7.2 Tenant gives Landlord prior written notice of any such assignment or sublease to an Affiliate;
14.7.3 Any such Affiliate has, as of the effective date of any such assignment or sublease, a tangible net worth and net income, in the aggregate, computed in accordance with generally accepted accounting principles (but excluding goodwill as an asset), which is equal to or greater than Tenant as of the effective date of any such assignment or sublease and sufficient to meet the obligations of Tenant under this Lease;
14.7.4 Any such assignment or sublease shall be subject to all of the terms and provisions of this Lease, and such assignee or sublessee shall assume, in a written document reasonably satisfactory to Landlord and delivered to Landlord upon or prior to the effective date of such assignment or sublease, all the obligations of Tenant under this Lease; and
14.7.5 Tenant and any guarantor shall remain fully liable for all obligations to be performed by Tenant under this Lease.
ARTICLE 15
SURRENDER; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in a writing signed by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises.
15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant, reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all debris and rubbish, and such items of furniture, equipment, free-standing cabinet work, and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal.
If Tenant holds over after the expiration of the Lease Term hereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease for the first two (2) months of such holdover and thereafter two hundred percent (200%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease. Such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. Landlord hereby expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys' fees) and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender, and any lost profits to Landlord resulting therefrom.
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ARTICLE 17
ESTOPPEL CERTIFICATES
Within ten (10) days following a request in writing by Landlord, Tenant shall execute and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be in the form as may be required by any prospective mortgagee or purchaser of the Real Property (or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord's mortgagee or prospective mortgagee. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. Failure of Tenant to timely execute and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. Failure by Tenant to so deliver such estoppel certificate shall be a material default of the provisions of this Lease. In addition, Tenant shall be liable to Landlord, and shall indemnify Landlord from and against any loss, cost, damage or expense, incidental, consequential, or otherwise, including attorneys' fees, arising or accruing directly or indirectly, from any failure of Tenant to execute or deliver to Landlord any such estoppel certificate.
This Lease is subject and subordinate to all present and future ground or underlying leases of the Real Property and to the lien of any mortgages or trust deeds, now or hereafter in force against the Real Property, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages or trust deeds, or the lessors under such ground leases or underlying leases, require in writing that this Lease be superior thereto. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage, or if any ground or underlying lease is terminated, to attorn, without any deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale, or to the lessor of such ground or underlying lease, as the case may be, if so requested to do so by such purchaser or lessor and/or if required to do so pursuant to any subordination, non-disturbance and attornment agreement executed by Tenant pursuant to this Article 18, and to recognize such purchaser or lessor as the lessor under this Lease. Tenant shall, within five (5) days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant hereby irrevocably authorizes Landlord to execute and deliver in the name of Tenant any such instrument or instruments if Tenant fails to do so, provided that such authorization shall in no way relieve Tenant from the obligation of executing such instruments of subordination or superiority. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale.
ARTICLE 19
TENANT'S DEFAULTS; LANDLORD'S REMEDIES
19.1 Events of Default by Tenant. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant's sole cost and expense and without any reduction of Rent. The occurrence of any of the following shall constitute a default of this Lease by Tenant:
19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due, where such failure continues for five (5) calendar days after written notice thereof by Landlord to Tenant; provided, however, that any such notice shall be in addition to, and not in lieu of, any notice required under California Code of Civil Procedure Section 1161 or any similar or successor law; or
19.1.2 Any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for fifteen (15) days after written notice thereof from Landlord to Tenant; provided however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 or any similar or successor law; and provided further that if the nature of such default is such that the same cannot reasonably be cured within a fifteen (15)-day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure said default as soon as possible; or
19.1.3 Abandonment or vacation of the Premises by Tenant. Abandonment is herein defined to include, but is not limited to, any absence by Tenant from the Premises for three (3) business days or longer while in default of any provision of this Lease.
19.2 Landlord's Remedies Upon Default. Upon the occurrence of any such default by Tenant, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever.
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19.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following:
The term "rent" as used in this Section 19.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Paragraphs 19.2.1(i) and (ii), above, the "worth at the time of award" shall be computed by allowing interest at the Interest Rate set forth in Section 4.5 of this Lease. As used in Paragraph 19.2.1(iii) above, the "worth at the time of award" shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).
19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee's breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due.
19.2.3 Landlord may, but shall not be obligated to, make any such payment or perform or otherwise cure any such obligation, provision, covenant or condition on Tenant's part to be observed or performed (and may enter the Premises for such purposes). In the event of Tenant's failure to perform any of its obligations or covenants under this Lease, and such failure to perform poses a material risk of injury or harm to persons or damage to or loss of property, then Landlord shall have the right to cure or otherwise perform such covenant or obligation at any time after such failure to perform by Tenant, whether or not any such notice or cure period set forth in Section 19.1 above has expired. Any such actions undertaken by Landlord pursuant to the foregoing provisions of this Section 19.2.3 shall not be deemed a waiver of Landlord's rights and remedies as a result of Tenant's failure to perform and shall not release Tenant from any of its obligations under this Lease.
19.3 Payment by Tenant. Tenant shall pay to Landlord, within fifteen (15) days after delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with Landlord's performance or cure of any of Tenant's obligations pursuant to the provisions of Section 19.2.3 above; and (ii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended. Tenant's obligations under this Section 19.3 shall survive the expiration or sooner termination of the Lease Term.
19.4 Sublessees of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord's sole discretion, succeed to Tenant's interest in such subleases, licenses, concessions or arrangements, In the event of Landlord's election to succeed to Tenant's interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder.
19.5 Waiver of Default. No waiver by Landlord of any violation or breach by Tenant of any of the terms, provisions and covenants herein contained shall be deemed or construed to constitute a waiver of any other or later violation or breach by Tenant of the same or any other of the terms, provisions, and covenants herein contained. Forbearance by Landlord in enforcement of one or more of the remedies herein provided upon a default by Tenant shall not be deemed or construed to constitute a waiver of such default. The acceptance of any Rent hereunder by Landlord following the occurrence of any default, whether or not known to Landlord, shall not be deemed a waiver of any such default, except only a default in the payment of the Rent so accepted.
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19.6 Efforts to Relet. For the purposes of this Article 19, Tenant's right to possession shall not be deemed to have been terminated by efforts of Landlord to relet the Premises, by its acts of maintenance or preservation with respect to the Premises, or by appointment of a receiver to protect Landlord's interests hereunder. The foregoing enumeration is not exhaustive, but merely illustrative of acts which may be performed by Landlord without terminating Tenant's right to possession.
Concurrent with Tenant's execution of this Lease, Tenant shall deposit with Landlord a security deposit (the "Security Deposit") in the amount set forth in Section 10 of the Summary. The Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of all the terms, covenants, and conditions of this Lease to be kept and performed by Tenant during the Lease Term. If Tenant defaults with respect to any provisions of this Lease, including, but not limited to, the provisions relating to the payment of Rent, Landlord may, but shall not be required to, use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or for the payment of any amount that Landlord may spend or become obligated to spend by reason of Tenant's default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant's default. If any portion of the Security Deposit is so used or applied, Tenant shall, within five (5) days after written demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant's failure to do so shall be a default under this Lease. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit, or any balance thereof, shall be returned to Tenant, or, at Landlord's option, to the last assignee of Tenant's interest hereunder, within sixty (60) days following the expiration of the Lease Term. Landlord shall not be required to keep the Security Deposit separate from its general funds and Tenant shall not be entitled to any interest on the Security Deposit. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, and all other provisions of law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant.
ARTICLE 21
COMPLIANCE WITH LAW
Tenant shall not do anything or suffer anything to be done in or about the Premises which will in any way conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated. At its sole cost and expense, Tenant shall promptly comply with all such governmental measures, other than the making of structural changes or changes to the Building's life safety system (collectively the "Excluded Changes") except to the extent such Excluded Changes are required due to Tenant's alterations to or manner of use of the Premises. In addition, Tenant shall fully comply with all present or future programs intended to manage parking, transportation or traffic in and around the Real Property, and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant.
Landlord reserves the right at all reasonable times and upon reasonable notice to Tenant to enter the Premises to: (i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees or tenants, or to the ground or underlying lessors; (iii) to post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building if necessary to comply with current building codes or other applicable laws, or for structural alterations, repairs or improvements to the Building, or as Landlord may otherwise reasonably desire or deem necessary. Notwithstanding anything to the contrary contained in this Article 22, Landlord may enter the Premises at any time, without notice to Tenant, in emergency situations and/or to perform janitorial or other services required of Landlord pursuant to this Lease. Any such entries shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish the stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant's business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant's vaults, safes and special security areas designated in advance by Tenant. In an emergency, Landlord shall have the right to enter without notice and use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises.
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Tenant shall have the right, but not the obligation, to rent throughout the Lease Term the number of parking passes set forth in Section 11 of the Summary, located in those portions of the Parking Facilities as may be designated by Landlord from time to time; provided, however, that prior to the Lease Commencement Date, Tenant shall notify Landlord in writing of the number of such parking passes Tenant shall rent, and thereafter Tenant may from time to time increase or decrease the number of such parking passes Tenant shall rent (up to the maximum amount set forth in Section 11 of the Summary) upon thirty (30) days' advance written notice to Landlord; provided further, however, that any such increase in parking passes that Tenant desires to rent shall be subject to the availability of the parking passes at the time of Tenant's notice to Landlord (as such availability is determined by Landlord in Landlord's sole and absolute (but good faith) discretion). If Tenant fails to deliver its notice specifying the number of parking passes Tenant desires to lease prior to the Lease Commencement Date, then Tenant shall be deemed to have elected to rent all of such parking passes until Tenant delivers a subsequent 30-day advance written notice decreasing such parking passes as provided hereinabove. Tenant shall pay to Landlord for the use of such parking passes, on a monthly basis, the prevailing rate charged from time to time by Landlord or Landlord's parking operator for parking passes in the Parking Facilities where such parking passes are located; provided, however, that during the initial Lease Term only (not including any Option Term, if applicable), the charge for reserved, covered parking passes shall be fixed at Fifty Dollars ($50.00) for each reserved, covered parking pass per month and the charge for unreserved, covered parking passes shall be fixed at Twenty-Five Dollars ($25.00) for each unreserved, covered parking pass per month (which rates are exclusive of any parking tax or other charges described below). As of the date hereof, there is no charge for uncovered, unreserved parking passes. Tenant's continued right to use the parking passes is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the Parking Facilities and upon Tenant's cooperation in seeing that Tenant's employees and visitors also comply with such rules and regulations. In addition, Landlord may assign any parking spaces and/or make all or a portion of such spaces reserved or institute an attendant-assisted tandem parking program and/or valet parking program if Landlord determines in its sole discretion that such is necessary or desirable for orderly and efficient parking, Landlord specifically reserves the right, from time to time, to change the size, configuration, design, layout, location and all other aspects of the Parking Facilities, and Tenant acknowledges and agrees that Landlord, from time to time, may, without incurring any liability to Tenant and without any abatement of Rent under this Lease temporarily close-off or restrict access to the Parking Facilities, or temporarily relocate Tenant's parking spaces to other parking structures and/or surface parking areas within a reasonable distance from the Parking Facilities, for purposes of permitting or facilitating any such construction, alteration or improvements or to accommodate or facilitate renovation, alteration, construction or other modification of other improvements or structures located on the Real Property. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of control attributed hereby to Landlord, The parking rates charged by Landlord for Tenant's parking passes shall be exclusive of any parking tax or other charges imposed by governmental authorities in connection with the use of such parking, which taxes and/or charges shall be paid directly by Tenant or the parking users, or, if directly imposed against Landlord, Tenant shall reimburse Landlord for all such taxes and/or charges within ten (10) days after Tenant's receipt of the invoice from Landlord. The parking passes provided to Tenant pursuant to this Article 23 are provided solely for use by Tenant's own personnel and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord's prior approval.
ARTICLE 24
MISCELLANEOUS PROVISIONS
24.1 Terms; Captions. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections.
24.2 Binding Effect. Each of the provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to the provisions of Article 14 of this Lease.
24.3 No Waiver, No waiver of any provision of this Lease shall he implied by any failure of a party to enforce any remedy on account of the violation of such provision, even if such violation shall continue or be repeated subsequently, any waiver by a party of any provision of this Lease may only be in writing, and no express waiver shall affect any provision other than the one specified in such waiver and that one only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant's right of possession hereunder or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment.
24.4 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Real Property require a modification or modifications of this Lease, which modification or modifications will not cause
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an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that this Lease may be so modified and agrees to execute whatever documents are required therefor and deliver the same to Landlord within ten (10) days following the request therefor. Should Landlord or any such current or prospective mortgagee or ground lessor require execution of a short form of Lease for recording, containing, among other customary provisions, the names of the parties, a description of the Premises and the Lease Term, Tenant agrees to execute such short form of Lease and to deliver the same to Landlord within ten (10) days following the request therefor.
24.5 Transfer of Landlord's Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Real Property, the Building and/or in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of Landlord's obligations hereunder after the date of transfer. The liability of any transferee of Landlord shall be limited to the interest of such transferee in the Real Property and such transferee shall be without personal liability under this Lease, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. Tenant further acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees that such an assignment shall not release Landlord from its obligations hereunder and that Tenant shall continue to look to Landlord for the performance of its obligations hereunder.
24.6 Prohibition Against Recording. Except as provided in Section 24.4 of this Lease, neither this Lease. nor any memorandum, affidavit or other writing with respect thereto, shall he recorded by Tenant or by anyone acting through, under or on behalf of Tenant, and the recording thereof in violation of this provision shall make this Lease null and void at Landlord's election.
24.7 Landlord's Title; Air Rights. Landlord's title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease.
24.8 Tenant's Signs.
24.8.1 Interior Signs. Tenant shall be entitled, at its sole cost and expense, to (i) one (1) identification sign on or near the entry doors of the Premises, and (ii) for multi-tenant floors, one (1) identification or directional sign, as designated by Landlord, in the elevator lobby on the floor on which the Premises are located. Such signs shall be installed by a signage contractor designated by Landlord. The location, quality, design, style, lighting and size of such signs shall be consistent with the Landlord's Building standard signage program and shall be subject to Landlord's prior written approval, in its reasonable discretion. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of such signage and the repair of all damage to the Building caused by such removal. Except for such identification signs. Tenant may not install any signs on the exterior or roof of the Building or the common areas of the Building or the Real Property. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or Building are subject to the prior approval of Landlord, in its sole and absolute discretion.
24.8.2 Building Top Sign. Subject to the approval of all applicable governmental and quasigovernmental entities, and subject to all applicable governmental and quasi-governmental laws, rules, regulations and codes, Landlord hereby grants Tenant the non-exclusive right to have one (1) identification sign containing the name and logo "Ensign Group" or "Ensign Facility Services" on the northwest corner of the north face of the Building perpendicular to the Interstate 5 Freeway (the "Building Top Sign"). The design, size, specifications, graphics, materials, manner of affixing, exact location, colors and lighting (if applicable) of Tenant's Building Top Sign shall be (i) consistent with the quality and appearance of the Real Property, and (ii) subject to the approval of all applicable governmental authorities, and Landlord's reasonable approval, Landlord shall install Tenant's Building Top Sign at Tenant's cost. In addition, Tenant shall pay to Landlord, within ten (10) days after demand, from time to time, all other costs attributable to the fabrication, installation, insurance, lighting (if applicable), maintenance and repair of Tenant's Building Top Sign. The signage right granted to Tenant under this Section 24.8 .2 is personal to the original Tenant executing this Lease ("Original Tenant") and may not be exercised or used by or assigned to any other person or entity. In addition, Original Tenant shall no longer have any right to Tenants Building Top Sign if at any time during the Lease Term the Original Tenant does not lease and occupy the entire Premises. Upon the expiration or sooner termination of this Lease, or upon the earlier termination of Tenant's signage right under this Section 24.8.2, Landlord shall have the right to permanently remove Tenant's Building Top Sign from the Building and to repair all damage to the Building resulting from such removal and restore the affected area to its original condition existing prior to the installation of such Building Top Sign, and Tenant shall reimburse Landlord for the costs thereof.
24.9 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant.
24.10 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of Tenant's designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect.
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24.11 Time of Essence. Time is of the essence of this Lease and each of its provisions.
24.12 Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law.
24.13 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representation. including, but not limited to, any representation whatsoever as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the Exhibits attached hereto.
24.14 Landlord Exculpation. It is expressly understood and agreed that notwithstanding anything in this Lease to the contrary, and notwithstanding any applicable law to the contrary, the liability of Landlord and the Landlord Parties hereunder (including any successor landlord) and any recourse by Tenant against Landlord or the Landlord Parties shall be limited solely and exclusively to an amount which is equal to the interest of Landlord in the Real Property, and neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant.
24.15 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. This Lease and any side letter or separate agreement executed by Landlord and Tenant in connection with this Lease and dated of even date herewith contain all of the terms, covenants, conditions, warranties and agreements of the parties relating in any manner to the rental, use and occupancy of the Premises, shall be considered to be the only agreement between the parties hereto and their representatives and agents, and none of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. All negotiations and oral agreements acceptable to both parties have been merged into and are included herein. There are no other representations or warranties between the parties, and all reliance with respect to representations is based totally upon the representations and agreements contained in this Lease.
24.16 Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Building and at the Real Property as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building and Real Property. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Real Property.
24.17 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform (including, but not limited to, delays encountered by Landlord affecting the design and construction of the Tenant Improvements because of delays due to excess time in obtaining governmental permits or approvals beyond the time normally required to obtain such permits or approvals for similar space as the Premises as of the date hereof, similarly improved, in high-rise office buildings in the South Orange County area), except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease and except with respect to Tenant's obligations under the Tenant Work Letter (collectively, the "Force Majeure"), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party's performance caused by a Force Majeure.
24.18 Waiver of Redemption by Tenant. Tenant hereby waives for Tenant and for all those claiming under Tenant all right now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant's right of occupancy of the Premises after any termination of this Lease.
24.19 Notices. All notices, demands, statements or communications (collectively, "Notices") given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid, return receipt requested, or delivered personally (i) to Tenant at the appropriate address set forth in Section 5 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the addresses set forth in Section 3 of the Summary, or to such other firm or to such other place as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given on the date it is mailed as provided in this Section 24.19 or upon the date personal delivery is made. If Tenant is notified of the identity and address of Landlord's mortgagee or ground or underlying lessor, Tenant shall give to such mortgagee or ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such mortgagee or ground or underlying lessor shall be given a reasonable opportunity to cure such default prior to Tenant's exercising any remedy available to Tenant.
24.20 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several.
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6.5 Tenant's Lease Default. Notwithstanding any provision to the contrary contained in the Lease, if an event of default by Tenant as described in Section 19.1 of the Lease or any default by Tenant under this Tenant Work Letter has occurred at any time on or before the Substantial Completion of the Premises, then (i) in addition to all other rights and remedies granted to Landlord pursuant to the Lease, at law and/or in equity, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may cause Contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as set forth in Section 5.2 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of the Lease (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such inaction by Landlord). In addition, if the Lease is terminated prior to the Lease Commencement Date, for any reason due to a default by Tenant as described in Section 19.1 of the Lease or under this Tenant Work Letter, in addition to any other remedies available to Landlord under the Lease, at law and/or in equity, Tenant shall pay to Landlord, as Additional Rent under the Lease, within five (5) days of receipt of a statement therefor, any and all costs incurred by Landlord (including any portion of the Tenant Improvement Allowance disbursed by Landlord) and not reimbursed or otherwise paid by Tenant through the date of such termination in connection with the Tenant Improvements to the extent planned, installed and/or constructed as of such date of termination, including, but not limited to, any costs related to the removal of all or any portion of the Tenant Improvements and restoration costs related thereto.
EXHIBIT B
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28. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Building and/or Real Property. Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord's judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, Building and Real Property, and for the preservation of good order therein, as well as for the convenience of other occupants and tenants therein. Landlord shall not be responsible to Tenant or to any other person for the nonobservance of the Rules and Regulations by another tenant or other person. Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises.
EXHIBIT D
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This Extension Option Rider ("Extension Rider") is made and entered into by and between MISSION RIDGE ASSOCIATES LLC, a Delaware limited liability company ("Landlord"), and ENSIGN FACILITY SERVICES, INC., a Nevada corporation ("Tenant"), and is dated as of the date of the Office Lease ("Lease") by and between Landlord and Tenant to which this Extension Rider is attached. The agreements set forth in this Extension Rider shall have the same force and effect as if set forth in the Lease. To the extent the terms of this Extension Rider are inconsistent with the terms of the Lease, the terms of this Extension Rider shall control.
1. Option Right. Landlord hereby grants Tenant two (2) options to extend the Lease Term for a period of three (3) years each (each, an "Option Term"), which option shall be exercisable only by written Exercise Notice (as defined below) delivered by Tenant to Landlord as provided below. Upon the proper exercise of such option to extend, the Lease Term shall be extended for the applicable Option Term. Notwithstanding the foregoing, at Landlord's option. in addition to any other remedies available to Landlord under the Lease, at law and/or in equity, Tenant shall not have the right to extend the Lease Term for the applicable Option Term if as of the date of delivery of the Exercise Notice by Tenant, or as of the end of the Lease Term (or prior Option Term, if applicable), Tenant is in default under the Lease after expiration of any applicable notice and cure period. The rights contained in this Extension Rider shall be personal to the Original Tenant and any assignee that is an Affiliate of the Original Tenant's entire interest in the Lease pursuant to Section 14.7 of the Lease and may only be exercised by the Original Tenant or such assignee that is an Affiliate (and not any other assignee, sublessee or other transferee of the Original Tenant's interest in the Lease) if the Original Tenant (or such assignee that is an Affiliate) occupies the entire Premises as of the date of the Exercise Notice.
2. Option Rent. The annual Base Rent payable by Tenant during the applicable Option Term (the "Option Rent") shall be equal to the "Fair Market Rental Rate" for the Premises. As used herein, the "Fair Market Rental Rate" for purposes of determining the annual Base Rent for the applicable Option Term shall mean the annual Base Rent at which tenants, as of the commencement of the applicable Option Term, will be leasing nonsublease space comparable in size, location and quality to the Premises for a comparable term, which comparable space is located in the Building, the Adjacent Building and in other comparable first class office buildings in the South Orange County area, taking into consideration all free rent and other out-of-pocket concessions generally being granted at such time for such comparable space for the applicable Option Term (including, without limitation, any tenant improvement allowance provided for such comparable space, with the amount of such tenant improvement allowance to be provided for the Premises during the applicable Option Term to be determined after taking into account the age, quality and layout of the tenant improvements in the Premises as of the commencement of the applicable Option Term with consideration given to the fact that the improvements existing in the Premises are specifically suitable to Tenant). All other terms and conditions of the Lease shall apply throughout the applicable Option Term; however, Tenant shall, in no event, have the option to extend the Lease Term beyond the last Option Term described in Section 1 above.
3. Exercise of Option. Each of the options contained in this Extension Rider shall be exercised by Tenant, if at all, only in the following manner: (i) Tenant shall deliver written notice ("Interest Notice") to Landlord not more than thirteen (13) months nor less than twelve (12) months prior to the expiration of the initial Lease Term or the first Option Term, as applicable, stating that Tenant may be interested in exercising its option;
EXTENSION
OPTION RIDER
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(ii) Landlord, after receipt of Tenant's Interest Notice, shall deliver notice (the "Option Rent Notice") to Tenant not less than ten (10) months prior to the expiration of the initial Lease Term or the first Option Term, as applicable, setting forth the Option Rent; and (iii) if Tenant wishes to exercise such option, Tenant shall, on or before the date (the "Exercise Date") which is nine (9) months prior to the expiration of the initial Lease Term or the first Option Term, as applicable, exercise the option by delivering written notice ("Exercise Notice") thereof to Landlord. Tenant's failure to deliver the Interest Notice or Exercise Notice on or before the applicable delivery dates therefor specified hereinabove shall be deemed to constitute Tenant's waiver of its extension rights hereunder. Concurrently with Tenant's delivery of the Exercise Notice, Tenant may object, in writing, to Landlord's determination of the Fair Market Rental Rate set forth in the Option Rent Notice, in which event such Fair Market Rental Rate shall be determined pursuant to Section 4 below. If Tenant timely delivers the Exercise Notice but fails to timely object in writing to Landlord's determination of the Fair Market Rental Rate set forth in the Option Rent Notice, Tenant shall be deemed to have accepted Landlord's determination thereof in the Option Rent Notice and the following provisions of Section 4 shall not apply.
4. Determination of Option Rent. If Tenant timely and appropriately objects in its Exercise Notice to Landlord to the Fair Market Rental Rate for the applicable Option Term initially determined by Landlord, then Landlord and Tenant shall attempt in good faith to agree upon the Fair Market Rental Rate. If Landlord and Tenant fail to reach agreement within ten (10) business days following Tenant's delivery of such Exercise Notice (the "Outside Agreement Date"), then each party shall submit to the other party a separate written determination of the Fair Market Rental Rate within fifteen (15) business days after the Outside Agreement Date, and such determinations shall be submitted to arbitration in accordance with the provisions of Sections 4.1 through 4.7 below. The failure of Tenant or Landlord to submit a written determination of the Fair Market Rental Rate within such fifteen (15) business day period shall conclusively be deemed to be such party's approval of the Fair Market Rental Rate submitted within such fifteen (15) business day period by the other party.
4.1 Landlord and Tenant shall each appoint one (1) arbitrator who shall by profession be an independent real estate broker who shall have no ongoing relationship with Tenant or Landlord and who shall have been active over the five (5) year period ending on the date of such appointment in the leasing of first-class office buildings in the South Orange County area. The determination of the arbitrators shall be limited solely to the issue of whether Landlord's or Tenant's submitted Fair Market Rental Rate is the closer to the actual Fair Market Rental Rate as determined by the arbitrators, taking into account the requirements with respect thereto set forth in Section 2 above. Each such arbitrator shall be appointed within fifteen (15) days after the Outside Agreement Date.
4.2 The two (2) arbitrators so appointed shall, within fifteen (15) days of the date of the appointment of the last appointed arbitrator, agree upon and appoint a third arbitrator who shall be qualified under the same criteria set forth hereinabove for qualification of the initial two (2) arbitrators.
4.3 The three (3) arbitrators shall, within thirty (30) days of the appointment of the third arbitrator, reach a decision as to which of Landlord's or Tenant's submitted Fair Market Rental Rate is closer to the actual Fair Market Rental Rate and shall select such closer determination as the Fair Market Rental Rate and notify Landlord and Tenant thereof in writing.
4.4 The decision of the majority of the three (3) arbitrators shall be binding upon Landlord and Tenant.
EXTENSION
OPTION RIDER
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4.5 If either Landlord or Tenant fails to appoint an arbitrator within the time period specified in Section 4.1 hereinabove, the arbitrator appointed by one of them shall reach a decision, notify Landlord and Tenant thereof, and such arbitrator's decision shall be binding upon Landlord and Tenant.
4.6 If the two (2) arbitrators fail to agree upon and appoint a third arbitrator, within the time period provided in Section 4.2 above, then the parties shall mutually select the third arbitrator. If Landlord and Tenant are unable to agree upon the third arbitrator within ten (l0) days after the fifteen (15) day period described in Section 4.2 above, then either party may, upon at least five (5) days' prior written notice to the other party, request the Presiding Judge of the Orange County Superior Court, acting in his private and nonjudicial capacity, to appoint the third arbitrator. Following the appointment of the third arbitrator, the panel of arbitrators shall within thirty (30) days thereafter reach a decision as to whether Landlord's or Tenant's submitted Fair Market Rental Rate shall be used and shall notify Landlord and Tenant thereof.
4.7 The cost of the arbitrators and the arbitration proceeding shall be paid by the non-prevailing party.
"Landlord": | MISSION RIDGE ASSOCIATES LLC, a Delaware limited liability company | ||
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By: |
Legacy Partners Commercial, L.P., a California limited partnership, as property manager and agent for Landlord |
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By: |
Legacy Partners Commercial, Inc., a Texas corporation |
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By: |
/s/ DEBRA SMITH Name: Debra Smith Its: Executive VP |
"Tenant": |
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ENSIGN FACILITY SERVICES, INC., a Nevada corporation |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN Name: Christopher R. Christensen Its: President |
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By: |
/s/ BEVERLY B. WITTEKIND Name: Beverly B. Wittekind Its: VP |
EXTENSION
OPTION RIDER
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1. Guaranty. THE ENSIGN GROUP, INC., a Delaware corporation, whose address is 27101 Puerta Real, Suite 450, Mission Viejo, California 92691 ("Guarantor"), as a material inducement to and in consideration of MISSION RIDGE ASSOCIATES LLC, a Delaware limited liability company, as Landlord, entering into that certain lease (the "Lease") dated as of even date herewith, with ENSIGN FACILITY SERVICES, INC., a Nevada corporation, as Tenant, concerning office space located at 27101 Puerta Real, Mission Viejo, California, hereby unconditionally and irrevocably guarantees and promises to and for the benefit of Landlord that Tenant shall perform all of its covenants under the Lease, including but not limited to the payment of rent and all other sums now or hereafter becoming due or payable under the Lease.
2. Standard Provisions. A separate action may be brought or prosecuted against Guarantor whether or not the action is brought or prosecuted against Tenant. If Tenant defaults under the Lease, Landlord may proceed immediately against Guarantor or Tenant, or both, or Landlord may enforce against Guarantor or Tenant, or both, any rights that it has under the Lease or against Guarantor pursuant to this Guaranty. If the Lease terminates Landlord may enforce any remaining rights thereunder against Guarantor without giving previous notice to Tenant or Guarantor, and without making any demand on either of them. This Guaranty shall not be affected by Landlord's failure or delay to enforce any of its rights hereunder or under the Lease. Guarantor hereby waives notice of or the giving of its consent to any amendments which may hereafter be made to the terms of the Lease, and this Guaranty shall guarantee the performance of the Lease as amended, or as the same may be assigned from time to time. Guarantor waives the right to require Landlord to (i) proceed against Tenant; (ii) proceed against or exhaust any security that Landlord holds from Tenant; or (iii) pursue any remedy in Landlord's power. Guarantor waives any defense by reason of any disability of Tenant, the statute of limitations and any other defense based on the termination of Tenant's liability from any cause. Until all of Tenant's obligations to Landlord have been discharged in full, Guarantor shall have no right of subrogation against Tenant. Guarantor waives its right to enforce any remedies that Landlord now has, or later may have, against Tenant. Guarantor waives any right to participate in any security now or later held by Landlord. Guarantor waives all presentments, demands for performance, notices of nonperformance, protests, notices of protest, notices of dishonor, and notices of acceptance of this Guaranty, and waives all notices of existence, creation, or incurring of new or additional obligations from Tenant to Landlord. Without limiting the generality of the preceding waivers, Guarantor hereby expressly waives any and all benefits under California Civil Code Sections 2809, 2810, 2819, 2820, 2821, 2822, 2845, 2848, 2849 and 2850 of the Civil Code of the State of California, as recodified from time to time (except the right to require contribution from co-sureties as set forth in Section 2848 therein). If Landlord disposes of its interest in the Lease, "Landlord," as used in this Guaranty, shall mean Landlord's successors in interest and assigns. If Landlord is required to enforce Guarantor's obligations by legal proceedings, Guarantor shall pay to Landlord all costs incurred, including, without limitation, Landlord's reasonable attorneys' fees and all costs and other expenses incurred in any collection or attempted collection or in any negotiations relative to the obligations hereby guaranteed, or in enforcing this Guaranty against the undersigned, individually and jointly. This Guaranty will continue unchanged by any bankruptcy, reorganization or insolvency of the Tenant or any successor or assignee thereof or by any disaffirmance or abandonment by a trustee of Tenant. Guarantor's obligations under this Guaranty may not be assigned and shall be binding upon Guarantor's heirs and successors; This Guaranty shall be governed by the laws of, and may be enforced in the courts of, the State of California.
Dated: August 2, 2003 Guarantor:
THE ENSIGN GROUP, INC.,
a Delaware corporation |
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By: |
/s/ CHRISTOPHER R. CHRISTENSEN Name: Christopher R. Christensen Its: President |
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By: |
/s/ GREGORY K. STAPLEY Name: Gregory K. Stapley Its: V.P. |
First Amendment to Lease Agreement
Change of Commencement Date
This First Amendment to Lease Agreement (the "Amendment") is made and entered into to be effective as of January 15, 2004, by and between MISSION RIDGE ASSOCIATES LLC, a Delaware limited liability company ("Landlord"), and ENSIGN FACILITY SERVICES, INC. a Nevada corporation ("Tenant"), with reference to the following facts:
Recitals
A. Landlord and Tenant have entered into that certain Lease Agreement dated August 28, 2003 (the "Lease"), for the leasing of certain premises containing approximately 15,920 rentable square feet of space located at 27101 Puerta Real, Suite 450, Mission Viejo, California (the "Premises") as such Premises are more fully described in the Lease.
B. Landlord and Tenant wish to amend the Commencement Date of the Lease.
NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant hereby agree as follows:
for
the period 2/01/04 to 1/31/05 the monthly Base Rent shall be $34,228.00;
for the period 2/01/05 to 8/31/05 the monthly Base Rent shall be $35,183.20;
for the period 9/01/05 to 8/31/06 the monthly Base Rent shall be $35,979.20;
for the period 9/01/06 to 8/31/07 the monthly Base Rent shall be $36,775.20;
for the period 9/01/07 to 8/31/08 the monthly Base Rent shall be $37,571.20; and
for the period 9/01/08 to 9/30/09 the monthly Base Rent shall be $38,367.20.
Provided Tenant faithfully performs all of the terms and conditions of this Lease, landlord hereby agrees to (i) abate Tenant's obligation to pay Tenant's monthly Base Rent for the first (1st), second (2nd), third (3rd), fourth (4th), fifth (5th), sixth (6th) full months of the initial Lease Term for the entire Premises and (ii) abate Tenant's obligation to pay Tenant's monthly Base Rent as to four thousand (4,000) rentable square feet of the Premises for the seventh (7th), eighth (8th), ninth (9th), tenth (10th), eleventh (11th) and twelfth (12th) full calendar months of the initial Lease Term.
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assigns. Each party hereto and the persons signing below warrant that the person signing below on such party's behalf is authorized to do so and to bind such party to the terms of this Amendment.
IN WITNESS WHEREOF, the parties have executed this Amendment as of the date and year first above written.
Tenant:
ENSIGN FACILITY SERVICES, INC. a Nevada corporation
By: | /s/ CHRISTOPHER R. CHRISTENSEN |
Its: | President |
Date: | 6/07/04 |
By: |
/s/ J. RICHARD TOOLE |
Its: | Secy |
Date: | 6/09/04 |
Landlord: |
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MISSION RIDGE ASSOCIATES LLC,
a Delaware limited liability company, Owner |
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By: |
LEGACY PARTNERS COMMERCIAL, L.P., a California limited partnership, as property manager and agent for Owner |
By: |
LEGACY PARTNERS COMMERCIAL, INC., a Texas corporation |
By: |
/s/ DEBRA SMITH Senior Vice President |
Date: | 6/17/04 |
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Exhibit 10.41
FORM OF INDEPENDENT CONSULTING AND
CENTRALIZED SERVICES AGREEMENT
(Non-Clinical)
Ensign Facility Services, Inc.
Effective Date: | ||
CONSULTANT: |
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ENSIGN FACILITY SERVICES, INC., a Nevada corporation |
Address: |
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32232 Paseo Adelanto, Suite 100 San Juan Capistrano, CA 92675 |
Phone: |
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(949) 487-9500 |
Fax: |
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(949) 487-9300 |
FACILITY: |
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[EACH FACILITY OPERATED BY THE ENSIGN GROUP, INC. OR ITS SUBSIDIARIES IS SEPARATELY A PARTY TO THIS FORM OF AGREEMENT] |
Address: |
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Phone: |
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Fax: |
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FEIN: |
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THIS INDEPENDENT CONSULTING AND CENTRALIZED SERVICES AGREEMENT ("Agreement") is made and entered into by and between the above-named Consultant and Facility as of the Effective Date, with respect to the following facts and intentions:
A. Facility is an independent long-term care facility with its own administrative and clinical leadership and staff operating in and from premises located at the address set forth above (the "Facility Premises"), providing inpatient skilled nursing, rehabilitation and therapy services, and other goods and services to the community associated with the long-term care industry; and
B. Consultant is a provider of centralized accounting, payroll, legal, human resources, benefits, risk management, purchasing, technology, training, motivation, compliance, credit enhancement, billing and collection services, as well as other goods and services frequently provided by the corporate or regional service centers of multi facility long-term care chains and other businesses, to aid the efficient, competitive and sound operation of individual businesses and facilities like Facility; and
C. Facility desires to engage the services of Consultant to assist Facility personnel with the non-care and non-clinical aspects of Facility's operations and activities, in order to permit Facility personnel to more effectively focus on Facility's primary mission of rendering superior long-term care services to the Facility's patients and residents;
IN CONSIDERATION OF THE PREMISES and for other good and valuable consideration, the receipt and sufficiency of which the parties hereby mutually acknowledge, the parties agree:
1. Incorporation of Exhibits and Recitals The Recitals set forth above, as well as the exhibits attached hereto, are incorporated herein by this reference as if fully set forth herein.
2. Consultant's Duties The Consultant agrees to provide such of the following services as Facility, at Facility's option and request from time to time, desires to obtain from Consultant during the term of this Agreement, and to perform its duties hereunder in a good, professional and workmanlike manner. Such duties shall include, without limitation (herein the "Services"):
2.1. Consultant's Duties, Generally.
2.1.1. Consultant will provide Services in substantial conformance to applicable federal and state laws and the established policies of Consultant and Facility in effect from time to time, and Consultant will conduct periodic self-audit/compliance reviews in order to ensure that Consultant substantially complies with federal, state and local statutes and regulations applicable to the provision of the Services. Facility hereby grants to Consultant a limited power of attorney to act in Facility's name and stead for the convenience of Facility and/or Consultant, provided that this power shall not be used except in conjunction with Services under this Agreement.
2.1.2. Consultant shall make clear to all parties with whom it deals in the course of rendering the Services that it is an independent contractor and not an employer, employee, partner, co-venturer or other affiliate of Facility. At all times while in the Facility, Consultant's employees and representatives shall wear uniforms and/or badges clearly indicating their affiliation with Consultant.
2.2. Specific Duties of Consultant. During the term of this Agreement, Consultant shall provide to Facility and its staff, residents and patients, the specific Services listed on Exhibit A. In the event of any conflict between the terms of Exhibit A and the terms contained in the main body of this Agreement, the terms of Exhibit A shall control. Consultant's duties shall specifically not include (i) the rendition of any direct care to patients or residents, (ii) the rendition of clinical advice for the care or treatment of any particular patient or resident, (iii) maintenance or handling of patient trust property, or (iv) any other service not specifically enumerated herein as a part of the Services and requested by Facility, all of which shall be the sole duty and domain of Facility, its administrators, caregivers and other staff.
3. Facility's Duties . Facility shall:
3.1. Operate its business in and from the Facility Premises in substantial compliance with applicable laws and regulations, and maintain all federal and state licenses and certifications required to operate the Facility and provide Services to patients and residents (collectively the "Licenses"). Facility shall perform all duties required of a licensee and provider under applicable local, state and federal laws, codes, regulations and provider agreements affecting the operation of the Facility. Within five (5) days of receipt, Facility shall deliver to Consultant notification of any actual revocation or suspension of its Licenses.
3.2. Not unreasonably restrict or limit the Consultant's right to exercise its independent professional judgment, including its right to recommend Services to be rendered and to render such Services using such methods, technologies and procedures as Consultant deems appropriate.
3.3. Timely furnish Consultant with such information and materials as might ordinarily be expected for Consultant to perform its duties hereunder. Facility shall be solely responsible to assure the accuracy and completeness of all information provided by Facility and its personnel to Consultant, and Consultant shall be entitled to rely thereon without inquiry or diligence of any kind.
3.4. As and to the extent that Consultant's employees and agents require access to the Facility Premises to perform the Services, Facility shall provide adequate working space, equipment and access to Facility's staff for the provision of Services. Equipment and materials placed at the
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Facility by Consultant shall be used exclusively for the purposes of this Agreement. Upon termination or at Consultant's request, Facility shall return equipment and materials, in the same condition as when delivered to Facility, reasonable wear and tear excepted.
3.5. In addition to the foregoing, during the term of this Agreement, Facility shall cooperate with Consultant and Consultant's other client facilities and businesses as more fully set forth in Exhibit A.
4. Compensation.
4.1. For and in consideration of the services to be provided under this Agreement, the Facility shall pay to the Consultant as the "Consultant Compensation" a monthly consulting fee equal to five percent (5.0%) of Facility's gross revenue from all sources. A reasonable estimate of anticipated monthly Consultant Compensation shall be paid on or before the first (1st) day of each month during the Term hereof, and shall be "trued up" at the beginning of the next following month with such following month's estimated payment. Payment for any partial month of the Term shall be prorated based on the number of days during the month that Consultant served under this Agreement. In the event Facility closes or its census is or drops below 60% of licensed capacity during any month during the Term, the Consultant Compensation for any such month or partial month shall be calculated, at Consultant's option, based on historical revenues and patient mix, as if the occupancy were at 60%. At Consultant's option Consultant shall be entitled to deduct the Consultant Compensation from sums collected for Facility by Consultant, and shall provide Facility with invoices (or if paid by deduction accountings) for the monthly fee by the last day of the month following the month of service.
4.2. In addition to and not as part of the Consultant Compensation, Facility shall reimburse Consultant for all costs and expenses advanced, incurred or paid by Consultant in the rendition Services.
5. Insurance.
5.1. Consultant agrees to maintain general liability insurance during the term of this agreement in an amount not less than One Million Dollars ($1,000,000) per claim and Three Million Dollars ($3,000,000) in the aggregate.
5.2. Facility agrees to maintain general and professional liability insurance in an amount not less than One Million Dollars ($1,000,000) per occurrence and Three Million Dollars ($3,000,000) in the aggregate.
5.3. Both parties agree to maintain such other and further insurance as may be required by law or the terms of any agreement to which they are parties, including without limitation worker's compensation insurance (where required by law), directors and officers coverage, automobile and similar liability, and property and casualty insurance.
5.4. All insurance policies shall (i) be issued by insurance companies with a policyholder rating of at least "B+" in the most recent version of Best's Key Rating Guide, and (ii) for Facility's coverage, be written by companies authorized to do so in the State where the Facility Premises are located. Facility's policies shall additionally (iii) name Ensign Facility Services, Inc. and The Ensign Group, Inc. as "additional insureds," and (iv) provide that they will not be cancelled on less than ten (10) days' prior written notice to Consultant. A current certificate or other acceptable evidence of Facility's insurance shall be timely deposited and kept on file with Consultant during the Term.
6. Term and Termination. The Term of this Agreement shall commence on the Effective Date and continue thereafter for a period of one (1) year. This Agreement shall automatically extend for additional periods of one (1) year each unless written notice of termination is given not less than sixty
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(60) days prior to the end of the then-current term. Notwithstanding anything contained herein to the contrary, either party may terminate this Agreement and the Term hereof at any time during the Term upon sixty (60) days written notice; further, in the event of (i) abandonment by a party of its duties hereunder, or (ii) nonpayment of any Consultant Compensation within five (5) days after delivery of invoice or other written demand therefor; or (iii) any breach or violation of this Agreement (other than non-payment of Consultant Compensation) which is not cured within thirty (30) days following delivery of written notice of such breach or violation, (iv) any material violation of law or regulations, or loss or failure of license or licensure, or and violation of the eligibility requirements for reimbursement under any government program by a party, or (v) the occurrence or existence of any condition, practice, procedure, action, inaction or omission of, by or involving a party which, in the reasonable opinion of the other party constitutes either a threat to the health, safety and welfare of any patient or a violation of any law, regulation, requirement, Licenses, eligibility or material agreement governing Facility's or Consultant's operation, then the other party shall have the right to summarily and immediately terminate this Agreement upon written notice to the first party.
7. Regulatory Changes. Facility and Consultant mutually agree that in the event local, state or federal government agencies promulgate regulations which materially affect the terms of this Agreement, including but not limited to changes affecting the cost of providing Services hereunder, this Agreement shall be immediately subject to renegotiation upon the initiative of either party.
8. Warranties.
8.1. Facilities Warranties . Facility hereby makes the following warranties and representations to Consultant in connection with Consultant's entry into this Agreement, which warranties shall survive the termination of this Agreement:
8.1.1. Facility is properly licensed by the State in which the Facility's operation(s) is located by the proper licensing and certification authorities for such State, and all permits and licenses required for the operation of Facility's business(es) have been received and are now currently effective.
8.1.2. As of the Effective Date, except as specifically disclosed on Schedule 7 attached hereto and incorporated herein, there is no litigation, administrative proceedings, event or hold or similar lien on State or Federal payments to Facility, either underway or threatened, nor are their arbitration proceedings or governmental investigations relating to the Facility, or the business conducted thereon underway or threatened against Facility or the Facility
8.1.3. To the best of Facility's knowledge, the business operations of the Facility at the Commencement Date comply with all local, State and Federal zoning, labor and other applicable laws, ordinances, rules and regulations applicable to the Facility.
8.1.4. Facility has been duly formed in the state of its domicile and remains in good standing in such state, and (if operating in a state other than its domicile) has been duly registered and authorized to do business in the state where its business operation(s) is located and is in good standing in that state as well.
8.1.5. Facility is authorized to consummate the transactions covered by this Agreement.
8.2. Consultant's Warranties. Consultant hereby makes the following warranties and representations to Facility in connection with Facility's entry into this Agreement, which warranties shall survive the termination of this Agreement:
8.2.1. Consultant is a Nevada corporation in good standing, and is registered to do business in, and is in good standing with, the State of California.
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8.2.2. Consultant is authorized to consummate the transactions covered by this Consulting Agreement.
9. Licensure, Eligibility and Compliance.
9.1. Consultant acknowledges that its activities under this Agreement may be governed by, inter alia, the United States Department of Health and Human Services' Office of the Inspector General's Compliance Program Guidelines for Skilled Nursing Facilities. Consultant represents and warrants that neither Consultant nor any individual or entity with a direct or indirect ownership or control interest of five percent (5%) or more in Consultant, nor any director, officer, agent or employee of such party, is debarred, suspended or excluded under any state or federal healthcare program it is currently eligible to participate in Medicare, Medicaid, and all other federally funded health care programs and is not subject to any sanction or exclusion by any of those programs. Consultant agrees to immediately disclose any actual or threatened federal, state or local investigations or imposed sanctions of any kind, in progress or initiated subsequent to the date of entering into this Agreement. Consultant further represents and warrants that it is not currently sanctioned under any applicable state or federal fraud and abuse statutes, including exclusion from any state or federal health care program. If, during the term of this Agreement, Consultant, its parent, or any officer, director or owner receives such a sanction, or notice of proposed sanction, Consultant shall provide notice of and a full explanation of such sanction or proposed sanction and the period of its duration within ten (10) days of receipt. Facility reserves the right to terminate the Agreement immediately upon receipt of notice that Consultant has been sanctioned under fraud and abuse statutes and/or any other federal, state or local regulation.
9.2. If the Facility Premises are located in the state of Texas, Consultant agrees to complete, execute and deliver to Facility upon request a Certification Regarding Debarment, Suspension, Ineligibility and Voluntary Exclusion for Covered Contracts on Form 2046 as promulgated by the Texas Department of Protective & Regulatory Services.
9.3. Consultant acknowledges that it has received a copy of Facility's Corporate Compliance Program, and agrees to abide by the provisions thereof governing Vendors and Vendor services.
10. Consultant's Schedule and Availability.
10.1. Consultant shall be reasonably available to the Facility on an on-call basis, and shall spend sufficient time at the Facility Premises each month to fulfill Consultant's duties hereunder.
10.2. Nothing in this Agreement shall be construed as limiting or restricting in any manner Consultant's right to render the same or similar services to other individuals or entities, including but not limited to, other nursing homes and acute care facilities during or subsequent to the Term of this Agreement; similarly, nothing in this Agreement shall require Facility to exclusively use all of Consultant's services in the Facility during the Term of this Agreement.
10.3. Consultant's employees and representatives are entitled to be reasonably absent for annual vacations, sick leave, continuing education, and personal reasons; provided that in the event of any absence Consultant shall consult with the Facility concerning the impending absence and cooperate with the Facility in providing alternate resources to Facility to temporarily fulfill Consultant's duties during the period of absence.
11. Contractual Relationship.
11.1. Independent Contractor . It is expressly acknowledged by both parties that Consultant is an independent contractor. Nothing herein is intended to be construed to create an employer-employee, partnership, joint venturer or other relationship between Consultant and the Facility. Facility has and shall retain all statutory liability and responsibility for the continued operation of the Facility as the licensee under Facility's Licenses. No provision of this Agreement shall create
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any right in the Facility to exercise control or direction over the manner or method by which Consultant performs its duties or renders Services hereunder, nor shall Consultant exercise control or direction over the manner or method by which Facility operates or serves its patients and residents; provided always, that services shall be provided in a manner consistent with all applicable laws, rules and regulations of all governmental authorities, and Facility's Corporate Compliance Program. Facility will not withhold from compensation payable to Consultant hereunder, or be in any way responsible for, any sums for income tax, employment insurance, Social Security, or any other agency and Consultant agrees that the payment of all such amounts as may be required by law are and shall be the sole responsibility of Consultant.
11.2. Fair Market Value . The amounts to be paid to Consultant hereunder have been determined by the parties through good faith and arms-length bargaining to be the fair market value of the services to be rendered hereunder. No amount paid or to be paid hereunder is intended to be, nor will it be construed as, an offer, inducement or payment, whether directly or indirectly, overtly or covertly, for the referral of patients by Consultant to Facility, or by Facility to Consultant, or for the recommending or arranging of the purchase, lease or order of any item or service. For purposes of this section, Consultant and Facility will include each such entity and any affiliate thereof. No referrals are required under this Agreement.
11.3. Work Product . The work product created in the course of Consultant's services under this agreement shall be the exclusive property of Consultant, and all manuals, forms, and documents (including without limitation, all writings, drawings, blueprints, pictures, recordings, computer or machine readable data, and all copies or reproductions thereof) which result from, describe or relate to the services performed or to be performed pursuant to this agreement or the results thereof, including without limitation all notes, data, reports or other information received or generated in the performance of this Agreement (excepting data incorporated in medical records required to be kept and maintained by Facility), shall be the exclusive property of Consultant and shall be delivered to Consultant upon request.
11.4. Consultant's Employees, Non-Solicitation . During the term of this Agreement, Facility shall not solicit the services of or hire, as an employee or independent contractor at the Facility, of (i) any Consultant employee, agent or representative who provided, managed or otherwise was involved in the provision of Services to Facility within the previous twelve (12) months (a "Restricted Employee"), or (ii) any business enterprise or other entity in which such Restricted Employee owns a twenty percent (20%) or greater interest. Nothing herein shall preclude Facility from advertising available positions or opportunities by posting in the Facility or through newspaper ads or other generally accepted recruiting mediums. The parties acknowledge that the restrictions set forth in this Article are reasonable in scope and important to Consultant's business interests, and that the enforcement of this Article does not restrict Facility from engaging in Services for its own account. In the event that Facility hires a Restricted Employee, facility shall pay a recruiting fee to Consultant in the amount of Seven Thousand Five Hundred and No/100 Dollars ($7,500.00) per Restricted Employee hired.
11.5. HUD Identity-of-Interest Provisions . In the event that there is any "identity-of-interest" between Facility and Consultant as defined under regulations promulgated by the United States Department of Housing and Urban Development ("HUD"), then upon request of HUD or Facility, Consultant will make available to HUD, at a reasonable time and place, its records and records of identity-of-interest companies which relate to the goods and services charged to the Facility. Records and information will be sufficient to permit HUD to determine the services performed, the dates the services were performed, the location at which the services were performed, the time consumed in providing the services, the charges made for the materials, and the per-unit and total charges levied for said services.
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12. Indemnification.
12.1. Facility agrees to defend, indemnify, and hold Consultant, its parent, subsidiaries, affiliated and related companies, directors, officers, employees, and agents, wholly harmless from and against any and all costs (including reasonable attorney's fees) liabilities, claims, losses, lawsuits, settlements, demands, causes, judgments and expenses arising from the performance of this Agreement to the extent that such costs and liabilities result from the negligence or willful misconduct of Facility.
12.2. Consultant agrees to defend, indemnify, and hold Facility, its parent, subsidiaries, affiliated and related companies, directors, officers, employees, and agents, wholly harmless for, from and against any and all costs (including reasonable attorney's fees), liabilities, claims, losses, lawsuits, settlements, demands, causes, judgments and expenses arising from or connected with Consultant's acts or omissions or the performance of this Agreement, to the extent that such costs and liabilities are alleged to result from the negligence or willful misconduct of Consultant.
12.3. A party receiving notice of a claim or potential claim shall send written notice to the other within ten (10) business days, and shall fully cooperate in the defense thereof by counsel mutually acceptable to the parties. The parties' rights to indemnification set forth in this Article are non exclusive and are not intended to affect in any way any other rights of the parties to indemnification under applicable federal, state or local laws and regulations.
13. Access to Books and Records . Pursuant to 42 U.S.C. §1395x(V)(1)(I), during the six (6) year period after completion of services hereunder, the Facility will, upon written request, make available to the Secretary of Health and Human Services or to the Comptroller General, or their duly authorized representatives, this Agreement, books, documents, and records that are necessary to certify the nature and extent of costs incurred by the Facility under the provisions of this Agreement. This provision shall be in force for any twelve (12) month period during which the total value of services provided or goods delivered hereunder is Ten Thousand Dollars ($10,000) or more. This section shall have no effect unless Consultant is deemed a "subcontractor" under any regulation adopted under the provision of the United States Code cited above.
14. Privacy.
14.1. HIPAA Applicability and Compliance . Facility may be a "Covered Entity" under, and required to comply with, the applicable provisions of the Health Insurance Portability and Accountability Act of 1996 as amended ("HIPAA") and the regulations and guidelines pertaining thereto (collectively with HIPAA the "HIPAA Rules"), and to obtain sufficient assurances that its contracting parties will appropriately safeguard patients' "Protected Health Information" ("PHI") as defined in the HIPAA Rules. In the course of performing Consultant's services, duties and obligations herein, Consultant may receive, create or obtain access to PHI. Consultant agrees to maintain the security and confidentiality of PHI, as required of Facility by applicable laws and regulations, including without limitation the HIPAA Rules, and to execute and deliver such additional documentation and assurances as Facility may reasonably request to comply with HIPAA and any amendments thereto and related laws and regulations.
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14.2. Correlation of Record Handling Requirements . In the event of any conflict between the requirements of this Article 13 and/or between the various laws, statutes, ordinances and regulations relating to or otherwise affecting the subject matter thereof, the requirement or applicable law that that presents the most stringent standard for compliance, as reasonably determined by Facility, shall be followed, such that compliance is achieved or maximized in all cases.
14.3. Confidential Information . Consultant shall preserve the confidentiality of all private, confidential and/or proprietary information disclosed to or discovered by Consultant in connection with this Agreement, including, without limitation, nonpublic financial information, manuals, protocols, policies, procedures, marketing, and strategic information, Facility lists, computer software, training materials, resident/patient health information, resident/patient records, and resident/patient care and outcomes data ("Confidential Information") as and to the extent required by law. Consultant shall not use for its own benefit or disclose or otherwise disseminate to third parties, directly or indirectly, any Confidential Information without prior written consent from Facility, provided however that if Consultant grants Facility access to, and Facility uses, Consultant's UItraCars or similar databases or information sharing mechanisms, Facility's information may be provided to similar facilities and Facility hereby grants Facility's consent to such information sharing as a condition to Facility's receipt of access to such mechanisms and the data they contain form time to time. Upon termination of this Agreement, all Confidential Information and copies thereof shall be returned to Facility. Consultant and Facility shall comply with applicable federal, state and local laws and regulations with respect to all Confidential Information, including, but not limited to, any disclosures thereof pursuant to this section.
15. Notices . All notices which are required or which may be given pursuant to the terms of this Agreement shall be in writing and shall be sufficient in all respects if given in writing and delivered personally or by registered or certified mail, return receipt requested, or by a comparable commercial delivery system, and notice shall be deemed to be given on the date hand-delivered or on the date which is three (3) business days after the date deposited in United States mail, or with a comparable commercial delivery system, with postage or other delivery charges thereon prepaid, at the addresses first set forth above or such other addresses as Facility and Consultant may designate by written notice to the other from time to time. For a notice from Consultant to Facility to be effective, a true and complete copy of such shall be simultaneously delivered by Consultant to notice sent by Consultant to Ensign Facility Services, Inc., Attn: General Counsel, 32232 Paseo Adelanto, Suite 100, San Juan Capistrano, CA 92675, or such other address as Consultant may from time to time specify.
16. Arbitration.
16.1. Any controversy, dispute or claim arising in connection with the interpretation, performance or breach of this Lease, including any claim based on contract, tort or statute, shall be determined by final and binding, confidential arbitration with Judicial Mediation and Arbitration Service ("JAMS/Endispute") in Orange County, California, provided that if JAMS/Endispute (or any successor organization thereto) no longer exists, then such arbitration shall be administered by the American Arbitration Association ("AAA") in accordance with its then-existing Commercial Arbitration Rules, and the sole arbitrator shall be selected in accordance with such AAA rules. Any arbitration hereunder shall be governed by the United States Arbitration Act, 9 U.S.C. 1-16 (or any successor legislation thereto), and judgment upon the award rendered by the arbitrator may be entered by any state or federal court having jurisdiction thereof. Neither Landlord, Tenant nor the arbitrator shall disclose the existence, content or results of any arbitration hereunder without the prior written consent of all parties; provided, however, that either party may disclose the existence, content or results of any such arbitration to its partners, officers, directors, employees, agents, attorneys and accountants and to any other Person to whom disclosure is required by applicable Legal Requirements, including pursuant to an order of a court
8
of competent jurisdiction. Unless otherwise agreed by the parties, any arbitration hereunder shall be held at a neutral location selected by the arbitrator in the major metropolitan area in the State closest in proximity to the Leased Property. The cost of the arbitrator and the expenses relating to the arbitration (exclusive of legal fees) shall be borne equally by Landlord and Tenant unless otherwise specified in the award of the arbitrator, in which case such fees and costs paid or payable to the arbitrator shall be included in "reasonable costs and attorneys' fees" for purposes of Section 17.2, and the arbitrator shall specifically have the power to award to the prevailing party pursuant to such Section 17.2 such party's costs and expenses, including fees and costs paid to the arbitrator.
16.2. NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTES ARISING IN THIS "ARBITRATION OF DISPUTES" PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED HEREIN AND BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE SUCH DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW, YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THIS "ARBITRATION OF DISPUTES" PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT OF THE PARTIES TO THIS ARBITRATION PROVISION 1S VOLUNTARY.
BY INITIALING BELOW YOU AFFIRM THAT YOU HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THIS "ARBITRATION OF DISPUTES" PROVISION TO NEUTRAL ARBITRATION.
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CONSULTANT | FACILITY |
17. Miscellaneous.
17.1. This Agreement has been negotiated by and between Consultant and Facility in arms-length negotiations, and both parties are responsible for its drafting. Both parties have reviewed this Agreement with appropriate counsel, or have waived their right to do so, and the parties hereby mutually and irrevocably agree that this Agreement shall be construed neither for nor against either party, but in accordance with the plain language and intent hereof. The invalidity or unenforceability of any provision of this Agreement shall not affect the other provision hereto, and this Agreement shall be construed in all respects as if such invalid or unenforceable provisions were omitted. Headings are used herein for convenience only, and shall play no part in the construction of any provision of this Agreement
17.2. In the event of any dispute between the parties arising under or in relation to this Agreement, the prevailing party in such dispute or litigation shall have the right to receive from the nonprevailing party all of the prevailing party's reasonable costs and attorneys' fees incurred in connection with any such dispute and/or litigation. As used herein, the term "prevailing party" shall refer to that party to this Agreement for whom the result ultimately obtained most closely approximates such party's position in such dispute or litigation.
17.3. This Agreement shall be governed by the laws of the state in which the Facility Premises are located. Notwithstanding anything contained herein to the contrary, venue for any action involving this Agreement shall lie solely in Orange County, California.
17.4. Time is of the essence of this Agreement and every term and condition hereof.
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17.5. The waiver by any party hereto of breach of any provision of this Agreement shall not operate as or be construed to be a waiver of any subsequent breach by any party.
17.6. This Agreement shall binding upon the parties hereto, their heirs, successors and assigns. Notwithstanding the foregoing, the parties mutually acknowledge that a material and substantial consideration in the parties' mutual execution of this Agreement is the identity and reputation of the other party, and each party's subjective perception of the other's value to and compatibility with such party and its officers, employees, facilities and patients. As such, notwithstanding anything contained herein to the contrary, this Agreement and the rights of the parties hereunder are personal to the parties and may not be assigned or subcontracted to, nor shall the duties and responsibilities of either hereunder be delegated to or rendered by, any other person or entity without the express prior written consent of the other party, which consent may be granted or denied, conditionally or unconditionally, by a party in its sole, absolute and unfettered discretion.
17.7. Notwithstanding the expiration or earlier termination of this Agreement, the obligations and/or liabilities of the parties hereunder, relating to events, occurring during the Term, to which the parties' indemnification obligations under Section 12 apply, shall continue in full force and effect after the Agreement terminates, subject to applicable California statutes of limitation. Additionally, the covenants of the parties under Sections 11.4, 13, 14 and 16 shall survive the termination of this Agreement.
17.8. This Agreement is solely between the parties hereto, and shall not create any right or benefit in any third party, including without limitation any creditor, agent, partner, employee or affiliate of Current Operator, or any entity or agency having jurisdiction of any of the Licenses, the Facility or the operation of the business therein.
17.9. This Agreement represents the entire agreement and understanding of the parties with respect to the subject matter hereof, and supersedes and negates any previous contracts between Facility and Consultant. Facility and Consultant mutually agree that this Agreement may not be modified unless such modification is in writing and signed by both parties.
IN WITNESS WHEREOF, the parties have affixed their signatures hereto as of the dates set forth below.
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EXHIBIT A
to
INDEPENDENT CONSULTING AND
CENTRALIZED SERVICES AGREEMENT
(Non-Clinical)
THIS EXHIBIT A supplements the foregoing INDEPENDENT CONSULTING AND CENTRALIZED SERVICES AGREEMENT (the "Agreement") made and entered into by and between the therein-named Consultant and Facility and forms a part thereof. The specific duties and obligations described herein may or may not be performed by either party, depending upon the needs, preferences and requests of the other from time to time. The lists of duties and activities are not exhaustive, but where certain duties or activities are expressly limited, excluded or proscribed hereby, such activities shall not be requested or performed. Consultant's services shall be rendered on a non-exclusive basis, and Consultant shall have no duty to limit its services solely to Facility. Any service to be rendered by Consultant hereunder may be, at Consultant's sole option, rendered on a joint or "pooled" basis with or to Facility and other clients of Consultant. Consultant may provide any of its services hereunder through the use or assistance of subcontractors, but such subcontractors shall be subject to all of the terms and conditions of this Agreement. Although Consultant shall have discretion to make certain decisions regarding its services for Facility in the day-to-day rendition of such services, Facility shall remain solely responsible for all decisions and actions made by, at, for or involving Facility and the operation of Facility's business.
SPECIFIC SERVICES TO BE RENDERED BY CONSULTANT:
1. Accounting.
A. Provides regular financial statements, analysis and reports to Facility management and Facility's lenders and customers.
B. Provides billing and collections oversight and assistance, including without limitation general compliance counseling, provided however that Facility shall be solely responsible for assessment, billing and collection compliance.
C. Tracks lockbox and other revenues, as well as all expenses submitted to Consultant, including without limitation capital projects expenses, and consults on the advisability of major capital expenditures.
D. Provides accounts payable processing based on Facility-supplied payables data.
E. Provides payroll services based upon Facility-generated payroll data; including without limitation providing separate payrolls for key employee groups as deemed prudent by Consultant or requested by Facility,
F. Assists in the preparation and filing of cost reports and other required financial filings and reports.
G. Oversees borrowing and other financial relationships and acts as liaison for lenders and outside accounting and financial consultants, and assists in procuring, maintaining and complying with the terms of financing and credit relationships, which may, with Facility's acquiescence AND at Consultant's sole option, be created on a standalone basis for Facility or jointly in concert with some or all of Consultant's other clients.
2. Human Resources.
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A. Procures and assists Facility in administering employee benefits plans as requested by Facility for its employees, such as health, dental, defined benefit, defined contribution, life insurance, disability, employee assistance programs and other benefits which may, with Facility's acquiescence AND at Consultant's sole option, be created on a standalone basis for Facility or jointly or in concert with some or all of Consultant's other clients.
B. Provides sample form policy and procedure manuals, employee handbooks and hiring, performance evaluation and disciplinary forms and the like, to facilitate the efficient establishment and conduct of employer-employee relations; provided that all manuals, materials and forms provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant.
C. Provides general assistance with human resources, labor and employment questions and issues, including questions related to hiring, disciplining and separation of employees; provided that Consultant shall have no responsibility for hiring, discipline or separation of Facility employees, which responsibility shall be an remain the sole province of Facility.
D. Provides periodic inservices and other trainings as requested by Facility, including an annual training meeting or convention for Facility's Administrator and Director of Nursing (which may be offered simultaneously and in conjunction with the annual trainings for other of Consultant's clients), to assist managers and staff in the lawful and efficient conduct of their business affairs; provided that all trainings and materials provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant.
E. Provides, as requested by Facility, independent third-party investigation of employment-related allegations of managerial and/or staff misconduct and recommendations (but not directives) with respect thereto.
F. Assists Facility in establishing employee sharing arrangements with other facilities or employers, and also in facilitating and implementing Facility employee transfer policies, as requested on a case-by-case basis by Facility.
3. Technical & Compliance Resource.
A. Provides a delegate to serve as a resource to and advisory member of the Facility's Quality Assurance Committee, who attends and participates in both monthly and special Quality Assurance Committee meetings; provided that such delegate shall be subject to the same obligations of confidentiality as any other member of the Committee, but shall not be allowed to vote or direct the work of the Committee or the Facility.
B. Assists Facility management in preparing for, reviewing and responding to the various official surveys and inspections of Facility's premises and clinical practices.
C. Participates, solely as an advisory resource and not as a director, manager or decisionmaker, in staff and Facility committee meetings, including without limitation Infection Control, Pharmacy Services, Patient Care Policy Reviews and other meetings, when reasonably requested to do so by the Executive Director, and assists the Executive Director and other Facility management in evaluating the implementation of the recommendations of the Facility's committees.
D. Participates, solely as a resource and not as a director, in the development of patient care policies and systems for the Facility.
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E. Assists in the identification and, where requested by Facility the evaluation, of prospective candidates and contractors to serve in clinical service, nursing, therapy service and other leadership and line staff roles in the Facility. In addition, and at Facility's request and at Facility's sole cost and expense, facilitates the sharing of clinical resource personnel, including specialists, among Facility and other clients of Consultant who wish to obtain such additional personnel and share the cost of hiring, training, and compensating such personnel.
F. Assists in designing policies and procedures to periodically review the health status of employees to ascertain freedom from infection, compliance with local and state health regulations for the various specific categories of employees, and proper documentation of compliance.
G. Participates, in an advisory capacity, with the utilization review committee to develop norms, standards and criteria for the design and conduct of the committee's medical care evaluation studies. However, Consultant shall not direct in any way the functions of the utilization review committee such as individual patient reviews.
H. Participates in the design and periodic evaluation of the Facility's staff development and clinical inservice programs, provided that all manuals, materials and forms provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant
I. Provides periodic clinical inservices and other formal and informal trainings as requested by Facility, which may be offered simultaneously and in conjunction with the trainings for other of Consultant's clients. Such trainings shall include no nursing, therapy or direct care services by Consultant's representatives, but may or may not include, without limitation, assistance with resident assessment, charting and similar activities when performed in connection with inservices, survey readiness reviews, mock surveys and other similar clinical consulting and training, in order to assist clinical leadership and staff in the lawful and efficient conduct of caregiving and therapy operations; provided that all trainings and materials provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant.
J. Assists in the development, implementation and periodic valuation of certified nursing assistant training programs and other experience-based clinical training activities, whether conducted by Facility or by a third-party educator at Facility's site under a clinical affiliation agreement.
K. Provides sample form clinical and therapy policy and procedure manuals, handbooks and forms; provided that all manuals, materials and forms provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant.
4. Legal Services.
A. Provides general legal counsel consisting of limited legal services and assistance, including litigation management, corporate filings and governance assistance, legal compliance tools, licensing assistance and similar services; provided however that Consultant shall render no legal advice or court representation in any jurisdiction where an employee of Consultant is not licensed to do so unless otherwise permitted by law.
B. Provides contract review, processing and general assistance with vendor, customer and other contracts; and Facility hereby authorizes Consultant to negotiate and enter into contracts on Facility's behalf as Facility's agent solely for such limited purpose, but Consultant shall not be bound to perform such contracts for Facility. Consultant is also authorized to include Facility in "pooled" or joint contracts with other of Consultant's clients, provided that in no event shall
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Facility ever be jointly, severally or in any other way authorized, bound or liable for the acts or omissions of Consultant or any other client of Consultant for or under any such contract or arrangement, and the scope of Consultant's authority shall not include obligating Facility in any way for the obligations of Consultant or any other person or entity.
C. Provides a designated Corporate Compliance Officer, compliance hotline, compliance manuals and training; provided that all manuals, materials and forms provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant.
D. If applicable, provides or arranges for statutory agent services in those states where Facility has a presence but is not domiciled.
E. Provides investigation services where complaints or allegations prevent onsite Facility leadership from conducting such investigations.
F. Provides periodic legal, compliance, regulatory and similar inservices and other formal and informal trainings as requested by Facility, which may be offered simultaneously and in conjunction with the trainings for other of Consultant's clients. Such trainings shall include no nursing or direct care services by Consultant's representatives, but may or may not include, without limitation, assistance with proper patient charting and similar activities when performed in connection with inservices, medical records, survey readiness reviews, mock surveys and other similar consulting and training, in order to assist clinical leadership and staff in the lawful, prudent and efficient conduct of caregiving operations; provided that all trainings and materials provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant.
G. Provides assistance in labor and employment matters, including collective bargaining and other labor relations activities, and processing of state and federal employment (e.g., EEOC, DFEH, OCR, NLRB and similar agencies and programs) claims.
5. Risk Management.
A. Interfaces with insurance brokers and carriers to procure and maintain necessary and desirable insurance coverages. Consultant may, at Consultant's option and unless Facility objects, provide coverages under "pooled risk arrangements or "blanket" policies that cover other clients of Consultant, and Facility shall pay its allocated share of the premiums for such coverages based on the rating and risk profile of Facility as determined by Consultant, the broker and/or the insurance underwriters setting the premium. In addition, Consultant may provide such services, at Consultant's option, through captives or pooled insurance arrangements with other clients of Consultant or other insureds.
B. Provides, itself or through brokers or outside consultants, limited loss prevention evaluations and services.
C. Provides worker's compensation coverages, training, resources and systems, which may or may not include, at Consultant's option, assisting Facility, either for Facility's own account with third-party carriers, or under self-insurance certificates issued to Consultant or Facility, to selfinsure for worker's compensation and other risks.
6. Information Technology.
A. Provides basic technology services, including assistance with computer, peripheral and network installations and troubleshooting where Facility uses hardware and software supported by Consultant.
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B. Provides centralized Internet, Intranet, and other technology programs and services to promote the efficient, accurate and timely collection and collation of operating and other business data.
C. Provides assistance in designing and maintaining web addresses, email services and informational websites for the Facility.
D. Provides centralized purchasing and procurement services and counseling for Facility's planning, acquisition and use of technology products and services.
7. Miscellaneous Services.
A. Provides periodic Administrator-in-Training ("AIT") and Leadership programs, as well as other formal and informal trainings as requested by Facility, which may be offered simultaneously and in conjunction with the trainings for other of Consultant's clients. Such trainings shall include no nursing or direct care services by Consultant's representatives, but may or may not include, without limitation, assistance with filing of nursing home administrator and similar certification and licensing applications, and other similar assistance, consulting and training, in order to assist Facility leadership and staff in obtaining and maintaining necessary and appropriate certifications and licenses; provided that all trainings and materials provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant
B. Provides centralized purchasing opportunities from vendors, and service providers; provided that (i) Facility shall not be required to participate on any such purchasing cooperative or arrangement, (ii) Facility shall never be liable for the expenses, acts or omissions of Consultant or other clients of Consultant under such arrangements, but shall be responsible solely for its own purchases thereunder, (iii) catalogs, materials and forms provided in connection therewith shall be and remain the property of Consultant and may not be copied, reproduced, distributed or used other than with the express written permission of Consultant, and (iv) Consultant shall be authorized to act as Facility's agent for the limited purpose of negotiating and entering into such arrangements, but not for actually committing to the ordering of any product or service or the incurrence of any obligation thereunder, which shall be the sole province of Facility.
ADDITIONAL DUTIES TO BE PERFORMED BY FACILITY :
Without limiting any other duty or obligation of Facility at law or under the Agreement, Facility shall do all of the following:
8. Facility shall be solely responsible for (i) naming, managing and documenting the activities of its own Governing Body as required by applicable laws and regulations, (ii) hiring, supervising and evaluating its administrator and other employees, and (iii) overseeing the day-to-day conduct of its business and related activities.
9. Facility shall be solely responsible for providing a safe and sanitary environment for patients and personnel.
10. Facility shall be solely responsible for (i) operating its business in and from the Facility Premises in substantial compliance with applicable laws and regulations, (ii) maintaining all federal and state licenses and certifications required to operate the Facility and provide Services to patients and residents (iii) performing all duties required of a licensee and provider under applicable local, state and federal laws, codes, regulations and provider agreements affecting the operation of the Facility, and (iv) notifying Consultant of any threatened, pending or actual revocation or suspension of its Licenses.
11. Timely furnish Consultant with such information and materials as might ordinarily be expected for Consultant to perform its duties hereunder. Facility shall be solely responsible to assure the
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accuracy and completeness of all information provided by Facility and its personnel to Consultant, and Consultant shall be entitled to rely thereon without inquiry or diligence of any kind.
12. Facility shall not unreasonably restrict or limit Consultant's access to necessary information, and acknowledges Consultant's right to exercise its independent professional judgment, including recommending Services and rendering such Services using such methods, technologies and procedures as Consultant deems appropriate.
13. As and to the extent that Consultant's employees and agents require access to the Facility Premises to perform the Services, Facility shall provide adequate working space, equipment and access to Facility's staff for the provision of Services. Equipment and materials placed at the Facility by Consultant shall be used exclusively for the purposes of this Agreement. Upon termination or at Consultant's request, Facility shall return equipment and materials, in the same condition as when delivered to Facility, reasonable wear and tear excepted.
14. If requested by Consultant, Facility shall send delegates to Consultant's customer service teams, operator forums, evaluation and other service teams, trainings, and other committees and events as reasonably requested and available. In addition, to the extent available Facility delegates shall from time to time participate, both as trainees and trainers, in training and leadership conferences and events for the benefit of Consultant and others.
15. With Facility's acquiescence, and at Consultant's expense to the extent the trainee does not provide value to Facility, Facility agrees to periodically serve as a training site for Consultant's employees, providing (where available) preceptorship and organized training for AITs and other trainees of Consultant. In the event that a compensated trainee does not provide full value to Facility during his/her training program, Consultant shall pay directly, or reimburse Facility for, the portion of the trainee's compensation and training expenses that exceed the reasonable value provided.
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Exhibit 21.1
SUBSIDIARIES OF THE REGISTRANT
Name
|
Jurisdiction
|
|
---|---|---|
24th Street Healthcare Associates LLC(2) | Nevada | |
Adipiscor LLC | Nevada | |
Atlantic Memorial Healthcare Associates, Inc.(1) | Nevada | |
Avenue N Holdings LLC | Nevada | |
Avenues Healthcare, Inc.(3) | Nevada | |
Bandera Healthcare, Inc. | Nevada | |
Bell Villa Care Associates LLC(1) | Nevada | |
Bernardo Heights Healthcare, Inc.(1) | Nevada | |
Brown Road Senior Housing LLC(2) | Nevada | |
C Street Health Associates LLC(1) | Nevada | |
Camarillo Community Care, Inc.(1) | Nevada | |
Carrollton Heights Healthcare, Inc.(4) | Nevada | |
Cedar Avenue Holdings LLC | Nevada | |
Cherry Health Holdings, Inc. | Nevada | |
City Heights Health Associates LLC(1) | Nevada | |
Claremont Foothills Health Associates LLC(6) | Nevada | |
CM Health Holdings LLC | Nevada | |
Costa Victoria Healthcare LLC(1) | Nevada | |
Cottonwood Health Holdings LLC | Nevada | |
Downey Community Care LLC(1) | Nevada | |
East Escondido Healthcare LLC | Nevada | |
Ensign Bellflower LLC | Nevada | |
Ensign Cloverdale LLC(5) | Nevada | |
Ensign Facility Services, Inc. | Nevada | |
Ensign Highland LLC | Nevada | |
Ensign Montgomery LLC(5) | Nevada | |
Ensign Napa LLC | Nevada | |
Ensign Palm I LLC(6) | Nevada | |
Ensign Panorama LLC(1) | Nevada | |
Ensign Pleasanton LLC(5) | Nevada | |
Ensign Sabino LLC(2) | Nevada | |
Ensign San Dimas LLC(6) | Nevada | |
Ensign Santa Rosa LLC(5) | Nevada | |
Ensign Sonoma LLC(5) | Nevada | |
Ensign Southland LLC | Nevada | |
Ensign Whittier East LLC(1) | Nevada | |
Ensign Whittier West LLC(1) | Nevada | |
Ensign Willits LLC(5) | Nevada | |
Gate Three Healthcare LLC(1) | Nevada | |
Glendale Healthcare Associates LLC(2) | Nevada | |
Golfview Holdings LLC | Nevada | |
Granada Investments LLC | Nevada | |
Grand Villa Phx, Inc. | Nevada | |
Greenfields Assisted Living LLC(2) | Nevada | |
HB Healthcare Associates LLC(1) | Nevada | |
Highland Healthcare LLC(2) | Nevada | |
Hoquiam Healthcare, Inc.(1) | Nevada | |
Keystone Care, Inc. | Nevada | |
Lemon Grove Health Associates, Inc.(1) | Nevada | |
Livingston Care Associates, Inc.(4) | Nevada | |
Long Beach Health Associates LLC | Nevada | |
Lynnwood Health Services, Inc.(1) | Nevada | |
Manor Park Healthcare LLC(1) | Nevada | |
McAllen Community Healthcare, Inc.(4) | Nevada | |
Meadowbrook Health Associates LLC | Nevada | |
Mesquite Health Holdings LLC | Nevada | |
Milestone Healthcare, Inc. | Nevada | |
Moenium Holdings LLC | Nevada | |
Mountainview Communitycare LLC | Nevada | |
North Mountain Healthcare LLC(2) | Nevada | |
Northern Oaks Healthcare, Inc.(4) | Nevada | |
Northern Pioneer Healthcare, Inc. | Nevada | |
Olympus Health, Inc. | Nevada | |
Park Waverly Healthcare LLC(2) | Nevada | |
Permunitum LLC | Nevada | |
Plaza Health Holdings LLC | Nevada | |
Pocatello Health Services, Inc.(3) | Nevada | |
Polk Health Holdings LLC | Nevada | |
Presidio Health Associates LLC(2) | Nevada | |
Radiant Hills Health Associates LLC(2) | Nevada | |
Ramon Healthcare Associates, Inc.(1) | Nevada | |
Redbrook Healthcare Associates LLC(6) | Nevada | |
RenewCare of Scottsdale, Inc.(2) | Nevada | |
Richmond Senior Services, Inc.(4) | Nevada | |
Rillito Holdings LLC | Nevada | |
Rose Park Healthcare Associates, Inc.(1) | Nevada | |
Rosenburg Senior Living, Inc.(4) | Nevada | |
Salado Creek Senior Care, Inc.(4) | Nevada | |
Sky Holdings AZ LLC | Nevada | |
Snohomish Health Holdings LLC | Nevada | |
Southland Management LLC(1) | Nevada | |
Standardbearer Insurance Company, Ltd. | Cayman Islands | |
Sunland Health Associates LLC(2) | Nevada | |
Tenth East Holdings LLC | Nevada | |
Terrace Holdings AZ LLC | Nevada | |
The Flagstone Group, Inc. | Nevada | |
Touchstone Care, Inc. | Nevada | |
Town East Healthcare, Inc. | Nevada | |
Trinity Mill Holdings LLC | Nevada | |
Upland Community Care, Inc.(6) | Nevada | |
Valley Health Holdings LLC | Nevada | |
Verde Villa Holdings LLC | Nevada | |
Victoria Ventura Healthcare LLC(1) | Nevada | |
Vista Woods Health Associates LLC(1) | Nevada | |
Walnut Grove Campuscare LLC | Nevada | |
Washington Heights Healthcare, Inc.(3) | Nevada | |
Wellington Healthcare, Inc.(4) | Nevada | |
West Escondido Healthcare LLC(1) | Nevada |
2
3
Exhibit 23.1
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the use in this Registration Statement on Form S-1 of our report dated May , 2007 relating to the consolidated financial statements and the related financial statement schedule of The Ensign Group, Inc. (which report expresses an unqualified opinion on the financial statements and financial statement schedule and includes explanatory paragraphs (i) referring to adoption of the provisions of Statement of Financial Accounting Standards No. 123 (revised 2004) Share-Based Payment effective January 1, 2006 and (ii) referring to the restatement of the consolidated balance sheet as of December 31, 2005 and the related consolidated statement of cash flows for the two years then ended as discussed in Note 17) appearing in the Prospectus, which is part of this Registration Statement.
We also consent to the reference to us under the heading "Experts" in such Prospectus.
/s/
DELOITTE & TOUCHE LLP
Costa Mesa, California May 11, 2007 |