UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

 

FORM 8-K

 

 

CURRENT REPORT

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): May 30, 2014

 

 

CareTrust REIT, Inc.

(Exact name of registrant as specified in its charter)

 

 

 

Maryland   001-36181   46-3999490

(State or other jurisdiction

of incorporation)

 

(Commission

File Number)

 

(IRS Employer

Identification No.)

 

27101 Puerta Real, Suite 400,

Mission Viejo, CA

  92691
(Address of principal executive offices)   (Zip Code)

Registrant’s telephone number, including area code: (949) 540-2000

Not Applicable

(Former name or former address, if changed since last report.)

 

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 

¨ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

¨ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

¨ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

¨ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 

 

 


Item 1.01. Entry into a Material Definitive Agreement

Completion of Spin-Off

The Ensign Group, Inc. (“Ensign”) has completed its previously announced plan to separate its healthcare business and its real estate business into two separate and independent publicly traded companies through the distribution of shares of common stock of CareTrust REIT, Inc. (“CareTrust” or the “Company”) to Ensign stockholders (the “Spin-Off”). Ensign effected the Spin-Off by distributing all of the outstanding shares of CareTrust common stock to Ensign stockholders on a pro rata basis, as more fully described in the preliminary information statement (the “Information Statement”) included as Exhibit 99.1 to CareTrust’s Registration Statement on Form 10 (File No. 001-36181) filed with the U.S. Securities and Exchange Commission (the “SEC”). As a result, Ensign stockholders received one share of CareTrust common stock for each share of Ensign common stock held at the close of business on May 22, 2014, the record date for the Spin-Off. The Spin-Off is effective from and after June 1, 2014, with shares of CareTrust common stock distributed by Ensign on June 2, 2014.

As previously disclosed, Ensign and CareTrust entered into a Separation and Distribution Agreement, dated as of May 23, 2014, which contains the key provisions relating to the separation of CareTrust’s real estate business from Ensign, and other provisions that govern the relationship between Ensign and CareTrust after the Spin-Off. A copy of the agreement is included as Exhibit 2.1 to this Current Report on Form 8-K and is incorporated herein by reference. On May 30, 2014, Ensign and CareTrust entered into the following additional agreements to implement the Spin-Off and govern their relationship after the Spin-Off: eight Master Leases; eight Guaranties of Master Leases; an Opportunities Agreement; a Tax Matters Agreement; a Transition Services Agreement; an Employee Matters Agreement; and a Contribution Agreement. The Contribution Agreement provides for the contribution by Ensign to CareTrust of the entities that own the properties that comprise CareTrust’s initial portfolio, in exchange for shares of CareTrust common stock and $221.4 million in cash, as contemplated by the Separation and Distribution Agreement. A summary of the material terms of the other agreements is set forth in the Information Statement under “Our Relationship with Ensign Following the Spin-Off,” and is incorporated herein by reference. The descriptions of all such agreements are qualified in their entirety by reference to the copies of the agreements, or forms thereof, included as Exhibits 10.1 through 10.7 to this Current Report on Form 8-K, each of which is incorporated herein by reference.

In connection with the Spin-Off, CareTrust also entered into the following agreements:

Indenture

On May 30, 2014, CareTrust’s wholly owned subsidiary, CTR Partnership, L.P. (the “Operating Partnership”), and its wholly owned subsidiary, CareTrust Capital Corp. (“Capital Corp.” and, together with the Operating Partnership, the “Issuers”), completed a private offering of $260.0 million aggregate principal amount of 5.875% Senior Notes due 2021 (the “Notes”). CareTrust transferred approximately $221.4 million of the net proceeds of the offering of the Notes to Ensign, which Ensign used or will use to repay certain indebtedness, pay trade payables and, subject to the approval of Ensign’s board of directors, pay up to eight regular quarterly dividends. CareTrust intends to use the remaining net proceeds of the offering to pay a special cash and stock dividend, and for working capital purposes, to fund acquisitions and for general corporate purposes.

The Notes were issued at par, pursuant to an Indenture, dated as of May 30, 2014 (the “Indenture”), among the Issuers, the guarantors named therein (collectively, the “Guarantors”) and Wells Fargo Bank, National Association, as trustee (the “Trustee”). The Notes mature on June 1, 2021 and bear interest at a rate of 5.875% per year. Interest on the Notes is payable on June 1 and December 1 of each year, beginning on December 1, 2014.

The Issuers may redeem the Notes any time prior to June 1, 2017 at a redemption price of 100% of the principal amount of the Notes redeemed plus accrued and unpaid interest on the Notes, if any, to, but not including, the redemption date, plus a “make whole” premium described in the Indenture and, at any time on or after June 1, 2017, at the redemption prices set forth in the Indenture. In addition, at any time on or prior to June 1, 2017, up to 35% of the aggregate principal amount of the Notes may be redeemed with the net proceeds of certain equity offerings if at least 65% of the originally issued aggregate principal amount of the Notes remains outstanding. If certain changes of control of CareTrust occur, holders of the Notes will have the right to require the Issuers to repurchase their Notes at 101% of the principal amount plus accrued and unpaid interest, if any, to, but not including, the repurchase date.


The Notes are guaranteed by CareTrust and certain of CareTrust’s existing and future subsidiaries, other than the Issuers. The Notes are the Issuers’ senior unsecured obligations and rank equal in right of payment with all of the Issuers’ existing and future senior unsecured indebtedness. The Notes are effectively subordinated to all of the Issuers’ secured indebtedness (including the Credit Facility (as defined below)) to the extent of the value of the assets securing such indebtedness and are structurally subordinated to all indebtedness of any of CareTrust’s non-Guarantor subsidiaries (including their obligations under the GECC Loan (as defined below)), other than the Issuers. The guarantee by each Guarantor is a senior unsecured obligation of such Guarantor and ranks equal in right of payment with all existing and future senior unsecured indebtedness of such Guarantor. The guarantee by each Guarantor is effectively subordinated to all secured indebtedness of such Guarantor to the extent of the value of the assets securing such indebtedness (including the Credit Facility and, with respect to CareTrust, the GECC Loan) and is structurally subordinated to all indebtedness of any non-Guarantor subsidiaries of such Guarantor (other than the Issuers).

The Indenture contains covenants limiting the ability of CareTrust and its restricted subsidiaries to: incur or guarantee additional indebtedness; incur or guarantee secured indebtedness; pay dividends or distributions on, or redeem or repurchase, capital stock; make certain investments or other restricted payments; sell assets; enter into transactions with affiliates; merge or consolidate or sell all or substantially all of their assets; and create restrictions on the ability of the Issuers and their restricted subsidiaries to pay dividends or other amounts to the Issuers. The Indenture also requires CareTrust and its restricted subsidiaries to maintain a specified ratio of unencumbered assets to unsecured indebtedness. These covenants are subject to a number of important and significant limitations, qualifications and exceptions.

Events of default under the Indenture include, among others, the following: default for 30 days in the payment when due of interest on the Notes; default in payment when due of the principal of, or premium, if any, on the Notes; failure to comply with certain covenants in the Indenture with respect to the Notes for 60 days (subject to certain exceptions) after the receipt of notice from the Trustee or holders of 25% in aggregate principal amount of the Notes; acceleration of, or payment default on, indebtedness of CareTrust or any of its significant subsidiaries in excess of a specified amount; and certain events of bankruptcy or insolvency. In the case of an event of default arising from certain events of bankruptcy or insolvency with respect to CareTrust or the Issuers, all Notes then outstanding will become due and payable immediately without further action or notice. If any other event of default occurs with respect to the Notes, the Trustee or holders of 25% in aggregate principal amount of the Notes may declare all the Notes to be due and payable immediately.

The foregoing description is qualified in its entirety by reference to the Indenture (and the form of Note), which are filed herewith as Exhibits 4.1 and 4.2, respectively, and incorporated herein by this reference.

Registration Rights Agreement

On May 30, 2014, in connection with the issuance of the Notes, the Issuers and the Guarantors entered into a Registration Rights Agreement for the Notes (the “Registration Rights Agreement”), with Wells Fargo Securities, LLC, SunTrust Robinson Humphrey, Inc. and RBC Capital Markets LLC, on behalf of themselves and as representatives of the other initial purchasers of the Notes.

Pursuant to the Registration Rights Agreement, the Issuers and the Guarantors agreed to register with the SEC new notes (the “Exchange Notes”) having substantially identical terms as the Notes (other than additional interest provisions and transfer restrictions), as part of an offer to exchange the Exchange Notes for the Notes. Pursuant to the Registration Rights Agreement, the Issuers and the Guarantors agreed to file a registration statement for the Exchange Notes with the SEC within 90 days after the issue date of the Notes, and to use their commercially reasonable efforts to cause the registration statement to be declared effective by the SEC within 210 days after the issue date of the Notes. The Issuers and the Guarantors agreed to file a shelf registration statement with the SEC for the resale of the Notes if the exchange offer for the Notes is not consummated within 240 days after the issue date of the Notes and in certain other circumstances. The Issuers will be required to pay additional interest with respect the Notes if they fail to comply with the filing, effectiveness and consummation deadlines set forth above.

The foregoing description is qualified in its entirety by reference to the Registration Rights Agreement, which is filed herewith as Exhibit 10.8 and incorporated herein by this reference.


The parties to the agreements described above and certain of their respective affiliates have performed investment banking, commercial lending and advisory services for CareTrust, from time to time for which they have received customary fees and expenses. These parties may, from time to time, engage in transactions with and perform services for CareTrust and its affiliates in the ordinary course of their business.

Credit Agreement

On May 30, 2014, CareTrust, the Operating Partnership and certain of its wholly owned subsidiaries entered into a credit agreement (the “Credit Agreement”) with SunTrust Bank, as administrative agent, and the lenders party thereto. The Credit Agreement provides for an asset-based revolving credit facility (the “Credit Facility”) with commitments in an aggregate principal amount of $150.0 million from a syndicate of banks and other financial institutions. CareTrust expects to use borrowings under the Credit Agreement after the consummation of the Spin-Off for working capital purposes, to fund acquisitions and for general corporate purposes.

The Credit Facility is secured by certain of CareTrust’s properties, and the amount available to be drawn under the Credit Facility is based on the borrowing base values attributed to such mortgaged properties. As of June 2, 2014, the amount available to be drawn thereunder is $84.2 million. The Credit Facility is also secured by certain personal property of CareTrust’s subsidiaries that have provided mortgages, CareTrust’s interests in the Operating Partnership and CareTrust’s interests in the subsidiaries that guarantee the Credit Facility.

The Credit Agreement provides that, subject to customary conditions, including obtaining commitments and pro forma compliance with financial maintenance covenants, the Operating Partnership may seek to obtain incremental revolving or term loans under the Credit Facility in an aggregate amount not to exceed $75.0 million. CareTrust does not currently have any commitments for such incremental loans.

The interest rates applicable to loans under the Credit Facility are, at the Operating Partnership’s option, equal to either a base rate plus a margin ranging from 1.00% to 1.50% per annum or LIBOR plus a margin ranging from 2.00% to 2.50% per annum, based on the debt to asset value ratio of the Operating Partnership and its subsidiaries. In addition, the Operating Partnership will pay a commitment fee on the unused portion of the commitments under the Credit Facility that will range from 0.35% to 0.50% per annum, depending on the amount of such unused commitments.

Loans made under the Credit Facility are not subject to interim amortization. The Operating Partnership is not required to repay any loans under the Credit Facility prior to maturity, other than to the extent the outstanding borrowings exceed the lesser of the aggregate commitments under the Credit Facility and the sum of the borrowing base values attributable to the properties that are mortgaged as security under the Credit Facility. The Operating Partnership is permitted to prepay all or any portion of the loans under the Credit Facility prior to maturity without premium or penalty, subject to reimbursement of any LIBOR breakage costs of the lenders.

The Credit Facility is guaranteed, jointly and severally, by CareTrust and by CareTrust’s wholly owned subsidiaries that are party to the Credit Agreement. The Credit Agreement contains customary covenants that, among other things, restrict, subject to certain exceptions, the ability of the Operating Partnership and its subsidiaries to grant liens on their assets, incur indebtedness, sell assets, make investments, engage in acquisitions, mergers or consolidations, amend certain material agreements and pay certain dividends and other restricted payments. The Credit Agreement requires CareTrust to comply with financial maintenance covenants to be tested quarterly, consisting of a maximum debt to asset value ratio, a maximum secured debt to asset value ratio, a maximum secured recourse debt to asset value ratio, a minimum fixed charge coverage ratio and a minimum net worth. The Credit Agreement also contains certain customary events of default. CareTrust is required to maintain its status as a REIT on and after the effective date of its election to be treated as a REIT.

The foregoing description of the Credit Facility and the Credit Agreement is qualified in its entirety by reference to the Credit Agreement, a copy of which is filed as Exhibit 10.9 hereto and is incorporated herein by reference.


The parties to the Credit Agreement described above and certain of their respective affiliates have performed investment banking, commercial lending and advisory services for CareTrust, from time to time for which they have received customary fees and expenses. These parties may, from time to time, engage in transactions with and perform services for CareTrust and its affiliates in the ordinary course of their business.

GECC Loan

Ten of the Company’s properties are subject to existing mortgage indebtedness to General Electric Capital Corporation (in its capacity as agent, “GECC,” and such loan, the “GECC Loan”), which was assumed in connection with the Spin-Off. The outstanding amount of this mortgage indebtedness was approximately $48.3 million as of May 30, 2014. On May 30, 2014, the GECC Loan was amended and the amount of mortgage indebtedness on the Company’s properties was increased by approximately $50.7 million with the additional advance bearing interest at a floating rate equal to the three month LIBOR plus 3.35%, reset monthly and subject to a LIBOR floor of 0.50%, with monthly principal and interest payments based on a 25 year amortization. The original portion of the mortgage indebtedness continues to bear interest at the original interest rates until, but not including, June 29, 2016, and then will convert to the floating rate described above. As modified, the GECC Loan has a term of 36 months from May 30, 2014, plus two 12-month extension options, the exercise of which will be conditioned, in each case, on, among other things, the absence of any default and the payment of an extension fee equal to 0.25% of the outstanding principal balance. The original portion of the GECC Loan, approximately $48.3 million as of May 30, 2014, is prepayable without penalty, in whole but not in part, after January 31, 2016. The additional approximately $50.7 million borrowed under the GECC Loan will also be prepayable without penalty, in whole but not in part, after January 31, 2016.

The GECC Loan is guaranteed by the Company. Ensign’s guaranty of the GECC Loan was released in connection with the Spin-Off. The GECC Loan contains, and requires CareTrust to comply with, specified financial maintenance covenants.

The foregoing description is qualified in its entirety by reference to the loan agreement with respect to the GECC Loan, which is filed herewith as Exhibit 10.10 and incorporated herein by this reference.

 

Item 2.03 Creation of a Direct Financial Obligation or an Obligation under an Off- Balance Sheet Arrangement of a Registrant.

The information set forth in Item 1.01 above under “Indenture,” “Credit Agreement” and “GECC Loan” is incorporated herein by reference.

 

Item 5.02 Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers.

(d) Effective June 1, 2014, David G. Lindahl and Gary B. Sabin were appointed to the Board of Directors of CareTrust (the “Board”). Messrs. Lindahl and Sabin were also named to the Company’s Audit Committee, Nominating and Corporate Governance Committee and Compensation Committee. The Board has determined that Messrs. Lindahl and Sabin qualify as independent directors under the director independence standards set forth in the rules and regulations of the SEC and the applicable listing standards of the NASDAQ Global Select Market. CareTrust has entered into indemnification agreements with each of Messrs. Lindahl and Sabin for the indemnification of, and advancement of expenses to, each such person in connection with claims, suits or proceedings arising as a result of such person’s service as director of CareTrust. The form of the indemnification agreement is filed herewith as Exhibit 10.11 and is incorporated herein by this reference. Biographical information for Messrs. Lindahl and Sabin is included in the Information Statement under “Management—Directors,” and is incorporated herein by reference.

 

Item 8.01 Other Events.

On June 3, 2014, the Company issued a press release announcing completion of the Spin-Off, a copy of which is attached hereto as Exhibit 99.1 and is incorporated herein by reference.


Item 9.01 Financial Statements and Exhibits.

 

(d) Exhibits.

The following exhibits are filed with this report:

 

Exhibit

Number

  

Description

2.1    Separation and Distribution Agreement, dated as of May 23, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
4.1    Indenture, dated as of May 30, 2014, among CTR Partnership, L.P. and CareTrust Capital Corp., as Issuers, the guarantors named therein, and Wells Fargo Bank, National Association, as Trustee.
4.2    Form of Note (included in Exhibit 4.1 above).
10.1    Form of Master Lease by and among certain subsidiaries of The Ensign Group, Inc. and certain subsidiaries of CareTrust REIT, Inc.
10.2    Form of Guaranty of Master Lease by The Ensign Group, Inc. in favor of certain subsidiaries of CareTrust REIT, Inc., as landlords under the Master Leases.
10.3    Opportunities Agreement, dated as of May 30, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
10.4    Transition Services Agreement, dated as of May 30, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
10.5    Tax Matters Agreement, dated as of May 30, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
10.6    Employee Matters Agreement, dated as of May 30, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
10.7    Contribution Agreement, dated as of May 30, 2014, by and among CTR Partnership L.P., CareTrust GP, LLC, CareTrust REIT, Inc. and The Ensign Group, Inc.
10.8    Registration Rights Agreement, dated as of May 30, 2014, by and among CTR Partnership, L.P., CareTrust Capital Corp., the guarantors named therein and Wells Fargo Securities, LLC, SunTrust Robinson Humphrey, Inc. and RBC Capital Markets LLC, on behalf of themselves and as representatives of the other initial purchasers named therein.
10.9    Credit Agreement, dated as of May 30, 2014, by and among CareTrust REIT, Inc., CTR Partnership, L.P., the guarantors named therein, SunTrust Bank, as administrative agent, and the lenders party thereto.
10.10    Fifth Amended and Restated Loan Agreement, dated as of May 30, 2014, by and among certain subsidiaries of CareTrust REIT, Inc. as borrowers, and General Electric Capital Corporation as agent and lender.
10.11    Form of Indemnification Agreement between CareTrust REIT, Inc. and its directors and officers.
99.1    Press Release, dated June 3, 2014.


SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

Date: June 4, 2014     CARETRUST REIT, INC.
    By:  

/s/ Gregory K. Stapley

      Gregory K. Stapley
      President and Chief Executive Officer


EXHIBIT INDEX

 

Exhibit

Number

  

Description

2.1    Separation and Distribution Agreement, dated as of May 23, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
4.1    Indenture, dated as of May 30, 2014, among CTR Partnership, L.P. and CareTrust Capital Corp., as Issuers, the guarantors named therein, and Wells Fargo Bank, National Association, as Trustee.
4.2    Form of Note (included in Exhibit 4.1 above).
10.1    Form of Master Lease by and among certain subsidiaries of The Ensign Group, Inc. and certain subsidiaries of CareTrust REIT, Inc.
10.2    Form of Guaranty of Master Lease by The Ensign Group, Inc. in favor of certain subsidiaries of CareTrust REIT, Inc., as landlords under the Master Leases.
10.3    Opportunities Agreement, dated as of May 30, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
10.4    Transition Services Agreement, dated as of May 30, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
10.5    Tax Matters Agreement, dated as of May 30, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
10.6    Employee Matters Agreement, dated as of May 30, 2014, by and between The Ensign Group, Inc. and CareTrust REIT, Inc.
10.7    Contribution Agreement, dated as of May 30, 2014, by and among CTR Partnership L.P., CareTrust GP, LLC, CareTrust REIT, Inc. and The Ensign Group, Inc.
10.8    Registration Rights Agreement, dated as of May 30, 2014, by and among CTR Partnership, L.P., CareTrust Capital Corp., the guarantors named therein and Wells Fargo Securities, LLC, SunTrust Robinson Humphrey, Inc. and RBC Capital Markets LLC, on behalf of themselves and as representatives of the other initial purchasers named therein.
10.9    Credit Agreement, dated as of May 30, 2014, by and among CareTrust REIT, Inc., CTR Partnership, L.P., the guarantors named therein, SunTrust Bank, as administrative agent, and the lenders party thereto.
10.10    Fifth Amended and Restated Loan Agreement, dated as of May 30, 2014, by and among certain subsidiaries of CareTrust REIT, Inc. as borrowers, and General Electric Capital Corporation as agent and lender.
10.11    Form of Indemnification Agreement between CareTrust REIT, Inc. and its directors and officers.
99.1    Press Release, dated June 3, 2014.
Table of Contents

Exhibit 2.1

SEPARATION AND DISTRIBUTION AGREEMENT

by and between

THE ENSIGN GROUP, INC.

and

CARETRUST REIT, INC.

dated as of

May 23, 2014


Table of Contents

TABLE OF CONTENTS

 

ARTICLE I   
DEFINITIONS   

Section 1.1

  Definitions      2   

Section 1.2

  Interpretation      10   
ARTICLE II   
THE REORGANIZATION   

Section 2.1

  Transfers of Assets and Assumptions of Liabilities      11   

Section 2.2

  CareTrust Assets and Ensign Assets      14   

Section 2.3

  CareTrust Liabilities and Ensign Liabilities      15   

Section 2.4

  Termination of Intercompany Agreements      16   

Section 2.5

  Settlement of Intercompany Accounts      16   

Section 2.6

  Replacement of Guarantees      16   
ARTICLE III   
CERTAIN ACTIONS PRIOR TO THE DISTRIBUTION   

Section 3.1

  SEC and Other Securities Filings      17   

Section 3.2

  NASDAQ Listing Application      17   

Section 3.3

  Distribution Agent      17   

Section 3.4

  Governmental Approvals and Consents      17   

Section 3.5

  Ancillary Agreements      17   

Section 3.6

  Governance Matters      18   
ARTICLE IV   
THE DISTRIBUTION   

Section 4.1

  Distribution      18   
ARTICLE V   
CONDITIONS   

Section 5.1

  Conditions Precedent to Consummation of the Distribution      19   

Section 5.2

  Right Not to Close      21   

 

i


Table of Contents
ARTICLE VI   
NO REPRESENTATIONS OR WARRANTIES   

Section 6.1

  Disclaimer of Representations and Warranties      21   

Section 6.2

  As Is, Where Is      22   
ARTICLE VII   
CERTAIN COVENANTS AND ADDITIONAL AGREEMENTS   

Section 7.1

  Insurance Matters      22   

Section 7.2

  CareTrust REIT Status      22   

Section 7.3

  No Restrictions on Post-Closing Competitive Activities; Corporate Opportunities      22   
ARTICLE VIII   
ACCESS TO INFORMATION; CONFIDENTIALITY; PRIVILEGE   

Section 8.1

  Agreement for Exchange of Information      24   

Section 8.2

  Ownership of Information      25   

Section 8.3

  Compensation for Providing Information      25   

Section 8.4

  Retention of Records      25   

Section 8.5

  Limitation of Liability      26   

Section 8.6

  Production of Witnesses      26   

Section 8.7

  Confidentiality      26   

Section 8.8

  Privileged Matters      27   

Section 8.9

  Financial Information Certifications      29   
ARTICLE IX   
MUTUAL RELEASES; INDEMNIFICATION   

Section 9.1

  Release of Pre-Distribution Claims      29   

Section 9.2

  Indemnification by CareTrust      31   

Section 9.3

  Indemnification by Ensign      32   

Section 9.4

  Procedures for Indemnification      32   

Section 9.5

  Indemnification Obligations Net of Insurance Proceeds      35   

Section 9.6

  Indemnification Obligations Net of Taxes      36   

Section 9.7

  Contribution      36   

Section 9.8

  Remedies Cumulative      37   

Section 9.9

  Survival of Indemnities      37   

Section 9.10

  Limitation of Liability      37   

 

ii


Table of Contents
ARTICLE X   
DISPUTE RESOLUTION   

Section 10.1

  Appointed Representative      37   

Section 10.2

  Negotiation and Dispute Resolution      37   
ARTICLE XI   
TERMINATION   

Section 11.1

  Termination      39   

Section 11.2

  Effect of Termination      39   
ARTICLE XII   
MISCELLANEOUS   

Section 12.1

  Further Assurances      40   

Section 12.2

  Payment of Expenses      40   

Section 12.3

  Amendments and Waivers      40   

Section 12.4

  Entire Agreement      40   

Section 12.5

  Survival of Agreements      41   

Section 12.6

  Third-Party Beneficiaries      41   

Section 12.7

  Coordination with Tax Matters Agreement      41   

Section 12.8

  Notices      41   

Section 12.9

  Counterparts; Electronic Delivery      42   

Section 12.10

  Severability      42   

Section 12.11

  Assignability; Binding Effect      42   

Section 12.12

  Governing Law      42   

Section 12.13

  Construction      42   

Section 12.14

  Performance      43   

Section 12.15

  Title and Headings      43   

Section 12.16

  Exhibits and Schedules      43   

Exhibit A – CareTrust Subsidiaries

  

Schedules

    

Schedule 2.2(a)

  Certain CareTrust Assets   

Schedule 2.3(a)

  Certain CareTrust Liabilities   

 

iii


Table of Contents

SEPARATION AND DISTRIBUTION AGREEMENT

This SEPARATION AND DISTRIBUTION AGREEMENT (this “ Agreement ”) is entered into as of May 23, 2014, by and between THE ENSIGN GROUP, INC., a Delaware corporation (“ Ensign ”), and CARETRUST REIT, INC., a Maryland corporation and a direct, wholly owned subsidiary of Ensign (“ CareTrust ”). Ensign and CareTrust are sometimes referred to herein individually as a “ Party ,” and collectively as the “Parties.” Capitalized terms used but not otherwise defined herein shall have the respective meanings set forth in Section 1.1.

RECITALS

WHEREAS, the board of directors of Ensign has determined that it is advisable and in the best interests of Ensign and its stockholders to reorganize the assets and liabilities of Ensign into two companies: (i) Ensign which, following consummation of the transactions contemplated herein, will own and conduct the Ensign Business; and (ii) CareTrust which, following consummation of the transactions contemplated herein, will own and conduct the CareTrust Business;

WHEREAS, in furtherance thereof, the board of directors of Ensign and the board of directors of CareTrust have approved the transfer by Ensign and its Subsidiaries of the CareTrust Assets to CareTrust and its Subsidiaries in actual or constructive exchange for (i) the assumption or incurrence, as applicable, by CareTrust and certain of its Subsidiaries of the CareTrust Liabilities, (ii) the issuance by CareTrust to Ensign of shares of CareTrust Common Stock, and (iii) the transfer by CareTrust, directly or indirectly, to Ensign of the CareTrust Cash Payment, all as more fully described in this Agreement and the Ancillary Agreements (the “ Reorganization ”);

WHEREAS, the board of directors of Ensign has also determined that it is advisable and in the best interests of Ensign and its stockholders to effect a distribution (the “ Distribution ”) to the holders of the outstanding shares of Ensign Common Stock, on a pro rata basis, of all of the outstanding shares of CareTrust Common Stock so that, following the Distribution, Ensign and CareTrust will be two independent, publicly traded companies;

WHEREAS, the Reorganization and the Distribution will, among other items, (i) enable CareTrust to expand into new geographic areas; (ii) enable CareTrust to acquire properties in different asset classes; (iii) enable CareTrust to diversify its tenant base; (iv) allow management, regulators, market analysts and investors to evaluate CareTrust as a stand-alone real estate company, and Ensign as a “pure play” healthcare operator, in each case, using appropriate industry metrics; (v) allow CareTrust to reduce its aggregate credit risk, regulatory risk and cost of capital; and (vi) make CareTrust and Ensign shares more attractive acquisition and compensation currency;

WHEREAS, CareTrust has been incorporated for these purposes and has not engaged in activities except in preparation for the Reorganization and the Distribution;

WHEREAS, Ensign has received a private letter ruling from the IRS (the “ IRS Ruling ”) to the effect that, among other things, for U.S. federal income tax purposes, certain aspects of the Reorganization and the Distribution qualify as (i) a transaction that is described in


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Sections 355 and 368(a)(1)(D) of the Code (ii) a transaction in which the holders of Ensign Common Stock recognize no income or gain for U.S. federal income tax purposes under Section 355 of the Code, and (iii) a transaction in which the CareTrust Common Stock distributed is “qualified property” under Section 361(c) of the Code;

WHEREAS, this Agreement is intended to be, and is hereby adopted as, a “plan of reorganization” within the meaning of Treas. Reg. 1.368-2(g); and

WHEREAS, it is appropriate and desirable to set forth the principal corporate transactions required to effect the Reorganization and the Distribution and to set forth certain other agreements that will, following the Distribution, govern certain matters relating to the Reorganization and the Distribution and the relationship between Ensign and/or its Subsidiaries, on the one hand, and, CareTrust and/or its Subsidiaries, on the other hand.

NOW, THEREFORE, in consideration of the foregoing and the covenants and agreements set forth below and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, and intending to be legally bound hereby, the Parties hereby agree as follows:

ARTICLE I

DEFINITIONS

Section 1.1 Definitions . As used in this Agreement, the following terms shall have the meanings set forth in this Section 1.1:

AAA ” and “ AAA Rules ” have the respective meanings set forth in Section 10.2(b).

Action ” means any demand, claim, action, suit, countersuit, arbitration, litigation, inquiry, proceeding or investigation by or before any Governmental Authority or any arbitration or mediation tribunal or authority.

Affiliate ” means, with respect to any specified Person, any other Person that directly, or indirectly through one or more intermediaries, controls, is controlled by, or is under common control with, the specified Person. For this purpose, “control” of a Person means the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of such Person, whether through ownership of voting securities, by contract or otherwise.

Agreement ” has the meaning set forth in the preamble to this Agreement and includes all Exhibits and Schedules attached hereto or delivered pursuant hereto.

Ancillary Agreements ” has the meaning set forth in Section 3.5.

Appointed Representative ” has the meaning set forth in Section 10.1.

 

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Appropriate Member of the CareTrust Group ” has the meaning set forth in Section 9.2.

Appropriate Member of the Ensign Group ” has the meaning set forth in Section 9.3.

Asset ” means all rights, properties or other assets, whether real, personal or mixed, tangible or intangible, of any kind, nature and description, whether accrued, contingent or otherwise, and wherever situated and whether or not carried or reflected, or required to be carried or reflected, on the books of any Person.

Business Day ” means a day other than a Saturday, a Sunday or a day on which banking institutions located in the State of California are authorized or obligated by applicable Law or executive order to close.

California Courts ” has the meaning set forth in Section 10.2(b)(iv).

CareTrust ” has the meaning set forth in the preamble to this Agreement.

CareTrust Assets ” has the meaning set forth in Section 2.2(a).

CareTrust Business ” means all business and operations conducted by any member of the CareTrust Group, as described in the Information Statement, including (i) the real estate business conducted by the CareTrust Group, (ii) the business of owning and operating independent living facilities conducted by the CareTrust Group, and (iii) any other business directly conducted by any member of the CareTrust Group as of or prior to the date of this Agreement.

CareTrust Cash Payment ” has the meaning set forth in Section 2.1(a)(iii).

CareTrust Common Stock ” means the common stock, par value $0.01 per share, of CareTrust.

CareTrust Contracts ” means any contract, agreement, arrangement, commitment or understanding listed or described in Schedule 2.2(a) (or any applicable licenses, leases, addenda and similar arrangements thereunder as described in Schedule 2.2(a)) and any other contract, agreement, arrangement, commitment or understanding, whether or not in writing, that relates primarily to the CareTrust Business.

CareTrust Group ” means CareTrust and the CareTrust Subsidiaries.

CareTrust Indemnitees ” means each member of the CareTrust Group and their Affiliates and each of their respective current or former stockholders, directors, officers, agents and employees (in each case, in such Person’s respective capacity as such) and their respective heirs, executors, administrators, successors and assigns.

CareTrust Liabilities ” has the meaning set forth in Section 2.3(a).

 

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CareTrust Notes ” means the $260.0 million aggregate principal amount of senior unsecured notes to be issued by CTR Partnership, L.P. and CareTrust Capital Corp. prior to the Effective Time.

CareTrust Revolver ” means the revolving credit facility to be entered into by CTR Partnership, L.P. prior to the Effective Time.

CareTrust Subsidiaries ” means the Subsidiaries of CareTrust as of the date of this Agreement, the entities listed on Exhibit A hereto, any Subsidiary of any such entities and any direct or indirect Subsidiary of CareTrust formed after the date of this Agreement and prior to the Distribution Date.

Code ” means the Internal Revenue Code of 1986, as amended.

Confidential Information ” means any and all information:

(a) that is required to be maintained in confidence by any Law or under any Contract;

(b) concerning market studies, business plans, computer hardware, computer software (including all versions, source and object codes and all related files and data), software and database technologies, systems, structures and architectures, and other similar technical or business information;

(c) concerning any business and its affairs, which includes earnings reports and forecasts, macro-economic reports and forecasts, business and strategic plans, general market evaluations and surveys, litigation presentations and risk assessments, financing and credit-related information, financial projections, tax returns and accountants’ materials, business plans, strategic plans, Contracts, however documented, and other similar financial or business information;

(d) constituting communications by or to attorneys (including attorney-client privileged communications), memos and other materials prepared by attorneys or under their direction (including attorney work product), communications and materials otherwise related to or made or prepared in connection with or in preparation for any legal proceeding; or

(e) constituting notes, analyses, compilations, studies, summaries and other material that contain or are based, in whole or in part, upon any information included in the foregoing clauses (a) through (d).

Consent ” means any consent, waiver or approval from, or notification requirement to, any Person other than a member of either Group.

Contract ” means any written, oral, implied or other contract, agreement, covenant, lease, license, guaranty, indemnity, representation, warranty, assignment, sales order, purchase order, power of attorney, instrument or other commitment, assurance, undertaking or arrangement that is binding on any Person or entity or any part of its property under applicable Law.

 

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Contribution Agreement ” means the Contribution Agreement to be entered into by CTR Partnership, L.P., CareTrust GP, LLC, CareTrust and Ensign prior to the Effective Time.

Deferred Asset ,” “ Deferred Liability ” and “ Deferred Asset or Liability ” have the respective meanings set forth in Section 2.1(b)(ii).

Dispute ” has the meaning set forth in Section 10.2.

Dispute Notice ” has the meaning set forth in Section 10.2(a).

Distribution ” has the meaning set forth in the recitals to this Agreement.

Distribution Agent ” means Broadridge Corporate Issuer Solutions, Inc.

Distribution Date ” means the date on which the Distribution occurs, such date to be determined by, or under the authority of, the board of directors of Ensign, in its sole and absolute discretion.

Effective Time ” means 11:59 p.m. (Pacific time) on May 31, 2014, or such other time agreed to by the Parties from time to time.

Employee Matters Agreement ” means the Employee Matters Agreement, substantially in the form of Exhibit 10.7 to the Registration Statement, to be entered into by Ensign and CareTrust prior to the Effective Time.

Ensign ” has the meaning set forth in the preamble to this Agreement.

Ensign Assets ” has the meaning set forth in Section 2.2(b).

Ensign Business ” means any business now or formerly conducted by Ensign and its present and former Affiliates, other than the CareTrust Business, including the healthcare services business conducted by the Ensign Group.

Ensign Common Stock ” means the common stock, par value $0.001 per share, of Ensign.

Ensign D&O Policies ” has the meaning set forth in Section 7.1.

Ensign Group ” means Ensign and the Subsidiaries of Ensign other than CareTrust and the CareTrust Subsidiaries.

Ensign Guarantee ” means any Guarantee issued, entered into or otherwise put in place by any member of the Ensign Group to support or facilitate, or otherwise in respect of, (a) the obligations of any member of the CareTrust Group or any of the CareTrust Business or (b) Contracts, commitments, Liabilities or permits of any member of the CareTrust Group or any of the CareTrust Business.

 

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Ensign Indemnitees ” means each member of the Ensign Group and its Affiliates (other than CareTrust and the CareTrust Subsidiaries) and each of their respective current or former stockholders, directors, officers, agents and employees (in each case, in such Person’s respective capacity as such) and their respective heirs, executors, administrators, successors and assigns.

Ensign Liabilities ” has the meaning set forth in Section 2.3(b).

Escrow Account ” has the meaning set forth in Section 9.4(h).

Exchange Act ” means the Securities Exchange Act of 1934, as amended.

Expense Amount ” has the meaning set forth in Section 9.4(h).

Expense Amount Accountant’s Letter ” has the meaning set forth in Section 9.4(h).

Expense Amount Tax Opinion ” has the meaning set forth in Section 9.4(h).

Governmental Approval ” means any notice, report or other filing to be given to or made with, or any release, consent, substitution, approval, amendment, registration, permit or authorization from, any Governmental Authority.

Governmental Authority ” means any U.S. federal, state, local or non-U.S. court, government, department, commission, board, bureau, agency, official or other regulatory, administrative or governmental authority.

Group ” means the Ensign Group and/or the CareTrust Group, as the context requires.

Guarantee ” means any guarantee (including guarantees of performance or payment under Contracts, commitments, Liabilities and permits), letter of credit or other credit or credit support arrangement or similar assurance, including surety bonds, bid bonds, advance payment bonds, performance bonds, payment bonds, retention and/or warranty bonds or other bonds or similar instruments.

Indebtedness ” of any specified Person means (a) all obligations of such specified Person for borrowed money or arising out of any extension of credit to or for the account of such specified Person (including reimbursement or payment obligations with respect to surety bonds, letters of credit, bankers’ acceptances and similar instruments), (b) all obligations of such specified Person evidenced by bonds, debentures, notes or similar instruments, (c) all obligations of such specified Person upon which interest charges are customarily paid, (d) all obligations of such specified Person under conditional sale or other title retention agreements relating to Assets purchased by such specified Person, (e) all obligations of such specified Person issued or assumed as the deferred purchase price of property or services, (f) all Liabilities secured by (or for which any Person to which any such Liability is owed has an existing right, contingent or otherwise, to be secured by) any mortgage, lien, pledge or other encumbrance on property owned or acquired by such specified Person (or upon any revenues, income or profits of such specified Person therefrom), whether or not the obligations secured thereby have been assumed by the specified Person or otherwise become Liabilities of the specified Person, (g) all capital lease

 

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obligations of such specified Person, (h) all securities or other similar instruments convertible or exchangeable into any of the foregoing, and (i) any Liability of others of a type described in any of the preceding clauses (a) through (h) in respect of which the specified Person has incurred, assumed or acquired a Liability by means of a Guarantee.

Indemnifiable Loss ” has the meaning set forth in Section 9.5.

Indemnifying Party ” has the meaning set forth in Section 9.4(a).

Indemnitee ” means any Ensign Indemnitee or any CareTrust Indemnitee.

Indemnity Payment ” has the meaning set forth in Section 9.5.

Information Statement ” means the information statement, a preliminary version of which is filed as Exhibit 99.1 to the Registration Statement, and any related documentation to be provided to holders of Ensign Common Stock in connection with the Distribution, including any amendments or supplements thereto.

Insurance Policy ” means any insurance policies and insurance Contracts, including, without limitation, general liability, property and casualty, workers’ compensation, automobile, directors and officers liability, errors and omissions, employee dishonesty and fiduciary liability policies, whether, in each case, in the nature of primary, excess, umbrella or self-insurance coverage, together with all rights, benefits and privileges thereunder.

Insurance Proceeds ” means those monies (in each case, net of any out-of-pocket costs or expenses incurred in the collection thereof):

(a) received by an insured Person from any insurer, insurance underwriter, mutual protection and indemnity club or other risk collective, excluding any proceeds received directly or indirectly (such as through reinsurance arrangements) from any captive insurance Subsidiary of the insured Person; or

(b) paid on behalf of an insured Person by any insurer, insurance underwriter, mutual protection and indemnity club or other risk collective, excluding any such payment made directly or indirectly (such as through reinsurance arrangements) from any captive insurance Subsidiary of the insured Person, on behalf of the insured.

Intercompany Account ” means any receivable, payable or loan between any member of the Ensign Group, on the one hand, and any member of the CareTrust Group, on the other hand, that exists prior to the Effective Time and is reflected in the records of the relevant members of the Ensign Group and the CareTrust Group, except for any such receivable, payable or loan that arises pursuant to this Agreement or any Ancillary Agreement.

Intercompany Agreement ” means any Contract between or among any member of the Ensign Group, on the one hand, and any member of the CareTrust Group, on the other hand, entered into prior to the Effective Time, but excluding any Contract to which a Person other than any member of the Ensign Group or the CareTrust Group is also a party.

 

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IRS ” means the United States Internal Revenue Service.

IRS Ruling ” has the meaning set forth in the recitals to this Agreement.

Law ” means any law, statute, ordinance, code, rule, regulation, order, writ, proclamation, judgment, injunction or decree of any Governmental Authority.

Liabilities ” means any and all Indebtedness, liabilities and obligations, whether accrued, fixed or contingent, mature or inchoate, known or unknown, reflected on a balance sheet or otherwise, including those arising under any Law, Action or any judgment of any Governmental Authority or any award of any arbitrator of any kind, and those arising under any Contract.

Losses ” means any and all damages, losses, deficiencies, Liabilities, obligations, penalties, judgments, settlements, claims, payments, interest costs, Taxes, fines and expenses (including the costs and expenses of any and all Actions and demands, assessments, judgments, settlements and compromises relating thereto and attorneys’, accountants’, consultants’ and other professionals’ fees and expenses incurred in the investigation or defense thereof or the enforcement of rights hereunder).

Master Leases ” means the Master Leases, each substantially in the form of Exhibit 10.2 to the Registration Statement, to be entered into by members of the Ensign Group and members of the CareTrust Group prior to the Effective Time.

NASDAQ ” means the The NASDAQ Global Select Market.

NASDAQ Listing Application ” has the meaning set forth in Section 3.2(a).

Nonqualifying Income ” means any amount that is treated as gross income for purposes of Section 856 of the Code and which is not Qualifying Income.

Offering Memorandum ” means the offering memorandum related to the CareTrust Notes.

Opportunities Agreement ” means the Opportunities Agreement, substantially in the form of Exhibit 10.4 to the Registration Statement, to be entered into by Ensign and CareTrust prior to the Effective Time.

Party ” or “ Parties ” has the meaning set forth in the preamble to this Agreement.

Person ” means an individual, a partnership, a corporation, a limited liability company, an association, a joint stock company, a trust, a joint venture, a union, an unincorporated organization or a governmental entity or any department, agency or political subdivision thereof.

 

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Protected REIT ” means any entity that (i) has elected to be taxed as a REIT, and (ii) either (A) is an Indemnitee or (B) owns a direct or indirect equity interest in any Indemnitee and is treated for purposes of Section 856 of the Code as owning all or a portion of the assets of such Indemnitee or as receiving all or a portion of the Indemnitee’s income.

Qualifying Income ” means gross income that is described in Section 856(c)(3) of the Code.

Record Date ” means the close of business on the date determined by the board of directors of Ensign as the record date for determining holders of Ensign Common Stock entitled to receive shares of CareTrust Common Stock in the Distribution.

Record Holders ” has the meaning set forth in Section 4.1(a)(i).

Registration Statement ” means the registration statement on Form 10 of CareTrust with respect to the registration under the Exchange Act of the CareTrust Common Stock to be distributed in the Distribution, including any amendments or supplements thereto.

REIT ” means a real estate investment trust, as defined under the Code.

REIT Qualification Ruling ” has the meaning set forth in Section 9.4(h).

REIT Requirements ” means the requirements imposed on REITs pursuant to Sections 856 through and including 860 of the Code.

Release Document ” has the meaning set forth in Section 9.4(h).

Reorganization ” has the meaning set forth in the recitals to this Agreement.

SEC ” means the United States Securities and Exchange Commission.

Security Interest ” means any mortgage, security interest, pledge, lien, charge, claim, option, indenture, right to acquire, right of first refusal, deed of trust, licenses to third parties, leases to third parties, security agreements, voting or other restriction, covenant, condition, encroachment, restriction on transfer, restriction or limitation on use of real or personal property or any other encumbrance of any nature whatsoever, imperfections in or failure of title or defect of title.

Subsidiary ” means, with respect to any specified Person, any corporation, partnership, limited liability company, joint venture or other organization, whether incorporated or unincorporated, of which at least a majority of the securities or interests having by the terms thereof ordinary voting power to elect at least a majority of the board of directors or others performing similar functions with respect to such corporation or other organization is directly or indirectly owned or controlled by such specified Person or by any one or more of its subsidiaries, or by such specified Person and one or more of its Subsidiaries.

Tax Matters Agreement ” means the Tax Matters Agreement, substantially in the form of Exhibit 10.6 to the Registration Statement, to be entered into by Ensign and CareTrust prior to the Effective Time.

 

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Taxes ” means all taxes, charges, fees, duties, levies, imposts or other assessments imposed by any federal, state, local or foreign Taxing Authority, including, but not limited to, income, gross receipts, excise, property, sales, use, license, capital stock, transfer, franchise, payroll, withholding, social security, value added and other taxes, and any interest, penalties or additions attributable thereto.

Taxing Authority ” means any Governmental Authority or any subdivision, agency, commission or authority thereof or any quasi-governmental or private body having jurisdiction over the assessment, determination, collection or imposition of any Tax (including the IRS).

Third-Party Claim ” has the meaning set forth in Section 9.4(b).

Transactions ” means the Reorganization, the Distribution and any other transactions contemplated by this Agreement or any Ancillary Agreement.

Transition Services Agreement ” means the Transition Services Agreement, substantially in the form of Exhibit 10.5 to the Registration Statement, to be entered into by Ensign and CareTrust prior to the Effective Time.

Section 1.2 Interpretation . In this Agreement and the Ancillary Agreements, unless the context clearly indicates otherwise:

(a) words used in the singular include the plural and words used in the plural include the singular;

(b) the words “include,” “includes” and “including” shall be deemed to be followed by the words “without limitation”;

(c) the word “or” shall have the inclusive meaning represented by the phrase “and/or”;

(d) relative to the determination of any period of time, “from” means “from and including,” “to” means “to but excluding” and “through” means “through and including”;

(e) accounting terms used herein shall have the meanings historically ascribed to them by Ensign and its Subsidiaries in their internal accounting and financial policies and procedures in effect immediately prior to the date of this Agreement;

(f) reference to any agreement, instrument or other document means such agreement, instrument or other document as amended, supplemented and modified from time to time to the extent permitted by the provisions thereof and by this Agreement;

(g) reference to any Law means such Law (including any and all rules and regulations promulgated thereunder) as amended, modified, codified or reenacted, in whole or in part, and in effect at the time of determining compliance or applicability;

 

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(h) references to any Person include such Person’s successors and assigns but, if applicable, only if such successors and assigns are permitted by this Agreement; a reference to such Person’s “Affiliates” shall be deemed to mean such Person’s Affiliates following the Distribution and any reference to a third party shall be deemed to mean a Person who is not a Party or an Affiliate of a Party;

(i) if there is any conflict between the provisions of the main body of this Agreement or an Ancillary Agreement and the Exhibits and Schedules hereto or thereto, the provisions of the main body of this Agreement or the Ancillary Agreement, as applicable, shall control unless explicitly stated otherwise in such Exhibit or Schedule;

(j) if there is any conflict between the provisions of this Agreement and any Ancillary Agreement, the provisions of such Ancillary Agreement shall control (but only with respect to the subject matter thereof) unless explicitly stated otherwise therein; and

(k) any portion of this Agreement or any Ancillary Agreement obligating a Party to take any action or refrain from taking any action, as the case may be, shall mean that such Party shall also be obligated to cause its relevant Subsidiaries to take such action or refrain from taking such action, as the case may be.

ARTICLE II

THE REORGANIZATION

Section 2.1 Transfers of Assets and Assumptions of Liabilities .

(a) Transfers Prior to Effective Time . Subject to Section 2.1(b), Ensign and CareTrust agree to take all actions necessary so that, immediately prior to the Effective Time:

(i) Ensign shall, and shall cause its applicable Subsidiaries to, assign, transfer, convey and deliver to CareTrust or certain Persons designated by CareTrust who are or will become members of the CareTrust Group, and CareTrust or such Persons shall accept from Ensign and its applicable Subsidiaries, to the extent not already owned by the CareTrust Group, all of Ensign’s and such Subsidiaries’ respective direct or indirect right, title and interest in and to all CareTrust Assets;

(ii) CareTrust and certain Persons designated by CareTrust who are or will become members of the CareTrust Group shall accept and assume, to the extent the CareTrust Group is not already liable therefor, all the CareTrust Liabilities in accordance with their respective terms, regardless of when or where such CareTrust Liabilities arose or arise, or whether the facts on which they are based occurred prior to or subsequent to the Effective Time, regardless of where or against whom such CareTrust Liabilities are asserted or determined (including any CareTrust Liabilities arising out of claims made by Ensign’s or CareTrust’s respective directors, officers, employees, agents, Subsidiaries or Affiliates against any member of the Ensign Group or the

 

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CareTrust Group) or whether asserted or determined prior to the date hereof, and regardless of whether arising from or alleged to arise from negligence, recklessness, violation of Law, fraud or misrepresentation by any member of the Ensign Group or the CareTrust Group, or any of their respective directors, officers, employees, agents, Subsidiaries or Affiliates;

(iii) CareTrust shall transfer, pursuant to the Contribution Agreement, directly or indirectly, to the applicable member of the Ensign Group, a portion of the proceeds from the issuance of the CareTrust Notes in an amount equal to $221,449,256 (the “ CareTrust Cash Payment ”); and

(iv) CareTrust shall issue to Ensign shares of CareTrust Common Stock, which shares shall be fully paid and non-assessable under the Laws of the State of Maryland, of a sufficient number to effectuate the Distribution.

(b) Deferred Transfers and Assumptions .

(i) Nothing in this Agreement or in any Ancillary Agreement will be deemed to require the transfer of any Assets or the assumption of any Liabilities that by their terms or by operation of Law cannot be transferred or assumed.

(ii) To the extent that any transfer of Assets or assumption of Liabilities contemplated by this Agreement or any Ancillary Agreement is not consummated prior to the Effective Time as a result of an absence or non-satisfaction of any required Consent, Governmental Approval and/or other condition (such Assets or Liabilities, a “ Deferred Asset ” or a “ Deferred Liability ,” as applicable, and, collectively, a “ Deferred Asset or Liability ”), the Parties will use commercially reasonable efforts to effect such transfers or assumptions as promptly following the Effective Time as practicable. If and when the Consents, Governmental Approvals and/or other conditions, the absence or non-satisfaction of which gave rise to a Deferred Asset or Liability, are obtained or satisfied, the transfer or assumption of such Deferred Asset or Liability will be effected in accordance with and subject to the terms of this Agreement or the applicable Ancillary Agreement.

(iii) From and after the Effective Time until such time as a Deferred Asset or Liability is transferred or assumed, as applicable, (A) the Party retaining such Deferred Asset will thereafter hold such Deferred Asset for the use and benefit of the Party entitled thereto (at the expense of the Party entitled thereto) and (B) the Party intended to assume such Deferred Liability will pay or reimburse the Party retaining such Deferred Liability for all amounts paid or incurred in connection with the retention of such Deferred Liability; it being agreed that the Party retaining such Deferred Asset or Liability will not be obligated, in connection with the foregoing clause (A) and clause (B), to expend any money unless the necessary funds are advanced or agreed in writing to be

 

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reimbursed by the Party entitled to such Deferred Asset or intended to assume such Deferred Liability. The Party retaining such Deferred Asset or Liability will use its commercially reasonable efforts to notify the Party entitled to or intended to assume, as applicable, such Deferred Asset or Liability of the need for such expenditure. In addition, the Party retaining such Deferred Asset or Liability will, insofar as reasonably practicable and to the extent permitted by applicable Law, (A) treat such Deferred Asset or Liability in the ordinary course of business consistent with past practice, (B) promptly take such other actions as may be requested by the Party entitled to such Deferred Asset or by the Party intended to assume such Deferred Liability in order to place such Party in the same position as if the Deferred Asset or Liability had been transferred or assumed, as applicable, as contemplated hereby, and so that all the benefits and burdens relating to such Deferred Asset or Liability, including possession, use, risk of loss, potential for gain, and control over such Deferred Asset or Liability, are to inure from and after the Effective Time to such Party entitled to such Deferred Asset or intended to assume such Deferred Liability, and (C) hold itself out to third parties as agent or nominee on behalf of the Party entitled to such Deferred Asset or intended to assume such Deferred Liability.

(iv) In furtherance of the foregoing, the Parties agree that, as of the Effective Time, each Party will be deemed to have acquired beneficial ownership of all of the Assets, together with all rights and privileges incident thereto, and will be deemed to have assumed all of the Liabilities, and all duties, obligations and responsibilities incident thereto, that such Party is entitled to acquire or intended to assume pursuant to the terms of this Agreement or the applicable Ancillary Agreement.

(v) The Parties agree to treat, for all tax purposes, any Asset or Liability that is not transferred or assumed prior to the Effective Time and which is subject to the provisions of this Section 2.1(b), as (A) owned by the Party to which such Asset was intended to be transferred or by the Party which was intended to assume such Liability, as the case may be, from and after the Effective Time, (B) having not been owned by the Party retaining such Asset or Liability, as the case may be, at any time from and after the Effective Time, and (C) having been held by the Party retaining such Asset or Liability, as the case may be, only as agent or nominee on behalf of the other Party from and after the Effective Time until the date such Asset or Liability, as the case may be, is transferred to or assumed by such other Party. The Parties will not take any position inconsistent with the foregoing unless otherwise required by applicable Law (in which case, the Parties will provide indemnification for any Taxes attributable to the Asset or Liability during the period beginning at the Effective Time and ending on the date of the actual transfer).

 

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(c) Misallocated Assets and Liabilities .

(i) In the event that, at any time from and after the Effective Time, either Party discovers that it or another member of its Group is the owner of, receives or otherwise comes to possess or benefit from any Asset (including the receipt of payments made pursuant to Contracts and proceeds from accounts receivable with respect to such Asset) that should have been allocated to a member of the other Group pursuant to this Agreement or any Ancillary Agreement (except in the case of any deliberate acquisition of Assets from a member of the other Group for value subsequent to the Effective Time), such Party shall promptly transfer, or cause to be transferred, such Asset to such member of the other Group, and such member of the other Group shall accept such Asset for no further consideration other than that set forth in this Agreement or such Ancillary Agreement, as applicable. Prior to any such transfer, such Asset shall be held in accordance with Section 2.1(b).

(ii) In the event that, at any time from and after the Effective Time, either Party discovers that it or another member of its Group is liable for any Liability that should have been allocated to a member of the other Group pursuant to this Agreement or any Ancillary Agreement (except in the case of any deliberate assumption of Liabilities from a member of the other Group for value subsequent to the Effective Time), such Party shall promptly transfer, or cause to be transferred, such Liability to such member of the other Group and such member of the other Group shall assume such Liability for no further consideration other than that set forth in this Agreement or such Ancillary Agreement, as applicable. Prior to any such assumption, such Liabilities shall be held in accordance with Section 2.1(b).

(d) Instruments of Transfer and Assumption . The Parties agree that (i) transfers of Assets that may be required by this Agreement or any Ancillary Agreement shall be effected by delivery by the transferor to the transferee of (A) with respect to those Assets that constitute stock or other equity interests, certificates endorsed in blank or evidenced or accompanied by stock powers or other instruments of transfer endorsed in blank, against receipt and (B) with respect to all other Assets, such good and sufficient instruments of contribution, conveyance, assignment and transfer, in form and substance reasonably satisfactory to the Parties, as shall be necessary, in each case, to vest in the designated transferee all of the title and ownership interest of the transferor in and to any such Asset, and (ii) the assumptions of Liabilities required by this Agreement or any Ancillary Agreement shall be effected by delivery by the transferee to the transferor of such good and sufficient instruments of assumption, in form and substance reasonably satisfactory to the Parties, as shall be necessary, in each case, for the assumption by the transferee of such Liabilities.

(e) Plan of Reorganization . The Parties agree that this Agreement constitutes a “plan of reorganization” within the meaning of Treasury Regulation Section 1.368-2(g).

Section 2.2 CareTrust Assets and Ensign Assets .

(a) For purposes of this Agreement, “ CareTrust Assets ” shall mean, except as otherwise expressly provided in this Agreement or any Ancillary Agreement (including the Tax Matters Agreement):

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(ii) all Assets of the CareTrust Subsidiaries;

(iii) all CareTrust Contracts;

(iv) the Assets listed or described in Schedule 2.2(a); and

(v) any and all Assets owned or held immediately prior to the Effective Time by Ensign or any of its Subsidiaries that are used primarily in, or that primarily relate to, the CareTrust Business.

For the avoidance of doubt, the CareTrust Assets shall include, but not be limited to, all Assets recorded on the consolidated balance sheet of CareTrust as of the date of this Agreement.

(b) For the purposes of this Agreement, “ Ensign Assets ” shall mean (without duplication), (i) any and all Assets owned, directly or indirectly, by Ensign or any of its Subsidiaries as of the Effective Time, other than the CareTrust Assets.

Section 2.3 CareTrust Liabilities and Ensign Liabilities .

(a) For the purposes of this Agreement, “ CareTrust Liabilities ” shall mean, except as otherwise expressly provided in this Agreement or any Ancillary Agreement (including the Tax Matters Agreement):

(i) all Liabilities to the extent relating to, arising out of or resulting from the CareTrust Business, whether arising before, at or after the Effective Time;

(ii) all Liabilities to be assumed by CareTrust pursuant to this Agreement or any Ancillary Agreement;

(iii) all Liabilities related to the CareTrust Notes;

(iv) all Liabilities related to the CareTrust Revolver; and

(v) those Liabilities set forth in Section 2.3(a) of the Schedules.

(b) For the purposes of this Agreement, “ Ensign Liabilities ” shall mean (without duplication) any and all Liabilities of Ensign and its Subsidiaries as of the Effective Time other than CareTrust Liabilities.

 

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Section 2.4 Termination of Intercompany Agreements .

(a) Except as set forth in Section 2.4(a), Ensign, on behalf of itself and each of the other members of the Ensign Group, and CareTrust, on behalf of itself and each of the other members of the CareTrust Group, hereby terminate, effective as of the Effective Time, any and all Intercompany Agreements. No such terminated Intercompany Agreement will be of any further force or effect from and after the Effective Time and all Parties shall be released from all Liabilities thereunder other than the Liability to settle any Intercompany Accounts as provided in Section 2.5. Each Party shall take, or cause to be taken, any and all actions as may be reasonably necessary to effect the foregoing.

(b) The provisions of Section 2.4 shall not apply to any of the following agreements (which agreements shall continue to be outstanding after the Effective Time and thereafter shall be deemed to be, for each relevant Party (or the member of such Party’s Group), an obligation to a third party and shall no longer be an Intercompany Agreement):

(i) this Agreement and the Ancillary Agreements (and each other agreement or instrument expressly contemplated by this Agreement or any Ancillary Agreement); and

(ii) any confidentiality or non-disclosure agreements among any members of either Group.

Section 2.5 Settlement of Intercompany Accounts . Each Intercompany Account outstanding immediately prior to the Effective Time, will be satisfied and/or settled in full in cash or otherwise cancelled and terminated or extinguished by the relevant members of the Ensign Group and the CareTrust Group prior to the Effective Time, in each case, in the manner agreed to by the Parties.

Section 2.6 Replacement of Guarantees .

(a) The Parties shall cooperate and use their reasonable best efforts to arrange, effective at or prior to the Effective Time, at CareTrust’s cost and expense, the replacement of all Ensign Guarantees with alternate arrangements that do not require any credit support from any member of the Ensign Group, and shall use their reasonable best efforts to obtain from the beneficiaries of such Ensign Guarantees written releases indicating that each applicable member of the Ensign Group will, effective as of the Effective Time, have no further Liability with respect to such Ensign Guarantees.

(b) If, following the Effective Time, the Parties are unable to replace any Ensign Guarantee, (i) the Parties shall cooperate and continue to use their reasonable best efforts to replace such Ensign Guarantee with alternate arrangements that do not require any credit support from any member of the Ensign Group and (ii) CareTrust shall indemnify, defend and hold harmless each member of the Ensign Group against, and reimburse each member of the Ensign Group for, any Losses incurred following the Distribution with respect to such Ensign Guarantee.

 

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ARTICLE III

CERTAIN ACTIONS PRIOR TO THE DISTRIBUTION

Section 3.1 SEC and Other Securities Filings .

(a) Prior to the date of this Agreement, the Parties caused the Registration Statement to be prepared and filed with the SEC.

(b) The Parties caused the Registration Statement to become effective on May 15, 2014.

(c) As soon as practicable after the date hereof, Ensign shall cause the Information Statement to be mailed to the Record Holders.

(d) The Parties shall cooperate in preparing, filing with the SEC and causing to become effective any other registration statements or amendments or supplements thereto that are necessary or appropriate in order to effect the Transactions, or to reflect the establishment of, or amendments to, any employee benefit plans contemplated hereby.

(e) The Parties shall take all such action as may be necessary or appropriate under state and foreign securities or “blue sky” Laws in connection with the Transactions.

Section 3.2 NASDAQ Listing Application .

(a) Prior to the date of this Agreement, the Parties caused an application for the listing on NASDAQ of CareTrust Common Stock to be issued to the Record Holders in the Distribution (the “ NASDAQ Listing Application ”) to be prepared and filed.

(b) Prior to the date of this Agreement, the Parties have caused the NASDAQ Listing Application to be approved, subject to official notice of issuance.

(c) Ensign has given NASDAQ notice of the Record Date in compliance with Rule 10b-17 under the Exchange Act.

Section 3.3 Distribution Agent . At or prior to the Effective Time, Ensign shall, if requested by the Distribution Agent, enter into a distribution agent agreement and/or a paying agent agreement with the Distribution Agent.

Section 3.4 Governmental Approvals and Consents . To the extent that any of the Transactions require any Governmental Approval or Consent which has not been obtained prior to the date of this Agreement, the Parties will use commercially reasonable efforts to obtain, or cause to be obtained, such Governmental Approval or Consent prior to the Effective Time.

Section 3.5 Ancillary Agreements . Prior to the Effective Time, each Party shall execute and deliver, and shall cause each applicable member of its Group to execute and deliver, as applicable, the following agreements (collectively, the “ Ancillary Agreements ”):

 

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(a) the Master Leases, (b) the Tax Matters Agreement, (c) the Transition Services Agreement, (d) the Employee Matters Agreement, (e) the Contribution Agreement, (f) the Opportunities Agreement, and (g) such other written agreements, documents or instruments as the Parties may agree are reasonably necessary or desirable and which specifically state that they are Ancillary Agreements within the meaning of this Agreement.

Section 3.6 Governance Matters .

(a) Articles of Incorporation and Bylaws . CareTrust has adopted the articles of amendment and restatement and the amended and restated bylaws of CareTrust, each substantially in the form filed by CareTrust with the SEC as an exhibit to the Registration Statement, and CareTrust shall not take any action to modify its charter or bylaws prior to the Effective Time.

(b) Officers and Directors . On or prior to the Distribution Date, the Parties shall take all necessary action so that, as of the Distribution Date, the officers and directors of CareTrust will be as set forth in the Information Statement.

ARTICLE IV

THE DISTRIBUTION

Section 4.1 Distribution .

(a) Subject to the terms and conditions set forth in this Agreement, including Section 4.1(b):

(i) on or prior to the Distribution Date, Ensign shall deliver or otherwise make available to the Distribution Agent, for the benefit of holders of record of Ensign Common Stock at the close of business on the Record Date (the “ Record Holders ”), such number of issued and outstanding shares of CareTrust Common Stock as is necessary to effect the Distribution; and

(ii) on the Distribution Date, Ensign will direct the Distribution Agent to distribute, effective as of the Effective Time, to each Record Holder, (A) one share of CareTrust Common Stock for each share of Ensign Common Stock held by such Record Holder on the Record Date and (B) cash, if applicable, in lieu of fractional shares, in an amount determined in accordance with Section 4.1(c) hereof. All such shares of CareTrust Common Stock to be so distributed shall be distributed as uncertificated shares registered in book-entry form through the direct registration system. No certificates therefor shall be distributed. Following the Distribution, Ensign shall cause the Distribution Agent to deliver an account statement to each holder of CareTrust Common Stock reflecting such holder’s ownership thereof. All of the shares of CareTrust Common Stock distributed in the Distribution will be validly issued, fully paid and non-assessable.

 

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(b) Notwithstanding any other provision of this Agreement, Ensign, the Distribution Agent, or any Person that is a withholding agent under applicable Law shall be entitled to deduct and withhold from any consideration distributable or payable hereunder the amounts required to be deducted and withheld under the Code, or any provision of any U.S. federal, state, local or foreign Tax Law. Any amounts so withheld shall be paid over to the appropriate Taxing Authority in the manner prescribed by Law. To the extent that amounts are so deducted and withheld, such deducted and withheld amounts shall be treated for all purposes of this Agreement as having been paid to the Persons in respect of which such deduction and withholding was made.

(c) Notwithstanding anything herein to the contrary, no fractional shares of CareTrust Common Stock shall be issued in connection with the Distribution, and any such fractional share interests to which a Record Holder would otherwise be entitled shall not entitle such Record Holder to vote or to any other rights as a stockholder of CareTrust. In lieu of any such fractional shares, each Record Holder who, but for the provisions of this section, would be entitled to receive a fractional share interest of CareTrust Common Stock pursuant to the Distribution, shall be paid cash, without any interest thereon, as hereinafter provided. Ensign will direct the Distribution Agent to determine the number of whole shares and fractional shares of CareTrust Common Stock allocable to each Record Holder, to aggregate all such fractional shares into whole shares, to sell the whole shares obtained thereby in the open market at the then-prevailing prices on behalf of each Record Holder who otherwise would be entitled to receive fractional share interests and to distribute to each such Record Holder his, her or its ratable share of the total proceeds of such sale, after making appropriate deductions of the amounts required for U.S. federal income tax withholding purposes and after deducting any applicable transfer Taxes and the costs and expenses of such sale and distribution, including brokers fees and commissions. The sales of fractional shares shall occur as soon after the Effective Time as practicable and as determined by the Distribution Agent. None of Ensign, CareTrust or the Distribution Agent shall guarantee any minimum sale price for the fractional shares of Ensign Common Stock. Neither Ensign nor CareTrust shall pay any interest on the proceeds from the sale of fractional shares. The Distribution Agent shall have the sole discretion to select the broker-dealers through which to sell the aggregated fractional shares and to determine when, how and at what price to sell such shares. Neither the Distribution Agent nor the broker-dealers through which the aggregated fractional shares are sold shall be Affiliates of Ensign or CareTrust.

ARTICLE V

CONDITIONS

Section 5.1 Conditions Precedent to Consummation of the Distribution . The Distribution shall not be effected unless and until the following conditions have been satisfied or waived by Ensign, in its sole and absolute discretion, at or before the Effective Time:

(a) the board of directors of Ensign shall have declared the Distribution, which declaration may be made or withheld in its sole and absolute discretion;

 

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(b) the Registration Statement shall have been declared effective by the SEC, with no stop order in effect with respect thereto, and no proceedings for such purpose shall be pending before, or threatened by, the SEC;

(c) Ensign shall have mailed the Information Statement (and such other information concerning CareTrust, the Distribution and such other matters as the Parties shall determine and as may otherwise be required by Law) to the Record Holders;

(d) the IRS Ruling shall not have been revoked or modified in any material respect;

(e) Ensign shall have received (i) an opinion of KPMG LLP, in form and substance reasonably satisfactory to Ensign, substantially to the effect that, with respect to certain requirements for tax-free treatment under Section 355 of the Code on which the IRS will not rule, such requirements will be satisfied, and (ii) an opinion of Skadden, Arps, Slate, Meagher & Flom LLP, in form and substance reasonably satisfactory to Ensign, substantially to the effect that, with respect to certain requirements for tax-free treatment under Section 355 of the Code on which the IRS will not rule, such requirements will be satisfied;

(f) CareTrust shall have received an opinion of Skadden, Arps, Slate, Meagher & Flom LLP, in form and substance reasonably satisfactory to CareTrust, substantially to the effect that, commencing with CareTrust’s taxable year ending December 31, 2014, CareTrust has been organized in conformity with the requirements for qualification as a REIT under the Code, and its proposed method of operation will enable it to meet the requirements for qualification and taxation as a REIT;

(g) CareTrust and Ensign shall have received an opinion of Skadden, Arps, Slate, Meagher & Flom LLP, in form and substance reasonably satisfactory to CareTrust, substantially to the effect that the Master Leases will be respected as “true leases” for U.S. federal income tax purposes with respect to certain facilities;

(h) NASDAQ shall have approved the NASDAQ Listing Application, subject to official notice of issuance;

(i) Ensign shall have set a Record Date and provided notice thereof to NASDAQ, as provided in Section 3.2(c);

(j) CareTrust shall have completed the financing transactions described in the Information Statement and contemplated to occur on or prior to the Distribution Date, including the issuance of the CareTrust Notes, the entry into the CareTrust Revolver and the incurrence of additional mortgage indebtedness;

(k) CareTrust shall have made the CareTrust Cash Payment, and Ensign shall have used a portion of the CareTrust Cash Payment for the repayment of Indebtedness as described in the Information Statement;

 

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(l) no preliminary or permanent injunction or other order, decree or ruling issued by a Governmental Authority, and no statute (as interpreted through orders or rules of any Governmental Authority duly authorized to effectuate the statute), rule, regulation or executive order promulgated or enacted by any Governmental Authority shall be in effect preventing the consummation of, or materially limiting the benefits of, the Transactions;

(m) no other event or development shall have occurred or failed to occur that, in the judgment of the board of directors of Ensign, in its sole discretion, would result in the Distribution having a material adverse effect on Ensign or its stockholders;

(n) CareTrust shall have adopted the amended and restated articles of incorporation and amended and restated bylaws, as provided in Section 3.6(a);

(o) the Ancillary Agreements shall have been executed and delivered by each of the parties thereto and no party to any of the Ancillary Agreements will be in material breach of any such agreement;

(p) all other actions and filings necessary or appropriate under applicable federal or state securities Laws and state “blue sky” Laws in connection with the Transactions shall have been taken; and

(q) any material Governmental Approvals and Consents necessary to consummate the Transactions or any portion thereof shall have been obtained and be in full force and effect.

Section 5.2 Right Not to Close . Each of the conditions set forth in Section 5.1 is for the benefit of Ensign, and the board of directors of Ensign may, in its sole and absolute discretion, determine whether to waive any condition, in whole or in part. Any determination made by the board of directors of Ensign concerning the satisfaction or waiver of any or all of the conditions set forth in Section 5.1 will be conclusive and binding on the Parties. The satisfaction of the conditions set forth in Section 5.1 will not create any obligation on the part of Ensign to any other Person to effect any of the Transactions or in any way limit Ensign’s right to terminate this Agreement and the Ancillary Agreements as set forth in Section 11.1 or alter the consequences of any termination from those specified in Section 11.2.

ARTICLE VI

NO REPRESENTATIONS OR WARRANTIES

Section 6.1 Disclaimer of Representations and Warranties . EACH PARTY (ON BEHALF OF ITSELF AND EACH OTHER MEMBER OF ITS GROUP) UNDERSTANDS AND AGREES THAT, EXCEPT AS EXPRESSLY SET FORTH HEREIN, IN ANY ANCILLARY AGREEMENT OR IN ANY OTHER AGREEMENT OR DOCUMENT CONTEMPLATED BY THIS AGREEMENT OR ANY ANCILLARY AGREEMENT, NO PARTY IS REPRESENTING OR WARRANTING IN ANY WAY AS TO (A) THE ASSETS, BUSINESSES OR LIABILITIES CONTRIBUTED, TRANSFERRED, DISTRIBUTED OR ASSUMED AS CONTEMPLATED HEREBY OR THEREBY, (B) ANY CONSENTS OR GOVERNMENTAL APPROVALS REQUIRED IN CONNECTION HEREWITH OR THEREWITH, (C) THE VALUE OR FREEDOM FROM ANY SECURITY INTERESTS OF, OR ANY OTHER MATTER CONCERNING, ANY ASSETS OF ANY PARTY, (D) THE

 

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ABSENCE OF ANY DEFENSES OR RIGHT OF SETOFF OR FREEDOM FROM COUNTERCLAIM WITH RESPECT TO ANY ACTION OR OTHER ASSET, INCLUDING ACCOUNTS RECEIVABLE, OF ANY PARTY, OR (E) THE LEGAL SUFFICIENCY OF ANY CONTRIBUTION, DISTRIBUTION, ASSIGNMENT, DOCUMENT, CERTIFICATE OR INSTRUMENT DELIVERED HEREUNDER OR THEREUNDER TO CONVEY TITLE TO ANY ASSET UPON THE EXECUTION, DELIVERY AND FILING HEREOF OR THEREOF.

Section 6.2 As Is, Where Is . EACH PARTY (ON BEHALF OF ITSELF AND EACH OTHER MEMBER OF ITS GROUP) UNDERSTANDS AND AGREES THAT, EXCEPT AS OTHERWISE PROVIDED IN ANY ANCILLARY AGREEMENT, ALL ASSETS TRANSFERRED PURSUANT TO THIS AGREEMENT OR ANY ANCILLARY AGREEMENT ARE BEING TRANSFERRED “AS IS, WHERE IS.”

ARTICLE VII

CERTAIN COVENANTS AND ADDITIONAL AGREEMENTS

Section 7.1 Insurance Matters . Following the Effective Time, Ensign shall maintain its currently existing Insurance Policies related to director and officer liability (the “ Ensign D&O Policies ”). Prior to the Effective Time, Ensign and CareTrust shall use commercially reasonable efforts to obtain separate Insurance Policies for CareTrust on substantially similar terms as the Ensign D&O Policies (it being understood that CareTrust shall be responsible for all premiums, costs and fees associated with any new insurance policies placed for the benefit of CareTrust pursuant to this Section 7.1, which, for the avoidance of doubt, shall exclude any premiums, costs and fees associated with any run-off Insurance Policy obtained by Ensign in connection with the Distribution).

Section 7.2 CareTrust REIT Status .

(a) Ensign has no knowledge of any fact or circumstance that would cause CareTrust to fail to qualify as a REIT.

(b) Ensign shall use its commercially reasonable efforts to cooperate with CareTrust as necessary to enable CareTrust to qualify for taxation as a REIT and receive customary legal opinions concerning CareTrust’s qualification and taxation as a REIT.

(c) CareTrust shall use its reasonable best efforts to qualify for taxation as a REIT for its taxable year ending December 31, 2014.

Section 7.3 No Restrictions on Post-Closing Competitive Activities; Corporate Opportunities .

(a) Each of the Parties agrees that this Agreement shall not include any non-competition or other similar restrictive arrangements with respect to the range of business activities that may be conducted, or investments that may be made, by the Groups. Accordingly, each of the Parties acknowledges and agrees that nothing set forth in this Agreement shall be construed to create any explicit or implied restriction or other limitation on

 

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the ability of any Group to engage in any business or other activity that overlaps or competes with the business of the other Group, including investing in skilled nursing facilities and independent living facilities. Except as expressly provided herein, or in the Ancillary Agreements, each Group shall have the right to, and shall have no duty to abstain from exercising such right to, (i) engage or invest, directly or indirectly, in the same, similar or related business activities or lines of business as the other Group, (ii) make investments in the same or similar types of investments as the other Group, (iii) do business with any client, customer, vendor or lessor of any of the other Group or (iv) employ or otherwise engage any officer, director or employee of the other Group. Neither Party or Group, nor any officer or director thereof, shall be liable to the other Party or Group or its stockholders for breach of any fiduciary duty by reason of any such activities of such Party or Group or of any such Person’s participation therein.

(b) Except as Ensign and each other member of the Ensign Group, on the one hand, and CareTrust and each other member of the CareTrust Group, on the other hand, may otherwise agree in writing, including the Ancillary Agreements, the Parties hereby acknowledge and agree that if any Person that is a member of a Group, including any officer or director thereof, acquires knowledge of a potential transaction or matter that may be a corporate opportunity for either or both Groups, neither the other Group nor its stockholder shall have an interest in, or expectation that, such corporate opportunity be offered to it or that it be offered an opportunity to participate therein, and any such interest, expectation, offer or opportunity to participate, and any other interest or expectation otherwise due to such Group with respect to such corporate opportunity, is hereby renounced by such Group on its behalf and on behalf of its stockholders. Accordingly, subject to Section 7.3(c) below, (i) neither Group nor any officer or director thereof will be under any obligation to present, communicate or offer any such corporate opportunity to the other Group and (ii) each Group has the right to hold any such corporate opportunity for its own account, or to direct, recommend, sell, assign or otherwise transfer such corporate opportunity to any Person or Persons other than the other Group, and, to the fullest extent permitted by Law, neither Group nor the officers or directors thereof shall have or be under any fiduciary duty, duty of loyalty or duty to act in good faith or in the best interests of the other Group and its stockholders and shall not be liable to the other Group and its stockholders for any breach or alleged breach thereof or for any derivation of personal economic gain by reason of the fact that such Group or any of its officers or directors pursues or acquires the corporate opportunity for itself, or directs, recommends, sells, assigns or otherwise transfers the corporate opportunity to another Person, or such Group and its officers or directors does not present, offer or communicate information regarding the corporate opportunity to the other Group.

(c) Except as Ensign and each other member of the Ensign Group, on the one hand, and CareTrust and each other member of the CareTrust Group, on the other hand, may otherwise agree in writing, including the Ancillary Agreements, the Parties hereby acknowledge and agree that in the event that a director or officer of either Group who is also a director or officer of the other Group acquires knowledge of a potential transaction or matter that may be a corporate opportunity or is offered a corporate opportunity, if (i) such Person acts in good faith and (ii) such knowledge of such potential transaction or matter was not obtained solely in connection with, or such corporate opportunity was not offered to such Person solely in, such Person’s capacity as director or officer of either Group, then (A) such director or officer, to

 

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the fullest extent permitted by Law, (1) shall be deemed to have fully satisfied and fulfilled such Person’s fiduciary duty to each Group and their stockholders with respect to such corporate opportunity, (2) shall not have or be under any fiduciary duty to either Group or their stockholders and shall not be liable to either Group or their stockholders for any breach or alleged breach thereof by reason of the fact that the other Group pursues or acquires the corporate opportunity for itself, or directs, recommends, sells, assigns or otherwise transfers the corporate opportunity to another Person, or either Group or such director or officer does not present, offer or communicate information regarding the corporate opportunity to the other Group, (3) shall be deemed to have acted in good faith and in a manner such Person reasonably believes to be in, and not opposed to, the best interests of each Group and its stockholders and (4) shall not have any duty of loyalty to the other Group and its stockholders or any duty not to derive any personal benefit therefrom and shall not be liable to the other Group or its stockholders for any breach or alleged breach thereof and (B) such potential transaction or matter that may be a corporate opportunity, or the corporate opportunity, shall belong to the applicable Group (and not to the other Group).

For the purposes of this Section 7.3, “corporate opportunities” of a Group shall include business opportunities that members of such Group are financially able to undertake, that are, by their nature, in a line of business of such Group, are of practical advantage to it and are ones in which any member of the Group has an interest or a reasonable expectancy, and in which, by embracing the opportunities, the self-interest of a Person or any of its officers or directors will be brought into conflict with that of such Group.

ARTICLE VIII

ACCESS TO INFORMATION; CONFIDENTIALITY; PRIVILEGE

Section 8.1 Agreement for Exchange of Information .

(a) Subject to Section 8.1(b) and Section 8.8(f), for a period of three (3) years (the “ Access Period ”) following the Distribution Date, as soon as reasonably practicable after written request: (i) Ensign shall afford to any member of the CareTrust Group and their authorized accountants, counsel and other designated representatives reasonable access during normal business hours to, or, at the CareTrust Group’s expense, provide copies of, all books, records, Contracts, instruments, data, documents and other information in the possession or under the control of any member of the Ensign Group immediately following the Distribution Date that relates to any member of the CareTrust Group or the CareTrust Business, and (ii) CareTrust shall afford to any member of the Ensign Group and their authorized accountants, counsel and other designated representatives reasonable access during normal business hours to, or, at the Ensign Group’s expense, provide copies of, all books, records, Contracts, instruments, data, documents and other information in the possession or under the control of any member of the CareTrust Group immediately following the Distribution Date that relates to any member of the Ensign Group or the Ensign Business; provided , however , that in the event that CareTrust or Ensign, as applicable, determine that any such provision of or access to any information in response to a request under this Section 8.1(a) would be commercially detrimental in any material respect, violate any Law or agreement or waive any attorney-client privilege, the work product doctrine or other applicable privilege, the Parties shall take all reasonable measures to

 

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permit compliance with such request in a manner that avoids any such harm or consequence; provided , further , that to the extent specific information-sharing or knowledge-sharing provisions are contained in any of the Ancillary Agreements, such other provisions (and not this Section 8.1(a)) shall govern; provided , further , that the Access Period shall be extended with respect to requests related to any third-party litigation or other dispute filed prior to the end of the Access Period until such litigation or dispute is finally resolved.

(b) A request for information under Section 8.1(a) may be made: (i) to comply with reporting, disclosure, filing or other requirements imposed on the requesting party (including under applicable securities Laws) by a Governmental Authority having jurisdiction over such requesting party, (ii) for use in any other judicial, regulatory, administrative or other proceeding or in order to satisfy audit, accounting, claims defense, regulatory filings, litigation or other similar requirements (other than in connection with any action, suit or proceeding in which any member of a Group is adverse to any member of the other Group), (iii) for use in compensation, benefit or welfare plan administration or other bona fide business purposes, or (iv) to comply with any obligations under this Agreement or any Ancillary Agreement.

(c) Without limiting the generality of Section 8.1(a), until the end of the first full fiscal year following the Distribution Date (and for a reasonable period of time thereafter as required for any party to prepare consolidated financial statements or complete a financial statement audit for the fiscal year during which the Distribution Date occurs), CareTrust shall use its commercially reasonable efforts to cooperate with any requests from any member of the Ensign Group pursuant to Section 8.1(a) and Ensign shall use its commercially reasonable efforts to cooperate with any requests from any member of the CareTrust Group pursuant to Section 8.1(a), in each case, to enable the requesting party to meet its timetable for dissemination of its earnings releases and financial statements and to enable such requesting party’s auditors to timely complete their audit of the annual financial statements and review of the quarterly financial statements.

Section 8.2 Ownership of Information . Any information owned by any Person that is provided pursuant to Section 8.1(a) shall be deemed to remain the property of the providing Person. Unless specifically set forth herein, nothing contained in this Agreement shall be construed to grant or confer rights of license or otherwise to the requesting Person with respect to any such information.

Section 8.3 Compensation for Providing Information . A Person requesting information pursuant to Section 8.1(a) agrees to reimburse the providing Person for the reasonable expenses, if any, of gathering and copying such information, to the extent that such expenses are incurred for the benefit of the requesting Person.

Section 8.4 Retention of Records . To facilitate the exchange of information pursuant to this Article VIII after the Distribution Date, for a period of three (3) years following the Distribution Date, except as otherwise required or agreed in writing, the Parties agree to use commercially reasonable efforts to retain, or cause to be retained, all information in the possession or control of them or any member of their Group on the Distribution Date in accordance with the policies and procedures of Ensign as in effect on the Distribution Date.

 

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Section 8.5 Limitation of Liability . No Person required to provide information under this Article VIII shall have any Liability (a) if any historical information provided pursuant to this Article VIII is found to be inaccurate, in the absence of gross negligence or willful misconduct by such Person, or (b) if any information is lost or destroyed despite using commercially reasonable efforts to comply with the provisions of Section 8.4.

Section 8.6 Production of Witnesses . At all times from and after the Distribution Date, upon reasonable request:

(a) CareTrust shall use commercially reasonable efforts to make available, or cause to be made available, to any member of the Ensign Group, the directors, officers, employees and agents of any member of the CareTrust Group as witnesses to the extent that the same may reasonably be required by the requesting party (giving consideration to business demands of such directors, officers, employees and agents) in connection with any legal, administrative or other proceeding in which the requesting party may from time to time be involved, except in the case of any action, suit or proceeding in which any member of the CareTrust Group is adverse to any member of the Ensign Group; and

(b) Ensign shall use commercially reasonable efforts to make available, or cause to be made available, to any member of the CareTrust Group, the directors, officers, employees and agents of any member of the Ensign Group as witnesses to the extent that the same may reasonably be required by the requesting party (giving consideration to business demands of such directors, officers, employees and agents) in connection with any legal, administrative or other proceeding in which the requesting party may from time to time be involved, except in the case of any action, suit or proceeding in which any member of the Ensign Group is adverse to any member of the CareTrust Group.

Section 8.7 Confidentiality .

(a) CareTrust (on behalf of itself and each other member of its Group) and Ensign (on behalf of itself and each other member of its Group) shall hold, and shall cause each of their respective Affiliates to hold, and each of the foregoing shall cause their respective directors, officers, employees, agents, consultants and advisors to hold, in strict confidence, and not disclose or release or use, without the prior written consent of such member of the other Group, for any purpose other than as expressly permitted pursuant to this Agreement or the Ancillary Agreements, any and all Confidential Information concerning any member of the other Group; provided , that each Party and the members of its Group may disclose, or may permit disclosure of, such Confidential Information (i) to other members of their Group and their respective auditors, attorneys, financial advisors, bankers and other appropriate consultants and advisors who have a need to know such information for purposes of performing services for a member of such Group and who are informed of their obligation to hold such information confidential to the same extent as is applicable to the Parties and in respect of whose failure to comply with such obligations, such Party will be responsible, (ii) if it or any of its Affiliates are required or compelled to disclose any such Confidential Information by judicial or administrative process or by other requirements of Law or stock exchange rule, or (iii) as necessary in order to permit such Party to prepare and disclose its financial statements, or other disclosures required by Law or such applicable stock exchange. Notwithstanding the foregoing, in the event that any

 

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demand or request for disclosure of Confidential Information is made pursuant to the foregoing clause (ii) above, the Party requested to disclose Confidential Information concerning a member of the other Group, shall promptly notify such member of the other Group of the existence of such request or demand and, to the extent commercially practicable, shall provide such member of the other Group thirty (30) days (or such lesser period as is commercially practicable) to seek an appropriate protective order or other remedy, which the Parties will cooperate in obtaining. In the event that such appropriate protective order or other remedy is not obtained, the Party that is required to disclose Confidential Information about a member of the other Group shall furnish, or cause to be furnished, only that portion of the Confidential Information that is legally required to be disclosed and shall use commercially reasonable efforts to ensure that confidential treatment is accorded such information.

(b) Notwithstanding anything to the contrary set forth herein, the Parties shall be deemed to have satisfied their obligations hereunder with respect to Confidential Information of any member of the other Group if they exercise the same degree of care (but no less than a reasonable degree of care) as they exercise to preserve confidentiality for their own similar Confidential Information.

(c) Upon the written request of a Party or a member of its Group, the other Party shall take, and shall cause the applicable members of such other Party’s Group to take, reasonable steps to promptly (i) deliver to the requesting Person all original copies of Confidential Information (whether written or electronic) concerning the requesting Person or any member of such requesting Person’s Group that is in the possession of such other Party or any member of such other Party’s Group and (ii) if specifically requested by the requesting Person, destroy any copies of such Confidential Information (including any extracts therefrom), unless such delivery or destruction would violate any Law; provided , that the other Party shall not be obligated to destroy Confidential Information that is required by or relates to such other Party’s business or the business of any member of such other Party’s Group. Upon the written request of the requesting Person, the other Party shall, or shall cause another member of its Group to cause, its duly authorized officers to certify in writing to the requesting party that the requirements of the preceding sentence have been satisfied in full.

Section 8.8 Privileged Matters .

(a) Pre-Distribution Services . The Parties recognize that legal and other professional services that have been and will be provided prior to the Effective Time have been and will be rendered for the collective benefit of the Parties and their Affiliates, and that each of the Parties should be deemed to be the client with respect to such pre-Distribution services for the purposes of asserting all privileges that may be asserted under applicable Law.

 

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(b) Post-Distribution Services . The Parties recognize that legal and other professional services will be provided following the Effective Time that will be rendered solely for the benefit of CareTrust and its Affiliates or Ensign and its Affiliates, as the case may be. With respect to such post-Distribution services, the Parties agree as follows:

(i) Ensign shall be entitled, in perpetuity, to control the assertion or waiver of all privileges in connection with privileged information that relates solely to the Ensign Business, whether or not the privileged information is in the possession of or under the control of Ensign or CareTrust. Ensign shall also be entitled, in perpetuity, to control the assertion or waiver of all privileges in connection with privileged information that relates solely to the subject matter of any claims constituting Ensign Liabilities, now pending or which may be asserted in the future, in any lawsuits or other proceedings initiated by or against any member of the Ensign Group, whether or not the privileged information is in the possession of or under the control of Ensign or CareTrust; and

(ii) CareTrust shall be entitled, in perpetuity, to control the assertion or waiver of all privileges in connection with privileged information that relates solely to the CareTrust Business, whether or not the privileged information is in the possession of or under the control of Ensign or CareTrust. CareTrust shall also be entitled, in perpetuity, to control the assertion or waiver of all privileges in connection with privileged information that relates solely to the subject matter of any claims constituting CareTrust Liabilities, now pending or which may be asserted in the future, in any lawsuits or other proceedings initiated by or against any member of the CareTrust Group, whether or not the privileged information is in the possession of or under the control of Ensign or CareTrust.

(c) The Parties agree that they shall have a shared privilege, with equal right to assert or waive, subject to the restrictions in this Section 8.8, with respect to all privileges not allocated pursuant to the terms of Section 8.8(b). Except as provided in Section 8.8(d), CareTrust may not waive, and shall cause each other member of the CareTrust Group not to waive, any privilege that could be asserted by a member of the Ensign Group under any applicable Law, and in which a member of the Ensign Group has a shared privilege, without the consent of Ensign, which consent shall not be unreasonably withheld, conditioned or delayed. Except as provided in Section 8.8(d), Ensign may not waive, and shall cause each other member of the Ensign Group not to waive, any privilege that could be asserted by a member of the CareTrust Group under any applicable Law, and in which a member of the CareTrust Group has a shared privilege, without the consent of CareTrust, which consent shall not be unreasonably withheld, conditioned or delayed. If a dispute arises between or among CareTrust and Ensign, or any members of their respective Groups, regarding whether a privilege should be waived to protect or advance the interest of a Party, each Party agrees that it shall endeavor to minimize any prejudice to the rights of such other Party and shall not unreasonably withhold consent to any request for waiver by such Party. Each Party agrees that it will not withhold consent to waiver for any purpose except to protect its own legitimate interests or the legitimate interests of any other member of its Group.

(d) Notwithstanding any of the other provisions of this Section 8.8, to the fullest extent permitted by law, in the event of any litigation or dispute between or among the Parties and/or any members of their respective Groups, any Party or any members of the Party’s respective Group may waive a privilege which it shares with another Party or any member of the other Group, without obtaining the consent from the other Party or the other member(s) of a Party’s Group which shares the privilege; provided , that such waiver of a shared privilege shall be effective only as to the use of information by the relevant Parties and/or the applicable members of their respective Groups in such litigation or dispute, and shall not operate as a

 

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waiver of the shared privilege with respect to any proceedings, disputes, or other matters involving third parties or with respect to any other actions. In the event of any such waiver, the Parties and the members of their respective Groups shall take all reasonable measures to ensure the confidentiality of the privileged information that is the subject of such waiver, including, as necessary, making any applications to an arbitral tribunal or court of law, as applicable, to preserve the confidentiality of such information; and any such privileged information shall otherwise be held confidential by the Parties and the members of their respective Groups and shall not be publicly disclosed. For the avoidance of doubt, this Section 8.8(d) provides the only circumstances, and the only conditions, under which a Party or a member of its respective Group may unilaterally waive any shared applicable legal privilege.

(e) Upon receipt by either Party, or by any member of its Group, of any subpoena, discovery or other request which requires the production or disclosure of information which such Party knows is subject to a shared privilege or as to which a member of the other Group has the sole right hereunder to assert or waive a privilege, or if either Party obtains knowledge that any of its or any other member of its Group’s current or former directors, officers, agents or employees have received any subpoena, discovery or other requests which requires the production or disclosure of such privileged information, such Party shall promptly notify the other Party of the existence of the request and shall provide the other Party a reasonable opportunity to review the information and to assert any rights it or they may have under this Section 8.8 or otherwise to prevent the production or disclosure of such privileged information.

(f) The access to information being granted pursuant to Section 8.1, the agreement to provide witnesses and individuals pursuant to Section 8.6 hereof, and the transfer of privileged information between and among the Parties and the members of their respective Groups pursuant to this Agreement shall not be deemed a waiver of any privilege that has been or may be asserted under this Agreement, any of the Ancillary Agreements or otherwise.

Section 8.9 Financial Information Certifications . The Parties agree to cooperate with each other in such manner as is necessary to enable the principal executive officer or officers, principal financial officer or officers and controller or controllers of each of the Parties to make the certifications required of them under Sections 302, 404 and 906 of the Sarbanes-Oxley Act of 2002.

ARTICLE IX

MUTUAL RELEASES; INDEMNIFICATION

Section 9.1 Release of Pre-Distribution Claims .

(a) Except as provided in Section 9.1(d), effective as of the Effective Time, CareTrust does hereby, for itself and each other member of the CareTrust Group, release and forever discharge each Ensign Indemnitee, from any and all Liabilities whatsoever to any member of the CareTrust Group, whether at law or in equity (including any right of contribution), whether arising under any Contract, by operation of Law or otherwise, existing or arising from any acts or events occurring or failing to occur or alleged to have occurred or to have failed to occur or any conditions existing or alleged to have existed at or before the Effective Time, including in connection with the Transactions.

 

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(b) Except as provided in Section 9.1(d), effective as of the Effective Time, Ensign does hereby, for itself and each other member of the Ensign Group, release and forever discharge each CareTrust Indemnitee from any and all Liabilities whatsoever to any member of the Ensign Group, whether at law or in equity (including any right of contribution), whether arising under any Contract, by operation of Law or otherwise, existing or arising from any acts or events occurring or failing to occur or alleged to have occurred or to have failed to occur or any conditions existing or alleged to have existed at or before the Effective Time, including in connection with the Transactions.

(c) The Parties expressly understand and acknowledge that it is possible that unknown losses or claims exist or might come to exist or that present losses may have been underestimated in amount, severity, or both. Accordingly, the Parties are deemed expressly to understand provisions and principles of law such as Section 1542 of the Civil Code of the State of California (as well as any and all provisions, rights and benefits conferred by any law of any state or territory of the United States, or principle of common law, which is similar or comparable to Section 1542), which Section provides: A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM OR HER MUST HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR . The Parties are hereby deemed to agree that the provisions of Section 1542 and all similar federal or state Laws, rights, rules or legal principles of California or any other jurisdiction that may be applicable herein, are hereby knowingly and voluntarily waived and relinquished with respect to the releases in Section 9.1(a) and Section 9.1(b).

(d) Nothing contained in Section 9.1(a) or Section 9.1(b) shall impair any right of any Person to enforce this Agreement, any Ancillary Agreement or any agreements, arrangements, commitments or understandings that are specified in, or contemplated to continue pursuant to, this Agreement or any Ancillary Agreement. Without limiting the foregoing, nothing contained in Section 9.1(a) or Section 9.1(b) shall release any Person from:

(i) any Liability, contingent or otherwise, assumed by, or allocated to, such Person in accordance with this Agreement or any Ancillary Agreement;

(ii) any Liability that such Person may have with respect to indemnification or contribution pursuant to this Agreement or any Ancillary Agreement for claims brought by third Persons, which Liability shall be governed by the provisions of this Article IX and, if applicable, the appropriate provisions of the Ancillary Agreements;

(iii) any unpaid accounts payable or receivable arising from or relating to the sale, provision, or receipt of goods, payment for goods, property or services purchased, obtained or used in the ordinary course of business by any member of the Ensign Group from any member of the CareTrust Group, or by any member of the CareTrust Group from any member of the Ensign Group from and after the Effective Time; or

 

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(iv) any Liability the release of which would result in the release of any Person other than an Indemnitee; provided , that the Parties agree not to bring suit, or permit any other member of their respective Group to bring suit, against any Indemnitee with respect to such Liability.

(e) CareTrust shall not make, and shall not permit any other member of the CareTrust Group to make, any claim or demand, or commence any Action asserting any claim or demand, including any claim of contribution or indemnification, against any Ensign Indemnitee with respect to any Liabilities released pursuant to Section 9.1(a). Ensign shall not make, and shall not permit any member of the Ensign Group to make, any claim or demand, or commence any Action asserting any claim or demand, including any claim of contribution or any indemnification, against any CareTrust Indemnitee with respect to any Liabilities released pursuant to Section 9.1(b).

Section 9.2 Indemnification by CareTrust . Except as provided in Section 9.4 and Section 9.5, CareTrust shall, and, in the case of Section 9.2(a) or Section 9.2(b), shall in addition cause each Appropriate Member of the CareTrust Group to, indemnify, defend and hold harmless, the Ensign Indemnitees from and against any and all Losses of the Ensign Indemnitees relating to, arising out of or resulting from any of the following (without duplication):

(a) any CareTrust Liability, including the failure of any member of the CareTrust Group or any other Person to pay, perform or otherwise promptly discharge any CareTrust Liabilities in accordance with their respective terms, whether prior to, at or after the Effective Time;

(b) any breach by any member of the CareTrust Group of any provision of this Agreement or of any of the Ancillary Agreements, subject to any limitations of liability provisions and other provisions applicable to any such breach set forth therein; and

(c) any untrue statement or alleged untrue statement of a material fact or omission or alleged omission to state a material fact required to be stated therein or necessary to make the statements therein not misleading, with respect to all information contained or incorporated by reference in the Registration Statement, the Information Statement, or the Offering Memorandum other than information that relates solely to the Ensign Business;

in each case, without regard to when or where the loss, claim, accident, occurrence, event or happening giving rise to the Loss took place, or whether any such loss, claim, accident, occurrence, event or happening is known or unknown, or reported or unreported and regardless of whether such loss, claim, accident, occurrence, event or happening giving rise to the Loss existed prior to, on or after the Effective Time or relates to, arises out of or results from actions, inactions, events, omissions, conditions, facts or circumstances occurring or existing prior to, on or after the Effective Time. As used in this Section 9.2, “ Appropriate Member of the CareTrust Group ” means the member or members of the CareTrust Group, if any, whose acts, conduct or omissions or failures to act caused, gave rise to or resulted in the Loss from and against which indemnity is provided.

 

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Section 9.3 Indemnification by Ensign . Except as provided in Section 9.4 and Section 9.5, Ensign shall, and, in the case of Section 9.3(a) or Section 9.3(b), shall in addition cause each Appropriate Member of the Ensign Group to, indemnify, defend and hold harmless the CareTrust Indemnitees from and against any and all Losses of the CareTrust Indemnitees relating to, arising out of or resulting from any of the following (without duplication):

(a) any Ensign Liability, including the failure of any member of the Ensign Group or any other Person to pay, perform or otherwise promptly discharge any Ensign Liabilities in accordance with their respective terms, whether prior to, at or after the Effective Time;

(b) any breach by any member of the Ensign Group of any provision of this Agreement or of any of the Ancillary Agreements, subject to any limitations of liability provisions and other provisions applicable to any such breach set forth therein; and

(c) any untrue statement or alleged untrue statement of a material fact or omission or alleged omission to state a material fact required to be stated therein or necessary to make the statements therein not misleading, with respect to information contained or incorporated by reference in the Registration Statement, the Information Statement, or the Offering Memorandum that relates solely to the Ensign Business;

in each case, without regard to when or where the loss, claim, accident, occurrence, event or happening giving rise to the Loss took place, or whether any such loss, claim, accident, occurrence, event or happening is known or unknown, or reported or unreported and regardless of whether such loss, claim, accident, occurrence, event or happening giving rise to the Loss existed prior to, on or after the Effective Time or relates to, arises out of or results from actions, inactions, events, omissions, conditions, facts or circumstances occurring or existing prior to, on or after the Effective Time. As used in this Section 9.3, “ Appropriate Member of the Ensign Group ” means the member or members of the Ensign Group, if any, whose acts, conduct or omissions or failures to act caused, gave rise to or resulted in the Loss from and against which indemnity is provided.

Section 9.4 Procedures for Indemnification .

(a) An Indemnitee shall give notice of any matter that such Indemnitee has determined has given or would reasonably be expected to give rise to a right of indemnification under this Agreement or any Ancillary Agreement (other than a Third-Party Claim which shall be governed by Section 9.4(b)) to any Party that is or may be required pursuant to this Agreement or any Ancillary Agreement to make such indemnification (the “ Indemnifying Party ”) promptly (and in any event within fifteen (15) days) after making such a determination. Such notice shall state the amount of the Loss claimed, if known, and method of computation thereof, and containing a reference to the provisions of this Agreement or the applicable Ancillary Agreement in respect of which such right of indemnification is claimed by such Indemnitee; provided , however , that the failure to provide such notice shall not release the Indemnifying Party from any of its obligations except and solely to the extent the Indemnifying Party shall have been materially prejudiced as a result of such failure.

 

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(b) If a claim or demand is made against an Indemnitee by any Person who is not a Party to this Agreement or an Affiliate of a Party (a “ Third-Party Claim ”) as to which such Indemnitee is or reasonably expects to be entitled to indemnification pursuant to this Agreement, such Indemnitee shall notify the Indemnifying Party in writing, and in reasonable detail, of the Third-Party Claim promptly (and in any event within thirty (30) days) after receipt by such Indemnitee of written notice of the Third-Party Claim; provided , however , that the failure to provide notice of any such Third-Party Claim pursuant to this sentence shall not release the Indemnifying Party from any of its obligations except and solely to the extent the Indemnifying Party shall have been materially prejudiced as a result of such failure (except that the Indemnifying Party or Parties shall not be liable for any expenses incurred by the Indemnitee in defending such Third-Party Claim during the period in which the Indemnitee failed to give such notice). Thereafter, the Indemnitee shall deliver to the Indemnifying Party, promptly (and in any event within ten (10) days) after the Indemnitee’s receipt thereof, copies of all notices and documents (including court papers) received by the Indemnitee relating to the Third-Party Claim.

(c) An Indemnifying Party shall be entitled (but shall not be required) to assume, control the defense of, and settle any Third-Party Claim, at such Indemnifying Party’s own cost and expense and by such Indemnifying Party’s own counsel, which counsel must be reasonably acceptable to the Indemnitee, if it gives written notice of its intention to do so (including a statement that the Indemnitee is entitled to indemnification under this Article IX) to the applicable Indemnitees within thirty (30) days of the receipt of notice from such Indemnitees of the Third-Party Claim (failure of the Indemnifying Party to respond within such thirty (30) day period shall be deemed to be an election by the Indemnifying Party not to assume the defense for such Third-Party Claim). After a notice from an Indemnifying Party to an Indemnitee of its election to assume the defense of a Third-Party Claim, such Indemnitee shall have the right to employ separate counsel and to participate in (but not control) the defense, compromise or settlement thereof, at its own expense and, in any event, shall reasonably cooperate with the Indemnifying Party in such defense and make available to the Indemnifying Party all witnesses and information in such Indemnitee’s possession or under such Indemnitee’s control relating thereto as are reasonably required by the Indemnifying Party; provided , however , that such access shall not require the Indemnitee to disclose any information the disclosure of which would, in the good faith judgment of the Indemnitee, result in the loss of any existing privilege with respect to such information or violate any applicable Law.

(d) Notwithstanding anything to the contrary in this Section 9.4, in the event that (i) an Indemnifying Party elects not to assume the defense of a Third-Party Claim, (ii) there exists a conflict of interest or potential conflict of interest between the Indemnifying Party and the Indemnitee, (iii) any Third-Party Claim seeks an order, injunction or other equitable relief or relief for other than money damages against the Indemnitee, (iv) the Indemnitee’s exposure to Liability in connection with such Third-Party Claim is reasonably expected to exceed the Indemnifying Party’s exposure in respect of such Third-Party Claim taking into account the indemnification obligations hereunder, or (v) the Person making such Third-Party Claim is a Governmental Authority with regulatory authority over the Indemnitee or any of its material Assets, such Indemnitee shall be entitled to control the defense of such Third-

 

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Party Claim, at the Indemnifying Party’s expense, with counsel of such Indemnitee’s choosing (such counsel to be reasonably acceptable to the Indemnifying Party). If the Indemnitee is conducting the defense against any such Third-Party Claim, the Indemnifying Party shall reasonably cooperate with the Indemnitee in such defense and make available to the Indemnitee all witnesses and information in such Indemnifying Party’s possession or under such Indemnifying Party’s control relating thereto as are reasonably required by the Indemnitee; provided , however , that such access shall not require the Indemnifying Party to disclose any information the disclosure of which would, in the good faith judgment of the Indemnifying Party, result in the loss of any existing privilege with respect to such information or violate any applicable Law.

(e) Unless the Indemnifying Party has failed to assume the defense of the Third-Party Claim in accordance with the terms of this Agreement, no Indemnitee may settle or compromise any Third-Party Claim without the consent of the Indemnifying Party (not to be unreasonably withheld, conditioned or delayed). If an Indemnifying Party has failed to assume the defense of the Third-Party Claim, it shall not be a defense to any obligation to pay any amount in respect of such Third-Party Claim that the Indemnifying Party was not consulted in the defense thereof, that such Indemnifying Party’s views or opinions as to the conduct of such defense were not accepted or adopted, that such Indemnifying Party does not approve of the quality or manner of the defense thereof or that such Third-Party Claim was incurred by reason of a settlement rather than by a judgment or other determination of liability.

(f) In the case of a Third-Party Claim, no Indemnifying Party shall consent to entry of any judgment or enter into any settlement of the Third-Party Claim without the consent (not to be unreasonably withheld, conditioned or delayed) of the Indemnitee if the effect thereof is to permit any injunction, declaratory judgment, other order or other non-monetary relief to be entered, directly or indirectly, against any Indemnitee, does not release the Indemnitee from all liabilities and obligations with respect to such Third-Party Claim or includes an admission of guilt or liability on behalf of the Indemnitee.

(g) Absent fraud or intentional misconduct by an Indemnifying Party, the indemnification provisions of this Article IX shall be the sole and exclusive remedy of an Indemnitee for any monetary or compensatory damages or Losses resulting from any breach of this Agreement or any Ancillary Agreement, and each Indemnitee expressly waives and relinquishes any and all rights, claims or remedies such Person may have with respect to the foregoing other than under this Article IX against any Indemnifying Party.

(h) Notwithstanding anything to the contrary in this Agreement, in the event that counsel or independent accountants for a Protected REIT determine that there exists a material risk that any indemnification payments due under this Agreement would be treated as Nonqualifying Income upon the payment of such amounts to the relevant Indemnitee, the amount paid to the Indemnitee pursuant to this Agreement in any tax year shall not exceed the maximum amount that can be paid to the Indemnitee in such year without causing the Protected REIT to fail to meet the REIT Requirements for any tax year, determined as if the payment of such amount were Nonqualifying Income as determined by such counsel or independent accountants to the Protected REIT. If the amount payable for any tax year pursuant to the preceding sentence is less than the amount which the relevant Indemnifying Party would otherwise be obligated to

 

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pay to the relevant Indemnitee pursuant to this Agreement (the “ Expense Amount ”), then: (1) the Indemnifying Party shall place the Expense Amount into an escrow account (the “ Escrow Account ”) using an escrow agent and agreement reasonably acceptable to the Indemnitee and shall not release any portion thereof to the Indemnitee, and the Indemnitee shall not be entitled to any such amount, unless and until the Indemnitee delivers to the Indemnifying Party, at the sole option of the relevant Protected REIT, (i) an opinion (an “ Expense Amount Tax Opinion ”) of the Protected REIT’s tax counsel to the effect that such amount, if and to the extent paid, would not constitute Nonqualifying Income, (ii) a letter (an “ Expense Amount Accountant’s Letter ”) from the Protected REIT’s independent accountants indicating the maximum amount that can be paid at that time to the Indemnitee without causing the Protected REIT to fail to meet the REIT Requirements for any relevant taxable year, or (iii) a private letter ruling issued by the IRS to the Protected REIT indicating that the receipt of any Expense Amount hereunder will not cause the Protected REIT to fail to satisfy the REIT Requirements (a “ REIT Qualification Ruling ” and, collectively with an Expense Amount Tax Opinion and an Expense Amount Accountant’s Letter, a “ Release Document ”); and (2) pending the delivery of a Release Document by the Indemnitee to the Indemnifying Party, the Indemnitee shall have the right, but not the obligation, to borrow the Expense Amount from the Escrow Account pursuant to a loan agreement reasonably acceptable to the Indemnitee that (i) requires the Indemnifying Party to lend the Indemnitee immediately available cash proceeds in an amount equal to the Expense Amount, and (ii) provides for (A) a commercially reasonable interest rate and commercially reasonable covenants, taking into account the credit standing and profile of the Indemnitee or any guarantor of the Indemnitee, including the Protected REIT, at the time of such loan, and (B) a 15 year maturity with no periodic amortization.

Section 9.5 Indemnification Obligations Net of Insurance Proceeds . The Parties intend that any Loss subject to indemnification or reimbursement pursuant to this Article IX (an “ Indemnifiable Loss ”) will be net of Insurance Proceeds that actually reduce the amount of the Loss. Accordingly, the amount which an Indemnifying Party is required to pay to any Indemnitee will be reduced by any Insurance Proceeds actually recovered by or on behalf of the Indemnitee in reduction of the related Loss. If an Indemnitee receives a payment (an “ Indemnity Payment ”) required by this Agreement from an Indemnifying Party in respect of any Loss and subsequently receives Insurance Proceeds, the Indemnitee will pay to the Indemnifying Party an amount equal to the excess of the Indemnity Payments received over the amount of the Indemnity Payments that would have been due if the Insurance Proceeds recovery had been received, realized or recovered before the Indemnity Payments were made. The Indemnitee shall use and cause its Affiliates to use commercially reasonable efforts to recover any Insurance Proceeds to which the Indemnitee is entitled with respect to any Indemnifiable Loss. The existence of a claim by an Indemnitee for insurance or against a third party in respect of any Indemnifiable Loss shall not, however, delay any payment pursuant to the indemnification provisions contained in this Article IX and otherwise determined to be due and owing by an Indemnifying Party; rather, the Indemnifying Party shall make payment in full of such amount so determined to be due and owing by it against a concurrent written assignment by the Indemnitee to the Indemnifying Party of the portion of the claim of the Indemnitee for such insurance or against such third party equal to the amount of such payment. The Indemnitee shall use and cause its Affiliates to use commercially reasonable efforts to assist the Indemnifying Party in recovering or to recover on behalf of the Indemnifying Party, any Insurance Proceeds to which the Indemnifying Party is entitled with respect to any Indemnifiable Loss as a result of such

 

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assignment. The Indemnitee shall make available to the Indemnifying Party and its counsel all employees, books and records, communications, documents, items or matters within its knowledge, possession or control that are necessary, appropriate or reasonably deemed relevant by the Indemnifying Party with respect to the recovery of such Insurance Proceeds; provided , however , that nothing in this sentence shall be deemed to require a Party to make available books and records, communications, documents or items which (i) in such Party’s good faith judgment could result in a waiver of any privilege even if the Parties cooperated to protect such privilege as contemplated by this Agreement or (ii) such Party is not permitted to make available because of any Law or any confidentiality obligation to a third party, in which case such Party shall use commercially reasonable efforts to seek a waiver of or other relief from such confidentiality restriction. Unless the Indemnifying Party has made payment in full of any Indemnifiable Loss, such Indemnifying Party shall use and cause its Affiliates to use commercially reasonable efforts to recover any Insurance Proceeds to which it or such Affiliate is entitled with respect to any Indemnifiable Loss.

Section 9.6 Indemnification Obligations Net of Taxes . The Parties intend that any Indemnifiable Loss will be net of Taxes. Accordingly, the amount which an Indemnifying Party is required to pay to an Indemnitee will be adjusted to reflect any tax benefit to the Indemnitee from the underlying Loss and to reflect any Taxes imposed upon the Indemnitee as a result of the receipt of such payment. Such an adjustment will first be made at the time that the Indemnity Payment is made and will further be made, as appropriate, to take into account any change in the liability of the Indemnitee for Taxes that occurs in connection with the final resolution of an audit by a Taxing Authority. For purposes of this Section 9.6, the value of any tax benefit to the Indemnitee from the underlying Loss shall be an amount equal to the product of (a) the amount of any present or future deduction allowed or allowable to the Indemnitee by the Code, or other applicable Law, as a result of such Loss and (b) the highest statutory rate applicable under Section 11 of the Code, or other applicable Law. For all Tax purposes other than for purposes of Section 355(g) of the Code, Ensign and CareTrust agree to treat (i) any payment required by this Agreement (other than payments with respect to interest accruing after the Effective Time) as either a contribution by Ensign to CareTrust or a distribution by CareTrust to Ensign, as the case may be, occurring immediately prior to the Effective Time or as a payment of an assumed or retained Liability, and (ii) any payment of interest as taxable or deductible, as the case may be, to the party entitled under this Agreement to retain such payment or required under this Agreement to make such payment, in either case except as otherwise required by applicable Law.

Section 9.7 Contribution . If the indemnification provided for in this Article IX is unavailable to an Indemnitee in respect of any Indemnifiable Loss, then the Indemnifying Party, in lieu of indemnifying such Indemnitee, shall contribute to the Losses paid or payable by such Indemnitee as a result of such Indemnifiable Loss in such proportion as is appropriate to reflect the relative fault of CareTrust and each other member of the CareTrust Group, on the one hand, and Ensign and each other member of the Ensign Group, on the other hand, in connection with the circumstances which resulted in such Indemnifiable Loss.

 

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Section 9.8 Remedies Cumulative . The remedies provided in this Article IX shall be cumulative and, subject to the provisions of Article X, shall not preclude assertion by any Indemnitee of any other rights or the seeking of any and all other remedies against any Indemnifying Party.

Section 9.9 Survival of Indemnities . The rights and obligations of each of the Parties and their respective Indemnitees under this Article IX shall survive the Effective Time indefinitely, unless a specific survival or other applicable period is expressly set forth herein, and shall survive the sale or other transfer by any Party or any of its Subsidiaries of any Assets or businesses or the assignment by it of any Liabilities.

Section 9.10 Limitation of Liability . EXCEPT TO THE EXTENT SPECIFICALLY PROVIDED IN ANY ANCILLARY AGREEMENT, IN NO EVENT SHALL EITHER PARTY BE LIABLE TO THE OTHER PARTY, WHETHER IN CONTRACT, IN TORT (INCLUDING NEGLIGENCE AND STRICT LIABILITY) OR OTHERWISE, FOR ANY EXEMPLARY, PUNITIVE, INDIRECT, REMOTE OR SPECULATIVE DAMAGES AS A RESULT OF ANY BREACH, PERFORMANCE OR NON-PERFORMANCE BY SUCH PARTY UNDER THIS AGREEMENT, WHETHER OR NOT SUCH PARTY HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.

ARTICLE X

DISPUTE RESOLUTION

Section 10.1 Appointed Representative . Each Party shall appoint a representative who shall be responsible for administering the dispute resolution provisions in Section 10.2 (each, an “ Appointed Representative ”). Each Appointed Representative shall have the authority to resolve any Disputes on behalf of the Party appointing such representative.

Section 10.2 Negotiation and Dispute Resolution .

(a) Any dispute, controversy or claim arising out of, in connection with, or in relation to the interpretation, performance, nonperformance, enforceability, validity, termination or breach of this Agreement or any Ancillary Agreement or any of the transactions contemplated hereby or thereby between or among the Parties or any members of their respective Groups (each, a “ Dispute ” and, collectively, “ Disputes ”) shall first be referred by either Party or any of the members of their respective Groups for amicable negotiations by the Appointed Representatives by providing written notice of such Dispute in the manner provided by Section 12.7 below (“ Dispute Notice ”). All documents, communications and information disclosed in the course of such negotiations that are not otherwise independently discoverable shall not be offered or received as evidence or used for impeachment or for any other purpose, but shall be considered as to have been disclosed for settlement purposes.

 

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(b) If, for any reason, a satisfactory resolution of any Dispute is not achieved by the Appointed Representatives within thirty (30) days of the date of delivery of the Dispute Notice, such Dispute shall be referred for final and binding resolution by arbitration administered by the American Arbitration Association (“ AAA ”) under its Commercial Arbitration Rules then in effect (the “ AAA Rules ”), except as modified herein:

(i) The arbitration shall be held in Los Angeles, California. There shall be three arbitrators. Each Party shall appoint one arbitrator in the manner provided by the AAA Rules. The two Party-appointed arbitrators shall jointly appoint the third arbitrator, who shall chair the arbitral tribunal. Upon the written request of any party to the Dispute, any arbitrator not timely shall be appointed by the AAA in the manner provided in the AAA Rules.

(ii) By electing to proceed under the AAA Rules, the parties to the Dispute confirm that any dispute, claim or controversy concerning the arbitrability of a Dispute, including whether arbitration has been waived, whether an assignee of this Agreement is bound to arbitrate, or as to the interpretation or enforceability of this Section 10.2, shall be determined by the arbitrators.

(iii) The parties to the Dispute intend that the arbitrators shall apply the substantive Laws of the State of Delaware to any Dispute hereunder, without regard to any choice of law principles thereof that would mandate the application of the Laws of another jurisdiction. The parties further intend that this agreement to arbitrate shall be valid, enforceable and irrevocable, and any award rendered by the arbitrators shall be final and binding on all the parties to the Dispute. The parties to the Dispute agree to comply with any award made in any such arbitration proceedings and agree to enforcement of or entry of judgment upon such award, in any California state or federal court, or in any other court of competent jurisdiction.

(iv) By agreeing to arbitration, the parties to the Dispute do not intend to deprive any court of its jurisdiction to issue a pre-arbitral injunction, pre-arbitral attachment, or other order in aid of arbitration proceedings and the enforcement of any award. Without prejudice to such provisional remedies as may be available under the jurisdiction of a court, the arbitral tribunal shall have full authority to grant provisional remedies and to direct the parties to request that any court modify or vacate any temporary or preliminary relief issued by such court, and to award damages for the failure of any party to respect the arbitral tribunal’s orders to that effect. In any such action each of the parties to the Dispute irrevocably and unconditionally (i) consents and submits to the jurisdiction and venue of the Courts of the State of California and the Federal Courts of the United States of America located within the State of California (the “ California Courts ”); (ii) waives, to the fullest extent it may effectively do so, any objection, including any objection to the laying of venue or based on the grounds of forum non conveniens or any right of objection to jurisdiction on account of its place of incorporation or domicile, which it may now or hereafter have to the bringing of any such action or proceeding in any California Court; (iii) consents to service of process in the manner provided by Section 12.8 below or in any other manner permitted by law; and (iv)  WAIVES ANY RIGHT TO TRIAL BY JURY .

 

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(v) This arbitration, and all prior, subsequent or concurrent judicial proceedings related thereto and permitted herein, shall be conducted pursuant to the Federal Arbitration Act, found at Title 9 of the U.S. Code.

(vi) In order to facilitate the comprehensive resolution of related disputes, all claims between any of the parties to the Dispute that arise under or in connection with this Agreement and the Ancillary Agreements may be brought in a single arbitration. Upon the request of any party to an arbitration proceeding constituted under this Agreement or the Ancillary Agreement(s), the arbitral tribunal shall consolidate such arbitration proceeding with any other arbitration proceeding relating to this Agreement and/or the Ancillary Agreement(s), if the arbitral tribunal determines that (i) there are issues of fact or law common to the proceedings so that a consolidated proceeding would be more efficient than separate proceedings, and (ii) no party to the Dispute would be unduly prejudiced as a result of such consolidation through undue delay or otherwise. In the event of different rulings on this question by the arbitral tribunal constituted hereunder and another arbitral tribunal constituted under this Agreement or the Ancillary Agreement(s), the ruling of the arbitral tribunal constituted first in time shall control, and such arbitral tribunal shall serve as the tribunal for any consolidated arbitration.

(vii) In the event of a Dispute, each party to the Dispute shall continue to perform its obligations under this Agreement or any Ancillary Agreement in good faith during the resolution of such Dispute as if such Dispute had not arisen, unless and until this Agreement or such Ancillary Agreement is terminated in accordance with the provisions hereof.

(c) The Parties agree that the provisions of this Section 10.2 bind themselves and any of the members of their respective Groups, and further agree to take all measures to lawfully cause the members of their respective Groups to abide and be bound by the terms of this Section 10.2.

ARTICLE XI

TERMINATION

Section 11.1 Termination . Upon written notice, this Agreement and each of the Ancillary Agreements may be terminated at any time prior to the Effective Time by and in the sole discretion of Ensign without the approval of CareTrust or any other party thereto.

Section 11.2 Effect of Termination . In the event of termination pursuant to Section 11.1, neither Party shall have any Liability of any kind to the other Party as a result of such termination.

 

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ARTICLE XII

MISCELLANEOUS

Section 12.1 Further Assurances . Subject to the limitations or other provisions of this Agreement, (a) each Party shall, and shall cause the other members of its Group to, use commercially reasonable efforts (subject to, and in accordance with applicable Law) to take promptly, or cause to be taken promptly, all actions, and to do promptly, or cause to be done promptly, and to assist and cooperate with the other Party in doing, all things reasonably necessary, proper or advisable to consummate and make effective the Transactions and to carry out the intent and purposes of this Agreement, including using commercially reasonable efforts to obtain satisfaction of the conditions precedent in Article V within its reasonable control and to perform all covenants and agreements herein applicable to such Party or any member of its Group and (b) neither Party will, nor will either Party allow any other member of its Group to, without the prior written consent of the other Party, take any action which would reasonably be expected to prevent or materially impede, interfere with or delay any of the Transactions. Without limiting the generality of the foregoing, where the cooperation of third parties, such as insurers or trustees, would be necessary in order for a Party to completely fulfill its obligations under this Agreement, such Party shall use commercially reasonable efforts to cause such third parties to provide such cooperation.

Section 12.2 Payment of Expenses . All costs and expenses incurred and directly related to the Transactions shall be paid by the Party to which such cost or expense is properly allocable.

Section 12.3 Amendments and Waivers .

(a) Subject to Section 11.1, this Agreement may not be amended except by an agreement in writing signed by both Parties.

(b) Any term or provision of this Agreement may be waived, or the time for its performance may be extended, by the Party entitled to the benefit thereof and any such waiver shall be validly and sufficiently given for the purposes of this Agreement if it is in writing signed by an authorized representative of such Party. No delay or failure in exercising any right, power or remedy hereunder shall affect or operate as a waiver thereof; nor shall any single or partial exercise thereof or any abandonment or discontinuance of steps to enforce such a right, power or remedy preclude any further exercise thereof or of any other right, power or remedy. The rights and remedies hereunder are cumulative and not exclusive of any rights or remedies that either Party would otherwise have.

Section 12.4 Entire Agreement . This Agreement, the Ancillary Agreements and the Exhibits and Schedules referenced herein and therein and attached hereto or thereto, constitute the entire agreement and understanding between the Parties with respect to the subject matter hereof and supersede all prior negotiations, agreements, commitments, writings, courses of dealing and understandings with respect to the subject matter hereof, including without limitation that certain letter agreement, dated as of February 26, 2014, by and between Ensign and CareTrust.

 

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Section 12.5 Survival of Agreements . Except as otherwise expressly contemplated by this Agreement, all covenants and agreements of the Parties contained in this Agreement shall survive the Effective Time and remain in full force and effect in accordance with their applicable terms.

Section 12.6 Third-Party Beneficiaries . Except (a) as provided in Article IX relating to Indemnitees and for the release of any Person provided under Section 9.1, (b) as provided in Section 7.1 relating to insured persons and (c) as provided in Section 8.1(a), this Agreement is solely for the benefit of the Parties and should not be deemed to confer upon third parties any remedy, claim, liability, reimbursement, cause of action or other right in excess of those existing without reference to this Agreement.

Section 12.7 Coordination with Tax Matters Agreement . Except as specifically provided herein, this Agreement shall not apply to Taxes (which are covered by the Tax Matters Agreement). In the case of any conflict between this Agreement and the Tax Matters Agreement in relation to any matter addressed in the Tax Matters Agreement, the Tax Matters Agreement shall prevail.

Section 12.8 Notices . All notices, requests, permissions, waivers and other communications hereunder shall be in writing and shall be deemed to have been duly given (a) five (5) Business Days following sending by registered or certified mail, postage prepaid, (b) when sent, if sent by facsimile or e-mail of a PDF document (with confirmation of transmission) if sent during normal business hours of the recipient, and on the next Business Day if sent after normal business hours of the recipient, (c) when delivered, if delivered personally to the intended recipient, and (d) one (1) Business Day following sending by overnight delivery via a national courier service and, in each case, addressed to a Party at the following address for such Party (as updated from time to time by notice in writing to the other Party):

 

  (a) If to Ensign:

The Ensign Group, Inc.

27101 Puerta Real, Suite 450

Mission Viejo, CA 92691

Attention: Chad Keetch

E-mail: ckeetch@ensigngroup.net

Facsimile: (949) 540-1968

 

  (b) If to CareTrust:

CareTrust REIT, Inc.

27101 Puerta Real, Suite 400

Mission Viejo, CA 92691

Attention: William M. Wagner

E-mail: wwagner@caretrustreit.com

Facsimile: (949) 540-3002

 

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Section 12.9 Counterparts; Electronic Delivery . This Agreement may be executed in multiple counterparts, each of which when executed shall be deemed to be an original, but all of which together shall constitute one and the same agreement. Execution and delivery of this Agreement or any other documents pursuant to this Agreement by facsimile or other electronic means shall be deemed to be, and shall have the same legal effect as, execution by an original signature and delivery in person.

Section 12.10 Severability . If any term or other provision of this Agreement or the Exhibits and Schedules attached hereto is determined by a nonappealable decision by a court, administrative agency or arbitrator to be invalid, illegal or incapable of being enforced by any rule of law or public policy, all other conditions and provisions of this Agreement shall nevertheless remain in full force and effect so long as the economic or legal substance of the Transactions is not affected in any manner materially adverse to either Party. Upon such determination that any term or other provision is invalid, illegal or incapable of being enforced, the court, administrative agency or arbitrator shall interpret this Agreement so as to affect the original intent of the Parties as closely as possible in an acceptable manner to the end that the Transactions are fulfilled to the fullest extent possible. If any sentence in this Agreement is so broad as to be unenforceable, the provision shall be interpreted to be only as broad as is enforceable.

Section 12.11 Assignability; Binding Effect . This Agreement shall be binding upon and inure to the benefit of the Parties and their successors and permitted assigns; provided , however , that the rights and obligations of each Party under this Agreement shall not be assignable, in whole or in part, directly or indirectly, whether by operation of law or otherwise, by such Party without the prior written consent of the other Party (such consent not to be unreasonably withheld, conditioned or delayed) and any attempt to assign any rights or obligations under this Agreement without such consent shall be null and void. Notwithstanding the foregoing, either Party may assign its rights and obligations under this Agreement to any of their respective Affiliates provided that no such assignment shall release such assigning Party from any liability or obligation under this Agreement.

Section 12.12 Governing Law . This Agreement shall be governed by, and construed and enforced in accordance with, the substantive Laws of the State of Delaware, without regard to any conflicts of law provisions thereof that would result in the application of the Laws of any other jurisdiction.

Section 12.13 Construction . This Agreement shall be construed as if jointly drafted by the Parties and no rule of construction or strict interpretation shall be applied against either Party. The Parties represent that this Agreement is entered into with full consideration of any and all rights which the Parties may have. The Parties have relied upon their own knowledge and judgment. The Parties have had access to independent legal advice, have conducted such investigations they thought appropriate, and have consulted with such other independent advisors as they deemed appropriate regarding this Agreement and their rights and asserted rights in connection therewith. The Parties are not relying upon any representations or statements made by the other Party, or such other Party’s employees, agents, representatives or attorneys, regarding this Agreement, except to the extent such representations are expressly set forth or incorporated in this Agreement. The Parties are not relying upon a legal duty, if one exists, on the part of the other Party (or such other Party’s employees, agents, representatives or attorneys) to disclose any information in connection with the execution of this Agreement or their preparation, it being expressly understood that neither Party shall ever assert any failure to disclose information on the part of the other Party as a ground for challenging this Agreement.

 

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Section 12.14 Performance . Each Party shall cause to be performed, and hereby guarantees the performance of, all actions, agreements and obligations set forth herein to be performed by any Subsidiary or Affiliate of such Party.

Section 12.15 Title and Headings . Titles and headings to Sections and Articles are inserted for the convenience of reference only and are not intended to be a part of or to affect the meaning or interpretation of this Agreement.

Section 12.16 Exhibits and Schedules . The Exhibits and Schedules attached hereto are incorporated herein by reference and shall be construed with and as an integral part of this Agreement to the same extent as if the same had been set forth verbatim herein.

[ Signature Page Follows ]

 

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IN WITNESS WHEREOF, the Parties have caused this Agreement to be executed by their respective officers as of the date first set forth above.

 

THE ENSIGN GROUP, INC.
By:   /s/ Christopher R. Christensen
  Name:    Christopher R. Christensen
  Title:      President and Chief Executive Officer

 

CARETRUST REIT, INC.
By:   /s/ Gregory K. Stapley
  Name:    Gregory K. Stapley
  Title:      President and Chief Executive Officer


Table of Contents

Exhibit A

CareTrust Subsidiaries

 

1.    Paredes Health Holdings LLC
2.    Arrow Tree Health Holdings LLC
3.    Tenth East Holdings LLC
4.    Mesquite Health Holdings LLC
5.    Jefferson Ralston Holdings LLC
6.    Queensway Health Holdings LLC
7.    Irving Health Holdings LLC
8.    Sky Holdings AZ LLC
9.    Trousdale Health Holdings LLC
10.    Granada Investments LLC
11.    Golfview Holdings LLC
12.    Avenue N Holdings LLC
13.    Expo Park Health Holdings LLC
14.    Falls City Health Holdings LLC
15.    Gillette Park Health Holdings LLC
16.    Wayne Health Holdings LLC
17.    CM Health Holdings LLC
18.    Trinity Mill Holdings LLC
19.    Rillito Holdings LLC
20.    Lafayette Health Holdings LLC
21.    Gazebo Park Health Holdings LLC
22.    Prairie Health Holdings LLC
23.    Jordan Health Properties LLC
24.    Flamingo Health Holdings LLC
25.    Terrace Holdings AZ LLC
26.    Salmon River Health Holdings LLC
27.    Fort Street Health Holdings LLC
28.    Snohomish Health Holdings LLC
29.    Oleson Park Health Holdings LLC
30.    Hillendahl Health Holdings LLC
31.    Moenium Holdings LLC
32.    Rio Grande Health Holdings LLC
33.    Josey Ranch Healthcare Holdings LLC
34.    Ensign Highland LLC
35.    Big Sioux River Health Holdings LLC
36.    Cottonwood Health Holdings LLC
37.    Dixie Health Holdings LLC
38.    Queen City Health Holdings LLC
39.    Saratoga Health Holdings LLC
40.    Verde Villa Holdings LLC
41.    Hillview Health Holdings LLC
42.    51st Avenue Health Holdings LLC
43.    Wisteria Health Holdings LLC
44.    Lowell Health Holdings LLC
45.    Renee Avenue Health Holdings LLC
46.    Northshore Healthcare Holdings LLC
47.    Valley Health Holdings LLC
48.    Willits Health Holdings LLC
49.    Anson Health Holdings LLC
50.    Arapahoe Health Holdings LLC
51.    49th Street Health Holdings LLC
52.    Orem Health Holdings LLC
53.    RB Heights Health Holdings LLC
54.    Lowell Lake Health Holdings LLC
55.    Cherry Health Holdings LLC
(formerly Cherry Health Holdings, Inc.)
56.    Fig Street Health Holdings LLC
57.    Fifth East Holdings LLC
58.    Plaza Health Holdings LLC
59.    Boardwalk Health Holdings LLC
60.    Mountainview Communitycare LLC
61.    Burley Healthcare Holdings LLC
62.    Price Health Holdings LLC
63.    Lemon River Holdings LLC
64.    Memorial Health Holdings LLC
65.    Silver Lake Health Holdings LLC
66.    Willows Health Holdings LLC
67.    Kings Court Health Holdings LLC
68.    Emmett Healthcare Holdings LLC
69.    18th Place Health Holdings LLC
70.    Ensign Bellflower LLC
71.    Silverada Health Holdings LLC
72.    Meadowbrook Health Associates LLC
73.    San Corrine Health Holdings LLC
74.    Ives Health Holdings LLC
75.    Lockwood Health Holdings LLC
76.    Long Beach Health Associates LLC
77.    Ensign Southland LLC
78.    Lufkin Health Holdings LLC
79.    Mission CCRC LLC
80.    Stillhouse Health Holdings LLC
81.    Regal Road Health Holdings LLC
82.    Guadalupe Health Holdings LLC
83.    Polk Health Holdings LLC
84.    South Dora Health Holdings LLC
85.    Cedar Avenue Holdings LLC
86.    Expressway Health Holdings LLC
87.    Everglades Health Holdings LLC
88.    Temple Health Holdings LLC
89.    4th Street Holdings LLC
 


Table of Contents
90.    Bogardus Health Holdings LLC
91.    Tulalip Bay Health Holdings LLC
92.    Casa Linda Retirement LLC
93.    Salt Lake Independence LLC
94.    Dallas Independence LLC
 


Table of Contents

Schedule 2.2(a)

Certain CareTrust Assets

None.


Table of Contents

Schedule 2.3(a)

Certain CareTrust Liabilities

None.

Exhibit 4.1

CTR PARTNERSHIP, L.P.

and

CARETRUST CAPITAL CORP.,

as Issuers,

CARETRUST REIT, INC.,

as Parent and a Guarantor,

CARETRUST GP, LLC,

as General Partner and a Guarantor,

the other GUARANTORS named herein,

as Guarantors,

and

WELLS FARGO BANK, NATIONAL ASSOCIATION,

as Trustee

 

 

INDENTURE

 

 

Dated as of May 30, 2014

5.875% Senior Notes due 2021


CROSS-REFERENCE TABLE

 

Trust Indenture Act Section

 

Indenture Section

310(a)(1)

  7.10

(a)(2)

  7.10

(a)(3)

  N.A.

(a)(4)

  N.A.

(a)(5)

  7.08; 7.10

(b)

  7.08; 7.10; 11.02

(c)

  N.A.

311(a)

  7.11

(b)

  7.11

(c)

  N.A.

312(a)

  2.05

(b)

  11.03

(c)

  11.03

313(a)

  7.06

(b)(1)

  7.06

(b)(2)

  7.06

(c)

  7.06; 11.02

(d)

  7.06

314(a)

  4.05; 4.14; 11.02

(b)

  N.A.

(c)(1)

  7.02; 11.04; 11.05

(c)(2)

  7.02; 11.04; 11.05

(c)(3)

  N.A.

(d)

  N.A.

(e)

  11.05

(f)

  N.A.

315(a)

  7.01(b); 7.02(a)

(b)

  7.05; 11.02

(c)

  7.01

(d)

  6.05; 7.01(c)

(e)

  6.11

316(a)(last sentence)

  2.09

(a)(1)(A)

  6.05

(a)(1)(B)

  6.04

(a)(2)

  9.02

(b)

  6.07

(c)

  9.04

317(a)(1)

  6.08

(a)(2)

  6.09

(b)

  2.04

318(a)

  11.01

(c)

  11.01

N.A. means Not Applicable

Note: This Cross-Reference Table shall not, for any purpose, be deemed to be a part of this Indenture.


TABLE OF CONTENTS

 

         Page  
  ARTICLE ONE   
  Definitions and Incorporation by Reference   

SECTION 1.01.

  Definitions      1   

SECTION 1.02.

  Other Definitions      29   

SECTION 1.03.

  Incorporation by Reference of Trust Indenture Act      29   

SECTION 1.04.

  Rules of Construction      29   
  ARTICLE TWO   
  The Notes   

SECTION 2.01.

  Form and Dating      30   

SECTION 2.02.

  Execution, Authentication and Denomination; Additional Notes; Exchange Securities      31   

SECTION 2.03.

  Registrar and Paying Agent      32   

SECTION 2.04.

  Paying Agent To Hold Assets in Trust      32   

SECTION 2.05.

  Holder Lists      33   

SECTION 2.06.

  Transfer and Exchange      33   

SECTION 2.07.

  Replacement Notes      33   

SECTION 2.08.

  Outstanding Notes      33   

SECTION 2.09.

  Treasury Notes      34   

SECTION 2.10.

  Temporary Notes      34   

SECTION 2.11.

  Cancellation      34   

SECTION 2.12.

  Defaulted Interest      34   

SECTION 2.13.

  CUSIP and ISIN Numbers      34   

SECTION 2.14.

  Book-Entry Provisions for Global Notes      34   

SECTION 2.15.

  Special Transfer and Exchange Provisions      35   
  ARTICLE THREE   
  Redemption   

SECTION 3.01.

  Notices to Trustee      38   

SECTION 3.02.

  Selection of Notes To Be Redeemed      38   

SECTION 3.03.

  Notice of Redemption      38   

SECTION 3.04.

  Effect of Notice of Redemption      39   

SECTION 3.05.

  Deposit of Redemption Price      39   

SECTION 3.06.

  Notes Redeemed in Part      39   

SECTION 3.07.

  Special Mandatory Redemption      40   

SECTION 3.08.

  Mandatory Redemption      40   
  ARTICLE FOUR   
  Covenants   

SECTION 4.01.

  Payment of Notes      40   

SECTION 4.02.

  Maintenance of Office or Agency      40   

SECTION 4.03.

  Corporate Existence      40   

SECTION 4.04.

  [Reserved]      41   

SECTION 4.05.

  Compliance Certificate; Notice of Default      41   

SECTION 4.06.

  Waiver of Stay, Extension or Usury Laws      41   

SECTION 4.07.

  Change of Control      41   

SECTION 4.08.

  Limitation on Indebtedness      42   

SECTION 4.09.

  Limitation on Restricted Payments      46   

 

i


SECTION 4.10.

  Maintenance of Total Unencumbered Assets      50   

SECTION 4.11.

  Limitation on Asset Sales      50   

SECTION 4.12.

  Limitation on Transactions with Affiliates      52   

SECTION 4.13.

  Limitation on Dividend and Other Payment Restrictions Affecting Restricted Subsidiaries      54   

SECTION 4.14.

  Future Guarantees by Restricted Subsidiaries      56   

SECTION 4.15.

  Reports to Holders      57   

SECTION 4.16.

  Suspension of Covenants      58   

SECTION 4.17.

  Spin-Off Transactions      59   

SECTION 4.18.

  Limitations on the Activities of Capital Corp      59   
  ARTICLE FIVE   
  Successor Corporation   

SECTION 5.01.

  Consolidation, Merger and Sale of Assets      59   
  ARTICLE SIX   
  Default and Remedies   

SECTION 6.01.

  Events of Default      61   

SECTION 6.02.

  Acceleration      62   

SECTION 6.03.

  Other Remedies      63   

SECTION 6.04.

  Waiver of Past Defaults      63   

SECTION 6.05.

  Control by Majority      63   

SECTION 6.06.

  Limitation on Suits      63   

SECTION 6.07.

  Rights of Holders To Receive Payment      64   

SECTION 6.08.

  Collection Suit by Trustee      64   

SECTION 6.09.

  Trustee May File Proofs of Claim      64   

SECTION 6.10.

  Priorities      64   

SECTION 6.11.

  Undertaking for Costs      65   

SECTION 6.12.

  Restoration of Rights and Remedies      65   
  ARTICLE SEVEN   
  Trustee   

SECTION 7.01.

  Duties of Trustee      65   

SECTION 7.02.

  Rights of Trustee. Subject to Section 7.01      66   

SECTION 7.03.

  Individual Rights of Trustee      67   

SECTION 7.04.

  Trustee’s Disclaimer      67   

SECTION 7.05.

  Notice of Default      67   

SECTION 7.06.

  Reports by Trustee to Holders      67   

SECTION 7.07.

  Compensation and Indemnity      67   

SECTION 7.08.

  Replacement of Trustee      68   

SECTION 7.09.

  Successor Trustee by Merger, Etc.      69   

SECTION 7.10.

  Eligibility; Disqualification      69   

SECTION 7.11.

  Preferential Collection of Claims Against the Issuers      69   
  ARTICLE EIGHT   
  Discharge of Indenture; Defeasance   

SECTION 8.01.

  Termination of the Issuers’ Obligations      69   

SECTION 8.02.

  Legal Defeasance and Covenant Defeasance      70   

SECTION 8.03.

  Conditions to Legal Defeasance or Covenant Defeasance      71   

SECTION 8.04.

  Application of Trust Money      72   

SECTION 8.05.

  Repayment to the Issuers      72   


SECTION 8.06.

  Reinstatement    72
  ARTICLE NINE   
  Amendments, Supplements and Waivers   

SECTION 9.01.

  Without Consent of Holders    73

SECTION 9.02.

  With Consent of Holders    74

SECTION 9.03.

  Compliance with the Trust Indenture Act    75

SECTION 9.04.

  Revocation and Effect of Consents    75

SECTION 9.05.

  Notation on or Exchange of Notes    75

SECTION 9.06.

  Trustee To Sign Amendments, Etc.    75
  ARTICLE TEN   
  Note Guarantee   

SECTION 10.01.

  Note Guarantee    76

SECTION 10.02.

  Limitation on Guarantor Liability    76

SECTION 10.03.

  Execution and Delivery of Note Guarantee    77

SECTION 10.04.

  Release of a Guarantor    77
  ARTICLE ELEVEN   
  Miscellaneous   

SECTION 11.01.

  Trust Indenture Act Controls    78

SECTION 11.02.

  Notices    78

SECTION 11.03.

  Communications by Holders with Other Holders    79

SECTION 11.04.

  Certificate and Opinion as to Conditions Precedent    79

SECTION 11.05.

  Statements Required in Certificate or Opinion    79

SECTION 11.06.

  Rules by Paying Agent or Registrar    79

SECTION 11.07.

  Legal Holidays    79

SECTION 11.08.

  Governing Law; Waiver of Jury Trial    79

SECTION 11.09.

  No Adverse Interpretation of Other Agreements    80

SECTION 11.10.

  No Recourse Against Others    80

SECTION 11.11.

  Successors    80

SECTION 11.12.

  Duplicate Originals    80

SECTION 11.13.

  Severability    80

SECTION 11.14.

  U.S.A. Patriot Act    80

SECTION 11.15.

  Force Majeure    80

SIGNATURES

     S-1

Exhibit A

  Form of Note    A-1

Exhibit B1

  Form of Private Placement Legend    B1-1

Exhibit B2

  Form of Global Note Legend    B2-1

Exhibit C

  Form of Certificate From Acquiring Institutional Accredited Investor    C-1

Exhibit D

  Form of Certificate To Be Delivered in Connection with Transfers Pursuant to Regulation S    D-1

Exhibit E

  Form of Supplemental Indenture    E-1

Note: This Table of Contents shall not, for any purpose, be deemed to be part of this Indenture.

 


INDENTURE, dated as of May 30, 2014, among CTR Partnership, L.P., a Delaware limited partnership, and CareTrust Capital Corp., a Delaware corporation (each, an “ Issuer ”, and together, the “ Issuers ”), CareTrust REIT, Inc., a Maryland corporation (“ Parent ”), as Guarantor, CareTrust GP, LLC, a Delaware limited liability company (“ General Partner ”), as Guarantor, each of the other Guarantors named herein, as Guarantors, and Wells Fargo Bank, National Association, a national banking association organized and existing under the laws of the United States of America, as Trustee (the “ Trustee ”).

The Issuers have duly authorized the creation of an issue of 5.875% Senior Notes due 2021 and, to provide therefor, the Issuers, Parent and the other Guarantors have duly authorized the execution and delivery of this Indenture. All things necessary to make the Notes, when duly issued and executed by the Issuers and authenticated and delivered hereunder, the valid and binding obligations of the Issuers and to make this Indenture a valid and binding agreement of the Issuers and the Guarantors have been done.

THIS INDENTURE WITNESSETH

For and in consideration of the premises and the purchase of the Notes by the Holders thereof, the parties hereto covenant and agree, for the equal and proportionate benefit of all Holders, as follows:

ARTICLE ONE

Definitions and Incorporation by Reference

SECTION 1.01. Definitions . Set forth below are certain defined terms used in this Indenture.

Acquired Indebtedness ” means Indebtedness of a Person existing at the time such Person is merged into or consolidated with Parent or any of its Restricted Subsidiaries or becomes (including by redesignation) a Restricted Subsidiary of Parent or that is assumed in connection with an Asset Acquisition from such Person by a Restricted Subsidiary of Parent and Indebtedness encumbering any property or asset acquired from such Person; provided , however , that Indebtedness of such Person that is redeemed, repurchased, defeased, discharged, retired or otherwise repaid (or for which an irrevocable deposit is made in an amount sufficient to effect the foregoing) at the time of or immediately upon consummation of or substantially concurrently with the transactions by which such Person is merged into or consolidated with Parent or any of its Restricted Subsidiaries or becomes (including by redesignation) a Restricted Subsidiary of Parent or such Asset Acquisition shall not be deemed to be Indebtedness.

Additional Interest ” has the meaning set forth in the Registration Rights Agreement.

Adjusted Consolidated Net Income ” means, for any period, the aggregate net income (or loss) (before giving effect to cash dividends on preferred stock of Parent or charges resulting from the redemption of preferred stock of Parent, but without giving effect to deductions for non-controlling or minority interests in the Partnership) of Parent and its Restricted Subsidiaries for such period determined on a consolidated basis in conformity with GAAP; provided , however , that the following items shall be excluded in computing Adjusted Consolidated Net Income, without duplication:

(1) the net income of any Person, other than Parent or a Restricted Subsidiary of Parent, except to the extent of the amount of dividends or other distributions or payments actually paid in cash (or to the extent converted into cash) or Temporary Cash Investments to Parent or any of its Restricted Subsidiaries by such Person during such period;

(2) solely for the purpose of determining the amount available for Restricted Payments under Section 4.09(a)(C)(i) , the net income of any Restricted Subsidiary of Parent to the extent that the declaration or payment of dividends or similar distributions by such Restricted Subsidiary of such net income is not at the time permitted by the operation of the terms of its charter or any agreement, instrument, judgment, decree, order, statute, rule or governmental regulation applicable to such Restricted Subsidiary, except to the extent that such restrictions with respect to the declaration and payment of dividends or distributions have been waived or approval for such declaration or payment has been obtained; provided , however , that such exclusions shall not apply with respect to limitations imposed either pursuant to Indebtedness which has been irrevocably called for redemption, repurchase or

 

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other acquisition or in respect of which the required steps have been taken to have such Indebtedness defeased or discharged, or an irrevocable deposit has been made in an amount sufficient to effect the foregoing; provided further , that Adjusted Consolidated Net Income will be increased by the amount of dividends or other distributions or other payments made or permitted to be made in cash (or to the extent converted into cash) or Temporary Cash Investments to Parent or a Restricted Subsidiary thereof in respect of such period, to the extent not already included therein;

(3) the cumulative effect of a change in accounting principles;

(4) gains and losses (i) resulting from fluctuations in currency values or exchange rates and the related tax effects, and mark-to-market of Hedging Obligations and other obligations, and including charges relating to Accounting Standards Codification Nos. 815 and 820 or (ii) attributable to the extinguishment, retirement or conversion of Indebtedness or the settlement or termination of Hedging Obligations;

(5) (i) costs associated with initiating public company reporting, information technology implementation, and other similar start-up costs, not to exceed, in the case of this clause (5)(i), an aggregate of $5.0 million and (ii) any Spin-Off Expenses and any other charges, fees, costs or expenses associated with becoming a separate operating company;

(6) any after-tax gains or losses attributable to Asset Sales or other Asset Dispositions, including any disposition of any securities, or disposed, discontinued or abandoned operations;

(7) any non-cash compensation expense or charges related or attributable to grants, issuances, repurchases, repricings or other modifications of stock options, restricted stock, restricted stock units, stock appreciation rights, other Capital Stock or equity-based awards or similar rights or otherwise with respect to stock-based compensation plans to or with respect to officers, directors and employees of Parent and any of its Subsidiaries; and

(8) all after-tax extraordinary gains or extraordinary losses;

provided , however , that proceeds from any business interruption insurance shall be added to Adjusted Consolidated Net Income to the extent such proceeds were not included in the computation thereof.

Adjusted Total Assets ” means, for any Person, the sum of:

(1) Total Assets for such Person and its Restricted Subsidiaries on a consolidated basis as of the end of the last completed fiscal quarter preceding the applicable determination date; and

(2) any increase in Total Assets for such Person and its Restricted Subsidiaries on a consolidated basis following the end of such quarter determined on a pro forma basis, including any pro forma increase in Total Assets for such Person and its Restricted Subsidiaries on a consolidated basis resulting from the application of the proceeds of any additional Indebtedness.

Adjusted Treasury Rate ” means, with respect to any Redemption Date, (1) the yield as of the earlier of (a) such Redemption Date and (b) the date on which such Notes are defeased or satisfied and discharged, under the heading which represents the average for the immediately preceding week, appearing in the most recently published statistical release designated “H.15(519)” or any successor publication which is published weekly by the Board of Governors of the Federal Reserve System and which establishes yields on actively traded United States Treasury securities adjusted to constant maturity under the caption “Treasury Constant Maturities,” for the maturity corresponding to the Comparable Treasury Issue (if no maturity is within three months before or after June 1, 2017, yields for the two published maturities most closely corresponding to the Comparable Treasury Issue shall be determined and the Adjusted Treasury Rate shall be interpolated or extrapolated from such yields on a straight line basis, rounding to the nearest month) or (2) if such release (or any successor release) is not published during the week preceding the calculation date or does not contain such yields, the rate per year equal to the semi-annual equivalent yield to maturity of the Comparable Treasury Issue (expressed as a percentage of its principal amount) equal to the Comparable Treasury Price for such Redemption Date, in each case calculated by the Issuers on the third Business Day immediately preceding the Redemption Date, plus , in the case of each of clauses (1) and (2), 0.50%.

 

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Affiliate ” means, as applied to any Person, any other Person directly or indirectly controlling, controlled by, or under direct or indirect common control with, such Person. For purposes of this definition, “control” (including, with correlative meanings, the terms “ controlling ,” “ controlled by ” and “ under common control with ”), as applied to any Person, means the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person, whether through the ownership of voting securities, by contract or otherwise. For purposes of clarity, Ensign and its Subsidiaries (other than Parent and its Subsidiaries) will not be deemed to be directly or indirectly controlling, controlled by, or under direct or indirect common control with, Parent or its Subsidiaries.

Agent ” means any Registrar or Paying Agent.

Applicable Premium ” means with respect to a Note at any Redemption Date, the greater of (1) 1.00% of the principal amount of such Note and (2) the excess of (A) the present value at such Redemption Date of (i) the Redemption Price of such Note on June 1, 2017 (such Redemption Price being described in Section 5 of the Note, exclusive of any accrued and unpaid interest) plus (ii) all required remaining scheduled interest payments due on such Note through June 1, 2017 (but excluding accrued and unpaid interest to such Redemption Date), computed using a discount rate equal to the Adjusted Treasury Rate at such Redemption Date, over (B) the principal amount of such Note on such Redemption Date.

Asset Acquisition ” means:

(1) an investment by Parent or any of its Restricted Subsidiaries in any other Person pursuant to which such Person shall become (including by redesignation) a Restricted Subsidiary of Parent or shall be merged into or consolidated with Parent or any of its Restricted Subsidiaries; provided , however , that such Person’s primary business is related, ancillary, incidental or complementary to the business of the Partnership or any of its Restricted Subsidiaries on the date of such investment or a Permitted Business; or

(2) an acquisition by Parent or any of its Restricted Subsidiaries from any other Person of assets that constitute all or substantially all of a division or line of business, or one or more properties or operations, of such Person; provided , however , that the assets and properties acquired are related, ancillary, incidental or complementary to the business of the Partnership or any of its Restricted Subsidiaries on the date of such acquisition or a Permitted Business.

Asset Disposition ” means the sale, transfer, conveyance or other disposition (including by merger or consolidation) by Parent or any of its Restricted Subsidiaries, other than to Parent or any of its Restricted Subsidiaries, of:

(1) Capital Stock of or other securities of or interests in any Subsidiary; or

(2) all or substantially all of the assets that constitute a division or line of business, or one or more properties or operations, of Parent or any of its Restricted Subsidiaries.

Asset Sale ” means any sale, transfer or other disposition, including by way of merger, consolidation or Sale and Leaseback Transaction, in one transaction or a series of related transactions by Parent or any of its Restricted Subsidiaries to any Person other than Parent or any of its Restricted Subsidiaries of:

(1) all or any of the Capital Stock of any Restricted Subsidiary of Parent (other than the Partnership);

(2) all or substantially all of the assets that constitute a division or line of business of Parent or any of its Restricted Subsidiaries; or

 

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(3) any property and assets of Parent or any of its Restricted Subsidiaries outside the ordinary course of business of Parent or such Restricted Subsidiary;

provided, however, that “ Asset Sale ” shall not include:

(1) the lease or sublease of any Real Estate Asset and guarantees of any such lease or sublease;

(2) sales, leases, assignments, licenses, sublicenses, subleases or other dispositions of inventory, receivables and other current assets;

(3) the sale, conveyance, transfer, disposition or other transfer (including by way of merger or consolidation) of all or substantially all of the assets of Parent and its Restricted Subsidiaries taken as a whole in accordance with Section 5.01 ;

(4) the license or sublicense of software, intellectual property or other general intangibles;

(5) the issuance of Capital Stock by a Restricted Subsidiary of Parent to Parent or another Restricted Subsidiary of Parent or in which the percentage interest (direct and indirect) in the Capital Stock of such Restricted Subsidiary owned, directly or indirectly, by Parent after giving effect to such issuance is at least equal to the percentage interest prior to such issuance;

(6) any issuance of Capital Stock (other than Disqualified Stock) by the Partnership in order to acquire assets used or useful in a Permitted Business (including Capital Stock of a Person primarily owning such assets);

(7) the surrender or waiver of contract rights; expirations or terminations or unwindings of contracts or agreements; or settlement, release or surrender of a contract, tort or other litigation claim in the ordinary course of business;

(8) any Restricted Payment not prohibited by Section 4.09 (including any transaction expressly permitted thereby) or a Permitted Investment;

(9) sales, transfers or other dispositions of assets or the sale or issuance of Capital Stock with a fair market value not in excess of $7.5 million in any transaction or series of related transactions;

(10) sales or other dispositions of assets for consideration at least equal to the fair market value of the assets sold or disposed of, to the extent that the consideration received would satisfy Section 4.11(c)(2) , Section 4.11(c)(5)  or Section 4.11(c)(6) ;

(11) sales or other dispositions of cash or Temporary Cash Investments;

(12) dispositions of receivables in connection with the compromise, settlement or collection thereof in the ordinary course of business or in a bankruptcy or similar proceeding and factoring and similar arrangements;

(13) terminations of Hedging Obligations;

(14) the creation, granting, perfection or realization of any Lien not prohibited under this Indenture and any exercise of remedies in respect thereof;

(15) Section 1031 exchanges and other exchanges for Replacement Assets or other replacement property or assets in the ordinary course of business;

(16) the lease, assignment or sublease of property in the ordinary course of business so long as the same does not materially interfere with the business of Parent and its Restricted Subsidiaries, taken as a whole;

 

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(17) sales, exchanges, transfers or other dispositions or the abandonment of damaged, worn-out or obsolete or otherwise unsuitable or unnecessary equipment or assets that, in Parent’s reasonable judgment, are no longer used or useful in the business of Parent or its Restricted Subsidiaries and any sale or disposition of property in connection with scheduled turnarounds, maintenance and equipment and facility updates;

(18) foreclosure, condemnation or any similar action with respect to any property or other assets, including transfers or dispositions of such property or other assets subject thereto;

(19) any disposition of Equity Interests of a Restricted Subsidiary of Parent pursuant to an agreement or other obligation with or to a Person (other than Parent or any of its Restricted Subsidiaries) from whom such Restricted Subsidiary was acquired, or from whom such Restricted Subsidiary acquired its business and assets (having been newly formed in connection with such acquisition), made as part of such acquisition and in each case comprising all or a portion of the consideration in respect of such sale or acquisition;

(20) any financing transaction with respect to property constructed, acquired, replaced, repaired or improved (including any reconstruction, refurbishment, renovation and/or development of real property) by Parent or any of its Restricted Subsidiaries otherwise permitted by this Indenture;

(21) sales of Unrestricted Subsidiaries or joint ventures that are not Subsidiaries, or Capital Stock or other Investments therein, or assets thereof;

(22) any sales, transfers or other dispositions pursuant to the Transaction Agreements or otherwise in connection with the Transactions and any transactions related thereto, including sales, transfers or other dispositions of Capital Stock and other property to Ensign or any of its Subsidiaries; and

(23) (a) the issuance or sale of directors’ qualifying shares and (b) the issuance, sale or transfer of Capital Stock of foreign Restricted Subsidiaries of Parent to foreign nationals to the extent required by applicable law.

Attributable Debt ” in respect of a Sale and Leaseback Transaction means, at the time of determination, the present value of the total obligations of the lessee for net rental payments during the remaining term of the lease included in such Sale and Leaseback Transaction. For purposes hereof such present value shall be calculated using a discount rate equal to the rate of interest implicit in such Sale and Leaseback Transaction, determined by the lessee in good faith on a basis consistent with comparable determinations of Capitalized Lease Obligations under GAAP; provided , however , that if such Sale and Leaseback Transaction results in a Capitalized Lease Obligation, the amount of Indebtedness represented thereby will be determined in accordance with the definition of “Capitalized Lease Obligations.”

Average Life ” means at any date of determination with respect to any debt security, the quotient obtained by dividing:

(1) the sum of the products of:

 

  (x) the number of years from such date of determination to the dates of each successive scheduled principal payment of such debt security, and

 

  (y) the amount of such principal payment; by

(2) the sum of all such principal payments.

Bankruptcy Law ” means Title 11 of the United States Code, as amended, or any insolvency or other similar Federal or state law for the relief of debtors.

 

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Board of Directors ” means, as to any Person, the board of directors (or similar governing body) of such Person or its manager (or, in the case of a limited partnership, of its general partner) or any duly authorized committee thereof.

Business Day ” means a day other than a Saturday, Sunday or any other day on which banking institutions in New York City are authorized or required by law, regulation or executive order to close.

Capital Corp ” means CareTrust Capital Corp., a Delaware corporation, and any and all successors thereto.

Capital Stock ” means, with respect to any Person, any and all shares, interests, participations or other equivalents (however designated, whether voting or non-voting), including partnership or limited liability company interests, whether general or limited, in the equity of such Person, whether outstanding on the Issue Date or issued thereafter, including all Common Stock and Preferred Stock and all options, warrants or other rights issued by such Person to purchase Capital Stock of such Person; provided that, for the avoidance of doubt, Convertible Indebtedness and any other debt securities convertible into or exchangeable (in whole or in part) for such shares, interests, participations or other equivalents shall not constitute Capital Stock unless and until (and to the extent) actually converted into or exchanged for such shares, interests, participations or other equivalents.

Capitalized Lease ” means, as applied to any Person, any lease of any property, whether real, personal or mixed, of which the discounted present value of the rental obligations of such Person as lessee, in conformity with GAAP, is required to be capitalized on the balance sheet of such Person. For clarity purposes, (i) GAAP for purposes of this definition shall be deemed GAAP as in effect on the Issue Date, (ii) for the avoidance of doubt, any lease that is properly accounted for by such Person as an operating lease as of the Issue Date and any similar lease entered into after the Issue Date by such Person will be accounted for as an operating lease and not as a Capitalized Lease and (iii) the Master Leases will be accounted for as operating leases and not as Capitalized Leases.

Capitalized Lease Obligations ” means, at the time any determination is to be made, the amount of the liability in respect of a Capitalized Lease that would at that time be required to be capitalized on a balance sheet in accordance with GAAP.

Change of Control ” means the occurrence of one or more of the following events:

(1) any sale, exchange or other transfer (in one transaction or a series of related transactions) of all or substantially all of the assets of Parent and its Subsidiaries taken as a whole to any “person” or “group” (as such terms are defined in Sections 13(d) and 14(d)(2) of the Exchange Act), together with any Affiliates thereof (whether or not otherwise in compliance with the provisions of this Indenture) (other than to Parent or its Restricted Subsidiaries), provided , however , that for the avoidance of doubt, the lease of all or substantially all of the assets of Parent and its Subsidiaries taken as a whole shall not constitute a Change of Control;

(2) a “person” or “group” (as such terms are defined in Sections 13(d) and 14(d)(2) of the Exchange Act), becomes the ultimate “beneficial owner” (as defined in Rule 13d-3 under the Exchange Act) of more than 50% of the total voting power of the Voting Stock of Parent on a fully diluted basis (other than, prior to the Spin-Off, by Ensign and its Subsidiaries);

(3) the approval by the holders of Capital Stock of Parent of any plan or proposal for the liquidation or dissolution of Parent (whether or not otherwise in compliance with the provisions of this Indenture); or

(4) individuals who on the Issue Date constitute the Board of Directors of Parent (together with any new or replacement directors whose election or appointment by the Board of Directors of Parent or whose nomination by the Board of Directors of Parent for election by Parent’s shareholders was approved by a vote of at least a majority of the members of the Board of Directors of Parent then still in office who either were members of the Board of Directors of Parent on the Issue Date or whose election or nomination for election was so approved) cease for any reason to constitute a majority of the members of the Board of Directors of Parent then in office.

 

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Notwithstanding the foregoing: (A) any holding company, all or substantially all of the assets of which are comprised of Parent or any 100% direct or indirect parent company of Parent, shall not itself be considered a “person” or “group”; (B) the transfer of assets between or among Parent’s Restricted Subsidiaries and Parent shall not itself constitute a Change of Control; (C) the term “Change of Control” shall not include a merger or consolidation of Parent with or the sale, assignment, conveyance, transferor other disposition of all or substantially all of Parent’s assets to, an Affiliate incorporated or organized solely for the purpose of reincorporating or reorganizing Parent in another jurisdiction and/or for the sole purpose of forming or collapsing a holding company structure; (D) a “person” or “group” shall not be deemed to have beneficial ownership of securities subject to a stock or asset purchase agreement, merger agreement or similar agreement (or voting or option or similar agreement related thereto) until the consummation of the transactions contemplated by such agreement; and (E) the Transactions and any transactions related thereto shall not constitute a Change of Control.

Code ” means the Internal Revenue Code of 1986, as amended.

Common Stock ” means, with respect to any Person, any and all shares, interests, participations or other equivalents (however designated, whether voting or non-voting) that have no preference on liquidation or with respect to distributions over any other class of Capital Stock, including partnership interests, whether general or limited, of such Person’s equity, whether outstanding on the Issue Date or issued thereafter, including all series and classes of common stock.

Common Units ” means the limited partnership units of the Partnership, that by their terms are redeemable at the option of the holder thereof and that, if so redeemed, at the election of Parent are redeemable for cash or Common Stock of Parent.

Comparable Treasury Issue ” means the United States Treasury security selected by the Quotation Agent as having a maturity comparable to the remaining term of the Notes from the Redemption Date to June 1, 2017, that would be utilized, at the time of selection and in accordance with customary financial practice, in pricing new issues of corporate debt securities of a maturity most nearly equal to June 1, 2017.

Comparable Treasury Price ” means, with respect to any Redemption Date, if clause (2) of the Adjusted Treasury Rate definition is applicable, the average of three, or such lesser number as is obtained by the Issuers, Reference Treasury Dealer Quotations for such Redemption Date.

Consolidated EBITDA ” means, for any period, Adjusted Consolidated Net Income for such period plus , to the extent such amount was deducted in calculating such Adjusted Consolidated Net Income (without duplication):

(1) Consolidated Interest Expense;

(2) provision for taxes based on income or profits or capital gains, including Federal, state, provincial, franchise, excise and similar taxes and foreign withholding taxes;

(3) depreciation and amortization (including amortization or impairment write-offs of goodwill and other intangibles but excluding amortization of prepaid cash expenses that were paid in a prior period);

(4) any cost, charge, fee or expense (including discounts and commissions and fees and charges incurred in respect of letters of credit or bankers acceptance financings, all legal, accounting, advisory or other transaction-related charges, fees, costs and expenses and amortization or write-offs of debt issuance costs, deferred financing costs, premiums and prepayment penalties, or any amortization of the foregoing) associated with any Financing Activity not prohibited by this Indenture, or any such proposed Financing Activity (whether or not successful) not to exceed $5.0 million in aggregate during any 12 month period;

(5) the amount of integration costs deducted (and not added back) in such period in computing Adjusted Consolidated Net Income, including any direct transaction or restructuring costs incurred in connection with acquisitions or dispositions, not to exceed for any period 10% of Consolidated EBITDA (calculated on a pro forma basis for any relevant transaction giving rise to the calculation of Consolidated EBITDA but before giving effect to the costs described in this clause (5));

 

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(6) all after-tax unusual or non-recurring charges or items of loss or expense, net of all after-tax unusual or non-recurring gains, not to exceed for any period 10% of Consolidated EBITDA (calculated on a pro forma basis for any relevant transaction giving rise to the calculation of Consolidated EBITDA but before giving effect to the costs described in this clause (6));

(7) impairment charges or asset write-offs or write-downs related to intangible assets (including goodwill), long-lived assets, receivables, investments or as a result of a change in a law of regulation, in each case pursuant to GAAP; and

(8) all other non-cash items reducing Adjusted Consolidated Net Income (other than items that will require cash payments and for which an accrual or reserve is, or is required by GAAP to be, made), less all non-cash items increasing Adjusted Consolidated Net Income, all as determined on a consolidated basis for Parent and its Restricted Subsidiaries in conformity with GAAP.

Notwithstanding the preceding, the income taxes of, and the depreciation and amortization and other non-cash items of, a Subsidiary shall be added to (or subtracted from) Adjusted Consolidated Net Income to compute Consolidated EBITDA only to the extent (and in the same proportion) that net income of such Subsidiary was included in calculating Adjusted Consolidated Net Income.

Consolidated Interest Expense ” means, for any period, the aggregate amount of interest expense, less the aggregate amount of interest income for such period, in respect of Indebtedness of Parent and its Restricted Subsidiaries during such period, all as determined on a consolidated basis in conformity with GAAP including (without duplication):

(1) the interest portion of any deferred payment obligations;

(2) all commissions, discounts and other fees and expenses owed with respect to letters of credit and bankers’ acceptance financing;

(3) the net cash costs associated with Interest Rate Agreements and Indebtedness that is guaranteed or secured by assets of Parent or any of its Restricted Subsidiaries; and

(4) all but the principal component of rentals in respect of Capitalized Lease Obligations paid, accrued or scheduled to be paid or accrued by Parent and its Restricted Subsidiaries;

provided , that Consolidated Interest Expense shall exclude, to the extent included in interest expense above, (i) accretion of accrual of discounted liabilities not constituting Indebtedness, (ii) any expense resulting from the discounting of any outstanding Indebtedness in connection with the application of purchase accounting in connection with any acquisition, (iii) amortization of deferred financing fees, debt issuance costs, commissions, fees and expenses, (iv) any expensing of bridge, commitment or other financing fees (but not revolving loan commitment fees) and (v) non-cash costs associated with Hedging Obligations or attributable to mark to market valuation of derivative instruments pursuant to GAAP and gains and losses attributable to the settlement, unwinding or termination of Hedging Obligations.

Convertible Indebtedness ” means Indebtedness of Parent or the Partnership permitted to be incurred under the terms of this Indenture that is (i) convertible into Common Stock of Parent (and cash in lieu of fractional shares) and/or cash (in an amount determined by reference to the price of such Common Stock) or (ii) sold as units with call options, warrants or rights to purchase (or substantially equivalent derivative transactions) that are exercisable for Common Stock of Parent and/or cash (in an amount determined by reference to the price of such Common Stock).

 

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Corporate Trust Office ” for administration of this Indenture means the corporate trust office of the Trustee located at 333 S. Grand Avenue, Fifth Floor, Suite 5A, Los Angeles, CA 90071, Attention: Corporate Trust Services – Administrator for CTR Partnership, L.P., and CareTrust Capital Corp., and for place of payment and where the Notes may be presented or surrendered for registration of transfer pursuant to Section 2.03 hereof means 625 Marquette Ave., Minneapolis, MN 55402, Attention: Bondholder Communications, or such other office, designated by the Trustee by written notice to the Holders and the Issuers, or the designated corporate trust office of any successor Trustee (or such other address as such successor Trustee may designate from time to time by notice to the Holders and the Issuers).

Credit Agreement ” means the Credit Agreement, to be entered into on or about the Issue Date, by and among certain Restricted Subsidiaries of Parent as borrowers or guarantors, Parent as guarantor, the lenders party thereto in their capacities as lenders thereunder and SunTrust Bank, as administrative agent, together with the related documents thereto (including any notes, guarantee agreements and security documents).

Credit Facility ” means one or more credit or debt facilities (including any credit or debt facilities provided under the Credit Agreement), financings, commercial paper facilities, receivables financings, note purchase agreements or other debt instruments, indentures or agreements, providing for revolving credit loans, term loans, swingline loans, notes, securities, letters of credit or other debt obligations, in each case, as amended, restated, modified, renewed, refunded, restructured, supplemented, replaced or refinanced in whole or in part from time to time, including any amendment increasing the amount of Indebtedness Incurred or available to be borrowed thereunder, extending the maturity of any Indebtedness Incurred thereunder or contemplated thereby or deleting, adding or substituting one or more parties thereto (whether or not such added or substituted parties are banks or other lenders or investors).

Currency Agreement ” means any foreign exchange contract, currency swap agreement or other similar agreement or arrangement.

Default ” means any event that is, or after notice or passage of time or both would be, an Event of Default.

Depository ” means The Depository Trust Company, New York, New York, or a successor thereto registered under the Exchange Act or other applicable statute or regulation.

Disqualified Stock ” means any class or series of Capital Stock of any Person that by its terms or otherwise is:

(1) required to be redeemed on or prior to the date that is 91 days after the Stated Maturity of the Notes;

(2) redeemable at the option of the holder of such class or series of Capital Stock, at any time on or prior to the date that is 91 days after the Stated Maturity of the Notes (other than in exchange for Capital Stock that is not Disqualified Stock); or

(3) convertible into or exchangeable for Capital Stock of the type referred to in clause (1) or (2) above or Indebtedness having a scheduled final maturity on or prior to the date that is 91 days after the Stated Maturity of the Notes;

provided , however , that only the portion of Capital Stock which is so redeemable or required to be redeemed prior to such date will be deemed to be Disqualified Stock; provided further that any Capital Stock that would not constitute Disqualified Stock but for provisions thereof giving holders thereof the right to require such Person to repurchase or redeem such Capital Stock upon the occurrence of an “asset sale” or “change of control” occurring prior to the Stated Maturity of the Notes shall not constitute Disqualified Stock if the “asset sale” or “change of control” provisions applicable to such Capital Stock specifically provide that such Person will not repurchase or redeem any such stock pursuant to such provisions (x) unless such repurchase or redemption complies with Section 4.09 or (y) prior to any purchase of the Notes as are required to be purchased pursuant to Sections 4.07 and 4.11 . Disqualified Stock shall not include (i) Capital Stock which is issued to any plan for the benefit of employees of Parent or its Subsidiaries or by any such plan to such employees solely because it may be required to be redeemed or repurchased by Parent or its Subsidiaries in order to satisfy applicable statutory or regulatory obligations, or

 

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(ii) Capital Stock issued to any future, present or former employee, director, officer or consultant of Parent or its Subsidiaries (or any direct or indirect parent thereof) which is redeemable or subject to repurchase pursuant to any management equity subscription agreement, stock option agreement, stock ownership plan, put agreement, shareholders’ agreement or similar agreement. Disqualified Stock shall not include Common Units.

Domestic Restricted Subsidiary ” means any Restricted Subsidiary that is organized under the laws of the United States, any state thereof or the District of Columbia other than any Restricted Subsidiary substantially all the assets of which are ‘‘Controlled Foreign Corporations’’ as defined in Section 957 of the Code.

Ensign ” means The Ensign Group, Inc., a Delaware corporation.

Equity Offering ” means a public or private offering of Capital Stock (other than Disqualified Stock) of Parent or the Partnership.

Exchange Act ” means the Securities Exchange Act of 1934, as amended, or any successor statute or statutes thereto.

Exchange Offer ” means an offer that may be made by the Issuers pursuant to the Registration Rights Agreement to exchange Notes bearing the Private Placement Legend for the Exchange Securities.

Exchange Securities ” has the meaning set forth in the Registration Rights Agreement.

Existing Indebtedness ” means (i) the aggregate principal amount of Indebtedness of Parent and its Subsidiaries in existence on the Issue Date (including guarantees thereof), until such amounts are repaid and (ii) Indebtedness under the GECC Loan in an aggregate principal amount not to exceed $99.3 million.

fair market value ” means the price that would be paid in an arm’s-length transaction between an informed and willing seller under no compulsion to sell and an informed and willing buyer under no compulsion to buy or a value that is fair and otherwise on market terms. For purposes of determining compliance with the provisions of Article Four, any determination that the fair market value of assets other than cash or Temporary Cash Investments is equal to or greater than $30.0 million will be as determined in good faith by the Board of Directors of Parent and otherwise by the principal financial or accounting officer of Parent acting in good faith, each of whose determination will be conclusive.

Financing Activity ” means any of the following: (a) the actual or attempted Incurrence of any Indebtedness or the issuance of any Capital Stock or other securities by Parent or any Restricted Subsidiary of Parent, activities related to any such actual or attempted Incurrence or issuance, or the issuance of commitments in respect thereof, (b) amending or modifying, or redeeming, refinancing, tendering for, refunding, defeasing, discharging, repaying, retiring or otherwise acquiring for value, any Indebtedness prior to the Stated Maturity thereof (including any premium, penalty, commissions or fees) or (c) the termination of any Hedging Obligations or other derivative instruments or any fees paid to enter into any Hedging Obligations or other derivative instruments.

Four Quarter Period ” means, for purposes of calculating the Interest Coverage Ratio with respect to any Transaction Date, the then most recently completed four fiscal quarters prior to such Transaction Date for which reports have been filed with the SEC or provided to the Trustee pursuant to Section 4.15 or for which internal financial statements are available; provided , however , that with respect to calculating the Interest Coverage Ratio for any four quarter period ending on or prior to March 31, 2015:

(1) Consolidated EBITDA (A) shall be deemed to be $12.9 million for each of the fiscal quarters ended (i) March 31, 2014, (ii) December 31, 2013, (iii) September 30, 2013, and (iv) June 30, 2013, and (B) for the period from March 31, 2014 through the Spin-Off Effective Date, shall be determined as if the Spin-Off and the other Transactions occurred at the beginning of such period, and the Master Leases had been entered into as of such date, as reasonably determined by the Issuers; and

 

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(2) Consolidated Interest Expense shall be computed as follows:

(A) for the four (4) fiscal quarter period ended March 31, 2014, Consolidated Interest Expense shall be deemed to be $22.5 million;

(B) for the four (4) fiscal quarter period ended June 30, 2014, Consolidated Interest Expense for the period from the Spin-Off Effective Date to the end of such fiscal quarter shall be annualized;

(C) for the four (4) fiscal quarter period ended September 30, 2014, Consolidated Interest Expense for the one-fiscal quarter then ended shall each be multiplied by 4;

(D) for the four (4) fiscal quarter period ended December 31, 2014, Consolidated Interest Expense for the two fiscal-quarter period then ended shall each be multiplied by 2; and

(E) for the four (4) fiscal quarter period ended March 31, 2015, Consolidated Interest Expense for the three fiscal-quarter period then ended shall each be multiplied by 1-1/3.

Funds From Operations ” for any period means the Adjusted Consolidated Net Income of Parent and its Restricted Subsidiaries for such period determined in conformity with GAAP after adjustments for unconsolidated partnerships and joint ventures, plus depreciation and amortization of real property (including furniture and equipment), including below market lease amortization net of above market lease amortization, and other real estate assets and excluding (to the extent such amount was deducted and not added back in calculating such Adjusted Consolidated Net Income (without duplication)):

(1) gains or losses from (a) the restructuring or refinancing of Indebtedness or (b) sales of properties;

(2) non-cash asset impairment charges;

(3) non-cash charges related to redemptions or repurchases of Preferred Stock of Parent;

(4) one-time direct transaction or restructuring costs incurred in connection with acquisitions or dispositions;

(5) deferred rental income (loss); and

(6) amortization or write-offs of debt issuance and deferred financing costs;

provided , however , that Funds From Operations for the period from March 31, 2014 through the Spin-Off Effective Date shall be determined as if the Spin-Off and the other Transactions occurred at the beginning of such period, and the Master Leases had been entered into as of such date, as reasonably determined by the Issuers.

GAAP ” means generally accepted accounting principles in the United States of America as in effect as of the date of determination, including those set forth in the opinions and pronouncements of the Accounting Principles Board of the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards Board or in such other statements by such other entity as approved by a significant segment of the accounting profession. Except as otherwise specifically provided in this Indenture, all ratios and computations contained or referred to in this Indenture shall be computed in conformity with GAAP. For clarity purposes, any change in GAAP requiring leases that were previously classified as operating leases (or which, had they been entered into prior to the Issue Date, would have been treated as an operating lease on the Issue Date) to be treated as Capitalized Leases shall be disregarded and such leases shall continue to be, or shall be, treated as operating leases consistent with GAAP as in effect immediately before such change in GAAP became effective.

GECC Loan ” means the loan agreement to be entered into on or about the Issue Date by the Real Property Non-Guarantor Subsidiaries as borrowers, General Electric Capital Corporation and the financial institutions who are or become parties to the loan agreement as lenders together with the related guaranty agreement by Parent, as guarantor, in favor of General Electric Capital Corporation, as agent for the lenders.

 

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General Partner ” has the meaning set forth in the Preamble, and includes any and all successors thereto.

guarantee ” means a guarantee other than by endorsement of negotiable instruments for collection in the ordinary course of business, direct or indirect, in any manner, including by way of a pledge of assets, of all or any part of any Indebtedness. The term “guarantee ” used as a verb has a corresponding meaning.

Guarantor ” means Parent, General Partner and each Subsidiary Guarantor and any other Person that enters into a Note Guarantee.

Hedging Obligations ” means obligations, whether absolute or contingent and howsoever and whensoever created, arising, evidenced or acquired under (i) Currency Agreements and Interest Rate Agreements, commodity swap agreements, commodity cap agreements, commodity collar agreements or foreign exchange contracts and any other agreements or arrangements designed to hedge or protect such Person against, or transfer or mitigate, fluctuations in interest rates or currency exchange rates and (ii) other hedge or swap or option or put/call agreements entered into as part of or in connection with an issuance of convertible Indebtedness (including, for the avoidance of doubt, Permitted Bond Hedge Transactions and Permitted Warrant Transactions), and, in the case of clause (i), not for speculative purposes.

Holder ” means any registered holder on the books of the Registrar, from time to time, of the Notes.

Incur ” means, with respect to any Indebtedness, to incur, create, issue, assume, guarantee or otherwise become liable for or with respect to, or become responsible for, the payment of, contingently or otherwise, such Indebtedness, including an “Incurrence” of Acquired Indebtedness; provided, however , that neither the accrual of interest, the payment of interest on any Indebtedness in the form of additional Indebtedness with the same terms, nor the accretion of original issue discount shall be considered an Incurrence of Indebtedness.

Indebtedness ” means, with respect to any Person at any date of determination (without duplication):

(1) all indebtedness of such Person for borrowed money;

(2) all obligations of such Person evidenced by bonds, debentures, notes or other similar instruments;

(3) the face amount of letters of credit or other similar instruments (excluding obligations with respect to letters of credit (including trade letters of credit) securing obligations (other than obligations described in (1) or (2) above or (5), (6) or (7) below) entered into in the ordinary course of business of such Person to the extent such letters of credit are not drawn upon or, if drawn upon, to the extent such drawing is reimbursed no later than the tenth Business Day following receipt by such Person of a demand for reimbursement);

(4) all unconditional obligations of such Person to pay the deferred and unpaid purchase price of property or services, which purchase price is due more than six months after the date of placing such property in service or taking delivery and title thereto or the completion of such services, except Trade Payables and obligations to the extent payable through the issuance of Capital Stock;

(5) all Capitalized Lease Obligations and Attributable Debt;

(6) all Indebtedness of other Persons secured by a Lien on any asset of such Person, whether or not such Indebtedness is assumed by such Person; provided, however , that the amount of such Indebtedness shall be the lesser of (A) the fair market value of such asset at that date of determination and (B) the amount of such Indebtedness;

(7) all Indebtedness of other Persons guaranteed by such Person to the extent such Indebtedness is guaranteed by such Person (excluding Permitted Non-Recourse Guarantees until such time as they become primary obligations of, and payments are due and required to be made thereunder by, such Person or any of its Restricted Subsidiaries); and

 

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(8) to the extent not otherwise included in this definition or the definition of Consolidated Interest Expense, obligations under Hedging Obligations; provided , however , that in no event will any Permitted Warrant Transaction constitute Indebtedness.

The amount of Indebtedness of any Person at any date, unless otherwise specified above or below, shall be the outstanding balance at such date of all unconditional obligations of the type described above appearing (other than letters of credit and Hedging Obligations) as a liability on a balance sheet of the specified Person prepared in accordance with GAAP and, with respect to obligations under any guarantee, the maximum liability upon the occurrence of the contingency giving rise to the obligation; provided , however , that:

(A) the amount outstanding at any time of any Indebtedness issued with original issue discount shall be deemed to be the face amount with respect to such Indebtedness less the remaining unamortized portion of the original issue discount of such Indebtedness at the date of determination in conformity with GAAP;

(B) Indebtedness shall not include any liability for foreign, Federal, state, local or other taxes;

(C) Indebtedness shall not include any liability required to be recognized as a result of variable interest accounting unless such Person is otherwise legally liable for such liability;

(D) Indebtedness shall not include any indemnification, earnouts, adjustment or holdback of purchase price or similar obligations, in each case, Incurred or assumed in connection with the acquisition or disposition of any business, assets or a Subsidiary, other than guarantees of Indebtedness Incurred by any Person acquiring all or any portion of such business, assets or Subsidiary for the purpose of financing such acquisition

(E) Indebtedness shall not include contingent obligations under performance bonds, performance guarantees, surety bonds, appeal bonds or similar obligations Incurred in the ordinary course of business;

(F) In the case of clause (4) above, the amount of such Indebtedness shall be the net present value thereof determined in accordance with GAAP; and

(G) In the case of clause (8) above, the amount of such Indebtedness shall be zero unless and until such Indebtedness shall be terminated, modified or replaced in part, in which case the amount of such Indebtedness shall be the termination, modification or replacement payment then due thereunder by such Person.

(H) For the avoidance of doubt, it is understood and agreed that (i) any obligations of such Person in respect of cash management or similar agreements and (ii) any obligations of such Person in respect of employee deferred compensation and benefit plans or similar arrangements shall not constitute Indebtedness. For the avoidance of doubt, for purposes of calculating the total amount of Indebtedness or Secured Indebtedness, there shall be excluded any Indebtedness or portion thereof which has been defeased, discharged, repurchased, retired, redeemed, otherwise acquired or repaid (or for which an irrevocable deposit is made in an amount sufficient to effect the foregoing).

Indenture ” means this Indenture, as amended or supplemented from time to time in accordance with the terms hereof.

Institutional Accredited Investor ” or “ IAI ” means an “accredited investor” within the meaning of Rule 501(a)(1), (2), (3) or (7) under the Securities Act.

interest ” means, unless the context otherwise requires, with respect to the Notes, interest and Additional Interest, if any, on the Notes.

Interest Coverage Ratio ” means, on any Transaction Date, the ratio of:

 

  (x) the aggregate amount of Consolidated EBITDA for the then applicable Four Quarter Period to

 

  (y) the aggregate Consolidated Interest Expense during such Four Quarter Period.

 

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In making the foregoing calculation,

(1) pro forma effect (including to the application of proceeds thereof) shall be given to any Indebtedness Incurred, assumed, guaranteed, defeased, discharged, repurchased, retired, redeemed, otherwise acquired or repaid (or for which an irrevocable deposit is made in an amount sufficient to effect the foregoing) during the period (“ Reference Period ”) commencing on the first day of the Four Quarter Period and ending on the Transaction Date (other than Indebtedness Incurred or repaid under a revolving credit or similar arrangement), in each case as if such Indebtedness had been Incurred, assumed, guaranteed, defeased, discharged, repurchased, retired, redeemed, otherwise acquired or repaid (or such an irrevocable deposit made) on the first day of such Reference Period;

(2) Consolidated Interest Expense attributable to interest on any Indebtedness (whether existing or being Incurred) computed on a pro forma basis and bearing a floating interest rate shall be computed as if the rate in effect on the Transaction Date (taking into account any Interest Rate Agreement applicable to such Indebtedness if such Interest Rate Agreement has a remaining term in excess of 12 months or, if shorter, at least equal to the remaining term of such Indebtedness) had been the applicable rate for the entire period;

(3) pro forma effect shall be given to Asset Dispositions, Asset Acquisitions and Permitted Mortgage Investments (including giving pro forma effect to the application of proceeds of any Asset Disposition and any Indebtedness Incurred, assumed, guaranteed, defeased, discharged, repurchased, retired, redeemed, otherwise acquired or repaid (or for which an irrevocable deposit is made in an amount sufficient to effect the foregoing) in connection with any such Asset Acquisitions, Asset Dispositions or Permitted Mortgage Investments, as described in clause (1) above) that occur during such Reference Period as if they had occurred and such proceeds had been applied (and such Indebtedness had been Incurred, assumed, guaranteed, defeased, discharged, repurchased, retired, redeemed, otherwise acquired or repaid (or such an irrevocable deposit made)) on the first day of such Reference Period and after giving effect to expense and cost reductions calculated on a basis (except as described in the next paragraph, including with respect to Pro Forma Cost Savings) consistent with Regulation S-X under the Exchange Act and Pro Forma Cost Savings;

(4) pro forma effect shall be given to asset dispositions and asset acquisitions (including giving pro forma effect to (i) the application of proceeds of any asset disposition and any Indebtedness Incurred, assumed, guaranteed, defeased, discharged, repurchased, retired, redeemed, otherwise acquired or repaid (or for which an irrevocable deposit is made in an amount sufficient to effect the foregoing) in connection with any such asset acquisitions or asset dispositions, as described in clause (1) above, (ii) expense and cost reductions and other pro forma adjustments calculated on a basis consistent with Regulation S-X under the Exchange Act and (iii) Pro Forma Cost Savings) that have been made by any Person that has become (including by redesignation) a Restricted Subsidiary of Parent or has been merged with or into Parent or any of its Restricted Subsidiaries during such Reference Period but subsequent to the end of the related Four Quarter Period and that would have constituted Asset Dispositions or Asset Acquisitions during such Reference Period but subsequent to the end of the related Four Quarter Period had such transactions occurred when such Person was a Restricted Subsidiary of Parent as if such asset dispositions or asset acquisitions were Asset Dispositions or Asset Acquisitions and had occurred on the first day of such Reference Period;

(5) any Person that is a Restricted Subsidiary of Parent on the Transaction Date will be deemed to have been a Restricted Subsidiary of Parent at all times during the applicable Reference Period, and any Person that is not a Restricted Subsidiary of Parent on the Transaction Date will be deemed to not have been a Restricted Subsidiary of Parent at any time during the applicable Reference Period;

(6) the Consolidated Interest Expense attributable to discontinued operations, as determined in accordance with GAAP, shall be excluded, but only to the extent that the obligations giving rise to such Consolidated Interest Expense will not be obligations of the specified Person or any of its Restricted Subsidiaries following the Transaction Date;

 

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(7) Consolidated Interest Expense attributable to interest on Indebtedness that may optionally be determined at an interest rate based on a factor of a prime or similar rate, a Eurocurrency interbank offered rate, or other rate, shall be deemed to have been based upon the rate actually chosen, or, if not, then based upon such operational rate chosen as Parent may designate;

(8) Consolidated Interest Expense attributable to interest on any Indebtedness under a revolving credit facility computed on a pro forma basis shall be computed based on the average daily balance of such Indebtedness during the applicable period except as set forth in clause (1) of this definition; and

(9) Consolidated Interest Expense attributable to interest on a Capitalized Lease Obligation shall be deemed to accrue at an interest rate reasonably determined by a financial or accounting officer of Parent to be the rate of interest implicit in such Capitalized Lease Obligation in accordance with GAAP;

provided , however , that to the extent that clause (3) or clause (4) above requires that pro forma effect be given to an Asset Acquisition, Asset Disposition, Permitted Mortgage Investment, asset acquisition or asset disposition, as the case may be, such pro forma calculation shall be based upon the four full fiscal quarters immediately preceding the Transaction Date of the Person, or division, operations or line of business, or one or more properties or assets, or attributable to such investment, that is acquired or disposed of to the extent that such financial information is available or otherwise a reasonable estimate thereof is available.

Interest Payment Date ” means the date or dates specified for the payment of interest of the Notes as specified in the Note.

Interest Rate Agreement ” means any interest rate protection agreement, interest rate future agreement, interest rate option agreement, interest rate swap agreement, interest rate cap agreement, interest rate collar agreement, interest rate hedge agreement, option or future contract or other similar agreement or arrangement with respect to interest rates.

Investment ” in any Person means any direct or indirect advance, loan or other extension of credit (including by way of guarantee or similar arrangement but excluding (i) advances to customers, distributors, operators and trade credit in the ordinary course of business that are, in conformity with GAAP, recorded as accounts or rents receivable on the consolidated balance sheet of Parent and its Restricted Subsidiaries and endorsements for collection or deposits arising in the ordinary course of business, and (ii) commission, travel and similar advances to employees, directors, officers, managers and consultants in each case made in the ordinary course of business) or capital contribution to (by means of any transfer of cash or other property (tangible or intangible) to others or any payment for property or services solely for the account or use of others, or otherwise), or any purchase or acquisition of Capital Stock, bonds, notes, debentures or other similar instruments issued by, such Person and shall include:

(1) the designation of a Restricted Subsidiary as an Unrestricted Subsidiary; and

(2) the fair market value of the Capital Stock (or any other Investment), held by Parent or any of its Restricted Subsidiaries of (or in) any Person that has ceased to be a Restricted Subsidiary of Parent;

provided , however , that the fair market value of the Investment remaining in any Person that has ceased to be a Restricted Subsidiary of Parent shall be deemed not to exceed the aggregate amount of Investments previously made in such Person valued at the time such Investments were made, less the net reduction of such Investments. For purposes of the definition of “Unrestricted Subsidiary” and Section 4.09 :

(i) “Investment” shall include the fair market value of the assets (net of liabilities (other than liabilities to Parent or any of its Restricted Subsidiaries)) of any Restricted Subsidiary of Parent at the time such Restricted Subsidiary is designated an Unrestricted Subsidiary;

 

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(ii) the fair market value of the assets (net of liabilities (other than liabilities to Parent or any of its Restricted Subsidiaries)) of any Unrestricted Subsidiary at the time that such Unrestricted Subsidiary is designated as (or is merged or consolidated or liquidated into or otherwise becomes (including by redesignation)) a Restricted Subsidiary of Parent shall be considered a reduction in outstanding Investments; and

(iii) any property transferred to or from an Unrestricted Subsidiary shall be valued at its fair market value at the time of such transfer;

provided further , that the amount of any Investment shall be reduced by the amounts received by Parent and its Restricted Subsidiaries with respect to such Investment, including sale or liquidation proceeds from dispositions of any portion of such Investment (including from sales of Capital Stock, bonds, notes, debentures or other similar instruments) and principal, interest, dividends, distributions, other payments, repayments of loans or advances, other transfers of assets, the satisfaction, release, expiration, discharge, defeasance, repurchase, redemption cancellation or reduction (other than by means of payments by Parent or any of its Restricted Subsidiaries) of Indebtedness or other obligations payable to (or guaranteed by) Parent or any Restricted Subsidiary of Parent.

Investment Grade Status ” means, with respect to the Notes, when the Notes have both (1) a rating of “Baa3” or higher from Moody’s and (2) a rating of “BBB-” or higher from S&P (or, if either such agency ceases to rate the Notes for reasons outside the control of Parent, the equivalent investment grade credit rating from any other “nationally recognized statistical rating organization” within the meaning of Rule 15c3-1(c)(2)(vi)(F) under the Exchange Act (or any successor provision) selected by Parent as a replacement agency), in each case published by the applicable agency.

Issue Date ” means the date the Notes are originally issued.

last completed fiscal quarter ” means the last completed fiscal quarter preceding the applicable date of determination for which reports have been filed with the SEC or provided to the Trustee pursuant to Section 4.15 or for which internal financial statements are available; provided that prior to the filing of the report for the fiscal quarter ended June 30, 2014 with the SEC, the last completed fiscal quarter shall be deemed to be March 31, 2014 and pro forma effect shall be given to the Spin-Off and the other Transactions as if the same had occurred at the beginning of such quarter (or, for calculations to be made as of the end of such quarter, at the end of such quarter), based on the most recent financial information (including pro forma financial information) available to the Issuers.

Lien ” means any mortgage, pledge, security interest, encumbrance or lien of any kind (including any conditional sale or other title retention agreement or lease in the nature thereof or any agreement to give any security interest) that has not been terminated or released.

Master Leases ” means those certain Master Leases, to be entered into before or promptly following the Spin-Off, between the Partnership (and/or any Subsidiaries of the Partnership), acting as landlord or co-landlord, and Subsidiaries of Ensign, as tenants, as they may be amended, restated, replaced or otherwise modified from time to time.

Moody’s ” means Moody’s Investors Service, Inc. and its successors.

Net Cash Proceeds ” means:

(1) with respect to any Asset Sale, the proceeds of such Asset Sale in the form of cash or Temporary Cash Investments, including payments in respect of deferred payment obligations (to the extent corresponding to the principal, but not interest, component thereof) when received in the form of cash or Temporary Cash Investments (except to the extent such obligations are financed or sold with recourse to Parent or any of its Restricted Subsidiaries) and proceeds from the conversion or sale of other property received when converted to or sold for cash or cash equivalents, net of:

(i) brokerage commissions, sales commissions and other fees and expenses (including fees and expenses of counsel, accountants and investment bankers) related to such Asset Sale;

 

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(ii) provisions for all taxes actually paid or payable as a result of such Asset Sale by Parent and its Restricted Subsidiaries, taken as a whole, after taking into account any available tax credits or deductions and any tax sharing arrangements;

(iii) payments made to repay Indebtedness or any other obligation outstanding at the time of such Asset Sale that either (A) is secured by a Lien on the property or assets sold or (B) is required to be paid as a result of such sale;

(iv) so long as after giving pro forma effect to any such distribution (A)(1) on or before June 30, 2016, the aggregate principal amount of all outstanding Indebtedness of Parent and its Restricted Subsidiaries on a consolidated basis at the time of declaration is not greater than 65% of Parent’s Adjusted Total Assets, and (2) after June 30, 2016, the aggregate principal amount of all outstanding Indebtedness of Parent and its Restricted Subsidiaries on a consolidated basis at the time of declaration is not greater than 60% of Parent’s Adjusted Total Assets, and (B) no Default or Event of Default shall have occurred and be continuing, the amount required to be distributed to the holders of Parent’s Capital Stock as a result of such Asset Sale in order to (x) maintain Parent’s status as a real estate investment trust under the Code or (y) avoid any excise tax or any income tax imposed on Parent, including, but not limited to, pro rata dividends or other distributions by the Partnership to minority unitholders as a result of a distribution from the Partnership to Parent for the purpose of funding any such dividend, distribution or other action; and

(v) amounts reserved by Parent and its Restricted Subsidiaries against any liabilities associated with such Asset Sale, including pension and other post-employment benefit liabilities, liabilities related to environmental matters and liabilities under any indemnification obligations associated with such Asset Sale, all as determined on a consolidated basis in conformity with GAAP; and

(2) with respect to any issuance or sale of Capital Stock, the proceeds of such issuance or sale in the form of cash or Temporary Cash Investments, including payments in respect of deferred payment obligations (to the extent corresponding to the principal, but not interest, component thereof) when received in the form of cash or Temporary Cash Investments (except to the extent such obligations are financed or sold with recourse to Parent or any of its Restricted Subsidiaries) and proceeds from the conversion of other property received when converted to cash or Temporary Cash Investments, net of attorney’s fees, accountants’ fees, underwriters’ or placement agents’ fees, discounts or commissions and brokerage, consultant and other fees and expenses actually Incurred in connection with such issuance or sale and net of taxes actually paid or payable as a result thereof after taking into account any available tax credits or deductions and any tax sharing arrangements.

Non-U.S. Person ” has the meaning assigned to such term in Regulation S.

Notes ” means, collectively, the Issuers’ 5.875% Senior Notes due 2021 issued in accordance with Section 2.02 (whether issued on the Issue Date, issued as Additional Notes, issued as Exchange Securities, or otherwise issued after the Issue Date) treated as a single class of securities under this Indenture.

Note Guarantee ” means a guarantee by each Guarantor for payment of the Notes by such Guarantor.

Offer to Purchase ” means an offer to purchase Notes by the Issuers from the Holders commenced by sending a notice to the Trustee and each Holder electronically or by first class mail at its registered address or otherwise in accordance with the procedures of the Depository stating:

(1) the covenant pursuant to which the offer is being made and that, subject to the satisfaction or waiver of any conditions to such offer, all Notes validly tendered and not withdrawn will be accepted for payment on a pro rata basis or otherwise as provided in the applicable covenant;

(2) the purchase price and the date of purchase (which shall be a Business Day no earlier than 30 days nor later than 60 days from the date such notice is given) (the “ Payment Date ”);

(3) that any Note not tendered will continue to accrue interest pursuant to its terms;

 

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(4) that, unless the Issuers default in the payment of the purchase price, any Note accepted for payment pursuant to the Offer to Purchase shall cease to accrue interest on and after the Payment Date;

(5) that Holders electing to have a Note purchased pursuant to the Offer to Purchase will be required to surrender the Note, together with the form entitled “Option of the Holder to Elect Purchase” on the reverse side of the Note completed, to the Paying Agent at the address specified in the notice or otherwise in accordance with the Depository’s applicable procedures prior to the close of business on the Business Day immediately preceding the Payment Date;

(6) subject to the terms of such offer, that Holders will be entitled to withdraw their election by using the ATOP system in accordance with the Depository’s applicable procedures or if the Paying Agent receives, not later than the expiration date of the offer, facsimile transmission or letter or instruction to the Depository, as applicable, setting forth the name of such Holder, the principal amount of Notes delivered for purchase and, if applicable, a statement that such Holder is withdrawing its election to have such Notes purchased;

(7) that Holders whose Notes are being purchased only in part will be issued new Notes equal in principal amount to the unpurchased portion of the Notes surrendered; provided, however , that each Note purchased and each new Note issued shall be in a principal amount of $2,000 or integral multiples of $1,000 in excess thereof; and

(8) if applicable and to the extent not prohibited by this Indenture, that such offer may be subject to satisfaction of one or more conditions precedent; provided that in such case, the offer shall describe each such condition or conditions, and if applicable, shall state that, in the Issuers’ discretion, the Payment Date may be delayed until such time as any or all such conditions shall be satisfied (or waived by the Issuers in the Issuers’ sole discretion), or such purchase may not occur and such notice may be rescinded in the event that any or all such conditions shall not have been satisfied (or waived by the Issuers in the Issuers’ sole discretion) by the stated expiration date, or by the expiration date as so delayed.

On the Payment Date, subject to the terms and conditions of the offer, the Issuers shall:

(i) accept for payment on a pro rata basis (or otherwise as provided in the applicable covenant) Notes or portions thereof validly tendered and not withdrawn pursuant to an Offer to Purchase;

(ii) deposit with the Paying Agent money sufficient to pay the purchase price of all Notes or portions thereof so accepted; and

(iii) promptly thereafter deliver, or cause to be delivered, to the Trustee all Notes or portions thereof so accepted together with an Officer’s Certificate specifying the Notes or portions thereof accepted for payment by the Issuers.

The Paying Agent shall promptly wire to the Holders so accepted (or otherwise in accordance with the Depository’s procedures) payment in an amount equal to the purchase price, and the Trustee shall promptly authenticate and give to such Holders a new Note equal in principal amount to any unpurchased portion of any Note surrendered (except that in the case of Notes held in book entry form, the Trustee shall hold such global notes as custodian for the Depository); provided , however , that each Note purchased and each new Note issued shall be in a principal amount of $2,000 or integral multiples of $1,000 in excess thereof. The Issuers will comply with Rule 14e-1 under the Exchange Act and any other securities laws and regulations thereunder to the extent such laws and regulations are applicable, in the event that the Issuers are required to repurchase Notes pursuant to an Offer to Purchase.

Offering ” means the sale of the Initial Notes as described in the Offering Memorandum.

Offering Memorandum ” means the Final Offering Memorandum dated May 15, 2014 pursuant to which the Notes issued on the Issue Date were offered to investors.

 

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Officer ” means, with respect to any Person, the Chairman of the Board, the Chief Executive Officer, the President, the Chief Operating Officer, the Chief Financial Officer, the Treasurer, any Assistant Treasurer, the Chief Accounting Officer, the Controller, the Assistant Controller, the Secretary or any Vice-President of such Person or its sole member or general partner.

Officer’s Certificate ” means a certificate signed on behalf of the Issuers, by one Officer of Parent or the Issuers.

Opinion of Counsel ” means a written opinion from legal counsel who is reasonably acceptable to the Trustee. The counsel may be an employee of, or counsel to, Parent, the Issuers, a Guarantor or the Trustee.

Parent ” has the meaning set forth in the Preamble, and includes any and all successors thereto.

Pari Passu Indebtedness ” means any Indebtedness of the Issuers or any Guarantor that ranks pari passu in right of payment with the Notes or the Note Guarantee thereof by such Guarantor, as applicable. For purposes of determining whether Indebtedness ranks pari passu in right of payment with other Indebtedness, there shall not be taken into account collateral securing any such Indebtedness, structural subordination, lien subordination or provisions that apply proceeds or amounts received by the borrower, obligor or issuer following a default or exercise of remedies in a certain order of priority.

Partnership ” means CTR Partnership, L.P., a Delaware limited partnership, and any and all successors thereto.

Partnership Agreement ” means the Amended and Restated Agreement of Limited Partnership of the Partnership, as in effect as of the Issue Date, as such agreement may be amended, restated, replaced or otherwise modified from time to time.

Permitted Bond Hedge Transaction ” means any call or capped call option (or substantively equivalent derivative transaction) on Common Stock of Parent or the Partnership purchased by Parent or the Partnership in connection with the issuance of any Convertible Indebtedness; provided that the purchase price for such Permitted Bond Hedge Transaction, less the proceeds received by Parent or the Partnership from the sale of any related Permitted Warrant Transaction, does not exceed the net proceeds received by Parent or the Partnership from the sale of such Convertible Indebtedness issued in connection with the Permitted Bond Hedge Transaction.

Permitted Business ” means any business activity (including Permitted Mortgage Investments) in which Parent and its Restricted Subsidiaries are engaged or propose to be engaged in (as described in the Offering Memorandum) upon or following the Spin-Off Effective Date, any business activity related to properties customarily constituting assets of a REIT engaged in the healthcare or senior housing industry, including through the ownership, operation, development, acquisition, financing and leasing of healthcare facilities, including skilled nursing home centers, hospitals, assisted living facilities, independent living facilities, medical office buildings, life sciences, long-term acute care, senior living or rehabilitation facilities, or any business or assets reasonably related, ancillary, incidental or complementary thereto, or reasonable expansions or extensions thereof.

Permitted Investment ” means:

(1) an Investment in (a) Parent or any of its Restricted Subsidiaries or (b) a Person that will, upon the making of such Investment, become (including by redesignation) a Restricted Subsidiary of Parent or be merged or consolidated with or into, or liquidated or wound-up into or transfer or convey all or substantially all its assets to, Parent or any of its Restricted Subsidiaries and, in each case, any Investment held by such Person, provided that such Investment held by such Person was not acquired by such Person in contemplation of such Person so becoming a Restricted Subsidiary of Parent;

(2) Investments in cash and Temporary Cash Investments;

 

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(3) Investments made by Parent or its Restricted Subsidiaries as a result of consideration received in connection with an Asset Sale made in compliance with Section 4.11 or from any other disposition or transfer of assets not constituting an Asset Sale;

(4) Investments represented by guarantees that are otherwise permitted under this Indenture;

(5) payroll, travel, moving, relocation and similar advances to cover matters that are expected at the time of such advances ultimately to be treated as expenses in accordance with GAAP;

(6) Investments received in satisfaction of judgments or in settlements of debt or compromises of obligations incurred in the ordinary course of business, and receivables created or acquired in the ordinary course of business;

(7) any Investment acquired solely in exchange for Capital Stock (other than Disqualified Stock) of Parent or the Partnership, which Parent or the Partnership did not receive in exchange for a cash payment, Indebtedness or Disqualified Stock, but excluding any new cash Investments made thereafter;

(8) any Investment existing on the Issue Date or otherwise made in connection with the consummation of the Transactions;

(9) Investments in Unrestricted Subsidiaries and joint ventures in an aggregate amount, taken together with all other Investments made in reliance on this clause and all Indebtedness then outstanding pursuant to Section 4.08(d)(15) , not to exceed the greater of $20.0 million and 3.0% of Parent’s Adjusted Total Assets (net of, with respect to the Investment in any particular Person, the cash return thereon received after the Issue Date, including as a result of any sale for cash, repayment, redemption, liquidating distribution or other cash realization (not included in Adjusted Consolidated Net Income), and as otherwise calculated in the definition of “Investment”; not to exceed the amount of Investments in such Person made after the Issue Date in reliance on this clause);

(10) obligations under Hedging Obligations otherwise permitted under this Indenture;

(11) Permitted Mortgage Investments;

(12) any transaction which constitutes an Investment to the extent permitted and made in accordance with Section 4.12(b) (except transactions pursuant to Sections 4.12(b)(1) , (5) , (9)  and (10) );

(13) any Investment consisting of prepaid expenses, negotiable instruments held for collection and lease, endorsements for deposit or collection in the ordinary course of business, utility or workers’ compensation, performance and similar deposits entered into as a result of the operations of the business in the ordinary course of business;

(14) pledges or deposits by a Person under workers’ compensation laws, unemployment insurance laws or similar legislation, or deposits in connection with bids, tenders, contracts (other than for the payment of Indebtedness) or leases to which such Person is a party, or deposits as security for contested taxes or import duties or for the payment of rent, in each case incurred in the ordinary course of business;

(15) any Investment acquired by Parent or any of its Restricted Subsidiaries (a) in exchange for any other Investment or accounts or rents receivable held by Parent or any such Restricted Subsidiary in connection with or as a result of a bankruptcy, workout, reorganization or recapitalization of the issuer of such other Investment or accounts or rents receivable or (b) as a result of a foreclosure by Parent or any of its Restricted Subsidiaries with respect to any secured Investment or other transfer of title with respect to any secured Investment in default;

(16) any Investment consisting of a loan or advance to officers, directors or employees of Parent or any of its Restricted Subsidiaries (a) in connection with the purchase by such Persons of Capital Stock of Parent or (b) made in the ordinary course of business not to exceed $3.5 million at any one time outstanding;

 

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(17) any Investment made in connection with the funding of contributions under any non-qualified employee retirement plan or similar employee compensation plan in an amount not to exceed the amount of compensation expenses recognized by Parent and any of its Restricted Subsidiaries in connection with such plans;

(18) entering into Permitted Non-Recourse Guarantees (it being understood that any payments or other transfers made pursuant to such Permitted Non-Recourse Guarantees will not be permitted by this clause (18));

(19) additional Investments not to exceed the greater of (x) $20.0 million and (y) 3.0% of Parent’s Adjusted Total Assets at any time outstanding;

(20) Investments in tenants and property managers (a) in an aggregate amount not to exceed the greater of (x) $20.0 million and (y) 3.0% of Parent’s Adjusted Total Assets at any time outstanding or (b) constituting advances to fund the alteration, improvement, exchange, replacement, modification or expansion of leased improvements or fixtures required to be made pursuant to Section 6.7 of the Master Leases or a comparable or similar provision of another lease; and

(21) any purchase of Indebtedness under the Notes or the Credit Facilities, in each case, including the guarantees related thereto.

Permitted Mortgage Indebtedness ” means Indebtedness secured by real property owned or ground leased by a Restricted Subsidiary (and personal property or intangibles of such Restricted Subsidiary, as applicable) and the terms of such Indebtedness prohibit such Restricted Subsidiary from providing or remaining obligated under a Note Guarantee.

Permitted Mortgage Investment ” means any Investment in secured notes, mortgage, deeds of trust, collateralized mortgage obligations, commercial mortgage-backed securities, other secured debt securities, secured debt derivative or other secured debt instruments, so long as such investment relates directly or indirectly to real property that constitutes or is used as a healthcare facility, including skilled nursing home center, hospital, assisted living facility, independent living facility, medical office building, life sciences, long-term acute care, senior living or rehabilitation facility or other property customarily constituting an asset of a real estate investment trust specializing in healthcare or senior housing property.

Permitted Non-Recourse Guarantees ” means customary indemnities or guarantees (including by means of separate indemnification agreements or carve-out guarantees) provided in the ordinary course of business by the Issuers or any of their Restricted Subsidiaries in financing transactions that are directly or indirectly secured by real property or other real property-related assets (including Capital Stock) of a joint venture, operator or Unrestricted Subsidiary and that may be full recourse or non-recourse to the joint venture, operator or Unrestricted Subsidiary that is the borrower in such financing, but is non-recourse to the Issuers or any of their Restricted Subsidiaries; provided that Permitted Non-Recourse Guarantees shall not lose their character as such because there is recourse to the Issuers or any of their Restricted Subsidiaries for or in respect of (a) indemnities and limited contingent guarantees as are consistent with customary industry practice (such as environmental indemnities and recourse triggers based on violation of transfer restrictions and indemnities for and liabilities arising from fraud, misrepresentation, misapplication or non-payment of rents, profits, insurance and condemnation proceeds and other sums actually received by the obligor from secured assets to be paid to the lender, waste and mechanics’ liens), (b) a voluntary bankruptcy filing (or similar filing or action) or involuntary bankruptcy filings by such borrower, and other events, actions and circumstances customarily excluded by institutional lenders from exculpation provisions and/or included in separate indemnification agreements or guarantees in non-recourse financings of real estate or (c) performance and completion guarantees.

Permitted Refinancing Indebtedness ” means any Indebtedness of Parent or any of its Restricted Subsidiaries issued in exchange for, or the net proceeds of which are used to extend, refinance, renew, replace, defease, discharge or refund other Indebtedness of Parent or any of its Restricted Subsidiaries (other than intercompany Indebtedness); provided that:

(1) the principal amount (or accreted value, if applicable) of such Permitted Refinancing Indebtedness does not exceed the principal amount (or accreted value, if applicable) of the Indebtedness so refinanced, ( plus all accrued interest thereon and any premiums owed, including the amount of any reasonably determined premium necessary to accomplish such refinancing, and costs, fees and expenses incurred in connection therewith);

 

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(2) such Permitted Refinancing Indebtedness has:

(a) a final maturity date later than the final maturity date of the Indebtedness being refinanced or, if earlier, the maturity date of the Notes, and

(b) an Average Life equal to or greater than the Average Life of the Indebtedness being extended, refinanced, renewed, replaced, defeased or refunded or, if less, the Average Life of the Notes;

(3) if the Indebtedness being refinanced is contractually subordinated in right of payment to the Notes or any Note Guarantee, such Permitted Refinancing Indebtedness is contractually subordinated in right of payment to the Notes or such Note Guarantee on terms at least as favorable to the Holders as those contained in the documentation governing the Indebtedness being refinanced;

(4) if the Indebtedness being refinanced is Pari Passu Indebtedness, such Permitted Refinancing Indebtedness is pari passu in right of payment with, or subordinated in right of payment to, the Notes or such Note Guarantee; and

(5) such Indebtedness is Incurred (a) by an Issuer or a Guarantor, (b) by the Restricted Subsidiary that is the obligor on the Indebtedness being refinanced or (c) if the obligor on such Indebtedness is not a Subsidiary Guarantor, by another Restricted Subsidiary that is not a Subsidiary Guarantor.

Permitted Warrant Transaction ” means any call option, warrant or right to purchase (or substantively equivalent derivative transaction) on Common Stock of Parent sold by Parent or the Partnership substantially concurrently with any purchase by Parent of a related Permitted Bond Hedge Transaction.

Person ” means any individual, corporation, partnership, limited liability company, joint venture, association, joint-stock company, trust, unincorporated organization, government or any agency or political subdivision thereof or any other entity.

Preferred Stock ” means, with respect to any Person, any and all shares, interests, participations or other equivalents (however designated, whether voting or non-voting) that have a preference on liquidation or with respect to distributions over any other class of Capital Stock, including preferred partnership interests, whether general or limited, or such Person’s preferred or preference stock, whether outstanding on the Issue Date or issued thereafter, including all series and classes of such preferred or preference stock.

Private Placement Legend ” means the legend initially set forth on the Notes in the form set forth in Exhibit B .

Pro Forma Cost Savings ” means, with respect to any period, the reductions in costs (including such reductions resulting from employee terminations, facilities consolidations and closings, standardization of employee benefits and compensation policies, consolidation of property, casualty and other insurance coverage and policies, standardization of sales and distribution methods, reductions in taxes other than income taxes) that occurred or have been realized during such period or are reasonably anticipated to be realized in good faith within twelve (12) months of the date of the applicable event, as if all such reductions in costs had been effected as of the beginning of such period, decreased by any incremental expenses incurred or to be incurred during such period in order to achieve such reduction in costs, all such costs to be determined in good faith by the principal financial or accounting officer of Parent.

Purging Distribution ” means the declaration or payment of any dividend or making of any distribution after the Spin-Off Effective Date to distribute to the holders of Parent’s Common Stock any accumulated earnings and profits attributable to Parent for any years Parent did not qualify as a REIT under the Code, including any earnings and profits allocated to Parent in connection with the Spin-Off, as described in the Offering Memorandum.

 

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Qualified Institutional Buyer ” or “ QIB ” shall have the meaning specified in Rule 144A under the Securities Act.

Quotation Agent ” means the Reference Treasury Dealer selected by the Issuers.

Real Estate Assets ” of a Person means, as of any date, the real estate assets of such Person and its Restricted Subsidiaries on such date, on a consolidated basis determined in accordance with GAAP.

Real Estate Revenues ” means, with respect to any Real Estate Asset of Parent and its Restricted Subsidiaries owned as of the Issue Date, (1) at any time before internal financial statements are available for the quarter ended June 30, 2015, the pro forma rental revenues generated by such Real Estate Asset during the four fiscal quarters ending March 31, 2014 assuming such Real Estate Asset had been held by Parent or any Restricted Subsidiary during such period and the Master Leases had been in effect during all of such period, all as set forth on Schedule A attached to this Indenture prepared substantially consistent with the pro forma income statement included in the Offering Memorandum and (2) at any time after internal financial statements are available for the quarter ended June 30, 2015, the rental revenues generated by such Real Estate Assets during the most recently completed four fiscal quarters preceding the applicable determination date.

Record Date ” means the applicable Record Date specified in the Notes.

Redemption Date ,” when used with respect to any Note to be redeemed, means the date fixed for such redemption pursuant to this Indenture and the Notes.

Redemption Price ,” when used with respect to any Note to be redeemed, means the price fixed for such redemption pursuant to this Indenture and the Notes.

Reference Treasury Dealer ” means Wells Fargo Securities, LLC and its successors and assigns, SunTrust Robinson Humphrey, Inc. and its successors and assigns and RBC Capital Markets, LLC and its successors and assigns.

Reference Treasury Dealer Quotations ” means with respect to each Reference Treasury Dealer and any Redemption Date, the average, as determined by the Issuers, of the bid and asked prices for the Comparable Treasury Issue, expressed in each case as a percentage of its principal amount, quoted in writing to the Trustee by such Reference Treasury Dealer at 5:00 p.m., New York City time, on the third Business Day immediately preceding such Redemption Date.

refinance ” means refinance, renew, replace, defease, discharge, extend or refund, and “ refinancing ” or “ refinanced ” has a similar meaning.

Registration Rights Agreement ” means the Registration Rights Agreement dated as of the Issue Date, among the Issuers, the Guarantors and Wells Fargo Securities, LLC, SunTrust Robinson Humphrey, Inc. and RBC Capital Markets LLC, as representatives of the Initial Purchasers (as defined therein), as amended, supplemented or modified from time to time, and any similar agreement entered into in connection with the issuance of any Additional Notes.

Regulation S ” means Regulation S under the Securities Act.

Replacement Assets ” means (1) tangible non-current assets that will be used or useful in a Permitted Business, (2) substantially all the assets of a Permitted Business or (3) a majority of the Voting Stock of any Person or if such Person is a partnership, limited liability company, association, joint venture or other entity, a majority of the equity interests in such Person, in each case, engaged in a Permitted Business that will become on the date of acquisition thereof a Restricted Subsidiary of such Person (including by merger, consolidation, acquisition of assets or redesignation).

 

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Responsible Officer ” means, when used with respect to the Trustee, any officer in the Corporate Trust Office of the Trustee who customarily performs functions similar to those performed by the persons who at the time shall be such officers, respectively, or to whom any corporate trust matter is referred because of such officer’s knowledge of and familiarity with the particular subject, and who, in each case, shall have direct responsibility for the administration of this Indenture.

Restricted Security ” means a Note that constitutes a “Restricted Security” within the meaning of Rule 144(a)(3) under the Securities Act; provided, however , that the Trustee shall be entitled to request and conclusively rely on an Opinion of Counsel with respect to whether any Note constitutes a Restricted Security.

Restricted Subsidiary ” means, with respect to a Person, any Subsidiary of such Person other than an Unrestricted Subsidiary. Unless the context otherwise requires or it is otherwise stated, any reference herein to a “Restricted Subsidiary” shall be to a Restricted Subsidiary of the Partnership. For the avoidance of doubt, the Issuers are considered Restricted Subsidiaries of Parent for purposes of this Indenture; provided that references to Restricted Subsidiaries that are not Subsidiary Guarantors shall not include the Issuers.

Rule 144A ” means Rule 144A under the Securities Act.

S&P ” means Standard & Poor’s Ratings Services and its successors.

Sale and Leaseback Transaction ” means any direct or indirect arrangement with any Person or to which any such Person is a party, providing for the leasing to Parent or any Restricted Subsidiary of Parent of any property, whether owned by Parent or any such Restricted Subsidiary at the Issue Date or later acquired, which has been or is to be sold or transferred by Parent or any such Restricted Subsidiary to such Person or any other Person from whom funds have been or are to be advanced by such Person on the security of such property.

SEC ” means the U.S. Securities and Exchange Commission.

Secured Indebtedness ” means any Indebtedness, to the extent secured by a Lien upon the property of Parent or any of its Restricted Subsidiaries.

Securities Act ” means the U.S. Securities Act of 1933, as amended, or any successor statute or statutes thereto.

Significant Subsidiary ,” with respect to Parent, means any Restricted Subsidiary of Parent that satisfies the criteria for a “significant subsidiary” set forth in Rule 1-02(w) of Regulation S-X under the Exchange Act.

Spin-Off ” means the distribution by Ensign to the holders of Ensign’s Common Stock on a pro rata basis all of the outstanding shares of Parent’s Common Stock, together with an additional cash distribution, as described in the Offering Memorandum.

Spin-Off Effective Date ” means the effective date of the Spin-Off.

Spin-Off Expenses ” means any charges, fees, costs or expenses (including all legal, accounting, advisory, financing-related or other transaction-related charges, fees, costs and expenses and any bonuses or success fee payments and amortization or write-offs of debt issuance costs, deferred financing costs, premiums and prepayment penalties) incurred or paid by Parent or any of its Restricted Subsidiaries in connection with the Spin-Off and other Transactions.

 

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Stated Maturity ” means:

(1) with respect to any debt security, the date specified in such debt security as the fixed date on which the final installment of principal of such debt security is due and payable; and

(2) with respect to any scheduled installment of principal of or interest on any debt security, the date specified in such debt security as the fixed date on which such installment is due and payable.

provided , that Stated Maturity shall not include any contingent obligations to repay, redeem or repurchase any such interest or principal prior to the date originally scheduled for the payment thereof.

subordinated ” and “ subordinate ” when used with respect to Indebtedness relative to other Indebtedness means that such first Indebtedness is subordinate or junior in right of payment to such other Indebtedness. Indebtedness will not be considered subordinate or junior in right of payment to any other Indebtedness solely by virtue of being unsecured or secured to a greater or lesser extent or with greater or lower priority or by virtue of structural subordination or with different collateral or as a result of provisions that apply proceeds or amounts received by the borrower, obligor or issuer following a default or exercise of remedies in a certain order of priority.

Subsidiary ” means, with respect to any Person, (i) any corporation, association or other business entity of which more than 50% of the voting power of the outstanding Voting Stock is owned, directly or indirectly, by such Person and one or more other Subsidiaries of such Person and (ii) any partnership, limited liability company, association, joint venture or other entity in which such Person and/or one or more other Subsidiaries of such Person has more than a 50% equity interest at the time, and in each of clauses (i) and (ii) which would be consolidated with those of such Person in its consolidated financial statements in accordance with GAAP, if such statements were prepared as of such date.

Subsidiary Guarantee ” means a Note Guarantee by a Subsidiary Guarantor.

Subsidiary Guarantors ” means (i) each Restricted Subsidiary of the Issuers on the Issue Date (other than the Real Property Non-Guarantor Subsidiaries) and (ii) each other Person that is required to become a Guarantor by the terms of this Indenture after the Issue Date, in each case, until such Person is released from its Subsidiary Guarantee.

Temporary Cash Investment ” means any of the following:

(1) United States dollars;

(2) direct obligations of the United States of America or any agency, subdivision or instrumentality thereof or obligations fully and unconditionally guaranteed or insured by the United States of America or any agency, subdivision or instrumentality thereof;

(3) time deposit accounts, term deposit accounts, time deposits, bankers’ acceptances, certificates of deposit, Eurodollar time deposits and money market deposits maturing within twelve months or less of the date of acquisition thereof issued by a bank or trust company which is organized under the laws of the United States of America or any state or jurisdiction thereof, and which bank or trust company has capital, surplus and undivided profits aggregating in excess of $500.0 million and has outstanding debt which is rated “A” (or such similar equivalent rating) or higher by at least one “nationally recognized statistical rating organization” (within the meaning of Rule 15c3-l(c)(2)(vi)(F) under the Exchange Act) or any money-market fund sponsored by a registered broker dealer or mutual fund distributor (in each case, determined at the time of acquisition thereof);

(4) repurchase obligations with a term of not more than 30 days for underlying securities of the types described in clauses (2) and (3) above entered into with a bank meeting the qualifications described in clause (3) above;

(5) commercial paper, maturing not more than one year after the date of acquisition, issued by a Person (other than an Affiliate of Parent) organized and in existence under the laws of the United States of America or any state or jurisdiction thereof with a rating at the time as of which any investment therein is made of “P-2” (or

 

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higher) according to Moody’s or “A-2” (or higher) according to S&P (or if neither S&P nor Moody’s shall be rating such commercial paper, a similar equivalent rating or higher by another nationally recognized statistical rating organization (within the meaning of Rule 15c3-1(c)(2)(vi)(F) under the Exchange Act (or any successor provision))) (in each case, determined at the time of acquisition thereof);

(6) securities with maturities of one year or less from the date of acquisition issued or fully and unconditionally guaranteed by any state, commonwealth or territory of the United States of America, or by any political subdivision or taxing authority thereof, and rated with at least an investment grade rating by S&P or Moody’s (or if neither S&P nor Moody’s shall be rating such commercial paper, a similar equivalent rating or higher by another nationally recognized statistical rating organization (within the meaning of Rule 15c3-1(c)(2)(vi)(F) under the Exchange Act (or any successor provision))) (in each case, determined at the time of acquisition thereof);

(7) commercial paper, maturing not more than 90 days after the date of acquisition, issued by any Person incorporated in the United States with a rating at the time as of which any investment therein is made of “A-2” (or higher) according to S&P or “P-2” (or higher) according to Moody’s (or if neither S&P nor Moody’s shall be rating such commercial paper, a similar equivalent rating or higher by another nationally recognized statistical rating organization (within the meaning of Rule 15c3-1(c)(2)(vi)(F) under the Exchange Act (or any successor provision))); and

(8) mutual funds investing primarily in investments that constitute Temporary Cash Investments of the kinds described in clauses (1) through (7) of this definition.

Total Assets ” means, for any Person as of any date of determination, the sum of: (i) in the case of any Real Estate Assets that were owned by such Person or any of its Restricted Subsidiaries as of the Issue Date, the Real Estate Revenues for such Real Estate Assets, divided by 0.0925, plus (ii) the cost (original cost plus capital improvements before depreciation and amortization) of all Real Estate Assets acquired after the Issue Date that are then owned by such Person or any of its Restricted Subsidiaries, plus (iii) the book value of all assets (excluding Real Estate Assets and intangibles) of such Person and its Restricted Subsidiaries on a consolidated basis determined in accordance with GAAP as of the end of the most recently completed fiscal quarter for which internal financial statements are available; provided , that at any time before internal financial statements are available for the quarter ended June 30, 2014, the book value of all assets (excluding Real Estate Assets and intangibles) of such Person and its Restricted Subsidiaries on a consolidated basis shall be determined substantially consistent with the pro forma balance sheet included in the Offering Memorandum.

Total Unencumbered Assets ” means, for any Person as of any date, the Total Assets of such Person and its Restricted Subsidiaries as of such date, to the extent they do not secure any portion of Secured Indebtedness, on a consolidated basis determined in accordance with GAAP.

Trade Payables ” means, with respect to any Person, any accounts payable or any other indebtedness or monetary obligation to trade creditors created, assumed or guaranteed by such Person or any of its Subsidiaries arising in the ordinary course of business in connection with the acquisition of goods or services.

Transaction Agreements ” means the Separation and Distribution Agreement (including the contribution agreement contemplated thereby), the Master Leases, the Opportunities Agreement, the Transition Services Agreement, the Tax Matters Agreement and the Employee Matters Agreement, each as described in the Offering Memorandum (other than the Master Leases) and in each case, as it may be amended, restated, replaced or otherwise modified from time to time in accordance with, or as not prohibited by, this Indenture.

Transaction Date ” means, with respect to the Incurrence of any Indebtedness by Parent or any of its Restricted Subsidiaries, the date such Indebtedness is to be Incurred and, with respect to any Restricted Payment, the date such Restricted Payment is to be made.

Transactions ” means, collectively, (a) the Spin-Off and the other transactions contemplated thereby, including the entering into of the Transaction Agreements, (b) the issuance of the Notes, (c) the entering into of the Credit Agreement and related documents and the borrowings thereunder on the Issue Date or the Spin-Off Effective

 

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Date, as applicable, (d) the entering into of the GECC Loan and related documents and the borrowings thereunder, (e) the Purging Distribution, (f) any other transactions defined as “Transactions” in the Offering Memorandum and (g) the payment of fees and expenses in connection with the foregoing.

Trust Indenture Act ” means the Trust Indenture Act of 1939, as amended.

Trustee ” means the party named as such in this Indenture until a successor replaces it in accordance with the provisions of this Indenture and thereafter means such successor.

Unrestricted Subsidiary ” means

(1) any Subsidiary of the Issuers that at the time of determination shall be designated an Unrestricted Subsidiary by the Board of Directors of Parent in the manner provided below; and

(2) any Subsidiary of an Unrestricted Subsidiary.

Except during a Suspension Period, the Board of Directors of Parent may designate any Subsidiary (including any newly acquired or newly formed Subsidiary of the Issuers) to be an Unrestricted Subsidiary unless such Subsidiary owns any Capital Stock of, or owns or holds any Lien on any property of, Parent or any of its Restricted Subsidiaries; provided , however , that:

(i) any guarantee by Parent or any of its Restricted Subsidiaries of any Indebtedness of the Subsidiary being so designated shall be deemed an “Incurrence” of such Indebtedness and an “Investment” by Parent or such Restricted Subsidiary (or all, if applicable) at the time of such designation;

(ii) either (i) the Subsidiary to be so designated has total assets of $1,000 or less or (ii) if such Subsidiary has assets greater than $1,000, such designation would be permitted under Section 4.09 ; and

(iii) if applicable, the Incurrence of Indebtedness and the Investment referred to in clause (i) of this proviso would be permitted under Section 4.08 and Section 4.09 .

The Board of Directors of Parent may designate any Unrestricted Subsidiary to be a Restricted Subsidiary; provided, however , that:

 

  (x) no Default or Event of Default shall have occurred and be continuing at the time of or after giving effect to such designation; and

 

  (y) all Liens and Indebtedness of such Unrestricted Subsidiary outstanding immediately after such designation would, if Incurred at such time, have been permitted to be Incurred (and shall be deemed to have been Incurred) for all purposes of this Indenture.

Any such designation by the Board of Directors of Parent shall be evidenced to the Trustee by delivering to the Trustee an Officer’s Certificate certifying that such designation complied with the foregoing provisions.

Unsecured Indebtedness ” means any Indebtedness of Parent or any of its Restricted Subsidiaries that is not Secured Indebtedness.

U.S. Government Obligations ” means direct obligations of, obligations guaranteed by, or participations in pools consisting solely of obligations of or obligations guaranteed by, the United States of America for the payment of which obligations or guarantee the full faith and credit of the United States of America is pledged and that are not callable or redeemable at the option of the issuer thereof.

U.S. Legal Tender ” means such coin or currency of the United States of America that at the time of payment shall be legal tender for the payment of public and private debts.

 

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U.S.A. Patriot Act ” means the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001, Pub. L. 107-56, as amended and signed into law October 26, 2001.

Voting Stock ” means with respect to any Person, Capital Stock of any class or kind ordinarily having the power to vote for the election of directors, managers or other voting members of the governing body of such Person.

Wholly Owned ” means, with respect to any Subsidiary of any Person, the ownership of all of the outstanding Capital Stock of such Subsidiary (other than any director’s qualifying shares or Investments by individuals mandated by applicable law) by such Person or one or more Wholly Owned Subsidiaries of such Person.

 

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Other Definitions.

 

Term

   Defined in Section

“144A Global Note”

   2.01

“accelerated debt”

   6.01

“Additional Notes”

   2.02

“Authentication Order”

   2.02

“Covenant Defeasance”

   8.02

“Event of Default”

   6.01

“Excess Proceeds”

   4.11

“Global Notes”

   2.01

“Guaranteed Indebtedness”

   4.14

“IAI Global Note”

   2.01

“Initial Global Notes”

   2.01

“Initial Notes”

   2.02

“Issuer” or “Issuers”

   Preamble

“Legal Defeasance”

   8.02

“payment default debt”

   6.01

“Mandatory Redemption Date”

   Section 8 of Note

“Mandatory Redemption Event”

   3.07(a)

“Participants”

   2.14

“Paying Agent”

   2.03

“payment default debt”

   6.01

“Permitted Indebtedness”

   4.08

“Physical Notes”

   2.01

“Refunding Capital Stock”

   4.09(c)(3)

“Registrar”

   2.03

“Regulation S Global Note”

   2.01

“Restricted Payments”

   4.09

“Reversion Date”

   4.16

“Special Mandatory Redemption Notice”

   3.07(a)

“Special Mandatory Redemption Price”

   3.07(a)

“Suspension Period”

   4.16

SECTION 1.02. Incorporation by Reference of Trust Indenture Act . Whenever this Indenture refers to a provision of the Trust Indenture Act, such provision is incorporated by reference in, and made a part of, this Indenture. The following Trust Indenture Act terms used in this Indenture have the following meanings:

indenture securities ” means the Notes.

obligor ” on the indenture securities means the Issuers, any Guarantor or any other obligor on the Notes.

All other Trust Indenture Act terms used in this Indenture that are defined by the Trust Indenture Act, defined by Trust Indenture Act reference to another statute or defined by SEC rule and not otherwise defined herein have the meanings assigned to them therein.

SECTION 1.03. Rules of Construction . Unless the context otherwise requires:

(a) a term has the meaning assigned to it;

 

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(b) an accounting term not otherwise defined has the meaning assigned to it in accordance with GAAP;

(c) “or” is not exclusive;

(d) words in the singular include the plural, and words in the plural include the singular;

(e) “herein,” “hereof” and other words of similar import refer to this Indenture as a whole and not to any particular Article, Section or other subdivision;

(f) the words “including,” “includes” and similar words shall be deemed to be followed by “without limitation”;

(g) unsecured Indebtedness shall not be deemed to be subordinate or junior to secured Indebtedness merely by virtue of its nature as unsecured Indebtedness;

(h) secured Indebtedness shall not be deemed to be subordinate or junior to any other secured Indebtedness merely because it has a junior priority with respect to the same collateral;

(i) the principal amount of any noninterest bearing or other discount security at any date shall be the principal amount thereof that would be shown on a balance sheet of the issuer dated such date prepared in accordance with GAAP;

(j) the amount of any Preferred Stock that does not have a fixed redemption, repayment or repurchase price shall be the maximum liquidation value of such Preferred Stock;

(k) all references to the date the Notes were originally issued shall refer to the Issue Date, except as otherwise specified;

(l) references to the Issuers mean either the Issuers or the applicable Issuer, as the context requires, and references to an Issuer mean either such Issuer or the Issuers, as the context requires; and

(m) whenever in this Indenture there is mentioned, in any context, interest payable under or with respect to any Notes, such mention shall be deemed to include mention of the payment of Additional Interest, to the extent that, in such context, Additional Interest is payable in respect thereof pursuant to Section 1 of the Notes.

ARTICLE TWO

The Notes

SECTION 2.01. Form and Dating . The Notes and the Trustee’s certificate of authentication shall be substantially in the form of Exhibit A hereto. The Notes may have notations, legends or endorsements required by law, stock exchange rule or usage. The Issuers shall approve the form of the Notes and any notation, legend or endorsement on them. Each Note shall be dated the date of its issuance and show the date of its authentication.

The terms and provisions contained in the Notes shall constitute, and are hereby expressly made, a part of this Indenture and, to the extent applicable, the Issuers, the Guarantors and the Trustee, by their execution and delivery of this Indenture, expressly agree to such terms and provisions and to be bound thereby.

Notes offered and sold in reliance on Rule 144A shall be issued initially in the form of a single permanent global Note in registered form, substantially in the form set forth in Exhibit A (the “ 144A Global Note ”), deposited with the Trustee, as custodian for the Depository, duly executed by the Issuers and authenticated by the Trustee as hereinafter provided and shall bear the legends set forth in Exhibit B1 and Exhibit B2 .

Notes offered and sold in offshore transactions in reliance on Regulation S shall be issued initially in the form of a single permanent global Note in registered form, substantially in the form of Exhibit A (the “ Regulation S Global Note ”), deposited with the Trustee, as custodian for the Depository, duly executed by the Issuers and authenticated by the Trustee as hereinafter provided and shall bear the legends set forth in Exhibit B1 and Exhibit B2 .

 

 

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The initial offer and resale of the Notes shall not be to an Institutional Accredited Investor. The Notes resold to Institutional Accredited Investors in connection with the first transfer made pursuant to Section 2.15(a) shall be issued initially in the form of a single permanent Global Note in registered form, substantially in the form set forth in Exhibit A (the “ IAI Global Note ,” and, together with the 144A Global Note and the Regulation S Global Note, the “ Initial Global Notes ”), deposited with the Trustee, as custodian for the Depository, duly executed by the Issuers and authenticated by the Trustee as hereinafter provided and shall bear the legend set forth in Exhibit B1 and Exhibit B2 .

Notes issued after the Issue Date shall be issued initially in the form of one or more global Notes in registered form, substantially in the form set forth in Exhibit A , deposited with the Trustee, as custodian for the Depository, duly executed by the Issuers and authenticated by the Trustee as hereinafter provided and shall bear the legends set forth in Exhibit B2 and any legends required by applicable law (together with the Initial Global Notes, the “ Global Notes ”) or as Physical Notes.

The aggregate principal amount of the Global Notes may from time to time be increased or decreased by adjustments made on the records of the Trustee, as custodian for the Depository, as hereinafter provided. Notes issued in exchange for interests in a Global Note pursuant to Section 2.15 may be issued in the form of permanent certificated Notes in registered form in substantially the form set forth in Exhibit A and bearing the applicable legends, if any, (the “ Physical Notes ”).

Additional Notes ranking pari passu with the Initial Notes (as defined in Section 2.02 ) may be created and issued from time to time by the Issuers without notice to or consent of the Holders. Except as described under Article Nine, the Initial Notes and any Additional Notes subsequently issued under this Indenture will be treated as a single class for all purposes under this Indenture, including waivers, amendments, redemptions and offers to purchase (other than special redemptions or offers to purchase related to a particular transaction or an escrow funding and specific to an issuance of Notes (including any special mandatory redemption pursuant to Section 3.07 )), and shall vote together as one class on all matters with respect to the Notes; provided further that if the Additional Notes are not fungible with the Notes for U.S. Federal income tax purposes the Additional Notes will have a separate CUSIP number, if applicable. Unless the context requires otherwise, references to “Notes” for all purposes of this Indenture include any Additional Notes that are actually issued. With respect to any Additional Notes issued subsequent to the date of this Indenture notwithstanding anything else herein, if applicable, (1) all references in Exhibit A herein and elsewhere in this Indenture to a Registration Rights Agreement shall be to the registration rights agreement entered into with respect to such Additional Notes, (2) any references in Exhibit A and elsewhere in this Indenture to the Exchange Offer and Exchange Securities, and any other term related thereto shall be to such term as they are defined in such registration rights agreement entered into with respect to such Additional Notes and (3) all time periods described in the Notes with respect to the registration of such Additional Notes shall be as provided in such Registration Rights Agreement entered into with respect to such Additional Notes.

SECTION 2.02. Execution, Authentication and Denomination; Additional Notes; Exchange Securities . One Officer of each of the Issuers (who shall have been duly authorized by all requisite corporate, partnership or other actions, as applicable) shall sign the Notes for each Issuer by manual, facsimile, .pdf attachment or other electronically transmitted signature. If an Officer whose signature is on a Note was an Officer at the time of such execution but no longer holds that office at the time the Trustee authenticates the Note, the Note shall nevertheless be valid.

A Note shall not be valid until an authorized signatory of the Trustee manually signs the certificate of authentication on the Note. The signature shall be conclusive evidence that the Note has been authenticated under this Indenture.

The Trustee shall authenticate (i) on the Issue Date, Notes for original issue in the aggregate principal amount not to exceed $260.0 million (the “ Initial Notes ”), (ii) additional Notes (the “ Additional Notes ”) in an unlimited amount (so long as not otherwise prohibited by the terms of this Indenture, including Section 4.08 ) and

 

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(iii) Exchange Securities (x) in exchange for a like principal amount of Initial Notes or (y) in exchange for a like principal amount of Additional Notes in each case upon a written order of the Issuers in the form of a certificate of an Officer of each Issuer (an “ Authentication Order ”). Each such Authentication Order shall specify the amount of Notes to be authenticated and the date on which the Notes are to be authenticated, whether the Notes are to be Initial Notes, Exchange Securities or Additional Notes and whether the Notes are to be issued as certificated Notes or Global Notes or such other information as the Trustee may reasonably request. In addition, with respect to authentication pursuant to clause (ii) or (iii) of the first sentence of this paragraph, the first such Authentication Order from the Issuers shall be accompanied by an Opinion of Counsel of the Issuers in a form reasonably satisfactory to the Trustee. Notwithstanding Section 11.04 , no Opinion of Counsel of the Issuers shall be required with respect to authentication pursuant to clause (i) of the first sentence of this paragraph.

The Additional Notes shall bear any legend required by applicable law.

The Trustee may appoint an authenticating agent reasonably acceptable to the Issuers to authenticate Notes. Unless otherwise provided in the appointment, an authenticating agent may authenticate Notes whenever the Trustee may do so. Each reference in this Indenture to authentication by the Trustee includes authentication by such agent. An authenticating agent has the same rights as an Agent to deal with the Issuers and Affiliates of the Issuers.

The Notes shall be issuable only in registered form without coupons in denominations of $2,000 and integral multiples of $1,000 in excess thereof.

SECTION 2.03. Registrar and Paying Agent . The Issuers shall maintain or cause to be maintained an office or agency in the United States of America where (a) Notes may be presented or surrendered for registration of transfer or for exchange (“ Registrar ”), (b) Notes may, subject to Section 2 of the Notes, be presented or surrendered for payment (“ Paying Agent ”) and (c) notices and demands to or upon the Issuers in respect of the Notes and this Indenture may be served. The Issuers may also from time to time designate one or more other offices or agencies where the Notes may be presented or surrendered for any or all such purposes and may from time to time rescind such designations; provided, however , that no such designation or rescission shall in any manner relieve the Issuers of their obligation to maintain or cause to be maintained an office or agency in the United States of America, for such purposes. The Issuers may act as Registrar or Paying Agent, except that for the purposes of Articles Three and Eight and Sections 4.07 and 4.11 , neither the Issuers nor any Affiliate of the Issuers shall act as Paying Agent. The Registrar, as an agent of the Issuers, shall keep a register, including ownership, of the Notes and of their transfer and exchange. The Issuers, upon written notice to the Trustee, may have one or more co-registrars and one or more additional Paying Agents reasonably acceptable to the Trustee. The term “Registrar” includes any co-registrar and the term “Paying Agent” includes any additional Paying Agent. The Issuers initially appoint the Trustee as Registrar and Paying Agent until such time as the Trustee has resigned or a successor has been appointed.

The Issuers shall enter into an appropriate agency agreement with any Agent not a party to this Indenture, which agreement shall implement the provisions of this Indenture that relate to such Agent. The Issuers shall notify the Trustee, in advance, of the name and address of any such Agent. If the Issuers fail to maintain a Registrar or Paying Agent, the Trustee shall act as such.

SECTION 2.04. Paying Agent To Hold Assets in Trust . The Issuers shall require each Paying Agent other than the Trustee or the Issuers or any Affiliate of the Issuers to agree in writing that each Paying Agent shall hold in trust for the benefit of Holders or the Trustee all assets held by the Paying Agent for the payment of principal of, or interest on, the Notes (whether such assets have been distributed to it by the Issuers or any other obligor on the Notes), and shall notify the Trustee in writing of any Default by the Issuers (or any other obligor on the Notes) in making any such payment. The Issuers at any time may require a Paying Agent to distribute all assets held by it to the Trustee and account for any assets disbursed and the Trustee may at any time during the continuance of any payment Default, upon written request to a Paying Agent, require such Paying Agent to distribute all assets held by it to the Trustee and to account for any assets distributed. Upon distribution to the Trustee of all assets that shall have been delivered by the Issuers to the Paying Agent, the Paying Agent shall have no further liability for such assets.

 

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SECTION 2.05. Holder Lists . The Trustee shall preserve in as current a form as is reasonably practicable the most recent list available to it of the names and addresses of Holders. If the Trustee is not the Registrar, the Issuers shall furnish to the Trustee at least two Business Days prior to each Interest Payment Date and at such other times as the Trustee may request in writing a list, in such form and as of such date as the Trustee may reasonably require, of the names and addresses of Holders, which list may be conclusively relied upon by the Trustee.

SECTION 2.06. Transfer and Exchange . Subject to Sections 2.14 and 2.15 , when Notes are presented to the Registrar with a request to register the transfer of such Notes or to exchange such Notes for an equal principal amount of Notes of other authorized denominations, the Registrar shall register the transfer or make the exchange as requested if its requirements for such transaction are met; provided, however , that the Notes surrendered for transfer or exchange shall be duly endorsed or accompanied by a written instrument of transfer in form satisfactory to the Issuers and the Registrar, duly executed by the Holder thereof or his or her attorney duly authorized in writing. To permit registrations of transfers and exchanges, the Issuers shall execute and the Trustee shall authenticate Notes at the Registrar’s request. No service charge shall be made for any registration of transfer or exchange, but the Issuers may require payment of a sum sufficient to cover any transfer tax or similar governmental charge payable in connection therewith.

Without the prior written consent of the Issuers, the Registrar shall not be required to register the transfer of or exchange of any Note (i) during a period beginning at the opening of business 15 days before the giving of a notice of redemption of Notes and ending at the close of business on the day of the giving of such notice, (ii) selected for redemption in whole or in part pursuant to Article Three, except the unredeemed portion of any Note being redeemed in part and (iii) beginning at the opening of business on any Record Date and ending on the close of business on the related Interest Payment Date.

Any Holder of a beneficial interest in a Global Note shall, by acceptance of such beneficial interest, agree that transfers of beneficial interests in such Global Notes may be effected only through a book-entry system maintained by the Holder of such Global Note (or its agent) in accordance with the applicable legends thereon, and that ownership of a beneficial interest in the Note shall be required to be reflected in a book-entry system.

SECTION 2.07. Replacement Notes . If a mutilated Note is surrendered to the Trustee or if the Holder of a Note claims that the Note has been lost, destroyed or wrongfully taken, the Issuers shall issue and the Trustee shall authenticate, upon receipt of an Authentication Order, a replacement Note if the Trustee’s requirements are met. Such Holder shall provide an indemnity bond or other indemnity, sufficient in the judgment of both the Issuers and the Trustee, to protect the Issuers, the Trustee or any Agent from any loss that any of them may suffer if a Note is replaced. The Issuers may charge such Holder for its out-of-pocket expenses in replacing a Note pursuant to this Section 2.07 , including fees and expenses of counsel and of the Trustee.

Every replacement Note is an additional obligation of the Issuers.

The provisions of this Section 2.07 are exclusive and shall preclude (to the extent lawful) all other rights and remedies with respect to the replacement or payment of lost, destroyed or wrongfully taken Notes.

SECTION 2.08. Outstanding Notes . Notes outstanding at any time are all the Notes that have been authenticated by the Trustee except those cancelled by it, those delivered to it for cancellation and those described in this Section 2.08 as not outstanding. A Note does not cease to be outstanding because the Issuers, the Guarantors or any of their respective Affiliates hold the Note (subject to the provisions of Section 2.09).

If a Note is replaced pursuant to Section 2.07 (other than a mutilated Note surrendered for replacement), it ceases to be outstanding unless a Responsible Officer of the Trustee receives proof satisfactory to it that the replaced Note is held by a bona fide purchaser. A mutilated Note ceases to be outstanding upon surrender of such Note and replacement thereof pursuant to Section 2.07 .

If the principal amount of any Note is considered paid under Section 4.01 , it ceases to be outstanding and interest ceases to accrue. If on a Redemption Date or the Stated Maturity the Trustee or Paying Agent (other than the Issuers or an Affiliate thereof) holds U.S. Legal Tender or U.S. Government Obligations sufficient to pay all of the principal and interest due on the Notes payable on that date, then on and after that date such Notes cease to be outstanding and interest on them ceases to accrue.

 

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SECTION 2.09. Treasury Notes . In determining whether the Holders of the required principal amount of Notes have concurred in any direction, waiver or consent, Notes owned by the Issuers or any of their Affiliates shall be disregarded as required by the Trust Indenture Act, except that, for the purposes of determining whether the Trustee shall be protected in relying on any such direction, waiver or consent, only Notes that a Responsible Officer of the Trustee actually knows are so owned shall be disregarded. Notes so owned which have been pledged in good faith shall not be disregarded if the pledgee establishes to the satisfaction of the Trustee the pledgee’s right to deliver any such direction, waiver or consent with respect to the Notes and that the pledgee is not the Issuers or any obligor upon the Notes or any Affiliate of the Issuers or of such other obligor.

SECTION 2.10. Temporary Notes . Until definitive Notes are ready for delivery, the Issuers may prepare and the Trustee shall authenticate temporary Notes. Temporary Notes shall be substantially in the form of definitive Notes but may have variations that the Issuers consider appropriate for temporary Notes. Without unreasonable delay, the Issuers shall prepare and the Trustee shall authenticate definitive Notes in exchange for temporary Notes. Until such exchange, temporary Notes shall be entitled to the same rights, benefits and privileges as definitive Notes. Notwithstanding the foregoing, so long as the Notes are represented by a Global Note, such Global Note may be in typewritten form.

SECTION 2.11. Cancellation . The Issuers at any time may deliver Notes to the Trustee for cancellation. The Registrar and the Paying Agent shall forward to the Trustee any Notes surrendered to them for transfer, exchange or payment. The Trustee, or at the direction of the Trustee, the Registrar or the Paying Agent (other than the Issuers or an Affiliate of the Issuers), and no one else, shall cancel and, at the written direction of the Issuers, shall dispose of all Notes surrendered for transfer, exchange, payment or cancellation in accordance with its customary procedures. Subject to Section 2.07 , the Issuers may not issue new Notes to replace Notes that they have paid or delivered to the Trustee for cancellation. If the Issuers or any Guarantor shall acquire any of the Notes, such acquisition shall not operate as a redemption or satisfaction of the Indebtedness represented by such Notes unless and until the same are surrendered to the Trustee for cancellation pursuant to this Section 2.11 .

SECTION 2.12. Defaulted Interest . If the Issuers default in a payment of interest on the Notes, they shall pay the defaulted interest, plus (to the extent lawful) any interest payable on the defaulted interest, in any lawful manner. The Issuers may pay the defaulted interest to the persons who are Holders on a subsequent special record date, which date shall be the 15 th day next preceding the date fixed by the Issuers for the payment of defaulted interest or the next succeeding Business Day if such date is not a Business Day. At least 15 days before any such subsequent special record date, the Issuers shall give to each Holder, with a copy to the Trustee, a notice (which may be given in accordance with applicable Depositary procedures) that states the subsequent special record date, the payment date and the amount of defaulted interest, and interest payable on such defaulted interest, if any, to be paid.

SECTION 2.13. CUSIP and ISIN Numbers . The Issuers in issuing the Notes may use “CUSIP” or “ISIN” numbers, and if so, the Trustee shall use the “CUSIP” or “ISIN” numbers in notices of redemption, repurchase or exchange as a convenience to Holders; provided, however , that any such notice may state that no representation is made as to the correctness or accuracy of the “CUSIP” or “ISIN” numbers printed in the notice or on the Notes, and that reliance may be placed only on the other identification numbers printed on the Notes. The Issuers shall promptly notify the Trustee of any change in the “CUSIP” or “ISIN” numbers.

SECTION 2.14. Book-Entry Provisions for Global Notes . (a) The Global Notes initially shall (i) be registered in the name of the Depository or the nominee of such Depository, (ii) be delivered to the Trustee as custodian for such Depository and (iii) bear legends as set forth in Exhibit B , as applicable.

Members of, or participants in, the Depository (“ Participants ”) shall have no rights under this Indenture with respect to any Global Note held on their behalf by the Depository, or the Trustee as its custodian, or under the Global Note, and the Depository may be treated by the Issuers, the Trustee and any agent of the Issuers or the Trustee as the absolute owner of the Global Note for all purposes whatsoever. Notwithstanding the foregoing, nothing herein shall prevent the Issuers, the Trustee or any agent of the Issuers or the Trustee from giving effect to any written certification, proxy or other authorization furnished by the Depository or impair, as between the Depository and Participants, the operation of customary practices governing the exercise of the rights of a Holder of any Note.

 

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(b) Transfers of Global Notes shall be limited to transfers in whole, but not in part, to the Depository, its successors or their respective nominees. Interests of beneficial owner in the Global Notes may be transferred or exchanged for interests in other Global Notes in accordance with Section 2.15 . Interests of beneficial ownership in the Global Notes may be transferred or exchanged for Physical Notes in accordance with the rules and procedures of the Depository and the provisions of Section 2.15 . In addition, Physical Notes shall be transferred to all beneficial owners in exchange for their beneficial interests in Global Notes if (i) the Depository notifies the Issuers that it is unwilling or unable to act as Depository for any Global Note, the Issuers so notifies the Trustee in writing and a successor Depository is not appointed by the Issuers within 90 days of such notice or (ii) a Default or Event of Default has occurred and is continuing and the Registrar has received a written request from any owner of a beneficial interest in a Global Note to issue Physical Notes. Upon any issuance of a Physical Note in accordance with this Section 2.14(b) the Trustee is required to register such Physical Note in the name of, and cause the same to be delivered to, such person or persons (or the nominee of any thereof). All such Physical Notes shall bear the applicable legends, if any.

(c) In connection with any transfer or exchange of a portion of the beneficial interest in a Global Note to beneficial owners pursuant to paragraph (b) of this Section 2.14 , the Registrar shall (if one or more Physical Notes are to be issued) reflect on its books and records the date and a decrease in the principal amount of such Global Note in an amount equal to the principal amount of the beneficial interest in the Global Note to be transferred, and the Issuers shall execute, and the Trustee shall authenticate and deliver, one or more Physical Notes of authorized denominations in an aggregate principal amount equal to the principal amount of the beneficial interest in the Global Note so transferred.

(d) In connection with the transfer of a Global Note as an entirety to beneficial owners pursuant to paragraph (b) of this Section 2.14 , such Global Note shall be deemed to be surrendered to the Trustee for cancellation, and (i) the Issuers shall execute and (ii) the Trustee shall upon written instructions from the Issuers authenticate and deliver, to each beneficial owner identified by the Depository in exchange for its beneficial interest in such Global Note, an equal aggregate principal amount of Physical Notes of authorized denominations.

(e) Any Physical Note constituting a Restricted Security delivered in exchange for an interest in a Global Note pursuant to paragraph (b) or (c) of this Section 2.14 shall, except as otherwise provided by Section 2.15 , bear the Private Placement Legend.

(f) The Holder of any Global Note may grant proxies and otherwise authorize any Person, including Participants and Persons that may hold interests through Participants, to take any action which a Holder is entitled to take under this Indenture or the Notes.

SECTION 2.15. Special Transfer and Exchange Provisions . (a)  Transfers to Non-QIB Institutional Accredited Investors . The following provisions shall apply with respect to the registration of any proposed transfer of a Restricted Security to any Institutional Accredited Investor which is not a QIB:

(i) the Registrar shall register the transfer of any Restricted Security, whether or not such Note bears the Private Placement Legend, if the proposed transferee has delivered to the Registrar a certificate substantially in the form of Exhibit C hereto and any legal opinions and certifications as may be reasonably requested by the Trustee and the Issuers;

(ii) if the proposed transferee is a Participant and the Notes to be transferred consist of Physical Notes which after transfer are to be evidenced by an interest in the IAI Global Note, upon receipt by the Registrar of the Physical Note and (x) written instructions given in accordance with the Depository’s and the Registrar’s procedures and (y) the certificate referred to in paragraph (i) above (and any legal opinion or other certifications), the Registrar shall register the transfer and reflect on its books and records the date and an increase in the principal amount of the IAI Global Note in an amount equal to the principal amount of Physical Notes to be transferred, and the Registrar shall cancel the Physical Notes so transferred; and

 

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(iii) if the proposed transferor is a Participant seeking to transfer an interest in a Global Note, upon receipt by the Registrar of written instructions given in accordance with the Depository’s and the Registrar’s procedures, the Registrar shall register the transfer and reflect on its books and records the date and (A) a decrease in the principal amount of the Global Note from which such interests are to be transferred in an amount equal to the principal amount of the Notes to be transferred and (B) an increase in the principal amount of the IAI Global Note in an amount equal to the principal amount of the Notes to be transferred.

(b) Transfers to QIBs . The following provisions shall apply with respect to the registration of any proposed transfer of a Restricted Security to a QIB:

(i) the Registrar shall register the transfer of any Restricted Security, whether or not such Note bears the Private Placement Legend, if such transfer is being made by a proposed transferor who has checked the box provided for on the applicable Global Note stating that the sale has been made in compliance with the provisions of Rule 144A to a transferee who has signed the certification provided for on the applicable Global Note stating that it is purchasing the Note for its own account or an account with respect to which it exercises sole investment discretion and that it and any such account is a QIB within the meaning of Rule 144A, and is aware that the sale to it is being made in reliance on Rule 144A and acknowledges that it has received such information regarding the Issuers as it has requested pursuant to Rule 144A or has determined not to request such information and that it is aware that the transferor is relying upon its foregoing representations in order to claim the exemption from registration provided by Rule 144A;

(ii) if the proposed transferee is a Participant and the Notes to be transferred consist of Physical Notes which after transfer are to be evidenced by an interest in the 144A Global Note, upon receipt by the Registrar of the Physical Note and written instructions given in accordance with the Depository’s and the Registrar’s procedures, the Registrar shall register the transfer and reflect on its book and records the date and an increase in the principal amount of the 144A Global Note in an amount equal to the principal amount of Physical Notes to be transferred, and the Registrar shall cancel the Physical Notes so transferred; and

(iii) if the proposed transferor is a Participant seeking to transfer an interest in the IAI Global Note or the Regulation S Global Note, upon receipt by the Registrar of written instructions given in accordance with the Depository’s and the Registrar’s procedures, the Registrar shall register the transfer and reflect on its books and records the date and (A) a decrease in the principal amount of the IAI Global Note or the Regulation S Global Note, as the case may be, in an amount equal to the principal amount of the Notes to be transferred and (B) an increase in the principal amount of the 144A Global Note in an amount equal to the principal amount of the Notes to be transferred.

(c) Transfers to Non-U.S. Persons . The following provisions shall apply with respect to any transfer of a Restricted Security to a Non-U.S. Person under Regulation S:

(i) the Registrar shall register any proposed transfer of a Restricted Security to a Non-U.S. Person upon receipt of a certificate substantially in the form of Exhibit D from the proposed transferor and such certifications, legal opinions and other information as the Trustee or the Issuers may reasonably request;

(ii) if the proposed transferee is a Participant and the Notes to be transferred consist of Physical Notes which after transfer are to be evidenced by an interest in the Regulation S Global Note, upon receipt by the Registrar of the Physical Note and written instructions given in accordance with the Depository’s and the Registrar’s procedures, the Registrar shall register the transfer and reflect on its book and records the date and an increase in the principal amount of the Regulation S Global Note in an amount equal to the principal amount of Physical Notes to be transferred, and the Registrar shall cancel the Physical Notes so transferred; and

 

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(iii) if the proposed transferor is a Participant seeking to transfer an interest in the 144A Global Note or IAI Global Note, upon receipt by the Registrar of (x) written instructions given in accordance with the Depository’s and the Registrar’s procedures and (y) the certificate referred to in paragraph (i) above (and any legal opinion or other certifications), the Registrar shall register the transfer and reflect on its books and records the date and (A) a decrease in the principal amount of the 144A Global Note or IAI Global Note Global Note, as the case may be, in an amount equal to the principal amount of the Notes to be transferred and (B) an increase in the principal amount of the Regulation S Global Note in an amount equal to the principal amount of the Notes to be transferred.

(d) Exchange Offer . Upon the occurrence of an Exchange Offer in accordance with the applicable Registration Rights Agreement, the Issuers shall issue and, upon receipt of an Authentication Order in accordance with Section 2.02, the Trustee shall authenticate one or more Global Notes and/or Physical Notes not bearing the Private Placement Legend in an aggregate principal amount equal to the principal amount of the beneficial interests in the Initial Global Notes or Physical Notes, as the case may be, validly tendered (and not withdrawn) in accordance with such Exchange Offer and accepted for exchange in such Exchange Offer.

(e) Restrictions on Transfer and Exchange of Global Notes . Notwithstanding any other provisions of this Indenture, a Global Note may not be transferred as a whole except by the Depository to a nominee of the Depository or by a nominee of the Depository to the Depository or another nominee of the Depository or by the Depository or any such nominee to a successor Depository or a nominee of such successor Depository.

(f) Private Placement Legend . Upon the transfer, exchange or replacement of Notes not bearing the Private Placement Legend unless otherwise required by applicable law, the Registrar shall deliver Notes that do not bear the Private Placement Legend. Upon the transfer, exchange or replacement of Notes bearing the Private Placement Legend, the Registrar shall deliver only Notes that bear the Private Placement Legend unless (i) there is delivered to the Trustee an Opinion of Counsel reasonably satisfactory to the Issuers and the Trustee to the effect that neither such legend nor the related restrictions on transfer are required in order to maintain compliance with the provisions of the Securities Act or (ii) such Note has been offered and sold (including pursuant to an Exchange Offer) pursuant to an effective registration statement under the Securities Act.

(g) General . By its acceptance of any Note bearing the Private Placement Legend, each Holder of such a Note acknowledges the restrictions on transfer of such Note set forth in this Indenture and in the Private Placement Legend and agrees that it shall transfer such Note only as provided in this Indenture.

The Registrar shall retain copies of all letters, notices and other written communications received pursuant to Section 2.14 or Section 2.15 . The Issuers shall have the right to inspect and make copies of all such letters, notices or other written communications at any reasonable time upon the giving of reasonable written notice to the Registrar.

The Trustee shall have no obligation or duty to monitor, determine or inquire as to compliance with any restrictions on transfer imposed under this Indenture or under applicable law with respect to any transfer of any interest in any Note (including any transfers between or among Participants or beneficial owners of interests in any Global Note) other than to require delivery of such certificates and other documentation or evidence as are expressly required by, and to do so if and when expressly required by the terms of, this Indenture, and to examine the same to determine substantial compliance as to form with the express requirements hereof.

The Trustee shall have no responsibility for the actions or omissions of the Depository, or the accuracy of the books and records of the Depository.

(h) Cancellation and/or Adjustment of Global Note . At such time as all beneficial interests in a particular Global Note have been exchanged for Physical Notes or a particular Global Note has been redeemed, repurchased or canceled in whole and not in part, each such Global Note shall be returned to or retained and canceled by the Trustee in accordance with Section 2.11 hereof. At any time prior to such cancellation, if any beneficial interest in a Global Note is exchanged for or transferred to a Person who will take delivery thereof in the form of a beneficial interest in another Global Note or for Physical Notes, the principal amount of Notes represented by such Global Note shall be reduced accordingly and an endorsement shall be made on such Global Note by the Trustee or by the Depository at the direction of the Trustee to reflect such reduction; and if the beneficial interest is being exchanged for or transferred to a Person who will take delivery thereof in the form of a beneficial interest in another Global Note, such other Global Note shall be increased accordingly and an endorsement shall be made on such Global Note by the Trustee or by the Depository at the direction of the Trustee to reflect such increase.

 

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ARTICLE THREE

Redemption

SECTION 3.01. Notices to Trustee . The Notes may be redeemed, in whole, or from time to time in part, subject to the conditions and at the redemption prices set forth in Section 5 or Section 6 of the form of Notes set forth in Exhibit A hereto, which is hereby incorporated by reference and made a part of this Indenture, together with accrued and unpaid interest, if any, to, but not including, the Redemption Date. If the Issuers elect to redeem Notes pursuant to Section 5 or Section 6 of the Notes, they shall notify the Trustee in writing of the Redemption Date, the Redemption Price and the principal amount of Notes to be redeemed. The Initial Notes are also subject to mandatory redemption as provided in Section 3.07 hereof and Section 8 of the Notes. Other than in connection with a mandatory redemption as provided in Section 3.07 hereof and Section 8 of the Notes with respect to the Initial Notes, the Issuers shall give notice of redemption to the Trustee at least 45 days but not more than 75 days before the Redemption Date (unless a shorter notice shall be agreed to by the Trustee in writing), together with such documentation and records as shall enable the Trustee to select the Notes to be redeemed.

SECTION 3.02. Selection of Notes To Be Redeemed . If less than all of the Notes are to be redeemed at any time pursuant to Section 5 or Section 6 of the Notes, the Trustee shall select Notes for redemption as follows:

 

  (x) in compliance with the requirements of the principal national securities exchange, if any, on which the Notes are then listed; or

 

  (y) if the Notes are not so listed, on a pro rata basis, by lot or by such method as the Trustee deems fair and appropriate and in accordance with the Depository’s procedures.

No Notes of a principal amount of $2,000 or less shall be redeemed in part, and no redemption shall result in a Holder holding a Note of a principal amount of less than $2,000.

SECTION 3.03. Notice of Redemption . At least 30 days but not more than 60 days before a Redemption Date, the Issuers shall give a notice of redemption by first class mail, postage prepaid, or as otherwise provided in accordance with the procedures of the Depository, to each Holder whose Notes are to be redeemed at its registered address, except that redemption notices may be given more than 60 days prior to a Redemption Date if the notice is issued in connection with a defeasance of the Notes or a satisfaction and discharge of this Indenture pursuant to Article Eight hereof. In connection with any redemption of Notes (including with the Net Cash Proceeds of an Equity Offering), any such redemption may, at the Issuers’ discretion, be subject to satisfaction of one or more conditions precedent, including any related Equity Offering. In addition, if such redemption or notice is subject to satisfaction of one or more conditions precedent, such notice may state that, in the Issuers’ discretion, the Redemption Date may be delayed until such time as any or all such conditions shall be satisfied (or waived by the Issuers in their sole discretion), or such redemption may not occur and such notice may be rescinded in the event that any or all such conditions shall not have been satisfied (or waived by the Issuers in their sole discretion) by the Redemption Date, or by the Redemption Date so delayed. At the Issuers’ written request, the Trustee shall forward the notice of redemption in the Issuers’ name and at the Issuers’ expense. Each notice for redemption shall identify the Notes (including the CUSIP or ISIN number) to be redeemed and shall state:

(1) the Redemption Date;

(2) the Redemption Price plus accrued interest, if any, to, but not including, the Redemption Date;

(3) the name and address of the Paying Agent;

 

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(4) that Notes called for redemption shall be surrendered to the Paying Agent to collect the Redemption Price plus accrued interest, if any, to, but not including, the Redemption Date;

(5) that, unless the Issuers default in making the redemption payment, interest on Notes called for redemption ceases to accrue on and after the Redemption Date, and the only remaining right of the Holders of such Notes is to receive payment of the Redemption Price upon surrender to the Paying Agent of the Notes redeemed;

(6) if any Note is being redeemed in part, the portion of the principal amount of such Note to be redeemed and that, after the Redemption Date, and upon surrender and cancellation of such Note, a new Note or Notes in aggregate principal amount equal to the unredeemed portion thereof will be issued;

(7) if fewer than all the Notes are to be redeemed, the identification of the particular Notes (or portion thereof) to be redeemed, as well as the aggregate principal amount of Notes to be redeemed and the aggregate principal amount of Notes to be outstanding after such partial redemption; and

(8) the Section of the Notes or this Indenture, as applicable, pursuant to which the Notes are to be redeemed.

The notice, if given in a manner herein provided, shall be conclusively presumed to have been given, whether or not the Holder receives such notice. In any case, failure to give such notice or any defect in the notice to the Holder of any Note designated for redemption in whole or in part shall not affect the validity of the proceedings for the redemption of any other Note.

At the Issuers’ written request, the Trustee shall give the notice of redemption in the name of the Issuers and at its expense; provided that the Issuers shall have delivered to the Trustee, at least five Business Days before notice of redemption is required to be given to Holders pursuant to this Section 3.03 (unless a shorter notice shall be agreed to by the Trustee), an Officer’s Certificate requesting that the Trustee give such notice and setting forth the information to be stated in such notice as provided in the preceding paragraph.

SECTION 3.04. Effect of Notice of Redemption . Once notice of redemption is given in accordance with Section 3.03 , Notes called for redemption become due and payable on the Redemption Date and at the Redemption Price plus accrued interest, if any, to, but not including, the Redemption Date. Upon surrender to the Trustee or Paying Agent, such Notes called for redemption shall be paid at the Redemption Price plus accrued interest, if any, to, but not including, the Redemption Date, but installments of interest, the maturity of which is on or prior to the Redemption Date, shall be payable to Holders of record at the close of business on the relevant Record Dates. On and after the Redemption Date interest shall cease to accrue on Notes or portions thereof called for redemption unless the Issuers shall have not complied with their obligations pursuant to Section 3.05 .

SECTION 3.05. Deposit of Redemption Price . On or before 11:00 a.m. New York City time (or such later time as has been agreed to by the Paying Agent) on the Redemption Date, the Issuers shall deposit with the Paying Agent U.S. Legal Tender sufficient to pay the Redemption Price plus accrued interest, if any, to, but not including, the Redemption Date of all Notes to be redeemed on that date. The Paying Agent shall promptly return to the Issuers any money deposited with the Paying Agent by the Issuers in excess of the amounts necessary to pay the Redemption Price plus accrued interest, if any, to, but not including, the Redemption Date of all Notes to be redeemed or purchased.

SECTION 3.06. Notes Redeemed in Part . If any Note is to be redeemed in part only, the notice of redemption that relates to such Note shall state the portion of the principal amount thereof to be redeemed. A new Note or Notes in principal amount equal to the unredeemed portion of the original Note or Notes shall be issued in the name of the Holder thereof upon surrender and cancellation of the original Note or Notes. It is understood that, notwithstanding anything in this Indenture to the contrary, only an Authentication Order and not an Opinion of Counsel or Officer’s Certificate is required for the Trustee to authenticate such new Note.

 

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SECTION 3.07. Special Mandatory Redemption .

If (1) the Spin-Off Effective Date has not occurred on or prior to the Outside Date or (2) the Issuers deliver to the Trustee an Officer’s Certificate stating that the Issuers have made a good faith judgment that the Spin-Off Effective Date will not occur on or prior to the Outside Date ((1) and (2), each a “ Mandatory Redemption Event ”), then the Issuers will be required to redeem all of the outstanding Initial Notes at a redemption price equal to 101% of the initial issue price of the Initial Notes, plus accrued and unpaid interest, if any, to, but not including, the Redemption Date (subject to the right of Holders on the relevant record date to receive interest due on the relevant interest payment date) (the “ Special Mandatory Redemption Price ”). Notwithstanding any other provision of this Article Three, in the event of the occurrence of a Mandatory Redemption Event, the Issuers shall cause the notice of special mandatory redemption (a “ Special Mandatory Redemption Notice ”) to be provided to the Trustee for delivery to each Holder no later than the third Business Day following the occurrence of the Mandatory Redemption Event and the Initial Notes shall be redeemed no later than five Business Days following the date the Special Mandatory Redemption Notice is provided to the Trustee. If the Issuers provide to the Trustee a Special Mandatory Redemption Notice, the Issuers will not later than the last Business Day immediately preceding the Mandatory Redemption Date irrevocably transfer to the Trustee the amount necessary to pay the aggregate Special Mandatory Redemption Price.

SECTION 3.08. Mandatory Redemption . Except as otherwise provided by Section 3.07 hereof and Article 8 of the Notes (in each case with respect to the Initial Notes), the Issuers will not be required to make any mandatory redemption or sinking fund payments with respect to the Notes.

ARTICLE FOUR

Covenants

SECTION 4.01. Payment of Notes . The Issuers shall pay the principal of, premium, if any, and interest on the Notes in the manner provided in the Notes, the Registration Rights Agreement (as applicable) and this Indenture. An installment of principal of, or interest on, the Notes shall be considered paid on the date it is due if the Trustee or Paying Agent (other than the Issuers or an Affiliate thereof) holds on that date U.S. Legal Tender designated for and sufficient to pay the installment. Interest on the Notes will be computed on the basis of a 360-day year comprised of twelve 30-day months.

The Issuers shall pay interest on overdue principal (including post petition interest in a proceeding under any Bankruptcy Law), and overdue interest, to the extent lawful, at the same rate per annum borne by the Notes.

SECTION 4.02. Maintenance of Office or Agency . The Issuers shall maintain in the United States of America, the office or agency required under Section 2.03 (which may be an office of the Trustee or an Affiliate of the Trustee or Registrar). The Issuers shall give prompt written notice to the Trustee of the location, and any change in the location, of such office or agency. If at any time the Issuers shall fail to maintain any such required office or agency or shall fail to furnish the Trustee with the address thereof, such presentations, surrenders, notices and demands may be made or served at the address of the Corporate Trust Office.

The Issuers may also, from time to time, designate one or more other offices or agencies where the Notes may be presented or surrendered for any or all such purposes and may from time to time rescind such designations. The Issuers shall give prompt written notice to the Trustee of any such designation or rescission and of any change in the location of any such other office or agency.

The Issuers hereby initially designate Wells Fargo Bank, National Association, located at 625 Marquette Avenue, Minneapolis, MN 55402 Attention: Bondholder Communications, as such office of the Issuers in accordance with Section 2.03 .

SECTION 4.03. Corporate Existence . Except as otherwise permitted by Article Five, Parent and the Issuers shall do or cause to be done all things necessary to preserve and keep in full force and effect their corporate, partnership or other existence, as applicable, and the corporate, partnership or other existence, as applicable, of each of the Restricted Subsidiaries of Parent in accordance with the respective organizational documents of each such Restricted Subsidiary and the related material rights (charter and statutory) and material franchises of Parent, the Issuers and each Restricted Subsidiary of Parent; provided, however , that Parent and the Issuers shall not be required to preserve any such right, franchise or corporate, partnership or other existence, as applicable, with respect to

 

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themselves or any Restricted Subsidiary if the Board of Directors of Parent or any officer of Parent shall determine that the preservation thereof is no longer necessary or desirable in the conduct of the business of Parent, the Issuers and their Restricted Subsidiaries, taken as a whole, and that the loss thereof could not reasonably be expected to have a material adverse effect on the ability of the Issuers to perform their obligations hereunder and provided , further , however , that the foregoing shall not prohibit a sale, transfer, conveyance, lease or disposal of a Restricted Subsidiary or any of Parent’s or any Restricted Subsidiary’s assets in compliance with the terms of this Indenture.

SECTION 4.04. [Reserved] .

SECTION 4.05. Compliance Certificate; Notice of Default . (a) Parent shall deliver to the Trustee, within 120 days after each December 31, commencing with December 31, 2014, an Officer’s Certificate signed by the principal executive officer, principal financial officer or principal accounting officer of Parent certifying that a review of the activities of Parent and its Restricted Subsidiaries and of Parent’s performance under this Indenture has been made under the supervision of the signing Officer and further stating that, to the best of such Officer’s knowledge, Parent and its Restricted Subsidiaries during such preceding fiscal year have fulfilled each and every such covenant and no Default occurred during such year and at the date of such certificate there is no Default that has occurred and is continuing or, if such signer does know of such Default, the certificate shall specify such Default and what action, if any, Parent is taking or proposes to take with respect thereto.

(b) Parent shall deliver to the Trustee within 30 days after Parent becomes aware (unless such Default has been cured before the end of the 30-day period) of the occurrence of any Default an Officer’s Certificate specifying the Default and what action, if any, the Parent is taking or propose to take with respect thereto.

SECTION 4.06. Waiver of Stay, Extension or Usury Laws . The Issuers and each Guarantor covenants (to the extent permitted by applicable law) that it shall not at any time insist upon, plead, or in any manner whatsoever claim or take the benefit or advantage of, any stay or extension law or any usury law or other law that would prohibit or forgive such Issuer or such Guarantor from paying all or any portion of the principal of and/or interest on the Notes or the Note Guarantee of any such Guarantor as contemplated herein, wherever enacted, now or at any time hereafter in force, or which may affect the covenants or the performance of this Indenture, and (to the extent permitted by applicable law) each hereby expressly waives all benefit or advantage of any such law, and covenants that it shall not hinder, delay or impede the execution of any power herein granted to the Trustee, but will suffer and permit the execution of every such power as though no such law had been enacted.

SECTION 4.07. Change of Control . (a) Except as otherwise provided in this Section 4.07 , the Issuers shall commence, no later than 30 days after the occurrence of a Change of Control, and, subject to the terms and conditions of such Offer to Purchase, thereafter consummate an Offer to Purchase all Notes then outstanding, at a purchase price equal to 101% of the principal amount of the Notes, plus accrued and unpaid interest, if any, to, but not including, the Payment Date. To the extent that the provisions of any securities laws or regulations conflict with the Change of Control provisions of this Indenture, the Issuers shall comply with the applicable securities laws and regulations and shall not be deemed to have breached their obligations under the Change of Control provisions of this Indenture by virtue of such compliance.

(b) The Issuers shall not be required to make an Offer to Purchase as a result of a Change of Control if a third party makes the Offer to Purchase in the manner, at the times and otherwise in compliance with the requirements set forth in this Indenture applicable to an Offer to Purchase made by the Issuers and purchases all Notes validly tendered and not withdrawn under such Offer to Purchase or if notice of redemption has been given pursuant to Section 5 or 6 of the Notes. Notwithstanding anything to the contrary contained herein, an Offer to Purchase may be made in advance of a Change of Control, subject to one or more conditions precedent, including, but not limited to, the consummation of such Change of Control, if a definitive agreement is in place for the Change of Control at the time the Offer to Purchase is made.

(c) If Holders of not less than 90% in aggregate principal amount of the outstanding Notes held by non-Affiliates validly tender and do not withdraw such Notes in an Offer to Purchase and the Issuers, or any third party making the Offer to Purchase in lieu of the Issuers as described above, purchases all of the Notes validly tendered and not withdrawn by such Holders, the Issuers or such third party will have the right, upon not less than 30 days nor more than 60 days’ prior notice, given not more than 30 days following such purchase pursuant to the Offer to Purchase, to redeem all Notes that remain outstanding following such purchase at a price in cash equal to 101% of the principal amount thereof plus accrued and unpaid interest to, but not including, the date of redemption.

 

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SECTION 4.08. Limitation on Indebtedness . (a) Parent and General Partner will not Incur any Indebtedness (including Acquired Indebtedness) other than guarantees of Indebtedness issued on the Issue Date, other Indebtedness existing on the Issue Date, and guarantees of Indebtedness of the Issuers or any other Restricted Subsidiary of Parent provided such Indebtedness is permitted by and Incurred in accordance with this Section 4.08 . The Issuers will not, and will not permit any of their Restricted Subsidiaries to, Incur any Indebtedness (including Acquired Indebtedness) if, immediately after giving effect to the Incurrence of such additional Indebtedness and on a pro forma basis (including the receipt and pro forma application of the proceeds therefrom), the aggregate principal amount of all outstanding Indebtedness of Parent and its Restricted Subsidiaries on a consolidated basis is greater than 60% of Parent’s Adjusted Total Assets.

(b) The Issuers will not, and will not permit any of their Restricted Subsidiaries to, Incur any Secured Indebtedness (including Acquired Indebtedness) if, immediately after giving effect to the Incurrence of such additional Secured Indebtedness and on a pro forma basis (including the receipt and pro forma application of the proceeds therefrom), the aggregate principal amount of all outstanding Secured Indebtedness of the Issuers and their Restricted Subsidiaries on a consolidated basis would be greater than 40% of Parent’s Adjusted Total Assets.

(c) The Issuers will not, and will not permit any of their Restricted Subsidiaries to, Incur any Indebtedness (including Acquired Indebtedness); provided , however , that the Issuers or any of the Subsidiary Guarantors may Incur Indebtedness (including Acquired Indebtedness) if, after giving effect to the Incurrence of such Indebtedness and on a pro forma basis (including the receipt and pro forma application of the proceeds therefrom), the Interest Coverage Ratio of Parent and its Restricted Subsidiaries on a consolidated basis would be at least 2.0 to 1.0.

(d) Notwithstanding paragraphs (a), (b) and (c) above, Parent or any of its Restricted Subsidiaries (except as specified below) may Incur each and all of the following (collectively, “ Permitted Indebtedness ”):

(1) Indebtedness of an Issuer or a Guarantor outstanding under any Credit Facility at any time in an aggregate principal amount not to exceed the greater of $225.0 million and 30% of Parent’s Adjusted Total Assets (in each case, plus , in the case of any Indebtedness under any Credit Facility resulting from the refinancing of any Indebtedness under any Credit Facility, the aggregate amount of accrued interest, fees, underwriting discounts, premiums and other costs and expenses incurred in connection with such refinancing);

(2) Indebtedness of the Issuers or any of their Restricted Subsidiaries owed to:

(i) the Issuers or a Guarantor, or

(ii) any Restricted Subsidiary;

provided , however , that if the Partnership, Capital Corp or any Guarantor is an obligor and the payee is not the Partnership, Capital Corp or a Guarantor, the Indebtedness is subordinated in right of payment to the amounts due under the Notes, in the case of the Partnership or Capital Corp, or the Note Guarantee, in the case of a Guarantor; provided further that any event that results in any such Restricted Subsidiary ceasing to be a Restricted Subsidiary of the Issuers or any subsequent transfer of such Indebtedness (other than to the Issuers or any other Restricted Subsidiary of the Issuers) shall be deemed, in each case, to constitute an Incurrence of such Indebtedness not permitted by this clause (2);

(3) Indebtedness of the Issuers or any of their Restricted Subsidiaries under Hedging Obligations ( provided that such agreements (x)(i) are designed to protect the Issuers or any of their Restricted Subsidiaries against fluctuations in foreign currency exchange rates or interest rates (whether fluctuations of fixed to floating rate interest or floating to fixed rate interest) or otherwise in the ordinary course of business to hedge or mitigate risks to which the Issuers or any of their Restricted Subsidiaries are

 

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exposed in the conduct of their business or the management of their liabilities and not for speculative purposes and (ii) do not increase the Indebtedness of the obligor outstanding at any time other than as a result of fluctuations in foreign currency exchange rates or interest rates or other hedged items or by reason of fees, indemnities and compensation payable thereunder, or (y) were entered into as part of or in connection with an issuance of Convertible Indebtedness, including, in the case of this clause (y), for the avoidance of doubt, Permitted Bond Hedge Transactions and Permitted Warrant Transactions);

(4) Indebtedness of the Issuers or any of the Subsidiary Guarantors, to the extent the net proceeds thereof are promptly or substantially concurrently:

(i) used to purchase Notes tendered in an Offer to Purchase made as a result of (or in anticipation of, but subject to) a Change of Control,

(ii) used to redeem all the Notes pursuant to Section 5 of the Notes,

(iii) deposited to defease the Notes as described in Sections 8.02 and 8.03 , or

(iv) deposited to discharge the obligations under the Notes and this Indenture as described in Section 8.01 ;

(5) (i) Guarantees of Indebtedness of the Issuers or any of the Subsidiary Guarantors by Parent or General Partner, (ii) Guarantees of Indebtedness of the Issuers or any Subsidiary Guarantor by any of their Restricted Subsidiaries provided the guarantee of such Indebtedness is permitted by and made in accordance with Section 4.14 , (iii) any Guarantees by a Subsidiary Guarantor of any Indebtedness of an Issuer or any other Subsidiary Guarantor, (iv) Guarantees by an Issuer of Indebtedness of any Subsidiary Guarantor, (v) Guarantees of Permitted Mortgage Indebtedness of a Restricted Subsidiary by Parent and (vi) Guarantees by any Restricted Subsidiary of Parent that is not an Issuer or Subsidiary Guarantor of Indebtedness of any other Restricted Subsidiary of Parent that is not an Issuer or Subsidiary Guarantor;

(6) Existing Indebtedness;

(7) Indebtedness represented by the Notes and the Note Guarantees issued on the Issue Date and the exchange notes and related exchange guarantees to be issued in exchange for such Notes and Note Guarantees pursuant to the Registration Rights Agreement;

(8) Indebtedness consisting of obligations to pay insurance premiums incurred in the ordinary course of business;

(9) Indebtedness in respect of any bankers’ acceptances, bank guarantees, letters of credit, warehouse receipt or similar facilities, and reinvestment obligations related thereto, entered into in the ordinary course of business;

(10) (a) Indebtedness in respect of workers’ compensation claims, health, disability or other employee benefits, self-insurance obligations, indemnities, performance, bid, completion and surety bonds or guarantees and similar types of obligations in the ordinary course of business and including statutory obligations or otherwise under applicable law and (b) deposits and advance payments received in the ordinary course of business;

(11) Indebtedness represented by cash management obligations and other obligations in respect of netting services, automatic clearinghouse arrangements, overdraft protections and similar arrangements in each case in connection with deposit accounts and honoring or drawing of an instrument against insufficient funds and endorsements for deposit;

 

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(12) Indebtedness supported by a letter of credit procured by the Issuers or any of their Restricted Subsidiaries in a principal amount not in excess of the stated amount of such letter of credit and where the underlying Indebtedness would otherwise be permitted;

(13) Guarantees: (a) Incurred in the ordinary course of business; or (b) constituting Investments that are (i) included in the calculation of the amount available to be made as Restricted Payments under Section 4.09(a)(C) , (ii) made pursuant to Section 4.09(c)(18) or (iii) made in reliance on clause (9), (18) or (19) of the definition of “Permitted Investments”;

(14) Permitted Refinancing Indebtedness Incurred in exchange for, or the net proceeds of which are used to refund, refinance or replace, Indebtedness (other than intercompany Indebtedness) that was permitted by this Indenture to be Incurred under the provisions of Sections 4.08(a) , (b)  and (c)  or clauses (4), (6), (7), (14), (15), (16), (17), (18), (19) or (20) of this Section 4.08(d) ;

(15) Indebtedness of Restricted Subsidiaries that are not the Issuers or Subsidiary Guarantors in an aggregate principal amount at any time outstanding not to exceed, when taken together with all then outstanding net Investments in Unrestricted Subsidiaries and joint ventures made in reliance on clause (9) of the definition of “Permitted Investments,” the greater of $20.0 million and 3.0% of the Adjusted Total Assets of such Restricted Subsidiaries; provided, however, that any Permitted Refinancing Indebtedness Incurred under clause (14) above in respect of Indebtedness Incurred under this clause (15) shall be deemed to have been Incurred under this clause (15) for purposes of determining the amount of Indebtedness that may at any time be Incurred under this clause (15);

(16) additional Indebtedness of the Issuers and their Restricted Subsidiaries in an aggregate principal amount at any time outstanding not to exceed the greater of $20.0 million and 3.0% of Parent’s Adjusted Total Assets; provided , however , that any Permitted Refinancing Indebtedness Incurred under clause (14) above in respect of Indebtedness Incurred under this clause (16) shall be deemed to have been Incurred under this clause (16) for purposes of determining the amount of Indebtedness that may at any time be Incurred under this clause (16);

(17) Indebtedness (including Capitalized Lease Obligations and Attributable Debt) of the Issuers and their Restricted Subsidiaries Incurred to finance the purchase, lease, expansion, repair, refurbishment, renovation, improvement, construction or acquisition (whether by asset or Capital Stock of the Person owning such assets) of, or capital expenditures with respect to, property (real or personal) or equipment in an aggregate principal amount at any time outstanding not to exceed the greater of $20.0 million and 3.0% of Parent’s Adjusted Total Assets; provided , however , that any Permitted Refinancing Indebtedness Incurred under clause (14) above in respect of such Indebtedness shall be deemed to have been Incurred under this clause (17) for purposes of determining the amount of Indebtedness that may at any time be Incurred under this clause (17);

(18) Acquired Indebtedness and any other Indebtedness Incurred to finance a merger, consolidation or other acquisition; provided that either (i) immediately after giving effect to the Incurrence of such Acquired Indebtedness and such other Indebtedness, as the case may be, on a pro forma basis (including the receipt and pro forma application of the proceeds therefrom) as if such Incurrence (and the related merger, consolidation or other acquisition) had occurred at the beginning of the applicable Four Quarter Period, (A) either (x) the Issuers and their Restricted Subsidiaries would be permitted to Incur at least $1.00 of additional Indebtedness pursuant to paragraph (1) above or (y) the ratio referred to in such paragraph (1) would be equal to or less than such ratio immediately prior to such merger, consolidation or other acquisition, (B) either (x) the Issuers and their Restricted Subsidiaries would be permitted to Incur at least $1.00 of additional Indebtedness pursuant to paragraph (2) above or (y) the ratio referred to in such paragraph (2) would be equal to or less than such ratio immediately prior to such merger, consolidation or other acquisition and (C) either (x) the Issuers and the Subsidiary Guarantors would be permitted to Incur at least $1.00 of additional Indebtedness pursuant to paragraph (3) above or (y) the ratio referred to in such paragraph (3) would be equal to or greater than such ratio immediately prior to such merger, consolidation or other acquisition; or (ii) the aggregate principal amount of such Acquired Indebtedness or other Indebtedness at any time outstanding Incurred pursuant to this clause (18)(ii) does not exceed $10.0 million;

 

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(19) Permitted Mortgage Indebtedness of any Restricted Subsidiary of Parent that is not an Issuer or Subsidiary Guarantor that would be permitted to be Incurred under the provisions of paragraphs (a), (b) and (c) of this Section 4.08 , if such Restricted Subsidiary was a Subsidiary Guarantor; or

(20) Convertible Indebtedness of Parent that would be permitted to be Incurred under the provisions of paragraphs (a), (b) and (c) of this Section 4.08 , if Parent was an Issuer.

(e) Notwithstanding any other provision of this Section 4.08 , the maximum amount of Indebtedness that Parent or any of its Restricted Subsidiaries may Incur pursuant to this Section 4.08 shall not be deemed to be exceeded, with respect to any outstanding Indebtedness, due solely to the result of fluctuations in the exchange rates of currencies.

(f) For purposes of determining any particular amount of Indebtedness under this Section 4.08 , guarantees, Liens or obligations with respect to letters of credit supporting Indebtedness otherwise included in the determination of such particular amount shall not be included.

For purposes of determining compliance with this Section 4.08 , in the event that an item of Indebtedness meets the criteria of more than one of the categories of permitted Indebtedness described in clauses (1) through (20) of paragraph (d) above or is entitled to be Incurred pursuant to paragraphs (a), (b) and (c) above, the Issuers shall, in their sole discretion, be entitled to classify all or a portion of such item of Indebtedness on the date of its Incurrence or issuance and determine the order of such Incurrence or issuance (and may later reclassify such item of Indebtedness) and may divide and classify such Indebtedness in more than one of the types of Indebtedness described. At any time that the Issuers would be entitled to have Incurred any then outstanding Indebtedness under paragraphs (a), (b) and (c) of this Section 4.08 , such Indebtedness shall be automatically reclassified into Indebtedness Incurred pursuant to those paragraphs. Notwithstanding the foregoing, any Indebtedness Incurred and outstanding under the Credit Agreement on or prior to the Issue Date shall be deemed to have been Incurred under clause (1) of paragraph (d) above and may not be reclassified. Indebtedness permitted by this Section 4.08 need not be permitted solely by reference to one provision permitting such Indebtedness, but may be permitted in part by one such provision and in part by one or more other provisions of this Section 4.08 permitting such Indebtedness. For the avoidance of doubt, the outstanding principal amount of any particular Indebtedness shall be counted only once and any obligations arising under any guarantee, Lien, letter of credit or similar instrument supporting such Indebtedness shall not be double counted.

For purposes of determining compliance with any U.S. dollar-denominated restriction on the Incurrence of Indebtedness, the U.S. dollar-equivalent principal amount of Indebtedness denominated in a foreign currency shall be calculated based on the relevant currency exchange rate in effect on the date such Indebtedness was Incurred, in the case of term debt, or first committed, in the case of revolving credit debt; provided, however, that if such Indebtedness is Incurred to refinance other Indebtedness denominated in a foreign currency, and such refinancing would cause the applicable U.S. dollar denominated restriction to be exceeded if calculated at the relevant currency exchange rate in effect on the date of such refinancing, such U.S. dollar-denominated restriction shall be deemed not to have been exceeded so long as the principal amount of such refinancing Indebtedness does not exceed the principal amount of such Indebtedness being refinanced, plus the amount of any reasonable premium (including reasonable tender premiums), defeasance costs and any reasonable fees and expenses incurred in connection with the issuance of such new Indebtedness. The principal amount of any Indebtedness Incurred to refinance other Indebtedness, if Incurred in a different currency from the Indebtedness being refinanced, shall be calculated based on the currency exchange rate applicable to the currencies in which such respective Indebtedness is denominated that is in effect on the date of such refinancing.

A change in GAAP that results in an obligation existing at the time of such change, which is not at the time of such change classified as Indebtedness, becoming Indebtedness will not be deemed to be an Incurrence of Indebtedness.

 

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SECTION 4.09. Limitation on Restricted Payments . (a) Parent shall not, and shall not permit any of its Restricted Subsidiaries to,

directly or indirectly:

(1) declare or pay any dividend or make any distribution on or with respect to Capital Stock of Parent or any Restricted Subsidiary of Parent held by Persons other than Parent or any of its Restricted Subsidiaries, other than (i) dividends or distributions payable solely in shares of Capital Stock of Parent or any of its Restricted Subsidiaries (other than Disqualified Stock) and (ii) pro rata dividends or other distributions made by a Restricted Subsidiary that is not Wholly Owned to minority stockholders (or owners of equivalent interests in the event the Subsidiary is not a corporation);

(2) purchase, redeem, retire or otherwise acquire for value any shares of Capital Stock of Parent held by any Person, other than (i) Capital Stock held by Parent or a Restricted Subsidiary of Parent or (ii) solely in Capital Stock of Parent (other than Disqualified Stock);

(3) make any voluntary or optional principal payment, or voluntary or optional redemption, repurchase, defeasance, or other acquisition or retirement for value, of Indebtedness of the Issuers that is subordinated in right of payment to the Notes or Indebtedness of a Subsidiary Guarantor that is subordinated in right of payment to the Subsidiary Guarantee of such Subsidiary Guarantor, in each case excluding (i) any intercompany Indebtedness between or among Parent or any of its Restricted Subsidiaries and (ii) the payment, purchase, redemption, repurchase, defeasance, discharge, acquisition or retirement of such subordinated Indebtedness in anticipation of satisfying a sinking fund obligation, principal installment or final maturity, in each case due within one year of the date of such payment, purchase, redemption, repurchase, defeasance, discharge, acquisition or retirement; or

(4) make an Investment, other than a Permitted Investment, in any Person;

(such payments or any other actions described in clauses (1) through (4) above being collectively “ Restricted Payment s”) if, at the time of, and after giving effect to, the proposed Restricted Payment:

(A) a Default or Event of Default shall have occurred and be continuing,

(B) the Issuers could not Incur at least $1.00 of Indebtedness in compliance with both paragraphs (a) and (c) of Section 4.08 , or

(C) the aggregate amount of all Restricted Payments made after the Issue Date (and not returned or rescinded and subject to the last paragraph of this Section 4.09 ) shall exceed the sum of, without duplication:

(i) 95% of the aggregate amount of the Funds From Operations (or, if the Funds From Operations is a loss, minus 100% of the amount of such loss) accrued on a cumulative basis during the period (taken as one accounting period) beginning on the first day of the fiscal quarter in which the Spin-Off Effective Date occurs and ending on the last day of the last fiscal quarter immediately preceding the Transaction Date for which reports have been filed with the SEC or provided to the Trustee pursuant to Section 4.15 or for which internal financial statements are available, plus

(ii) 100% of the aggregate Net Cash Proceeds, and the fair market value of property or assets or marketable securities, received by Parent or the Partnership after the Issue Date from the issuance and sale of its Capital Stock (other than Disqualified Stock) to a Person who is not a Subsidiary of Parent, including from an issuance or sale permitted by this Indenture of Indebtedness or Disqualified Stock of Parent or any of its Restricted Subsidiaries subsequent to the Issue Date upon conversion, exercise or exchange of such Indebtedness or Disqualified Stock into or for Capital Stock (other than Disqualified Stock) of Parent or the Partnership, plus , without duplication, the amount of any cash, and the fair market value of property or assets or marketable securities (excluding, for the avoidance of doubt, the securities converted or exchanged), received by Parent or its Restricted Subsidiaries upon such conversion, exercise or exchange (in each case, exclusive of any Disqualified Stock), plus

 

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(iii) an amount equal to (I) the net reduction in Investments (other than reductions in Permitted Investments) in any Person after the Issue Date resulting from payments of interest on Indebtedness, dividends or other distributions, repayments of loans or advances, or other transfers of assets, in each case to Parent or any of its Restricted Subsidiaries or from the Net Cash Proceeds, and the fair market value of property or assets or marketable securities received, from the sale or other disposition of any such Investment (including, without limitation, through satisfaction, expiration, reduction, release, repurchase, purchase, discharge, defeasance, retirement, redemption, repayment or cancellation of such Investment and sales of Capital Stock or other securities of such other Person) (except, in each case, to the extent any such payment or proceeds are included in the calculation of Funds From Operations), and (II) with respect to any Unrestricted Subsidiary that has been redesignated as a Restricted Subsidiary or that has been merged or consolidated with or into, or which has transferred or conveyed its assets to, or has been liquidated into, Parent or a Restricted Subsidiary of Parent, in each case after the Issue Date, the amount of Parent’s and its Restricted Subsidiaries’ Investment in such Subsidiary (directly or indirectly) as of the date of such redesignation, merger, consolidation, transfer, conveyance or liquidation (valued, in the case of each of clauses (I) and (II), as provided in the definition of “Investments”), not to exceed, in each case, the amount of Investments previously made by Parent and its Restricted Subsidiaries in such Person or Unrestricted Subsidiary and treated as a Restricted Payment, plus

(iv) the fair market value of property or assets or Capital Stock representing interests in Persons (other than that of Parent or the Partnership) acquired in exchange for an issuance of Capital Stock (other than Disqualified Stock or Capital Stock issued in exchange for Capital Stock of Parent or the Partnership utilized pursuant to clause (3) or (4) of Section 4.09(c) ) of Parent or the Partnership subsequent to the Issue Date, plus

(v) without duplication, in the event Parent or any Restricted Subsidiary of Parent makes any Investment in a Person that, as a result of or in connection with such Investment, becomes (including by redesignation) a Restricted Subsidiary of Parent, an amount not to exceed the amount of Investments previously made by Parent and its Restricted Subsidiaries in such Person and that was treated as a Restricted Payment.

(b) Notwithstanding Section 4.09(a) , Parent and any of its Restricted Subsidiaries may declare or pay any dividend or make any distribution or take other action (that would have otherwise been a Restricted Payment) which the Board of Directors of Parent believes in good faith is necessary to (i) maintain Parent’s status as a real estate investment trust under the Code or (ii) avoid any excise tax or any income tax imposed on Parent, in each case including, but not limited to, pro rata dividends or other distributions by the Partnership to minority unitholders as a result of a distribution from the Partnership to Parent for the purpose of funding any such dividend, distribution or other action; provided that (x)(A) on or before June 30, 2016, the aggregate principal amount of all outstanding Indebtedness of Parent and its Restricted Subsidiaries on a consolidated basis at the time of declaration is not greater than 65% of Parent’s Adjusted Total Assets, and (B) after June 30, 2016, the aggregate principal amount of all outstanding Indebtedness of Parent and its Restricted Subsidiaries on a consolidated basis at the time of declaration is not greater than 60% of Parent’s Adjusted Total Assets, and (y) no Default or Event of Default shall have occurred and be continuing.

(c) Section 4.09(a) shall not be violated by reason of:

(1) the payment of any dividend or distribution or the consummation of any redemption within 60 days after the date of declaration thereof or the giving of a redemption notice related thereto, as the case may be, if, at the date of declaration or notice, such payment would comply with Section 4.09(a) ;

 

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(2) the payment, repayment, purchase, redemption, repurchase, defeasance, discharge or other acquisition or retirement for value of Indebtedness that is subordinated in right of payment to the Notes or to a Note Guarantee including premium, if any, and accrued and unpaid interest, with the proceeds of, or in exchange for, Indebtedness Incurred under Sections 4.08(a) , (b)  and (c)  or Section 4.08(d)(14) ;

(3) (a) the making of any Restricted Payment in exchange for, or out of the proceeds of the substantially concurrent sale of, Capital Stock of Parent or the Partnership (other than any Disqualified Stock or any Capital Stock sold to a Restricted Subsidiary of Parent or to an employee stock ownership plan or any trust established by Parent) or from substantially concurrent contributions to the equity capital of Parent or the Partnership (collectively, including any such contributions, “ Refunding Capital Stock ”) (with any sale or contribution within 60 days deemed as substantially concurrent); and (b) the declaration and payment of accrued dividends (and any premium) on any Capital Stock redeemed, repurchased, purchased, retired, defeased, discharged or acquired out of the proceeds of the sale of Refunding Capital Stock within 60 days of such sale; provided , that the amount of any such proceeds or contributions that are utilized for any Restricted Payment pursuant to this clause (3) shall be excluded from the amount described in Section 4.09(a)(C)(ii) ;

(4) the making of any principal payment on, or the repayment, repurchase, purchase, redemption, retirement, defeasance, discharge or other acquisition for value of Indebtedness of the Issuers that is subordinated in right of payment to the Notes or Indebtedness of a Guarantor that is subordinated in right of payment to the Note Guarantee of such Guarantor, including premium, if any, and accrued and unpaid interest, in exchange for, or out of the proceeds of an issuance of, shares of Capital Stock (other than Disqualified Stock) of Parent or the Partnership or from contributions to the equity capital of Parent or the Partnership, in each case within 90 days of such principal payment, repayment, repurchase, purchase, redemption, retirement, defeasance, discharge or other acquisition;

(5) payments or distributions to dissenting holders of limited partnership units of the Partnership or stockholders of Parent or any direct or indirect parent company of the Partnership pursuant to applicable law pursuant to or in connection with a consolidation, merger or transfer of assets that complies with Section 5.01 ;

(6) the repurchase, purchase, redemption or other acquisition or retirement for value of any shares of Capital Stock of Parent held by any current or former officer, director, consultant or employee or manager of Parent or any of its Restricted Subsidiaries (or any permitted transferees, assigns, estates, trusts or heirs of any of the foregoing); provided , however , the aggregate amount paid by Parent and its Restricted Subsidiaries pursuant to this clause (6) shall not exceed $5.0 million in any calendar year (excluding for purposes of calculating such amount the amount paid for Capital Stock repurchased, redeemed, acquired or retired with the cash proceeds from the repayment of outstanding loans previously made by Parent or a Restricted Subsidiary thereof for the purpose of financing the repurchase, purchase, redemption or other acquisition or retirement of such Capital Stock), with unused amounts in any calendar year being carried over for up to two succeeding calendar year periods until used; provided further , that such amount in any calendar year may be increased by an amount not to exceed: (A) the Net Cash Proceeds from the sale of Capital Stock (other than Disqualified Stock) of Parent, in each case, to officers, directors, consultants or employees or managers of Parent or any of its Restricted Subsidiaries that occurs after the Issue Date, to the extent such cash proceeds (i) have not otherwise been applied to permit the payment of any other Restricted Payment or (ii) are not attributable to loans made by Parent or a Restricted Subsidiary thereof for the purpose of financing the repurchase, purchase, redemption or other acquisition or retirement of such Capital Stock, plus (B) the cash proceeds of key man life insurance policies received by Parent and its Restricted Subsidiaries after the Issue Date, less (without duplication of clause (A)(i) above) (C) the amount of any Restricted Payments previously made using the amounts from clause (A) and (B) of this clause (6); provided further , however , that cancellation of Indebtedness owing to Parent from any officer, director, consultant or employee or manager of Parent or any Restricted Subsidiary thereof in connection with a repurchase of Capital Stock of Parent shall not be deemed to constitute a Restricted Payment for purposes of this Indenture;

 

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(7) the repurchase of Capital Stock deemed to occur (i) upon the exercise of options, rights, warrants or other equivalents, or upon conversion or exchange, if such Capital Stock represents all or a portion of the exercise, conversion or exchange price thereof, and (ii) in connection with the withholding of a portion of the Capital Stock granted or awarded to an officer, director, consultant or employee or manager to pay for the taxes payable by such officer, director, consultant or employee or manager upon such grant or award;

(8) upon or in connection with or following the occurrence of a Change of Control (or similarly defined term in other Indebtedness or Disqualified Stock) and within 90 days after completion of the Offer to Purchase (including the purchase of all Notes validly tendered and not withdrawn) pursuant to Section 4.07 , any repayment, repurchase, purchase, redemption, defeasance, discharge or other acquisition or retirement for value of any Indebtedness of the Issuers or any Guarantor that is subordinated in right of payment to the Notes or to any Note Guarantee, respectively, or any Disqualified Stock that is required to be repurchased or redeemed or otherwise acquired pursuant to the terms thereof as a result of such Change of Control (or similarly defined term in other Indebtedness or Disqualified Stock), at a purchase price not greater than 101% of the outstanding principal amount, accreted value or liquidation preference thereof ( plus accrued and unpaid interest, dividends and liquidated damages, if any);

(9) within 90 days after completion of any Offer to Purchase Notes pursuant to Section 4.11 (including the purchase of all Notes tendered), any repayment, repurchase, purchase, redemption, defeasance, discharge or other acquisition or retirement for value of any Indebtedness of the Issuers or any Guarantor that is subordinated in right of payment to the Notes or to any Note Guarantee, respectively, or any Disqualified Stock that is required to be repurchased or redeemed or otherwise acquired pursuant to the terms thereof as a result of such Asset Sale (or similarly defined term in such other Indebtedness), at a purchase price not greater than 100% of the outstanding principal amount, accreted value or liquidation preference thereof ( plus accrued and unpaid interest, dividends and liquidated damages, if any);

(10) the payment of cash in lieu of the issuance of fractional shares of Capital Stock upon exercise, exchange or conversion of securities exercisable, exchangeable or convertible into Capital Stock of Parent or the Partnership;

(11) Restricted Payments made pursuant to any Transaction Agreement or otherwise in connection with the Spin-Off and the other Transactions and fees and expenses related thereto;

(12) the Purging Distribution;

(13) Restricted Payments made pursuant to an exchange of or conversion into Capital Stock of Parent, including the redemption of Common Units for Common Stock of Parent pursuant to the terms of the Partnership Agreement;

(14) the declaration and payment of dividends to holders of Disqualified Stock issued in accordance with this Indenture;

(15) the distribution, as a dividend or otherwise, of Capital Stock of, or Indebtedness owed to Parent or a Restricted Subsidiary of Parent by, Unrestricted Subsidiaries;

(16) to the extent constituting Restricted Payments, payments to counterparties under Hedging Obligations;

(17) (i) the making of cash payments in connection with any conversion or purchase of Convertible Indebtedness in an aggregate amount since the Issue Date not to exceed the sum of (a) the principal amount of such Convertible Indebtedness and any accrued and unpaid interest thereon plus (b) any payments received by Parent pursuant to the exercise, settlement, unwinding or termination of any related Permitted Bond Hedge Transaction; and (ii) (a) any payments in connection with a Permitted Bond Hedge Transaction and (b) the exercise, settlement, unwinding or termination of any related Permitted

 

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Warrant Transaction (I) by delivery of shares of Common Stock of Parent upon settlement thereof, (II) by (A) set-off against the related Permitted Bond Hedge Transaction or (B) payment of an early termination amount thereof in Common Stock upon any early termination thereof or (III) by a cash payment not to exceed the amount received upon any exercise, settlement, unwinding or termination of a related Permitted Bond Hedge Transaction; and

(18) additional Restricted Payments in an aggregate amount not to exceed $20.0 million;

provided, however, that, except in the case of clauses (1) and (3), no Default or Event of Default shall have occurred and be continuing or occur as a direct consequence of the actions or payments set forth therein.

(d) The net amount of any Restricted Payment permitted pursuant to Section 4.09(b) and Section 4.09(c)(1) shall be included in calculating the amount available for Restricted Payments, if any, pursuant to Section 4.09(a)(C) with respect to any subsequent Restricted Payments. The amount of any Restricted Payment permitted pursuant to clauses (2) through (18) of the immediately preceding paragraph shall be excluded in calculating the amount available for Restricted Payments, if any, pursuant to Section 4.09(a)(C) with respect to any subsequent Restricted Payments. The net amount of all Restricted Payments or portion thereof (other than cash) shall be the fair market value on the date of the Restricted Payment of the asset(s) or securities proposed to be transferred or issued to or by Parent or such Restricted Subsidiary, as the case may be, pursuant to the Restricted Payment. In determining whether any Restricted Payment is permitted by this Section 4.09 , Parent and its Restricted Subsidiaries may allocate all or any portion of such Restricted Payment among the categories described in clauses (1) through (18) of the immediately preceding paragraph or among such categories and the types of Restricted Payments described in Section 4.09(a) (including categorization in whole or in part as a Permitted Investment); provided that, at the time of such allocation, all such Restricted Payments, or allocated portions thereof, would be permitted under the various provisions of this Section 4.09 .

SECTION 4.10. Maintenance of Total Unencumbered Assets . The Issuers and their Restricted Subsidiaries shall maintain at all times Total Unencumbered Assets of not less than 150% of the aggregate outstanding principal amount of the Unsecured Indebtedness of the Issuers and their Restricted Subsidiaries on a consolidated basis.

SECTION 4.11. Limitation on Asset Sales . (a) Parent shall not, and shall not permit any of its Restricted Subsidiaries to, consummate any Asset Sale, unless:

(1) the consideration received (or to be received) by Parent or such Restricted Subsidiary is at least equal to the fair market value (determined at the time of contractually agreeing to such Asset Sale) of the assets or Capital Stock sold or disposed of; and

(2) at least 75% of the consideration received (or to be received) consists of cash, Temporary Cash Investments or Replacement Assets, or a combination of cash, Temporary Cash Investments or Replacement Assets; provided , however , that, with respect to the sale of one or more properties up to 75% of the consideration may consist of Indebtedness of the purchaser of such properties so long as such Indebtedness is secured by a first priority Lien on the property or properties sold.

(b) For purposes of this Section 4.11 , each of the following shall be deemed to be cash:

(1) any liabilities of Parent or any Restricted Subsidiary of Parent (as shown on the most recent consolidated balance sheet of Parent and its Restricted Subsidiaries or in the footnotes thereto, or if Incurred or accrued subsequent to the date of such balance sheet, such liabilities that would have been shown on Parent’s or such Restricted Subsidiary’s balance sheet or in the footnotes thereto if such Incurrence or accrual had taken place on the date of such balance sheet, in each case other than contingent liabilities and liabilities that are by their terms subordinated to the Notes or any Note Guarantee) that are assumed by the transferee of any such assets pursuant to an agreement that releases Parent or any such Restricted Subsidiary from further liability with respect to such liabilities or that are assumed by contract or operation of law;

 

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(2) any securities, notes or other obligations received (or to be received) by Parent or any such Restricted Subsidiary from such transferee that are converted by the Issuers or such Restricted Subsidiary into cash or Temporary Cash Investments within 180 days of receipt (to the extent of the cash or Temporary Cash Investments received in that conversion); and

(3) any stock or assets of the kind referred to in clauses (2), (5) or (6) of Section 4.11(c) .

(c) Within 365 days after the receipt of any Net Cash Proceeds from an Asset Sale, Parent or any such Restricted Subsidiary may apply such Net Cash Proceeds to:

(1) prepay, repay, redeem, defease, discharge, repurchase or purchase Pari Passu Indebtedness of an Issuer or a Guarantor that is Secured Indebtedness (in each case other than Indebtedness owed to Parent or an Affiliate of Parent);

(2) make an Investment in ( provided such Investment is in the form of Capital Stock), acquire all or substantially all of the assets of, a Person engaged in a Permitted Business if such Person is, or will become as a result thereof, a Restricted Subsidiary of Parent or acquire Permitted Mortgage Investments;

(3) prepay, repay, redeem, defease, discharge, repurchase or purchase Pari Passu Indebtedness of an Issuer or of any Subsidiary Guarantor or any Indebtedness of a Restricted Subsidiary of Parent that is not an Issuer or a Subsidiary Guarantor; provided , however , that if Parent, the Issuers or a Subsidiary Guarantor shall so prepay, repay, redeem, defease, discharge or purchase any such Pari Passu Indebtedness of the Issuers or of any Subsidiary Guarantor, the Issuers will equally and ratably reduce obligations under the Notes through (x) open market purchases (to the extent such purchases are at or above 100% of the principal amount thereof), (y) as provided under Section 5 or Section 6 of the Notes or (z) by making an Offer to Purchase (in accordance with the procedures set forth below)

(4) fund (x) all or a portion of an optional redemption of the Notes as described in Section 5 or Section 6 of the Notes (y) open market purchases of the Notes (to the extent such purchases are at or above 100% of the principal amount thereof) or (z) an Offer to Purchase (in accordance with the procedures set forth below);

(5) make a capital expenditure;

(6) acquire Replacement Assets to be used or that are useful in a Permitted Business; or

(7) any combination of the foregoing;

provided , that Parent will be deemed to have complied with the provisions described in clauses (2), (5) and (6) of this paragraph if and to the extent that, within 365 days after the Asset Sale that generated the Net Cash Proceeds, Parent or any of its Restricted Subsidiaries has entered into and not abandoned or rejected a binding agreement to apply such Net Cash Proceeds in compliance with the provisions described in clauses (2), (5) and (6) of this paragraph, and such application of such Net Cash Proceeds is thereafter completed within 180 days after the end of such 365-day period. Pending the final application of any such Net Cash Proceeds, Parent may temporarily reduce the revolving Indebtedness under any Credit Facility or otherwise invest such Net Cash Proceeds in any manner that is not prohibited by this Indenture. The amount of such Net Cash Proceeds not applied (or to be committed to be applied) as set forth in this paragraph by the end of the applicable period shall constitute “ Excess Proceeds .”

(d) If, as of the first day of any calendar month, the aggregate amount of Excess Proceeds not previously subject to an Offer to Purchase pursuant to this Section 4.11 totals at least $15.0 million, the Issuers must commence, not later than the fifteenth Business Day of such month, and consummate an Offer to Purchase from the Holders and, to the extent required by the terms of any Pari Passu Indebtedness, to all holders of such Pari Passu Indebtedness on a pro rata basis an aggregate principal amount of Notes (and Pari Passu Indebtedness, as applicable) equal to the Excess Proceeds on such date, at a purchase price equal to 100% of the principal amount

 

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of the Notes (and Pari Passu Indebtedness or such lesser price provided in the terms of such Pari Passu Indebtedness), plus , in each case, accrued and unpaid interest (if any) to, but not including, the Payment Date. If any Excess Proceeds remain after consummation of an Offer to Purchase, Parent may use such Excess Proceeds for any purpose not prohibited by this Indenture. If the aggregate purchase price of the Notes and the other Pari Passu Indebtedness validly tendered (and not withdrawn) into such Offer to Purchase exceeds the amount of Excess Proceeds, Parent shall select the Notes and such other Pari Passu Indebtedness (to the extent such selection is not prohibited by the terms thereof) to be purchased on a pro rata basis but in round denominations, which in the case of the Notes will be denominations of $2,000 initial principal amount and multiples of $1,000 thereafter. Upon completion of each Offer to Purchase, the amount of Excess Proceeds related to such Asset Sale Offer shall be reset at zero. Parent may satisfy the foregoing obligation with respect to any Net Cash Proceeds prior to the expiration of the relevant 365-day period (as such period may be extended as described in Section 4.11(c) ). Nothing in this Section 4.11(d) shall preclude the Issuers from making an Offer to Purchase even if the amount of Excess Proceeds not previously subject to an Offer to Purchase pursuant to this Section 4.11 totals less than $15.0 million.

SECTION 4.12. Limitation on Transactions with Affiliates . (a) Parent shall not, and shall not permit any of its Restricted Subsidiaries to, directly or indirectly, enter into, renew or extend any transaction (including the purchase, sale, lease or exchange of property or assets, or the rendering of any service) with any Affiliate of Parent or any of its Restricted Subsidiaries, in each case involving consideration in excess of $2.5 million, except upon terms that are not materially less favorable to Parent or such Restricted Subsidiary than could be obtained, at the time of such transaction or, if such transaction is pursuant to a written agreement, at the time of the execution of the agreement providing therefor, in a comparable arm’s length transaction (to the extent there is such a transaction) with a Person that is not such an Affiliate.

(b) The limitation set forth in Section 4.12(a) does not limit, and shall not apply to:

(1) transactions (A) approved by a majority of the disinterested directors of the Board of Directors of Parent or (B) for which Parent or any Restricted Subsidiary of Parent delivers to the Trustee a written opinion of a nationally recognized investment banking, appraisal or accounting firm stating that the transaction is fair to Parent or such Restricted Subsidiary from a financial point of view;

(2) any transaction solely between or among Parent and any of its Restricted Subsidiaries or solely between or among Restricted Subsidiaries of Parent (in each case, including any entity that becomes (including by redesignation) a Restricted Subsidiary of Parent as a result of such transaction);

(3) the payment of reasonable fees and compensation to, and indemnification, reimbursement of expenses and similar arrangements on behalf of, current, former or future directors of Parent or any Restricted Subsidiary of Parent;

(4) the issuance or sale of Capital Stock (other than Disqualified Stock) of Parent or the Partnership;

(5) any Restricted Payments not prohibited by Section 4.09 ;

(6) any contracts, instruments or other agreements or arrangements in each case as in effect on the Issue Date (or, if entered into in connection with the Spin-Off and not in effect on the Issue Date, as in effect on the Spin-Off Effective Date), and any transactions pursuant thereto or contemplated thereby, or any amendment, modification or supplement thereto or any replacement thereof entered into from time to time, as long as such agreement or arrangements as so amended, modified, supplemented or replaced, taken as a whole, is not materially more disadvantageous to Parent and its Restricted Subsidiaries at the time executed than the original agreement or arrangements as in effect on the Issue Date or the Spin-Off Effective Date, as applicable;

(7) any employment, consulting, service or termination agreement, or customary indemnification arrangements, entered into by Parent or any Restricted Subsidiary of Parent with current, former or future directors, officers and employees of Parent or such Restricted Subsidiary and the payment

 

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of compensation and reimbursement of expenses and the providing of other benefits (including retirement, health, disability, option, deferred compensation, insurance and other employment benefits) to such directors, officers and employees of Parent or any Restricted Subsidiary of Parent (including amounts paid pursuant to employee benefit plans, employee stock option or similar plans and including issuances of Capital Stock or other securities, loans or other payments, grants and awards), in each case in the ordinary course of business;

(8) loans and advances to officers and employees of Parent or any Restricted Subsidiary of Parent or guarantees in respect thereof (or cancellation of such loans, advances or guarantees), for bona fide business purposes, including for reasonable moving and relocation, entertainment and travel expenses and similar expenses, made in the ordinary course of business;

(9) transactions with a Person that is an Affiliate of Parent solely because Parent, directly or indirectly, owns Capital Stock of, or controls such Person;

(10) any transaction with a Person who is not an Affiliate immediately before the consummation of such transaction that becomes an Affiliate as a result of such transaction;

(11) payments to an Affiliate in respect of the Notes or any other Indebtedness of the Issuers or any Restricted Subsidiary on the same basis as concurrent payments made or offered to be made in respect thereof to non-Affiliates, any contribution to the capital of Parent or its Restricted Subsidiaries and the issuance of Capital Stock of Parent or its Restricted Subsidiaries and the granting of registration and other customary rights in connection therewith;

(12) any transactions (a) pursuant to the Transactions, the Transaction Agreements and any actions pursuant thereto or contemplated thereby, (b) with Ensign or any of its Affiliates pursuant to the contracts or agreements described in the Offering Memorandum under the caption “Our Relationship with Ensign Following the Spin-Off,” or (c) in the case of each of clauses (a) and (b), any amendment, modification, or supplement thereto or replacement thereof, as long as such agreement or arrangement, as so amended, modified, supplemented or replaced, taken as a whole, is not materially more disadvantageous to Parent and its Restricted Subsidiaries than the original agreement or arrangement in existence on the Issue Date (or if such agreement or contract is not in effect on the Issue Date or in the case of the Transaction Agreements, their respective dates);

(13) the entering into or amending of any tax sharing, allocation or similar agreement between Parent and the Partnership and any payments thereunder;

(14) transactions between Parent or any of its Restricted Subsidiaries and any Person that would constitute an Affiliate Transaction solely because a director of such Person is also a director of Parent or any of its Restricted Subsidiaries or any direct or indirect parent of Parent; provided , however , that such director abstains from voting as a director of Parent or such Restricted Subsidiary or such direct or indirect parent, as the case may be, on any matter involving such other Person;

(15) transactions with joint ventures and Subsidiaries thereof and Unrestricted Subsidiaries relating to the provision of management services, overhead or similar services or transactions that are approved by a majority of the disinterested members of Parent’s Board of Directors (a director shall be disinterested if he or she has no interest in such joint venture or Unrestricted Subsidiary other than through Parent and its Restricted Subsidiaries); provided that no Affiliate of Parent (other than Parent’s Restricted Subsidiaries) has an interest (other than indirectly through Parent and other than such joint venture or Unrestricted Subsidiary) in any such joint venture or Unrestricted Subsidiary; and

(16) pledges of Capital Stock of Unrestricted Subsidiaries.

 

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(c) Notwithstanding Sections 4.12(a) and 4.12(b) , any transaction or series of related transactions covered by Section 4.12(a) and not covered by clauses (2) through (16) of Section 4.12(b) :

(i) the aggregate amount of which exceeds $10.0 million of consideration, shall be approved or determined to be fair in the manner provided for in Section 4.12(b)(1)(A) or (B) ; and

(ii) the aggregate amount of which exceeds $50.0 million in value, shall be determined to be fair in the manner provided for in Section 4.12(b)(1)(B) .

SECTION 4.13. Limitation on Dividend and Other Payment Restrictions Affecting Restricted Subsidiaries . (a) The Issuers will not, and will not permit any of their Restricted Subsidiaries to, create or otherwise cause or suffer to exist or become effective any consensual encumbrance or restriction of any kind on the ability of any Restricted Subsidiary of the Issuers to:

(1) pay dividends or make any other distributions permitted by applicable law on any Capital Stock of such Restricted Subsidiary owned by the Issuers or any other Restricted Subsidiary of the Issuers;

(2) pay any Indebtedness owed to the Issuers or any other Restricted Subsidiary of the Issuers;

(3) make loans or advances to the Issuers or any other Restricted Subsidiary of the Issuers; or

(4) transfer its property or assets to the Issuers or any other Restricted Subsidiary of the Issuers.

(b) Section 4.13(a) shall not restrict any encumbrances or restrictions:

(1) existing under, by reason of or with respect to, this Indenture, the Notes, the Note Guarantees, the Credit Agreement, any Existing Indebtedness, any other agreement in effect on the Issue Date as in effect on the Issue Date, and any Transaction Agreement as in effect on its date, and any amendments, modifications, restatements, extensions, increases, supplements, refundings, refinancing, renewals or replacements of such agreements; provided , however , that the encumbrances and restrictions in any such amendments, modifications, restatements, extensions, increases, supplements, refundings, refinancing, renewals or replacements are not materially more restrictive, taken as a whole, with respect to such dividend or other payment restrictions than those contained in those agreements on the Issue Date or such other date, as applicable;

(2) existing under, by reason of or with respect to any Credit Facility or other Indebtedness permitted under this Indenture (and not included in clause (1) above); provided , however , that the encumbrances and restrictions contained in the agreement or agreements governing such Credit Facility or other Indebtedness (x) (A) are not materially more restrictive, taken as a whole, than those contained in the Credit Agreement (with respect to other credit agreements or Indebtedness other than under an indenture and other than Permitted Mortgage Indebtedness or other mortgage Indebtedness) or this Indenture (with respect to other indentures), in each case, as in effect on the Issue Date, or (B) with respect to Permitted Mortgage Indebtedness or other mortgage Indebtedness, (i) are not materially more disadvantageous to the Holders than is customary in comparable financings and (ii) will not materially affect the Issuers’ ability to make principal or interest payments on the Notes (in each case as determined by Parent in good faith at the time any such Indebtedness is Incurred (and at the time of any modification of the terms of any such encumbrance or restriction)) or (y) apply only during the occurrence of an event of default with respect to such Credit Facility or other Indebtedness;

(3) existing under, by reason of or with respect to applicable law, rule, regulation, decree or administrative or court order;

(4) existing with respect to any Person (including Indebtedness or Capital Stock of such Person) or the property or assets of such Person acquired by Parent or any Restricted Subsidiary of Parent (or any such Person that otherwise becomes a Restricted Subsidiary of Parent including by designation or by merger or consolidation or sale of all or substantially all of its assets into or to Parent or another

 

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Restricted Subsidiary of Parent), existing at the time of such acquisition (or such Person so becoming a Restricted Subsidiary of Parent) and not incurred in contemplation thereof, which encumbrances or restrictions are not applicable to any Person or the property or assets of any Person other than such Person or the property or assets of such Person so acquired (or such Restricted Subsidiary) and any amendments, modifications, restatements, extensions, increases, supplements, refundings, refinancing, renewals or replacements thereof; provided , however , that the encumbrances and restrictions in any such amendments, modifications, restatements, extensions, increases, supplements, refundings, refinancing, renewals or replacements are entered into in the ordinary course of business or not materially more restrictive, taken as a whole, than those contained in the instruments or agreements with respect to such Person or its property or assets as in effect on the date of such acquisition (or such Person so becoming a Restricted Subsidiary of Parent);

(5) existing under, by reason of or with respect to provisions in joint venture, operating or similar agreements entered into in connection with a Permitted Business;

(6) in the case of Section 4.13(a)(4) :

(i) that restrict in a customary manner the subletting, assignment or transfer of any property or asset that is subject to, or that is, a lease, license, conveyance or contract or similar property or asset,

(ii) other encumbrances or restrictions contained in or with respect to the Master Leases and the properties subject thereto,

(iii) existing by virtue of any transfer of, agreement to transfer, option or right with respect to, or Lien on, any property or assets of Parent or any Restricted Subsidiary of Parent not otherwise prohibited by this Indenture,

(iv) existing under, by reason of or with respect to (i) purchase money obligations for property acquired in the ordinary course of business or (ii) capital leases or operating leases, including purchase money Indebtedness, Capitalized Lease Obligations and other Indebtedness pursuant to be Incurred under Section 4.08(d)(17) , that impose encumbrances or restrictions on the property so acquired or covered thereby, or (iii) a contract with respect to an Asset Sale, Sale and Leaseback Transaction, stock sale agreement or other transfer, conveyance or disposition permitted under this Indenture, which encumbrances or restrictions are applicable only to the property, assets or Capital Stock that are the subject of such contracts, or

(v) arising or agreed to in the ordinary course of business, not relating to any Indebtedness, and that do not, individually or in the aggregate, detract from the value of property or assets of Parent or any Restricted Subsidiary of Parent in any manner material to Parent and its Restricted Subsidiaries taken as a whole;

(7) with respect to a Restricted Subsidiary and imposed pursuant to an agreement that has been entered into for the sale or disposition of the Capital Stock of, or property and assets of, such Restricted Subsidiary that restricts distributions by that Restricted Subsidiary pending the closing of such sale or other disposition;

(8) existing under, by reason of or with respect to Indebtedness permitted to be Incurred pursuant Section 4.08(d)(14) , or other Permitted Refinancing Indebtedness permitted to be Incurred under, Section 4.08 ; provided , that the encumbrances and restrictions contained in the agreements governing such Indebtedness are not materially more restrictive, taken as a whole, than those contained in the agreements governing the Indebtedness being refinanced;

 

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(9) contained in the terms of any Indebtedness or any agreement pursuant to which such Indebtedness was issued if:

(i) the encumbrance or restriction applies only in the event of a payment default or a default with respect to a financial covenant contained in such Indebtedness or agreement,

(ii) the encumbrance or restriction is not materially more disadvantageous to the Holders than is customary in comparable financings (as determined by the good faith judgment of Parent), and

(iii) Parent, in its good faith, determines that such an encumbrance or restriction will not materially affect the Issuers’ ability to make principal or interest payments on the Notes;

(10) any encumbrance or restriction pursuant to Hedging Obligations or under Permitted Non-Recourse Guarantees;

(11) restrictions on deposits made to secure letters of credit or surety or other bonds issued in connection therewith or deposits made in the ordinary course of business with respect to insurance premiums, worker’s compensation, statutory obligations, utility deposits, rental obligations, unemployment insurance, performance of tenders, surety and appeal bonds and other similar obligations (or to secure letters of credit or surety or other bonds relating thereto);

(12) restrictions on the ability of any Restricted Subsidiary to make Investments in or transfer assets to any Person that is not a Subsidiary of such Restricted Subsidiary or that is not a direct or indirect parent of such Restricted Subsidiary; and

(13) any encumbrances or restrictions of the type referred imposed by any amendments, modifications, restatements, renewals, increases, supplements, refundings, restructurings, replacements or other refinancings of those agreements, instruments or obligations referred to in clauses (1) through (12) above, provided that the amendments, modifications, restatements, renewals, increases, supplements, refundings, restructurings, replacements or other refinancings are no more restrictive, taken as a whole, with respect to such encumbrances or restrictions than those contained in those agreements prior to such amendment, modification, restatement, renewal, increase, supplement, refunding, restructuring, replacement or other refinancing.

(c) Nothing contained in this Section 4.13 shall prevent Parent or any Restricted Subsidiary of Parent from (i) restricting the sale or other disposition of property or assets of Parent or any of its Restricted Subsidiaries that secure Indebtedness of the Issuers or any of their Restricted Subsidiaries or (ii) creating, Incurring, assuming or suffering to exist any Liens otherwise permitted by this Indenture. For purposes of determining compliance with this Section 4.13 , (1) the priority of any Preferred Stock in receiving dividends or liquidating distributions prior to distributions being paid on Common Stock shall not be deemed a restriction on the ability to make distributions on Capital Stock, and (2) the subordination of loans or advances made to a Restricted Subsidiary to other Indebtedness Incurred by such Restricted Subsidiary, or other subordination provisions in any Indebtedness, shall not be deemed a restriction on the ability to make loans or advances.

SECTION 4.14. Future Guarantees by Restricted Subsidiaries . (a) Parent will not permit any Domestic Restricted Subsidiary of the Issuers to guarantee any Indebtedness under the Credit Agreement, any other syndicated loan facility or any capital markets Indebtedness of the Issuers or a Subsidiary Guarantor (“ Guaranteed Indebtedness ”), unless such Restricted Subsidiary within 30 calendar days after so guaranteeing such Guaranteed Indebtedness executes and delivers a supplemental indenture to this Indenture substantially in the form of Exhibit E hereto providing for a Subsidiary Guarantee by such Restricted Subsidiary; provided , however , that this paragraph shall not be applicable to any guarantee of any Person that existed (or any other guarantee required pursuant to the terms of any Acquired Indebtedness of any Person, which Acquired Indebtedness existed) at the time such Person became (including by redesignation) a Restricted Subsidiary of, or was merged into, the Issuers or a Restricted Subsidiary and was not Incurred in connection with, or in contemplation of, such person becoming a Restricted Subsidiary. Parent may elect, in its sole discretion, to cause any Subsidiary that is not otherwise required to be a Subsidiary Guarantor to become a Subsidiary Guarantor, in which case such Subsidiary shall not be required to comply with the 30 calendar day period described above. For the avoidance of doubt, Indebtedness of a Person that is guaranteed by an Issuer or a Subsidiary Guarantor shall not be deemed to be Guaranteed Indebtedness solely as a result of such guarantee by such Issuer or Subsidiary Guarantor.

 

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(b) If the Guaranteed Indebtedness:

(i) ranks equally with the Notes (or the applicable Subsidiary Guarantee) in right of payment, then the guarantee of such Guaranteed Indebtedness shall rank equally with, or subordinate to, the Subsidiary Guarantee issued pursuant to this Section 4.14 in right of payment; or

(ii) is subordinate in right of payment to the Notes (or the applicable Subsidiary Guarantee), then the guarantee of such Guaranteed Indebtedness shall be subordinated in right of payment to the Subsidiary Guarantee issued pursuant to this Section 4.14 at least to the extent that the Guaranteed Indebtedness is subordinated to the Notes (or the applicable Subsidiary Guarantee).

SECTION 4.15. Reports to Holders . (a) Whether or not Parent is then required to file reports with the SEC, Parent shall file with the SEC all such reports and other information as it would be required to file with the SEC by Sections 13(a) or 15(d) under the Exchange Act (including giving effect to any extension period under Rule 12b-25 under the Exchange Act) if it was subject thereto; provided , however , that, if filing such documents by Parent with the SEC is not permitted under the Exchange Act, Parent (i) shall, within 15 days after the time Parent would be required to file such information with the SEC if it were subject to Section 13 or 15(d) under the Exchange Act (including giving effect to any extension period under Rule 12b-25 under the Exchange Act), provide such documents and reports to the Trustee and upon written request supply copies of such documents and reports to any Holder (which in each case may be delivered pursuant to applicable Depository procedures) and (ii) shall post such documents and reports on a website (which may be non-public) to which any Holder, prospective investors that certify that they are qualified institutional buyers, institutional accredited investors or able to acquire the Notes in reliance on Regulation S under the Securities Act, securities analysts and market makers are given access; provided , however , that the Trustee shall have no liability whatsoever to determine if such materials have been so posted. Delivery of such information, documents and reports to the Trustee is for informational purposes only and the Trustee’s receipt of such shall not constitute constructive notice of any information contained therein or determinable from information contained therein, including the Issuers’ compliance with any of its covenants hereunder (as to which the Trustee is entitled to rely exclusively on Officer’s Certificates).

The availability of the foregoing materials on the SEC’s EDGAR service (or any successor thereto) shall be deemed to satisfy Parent’s obligations to furnish such materials to the Trustee or the Holders; provided , however , that the Trustee shall have no obligation whatsoever to determine whether or not such information, documents or reports have been filed pursuant to the EDGAR service (or its successor).

In the event that another parent entity of the Issuers becomes a Guarantor of the Notes, the obligations to furnish the reports and other information described above may be satisfied by furnishing such reports filed by, or such information of, such other parent Guarantor, and the availability of such other parent Guarantor’s information on the SEC’s EDGAR service (or any successor thereto) shall be deemed to satisfy such obligations; provided, however, that the Trustee shall have no liability whatsoever to determine if such materials have been so posted.

(b) So long as not prohibited by the SEC, at any time that either (x) one or more Subsidiaries of Parent is an Unrestricted Subsidiary or (y) Parent holds directly any material assets (including Capital Stock) other than the Capital Stock of the Issuers and, in either case, such Unrestricted Subsidiary or other assets taken together would represent 5% or more of the Total Assets of Parent and its Subsidiaries as of the latest quarterly financial statements, then the quarterly and annual financial information required by this Section 4.15 will include a reasonably detailed presentation, either in “Management’s Discussion and Analysis of Financial Condition and Results of Operations” or any other comparable section, of the financial condition and results of operations of the Issuers and their Restricted Subsidiaries separate from the financial condition and results of operations of such Unrestricted Subsidiaries and other material assets of Parent.

 

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(c) Parent shall also, within a reasonably prompt period of time following the disclosure of the annual and quarterly information required above, conduct a conference call with respect to such information and results of operations for the relevant reporting period; provided that the foregoing obligation shall be satisfied to the extent such conference call, to which Holders have access, is conducted with Parent’s public stockholders. No fewer than three Business Days prior to the later of (i) the disclosure of the annual, quarterly and periodic information required above and (ii) the date of the conference call required to be held in accordance with the preceding sentence, Parent shall issue a press release to the appropriate internationally recognized wire services announcing the date that such information will be available and the time and date of such conference call.

(d) Notwithstanding anything herein to the contrary, Parent will not be deemed to have failed to comply with any of its obligations under this Section 4.15 for purposes of Section 6.01(4) until 30 days after the date any report is required to be filed or provided pursuant to this Section 4.15 .

SECTION 4.16. Suspension of Covenants . During a Suspension Period, Parent and its Restricted Subsidiaries shall not be subject to Sections 4.08 , 4.09 , 4.10 , 4.11 , 4.12 , 4.13 , 4.14 and 5.01(a)(3) . All other provisions of this Indenture shall apply at all times during any Suspension Period so long as any Notes remain outstanding hereunder.

Suspension Period ” means any period (1) beginning on the date that:

(A) the Notes have Investment Grade Status;

(B) no Default or Event of Default has occurred and is continuing; and

(C) the Issuers have delivered an Officer’s Certificate to the Trustee certifying that the conditions set forth in clauses (A) and (B) above are satisfied;

and (2) ending on the date (the “ Reversion Date ”) that the Notes cease to have Investment Grade Status.

During a Suspension Period, Parent’s Board of Directors may not designate any of its Subsidiaries as Unrestricted Subsidiaries pursuant to the definition of “Unrestricted Subsidiary.”

On each Reversion Date, all Indebtedness, Liens and dividend and other payment restrictions Incurred during the Suspension Period prior to such Reversion Date will be deemed to have been outstanding on the Issue Date.

On each Reversion Date, calculations under the reinstated Section 4.09 will be made as if Section 4.09 had been in effect since the Issue Date; provided that no Default or Event of Default will be deemed to have occurred solely by reason of a Restricted Payment made while that covenant was suspended; provided further , that the amount available to be made as a Restricted Payment shall not be reduced to below zero solely as a result of Restricted Payments made during the Suspension Period but may be reduced to below zero as a result of negative cumulative Funds from Operations during the Suspension Period for the purpose of Section 4.09(a)(C)(i) .

For purposes of Section 4.11 , on each Reversion Date, the unutilized Excess Proceeds shall be reset to zero.

No Default or Event of Default will be deemed to have occurred on the Reversion Date (or thereafter) under any Suspended Covenant solely as a result of any actions taken by Parent of any of its Restricted Subsidiaries, or events occurring, during the Suspension Period. For purposes of Section 4.10 , if the Issuers and their Restricted Subsidiaries are not in compliance with Section 4.10 as of a Reversion Date, no Default or Event of Default will be deemed to have occurred unless such noncompliance continues for 120 days following the Reversion Date, provided that neither the Issuers nor any of their Restricted Subsidiaries shall Incur any Secured Indebtedness until such time that the requirements of Section 4.10 have been satisfied.

 

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SECTION 4.17. Spin-Off Transactions . Notwithstanding any of the covenants or obligations of Parent, the Issuers or any of Parent’s Restricted Subsidiaries pursuant to this Article Four and Section 5.01 , any action taken by any of Parent, the Issuers or any of Parent’s Restricted Subsidiaries in connection with or incidental to the consummation of the Spin-Off and other Transactions shall be permitted under those covenants and obligations without restriction.

SECTION 4.18. Limitations on the Activities of Capital Corp . Capital Corp will not hold any material assets, become liable for any material obligations or engage in any significant business activities; provided that Capital Corp may be a co-obligor or guarantor with respect to Indebtedness if the Partnership is an obligor on such Indebtedness and the net proceeds of such Indebtedness are received by (or applied at the direction of) the Partnership, Capital Corp or one or more Subsidiary Guarantors. At any time after the Partnership becomes a corporation by conversion, merger or otherwise, Capital Corp may consolidate or merge with or into the Partnership or any Restricted Subsidiary of Parent (without such Restricted Subsidiary becoming a co-obligor in respect of the Notes).

ARTICLE FIVE

Successor Corporation

SECTION 5.01. Consolidation, Merger and Sale of Assets . (a) None of Parent, General Partner, nor either of the Issuers will consolidate with or merge with or into, or sell, convey, transfer or otherwise dispose of all or substantially all of its and its Restricted Subsidiaries’ (taken as a whole) property and assets (as an entirety or substantially an entirety in one transaction or a series of related transactions) to, any Person or permit any Person to merge with or into Parent, General Partner or an Issuer, as applicable, unless:

(1) Parent, General Partner or such Issuer, as applicable, shall be the continuing Person, or the Person (if other than Parent, General Partner or such Issuer, as applicable) formed by such consolidation or into which Parent, General Partner or such Issuer, as applicable, is merged or that acquired such property and assets of Parent, General Partner or such Issuer, as applicable shall be a corporation, limited liability company, partnership (including a limited partnership) or trust organized and existing under the laws of the United States of America or any state or jurisdiction thereof and shall expressly assume, by a supplemental indenture, executed and delivered to the Trustee, all of the obligations of Parent, General Partner or such Issuer, as applicable, under its Note Guarantee (in the case of Parent or General Partner) and under this Indenture ( provided , however , that Capital Corp may not consolidate or merge with or into any Person other than a corporation satisfying such requirement so long as the Partnership is not a corporation);

(2) immediately after giving effect to such transaction or transactions on a pro forma basis (and treating any Indebtedness that becomes an obligation of the resulting, surviving or transferee Person as a result of such transaction as having been issued by such Person at the time of such transaction), no Default or Event of Default shall have occurred and be continuing;

(3) immediately after giving effect to such transaction and any related financing transactions (including the application of the proceeds thereof) as if the same had occurred at the beginning of the applicable Four Quarter Period, on a pro forma basis, (A) either (x) the Issuers and their Restricted Subsidiaries, or any Person becoming the successor obligor of the Notes, as the case may be, would be permitted to Incur at least $1.00 of additional Indebtedness pursuant Section 4.08(a) or (y) the ratio referred to in Section 4.08(a)  would be equal to or less than such ratio immediately prior to such merger, consolidation or other acquisition, (B) the Issuers and their Restricted Subsidiaries, or any Person becoming the successor obligor of the Notes, as the case may be, would be permitted to Incur at least $1.00 of additional Indebtedness pursuant to Section 4.08(b) or (y) the ratio referred to in Section 4.08(b)  would be equal to or less than such ratio immediately prior to such merger, consolidation or other acquisition and (C) either (x) the Issuers and the Subsidiary Guarantors, or any Person becoming the successor obligor of the Notes, as the case may be, would be permitted to Incur at least $1.00 of additional Indebtedness pursuant to Section 4.08(c) or (y) the ratio referred to in Section 4.08(c)  would be equal to or greater than such ratio immediately prior to such merger, consolidation or other acquisition; and

 

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(4) Parent, General Partner or such Issuer, as applicable, delivers to the Trustee an Officer’s Certificate and an Opinion of Counsel, in each case stating that such consolidation, merger or transfer and such supplemental indenture complies with this Section 5.01 and that all conditions precedent provided for herein relating to such transaction have been complied with and, with respect to the Opinion of Counsel, that the supplemental indenture constitutes a valid and binding obligation enforceable against Parent, General Partner or such Issuer, as applicable, or the Person (if other than Parent, General Partner or such Issuer, as applicable) formed by such consolidation or into which Parent, General Partner or such Issuer, as applicable, is merged or that acquired all or substantially all of Parent’s, General Partner’s or such Issuer’s and their Restricted Subsidiaries’ property and assets;

provided , however , that clause (3) above does not apply (x) if the principal purpose of such transaction is to change the state of domicile or incorporation of Parent or to form or collapse a holding company structure or to convert Parent, General Partner or such Issuer, as applicable, into a corporation, partnership, limited partnership, limited liability company or trust organized under the laws of the jurisdiction of organization of Parent or under the laws of the United States, any state thereof or the District of Columbia ( provided , however , that Capital Corp may not consolidate or merge with or into any Person other than a corporation satisfying such requirement so long as the Partnership is not a corporation) or (y) to a consolidation or merger or sale, conveyance, transfer or other disposition of all or substantially all of Parent’s, General Partner’s or such Issuer’s and their Restricted Subsidiaries’ (taken as a whole) property and assets to a Wholly Owned Restricted Subsidiary of Parent that is a Subsidiary Guarantor; provided further , however , that any such transaction shall not have as one of its purposes the evasion of the foregoing limitations.

(b) Except as provided in Sections 10.04(a) and (b) , Parent shall not permit any Subsidiary Guarantor to consolidate with or merge with or into, or convey or transfer, in one transaction or a series of transactions, all or substantially all of its assets to any Person unless:

(1) the resulting, surviving or transferee Person (if not such Subsidiary) shall be a Person organized and existing under the laws of the jurisdiction under which such Subsidiary Guarantor was organized or under the laws of the United States of America, or any State thereof or the District of Columbia, and such Person shall expressly assume, by a supplemental indenture, all the obligations of such Subsidiary Guarantor, if any, under its Subsidiary Guarantee;

(2) immediately after giving effect to such transaction or transactions on a pro forma basis (and treating any Indebtedness that becomes an obligation of the resulting, surviving or transferee Person as a result of such transaction as having been issued by such Person at the time of such transaction), no Default or Event of Default shall have occurred and be continuing; and

(3) Parent delivers to the Trustee an Officer’s Certificate and an Opinion of Counsel, each stating that such consolidation, merger or transfer and such supplemental indenture, if any, complies with this Indenture and, with respect to the Opinion of Counsel, that the supplemental indenture constitutes a valid and binding obligation enforceable against the Issuers, the Subsidiary Guarantors, Parent and the surviving Persons.

(c) Notwithstanding the foregoing:

(1) an Issuer or any Guarantor may consolidate or merge with or into, or sell, convey, transfer or otherwise dispose of all of its property and assets to, an Issuer or another Guarantor;

(2) any Restricted Subsidiary of Parent that is not an Issuer or a Subsidiary Guarantor may consolidate or merge with or into, or sell, convey, transfer or otherwise dispose of all of its property and assets to, Parent or any of its Restricted Subsidiaries; and

(3) any Restricted Subsidiary of Parent may (i) merge with an Affiliate of Parent or a Restricted Subsidiary of Parent if the principal purpose of such transaction is to change the state of domicile or incorporation of such Restricted Subsidiary or to form or collapse a holding company structure or (ii) convert into a corporation, partnership, limited partnership, limited liability company or trust organized under the laws of the jurisdiction of organization of such Restricted Subsidiary or under the laws of the United States, any state thereof or the District of Columbia.

 

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(d) Upon any such consolidation, combination or merger of an Issuer or a Guarantor, or any such sale, conveyance, transfer or other disposition of all or substantially all of the assets of an Issuer in accordance with this Section 5.01 , in which such Issuer or such Guarantor is not the continuing obligor under the Notes or its Note Guarantee, the surviving entity formed by such consolidation or into which such Issuer or such Guarantor is merged or the entity to which the sale, conveyance, transfer or other disposition is made shall succeed to, and be substituted for, and may exercise every right and power of, such Issuer or such Guarantor under this Indenture and, the Notes and the Note Guarantees with the same effect as if such surviving entity had been named therein as such Issuer or such Guarantor and such Issuer or such Guarantor, as the case may be, shall be released from the obligation to pay the principal of and interest on the Notes or in respect of its Note Guarantee, as the case may be, and all of such Issuer’s or such Guarantor’s other obligations and covenants under the Notes, this Indenture and its Note Guarantee, if applicable.

(e) Notwithstanding any of the foregoing, (1) the Transactions and any other transaction entered into in connection with and for purposes of effecting the Spin-Off shall not be subject to this Section 5.01 , and (2) for the avoidance of doubt, the lease of all or substantially all of the assets or real estate assets of Parent and its Restricted Subsidiaries (taken as a whole) or of any of its Restricted Subsidiaries shall not be subject to this Section 5.01 .

ARTICLE SIX

Default and Remedies

SECTION 6.01. Events of Default . Each of the following is an “Event of Default”:

(1) default in the payment of principal of, or premium, if any, on any Note when they are due and payable at maturity, upon acceleration, redemption or otherwise;

(2) default in the payment of interest on any Note when due and payable, and such default continues for a period of 30 days;

(3) default in the performance or breach of the provisions under Section 5.01 or the failure by the Issuers to make or consummate an Offer to Purchase in accordance with Section 4.07 or Section 4.11 ;

(4) Parent defaults in the performance of or breaches any other covenant or agreement of Parent in this Indenture or under the Notes (other than a default specified in clause (1), (2) or (3) above) and such default or breach continues for 60 consecutive days after written notice by the Trustee or the Holders of 25% or more in aggregate principal amount of the Notes;

(5) there occurs with respect to any issue or issues of Indebtedness of Parent or any Significant Subsidiary of Parent,

(i) an event of default that has caused the Holder thereof to declare such Indebtedness to be due and payable prior to its Stated Maturity and such Indebtedness has not been discharged in full or such acceleration has not been rescinded or annulled within 30 days of such acceleration (the “ accelerated debt ”), and/or

(ii) the failure to make a principal payment at the final (but not any interim) fixed maturity of such Indebtedness and such defaulted payment shall not have been made, waived or extended within 30 days of such payment default (the “ payment default debt ”); and

(iii) in each case, the aggregate principal amount of such accelerated debt and payment default debt exceeds $25.0 million.

 

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(6) any final and non-appealable judgment or order (not covered by insurance) for the payment of money shall be rendered against Parent or any Significant Subsidiary of Parent and shall not be paid or discharged for a period of 60 consecutive days following entry of such final judgment or order and during such 60-day period a stay of enforcement of such final judgment or order, by reason of a pending appeal or otherwise, shall not be in effect, and the aggregate amount for such unpaid or undischarged final judgments shall exceed $25.0 million;

(7) a court of competent jurisdiction enters a decree or order for:

(i) relief in respect of Parent or any Significant Subsidiary of Parent in an involuntary case under any applicable Bankruptcy Law now or hereafter in effect,

(ii) appointment of a receiver, liquidator, assignee, custodian, trustee, sequestrator or similar official of Parent or any Significant Subsidiary of Parent or for all or substantially all of the property and assets of Parent or any Significant Subsidiary of Parent, or

(iii) the winding up or liquidation of the affairs of Parent or any Significant Subsidiary of Parent and, in each case, such decree or order shall remain unstayed and in effect for a period of 60 consecutive days; or

(8) Parent or any Significant Subsidiary of Parent:

(i) commences a voluntary case under any applicable Bankruptcy Law now or hereafter in effect, or consents to the entry of an order for relief in an involuntary case under such law,

(ii) consents to the appointment of or taking possession by a receiver, liquidator, assignee, custodian, trustee, sequestrator or similar official of Parent or such Significant Subsidiary or for all or substantially all of the property and assets of Parent or such Significant Subsidiary or

(iii) effects any general assignment for the benefit of its creditors.

SECTION 6.02. Acceleration . If an Event of Default (other than an Event of Default specified in clause (7) or (8) of Section 6.01 that occurs with respect to Parent or the Issuers) occurs and is continuing under this Indenture, the Trustee or the Holders of at least 25% in aggregate principal amount of the Notes then outstanding, by written notice to the Issuers (and to the Trustee if such notice is given by the Holders), may, and the Trustee at the request of the Holders of at least 25% in aggregate principal amount of the Notes then outstanding shall, declare the principal of, premium, if any, and accrued interest on the Notes to be immediately due and payable. Upon a declaration of acceleration, such principal of, premium, if any, and accrued interest shall be immediately due and payable. In the event of a declaration of acceleration because an Event of Default set forth in clause (5) of Section 6.01 has occurred and is continuing, such declaration of acceleration shall be automatically rescinded and annulled if the event triggering such Event of Default pursuant to clause (5) of Section 6.01 shall be remedied or cured by Parent or the relevant Significant Subsidiary or waived by the holders of the relevant Indebtedness within 60 days after the declaration of acceleration

with respect thereto.

If an Event of Default specified in clause (7) or (8) of Section 6.01 occurs with respect to Parent or the Issuers, the principal of, premium, if any, and accrued interest on the Notes then outstanding shall automatically become and be immediately due and payable without any declaration or other act on the part of the Trustee or any Holder. The Holders of at least a majority in principal amount of the outstanding Notes (including, without limitation, consents obtained in connection with a purchase of, or tender offer or exchange offer for, Notes) by written notice to the Issuers and to the Trustee, may waive all past defaults (other than a payment default as described under Section 9.02(b)(6) ) and rescind and annul a declaration of acceleration and its consequences if:

 

  (x) all existing Events of Default, other than the nonpayment of the principal of, premium, if any, and interest on the Notes that have become due solely by such declaration of acceleration, have been cured or waived; and

 

  (y) the rescission would not conflict with any judgment or decree of a court of competent jurisdiction.

 

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No such rescission shall affect any subsequent Default or impair any right consequent thereto.

SECTION 6.03. Other Remedies . If a Default occurs and is continuing, the Trustee may pursue any available remedy by proceeding at law or in equity to collect the payment of principal of, or interest on, the Notes or to enforce the performance of any provision of the Notes or this Indenture.

The Trustee may maintain a proceeding even if it does not possess any of the Notes or does not produce any of them in the proceeding. A delay or omission by the Trustee or any Holder in exercising any right or remedy accruing upon a Default shall not impair the right or remedy or constitute a waiver of or acquiescence in the Default. No remedy is exclusive of any other remedy. All available remedies are cumulative to the extent permitted by law.

SECTION 6.04. Waiver of Past Defaults . Subject to Sections 2.09 , 6.07 and 9.02 , the Holders of a majority in principal amount of the outstanding Notes (which may include consents obtained in connection with a tender offer or exchange offer of Notes) by written notice to the Trustee may waive an existing Default and its consequences, other than a payment default as described under Section 9.02(b)(6) . The Issuers shall deliver to the Trustee an Officer’s Certificate stating that the requisite percentage of Holders have consented to such waiver and attaching copies of such consents. When a Default is waived, it is cured and ceases.

SECTION 6.05. Control by Majority . The Holders of at least a majority in aggregate principal amount of the outstanding Notes may direct the time, method and place of conducting any proceeding for any remedy available to the Trustee or exercising any trust or power conferred on the Trustee. Subject to Section 7.01 , however, the Trustee may refuse to follow any direction that conflicts with law or this Indenture, that may involve the Trustee in personal liability, or that the Trustee determines in good faith may be unduly prejudicial to the rights of Holders not joining in the giving of such direction received from the Holders and may take any other action it deems proper that is not inconsistent with any such direction received from the Holders.

In the event the Trustee takes any action or follows any direction pursuant to this Indenture, the Trustee shall be entitled to indemnification satisfactory to it from each of Parent, the Issuers and the Guarantors against any loss or expense caused by taking such action or following such direction.

SECTION 6.06. Limitation on Suits . No Holder shall have any right to institute any proceeding with respect to this Indenture or for any remedy thereunder, unless:

(1) the Holder gives the Trustee written notice of a continuing Event of Default;

(2) the Holders of at least 25% in aggregate principal amount of outstanding Notes make a written request to the Trustee to pursue the remedy;

(3) such Holder or Holders offer the Trustee indemnity satisfactory to the Trustee against any costs, liability or expense;

(4) the Trustee does not comply with the request within 60 days after receipt of the request and the offer of indemnity; and

(5) during such 60-day period, the Holders of a majority in aggregate principal amount of the outstanding Notes do not give the Trustee a direction that is inconsistent with the request.

 

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However, such limitations do not apply to the right of any Holder of a Note to receive payment of the principal of, premium, if any, or interest on, such Note or to bring suit for the enforcement of any such payment on or after the due date expressed in the Notes, which right shall not be impaired or affected without the consent of the Holder.

A Holder may not use this Indenture to prejudice the rights of another Holder or to obtain a preference or priority over such other Holder (it being understood that the Trustee does not have an affirmative duty to ascertain whether or not such actions or forbearances are unduly prejudicial to such Holders).

SECTION 6.07. Rights of Holders To Receive Payment . Notwithstanding any other provision of this Indenture, the right of any Holder to receive payment of principal of and premium, if any, and interest on, a Note, on or after the respective due dates therefor, or to bring suit for the enforcement of any such payment on or after such respective dates, shall not be impaired or affected without the consent of the Holder.

SECTION 6.08. Collection Suit by Trustee . If a Default in payment of principal or interest specified in Section 6.01(1) or (2)  occurs and is continuing, the Trustee may recover judgment in its own name and as trustee of an express trust against the Issuers or any other obligor on the Notes for the whole amount of principal and accrued interest and fees remaining unpaid, together with interest on overdue principal and, to the extent that payment of such interest is lawful, interest on overdue installments of interest, in each case at the rate per annum borne by the Notes and such further amount as shall be sufficient to cover the costs and expenses of collection, including the reasonable compensation, expenses, disbursements and advances of the Trustee, its agents and counsel.

SECTION 6.09. Trustee May File Proofs of Claim . The Trustee may file such proofs of claim and other papers or documents as may be necessary or advisable in order to have the claims of the Trustee (including any claim for the compensation, expenses, disbursements and advances of the Trustee, its agents and counsel) and the Holders allowed in any judicial proceedings relating to the Issuers, their creditors or their property and shall be entitled and empowered to collect and receive any monies or other property payable or deliverable on any such claims and to distribute the same, and any custodian in any such judicial proceedings is hereby authorized by each Holder to make such payments to the Trustee and, in the event that the Trustee shall consent to the making of such payments directly to the Holders, to pay to the Trustee any amount due to it for the compensation, expenses, disbursements and advances of the Trustee, its agent and counsel, and any other amounts due the Trustee under Section 7.07 . Nothing herein contained shall be deemed to authorize the Trustee to authorize or consent to or accept or adopt on behalf of any Holder any plan of

reorganization, arrangement, adjustment or composition affecting the Notes or the rights of any Holder thereof, or to authorize the Trustee to vote in respect of the claim of any Holder in any such proceeding. The Trustee shall be entitled to participate as a member of any official committee of creditors in the matters as it deems necessary or advisable.

SECTION 6.10. Priorities . If the Trustee collects any money or property pursuant to this Article Six, it shall pay out the money or property in the following order:

First: to the Trustee for amounts due under Section 7.07 ;

Second: to Holders for interest accrued on the Notes, ratably, without preference or priority of any kind, according to the amounts due and payable on the Notes for interest;

Third: to Holders for principal amounts due and unpaid on the Notes, ratably, without preference or priority of any kind, according to the amounts due and payable on the Notes for principal; and

Fourth: to the Issuers or, if applicable, the Guarantors, as their respective interests may appear.

The Trustee may fix a record date and payment date for any payment to Holders pursuant to this Section 6.10 .

 

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SECTION 6.11. Undertaking for Costs . In any suit for the enforcement of any right or remedy under this Indenture or in any suit against the Trustee for any action taken or omitted by it as Trustee, a court in its discretion may require the filing by any party litigant in the suit of an undertaking to pay the costs of the suit, and the court in its discretion may assess reasonable costs, including reasonable attorneys’ fees and expenses, against any party litigant in the suit, having due regard to the merits and good faith of the claims or defenses made by the party litigant. This Section 6.11 does not apply to a suit by the Trustee, a suit by a Holder pursuant to Section 6.07 , or a suit by a Holder or Holders of more than 10% in principal amount of the outstanding Notes.

SECTION 6.12. Restoration of Rights and Remedies . If the Trustee or any Holder has instituted any proceeding to enforce any right or remedy under this Indenture and such proceeding has been discontinued or abandoned for any reason, or has been determined adversely to the Trustee or to such Holder, then and in every such case, subject to any determination in such proceedings or any other proceedings, the Issuers, the Trustee and the Holders shall be restored severally and respectively to their former positions hereunder and thereafter all rights and remedies hereunder of the Trustee and the Holders shall continue as though no such proceeding has been instituted.

ARTICLE SEVEN

Trustee

SECTION 7.01. Duties of Trustee . (a) If a Default has occurred and is continuing, the Trustee shall exercise such of the rights and powers vested in it by this Indenture and use the same degree of care and skill in their exercise as a prudent person would exercise or use under the circumstances in the conduct of his or her own affairs.

(b) Except during the continuance of a Default:

(1) The Trustee need perform only those duties as are specifically set forth herein or in the Trust Indenture Act and no duties, covenants, responsibilities or obligations shall be implied in this Indenture against the Trustee.

(2) In the absence of bad faith on its part, the Trustee may conclusively rely, as to the truth of the statements and the correctness of the opinions expressed therein, upon certificates (including Officer’s Certificates) or opinions (including Opinions of Counsel) furnished to the Trustee and conforming to the requirements of this Indenture. However, in the case of any such certificates or opinions which by any provision hereof are specifically required to be furnished to the Trustee, the Trustee shall examine the certificates and opinions to determine whether or not they conform to the requirements of this Indenture (but need not confirm or investigate the accuracy of mathematical calculations or other facts stated therein).

(c) Notwithstanding anything to the contrary herein, the Trustee may not be relieved from liability for its own negligent action, its own negligent failure to act, or its own willful misconduct, except that:

(1) This paragraph does not limit the effect of Section 7.01(b) .

(2) The Trustee shall not be liable for any error of judgment made in good faith by a Responsible Officer, unless it is proved that the Trustee was negligent in ascertaining the pertinent facts.

(3) The Trustee shall not be liable with respect to any action it takes or omits to take in good faith in accordance with a direction received by it pursuant to Section 6.05 .

(d) No provision of this Indenture shall require the Trustee to expend or risk its own funds or otherwise incur any financial liability in the performance of any of its duties hereunder or to take or omit to take any action under this Indenture or take any action at the request or direction of Holders if it shall have reasonable grounds for believing that repayment of such funds or adequate indemnity against such risk or liability is not assured to it.

(e) Whether or not therein expressly so provided, every provision of this Indenture that in any way relates to the Trustee is subject to this Section 7.01 .

 

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(f) The Trustee shall not be liable for interest on any money received by it except as the Trustee may agree in writing with the Issuers. Money held in trust by the Trustee need not be segregated from other funds except to the extent required by law or unless otherwise agreed in writing with the Issuers.

(g) In the absence of bad faith, negligence or willful misconduct on the part of the Trustee, the Trustee shall not be responsible for the application of any money by any Paying Agent other than the Trustee.

SECTION 7.02. Rights of Trustee .

Subject to Section 7.01 :

(a) The Trustee may rely conclusively on any resolution, certificate (including any Officer’s Certificate), statement, instrument, opinion (including any Opinion of Counsel), notice, request, direction, consent, order, bond, debenture or other paper or document believed by it to be genuine and to have been signed or presented by the proper Person. The Trustee need not investigate any fact or matter stated in the document.

(b) Before the Trustee acts or refrains from acting, it may require an Officer’s Certificate and an Opinion of Counsel, which shall conform to the provisions of Section 11.05 . The Trustee shall not be liable for any action it takes or omits to take in good faith in reliance on such Officer’s Certificate or Opinion of Counsel.

(c) The Trustee may act through its attorneys and agents and shall not be responsible for the misconduct or negligence of any agent (other than an agent who is an employee of the Trustee) appointed with due care.

(d) The Trustee shall not be liable for any action it takes or omits to take in good faith which it reasonably believes to be authorized or within its rights or powers under this Indenture.

(e) The Trustee may consult with counsel of its selection and the advice or opinion of such counsel as to matters of law shall be full and complete authorization and protection from liability in respect of any action taken, omitted or suffered by it hereunder in good faith and in accordance with the advice or opinion of such counsel.

(f) The Trustee shall be under no obligation to exercise any of the rights or powers vested in it by this Indenture at the request, order or direction of any of the Holders pursuant to the provisions of this Indenture, unless such Holders shall have offered to the Trustee security or indemnity satisfactory to it against the costs, expenses and liabilities which may be incurred therein or thereby.

(g) The Trustee shall not be bound to make any investigation into the facts or matters stated in any resolution, certificate (including any Officer’s Certificate), statement, instrument, opinion (including any Opinion of Counsel), notice, request, direction, consent, order, bond, debenture, or other paper or document, but the Trustee, in its discretion, may make such further inquiry or investigation into such facts or matters as it may see fit and, if the Trustee shall determine to make such further inquiry or investigation, it shall be entitled, upon reasonable notice to the Issuers, to examine the books, records, and premises of the Issuers, personally or by agent or attorney at the sole cost of the Issuers and shall incur no liability or additional liability of any kind by reason of such inquiry or investigation.

(h) The Trustee shall not be required to give any bond or surety in respect of the performance of its powers and duties hereunder.

(i) The permissive rights of the Trustee to do things enumerated in this Indenture shall not be construed as duties.

(j) Except with respect to Sections 4.01 and 4.05 , the Trustee shall have no duty to inquire as to the performance of the Issuers with respect to the covenants contained in Article Four. In addition, the Trustee shall not be deemed to have knowledge of an Event of Default except (i) if the Trustee is the Paying Agent, any Default or Event of Default occurring pursuant to Section 4.01 , 6.01(1) or 6.01(2) or (ii) any Default or Event of Default actually known to a Responsible Officer.

 

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(k) The rights, privileges, protections, immunities and benefits given to the Trustee, including its right to be indemnified, are extended to, and shall be enforceable by, the Trustee in each of its capacities hereunder, and to each agent, custodian and other Person employed to act hereunder.

(l) In no event shall the Trustee be responsible or liable for special, indirect, punitive or consequential loss or damage of any kind whatsoever (including, but not limited to, loss of profit) irrespective of whether the Trustee has been advised of the likelihood of such loss or damage and regardless of the form of action.

(m) The Trustee may request that the Issuers deliver a certificate setting forth the names of individuals and/or titles of officers authorized at such time to take specified actions pursuant to this Indenture; provided , however , that the Issuers shall not be required to deliver such certificate if an accurate certificate setting forth the names of authorized individuals and/or titles of officers is on file with the Trustee.

SECTION 7.03. Individual Rights of Trustee . The Trustee in its individual or any other capacity may become the owner or pledgee of Notes and may otherwise deal with the Issuers, their Subsidiaries or their respective Affiliates with the same rights it would have if it were not Trustee. Any Agent may do the same with like rights. However, the Trustee shall comply with Sections 7.10 and 7.11 .

SECTION 7.04. Trustee’s Disclaimer . The Trustee shall not be responsible for and makes no representation as to the validity or adequacy of this Indenture or the Notes, it shall not be accountable for the Issuers’ use of the proceeds from the Notes, and it shall not be responsible for any statement of the Issuers in this Indenture or any document issued in connection with the sale of Notes or any statement in the Notes other than the Trustee’s certificate of authentication. The Trustee makes no representations with respect to the effectiveness or adequacy of this Indenture.

SECTION 7.05. Notice of Default . If a Default occurs and is continuing and is deemed to be known to the Trustee pursuant to Section 7.02(j) , the Trustee shall give to each Holder notice of the uncured Default within 60 days after such Default occurs. Except in the case of a Default in payment of principal of, or interest on, any Note, including an accelerated payment and the failure to make a payment on a Payment Date pursuant to an Offer to Purchase or a Default in complying with the provisions of Article Five, the Trustee may withhold the notice if and so long as it in good faith determines that withholding the notice is in the interest of the Holders.

SECTION 7.06. Reports by Trustee to Holders . Within 60 days after each December 1, beginning with December 1, 2014, the Trustee shall, to the extent that any of the events described in Trust Indenture Act § 313(a) occurred within the previous twelve months, but not otherwise, give to each Holder a brief report dated as of such date that complies with Trust Indenture Act § 313(a). The Trustee also shall comply with Trust Indenture Act §§ 313(b), 313(c) and 313(d).

A copy of each report at the time of its giving to Holders shall be given to the Issuers and filed with the SEC and each securities exchange, if any, on which the Notes are listed.

The Issuers shall promptly notify the Trustee in writing if the Notes become listed on any securities exchange or of any delisting thereof and the Trustee shall comply with Trust Indenture Act § 313(d).

SECTION 7.07. Compensation and Indemnity . The Issuers shall pay to the Trustee from time to time such compensation as the Issuers and the Trustee shall from time to time agree in writing for its services hereunder. The Trustee’s compensation shall not be limited by any law on compensation of a trustee of an express trust. The Issuers shall reimburse the Trustee upon request for all reasonable disbursements, expenses and advances (including reasonable fees and expenses of counsel) incurred or made by it in addition to the compensation for its services, except any such disbursements, expenses and advances as may be attributable to the Trustee’s negligence, bad faith or willful misconduct. Such expenses shall include the reasonable fees and expenses of the Trustee’s agents and counsel.

 

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The Issuers shall indemnify each of the Trustee or any predecessor Trustee and its agents for, and hold them harmless against, any and all loss, damage, claims including taxes (other than taxes based upon, measured by or determined by the income of the Trustee), liability or expense incurred by them except for such actions to the extent caused by any negligence, bad faith or willful misconduct on their part, arising out of or in connection with the acceptance or administration of this trust including the reasonable costs and expenses of defending themselves against or investigating any claim or liability in connection with the exercise or performance of any of the Trustee’s rights, powers or duties hereunder. The Trustee shall notify the Issuers promptly of any claim asserted against the Trustee or any of its agents for which it may seek indemnity. The Issuers may, subject to the approval of the Trustee (which approval shall not be unreasonably withheld), defend the claim and the Trustee shall cooperate in the defense. The Trustee and its agents subject to the claim may have separate counsel and the Issuers shall pay the reasonable fees and expenses of such counsel; provided, however , that the Issuers shall not be required to pay such fees and expenses if, subject to the approval of the Trustee (which approval shall not be unreasonably withheld), (a) they assume the Trustee’s defense, (b) there is no conflict of interest between the Issuers and the Trustee and its agents subject to the claim in connection with such defense as determined by the Trustee, (c) there are no legal defenses available to the Trustee that are different from or that are in addition to those available to the Issuers, and (d) if all parties commonly represented agree as to the action (or inaction) of counsel. The Issuers need not pay for any settlement made without their written consent. The Issuers need not reimburse any expense or indemnify against any loss or liability to the extent incurred by the Trustee through its negligence, bad faith or willful misconduct.

Notwithstanding anything to the contrary in this Indenture, to secure the Issuers’ payment obligations in this Section 7.07 , the Trustee shall have a Lien prior to the Notes against all money or property held or collected by the Trustee, in its capacity as Trustee, except money or property held in trust to pay principal and interest on particular Notes.

When the Trustee incurs expenses or renders services after a Default specified in Section 6.01(7) or 6.01(8) occurs, such expenses and the compensation for such services shall be paid to the extent allowed under any Bankruptcy Law.

Notwithstanding any other provision in this Indenture, the foregoing provisions of this Section 7.07 shall survive the satisfaction and discharge of this Indenture or the appointment of a successor Trustee.

SECTION 7.08. Replacement of Trustee . A resignation or removal of the Trustee and appointment of a successor Trustee shall become effective only upon the successor Trustee’s acceptance of appointment as provided in this Section 7.08 . The Trustee may resign with 60 days prior written notice by so notifying the Issuers in writing. The Holders of a majority in principal amount of the outstanding Notes may remove the Trustee by so notifying the Issuers and the Trustee and may appoint a successor Trustee. The Issuers may remove the Trustee if:

 

  (1) the Trustee fails to comply with Section 7.10 ;

 

  (2) the Trustee is adjudged a bankrupt or an insolvent;

 

  (3) a receiver or other public officer takes charge of the Trustee or its property; or

 

  (4) the Trustee becomes incapable of acting.

If the Trustee resigns or is removed or if a vacancy exists in the office of Trustee for any reason, the Issuers shall notify each Holder of such event and shall promptly appoint a successor Trustee. Within one year after the successor Trustee takes office, the Holders of a majority in principal amount of the Notes may appoint a successor Trustee to replace the successor Trustee appointed by the Issuers.

A successor Trustee shall deliver a written acceptance of its appointment to the retiring Trustee and to the Issuers. Immediately after that, the retiring Trustee shall transfer, after payment of all sums then owing to the Trustee pursuant to Section 7.07 , all property held by it as Trustee to the successor Trustee, subject to the Lien provided in Section 7.07 , the resignation or removal of the retiring Trustee shall become effective, and the successor Trustee shall have all the rights, powers and duties of the Trustee under this Indenture. A successor Trustee shall give notice of its succession to each Holder.

 

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If a successor Trustee does not take office within 60 days after the retiring Trustee resigns or is removed, the retiring Trustee, the Issuers or the Holders of at least 10% in principal amount of the outstanding Notes may petition any court of competent jurisdiction for the appointment of a successor Trustee at the expense of the Issuers.

If the Trustee fails to comply with Section 7.10 , any Holder may petition any court of competent jurisdiction for the removal of the Trustee and the appointment of a successor Trustee.

Notwithstanding replacement of the Trustee pursuant to this Section 7.08 , the Issuers’ obligations under Section 7.07 shall continue for the benefit of the retiring Trustee.

SECTION 7.09. Successor Trustee by Merger, Etc. If the Trustee consolidates with, merges or converts into, or transfers all or substantially all of its corporate trust business to, another corporation, the resulting, surviving or transferee corporation without any further act shall, if such resulting, surviving or transferee corporation is otherwise eligible hereunder, be the successor Trustee; provided that such corporation shall be otherwise qualified and eligible under this Article Seven.

SECTION 7.10. Eligibility; Disqualification . This Indenture shall always have a Trustee who satisfies the requirement of Trust Indenture Act §§ 310(a)(1), 310(a)(2) and 310(a)(5). The Trustee shall have a combined capital and surplus of at least $50.0 million as set forth in its most recent published annual report of condition. The Trustee shall comply with Trust Indenture Act § 310(b); provided, however , that there shall be excluded from the operation of Trust Indenture Act § 310(b)(1) any indenture or indentures under which other securities, or certificates of interest or participation in other securities, of the Issuers are outstanding, if the requirements for such exclusion set forth in Trust Indenture Act § 310(b)(1) are met. The provisions of Trust Indenture Act § 310 shall apply to the Issuers and any other obligor of the Notes.

SECTION 7.11. Preferential Collection of Claims Against the Issuers . The Trustee, in its capacity as Trustee hereunder, shall comply with Trust Indenture Act § 311(a), excluding any creditor relationship listed in Trust Indenture Act § 311(b). A Trustee who has resigned or been removed shall be subject to Trust Indenture Act § 311(a) to the extent indicated.

ARTICLE EIGHT

Discharge of Indenture; Defeasance

SECTION 8.01. Termination of the Issuers’ Obligations . The Issuers may terminate their obligations under the Notes and this Indenture and the obligations of the Guarantors under the Note Guarantees and this Indenture, and this Indenture shall cease to be of further effect, except those obligations referred to in the penultimate paragraph of this Section 8.01 , if:

(1) either

(A) all the Notes theretofore authenticated and delivered (except lost, stolen or destroyed Notes which have been replaced or paid and Notes for whose payment money has theretofore been deposited in trust or segregated and held in trust by the Issuers and thereafter repaid to the Issuers or discharged from such trust) have been delivered to the Trustee for cancellation; or

(B) all Notes not theretofore delivered to the Trustee for cancellation (1) have become due and payable or (2) will become due and payable within one year, or are to be called for redemption within one year, under arrangements reasonably satisfactory to the Trustee for the giving of notice of redemption by the Trustee in the name, and at the expense, of the Issuers, and the Issuers have irrevocably deposited or caused to be deposited with the Trustee funds in an amount sufficient to pay and discharge the entire Indebtedness on the Notes not theretofore

 

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delivered to the Trustee for cancellation, for principal of, premium, if any, and interest on the Notes to the date of maturity or redemption, as the case may be, together with irrevocable written instructions from the Issuers directing the Trustee to apply such funds to the payment thereof at maturity or redemption, as the case may be; provided that, with respect to any redemption pursuant to Section 5 of the Notes that requires the payment of the Applicable Premium, the Redemption Price deposited shall be sufficient for purposes of this Indenture to the extent that the Redemption Price so deposited with the Trustee is calculated using an amount equal to the Applicable Premium computed using the Adjusted Treasury Rate as of the third Business Day preceding the date of such deposit with the Trustee;

(2) the Issuers have paid all other sums then due and payable under this Indenture by Parent or the Issuers, and

(3) the Issuers have delivered to the Trustee an Officer’s Certificate and an Opinion of Counsel stating that all conditions precedent under this Indenture relating to the satisfaction and discharge of this Indenture have been complied with.

In the case of clause (B) of this Section 8.01 , and subject to the next sentence and notwithstanding the foregoing paragraph, the Issuers’ obligations in Sections 2.05 , 2.06 , 2.07 , 2.08 , 4.01 , 4.02 , 4.03 (as to legal existence of the Issuers only), 7.07 , 8.05 and 8.06 shall survive until the Notes are no longer outstanding pursuant to the last paragraph of Section 2.08 . After the Notes are no longer outstanding, the Issuers’ obligations in Sections 7.07 , 8.05 and 8.06 shall survive.

After such delivery or irrevocable deposit, the Trustee upon request shall acknowledge in writing the discharge of the Issuers’ obligations under the Notes and this Indenture except for those surviving obligations specified above.

SECTION 8.02. Legal Defeasance and Covenant Defeasance . (a) The Issuers may, at their option and at any time, elect to have either paragraph (b) or (c) below be applied to all outstanding Notes upon compliance with the conditions set forth in Section 8.03 .

(b) Upon the Issuers’ exercise under Section 8.02(a) hereof of the option applicable to this Section 8.02(b) , the Issuers and the Guarantors shall, subject to the satisfaction of the conditions set forth in Section 8.03 , be deemed to have been discharged from their obligations with respect to all outstanding Notes (including Note Guarantees) on the date the conditions set forth below are satisfied (hereinafter, “ Legal Defeasance ”). For this purpose, Legal Defeasance means that the Issuers and the Guarantors shall be deemed to have paid and discharged the entire Indebtedness represented by the outstanding Notes and Note Guarantees, which shall thereafter be deemed to be “outstanding” only for the purposes of Section 8.04 hereof and the other Sections of this Indenture referred to in (i) and (ii) below, and to have satisfied all its other obligations under such Notes and this Indenture and the Guarantors shall be deemed to have satisfied all of their obligations under the Note Guarantees and this Indenture (and the Trustee, on demand of and at the expense of the Issuers, shall execute proper instruments acknowledging the same), except for the following provisions which shall survive until otherwise terminated or discharged hereunder:

(i) the rights of Holders of outstanding Notes to receive, solely from the trust fund described in Section 8.04 , and as more fully set forth in such Section 8.04 , payments in respect of the principal of, premium, if any, and interest on such Notes when such payments are due;

(ii) the Issuers’ obligations with respect to such Notes concerning issuing temporary Notes, registration of Notes, mutilated, destroyed, lost or stolen Notes and Section 4.02 hereof;

(iii) the rights, powers, trusts, duties and immunities of the Trustee, and the Issuers’ obligations in connection therewith; and

(iv) the provisions of this Article Eight applicable to Legal Defeasance.

 

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Subject to compliance with this Article Eight, the Issuers may exercise their option under this Section 8.02(b) notwithstanding the prior exercise of its option under Section 8.02(c) .

(c) Upon the Issuers’ exercise under Section 8.02(a) hereof of the option applicable to this Section 8.02(c) , the Issuers and the Guarantors shall, subject to the satisfaction of the conditions set forth in Section 8.03 , be released from their respective obligations under the covenants contained in Sections 4.03 (other than with respect to the legal existence of the Issuers), 4.07 through 4.18 and clause (3) of Section 5.01(a) with respect to the outstanding Notes on and after the date the conditions set forth in Section 8.03 are satisfied (hereinafter, “ Covenant Defeasance ”), and the Notes shall thereafter be deemed not “outstanding” for the purposes of any direction, waiver, consent or declaration or act of Holders (and the consequences of any thereof) in connection with such covenants, but shall continue to be deemed “outstanding” for all other purposes hereunder (it being understood that such Notes shall not be deemed outstanding for accounting purposes). For this purpose, Covenant Defeasance means that, with respect to the outstanding Notes and Note Guarantees, the Issuers and the Guarantors may omit to comply with and shall have no liability in respect of any term, condition or limitation set forth in any such covenant, whether directly or indirectly, by reason of any reference elsewhere herein to any such covenant or by reason of any reference in any such covenant to any other provision herein or in any other document and such omission to comply shall not constitute a Default or an Event of Default under Section 6.01 , but, except as specified above, the remainder of this Indenture and such Notes and Note Guarantees shall be unaffected thereby. In addition, upon the Issuers’ exercise under paragraph (a) hereof of the option applicable to this paragraph (c), subject to the satisfaction of the conditions set forth in Section 8.03 , clauses (3), (4), (5) and (6), and solely with respect to Guarantors, clauses (7) and (8), of Section 6.01 shall not constitute Events of Default.

SECTION 8.03. Conditions to Legal Defeasance or Covenant Defeasance . The following shall be the conditions to the application of either Section 8.02(b) or 8.02(c) hereof to the outstanding Notes:

(1) the Issuers shall irrevocably deposit with the Trustee, in trust, for the benefit of the Holders, U.S. Legal Tender, U.S. Government Obligations or a combination thereof, in such amounts as will be sufficient (without reinvestment) in the opinion or based on a report of a nationally recognized firm of independent public accountants, investment bank or appraisal firm selected by the Issuers, to pay the principal of and interest on the Notes on the stated date for payment or on the Redemption Date of the Notes; provided that, with respect to any redemption pursuant to Section 5 of the Notes that requires the payment of the Applicable Premium, the Redemption Price deposited shall be sufficient for purposes of this Indenture to the extent that the Redemption Price so deposited with the Trustee is calculated using an amount equal to the Applicable Premium computed using the Adjusted Treasury Rate as of the third Business Day preceding the date of such deposit with the Trustee;

(2) in the case of Legal Defeasance, the Issuers shall have delivered to the Trustee an Opinion of Counsel in the United States confirming that:

 

  (a) the Issuers have received from, or there has been published by the Internal Revenue Service, a ruling, or

 

  (b) since the Issue Date, there has been a change in the applicable U.S. Federal income tax law,

in either case to the effect that, and based thereon this Opinion of Counsel shall confirm that the Holders and beneficial owners will not recognize income, gain or loss for U.S. Federal income tax purposes as a result of such Legal Defeasance and will be subject to U.S. Federal income tax on the same amounts, in the same manner and at the same times as would have been the case if such Legal Defeasance had not occurred;

(3) in the case of Covenant Defeasance, the Issuers shall have delivered to the Trustee an Opinion of Counsel in the United States reasonably acceptable to the Trustee confirming that the Holders will not recognize income, gain or loss for U.S. Federal income tax purposes as a result of such Covenant Defeasance and will be subject to U.S. Federal income tax on the same amounts, in the same manner and at the same times as would have been the case if such Covenant Defeasance had not occurred;

 

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(4) no Default shall have occurred and be continuing on the date of such deposit (other than a Default resulting from the borrowing of funds to be applied to such deposit and any similar and substantially simultaneous deposit relating to other Indebtedness and, in each case, the granting of Liens on the funds deposited in connection therewith);

(5) the Legal Defeasance or Covenant Defeasance shall not result in a breach or violation of, or constitute a default under, any other material agreement or material instrument (other than this Indenture) to which Parent or any of its Subsidiaries is a party or by which Parent or any of its Subsidiaries is bound (other than any such default relating to any Indebtedness being repaid, discharged, defeased, redeemed or repurchased from any borrowing of funds to be applied to such deposit and any similar and substantially simultaneous deposit relating to such Indebtedness, and the granting of Liens on the funds deposited in connection therewith); and

(6) the Issuers shall have delivered to the Trustee an Officer’s Certificate and an Opinion of Counsel, each stating that the conditions provided for in, in the case of the Officer’s Certificate, clauses (1) through (5) and, in the case of the Opinion of Counsel, clauses (2) and/or (3) of this Section 8.03 have been complied with.

Notwithstanding the foregoing, the Opinion of Counsel required by clause (2) above with respect to a Legal Defeasance need not to be delivered if all Notes not theretofore delivered to the Trustee for cancellation (x) have become due and payable, or (y) will become due and payable at stated maturity within one year or are to be called for redemption within one year under irrevocable written arrangements satisfactory to the Trustee for the giving of notice of redemption by the Trustee in the name, and at the expense, of the Issuers.

SECTION 8.04. Application of Trust Money . Subject to Section 8.05 , the Trustee or Paying Agent shall hold in trust all U.S. Legal Tender and U.S. Government Obligations deposited with it pursuant to this Article Eight, and shall apply the deposited U.S. Legal Tender and the money from U.S. Government Obligations in accordance with this Indenture to the payment of the principal of and the interest on the Notes. The Trustee shall be under no obligation to invest said U.S. Legal Tender and U.S. Government Obligations, except as it may agree with the Issuers.

The Issuers shall pay and indemnify the Trustee against any tax, fee or other charge imposed on or assessed against the U.S. Legal Tender and U.S. Government Obligations deposited pursuant to Section 8.03 or the principal and interest received in respect thereof, other than any such tax, fee or other charge which by law is for the account of the Holders of the outstanding Notes.

Anything in this Article Eight to the contrary notwithstanding, the Trustee shall deliver or pay to the Issuers from time to time upon the Issuers’ written request any U.S. Legal Tender and U.S. Government Obligations held by it as provided in Section 8.03 which, in the opinion of a nationally recognized firm of independent public accountants expressed in a written certification thereof delivered to the Trustee, are in excess of the amount thereof that would then be required to be deposited to effect an equivalent Legal Defeasance or Covenant Defeasance.

SECTION 8.05. Repayment to the Issuers . The Trustee and the Paying Agent shall pay to the Issuers upon written request any money held by them for the payment of principal or interest that remains unclaimed for two years. After payment to the Issuers, Holders entitled to such money shall look to the Issuers for payment as general creditors unless an applicable law designates another Person.

SECTION 8.06. Reinstatement . If the Trustee or Paying Agent is unable to apply any U.S. Legal Tender and U.S. Government Obligations in accordance with this Article Eight by reason of any legal proceeding or by reason of any order or judgment of any court or governmental authority enjoining, restraining or otherwise prohibiting such application, the Issuers’ and the Guarantors’ obligations under this Indenture, and the Notes and the Note Guarantees shall be revived and reinstated as though no deposit had occurred pursuant to this Article Eight until such time as the Trustee or Paying Agent is permitted to apply all such U.S. Legal Tender and U.S. Government Obligations in accordance with this Article Eight; provided that if the Issuers have made any payment of interest on, or principal of, any Notes because of the reinstatement of its obligations, the Issuers shall be subrogated to the rights of the Holders of such Notes to receive such payment from the U.S. Legal Tender and U.S. Government Obligations held by the Trustee or Paying Agent.

 

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ARTICLE NINE

Amendments, Supplements and Waivers

SECTION 9.01. Without Consent of Holders . The Issuers, the Guarantors and the Trustee, together, may amend or supplement this Indenture, the Notes or the Note Guarantees without notice to or consent of any Holder:

(1) to cure any ambiguity, omission, defect, mistake or inconsistency;

(2) to provide for the assumption by a successor corporation or other entity of the obligations of Parent, the Issuers or any Subsidiary Guarantor under this Indenture, the Notes and the Note Guarantees;

(3) to provide for uncertificated Notes in addition to or in place of certificated Notes;

(4) to add guarantees with respect to the Notes, including any Subsidiary Guarantees, or to secure the Notes;

(5) to add to the covenants of Parent, the Issuers or a Restricted Subsidiary of Parent for the benefit of the Holders or to surrender any right or power conferred upon Parent, the Issuers or a Restricted Subsidiary of Parent or to add additional Events of Default;

(6) to make any change that does not adversely affect the rights of any Holder in any material respect;

(7) to comply with any requirement of the SEC in order to effect or maintain the qualification of this Indenture under the Trust Indenture Act;

(8) to make any amendment to the provisions of this Indenture relating to the transfer and legending of Notes; provided, however, that (a) compliance with this Indenture as so amended would not result in Notes being transferred in violation of the Securities Act or any other applicable securities law and (b) such amendment does not materially and adversely affect the rights of Holders to transfer Notes;

(9) to conform the text of this Indenture or the Note Guarantees or the Notes to any provision of the “Description of Notes” section of the Offering Memorandum to the extent that such provision in the “Description of Notes” section of the Offering Memorandum was intended to be a recitation of a provision of this Indenture or the Note Guarantees or the Notes as set forth in an Officer’s Certificate delivered to the Trustee;

(10) to evidence and provide for the acceptance of appointment by a successor Trustee, provided that the successor Trustee is otherwise qualified and eligible to act as such under the terms of this Indenture;

(11) to release a Subsidiary Guarantor from its Subsidiary Guarantee as permitted by and in accordance with this Indenture;

(12) to provide for a reduction in the minimum denominations of the Notes;

(13) to comply with the rules of any applicable securities depositary; or

(14) to provide for the issuance of Additional Notes and related guarantees in accordance with the limitations set forth in this Indenture.

 

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SECTION 9.02. With Consent of Holders . (a) Subject to Section 6.07 and this Section 9.02 , the Issuers, the Guarantors and the Trustee, together, with the consent of the Holder or Holders of not less than a majority in aggregate principal amount of the outstanding Notes (including, without limitation, consents obtained in connection with a purchase of, or tender offer or exchange offer for, Notes) may amend or supplement this Indenture, the Notes or the Note Guarantees, without notice to any other Holders. Subject to Sections 6.07 , the Holder or Holders of not less than a majority in aggregate principal amount of the outstanding Notes may waive compliance with any provision of this Indenture, the Notes or the Note Guarantees without notice to any other Holders (including, without limitation, waivers obtained in connection with a purchase of, or tender offer or exchange offer for, Notes).

(b) Notwithstanding Section 9.02(a) , without the consent of each Holder affected (including, without limitation, consents obtained in connection with a purchase of, or tender offer or exchange offer for, Notes), no amendment or waiver may:

(1) change the Stated Maturity of the principal of, or any installment of interest on, any Note (in each case, other than pursuant to Section 4.07 or Section 4.11 );

(2) reduce the principal amount of, or premium, if any, or interest on, any Note (in each case, other than pursuant to Section 4.07 or Section 4.11 );

(3) change the place of payment of principal of, or premium, if any, or interest on, any Note;

(4) impair the right to institute suit for the enforcement of any payment on or after the Stated Maturity (or, in the case of a redemption, on or after the Redemption Date) of any Note;

(5) reduce the above-stated percentages of outstanding Notes the consent of whose Holders is necessary to modify or amend this Indenture;

(6) waive a default in the payment of principal of, premium, if any, or interest on the Notes (except a rescission of the declaration of acceleration of the Notes by the Holders of at least a majority in aggregate principal amount of the Notes then outstanding and a waiver of the payment default that resulted from such acceleration, so long as all other existing Events of Default, other than the nonpayment of the principal of, premium, if any, and interest on the Notes that have become due solely by such declaration of acceleration, have been cured or waived);

(7) voluntarily release a Guarantor of the Notes, except as permitted by this Indenture;

(8) reduce the percentage or aggregate principal amount of outstanding Notes the consent of whose Holders is necessary for waiver of compliance with provisions of this Indenture or for waiver of Defaults; or

(9) subordinate the Notes or the Note Guarantees as to right of payment to any other Indebtedness of the Issuers or any Guarantor.

(c) It shall not be necessary for the consent of the Holders under this Section 9.02 to approve the particular form of any proposed amendment, supplement or waiver but it shall be sufficient if such consent approves the substance thereof.

(d) A consent to any amendment, supplement or waiver under this Indenture by any Holder given in connection with an exchange (in the case of an exchange offer) or a tender (in the case of a tender offer) or a purchase of such Holder’s Notes shall not be rendered invalid by such tender, exchange or purchase.

(e) After an amendment, supplement or waiver under this Section 9.02 becomes effective, Parent shall give to the Holders affected thereby a notice (which may be given in accordance with applicable Depository procedures) briefly describing the amendment, supplement or waiver. Any failure of Parent to give such notice to all Holders, or any defect therein, shall not, however, in any way impair or affect the validity of any such amendment, supplement or waiver.

 

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(f) Neither Parent nor any Affiliate of Parent may, directly or indirectly, pay or cause to be paid any consideration, whether by way of interest, fee or otherwise, to any Holder for or as an inducement to any consent, waiver or amendment of any of the terms or provisions of this Indenture or the Notes unless such consideration is offered to all Holders and is paid to all Holders that so consent, waive or agree to amend in the time frame set forth in solicitation documents relating to such consent, waiver or agreement.

SECTION 9.03. Compliance with the Trust Indenture Act . From the date on which this Indenture is qualified under the Trust Indenture Act, every amendment, waiver or supplement of this Indenture, the Notes or the Note Guarantees shall comply with the Trust Indenture Act as then in effect.

SECTION 9.04. Revocation and Effect of Consents . Until an amendment, waiver or supplement becomes effective, a consent to it by a Holder is a continuing consent by the Holder and every subsequent Holder of a Note or portion of a Note that evidences the same debt as the consenting Holder’s Note, even if notation of the consent is not made on any Note. However, subject to the terms of the request for consents, any such Holder or subsequent Holder may revoke the consent as to its Note or portion of its Note by notice to the Trustee or the Issuers received before the date on which the Trustee receives an Officer’s Certificate certifying that the Holders of the requisite principal amount of Notes have consented (and not theretofore revoked such consent) to the amendment, supplement or waiver.

The Issuers may, but shall not be obligated to, fix a record date for the purpose of determining the Holders entitled to consent to any amendment, supplement or waiver, which record date shall be at least 30 days prior to the first solicitation of such consent. If a record date is fixed, then notwithstanding the last sentence of the immediately preceding paragraph, those Persons who were Holders at such record date (or their duly designated proxies), and only those Persons, shall be entitled to revoke, subject to the terms of the request for consents, any consent previously given, whether or not such Persons continue to be Holders after such record date. No such consent shall be valid or effective for more than 90 days after such record date. The Issuers shall inform the Trustee in writing of the fixed record date if applicable.

After an amendment, supplement or waiver becomes effective, it shall bind every Holder, unless it makes a change described in any of clauses (1) through (9) of Section 9.02(b) , in which case, the amendment, supplement or waiver shall bind only each Holder of a Note who has consented to it and every subsequent Holder of a Note or portion of a Note that evidences the same debt as the consenting Holder’s Note; provided, however , that any such waiver shall not impair or affect the right of any Holder to receive payment of principal of, and interest on, a Note, on or after the respective due dates therefor, or to bring suit for the enforcement of any such payment on or after such respective dates without the consent of such Holder.

SECTION 9.05. Notation on or Exchange of Notes . If an amendment, supplement or waiver changes the terms of a Note, the Issuers may require the Holder of the Note to deliver it to the Trustee. The Issuers shall provide the Trustee with an appropriate notation on the Note about the changed terms and cause the Trustee to return it to the Holder at the Issuers’ expense. Alternatively, if the Issuers or the Trustee so determines, the Issuers in exchange for the Note shall issue, and the Trustee shall authenticate, a new Note that reflects the changed terms. Failure to make the appropriate notation or issue a new Note shall not affect the validity and effect of such amendment, supplement or waiver.

SECTION 9.06. Trustee To Sign Amendments, Etc. The Trustee shall execute any amendment, supplement or waiver authorized pursuant to this Article Nine; provided, however , that the Trustee may, but shall not be obligated to, execute any such amendment, supplement or waiver which affects the Trustee’s own rights, duties or immunities under this Indenture. The Trustee shall receive, and shall be fully protected in relying upon, an Opinion of Counsel and an Officer’s Certificate each stating that the execution of any amendment, supplement or waiver authorized pursuant to this Article Nine is authorized or permitted by this Indenture and constitutes the valid and binding obligation of the Issuers enforceable in accordance with its terms, subject to customary exceptions. Such Opinion of Counsel shall be at the expense of the Issuers.

 

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ARTICLE TEN

Note Guarantee

SECTION 10.01. Note Guarantee . Subject to this Article Ten, each of the Guarantors hereby, jointly and severally, unconditionally guarantees on a senior unsecured basis to each Holder of a Note authenticated and delivered by the Trustee and to the Trustee and its successors and assigns, irrespective of the validity and enforceability of this Indenture, the Notes or the obligations of the Issuers hereunder or thereunder, that: (a) the principal of and interest on the Notes shall be promptly paid in full when due, whether at maturity, by acceleration, redemption or otherwise, and interest on the overdue principal of and interest on the Notes, if any, if lawful, and all other obligations of the Issuers to the Holders or the Trustee hereunder or thereunder shall be promptly paid in full or performed, all in accordance with the terms hereof and thereof; and (b) in case of any extension of time of payment or renewal of any Notes or any of such other obligations, that same shall be promptly paid in full when due or performed in accordance with the terms of the extension or renewal, whether at stated maturity, by acceleration or otherwise. Failing payment when due of any amount so guaranteed or any performance so guaranteed for whatever reason, the Guarantors shall be jointly and severally obligated to pay the same immediately. Each Guarantor agrees that this Note Guarantee is a guarantee of payment and not a guarantee of collection.

The Guarantors hereby agree that their obligations hereunder shall be unconditional, irrespective of the validity, regularity or enforceability of the Notes or this Indenture, the absence of any action to enforce the same, any waiver or consent by any Holder of the Notes with respect to any provisions hereof or thereof, the recovery of any judgment against the Issuers, any action to enforce the same or any other circumstance which might otherwise constitute a legal or equitable discharge or defense of a Guarantor. Subject to Section 6.06 hereof, each Guarantor hereby waives, to the extent permitted by applicable law, diligence, presentment, demand of payment, filing of claims with a court in the event of insolvency or bankruptcy of the Issuers, any right to require a proceeding first against the Issuers, protest, notice and all demands whatsoever and covenant that this Note Guarantee shall not be discharged except by complete performance of the obligations contained in the Notes and this Indenture.

If any Holder or the Trustee is required by any court or otherwise to return to the Issuers, the Guarantors or any custodian, trustee, liquidator or other similar official acting in relation to either the Issuers or the Guarantors, any amount paid by either to the Trustee or such Holder, this Note Guarantee, to the extent theretofore discharged, shall be reinstated in full force and effect.

Each Guarantor agrees that it shall not be entitled to any right of subrogation in relation to the Holders in respect of any obligations guaranteed hereby until payment in full of all obligations guaranteed hereby. Each Guarantor further agrees that, as between the Guarantors, on the one hand, and the Holders and the Trustee, on the other hand, (x) the maturity of the obligations guaranteed hereby may be accelerated as provided in Article Six hereof for the purposes of this Note Guarantee, notwithstanding any stay, injunction or other prohibition preventing such acceleration in respect of the obligations guaranteed hereby and (y) in the event of any declaration of acceleration of such obligations as provided in Article Six hereof, such obligations (whether or not due and payable) shall forthwith become due and payable by the Guarantors for the purpose of this Note Guarantee.

SECTION 10.02. Limitation on Guarantor Liability . Each Guarantor, and by its acceptance of Notes, each Holder, hereby confirms that it is the intention of all such parties that the Note Guarantee of such Guarantor not constitute a fraudulent transfer or conveyance for purposes of Bankruptcy Law, the Uniform Fraudulent Conveyance Act, the Uniform Fraudulent Transfer Act or any similar Federal or state law to the extent applicable to any Note Guarantee. To effectuate the foregoing intention, the Trustee, the Holders and the Guarantors hereby irrevocably agree that the obligations of such Guarantor will, after giving effect to such maximum amount and all other contingent and fixed liabilities of such Guarantor that are relevant under such laws, and after giving effect to any collections from, rights to receive contribution from or payments made by or on behalf of any other Guarantor in respect of the obligations of such other Guarantor under this Article Ten, result in the obligations of such Guarantor under its Note Guarantee not constituting a fraudulent transfer or conveyance. Each Guarantor that makes a payment for distribution under its Note Guarantee is entitled to a contribution from each other Guarantor in a pro rata amount based on the adjusted net assets of each Guarantor.

 

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SECTION 10.03. Execution and Delivery of Note Guarantee . To evidence its Note Guarantee set forth in Section 10.01 , each Guarantor hereby agrees that this Indenture will be executed on behalf of such Guarantor by one of its Officers.

Each Guarantor hereby agrees that its Note Guarantee set forth in Section 10.01 shall remain in full force and effect notwithstanding any failure to endorse on each Note a notation of such Note Guarantee.

If an Officer whose signature is on this Indenture or on the Note Guarantee no longer holds that office at the time the Trustee authenticates the Note on which a Note Guarantee is endorsed, the Note Guarantee shall be valid nevertheless.

The delivery of any Note by the Trustee, after the authentication thereof hereunder, shall constitute due delivery of the Note Guarantee set forth in this Indenture on behalf of the Guarantors.

SECTION 10.04. Release of a Guarantor . (a) A Guarantor shall be automatically and unconditionally released from its obligations under its Note Guarantee and its obligations under this Indenture and the Registration Rights Agreement:

(1) upon any sale, exchange or transfer (including through merger or consolidation), to any Person that is not a Subsidiary of Parent of Capital Stock held by Parent and its Restricted Subsidiaries in, or all or substantially all the assets of, such Guarantor (which sale, exchange or transfer is not prohibited by this Indenture) such that, immediately after giving effect to such transaction, such Guarantor would no longer constitute a Restricted Subsidiary of Parent,

(2) in connection with the merger or consolidation of such Guarantor with (a) an Issuer or (b) any other Guarantor ( provided that in the case of this clause (b) the surviving entity remains or becomes a Guarantor upon consummation thereof),

(3) if Parent properly designates any Restricted Subsidiary that is a Guarantor as an Unrestricted Subsidiary in accordance with this Indenture,

(4) upon the Legal Defeasance or Covenant Defeasance or satisfaction and discharge of this Indenture,

(5) upon a liquidation or dissolution or winding-up of such Guarantor not prohibited by this Indenture,

(6) upon the release or discharge of the Indebtedness or guarantee that resulted in the creation of such Note Guarantee (and any other guarantee given as a result thereof), except a discharge or release by or as a result of payment under such guarantee, or

(7) upon payment in full of the principal of, and accrued and unpaid interest on, the Notes.

(b) In addition, any Note Guarantee provided by a Subsidiary Guarantor shall provide by its terms that it shall be automatically and unconditionally released and discharged if (i) such Subsidiary ceases to guarantee obligations under the Credit Agreement or ceases to constitute a co-borrower with respect to the Credit Agreement, in either case in connection with a Permitted Mortgage Indebtedness financing transaction by such entity and (ii) the proceeds from any such financing transaction are applied solely for one or more of the uses described in clauses (1) through (7) of Section 4.11(c) .

(c) The Trustee may execute an appropriate instrument prepared by the Issuers evidencing the release of a Guarantor from its obligations under its Note Guarantee and this Indenture upon receipt of a request by the Issuers or such Guarantor accompanied by an Officer’s Certificate and an Opinion of Counsel certifying as to the compliance with this Section 10.04 ; provided, however , that the legal counsel delivering such Opinion of Counsel may rely as to matters of fact on one or more Officer’s Certificates of the Issuers.

 

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ARTICLE ELEVEN

Miscellaneous

SECTION 11.01. Trust Indenture Act Controls . If any provision of this Indenture limits, qualifies, or conflicts with another provision which is required or deemed to be included in this Indenture by the Trust Indenture Act, such required or deemed provision shall control.

SECTION 11.02. Notices . Any notices or other communications required or permitted hereunder shall be in writing, and shall be sufficiently given if made by hand delivery, by fax, by electronic mail in PDF format, by nationally recognized overnight courier service, by telecopier or registered or certified mail, postage prepaid, return receipt requested, addressed as follows:

If to the Issuers or any Guarantor:

CareTrust REIT, Inc.

27101 Puerta Real, Suite 400

Mission Viejo, CA 92691

Attention: William Wagner

Fax no.: (949) 540-3002

(with such fax to be confirmed by telephone to (949) 540-2000)

E-mail: wwagner@caretrustreit.com

with a copy to:

Skadden, Arps, Slate, Meagher & Flom LLP

300 South Grand Avenue, Suite 3400

Los Angeles, CA 90071

Attention: Michelle Gasaway

Fax no.: (213) 621-5122

(with such fax to be confirmed by telephone to (213) 687-5122)

E-mail: Michelle.Gasaway@Skadden.com

if to the Trustee:

Wells Fargo Bank, National Association

333 S. Grand Avenue, Fifth Floor, Suite 5A

Los Angeles, CA 90071

Attention: Corporate Trust Services – Administrator for CareTrust Capital

Corp., et al.

Fax no: (213) 253-7598

(with such fax to be confirmed by telephone to (213) 253-7508)

E-mail: michael.q.tu@wellsfargo.com

Each of the Issuers and the Trustee by written notice to each other such Person may designate additional or different addresses for notices to such Person. Any notice or communication to the Issuers and the Trustee, shall be deemed to have been given or made as of the date so delivered if personally delivered; when replied to; when receipt is acknowledged, if faxed or delivered by electronic mail (in PDF format); five (5) calendar days after mailing if sent by registered or certified mail, postage prepaid (except that a notice of change of address shall not be deemed to have been given until actually received by the addressee); and next Business Day if by nationally recognized overnight courier service.

Any notice or communication mailed to a Holder shall be mailed to it by first class mail to its address as it appears on the registration books of the Registrar or given in accordance with applicable Depositary procedures and shall be sufficiently given to him if so given within the time prescribed.

 

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Failure to give a notice or communication to a Holder or any defect in it shall not affect its sufficiency with respect to other Holders. If a notice or communication is given in the manner provided above, it is duly given, whether or not the addressee receives it.

SECTION 11.03. Communications by Holders with Other Holders . Holders may communicate pursuant to Trust Indenture Act § 312(b) with other Holders with respect to their rights under this Indenture, the Notes or the Note Guarantees. The Issuers, the Trustee, the Registrar and any other Person shall have the protection of Trust Indenture Act § 312(c).

SECTION 11.04. Certificate and Opinion as to Conditions Precedent . Upon any request or application by the Issuers to the Trustee to take any action under this Indenture, the Issuers shall furnish to the Trustee at the request of the Trustee:

(1) an Officer’s Certificate, in form and substance reasonably satisfactory to the Trustee, stating that, in the opinion of the signers, all conditions precedent to be performed or effected by the Issuers, if any, provided for in this Indenture relating to the proposed action have been complied with; and

(2) an Opinion of Counsel stating that, in the opinion of such counsel, all such conditions precedent have been complied with.

SECTION 11.05. Statements Required in Certificate or Opinion . Each certificate or opinion with respect to compliance with a condition or covenant provided for in this Indenture, other than the Officer’s Certificate required by Section 4.06 , shall include:

(1) a statement that the Person making such certificate or opinion has read such covenant or condition;

(2) a brief statement as to the nature and scope of the examination or investigation upon which the statements or opinions contained in such certificate or opinion are based;

(3) a statement that, in the opinion of such Person, he has made such examination or investigation as is necessary to enable him to express an informed opinion as to whether or not such covenant or condition has been complied with or satisfied; and

(4) a statement as to whether or not, in the opinion of each such Person, such condition or covenant has been complied with; provided, however , that with respect to matters of fact, an Opinion of Counsel may rely on an Officer’s Certificate or certificates of public officials.

SECTION 11.06. Rules by Paying Agent or Registrar . The Paying Agent or Registrar may make reasonable rules and set reasonable requirements for their functions.

SECTION 11.07. Legal Holidays . If a Payment Date is not a Business Day, payment may be made on the next succeeding day that is a Business Day.

SECTION 11.08. Governing Law; Waiver of Jury Trial; Jurisdiction . This Indenture, the Notes and the Note Guarantees will be governed by and construed in accordance with the laws of the State of New York. EACH OF THE PARTIES HERETO, AND EACH OF THE HOLDERS, HEREBY IRREVOCABLY WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, ANY AND ALL RIGHT TO TRIAL BY JURY IN ANY LEGAL PROCEEDING ARISING OUT OF OR RELATING TO THIS INDENTURE, THE NOTES, THE NOTE GUARANTEES OR THE TRANSACTION CONTEMPLATED HEREBY.

To the fullest extent permitted by applicable law, each of the Issuers and Guarantors hereby irrevocably submits to the jurisdiction of any Federal or State court located in the Borough of Manhattan in The City of New York, New York in any suit, action or proceeding based on or arising out of or relating to this Indenture or any Securities and irrevocably agrees that all claims in respect of such suit or proceeding may be determined in any such

 

79


court. Each of the Issuers and Guarantors irrevocably waives, to the fullest extent permitted by law, any objection which it may have to the laying of the venue of any such suit, action or proceeding brought in an inconvenient forum. Each of the Issuers and Guarantors agrees that final judgment in any such suit, action or proceeding brought in such a court shall be conclusive and binding upon each of the Issuers and Guarantors, and may be enforced in any courts to the jurisdiction of which such Issuer or Guarantor is subject by a suit upon such judgment, provided, that service of process is effected upon such Issuer or Guarantor as permitted by law.

SECTION 11.09. No Adverse Interpretation of Other Agreements . This Indenture may not be used to interpret another indenture, loan or debt agreement of any of the Issuers or any of their Subsidiaries. Any such indenture, loan or debt agreement may not be used to interpret this Indenture.

SECTION 11.10. No Recourse Against Others . No recourse for the payment of the principal of, premium, if any, or interest on any of the Notes or for any claim based thereon or otherwise in respect thereof, and no recourse under or upon any obligation, covenant or agreement of Parent, the Issuers or the Guarantors in this Indenture, or in any of the Notes or Note Guarantees or because of the creation of any Indebtedness represented hereby, shall be had against any incorporator, stockholder, member, manager, partner, officer, director, employee or controlling person, in their capacity as such, of the Issuers or the Guarantors or of any successor Person thereof. Each Holder, by accepting the Notes, waives and releases all such liability. Such waiver and release are part of the consideration for issuance of the Notes.

SECTION 11.11. Successors . All agreements of the Issuers and the Guarantors in this Indenture, the Notes and the Note Guarantees shall bind their respective successors. All agreements of the Trustee in this Indenture shall bind its successor.

SECTION 11.12. Duplicate Originals . All parties may sign any number of copies of this Indenture. Each signed copy or counterpart shall be an original, but all of them together shall represent the same agreement. Delivery of an executed counterpart of a signature page to this Indenture by facsimile, .pdf transmission, email or other electronic means shall be effective as delivery of a manually executed counterpart of this Indenture.

SECTION 11.13. Severability . To the extent permitted by applicable law, in case any one or more of the provisions in this Indenture, in the Notes or in the Note Guarantees shall be held invalid, illegal or unenforceable, in any respect for any reason, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions shall not in any way be affected or impaired thereby, it being intended that all of the provisions hereof shall be enforceable to the full extent permitted by law.

SECTION 11.14. U.S.A. Patriot Act . The parties hereto acknowledge that in accordance with Section 326 of the U.S.A. Patriot Act, the Trustee, like all financial institutions and in order to help fight the funding of terrorism and money laundering, is required to obtain, verify, and record information that identifies each person or legal entity that establishes a relationship or opens an account with the Trustee. The parties to this Indenture agree that they will provide the Trustee with such information as it may request in order for the Trustee to satisfy the requirements of the U.S.A. Patriot Act.

SECTION 11.15. Force Majeure . In no event shall the Trustee be responsible or liable for any failure or delay in the performance of its obligations hereunder arising out of or caused by, directly or indirectly, forces beyond its control, including without limitation, strikes, work stoppages, accidents, acts of war or terrorism, civil or military disturbances, nuclear or natural catastrophes or acts of God, and interruptions, loss or malfunctions or utilities, communications or computer (software and hardware) services; it being understood that the Trustee shall use reasonable efforts which are consistent with accepted practices in the banking industry to resume performance as soon as practicable under the circumstances.

[signature pages follow]

 

80


SIGNATURES

IN WITNESS WHEREOF, the parties hereto have caused this Indenture to be duly executed all as of the date first written above.

 

CTR PARTNERSHIP, L.P., as an Issuer

 

By: CareTrust GP, LLC, its general partner

By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer
CARETRUST CAPITAL CORP., as an Issuer
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer
CARETRUST REIT, INC., as a Guarantor
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer
CARETRUST GP, LLC, as a Guarantor
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer

PAREDES HEALTH HOLDINGS LLC

TENTH EAST HOLDINGS LLC

MESQUITE HEALTH HOLDINGS LLC

JEFFERSON RALSTON HOLDINGS LLC

QUEENSWAY HEALTH HOLDINGS LLC

IRVING HEALTH HOLDINGS LLC

AVENUE N HOLDINGS LLC

EXPO PARK HEALTH HOLDINGS LLC

FALLS CITY HEALTH HOLDINGS LLC

GILLETTE PARK HEALTH HOLDINGS LLC

WAYNE HEALTH HOLDINGS LLC

CM HEALTH HOLDINGS LLC

TRINITY MILL HOLDINGS LLC

LAFAYETTE HEALTH HOLDINGS LLC

GAZEBO PARK HEALTH HOLDINGS LLC

PRAIRIE HEALTH HOLDINGS LLC

JORDAN HEALTH PROPERTIES LLC

FLAMINGO HEALTH HOLDINGS LLC

SALMON RIVER HEALTH HOLDINGS LLC

FORT STREET HEALTH HOLDINGS LLC

SNOHOMISH HEALTH HOLDINGS LLC

OLESON PARK HEALTH HOLDINGS LLC


MOENIUM HOLDINGS LLC

RIO GRANDE HEALTH HOLDINGS LLC

JOSEY RANCH HEALTHCARE HOLDINGS LLC

BIG SIOUX RIVER HEALTH HOLDINGS LLC

COTTONWOOD HEALTH HOLDINGS LLC

DIXIE HEALTH HOLDINGS LLC

QUEEN CITY HEALTH HOLDINGS LLC

SARATOGA HEALTH HOLDINGS LLC

VERDE VILLA HOLDINGS LLC

HILLVIEW HEALTH HOLDINGS LLC

51ST AVENUE HEALTH HOLDINGS LLC

WISTERIA HEALTH HOLDINGS LLC

LOWELL HEALTH HOLDINGS LLC

RENEE AVENUE HEALTH HOLDINGS LLC

NORTHSHORE HEALTHCARE HOLDINGS LLC

WILLITS HEALTH HOLDINGS LLC

ARAPAHOE HEALTH HOLDINGS LLC

49TH STREET HEALTH HOLDINGS LLC

OREM HEALTH HOLDINGS LLC

RB HEIGHTS HEALTH HOLDINGS LLC

LOWELL LAKE HEALTH HOLDINGS LLC

CHERRY HEALTH HOLDINGS LLC

FIG STREET HEALTH HOLDINGS LLC

FIFTH EAST HOLDINGS LLC

BOARDWALK HEALTH HOLDINGS LLC

BURLEY HEALTHCARE HOLDINGS LLC

PRICE HEALTH HOLDINGS LLC

LEMON RIVER HOLDINGS LLC

MEMORIAL HEALTH HOLDINGS LLC

SILVER LAKE HEALTH HOLDINGS LLC

WILLOWS HEALTH HOLDINGS LLC

KINGS COURT HEALTH HOLDINGS LLC

EMMETT HEALTHCARE HOLDINGS LLC

18TH PLACE HEALTH HOLDINGS LLC

SILVERADA HEALTH HOLDINGS LLC

SAN CORRINE HEALTH HOLDINGS LLC

IVES HEALTH HOLDINGS LLC

LOCKWOOD HEALTH HOLDINGS LLC

LONG BEACH HEALTH ASSOCIATES LLC

ENSIGN SOUTHLAND LLC

LUFKIN HEALTH HOLDINGS LLC

MISSION CCRC LLC

STILLHOUSE HEALTH HOLDINGS LLC

REGAL ROAD HEALTH HOLDINGS LLC

GUADALUPE HEALTH HOLDINGS LLC

POLK HEALTH HOLDINGS LLC

SOUTH DORA HEALTH HOLDINGS LLC

EXPRESSWAY HEALTH HOLDINGS LLC

EVERGLADES HEALTH HOLDINGS LLC

TEMPLE HEALTH HOLDINGS LLC

4TH STREET HOLDINGS LLC

BOGARDUS HEALTH HOLDINGS LLC

TULALIP BAY HEALTH HOLDINGS LLC

CASA LINDA RETIREMENT LLC

SALT LAKE INDEPENDENCE LLC

DALLAS INDEPENDENCE LLC


GOLFVIEW HOLDINGS LLC

ARROW TREE HEALTH HOLDINGS LLC

TROUSDALE HEALTH HOLDINGS LLC

ENSIGN BELLFLOWER LLC

ANSON HEALTH HOLDINGS LLC

HILLENDAHL HEALTH HOLDINGS LLC

 

By: CTR Partnership, L.P., its sole member

 

By: CareTrust GP, LLC, its general partner

By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer


WELLS FARGO BANK, NATIONAL ASSOCIATION,

as Trustee,

By:   /s/ Michael Tu
Name:   Michael Tu
Title:   Assistant Vice President


SCHEDULE A

 

Real Estate Asset

   Real Estate
Revenues
 

Master Lease Pool #1

  

Southland Rehabilitation and Healthcare Center

  

Lake Ridge Senior Living

  

Legacy Rehabilitation and Living

  

Careage Hills Rehabilitation and Healthcare

  

Brookfield Healthcare Center

  

Wisteria ILF

  

Canterbury Gardens Independent and Assisted Living Community

  

Northbrook Nursing and Rehabilitation Center

  

Wisteria Place SNF

  

Pacific Care and Rehabilitation

  

Pocatello Care and Rehabilitation Center

  

Beatrice Health and Rehabilitation

  

Rosewood Rehabilitation Center

  
  

 

 

 

Total

   $ 6,257,808   

Master Lease Pool #2:

  

Pinnacle Nursing and Rehabilitation

  

Owyhee Health and Rehabilitation Center

  

West Bend/Prairie Creek

  

Plymouth Tower Care and Living Center

  

Northern Oaks Living & Rehabilitation Center

  

Mountain View

  

Whittier Hills Health Care Center

  

Montebello Wellness Center

  

Carrollton Health and Rehabilitation Center

  

Draper Rehabilitation and Care Center

  

Grand Court of Mesa

  

Wellington Rehabilitation and Healthcare

  
  

 

 

 

Total

   $ 5,552,501   

Master Lease Pool #3:

  

Timberwood Nursing & Rehabilitation Center

  

Julia Temple Healthcare Center

  

Heritage Gardens Rehabilitation and Healthcare

  

Carmel Mountain Rehabilitation and Healthcare Center

  

Chateau Des Mons Care and Assisted Living

  

St. Joseph Villa SNF and Marion Center

  

Hillcrest Health Care Center

  

Santa Maria Terrace

  

Osborn Health and Rehabilitation

  

Redmond ALF/Cascade

  
  

 

 

 

Total

   $ 7,150,823   

Master Lease Pool #4:

  

Orem Rehabilitation and Nursing Center

  

Arbor Glen Care Center

  

San Marcos Rehabilitation and Healthcare Center

  

Monte Vista Hills Healthcare Center

  

Park Place Assisted Living

  

Lake Village Nursing & Rehabilitation Center

  

Ukiah Healthcare Center

  

Emerald Hills Rehabilitation and Skilled Nursing

  

Careage Estates of Falls City

  

Clarion Wellness and Rehabilitation Center

  

La Villa Rehabilitation and Healthcare Center

  

Golden Acres Living and Rehabilitation Center and The Cottages

  

Paramount Health and Rehabilitation

  
  

 

 

 

Total

   $ 5,317,982   

Master Lease Pool #5:

  

Shoreline Healthcare Center

  

Provo Rehabilitation and Nursing

  

Rose Court Senior Living

  

The Courtyard Rehabilitation and Healthcare Center

  

Cambridge Health & Rehabilitation Center

  

Colonial Manor

  

Hurricane Health and Rehabilitation

  

Arvada Care and Rehabilitation Center

  

Palomar Vista Healthcare Center

  

Desert Springs Senior Living

  

Redmond SNF/Cascade

  

Careage of Wayne ALF

  

Richland Hills Rehabilitation and Healthcare Center

  
  

 

 

 

Total

   $ 5,680,413   

Master Lease Pool #6:

  

Stillhouse Rehabilitation Healthcare Center

  

Discovery Care Center ALF

  

Southland Care Center

  

Littleton Care and Rehabilitation Center

  

Holladay Healthcare Center

  

Fort Dodge Health and Rehabilitation

  

Copper Ridge Health Care

  

Sunview Health and Rehabilitation Center

  

Omaha Nursing and Rehabilitation Center

  

Salado Creek Living & Rehabilitation Center

  

Oceanview Healthcare and Rehabilitation

  
  

 

 

 

Total

   $ 6,475,985   

Master Lease Pool #7:

  

Arlington Hills Healthcare Center

  

Grand Terrace Rehabilitation and Healthcare

  

Alta Vista Rehabilitation and Healthcare

  

Veranda Rehabilitation and Healthcare

  

Willow Bend Nursing & Rehabilitation Center

  

Rose Villa Healthcare Center

  

Atlantic Memorial Healthcare Center

  

Victoria Care Center

  

River’s Edge Rehabilitation & Living Center

  

Lexington Assisted Living

  

Cambridge Square Retirement Center

  

Parke View Rehabilitation & Care Center

  
  

 

 

 

Total

   $ 8,664,488   

Master Lease Pool #8:

  

Park Manor Rehabilitation Center

  

Sabino Canyon Rehabilitation & Care Center

  

Desert Terrace Healthcare Center

  

Catalina Post Acute and Rehabilitation

  

Highland Manor Health & Rehabilitation Center

  

Park View Gardens at Montgomery

  

Bella Vita Health and rehabilitation Center and Desert Sky ALF

  

Camarillo Healthcare Center

  

North Mountain Medical & Rehabilitation Center

  

Upland Rehabilitation and Care Center

  
  

 

 

 

Total

   $ 10,900,000   

 

A-1


EXHIBIT A

[Insert the Global Note Legend, if applicable pursuant to the provisions of the Indenture]

[Insert the Private Placement Legend, if applicable pursuant to the provisions of the Indenture]

CTR PARTNERSHIP, L.P.

CARETRUST CAPITAL CORP.

5.875% Senior Notes due 2021

CUSIP No.

No. [   ] $[   ]

CTR PARTNERSHIP, L.P., a Delaware limited partnership, and CARETRUST CAPITAL CORP., a Delaware corporation (the “ Issuers ”), for value received promise to pay to [Cede & Co.] 1 , or its registered assigns, the principal sum of [ ] DOLLARS [or such other amount as is provided in a schedule attached hereto] 2 on June 1, 2021.

Interest Payment Dates: June 1 and December 1[, commencing December 1, 2014] 3 .

Record Dates: May 15 and November 15.

Reference is made to the further provisions of this Note contained herein, which will for all purposes have the same effect as if set forth at this place.

 

1   This language should be included only if the Note is issued in global form.
2   This language should be included only if the Note is issued in global form.
3   This language should be included only if the Note is issued prior to December 1, 2014.

 

A-2


IN WITNESS WHEREOF, the Issuers have caused this Note to be signed manually or by facsimile by its duly authorized officer.

 

CTR PARTNERSHIP, L.P., as an Issuer

 

By: CareTrust GP, LLC, its general partner

By:    
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer

 

CARETRUST CAPITAL CORP., as an Issuer
By:    
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer

 

A-3


[FORM OF] TRUSTEE’S CERTIFICATE OF AUTHENTICATION

This is one of the 5.875% Senior Notes due 2021 described in the within-mentioned Indenture.

Dated:

 

WELLS FARGO BANK, NATIONAL ASSOCIATION, as Trustee,
By    
Authorized Signatory

 

A-4


(Reverse of Note)

5.875% Senior Notes due 2021

Capitalized terms used herein shall have the meanings assigned to them in the Indenture referred to below unless otherwise indicated.

SECTION 1. Interest . CTR Partnership, L.P., a Delaware limited partnership, and CareTrust Capital Corp., a Delaware corporation (together, the “Issuers”), promise to pay interest on the principal amount of this Note at 5.875% per annum from May 30, 2014, until maturity. The Issuers will pay interest semi-annually on June 1 and December 1 of each year, or if any such day is not a Business Day, on the next succeeding Business Day (each an “Interest Payment Date”)[, commencing December 1, 2014] 4 . Interest on the Notes will accrue from the most recent date to which interest has been paid or, if no interest has been paid, from the date of issuance. The Issuers shall pay interest on overdue principal and premium, if any, from time to time on demand to the extent lawful at the interest rate applicable to the Notes; the Issuers shall pay interest on overdue installments of interest (without regard to any applicable grace periods) from time to time on demand at the same rate to the extent lawful. Interest will be computed on the basis of a 360-day year of twelve 30-day months. [As more fully set forth therein, the Registration Rights Agreement provides that the Issuers will pay Additional Interest to each Holder under certain circumstances. All accrued Additional Interest shall be paid to Holders in the same manner as interest payments on the Notes on semi-annual payment dates that correspond to Interest Payment Dates for the Notes. All references in this Note to interest shall be deemed to include any Additional Interest payable pursuant to the Registration Rights Agreement.] 5

SECTION 2. Method of Payment . The Issuers will pay interest on the Notes to the Persons who are registered Holders at the close of business on the May 15 or November 15 next preceding the Interest Payment Date, even if such Notes are canceled after such record date and on or before such Interest Payment Date, except as provided in Section 2.12 of the Indenture with respect to defaulted interest. The Notes will be issued in denominations of $2,000 and integral multiples of $1,000 in excess thereof. The Issuers shall pay principal, premium, if any, and interest on the Notes in such coin or currency of the United States of America as at the time of payment is legal tender for payment of public and private debts (“U.S. Legal Tender”). Principal, premium, if any, and interest on the Notes will be payable at the office or agency of the Issuers maintained for such purpose except that, at the option of the Issuers, the payment of interest may be made by check mailed to the Holders at their respective addresses set forth in the register of Holders. Until otherwise designated by the Issuers, the Issuers’ office or agency in Minneapolis, Minnesota will be the office of the Trustee maintained for such purpose.

SECTION 3. Paying Agent and Registrar . Initially, Wells Fargo Bank, National Association, the Trustee under the Indenture, will act as Paying Agent and Registrar. The Issuers may change any Paying Agent or Registrar without notice to any Holder. Except as provided in the Indenture, the Issuers or any of their Subsidiaries may act in any such capacity.

SECTION 4. Indenture . The Issuers issued the Notes under an Indenture dated as of May 30, 2014 (“Indenture”) by and among the Issuers, CareTrust REIT, Inc., a Maryland corporation, the other Guarantors and the Trustee. Subject to the terms of the Indenture, the Issuers shall be entitled to issue Additional Notes pursuant to Section 2.01 of the Indenture. The terms of the Notes include those stated in the Indenture and those made part of the Indenture by reference to the Trust Indenture Act of 1939, as amended (15 U.S. Code §§ 77aaa-77bbbb) (the “Trust Indenture Act”). The Notes are subject to all such terms, and Holders are referred to the Indenture and the Trust Indenture Act for a statement of such terms. To the extent any provision of this Note conflicts with the express provisions of the Indenture, the provisions of the Indenture shall govern and be controlling.

 

4   This language should be included only if the Note is issued prior to December 1, 2014.
5   To be removed from the Exchange Note.

 

A-5


SECTION 5. Optional Redemption . Except as set forth in Section 6 [and Section 8] 6 hereof, the Issuers are not entitled to redeem any Notes prior to June 1, 2017. The Notes will be redeemable at the option of the Issuers, in whole or in part, at any time, and from time to time, on and after June 1, 2017, at the following redemption prices (expressed as percentages of the principal amount thereof) if redeemed during the twelve-month period commencing June 1 of the years indicated below, in each case together with accrued and unpaid interest thereon, if any, to, but not including, the redemption date (subject to the right of Holders on the relevant record date to receive interest due on the relevant interest payment date):

 

Year

   Redemption Price

2017

   102.938%

2018

   101.469%

2019 and thereafter

   100.000%

Prior to June 1, 2017, the Issuers will be entitled, at their option, to redeem, at any time, and from time to time, all or a portion of the Notes at a redemption price equal to 100% of the principal amount of the Notes plus the Applicable Premium as of, and accrued and unpaid interest, if any, to, but not including, the redemption date (subject to the right of Holders on the relevant record date to receive interest due on the relevant Interest Payment Date).

SECTION 6. Optional Redemption upon Equity Offerings . At any time, and from time to time, on or prior to June 1, 2017, the Issuers are entitled, at their option, to use an amount equal to all or a portion of the Net Cash Proceeds of one or more Equity Offerings to redeem up to 35% of the principal amount of the Notes (together with any Additional Notes) issued under the Indenture at a redemption price of 105.875% of the principal amount thereof plus accrued and unpaid interest thereon, if any, to, but not including, the redemption date (subject to the right of Holders on the relevant record date to receive interest due on the relevant interest payment date); provided, however , that:

(1) at least 65% of the principal amount of Notes originally issued under the Indenture remains outstanding immediately after such redemption; and

(2) the Issuers complete such redemption not more than 120 days after the consummation of any such Equity Offering.

SECTION 7. Notice of Redemption . Subject to Section 3.03 of the Indenture, notice of redemption will be mailed by first class mail or given as otherwise provided in accordance with the procedures of the Depository at least 30 days but not more than 60 days before the Redemption Date to each Holder of Notes to be redeemed at its registered address, except that redemption notices may be given more than 60 days prior to a Redemption Date if the notice is issued in connection with a defeasance of the Notes or a satisfaction and discharge of the Indenture. No Notes of $2,000 or less shall be redeemed in part. On and after the Redemption Date interest shall cease to accrue on Notes or portions thereof called for redemption subject to Section 3.04 of the Indenture.

SECTION 8. [ Mandatory Redemption and Special Mandatory Redemption . For the avoidance of doubt, an offer to purchase pursuant to Section 9 hereof shall not be deemed a redemption. Except as provided in this Section 8, the Issuers shall not be required to make mandatory redemption or sinking fund payments with respect to the Notes.

In the event of a Mandatory Redemption Event, the Issuers will be required to redeem all of the outstanding Initial Notes at a redemption price equal to 101% of the initial issue price of the Initial Notes, plus accrued and unpaid interest, if any, to, but not including, the redemption date (subject to the right of Holders on the relevant record date to receive interest due on the relevant interest payment date) (the “Special Mandatory Redemption Price”). In the event of the occurrence of a Mandatory Redemption Event, the Issuers shall cause a notice of special mandatory redemption (a “Special Mandatory Redemption Notice”) to be provided to the Trustee for delivery to each Holder no later than the third Business Day following the occurrence of the Mandatory Redemption Event and shall redeem the Initial Notes no later than five Business Days following the date the Special Mandatory Redemption Notice is provided to the Trustee.

 

6   This language should be included only if the Note is an Initial Note.

 

A-6


The obligation to redeem the Notes pursuant to a Mandatory Redemption Event may not be waived or modified without the consent of each Holder of then outstanding Notes. Failure to redeem the Notes when required pursuant to this Section 8 will constitute an Event of Default with respect to the Notes.] 7

SECTION 9. Repurchase at Option of Holder . Upon the occurrence of a Change of Control, and subject to certain conditions set forth in the Indenture, the Issuers will be required to offer to purchase all of the outstanding Notes at a purchase price equal to 101% of the principal amount thereof, plus accrued and unpaid interest, if any, thereon to, but not including, the date of repurchase.

The Issuers are, subject to certain conditions and exceptions set forth in the Indenture, obligated to make an offer to purchase Notes at 100% of their principal amount, plus accrued and unpaid interest, if any, thereon to, but not including, the date of repurchase, with certain Net Cash Proceeds of certain sales or other dispositions of assets in accordance with the Indenture.

SECTION 10. Denominations, Transfer, Exchange . The Notes are in registered form without coupons in denominations of $2,000 and integral multiples of $1,000 in excess thereof. The transfer of Notes may be registered and Notes may be exchanged as provided in the Indenture. The Registrar and the Trustee may require a Holder, among other things, to furnish appropriate endorsements and transfer documents and the Issuers may require a Holder to pay any taxes and fees required by law or permitted by the Indenture. The Issuers and the Registrar are not required to transfer or exchange any Note selected for redemption. Also, the Issuers and the Registrar are not required to transfer or exchange any Notes for a period of 15 days before the giving of a notice of redemption of such Notes to be redeemed.

SECTION 11. Persons Deemed Owners . The registered Holder of a Note may be treated as its owner for all purposes.

SECTION 12. Amendment, Supplement and Waiver . Subject to certain exceptions, the Indenture and the Notes may be amended or supplemented with the consent of the Holders of at least a majority in aggregate principal amount of the Notes then outstanding, and any existing Default or compliance with any provision may be waived with the consent of the Holders of a majority in aggregate principal amount of the Notes then outstanding. Without notice to or consent of any Holder, the Indenture, the Notes and the Note Guarantees may be amended or supplemented as provided in the Indenture.

SECTION 13. Defaults and Remedies . If an Event of Default occurs and is continuing (other than as specified in clauses (7) and (8) of Section 6.01 that occurs with respect to Parent or the Issuers), the Trustee or the Holders of at least 25% in principal amount of the then outstanding Notes may declare the principal of, premium, if any, and accrued interest on the Notes to be due and payable immediately in accordance with the provisions of Section 6.02. Notwithstanding the foregoing, in the case of an Event of Default arising from clause (7) or (8) of Section 6.01, with respect to Parent or the Issuers, all outstanding Notes will become due and payable without further action or notice. Holders may not enforce the Indenture or the Notes except as provided in the Indenture. Subject to certain limitations, Holders of a majority in principal amount of the then outstanding Notes may direct the Trustee in its exercise of any trust or power. The Trustee may withhold from Holders notice of any continuing Default if it determines that withholding notice is in their interest in accordance with Section 7.05. The Holders of a majority in aggregate principal amount of the Notes then outstanding by notice to the Trustee may on behalf of the Holders of all of the Notes waive any existing Default and its consequences under the Indenture, other than a payment default as described under 9.02(b)(6) of the Indenture.

 

7 This language should be included only if the Note is an Initial Note.

 

A-7


SECTION 14. Restrictive Covenants . The Indenture contains certain covenants as set forth in Article Four of the Indenture.

SECTION 15. No Recourse Against Others . No recourse for the payment of the principal of, premium, if any, or interest on any of the Notes or for any claim based thereon or otherwise in respect thereof, and no recourse under or upon any obligation, covenant or agreement of Parent, the Issuers or the Guarantors in the Indenture, or in any of the Notes or Note Guarantees or because of the creation of any Indebtedness represented hereby, shall be had against any incorporator, stockholder, member, manager, partner, officer, director, employee or controlling person, in their capacity as such, of the Issuers or the Guarantors or of any successor Person thereof. Each Holder, by accepting the Notes, waives and releases all such liability. Such waiver and release are part of the consideration for issuance of the Notes.

SECTION 16. Note Guarantees . This Note will be entitled to the benefits of certain Note Guarantees made for the benefit of the Holders. Reference is hereby made to the Indenture for a statement of the respective rights, limitations of rights, duties and obligations thereunder of the Guarantors, the Trustee and the Holders.

SECTION 17. Authentication . This Note shall not be valid until authenticated by the manual signature of the Trustee or an authenticating agent.

SECTION 18. Abbreviations . Customary abbreviations may be used in the name of a Holder or an assignee, such as: TEN COM (= tenants in common), TEN ENT (= tenants by the entirety), JT TEN (= joint tenants with right of survivorship and not as tenants in common), CUST (= Custodian), and U/G/M/A (= Uniform Gifts to Minors Act).

SECTION 19. Additional Rights of Holders of Restricted Global Notes and Restricted Definitive Notes . In addition to the rights provided to Holders under the Indenture, Holders will have the rights set forth in the Registration Rights Agreement dated as of May 30, 2014, among the Issuers, the Guarantors and the other parties named on the signature pages thereof [or, in the case of Additional Notes (if applicable), Holders of such Additional Notes will have the rights set forth in one or more registration rights agreements, if any, among the Issuers, the Guarantors and the other parties thereto, relating to rights given by the Issuers and the Guarantors to the purchasers of such Additional Notes]. The Holders shall be entitled to receive certain Additional Interest in the event such exchange offer is not consummated or the Notes are not offered for resale and upon certain other conditions, all pursuant to and in accordance with the terms of the Registration Rights Agreement. 8

SECTION 20. CUSIP and ISIN Numbers . Pursuant to a recommendation promulgated by the Committee on Uniform Security Identification Procedures, the Issuers have caused CUSIP and ISIN numbers to be printed on the Notes and the Trustee may use CUSIP or ISIN numbers in notices of redemption as a convenience to Holders. No representation is made as to the accuracy of such numbers either as printed on the Notes or as contained in any notice of redemption and reliance may be placed only on the other identification numbers placed thereon.

SECTION 21. Governing Law . This Note shall be governed by, and construed in accordance with, the laws of the State of New York.

The Issuers will furnish to any Holder upon written request and without charge a copy of the Indenture.

 

8   This Section not to appear on Exchange Notes or Additional Notes unless required by the terms of such Additional Notes.

 

A-8


ASSIGNMENT FORM

I or we assign and transfer this Note to

 

 

(Print or type name, address and zip code of assignee or transferee)

 

 

(Insert Social Security or other identifying number of assignee or transferee)

and irrevocably appoint agent to transfer this Note on the books of the Issuers. The agent may substitute another to act for him.

Dated:

Signed:    
(Sign exactly as name appears on the other side of this Note)

 

Signature Guarantee:    

Participant in a recognized Signature Guarantee Medallion Program (or other signature guarantor program reasonably acceptable to the Trustee)

In connection with any transfer of this Note occurring prior to the date which is the date following the second anniversary of the original issuance of this Note, the undersigned confirms that it has not utilized any general solicitation or general advertising in connection with the transfer and is making the transfer pursuant to one of the following:

[ Check One ]

(1)      ¨     to the Issuers or a Subsidiary thereof; or

(2)      ¨     to a person who the transferor reasonably believes is a “qualified institutional buyer” pursuant to and in compliance with Rule 144A under the Securities Act of 1933, as amended (the “Securities Act”); or

(3)      ¨     to an institutional “accredited investor” (as defined in Rule 501(a)(1), (2), (3) or (7) under the Securities Act) that has furnished to the Trustee a signed letter containing certain representations and agreements (the form of which letter can be obtained from the Trustee); or

(4)      ¨     outside the United States to a non-“U.S. person” as defined in Rule 902 of Regulation S under the Securities Act in compliance with Rule 904 of Regulation S under the Securities Act; or

(5)      ¨     pursuant to the exemption from registration provided by Rule 144 under the Securities Act; or

(6)      ¨     pursuant to an effective registration statement under the Securities Act.

and unless the box below is checked, the undersigned confirms that such Note is not being transferred to an “affiliate” of the Issuers as defined in Rule 144 under the Securities Act (an “Affiliate”):

¨     The transferee is an Affiliate of the Issuers.

Unless one of the foregoing items (1) through (6) is checked, the Trustee will refuse to register any of the Notes evidenced by this certificate in the name of any person other than the registered Holder thereof; provided, however , that if item (3), (4) or (5) is checked, the Issuers or the Trustee may require, prior to registering any such transfer of the Notes, in their sole discretion, such written legal opinions, certifications (including an investment letter in the case of box (3) or (4)) and other information as the Trustee or the Issuers has reasonably requested to confirm that such transfer is being made pursuant to an exemption from, or in a transaction not subject to, the registration requirements of the Securities Act.

 

A-9


If none of the foregoing items (1) through (6) are checked, the Trustee or Registrar shall not be obligated to register this Note in the name of any person other than the Holder hereof unless and until the conditions to any such transfer of registration set forth herein and in Section 2.15 of the Indenture shall have been satisfied.

Dated:

Signed:      
(Sign exactly as name appears on the other side of this Note)
Signature Guarantee:    

Participant in a recognized Signature Guarantee Medallion Program (or other signature guarantor program reasonably acceptable to the Trustee)

 

A-10


TO BE COMPLETED BY PURCHASER IF (2) ABOVE IS CHECKED

The undersigned represents and warrants that it is purchasing this Note for its own account or an account with respect to which it exercises sole investment discretion and that it and any such account is a “qualified institutional buyer” within the meaning of Rule 144A under the Securities Act and is aware that the sale to it is being made in reliance on Rule 144A and acknowledges that it has received such information regarding the Issuers as the undersigned has requested pursuant to Rule 144A or has determined not to request such information and that it is aware that the transferor is relying upon the undersigned’s foregoing representations in order to claim the exemption from registration provided by Rule 144A.

Date:                                              

NOTICE: To be executed by an executive officer

 

A-11


OPTION OF HOLDER TO ELECT PURCHASE

If you want to elect to have this Note purchased by the Issuers pursuant to Section 4.07 or Section 4.11 of the Indenture, check the appropriate box:

Section 4.07   ¨    Section 4.11   ¨

If you want to elect to have only part of this Note purchased by the Issuers pursuant to Section 4.07 or Section 4.11 of the Indenture, state the amount (in denominations of $2,000 and integral multiples of $1,000 in excess thereof): $                                     

Dated:

Signed:        
(Sign exactly as name appears on the other side of this Note)
Signature Guarantee:    

Participant in a recognized Signature Guarantee Medallion Program (or other signature guarantor program reasonably acceptable to the Trustee)

 

A-12


SCHEDULE OF EXCHANGES OF INTERESTS IN THE GLOBAL NOTE 9

The following exchanges of a part of this Global Note for an interest in another Global Note or for a Physical Note, or exchanges of a part of another Global Note or Physical Note for an interest in this Global Note, have been made:

 

Date of Exchange

  

Amount of decrease in
Principal Amount of

this Global Note

  

Amount of increase in
Principal Amount of

this Global Note

  

Principal Amount of

this Global Note

following such decrease

(or increase)

  

Signature of

authorized signatory of

Trustee of Note

custodian

 

 

9   This schedule should be included only if the Note is issued in global form.

 

A-13


EXHIBIT B1

FORM OF LEGEND – PRIVATE PLACEMENT LEGEND

Each Global Note and Physical Note that constitutes a Restricted Security shall bear the following legend (the “Private Placement Legend”) on the face thereof until after the second anniversary of the Issue Date, unless otherwise agreed by the Issuers and the Holder thereof or if such legend is no longer required by Section 2.15(f) of the Indenture:

THIS SECURITY HAS NOT BEEN REGISTERED UNDER THE U.S. SECURITIES ACT OF 1933, AS AMENDED (THE “SECURITIES ACT”), AND, ACCORDINGLY, MAY NOT BE OFFERED OR SOLD WITHIN THE UNITED STATES OR TO, OR FOR THE ACCOUNT OR BENEFIT OF, U.S. PERSONS EXCEPT AS SET FORTH BELOW. BY ITS ACQUISITION HEREOF, THE HOLDER (1) REPRESENTS THAT (A) IT IS A “QUALIFIED INSTITUTIONAL BUYER” (AS DEFINED IN RULE 144A UNDER THE SECURITIES ACT), (B) IT IS NOT A U.S. PERSON AND IS ACQUIRING THIS SECURITY IN AN OFF-SHORE TRANSACTION IN COMPLIANCE WITH REGULATION S UNDER THE SECURITIES ACT OR (C) IT IS AN ACCREDITED INVESTOR (AS DEFINED IN RULE 501(a)(1), (2), (3), OR (7) UNDER THE SECURITIES ACT) (AN “ACCREDITED INVESTOR”), (2) AGREES THAT IT WILL NOT WITHIN ONE YEAR AFTER THE ORIGINAL ISSUANCE OF THIS SECURITY RESELL OR OTHERWISE TRANSFER THIS SECURITY EXCEPT (A) TO THE ISSUERS OR THEIR RESPECTIVE SUBSIDIARIES, (B) INSIDE THE UNITED STATES TO A QUALIFIED INSTITUTIONAL BUYER IN COMPLIANCE WITH RULE 144A UNDER THE SECURITIES ACT, (C) INSIDE THE UNITED STATES TO AN ACCREDITED INVESTOR THAT, PRIOR TO SUCH TRANSFER, FURNISHES (OR HAS FURNISHED ON ITS BEHALF BY A U.S. BROKER-DEALER) TO THE TRUSTEE A SIGNED LETTER CONTAINING CERTAIN REPRESENTATIONS AND AGREEMENTS RELATING TO THE RESTRICTIONS ON TRANSFER OF THIS SECURITY (THE FORM OF WHICH LETTER CAN BE OBTAINED FROM THE TRUSTEE FOR THIS SECURITY), (D) OUTSIDE THE UNITED STATES IN AN OFFSHORE TRANSACTION IN COMPLIANCE WITH RULE 904 UNDER THE SECURITIES ACT (IF AVAILABLE), (E) PURSUANT TO THE EXEMPTION FROM REGISTRATION PROVIDED BY RULE 144 UNDER THE SECURITIES ACT (IF AVAILABLE), (F) IN ACCORDANCE WITH ANOTHER EXEMPTION FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT (AND BASED UPON AN OPINION OF COUNSEL IF THE ISSUERS SO REQUEST), OR (G) PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER THE SECURITIES ACT AND (3) AGREES THAT IT WILL GIVE TO EACH PERSON TO WHOM THIS SECURITY IS TRANSFERRED A NOTICE SUBSTANTIALLY TO THE EFFECT OF THIS LEGEND. IN CONNECTION WITH ANY TRANSFER OF THIS SECURITY WITHIN ONE YEAR AFTER THE ORIGINAL ISSUANCE OF THIS SECURITY, IF THE PROPOSED TRANSFEREE IS AN ACCREDITED INVESTOR, THE HOLDER MUST, PRIOR TO SUCH TRANSFER, FURNISH TO THE TRUSTEE AND THE ISSUERS SUCH CERTIFICATIONS, LEGAL OPINIONS OR OTHER INFORMATION AS EITHER OF THEM MAY REASONABLY REQUIRE TO CONFIRM THAT SUCH TRANSFER IS BEING MADE PURSUANT TO AN EXEMPTION FROM, OR IN A TRANSACTION NOT SUBJECT TO, THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT. AS USED HEREIN, THE TERMS “OFFSHORE TRANSACTION,” “UNITED STATES” AND “U.S. PERSON” HAVE THE MEANING GIVEN TO THEM BY REGULATION S UNDER THE SECURITIES ACT.

 

B1-1


EXHIBIT B2

FORM OF LEGEND – GLOBAL NOTE LEGEND

Each Global Note authenticated and delivered hereunder shall also bear the following legend:

THIS NOTE IS A GLOBAL NOTE WITHIN THE MEANING OF THE INDENTURE HEREINAFTER REFERRED TO AND IS REGISTERED IN THE NAME OF A DEPOSITORY OR A NOMINEE OF A DEPOSITORY OR A SUCCESSOR DEPOSITORY. THIS NOTE IS NOT EXCHANGEABLE FOR NOTES REGISTERED IN THE NAME OF A PERSON OTHER THAN THE DEPOSITORY OR ITS NOMINEE EXCEPT IN THE LIMITED CIRCUMSTANCES DESCRIBED IN THE INDENTURE, AND NO TRANSFER OF THIS NOTE (OTHER THAN A TRANSFER OF THIS NOTE AS A WHOLE BY THE DEPOSITORY TO A NOMINEE OF THE DEPOSITORY OR BY A NOMINEE OF THE DEPOSITORY TO THE DEPOSITORY OR ANOTHER NOMINEE OF THE DEPOSITORY) MAY BE REGISTERED EXCEPT IN THE LIMITED CIRCUMSTANCES DESCRIBED IN THE INDENTURE.

UNLESS THIS CERTIFICATE IS PRESENTED BY AN AUTHORIZED REPRESENTATIVE OF THE DEPOSITORY TRUST COMPANY, A NEW YORK CORPORATION (“DTC”), TO THE ISSUERS OR THEIR AGENT FOR REGISTRATION OF TRANSFER, EXCHANGE OR PAYMENT, AND ANY CERTIFICATE ISSUED IS REGISTERED IN THE NAME OF CEDE & CO. OR IN SUCH OTHER NAME AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC (AND ANY PAYMENT IS MADE TO CEDE & CO. OR TO SUCH OTHER ENTITY AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC), ANY TRANSFER, PLEDGE OR OTHER USE HEREOF FOR VALUE OR OTHERWISE BY OR TO ANY PERSON IS WRONGFUL INASMUCH AS THE REGISTERED OWNER HEREOF, CEDE & CO., HAS AN INTEREST HEREIN.

TRANSFERS OF THIS GLOBAL NOTE SHALL BE LIMITED TO TRANSFERS IN WHOLE, BUT NOT IN PART, TO NOMINEES OF CEDE & CO. OR TO A SUCCESSOR THEREOF OR SUCH SUCCESSOR’S NOMINEE AND TRANSFERS OF PORTIONS OF THIS GLOBAL NOTE SHALL BE LIMITED TO TRANSFERS MADE IN ACCORDANCE WITH THE RESTRICTIONS SET FORTH IN SECTION 2.15 OF THE INDENTURE.

 

B2-1


EXHIBIT C

FORM OF CERTIFICATE TO BE

DELIVERED IN CONNECTION WITH

TRANSFERS TO NON-QIB INSTITUTIONAL ACCREDITED INVESTORS

Wells Fargo Corporate Trust-DAPS Reorg

6th & Marquette Ave 12th Floor

MAC N9303-121

Minneapolis, MN 55479

Phone: 1-800-344-5128

Fax: 1-866-969-1290

Email: dapsreorg@wellsfargo.com

Re: 5.875% Senior Notes due 2021

Reference is hereby made to the Indenture, dated as of May 30, 2014 (the “ Indenture ”), between CTR Partnership, L.P. and CareTrust Capital Corp., as issuers (the “ Issuers ”), the guarantors named therein and Wells Fargo Bank, National Association, as Trustee. Capitalized terms used but not defined herein shall have the meanings given to them in the Indenture.

In connection with our proposed purchase of $[ ] aggregate principal amount of:

(a)      ¨     a beneficial interest in a Global Note, or

(b)      ¨     a Definitive Note,

we confirm that:

1. We understand that any subsequent transfer of the Notes or any interest therein is subject to certain restrictions and conditions set forth in the Indenture and the undersigned agrees to be bound by, and not to resell, pledge or otherwise transfer the Notes or any interest therein except in compliance with, such restrictions and conditions and the United States Securities Act of 1933, as amended (the “ Securities Act ”).

2. We understand that the offer and sale of the Notes have not been registered under the Securities Act, and that the Notes and any interest therein may not be offered or sold except as permitted in the following sentence. We agree, on our own behalf and on behalf of any accounts for which we are acting as hereinafter stated, that if we should sell the Notes or any interest therein, we will do so only (A) to the Issuers or any subsidiary thereof, (B) in accordance with Rule 144A under the Securities Act to a “qualified institutional buyer” (as defined therein), (C) to an institutional “accredited investor” (as defined below) that, prior to such transfer, furnishes (or has furnished on its behalf by a U.S. broker-dealer) to you and to the Issuers a signed letter substantially in the form of this letter and if the Issuers so requests, an Opinion of Counsel in form reasonably acceptable to the Issuers to the effect that such transfer is in compliance with the Securities Act, (D) outside the United States in accordance with Rule 904 of Regulation S under the Securities Act, (E) pursuant to the provisions of Rule 144(k) under the Securities Act or (F) pursuant to an effective registration statement under the Securities Act, and we further agree to provide to any person purchasing the Physical Note or beneficial interest in a Global Note from us in a transaction meeting the requirements of clauses (A) through (E) of this paragraph a notice advising such purchaser that resales thereof are restricted as stated herein.

3. We understand that, on any proposed resale of the Notes or beneficial interest therein, we will be required to furnish to you and the Issuers such certifications, legal opinions and other information as you and the Issuers may reasonably require to confirm that the proposed sale complies with the foregoing restrictions. We further understand that the Notes purchased by us will bear a legend to the foregoing effect.

 

C-1


4. We are an institutional “accredited investor” (as defined in Rule 501(a)(1), (2), (3) or (7) of Regulation D under the Securities Act) and have such knowledge and experience in financial and business matters as to be capable of evaluating the merits and risks of our investment in the Notes, and we and any accounts for which we are acting are each able to bear the economic risk of our or its investment.

5. We are acquiring the Notes or beneficial interest therein purchased by us for our own account or for one or more accounts (each of which is an institutional “accredited investor”) as to each of which we exercise sole investment discretion.

You, as Trustee, the Issuers, counsel for the Issuers and others are entitled to rely upon this letter and are irrevocably authorized to produce this letter or a copy hereof to any interested party in any administrative or legal proceedings or official inquiry with respect to the matters covered hereby.

 

[Insert Name of Accredited Investor]
By:    
Name:    
Title:    

 

C-2


EXHIBIT D

FORM OF CERTIFICATE TO BE DELIVERED

IN CONNECTION WITH TRANSFERS

PURSUANT TO REGULATION S

[    ], [    ]

Wells Fargo Bank, National Association

707 Wilshire Blvd, 17th Floor

Los Angeles, CA 90017

Attention: Corporate Trust Services

Facsimile: 213-614-3355

 

  Re: CTR Partnership, L.P.,
       and CareTrust Capital Corp. (the “Issuers”)
       5.875% Senior Notes due 2021 (the “Notes”)

Ladies and Gentlemen:

In connection with our proposed sale of $[   ] aggregate principal amount of the Notes, we confirm that such sale has been effected pursuant to and in accordance with Regulation S under the U.S. Securities Act of 1933, as amended (the “Securities Act”), and, accordingly, we represent that:

(1) the offer of the Notes was not made to a person in the United States;

(2) either (a) at the time the buy offer was originated, the transferee was outside the United States or we and any person acting on our behalf reasonably believed that the transferee was outside the United States, or the transaction was executed in, on or through the facilities of a designated offshore securities market and neither we nor any person acting on our behalf knows that the transaction has been prearranged with a buyer in the United States;

(3) no directed selling efforts have been made in the United States in contravention of the requirements of Rule 903(b) or Rule 904(b) of Regulation S, as applicable;

(4) the transaction is not part of a plan or scheme to evade the registration requirements of the Securities Act; and

(5) we have advised the transferee of the transfer restrictions applicable to the Notes.

You, as Trustee, the Issuers, counsel for the Issuers and others are entitled to rely upon this letter and are irrevocably authorized to produce this letter or a copy hereof to any interested party in any administrative or legal proceedings or official inquiry with respect to the matters covered hereby. Terms used in this certificate have the meanings set forth in Regulation S.

 

Very truly yours,

[Name of Transferor]

By:    
Name:    
Title:    

 

D-1


EXHIBIT E

FORM OF SUPPLEMENTAL INDENTURE

TO BE DELIVERED BY SUBSEQUENT GUARANTORS

SUPPLEMENTAL INDENTURE (this “Supplemental Indenture”), dated as of , among (the “Guaranteeing Subsidiary”), CTR Partnership, L.P. (or its permitted successor), a Delaware limited partnership (“Partnership”), CareTrust Capital Corp., a Delaware corporation (together with Partnership, the “Issuers”), the other Guarantors (as defined in the Indenture referred to herein) and Wells Fargo Bank, National Association, as trustee under the Indenture referred to below (the “Trustee”).

W I T N E S S E T H

WHEREAS, the Issuers have heretofore executed and delivered to the Trustee an indenture (the “Indenture”), dated as of May 30, 2014 providing for the issuance of 5.875% Senior Notes due 2021 (the “Notes”);

WHEREAS, the Indenture provides that under certain circumstances the Guaranteeing Subsidiary shall execute and deliver to the Trustee a supplemental indenture pursuant to which the Guaranteeing Subsidiary shall unconditionally guarantee all of the Issuers’ obligations under the Notes and the Indenture on the terms and conditions set forth herein (the “Note Guarantee”); and

WHEREAS, pursuant to Section 9.01 of the Indenture, the Trustee is authorized to execute and deliver this Supplemental Indenture.

NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the receipt of which is hereby acknowledged, the Guaranteeing Subsidiary and the Trustee mutually covenant and agree for the equal and ratable benefit of the Holders as follows:

1. CAPITALIZED TERMS. Capitalized terms used herein without definition shall have the meanings assigned to them in the Indenture.

2. AGREEMENT TO GUARANTEE. The Guaranteeing Subsidiary hereby agrees to provide an unconditional guarantee on the terms and subject to the conditions set forth in the Indenture including but not limited to Article Ten thereof.

3. NO RECOURSE AGAINST OTHERS. No recourse for the payment of the principal of, premium, if any, or interest on any of the Notes or for any claim based thereon or otherwise in respect thereof, and no recourse under or upon any obligation, covenant or agreement of Parent, the Issuers or the Guarantors in the Indenture or this Supplemental Indenture, or in any of the Notes or Note Guarantees or because of the creation of any Indebtedness represented hereby, shall be had against any incorporator, stockholder, member, manager, partner, officer, director, employee or controlling person, in their capacity as such, of the Issuers or the Guarantors or of any successor Person thereof. Each Holder, by accepting the Notes, waives and releases all such liability. Such waiver and release are part of the consideration for issuance of the Notes.

4. GOVERNING LAW; WAIVER OF TRIAL RIGHT. This Supplemental Indenture will be governed by and construed in accordance with the laws of the State of New York. EACH OF THE PARTIES HERETO HEREBY IRREVOCABLY WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, ANY AND ALL RIGHT TO TRIAL BY JURY IN ANY LEGAL PROCEEDING ARISING OUT OF OR RELATING TO THIS SUPPLEMENTAL INDENTURE OR THE TRANSACTION CONTEMPLATED HEREBY .

5. COUNTERPARTS. The parties may sign any number of copies of this Supplemental Indenture. Each signed copy shall be an original, but all of them together represent the same agreement.

 

E-1


6. EFFECT OF HEADINGS. The Section headings herein are for convenience only and shall not affect the construction hereof.

7. THE TRUSTEE. The Trustee shall not be responsible in any manner whatsoever for or in respect of the validity or sufficiency of this Supplemental Indenture or any of the terms or provisions hereof or for or in respect of the recitals or statements contained herein, all of which recitals and statements are made solely by the Guaranteeing Subsidiary and Partnership.

8. BINDING NATURE OF SUPPLEMENTAL INDENTURE. The Guaranteeing Subsidiary hereby represents and warrants that this Supplemental Indenture is its legal, valid and binding obligation, enforceable against it in accordance with its terms.

[signature page follows]

 

E-2


IN WITNESS WHEREOF, the parties hereto have caused this Supplemental Indenture to be duly executed, all as of the date first above written.

 

Dated:                 ,

 

[GUARANTEEING SUBSIDIARY], as a Guarantor

By:    
Name:    
Title:    

CTR PARTNERSHIP, L.P., as an Issuer

By: CareTrust GP, LLC, its general partner

By:    
Name:    
Title:    
 
CARETRUST CAPITAL CORP., as an Issuer
By:    
Name:    
Title:    
 
CARETRUST REIT, INC., as a Guarantor
By:    
Name:    
Title:    
 
[EXISTING GUARANTORS], as a Guarantor
By:    
Name:    
Title:    
 
WELLS FARGO BANK, NATIONAL ASSOCIATION, as Trustee
By:    
Name:    
Title:    

 

D-1

Exhibit 10.1

 

 

MASTER LEASE

Between

THE ENTITIES IDENTIFIED ON SCHEDULE 1 HERETO,

collectively, as “Landlord”

and

THE ENTITIES IDENTIFIED ON SCHEDULE 2 HERETO,

collectively, as “Tenant”

May 30, 2014

 

 

[                           ]


TABLE OF CONTENTS

 

          Page No.  

Article I MASTER LEASE; DEFINITIONS; PREMISES; TERM

     1   

1.1

   Recognition of Master Lease; Irrevocable Waiver of Certain Rights      1   

1.2

   Definitions      2   

1.3

   Lease of Premises; Ownership      2   

1.4

   Term      2   

1.5

   Net Lease      2   
Article II RENT      3   

2.1

   Base Rent      3   

2.2

   Additional Rent      3   

2.3

   Method of Payment      3   

2.4

   Late Payment of Rent      3   

2.5

   Guaranty      4   
Article III IMPOSITIONS AND OTHER CHARGES      4   

3.1

   Impositions      4   

3.2

   Utilities; CC&Rs      5   

3.3

   Insurance      5   

3.4

   Other Charges      5   

3.5

   Real Property Imposition Impounds      5   

3.6

   Insurance Premium Impounds      6   
Article IV ACCEPTANCE OF PREMISES; NO IMPAIRMENT      6   

4.1

   Acceptance of Premises      6   

4.2

   No Impairment      6   
Article V OPERATING COVENANTS      7   

5.1

   Tenant Personal Property      7   

5.2

   Landlord Personal Property      7   

5.3

   Primary Intended Use      7   

5.4

   Compliance with Legal Requirements and Authorizations      7   

5.5

   Preservation of Business      8   

5.6

   Maintenance of Books and Records      8   

5.7

   Financial, Management and Regulatory Reports      8   

5.8

   Estoppel Certificates      9   

5.9

   Furnish Information      9   

5.10

   Affiliate Transactions      9   

5.11

   Waste      9   

5.12

   Additional Covenants      9   

5.13

   No Liens      10   
Article VI MAINTENANCE AND REPAIR      10   

6.1

   Tenant’s Maintenance Obligation      10   

 

(i)


TABLE OF CONTENTS

(continued)

 

          Page No.  

6.2

   Premises Condition Report      10   

6.3

   Notice of Non-Responsibility      11   

6.4

   Permitted Alterations      11   

6.5

   Capital and Material Alterations      12   

6.6

   Capital Expenditures      12   

6.7

   Additional Improvement Funds      13   

6.8

   Encroachments      15   
Article VII PERMITTED CONTESTS      15   
Article VIII INSURANCE      15   

8.1

   Required Policies      15   

8.2

   General Insurance Requirements      17   

8.3

   Replacement Costs      17   

8.4

   Claims-Made Policies      18   

8.5

   Non-Renewal      18   

8.6

   Deductibles      18   

8.7

   Increase in Limits; Types of Coverages      18   

8.8

   No Separate Insurance      19   
Article IX REPRESENTATIONS AND WARRANTIES      19   

9.1

   General      19   

9.2

   Anti-Terrorism Representations      19   

9.3

   Additional Representations and Warranties      20   
Article X DAMAGE AND DESTRUCTION      20   

10.1

   Notice of Damage or Destruction      20   

10.2

   Restoration      21   

10.3

   Insufficient or Excess Proceeds      21   

10.4

   Facility Mortgagee      21   
Article XI CONDEMNATION      22   
Article XII DEFAULT      23   

12.1

   Events of Default      23   

12.2

   Remedies      25   
Article XIII OBLIGATIONS OF TENANT ON EXPIRATION OR TERMINATION OF LEASE      28   

13.1

   Surrender      28   

13.2

   Transition      28   

13.3

   Tenant Personal Property      30   

13.4

   Facility Trade Name      30   

13.5

   Holding Over      30   
Article XIV INDEMNIFICATION      30   

 

(ii)


TABLE OF CONTENTS

(continued)

 

          Page No.  
Article XV LANDLORD’S FINANCING      31   

15.1

   Grant Lien      31   

15.2

   Attornment      31   

15.3

   Cooperation; Modifications      32   

15.4

   Compliance with Facility Mortgage Documents      32   
Article XVI ASSIGNMENT AND SUBLETTING      33   

16.1

   Prohibition      33   

16.2

   Landlord Consent      33   

16.3

   Transfers to Affiliates      34   

16.4

   Permitted Occupancy Agreements      34   

16.5

   Costs      34   
Article XVII CERTAIN RIGHTS OF LANDLORD      34   

17.1

   Right of Entry      34   

17.2

   Conveyance by Landlord      34   

17.3

   Granting of Easements, etc.      35   
Article XVIII ENVIRONMENTAL MATTERS      35   

18.1

   Hazardous Materials      35   

18.2

   Notices      35   

18.3

   Remediation      35   

18.4

   Indemnity      35   

18.5

   Environmental Inspections      36   
Article XIX RESERVED      36   
Article XX QUIET ENJOYMENT      36   
Article XXI REIT RESTRICTIONS      36   

21.1

   General REIT Provisions      36   

21.2

   Characterization of Rents      36   

21.3

   Prohibited Transactions      36   

21.4

   Personal Property REIT Requirements      37   
Article XXII NOTICES      37   
Article XXIII RESERVED      38   
Article XXIV MISCELLANEOUS      38   

24.1

   Memorandum of Lease      38   

24.2

   No Merger      38   

24.3

   No Waiver      38   

24.4

   Acceptance of Surrender      38   

24.5

   Attorneys’ Fees      38   

24.6

   Brokers      38   

 

(iii)


TABLE OF CONTENTS

(continued)

 

          Page No.  

24.7

   Severability      38   

24.8

   Non-Recourse      38   

24.9

   Successors and Assigns      39   

24.10

   Governing Law; Jury Waiver      39   

24.11

   Entire Agreement      39   

24.12

   Headings      39   

24.13

   Counterparts      39   

24.14

   Joint and Several      39   

24.15

   Interpretation      39   

24.16

   Time of Essence      40   

24.17

   Further Assurances      40   

24.18

   California Specific Provisions      40   

EXHIBITS/SCHEDULES

 

Exhibit A Defined Terms

Exhibit B Description of the Land

Exhibit C The Landlord Personal Property

Exhibit D Financial, Management and Regulatory Reports

Exhibit E Fair Market Value

Schedule 1 LANDLORD ENTITIES

Schedule 2 TENANT ENTITIES; FACILITY INFORMATION

Schedule 3 TENANT OWNERSHIP STRUCTURE

Schedule 4 FORM OF REQUEST FOR ADVANCE

 

(iv)


MASTER LEASE

THIS MASTER LEASE (this “ Lease ”) is entered into as of May 30, 2014, by and among each of the entities identified on Schedule 1 (collectively, “ Landlord ”), and each of the entities identified as “Tenant” on Schedule 2 (individually and collectively, “ Tenant ”). Notwithstanding anything in this Lease to the contrary, Landlord and Tenant hereby agree that this Lease shall not be effective until 11:59 p.m. on May 31, 2014.

R E C I T A L S

A. Landlord desires to lease the Premises to Tenant and Tenant desires to lease the Premises from Landlord upon the terms set forth in this Lease.

B. Pursuant to that certain Guaranty of Master Lease dated of even date herewith (as amended, supplemented or otherwise modified from time to time, the “ Guaranty ”), Guarantor has agreed to guaranty the obligations of each of the entities comprising Tenant under this Lease.

C. A list of the Facilities covered by this Lease is attached hereto as Schedule 2 .

NOW, THEREFORE , for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

ARTICLE I

MASTER LEASE; DEFINITIONS; PREMISES; TERM

1.1 Recognition of Master Lease; Irrevocable Waiver of Certain Rights . Tenant and Landlord each acknowledges and agrees that this Lease constitutes a single, indivisible lease of the entire Premises, and the Premises constitutes a single economic unit. The Base Rent, Additional Rent, other amounts payable hereunder and all other provisions contained herein have been negotiated and agreed upon based on the intent to lease the entirety of the Premises as a single and inseparable transaction, and such Base Rent, Additional Rent, other amounts and other provisions would have been materially different had the parties intended to enter into separate leases or a divisible lease. Any Event of Default under this Lease shall constitute an Event of Default as to the entire Premises. Each of the entities comprising Tenant and Guarantor, in order to induce Landlord to enter into this Lease, to the extent permitted by law:

(a) Agrees, acknowledges and is forever estopped from asserting to the contrary that the statements set forth in the first sentence of this Section are true, correct and complete;

(b) Agrees, acknowledges and is forever estopped from asserting to the contrary that this Lease is a new and de novo lease, separate and distinct from any other lease between any of the entities comprising Tenant and any of the entities comprising Landlord that may have existed prior to the date hereof;

(c) Agrees, acknowledges and is forever estopped from asserting to the contrary that this Lease is a single lease pursuant to which the collective Premises are demised as a whole to Tenant;

(d) Agrees, acknowledges and is forever estopped from asserting to the contrary that if, notwithstanding the provisions of this Section, this Lease were to be determined or found to be in any proceeding, action or arbitration under state or federal bankruptcy,

 

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insolvency, debtor-relief or other applicable laws to constitute multiple leases demising multiple properties, such multiple leases could not, by the debtor, trustee, or any other party, be selectively or individually assumed, rejected or assigned; and

(e) Forever knowingly waives and relinquishes any and all rights under or benefits of the provisions of the Federal Bankruptcy Code Section 365 (11 U.S.C. § 365), or any successor or replacement thereof or any analogous state law, to selectively or individually assume, reject or assign the multiple leases comprising this Lease following a determination or finding in the nature of that described in the foregoing Section 1.1(d).

1.2 Definitions . Certain initially-capitalized terms used in this Lease are defined in Exhibit A . All accounting terms not otherwise defined in this Lease have the meanings assigned to them in accordance with GAAP.

1.3 Lease of Premises; Ownership .

1.3.1 Upon the terms and subject to the conditions set forth in this Lease, Landlord hereby leases to Tenant and Tenant leases from Landlord all of Landlord’s rights and interest in and to the Premises.

1.3.2 Tenant acknowledges that the Premises are the property of Landlord and that Tenant has only the right to the possession and use of the Premises upon and subject to the terms and conditions of this Lease. Tenant will not, at any time during the Term, take any position, whether in any tax return, public filing, contractual arrangement, financial statement or otherwise, other than that Landlord is the owner of the Premises for federal, state and local income tax purposes and that this Lease is a “true lease”.

1.4 Term . The initial term of this Lease (the “ Initial Term ”) shall be for the period commencing as of June 1, 2014 (the “ Commencement Date ”) and expiring at 11:59 p.m. on the last day of the calendar month in which the                      (              ) anniversary of the Commencement Date occurs (the “ Initial Expiration Date ”). The term of this Lease may be extended for                      (      ) separate terms of five (5) years each (each, an “ Extension Term ”) if: (a) at least twelve (12), but not more than twenty-four (24) months prior to the end of the then current Term, Tenant delivers to Landlord a written notice (an “ Extension Notice ”) that it desires to exercise its right to extend the Term for one (1) Extension Term; and (b) no Event of Default shall have occurred and be continuing on the date Landlord receives the Extension Notice or on the last day of the then current Term. During any such Extension Term, except as otherwise specifically provided for herein, all of the terms and conditions of this Lease shall remain in full force and effect. Once delivered to Landlord, an Extension Notice shall be irrevocable.

1.5 Net Lease . This Lease is intended to be and shall be construed as an absolutely net lease, commonly referred to as a “net, net, net” or “triple net” lease, pursuant to which Landlord shall not, under any circumstances or conditions, whether presently existing or hereafter arising, and whether foreseen or unforeseen by the parties, be required to make any payment or expenditure of any kind whatsoever or be under any other obligation or liability whatsoever, except as expressly set forth herein, in connection with the Premises. All Rent payments shall be absolutely net to Landlord, free of all Impositions, utility charges, operating expenses, insurance premiums or any other charges or expenses in connection with the Premises, all of which shall be paid by Tenant.

 

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ARTICLE II

RENT

2.1 Base Rent . During the Term, Tenant will pay to Landlord as base rent hereunder (the “ Base Rent ”), an annual amount equal to                                               Dollars ($                      ). Notwithstanding the foregoing, on the first day of the third (3 rd ) Lease Year and the first day of each Lease Year thereafter during the Term (including, without limitation, during any Extension Term), the Base Rent shall increase to an annual amount equal to the sum of (a) the Base Rent for the immediately preceding Lease Year, and (b) the Base Rent for the immediately preceding Lease Year multiplied by the Adjusted CPI Increase. The Base Rent shall be payable in advance in twelve (12) equal monthly installments on or before the first (1 st ) Business Day of each calendar month; provided, however, the Base Rent attributable to the first (1 st ) full calendar month of the Term and the calendar month in which the Commencement Date occurs, which may be a partial month, shall be payable on the Commencement Date. Notwithstanding anything herein to the contrary, Base Rent shall be adjusted pursuant to Section 6.7.

2.2 Additional Rent . In addition to the Base Rent, Tenant shall also pay and discharge as and when due and payable all other amounts, liabilities and obligations which Tenant assumes or agrees to pay under this Lease. In the event of any failure on the part of Tenant to pay any of those items referred to in the previous sentence, Tenant will also promptly pay and discharge every fine, penalty, interest and cost which may be added for non-payment or late payment of the same. Collectively, the items referred to in the first two sentences of this Section 2.2 are referred to as “ Additional Rent .” Except as may otherwise be set forth herein, any costs or expenses paid or incurred by Landlord on behalf of Tenant that constitute Additional Rent shall be reimbursed by Tenant to Landlord within ten (10) days after the presentation by Landlord to Tenant of invoices therefor.

2.3 Method of Payment . All Rent payable hereunder shall be paid in lawful money of the United States of America. Except as may otherwise be specifically set forth herein, Rent shall be prorated as to any partial months at the beginning and end of the Term. Rent to be paid to Landlord shall be paid by electronic funds transfer debit transactions through wire transfer of immediately available funds and shall be initiated by Tenant for settlement on or before the Payment Date; provided , however , if the Payment Date is not a Business Day, then settlement shall be made on the next succeeding day which is a Business Day. If Landlord directs Tenant to pay any Base Rent to any party other than Landlord, Tenant shall send to Landlord, simultaneously with such payment, a copy of the transmittal letter or invoice and a check whereby such payment is made or such other evidence of payment as Landlord may reasonably require.

2.4 Late Payment of Rent . Tenant hereby acknowledges that the late payment of Rent will cause Landlord to incur costs not contemplated hereunder, the exact amount of which is presently anticipated to be extremely difficult to ascertain. Accordingly, if any installment of Rent other than Additional Rent payable to a Person other than Landlord (or a Facility Mortgagee) shall not be paid within five (5) days of its Payment Date, Tenant shall pay to Landlord, on demand, a late charge equal to the lesser of (a) five percent (5%) of the amount of such installment or (b) the maximum amount permitted by law. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of late payment by Tenant. 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 Landlord and Tenant. In addition, if any installment of Rent other than Additional Rent payable to a Person other than Landlord (or a Facility Mortgagee) shall not be paid within ten (10) days after its Payment Date, the amount unpaid, including any late charges, shall bear interest at the Agreed Rate compounded monthly from such Payment Date to the date of payment thereof, and Tenant shall pay such interest to Landlord on demand. The payment of such late charge or such interest shall neither constitute waiver of nor excuse or cure any default under this Lease, nor prevent Landlord from exercising any other rights and remedies available to Landlord.

 

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2.5 Guaranty . Tenant’s obligations under this Lease are guaranteed by The Ensign Group, Inc., a Delaware corporation (such guarantor, together with its successors and assigns, are herein referred to, individually and collectively, as “ Guarantor ”) pursuant to the Guaranty.

ARTICLE III

IMPOSITIONS AND OTHER CHARGES

3.1 Impositions .

3.1.1 Subject to Section 3.5, Tenant shall pay all Impositions attributable to a tax period, or portion thereof, occurring during the Term (irrespective of whether the Impositions for such tax period are due and payable after the Term), when due and before any fine, penalty, premium, interest or other cost may be added for non-payment. Where feasible, such payments shall be made directly to the taxing authorities. If any such 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), Tenant may exercise the option to pay same (and any accrued interest on the unpaid balance of such Imposition) in installments (provided no such installments shall extend beyond the Term) and, in such event, shall pay such installments during the Term before any fine, penalty, premium, further interest or cost may be added thereto. Tenant shall deliver to Landlord, not less than five (5) days prior to the due date of each Imposition, copies of the invoice for such Imposition, the check delivered for payment thereof and an original receipt evidencing such payment or other proof of payment satisfactory to Landlord.

3.1.2 Notwithstanding Section 3.1.1 to the contrary, Landlord may elect to pay those Impositions, if any, based on Landlord’s net income, gross receipts, franchise taxes and taxes on its capital stock directly to the taxing authority and within ten (10) Business Days of Landlord delivering to Tenant notice and evidence of such payment, Tenant shall reimburse Landlord for such paid Impositions. In connection with such Impositions, Tenant shall, upon request of Landlord, promptly provide to Landlord such data as is maintained by Tenant with respect to any Facility as may be necessary to prepare any returns and reports to be filed in connection therewith.

3.1.3 Tenant shall prepare and file all tax returns and reports as may be required by Legal Requirements with respect to or relating to all Impositions (other than those Impositions, if any, based on Landlord’s net income, gross receipts, franchise taxes and taxes on its capital stock).

3.1.4 Tenant may, upon notice to Landlord, at Tenant’s option and at Tenant’s sole cost and expense, protest, appeal or institute such other proceedings as Tenant may deem appropriate to effect a reduction of real estate or personal property assessments and Landlord, at Tenant’s expense, shall reasonably cooperate with Tenant in such protest, appeal or other action; provided, however, that upon Landlord’s request in connection with any such protest or appeal, Tenant shall post an adequate bond or deposit sufficient sums with Landlord to insure payment of any such real estate or personal property assessments during the pendency of any such protest or appeal.

3.1.5 Landlord or Landlord’s designee shall use reasonable efforts to give prompt notice to Tenant of all Impositions payable by Tenant hereunder of which Landlord at any time has knowledge, provided, however, that any failure by Landlord to provide such notice to Tenant shall in no way relieve Tenant of its obligation to timely pay the Impositions.

3.1.6 Impositions imposed or assessed in respect of the tax-fiscal period during which the Term terminates shall be adjusted and prorated between Landlord and Tenant, whether or not such Imposition is imposed or assessed before or after such termination, and Tenant’s obligation to pay its prorated share thereof shall survive such termination.

 

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3.2 Utilities; CC&Rs . Tenant shall pay any and all charges for electricity, power, gas, oil, water and other utilities used in connection with each Facility during the Term. Tenant shall also pay all costs and expenses of any kind whatsoever which may be imposed against Landlord during the Term by reason of any of the covenants, conditions and/or restrictions affecting any Facility or any portion thereof, or with respect to easements, licenses or other rights over, across or with respect to any adjacent or other property which benefits any Facility, including any and all costs and expenses associated with any utility, drainage and parking easements. If Landlord is billed directly for any of the foregoing costs, Landlord shall send Tenant the bill and Tenant shall pay the same before it is due.

3.3 Insurance . Subject to Section 3.6, Tenant shall pay or cause to be paid all premiums for the insurance coverage required to be maintained by Tenant hereunder.

3.4 Other Charges . Tenant shall pay all other amounts, liabilities, obligations, costs and expenses paid or incurred with respect to the ownership, repair, replacement, restoration, maintenance and operation of each Facility ( “Other Charges” ).

3.5 Real Property Imposition Impounds .

3.5.1 If required under the terms of any Facility Mortgage Document, or at Landlord’s option (to be exercised by thirty (30) days’ written notice to Tenant) following (i) the occurrence and during the continuation of an Event of Default, or (ii) following the occurrence of more than one (1) Event of Default in any twelve (12) month period and for the remainder of the Term, and provided Tenant is not already being required to impound such payments in accordance with the requirements of Section 15.4 below, Tenant shall be required to deposit, at the time of any payment of Base Rent, an amount equal to one-twelfth of Tenant’s estimated annual real and personal property taxes required pursuant to Section 3.1. 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 Landlord shall reasonably determine, on or before the respective dates on which the same or any of them would become delinquent. The reasonable cost of administering such impound account shall be paid by Tenant. Nothing in this Section 3.5.1 shall be deemed to affect any right or remedy of Landlord hereunder. If Landlord elects (to the extent permitted pursuant to this Section 3.5.1), to require Tenant to impound Real Property Impositions hereunder, Tenant shall, as soon as they are received, deliver to Landlord copies of all notices, demands, claims, bills and receipts in relation to the Real Property Impositions.

3.5.2 The sums deposited by Tenant under this Section 3.5 shall be held by Landlord, shall not bear interest nor be held by Landlord in trust or as an agent of Tenant, and may be commingled with the other assets of Landlord. Provided no Event of Default then exists and is continuing under this Lease, and provided that Tenant has timely delivered to Landlord copies of any bills, claims or notices that Tenant has received, the sums deposited by Tenant under this Section 3.5 shall be used by Landlord to pay Real Property Impositions as the same become due. Upon the occurrence of any Event of Default, Landlord may apply any funds held by it under this Section 3.5 to cure such Event of Default or on account of any damages suffered or incurred by Landlord in connection therewith or to any other obligations of Tenant arising under this Lease, in such order as Landlord in its discretion may determine.

3.5.3 If Landlord transfers this Lease, it shall transfer all amounts then held by it under this Section 3.5 to the transferee, and Landlord shall thereafter have no liability of any kind with respect thereto. As of the Expiration Date, any sums held by Landlord under this Section 3.5 shall be returned to Tenant provided that there is no Event of Default and provided that any and all Real Property Impositions due and owing hereunder have been paid in full.

 

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3.5.4 Notwithstanding anything herein which may be construed to the contrary, if Landlord elects (to the extent permitted pursuant to Section 3.5.1) to require Tenant to impound Real Property Impositions hereunder, Landlord shall have no liability to Tenant for failing to pay any Real Property Impositions to the extent that: (a) any Event of Default has occurred and is continuing, (b) insufficient deposits under this Section 3.5 are held by Landlord at the time such Real Property Impositions become due and payable, or (c) Tenant has failed to provide Landlord with copies of the bills, notices, and claims for such Real Property Impositions as required pursuant to Section 3.5.1.

3.6 Insurance Premium Impounds . Without limiting or expanding Tenant’s obligation pursuant to Article 15, if required under the terms of any Facility Mortgage Document, or at Landlord’s option (to be exercised by thirty (30) days’ written notice to Tenant) following (i) the occurrence and during the continuation of an Event of Default, or (ii) following the occurrence of more than one (1) Event of Default in any twelve (12) month period and for the remainder of the Term, and provided Tenant is not already being required to impound such payments in accordance with the requirements of Section 15.4 below, Tenant shall be required to deposit, at the time of any payment of Base Rent, an amount equal to one-twelfth of Tenant’s estimated annual insurance premiums required pursuant to Section 3.6 and Article VIII. 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 Landlord shall reasonably determine, on or before the respective dates on which the same or any of them would become delinquent. The reasonable cost of administering such impound account shall be paid by Tenant. Nothing in this Section 3.6 shall be deemed to affect any right or remedy of Landlord hereunder. As applicable, the terms of Section 3.5 shall govern the amounts deposited under this Section 3.6.

ARTICLE IV

ACCEPTANCE OF PREMISES; NO IMPAIRMENT

4.1 Acceptance of Premises . Tenant acknowledges receipt and delivery of possession of the Premises and confirms that Tenant has examined and otherwise has knowledge of the condition of the Premises prior to the execution and delivery of this Lease and has found the same to be in good order and repair, free from Hazardous Materials not in compliance with applicable Hazardous Materials Laws and satisfactory for its purposes hereunder. Regardless, however, of any examination or inspection made by Tenant and whether or not any patent or latent defect or condition was revealed or discovered thereby, Tenant is leasing the Premises “as is” in its present condition. Tenant waives any claim or action against Landlord in respect of the condition of the Premises including any defects or adverse conditions not discovered or otherwise known by Tenant as of the Commencement Date. LANDLORD MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF THE PREMISES, 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 MATERIALS, IT BEING AGREED THAT ALL SUCH RISKS, LATENT OR PATENT, ARE TO BE BORNE SOLELY BY TENANT.

4.2 No Impairment . The respective obligations of Landlord and Tenant shall not be affected or impaired by reason of (a) any damage to, or destruction of, any Facility, from whatever cause, or any Condemnation of any Facility (except as otherwise expressly and specifically provided in Article X or Article XI); (b) the interruption or discontinuation of any service or utility servicing any Facility; (c) the lawful or unlawful prohibition of, or restriction upon, Tenant’s use of any Facility due to the interference with such use by any Person or eviction by paramount title; (d) any claim that Tenant has or might have against Landlord on account of any breach of warranty or default by Landlord under this Lease or any other agreement by which Landlord is bound; (e) any bankruptcy, insolvency, reorganization, composition, readjustment, liquidation, dissolution, winding up or other proceedings affecting Landlord or any assignee

 

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or transferee of Landlord; (f) any Licensing Impairment; or (g) for any other cause whether similar or dissimilar to any of the foregoing. Tenant hereby specifically waives all rights, arising from any occurrence whatsoever, which may now or hereafter be conferred upon it by law or equity (x) to modify, surrender or terminate this Lease or quit or surrender any Facility, or (y) that would entitle Tenant to any abatement, reduction, offset, suspension or deferment of Rent. The obligations of Landlord and Tenant hereunder shall be separate and independent covenants and agreements and Rent shall continue to be payable in all events until the termination of this Lease, other than by reason of an Event of Default. Tenant’s sole right to recover damages against Landlord under this Lease shall be to prove such damages in a separate action.

ARTICLE V

OPERATING COVENANTS

5.1 Tenant Personal Property . Tenant shall obtain and install all items of furniture, fixtures, supplies and equipment not included as Landlord Personal Property as shall be necessary or reasonably appropriate to operate each Facility in compliance with this Lease (the “ Tenant Personal Property ”).

5.2 Landlord Personal Property . Consistent with Tenant’s maintenance obligations hereunder, Tenant may, from time to time, in Tenant’s reasonable discretion, without notice to or approval of Landlord, sell or dispose of any item of the Landlord Personal Property; provided, however, that, unless such item is functionally obsolete, Tenant shall promptly replace such item with an item of similar or superior quality, use and functionality, and any such replacement item shall, for all purposes of this Lease, continue to be treated as part of the “Landlord Personal Property.” Tenant shall, promptly upon Landlord’s request from time to time, provide such information as Landlord may reasonably request relative to any sales, dispositions or replacements of the Landlord Personal Property pursuant to this Section 5.2 and shall provide to Landlord with an updated inventory of the Landlord Personal Property.

5.3 Primary Intended Use . During the entire Term, Tenant shall continually use each Facility for its Primary Intended Use (subject to Articles X and XI) and for no other use or purposes, and shall operate each Facility in a manner consistent with the Ordinary Course of Business.

5.4 Compliance with Legal Requirements and Authorizations .

5.4.1 Tenant, at its sole cost and expense, shall promptly (a) comply in all material respects with all Legal Requirements and Insurance Requirements regarding the use, condition and operation of each Facility and the Tenant Personal Property, and (b) procure, maintain and comply in all material respects with all Authorizations. The Authorizations for any Facility shall, to the maximum extent permitted by Legal Requirements, relate and apply exclusively to such Facility, and Tenant acknowledges and agrees that, subject to all applicable Legal Requirements, the Authorizations are appurtenant to the Facilities to which they apply, both during and following the termination or expiration of the Term.

5.4.2 Tenant and the Premises shall comply in all material respects with all licensing and other Legal Requirements applicable to the Premises and the business conducted thereon and, to the extent applicable, all Third Party Payor Program requirements. Further, Tenant shall not commit any act or omission that would in any way violate any certificate of occupancy affecting any Facility, result in closure of the Facility, result in the termination or suspension of Tenant’s ability to operate any Facility for its Primary Intended Use or result in the termination, suspension, non-renewal or other limitation of any Authorization, including, but not limited to, the authority to admit residents to any Facility or right to receive reimbursement for items or services provided at any Facility from any Third Party Payor Program.

 

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5.4.3 Tenant shall not transfer any Authorizations to any location other than the Facility operated by such Tenant or as otherwise required by the terms of this Lease nor pledge any Authorizations as collateral security for any loan or indebtedness except as required by the terms of this Lease.

5.5 Preservation of Business . Tenant acknowledges that the diversion of management or supervisory personnel, residents, patients or patient care activities from any Facility to other facilities owned or operated by Tenant, Guarantor, or any of their respective Affiliates will have a material adverse effect on the value and utility of such Facility. Therefore, Tenant agrees that during the Term and for a period of one (1) year thereafter, none of Tenant, Guarantor, nor any of their respective Affiliates shall, without the prior written consent of Landlord (which may not be unreasonably withheld), and except as is necessary for medically appropriate reasons: (i) recommend or solicit the removal or transfer of any resident or patient from any Facility to any other nursing, health care, senior housing, or retirement housing facility (excluding, however, any such facilities that are owned by Landlord (or any of its Affiliates) and leased to Tenant, Guarantor, or any of their respective Affiliates); or (ii) divert actual personnel, residents, patients or patient care activities of any Facility to any other facilities owned or operated by Tenant, Guarantor, or any of their respective Affiliates (excluding, however, any such facilities that are owned by Landlord (or any of its Affiliates) and leased to Tenant, Guarantor, or any of their respective Affiliates) or from which Tenant, Guarantor, or any of their respective Affiliates receive any type of referral fees or other compensation for transfers. In addition to the foregoing, during the Nonsolicitation Period, none of Tenant, Guarantor, nor any of their respective Affiliates shall directly or indirectly, induce any management or supervisory personnel working on or in connection with any Facility or the operations thereof to accept employment at any other nursing, health care, senior housing, or retirement housing facility that is operated, owned, developed, leased, managed, controlled, or invested in by Tenant, Guarantor, or any of their respective Affiliates or in which Tenant, Guarantor, or any of their respective Affiliates otherwise participates in or receives revenues from; provided that advertisements and similar announcements by Tenant seeking employees that are not directed solely to the Facility’s management and supervisory personnel but rather to the public at large or to members of a trade organization or industry or through advertisements in newspapers, periodicals or the media in general shall not be deemed to be an inducement or prohibited hereunder. The obligations of Tenant and Guarantor under this Section 5.5 shall survive the expiration or earlier termination of this Lease.

5.6 Maintenance of Books and Records . Tenant shall keep and maintain, or cause to be kept and maintained, proper and accurate books and records in accordance with GAAP, and a standard modern system of accounting, in all material respects reflecting the financial affairs of Tenant and the results from operations of each Facility, individually and collectively. Landlord shall have the right, from time to time during normal business hours after three (3) Business Days prior oral or written notice to Tenant, itself or through any of Landlord’s Representatives, to examine and audit such books and records at the office of Tenant or other Person maintaining such books and records and to make such copies or extracts thereof as Landlord or Landlord’s Representatives shall request and Tenant hereby agrees to reasonably cooperate with any such examination or audit at Tenant’s cost and expense.

5.7 Financial, Management and Regulatory Reports . Tenant shall provide Landlord with the reports listed in Exhibit D within the applicable time specified therein. All financial information provided shall be prepared in accordance with GAAP and shall be submitted electronically using the applicable template provided by Landlord from time to time or, if no such template is provided by Landlord, in the form of unrestricted, unlocked “.xls” spreadsheets created using Microsoft Excel (2003 or newer editions) or in such other form as Landlord may reasonably require from time to time. For so long as Tenant or any Guarantor is or becomes subject to any reporting requirements of the Securities and Exchange Commission (the “SEC”) during the Term, the timely filing of any such reports with the SEC and publication thereof by the SEC shall be deemed delivery to Landlord hereunder.

 

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5.7.1 In addition to the reports required under Section 5.7 above, upon Landlord’s request from time to time, Tenant shall provide Landlord with such additional information and unaudited quarterly financial information concerning each Facility, the operations thereof and Tenant and Guarantor as Landlord may require for purposes of securing financing for the Premises or its ongoing 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 Landlord during the Term. Notwithstanding the foregoing, neither Tenant nor Guarantor shall be required to disclose information that is material non-public information or is subject to the quality assurance immunity or is subject to attorney-client privilege or the attorney work product doctrine.

5.7.2 Tenant specifically agrees that Landlord may include Tenant’s financial information and such information concerning the operation of any Facility which does not violate the confidentiality of the facility-patient relationship and the physician-patient privilege under applicable laws, in Landlord’s public filings and informational publications, as necessary or prudent to comply with any reporting requirements under applicable federal or state laws, including those of any successor to Landlord.

5.8 Estoppel Certificates . Tenant shall, at any time upon not less than five (5) days prior written request by Landlord, have an authorized representative execute, acknowledge and deliver to Landlord or its designee a written statement certifying (a) that this Lease, together with any specified modifications, is in full force and effect, (b) the dates to which Rent and additional charges have been paid, (c) that no default by either party exists or specifying any such default and (d) as to such other matters as Landlord may reasonably request.

5.9 Furnish Information . Tenant shall promptly notify Landlord of any condition or event that constitutes a breach of any term, condition, warranty, representation, or provision of this Lease and of any adverse change in the financial condition of any Tenant or Guarantor and of any Event of Default.

5.10 Affiliate Transactions . No Tenant shall enter into, or be a party to, any transaction with an Affiliate of any Tenant or any of the partners, members or shareholders of any Tenant except in the Ordinary Course of Business and on terms that are fully disclosed to Landlord in advance and are no less favorable to any Tenant or such Affiliate than would be obtained in a comparable arm’s-length transaction with an unrelated third party; provided that this covenant shall not apply to or restrict guarantees by Tenant of debt financing issued or incurred by the Guarantor.

5.11 Waste . No Tenant shall commit or suffer to be committed any waste on any of the Premises, nor shall any Tenant cause or permit any nuisance thereon.

5.12 Additional Covenants . Tenant shall satisfy and comply with the following covenants throughout the Term:

5.12.1 Tenant shall not, directly or indirectly, create, incur, assume, guarantee or otherwise become or remain directly or indirectly liable with respect to (i) any Debt except for Permitted Debt; or (ii) any Contingent Obligations except for Permitted Contingent Obligations. Tenant shall not default on the payment of any Permitted Debt or Permitted Contingent Obligations.

5.12.2 Tenant shall not, directly or indirectly, (i) acquire or enter into any agreement to acquire any assets other than in the Ordinary Course of Business, or (ii) engage or enter into any agreement to engage in any joint venture or partnership with any other Person.

 

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5.12.3 Tenant shall not cancel or otherwise forgive or release any material claim or material debt owed to any Tenant by any Person, except for adequate consideration and in the Ordinary Course of Business. If any proceedings are filed seeking to enjoin or otherwise prevent or declare invalid or unlawful Tenant’s occupancy, maintenance, or operation of a Facility or any portion thereof for its Primary Intended Use, Tenant shall cause such proceedings to be vigorously contested in good faith, and shall, without limiting the generality of the foregoing, use all reasonable commercial efforts to bring about a favorable and speedy disposition of all such proceedings and any other proceedings.

5.12.4 Tenant shall maintain a Portfolio Coverage Ratio equal to or greater than the Minimum Rent Coverage Ratio.

5.12.5 After the occurrence of an Event of Default under Section 12.1.1 or Section 12.1.16 arising as a result of a breach of Section 5.12.4 or, upon written notice from the Landlord, after the occurrence of any other Event of Default, and, in each case, until such Event of Default is cured, no Tenant shall make any payments or distributions (including salaries, bonuses, fees, principal, interest, dividends, liquidating distributions, management fees, cash flow distributions or lease payments) to any Guarantor or any Affiliate of any Tenant or any Guarantor, or any shareholder, member, partner or other equity interest holder of any Tenant, any Guarantor or any Affiliate of any Tenant or any Guarantor.

5.13 No Liens . Subject to the provisions of Article VII relating to permitted contests and excluding the applicable Permitted Encumbrances, Tenant 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 Facility, this Lease or Tenant’s interest in any Facility or any attachment, levy, claim or encumbrance in respect of the Rent.

ARTICLE VI

MAINTENANCE AND REPAIR

6.1 Tenant’s Maintenance Obligation . Tenant shall (a) keep and maintain each Facility in good appearance, repair and condition, and maintain proper housekeeping, (b) promptly make all repairs (interior and exterior, structural and nonstructural, ordinary and extraordinary, foreseen and unforeseen) necessary to keep each Facility in good and lawful order and condition and in compliance with all Legal Requirements, Insurance Requirements and Authorizations and to maintain each Facility in a high quality operating and structural condition for use for its Primary Intended Use, and (c) keep and maintain all Landlord Personal Property and Tenant Personal Property in good condition and repair and replace such property consistent with prudent industry practice. All repairs performed by Tenant shall be done in a good and workmanlike manner. Landlord shall under no circumstances be required to repair, replace, build or rebuild any improvements on any Facility, or to make any repairs, replacements, alterations, restorations or renewals of any nature or description to any Facility, whether ordinary or extraordinary, structural or non-structural, foreseen or unforeseen, or to make any expenditure whatsoever with respect thereto, or to maintain any Facility in any way. Tenant hereby waives, to the extent permitted by law or any equitable principle, the right to make repairs at the expense of Landlord pursuant to any law currently in effect or hereafter enacted.

6.2 Premises Condition Report . Landlord, may from time to time and at Tenant’s sole expense (but, no more than once every twenty-four (24) months at Tenant’s expense, and in no event at a cost to Tenant in excess of Two Thousand Five Hundred Dollars ($2,500) per inspection, with such amount to escalate annually during the Term and any Extension by the same method and at the same rate of increase as the Base Rent as set forth in Section 2.1), cause an engineer designated by Landlord, in its sole discretion, to inspect any Facility and issue a report (a “ Premises Condition Report ”) with respect to such Facility’s condition. Tenant shall, at its own expense, make any and all repairs or replacements that are recommended by such Premises Condition Report that relate to life safety or are otherwise required to be performed by Tenant under Section 6.1 above.

 

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6.3 Notice of Non-Responsibility . Nothing contained in this Lease and no action or inaction by Landlord shall be construed as (a) constituting the consent or request of Landlord, 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 any Facility or any part thereof; or (b) giving Tenant 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 Landlord 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 Landlord in any Facility or any portion thereof. Landlord may post, at Tenant’s sole cost, such notices of non-responsibility upon, or of record against, any Facility to prevent the lien of any contractor, subcontractor, laborer, materialman or vendor providing work, services or supplies to Tenant from attaching against such Facility. Tenant agrees to promptly execute and record any such notice of non-responsibility at Tenant’s sole cost.

6.4 Permitted Alterations . Without Landlord’s prior written consent, which consent shall not be unreasonably withheld, Tenant shall not make any Capital Alterations or Material Alterations. Tenant may, without Landlord’s consent, make any other Alterations provided the same (a) do not decrease the value of the applicable Facility, (b) do not adversely affect the exterior appearance of such Facility and (c) are consistent in terms of style, quality and workmanship to the original Leased Improvements and Fixtures of such Facility, and provided further that the same are constructed and performed in accordance with the following:

6.4.1 Such construction shall not commence until Tenant shall have procured and paid for all municipal and other governmental permits and authorizations required therefor (as well as any permits or approvals required in connection with any Permitted Encumbrance of such Facility); provided, however, that any Plans and Specifications required to be filed in connection with any such permits or authorizations that require the approval of Landlord shall have been so approved by Landlord.

6.4.2 During and following completion of such construction, the parking that is located on the Land of 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 what is required by any applicable Legal Requirements or was located on such Land prior to such construction.

6.4.3 All work done in connection with such construction shall be done promptly and in a good and workmanlike manner using materials of appropriate grade and quality consistent with the existing materials and in conformity with all Legal Requirements.

6.4.4 If, by reason of the construction of any Alteration, a new or revised certificate of occupancy for any component of such Facility is required, Tenant shall obtain such certificate in compliance with all applicable Legal Requirements and furnish a copy of the same to Landlord promptly upon receipt thereof.

6.4.5 Upon completion of any Alteration, Tenant shall promptly deliver to Landlord final lien waivers from each and every general contractor and, with respect to Alterations costing in excess of One Hundred Thousand Dollars ($100,000), each and every subcontractor that provided goods or services costing in excess of One Hundred Thousand Dollars ($100,000) in connection with such Alterations indicating that such contractor or subcontractor has been paid in full for such goods or services, together with such other evidence as Landlord may reasonably require to satisfy Landlord that no liens have been or may be created in connection with such Alteration.

 

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6.5 Capital and Material Alterations . If Landlord consents to the making of any Capital Alterations or Material Alterations, Landlord may impose commercially reasonable conditions thereon in connection with its approval thereof. In addition to any such imposed conditions, all such Alterations shall be constructed and performed in accordance with Sections 6.4.1 through 6.4.5 above, together with the following:

6.5.1 Prior to commencing any such Alterations, Tenant shall have submitted to Landlord a written proposal describing in reasonable detail such proposed Alteration and shall provide to Landlord for approval such plans and specifications, permits, licenses, construction budgets and other information (collectively, the “ Plans and Specifications ”) as Landlord shall request, showing in reasonable detail the scope and nature of the proposed Alteration.

6.5.2 Such construction shall not, and prior to commencement of such construction Tenant’s licensed architect or engineer (to the extent the services of a licensed architect or engineer are required in connection with such Alterations) shall certify to Landlord that such construction shall not, impair the structural strength of such Facility or overburden or impair the operating efficiency of the electrical, water, plumbing, HVAC or other building systems of such Facility.

6.5.3 Prior to commencing any such Alterations, Tenant’s licensed architect or engineer (to the extent the services of a licensed architect or engineer are required in connection with such Alterations) shall certify to Landlord that the Plans and Specifications conform to and comply with all applicable Legal Requirements and Authorizations.

6.5.4 Promptly following the completion of the construction of any such Alterations, Tenant shall deliver to Landlord: (a) “as built” drawings of any such Alterations included therein, if applicable, certified as accurate by the licensed architect or engineer selected by Tenant to supervise such work; and (b) a certificate from Tenant’s licensed architect or engineer certifying to Landlord that such Alterations have been completed in compliance with the Plans and Specifications and all applicable Legal Requirements.

6.6 Maintenance and Repairs .

6.6.1 With respect to each Facility, and without limiting Tenant’s obligations to maintain the Premises under this Lease, within sixty (60) days following the end of each Lease Year, Tenant shall deliver to Landlord a report (a “ Maintenance Expenditures Report ”), certified as true, correct and complete by an officer of Tenant, summarizing and describing in reasonable detail all of the Maintenance Expenditures made by Tenant during the preceding Lease Year on each Facility, and such receipts and other information as Landlord may reasonably request relative to the Maintenance Expenditures made by Tenant during the applicable Lease Year, in form and content satisfactory to Landlord in the reasonable exercise of Landlord’s discretion, confirming that Tenant has in such Lease Year spent, with respect to the Premises, at least an aggregate amount of Four Hundred Dollars ($400.00) per operational bed or unit, as applicable (the “Minimum Aggregate Maintenance Amount” ), minus the Overage Amount (as hereinafter defined), for repair and maintenance of the Facilities excluding normal janitorial and cleaning but including such expenditures to the Facilities and replacements to Landlord’s Personal Property at the Facilities as Tenant deems to be necessary in the exercise of its reasonable discretion. If Tenant fails in any Lease Year to expend the Minimum Aggregate Maintenance Amount minus the Overage Amount, and fails to either (i) cure such default within sixty (60) days after receipt of a written demand from Landlord, or (ii) obtain Landlord’s written approval, in its reasonable

 

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discretion, of a repair and maintenance program satisfactory to cure such deficiency, then the same shall be deemed an Event of Default hereunder. As used herein “Overage Amount” means the sum of amounts expended by Tenant pursuant to this Section 6.6.1 in the two (2) immediately preceding Lease Years in excess, if any, of the Minimum Aggregate Maintenance Amount for such prior Lease Years (excluding any such amounts that are financed by Tenant and secured by a lien on the personal property relating thereto).

6.6.2 Tenant’s obligation to deliver the Maintenance Expenditures Report applicable to the last Lease Year shall survive the expiration or termination of this Lease.

6.7 Additional Improvement Funds . In the event Tenant elects to make Capital Alterations at a Facility during a Lease Year in which Tenant has, for such Lease Year, made Maintenance Expenditures in excess of the applicable Minimum Aggregate Maintenance Amount minus the Overage Amount for such Facility, then Tenant may request, in writing, for Landlord to provide Tenant with funds (the “ Improvement Funds ”) for the cost to complete the Alterations to which said additional Capital Alterations apply. Landlord shall provide Tenant with such Improvement Funds subject to the following terms and conditions:

6.7.1 Notwithstanding anything herein to the contrary, Landlord shall have no obligation to disburse Improvement Funds with respect to a Facility to the extent that disbursement of any such Improvement Funds would result in Landlord having disbursed Improvement Funds during the Term and with respect to such Facility in an aggregate amount exceeding the Facility Improvement Fund Cap applicable to such Facility.

6.7.2 In connection with any Alterations for which Improvement Funds are or may be requested by Tenant, Tenant shall comply with the provisions of Section 6.4 and, to the extent any such Alterations would constitute Capital Alterations or Material Alterations, Tenant shall comply with the provisions of Section 6.5. Prior to commencing any capital repairs or improvements for which Tenant will request disbursement of Improvement Funds, Tenant shall provide Landlord with such written documentation as may be reasonably requested by Landlord with respect to such capital repairs or improvements, which may include, without limitation, plans and specifications, budgets, a work completion schedule, copies of all permits required in connection with such capital repairs or improvements and the names of all contractors to be engaged by Tenant in connection therewith, together with evidence of insurance for each (in form, substance and amount reasonably required by Landlord), and Landlord shall have a reasonable period of time to review and approve the same. Landlord shall not be obligated to disburse the Improvement Funds for any Alterations until Landlord has approved such Alterations in writing, which approval: (i) with respect to any Alterations that are not Material Alterations or Capital Alterations, may not be unreasonably withheld, conditioned or delayed, and (ii) with respect to any Alterations which are Capital Alterations or Material Alterations, may be granted, withheld or conditioned in Landlord’s sole and absolute discretion.

6.7.3 Tenant shall have the right to request disbursement of the Improvement Funds not more than once per calendar month, in increments of not less than Fifteen Thousand Dollars ($15,000) (unless the disbursement is the final one for a particular project, in which case the full amount of such disbursement may be requested). All such disbursement requests shall be in writing and in the form of the request for advance contained in Schedule 4 attached hereto (“ Request for Advance ”) and shall be accompanied with (i) the following supporting documentation: (A) an itemized account of expenditures to be paid or reimbursed from the requested disbursement, certified by Tenant to be true and correct expenditures which have already been paid or are due and owing and for which no previous disbursement was made hereunder, and (B) copies of invoices or purchase orders from each payee with an identifying reference to the applicable vendor or supplier, which invoices or purchase orders shall support the full

 

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amount of costs contained in the requested disbursement; and (ii) mechanic’s lien waivers (conditional and unconditional, as applicable), in form and substance reasonably satisfactory to Landlord, in connection with any repairs, renovations or improvements in excess of Five Thousand Dollars ($5,000) for which a mechanic’s lien may be filed. Landlord shall have the right to make payment directly to any or all applicable vendors or suppliers if so desired by Landlord. No failure by Landlord to insist on Tenant’s strict compliance with the provisions of this Section 6.7 with respect to any request for advance or disbursement of the Improvement Funds shall constitute a waiver or modification of such provisions with respect to any future or other request for advance or disbursement.

6.7.4 Landlord shall, within twenty (20) calendar days of Tenant’s delivery of a Request for Advance and compliance with the conditions for disbursement set forth in this Section 6.7, make disbursements of the requested Improvement Funds to pay or reimburse Tenant for the costs of the applicable capital repairs or improvements.

6.7.5 No Event of Default or event which, with the giving of notice or the passage of time, or both, would constitute an Event of Default, including, without limitation, the recordation of any mechanic’s or other lien against the Premises (or any portion thereof) in connection with the capital repairs or improvements to be funded by the Improvement Funds, shall have occurred and be continuing at the time of any request for disbursement (or the date of disbursement) of the Improvement Funds.

6.7.6 All repairs or improvements funded with the Improvement Funds shall be completed in a good, workmanlike and lien-free manner pursuant to Plans and Specifications or other similar documents provided to and approved by Landlord as set forth above, subject to change orders made in the ordinary course of a project of the size and scope of the applicable capital repair or improvement and approved by Landlord (with respect to change orders in excess of $10,000). If any of such repairs or improvements is completed in a manner not in compliance with this Section 6.7 and the other applicable provisions of this Lease, Tenant shall, promptly after obtaining knowledge thereof or Landlord’s demand therefor, repair or remediate the applicable work to the extent necessary to attain such compliance at its sole cost and expense.

6.7.7 Each and every renovation or improvement funded by Landlord under this Section 6.7 shall immediately become a part of the Premises and shall belong to Landlord subject to the terms and conditions of this Lease.

6.7.8 No disbursement of the Improvement Funds shall be used to remedy any condition which constitutes a default by Tenant under the provisions of this Lease.

6.7.9 In connection with any request for Improvement Funds delivered to Landlord during the last five (5) years of the then Term, Landlord shall have no obligation to disburse any Improvement Funds with respect to any such request unless and until Tenant shall have delivered to Landlord an Extension Notice for the next applicable Extension Term, if any.

6.7.10 From and after the date of disbursement of any Improvement Funds by Landlord, the annual amount of Base Rent then payable under this Lease shall be increased by the product of: (i) the amount of the Improvement Funds disbursed by Landlord, and (ii) the then Improvement Fund Rate. Such increased Base Rent shall commence to be payable on the next Payment Date following disbursement of such Improvement Funds (together with any prorated portion of the Base Rent payable with respect to the month in which such Improvement Funds were advanced).

 

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6.8 Encroachments . If any of the Leased Improvements of any Facility shall, at any time, encroach upon any property, street or right-of-way adjacent to such Facility, then, promptly upon the request of Landlord, Tenant shall, at its expense, subject to its right to contest the existence of any encroachment and, in such case, in the event of any adverse final determination, either (a) obtain valid waivers or settlements of all claims, liabilities and damages resulting from each such encroachment, whether the same shall affect Landlord or Tenant, or (b) make such changes in such Leased Improvements, and take such other actions, as Tenant, in the good faith exercise of its judgment, deems reasonably practicable, to remove such encroachment, including, if necessary, the alteration of any of such Leased Improvements, and in any event take all such actions as may be necessary to be able to continue the operation of such Leased Improvements for the Primary Intended Use of such Facility substantially in the manner and to the extent such Leased Improvements were operated prior to the assertion of such encroachment. Any such alteration shall be made in conformity with the applicable requirements of Sections 6.4 and 6.5.

ARTICLE VII

PERMITTED CONTESTS

Tenant, upon prior written notice to Landlord and at Tenant’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; provided, however, that (a) 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 Landlord and from the applicable Facility, (b) neither the applicable Facility nor any Rent therefrom nor any part thereof or interest therein would be reasonably likely to be in danger of being sold, forfeited, attached or lost pending the outcome of such proceedings, (c) in the case of a Legal Requirement, neither Landlord nor Tenant would be in any danger of civil or criminal liability for failure to comply therewith pending the outcome of such proceedings; (d) Tenant shall give such security as may be demanded by Landlord to insure ultimate payment of, or compliance with, the same and to prevent any sale or forfeiture (or risk thereof) of the applicable Facility or the Rent by reason of such non-payment or non-compliance; (e) in the case of the contest of an Insurance Requirement, the coverage required by Article VIII shall be maintained, and (f) if such contest is resolved against Landlord or Tenant, Tenant shall pay to the appropriate payee the amount required to be paid, together with all interest and penalties accrued thereon, and otherwise comply with the applicable Legal Requirement or Insurance Requirement. Landlord, at Tenant’s expense, shall execute and deliver to Tenant such authorizations and other documents as may reasonably be required in any such contest, and, if reasonably requested by Tenant or if Landlord so desires, shall join as a party therein. The provisions of this Article VII shall not be construed to permit Tenant to contest the payment of Rent or any other amount payable by Tenant to Landlord hereunder. Tenant shall indemnify, defend, protect and hold harmless Landlord from and against any Losses of any kind that may be imposed upon Landlord in connection with any such contest and any Losses resulting therefrom and the provisions of this Article VII shall survive the termination or expiration of this Lease.

ARTICLE VIII

INSURANCE

8.1 Required Policies . During the Term, Tenant shall maintain the following insurance with respect to each Facility at its sole cost and expense:

8.1.1 Fire and Extended Coverage against loss or damage by fire, vandalism and malicious mischief, 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 and windstorm, all with an aggregate loss limit per occurrence of not less than Four Hundred Million Dollars ($400,000,000) and coverage for flood (only if such Facility is located in whole or in part within a designated 100-year flood plain area and such coverage is available at commercially reasonable premiums) with an aggregate loss limit per occurrence of not less than Two Hundred Fifty Million Dollars ($250,000,000);

 

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8.1.2 If such Facility contains steam boilers, pressure vessels or similar apparatus, insurance with an agreed amount endorsement (such that the insurance carrier has accepted the amount of coverage and has agreed that there will be no co-insurance penalty), covering the major components of the central heating, air conditioning and ventilating systems, boilers, other pressure vessels, high pressure piping and machinery, elevators and escalators, if any, and other similar equipment installed in such Facility, which policy shall insure against physical damage to and loss of occupancy and use of such Facility arising out of an accident, explosion, or breakdown covered thereunder all with an aggregate loss limit per occurrence of not less than Four Hundred Million Dollars ($400,000,000);

8.1.3 If there is any storage tank, whether above ground or below ground, located at such Facility, whether or not in use, Storage Tank Insurance affording the parties protection of not less than One Million Dollars ($1,000,000) per occurrence and in the annual aggregate;

8.1.4 Business Interruption and Extra Expense Coverage for loss of business income on an actual loss sustained basis for no less than twelve (12) months, including either an agreed amount endorsement or a waiver of any co-insurance provisions, so as to prevent Tenant, Landlord and any other insured thereunder from being a co-insurer, and containing an extended period indemnity endorsement that provides that the continued loss of business income will be insured until such income returns to the same level it was prior to the loss or the expiration of not fewer than six (6) months after the date of the completed repairs all with an aggregate loss limit per occurrence of not less than Four Hundred Million Dollars ($400,000,000);

8.1.5 Commercial General Liability Coverage (including products and completed operations liability and broad form coverage, broad form property damage, blanket contractual liability, independent contractors liability, personal injury and advertising injury coverage) against claims for bodily injury, death, medical expenses, property damage occurring on, in or about such Facility, affording the parties protection of not less than One Million Dollars ($1,000,000) per claim and Three Million Dollars ($3,000,000) in the annual aggregate;

8.1.6 Professional Liability Coverage for damages for injury, death, loss of service or otherwise on account of professional services rendered or which should have been rendered, in a minimum amount of One Million Dollars ($1,000,000) per claim and Three Million Dollars ($3,000,000) in the annual aggregate;

8.1.7 Worker’s Compensation Coverage for injuries sustained by Tenant’s employees in the course of their employment and otherwise consistent with all applicable Legal Requirements and employer’s liability coverage with limits of not less than $1,000,000 each accident, One Million Dollars ($1,000,000) bodily injury due to disease each employee and One Million Dollars ($1,000,000) policy limit; and

8.1.8 During such time as Tenant is constructing any improvements, Tenant, at its sole cost and expense, shall carry, or cause to be carried (a) a completed operations endorsement to the commercial general liability insurance policy referred to above, (b) builder’s risk insurance, completed value form, covering all physical loss, in an amount and subject to policy conditions satisfactory to Landlord, and (c) such other insurance, in such amounts, as Landlord deems necessary to protect Landlord’s interest in the Premises from any act or omission of Tenant’s contractors or subcontractors.

 

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8.2 General Insurance Requirements .

8.2.1 All of the policies of insurance required to be maintained by Tenant under this Article VIII shall (a) be written in form satisfactory to Landlord and any Facility Mortgage and issued by insurance companies (i) with a policyholder and financial rating of not less than “A-”/“X” in the most recent version of Best’s Key Rating Guide and (ii) authorized to do insurance business in the applicable Situs State; (b) include a waiver of all rights of subrogation and recovery against Landlord.

8.2.2 All liability type policies (with the exception of Tenant’s workers’ compensation/employer’s liability insurance and professional liability insurance) must name Landlord as an “additional insured.” All property policies shall name Landlord as “loss payee.” All business interruption policies shall name Landlord as “loss payee” with respect to Rent only. Losses shall be payable to Landlord and/or Tenant as provided herein. In addition, the policies, as appropriate, shall name as an “additional insured” or “loss payee” any Facility Mortgagee by way of a standard form of mortgagee’s loss payable endorsement. Any loss adjustment shall require the written consent of Landlord, Tenant, and each Facility Mortgagee unless the amount of the loss is less than $100,000 in which event no consent shall be required.

8.2.3 Tenant shall provide Landlord copies of the original policies or a satisfactory ACORD evidencing the existence of the insurance required by this Lease and showing the interest of Landlord (and any Facility Mortgagee(s)) prior to the commencement of the Term or, for a renewal policy, not less than ten (10) days prior to the expiration date of the policy being renewed. If Landlord is provided with an ACORD certificate, it may demand that Tenant provide a complete copy of the related policy within ten (10) days of the later of Landlord’s written request or the date of the issuance of the policy.

8.2.4 Tenant’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 Tenant; provided, however, that the coverage afforded Landlord will not be reduced or diminished or otherwise be materially different from that which would exist under a separate policy meeting all other requirements hereof by reason of the use of the blanket policy, and provided further that the requirements of this Article VIII (including satisfaction of the Facility Mortgagee’s requirements and the approval of the Facility Mortgagee) are otherwise satisfied, and provided further that Tenant maintains specific allocations acceptable to Landlord.

8.2.5 Each insurer under the insurance policies maintained by Tenant pursuant to this Article VIII shall agree, by endorsement on the policy or policies issued by it, or by independent instrument furnished to Landlord, that it will give to Landlord thirty (30) days’ written notice before the policy or policies in question shall be altered or cancelled except in the event of nonpayment of premiums in which case each insurer shall provide ten (10) days’ written notice before the policy or policies in question shall be altered or cancelled.

8.3 Replacement Costs . 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 (including the cost of compliance with changes in zoning and building codes and other laws and regulations, demolition and debris removal and increased cost of construction). If Landlord believes that the replacement cost has increased 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 determination of the impartial appraiser shall be final and binding, and, as necessary, Tenant shall increase, but not decrease, the amount of the insurance carried pursuant to this Article VIII 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 Tenant has made Alterations, Landlord may at Tenant’s expense have the replacement cost redetermined at any time after such Alterations are made.

 

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8.4 Claims-Made Policies . If Tenant obtains and maintains the commercial general liability coverage and/or professional liability coverage described in Sections 8.1.5 and 8.1.6 above on a “claims-made” basis, Tenant shall provide continuous liability coverage for claims arising during the Term and providing for an extended reporting period reasonably acceptable to Landlord for a minimum of two (2) years after expiration of the Term. If such policy is canceled or not renewed for any reason whatsoever, Tenant must provide evidence of a replacement policy reflecting coverage with retroactive coverage back to the commencement date of the term and maintain such coverage for a period of at least two (2) years beyond the expiration of the Term or Tenant must obtain tail coverage for the length of the remaining term plus at least two (2) years beyond the expiration of the Term.

8.5 Non-Renewal . If Tenant fails to cause the insurance required under Article VIII to be issued in the names herein called for, fails to pay the premiums therefor or fails to deliver such policies or certificates thereof to Landlord, at the times required, Landlord shall be entitled, but shall have no obligation, to obtain such insurance and pay the premiums therefor, in which event the cost thereof, together with interest thereon at the Agreed Rate, shall be repayable to Landlord upon demand therefor.

8.6 Deductibles . Deductibles/self-insured retentions for the insurance policies required under this Article VIII shall not be greater than $2,000,000;.

8.7 Increase in Limits; Types of Coverages . If, from time to time after the Commencement Date, Landlord determines in the exercise of its commercially reasonable judgment that the limits of the insurance required to be maintained by Tenant hereunder are no longer commensurate to the limits being regularly required by institutional landlords of similar properties in the applicable Situs State or their institutional lenders or that a particular type of insurance coverage is being regularly required by institutional landlords of similar properties in the applicable Situs State or their institutional lenders and is not then required hereunder, Landlord may notify Tenant of the same, indicating the particular limit or type of coverage that Landlord has determined should be increased or carried by Tenant, as applicable. Unless Tenant, in the exercise of its commercially reasonable judgment, objects to Landlord’s determination, then within thirty (30) days after the receipt of such notice, Tenant shall thereafter increase the particular limit or obtain the particular coverage, as applicable, unless and until further modified pursuant to the provisions of this Section 8.7. Notwithstanding anything herein to the contrary, Landlord shall not request a modification of the insurance requirements of this Lease more frequently than once every three (3) years. If Tenant, in the exercise of its commercially reasonable judgment, objects to Landlord’s determination made under this Section 8.7 and Landlord and Tenant are unable to agree upon the matter within fifteen (15) days of Tenant’s receipt of the applicable notice from Landlord, such determination shall be made by a reputable insurance company, consultant or expert (an “ Insurance Arbitrator ”) with experience in the skilled nursing and/or assisted living insurance industry as mutually identified by Landlord and Tenant in the exercise of their reasonable judgment. As a condition to a determination of commercial reasonableness with respect to any particular matter, the Insurance Arbitrator shall be capable of providing, procuring or identifying particular policies or coverages that would be available to Tenant and would satisfy the requirement in issue. The determinations made by any such experts shall be binding on Landlord and Tenant for purposes of this Section 8.7, and the costs, fees and expenses of the same shall be shared equally by Tenant and Landlord. If Tenant and Landlord are unable to mutually agree upon an Insurance Arbitrator, each party shall within ten (10) days after written demand by the other select one Insurance Arbitrator. Within ten (10) days of such selection, the Insurance Arbitrators so selected by the parties shall select a third (3 rd ) Insurance Arbitrator who shall be solely responsible for rendering a final determination with respect to the insurance requirement in issue. If either party fails to select an Insurance Arbitrator within the time period set forth above, the Insurance Arbitrator selected by the other party shall alone render

 

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the final determination with respect to the insurance requirement in issue in accordance with the foregoing provisions and such final determination shall be binding upon the parties. If the Insurance Arbitrators selected by the parties are unable to agree upon a third (3 rd ) Insurance Arbitrator within the time period set forth above, either party shall have the right to apply at Tenant’s and Landlord’s joint expense to the presiding judge of the court of original trial jurisdiction in the county in which any Facility is located to name the third (3 rd ) Insurance Arbitrator.

8.8 No Separate Insurance . Tenant shall not, on Tenant’s own initiative or pursuant to the request or requirement of any third party, (a) take out separate insurance concurrent in form or contributing in the event of loss with that required in this Article VIII to be furnished by, or which may reasonably be required to be furnished by, Tenant or (b) 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 Landlord and all Facility Mortgagees, are included therein as additional insureds and the loss is payable under such insurance in the same manner as losses are payable under this Lease. Notwithstanding the foregoing, nothing herein shall prohibit Tenant from insuring against risks not required to be insured hereby, and as to such insurance, Landlord and any Facility Mortgagee need not be included therein as additional insureds, nor must the loss thereunder be payable in the same manner as losses are payable hereunder except to the extent required to avoid a default under the Facility Mortgage.

ARTICLE IX

REPRESENTATIONS AND WARRANTIES

9.1 General . Each party represents and warrants to the other that: (a) this Lease and all other documents executed or to be executed by it in connection herewith have been duly authorized and shall be binding upon it; (b) it is duly organized, validly existing and in good standing under the laws of the state of its formation and is duly authorized and qualified to perform this Lease within the applicable Situs State; and (c) neither this Lease nor any other document executed or to be executed in connection herewith violates the terms of any other agreement of such party.

9.2 Anti-Terrorism Representations .

9.2.1 Tenant hereby represents and warrants that neither Tenant, nor any persons or entities holding any legal or beneficial interest whatsoever in Tenant, are (a) the target of any sanctions program that is established by Executive Order of the President or published by the Office of Foreign Assets Control, U.S. Department of the Treasury (“ OFAC ”); (b) designated by the President or OFAC pursuant to the Trading with the Enemy Act, 50 U.S.C. App. § 5, the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701-06, the Patriot Act, Public Law 107-56, Executive Order 13224 (September 23, 2001) or any Executive Order of the President issued pursuant to such statutes; or (c) named on the following list that is published by OFAC: “List of Specially Designated Nationals and Blocked Persons” (collectively, “ Prohibited Persons ”). Tenant hereby represents and warrants to Landlord that no funds tendered to Landlord by Tenant under the terms of this Lease are or will be directly or indirectly derived from activities that may contravene U.S. federal, state or international laws and regulations, including anti-money laundering laws. If the foregoing representations are untrue at any time during the Term, an Event of Default will be deemed to have occurred, without the necessity of notice to Tenant.

9.2.2 Tenant will not during the Term of this Lease engage in any transactions or dealings, or be otherwise associated with, any Prohibited Persons in connection with the use or occupancy of the Premises. A breach of the representations contained in this Section 9.2 by Tenant shall constitute a material breach of this Lease and shall entitle Landlord to any and all remedies available hereunder, or at law or in equity.

 

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9.3 Additional Representations and Warranties . To induce Landlord to execute this Lease and perform its obligations hereunder, Tenant hereby represents and warrants to Lender that the following are true and correct as of the Commencement Date:

9.3.1 No consent or approval of, or filing, registration or qualification with any Governmental Authority or any other Person is required to be obtained or completed by Tenant or any Affiliate in connection with the execution, delivery, or performance of this Lease that has not already been obtained or completed.

9.3.2 The identity of the holders of the partnership or membership interests or shares of stock, as applicable, in Tenant and their respective percentage of ownership as of the Commencement Date are set forth on Schedule 3 . No partnership or limited liability company interests, or shares of stock, in Tenant, other than those described above, are issued and outstanding. There are no preemptive or other outstanding rights, options, warrants, conversion rights or similar agreements or understandings for the purchase or acquisition from Tenant of any partnership or limited liability company interest of or shares of stock in Tenant except as may be set forth in Tenant’s organizational and formation documents, complete, true and accurate copies of which have been provided to Landlord.

9.3.3 Neither Tenant nor Guarantor is insolvent and there has been no Bankruptcy Action by or against any of them. Tenant’s assets do not constitute unreasonably small capital to carry out its business as conducted or as proposed to be conducted.

9.3.4 All financial statements and other documents and information previously furnished by or on behalf of any Tenant or Guarantor to Landlord in connection with the Facilities and this Lease are true, complete and correct in all material respects and fairly present on a consistent basis with the financial conditions of the subjects thereof for the immediately prior periods as of the respective dates thereof and do not fail to state any material fact necessary to make such statements or information not misleading, and no material adverse change with respect to any Facility, Tenant or Guarantor has occurred since the respective dates of such statements and information. Neither Tenant nor any Guarantor has any material liability, contingent or otherwise, not disclosed in such financial statements and which is required to be disclosed in such financial statements in accordance with GAAP.

9.3.5 Tenant has each Authorization and other rights from, and has made all declarations and filings with, all applicable Governmental Authorities, all self-regulatory authorities and all courts and other tribunals necessary to engage in the management and operation of the Facilities for the Primary Intended Use. No Governmental Authority is, to Tenant’s knowledge, considering limiting, suspending or revoking any such Authorization. All such Authorizations are valid and in full force and effect and Tenant is in material compliance with the terms and conditions of all such Authorizations.

ARTICLE X

DAMAGE AND DESTRUCTION

10.1 Notice of Damage or Destruction . Tenant shall promptly notify Landlord of any damage or destruction of any Facility in excess of $250,000. Said notification shall include: (a) the date of the damage or destruction and the Facility or Facilities damaged, (b) the nature of the damage or destruction together with a description of the extent of such damage or destruction, (c) a preliminary estimate of the cost to repair, rebuild, restore or replace the Facility, and (d) a preliminary estimate of the schedule to complete the repair, rebuilding, restoration or replacement of the Facility. Damage or destruction shall not terminate this Lease.

 

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10.2 Restoration . Tenant shall diligently repair or reconstruct any Facility that has been damaged or destroyed to a like or better condition than existed prior to such damage or destruction in accordance with Section 6.5; provided however, that in the event any Capital Alterations made and funded solely by Tenant are damaged or destroyed, Tenant shall have the option to either repair or replace such Capital Alterations or to remove the same and restore the Facility to substantially the same condition as existed prior to the making of such Capital Alterations. Any net insurance proceeds payable with respect to such damage or destruction shall be paid directly to Landlord and; provided Tenant is diligently performing the restoration and repair work with respect to such Facility and no Event of Default has occurred hereunder, shall be used for the repair or reconstruction of such Facility. Landlord shall disburse any such net insurance proceeds as and when required by Tenant in accordance with normal and customary practice for the payment of a general contractor in connection with construction projects similar in scope and nature to the work being performed by or on behalf of Tenant, including, without limitation, the withholding of ten percent (10%) of each disbursement until the required work is completed as evidenced by a certificate of occupancy or similar evidence issued upon an inspection by the applicable Governmental Authority and proof has been furnished to Landlord that no lien has attached or will attach to the applicable Facility in connection with the restoration and repair work.

10.3 Insufficient Proceeds . If the net insurance proceeds paid to Landlord in connection with any such damage or destruction are insufficient to restore the affected Facilit(ies), Tenant shall nevertheless remain responsible, at its sole cost and expense, to repair and reconstruct the applicable Facilit(ies) as required in this Article X and Tenant shall provide the required additional funds. Tenant expressly assumes all risk of loss in connection with any damage or destruction to a Facility, whether or not such damage or destruction is insurable or insured against. Tenant shall pay any insurance deductible and any other uninsured Losses. Proceeds of business interruption or similar insurance, if any, shall belong to Tenant, provided that such proceeds shall be used in the first instance to timely pay Base Rent and otherwise satisfy Tenant’s obligations under this Lease, and notwithstanding anything in this Lease to the contrary, Tenant shall not have any right under this Lease, and hereby waives all rights under applicable law, to abate, reduce, or offset rent by reason of any damage or destruction of any Facility by reason of an insured or uninsured casualty.

10.4 Facility Mortgagee . Notwithstanding anything in this Lease to the contrary, Tenant hereby acknowledges and agrees that any Facility Mortgagee may retain and disburse any net insurance proceeds payable in connection with any damage or destruction to a Facility. In such event, Tenant shall comply with the requests and requirements of such Facility Mortgagee in connection with the performance of the repair and restoration work and the disbursement of the net insurance proceeds in connection therewith. If, in connection with any damage or destruction to a Facility that results in the loss of fifty percent (50%) or more of the licensed beds (in the case of a skilled nursing facility) or units (in the case of an assisted or independent living facility) at the affected Facility or that would cost more than fifty percent (50%) of the value of such Facility to restore, any Facility Mortgagee elects to require that any net insurance proceeds payable in connection with such damage or destruction to a Facility be applied by Landlord to reduce the outstanding principal balance of any Facility Mortgage, Landlord may elect, in its sole discretion and by notice to Tenant delivered promptly after the receipt by Landlord of notice of such election from Facility Mortgagee, to terminate this Lease as to the affected Facility, in which event the current Rent shall be equitably abated as of the effective date of such termination based on the allocable share of Landlord’s initial investment in the Premises to the affected Facility. Notwithstanding anything in this Lease to the contrary, Tenant shall remain liable for any uninsured portion of any damage or destruction if this Lease is so terminated as to the applicable Facility. If Landlord elects not to terminate this Lease as to the affected Facility (despite the applicable Facility Mortgagee having made the election to require that any net insurance proceeds payable in connection with such damage or destruction to a Facility be applied by Landlord to reduce the outstanding principal balance of such Facility Mortgage), Landlord’s own funds shall be disbursed to Tenant from time to time as, when, and subject to the satisfaction of the same terms, conditions and requirements as would have governed the disbursement of net insurance proceeds that Landlord’s funds replace.

 

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10.5 Impossibility; Tenant’s Obligations Following Casualty. Following a casualty loss, if Tenant cannot within a reasonable time after diligent efforts obtain the necessary government approvals needed to restore such Facility to substantially the same condition which existed prior to such damage (the “Required Reconstruction Approvals” ), then Tenant shall pay to Landlord an amount (the “Compensatory Payment” ) equal to the greater of (a) the sum of: (i) the Fair Market Value of the affected Facility immediately before such damage or destruction less (ii) the Fair Market Value of the affected Facility immediately after such damage or destruction (the “Post-Casualty Facility” ) less (iii) any insurance proceeds received by Landlord, or (b) (i) 89.95% of the Fair Market Value of the Premises as of the Commencement Date less (B) the sum of the present value of (1) the Base Rent and (2) Additional Rent paid to Landlord and not passed through to a third party, received by Landlord as of the Occurrence Date (determined using a discount rate of six percent (6%) per annum) less (iii) any insurance proceeds received by Landlord. Unless, within nine (9) months following the date of any applicable casualty, Tenant has provided Landlord with satisfactory evidence that it has obtained, or is in the process of and continuing to diligently obtain, the Required Reconstruction Approvals, Tenant shall be deemed to be unable to secure the Required Reconstruction Approvals and to be obligated to make the Compensatory Payment to Landlord (the “Compensatory Payment Date” ). Landlord shall have a period of three (3) months after the Compensatory Payment Date to attempt to sell the affected Facility to an independent third party in an arms-length transaction and the gross purchase price payable to Landlord in connection with such transaction shall be deemed to be the Fair Market Value of the Post-Casualty Facility (a “Casualty Sale” ). In the event a Casualty Sale occurs within such three (3) month period, Landlord shall provide Tenant with notice of the closing thereof and a written demand for the Compensatory Payment setting forth in reasonable detail the calculation thereof (the “Compensatory Payment Statement” ). In the event a Casualty Sale does not occur within such three (3) month period, then the Fair Market Value of the Post-Casualty Facility shall be determined in the manner otherwise set forth in this Lease. The Compensatory Payment shall be due and payable thirty (30) days after the later of (i) Tenant’s receipt of the Compensatory Payment Statement or (ii) the date of determination of the Fair Market Value of the Post-Casualty Facility. Upon Landlord’s receipt of the Compensatory Payment (or upon the occurrence of a Casualty Sale, if earlier), this Lease shall terminate as to the affected Facility and Tenant shall have no further rights or obligations with respect thereto.

ARTICLE XI

CONDEMNATION

Except as provided to the contrary in this Article XI, a Condemnation of any Facility or any portion thereof shall not terminate this Lease, which shall remain in full force and effect, and Tenant hereby waives all rights under applicable law to abate, reduce or offset Rent by reason of any such Condemnation. Following a Complete Taking of any Facility, Tenant may at its election, made within thirty (30) days of the effective date of such Complete Taking, terminate this Lease with respect to such Facility and the current Rent shall be equitably abated as of the effective date of such termination based on the allocable share of Landlord’s initial investment in the Premises to the Facility subject to the Complete Taking. Following a Partial Taking of any Facility, the Rent shall be abated to the same extent as the resulting diminution in the Fair Market Value of such Facility and, as necessary (as reasonably determined by Landlord), Tenant at its sole cost shall restore such Facility in accordance with Section 6.5. Landlord alone shall be entitled to receive and retain any award for a Condemnation other than a Temporary Taking; provided , however , Tenant shall be entitled to submit its own claim in the event of any such Condemnation with respect to the relocation costs incurred by Tenant as a result thereof. In the event of a Temporary Taking of any Facility, Tenant shall be entitled to receive and retain any and all awards for the Temporary Taking; provided, however, that Base Rent shall not be abated during the period of such Temporary Taking.

 

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ARTICLE XII

DEFAULT

12.1 Events of Default . The occurrence of any of the following shall constitute an “ Event of Default ” and there shall be no cure period therefor except as otherwise expressly provided in this Section 12.1:

12.1.1 Tenant shall fail to pay any installment of Rent within five (5) calendar days of its Payment Date;

12.1.2  (a) The revocation or termination of any Authorization that would have a material adverse effect on the operation of any Facility for its Primary Intended Use; (b) except as permitted pursuant to the terms of Article X or Article XI in connection with a casualty or Condemnation, the voluntarily cessation of operations at any Facility for a period in excess of 30 days; (c) the sale or transfer of all or any portion of any Authorization; or (d) the use of any Facility other than for its Primary Intended Use;

12.1.3 Any material suspension, limitation or restriction placed upon Tenant, any Authorization, any Facility, the operations at any Facility or Tenant’s ability to admit residents or patients at the Premises (e.g., an admissions ban or non-payment for new admissions by any Thirty Party Payor Program resulting from an inspection survey); provided, however, if any such material suspension, limitation or restriction is curable by Tenant under the applicable Authorization or Legal Requirement, it shall not constitute an Event of Default if Tenant promptly commences to cure such breach and thereafter diligently pursues such cure to the completion thereof within the greater of: (a) the time period in which the applicable governmental agency has given Tenant to undertake corrective action, including the additional time allotted under any appeal right so long as (i) Tenant has duly and timely filed an appeal and preserved such appeal right, and (ii) any adverse governmental action is stayed pending appeal, up to the moment such appeal is granted, withdrawn or denied, or (b) thirty (30) days after the occurrence of any such material suspension, limitation or restriction;

12.1.4 an “Event of Default” (as defined in the applicable agreement) shall occur and is continuing under any other lease or agreement between Landlord or an Affiliate of Landlord and Tenant (or Guarantor) or an Affiliate of Tenant (or Guarantor) where the default is not cured within any applicable grace period set forth therein;

12.1.5 an “Event of Default” (as defined in the applicable agreement) shall occur and is continuing under any letter of credit, guaranty, mortgage, deed of trust, or other instrument executed by Tenant (or Guarantor) or an Affiliate of Tenant (or Guarantor) in favor of Landlord or an Affiliate of Landlord, in every case, whether now or hereafter existing, where the default is not cured within any applicable grace period set forth therein;

12.1.6 an “Event of Default” (as defined in the applicable agreement) by Tenant, any Guarantor or any Affiliate of Tenant or any Guarantor shall occur and is continuing under any lease, guaranty, loan or financing agreement with any other party that is not cured within any applicable cure period provided for therein;

12.1.7 Tenant, any Guarantor, or any Affiliate of Tenant or any Guarantor shall (a) admit in writing its inability to pay its debts generally as they become due; (b) file a petition in bankruptcy or a petition to take advantage of any insolvency act; (c) make an assignment for the benefit of its creditors; (d) consent to the appointment of a receiver of itself or of the whole or any substantial part of its property; or (e) 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;

 

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12.1.8 Any petition is filed by or against any Tenant, any Guarantor, or any Affiliate of any Tenant or any Guarantor under federal bankruptcy laws, or any other proceeding is instituted by or against any Tenant, any Guarantor or any Affiliate of any Tenant or any Guarantor seeking to adjudicate it a bankrupt or insolvent, or seeking liquidation, reorganization, arrangement, adjustment or composition of it or its debts under any law relating to bankruptcy, insolvency or reorganization or relief of debtors, or seeking the entry of an order for relief or the appointment of a receiver, trustee, custodian or other similar official for any Tenant, any Guarantor or any Affiliate of any Tenant or any Guarantor, or for any substantial part of the property of any Tenant, any Guarantor or any Affiliate of any Tenant or any Guarantor, and Tenants fails to notify Landlord of such proceeding within three (3) Business Days of the institution thereof and such proceeding is not dismissed within sixty (60) days after institution thereof;

12.1.9 Any Tenant, any Guarantor or any Affiliate of any Tenant or any Guarantor shall take any action to authorize or effect any of the actions set forth above in the preceding Section 12.1.8, or fails thereafter to vigorously oppose such actions;

12.1.10 The estate or interest of Tenant in the Premises or any part thereof shall be levied upon or attached in any 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 receipt by Tenant of notice thereof from Landlord (unless, in either case, Tenant is in the process of contesting such lien in a good faith manner in accordance to Article VII); provided, however, that such notice shall be in lieu of and not in addition to any notice required under applicable law;

12.1.11 Tenant, any Guarantor or any Affiliate of Tenant or any Guarantor shall be liquidated or dissolved, or begins proceedings towards 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, in any manner, permits the sale or divestiture of substantially all of its assets except in connection with a dissolution or liquidation following or related to a merger or transfer of substantially all of the assets and liabilities of Tenant with or to its parent corporation or with or to another direct or indirect wholly owned subsidiary of its parent corporation;

12.1.12 Tenant fails to (a) maintain or protect the Premises and Landlord’s interest therein as required under this Lease, including without limitation the obligations to maintain, repair and restore the Premises under this Lease, and any such failure in this clause (a) is not cured by Tenant within thirty (30) days after notice thereof from Landlord, (b) maintain in force at any time during the Term or any extensions thereof the insurance coverages required under Article VIII and any such failure in this clause (b) is not cured by Tenant within five (5) Business Days after notice thereof from Landlord, or (c) fails to return the Premises to Landlord or its designee at the expiration or earlier termination of the Lease, as required by Article XIII, whether or not such failure is due to a casualty and any such failure in this clause (c) is not cured by Tenant within thirty (30) days after notice thereof from Landlord;

12.1.13 Any of the representations or warranties made by Tenant in this Lease or by Guarantor in the Guaranty proves to be untrue when made that would result in a material adverse effect of Tenant’s ability to perform its obligations under this Lease;

 

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12.1.14 Tenant fails to observe or perform any term, covenant or other obligation of Tenant set forth in Section 5.7 and such failure is not cured within ten (10) days after receipt of notice of such failure from Landlord;

12.1.15 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 other than during any period of repair or restoration following damage, destruction or a Partial Taking;

12.1.16 Tenant fails to perform or comply with the provisions of Section 5.4.3, Section 5.5, Section 5.11, Section 5.12 or Article XVI, and any such failure is not cured by Tenant within thirty (30) days after notice thereof from Landlord; provided further that upon any failure by Tenant to perform or comply with the provisions of Section 5.12.4, if Tenant submits to Landlord a plan of correction for Landlord’s review and approval within fifteen (15) days of the end of the second consecutive quarter in which the Portfolio Coverage Ratio is less than the Minimum Rent Coverage Ratio, and uses commercially reasonable efforts to comply with any a plan of correction approved by Landlord, which shall set forth a period of time not to exceed 90 days in which Tenant shall succeed in achieving a Portfolio Coverage Ratio that meets the applicable Minimum Rent Coverage Ratio, then Tenant’s failure shall not be deemed to be an Event of Default under the Lease;

12.1.17 Tenant fails to observe or perform Tenant’s obligations under Article XV where the default is not cured within the shorter of (i) thirty (30) days after notice thereof from Landlord or the Facility Mortgagee and (ii) the any applicable grace period set forth in the Facility Mortgage Documents;

12.1.18 Tenant fails to observe or perform any other term, covenant or condition of this Lease not previously enumerated in this Section 12.1 and such failure is not cured by Tenant within thirty (30) days after notice thereof from Landlord, unless such failure cannot with due diligence be cured within a period of thirty (30) days or failure to cure after such thirty (30) day period will not have a material adverse effect upon the Facility, in which case such failure shall not be deemed to be an Event of Default if Tenant 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.

12.2 Remedies . Upon the occurrence of an Event of Default, Landlord may exercise all rights and remedies under this Lease and the laws of the applicable Situs State that are available to a lessor of real and personal property in the event of a default by its lessee, and as to the Lease Collateral, all remedies granted under the laws of the applicable Situs State to a secured party under its Uniform Commercial Code. Landlord shall have no duty to mitigate damages unless required by applicable law and shall not be responsible or liable for any failure to relet any Facility or to collect any rent due upon any such reletting. Tenant shall pay Landlord, immediately upon demand, all expenses incurred by it in obtaining possession and reletting any Facility, including fees, commissions and costs of attorneys, architects, agents and brokers.

12.2.1 Without limiting the foregoing, Landlord shall have the right (but not the obligation) to do any of the following upon an Event of Default: (a) sue for the specific performance of any covenant of Tenant as to which it is in breach, including without limitation a Limited Remedy Event of Default (as defined below); (b) enter upon any Facility, terminate this Lease, dispossess Tenant from any Facility and/or collect money damages by reason of Tenant’s breach, including the acceleration of all Rent which would have accrued after such termination and all obligations and liabilities of Tenant under this Lease which survive the termination of the Term; (c) elect to leave this Lease in place and sue for Rent and other money damages as the same come due; (d) (before or after repossession of a Facility pursuant to clause (b) above and whether or not this Lease has been terminated) relet such Facility to such

 

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tenant, for such term (which may be greater or less than the remaining balance of the Term), rent, conditions (which may include concessions or free rent) and uses as it may determine in its sole discretion and collect and receive any rents payable by reason of such reletting; and (e) sell any Lease Collateral in a non-judicial foreclosure sale.

12.2.2 Upon the occurrence of an Event of Default, and upon commencement of proceedings to enforce the rights of Landlord hereunder, Landlord shall be entitled, as a matter of right, to appoint a receiver to take possession of the Premises, pending the outcome of such proceedings, to manage the operation of the Premises, to collect and disburse all rents, issues, profits and income generated thereby and to the extent applicable and possible, to preserve or replace any Authorization or to otherwise substitute the licensee or provider thereof. If a receiver is appointed pursuant hereto, the receiver shall be paid a reasonable fee for its services and all such fees and other expenses incurred by Landlord in connection with the appointment of the receiver shall be paid in addition to, and not in limitation of, the Rent otherwise due to Landlord hereunder. Tenant irrevocably consents to the appointment of a receiver following an Event of Default and thus stipulates to and agrees not to contest the appointment of a receiver under such circumstances and for such purposes.

12.2.3 If Tenant at any time shall fail to make any payment or perform any act on its part required to be made or performed under this Lease, then Landlord may, without waiving or releasing Tenant from any obligations or default hereunder, make such payment or perform such act for the account and at the expense of Tenant, and enter upon the applicable Facility for the purpose of taking all such action as may be reasonably necessary. No such entry shall be deemed an eviction of Tenant. All sums so paid by Landlord and all necessary and incidental costs and expenses (including reasonable attorneys’ fees and expenses) incurred in connection with the performance of any such act by it, together with interest at the Agreed Rate from the date of the making of such payment or the incurring of such costs and expenses, shall be payable by Tenant to Landlord upon Landlord’s written demand therefor.

12.2.4 No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing at law or in equity. Any notice or cure period provided herein shall run concurrently with any provided by applicable law.

12.2.5 If Landlord initiates judicial proceedings or if this Lease is terminated by Landlord pursuant to this Article XII, Tenant waives, to the extent permitted by applicable law, (a) any right of redemption, re-entry, or repossession; and (b) the benefit of any laws now or hereafter in force exempting property from liability for rent or for debt.

12.2.6 Notwithstanding anything in this Lease to the contrary, and without limiting any of the other rights or remedies conferred upon Landlord under this Lease or at law or in equity, upon the occurrence of a Facility Default, Landlord may, at its option and by notice to Tenant, terminate this Lease immediately as to any one or more of the Facilities (selected in Landlord’s discretion and by notice to Tenant) to which such Facility Default relates (a termination of this Lease as to less than all of the Facilities as provided in this Section 12.2.6 is herein referred to as a “ Limited Termination Election ”) (the Facility or Facilities as to which Landlord elects to terminate this Lease as provided in this Section 12.2.6 are herein referred to as “ Terminated Facilities ”). Upon delivery of a termination notice as provided in this 12.2.6, Tenant shall have no right to cure the Facility Default in question, all rights of Tenant under this Lease shall cease as to the Terminated Facilities so specified and the provisions of this Section 12.2.6 shall apply. Without limitation of the foregoing, if Landlord makes a Limited Termination Election, the deletion of the applicable Terminated Facilities from this Lease shall be absolutely without limitation of each Tenant’s continuing obligation (on a joint and several basis) for the damages and other amounts owing on account of the Event of Default giving rise to the deletion from this Lease of such Terminated Facilities or the termination of this Lease as to such Terminated Facilities.

 

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(a) If this Lease is terminated as to one or more Terminated Facilities pursuant to this Section 12.2.6, then without necessity of any further action of the parties, this Lease shall terminate as to the Terminated Facility or Terminated Facilities, and the Terminated Facility or Terminated Facilities shall be separated and removed herefrom, at such time (such date, the “ Facility Removal Date ”) as Landlord delivers notice to Tenant exercising its termination rights pursuant to this Section 12.2.6 (such notice, a “ Termination Notice ”). As of the applicable Facility Removal Date, this Lease shall be automatically and ipso facto amended to:

 

  (i) Delete and eliminate the Terminated Facility or Terminated Facilities herefrom;

 

  (ii) Exclude the applicable Terminated Facility or Terminated Facilities from the definition of “Premises”; and

 

  (iii) The current Rent shall be equitably reduced as of the Facility Removal Date based on the allocable share of Landlord’s initial investment in the Premises to the Terminated Facility or Terminated Facilities.

(b) Promptly (and in any event within ten (10) days after delivery of Landlord’s request therefor, Tenant shall execute and deliver to Landlord such instrument(s) as Landlord may from time to time request reflecting the elimination of any Terminated Facility or Terminated Facilities herefrom on the terms described above.

12.3 ASC 840 Savings Clause; Limited Remedy Events of Default.

Subject to Section 12.2.1(a), notwithstanding anything to the contrary herein contained or in any other transaction document executed concurrently herewith, or any other provision of this Lease or any other concurrent transaction document, and pursuant to the Financial Accounting Standard Board’s Accounting Standards Codification Section 840 governing the accounting classification of operating leases, as amended or replaced from time to time (collectively the “Operating Lease Accounting Rules”), if Landlord is exercising remedies due solely to the Events of Default described in Sections 12.1.2(a), 12.1.3, 12.1.4, 12.1.5, 12.1.6, 12.1.8, 12.1.10, 12.1.13, 12.1.15, 12.1.17 or 12.1.18, or upon the occurrence, for reasons other than the acts or omissions of Tenant, any Guarantor or any Affiliate of any Tenant or any Guarantor, of an Event of Default under Section 12.1.11 (each a “Limited Remedy Event of Default” ), the aggregate amount Tenant shall be required to pay to Landlord from and after the date of the occurrence of such Limited Remedy Event of Default (the “Occurrence Date” ) shall be limited to the sum of (i) (A) 89.95% of the Fair Market Value of the Premises as of the Commencement Date less (B) the sum of the present value of (1) the Base Rent and (2) Additional Rent paid to Landlord and not passed through to a third party, received by Landlord as of the Occurrence Date (determined using a discount rate of six percent (6%) per annum), (ii) any Impositions, Other Charges and other sums which are due and payable or have accrued under this Lease through the Occurrence Date after any Limited Remedy Event of Default that relates to insurance, utilities, repairs, maintenance, environmental maintenance, remediation and compliance and other customary costs and expenses of operating and maintaining the Premises in substantial compliance with the terms of this Lease, and (iii) any amounts of Impositions, Other Charges and other sums due to third parties which are due and payable or have accrued under this Lease after the Occurrence Date while the Tenant remains in possession of the Premises after any Limited Remedy Event of Default that relates to insurance, utilities, repairs, maintenance, environmental

 

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maintenance, remediation and compliance and other customary costs and expenses of operating and maintaining the Premises in substantial compliance with the terms of this Lease (collectively, the “LRED Damages” ). Landlord and Tenant hereby agree that the damages available to Landlord as a result of a Limited Remedy Event of Default shall be strictly limited to the LRED Damages and that nothing contained herein or in any other transaction document executed concurrently herewith shall entitle Landlord to additional reimbursement or monetary damages with respect to any such Limited Remedy Event of Default.

ARTICLE XIII

OBLIGATIONS OF TENANT ON EXPIRATION OR TERMINATION OF LEASE

13.1 Surrender . On the Expiration Date or earlier termination or cancellation of this Lease (or the earlier dispossession of Tenant from any Facility), Tenant shall deliver to Landlord or Landlord’s designee (a) possession of each Facility in a neat and clean condition, with each Facility being fully operational as of such date and in compliance with all Authorizations, and (b) all business records (other than corporate financial records or proprietary materials), data, patient and resident records, and patient and resident trust accounts, which may be necessary, desirable or advisable for the operation of each Facility for its Primary Intended Use. Tenant shall have no obligation to perform any Alterations necessitated by, or imposed in connection with, a change of ownership inspection survey for the transfer of operation of such Facility to Landlord or Landlord’s designee unless such Alterations were previously required hereunder or by the applicable licensing authorities to be undertaken by Tenant prior to the Expiration Date (or earlier termination date or cancellation of this Lease or earlier dispossession of Tenant from any Facility) and Tenant failed to do so.

13.2 Transition .

13.2.1 In connection with the expiration or earlier termination of this Lease with respect to any Facility, or the earlier dispossession of Tenant from any Facility, Landlord shall have the right to require an Operational Transfer with respect to such Facility by delivery to Tenant of a Transition Notice (as defined below). As used in this Lease, “ Operational Transfer ” shall mean the transfer and transition, practically and legally, of the day-to-day operations of a Facility for the Primary Intended Use of such Facility to Landlord and/or Landlord’s designee without interruption of the business activities therein, regulatory or otherwise. Landlord may exercise its right to require an Operational Transfer by delivering written notice to Tenant of Landlord’s election to require an Operational Transfer (a “ Transition Notice ”) at any time.

13.2.2 In connection with an Operational Transfer, or at the time of Tenant’s surrender of a Facility to Landlord or its designee, Tenant shall cooperate fully with Landlord or its designee in transferring (or obtaining) all Authorizations and Governmental Payors’ certifications and shall take all necessary actions, including, without limitation, filing such applications, petitions and transfer notices and making such assignments, conveyances and transfers as are necessary, desirable or advisable to accomplish an Operational Transfer. In connection therewith, Tenant shall transfer, to the extent permitted by applicable law, to Landlord or Landlord’s designee all contracts, including contracts with Governmental Authorities, which may be necessary, desirable or advisable for the operation of each Facility for its Primary Intended Use. Subject to all applicable Legal Requirements, Tenant hereby assigns, effective upon the Expiration Date or earlier termination or cancellation of this Lease (or the earlier dispossession of Tenant from any Facility), all rights to operate the Facility to Landlord or its designee, including all required Authorizations and all rights to apply for or otherwise obtain them. In furtherance of the foregoing, Tenant agrees to enter into a commercially reasonable operations transfer agreement with Landlord or Landlord’s designee, which agreement shall provide, inter alia, for the proration of operational revenues and liabilities based on when Landlord or its designee actually takes possession of the applicable Facility or Facilities.

 

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13.2.3 Tenant agrees to enter into interim sublease agreements or management agreements as may be necessary to effect a transfer of the operations of the Facility or Facilities for their Primary Intended Use prior to the time that Landlord or its designee, as applicable, holds all Authorizations from all applicable Governmental Authorities necessary to so operate such Facility or Facilities, and (b) Tenant shall remain as licensee and participating provider in any payment programs with Governmental Payors or third party payors in which a Facility participates until such time as Landlord or its designee has received all Authorizations necessary to operate any Facility. Notwithstanding the foregoing, as a condition to Tenant remaining as licensee and participating provider as set forth above, Landlord or its designee shall, except in connection with a termination of this Lease resulting from an Event of Default (or the earlier dispossession of Tenant from any Facility as a result of an Event of Default), indemnify, defend, protect and hold harmless Tenant from and against any loss, damage, cost or expense incurred by Tenant on account of any third party claim to the extent directly caused by the acts or omissions of Landlord or its designee and during the period while relying on Tenant’s status as licensee or participating provider in any payment programs with Governmental Payors or third party payment programs in which a Facility participates.

13.2.4 Notwithstanding anything in this Lease which may be construed to the contrary, if (i) Landlord delivers a Transition Notice as to a particular Facility or Facilities, (ii) the Term expires prior to the delivery of a Transition Notice but Landlord has not delivered a Closure Notice, or (iii) this Lease is terminated as a result of an Event of Default and Landlord has not delivered a Closure Notice, then in all such cases Tenant shall thereafter continue to operate the Facility or Facilities in accordance with all of the requirements of this Lease until the earliest to occur of the following: (a) the date on which a successor operator assumes operation of such Facility, (b) the date that is one hundred eighty (180) days after the Expiration Date, or (c) the date on which such Facility is closed by Tenant in accordance with and pursuant to the requirements of this Lease and in connection with a Closure Notice delivered by Landlord.

13.2.5 If Tenant operates one or more Facilities after the Expiration Date or earlier termination of this Lease (either pursuant to Landlord’s request or pursuant to Section 13.2.4, then, from and after the expiration of this Lease and until the earliest to occur of the dates described in Section 13.2.4 (the “ Reimbursement Period ”), (a) Landlord shall provide Tenant with an operating budget, (b) Landlord shall include in the aforesaid operating budget, and Tenant shall continue to pay during the Reimbursement Period, all Rent that would have been owing under this Lease if this Lease had not expired (equitably prorated if Tenant operates less than all of the Facilities), and (c) Landlord shall reimburse Tenant for any operating deficits that Tenant may be required to fund out-of-pocket on account of operating losses and expenses incurred by Tenant by reason of, or arising out of compliance with, such budget with respect to the Reimbursement Period. Any such reimbursement shall be due from Landlord to Tenant within thirty (30) days after request by Tenant, provided that Tenant shall furnish such documentation of any operating deficits, losses and expenses as Landlord may reasonably request.

13.2.6 Notwithstanding anything to the contrary contained in this Lease, Tenant shall not, prior to delivery of a Closure Notice by Landlord to Tenant, commence to wind up and terminate the operations of any Facility or relocate the patients or occupants of any Facility to any other health care facility (a “ Facility Termination ”). Notwithstanding the foregoing, if Landlord has not delivered a Closure Notice or a Transition Notice to Tenant prior to the day that is one hundred twenty (120) days following the Expiration Date, then Tenant may commence the Facility Termination as to such Facility or Facilities and, upon the closure of such Facility or Facilities in accordance with this Lease and all

 

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applicable Legal Requirements, Tenant shall vacate such Facility or Facilities and surrender possession thereof to Landlord in accordance with all applicable requirements of this Lease. If, prior to the day that is one hundred twenty (120) days following the Expiration Date, Landlord delivers a Transition Notice to Tenant; Tenant shall not commence or otherwise engage in a Facility Termination with respect to the applicable Facility or Facilities. If Landlord delivers a Closure Notice and elects to institute a Facility Termination, Tenant shall, upon the prior written approval of Landlord, take all commercially reasonable steps necessary, in compliance with all Legal Requirements and Authorizations, to timely effectuate the same, all at Tenant’s sole cost and expense.

13.2.7 The terms of this Section 13.2 shall survive the expiration or sooner termination of this Lease.

13.3 Tenant Personal Property . Provided that no Event of Default then exists, in connection with the surrender of the Premises, Tenant may upon at least five (5) Business Days prior notice to Landlord remove from the Premises in a workmanlike manner all Tenant Personal Property, leaving the Premises in good and presentable condition and appearance, including repairing any damage caused by such removal; provided that Landlord shall have the right and option to purchase for itself or its designee the Tenant Personal Property for its then fair market value during such five (5) Business Day notice period, in which case Tenant shall so convey the Tenant Personal Property to Landlord or its designee by executing a bill of sale in a form reasonably required by Landlord. If there is any Event of Default then existing, Tenant will not remove any Tenant Personal Property from the Premises and instead will, on demand from Landlord, convey it to Landlord or its designee for no additional consideration by executing a bill of sale in a form reasonably required by Landlord. Title to any Tenant Personal Property which is not removed by Tenant as permitted above upon the expiration of the Term shall, at Landlord’s election, vest in Landlord or its designee; provided, however, that Landlord may remove and store or dispose at Tenant’s expense any or all of such Tenant Personal Property which is not so removed by Tenant without obligation or accounting to Tenant.

13.4 Facility Trade Name . If this Lease is terminated by reason of an Event of Default or Landlord exercises its option to purchase or is otherwise entitled to retain the Tenant Personal Property pursuant to Section 13.3 above, Landlord or its designee shall be permitted to use the name under which each Facility has done business during the Term in connection with the continued operation of such Facility for its Primary Intended Use, but for no other use and not in connection with any other property or facility.

13.5 Holding Over . If Tenant shall for any reason remain in possession of any Facility after the Expiration Date, such possession shall be a month-to-month tenancy during which time Tenant shall pay as rental on the first (1 st ) Business Day of each month one and one-half (1  1 2 ) times the total of the monthly Base Rent payable with respect to the last Lease Year, plus all Additional Rent accruing during the month and all other sums, if any, payable by Tenant pursuant to this Lease. Nothing contained herein shall constitute the consent, express or implied, of Landlord to the holding over of Tenant after the Expiration Date, nor shall anything contained herein be deemed to limit Landlord’s remedies.

ARTICLE XIV

INDEMNIFICATION

In addition to the other indemnities contained in this Lease, and notwithstanding the existence of any insurance carried by or for the benefit of Landlord or Tenant, and without regard to the policy limits of any such insurance, Tenant shall protect, indemnify, save harmless and defend Landlord and the Landlord Indemnified Parties from and against all Losses imposed upon or incurred by or asserted against Landlord or any Landlord Indemnified Parties by reason of: (a) any accident, injury to or death of Persons or loss of or damage to property occurring on or about any Facility; (b) any use, misuse, non-use,

 

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condition, maintenance or repair of any Facility by Tenant; (c) any failure on the part of Tenant to perform or comply with any of the terms of this Lease or the breach of any representation or warranty made by Tenant herein; and (d) any claim for malpractice, negligence or misconduct committed by any Person on or working from any Facility. Any amounts which become payable by Tenant under this Article XIV shall be paid within ten (10) days after demand by Landlord, and if not timely paid, shall bear interest at the Agreed Rate from the date of such demand until paid. Tenant, at its expense, shall contest, resist and defend any such claim, action or proceeding asserted or instituted against Landlord or any Landlord Indemnified Parties with counsel acceptable to Landlord in its sole discretion and shall not, under any circumstances, compromise or otherwise dispose of any suit, action or proceeding without obtaining Landlord’s written consent. Landlord, at its election and sole cost and expense, shall have the right, but not the obligation, to participate in the defense of any claim for which Landlord or any Landlord Indemnified Parties are indemnified hereunder. If Tenant does not act promptly and completely to satisfy its indemnification obligations hereunder, Landlord may resist and defend any such claims or causes of action against Landlord or any Landlord Indemnified Party at Tenant’s sole cost. The terms of this Article XIV shall survive the expiration or sooner termination of this Lease. For purposes of this Article XIV, any acts or omissions of Tenant, or by employees, agents, assignees, contractors, subcontractors or others acting for or on behalf of Tenant (whether or not they are negligent, intentional, willful or unlawful), shall be strictly attributable to Tenant.

ARTICLE XV

LANDLORD’S FINANCING

15.1 Grant Lien . Without the consent of Tenant, Landlord may from time to time, directly or indirectly, create or otherwise cause to exist any Facility Mortgage upon any Facility or interest therein. This Lease is and at all times shall be subject and subordinate to any such Facility Mortgage which may now or hereafter affect any Facility or interest therein and to all renewals, modifications, consolidations, replacements, restatements and extensions thereof or any parts or portions thereof; provided, however, so long as no Event of Default has occurred, no Facility Mortgagee shall have the right to disturb Tenant’s leasehold interest or possession of any Facility or interfere with any other rights of Tenant accorded by the terms of this Lease. This provision shall be self-operative and no further instrument of subordination shall be required to give it full force and effect; provided, however, that in confirmation of such subordination, Tenant shall execute promptly any certificate or document that Landlord or any Facility Mortgagee may request for such purposes so long as the same contains commercially reasonable non-disturbance and attornment provisions.

15.2 Attornment . If Landlord’s interest in any Facility or interest therein is sold, conveyed or terminated upon the exercise of any remedy provided for in any Facility Mortgage Documents (or in lieu of such exercise), or otherwise by operation of law: (a) at the request and option of the new owner or superior lessor, as the case may be, Tenant shall attorn to and recognize the new owner or superior lessor as Tenant’s “landlord” under this Lease or enter into a new lease substantially in the form of this Lease with the new owner or superior lessor, and Tenant shall take such actions to confirm the foregoing within ten (10) days after request; and (b) the new owner or superior lessor shall not be (i) liable for any act or omission of Landlord under this Lease occurring prior to such sale, conveyance or termination; (ii) subject to any offset, abatement or reduction of rent because of any default of Landlord under this Lease occurring prior to such sale, conveyance or termination; (iii) bound by any previous modification or amendment to this Lease or any previous prepayment of more than one month’s rent, unless such modification, amendment or prepayment shall have been approved in writing by such Facility Mortgagee or, in the case of such prepayment, such prepayment of rent has actually been delivered to such new owner or superior lessor; or (iv) liable for any security deposit or other collateral deposited or delivered to Landlord pursuant to this Lease unless such security deposit or other collateral has actually been delivered to such new owner or superior lessor.

 

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15.3 Cooperation; Modifications . Notwithstanding anything in this Lease to the contrary, Tenant hereby agrees that in connection with obtaining any Facility Mortgage for any Facility or interest therein, including, without limitation, where the Facility Mortgagee is an Agency Lender, Tenant shall: (i) execute and deliver to such Agency Lender or other Facility Mortgagee (on the form required by such Agency Lender or other Facility Mortgagee) any tenant regulatory agreements (including, without limitation, the form of regulatory agreement typically required by Agency Lenders), subordination agreements (including, without limitation, the form of subordination, assignment and security agreement typically required by Agency Lenders), or other similar agreements customarily required by Agency Lenders and other Facility Mortgagees in connection with a mortgage relating to a skilled nursing facility or assisted living facility, and (ii) modify this Lease as necessary to incorporate the provisions and requirements generally imposed by an Agency Lender or other Facility Mortgagee in connection with a facility lease relating to a skilled nursing facility or assisted living facility encumbered with a Facility Mortgage by an Agency Lender or other Facility Mortgagee, provided however this section shall not be deemed to (A)  impose on Tenant obligations which (i)  increase Tenant’s monetary obligations under this Lease, (ii)  materially and adversely increase Tenant’s non-monetary obligations under this Lease or (B)  diminish Tenant’s rights under this Lease. For purposes of the foregoing, any proposed implementation of new occupancy or financial covenants or requirements with respect to payor mix shall be deemed to materially diminish Tenant’s rights under this Lease. Tenant hereby acknowledges and agrees, however, that an obligation under the applicable Facility Mortgage Documents to post impounds for property taxes with respect to any period not more than one (1) month in advance (whether now existing or later created) shall not be deemed or construed to increase Tenant’s monetary obligations under this Lease. If any new Facility Mortgage Documents to be executed by Landlord or any Affiliate of Landlord would impose on Tenant any obligations under this Section, Landlord shall provide copies of the same to Tenant for informational purposes (but not for Tenant’s approval) prior to the execution and delivery thereof by Landlord or any Affiliate of Landlord. In the event any Agency Lender or other Facility Mortgagee requires, as a condition to making a Facility Mortgage, an intercreditor agreement with any receivables lender of Tenant, Tenant shall enter into any such intercreditor agreement and shall take all commercially reasonable efforts to cause said receivables lender to enter into such intercreditor agreement with said Agency Lender or other Facility Mortgagee on terms acceptable to Tenant, Tenant’s receivables lender, said Agency Lender or other Facility Mortgagee.

15.4 Compliance with Facility Mortgage Documents . Tenant acknowledges that any Facility Mortgage Documents executed by Landlord or any Affiliate of Landlord may impose certain obligations on the “borrower” or other counterparty thereunder to comply with or cause the operator and/or lessee of any Facility to comply with all representations, covenants and warranties contained therein relating to such Facility and the operator and/or lessee of such Facility, including, covenants relating to (a) the maintenance and repair of such Facility; (b) maintenance and submission of financial records and accounts of the operation of such Facility and related financial and other information regarding the operator and/or lessee of such Facility and such Facility itself; (c) the procurement of insurance policies with respect to such Facility; (d) periodic inspection and access rights in favor of the Facility Mortgagee; and (e) without limiting the foregoing, compliance with all applicable Legal Requirements relating to such Facility and the operations thereof. For so long as any Facility Mortgages encumber any Facility or interest therein, Tenant covenants and agrees, at its sole cost and expense and for the express benefit of Landlord, to operate such Facility in strict compliance with the terms and conditions of the Facility Mortgage Documents (other than payment of any indebtedness evidenced or secured thereby) and to timely perform all of the obligations of Landlord relating thereto, or to the extent that any of such duties and obligations may not properly be performed by Tenant, Tenant shall cooperate with and assist Landlord in the performance thereof (other than payment of any indebtedness evidenced or secured thereby); provided however this section shall not be deemed to (A)  impose on Tenant obligations which (i)  increase Tenant’s monetary obligations under this Lease, (ii)  materially and adversely increase Tenant’s non-monetary obligations under this Lease or

 

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(B)  diminish Tenant’s rights under this Lease. If any new Facility Mortgage Documents to be executed by Landlord or any Affiliate of Landlord would impose on Tenant any obligations under this Section 15.4, Landlord shall provide copies of the same to Tenant for informational purposes (but not for Tenant’s approval) prior to the execution and delivery thereof by Landlord or any Affiliate of Landlord.

15.5 Limitations . Without limiting or expanding Tenant’s obligations pursuant to Sections 15.3 and 15.4, during the Term of this Lease, Tenant acknowledges and agrees that, except as expressly provided elsewhere in this Lease, it shall undertake at its own cost and expense the performance of any and all repairs, replacements, capital improvements, maintenance items and all other requirements relating to the condition of a Facility that are required by any Facility Mortgage Documents or by Facility Mortgagee; provided, however, this Section 15.5 shall not (i) increase Tenant’s monetary obligations under this Lease, (ii) materially and adversely increase Tenant’s non-monetary obligations under this Lease, or (iii) diminish Tenant’s rights under this Lease, except to the extent that, with respect to any Facility, such obligations were provided for in a Facility Mortgage, or otherwise required by the Facility Mortgagee, secured by such Facility on the Commencement Date; and provided, further, that any amounts which Tenant is required to fund into a Facility Mortgage Reserve Account with respect to satisfying any repair or replacement reserve requirements imposed by a Facility Mortgagee shall be credited on a dollar-for-dollar basis against the mandatory expenditure obligations of Tenant for such applicable Facility(ies) under Section 6.6. During the Term of this Lease and provided that no Event of Default shall have occurred and be continuing hereunder, Tenant shall, subject to the terms and conditions of such Facility Mortgage Reserve Account and the requirements of the Facility Mortgagee(s) thereunder, have access to and the right to apply or use (including for reimbursement), to the same extent as Landlord, all monies held in each such Facility Mortgage Reserve Account for the purposes and subject to the limitations for which such Facility Mortgage Reserve Account is maintained, and Landlord agrees to reasonably cooperate with Tenant in connection therewith. Landlord hereby acknowledges that funds deposited by Tenant in any Facility Mortgage Reserve Account are the property of Tenant and Landlord is obligated to return the portion of such funds not previously released to Tenant within fifteen (15) days following the earlier of (x) the expiration or earlier termination of this Lease with respect to such applicable Facility, (y) the maturity or earlier prepayment of the applicable Facility Mortgage, or (z) an involuntary prepayment or deemed prepayment arising out of the acceleration of the amounts due to a Facility Mortgagee as a result of the exercise of its remedies under the applicable Facility Mortgage; provided, however, that the foregoing shall not be deemed or construed to limit or prohibit Landlord’s right to bring any damage claim against Tenant for any breach of its obligations under this Lease that may have resulted in the loss of any impound funds held by a Facility Mortgagee.

ARTICLE XVI

ASSIGNMENT AND SUBLETTING

16.1 Prohibition . Without the prior written consent of Landlord, which may be withheld or conditioned in its sole and absolute discretion, Tenant shall not suffer or permit any Transfer (including, without limitation, a Transfer of this Lease or any interest herein) other than a Transfer that is expressly permitted pursuant to the terms of this Lease. Any such purported Transfer without Landlord’s prior written consent (each an “ Unapproved Transfer ”) shall be void and shall, at Landlord’s sole option, constitute an Event of Default giving rise to Landlord’s right, among other things, to terminate this Lease. If Landlord elects to waive its right to terminate this Lease as a result of any such Unapproved Transfer, this Lease shall continue in full force and effect; provided, however, that as of the date of such Unapproved Transfer, the Base Rent shall be increased by five percent (5%).

16.2 Landlord Consent . If Landlord consents to a Transfer, such Transfer shall not be effective and valid unless and until the applicable transferee executes and delivers to Landlord any and all documentation reasonably required by Landlord. Any consent by Landlord to a particular Transfer shall not constitute consent or approval of any subsequent Transfer, and Landlord’s written consent shall be required

 

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in all such instances. No consent by Landlord to any Transfer shall be deemed to release Tenant from its obligations hereunder and Tenant shall remain fully liable for payment and performance of all obligations under this Lease. Without limiting the generality of the foregoing, in connection with any sublease arrangement that has been approved by Landlord, as a condition precedent to any such approval, any such sublease agreement shall include provisions required by Landlord pertaining to protecting its status as a real estate investment trust.

16.3 Transfers to Affiliates . Notwithstanding Section 16.1 to the contrary, but subject to the rights of any Facility Mortgagee, Tenant may, without Landlord’s prior written consent, assign this Lease or sublease any Facility to an Affiliate of Tenant or Guarantor if all of the following are first satisfied: (a) such Affiliate fully assumes Tenant’s obligations hereunder; (b) Tenant remains fully liable hereunder and Guarantor remains fully liable under the Guaranty; (c) the use of such Facility remains unchanged; (d) Landlord in its reasonable discretion shall have approved the form and content of all documents for such assignment or sublease and received an executed counterpart thereof; (e) Tenant delivers evidence to Landlord that such assignment or subletting is permissible under all applicable Authorizations or that all necessary consents have been obtained to consummate such assignment or subletting; and (f) Tenant and/or such Affiliate executes and delivers such other documents as may be reasonably required by Landlord to effectuate the assignment and continue the security interests and other rights of Landlord pursuant to this Lease or any other documents executed in connection herewith.

16.4 Permitted Occupancy Agreements . Notwithstanding Section 16.1 to the contrary, Tenant may enter into an occupancy agreement with residents of each Facility without the prior written consent of Landlord provided that (a) the agreement does not provide for life care services; (b) all residents of each Facility are accurately shown in accounting records for such Facility. Without the prior written consent of Landlord, Tenant shall not materially change the form of resident occupancy agreement that was submitted to Landlord prior to the Commencement Date; provided, however, no consent will be required for changes required by applicable law, including applicable licensure laws, but all changes to the form of resident occupancy agreement will be provided to Landlord as and when such changes are made.

16.5 Costs . Tenant shall reimburse Landlord for Landlord’s reasonable costs and expenses incurred in conjunction with the processing and documentation of any assignment, master subletting or management arrangement, including reasonable attorneys’ or other consultants’ fees whether or not such assignment, master sublease or management agreement is ultimately consummated or executed.

ARTICLE XVII

CERTAIN RIGHTS OF LANDLORD

17.1 Right of Entry . Landlord and its representatives may enter on any Facility at any reasonable time after reasonable notice to Tenant to inspect such Facility for compliance to this Lease, to exhibit such Facility for sale, lease or mortgaging, or for any other reason; provided, however, that no such notice shall be required in the event of an emergency, upon an Event of Default or to post notices of non-responsibility under any mechanic’s or materialman’s lien law. No such entry shall unreasonably interfere with residents, patients, patient care or the operations of such Facility.

17.2 Conveyance by Landlord . If Landlord or any successor owner of any Facility shall convey such Facility other than as security for a debt, Landlord or such successor owner, as the case may be, shall thereupon be released from all future liabilities and obligations of the Landlord under this Lease arising or accruing from and after the date of such conveyance or other transfer and, subject to Section 15.2, all such future liabilities and obligations shall thereupon be binding upon the new owner.

 

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17.3 Granting of Easements, etc . Landlord may, from time to time, with respect to each Facility: (a) grant easements, covenants and restrictions, and other rights in the nature of easements, covenants and restrictions, (b) release existing easements, covenants and restrictions, or other rights in the nature of easements, covenants or restrictions, that are for the benefit of such Facility, (c) dedicate or transfer unimproved portions of such Facility for road, highway or other public purposes, (d) execute petitions to have such Facility annexed to any municipal corporation or utility district, (e) execute amendments to any easements, covenants and restrictions affecting such Facility and (f) execute and deliver to any Person any instrument appropriate to confirm or effect such grants, releases, dedications and transfers (to the extent of its interests in such Facility) without the necessity of obtaining Tenant’s consent provided that such easement or other instrument or action contemplated by this Section 17.3 does not unreasonably interfere with Tenant’s operations at such Facility.

ARTICLE XVIII

ENVIRONMENTAL MATTERS

18.1 Hazardous Materials . Tenant shall not allow any Hazardous Materials to be located in, on, under or about any Facility or incorporated in any Facility; provided, however, that Hazardous Materials may be brought, kept, used or disposed of in, on or about a Facility 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 such Facility’s Primary Intended Use and which are brought, kept, used and disposed of in strict compliance with all Hazardous Materials Laws.

18.2 Notices . Tenant shall immediately advise Landlord in writing of (a) any Environmental Activities in violation of any Hazardous Materials Laws; (b) any Hazardous Materials Claims against Tenant or any Facility; (c) any remedial action taken by Tenant in response to any Hazardous Materials Claims or any Hazardous Materials on, under or about any Facility in violation of any Hazardous Materials Laws; (d) Tenant’s discovery of any occurrence or condition on or in the vicinity of any Facility that materially increase the risk that such Facility will be exposed to Hazardous Materials; and (e) all communications to or from Tenant, any governmental authority or any other Person relating to Hazardous Materials Laws or Hazardous Materials Claims with respect to any Facility, including copies thereof.

18.3 Remediation . If Tenant becomes aware of a violation of any Hazardous Materials Laws relating to any Hazardous Materials in, on, under or about any Facility or any adjacent property, or if Tenant, Landlord or any Facility becomes subject to any order of any federal, state or local agency to repair, close, detoxify, decontaminate or otherwise remediate any Facility or any property adjacent thereto, Tenant shall immediately notify Landlord of such event and, at its sole cost and expense, cure such violation or effect such repair, closure, detoxification, decontamination or other remediation in accordance with all applicable Legal Requirements and subject to Landlord’s prior approval as to scope, process, content and standard for completion. If Tenant fails to implement and diligently pursue any such cure, repair, closure, detoxification, decontamination or other remediation, Landlord shall have the right, but not the obligation, to carry out such action and to recover from Tenant all of Landlord’s costs and expenses incurred in connection therewith.

18.4 Indemnity . Tenant shall indemnify, defend, protect, save, hold harmless and reimburse Landlord for, from and against any and all Losses and 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 Landlord) incurred in connection with, arising out of, resulting from or incident to, directly or indirectly, before or during (but not after) the Term, (a) Environmental Activities, including the effects of such Environmental Activities on any Person or property within or outside the boundaries of the Land of any Facility, (b) the presence of any Hazardous Materials in, on, under or about any Facility and (c) the violation of any Hazardous Material Laws.

 

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18.5 Environmental Inspections . Landlord shall have the right, from time to time, during normal business hours and upon not less than five (5) days written notice to Tenant, except in the case of an emergency in which event no notice shall be required, to conduct an inspection of any Facility to determine Tenant’s compliance with this Article XVIII. Such inspection may include such testing, sampling and analyses as Landlord deems reasonably necessary and may be performed by experts retained by Landlord. All costs and expenses incurred by Landlord under this 18.5 shall be paid on demand by Tenant; provided, however, absent reasonable grounds to suspect Tenant’s breach of its obligations under this Article XVIII, Tenant shall not be required to pay for more than one (1) such inspection in any two (2) year period with respect to each Facility. The obligations set forth in this Article XVIII shall survive the expiration or earlier termination of this Lease.

ARTICLE XIX

RESERVED

ARTICLE XX

QUIET ENJOYMENT

So long as Tenant 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, Tenant shall peaceably and quietly have, hold and enjoy each Facility for the Term, free of any claim or other action by Landlord or anyone claiming by, through or under Landlord, but subject to all liens and encumbrances of record as of the Commencement Date or thereafter provided for in this Lease or consented to by Tenant.

ARTICLE XXI

REIT RESTRICTIONS

21.1 General REIT Provisions . Tenant understands that, in order for Landlord’s Affiliate, REIT Parent, or any successor Affiliate that is a real estate investment trust to qualify as a real estate investment trust, certain requirements must be satisfied, including the provisions of Section 856 of the Code. Accordingly, Tenant agrees, and agrees to cause its Affiliates, permitted subtenants, if any, and any other parties subject to its control by ownership or contract, to reasonably cooperate with Landlord to ensure that such requirements are satisfied, including providing Landlord or any of its Affiliates with information about the ownership of Tenant and its Affiliates. Tenant agrees, and agrees to cause its Affiliates, upon request by Landlord or any of its Affiliates, to take all action reasonably necessary to ensure compliance with such requirements.

21.2 Characterization of Rents . The parties hereto intend that Rent and other amounts paid by Tenant hereunder will qualify as “rents from real property” within the meaning of Section 856(d) of the Code, or any similar or successor provision thereto and this Agreement shall be interpreted consistent with this intent.

21.3 Prohibited Transactions . Notwithstanding anything to the contrary herein, Tenant shall not (a) sublet, assign or enter into a management arrangement for any Facility on any basis such that the rental or other amounts to be paid by the subtenant, assignee or manager thereunder would be based, in whole or in part, on either (x) the income or profits derived by the business activities of the subtenant, assignee or manager or (y) any other formula such that any portion of any amount received by Landlord 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; (b) furnish or render any services to the subtenant, assignee or manager or manage or operate any Facility so subleased, assigned or managed; (c) sublet, assign or enter

 

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into a management arrangement for any Facility to any Person (other than a taxable REIT subsidiary of Landlord) in which Tenant or Landlord owns an interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Code); or (d) sublet, assign or enter into a management arrangement for any Facility in any other manner which could cause any portion of the amounts received by Landlord pursuant to this Lease or any sublease 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 Landlord to fail to qualify as income described in Section 856(c)(2) of the Code. The requirements of this Section 21.3 shall likewise apply to any further subleasing by any subtenant.

21.4 Personal Property REIT Requirements . Notwithstanding anything to the contrary herein, upon request of Landlord, Tenant shall cooperate with Landlord in good faith and provide such documentation and/or information as may be in Tenant’s possession or under Tenant’s control and otherwise readily available to Tenant regarding the valuation of the Premises to assist Landlord in its determination that Rent allocable for purposes of Section 856 of the Code to the Landlord Personal Property at the beginning and end of a calendar year does not exceed 15% of the total Rent due hereunder (the “ Personal Property REIT Requirement ”). Tenant shall take such reasonable action as may be requested by Landlord from time to time to ensure compliance with the Personal Property REIT Requirement as long as such compliance does not (a) increase Tenant’s monetary obligations under this Lease, (b) materially and adversely increase Tenant’s non-monetary obligations under this Lease or (c) materially diminish Tenant’s rights under this Lease. Accordingly, if requested by Landlord and at Landlord’s expense, Tenant shall cooperate with Landlord as may be necessary from time to time to more specifically identify and/or value the Landlord Personal Property in connection with the compliance with the Personal Property REIT Requirement.

ARTICLE XXII

NOTICES

All notices and demands, certificates, requests, consents, approvals and other similar instruments under this Lease shall be in writing and sent by personal delivery, U. S. certified or registered mail (return receipt requested, postage prepaid) or FedEx or similar generally recognized overnight carrier regularly providing proof of delivery, addressed as follows:

 

If to Tenant:    If to Landlord:

c/o Ensign Services, Inc.

Attention: Chief Financial Officer

27101 Puerta Real, Suite 450

Mission Viejo, CA 92691

  

c/o CareTrust REIT, Inc.

Attn: Chief Financial Officer

27101 Puerta Real, Suite 400

Mission Viejo, CA 92691

A party may designate a different address by notice as provided above. Any notice or other instrument so delivered (whether accepted or refused) shall be deemed to have been given and received on the date of delivery established by U.S. Post Office return receipt or the carrier’s proof of delivery or, if not so delivered, upon its receipt. Delivery to any officer, general partner or principal of a party shall be deemed delivery to such party. Notice to any one co-Tenant shall be deemed notice to all co-Tenants.

 

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ARTICLE XXIII

DISPUTE RESOLUTION

23.1 Dispute Resolution . The provisions of Article X of that certain Separation and Distribution Agreement, dated as of the date hereof (the “ Separation Agreement ”), entered into by and between REIT Parent and Guarantor, shall apply, mutatis mutandis, to all disputes, controversies or claims (whether arising in contract, tort or otherwise) that may arise out of or relate to, or arise under or in connection with this Lease or the transactions contemplated hereby.

ARTICLE XXIV

MISCELLANEOUS

24.1 Memorandum of Lease . Landlord and Tenant shall, promptly upon the request of either, enter into a short form memorandum of this Lease, in form suitable for recording under the laws of the applicable Situs State. Tenant shall pay all costs and expenses of recording any such memorandum and shall fully cooperate with Landlord in removing from record any such memorandum upon the expiration or earlier termination of the Term.

24.2 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, (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 Premises.

24.3 No Waiver . No failure by Landlord to insist upon the strict performance of any term 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 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.

24.4 Acceptance of Surrender . No surrender to Landlord of this Lease or any Facility, or of any interest therein, shall be valid or effective unless agreed to and accepted in writing by Landlord, and no act by Landlord or any representative or agent of Landlord, other than such a written acceptance by Landlord, shall constitute an acceptance of any such surrender.

24.5 Attorneys’ Fees . If Landlord or Tenant brings an action or other proceeding 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 outside attorneys’ fees incurred therein.

24.6 Brokers . Landlord and Tenant each warrants to the other that it has not had any contact or dealings with any Person which would give rise to the payment of any fee or brokerage commission in connection with this Lease, and each shall indemnify, protect, hold harmless and defend the other from and against any liability for any fee or brokerage commission arising out of any act or omission of such indemnifying party.

24.7 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.

24.8 Non-Recourse . Tenant specifically agrees to look solely to the Premises for recovery of any judgment from Landlord; provided, however, the foregoing is not intended to, and shall not, limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord, or any action not involving the personal liability of Landlord. Furthermore, in no event shall Landlord be liable to Tenant for any indirect or consequential damages suffered by Tenant from whatever cause.

 

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24.9 Successors and Assigns . This Lease shall be binding upon Landlord and its successors and assigns and, subject to the provisions of Article XVI, upon Tenant and its successors and assigns.

24.10 Governing Law; Jury Waiver . This Lease shall be governed by and construed and enforced in accordance with the internal laws of New York, without regard to the conflict of laws rules thereof; provided that that the law of the applicable Situs State shall govern procedures for enforcing, in the respective Situs State, provisional and other remedies directly related to such Facility and related personal property as may be required pursuant to the law of such Situs State, including without limitation the appointment of a receiver; and, further provided that the law of the Situs State also applies to the extent, but only to the extent, necessary to create, perfect and foreclose the security interests and liens created under this Lease. EACH PARTY HEREBY WAIVES ANY RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER IN CONNECTION WITH ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, INCLUDING RELATIONSHIP OF THE PARTIES, TENANT’S USE AND OCCUPANCY OF THE PREMISES, OR ANY CLAIM OF INJURY OR DAMAGE RELATING TO THE FOREGOING OR THE ENFORCEMENT OF ANY REMEDY.

24.11 Entire Agreement . This Lease 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. Landlord and Tenant hereby agree that all prior or contemporaneous oral understandings, agreements or negotiations relative to the leasing of the Premises are merged into and revoked by this Lease. All exhibits and schedules to this Lease are hereby incorporated herein by this reference. This Lease is an Ancillary Agreement under the Separation Agreement and shall be interpreted in accordance therewith.

24.12 Headings . All titles and headings to sections, articles or other subdivisions of this Lease are for convenience of reference only and shall not in any way affect the meaning or construction of any provision.

24.13 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. Executed copies hereof may be delivered by telecopier, email or other electronic means and upon receipt will be deemed originals and binding upon the parties hereto, regardless of whether originals are delivered thereafter.

24.14 Joint and Several . If more than one Person is the Tenant under this Lease, the liability of such Persons under this Lease shall be joint and several.

24.15 Interpretation . Both Landlord and Tenant 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. Whenever the words “including”, “include” or “includes” are used in this Lease, they shall be interpreted in a non-exclusive manner as though the words “without limitation” immediately followed. Whenever the words “herein,” “hereof” and “hereunder” and other words of similar import are used in this Lease, they shall be interpreted to refer to this Lease as a whole and not to any particular article, section or other subdivision. Whenever the words “day” or “days” are used in this Lease, they shall mean “calendar day” or “calendar days” unless expressly provided to the contrary. All references in this Lease to designated “Articles,” “Sections” and other subdivisions are to the designated Articles, Sections and other subdivisions of this Lease.

 

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24.16 Time of Essence . Time is of the essence of this Lease and each provision hereof in which time of performance is established and whenever action must be taken (including the giving of notice or the delivery of documents) hereunder during a certain period of time or by a particular date that ends or occurs on a day that is not a Business Day, then such period or date shall be extended until the immediately following Business Day.

24.17 Further Assurances . The parties agree to promptly sign all documents reasonably requested by the other party to give effect to the provisions of this Lease.

24.18 Certain Changes . In no way waiving or modifying the provisions of Article XVI above, Tenant shall give Landlord at least thirty (30) days’ prior written notice of any change in Tenant’s principal place of business, name, identity, jurisdiction of organization or corporate structure.

24.19 California Specific Provisions .

24.19.1 In addition to and not in limitation of any other waiver contained herein, Tenant hereby voluntarily waives the provisions of California Civil Code §§1941 and 1942 and all other provisions of law now in force or that become in force hereafter that provide Tenant the right to make repairs at Landlord’s expense and to deduct the expense of such repairs from Rent owing hereunder.

24.19.2 In addition to and not in limitation of any other waiver contained herein, Tenant hereby voluntarily waives any and all rights that Tenant may have under Legal Requirements to terminate this Lease prior to the Expiration Date, including, without limitation:

(a) the provisions of California Civil Code §1932(1) and all other provisions of law now in force or that become in force hereafter that provide Tenant the right to terminate this Lease if Landlord breaches its obligation, if any, as to placing and securing Tenant in the quiet possession of the Premises, putting the Premises in good condition or repairing the Premises;

(b) the provisions of California Civil Code §§1932(2) and 1933(4) and all other provisions of law now in force or that become in force hereafter that would permit or cause a termination of this Lease or an abatement of Rent upon damage to or destruction of the Premises, it being agreed and acknowledged that Article X constitutes an express agreement between Landlord and Tenant that applies in the event of any such damage to or destruction of the Premises; and

(c) the provisions of California Code of Civil Procedure §1265.130 and all other provisions of law now in force or that become in force hereafter that would allow Tenant to petition the courts to terminate this Lease in the event of a Partial Taking.

24.19.3 Landlord and Tenant hereby agree and acknowledge that Article XI provides for Landlord’s and Tenant’s respective rights and obligations in the event of a Condemnation of any Facility and, in addition to and not in limitation of any other waiver contained herein, each hereby voluntarily waives the application of the provisions of California Code of Civil Procedure §§1265.110-1265.160 to this Lease.

24.19.4 In addition to and not in limitation of any other waiver contained herein, Tenant hereby voluntarily waives the provisions of any and all rights conferred by California Civil Code §3275 and California Code of Civil Procedure §§473, 1174 and 1179 and all other provisions of law now in force or that become in force hereafter that provide Tenant the right to redeem, reinstate or restore this Lease following its termination by reason of Tenant’s breach.

 

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24.19.5 Landlord and Tenant hereby agree that when this Lease requires service of a notice, that notice shall replace rather than supplement any equivalent or similar statutory notice, including any notices required by California Code of Civil Procedure §1161 or any similar or successor statute. When a statute requires service of a notice in a particular manner, service of that notice (or a similar notice required by this Lease) in the manner required by Article XXII shall replace and satisfy the statutory service-of-notice procedures, including those required by California Code of Civil Procedure §1162 or any similar or successor statute.

24.19.6 In addition to, and not in substitution of, any of the remedies otherwise available to Landlord under this Lease following the occurrence of an Event of Default, Landlord shall have the remedy described in California Civil Code §1951.4, which provides that Landlord may continue this Lease in full force and effect after Tenant’s breach and abandonment and enforce all of its rights and remedies under this Lease, including the right to recover Rent as it becomes due. Notwithstanding Landlord’s exercise of the remedy described in California Civil Code §1951.4, Landlord may thereafter elect, in its sole discretion, to exercise any other remedy provided for in this Lease, including, without limitation, the right to terminate this Lease as provided in Section 12.2.1 above.

24.19.7 If Landlord elects to terminate this Lease pursuant to Section 12.2.1 above following the occurrence of an Event of Default, then, notwithstanding anything to the contrary herein, Landlord shall be entitled to recover from Tenant all of the following:

(a) The worth at the time of award (defined below) of the unpaid Rent earned at the time of such termination;

(b) 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 which Tenant 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 Tenant proves could reasonably be avoided;

(d) Any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant’s failure to perform its obligations under this Lease, or which, in the ordinary course of things, would likely result therefrom, including brokers’ commission, cost of tenant improvements, and attorneys’ fees; and

(e) Any other amounts, in addition to or in lieu of those listed above, that may be permitted under the applicable Legal Requirements.

The “worth at the time of the award” of the amount(s) referred to in (x) Sections 24.19.7(a) and 24.19.7(b) shall be computed by allowing interest at the Agreed Rate and (y) Section 24.19.7(c) 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%).

24.19.8 As of the date of this Lease, no Facility has undergone inspection by a “Certified Access Specialist” in connection with California Civil Code §1938.

 

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24.19.9 Tenant agrees to reasonably cooperate with Landlord in connection with any energy usage reporting requirements to which Landlord is subject under applicable Legal Requirements with respect to the Facilities.

24.19.10 In connection with any Alterations or other modifications, capital repairs, or improvements made by or on behalf of Tenant to any Facility, Tenant shall (and all such Alterations, modifications, capital repairs, or improvements shall) comply with all permitting, preapproval, standards, rules, regulations, and requirements imposed by the Office of Statewide Health Planning and Development (“ OSHPD ”) together with all other Legal Requirements imposed by OSHPD or any other Governmental Authority. Tenant shall indemnify, defend, protect and hold harmless Landlord from and against any Losses of any kind that may be imposed upon Landlord in connection with Tenant’s failure to comply with any rules, regulations, permits or other approvals of OSHPD or any other Governmental Authority in connection with any Alterations, modifications, capital repairs, or improvements made by or on behalf of Tenant to any Facility.

[Signature page follows]

 

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IN WITNESS WHEREOF , this Lease has been executed by Landlord and Tenant as of the date first written above.

TENANT :

[                          ] ,

a [                                               ]

 

By:    
Name:    
Title:    

[Signatures continue on next page]

 

S-1


LANDLORD :

[                          ] ,

a [                                                   ]

 

By:    
Name:    
Title:    

[Signatures continue on next page]

 

S-2


JOINDER

The Ensign Group, Inc., a Delaware corporation, hereby joins in this Lease for the limited purpose of assuming and agreeing to be bound by the obligations contained in Section 5.5.

THE ENSIGN GROUP, INC. ,

a Delaware corporation

 

By:    
Name:    
Title:    

 

S-3


EXHIBIT A

DEFINED TERMS

For all purposes of this Lease, except as otherwise expressly provided in the Lease or unless the context otherwise requires, the following terms have the meanings assigned to them in this exhibit and include the plural as well as the singular:

Additional Rent ” has the meaning set forth in Section 2.2.

Adjusted CPI Increase ” means the actual CPI Increase as of the date of determination, not to exceed two and one-half percent (2.5%). In no event shall the CPI Increase be a negative number.

Affiliate ” means with respect to any Person, any other Person which Controls, is Controlled by or is under common Control with the first Person.

Agency Lender ” means any of: (i) the U.S. Department of Housing and Urban Development, (ii) the Federal National Mortgage Association (Fannie Mae), or (iii) the Federal Home Loan Mortgage Corporation (Freddie Mac), or any designees, agents, originators, or servicers of any of the foregoing.

Agreed Rate ” means, on any date, a rate equal to five percent (5%) per annum above the Prime Rate, but in no event greater than the maximum rate then permitted under applicable law. Interest at the aforesaid rates shall be determined for actual days elapsed based upon a 360 day year .

Alterations ” means, with respect to each Facility, any alteration, improvement, exchange, replacement, modification or expansion of the Leased Improvements or Fixtures at such Facility.

Authorization ” means, with respect to each Facility, any and all licenses, permits, certifications, accreditations, Provider Agreements, CONs, certificates of exemption, approvals, waivers, variances and other governmental or “quasi-governmental” authorizations necessary or advisable for the use of such Facility for its Primary Intended Use and receipt of reimbursement or other payments under any Third Party Payor Program in which such Facility participates.

Bankruptcy Action ” means, with respect to any Person, (i) such Person filing a voluntary petition under the Bankruptcy Code or any other federal or state bankruptcy or insolvency law; (ii) the filing of an involuntary petition against such Person under the Bankruptcy Code or any other federal or state bankruptcy or insolvency law which is not dismissed within sixty (60) days of the filing thereof, or soliciting or causing to be solicited petitioning creditors for any involuntary petition against such Person; (iii) such Person filing an answer consenting to or otherwise acquiescing in or joining in any involuntary petition filed against it, by any other Person under the Bankruptcy Code or any other federal or state bankruptcy or insolvency law, or soliciting or causing to be solicited petitioning creditors for any involuntary petition from any Person; (iv) such Person seeking, consenting to or acquiescing in or joining in an application for the appointment of a custodian, receiver, trustee, or examiner for such Person or any portion of the Facility; (v) such Person making an assignment for the benefit of creditors; or (vi) such Person taking any action in furtherance of any of the foregoing.

Bankruptcy Code ” means 11 U.S.C. § 101 et seq ., as the same may be amended from time to time.

Base Rent ” has the meaning set forth in Section 2.1.

 

Exhibit A-1


Business Day ” means 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.

Capital Alterations ” means any Alteration for which the budgeted cost exceeds Two Hundred Fifty-Thousand Dollars ($250,000).

Cash Flow ” shall mean the aggregate net income of Tenant attributable to the operation of the Facilities as reflected on the income statement of Tenant, plus (i) the provision for depreciation and amortization in such income statement, plus (ii) the provision for management fees in such income statement, plus (iii) the provision for income taxes in such income statement, plus (iv) the provision for Base Rent payments and interest and lease payments, if any, relating to the Facilities in such income statement, plus (v) the provision for any other non-operating items in such income statement, and minus (vi) an imputed management fee equal to five percent (5%) of gross revenues of the Facilities (net of contractual allowances).

“Casualty Sale” has the meaning set forth in Section 10.5.

Change in Control ” means, as applied to any Person, a change in the Person that ultimately exerts effective Control over the first Person.

Closure Notice ” means a written notice delivered by Landlord to Tenant pursuant to which Landlord notifies Tenant that Tenant may commence a Facility Termination as to a particular Facility or Facilities.

CMS ” means the United States Department of Health, Centers for Medicare and Medicaid Services or any successor agency thereto.

Code ” means the Internal Revenue Code of 1986 and, to the extent applicable, the Treasury Regulations promulgated thereunder, each as amended from time to time.

Commencement Date ” has the meaning set forth in Section 1.4.

Compensatory Payment ” has the meaning set forth in Section 10.5.

“Compensatory Payment Date” has the meaning set forth in Section 10.5.

“Compensatory Payment Statement” has the meaning set forth in Section 10.5.

Complete Taking ” means the Condemnation of all or substantially all of a Facility or a Condemnation that results in a Facility no longer being capable of being operated for its Primary Intended Use.

CON ” means, with respect to each Facility, a certificate of need or similar permit or approval (not including conventional building permits) from a Governmental Authority related to (i) the construction and/or operation of such Facility for the use of a specified number of beds in a nursing facility, assisted living facility, senior independent living facility and/or rehabilitation hospital, or (ii) the alteration of such Facility or (iii) the modification of the services provided at such Facility used as a nursing facility, assisted living facility, senior independent living facility and/or rehabilitation hospital.

 

Exhibit A-2


Condemnation ” means the exercise of any governmental power, whether by legal proceedings or otherwise, by a Condemnor or a voluntary sale or transfer by Landlord to any Condemnor, either under threat of condemnation or while legal proceedings for condemnation are pending.

Condemnor ” means any public or quasi-public authority, or private corporation or individual, having the power of condemnation.

Contingent Obligation ” means any direct or indirect liability of Tenant: (i) with respect to any Debt of another Person; (ii) with respect to any undrawn portion of any letter of credit issued for the account of Tenant as to which Tenant is otherwise liable for the reimbursement of any drawing; (iii) to make take-or-pay or similar payments if required regardless of nonperformance by any other party or parties to an agreement; (iv) claims, liabilities and damages arising in the Ordinary Course of Business; or (v) for any obligations of another Person pursuant to any guaranty or pursuant to any agreement to purchase, repurchase or otherwise acquire any obligation or any property constituting security therefor, to provide funds for the payment or discharge of such obligation or to preserve the solvency, financial condition or level of income of another Person. The amount of any Contingent Obligation shall be equal to the amount of the obligation so guarantied or otherwise supported or, if not a fixed and determinable amount, the maximum amount so guarantied or otherwise supported.

Control ”, together with the correlative terms “ Controlled ” and “ Controls ,” means, as applied to any Person, the possession, directly or indirectly, of the power to direct the management and policies of that Person, whether through ownership, voting control, by contract or otherwise.

CPI ” means the United States Department of Labor, Bureau of Labor Statistics Consumer Price Index for All Urban Wage Earners and Clerical Workers, United States Average, Subgroup “All Items” (1982—1984 = 100). If the foregoing index is discontinued or revised during the Term, the governmental index or computation with which it is replaced shall be used to obtain substantially the same result as if such index had not been discontinued or revised.

CPI Increase ” means the percentage increase (but not decrease) in (i) the CPI published for the beginning of each Lease Year, over (ii) the CPI published for the beginning of the immediately preceding Lease Year.

Debt ” For any Person, without duplication: (i) 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; (ii) 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 thereunder; (iii) 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; (iv) all indebtedness guaranteed by such Person, directly or indirectly; (v) all obligations under leases that constitute capital leases for which such Person is liable; (vi) 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; (vii) off-balance sheet liabilities of such Person; and (viii) obligations arising under bonus, deferred compensation, incentive compensation or similar arrangements, other than those arising in the Ordinary Course of Business.

Environmental Activities ” mean, with respect to each Facility, the use, generation, transportation, handling, discharge, production, treatment, storage, release or disposal of any Hazardous Materials at any time to or from such Facility or located on or present on or under such Facility.

 

Exhibit A-3


“Environmental Costs” include interest, costs of response, removal, remedial action, containment, cleanup, investigation, design, engineering and construction, damages (including actual and consequential 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.

Event of Default ” has the meaning set forth in Section 12.1.

Excess Capital Expenditures Amount ” has the meaning set forth in Section 6.6.

Expiration Date ” means the Initial Expiration Date, as may be extended pursuant to Section 1.4.

Extension Notice ” has the meaning set forth in Section 1.4.

Extension Term ” has the meaning set forth in Section 1.4.

Facility ” means each healthcare facility located on the Premises, as identified on Schedule 2 attached hereto, including, where the context requires, the Land, Leased Improvements, Intangibles and Landlord Personal Property associated with such healthcare facility.

Facility Default ” means an Event of Default that relates directly to one or more of the Facilities (such as, for example only and without limitation, an Event of Default arising from a failure to maintain or repair, or to operate for the Primary Intended Use, or to maintain the required Authorizations for, one or more of the Facilities), as opposed to an Event of Default that, by its nature, does not relate directly to any of the Facilities.

Facility Improvement Fund Cap ” means, with respect to any Facility, the amount equal to the product of: (i) the amount of Landlord’s initial investment in such Facility, and (ii) twenty percent (20%).

Facility Mortgage ” means any mortgage, deed of trust or other security agreement or lien encumbering any Facility and securing an indebtedness of Landlord or any Affiliate of Landlord or any ground, building or similar lease or other title retention agreement to which any Facility are subject from time to time.

Facility Mortgage Documents ” means with respect to each Facility Mortgage and Facility Mortgagee, the applicable Facility Mortgage, loan or credit agreement, lease, note, collateral assignment instruments, guarantees, indemnity agreements and other documents or instruments evidencing, securing or otherwise relating to the loan made, credit extended, lease or other financing vehicle pursuant thereto. Facility Mortgage Documents shall also include, without limitation, any documents typically required by any Agency Lender in connection with a Facility Mortgage, including, but not limited to: (i) tenant regulatory agreements, (ii) intercreditor agreements with any receivables lender of Tenant, and (iii) any subordination, assignment, and security agreements.

Facility Mortgagee ” means the holder or beneficiary of a Facility Mortgage and any other rights of the lender, credit party or lessor under the applicable Facility Mortgage Documents, including, without limitation, any Agency Lender.

Facility Removal Date ” has the meaning set forth in Section 12.2.6.

 

Exhibit A-4


Facility Termination ” has the meaning set forth in Section 13.2.6.

Fair Market Value ” means the fair market value of a Facility as determined pursuant to Exhibit E .

Fixtures ” means 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.

GAAP ” means generally accepted accounting principles, consistently applied.

Governmental Authority ” means any court, board, agency, commission, bureau, office or authority or any governmental unit (federal, state, county, district, municipal, city or otherwise) and any regulatory, administrative or other subdivision, department or branch of the foregoing, whether now or hereafter in existence, including, without limitation, CMS, the United States Department of Health and Human Services, any state licensing agency or any accreditation agency or other quasi-governmental authority.

Governmental Payor ” means any state or federal health care program providing medical assistance, health care insurance or other coverage of health care items or services for eligible individuals, including but not limited to the Medicare program more fully described in Title XVIII of the Social Security Act (42 U.S.C. §§ 1395 et seq. ) and the Medicaid program more fully described in Title XIX of the Social Security Act (42 U.S.C. §§ 1396 et seq. ) and the regulations promulgated thereunder.

Guarantor ” has the meaning set forth in Section 2.5, together with any and all permitted successors and assigns of the Guarantor originally named herein and any additional Person that guaranties the obligations of Tenant hereunder, from time to time.

Guaranty ” has the meaning set forth in the Recitals to this Agreement.

Hazardous Materials ” mean (i) any petroleum products and/or by-products (including any fraction thereof), flammable substances, explosives, radioactive materials, hazardous or toxic wastes, substances or materials, known carcinogens or any other materials, contaminants or pollutants which pose a hazard to any Facility or to Persons on or about any Facility or cause any Facility to be in violation of any Hazardous Materials Laws; (ii) asbestos in any form which is friable; (iii) urea formaldehyde in foam insulation or any other form; (iv) transformers or other equipment which contain dielectric fluid containing levels of polychlorinated biphenyls in excess of fifty (50) parts per million or any other more restrictive standard then prevailing; (v) medical wastes and biohazards; (vi) radon gas; and (vii) any other chemical, material or substance, exposure to which is prohibited, limited or regulated by any governmental authority or may or could pose a hazard to the health and safety of the occupants of any Facility or the owners and/or occupants of property adjacent to or surrounding any Facility, including, without limitation, any materials or substances that are listed in the United States Department of Transportation Hazardous Materials Table (49 CFR 172.101) as amended from time to time.

 

Exhibit A-5


Hazardous Materials Laws ” mean any laws, ordinances, regulations, rules, orders, guidelines or policies relating to the environment, health and safety, Environmental Activities, Hazardous Materials, air and water quality, waste disposal and other environmental matters.

Hazardous Materials Claims ” mean any and all enforcement, clean-up, removal or other governmental or regulatory actions or orders threatened, instituted or completed pursuant to any Hazardous Material Laws, together with all claims made or threatened by any third party against any Facility, Landlord or Tenant relating to damage, contribution, cost recovery compensation, loss or injury resulting from any Hazardous Materials.

Impositions ” means any property (real and personal) and other taxes and assessments levied or assessed with respect to this Lease, any Facility, Tenant’s interest therein or Landlord, with respect to any Facility, including, without limitation, any state or county occupation tax, transaction privilege, franchise taxes, margin taxes, business privilege, rental tax or other excise taxes. Notwithstanding the foregoing, Impositions shall not include any local, state or federal income tax based upon the net income of Landlord and any transfer tax or stamps arising from Landlord’s transfer of any interest in any Facility.

Improvement Funds ” has the meaning set forth in Section 6.7.

Improvement Funds Rate ” means a percentage rate equal to the sum of: (i) REIT Parent’s Weighted Average Cost of Capital on the date of determination, plus (ii) a market supported minimum spread reasonably and mutually acceptable to both Landlord and Tenant.

Initial Expiration Date ” has the meaning set forth in Section 1.4.

Initial Term ” has the meaning set forth in Section 1.4.

Insurance Requirements ” mean all terms of any insurance policy required by this Lease and all requirements of the issuer of any such policy, together with all fire underwriters’ regulations promulgated from time to time.

Intangibles ” means the interest, if any, of Landlord in and to any of the following intangible property owned by Landlord in connection with the Land and the Leased Improvements: (i) the identity or business of each Facility as a going concern, including, without limitation, any names or trade names by which each Facility may be known, and all registrations for such names, if any; (ii) to the extent assignable or transferable, the interest, if any, of Landlord in and to each and every guaranty and warranty concerning the Leased Improvements or Fixtures, including, without limitation, any roofing, air conditioning, heating, elevator and other guaranty or warranty relating to the construction, maintenance or repair of the Leased Improvements or Fixtures; and (iii) the interest, if any, of Landlord in and to all Authorizations to the extent the same can be assigned or transferred in accordance with applicable law; provided, however, that the foregoing shall not include any CON issued to or held by Landlord which shall only be licensed to Tenant on a temporary basis, which license shall be revocable at any time by Landlord.

Land ” means, individually and collectively, the real property described in Exhibit B attached to this Lease.

Landlord ” has the meaning set forth in the opening preamble, together with any and all successors and assigns of the Landlord originally named herein.

 

Exhibit A-6


Landlord Personal Property ” means the machinery, equipment, furniture and other personal property described in Exhibit C attached to this Lease, together with all replacements, modifications, alterations and substitutes thereof (whether or not constituting an upgrade).

Landlord Indemnified Parties ” means Landlord’s Affiliates and Landlord’s and its Affiliates’ agents, employees, owners, partners, members, managers, contractors, representatives, consultants, attorneys, auditors, officers and directors.

Landlord’s Representatives ” means Landlord’s agents, employees, contractors, consultants, attorneys, auditors, architects and other representatives.

Lease ” has the meaning set forth in the opening preamble.

Lease Year ” means each successive period of twelve (12) calendar months during the Term, commencing as of the same day and month (but not year, except in the case of the first (1 st ) Lease Year) as the Commencement Date.

Leased Improvements ” means all buildings, structures 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 Landlord has obtained any interest in the same), parking areas and roadways appurtenant to such buildings and structures.

Legal Requirements ” means all federal, state, county, municipal and other governmental statutes, laws (including common law and Hazardous Materials Laws), rules, policies, guidance, codes, orders, regulations, ordinances, permits, licenses, covenants, conditions, restrictions, judgments, decrees and injunctions applicable to Tenant or affecting any Facility or the applicable Tenant Personal Property or the maintenance, construction, use, condition, operation or alteration thereof, whether now or hereafter enacted and in force, including, any and all of the foregoing that relate to the use of each Facility for its Primary Intended Use.

Licensing Impairment ” means, with respect to each Facility, (i) the revocation, suspension or non-renewal of any Authorization, (ii) any material withholding, non-payment, reduction or other adverse change respecting any Provider Agreement, (iii) any admissions hold under any Provider Agreement, or (iv) any other act or outcome similar to the foregoing that would have a material adverse effect on Tenant’s ability to continue to operate such Facility for its Primary Intended Use or to receive any rents or profits therefrom.

“Limited Remedy Event of Default” has the meaning set forth in Section 12.2.6.

Limited Termination Election ” has the meaning set forth in Section 12.2.6.

Losses ” mean all claims, demands, expenses, actions, judgments, damages, penalties, fines, liabilities, losses of every kind and nature (including without limitation losses of use or economic benefit or diminution in value), suits, administrative proceedings, costs and fees, including, without limitation, reasonable attorneys’ and reasonable consultants’ fees and expenses.

“LRED Damages” has the meaning set forth in Section 12.2.6.

Material Alterations ” mean any Alterations that (i) would materially enlarge or reduce the size of the applicable Facility, (ii) would tie in or connect with any improvements on property adjacent to the applicable Land, or (iii) would affect the structural components of the applicable Facility or the main electrical, mechanical, plumbing, elevator or ventilating and air conditioning systems for such Facility in any material respect.

 

Exhibit A-7


Maintenance Expenditures ” means, with respect to each Facility, repairs, replacements and improvements to such Facility (other than the Landlord Personal Property) that have been completed in a good, workmanlike and lien free fashion and in compliance with all Legal Requirements and the terms of Sections 6.4 and 6.5 applicable to any Alterations.

Maintenance Expenditures Report ” has the meaning set forth in Section 6.6.1.

Minimum Aggregate Maintenance Amount ” has the meaning set forth in Section 6.6.1.

Minimum Rent Coverage Ratio ” shall mean a Portfolio Coverage Ratio of 1.20 to 1.00.

Nonsolicitation Period ” means the period commencing on the date this lease is terminated and ending the date that is six (6) months following the expiration of the Term.

“Occurrence Date” has the meaning set forth in Section 12.2.6.

OFAC ” has the meaning set forth in Section 9.2.1.

Operational Transfer ” has the meaning set forth in Section 13.2.1.

Ordinary Course of Business ” means in respect of any transaction involving Tenant, the ordinary course of business of Tenant, as conducted by Tenant in accordance with past practices. In respect of any transaction involving a Facility or the operations thereof, the ordinary course of operations for such Facility, as conducted by Tenant in accordance with past practices.

Overage Amount ” has the meaning set forth in Section 6.6.1.

Partial Taking ” means any Condemnation of a Facility or any portion thereof that is not a Complete Taking.

Payment Date ” means any due date for the payment of the installments of Base Rent or any other sums payable under this Lease.

Permitted Contingent Obligations ” means each of the following: (i) Contingent Obligations arising in respect of Tenant’s obligations under this Lease; (ii) Contingent Obligations resulting from endorsements for collection or deposit in the Ordinary Course of Business; (iii) Contingent Obligations incurred in the Ordinary Course of Business, including, without limitation, Contingent Obligations with respect to debt financing issued or incurred by the Guarantor; (iv) Contingent Obligations arising with respect to customary indemnification obligations in favor of purchasers in connection with dispositions of personal property assets permitted under this Lease; and (v) other Contingent Obligations not permitted by clauses (i) through (iv) above, not to exceed, with respect to each Tenant, $100,000 in the aggregate at any time outstanding.

Permitted Debt ” means of the following: (i) the obligations of Tenant under this Lease, and (ii), any financing arising and paid on a timely basis in the Ordinary Course of Business other than leasehold financing, including, without limitation, Permitted Contingent Obligations.

 

Exhibit A-8


Permitted Encumbrances ” means, with respect to each Facility, collectively, (i) all easements, covenants, conditions, restrictions, agreements and other matters with respect to such Facility that (a) are of record as of the Commencement Date, (b) Landlord entered into after the Commencement Date (subject to the terms hereof); or (c) are specifically consented to in writing by Landlord, (ii) any liens for Impositions that are not yet due and payable; (iii) occupancy rights of residents and patients of such Facility; and (iv) liens of mechanics, laborers, materialman, suppliers or vendors for sums not yet due, provided that such reserve or other appropriate provisions as shall be required by law or GAAP or pursuant to prudent commercial practices shall have been made therefor.

Person ” means any individual, partnership, association, corporation, limited liability company or other entity.

Plans and Specifications ” has the meaning set forth in Section 6.5.1.

Portfolio Coverage Ratio ” means, as determined on a Testing Date based on the applicable period of determination or measurement, the ratio of (i) the Cash Flow for all of the Facilities for the applicable period to (ii) Base Rent payments relating to such Facilities payable under this Lease for the applicable period.

“Post-Casualty Facility” has the meaning set forth in Section 10.5.

Premises ” means, collectively, the Land, Leased Improvements, Related Rights, Fixtures, Intangibles and Landlord Personal Property.

Premises Condition Report ” has the meaning set forth in Section 6.2.

Primary Intended Use ” means, as to each Facility, the type of healthcare facility corresponding to such Facility as shown on Schedule 2 attached hereto, with no less than the number of licensed beds as shown on Schedule 2 and for ancillary services relating thereto.

Prime Rate ” means, on any date, a rate equal to the annual rate on such date reported in The Wall Street Journal to be the “prime rate.”

Prohibited Persons ” has the meanings set forth in Section 9.2.1.

Provider Agreements ” means any agreements issued to or held by Tenant pursuant to which any Facility is licensed, certified, approved or eligible to receive reimbursement under any Third Party Payor Program.

Real Property Impositions ” mean any real property Impositions secured by a lien encumbering any Facility or any portion thereof.

Reimbursement Period ” has the meaning set forth in Section 13.2.5.

Related Rights ” means all easements, rights and appurtenances relating to the Land and the Leased Improvements.

REIT Parent ” means CareTrust REIT, Inc., a Maryland corporation.

 

Exhibit A-9


REIT Parent Weighted Average Cost of Capital ” means the weighted average cost of the debt and equity capital of REIT Parent for the ninety (90) day period immediately preceding the date of determination. Such weighted average cost of capital shall be determined by taking into account the proportional relevance of each of the following components based upon the targeted capital structure of REIT Parent as of the date of determination: (i) the cost of common equity, which is equal to the twelve (12) month forward funds from operation per share consensus estimate divided by the average common stock price for the period of determination, divided by ninety-five percent (95%); (ii) the cost of preferred equity, which is equal to the weighted average dividend yield of all outstanding series of preferred stock; (iii) the cost of debt, which is equal to the ten (10) year Treasury Rate plus a spread equal to the indicative spread on REIT Parent’s largest outstanding note plus thirty (30) basis points; and (iv) the cost of internally generated cash, which is equal to the all-in drawn rate on REIT Parent’s revolving credit facility.

Rent ” means, collectively, Base Rent and Additional Rent.

Request for Advance ” has the meaning set forth in Section 6.7.

Required Per Bed Annual Capital Expenditures Amount ” means an amount per licensed bed per Lease Year that Tenant is required to expend on Capital Expenditures with respect to each Facility, which amount shall be Four Hundred Dollars ($400).

“Required Reconstruction Approvals” has the meaning set forth in Section 10.5.

Situs State ” means the state or commonwealth where a Facility is located.

Temporary Taking ” means any Condemnation of a Facility or any portion thereof, whether the same would constitute a Complete Taking or a Partial Taking, where the Condemnor or its designee uses or occupies such Facility, or any portion thereof, for no more than twelve consecutive (12) months.

Tenant ” has the meaning set forth in the opening preamble, together with any and all permitted successors and assigns of the Tenant originally named herein.

Tenant Personal Property ” shall have the meaning set forth in Section 5.1.

Tenant Sublessees ” mean Tenant, and any direct or indirect subtenants or operator of any Facility, together with their successors and assigns and any additions thereto or replacements thereof.

Term ” means the Initial Term, plus any duly authorized Extension Terms.

Terminated Facilities ” has the meaning set forth in Section 12.2.6.

Termination Notice ” has the meaning set forth in Section 12.2.6.

Testing Date ” means the date as of which the Portfolio Coverage Ratio shall be determined for the applicable measurement period, which date shall be the last day of each calendar quarter during the Term. Upon each Testing Date, the Portfolio Coverage Ratio shall be determined based upon the twelve trailing calendar months ending on such Testing Date.

Third Party Payor Programs ” shall mean any third party payor programs pursuant to which healthcare facilities qualify for payment or reimbursement for medical or therapeutic care or other goods or services rendered, supplied or administered to any admittee, occupant, resident or patient by or from any Governmental Authority, Governmental Payor, bureau, corporation, agency, commercial insurer, non-public entity, “HMO,” “PPO” or other comparable party.

 

Exhibit A-10


Transfer ” means any of the following, whether effectuated directly or indirectly, through one or more step transactions or tiered transactions, voluntarily or by operation of law, (i) assigning, conveying, selling, pledging, mortgaging, hypothecating or otherwise encumbering, transferring or disposing of all or any part of this Lease or Tenant’s leasehold estate hereunder, (ii) subletting of all or any part of any Facility; (iii) engaging the services of any Person for the management or operation of all or any part of any Facility; (iv) conveying, selling, assigning, transferring, pledging, hypothecating, encumbering or otherwise disposing of any stock, partnership, membership or other interests (whether equity or otherwise) in Tenant, Guarantor or any Person that Controls Tenant or any Guarantor, if such conveyance, sale, assignment, transfer, pledge, hypothecation, encumbrance or disposition results, directly or indirectly, in a Change in Control of Tenant or Guarantor (or of such controlling Person); (v) merging or consolidating Tenant, Guarantor, or any Person that Controls Tenant or Guarantor with or into any other Person, if such merger or consolidation, directly or indirectly, results in a Change in Control of Tenant or Guarantor (or in such controlling Person); (vi) dissolving Tenant or Guarantor or any Person that Controls Tenant or Guarantor; (vii) selling, conveying, assigning, or otherwise transferring all or substantially all of the assets of Tenant, Guarantor or any Person that Controls Tenant or Guarantor; (viii) selling, conveying, assigning or otherwise transferring any of the assets of Tenant or Guarantor, if the consolidated net worth of Tenant or Guarantor immediately following such transaction is not at least equal to the consolidated net worth of Tenant or Guarantor, as applicable, as of the Commencement Date; (ix) assigning, conveying, selling, pledging, mortgaging, hypothecating or otherwise encumbering, transferring or disposing of any Authorization; or (ix) entering into or permitting to be entered into any agreement or arrangement to do any of the foregoing or granting any option or other right to any Person to do any of the foregoing, other than to Landlord under this Lease. For purposes hereof, Guarantor shall be deemed a Person that Controls Tenant, whether or not the same is true.

Transition Notice ” shall have the meaning set forth in Section 13.2.1.

 

Exhibit A-11


EXHIBIT B

DESCRIPTION OF THE LAND

 

Exhibit B-1


EXHIBIT C

THE LANDLORD PERSONAL PROPERTY

All machinery, equipment, furniture and other personal property located at or about any Facility and that is necessary to own, operate or maintain any Facility in accordance with the terms of this Lease, together with all replacements, modifications, alterations and substitutes thereof (whether or not constituting an upgrade) but excluding the following:

(a) all office supplies, medical supplies, food supplies, housekeeping supplies, laundry supplies, and inventories and supplies physically on hand at the Facility;

(b) all customer lists, patient files, and records related to patients (subject to patient confidentiality privileges) and all books and records with respect to the operation of the Facility;

(c) all employee time recording devices, proprietary software and discs used in connection with the operation of the Facility by Tenant or any Person who manages the operations of any Facility, all employee pagers, employee manuals, training materials, policies, procedures, and materials related thereto with respect to the operation of the Facilities; and

(d) all telephone numbers, brochures, pamphlets, flyers, mailers, and other promotional materials related to the marketing and advertising of the Tenant’s business at the Facility.

 

Exhibit C


EXHIBIT D

FINANCIAL, MANAGEMENT AND REGULATORY REPORTS

F INANCIAL R EPORTING

 

 

    Quarterly Financial Reporting :

 

    No later than 60 days after the end of each fiscal quarter of Tenant, Tenant shall deliver to Landlord, presented on a consolidated, quarterly and year-to-date unaudited financial statements prepared for the applicable quarter with respect to Guarantor. Such reports shall include:

 

    A consolidated balance sheet as of the end of such fiscal quarter;

 

    Related consolidated statements of income;

 

    A consolidated statement setting forth in reasonable detail the calculation and Tenant’s compliance with each of the covenants set forth in Section 5.12 of this Lease for the applicable fiscal quarter; and

 

    A consolidating Facility-by-Facility basis statement of income and related operating status (including occupancy and skilled mix).

 

    Together with its delivery to Landlord of the quarterly financial reports and statements required hereunder, Tenant shall deliver, or cause to be delivered, to Landlord, an Officer’s Certificate (for Tenant and a separate Officer’s Certificate (from an officer of any Guarantor) for any financial reports of statements of Guarantor) certifying that the foregoing statements and reports are true and correct and were prepared in accordance with GAAP, applied on a consistent basis, subject to changes resulting from audit and normal year-end audit adjustments.

 

    Annual Financial Reporting : As soon as available, and in any event within 90 days after the close of each fiscal year of Tenant, Tenant shall deliver to Landlord, presented on a consolidated basis, financial statements prepared for such fiscal year with respect to Guarantor, including a balance sheet and operating statement as of the end of such fiscal year, together with related statements of income and members’, partners’, or owners’ capital for such fiscal year.

 

    The annual financial statements delivered by Guarantor hereunder, shall have been audited by an independent certified public accounting firm reasonably satisfactory to Landlord, whose opinion shall be to the effect that such financial statements have been prepared in accordance with GAAP, applied on a consistent basis, and shall not be qualified as to the scope of the audit or as to the status of any Tenant or Guarantor as a going concern.

 

   

Audit and Other Inspection Rights : Without limitation of Tenant’s other obligations as set forth in this Lease or this Exhibit D, Landlord shall have the right, from time to time and at its expense (unless an Event of Default exists, in which case Tenant shall, within ten (10) days after demand therefor, reimburse Landlord for any and all costs and expenses incurred by Landlord in connection with exercising its rights under this paragraph), to audit and inspect the books, records and accounts of Tenant or any Guarantor and/or relative to any Facility(ies) designated by Landlord from time to time, provided , however , that, (a) if no Event of Default exists, Landlord

 

Exhibit D-1


 

shall give Tenant not less than thirty (30) days advance written notice of the commencement of any such inspection and (b) Landlord shall not require or perform any act that would cause Tenant or any Guarantor to violate any laws, regulations or ordinances relating to employment records or that protect the privacy rights of Tenant’s or Guarantor’s employees, healthcare patients or residents. Tenant shall reasonably cooperate (and shall cause its independent accountants and other financial advisors to reasonably cooperate) with all such inspections. Such inspections shall be conducted in a manner that does not materially interfere with Tenant’s business operations or the business operations relative to any affected Facility(ies). Unless otherwise agreed in writing by Landlord and Tenant, such inspections shall occur during normal business hours.

 

    Method of Delivery : All financial statements, reports, data and other information required to be delivered by Tenant (or Guarantor) pursuant hereto shall be delivered via email to such email address as Landlord may designate from time to time and shall be in the format and otherwise in the form required pursuant to Section 5.7; provided that the timely filing of any such reports with the SEC shall be deemed delivery to Landlord hereunder.

R EGULATORY R EPORTING

 

    Regulatory Reports with respect to each Facility : Within thirty (30) days after Tenant’s receipt, Tenant shall deliver to Landlord by written notice the following regulatory reports with respect to each Facility:

 

    If applicable, and upon request of Landlord, Medicaid cost reports for the Facility within ten days after filing of the report with the State agency, and with respect to surveys with a G tag or higher, any State and federal health care survey and inspection reports, inspector exit interview notes and report, plans of correction, re-survey reports, evidence of annual license renewal, HIPDB adverse action report, notice of any investigation, inspection or survey by licensing authorities, notice of licensure deficiencies or admissions ban, issuance of a provisional or temporary license and all correspondence regarding any of the foregoing for each Facility – within thirty (30) days after receipt by Tenant.

 

    Reports of Regulatory Violations : Within two (2) Business Days after Tenant’s receipt of any of the following, Tenant shall deliver to Landlord by written notice copies of the same along with all related documentation:

 

    Any suspension, termination or restriction (including immediate jeopardy) placed upon Tenant (or Guarantor) or any Facility, the operation of any Facility or the ability to admit residents or patients; or

 

    The inclusion of any Facility on the “Special Focus List” maintained by CMS.

A NNUAL B UDGETS

 

 

    Annual Budgets : At least sixty (60) days after commencement of each calendar year of Tenant during the Term, Tenant shall deliver to Landlord an annual operating budget (on an EBITDAR basis) covering the operations of each Facility for the forthcoming calendar year, which budget shall include month-to-month projections.

 

Exhibit D-2


EXHIBIT E

FAIR MARKET VALUE

If it becomes necessary to determine the Fair Market Value of the Premises or any individual Facility for any purpose under this Lease, Landlord and Tenant shall first attempt to agree on such Fair Market Value. If Landlord and Tenant are unable to so agree within a reasonable period of time not to exceed thirty (30) days, then Landlord and Tenant shall have twenty (20) days to attempt to agree upon a single Appraiser to make such determination. If the parties so agree upon a single Appraiser, such Appraiser shall, within forty-five (45) days of being engaged, determine the Fair Market Value as of the relevant date (giving effect to the impact, if any, of inflation from the date of its decision to the relevant date), and such determination shall be final and binding upon the parties.

If Landlord and Tenant are unable to agree upon a single Appraiser within such twenty (20) days, then each party shall have ten (10) days in which to provide the other with the name of a person selected to act as Appraiser on its behalf. Each such Appraiser shall, within forty-five (45) days of being engaged, determine the Fair Market Value as of the relevant date (giving effect to the impact, if any, of inflation from the date of its decision to the relevant date). If the difference between the amounts so determined does not exceed ten percent (10%) of the lesser of such amounts, then the Fair Market Value shall be the average of the amounts so determined, and such average shall be final and binding upon the parties. If the difference between the amounts so determined exceeds ten percent (10%) of the lesser of such amounts, then such two Appraisers shall have twenty (20) days to appoint a third Appraiser. If the first Appraisers fail to appoint a third Appraiser within such twenty (20) days, either Landlord or Tenant may apply to any court having jurisdiction to have such appointment made by such court. Such third Appraiser, shall, within forty-five (45) days of being selected or appointed, determine the Fair Market Value as of the relevant date (giving effect to the impact, if any, of inflation from the date of its decision to the relevant date). The determination of the Appraiser which differs most in terms of dollar amount from the determinations of the other two Appraisers shall be excluded, and the Fair Market Value shall be the average of the amounts of the two remaining determinations, and such average shall be final and binding upon the parties.

If either party fails to select an Appraiser within such ten (10) days or a selected Appraiser fails to make its determination within such forty-five (45) days, the Appraiser selected by the other party or the Appraiser that makes its determination with such forty-five (45) days, as applicable, shall alone determine the Fair Market Value as of the relevant date (giving effect to the impact, if any, of inflation from the date of its decision to the relevant date) and such determination shall be final and binding upon the parties.

Landlord and Tenant shall each pay the fees and expenses of the Appraiser appointed by it and each shall pay one-half (  1 2 ) of the fees and expenses of the third Appraiser.

For purposes of determining the Fair Market Value, the Premises or the applicable Facility, as applicable, shall be valued at its highest and best use which shall be presumed to be 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 the Fair Market Value:

1. The negative value of (a) any deferred maintenance or other items of repair or replacement of the Premises or the applicable Facility, (b) any then current or prior licensure or certification violations and/or admissions holds and (c) any other breach or failure of Tenant to perform or observe its obligations hereunder shall not be taken into account; rather, the Premises or the applicable Facility, and every part thereof shall be deemed to be in the condition required by this Lease (i.e., in good order and repair and fully licensed) and Tenant shall at all times be deemed to have operated the same in compliance with and to have performed all obligations of the Tenant under this Lease.

 

Exhibit E-1


2. The occupancy level of the Premises shall be deemed to be the average occupancy during the period commencing on that date which is eighteen (18) months prior to the date of the initial request for the determination of the Fair Market Value, and ending on the date which is six (6) months prior to the date of the initial request for the determination of the Fair Market Value, as the case may be.

As used herein, “ Appraiser ” means an appraiser licensed or otherwise qualified to do business in the applicable Situs State and who has substantial experience in performing appraisals of facilities similar to the Premises and holds the Appraisal Institute’s MAI designation, or, if such organization no longer exists or certifies appraisers, such successor organization or such other organization as is approved by Landlord.

 

Exhibit E-2


SCHEDULE 1

LANDLORD ENTITIES

 

Schedule 1


SCHEDULE 2

TENANT ENTITIES; FACILITY INFORMATION

 

Tenant   Facility Name   Facility Address    Primary Intended Use    No. of Beds/Units
         
                   
         
                   
         
                   
         
                   
         
                   
         
                   
         
                   
         
                   
         
                   
         
                   
         
                   
         
                   
         
                   

Defined Terms

 

“SNF”    Skilled Nursing Facility
“ALF”    Assisted Living Facility
“ILF”    Independent Living Facility
“ALZ”    Alzheimer’s Care/Memory Care Facility

 

Schedule 2


SCHEDULE 3

TENANT OWNERSHIP STRUCTURE

 

Schedule 3


SCHEDULE 4

FORM OF REQUEST FOR ADVANCE

Request for Advance

c/o [ LANDLORD ENTITY NAME ]

______________________

______________________

Attention: Lease Administration

Reference: [ TENANT NAME ]; Improvement Funds

To Whom It May Concern:

Reference is hereby made to that certain Master Lease dated effective as of [                      ], by and among [                                  ], as “ Tenant ”, and [                                  ], as “ Landlord ”(as amended, modified or revised, the “ Lease ”). Capitalized terms used but not otherwise defined herein shall have the meanings given them in the Lease.

1. Pursuant to Section 6.7 of the Lease, Tenant hereby submits this request for advance (“ Request for Advance ”) and requests that Landlord make an advance (an “ Advance ”) to Tenant of the Improvement Funds in an amount equal to $                      .

 

2. Tenant requests that such Advance be made available on              , 201      .

3. The aggregate amount of all outstanding Advances as of the date hereof and as of the date of the making of the requested Advance (after taking into account the amount of such Advance) does not exceed the Facility Improvement Fund Cap for the applicable Facility.

4. Attached hereto are true, correct, and complete copies of the items required pursuant to Section 6.7 of the Lease to be submitted by Tenant to Landlord in connection with the requested Advance.

5. Tenant hereby certifies to Landlord as of the date hereof and as of the date of making of the requested Advance (after taking into effect such Advance) that:

(A) No Event of Default exists or will exist under the Lease and no default beyond any applicable cure period exists or will exist under any of the documents executed by Tenant in connection with the Lease.

(B) Tenant has complied in all material respects with all duties and obligations required to date to be carried out and performed by it pursuant to the terms of the Section 6.7 of the Lease. All conditions precedent set forth in Section 6.7 to the making of the Advance have been satisfied.

(C) All Advances previously disbursed have been used for the purposes set forth in Section 6.7 of the Lease and in the Request for Advance applicable to any such Advance.

(D) All outstanding claims for labor, materials, and/or services furnished prior to the period covered by this Request for Advance have been paid or will be paid from the proceeds of this Advance, except to the extent the same are being duly contested in accordance with the terms of the Lease.

 

Schedule 4-1


(E) The Advance requested hereby will be used solely for the purpose of paying costs of the Capital Alterations as shown on the attached report and no portion of the Advance requested hereunder has been the basis for any prior Advance.

(F) There are no liens outstanding against the Premises (or any portion thereof) or its equipment other than liens, if any, which have been disclosed in writing to Landlord that are being duly contested in accordance with the terms of the Lease.

(G) All representations and warranties of Tenant contained in the Lease are true and correct in all material respects as of the date hereof.

The undersigned certifies that the statements made in this Request for Advance and any documents submitted herewith are true and correct.

TENANT :

                                          ,

a(n)                                 

 

By:    
Name:    
Title:    

 

Schedule 4-2

Exhibit 10.2

GUARANTY OF MASTER LEASE

GUARANTY OF MASTER LEASE (this “ Guaranty ”) made as of May 30, 2014, by THE ENSIGN GROUP, INC. , a Delaware corporation (“ Guarantor ”), to each of the entities identified as “Landlord” on Schedule 1 attached hereto (collectively, “ Landlord ”).

R E C I T A L S

A. Landlord has been requested by each of the entities identified as “Tenant” on Schedule 1 attached hereto (collectively, “ Tenant ”), to enter into a Master Lease dated as of the date hereof (the “ Lease ”), whereby Landlord would lease to Tenant, and Tenant would rent from Landlord, those certain skilled nursing and senior-housing facilities described on Schedule 1 attached hereto and made a part hereof, as more particularly described in the Lease (the “ Premises ”).

B. Tenant is an indirect subsidiary of Guarantor and Guarantor will derive substantial economic benefit from the execution and delivery of the Lease.

C. Guarantor acknowledges that Landlord would not enter into the Lease unless this Guaranty accompanied the execution and delivery of the Lease.

D. Guarantor hereby acknowledges receipt of a copy of the Lease.

NOW, THEREFORE , in consideration of the execution and delivery of the Lease and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor covenants and agrees as follows:

1. DEFINITIONS . Defined terms used in this Guaranty and not otherwise defined herein have the meanings assigned to them in the Lease.

2. COVENANTS OF GUARANTOR .

(a) Guarantor absolutely, unconditionally and irrevocably guarantees, as a primary obligor and not merely as a surety: (i) the full and prompt payment of all Base Rent and Additional Rent and all other rent, sums and charges of every type and nature payable by Tenant under the Lease, whether due by acceleration or otherwise, including costs and expenses of collection (collectively, the “ Monetary Obligations ”), and (ii) the full, timely and complete performance of all covenants, terms, conditions, obligations, indemnities and agreements to be performed by Tenant under the Lease, including any indemnities or other obligations of Tenant that survive the expiration or earlier termination of the Lease (all of the obligations described in clauses (i) and (ii), are collectively referred to herein as the “ Obligations ”). If Tenant defaults under the Lease, Guarantor will, without notice or demand, promptly pay and perform all of the Obligations, and pay to Landlord, when and as due, all Monetary Obligations payable by Tenant under the Lease, together with all damages, costs and expenses to which Landlord is entitled pursuant to any or all of the Lease, this Guaranty and applicable Legal Requirements.

(b) Guarantor agrees with Landlord that (i) any action, suit or proceeding of any kind or nature whatsoever (an “ Action ”) commenced by Landlord against Guarantor to collect Base Rent and Additional Rent and any other rent, sums and charges due under the Lease for any month or months shall not prejudice in any way Landlord’s rights to collect any such amounts due for any subsequent month or months throughout the Term in any subsequent Action, (ii) Landlord may, at its option, without prior notice or demand, join Guarantor in any Action against Tenant in connection with or based upon either or both of the Lease and any of the Obligations, (iii) Landlord may seek and obtain recovery against Guarantor in an Action against Tenant or in any independent Action against Guarantor without Landlord first asserting, prosecuting, or exhausting any remedy or claim against Tenant or any other guarantor or against any security of Tenant held by Landlord under the Lease, (iv) Landlord may (but shall not be required to) exercise its rights against each of Guarantor and Tenant concurrently, and (v) Guarantor will be conclusively bound by a judgment entered in any Action in favor of Landlord against Tenant, as if Guarantor were a party to such Action, irrespective of whether or not Guarantor is entered as a party or participates in such Action.

 

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(c) Any default or failure by Guarantor to perform any of its Obligations under this Guaranty shall be deemed an immediate Event of Default by Tenant under the Lease.

(d) Guarantor agrees that, in the event of the rejection or disaffirmance of the Lease by Tenant or Tenant’s trustee in bankruptcy, pursuant to bankruptcy law or any other law affecting creditors’ rights, Guarantor will, if Landlord so requests, assume all obligations and liabilities of Tenant under the Lease, to the same extent as if Guarantor was a party to such document and there had been no such rejection or disaffirmance; and Guarantor will confirm such assumption, in writing, at the request of Landlord upon or after such rejection or disaffirmance. Guarantor, upon such assumption, shall have all rights of Tenant under the Lease to the fullest extent permitted by law.

(e) If Landlord proposes to grant a mortgage on, or refinance any mortgage encumbering the Premises, Guarantor shall make reasonable efforts to cooperate in the process, and shall permit Landlord and the proposed mortgagee to meet with Guarantor or, if applicable, officers of Guarantor and to discuss Guarantor’s business and finances; provided that so long as no Event of Default has occurred and is continuing such meetings shall not occur more frequently than reasonably necessary, and in any event no more than once per year with respect to any particular loan or financing. On request of Landlord, Guarantor agrees to provide any such prospective mortgagee the information to which Landlord is entitled hereunder, provided that if any such information is not publicly available, such nonpublic information shall be made available on a confidential basis. Guarantor agrees to execute, acknowledge and deliver documents requested by the prospective mortgagee (such as a consent to the financing, without further encumbering Guarantor’s or Tenant’s assets, a consent to a collateral assignment of the Lease and of this Guaranty, estoppel certificate, and a subordination, non-disturbance and attornment agreement), customary for tenants and their guarantors to sign in connection with mortgage loans to landlords, so long as such documents are in form then customary among institutional (including, without limitation, agency) lenders (provided that notwithstanding anything herein to the contrary the same do not (A)  impose on Tenant or Guarantor obligations which (i)  increase Tenant’s or Guarantor’s monetary obligations under this Lease or the Guaranty, (ii)  materially and adversely increase Tenant’s or Guarantor’s non-monetary obligations under this Lease or the Guaranty, (B)  diminish Tenant’s or Guarantor’s rights under this Lease or the Guaranty or (C)  require any actions that are not allowed under the terms of the Existing Financings).

3. GUARANTOR’S OBLIGATIONS UNCONDITIONAL .

(a) This Guaranty is an absolute and unconditional guaranty of payment and of performance, and not of collection, and shall be enforceable against Guarantor without the necessity of the commencement by Landlord of any Action against Tenant or any additional guarantor, and without the necessity of any notice of nonpayment, nonperformance or nonobservance, or any notice of acceptance of this Guaranty, or of any other notice or demand to which Guarantor might otherwise be entitled, all of which Guarantor hereby expressly waives in advance. The obligations of Guarantor hereunder are independent of the obligations of Tenant.

(b) This Guaranty shall apply notwithstanding any extension or renewal of the Lease, or any holdover following the expiration or termination of the Term or any renewal or extension of the Term.

(c) This Guaranty is a continuing guarantee and will remain in full force and effect notwithstanding, and the liability of Guarantor hereunder shall be absolute and unconditional irrespective of any or all of the following: (i) any renewals, extensions, modifications, alterations or amendments of the Lease (regardless of whether Guarantor consented to or had notice of same); (ii) any releases or discharges of Tenant or any additional guarantor other than the full release and complete discharge of all of the Obligations; (iii) Landlord’s failure or delay to assert any claim or demand or to enforce any of its rights against Tenant or any additional guarantor; (iv) any extension of time that may be granted by Landlord to Tenant or any additional guarantor; (v) any assignment or transfer of all of any part of Tenant’s interest under the Lease (whether by Tenant, by operation of law, or otherwise); (vi) any subletting, concession, franchising, licensing or permitting of the Premises; (vii) any changed or different use of the Premises; (viii) any other dealings or matters occurring between Landlord and Tenant; (ix) the taking by Landlord of any additional guarantees, or the receipt by Landlord of any collateral, from Tenant or any

 

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other persons or entities; (x) the release by Landlord of any other guarantor; (xi) Landlord’s release of any security provided under the Lease; (xii) Landlord’s failure to perfect any landlord’s lien or other lien or security interest available under applicable Legal Requirements; (xiii) any assumption by any person of any or all of Tenant’s obligations under the Lease, or Tenant’s assignment of any or all of its rights and interests under the Lease, (xiv) the power or authority or lack thereof of Tenant to execute, acknowledge or deliver the Lease; (xv) the existence, non-existence or lapse at any time of Tenant as a legal entity or the existence, non-existence or termination of any corporate, ownership, business or other relationship between Tenant and Guarantor; (xvi) any sale or assignment by Landlord of either or both of this Guaranty and the Lease (including, but not limited to, any direct or collateral assignment by Landlord to any mortgagee); (xvii) the solvency or lack of solvency of Tenant at any time or from time to time; or (xviii) any other cause, whether similar or dissimilar to any of the foregoing, that might constitute a legal or equitable discharge of Guarantor (whether or not Guarantor shall have knowledge or notice thereof) other than payment and performance in full of the Obligations. Without in any way limiting the generality of the foregoing, Guarantor specifically agrees that (A) if Tenant’s obligations under the Lease are modified or amended with the express written consent of Landlord, this Guaranty shall extend only to such obligations as so amended or modified without notice to, consideration to, or the consent of, Guarantor, and (B) this Guaranty shall be applicable to any obligations of Tenant arising in connection with a termination of the Lease, whether voluntary or otherwise. Guarantor hereby consents, prospectively, to Landlord’s taking or entering into any or all of the foregoing actions or omissions. For purposes of this Guaranty and the obligations and liabilities of Guarantor hereunder, “Tenant” shall be deemed to include any and all concessionaires, licensees, franchisees, department operators, assignees, subtenants, permittees or others directly or indirectly operating or conducting a business in or from the Premises, as fully as if any of the same were the named Tenant under the Lease.

(d) 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 Landlord against Tenant or any additional guarantor, of any of the rights or remedies reserved to Landlord pursuant to the provisions of the Lease or any additional guaranty or by relief of Tenant from any of Tenant’s obligations under the Lease or otherwise by (i) the release or discharge of Tenant or any additional guarantor in any state or federal creditors’ proceedings, receivership, bankruptcy or other proceeding; (ii) the impairment, limitation or modification of the liability of Tenant or the estate of Tenant in bankruptcy, or of any remedy for the enforcement of Tenant’s liability under the Lease, resulting from the operation of any present or future provision of the United States Bankruptcy Code (11 U.S.C. § 101 et seq., as amended), or from other statute, or from the order of any court; or (iii) the rejection, disaffirmance or other termination of the Lease in any such proceeding. This Guaranty shall continue to be effective if at any time the payment of any amount due under the Lease or this Guaranty is rescinded or must otherwise be returned by Landlord for any reason, including, without limitation, the insolvency, bankruptcy, liquidation or reorganization of Tenant, Guarantor or otherwise, all as though such payment had not been made, and, in such event, Guarantor shall pay to Landlord an amount equal to any such payment that has been rescinded or returned.

4. WAIVERS OF GUARANTOR .

(a) Without limitation of the foregoing, Guarantor waives (i) notice of acceptance of this Guaranty, protest, demand and dishonor, presentment, and demands of any kind now or hereafter provided for by any statute or rule of law, (ii) notice of any actions taken by Landlord or Tenant under the Lease or any other agreement or instrument relating thereto, (iii) notice of any and all defaults by Tenant in the payment of Base Rent and Additional Rent or other rent, charges or amounts, or of any other defaults by Tenant under the Lease, (iv) all other notices, demands and protests, and all other formalities of every kind in connection with the enforcement of the Obligations, omission of or delay in which, but for the provisions of this Section 4 , might constitute grounds for relieving Guarantor of its obligations hereunder, (v) any requirement that Landlord protect, secure, perfect, insure or proceed against any security interest or lien, or any property subject thereto, or exhaust any right or take any action against Tenant or any other person or entity (including any additional guarantor or Guarantor) or against any collateral, and (vi) the benefit of any statute of limitations affecting Guarantor’s liability under this Guaranty.

(b) GUARANTOR HEREBY WAIVES TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY ANY PERSON OR ENTITY WITH RESPECT TO ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH: THIS GUARANTY; THE LEASE; ANY LIABILITY OR OBLIGATION OF TENANT IN ANY MANNER RELATED TO THE

 

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PREMISES; ANY CLAIM OF INJURY OR DAMAGE IN ANY WAY RELATED TO THE LEASE AND/OR THE PREMISES; ANY ACT OR OMISSION OF TENANT, ITS AGENTS, EMPLOYEES, CONTRACTORS, SUPPLIERS, SERVANTS, CUSTOMERS, CONCESSIONAIRES, FRANCHISEES, PERMITTEES OR LICENSEES; OR ANY ASPECT OF THE USE OR OCCUPANCY OF, OR THE CONDUCT OF BUSINESS IN, ON OR FROM THE PREMISES. GUARANTOR SHALL NOT IMPOSE ANY COUNTERCLAIM OR COUNTERCLAIMS OR CLAIMS FOR SET-OFF, RECOUPMENT OR DEDUCTION OF RENT IN ANY ACTION BROUGHT BY LANDLORD AGAINST GUARANTOR UNDER THIS GUARANTY. GUARANTOR SHALL NOT BE ENTITLED TO MAKE, AND HEREBY WAIVES, ANY AND ALL DEFENSES AGAINST ANY CLAIM ASSERTED BY LANDLORD OR IN ANY SUIT OR ACTION INSTITUTED BY LANDLORD TO ENFORCE THIS GUARANTY OR THE LEASE. IN ADDITION, GUARANTOR HEREBY WAIVES, BOTH WITH RESPECT TO THE LEASE AND WITH RESPECT TO THIS GUARANTY, ANY AND ALL RIGHTS WHICH ARE WAIVED BY TENANT UNDER THE LEASE, IN THE SAME MANNER AS IF ALL SUCH WAIVERS WERE FULLY RESTATED HEREIN. THE LIABILITY OF GUARANTOR UNDER THIS GUARANTY IS PRIMARY AND UNCONDITIONAL.

(c) Guarantor expressly waives any and all rights to defenses arising by reason of (i) any “one-action” or “anti-deficiency” law or any other law that may prevent Landlord from bringing any action, including a claim for deficiency, against Guarantor before or after Landlord’s commencement or completion of any action against Tenant; (ii) ANY ELECTION OF REMEDIES BY LANDLORD (INCLUDING, WITHOUT LIMITATION, ANY TERMINATION OF THE LEASE) THAT DESTROYS OR OTHERWISE ADVERSELY AFFECTS GUARANTOR’S SUBROGATION RIGHTS OR GUARANTOR’S RIGHTS TO PROCEED AGAINST TENANT FOR REIMBURSEMENT; (iii) any disability, insolvency, bankruptcy, lack of authority or power, death, insanity, minority, dissolution, or other defense of Tenant, of any other guarantor (or any other Guarantor), or of any other person or entity, or by reason of the cessation of Tenant’s liability from any cause whatsoever, other than full and final payment in legal tender and performance of the Obligations; (iv) any right to claim discharge of any or all of the Obligations on the basis of unjustified impairment of any collateral for the Obligations; (v) any change in the relationship between Guarantor and Tenant or any termination of such relationship; (vi) any irregularity, defect or unauthorized action by any or all of Landlord, Tenant, any other guarantor (or Guarantor) or surety, or any of their respective officers, directors or other agents in executing and delivering any instrument or agreements relating to the Obligations or in carrying out or attempting to carry out the terms of any such agreements; (vii) any assignment, endorsement or transfer, in whole or in part, of the Obligations, whether made with or without notice to or consent of Guarantor; (viii) the recovery from Tenant or any other Person (including without limitation any other guarantor) becomes barred by any statute of limitations or is otherwise prevented; (ix) the benefits of any and all statutes, laws, rules or regulations applicable in the State of California which may require the prior or concurrent joinder of any other party to any action on this Guaranty; (x) any release or other reduction of the Obligations arising as a result of the expansion, release, substitution, deletion, addition, or replacement (whether or not in accordance with the terms of the Lease) of the Premises; or (xi) any neglect, delay, omission, failure or refusal of Landlord to take or prosecute any action for the collection or enforcement of any of the Obligations or to foreclose or take or prosecute any action in connection with any lien or right of security (including perfection thereof) existing or to exist in connection with, or as security for, any of the Obligations, it being the intention hereof that Guarantor shall remain liable as a principal on the Obligations notwithstanding any act, omission or event that might, but for the provisions hereof, otherwise operate as a legal or equitable discharge of Guarantor. Guarantor hereby waives all defenses of a surety to which it may be entitled by statute or otherwise. 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 Guarantor under California Civil Code Sections 2809, 2810, 2819, 2939, 2845, 2848, 2849, 2850,2855, 2899 and 3433.

5. SUBORDINATION; SUBROGATION .

(a) Guarantor subordinates to and postpones in favor of the Obligations (i) any present and future debts and obligations of Tenant to Guarantor (the “ Indebtedness ”), including: (A) salary, bonuses, and other payments pursuant to any employment arrangement; (B) fees, reimbursement of expenses and other payments pursuant to any independent contractor arrangement; (C) principal and interest pursuant to any Indebtedness; (D) distributions payable to any partners, members or shareholders of Guarantor or Affiliates of Guarantor; (E) lease payments pursuant to any leasing arrangement; (F) any management fees; and (G) all rights, liens and security interests of Guarantor, whether now or hereafter arising, in any assets of the Tenant, and (ii) any liens or security

 

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interests securing payment of the Indebtedness. Guarantor shall have no right to possession of any assets of Tenant or to foreclose upon any such asset, whether by judicial action or otherwise, unless and until the Obligations have been paid and performed in full. Guarantor agrees that Landlord shall be subrogated to Guarantor with respect to Guarantor’s claims against Tenant and Guarantor’s rights, liens and security interest, if any, in any of Tenant’s assets and proceeds thereof until all of the Obligations have been paid and performed in full.

(b) After the occurrence of an Event of Default and until such Event of Default is cured or after the commencement of any bankruptcy or insolvency proceeding by or against Tenant and until such proceeding is dismissed, Guarantor shall not: (i) make any distributions or other payments to any partners, parent entities, or Affiliates of Guarantor (other than to Tenant); or (ii) directly or indirectly ask for, sue for, demand, take or receive any payment, by setoff or in any other manner, including the receipt of a negotiable instrument, for all or any part of the Indebtedness owed by Tenant, or any successor or assign of Tenant, including a receiver, trustee or debtor in possession (the term “Tenant” shall include any such successor or assign of Tenant) until the Obligations have been paid in full; however, if Guarantor receives such a payment, Guarantor shall immediately deliver the payment to Landlord for credit against the then outstanding balance of the Obligations, whether matured or unmatured. Notwithstanding anything in this Section 5 to the contrary, after an Event of Default has occurred and is outstanding, Guarantor may make cash contributions to Tenant.

(c) Guarantor shall not be subrogated, and hereby waives and disclaims any claim or right against Tenant by way of subrogation or otherwise, to any of the rights of Landlord under the Lease or otherwise, or in the Premises, which may arise by any of the provisions of this Guaranty or by reason of the performance by Guarantor of any of its Obligations hereunder. Guarantor shall look solely to Tenant for any recoupment of any payments made or costs or expenses incurred by Guarantor pursuant to this Guaranty. If any amount shall be paid to Guarantor on account of such subrogation rights at any time when all of the Obligations shall not have been paid and performed in full, Guarantor shall immediately deliver the payment to Landlord for credit against the then outstanding balance of the Obligations, whether matured or unmatured.

(d) Without limiting the foregoing, Guarantor hereby waives any and all benefits, rights and defenses it may have to subrogation, reimbursement, indemnification, and contribution and any other rights and defenses that are or may become available to Guarantor, in each case, by reason of California Civil Code Sections 2787 to 2855, inclusive.

6. REPRESENTATIONS AND WARRANTIES OF GUARANTOR . Guarantor represents and warrants that:

(a) Guarantor is a corporation; has all requisite power and authority to enter into and perform its obligations under this Guaranty; and this Guaranty is valid and binding upon and enforceable against Guarantor without the requirement of further action or condition.

(b) The execution, delivery and performance by Guarantor of this Guaranty does not and will not (i) contravene any applicable Legal Requirements, the organizational documents of Guarantor, if applicable, any order, writ, injunction, decree applicable to Guarantor, or any contractual restriction binding on or affecting Guarantor or any of its properties or assets, or (ii) result in or require the creation of any lien, security interest or other charge or encumbrance upon or with respect to any of its properties or assets.

(c) No approval, consent, exemption, authorization or other action by, or notice to, or filing with, any governmental authority is necessary or required in connection with the execution, delivery or performance by, or enforcement against, Guarantor of this Guaranty or any other instrument or agreement required hereunder.

(d) There is no action, suit or proceeding pending or threatened against or otherwise affecting Guarantor before any court or other governmental authority or any arbitrator that may materially adversely affect Guarantor’s ability to perform its obligations under this Guaranty.

(e) Guarantor’s principal place of business is 27101 Puerta Real, Suite 450, Mission Viejo, California 92691.

 

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(f) Tenant is indirectly owned and controlled by Guarantor.

(g) Guarantor has derived or expects to derive financial and other advantages and benefits directly or indirectly, from the making of the Lease and the payment and performance of the Obligations. Guarantor hereby acknowledges that Landlord will be relying upon Guarantor’s guarantee, representations, warranties and covenants contained herein.

(h) All reports, statements (financial or otherwise), certificates and other data furnished by or on behalf of Guarantor to Landlord in connection with this Guaranty or the Lease are: true and correct, in all material respects, as of the applicable date or period provided therein; do not omit to state any material fact or circumstance necessary to make the statements contained therein not misleading; and fairly represent the financial condition of Guarantor as of the respective date thereof; and no material adverse change has occurred in the financial condition of Guarantor since the date of the most recent of such financial statements.

7. NOTICES . Any consents, notices, demands, requests, approvals or other communications given under this Guaranty shall be in writing and shall be given as provided in the Lease, as follows or to such other addresses as either Landlord or Guarantor may designate by notice given to the other in accordance with the provisions of this Section 7 :

 

If to Guarantor:    If to Landlord:   

The Ensign Group, Inc.

27101 Puerta Real, Suite 450

Mission Viejo, California 92691

Attn: Chad Keetch

  

c/o CareTrust REIT, Inc.

27101 Puerta Real, Suite 400

Mission Viejo, CA 92691

Attn: William M. Wagner

  

8. CONSENT TO JURISDICTION . Guarantor hereby (a) consents and submits to the jurisdiction of the courts of the State of California and the federal courts sitting in the State of California with respect to any dispute arising, directly or indirectly, out of this Guaranty, (b) waives any objections which the undersigned may have to the laying of venue in any such suit, action or proceeding in either such court, (c) agrees to join Landlord in any petition for removal to either such court, and (d) irrevocably designates and appoints Tenant as its authorized agent to accept and acknowledge on its behalf service of process with respect to any disputes arising, directly or indirectly, out of this Guaranty. The undersigned hereby acknowledges and agrees that Landlord may obtain personal jurisdiction and perfect service of process through Tenant as the undersigned agent, or by any other means now or hereafter permitted by applicable law. Nothing above shall limit Landlord’s choice of forum for purposes of enforcing this Guaranty.

9. CERTAIN ADDITIONAL COVENANTS .

(a) Financial Deliveries . Guarantor shall deliver the following information to Landlord:

(i) As soon as available, and in any event within 120 days after the close of each calendar year, in hard copy and electronic format, in form satisfactory to Landlord, and presented on a consolidated, complete financial statements prepared for such year with respect to Guarantor and, if applicable, its Consolidated Subsidiaries (as defined below), including a balance sheet as of the end of such year, together with related statements of operations, cash flows and changes in equity for such calendar year, prepared in accordance with GAAP applied on a consistent basis. Such financial statements shall be audited by Pricewaterhouse Coopers, Deloitte, Ernst & Young, KPMG or such other nationally-recognized accounting firm. Together with Guarantor’s financial statements, Guarantor shall furnish to Landlord a certificate, executed by Guarantor or, if applicable, Guarantor’s CEO (or equivalent) (a) certifying as of the date thereof whether to the best of Guarantor’s knowledge there exists an event or circumstance which constitutes an Event of Default under the Lease and if such Event of Default exists, the nature thereof, the period of time it has existed and the action then being taken to remedy the same, and (b) certifying that the information contained in such financial statements is true and correct in all material respects and complies with the provisions of this Section 9 . As used herein, “ Consolidated Subsidiary ” shall mean, with respect to Guarantor, any subsidiary or other entity the accounts of which would be consolidated with those of Guarantor in its consolidated financial statements if such statements were prepared as of such date.

 

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(ii) As soon as available and in any event within 60 days after the end of each calendar quarter, in form satisfactory to Landlord, an unaudited consolidated balance sheet of Guarantor and, if applicable, its Consolidated Subsidiaries, together with the related consolidated and consolidating statements of operations for such quarter and for the portion of the calendar year ended at such quarter and a consolidated statement of cash flows for the portion of the year at the end of such quarter, all of which shall be prepared on a comparative basis with the same periods of the previous year (to the extent available) in accordance with GAAP. Together with Guarantor’s interim financial statements, Guarantor shall furnish to Landlord a certificate, executed by Guarantor or, if applicable, Guarantor’s CFO (or equivalent) (a) certifying as of the date thereof whether to the best of Guarantor’s knowledge there exists an event or circumstance which constitutes a default or Event of Default under the Lease and if such default or Event of Default exists, the nature thereof, the period of time it has existed and the action then being taken to remedy the same, (b) and certifying that the information contained in such financial statements is true and correct in all material respects.

Upon the delivery of any financial information by or on behalf of Guarantor pursuant to this Section 9 from time to time during the Term, Guarantor shall be deemed (unless Guarantor specifically states otherwise in writing) to automatically represent and warrant to Landlord that the financial information delivered to Landlord is true, accurate and complete, presents fairly the results of operations of Guarantor for the respective periods covered thereby, reflects accurately the books and records of account of Guarantor as of such dates and for such periods, and that there has been no adverse change in the financial condition of Guarantor since the date of the then applicable financial information.

So long as Guarantor is required to file periodic reports under Section 13(a) or Section 15(d) of the Exchange Act, notwithstanding anything to the contrary contained in this Section 9 , if Guarantor is required to deliver to Landlord a particular financial statement by a specified date under the terms of this Guaranty and Guarantor files such financial statement with the Securities and Exchange Commission by such specified date, Guarantor shall be deemed to have satisfied its obligation to deliver such financial statement to Landlord upon its filing thereof with the Securities and Exchange Commission.

(b) Disclosure . Guarantor agrees that any financial statements of Guarantor and, if applicable, its Consolidated Subsidiaries required to be delivered to Landlord may, without the prior consent of, or notice to, Guarantor, be included and disclosed, to the extent required by applicable law, regulation or stock exchange rule, in offering memoranda or prospectuses, or similar publications in connection with syndications, private placements or public offerings of Landlord’s (or the entities directly or indirectly controlling Landlord) securities or interests, and in any registration statement, report or other document permitted or required to be filed under applicable federal and state laws, including those of any successor to Landlord, and may also be disclosed to any Facility Mortgagee and to lenders under credit facilities of Landlord or the entities directly or indirectly controlling Landlord. Guarantor agrees to provide such other reasonable financial and other information necessary to facilitate a private placement or a public offering or to satisfy the SEC or regulatory disclosure requirements.

(c) Review Right . Landlord shall have the right, from time to time during normal business hours after three (3) Business Days prior oral or written notice to Guarantor, itself or through any attorney, accountant or other agent or representative retained by Landlord (“ Landlord’s Representatives ”), to examine and audit all financial and other records and pertinent corporate documents of Guarantor at the office of Guarantor or such other Person that maintains such records and documents and to make such copies or extracts thereof as Landlord or Landlord’s Representatives may request and Guarantor hereby agrees to reasonably cooperate with any such examination or audit; provided, however, the cost of such examination or audit shall be borne by Landlord, except during the continuation of an Event of Default, in which case, the cost of any such examination or audit shall be borne by Guarantor and shall be payable within fifteen (15) days of Landlord’s written demand therefor; provided further that, except during the continuation of an Event of Default, any such examination shall not occur more than once in any calendar year.

 

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(d) Assignment; Sale of Assets; Change in Control . Without the prior consent of Landlord, which consent may be withheld or granted in Landlord’s sole discretion, Guarantor shall not assign (whether directly or indirectly), in whole or in part, this Guaranty or any obligation hereunder or, through one or more step transactions or tiered transactions, do, or permit to be done, any activity, transaction or Transfer prohibited under Section 16.1 of the Lease, if any. Notwithstanding anything else to the contrary herein or in the Lease, any transfer of stock, partnership, membership or other equity interests of Guarantor, transfer of assets, merger or other transaction, whether through one or more step transactions or tiered transactions, in which management of Guarantor retains at least 5% of the outstanding stock, partnership, membership or other equity interests of Guarantor or its successor, shall not require Landlord’s consent.

(e) Payment Method; Default Interest . Guarantor shall make any payments due hereunder in immediately available funds by wire transfer to Landlord’s bank account as notified by Landlord, unless Landlord agrees to another method of payment of immediately available funds. If Guarantor does not pay an amount due hereunder on its due date, Guarantor shall pay, on demand, interest at the Agreed Rate on the amount due for a period ending on the full payment of such amount, including the day of repayment, whether before or after any judgment or award, to the extent permitted under applicable law.

10. FINANCIAL COVENANTS . Until the payment and performance in full of the Obligations, Guarantor shall cause Tenant to comply with the terms of Section 5.12.4 of the Lease.

11. MISCELLANEOUS .

(a) Guarantor further agrees that Landlord may, without notice, assign this Guaranty in whole or in part. If Landlord disposes of its interest in the Lease, “ Landlord ,” as used in this Guaranty, shall mean Landlord’s successors and assigns.

(b) Guarantor promises to pay all costs of collection or enforcement incurred by Landlord in exercising any remedies provided for in the Lease or this Guaranty whether at law or in equity. If any legal action or proceeding is commenced to interpret or enforce the terms of, or obligations arising out of, this Guaranty, or to recover damages for the breach thereof, the party prevailing in any such action or proceedings shall be entitled to recover from the non-prevailing party all attorneys’ fees and reasonable costs and expenses incurred by the prevailing party. As used herein, “attorneys’ fees” shall mean the fees and expenses of counsel to the parties hereto, which may include printing, photocopying, duplicating and other expenses, air freight charges, and fees billed for law clerks, paralegals, librarians and others not admitted to the bar but performing services under the supervision of an attorney. The term “attorneys’ fees” shall also include, without limitation, all such fees and expenses incurred with respect to appeals, arbitrations and bankruptcy proceedings.

(c) Guarantor shall, from time to time within ten (10) days after receipt of Landlord’s request, execute, acknowledge and deliver to Landlord a statement certifying (i) that this Guaranty is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating such modifications), (ii) the address of Guarantor to which all notices and communications under this Guaranty shall be sent, and (iii) to such other matters as may be reasonably requested by Landlord. Such certificate may be relied upon by any prospective purchaser, lessor or lender of the Premises.

(d) If any portion of this Guaranty shall be deemed invalid, unenforceable or illegal for any reason, such invalidity, unenforceability or illegality shall not affect the balance of this Guaranty, which shall remain in full force and effect to the maximum permitted extent.

(e) The provisions, covenants and guaranties of this Guaranty shall be binding upon Guarantor and its heirs, successors, legal representatives and assigns, and shall inure to the benefit of Landlord and its successors and assigns, and shall not be deemed waived or modified unless such waiver or modification is specifically set forth in writing, executed by Landlord or its successors and assigns, and delivered to Guarantor.

(f) Whenever the words “include”, “includes”, or “including” are used in this Guaranty, they shall be deemed to be followed by the words “without limitation”, and, whenever the circumstances or the context requires, the singular shall be construed as the plural, the masculine shall be construed as the feminine and/or the neuter and vice versa . This Guaranty shall be interpreted and enforced without the aid of any canon, custom or rule of law requiring or suggesting construction against the party drafting or causing the drafting of the provision in question.

 

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(g) Each of the rights and remedies herein provided are cumulative and not exclusive of any rights or remedies provided by law or in the Lease or this Guaranty.

(h) The provisions of this Guaranty, and any claim, controversy or dispute arising under or related to this Agreement, shall be governed by and interpreted solely in accordance with the laws of the State of New York (including Section 5-1401 of the New York General Obligations Law, but otherwise without regard to conflicts of law principles).

(i) The execution of this Guaranty prior to execution of the Lease shall not invalidate this Guaranty or lessen the Obligations of Guarantor hereunder.

(j) The Recitals set forth above are hereby incorporated by this reference and made a part of this Guaranty. Guarantor hereby represents and warrants that the Recitals are true and correct.

(k) Each entity or individual comprising Guarantor shall be jointly and severally liable to Landlord for the faithful performance of this Guaranty.

(l) Notwithstanding anything else to the contrary herein, this Guaranty shall terminate and Guarantor shall automatically be released from its guaranty hereunder upon the earlier to occur of (i) payment in full of the Obligations (other than contingent indemnification and expense reimbursement obligations that are not yet due and payable) and (ii) one year of the termination of the Lease, whether following the expiration of the Initial Term or any Renewal Term or otherwise; provided that such termination and release shall not apply to this clause (ii) with respect to Obligations for which claims or demands have been made under this Guaranty prior to the end of such one year period, and which Obligations have not been satisfied.

[Signature Page Follows]

 

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IN WITNESS WHEREOF, Guarantor has executed this Guaranty as of the day and year first above written.

 

GUARANTOR:

THE ENSIGN GROUP, INC. ,

a Delaware corporation

By:    
Name:    
Its:    

 

S-1


SCHEDULE 1

LANDLORD ENTITIES; TENANT ENTITIES; FACILITY INFORMATION

 

Landlord   Tenant   Facility Name    Facility Address   

Primary

Intended Use

   No. of Beds/Units
                        
                    
                        
                    
                        
                        

Defined Terms

 

“SNF”    Skilled Nursing Facility
“ALF”    Assisted Living Facility
“ILF”    Independent Living Facility
“ALZ”    Alzheimer’s Care/Memory Care Facility

 

Schedule 1-1

Exhibit 10.3

OPPORTUNITIES AGREEMENT

This OPPORTUNITIES AGREEMENT (this “ Agreement ”) is entered into as of May 30, 2014, by and between THE ENSIGN GROUP, INC., a Delaware corporation (“ Ensign ”), and CARETRUST REIT, INC., a Maryland corporation and a direct, wholly owned subsidiary of Ensign (“ CareTrust ”). Ensign and CareTrust are sometimes referred to herein individually as a “ Party ,” and collectively as the “ Parties .” Capitalized terms used but not otherwise defined herein shall have the respective meanings set forth in that certain Separation and Distribution Agreement, dated as of May 23, 2014 (the “ Separation Agreement ”), by and between Ensign and CareTrust.

RECITALS

WHEREAS, Ensign, through its direct and indirect Subsidiaries, owns the Ensign Business and the CareTrust Business;

WHEREAS, Ensign and CareTrust have entered into the Separation Agreement, pursuant to which Ensign will be separated into two independent, publicly-traded companies: (a) CareTrust, which, following consummation of the transactions contemplated by the Separation Agreement, will own and conduct the CareTrust Business, and (b) Ensign, which, following the consummation of the transactions contemplated by the Separation Agreement, will own and conduct the Ensign Business;

WHEREAS, this Agreement is intended to be an Ancillary Agreement, as such term is used in the Separation Agreement;

WHEREAS, in connection with the transactions contemplated by the Separation Agreement, CareTrust and Ensign desire to grant each other certain rights of first refusal during a transition period commencing on the Distribution Date, on the terms and subject to the conditions set forth in this Agreement;

WHEREAS, the execution of this Agreement by the Parties is a condition precedent to the consummation of the transactions contemplated by the Separation Agreement.

NOW, THEREFORE, in consideration of the foregoing premises and the mutual agreements contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows:

ARTICLE I

RIGHTS OF FIRST REFUSAL

Section 1.1 CareTrust’s ROFR . Ensign hereby grants to CareTrust a right of first refusal to provide the financing for any ROFR Transaction (as defined below). If, at any time or from time to time during the term of this Agreement, Ensign is prepared or elects to enter into a ROFR Transaction, Ensign shall comply with the provisions of this Section 1.1. Additionally, CareTrust shall have the right to nominate one or more of its Affiliates to provide the financing for any ROFR Transaction under this Section 1.1 for which CareTrust is entitled to provide such financing.

 

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(a) “ ROFR Transaction ” means a transaction whereby: (i) Ensign or any of its Affiliates would acquire any skilled nursing facility, assisted living/personal care facility, memory care/Alzheimer’s care facility, long term acute care hospital, rehabilitation hospital, or other senior-restricted independent living facility, existing or to be constructed (a “ Health Care Facility ”) from a third party where the cost thereof, or a material portion of such cost, would be financed by a third party lender, (ii) a third party financing source such as a real estate investment trust or other similar source of financing would acquire a Health Care Facility from a third party seller (whether by cash, the assumption of existing debt, or a combination thereof) and concurrently lease such Health Care Facility to Ensign or any of its Affiliates as operator or any transaction substantively similar thereto, or (iii) a transaction whereby Ensign or any of its Affiliates would develop a Health Care Facility and where the cost thereof, or a material portion of such cost, would be financed by a third party lender. Notwithstanding the foregoing, a ROFR Transaction shall not include: (i) the acquisition of a Health Care Facility or Health Care Facilities by Ensign or any of its Affiliates pursuant to which the third-party seller has offered Ensign or its Affiliate, as the case may be, to finance the acquisition of such Health Care Facility or Health Care Facilities through seller-backed financing or the assignment and assumption of existing seller financing, including without limitation any financing with an Agency Lender (as defined in the Master Leases), (ii) a transaction where the proposed financing source for such acquisition or development (whether a real estate investment trust or other financing source) identified, pursued, sourced or presented such transaction to Ensign or any of its Affiliates or assisted Ensign or any of its Affiliates in the identification of such transaction under a master developer agreement or other similar arrangement, as the case may be, or with an expectation that such transaction be financed through such financing source, or (iii) a transaction financed with borrowings under any revolving credit facility of Ensign.

(b) Upon Ensign’s subsequent receipt of a written financing proposal from a third party with respect to any such ROFR Transaction that Ensign is prepared to accept (an “ Alternative Financing Proposal ”), Ensign shall provide to, or shall cause to be provided to, CareTrust a written summary describing in detail all of the economic, business and monetary terms of such Alternative Financing Proposal (together with any additional information reasonably requested by CareTrust) and CareTrust will have a right of first refusal for ten (10) business days after CareTrust’s receipt of such written summary to match the terms of the Alternative Financing Proposal (the “ ROFR Period ”). If CareTrust elects to match the terms of the Alternative Financing Proposal within the ROFR Period, then CareTrust and Ensign shall have a period of fifteen (15) days (the “ Negotiation Period ”) to negotiate in good faith and execute the documentation necessary to reflect the financing being provided by CareTrust (the “ Financing Documentation ”). The ROFR Period and the Negotiation Period may, at Ensign’s option, be extended for an additional fifteen (15) business days if at the end of the scheduled expiration of either or both of such periods, CareTrust and Ensign are actively engaged in good faith negotiations with respect to the financing terms or the Financing Documentation, as applicable, and, in such event, any and all references herein to the ROFR Period and/or the Negotiation Period shall be deemed to be references to the ROFR Period and/or the Negotiation Period as so extended.

 

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(c) If (i) CareTrust fails to match the terms of the Alternative Financing Proposal within the ROFR Period, or (ii) CareTrust elects to match the terms of the Alternative Financing Proposal within the ROFR Period but thereafter CareTrust and Ensign are unable to agree upon the Financing Documentation within the Negotiation Period for any reason other than a default by Ensign of its obligations under this Agreement, then Ensign may proceed to consummate such ROFR Transaction pursuant to the Alternative Financing Proposal (without any additional or modified terms materially more favorable to the third-party financing source than those provided in the Alternative Financing Proposal), provided that the closing of such ROFR Transaction occurs within the earlier to occur of (i) six (6) months after the date that the Alternative Financing Proposal is delivered to CareTrust and (ii) the Termination Date (as defined below). Prior to (i) executing binding documentation to consummate such ROFR Transaction during such applicable period on any terms materially more favorable to the third-party financing source than those provided in the Alternative Financing Proposal or (b) closing on the applicable ROFR Transaction after the end of the applicable period, Ensign must reoffer such ROFO Transaction to CareTrust pursuant to this Section 1.1.

Section 1.2 Ensign’s ROFR . If CareTrust becomes aware of, identifies, pursues or sources a Small Portfolio Transaction (as defined below) during the term of this Agreement, Ensign shall have a right of first refusal to (i) purchase and operate all of the Health Care Facility or Health Care Facilities that are the subject of such Small Portfolio Transaction or (ii) operate all of the Health Care Facility or Health Care Facilities that are the subject of such Small Portfolio Transaction on substantially the same terms and conditions as are set forth in the Master Leases. Within ten (10) days following CareTrust’s becoming aware of, identifying, pursuing or sourcing a Small Portfolio Transaction, CareTrust shall deliver, or cause to be delivered to Ensign, written notice of such Small Portfolio Transaction, together with a summary of the information CareTrust possesses (including all updates subsequently received by CareTrust) with respect to the subject Health Care Facility or Health Care Facilities. During the term of this Agreement, CareTrust shall include Ensign or its Affiliates in any confidentiality or non-disclosure agreements it enters into with any prospective seller or its brokers, agents or authorized representatives.

(a) “ Small Portfolio Transaction ” means a single transaction involving the potential acquisition of five (5) or fewer Health Care Facilities but excluding (i) any transaction involving only the sale and purchase of a Healthcare Facility or Healthcare Facilities that are subject to an existing lease with a healthcare operator with a lease term expiring more than one (1) year from the date CareTrust became aware of such transaction, and (ii) any transaction involving the purchase and/or lease of a Healthcare Facility or Healthcare Facilities where the proposed owner or tenant identified, pursued, sourced or presented such transaction to CareTrust or any of its Affiliates or assisted CareTrust or any of its Affiliates in the identification of such transaction under a joint venture, RIDEA arrangement, management agreement or other similar arrangement, as the case may be, or with an expectation that such transaction be facilitated by CareTrust on behalf of such proposed owner or tenant.

(b) Ensign shall have ten (10) days after receipt of such written notice to notify CareTrust by written notice of its desire to (i) enter into negotiations, on its own behalf, for the purchase and operation of all or some of the Health Care Facility or Health Care Facilities that are the subject of such Small Portfolio Transaction pursuant to Section 1.2 or (ii) to operate

 

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all or some of the Health Care Facility or Health Care Facilities that are the subject of such Small Portfolio Transaction on the terms and conditions described herein. Ensign’s failure to deliver such written notice within such ten (10)-day period shall be deemed Ensign’s election to not seek to purchase and operate or only operate such Health Care Facility or Health Care Facilities. If Ensign elects (or is deemed to have elected) to not purchase and operate or only operate such Health Care Facility or Health Care Facilities in accordance with this Section 1.2, CareTrust may proceed to consummate the applicable Small Portfolio Transaction and Ensign shall have no further right to purchase or operate such Health Care Facility or Health Care Facilities (other than the rights set forth in Section 1.2 hereof). If Ensign elects to purchase and operate such Health Care Facility or Health Care Facilities as provided in Section 1.2 herein, then Ensign shall proceed in good faith to diligently negotiate and enter into a purchase agreement with respect to such Health Care Facility or Health Care Facilities and shall take commercially reasonable efforts to successfully consummate any such Small Portfolio Transaction. If Ensign elects to operate such Health Care Facility or Health Care Facilities as provided in Section 1.2 herein, then Ensign shall proceed in good faith to diligently negotiate and enter into a lease agreement with CareTrust with respect to such Health Care Facility or Health Care Facilities (on substantially the same terms and conditions as contained in the Master Lease) and shall cooperate and take commercially reasonable efforts to successfully consummate any such Small Portfolio Transaction. Ensign’s obligation to cooperate in connection with the consummation of such Small Portfolio Transaction shall include, without limitation, entering into a commercially reasonable operations transfer agreement with the then-current operator(s) of the applicable Health Care Facility or Health Care Facilities and diligently pursuing any and all licensing necessary to operate such Health Care Facility or Health Care Facilities under applicable Legal Requirements (as defined in the Master Leases). With respect to any Health Care Facility or Health Care Facilities that Ensign elects to operate under this Section 1.2, CareTrust may elect, rather than having the same operated under a new lease, to have such facilities added as part of the Premises under an existing Master Lease, in which case, CareTrust and Ensign shall diligently, and in good faith, negotiate the applicable amendment to the Master Lease.

(c) Ensign’s rights and obligations and CareTrust’s rights and obligations under this Section 1.2 shall extinguish on the Termination Date; provided, however, that if CareTrust delivered notice of a Small Portfolio Transaction to Ensign prior to the Termination Date, Ensign’s rights and obligations and CareTrust’s rights and obligations under this Section 1.2 shall survive with respect to that Small Portfolio Transaction until the earlier of Ensign’s election (or deemed election) to not purchase or operate the applicable Health Care Facility or Health Care Facilities, the abandonment of such Small Portfolio Transaction by CareTrust or the consummation of such Small Portfolio Transaction. If Ensign elects not to purchase and operate the applicable Health Care Facility or Health Care Facilities and CareTrust does not consummate a transaction with respect to such facilities within six (6) months of Ensign’s election (or deemed election), CareTrust’s obligations under this Section 1.2 shall renew and survive with respect to such Small Portfolio Transaction until Ensign’s rights under this Section 1.2 shall expire. Additionally, Ensign shall have the right to nominate one or more of its Affiliates to operate the applicable Health Care Facility or Health Care Facilities under this Section 1.2 for which Ensign is entitled to provide such operations.

 

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ARTICLE II

TERM AND TERMINATION

Section 2.1 Term and Termination of Services .

(a) This Agreement shall terminate upon the first anniversary (the “ Termination Date ”) of the Distribution Date (as defined in the Separation Agreement).

(b) Notwithstanding the foregoing: (i) the Parties may terminate this Agreement by mutual written consent and (ii) the Parties each reserve the right to immediately terminate this Agreement by written notice to the other Party in the event that such other Party shall have (A) applied for or consented to the appointment of a receiver, trustee or liquidator; (B) admitted in writing an inability to pay debts as they mature; (C) made a general assignment for the benefit of creditors; or (D) filed a voluntary petition, or have filed against it a petition, for an order of relief under Title 11 of the United States Code Section 101 et seq. , as the same may be amended from time to time.

ARTICLE III

CONFIDENTIALITY

Section 3.1 Confidentiality . Each Party agrees that the specific terms and conditions of this Agreement and any information conveyed or otherwise received by or on behalf of a Party in conjunction herewith shall be Confidential Information subject to the confidentiality provisions (and exceptions thereto) set forth in Section 8.7 of the Separation Agreement.

ARTICLE IV

MISCELLANEOUS

Section 4.1 Dispute Resolution . The provisions of Article X of the Separation Agreement shall apply, mutatis mutandis, to all disputes, controversies or claims (whether arising in contract, tort or otherwise) that may arise out of or relate to, or arise under or in connection with this Agreement or the transactions contemplated hereby.

Section 4.2 Amendments and Waivers .

(a) Subject to Section 11.1 of the Separation Agreement, this Agreement may not be amended except by an agreement in writing signed by both Parties.

(b) Any term or provision of this Agreement may be waived, or the time for its performance may be extended, by the Party entitled to the benefit thereof and any such waiver shall be validly and sufficiently given for the purposes of this Agreement if it is in writing signed by an authorized representative of such Party. No delay or failure in exercising any right, power or remedy hereunder shall affect or operate as a waiver thereof; nor shall any single or partial exercise thereof or any abandonment or discontinuance of steps to enforce such a right, power or remedy preclude any further exercise thereof or of any other right, power or remedy. The rights and remedies hereunder are cumulative and not exclusive of any rights or remedies that either Party would otherwise have.

 

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Section 4.3 Entire Agreement . This Agreement, the Separation Agreement, the other Ancillary Agreements, and the exhibits and schedules referenced herein and therein and attached hereto or thereto, constitute the entire agreement and understanding between the Parties with respect to the subject matter hereof and supersede all prior negotiations, agreements, commitments, writings, courses of dealing and understandings with respect to the subject matter hereof.

Section 4.4 Third-Party Beneficiaries . This Agreement is solely for the benefit of the Parties and shall not be deemed to confer upon third parties any remedy, claim, liability, reimbursement, cause of action or other right in excess of those existing without reference to this Agreement.

Section 4.5 Notices . All notices, requests, permissions, waivers and other communications hereunder shall be provided in accordance with the provisions of Section 12.8 of the Separation Agreement.

Section 4.6 Counterparts; Electronic Delivery . This Agreement may be executed in multiple counterparts, each of which when executed shall be deemed to be an original, but all of which together shall constitute one and the same agreement. Execution and delivery of this Agreement or any other documents pursuant to this Agreement by facsimile or other electronic means shall be deemed to be, and shall have the same legal effect as, execution by an original signature and delivery in person.

Section 4.7 Severability . If any term or other provision of this Agreement or the exhibits attached hereto is determined by a nonappealable decision by a court, administrative agency or arbitrator to be invalid, illegal or incapable of being enforced by any rule of law or public policy, all other conditions and provisions of this Agreement shall nevertheless remain in full force and effect so long as the economic or legal substance of the transactions contemplated hereby is not affected in any manner materially adverse to either Party. Upon such determination that any term or other provision is invalid, illegal or incapable of being enforced, the court, administrative agency or arbitrator shall interpret this Agreement so as to effect the original intent of the Parties as closely as possible in an acceptable manner to the end that transactions contemplated hereby are fulfilled to the fullest extent possible. If any sentence in this Agreement is so broad as to be unenforceable, the provision shall be interpreted to be only so broad as is enforceable.

Section 4.8 Assignability; Binding Effect . The rights and obligations of each Party under this Agreement shall not be assignable, in whole or in part, directly or indirectly, whether by operation of law or otherwise, by such Party without the prior written consent of the other Party (such consent not to be unreasonably withheld, conditioned or delayed) and any attempt to assign any rights or obligations under this Agreement without such consent shall be null and void. Notwithstanding the foregoing, either Party may assign its rights and obligations under this Agreement to any of their respective Affiliates provided that no such assignment shall release such assigning Party from any liability or obligation under this Agreement. This Agreement shall be binding upon and inure to the benefit of the Parties and their successors and permitted assigns.

 

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Section 4.9 Governing Law . This Agreement shall be governed by, and construed and enforced in accordance with, the substantive laws of the State of Delaware, without regard to any conflicts of law provisions thereof that would result in the application of the laws of any other jurisdiction.

Section 4.10 Construction . This Agreement shall be construed as if jointly drafted by the Parties and no rule of construction or strict interpretation shall be applied against either Party. The Parties represent that this Agreement is entered into with full consideration of any and all rights which the Parties may have. The Parties have relied upon their own knowledge and judgment. The Parties have had access to independent legal advice, have conducted such investigations they thought appropriate, and have consulted with such other independent advisors as they deemed appropriate regarding this Agreement and their rights and asserted rights in connection therewith. The Parties are not relying upon any representations or statements made by the other Party, or such other Party’s employees, agents, representatives or attorneys, regarding this Agreement, except to the extent such representations are expressly set forth or incorporated in this Agreement. The Parties are not relying upon a legal duty, if one exists, on the part of the other Party (or such other Party’s employees, agents, representatives or attorneys) to disclose any information in connection with the execution of this Agreement or its preparation, it being expressly understood that neither Party shall ever assert any failure to disclose information on the part of the other Party as a ground for challenging this Agreement.

Section 4.11 Performance . Each Party shall cause to be performed, and hereby guarantees the performance of, all actions, agreements and obligations set forth herein to be performed by any Subsidiary or Affiliate of such Party.

Section 4.12 Title and Headings . Titles and headings to Sections and Articles are inserted for the convenience of reference only and are not intended to be a part of or to affect the meaning or interpretation of this Agreement.

Section 4.13 Effective Time . This Agreement shall be effective as of 11:59 p.m. (Pacific time) on May 31, 2014.

[ Signature Page Follows ]

 

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IN WITNESS WHEREOF, the Parties have caused this Agreement to be executed by their respective officers as of the date first set forth above.

 

THE ENSIGN GROUP, INC.
By:   /s/ Christopher R. Christensen
  Name:   Christopher R. Christensen
  Title:     President and Chief Executive Officer
CARETRUST REIT, INC.
By:   /s/ Gregory K. Stapley
  Name:   Gregory K. Stapley
  Title:     President and Chief Executive Officer

Exhibit 10.4

TRANSITION SERVICES AGREEMENT

by and between

THE ENSIGN GROUP, INC.

and

CARETRUST REIT, INC.

dated as of

May 30, 2014


TABLE OF CONTENTS

ARTICLE I

 

DEFINITIONS   

Section 1.1

   Certain Definitions      1   

Section 1.2

   Interpretation      3   
ARTICLE II   
SERVICES   

Section 2.1

   Services      4   

Section 2.2

   Additional Services      4   

Section 2.3

   No Violations      5   

Section 2.4

   Third-Party Providers      5   

Section 2.5

   Independent Contractor      5   

Section 2.6

   Employees and Representatives      5   

Section 2.7

   Access      6   

Section 2.8

   Service Coordinators; Disputes      6   
ARTICLE III   
PAYMENT   

Section 3.1

   Pricing      6   

Section 3.2

   Taxes      6   

Section 3.3

   Billing and Payment      7   

Section 3.4

   Budgeting and Accounting      7   
ARTICLE IV   
DISCLAIMER OF REPRESENTATIONS AND WARRANTIES   

Section 4.1

   Disclaimer      7   

Section 4.2

   As Is; Where Is      8   
ARTICLE V   
INDEMNIFICATION; LIMITATION OF LIABILITY   

Section 5.1

   Indemnification by Ensign      8   

Section 5.2

   Limitation of Liability      8   

Section 5.3

   Indemnification Procedure; Other Rights      8   

 

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ARTICLE VI   
FORCE MAJEURE   

Section 6.1

   General      8   

Section 6.2

   Notice      9   

Section 6.3

   Subcontractors; Fees      9   

Section 6.4

   Limitations      9   
ARTICLE VII   
TERM AND TERMINATION   

Section 7.1

   Term and Termination of Services      9   

Section 7.2

   Effect of Termination      10   
ARTICLE VIII   
CONFIDENTIALITY   

Section 8.1

   Confidentiality      11   

Section 8.2

   System Security      11   
ARTICLE IX   
MISCELLANEOUS   

Section 9.1

   Further Assurances      11   

Section 9.2

   Amendments and Waivers      12   

Section 9.3

   Entire Agreement      12   

Section 9.4

   Third-Party Beneficiaries      12   

Section 9.5

   Notices      12   

Section 9.6

   Counterparts; Electronic Delivery      12   

Section 9.7

   Severability      12   

Section 9.8

   Assignability; Binding Effect      13   

Section 9.9

   Governing Law      13   

Section 9.10

   Construction      13   

Section 9.11

   Performance      13   

Section 9.12

   Title and Headings      13   

Section 9.13

   Exhibits      14   

Section 9.14

   Effective Time      14   
Exhibit A – Ensign Transitional Services      A-1   

 

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TRANSITION SERVICES AGREEMENT

THIS TRANSITION SERVICES AGREEMENT (as the same may be amended or supplemented from time to time, this “ Agreement ”) is entered into as of May 30, 2014, by and between The Ensign Group, Inc., a Delaware corporation (“ Ensign ”), and CareTrust REIT, Inc., a Maryland corporation (“ CareTrust ”). Ensign and CareTrust are sometimes referred to herein individually as a “ Party ,” and collectively as the “ Parties .” Capitalized terms used but not otherwise defined herein shall have the respective meanings set forth in Section 1.1.

RECITALS

WHEREAS, Ensign, through its direct and indirect Subsidiaries, owns the Ensign Business and the CareTrust Business;

WHEREAS, Ensign and CareTrust have entered into a Separation and Distribution Agreement, dated as of May 23, 2014 (the “ Separation Agreement ”), pursuant to which Ensign will be separated into two independent publicly-traded companies: (a) CareTrust, which, following consummation of the transactions contemplated by the Separation Agreement, will own and conduct the CareTrust Business, and (b) Ensign, which, following the consummation of the transactions contemplated by the Separation Agreement, will own and conduct the Ensign Business;

WHEREAS, in connection with the transactions contemplated by the Separation Agreement, CareTrust desires to procure certain services from Ensign, and Ensign is willing to provide such services to CareTrust, during a transition period, on the terms and subject to the conditions set forth in this Agreement;

WHEREAS, each Party desires to set forth in this Agreement the principal terms and conditions pursuant to which it will provide or receive such services; and

WHEREAS, the execution of this Agreement by the Parties is a condition precedent to the consummation of the transactions contemplated by the Separation Agreement.

NOW, THEREFORE, in consideration of the foregoing premises and the mutual agreements contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows:

ARTICLE I

DEFINITIONS

Section 1.1 Certain Definitions . Capitalized terms used but not defined in this Agreement shall have the respective meanings ascribed to such terms in the Separation Agreement. As used in this Agreement (including in Exhibit A ), the following capitalized terms shall have the following meanings, applicable both to the singular and the plural forms of the terms described:

Additional Interest ” has the meaning set forth in Section 3.3(b).

 

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Additional Services ” has the meaning set forth in Section 2.2.

Additional Third-Party Providers ” has the meaning set forth in Section 2.4(b).

Adjusted Hourly Rate ” for an employee means such employee’s Hourly Rate multiplied by 1.10.

Agreement ” has the meaning set forth in the preamble to this Agreement.

Bankruptcy Code ” means 11 U.S.C. §§ 101 et seq., as amended.

CareTrust ” has the meaning set forth in the preamble to this Agreement.

Effective Time ” means 11:59 p.m. (Pacific time) on May 31, 2014.

Ensign ” has the meaning set forth in the preamble to this Agreement.

Hourly Rate ” for an employee during a given pay period means such employee’s salary (including bonus) and fully burdened benefits for such pay period, divided by the number of hours in such pay period assuming no holidays or other work absences occur during such pay period.

Known Third-Party Providers ” has the meaning set forth in Section 2.4(b).

Parties ” has the meaning set forth in the preamble to this Agreement.

Payment Date ” has the meaning set forth in Section 3.3(b).

Sales Taxes ” has the meaning set forth in Section 3.2.

Security Regulations ” has the meaning set forth in Section 8.2(a).

Separation Agreement ” has the meaning set forth in the Recitals to this Agreement.

Service Coordinator ” has the meaning set forth in Section 2.8.

Service Costs ” means the amounts to be paid by CareTrust to Ensign for Services provided pursuant to this Agreement.

Services ” means the services identified in Exhibit A .

Systems ” has the meaning set forth in Section 8.2(a).

Term ” means the period from the Effective Time to the date of termination of Services under this Agreement pursuant to Section 7.1(b) or (c).

Third-Party Products and Services ” has the meaning set forth in Section 2.4(a).

 

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Third-Party Providers ” has the meaning set forth in Section 2.4(a).

Section 1.2 Interpretation . In this Agreement, unless the context clearly indicates otherwise:

(a) words used in the singular include the plural and words used in the plural include the singular;

(b) the words “include,” “includes” and “including” shall be deemed to be followed by the words “without limitation”;

(c) the word “or” shall have the inclusive meaning represented by the phrase “and/or”;

(d) relative to the determination of any period of time, “from” means “from and including,” “to” means “to but excluding” and “through” means “through and including”;

(e) accounting terms used herein shall have the meanings historically ascribed to them by Ensign and its Subsidiaries in its and their internal accounting and financial policies and procedures in effect immediately prior to the date of this Agreement;

(f) reference to any agreement, instrument or other document means such agreement, instrument or other document as amended, supplemented and modified from time to time to the extent permitted by the provisions thereof and by this Agreement;

(g) reference to any Law means such Law (including any and all rules and regulations promulgated thereunder) as amended, modified, codified or reenacted, in whole or in part, and in effect at the time of determining compliance or applicability;

(h) references to any Person include such Person’s successors and assigns but, if applicable, only if such successors and assigns are permitted by this Agreement; a reference to such Person’s “Affiliates” shall be deemed to mean such Person’s Affiliates following the Distribution and any reference to a third party shall be deemed to mean a Person who is not a Party or an Affiliate of a Party;

(i) if there is any conflict between the provisions of the main body of this Agreement and Exhibit A , the provisions of the main body of this Agreement shall control unless explicitly stated otherwise in Exhibit A ;

(j) if there is any conflict between the provisions of this Agreement and the Separation Agreement, the provisions of this Agreement shall control (but only with respect to the subject matter hereof) unless explicitly stated otherwise herein; and

(k) any portion of this Agreement obligating a Party to take any action or to refrain from taking any action, as the case may be, shall mean that such Party shall also be obligated to cause its relevant Subsidiaries to take such action or to refrain from taking such action, as the case may be.

 

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ARTICLE II

SERVICES

Section 2.1 Services .

(a) Except as set forth in Exhibit A , Ensign shall use commercially reasonable efforts to provide (or to cause another applicable member of the Ensign Group to provide) to CareTrust (or another applicable member of the CareTrust Group) the Services in a manner, scope, nature, timeliness and quality consistent with the manner, scope, nature, timeliness and quality in which such Services (i) were provided to CareTrust (or such other applicable member of the CareTrust Group) prior to the Effective Time by Ensign (or such other applicable member of the Ensign Group) and (ii) are provided after the Effective Time by Ensign (or such other applicable member of the Ensign Group) for its own business.

(b) For those Services provided to CareTrust prior to the Effective Time, CareTrust shall use the Services for substantially the same purposes and in substantially the same manner (including as to volume, amount, level or frequency, as applicable) as such Services have been used immediately prior to the Effective Time; provided that Exhibit A shall control the scope of and any limitation on the Services to be provided (to the extent set forth therein) including any Services that were not previously provided to CareTrust prior to the Effective Time, unless otherwise agreed in writing.

(c) The Parties acknowledge the transitional nature of the Services and agree to cooperate in good faith and to use commercially reasonable efforts to effectuate a smooth transition of the Services from Ensign to CareTrust (or its designee).

Section 2.2 Additional Services . If CareTrust reasonably determines that additional transition services not listed in Exhibit A are necessary after the Effective Time, CareTrust shall provide written notice to Ensign requesting Ensign (i) to provide additional (including as to volume, amount, level or frequency, as applicable) or different services that Ensign is not expressly obligated to provide under this Agreement, if such services are of the type and scope provided by any member of the Ensign Group (including any employee of any member of the Ensign Group) for CareTrust prior to the Effective Time, or (ii) expand the scope of any Service (such additional or expanded services, the “ Additional Services ”). Ensign shall consider such request in good faith and shall use commercially reasonable efforts to provide any such Additional Service; provided that no member of the Ensign Group shall be obligated to perform any Additional Services if such member, in its reasonable judgment, does not have adequate resources to perform such Additional Services or if the provision of such Additional Services would interfere with the operation of the Ensign Business. Ensign shall notify CareTrust within ten (10) calendar days of receipt of such request as to whether it will or will not provide the Additional Services. If Ensign agrees to provide Additional Services pursuant to this Section 2.2, then the Parties shall in good faith negotiate the terms of a supplement to Exhibit A which will describe in reasonable detail the Additional Services, project scope, term, price and payment terms to be charged for such Additional Services. Once agreed to in writing, the supplement to Exhibit A shall be deemed part of this Agreement as of such date, and the Additional Services shall be deemed “Services” provided hereunder, in each case, subject to the terms and conditions of this Agreement.

 

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Section 2.3 No Violations . Notwithstanding anything to the contrary in this Agreement, neither Party (nor any member of its respective Group) shall be required to perform Services hereunder or to take any actions relating thereto that conflict with or violate any applicable Law or any material Contract, sublicense, authorization, certification or permit.

Section 2.4 Third-Party Providers .

(a) Each Party shall use commercially reasonable efforts to obtain any required consents, licenses or approvals of the providers (“ Third-Party Providers ”) of any products or services required to be used in providing any Services pursuant to this Agreement (“ Third-Party Products and Services ”). The Parties understand and agree that provision of any Services requiring the use of any Third-Party Products and Services shall be subject to receipt of any required consents, licenses or approvals of the applicable Third-Party Providers.

(b) With respect to the Services, (i) CareTrust hereby consents to Ensign’s use of any Third-Party Provider(s) named in Exhibit A with respect to such Services (“ Known Third-Party Providers ”) and (ii) if, after the date of this Agreement, Ensign reasonably determines that it requires the use of Third-Party Providers in addition to the Known Third-Party Providers (“ Additional Third-Party Providers ”) in providing such Services, the use of such Additional Third-Party Providers shall require the written consent of CareTrust’s Service Coordinator and, subject to Section 2.4(c), such consent will not be unreasonably withheld, conditioned or delayed.

(c) Notwithstanding the foregoing, in those instances in which the use of Third-Party Products and Services will require payment of additional consideration by CareTrust and the payment of such additional consideration is not contemplated by this Agreement (including Exhibit A ) or has not been previously agreed by the Parties, then (i) Ensign will provide CareTrust with thirty (30) calendar days’ prior written notice detailing the amount of such additional consideration and (ii) CareTrust will then have the option to (A) procure its own Third-Party Products and Services at its own expense or (B) authorize Ensign to incur the required additional consideration on its behalf and at CareTrust’s expense and such additional consideration will be deemed a Service Cost under this Agreement.

Section 2.5 Independent Contractor . Ensign (and each applicable member of the Ensign Group) shall act under this Agreement solely as an independent contractor, and not as an agent, of CareTrust (and each applicable member of the CareTrust Group).

Section 2.6 Employees and Representatives . Unless otherwise agreed in writing, each employee and representative of Ensign (or a member of the Ensign Group) that provides Services to CareTrust (or a member of the CareTrust Group) pursuant to this Agreement (a) shall be deemed for all purposes to be an employee or representative of Ensign (or such member of the Ensign Group) and not an employee or representative of CareTrust (or such member of the CareTrust Group) and (b) shall be under the direction, control and supervision of Ensign (or such member of the Ensign Group), and Ensign (or such member of the Ensign Group)

 

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shall have the sole right to exercise all authority with respect to the employment (including termination of employment) and assignment of such employee or representative and shall have the sole responsibility to pay for all personnel and other related expenses, including salary or wages, of such employee or representative.

Section 2.7 Access . CareTrust shall provide (or cause any applicable member of the CareTrust Group to provide) Ensign (or any applicable member of the Ensign Group) such reasonable access to the employees, representatives, facilities and books and records of CareTrust (or such member of the CareTrust Group) as Ensign (or such member of the Ensign Group) shall reasonably request in order to enable Ensign (or such member of the Ensign Group) to provide any Services required under this Agreement. Any member of the Ensign Group receiving access pursuant to this Section 2.7 must conform with the confidentiality and security provisions in Article VIII, as applicable.

Section 2.8 Service Coordinators; Disputes . Each Party shall appoint a representative to act as the primary contact with respect to the provision of the Services (each such person, a “ Service Coordinator ”). The initial Service Coordinator for CareTrust shall be Suzanne Snapper, and the initial Service Coordinator for Ensign shall be William M. Wagner. The Service Coordinators shall meet as expeditiously as possible to resolve any dispute under this Agreement (including, but not limited to, any disputes relating to payments under Article III), and any dispute that is not resolved by the Service Coordinators within thirty (30) calendar days shall be deemed a Dispute under the Separation Agreement and shall be resolved in accordance with the dispute resolution procedures set forth in Article X of the Separation Agreement. Each Party may treat an act of the other Party’s Service Coordinator as being authorized by such other Party without inquiring whether such Service Coordinator had authority to so act; provided that no Service Coordinator shall have authority to amend this Agreement. Each Party shall advise the other Party promptly in writing of any change in its respective Service Coordinator, setting forth the name of the replacement Service Coordinator, and stating that the replacement Service Coordinator is authorized to act for such Party in accordance with this Section 2.8.

ARTICLE III

PAYMENT

Section 3.1 Pricing . All Services provided by Ensign (or another applicable member of the Ensign Group) shall be charged to CareTrust at the fees for such Services determined in accordance with Exhibit A , and the Service Costs shall be payable by CareTrust in the manner set forth in Section 3.3.

Section 3.2 Taxes . The Parties acknowledge that fees charged for Services may be subject to goods and service taxes, value added taxes, sales taxes or similar taxes (collectively, “ Sales Taxes ”). With respect to all Services provided under this Agreement, (a) Ensign shall be liable for reporting and paying the Sales Taxes or any other applicable taxes imposed on fees received for providing such Services and (b) CareTrust shall reimburse Ensign for the amount of such taxes paid on fees received for providing such Services. CareTrust shall be liable for any applicable use taxes imposed on Services received.

 

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Section 3.3 Billing and Payment .

(a) Within fifteen (15) calendar days after the end of each month, Ensign will invoice CareTrust for the applicable Service Costs on a monthly basis, in arrears, for the prior month just ended. The invoice shall set forth in reasonable detail for the period covered by such invoice (i) the Services rendered, (ii) the Service Costs for each type of Service provided and (iii) such additional information as may be reasonably requested by CareTrust.

(b) CareTrust agrees to pay all of the Service Costs on or before thirty (30) calendar days after the date on which an invoice for Service Costs is delivered to CareTrust (the “ Payment Date ”) by check or wire transfer of immediately available funds to an account designated in writing from time to time by Ensign. If CareTrust fails to pay any monthly payment on or before the Payment Date, CareTrust shall be obligated to pay, in addition to the amount due pursuant to such invoice, interest on such amount at a rate per annum equal to 5% (“ Additional Interest ”). Unless otherwise agreed in writing between the Parties, all payments made pursuant to this Agreement shall be made in U.S. dollars.

(c) Notwithstanding the foregoing, if CareTrust in good faith disputes any invoiced charge, payment of such charge shall be made only after mutual resolution of such dispute. CareTrust agrees to notify Ensign promptly, and in no event later than the relevant Payment Date, of any disputed charge. Additional Interest shall not accrue on any amount in dispute, and no default shall be alleged until after the relevant Payment Date.

(d) During the term of this Agreement, each Party shall keep such books, records and accounts as are reasonably necessary to verify the calculation of the fees and related expense for Services provided hereunder. Ensign shall provide documentation supporting any amounts invoiced pursuant to this Section 3.3 as CareTrust may from time to time reasonably request. CareTrust shall have the right to review such books, records and accounts at any time during normal business hours upon reasonable written notice, and CareTrust agrees to conduct any such review in a manner so as not to unreasonably interfere with Ensign’s normal business operations.

Section 3.4 Budgeting and Accounting . Upon reasonable request, each Party will cooperate with the other Party with respect to budgeting and accounting matters relating to the Services.

ARTICLE IV

DISCLAIMER OF REPRESENTATIONS AND WARRANTIES

Section 4.1 Disclaimer . EXCEPT AS EXPRESSLY PROVIDED IN SECTION 2.1, CARETRUST ACKNOWLEDGES AND AGREES THAT ENSIGN (AND EACH MEMBER OF THE ENSIGN GROUP) MAKES NO REPRESENTATIONS OR WARRANTIES (INCLUDING WARRANTIES OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE) OR GUARANTIES OF ANY KIND, EXPRESS OR IMPLIED, WITH RESPECT TO ANY SERVICES PROVIDED HEREUNDER.

 

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Section 4.2 As Is; Where Is . EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT, THE SERVICES (AND ANY RELATED PRODUCTS) TO BE PROVIDED UNDER THIS AGREEMENT ARE FURNISHED AS IS, WHERE IS, WITH ALL FAULTS.

ARTICLE V

INDEMNIFICATION; LIMITATION OF LIABILITY

Section 5.1 Indemnification by Ensign . Ensign hereby agrees to indemnify, defend and hold harmless the CareTrust Indemnitees from and against any and all Losses relating to, arising out of or resulting from Ensign’s gross negligence or willful misconduct in the performance of its obligations hereunder, or material breach of this Agreement, other than to the extent such Losses are attributable to the gross negligence, willful misconduct or material breach of this Agreement by any member of the CareTrust Group.

Section 5.2 Limitation of Liability .

(a) IN NO EVENT SHALL ANY MEMBER OF THE ENSIGN GROUP, NOR ANY DIRECTOR, OFFICER, MANAGER, EMPLOYEE OR AGENT THEREOF, BE LIABLE, WHETHER IN CONTRACT, IN TORT (INCLUDING NEGLIGENCE AND STRICT LIABILITY) OR OTHERWISE TO CARETRUST (OR ANY CARETRUST INDEMNITEES) FOR ANY EXEMPLARY, PUNITIVE, INDIRECT, REMOTE OR SPECULATIVE DAMAGES AS A RESULT OF ANY BREACH, PERFORMANCE OR NON-PERFORMANCE BY SUCH PERSON UNDER THIS AGREEMENT, WHETHER OR NOT SUCH PERSON HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES, EXCEPT TO THE EXTENT ANY SUCH AMOUNT IS PAID TO A THIRD PARTY BY CARETRUST OR ANY OF ITS AFFILIATES.

(b) ENSIGN’S TOTAL LIABILITY TO CARETRUST UNDER THIS AGREEMENT FOR ANY CLAIM SHALL NOT EXCEED, IN THE AGGREGATE, AN AMOUNT EQUAL TO THE TOTAL AMOUNT PAID BY CARETRUST FOR SERVICES UNDER THIS AGREEMENT.

Section 5.3 Indemnification Procedure; Other Rights . All claims for indemnification pursuant to Section 5.1 shall be made in accordance with the procedures set forth in Section 9.4 of the Separation Agreement and shall be subject to Sections 9.5 through 9.10 of the Separation Agreement.

ARTICLE VI

FORCE MAJEURE

Section 6.1 General . If Ensign (or any member of the Ensign Group) is prevented from or delayed in complying, in whole or in part, with any of the terms or provisions of this Agreement by reason of fire, flood, storm, earthquake, strike, walkout, lockout or other labor trouble or shortage, delays by unaffiliated suppliers or carriers, shortages of fuel, power, raw materials or components, equipment failure, any law, order, proclamation, regulation,

 

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ordinance, demand, seizure or requirement of any Governmental Authority, riot, civil commotion, war, rebellion, act of terrorism, nuclear or other accident, explosion, casualty, pandemic, act of God, or act, omission or delay in acting by any Governmental Authority or by CareTrust (or any member of the CareTrust Group) or any other cause, whether or not of a class or kind listed in this sentence, which is beyond the reasonable control of Ensign (or any other applicable member of the Ensign Group), then upon notice to CareTrust pursuant to Section 6.2, the affected provisions and/or other requirements of this Agreement shall be suspended during the period of such disability and, unless otherwise set forth herein to the contrary, Ensign (and any applicable member of the Ensign Group) shall have no liability to CareTrust (or any member of the CareTrust Group) in connection therewith.

Section 6.2 Notice . Upon becoming aware of a disability causing a delay in the performance or preventing performance of any Services to be provided by Ensign (or another member of the Ensign Group) under this Agreement, Ensign shall promptly notify CareTrust in writing of the existence of such disability and the anticipated duration of the disability.

Section 6.3 Subcontractors; Fees . CareTrust shall have the right, but not the obligation, to hire or engage one or more subcontractors to perform the Services affected by the disability for the duration of the period during which such disability delays or prevents the performance of such Services by Ensign, it being agreed that the fees paid or payable under this Agreement with respect to the Services affected by the disability shall be reduced (or refunded, if applicable) on a dollar-for-dollar basis for all amounts paid by CareTrust to such subcontractors; provided that Ensign shall not be responsible for the amount of fees charged by any such subcontractors to perform such Services to the extent they exceed the fees payable under this Agreement for such Services.

Section 6.4 Limitations . Each Party shall use its commercially reasonable efforts to promptly remove any disability under Section 6.1 as soon as possible; provided that nothing in this Article VI will be construed to require the settlement of any lawsuit or other legal proceeding, strike, walkout, lockout or other labor dispute on terms which, in the reasonable judgment of the affected Party, are contrary to its interest. It is understood that the settlement of a lawsuit or other legal proceeding, strike, walkout, lockout or other labor dispute will be entirely within the discretion of the affected Party.

ARTICLE VII

TERM AND TERMINATION

Section 7.1 Term and Termination of Services .

(a) Subject to Section 7.1(c) and except as otherwise set forth in Exhibit A , each of the Services shall be provided for the term specified in Section 7.1(b); provided that CareTrust shall have the right to terminate one or more of the Services that it receives under this Agreement at the end of a designated month by giving Ensign at least thirty (30) calendar days’ prior written notice of such termination. Except as otherwise agreed, each category of Services may only be terminated as a whole, and partial termination of any Services shall not be permitted without the prior approval of Ensign, such approval not to be unreasonably

 

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withheld or delayed. The Parties shall cooperate with each other in good faith in their efforts to reasonably effect early termination of Services, including, where applicable, partial termination, and to agree in good faith upon appropriate reduction of the charges hereunder in connection with such early termination.

(b) Except as set otherwise forth in Exhibit A , the provision of Services under this Agreement shall terminate upon the earlier of (a) the cessation of all Services pursuant to Section 7.1(a), or (b) the first anniversary of the Effective Time; provided that CareTrust shall have the one-time right to extend the provision of Services under this Agreement until the second anniversary of the Effective Time by providing Ensign with written notice thereof at least sixty (60) calendar days prior to the first anniversary of the Effective Time. This Agreement, except for Section 2.1 and Section 2.2, shall survive the termination of Services, and any such termination shall not affect any payment obligation for Services rendered prior to termination.

(c) Notwithstanding the foregoing: (i) the Parties may terminate the provision of Services under this Agreement by mutual written consent and (ii) the Parties each reserve the right to immediately terminate the provision of Services under this Agreement by written notice to the other Party in the event that such other Party shall have (A) applied for or consented to the appointment of a receiver, trustee or liquidator; (B) admitted in writing an inability to pay debts as they mature; (C) made a general assignment for the benefit of creditors; or (D) filed a voluntary petition, or have filed against it a petition, for an order of relief under the Bankruptcy Code.

Section 7.2 Effect of Termination .

(a) Termination or expiration of Services under this Agreement shall not release a Party from any liability or obligation which already has accrued as of the effective date of such termination or expiration, and shall not constitute a waiver or release of, or otherwise be deemed to adversely affect, any rights, remedies or claims, which a Party may have hereunder at law, equity or otherwise or which may arise out of or in connection with such termination or expiration.

(b) As promptly as practicable following termination of any Service, and the payment by CareTrust of all amounts owing hereunder, Ensign shall return all reasonably available material, inventory and other property of the CareTrust Group held by the Ensign Group and shall deliver copies of all of the CareTrust Group’s records maintained by the Ensign Group with regard to such Service in Ensign’s standard format and media. Ensign shall deliver such property and records to such location or locations as reasonably requested by CareTrust. Arrangements for shipping, including the cost of freight and insurance, and the reasonable cost of packing incurred by Ensign shall be borne by CareTrust.

 

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ARTICLE VIII

CONFIDENTIALITY

Section 8.1 Confidentiality . Each Party agrees that the specific terms and conditions of this Agreement and any information conveyed or otherwise received by or on behalf of a Party in conjunction herewith shall be Confidential Information subject to the confidentiality provisions (and exceptions thereto) set forth in Section 8.7 of the Separation Agreement.

Section 8.2 System Security .

(a) If Ensign (or a member of the Ensign Group) is given access to the computer systems or software (collectively, “ Systems ”) of CareTrust (or a member of the CareTrust Group) in connection with the provision of any Services, Ensign shall comply (or cause such member of the Ensign Group to comply) with all of the system security policies, procedures and requirements (collectively, “ Security Regulations ”) of CareTrust (or such member of the CareTrust Group), and shall not (or shall cause such member the Ensign Group not to) tamper with, compromise or circumvent any security or audit measures employed by CareTrust (or such member of the CareTrust Group). Ensign shall (or shall cause such member of the Ensign Group to) access and use only those Systems of CareTrust (or such member of the CareTrust Group) for which it has been granted the right to access and use.

(b) Ensign shall use commercially reasonable efforts to ensure that only those of its personnel (or the personnel of such member of the Ensign Group) who are specifically authorized to have access to the Systems of CareTrust (or such member of the CareTrust Group) gain such access, and use commercially reasonable efforts to prevent unauthorized access, use, destruction, alteration or loss of information contained therein, including notifying its personnel (or the personnel of such member of its Group) of the restrictions set forth in this Agreement and of the Security Regulations.

ARTICLE IX

MISCELLANEOUS

Section 9.1 Further Assurances . Subject to the limitations or other provisions of this Agreement, (a) each Party shall, and shall cause the other members of its Group to, use commercially reasonable efforts (subject to, and in accordance with applicable Law) to take promptly, or cause to be taken promptly, all actions, and to do promptly, or cause to be done promptly, and to assist and cooperate with the other Party in doing, all things reasonably necessary, proper or advisable to carry out the intent and purposes of this Agreement, including using commercially reasonable efforts to perform all covenants and agreements herein applicable to such Party or any member of its Group and (b) neither Party will, nor will either Party allow any other member of its Group to, without the prior written consent of the other Party, take any action which would reasonably be expected to prevent or materially impede, interfere with or delay the provision of any Services hereunder during the Term. Without limiting the generality of the foregoing, where the cooperation of third parties would be necessary in order for a Party to completely fulfill its obligations under this Agreement, such Party shall use commercially reasonable efforts to cause such third parties to provide such cooperation.

 

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Section 9.2 Amendments and Waivers .

(a) Subject to Section 11.1 of the Separation Agreement and Section 2.2 of this Agreement, this Agreement may not be amended except by an agreement in writing signed by both Parties.

(b) Any term or provision of this Agreement may be waived, or the time for its performance may be extended, by the Party entitled to the benefit thereof and any such waiver shall be validly and sufficiently given for the purposes of this Agreement if it is in writing signed by an authorized representative of such Party. No delay or failure in exercising any right, power or remedy hereunder shall affect or operate as a waiver thereof; nor shall any single or partial exercise thereof or any abandonment or discontinuance of steps to enforce such a right, power or remedy preclude any further exercise thereof or of any other right, power or remedy. The rights and remedies hereunder are cumulative and not exclusive of any rights or remedies that either Party would otherwise have.

Section 9.3 Entire Agreement . This Agreement, the Separation Agreement, the other Ancillary Agreements, and the Exhibits and Schedules referenced herein and therein and attached hereto or thereto, constitute the entire agreement and understanding between the Parties with respect to the subject matter hereof and supersede all prior negotiations, agreements, commitments, writings, courses of dealing and understandings with respect to the subject matter hereof.

Section 9.4 Third-Party Beneficiaries . Except as provided in Article V relating to CareTrust Indemnitees, this Agreement is solely for the benefit of the Parties and shall not be deemed to confer upon third parties any remedy, claim, liability, reimbursement, cause of action or other right in excess of those existing without reference to this Agreement.

Section 9.5 Notices . All notices, requests, permissions, waivers and other communications hereunder shall be provided in accordance with the provisions of Section 12.8 of the Separation Agreement.

Section 9.6 Counterparts; Electronic Delivery . This Agreement may be executed in multiple counterparts, each of which when executed shall be deemed to be an original, but all of which together shall constitute one and the same agreement. Execution and delivery of this Agreement or any other documents pursuant to this Agreement by facsimile or other electronic means shall be deemed to be, and shall have the same legal effect as, execution by an original signature and delivery in person.

Section 9.7 Severability . If any term or other provision of this Agreement or the Exhibits attached hereto is determined by a nonappealable decision by a court, administrative agency or arbitrator to be invalid, illegal or incapable of being enforced by any rule of law or public policy, all other conditions and provisions of this Agreement shall nevertheless remain in full force and effect so long as the economic or legal substance of the transactions contemplated hereby is not affected in any manner materially adverse to either Party. Upon such determination

 

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that any term or other provision is invalid, illegal or incapable of being enforced, the court, administrative agency or arbitrator shall interpret this Agreement so as to effect the original intent of the Parties as closely as possible in an acceptable manner to the end that transactions contemplated hereby are fulfilled to the fullest extent possible. If any sentence in this Agreement is so broad as to be unenforceable, the provision shall be interpreted to be only so broad as is enforceable.

Section 9.8 Assignability; Binding Effect . The rights and obligations of each Party under this Agreement shall not be assignable, in whole or in part, directly or indirectly, whether by operation of law or otherwise, by such Party without the prior written consent of the other Party (such consent not to be unreasonably withheld, conditioned or delayed) and any attempt to assign any rights or obligations under this Agreement without such consent shall be null and void. Notwithstanding the foregoing, either Party may assign its rights and obligations under this Agreement to any of their respective Affiliates provided that no such assignment shall release such assigning Party from any liability or obligation under this Agreement. This Agreement shall be binding upon and inure to the benefit of the Parties and their successors and permitted assigns.

Section 9.9 Governing Law . This Agreement shall be governed by, and construed and enforced in accordance with, the substantive laws of the State of Delaware, without regard to any conflicts of law provisions thereof that would result in the application of the laws of any other jurisdiction.

Section 9.10 Construction . This Agreement shall be construed as if jointly drafted by the Parties and no rule of construction or strict interpretation shall be applied against either Party. The Parties represent that this Agreement is entered into with full consideration of any and all rights which the Parties may have. The Parties have relied upon their own knowledge and judgment. The Parties have had access to independent legal advice, have conducted such investigations they thought appropriate, and have consulted with such other independent advisors as they deemed appropriate regarding this Agreement and their rights and asserted rights in connection therewith. The Parties are not relying upon any representations or statements made by the other Party, or such other Party’s employees, agents, representatives or attorneys, regarding this Agreement, except to the extent such representations are expressly set forth or incorporated in this Agreement. The Parties are not relying upon a legal duty, if one exists, on the part of the other Party (or such other Party’s employees, agents, representatives or attorneys) to disclose any information in connection with the execution of this Agreement or its preparation, it being expressly understood that neither Party shall ever assert any failure to disclose information on the part of the other Party as a ground for challenging this Agreement.

Section 9.11 Performance . Each Party shall cause to be performed, and hereby guarantees the performance of, all actions, agreements and obligations set forth herein to be performed by any Subsidiary or Affiliate of such Party.

Section 9.12 Title and Headings . Titles and headings to Sections and Articles are inserted for the convenience of reference only and are not intended to be a part of or to affect the meaning or interpretation of this Agreement.

 

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Section 9.13 Exhibits . Exhibit A attached hereto is incorporated herein by reference and shall be construed with and as an integral part of this Agreement to the same extent as if the same had been set forth verbatim herein.

Section 9.14 Effective Time . This Agreement shall be effective as of 11:59 p.m. (Pacific time) on May 31, 2014.

[ Signature Page Follows ]

 

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IN WITNESS WHEREOF, the Parties have caused this Agreement to be executed by their respective officers as of the date first set forth above.

 

THE ENSIGN GROUP, INC.
By:   /s/ Christopher R. Christensen
  Name:  Christopher R. Christensen
  Title:    President and Chief Executive Officer

 

CARETRUST REIT, INC.
By:   /s/ Gregory K. Stapley
  Name:  Gregory K. Stapley
  Title:    President and Chief Executive Officer


EXHIBIT A

ENSIGN TRANSITIONAL SERVICES

Ensign agrees to provide (or to cause another applicable member of the Ensign Group to provide) to CareTrust (or another applicable member of the CareTrust Group), upon request and within a reasonable time, the following transitional period services (the “Services”). Ensign shall be entitled to receive reimbursement from CareTrust for such Services as set forth below.

Services

 

1. Human Resource Services .

 

  a. Standard Services . The human resource services to be provided by Ensign to CareTrust (the “ HR Services ”) will consist primarily of supporting the transition of CareTrust employees to CareTrust’s contracted Professional Employer Organization (“ PEO ”). Such transition of responsibilities would include, for example and not by way of limitation, supporting employee transition management tasks, providing records and information relative to current and historical employee benefits, payroll and workers’ compensation, recruiting, risk/safety management, training and development. All employee files and records of continuing CareTrust employees will be transferred to CareTrust on the effective date of this Agreement.

 

  b. Special Requirements . The planned provision of the HR Services is based on current facts and circumstances and what Ensign and CareTrust know about CareTrust’s continuing employees, programs and policies today, and the planned transition to the PEO in the future. Any changes or modifications such as (but not limited to) new pay programs, designs, benefits, acquisitions, dispositions, collectively bargained changes, and changes to eligible compensation that are implemented should be communicated to Ensign’s Human Resources Department as soon as possible (and in advance if possible).

 

  c. Term . From the Effective Time to the date that CareTrust files its Quarterly Report on Form 10-Q with respect to the quarter ended September 30, 2014.

 

2. Accounting Services .

 

  a. Standard Services . The accounting services to be provided by Ensign to CareTrust are as follows:

 

  i. Provide accounting for the three independent living facilities that CareTrust will retain in the Spin-Off until such time these locations convert to CareTrust’s systems.

 

  ii. Certain reconciliations, subledger maintenance procedures related to the fixed asset accounting function until such time the tracking of assets is converted to CareTrust systems.

 

  iii. Processing and maintenance accounts payable function until such time the conversion of CareTrust’s new accounting system is complete.

 

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  b. Conversion Support . Ensign personnel will provide a reasonable level of assistance to CareTrust, and will facilitate the support of third-party software providers, as reasonably required during the conversion to standalone CareTrust financial systems. During this financial systems conversion process, CareTrust will have access to CareTrust data in all accounting and related modules, including, but not limited to, accounts receivable; accounts payable; and fixed assets.

 

  c. Term . From the Effective Time to the date that CareTrust files its Quarterly Report on Form 10-Q with respect to the quarter ended September 30, 2014.

 

3. Legal & Compliance Services .

 

  a. Legal Services . Ensign will provide information, required documentation and support in the event of any litigation. Support for litigation arising from or in connection with events that occurred prior to the Effective Time shall be covered by the indemnification provisions of the Separation Agreement and not by this Agreement. Ensign will also provide access to historical documentation, books and records needed to prosecute, defend or avoid litigation, defaults or other adverse events, upon request.

 

  b. Compliance Services . Ensign’s Chief Compliance Officer shall serve as CareTrust’s Chief Compliance Officer. Ensign shall provide CareTrust with full access to its compliance and training programs and systems to the extent necessary for CareTrust to comply with the terms and conditions of Ensign’s Corporate Integrity Agreement (“ CIA ”), for so long as, and notwithstanding anything in this Agreement to the contrary, CareTrust remains subject to the CIA, unless such service is earlier terminated by CareTrust. Ensign shall provide periodic reports regarding CareTrust employees relative to compliance testing and reporting obligations, and shall include CareTrust’s compliance statistics in its regular reports to the government and its agents so as to timely fulfill CareTrust’s reporting requirements.

 

4. Information Systems Services .

 

  a. Standard Services . The information systems services (“ IS Services ”) to be provided by Ensign to CareTrust will consist primarily of:

 

  i. Coordinating with the third-party vendor, which will maintain and administer CareTrust’s computer and data storage systems, office and mobile telephones, email and other technology tools and resources, and providing technical support therefor while CareTrust and its personnel and systems remain housed, in whole or part, in the Ensign offices;

 

  ii. Coordinating with the third-party vendor, which will assist in the orderly procurement, setup and installation of network equipment, communication lines, Internet connectivity, computers, servers, peripherals, phones, copiers and other technology equipment and systems for CareTrust’s new offices;

 

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  iii. Coordinating with the third party vendor to setup of CareTrust’s new information technology (“ IT ”) network and systems and the transitioning of all CareTrust IT data to the new IT network, including supporting the following: systems administration, network administration, application support, email, and electronic records maintenance.

 

  b. Special Requirements . Ensign and CareTrust have agreed to the following special requirements concerning the IS Services:

 

  i. Ensign will provide access to historical data relating to acquisition and improvement of the properties comprising CareTrust’s initial portfolio through data extracts.

 

  ii. Notwithstanding anything herein to the contrary, Ensign will maintain the email addresses “ gstapley@ensigngroup.net ” and “ dsedgwick@ensigngroup.net ” and “ wwagner@ensigngroup.net ” and agrees to automatically forward all emails received to CareTrust for one (1) year from the Effective Time. In the event Ensign ever wishes to abandon the ensigngroup.net domain it will instead assign such domain to CareTrust.

 

5. Office Facilities . Ensign shall continue to make available office space in its Service Center offices at 27101 Puerta Real, Suite 400, Mission Viejo, CA for employees and visitors of CareTrust. Such space shall include Internet and phone service and support, regular receptionist services (e.g., answering phones), use of office networks, copiers, peripherals and systems, and the use of conference and meeting rooms on a reasonably available basis.

Fees and Expenses

 

1. Services . CareTrust shall reimburse Ensign for the Services based on time spent by Ensign employees on such services at each such employee’s Adjusted Hourly Rate.

 

2. Expenses . Any expenses related to the rendition of the Services, including without limitation costs billed to Ensign by its regular third-party providers whose assistance may be required to the render the Services, will be billed to CareTrust and reimbursed at cost.

 

3. Office Facilities . CareTrust shall reimburse Ensign for its pro rata share of the office space it uses during its continued occupancy.

 

4. Billing . Ensign will provide CareTrust with an itemized invoice for all Services rendered on a monthly basis.

 

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Exhibit 10.5

TAX MATTERS AGREEMENT

This TAX MATTERS AGREEMENT is dated as of May 30, 2014, by and among THE ENSIGN GROUP, INC., a Delaware corporation (“Ensign”), by and on behalf of itself and each Affiliate of Ensign (as determined after the Distribution), and CARETRUST REIT, INC., a Maryland corporation and currently a direct, wholly owned subsidiary of Ensign (“PropCo”), by and on behalf of itself and each Affiliate of PropCo (as determined after the Distribution). Capitalized terms used herein and not otherwise defined shall have the meanings ascribed to such terms in the Separation and Distribution Agreement.

RECITALS

WHEREAS, Ensign is the common parent of an affiliated group whose includible corporations join in the filing of a consolidated U.S. federal income Tax Return (the “Ensign Consolidated Group”);

WHEREAS, as of the date of this Agreement, PropCo is a wholly owned subsidiary of Ensign and a member of the Ensign Consolidated Group;

WHEREAS, the board of directors of Ensign has determined that it is advisable and in the best interests of Ensign and its stockholders to reorganize the assets and liabilities of Ensign into two companies: (i) Ensign which, following consummation of the transactions contemplated by the Separation Agreement, will own and conduct the Ensign Business; and (ii) PropCo which, following consummation of the transactions contemplated by the Separation Agreement, will own and conduct the CareTrust Business;

WHEREAS, promptly after the Effective Time, Ensign will distribute all of the issued and outstanding shares of PropCo to the holders of Ensign common stock pursuant to the Distribution;

WHEREAS, it is the intention of the Parties that the Contribution and the Distribution qualify as a reorganization within the meaning of Sections 368(a)(1)(D) and 355 of the Code;

WHEREAS, in contemplation of the Reorganization and the Distribution, Ensign and PropCo desire to set forth their agreement as to the rights and obligations of Ensign, PropCo, and their respective Affiliates with respect to the responsibility, handling and allocation of federal, state and local Taxes, and various other Tax matters.

NOW, THEREFORE, in consideration of the foregoing and the terms, conditions, covenants, and provisions of this Agreement, Ensign, PropCo, and their respective Affiliates (as determined after the Distribution) mutually covenant and agree as follows:

ARTICLE I. DEFINITIONS

“Adjustment” means an adjustment of any item of income, gain, loss, deduction, credit or any other item affecting Taxes of a taxpayer pursuant to a Final Determination.

“Affiliate” means any corporation, partnership, limited liability company, or other entity directly or indirectly Controlled by the entity in question.

 

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“After Tax Amount” means any additional amount necessary to reflect (through a gross-up mechanism) the hypothetical Tax consequences of the receipt or accrual of any payment required to be made under this Agreement (including payment of an additional amount or amounts hereunder and the effect of the deductions available for interest paid or accrued and for Taxes such as state and local income Taxes), determined by using the highest marginal corporate Tax rate (or rates, in the case of an item that affects more than one Tax) for the relevant taxable period (or portion thereof).

“Agreement” means this Tax Matters Agreement, including any schedules, exhibits, and appendices attached hereto.

“Benefited Party” has the meaning prescribed in Section 2.05(c).

“Code” means the Internal Revenue Code of 1986, as amended.

“Contribution” means the contribution by Ensign of the assets described in Article II of the Separation and Distribution Agreement to PropCo in exchange for (i) the assumption or incurrence, as applicable, by PropCo and certain of its Subsidiaries of the PropCo Liabilities, (ii) the issuance by PropCo to Ensign or its Subsidiaries of shares of PropCo Common Stock, and (iii) the distribution by PropCo, directly or indirectly, to Ensign of the PropCo Cash Payment, all as more fully described in the Separation and Distribution Agreement and the Ancillary Agreements.

“Control” means the ownership of stock or other securities possessing at least 50 percent of the total combined voting power of all classes of securities entitled to vote.

“Deferred Tax Assets” means, as of a given date, the amount of deferred Tax benefits that would be recognized as assets on a business enterprise’s balance sheet computed in accordance with GAAP.

“Deferred Tax Liabilities” means, as of a given date, the amount of deferred Tax liabilities that would be recognized as liabilities on a business enterprise’s balance sheet computed in accordance with GAAP.

“Deferred Taxes” means, as of a given date, the amount of Deferred Tax Assets, less the amount of Deferred Tax Liabilities.

“Effective Time” means 11:59 p.m. (Pacific time) on May 31, 2014.

“Ensign Consolidated Group” has the meaning set forth in the recitals.

“Ensign Group” means all entities that are Affiliates of Ensign immediately after the Distribution, and entities that become Affiliates thereafter.

“Ensign Representation Letter” means an officer’s certificate in which certain representations, warranties and covenants are made on behalf of Ensign and its Affiliates in connection with the issuance of the Tax Opinions or Tax Ruling.

 

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“Equity Award” means employee restricted stock, employee stock options, or deferred compensation granted, awarded or otherwise paid to a service provider by Ensign or a member of the PropCo Group, as the case may be.

“FIN 48” means Financial Accounting Standard Board Interpretation Number 48: Accounting for Uncertainty in Income Taxes.

“Final Determination” shall mean the final resolution of liability for any Tax for a taxable period, including any related interest, penalties or other additions to tax, (i) by a decision, judgment, decree, or other order by a court of competent jurisdiction, which has become final and unappealable; (ii) by a closing agreement or accepted offer in compromise under Section 7121 or Section 7122 of the Code, or comparable agreements under the laws of other jurisdictions; (iii) by any allowance of a Refund in respect of an overpayment of Tax, but only after the expiration of all periods during which such Refund may be recovered (including by way of offset) by the jurisdiction imposing such Tax; or (iv) by any other final resolution, including by reason of the expiration of the applicable statute of limitations or the execution of a pre-filing agreement with the IRS or other Taxing Authority.

“GAAP” means United States generally accepted accounting principles as in effect at the Effective Time.

“Income Taxes” means any Taxes based upon, measured by, or calculated with respect to: (i) net income or profits or net receipts (including, but not limited to, any capital gains, minimum Tax or any Tax on items of Tax preference, but not including sales, use, real or personal property, or transfer or similar Taxes) or (ii) multiple bases (including corporate or franchise, doing business and occupation taxes) if one or more bases upon which such Tax may be based, measured by, or calculated with respect to, is described in clause (i).

“Indemnified Party” has the meaning prescribed in Section 6.02.

“Indemnifying Party” has the meaning prescribed in Section 6.02.

“IRS” means the United States Internal Revenue Service.

“Liability Issue” has the meaning prescribed in Section 5.03(e).

“Non-Income Taxes” means any Taxes other than Income Taxes.

“Notified Action” has the meaning prescribed in Section 4.03(a).

“Party” means each of Ensign and PropCo.

“Person” has the meaning set forth in the Separation and Distribution Agreement.

“Post-Distribution Period” means any tax year or other taxable period beginning after the Effective Time and, in the case of any Straddle Period, that part of the tax year or other taxable period that begins at the beginning of the day after the date of the Effective Time.

 

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“Pre-Distribution Period” means any tax year or other taxable period that ends at or before the Effective Time and, in the case of any Straddle Period, that part of the tax year or other taxable period through the end of the day of the Effective Time.

“PropCo Group” means PropCo and Affiliates of PropCo immediately after the Distribution, and entities that become Affiliates thereafter.

“PropCo Representation Letter” means an officer’s certificate in which certain representations, warranties, and covenants are made on behalf of PropCo and its Affiliates in connection with the issuance of Tax Opinions or a Tax Ruling.

“Refunds” has the meaning prescribed in Section 2.05(a).

“REIT” has the meaning prescribed in Section 4.02(e).

“Representation Letters” means the Ensign Representation Letter (or Letters) and the PropCo Representation Letter (or Letters).

“Responsible Party” has the meaning prescribed in Section 5.03(a).

“Ruling Documents” means the Ruling Request, the appendices, attachments and exhibits thereto, and any additional or supplemental information submitted to the IRS in connection with the Ruling Request and the Tax Ruling.

“Ruling Request” means the private letter ruling request filed by Ensign with the IRS dated August 22, 2013, pertaining to certain Tax aspects of the Reorganization and the Distribution, and any supplemental submissions related thereto.

“Separation and Distribution Agreement” means the Separation and Distribution Agreement, dated as of May 23, 2014, by and between Ensign and PropCo.

“Separation Taxes” means any federal, state, and local Income Tax imposed on or assessed against Ensign or the Ensign Consolidated Group in connection with the Contribution and Distribution that would not have occurred had the Contribution and Distribution not occurred.

“Straddle Period” means any taxable period beginning on or before the Effective Time and ending after the Effective Time.

“Tax” and “Taxes” means any income, gross income, gross receipts, profits, capital stock, franchise, withholding, payroll, social security, workers’ compensation, unemployment, disability, property, ad valorem, value added, stamp, excise, severance, occupation, service, sales, use, license, lease, transfer, import, export, alternative minimum, estimated or other tax (including any fee, assessment, or other charge in the nature of or in lieu of any tax), imposed by any governmental entity or political subdivision thereof, and any interest, penalty, additions to tax, or additional amounts in respect of the foregoing.

 

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“Tax Attributes” means net operating losses, capital losses, investment tax credit carryovers, earnings and profits, foreign tax credit carryovers, overall foreign losses, previously taxed income, separate limitation losses, deductions, credits or other comparable items, and assets basis, that could affect a Tax liability for a past or future taxable period.

“Taxing Authority” means any national, municipal, governmental, state, federal or other body, or any quasi-governmental or private body, having jurisdiction over the assessment, determination, collection or imposition of any Tax (including the IRS).

“Tax Controversy” has the meaning prescribed in Section 5.01(a).

“Tax Detriment” means, without double counting, the sum of (i) the amount of the increase in the Tax liability of an entity (or of the consolidated or combined group of which it is a member), whether temporary or permanent, for any taxable period that arises, or may arise in the future, as a result of any adjustment to, or addition or deletion of, a Tax Item in the computation of the Tax liability of the entity (or the consolidated or combined group of which it is a member), and (ii) the amount by which the entity’s (or consolidated or combined group of which it is a member) Deferred Taxes are increased as a result of such adjustment, addition, or deletion.

“Tax-Free Status of the Transactions” means the tax-free treatment accorded to certain of the Transactions as set forth in the Tax Ruling and the Tax Opinions.

“Tax Item” means any item of income, gain, loss, deduction, credit, recapture of credit, or any other item (including the basis or adjusted basis of property) which increases or decreases Income Taxes paid or payable in any taxable period.

“Tax Opinions” means the opinions rendered by Skadden, Arps, Slate, Meagher & Flom LLP and KPMG LLP, respectively, with respect to certain Tax aspects of the Distribution.

“Tax Proceeding” means any audit, assessment of Taxes, pre-filing agreement, other examination by any Taxing Authority, proceeding, appeal of a proceeding or litigation relating to Taxes, whether administrative or judicial, including proceedings relating to competent authority determinations.

“Tax Return” means any return, filing, questionnaire or other document required to be filed, including requests for extensions of time, filings made with estimated Tax payments, claims for Refund or amended returns, that may be filed for any taxable period with any Taxing Authority in connection with any Tax or Taxes (whether or not a payment is required to be made with respect to such filing).

“Tax Ruling” means the IRS private letter ruling issued to Ensign on February 12, 2014 in connection with the Ruling Request.

“Treasury Regulations” means the final and temporary (but not proposed) income tax regulations promulgated under the Code, as such regulations may be amended from time to time (including corresponding provisions of succeeding regulations).

 

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“Unqualified Tax Opinion” means a “will” opinion, without substantive qualifications, of a nationally recognized law or accounting firm, which firm is reasonably acceptable to Ensign, to the effect that a transaction will not affect the Tax-Free Status of the Transactions.

ARTICLE II. RESPONSIBILITY FOR TAXES

2.01 Responsibility and Indemnification for Taxes.

(a) From and after the Effective Time, without duplication, each of Ensign and PropCo shall be responsible for, and shall pay its respective share of the liability for Taxes of Ensign, PropCo, and their respective Affiliates, as provided in this Agreement. Ensign and its Affiliates shall indemnify and hold harmless PropCo and its Affiliates from and against any Taxes for which Ensign is responsible pursuant to this Agreement, and PropCo and its Affiliates shall indemnify and hold harmless Ensign and its Affiliates from and against any Taxes for which PropCo is responsible pursuant to this Agreement.

(b) For the avoidance of doubt, all references to Taxes or Tax liabilities in this Agreement refer to the actual amounts of Taxes paid or due and do not apply to items or adjustments to items shown solely on a Party’s balance sheet or other financial statement. There shall be no adjustments, payments, or obligations among the Parties made pursuant to this agreement for any gains or losses with respect to amounts shown on a Party’s balance sheet or other financial statements and not specifically allocated herein, including but not limited to FIN 48 reserves, Deferred Tax Assets, Deferred Tax Liabilities, and other Tax accounting entries.

(c) Payments to Taxing Authorities and between the Parties, as the case may be, shall be made in accordance with the provisions of this Agreement.

2.02 Indemnification.

(a) Generally .

(i) Ensign . Except as set forth in Sections 2.02(a)(ii) and 2.02(b), Ensign shall be responsible for and shall indemnify and hold PropCo and its Affiliates harmless from and against

(A) all Tax liability imposed on members of the Ensign Group or the PropCo Group for all Pre-Distribution Periods, and

(B) all Tax liability imposed on members of the Ensign Group for all Post-Distribution Periods.

(ii) PropCo . Except as set forth in Sections 2.02(a)(i) and 2.02(b), PropCo shall be responsible for and shall indemnify and hold Ensign and its Affiliates harmless from and against

(A) all Tax liability imposed on members of the PropCo Group for all Post-Distribution Periods, and

 

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(B) Subject to Section 2.03, the responsibility for any Tax incurred in a Straddle Period by any member of the PropCo Group shall be allocated between the Pre-Distribution Period and the Post-Distribution Period as if such member closed its financial accounting records as of the Effective Time and determined the Tax attributable to the Pre-Distribution Period by applying the method of tax accounting that has historically been used for the business of such member.

(b) Separation Taxes .

(i) Ensign . Ensign shall be responsible for and shall indemnify and hold PropCo and its Affiliates harmless from and against

(A) 50% of all Separation Taxes not due to any act, failure to act, or omission identified in this subsection (b) on the part of any member of the PropCo Group or the Ensign Group, or any Separation Tax liability arising out of or in connection with the accuracy of any description of events, facts, or circumstances at or prior to the Effective Time as contained in or made in connection with the Ruling Request, the Ruling Documents, the Tax Ruling, the Tax Opinions, or other Ancillary Agreements, including any misrepresentation or omission by Ensign or PropCo contained in any such document with respect to any period prior to the Distribution, but excluding in each case for this purpose any statement concerning a Party’s plan or intention with respect to actions or operations after the Effective Time,

(B) 100% of all Separation Taxes arising out of, based upon, or relating or attributable to any breach by Ensign of any representation, warranty, covenant, or obligation contained in this Agreement, any other Ancillary Agreement, the Ruling Request, the Ruling Documents, the Tax Opinions, any Ensign Representation Letter, or otherwise made by Ensign in connection with the Distribution, but excluding for this purpose the breach of any representations (including those described in Section 4.01(b)(i)) not concerning a Party’s plan or intention with respect to actions or operations after the Effective Time, and

(C) 100% of all Separation Taxes arising from any event following the Distribution involving the stock or assets of Ensign or any of its Affiliates which causes the Distribution to be a Taxable event to Ensign as a result of the application of Section 355(e) of the Code or a similar provision of state or local Tax law.

(ii) PropCo . PropCo shall be responsible for and shall indemnify and hold Ensign and its Affiliates harmless from and against

(A) 50% of any Separation Taxes that are not due to any act, failure to act, or omission identified in this subsection (b) on the part of any member of the PropCo Group or the Ensign Group, or any Separation Tax liability arising out of or in connection with the accuracy of any description of events, facts, or circumstances at or prior to the Effective Time as contained in or made in connection with the Ruling Request, the Ruling Documents, the Tax Ruling, the Tax Opinions, or other Ancillary Agreements, including any misrepresentation or omission by Ensign or PropCo contained in any such document with respect to any period prior to the Distribution, but excluding in each case for this purpose any statement concerning a Party’s plan or intention with respect to actions or operations after the Effective Time,

 

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(B) 100% of all Separation Taxes arising out of, based upon, or relating or attributable to any breach by PropCo of any representation, warranty, covenant, or obligation contained in this Agreement, any other Ancillary Agreement, the Ruling Request, the Ruling Documents, the Tax Opinions, any PropCo Representation Letter, or otherwise made by PropCo in connection with the Distribution, but excluding for this purpose the breach of any representations (including those described in Section 4.01(a)(i)) not concerning a Party’s plan or intention with respect to actions or operations after the Effective Time, and

(C) 100% of all Separation Taxes arising from any event post-Distribution involving the stock or assets of PropCo or any of its Affiliates which causes the Distribution to be a Taxable event to Ensign as a result of the application of Section 355(e) of the Code or a similar provision of state or local Tax law.

(c) Transfer Taxes . Notwithstanding anything to the contrary herein, all transfer, documentary, sales, use, stamp, registration and other such similar Taxes, and all conveyance fees, recording charges and other fees and charges (including any penalties and interest) incurred in connection with consummation of the transactions contemplated by this Agreement (“Transfer Taxes”) shall be paid by PropCo, and PropCo will file all necessary Tax Returns and other documentation with respect to all such Transfer Taxes, and, if required by applicable law, Ensign will, and will cause its Affiliates to, join in the execution of any such Tax Returns and other documentation; provided, however, if the Ensign fails to join in the execution of any such Tax Returns and other documentation then PropCo shall be authorized to execute such Tax Returns and other documentation on behalf of Ensign.

2.03 Allocation of Certain Income Taxes and Income Tax Items.

(a) If Ensign, PropCo, or any of their respective Affiliates is permitted but not required under applicable federal, state, or local Tax laws to treat the date of the Effective Time as the last day of a taxable period, then, in accordance with Section 2.02(a)(ii)(B), the parties shall treat such day as the last day of a taxable period under such applicable Tax law, and shall file any elections necessary or appropriate to such treatment; provided that this Section 2.03(a) shall not be construed to require Ensign or PropCo to change its taxable year.

(b) If applicable Law does not require Ensign, PropCo, or any of their respective Affiliates, as the case may be, to close its taxable year on the date of the Effective Time, then the allocation of income or deductions required to determine any Taxes or other amounts attributable to the portion of the Straddle Period ending on, or beginning after, the Effective Time shall be made by means of a closing of the books and records of the PropCo Group as of the Effective Time; provided that (i) exemptions, allowances, or deductions that are calculated on an annual or periodic basis shall be allocated between such portions in proportion to the number of days in each such portion, and (ii) property Taxes or other Non-Income Taxes that are calculated on an annual or periodic basis and not assessed with respect to a transaction or

 

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series of transactions shall be allocated to the portion of the Straddle Period ending on the Effective Time and the portion of the Straddle Period beginning after the Effective Time in proportion to the number of days in each such portion; provided, however, notwithstanding anything herein to the contrary, Ensign and its Affiliates will remain solely responsible for any and all Taxes for which they are responsible for under any lease of property from PropCo or any of its Affiliates.

(c) Tax Attributes arising in a Pre-Distribution Period shall be allocated to the Ensign Group and PropCo Group in accordance with the Code and Treasury Regulations (and any applicable state, local, and foreign Laws). Ensign and PropCo shall jointly determine the allocation of such Tax Attributes arising in Pre-Distribution Periods as soon as reasonably practicable following the Effective Time, and hereby agree to compute all Taxes for Post-Distribution Periods consistently with that determination unless otherwise required by a Final Determination.

(d) The Parties agree that, in connection with the Distribution, Ensign’s current and accumulated earnings and profits will be allocated between Ensign and PropCo based on their relative fair market values at the time of the Distribution in accordance with Treasury Regulation § 1.312-10.

2.04 Treatment of Equity Awards.

(a) To the extent permitted by law, Ensign (or the appropriate Ensign Affiliate) shall be entitled to and shall claim all federal income Tax deductions or other Tax benefits resulting from the grant of any Equity Awards prior to the Distribution, including with respect to any PropCo Restricted Stock Award (as defined in the Employee Matters Agreement) issued pursuant to Section 5.2(b) of the Employee Matters Agreement between the Parties, entered into as of the date hereof (the “Employee Matters Agreement”) due to an individual holding an Ensign Restricted Stock Award (as defined in the Employee Matters Agreement).

(b) To the extent permitted by law, with respect to Equity Awards granted after the Effective Time, the Party that grants the award shall be entitled to claim any Tax deduction or other benefit resulting from the grant and/or vesting of the award.

(c) If, pursuant to a Final Determination, all or any part of a Tax deduction claimed by Ensign pursuant to Section 2.04(a) is disallowed, then, to the extent permitted by law, PropCo (or the appropriate PropCo Affiliate) shall claim such Tax deduction. If PropCo (or its Affiliate) realizes a Tax benefit from the claiming of such Tax deduction, PropCo shall pay the amount of such Tax benefit to Ensign net of any Tax Detriment suffered by PropCo or its Affiliate in connection therewith.

(d) Ensign shall withhold applicable Taxes and satisfy applicable Tax reporting obligations with respect to the taxation of the Equity Awards referred to in Section 2.04(a). The Party granting the award and claiming the deduction shall withhold applicable Taxes and satisfy applicable Tax reporting obligations with respect to the taxation of the Equity Awards referred to in Section 2.04(b). The Parties to this Agreement shall cooperate so as to permit the party initially claiming such deduction to discharge any applicable Tax withholding and Tax reporting obligations.

 

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2.05 Tax Refunds.

(a) Except as provided in Section 2.04(c), the benefit of any Tax credits, Tax Attributes, and any refund or credit of any overpayment of Taxes or estimated Tax liabilities (“Refunds”), including any corresponding benefit arising out of or related to any Tax liability that is the subject of this Agreement, will remain with the party entitled to the benefit under applicable Tax law, as modified by any applicable audit agreements or past practice of Ensign and its Affiliates. No payments shall be made between the Parties to account for such adjustment.

(b) Except as provided in Section 2.06, Ensign shall be entitled to all Refunds for Taxes for which Ensign is responsible pursuant to Article II, and PropCo shall be entitled to all Refunds for Taxes for which PropCo is responsible pursuant to Article II. A Party receiving a Refund to which the other Party is entitled pursuant to this Agreement shall pay the amount to which such other Party is entitled within ten (10) days after the receipt of the Refund.

(c) In the event of an Adjustment relating to Taxes for which one Party is responsible pursuant to Article II which would have given rise to a Refund but for an offset against the Taxes for which the other Party is or may be responsible pursuant to Article II (the “Benefited Party”), then the Benefited Party shall pay to the other Party, within ten (10) days of the Final Determination of such Adjustment an amount equal to the lesser of (i) the amount of such hypothetical Refund or (ii) the amount of such reduction in the Taxes of the Benefited Party, in each case, plus interest at the rate set forth in Section 6621(a)(1) of the Code on such amount for the period from the filing date of the Tax Return that would have given rise to such Refund to the payment date.

(d) Notwithstanding Section 2.05(a), to the extent that a Party applies or causes to be applied an overpayment of Taxes as a credit toward or a reduction in Taxes otherwise payable (or a Taxing Authority requires such application in lieu of a Refund) and such overpayment of Taxes, if received as a Refund, would have been payable by such Party to the other Party pursuant to this Section 2.05, such Party shall pay such amount to the other Party no later than the due date of the Tax Return for which such overpayment is applied to reduce Taxes otherwise payable.

(e) To the extent that the amount of any Refund under this Section 2.05 or Section 2.06(b), as applicable, is later reduced by a Taxing Authority or in a Tax Proceeding, such reduction shall be allocated to the Party to which such Refund was allocated pursuant to this Section 2.05 or Section 4.02(b), as applicable, and an appropriate adjusting payment shall be made.

2.06 Carrybacks.

(a) The carryback of any loss, credit, or other Tax Attribute from any Post-Distribution Period shall be in accordance with the provisions of the Code and Treasury Regulations (and any applicable state, local, or foreign Laws).

 

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(b) (i) Subject to Section 2.06(c) and (d), in the event that any member of the PropCo Group realizes any loss, credit, or other Tax Attribute in a Post-Distribution Period of such member, such member may elect to carry back such loss, credit, or other Tax Attribute to a Pre-Distribution Period or Straddle Period of Ensign. Ensign shall cooperate with PropCo and such member in seeking from the appropriate Taxing Authority any Refund that reasonably would result from such carryback (including by filing an amended Tax Return) at PropCo’s cost and expense; provided, that Ensign shall not be required to seek such Refund, and PropCo and such member shall not be permitted to seek such Refund, in each case to the extent that such Refund would reasonably be expected to materially adversely impact Ensign (including through an increase in Taxes or a loss or reduction of a Tax Attribute regardless of whether or when such Tax Attribute otherwise would have been used), in each case without the prior written consent of Ensign, which consent shall not be unreasonably withheld or delayed. PropCo (or such member) shall be entitled to any Refund realized by any member of the Ensign Group or the PropCo Group resulting from such carryback.

(ii) Subject to Section 2.06(c) and (d), in the event that any member of the Ensign Group realizes any loss, credit or other Tax Attribute in a Post-Distribution Period of such member, such member may elect to carry back such loss, credit or other Tax Attribute to a Pre-Distribution Period or Straddle Period of such member. PropCo shall cooperate with Ensign and such member in seeking from the appropriate Taxing Authority any Refund that reasonably would result from such carryback (including by filing an amended Tax Return) at Ensign’s cost and expense; provided, that PropCo shall not be required to seek such Refund and Ensign and such member shall not be permitted to seek such Refund, in each case to the extent that such Refund would reasonably be expected to materially adversely impact PropCo (including through an increase in Taxes or a loss or reduction of a Tax Attribute regardless of whether or when such Tax Attribute otherwise would have been used), in each case without the prior written consent of PropCo, which consent shall not be unreasonably withheld or delayed. Ensign (or such member) shall be entitled to any Refund realized by any member of the PropCo Group or the Ensign Group resulting from such carryback.

(c) Except as otherwise provided by applicable Law, if any loss, credit or other Tax Attribute of the Ensign Business and the PropCo Business both would be eligible to be carried back or carried forward to the same Pre-Distribution Period (had such carryback been the only carryback to such taxable period), any Refund resulting therefrom shall be allocated between Ensign and PropCo proportionately based on the relative amounts of the Refunds to which the Ensign Business and the PropCo Business, respectively, would have been entitled had such carryback been the only carryback to such taxable period.

(d) To the extent the amount of any Refund under this Section 2.06 is later reduced by a Taxing Authority or a Tax Proceeding, such reduction shall be allocated to the Party to which such Refund was allocated pursuant to this Section 2.06.

 

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ARTICLE III. TAX RETURNS AND INFORMATION EXCHANGE

3.01 Tax Return Preparation Responsibility; Payment of Taxes Shown Thereon.

(a) Except as provided in Section 3.01(c), Ensign shall prepare and timely file all Tax Returns for Pre-Distribution Periods for Ensign and its Affiliates, including PropCo and its Affiliates, and all Tax Returns for Straddle Periods for all members of the Ensign Group. In connection with each federal, state, and local Tax Return that is required under this Agreement to be filed by Ensign for taxable periods ending in 2014, PropCo shall timely furnish to Ensign Tax information and documents as Ensign may reasonably request.

(b) To the extent that there are separate state or local Tax Returns attributable to a member of the Ensign Group required to be filed by members of the PropCo Group with respect to Pre-Distribution Periods, PropCo and Ensign shall cooperate to ensure that such returns are correctly filed by the party required to file such Tax Returns under applicable law.

(c) PropCo and its Affiliates shall prepare and timely file all Tax Returns for Straddle Periods for all members of the PropCo Group. If Ensign is responsible under Section 2.02(a) for a portion of any Tax reported on a Straddle Period Tax Return for any member of the PropCo Group, PropCo shall provide Ensign with a copy of such Tax Return at least thirty (30) days prior to its due date. Ensign shall notify PropCo of any disagreement within 20 days of Ensign’s receipt of such Tax Return. Any dispute shall be resolved pursuant to the procedures provided by this Agreement.

(d) Subject to the written direction of Ensign, after the date of the Distribution, PropCo shall not file (or allow any PropCo Affiliate to file) any amended Tax Return or refund claim for any Pre-Distribution Periods.

(e) Ensign (and its Affiliates) shall be responsible for remitting payment of any Taxes shown on a Tax Return which Ensign (or any of its Affiliates) is responsible for filing. PropCo (and its Affiliates) shall be responsible for remitting payment of any Taxes shown on a Tax Return which PropCo (or any of its Affiliates) is responsible for filing.

(f) If Ensign remits a Tax payment, but PropCo is responsible pursuant to Article II for all or a portion of the Tax shown on the applicable Tax Return, then PropCo shall timely pay to Ensign that portion of the Tax for which PropCo is responsible. If PropCo remits a Tax payment, but Ensign is responsible pursuant to Article II for all or a portion of the Tax shown on the applicable Tax Return, then Ensign shall timely pay to PropCo that portion of the Tax for which Ensign is responsible. Such payments shall be requested and made in accordance with the notice and payment provisions contained in Article VI. Nothing in this Section 3.01 shall affect the allocation of responsibility for Taxes as set forth in Article II.

3.02 Certain Items Related to Tax Return Preparation.

(a) All Tax Returns relating to a Pre-Distribution Tax Period shall be prepared and filed by the specified party in a manner consistent with past Tax reporting practices of the Ensign Group.

 

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(b) Unless otherwise required by a Taxing Authority, the Parties hereby agree to prepare and file all Tax Returns, and to take all other actions, in a manner consistent with this Agreement, the Separation and Distribution Agreement, the Ancillary Agreements, applicable Law, the Tax Ruling, Ruling Documents, the Ruling Request, the Tax Opinions, and any Representation Letter. All Tax Returns shall be filed on a timely basis (taking into account applicable extensions) by the party responsible for filing such Tax Returns under this Agreement; provided, that if a Tax Return is to be signed by an officer of an entity different from the party responsible for filing such Tax Return, the appropriate Party shall have (or cause its Affiliate to have) the appropriate officer sign such Tax Return promptly after presentation thereof for signature.

(c) Except as otherwise specifically provided for in this Agreement, Ensign shall have the exclusive right, in its reasonable discretion, with respect to any Tax Return for which it is responsible for the filing thereof pursuant to this Agreement, to determine (i) the manner in which such Tax Return shall be prepared and filed, including the accounting methods, positions, conventions and principles of taxation to be used and the manner in which any Tax Item shall be reported; (ii) whether any extensions may be requested; (iii) the election(s) that will be made by Ensign, PropCo, or any of their Affiliates on such Tax Return; (iv) whether any amended Tax Return shall be filed; (v) whether any claim for Refund shall be made; (vi) whether any Refund shall be paid by way of refund or credited against any liability for the related Tax; and (vii) whether to retain outside firms to prepare or review such Tax Returns; provided, that Ensign shall prepare all Tax Returns for which it has filing responsibility, to the extent such Tax Returns reflect activities of the PropCo Group, in a manner consistent with past Tax reporting practices with respect to such activities of the PropCo Group, except as required by law or regulation.

(d) As soon as reasonably practicable following the Effective Time, and in any event within 90 calendar days after filing the federal income Tax Return for the Ensign Consolidated Group for the tax year that includes the Effective Time, Ensign shall notify PropCo of the Tax Attributes associated with PropCo and each of its Affiliates, and the Tax bases of the assets and liabilities transferred to PropCo in connection with the Distribution. Ensign shall advise PropCo with respect to any Final Determination of Tax Adjustments relating to the Ensign Consolidated Group if such Final Determination of Tax Adjustments may affect any Tax Attribute of any member of the PropCo Group after the Effective Time within 90 calendar days after such change is made or there is a Final Determination of such change.

(e) Nothing in this Agreement shall be construed as a guarantee or representation of the existence or amount of any loss, credit, carryforward, basis, or other Tax Item or Tax Attribute, whether past, present, or future, of Ensign, PropCo, or their respective Affiliates.

 

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ARTICLE IV. TAX TREATMENT OF THE DISTRIBUTION

4.01 Representations.

(a) PropCo .

(i) Ruling Documents . PropCo hereby represents and warrants that (i) it has examined the Ruling Documents (including, without limitation, the representations to the extent that they relate to the plans, proposals, intentions, and policies of the PropCo Group), and (ii) to the extent in reference to the PropCo Group, the facts presented and the representations made therein are true, correct, and complete in all material respects.

(ii) Tax-Free Status . PropCo hereby represents and warrants that it has no plan or intention of taking any action, or failing or omitting to take any action, or knows of any circumstance, that could reasonably be expected to (i) cause the Contribution and the Distribution to fail to qualify as a reorganization within the meaning of Sections 368(a)(1)(D) and 355 of the Code or (ii) cause any representation or factual statement made in this Agreement, the Separation and Distribution Agreement, the Ancillary Agreements, the Ruling Request, the Ruling Documents, the Tax Ruling, the Tax Opinions, or any PropCo Representation Letter, as applicable, to be untrue in a manner that would have an adverse effect on the qualification of the Contribution and the Distribution as a reorganization within the meaning of Sections 368(a)(1)(D) and 355 of the Code or the tax treatment described in the Tax Ruling or Tax Opinions of certain aspects of the Reorganization and the Distribution.

(iii) Plan or Series of Related Transactions .

(A) PropCo hereby represents and warrants that, to the knowledge of PropCo and the management of PropCo, neither the Distribution nor any related transactions are part of a plan (or series of related transactions) pursuant to which a Person will acquire stock representing a fifty-percent or greater interest (within the meaning of Sections 355(d) and (e) of the Code) in PropCo or any successor to PropCo.

(B) PropCo has no plan or intention to participate in, facilitate, undertake, or otherwise permit any acquisition of PropCo after the Distribution pursuant to which a direct or indirect acquisition of stock of PropCo would occur, which would result in a direct or indirect acquisition of stock representing a 50 percent or greater interest (within the meaning of Sections 355(d) and 355(e) of the Code) in PropCo or any successor to PropCo.

(C) PropCo and its Affiliates have no plan or intention to redeem, purchase, or otherwise reacquire more than 20% of the capital stock of PropCo in one or more transactions following the Effective Time.

(D) PropCo and its Affiliates have no plan or intention to (i) sell, exchange, distribute, or otherwise dispose of, other than in the ordinary course of business, all or a substantial part of the assets of any of the trades or businesses relied upon in the Tax Ruling or Tax Opinions to satisfy Section 355(b) of the Code; (ii) discontinue or cause to be discontinued the active conduct of any of the trades or businesses relied upon in the Tax Ruling or Tax Opinions to satisfy Section 355(b) of the Code; or (iii) cause the occurrence of any restructuring pursuant to which PropCo ceases to be treated as conducting the trade or businesses relied upon in the Tax Ruling or Tax Opinions to satisfy Section 355(b) of the Code.

 

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(b) Ensign .

(i) Ruling Documents . Ensign hereby represents and warrants that (i) it has examined the Ruling Documents (including, without limitation, the representations to the extent that they relate to the plans, proposals, intentions, and policies of the Ensign Group), and (ii) to the extent in reference to the Ensign Group, the facts presented and the representations made therein are true, correct, and complete in all material respects.

(ii) Tax-Free Status . Ensign hereby represents and warrants that it has no plan or intention of taking any action, or failing or omitting to take any action, or knows of any circumstance, that could reasonably be expected to (i) cause the Contribution and the Distribution to fail to qualify as a reorganization within the meaning of Sections 368(a)(1)(D) and 355 of the Code, or (ii) cause any representation or factual statement made in the Separation and Distribution Agreement, this Agreement, the other Ancillary Agreements, the Ruling Request, the Ruling Documents, the Tax Ruling, the Tax Opinions, or any Ensign Representation Letter, as applicable, to be untrue in a manner that would have an adverse effect on the qualification of the Contribution and the Distribution as a reorganization within the meaning of Sections 368(a)(1)(D) and 355 of the Code or the tax treatment described in the Tax Ruling or Tax Opinions of certain aspects of the Reorganization and the Distribution.

(iii) Plan or Series of Related Transactions .

(A) Ensign hereby represents and warrants that, to the knowledge of Ensign and the management of Ensign, neither the Distribution nor any related transactions are part of a plan (or series of related transactions) pursuant to which a Person will acquire stock representing a fifty-percent or greater interest (within the meaning of Sections 355(d) and (e) of the Code) in Ensign or any successor to Ensign.

(B) Ensign has no plan or intention to participate in, facilitate, undertake or otherwise permit any acquisition of Ensign after the Distribution pursuant to which a direct or indirect acquisition of stock of Ensign would occur, which would result in a direct or indirect acquisition of stock representing a 50 percent or greater interest (within the meaning of Sections 355(d) and 355(e) of the Code) in Ensign or any successor to Ensign.

(C) Ensign and its Affiliates have no plan or intention to redeem, purchase or otherwise acquire more than 20% of Ensign’s capital stock in one or more transactions following the Effective Time.

(D) Ensign and its Affiliates have no plan or intention to (i) sell, exchange, distribute or otherwise dispose of, other than in the ordinary course of business, all or a substantial part of the assets of any of the trades or businesses relied upon in the Tax Ruling or Tax Opinions to satisfy Section 355(b) of the Code; (ii) discontinue or

 

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cause to be discontinued the active conduct of any of the trades or businesses relied upon in the Tax Ruling to satisfy Section 355(b) of the Code, or (iii) cause the occurrence of any restructuring pursuant to which Ensign ceases to be treated as conducting the trade or businesses relied upon in the Tax Ruling or Tax Opinions to satisfy Section 355(b) of the Code.

4.02 Covenants.

(a) The Parties shall not, and shall cause their Affiliates not to, take any action or fail to take any action, where such action or failure would be inconsistent with or have an adverse effect on the qualification of the Contribution and the Distribution as a reorganization within the meaning of Sections 368(a)(1)(D) and 355 of the Code or the tax treatment described in the Tax Ruling or Tax Opinions of certain aspects of the Distribution.

(b) Unless otherwise required by a Taxing Authority or applicable law, the Parties hereby agree to prepare and file all Tax Returns, and to take all other actions, in a manner consistent with past practice.

(c) Unless otherwise required by a Taxing Authority or applicable law, the Parties hereby agree to prepare and file all Tax Returns, and to take all other actions, in a manner consistent with the characterization of the Reorganization and the Distribution as described in the Ruling Request, the Ruling Documents, the Tax Ruling, the Tax Opinions and the Ancillary Agreements.

(d) Actions Consistent with Representations and Covenants .

(i) PropCo shall not, and shall not permit any of its Affiliates to, take any action or fail to take any action, where such action or failure to act would be inconsistent with or cause to be materially untrue any material, information, covenant, or representation in the Separation and Distribution Agreement, this Agreement, the other Ancillary Agreements, the Tax Ruling, the Ruling Request, the Ruling Documents (including, without limitation, the representations to the extent that they relate to the plans, proposals, intentions, and policies of the PropCo Group), the Tax Opinions, or any PropCo Representation Letter.

(ii) Ensign shall not, and shall not permit any of its Affiliates to, take any action or fail to take any action, where such action or failure to act would be inconsistent with or cause to be materially untrue any material, information, covenant, or representation in the Separation and Distribution Agreement, this Agreement, the other Ancillary Agreements, the Tax Ruling, the Ruling Request, the Ruling Documents (including, without limitation, the representations to the extent that they relate to the plans, proposals, intentions, and policies of the Ensign Group), the Tax Opinions, or any Ensign Representation Letter.

(e) The Parties acknowledge that PropCo intends to qualify as a real estate investment trust within the meaning of Section 856 of the Code (a “REIT”) for the tax year ending December 31, 2014 and thereafter. Notwithstanding anything to the contrary in this Agreement, (i) Ensign shall use its best efforts to avoid taking any action and (ii) no action shall

 

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be taken pursuant to this Agreement, in each case, that could reasonably be expected, as determined by Propco, to cause PropCo to fail to qualify as a REIT for any taxable year. In furtherance of the foregoing, notwithstanding anything to the contrary in Section 3.02(d), Ensign shall provide PropCo the amounts and information relating to the Tax Attributes associated with PropCo and each of its Affiliates, including the amount of earnings and profits and the Tax bases of the assets and liabilities transferred to PropCo in connection with the Distribution, to the extent reasonably necessary for PropCo to qualify as a REIT for the tax year ending December 31, 2014.

4.03 Procedures Regarding Opinions and Rulings.

(a) If PropCo notifies Ensign that it desires to take one of the actions described in Section 4.02 (a “Notified Action”), Ensign shall cooperate with PropCo and use its reasonable best efforts to seek to obtain, as expeditiously as possible, a supplemental ruling from the IRS or an Unqualified Tax Opinion for the purpose of permitting PropCo to take the Notified Action unless Ensign shall have waived the requirement to obtain such ruling or opinion. If such a ruling is to be sought, Ensign shall apply for such ruling and Ensign and PropCo shall jointly control the process of obtaining such ruling. In no event shall Ensign be required to file any ruling request under this Section 4.03(a) unless PropCo represents that (i) it has read such ruling request, and (ii) all information and representations, if any, relating to any member of the PropCo Group, contained in such ruling request documents are (subject to any qualifications therein) true, correct, and complete. PropCo shall reimburse Ensign for all reasonable costs and expenses incurred by the Ensign Group in obtaining a ruling or an Unqualified Tax Opinion requested by PropCo within ten (10) days after receiving an invoice from Ensign therefor.

(b) If Ensign requests a supplemental ruling or other guidance: (A) Ensign shall keep PropCo informed in a timely manner of all material actions taken or proposed to be taken by Ensign in connection therewith; (B) Ensign shall (i) reasonably in advance of the submission of any documents relating to the supplemental ruling provide PropCo with a draft thereof, (ii) reasonably consider PropCo’s comments to such draft, (iii) provide PropCo with a final copy of any documents relating to the supplemental ruling, (iv) provide PropCo with notice reasonably in advance of, and PropCo shall have the right to attend, any meetings with the Taxing Authority (subject to the approval of the Taxing Authority) that relate to such supplemental ruling, and (v) provide PropCo with a copy of such supplemental ruling.

4.04 Enforcement. The Parties acknowledge that irreparable harm would occur in the event that any of the provisions of this Article IV were not performed in accordance with their specific terms or were otherwise breached. The Parties agree that, in order to preserve the qualification of the Contribution and the Distribution as a reorganization within the meaning of Sections 368(a)(1)(D) and 355 of the Code, injunctive relief is appropriate to prevent any violation of the foregoing covenants; provided, however, that injunctive relief shall not be the exclusive legal or equitable remedy for any such violation.

 

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ARTICLE V. COOPERATION AND EXCHANGE OF INFORMATION

5.01 Cooperation .

(a) Notwithstanding anything to the contrary in the Separation and Distribution Agreement or the Ancillary Agreements, Ensign and PropCo shall cooperate (and shall cause each of their respective Affiliates to cooperate) fully at such time and to the extent reasonably requested by the other Party in connection with the preparation and filing of any Tax Return or the conduct of any Tax controversy, including any audit, protest, or claim for refund, competent authority proceeding, or litigation in Tax Court or any other court of competent jurisdiction (a “Tax Controversy”) (including providing a power of attorney) concerning any issues or any other matter contemplated under this Agreement or otherwise as reasonably requested by the other Party. Each Party shall make its employees and facilities available on a mutually convenient basis to facilitate such cooperation.

(b) Notwithstanding anything to the contrary in this Agreement, if a Party materially fails to comply with any of its obligations set forth in this Section 5.01, upon reasonable request and notice by the other Party, the non-performing Party shall (i) reimburse the other Party for any internal or incremental costs incurred by such other Party in having its employees or agents view or obtain such material, and (ii) to the extent such failure results in the imposition of additional Taxes, be liable in full for such additional Taxes.

5.02 Retention of Records .

(a) The Parties shall retain and provide to one another on demand books, records, documentation, information, or other materials (including computer data) relating to any Tax Return, or any supplemental information necessary or reasonably helpful to support any position taken therein until the later of (x) the expiration of the applicable statute of limitation (giving effect to any extension, waiver, or mitigation thereof) or (y) in the event any claim has been made under this Agreement for which such information is relevant, the occurrence of a Final Determination with respect to such claim.

(b) If at any time after the Effective Time a Party proposes to destroy materials or information required to be retained pursuant to Section 5.02(a), it shall first notify the other Party in writing and such other Party shall be entitled to receive such materials or information proposed to be destroyed if such materials or information relate to the other Party or any of its Affiliates or any assets held by the other Party’s or any of its Affiliates.

5.03 Contest Provisions .

(a) Except as provided in Sections 5.03(b) and (c) with respect to “reasonable participation,” the Party responsible for Taxes under Article II (the “Responsible Party”) shall, with respect to a Tax Return, have the exclusive right at its own cost, to control, contest and represent the interests of Ensign, PropCo, and their respective Affiliates in any Tax Controversy related to such Tax Return. Subject to Sections 5.03(b) and (c), such right to control shall include the right, in the Responsible Party’s reasonable discretion, to resolve, settle or agree to any deficiency, claim or adjustment proposed, asserted or assessed in connection with or as a result of any such Tax Controversy.

 

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(b) Notwithstanding anything to the contrary in Section 5.03(a), Ensign shall be the Responsible Party with respect to any Tax Controversy that arises with respect to a federal income Tax Return of the Ensign Consolidated Group (including for this purpose, members of the PropCo Group); provided, however, that at the request of Ensign or at PropCo’s option, PropCo shall reasonably participate as described in Section 5.04 in the contest of a Tax Controversy of the Ensign Consolidated Group for the 2014 calendar year.

(c) Notwithstanding anything to the contrary in Section 5.03(a) and (b), PropCo shall be the Responsible Party with respect to any Tax Controversy that arises with respect to a federal income Tax Return of the PropCo Group for calendar year 2014; provided, however, that at the request of PropCo or at Ensign’s option, Ensign shall reasonably participate as described in Section 5.04 in the contest of such Tax Controversy.

(d) Notwithstanding anything to the contrary in Section 5.03(a), with respect to any Straddle Period Tax Return, PropCo shall have the right to control and contest any Tax Controversy related to such Tax Return; provided, however, that at the request of Ensign, Ensign shall reasonably participate as described in Section 5.04 in such Tax Controversy, or at the request of PropCo, Ensign shall actively participate in contesting and defending any such Tax Controversy. PropCo shall not settle, either administratively or after the commencement of litigation, such Tax Controversy without the prior written consent of Ensign, which shall not be unreasonably withheld, conditioned, or delayed. Reasonable documented costs incurred by PropCo shall be paid and borne by the Parties in accordance with their relative share of the reduction of any Tax liabilities (including the avoidance of any increase in Tax liabilities) with respect to any contests described in this Section 5.03(d). If there is no reduction in Tax liabilities (including the avoidance of any increase in tax liabilities) then any costs incurred resulting from any Tax claim with respect to any contests described in this Section 5.03(d) shall be paid and borne by PropCo.

(e) Ensign shall use reasonable efforts to keep PropCo advised as to the status of Tax audits and litigation involving any issue that relates to a Tax of PropCo or any PropCo Affiliate or that could reasonably be expected to give rise to a liability of PropCo or any of its Affiliates under this Agreement, and PropCo shall use reasonable efforts to keep Ensign advised as to the status of Tax audits and litigation involving any issue that relates to a Tax of Ensign or any of its Affiliates or that could reasonably be expected to give rise to a liability of Ensign or any Ensign Affiliate under this Agreement (in each case, a “Liability Issue”). Ensign and PropCo shall promptly furnish to each other copies of any inquiries or requests for information from any Taxing Authority or any other administrative, judicial, or other governmental authority concerning any Liability Issue pertaining to the other party.

5.04 Reasonable Participation.

(a) In the event that the non-controlling party elects or is required to participate in the defense of a Tax Controversy pursuant to Section 5.03(b) or 5.03(c), the Responsible Party shall (i) provide the non-controlling party with notice reasonably in advance of any proceeding relating to such Tax Controversy, and (ii) consult in good faith with the non-controlling party on the resolution of the Tax Controversy and on any written submissions in connection with such Tax Controversy, including providing the non-controlling party with an opportunity to review and provide comments on any written submission.

 

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(b) The non-controlling party shall have the right, at its expense, to be present at, and participate in, any proceeding relating to such Tax Controversy to the extent allowed by law.

(c) The Responsible Party shall not settle, either administratively or after the commencement of litigation, such Tax Controversy without the prior written consent of the non-controlling party, which shall not be unreasonably withheld, conditioned, or delayed. If the non-controlling party withholds, conditions, or delays consent in a manner deemed “unreasonable” by the Responsible Party, Article VII shall govern the determination of unreasonable.

5.05 Information for Shareholders.

(a) Ensign shall provide each shareholder that receives PropCo stock pursuant to the Distribution with the information necessary for such shareholder to comply with the requirements of Section 355 of the Code and the Treasury Regulations thereunder with respect to statements that such shareholders must file with their federal income Tax Returns demonstrating the applicability of Section 355 of the Code to the Distribution.

(b) Ensign shall make available on its website the information required by Section 6045B of the Code with respect to the effect of the Distribution on the basis of Ensign and PropCo stock in the hands of a U.S. taxpayer.

ARTICLE VI. INDEMNITY OBLIGATIONS AND PAYMENTS

6.01 Indemnity Obligations. In addition to the obligations set forth in Article II,

(a) The Ensign Group shall indemnify and hold harmless PropCo and any member of the PropCo Group from and against any liability, cost, or expense, including, without limitation, any fine, penalty, interest, charge, or accountant’s fee, arising out of fraudulent or negligent preparation of any Tax Return or claim for Refund filed by Ensign or an Ensign Affiliate for any period during which PropCo or any member of the PropCo Group was or has been a member of the Ensign Consolidated Group, or arising out of the untimely provision of information required to be provided under this Agreement.

(b) The PropCo Group shall indemnify and hold harmless Ensign and any member of the Ensign Group from and against any liability, cost, or expenses, including, without limitation, any fine, penalty, interest, charge, or accountant’s fee, arising out of fraudulent or negligent information, workpapers, documents, and other items prepared by PropCo or any PropCo Affiliate used in the preparation of any Tax Return or claim for Refund filed by Ensign or any Ensign Affiliate for any period during which PropCo or any PropCo Affiliate was or has been a member of the Ensign Consolidated Group, or arising out of the untimely provision of information required to be provided under this Agreement.

 

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6.02 Notice. A Party making a claim for indemnification under this Agreement (the “Indemnified Party”) shall provide the Party from whom such indemnification is sought (the “Indemnifying Party”) with written notice of such claim describing such claim in reasonable detail and accompanied by reasonable documentation supporting such claim no later than twenty (20) calendar days after the Indemnified Party (i) files a Tax Return reporting Taxes due which are subject to reimbursement, or (ii) receives written notice from any Taxing Authority with respect to a Final Determination of Taxes that may be subject to indemnification under this Agreement; provided, however, that in the event that timely notice is not provided, the Indemnifying Party shall be relieved of its obligation to indemnify the Indemnified Party only to the extent that such delay results in actual increased costs or actual prejudice.

6.03 Payment. In the event that the Indemnifying Party is required to make a payment to the Indemnified Party pursuant to this Agreement, then to the extent not otherwise provided for in this Agreement or in the Separation and Distribution Agreement, such payment shall be made according to this Section 6.03.

(a) All payments shall be made to the Indemnified Party or to the appropriate Taxing Authority as specified by the Indemnified Party within the time prescribed for such payment in this Agreement, or if no period is prescribed, within twenty (20) calendar days after delivery of written notice of payment owing together with a computation of the amounts due.

(b) Unless otherwise required by any Final Determination and other than for purposes of Section 355(g) of the Code in accordance with the Tax Ruling, the Parties agree that any payment made by one Party to the other Party (other than payments of interest and payment of After Tax Amounts pursuant to Section 6.03(c)) pursuant to this Agreement shall be treated for all Tax and financial accounting purposes as payments with respect to stock (dividend distributions or capital contributions, as the case may be) made immediately prior to the Effective Time.

(c) If, pursuant to a Final Determination, it is determined that the receipt or accrual of any payment made under this Agreement (other than payments of interest) is subject to any Tax, the Party making such payment shall be liable for (i) the After Tax Amount with respect to such payment, and (ii) interest at the rate described in Section 6.03(e) on the amount of such Tax from the date such Tax is due through the date of payment of such After Tax Amount. The Party making a demand for payment pursuant to this Agreement and for a payment of an After Tax Amount with respect to such payment shall separately specify and compute such After Tax Amount. However, a Party may choose not to specify an After Tax Amount in a demand for payment pursuant to this Agreement without thereby being deemed to have waived its right subsequently to demand an After Tax Amount with respect to such payment.

(d) In the event that PropCo determines that any payment provided for under this Agreement could reasonably be expected to give rise to a successful challenge to PropCo’s status as a REIT, then Ensign shall remit such payment in accordance with reasonable written instructions provided by PropCo no less ten (10) business days before such payment is to be made.

(e) Any payment that is required to be made pursuant to this Agreement (i) by PropCo (or a PropCo Affiliate) to Ensign (or an Ensign Affiliate), or (ii) by Ensign (or an Ensign Affiliate) to PropCo (or a PropCo Affiliate), that is not made on or prior to the date that such payment is required to be made pursuant to this Agreement shall thereafter bear interest at the rate established for underpayments pursuant to Section 6621(a)(2) of the Code.

 

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ARTICLE VII. DISPUTE RESOLUTION

7.01 All disputes, controversies, or claims arising under or in connection with this Agreement (including any dispute, controversy, or claim relating to the breach, termination, or validity thereof) between or among any of Ensign or its Affiliates and PropCo or its Affiliates shall be governed by Article X of the Separation and Distribution Agreement or the procedures set forth in Section 7.02 as determined by the Parties. If the Parties cannot agree as to which procedure will govern such dispute, such dispute shall be resolved pursuant to Article X of the Separation and Distribution Agreement. Each Party agrees that the procedures set forth in Article X of the Separation and Distribution Agreement or Section 7.02, as determined in Section 7.01, shall be the sole and exclusive remedy in connection with any dispute, controversy, or claim relating to any of the foregoing matters.

7.02 With respect to any dispute governed by this Section 7.02, the Parties shall appoint a nationally recognized independent public accounting firm (the “Accounting Firm”) to resolve such dispute. In this regard, the Accounting Firm shall make determinations with respect to the disputed items based solely on representations made by Ensign and PropCo and their respective representatives, and not by independent review, and shall function only as an expert and not as an arbitrator and shall be required to make a determination in favor of one Party only. The Parties shall require the Accounting Firm to resolve all disputes no later than thirty (30) days after the submission of such dispute to the Accounting Firm, but in no event later than the due date for the payment of Taxes or the filing of the applicable Tax Return, if applicable, and agree that all decisions by the Accounting Firm with respect thereto shall be final and conclusive and binding on the Parties. The Accounting Firm shall resolve all disputes in a manner consistent with this Agreement and, to the extent not inconsistent with this Agreement, in a manner consistent with the past practices of Ensign and its Affiliates, except as otherwise required by applicable Law. The Parties shall require the Accounting Firm to render all determinations in writing and to set forth, in reasonable detail, the basis for such determination. The fees and expenses of the Accounting Firm shall be paid by the non-prevailing Party.

7.03 In order to facilitate the comprehensive resolution of related disputes, all claims between any of the parties to a Dispute that arises under or in connection with the Separation and Distribution Agreement, this Agreement, and the other Ancillary Agreements may be brought in a single arbitration. Upon the request of any party to an arbitration proceeding constituted under the Separation and Distribution Agreement, this Agreement, and the other Ancillary Agreements, the arbitral tribunal shall consolidate such arbitration proceeding with any other arbitration proceeding relating to the Separation and Distribution Agreement, this Agreement, and the other Ancillary Agreements, if the arbitral tribunal determines that (i) there are issues of fact or law common to the proceedings so that a consolidated proceeding would be more efficient than separate proceedings, and (ii) no party to the Dispute would be unduly prejudiced as a result of such consolidation through undue delay or otherwise. In the event of different rulings on this question by the arbitral tribunal constituted hereunder and another arbitral tribunal constituted under the Separation and Distribution Agreement, this Agreement, and the other Ancillary Agreements, the ruling of the arbitral tribunal constituted first in time shall control, and such arbitral tribunal shall serve as the tribunal for any consolidated arbitration. This Section 7.03 shall not apply to any claims brought under Section 7.02.

 

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7.04 In the event of a Dispute, each party to the Dispute shall continue to perform its obligations under the Separation and Distribution Agreement, this Agreement, and the other Ancillary Agreements in good faith during the resolution of such Dispute as if such Dispute had not arisen, unless and until the Separation and Distribution Agreement, this Agreement, or the other Ancillary Agreements, as applicable are terminated in accordance with their provisions.

ARTICLE VIII. MISCELLANEOUS

8.01 Incorporation by Reference. The following sections of the Separation and Distribution Agreement are hereby incorporated in this Agreement by reference to the extent not inconsistent with any of the provisions set forth in this Agreement: Section 12.3 (Amendments and Waivers); Section 12.4 (Entire Agreement); Section 12.5 (Survival of Agreements); Section 12.9 (Counterparts; Electronic Delivery); Section 12.10 (Severability); Section 12.11 (Assignability; Binding Effect); Section 12.12 (Governing Law); Section 12.13 (Construction); Section 12.14 (Performance); and Section 12.15 (Title and Headings).

8.02 Third Party Beneficiaries. This Agreement shall be binding upon and inure solely to the benefit of Ensign, PropCo, and their respective Affiliates, and nothing herein, express or implied, is intended to or shall confer upon any third parties any legal or equitable right, benefit, or remedy of any nature whatsoever under or by reason of this Agreement.

8.03 Effectiveness. This Agreement shall become effective at 11:59 p.m. (Pacific time) on May 31, 2014.

8.04 Changes in Law. Any reference to a provision of the Code, Treasury Regulations, or a law of another jurisdiction shall include a reference to any applicable successor provision or law. If, due to any change in applicable law or regulations or their interpretation by any court of law or other governing body having jurisdiction subsequent to the date specified in the preamble to this Agreement, performance of any provision of this Agreement or any transaction contemplated hereby shall become impracticable or impossible, the Parties shall use their commercially reasonable efforts to find and employ an alternative means to achieve the same or substantially the same result as that contemplated by such provision.

8.05 Notices. All notices, requests, claims, demands and other communications required or permitted hereunder shall be in writing and shall be deemed given or delivered (i) when delivered personally, (ii) if transmitted by facsimile, when confirmation of transmission is received during the business hours of the recipient or, if after such business hours, on the next business day, (iii) if sent by registered or certified mail, postage prepaid, return receipt requested, on the third business day after mailing, or (iv) if sent by nationally recognized overnight courier, on the first business day following the date of dispatch; and shall be addressed as follows or to such other address as designated by either Ensign or PropCo, as the case may be:

 

  (a) If to Ensign, at:

The Ensign Group, Inc.

27101 Puerta Real, Suite 450

Mission Viejo, California 92691

Attention: Chad Keetch

 

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  (b) If to PropCo, at:

CareTrust REIT, Inc.

27101 Puerta Real, Suite 400

Mission Viejo, California 92691

Attention: William M. Wagner

8.06 Joint and Several Liability. PropCo and each PropCo Affiliate shall have joint and several liability for any obligation of PropCo or a PropCo Affiliate arising pursuant to this Agreement. Ensign and each Ensign Affiliate shall have joint and several liability for any obligation of Ensign or an Ensign Affiliate arising pursuant to this Agreement.

8.07 Expenses. Unless otherwise expressly provided in this Agreement, each Party shall bear any and all expenses that arise from their respective obligations under this Agreement.

8.08 Confidentiality. Each Party shall hold and cause its consultants and advisors to hold in strict confidence, unless compelled to disclose by judicial or administrative process or, in the opinion of its counsel, by other requirements of law, all information written or oral concerning the other Party hereto furnished it by such other Party or its representatives pursuant to this Agreement (except to the extent that such information can be shown to have been (i) previously known by the Party to which it was furnished, (ii) in the public domain through no fault of such Party, or (iii) later lawfully acquired from other sources by the Party to which it was furnished), and each Party shall not release or disclose such information to any other person, except its auditors, attorneys, financial advisors, bankers, and other consultants and advisors who shall be advised of the provisions of this Section 8.08. Each Party shall be deemed to have satisfied its obligation to hold confidential information concerning or supplied by the other Party if it exercises the same care as it takes to preserve confidentiality for its own similar information.

8.09 Limitation on Damages. Each Party irrevocably waives, and no Party shall be entitled to seek or receive, consequential, special, indirect or incidental damages (including without limitation damages for loss of profits) or punitive damages, regardless of how such damages were caused and regardless of the theory of liability; provided that the foregoing shall not limit each Party’s indemnification obligations set forth in the Separation and Distribution Agreement and the Ancillary Agreements.

8.10 Consent by Affiliates. Each of Ensign and PropCo shall cause each of its respective Affiliates (including any entity that becomes an Affiliate after the date hereof) to consent to, and be bound by, the terms, conditions, covenants, and provisions of this Agreement.

 

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8.11 Coordination with Separation and Distribution Agreement. The Parties agree that this Agreement shall take precedence over any and all agreements among the Parties with respect to Tax matters, including indemnification in respect of Tax matters; provided, however, this Agreement shall not take precedence over any Tax matter relating to the payment or reimbursement of Taxes that exists now or in the future under any lease of property between Ensign and PropCo, or any of their respective Affiliates, as the case may be, and any such Taxes shall be governed exclusively by such leases without regard to this Agreement.

 

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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their authorized representatives as of the date first written above.

 

THE ENSIGN GROUP, INC.
By:    /s/ Christopher R. Christensen
  Name: Christopher R. Christensen
  Title: President and Chief Executive Officer

 

CARETRUST REIT, INC.
By:    /s/ Gregory K. Stapley
  Name: Gregory K. Stapley
  Title: President and Chief Executive Officer

Exhibit 10.6

EMPLOYEE MATTERS AGREEMENT

BY AND BETWEEN THE ENSIGN GROUP, INC. AND

CARETRUST REIT, INC.


EMPLOYEE MATTERS AGREEMENT

This EMPLOYEE MATTERS AGREEMENT (this “ Agreement ”), dated as of May 30, 2014 is by and between THE ENSIGN GROUP, INC., a Delaware corporation (“ Ensign ”) and CARETRUST REIT, INC., a Maryland corporation and a direct, wholly owned subsidiary of Ensign (“ CareTrust ”). Ensign and CareTrust are sometimes referred to herein individually as a “ Party ,” and collectively as the “ Parties .”

WHEREAS, Ensign and CareTrust have entered into a Separation and Distribution Agreement, dated as of May 23, 2014 (the “ Separation Agreement ”), pursuant to which Ensign will reorganize its assets and liabilities into two companies: (i) Ensign which, following consummation of the transaction contemplated by the Separation Agreement, will own and conduct the Ensign Business; and (ii) CareTrust which, following consummation of the transaction contemplated by the Separation Agreement, will own and conduct the CareTrust Business; and

WHEREAS, as contemplated by the Separation Agreement, Ensign and CareTrust desire to enter into this Agreement to provide for the allocation of assets, liabilities and responsibilities with respect to certain matters relating to employees (including employee compensation and benefit plans and programs) between them.

NOW, THEREFORE, the Parties, intending to be legally bound, agree as follows:

ARTICLE I

DEFINITIONS

Capitalized terms used but not defined herein shall have the respective meanings ascribed to them in the Separation Agreement. For purposes of this Agreement the following terms shall have the following meanings:

1.1 “ CareTrust 401(k) Plan ” means the tax-qualified 401(k) defined contribution savings plan to be established by CareTrust or a CareTrust Group member prior to the Effective Time.

1.2 “ CareTrust Employee ,” means any individual who, as of the Effective Time, is either actively employed by or then on a short-term leave of absence from CareTrust or a CareTrust Group member (including maternity, paternity, family, sick, short-term disability leave, qualified military service under the Uniformed Services Employment and Reemployment Rights Act of 1994, and leave under the Family Medical Leave Act and other approved leaves) or who is so employed by Ensign or an Ensign Group member and who is primarily engaged in providing services to the CareTrust Business as of the date hereof. A list of the CareTrust Employees is set forth on Schedule 1.2.

1.3 “ CareTrust Health and Welfare Plans ” has the meaning set forth in Section 4.1.

 

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1.4 “ CareTrust Incentive Award Plan ” means the CareTrust REIT, Inc. and CTR Partnership, L.P. Incentive Award Plan adopted or to be adopted by CareTrust and CTR Partnership, L.P. prior to the Effective Time.

1.5 “ CareTrust Participant ” means any individual who is a CareTrust Employee or a Former CareTrust Employee, and any beneficiary, dependent, or alternate payee of such individual, as the context requires.

1.6 “ Effective Time ” means 11:59 p.m. (Pacific time), on May 31, 2014.

1.7 “ Ensign Defined Contribution Plan ” means the Ensign Services, Inc. 401(k) Retirement Savings Plan.

1.8 “ Ensign Employee ” means any individual who, as of the Effective Time, is either actively employed by or then on a leave of absence from Ensign or an Ensign Group member (including maternity, paternity, family, sick, short-term or long-term disability leave, qualified military service under the Uniformed Services Employment and Reemployment Rights Act of 1994, and leave under the Family Medical Leave Act and other approved leaves), but does not include any CareTrust Employee.

1.9 “ Ensign Equity-Based Plans ” means The Ensign Group, Inc. 2001 Stock Option, Deferred Stock and Restricted Stock Plan, The Ensign Group, Inc. 2005 Stock Incentive Plan and The Ensign Group, Inc. 2007 Omnibus Incentive Plan, each as amended from time to time.

1.10 “ Ensign Health and Welfare Plans ” means the health and welfare plans sponsored and maintained by Ensign or any Ensign Group member immediately prior to the Effective Time which provide group health, life, dental, accidental death and dismemberment, health care reimbursements, dependent care assistance and disability benefits.

1.11 “ Ensign Option ” means an option to purchase shares of Ensign Common Stock granted by Ensign prior to the Effective Time pursuant to an Ensign Equity-Based Plan.

1.12 “ Ensign Participant ” means any individual who is an Ensign Employee or a Former Ensign Employee, and any beneficiary, dependent, or alternate payee of such individual, as the context requires.

1.13 “ ERISA ” means the Employee Retirement Income Security Act of 1974, as amended. Reference to a specific provision of ERISA also includes any proposed, temporary, or final regulation in force under that provision.

1.14 “ Former Ensign Employee ” means any individual other than a Former CareTrust Employee whose employment with either Party or any of its respective Subsidiaries and Affiliates terminated for any reason before the Effective Time.

1.15 “ Former CareTrust Employee ,” means any individual whose employment with either Party or any of its respective Subsidiaries and Affiliates terminated for any reason before the Effective Time, and who was primarily engaged in providing services to the CareTrust Business as of the date of his or her termination of employment.

 

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1.16 “ Participating Company ” means (a) Ensign and (b) any Person (other than an individual) that Ensign has approved for participation in, and which is participating in, a Plan.

1.17 “ Plan ,” when immediately preceded by “Ensign,” means any plan, policy, program, payroll practice, on-going arrangement, contract, trust, insurance policy or other agreement or funding vehicle (including an Ensign Health and Welfare Plan) for which the eligible classes of participants include employees or former employees of Ensign or an Ensign Group member (which may include employees of CareTrust Group members prior to the Effective Time), and when immediately preceded by “CareTrust,” means any plan, policy, program, payroll practice, on-going arrangement, contract, trust, insurance policy or other agreement or funding vehicle (including a CareTrust Health and Welfare Plan) for which the eligible classes of participants are limited to employees or former employees (and their eligible dependents) of CareTrust or a CareTrust Group member, but no other Ensign Group member.

1.18 “ Purging Distribution ” means the dividend CareTrust will declare to its stockholders, in connection with its election to be taxed as a real estate investment trust (a “ REIT ”) for U.S. federal income tax purposes, to distribute any accumulated earnings and profits relating to its real property assets and attributable to any pre-REIT years to comply with certain REIT qualification requirements.

1.19 “ Restricted Stock Award ,” when immediately preceded by “Ensign,” means a share of Ensign Common Stock granted by Ensign prior to the Effective Time pursuant to an Ensign Equity-Based Plan which is subject to vesting and forfeiture restrictions and when immediately preceded by “CareTrust,” means a share of CareTrust Common Stock, which is granted pursuant to the CareTrust Incentive Award Plan as part of the adjustment to Ensign Restricted Stock Awards as set forth in Section 5.2 which is subject to vesting and forfeiture restrictions.

ARTICLE II

TRANSFER OF CARETRUST EMPLOYEES; GENERAL PRINCIPLES

2.1 Transfer of Employment of Certain CareTrust Employees . Ensign and CareTrust will cause the employment of each CareTrust Employee who is not employed by a CareTrust Group member as of the date hereof to be transferred to a CareTrust Group member prior to the Effective Time. Such individuals are separately identified on Schedule 1.2.

2.2 Assumption and Retention of Liabilities . Ensign and CareTrust intend that employment-related Liabilities associated with Ensign Participants are to be retained or assumed by Ensign or another Ensign Group member, and employment-related Liabilities associated with CareTrust Participants are to be assumed by CareTrust or another CareTrust Group member, in each case, except as specifically set forth herein. Accordingly, as of the Effective Time:

(a) Ensign or another member of the Ensign Group hereby retains or assumes and agrees to pay, perform, fulfill, and discharge, except as expressly provided in this Agreement, (i) all Liabilities arising under or related to Ensign Plans, (ii) all employment or service-related Liabilities with respect to (A) all Ensign Participants and (B) any individual who

 

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is, or was, an independent contractor, temporary employee, temporary service worker, consultant, freelancer, agency employee, leased employee, on-call worker, incidental worker, or non-payroll worker or in any other employment or similar relationship primarily connected to Ensign or another Ensign Group member and (iii) any Liabilities expressly transferred to an Ensign Group member under this Agreement; and

(b) CareTrust or another member of the CareTrust Group hereby retains or assumes and agrees to pay, perform, fulfill, and discharge, except as expressly provided in this Agreement, (i) all Liabilities arising under or related to CareTrust Plans from and after the Effective Time, (ii) all employment or service-related Liabilities relating to periods from and after the Effective Time with respect to (A) all CareTrust Participants and (B) any individual who is, or was, an independent contractor, temporary employee, temporary service worker, consultant, freelancer, agency employee, leased employee, on-call worker, incidental worker, or non-payroll worker or in any other employment or similar relationship primarily connected to CareTrust or another CareTrust Group member and (iii) any Liabilities expressly transferred to a CareTrust Group member under this Agreement.

2.3 CareTrust Participation in the Ensign Plans . Effective as of the Effective Time, each CareTrust Group member shall cease to be a Participating Company in any Ensign Plan, and Ensign and CareTrust shall take all necessary action before the Effective Time to effectuate such cessation as a Participating Company.

2.4 Sponsorship of the CareTrust Plans . Effective no later than immediately prior to the Effective Time, Ensign and CareTrust shall take such actions (if any) as are required to cause CareTrust or another CareTrust Group member to assume sponsorship of, and all Liabilities with respect to, each CareTrust Plan.

2.5 No Duplication of Benefits; Service and Other Credit . Ensign and CareTrust shall adopt, or cause to be adopted, all reasonable and necessary amendments and procedures to prevent CareTrust Participants from receiving duplicative benefits from the Ensign Plans and the CareTrust Plans. With respect to CareTrust Employees, each CareTrust Plan shall provide that for purposes of determining eligibility to participate, vesting, and entitlement to benefits (but not for accrual of pension benefits under any defined benefit pension plan), service prior to the Effective Time with an Ensign Group member shall be treated as service with the applicable CareTrust Group member. Such service also shall apply for purposes of satisfying any waiting periods, evidence of insurability requirements, or the application of any preexisting condition limitations under any CareTrust Plan. Each CareTrust Plan shall, to the extent practicable, waive pre-existing condition limitations with respect to CareTrust Employees. CareTrust shall honor any deductible, co-payment and out-of-pocket maximums incurred by the CareTrust Employees and their eligible dependents under the Ensign Plans in which they participated immediately prior to the Effective Time during the portion of the calendar year prior to the Effective Time in satisfying any deductibles, co-payments or out-of-pocket maximums under the CareTrust Plans in which they are eligible to participate after the Effective Time in the same plan year in which such deductibles, co-payments or out-of-pocket maximums were incurred.

 

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2.6 Reimbursements . From time to time after the Effective Time, the Parties shall promptly reimburse one another, upon reasonable request of the Party requesting reimbursement and the presentation by such Party of such substantiating documentation as the other Party shall reasonably request, for the cost of any Liabilities satisfied or assumed by the Party requesting reimbursement or its Affiliates that are made pursuant to this Agreement, the responsibility of the other Party or any of its Affiliates.

2.7 Approval of Plan . (i) Prior to the Effective Time, Ensign shall cause CareTrust to adopt the CareTrust Incentive Award Plan and (ii) at or prior to the Effective Time, Ensign and CareTrust shall take all actions as may be necessary to approve the CareTrust Incentive Award Plan in order to satisfy the requirements of the applicable rules and regulations of the NASDAQ.

2.8 Delivery of Shares; Registration Statement . From and after the Effective Time, CareTrust shall have sole responsibility for delivery of shares of CareTrust Common Stock pursuant to awards issued under a CareTrust Plan in satisfaction of any obligations to deliver such shares under the CareTrust and/or Ensign Plans (including delivery to Ensign Employees and Former Ensign Employees) and shall do so without compensation from any Ensign Group member. CareTrust shall cause a registration statement on Form S-8 (or other appropriate form) to be filed with respect to such issued or issuable shares as soon as practicable following the Effective Time and shall cause such registration to remain in effect for so long as there may be an obligation to deliver CareTrust shares under such CareTrust and/or Ensign Plans. Ensign shall use commercially reasonable efforts to assist CareTrust in completing such registration. CareTrust and Ensign shall cooperate to establish a procedure whereby the other Party shall be promptly informed of the obligation to deliver shares to a current or Former CareTrust Employee or an Ensign Employee, as the case may be.

ARTICLE III

DEFINED CONTRIBUTION PLAN

3.1 401(k) Plan .

(a) Establishment of Plan and Trust . Ensign and CareTrust shall adopt or cause to be adopted the CareTrust 401(k) Plan and any trust agreements or other plan documents reasonably necessary and shall cause trustees to be appointed for such plan. Such actions shall be completed as soon as practicable following the Effective Time. Such plan shall accept rollovers from the Ensign Defined Contribution Plan in accordance with its terms and applicable Law.

(b) Service Crediting . In determining whether a CareTrust Employee is vested in his or her account under the CareTrust 401(k) Plan, the CareTrust 401(k) Plan shall credit each CareTrust Employee with all the individual’s service credited under the Ensign Defined Contribution Plan.

 

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ARTICLE IV

HEALTH AND WELFARE PLANS

4.1 Cessation of Participation in Ensign Health and Welfare Plans . As soon as practicable following the Effective Time, CareTrust shall establish health and welfare plans (the “ CareTrust Health and Welfare Plans ”) for the CareTrust Employees. As of the Effective Time, CareTrust Employees shall cease to participate in the Ensign Health and Welfare Plans.

4.2 Allocation of Health and Welfare Plan Liabilities . All outstanding Liabilities relating to, arising out of, or resulting from health and welfare coverage or claims incurred by or on behalf of CareTrust Employees or their covered dependents under the Ensign Health and Welfare Plans on or before the Effective Time shall be assumed by CareTrust upon the Effective Time.

4.3 Vacation and Paid Time Off . As of the Effective Time, the applicable CareTrust Group Member shall credit each CareTrust Employee with the unused vacation days and personal and sickness days that such individual has accrued immediately prior to the Effective Time in accordance with the vacation and personnel policies applicable to such employee immediately prior to the Effective Time; provided, however, that with respect to any CareTrust Employee who does not consent to such treatment in writing, such individual will instead receive a cash payment from Ensign immediately prior to the Effective Time with respect thereto. To the extent that any such time is credited by CareTrust rather than a cash payment being made with respect thereto by Ensign, Ensign shall provide CareTrust with a lump sum cash amount no later than thirty (30) days following the Effective Time with a value equal to such credited time.

ARTICLE V

EQUITY COMPENSATION AND OTHER BENEFITS

5.1 Awards under the Ensign Equity-Based Plans . The treatment of the Ensign Options and Ensign Restricted Stock Awards as set forth below shall be subject to Section 2.04 of the Tax Matters Agreement between the parties, dated as of the date hereof.

(a) Options . No Options will be held by any CareTrust Employee or Former CareTrust Employee as of the Distribution Date, other than then-vested Ensign Options which remain exercisable for a period of time following such individual’s termination of employment with Ensign in accordance with the terms of such Options. Each Ensign Option that is outstanding immediately prior to the Distribution Date shall be adjusted in accordance with the equitable adjustment provisions set forth in the Ensign Equity Plans.

(b) Restricted Stock .

(i) Restricted Stock . No Restricted Stock Awards will be held by any CareTrust Employee or Former CareTrust Employee as of the Distribution Date. Upon the Effective Time, holders of Ensign Restricted Stock Awards will become entitled to CareTrust Restricted Stock Awards equal to a number of shares of CareTrust Common Stock to which all other holders of shares of Ensign Common Stock become entitled pursuant to the Distribution.

 

7


(ii) Restricted Stock Award Terms .

(1) Service . Each Ensign Restricted Stock Award shall be subject to the same terms and conditions as set forth in the original Ensign Restricted Stock Award, except as set forth below. Each CareTrust Restricted Stock Award issued pursuant to this Section 5.2(b) shall be subject to the same terms and conditions as set forth in the related Ensign Restricted Stock Award before the Effective Time, except as set forth below. For purposes of the vesting and termination provisions of the CareTrust Restricted Stock Awards, continued service with an Ensign Group member shall be considered to be continued service with CareTrust.

(2) Purging Distribution . Upon declaration of the Purging Distribution, holders of CareTrust Restricted Stock Awards will be entitled to receive the Purging Distribution with respect to the CareTrust Common Stock subject to such award on the same date or dates that the Purging Distribution is payable on CareTrust Common Stock to stockholders of CareTrust generally.

(3) Partial Interests in Shares . To the extent that any adjustment described in this Section 5.2(b) results in any fractional interest in shares, such fractional interest shall be rounded down to the nearest whole share. No fractional interests shall be payable in cash or otherwise.

(c) Administration . Each of Ensign and CareTrust shall establish an appropriate administration system in order to handle exercises and delivery of shares in an orderly manner and provide reasonable levels of service for equity award holders.

(d) No Effect on Subsequent Awards . The provisions of this Section 5.2 shall have no effect on the terms and conditions of equity and equity-based awards granted following the Effective Time by Ensign or CareTrust.

ARTICLE VI

GENERAL AND ADMINISTRATIVE

6.1 Sharing of Participant Information . To the maximum extent permitted under applicable Law, Ensign and CareTrust shall share, and shall cause each member of its respective Group to share, with each other and their respective agents and vendors all participant information reasonably necessary for the efficient and accurate administration of each of the Ensign Plans and the CareTrust Plans. Ensign and CareTrust and their respective authorized agents shall, subject to applicable laws on confidentiality, be given reasonable and timely access to, and may make copies of, all information relating to the subjects of this Agreement in the custody of the other Party, to the extent necessary for such administration. Until the Effective Time, all participant information shall be provided in the manner and medium applicable to Participating Companies in the Ensign Plans generally, and thereafter until the time at which the Parties subsequently determine, all participant information shall be provided in a manner and medium that are compatible with the data processing systems of Ensign as in effect as of the Effective Time, unless otherwise agreed to by Ensign and CareTrust.

 

8


6.2 Audit Rights with Respect to Information Provided . Each of Ensign and CareTrust, and their duly authorized representatives, shall have the right to conduct reasonable audits with respect to all information provided to it by the other Party. The Parties shall cooperate to determine the procedures and guidelines for conducting audits under this Section 6.2, which shall require reasonable advance notice by the auditing Party. The auditing Party shall have the right to make copies of any records at its expense, subject to applicable Law.

6.3 Fiduciary Matters . Ensign and CareTrust each acknowledge that actions required to be taken pursuant to this Agreement may be subject to fiduciary duties or standards of conduct under ERISA or other applicable Law, and no Party shall be deemed to be in violation of this Agreement if it fails to comply with any provisions hereof based upon its good faith determination (as supported by advice from counsel experienced in such matters) that to do so would violate such a fiduciary duty or standard. Each Party shall be responsible for taking such actions as are deemed necessary and appropriate to comply with its own fiduciary responsibilities and shall fully release and indemnify the other Party for any Liabilities caused by the failure to satisfy any such responsibility.

6.4 Consent of Third Parties . If any provision of this Agreement is dependent on the consent of any third party (such as a vendor or Governmental Authority) and such consent is withheld, Ensign and CareTrust shall use commercially reasonable efforts to implement the applicable provisions of this Agreement to the full extent practicable. If any provision of this Agreement cannot be implemented due to the failure of such third party to consent, Ensign and CareTrust shall negotiate in good faith to implement the provision in a mutually satisfactory manner. The phrase “commercially reasonable efforts” as used herein shall not be construed to require the incurrence of any non-routine or unreasonable expense or liability or the waiver of any right.

6.5 Subsequent Transfers of Employment . To the extent that the employment of any individuals transfers between any Ensign Group member and any CareTrust Group member in the twenty four (24)-month period following the Effective Time, the Parties shall use their reasonable efforts to effect the provisions of this Agreement with respect to the compensation and benefits of such individuals following such transfer, it being understood that (i) it may not be possible to replicate the effect of such provisions under such circumstances and (ii) neither Ensign nor CareTrust shall be bound by the provisions of this Section 6.5 to assume any Liabilities or transfer any assets. Notwithstanding to foregoing, for compensation subject to the provisions of Section 409A of the Code, any such subsequent transfer shall be a separation from service from the applicable employer for purposes of such compensation, and the consequences of such separation from service shall be determined in accordance with the terms of the applicable plan or agreement.

ARTICLE VII

GOVERNING LAW; DISPUTE RESOLUTION

7.1 Governing Law . This Agreement and the legal relations between the Parties hereto shall be governed by and construed in accordance with the laws of the State of Delaware, without regard to the conflict of laws rules thereof to the extent such rules would require the application of the law of another jurisdiction.

 

9


7.2 Dispute Resolution . The provisions of Article X of the Separation Agreement shall apply, mutatis mutandis, to all disputes, controversies or claims (whether arising in contract, tort or otherwise) that may arise out of or relate to, or arise under or in connection with this Agreement or the transactions contemplated hereby.

ARTICLE VIII

MISCELLANEOUS

8.1 Further Assurances . Subject to the limitations or other provisions of this Agreement, (a) each Party shall, and shall cause the other members of its Group to, use commercially reasonable efforts (subject to, and in accordance with applicable Law) to take promptly, or cause to be taken promptly, all actions, and to do promptly, or cause to be done promptly, and to assist and cooperate with the other Party in doing, all things reasonably necessary, proper or advisable to carry out the intent and purposes of this Agreement, including using commercially reasonable efforts to perform all covenants and agreements herein applicable to such Party or any member of its Group and (b) neither Party will, nor will either Party allow any other member of its Group to, without the prior written consent of the other Party, take any action which would reasonably be expected to prevent or materially impede, interfere with or delay the provision of any Services hereunder. Without limiting the generality of the foregoing, where the cooperation of third parties would be necessary in order for a Party to completely fulfill its obligations under this Agreement, such Party shall use commercially reasonable efforts to cause such third parties to provide such cooperation.

8.2 Amendments and Waivers .

(a) Subject to Section 11.1 of the Separation Agreement and Section 8.12 of this Agreement, this Agreement may not be amended except by an agreement in writing signed by both Parties.

(b) Any term or provision of this Agreement may be waived, or the time for its performance may be extended, by the Party entitled to the benefit thereof and any such waiver shall be validly and sufficiently given for the purposes of this Agreement if it is in writing signed by an authorized representative of such Party. No delay or failure in exercising any right, power or remedy hereunder shall affect or operate as a waiver thereof; nor shall any single or partial exercise thereof or any abandonment or discontinuance of steps to enforce such a right, power or remedy preclude any further exercise thereof or of any other right, power or remedy. The rights and remedies hereunder are cumulative and not exclusive of any rights or remedies that either Party would otherwise have.

8.3 Entire Agreement . This Agreement, the Separation Agreement, the other Ancillary Agreements, and the Exhibits and Schedules referenced herein and therein and attached hereto or thereto, constitute the entire agreement and understanding between the Parties with respect to the subject matter hereof and supersede all prior negotiations, agreements, commitments, writings, courses of dealing and understandings with respect to the subject matter hereof.

 

10


8.4 Third-Party Beneficiaries . This Agreement is for the sole benefit of the Parties and their permitted successors and assigns and nothing in this Agreement, express or implied, (i) is intended to or shall confer upon any other Person any legal or equitable right, benefit or remedy of any nature whatsoever under or by reason of this Agreement, (ii) shall confer any right to employment or continued employment for any period or terms of employment, (iii) be interpreted to prevent or restrict the Parties from modifying or terminating any Ensign Plan or CareTrust Plan or the employment or terms of employment of any Ensign Employee or CareTrust Employee or (iv) shall establish, modify or amend any Ensign Plan or CareTrust Plan covering an Ensign Participant, CareTrust Participant, any collective bargaining agreements, national collective bargaining agreements, or the terms and conditions of employment applicable to an Ensign Employee or a CareTrust Employee.

8.5 Notices . All notices, requests, permissions, waivers and other communications hereunder shall be provided in accordance with the provisions of Section 12.8 of the Separation Agreement.

8.6 Counterparts; Electronic Delivery . This Agreement may be executed in multiple counterparts, each of which when executed shall be deemed to be an original, but all of which together shall constitute one and the same agreement. Execution and delivery of this Agreement or any other documents pursuant to this Agreement by facsimile or other electronic means shall be deemed to be, and shall have the same legal effect as, execution by an original signature and delivery in person.

8.7 Severability . If any term or other provision of this Agreement or the Exhibits attached hereto is determined by a nonappealable decision by a court, administrative agency or arbitrator to be invalid, illegal or incapable of being enforced by any rule of law or public policy, all other conditions and provisions of this Agreement shall nevertheless remain in full force and effect so long as the economic or legal substance of the transactions contemplated hereby is not affected in any manner materially adverse to either Party. Upon such determination that any term or other provision is invalid, illegal or incapable of being enforced, the court, administrative agency or arbitrator shall interpret this Agreement so as to effect the original intent of the Parties as closely as possible in an acceptable manner to the end that transactions contemplated hereby are fulfilled to the fullest extent possible. If any sentence in this Agreement is so broad as to be unenforceable, the provision shall be interpreted to be only so broad as is enforceable.

8.8 Assignability; Binding Effect . The rights and obligations of each Party under this Agreement shall not be assignable, in whole or in part, directly or indirectly, whether by operation of law or otherwise, by such Party without the prior written consent of the other Party (such consent not to be unreasonably withheld, conditioned or delayed) and any attempt to assign any rights or obligations under this Agreement without such consent shall be null and void. Notwithstanding the foregoing, either Party may assign its rights and obligations under this Agreement to any of their respective Affiliates provided that no such assignment shall release such assigning Party from any liability or obligation under this Agreement. This Agreement shall be binding upon and inure to the benefit of the Parties and their successors and permitted assigns.

 

11


8.9 Construction . This Agreement shall be construed as if jointly drafted by the Parties and no rule of construction or strict interpretation shall be applied against either Party. The Parties represent that this Agreement is entered into with full consideration of any and all rights which the Parties may have. The Parties have relied upon their own knowledge and judgment. The Parties have had access to independent legal advice, have conducted such investigations they thought appropriate, and have consulted with such other independent advisors as they deemed appropriate regarding this Agreement and their rights and asserted rights in connection therewith. The Parties are not relying upon any representations or statements made by the other Party, or such other Party’s employees, agents, representatives or attorneys, regarding this Agreement, except to the extent such representations are expressly set forth or incorporated in this Agreement. The Parties are not relying upon a legal duty, if one exists, on the part of the other Party (or such other Party’s employees, agents, representatives or attorneys) to disclose any information in connection with the execution of this Agreement or its preparation, it being expressly understood that neither Party shall ever assert any failure to disclose information on the part of the other Party as a ground for challenging this Agreement.

8.10 Performance . Each Party shall cause to be performed, and hereby guarantees the performance of, all actions, agreements and obligations set forth herein to be performed by any Subsidiary or Affiliate of such Party.

8.11 Title and Headings . Titles and headings to Sections and Articles are inserted for the convenience of reference only and are not intended to be a part of or to affect the meaning or interpretation of this Agreement.

8.12 Termination . Notwithstanding any provision to the contrary, this Agreement may be terminated at any time prior to the Effective Time by and in the sole discretion of Ensign without the prior approval of any Person, including CareTrust. In the event of such termination, this Agreement shall become void and no Party, or any of its officers and directors shall have any liability to any Person by reason of this Agreement. After the Effective Time, this Agreement may not be terminated except by an agreement in writing signed by each of the Parties.

8.13 Survival of Agreements . Except as otherwise contemplated by this Agreement, any covenants and agreements of the Parties contained in this Agreement shall survive the Effective Time and remain in full force and effect in accordance with their applicable terms.

8.14 Effective Time . This Agreement shall be effective as of 11:59 p.m. (Pacific time) on May 31, 2014.

 

12


IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed on the date first written above by their respective duly authorized officers.

 

THE ENSIGN GROUP, INC.
By:   /s/ Christopher R. Christensen
  Name: Christopher R. Christensen
  Title: President and Chief Executive Officer

 

CARETRUST REIT, INC.
By:   /s/ Gregory K. Stapley
  Name: Gregory K. Stapley
  Title: President and Chief Executive Officer

 

13


Schedule 1.2

 

First Name

  

Last Name

  

Business Title

  

Location

  

City

  

State

Gregory

   Stapley    President and Chief Executive Officer    CareTrust REIT-HQ    San Juan Capistrano    CA

William

   Wagner    Chief Financial Officer, Treasurer and Secretary    CareTrust REIT-HQ    San Juan Capistrano    CA

David

   Sedgwick    Vice President Operations    CareTrust REIT-HQ    Hunt Valley    MD

Barbara

   Adds    Receptionist    Lakeland Hills Senior Living    Rockwall    TX

Bobbie

   Burnett    Dietary Aide    Lakeland Hills Senior Living    Dallas    TX

Lorisa

   Cogan    Cook    Lakeland Hills Senior Living    Dallas    TX

Keith

   Collins    Receptionist    Lakeland Hills Senior Living    Dallas    TX

Marvisha

   Davis    Dietary Aide    Lakeland Hills Senior Living    Dallas    TX

Shewhate

   Genretensai    Dietary Aide    Lakeland Hills Senior Living    Dallas    TX

Stacy

   Glover    Receptionist    Lakeland Hills Senior Living    Desoto    TX

Juan

   Gonzalez    Cook    Lakeland Hills Senior Living    Dallas    TX

Candi

   Grimwood    Dietary Aide    Lakeland Hills Senior Living    Mesquite    TX

Glen

   Hawkins    Driver    Lakeland Hills Senior Living    Mesquite    TX

Michael

   Hubbard    Cook    Lakeland Hills Senior Living    Dallas    TX

Jermaine

   Kennedy    Maintenance Staff    Lakeland Hills Senior Living    Dallas    TX

Vickie

   Malone    Housekeeping Staff    Lakeland Hills Senior Living    Dallas    TX

Courtney

   Perez    Receptionist    Lakeland Hills Senior Living    Dallas    TX

Mary

   Potter    Housekeeping Staff    Lakeland Hills Senior Living    Dallas    TX

Guadencia

   Rodriguez    Dietary Aide    Lakeland Hills Senior Living    Mesquite    TX

Irene

   Romero    Housekeeping Staff    Lakeland Hills Senior Living    Dallas    TX

Rosalina

   Rubio    Cook    Lakeland Hills Senior Living    Dallas    TX

Stephanie

   Simpson    Activities Supervisor    Lakeland Hills Senior Living    Red Oak    TX

Maria

   Umanzor    Dietary Aide    Lakeland Hills Senior Living    Dallas    TX

Jane

   Villarreal    Receptionist    Lakeland Hills Senior Living    Dallas    TX

Pamela

   Walker    Property Manager    Lakeland Hills Senior Living    Irving    TX

Benny

   Wilson    Maintenance Staff    Lakeland Hills Senior Living    Dallas    TX

Barbara

   Cruz    Receptionist    St. Joseph Senior Living    Salt Lake City    UT

Doreen

   Echeverria    Property Manager    St. Joseph Senior Living    Kearns    UT

Chrissy

   Hayes    Receptionist    St. Joseph Senior Living    Wvc    UT

Erica

   Kornman    Administrative Support    St. Joseph Senior Living    Sandy    UT

Bobby

   Martinez    Maintenance Staff    St. Joseph Senior Living    Ogden    UT

Gladys

   Medina    Receptionist    St. Joseph Senior Living    Magna    UT

Hortensia

   Vergara    Housekeeping Staff    St. Joseph Senior Living    Salt Lake City    UT

Donna

   Plemons    Property Manager    The Cottages At Golden Acres    Dallas    TX

Guadalupe

   Rivas    Administrative Support    The Cottages At Golden Acres    Mesquite    TX

Russell Mark

   Wade    Maintenance Staff    The Cottages At Golden Acres    dallas    TX

 

14

Exhibit 10.7

CONTRIBUTION AGREEMENT

DATED AS OF MAY 30, 2014

BY AND AMONG

CTR PARTNERSHIP, L.P.,

CARETRUST GP, LLC,

CARETRUST REIT, INC.

AND

THE ENSIGN GROUP, INC.


TABLE OF CONTENTS

 

         Page  
Article I CONTRIBUTION      2   

Section 1.01

  Contribution of Interests      2   

Section 1.02

  Consideration to CareTrust and the General Partner      2   

Section 1.03

  Consideration to Ensign      2   

Section 1.04

  Further Action      3   

Section 1.05

  Tax Treatment      3   
Article II REPRESENTATIONS AND WARRANTIES OF ENSIGN      3   

Section 2.01

  Organization and Authority      3   

Section 2.02

  Due Authorization      3   

Section 2.03

  Consents and Approvals      3   

Section 2.04

  No Violation      3   

Section 2.05

  Non-Foreign Person      4   

Section 2.06

  Solvency      4   

Section 2.07

  Litigation      4   

Section 2.08

  Absence of Registration      4   

Section 2.09

  No Injunction      4   

Section 2.10

  Consents, Etc.      4   

Section 2.11

  No Brokers      4   

Section 2.12

  Ownership of Interests      4   

Section 2.13

  Organization and Authority of the Companies      5   

Section 2.14

  Taxes      5   

Section 2.15

  Company Litigation      5   

Section 2.16

  Compliance With Laws      5   

Section 2.17

  Eminent Domain      5   

Section 2.18

  Licenses and Permits      5   

Section 2.19

  Real Property      6   

Section 2.20

  Environmental Compliance      6   

Section 2.21

  Trademarks and Tradenames; Proprietary Rights      6   

Section 2.22

  Condition of Property      6   

Section 2.23

  Leases      7   

Section 2.24

  Tangible Personal Property      7   

Section 2.25

  Service Contracts      7   

Section 2.26

  Existing Loans      7   

Section 2.27

  Real Property Taxes      7   

Section 2.28

  Insurance      8   

Section 2.29

  Exclusive Representations      8   
Article III REPRESENTATIONS AND WARRANTIES OF THE CARETRUST ENTITIES      8   

Section 3.01

  Organization and Authority      8   

Section 3.02

  Due Authorization      8   

Section 3.03

  Consents and Approvals      8   

Section 3.04

  No Violation      8   

Section 3.05

  Validity of CareTrust Common Stock      9   

Section 3.06

  Litigation      9   

Section 3.07

  Limited Activities      9   

Section 3.08

  No Other Representations or Warranties      9   

 

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Article IV INDEMNIFICATION; DISPUTE RESOLUTION      9   

Section 4.01

  Indemnification      9   

Section 4.02

  Dispute Resolution      9   
Article V DEFINITIONS      9   

Section 5.01

  Definitions      9   
Article VI GENERAL PROVISIONS      12   

Section 6.01

  Amendments and Waivers      12   

Section 6.02

  Entire Agreement      12   

Section 6.03

  Survival of Agreements      12   

Section 6.04

  Third-Party Beneficiaries      12   

Section 6.05

  Notices      12   

Section 6.06

  Counterparts; Electronic Delivery      13   

Section 6.07

  Severability      13   

Section 6.08

  Assignability; Binding Effect      13   

Section 6.09

  Governing Law      14   

Section 6.10

  Construction      14   

Section 6.11

  Performance      14   

Section 6.12

  Titles and Headings      14   

Section 6.13

  Exhibits      14   

Section 6.14

  Effective Time      14   

EXHIBITS

Exhibit A:      Property Companies and Properties

Exhibit B:      Operating Companies and Facilities

Exhibit C:      Permitted Liens

APPENDIX A – DISCLOSURE SCHEDULE

 

ii


CONTRIBUTION AGREEMENT

THIS CONTRIBUTION AGREEMENT is made and entered into as of May 30, 2014 (this “ Agreement ”), by and among The Ensign Group, Inc., a Delaware corporation (“ Ensign ”), CTR Partnership, L.P., a Delaware limited partnership (the “ Operating Partnership ”), CareTrust GP, LLC, a Delaware limited liability company (the “ General Partner ”), and CareTrust REIT, Inc., a Maryland corporation (“ CareTrust ,” and together with the Operating Partnership and the General Partner, the “ CareTrust Entities ”). Ensign, CareTrust, the General Partner and the Operating Partnership are sometimes referred to herein, individually, as a “ Party ” and, collectively, as the “ Parties .” Capitalized terms used but not otherwise defined herein shall have the respective meanings set forth in Article V .

RECITALS

WHEREAS, Ensign and CareTrust have entered into a Separation and Distribution Agreement, dated as of May 23, 2014 (the “ Separation Agreement ”), which provides for (i) the reorganization (the “ Reorganization ”) of the assets and liabilities of Ensign into two companies: (a) Ensign, which will own and conduct the Ensign Business (as defined in the Separation Agreement); and (b) CareTrust, which will own and conduct the CareTrust Business (as defined in the Separation Agreement); and (ii) the distribution (the “ Distribution ”) to the holders of Ensign’s outstanding shares of common stock, on a pro rata basis, of all of the outstanding shares of common stock of CareTrust so that, following such distribution, Ensign and CareTrust will be two independent, publicly traded companies;

WHEREAS, Ensign owns all of the outstanding interests (the “ Property Company Interests ”) in each of the companies listed on Exhibit A hereto (each, a “ Property Company ”), each of which owns the property or properties set forth opposite its name on Exhibit A (each, a “ Property ”);

WHEREAS, Ensign owns all of the outstanding interests (the “ Operating Company Interests ”) in each of the companies listed on Exhibit B hereto (each, an “ Operating Company ”), each of which operates the independent living facility set forth opposite its name on Exhibit B (each, a “ Facility ”);

WHEREAS, pursuant to the Separation Agreement, as part of the Reorganization, Ensign desires to contribute the Property Company Interests and the Operating Company Interests (collectively, the “ Interests ”) to CareTrust in exchange for (i) 22,442,878 shares of common stock, par value $0.01 per share (“ CareTrust Common Stock ”), of CareTrust, (ii) the assumption of certain liabilities of Ensign and (iii) $221,449,256.00 in cash;

WHEREAS, CareTrust desires to contribute (i) 1% of the Interests to the General Partner, which the General Partner desires to contribute to the Operating Partnership in exchange for units of limited partnership interest in the Operating Partnership (“ OP Units ”) and $2,214,492.56 in cash (which cash would be distributed to CareTrust), and (ii) 99% of the Interests to the Operating Partnership in exchange for OP Units, and $219,234,763.44 in cash; and

WHEREAS, to avoid the inconvenience and expense of multiple transfers, the Parties desire that (i) Ensign contribute all of the Interests directly to the Operating Partnership (the “ Contribution ”), and (ii) the Operating Partnership transfer $221,449,256.00 in cash directly to Ensign, in each case, on the terms and subject to the conditions set forth herein.

NOW, THEREFORE, in consideration of the foregoing and the representations, warranties, covenants and other terms contained in this Agreement, the Parties, intending to be legally bound hereby, agree as follows:

 

1


ARTICLE I

CONTRIBUTION

Section 1.01 Contribution of Interests .

(a) Ensign hereby agrees to contribute the Interests to CareTrust. CareTrust hereby agrees to contribute 1% of the Interests to the General Partner, and 99% of the Interests to the Operating Partnership. The General Partner hereby agrees to contribute such 1% of the Interests to the Operating Partnership. In order to avoid the inconvenience and expense of multiple transfers, (i) CareTrust hereby directs Ensign to transfer, on its behalf, 99% of the Interests directly to the Operating Partnership, and (ii) CareTrust and the General Partner hereby direct Ensign to transfer, on their behalf, 1% of the Interests directly to the Operating Partnership.

(b) (i) Ensign hereby contributes, assigns, transfers, conveys and delivers to the Operating Partnership, and the Operating Partnership hereby acquires and accepts from Ensign, all of Ensign’s right, title and interest in and to the Interests, together with all rights and claims related thereto as the sole member of each of the Property Companies and Operating Companies (collectively, the “ Companies ”), and (ii) the Operating Partnership hereby (x) assumes any and all obligations and liabilities of Ensign as the owner of the Interests and the sole member of each of the Companies, whether arising under the limited liability company agreement (each, an “ LLC Agreement ”) of any of the Companies or otherwise, and (y) is admitted to each of the Companies as its sole member upon its execution of this Agreement, which signifies its agreement to be bound by the terms and conditions of each of the LLC Agreements.

(c) Immediately following the effectiveness of the assignment and assumption set forth in Section 1.01(a) above, Ensign shall and does hereby cease to be a member of each of the Companies and shall and does thereupon cease to have or exercise any right or power as a member of any of the Companies. From and after the date hereof, the Operating Partnership is hereby authorized to make any changes to any LLC Agreement as it determines, in its sole discretion, are appropriate, without the consent or approval of Ensign. Ensign shall promptly deliver, or cause to be delivered, to the Operating Partnership all books and records and other indicia of ownership with respect to each Company.

Section 1.02 Consideration to CareTrust and the General Partner . In consideration of the foregoing contribution, the Operating Partnership shall promptly issue to CareTrust 22,218,449.22 OP Units and $219,234,763.44 in cash, and to the General Partner 224,428.78 OP Units and $2,214,492.56 in cash, which cash the General Partner shall distribute to CareTrust. The issuance of OP Units to CareTrust and the General Partner shall be evidenced by either an amendment to the Operating Partnership’s Agreement of Limited Partnership or by certificates relating to such OP Units, in either case, as determined by the Operating Partnership, in such form as shall be reasonably acceptable to CareTrust and the General Partner. The OP Units to be issued to CareTrust and the General Partner pursuant to this Agreement shall have been duly authorized by the Operating Partnership and, when issued against the consideration therefor, shall be validly issued by the Operating Partnership, free and clear of all Liens created by the Operating Partnership (other than Liens created by the Operating Partnership Agreement).

Section 1.03 Consideration to Ensign . In consideration of the foregoing contribution, CareTrust shall promptly issue to Ensign 22,442,878 shares of CareTrust Common Stock and $221,449,256.00 in cash. The shares of CareTrust Common Stock to be issued to Ensign shall be issued as uncertificated shares registered in book-entry form. No certificates therefor shall be distributed. CareTrust shall promptly deliver or cause to be delivered to Ensign an account statement reflecting Ensign’s ownership of such shares of CareTrust Common Stock.

 

2


Section 1.04 Further Action . Each Party shall make, execute, acknowledge and deliver, or cause to be made, executed, acknowledged and delivered, any such other documents reasonably requested by the other Parties or reasonably necessary or desirable to consummate the transactions contemplated by this Agreement.

Section 1.05 Tax Treatment . Ensign and CareTrust each intends that the Reorganization and the Distribution shall be treated as a reorganization within the meaning of Sections 368(a)(1)(D) and 355 of the Code. Each of Ensign and CareTrust shall treat the Contribution as set forth in this Section 1.05 for all U.S. federal income tax purposes.

ARTICLE II

REPRESENTATIONS AND WARRANTIES OF ENSIGN

Ensign hereby represents and warrants to the CareTrust Entities as follows:

Section 2.01 Organization and Authority . Ensign is a corporation duly organized, validly existing and in good standing under the Laws of the State of Delaware. Ensign has all requisite power and authority to enter into this Agreement and to carry out the transactions contemplated hereby, and to own, lease or operate its property and to carry on its business as presently conducted and, to the extent required under applicable Law, is qualified to do business and is in good standing in each jurisdiction in which the nature of its business or the character of its property make such qualification necessary, other than in such jurisdictions where the failure to be so qualified would not have a Material Adverse Effect.

Section 2.02 Due Authorization . The execution, delivery and performance of this Agreement by Ensign has been duly and validly authorized by all necessary action of Ensign. This Agreement constitutes the legal, valid and binding obligation of Ensign, enforceable against Ensign in accordance with its terms, subject to applicable bankruptcy, insolvency, moratorium or other similar Law relating to creditors’ rights and general principles of equity.

Section 2.03 Consents and Approvals . Except as shall have been satisfied on or prior to the date hereof, no consent, waiver, approval or authorization of, or filing with, any Person or Governmental Authority or under any applicable Law is required to be obtained by Ensign in connection with the execution, delivery and performance of this Agreement, or the transactions contemplated hereby, except for those consents, waivers, approvals, authorizations or filings, the failure of which to obtain or to file would not have a Material Adverse Effect on Ensign.

Section 2.04 No Violation . None of the execution, delivery or performance of this Agreement, or the consummation of the transactions contemplated hereby, does or will, with or without the giving of notice, lapse of time, or both, violate, conflict with, result in a breach of, or constitute a default under or give to others any right of termination, acceleration, cancelation or other right under (a) any agreement, document or instrument to which Ensign is a party or by which Ensign is bound or (b) any term or provision of any judgment, order, writ, injunction or decree binding on Ensign (or its assets or properties), except any such breaches or defaults that would not have a Material Adverse Effect on Ensign.

 

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Section 2.05 Non-Foreign Person . Ensign is a United States person (as defined in the Code) and is,

therefore, not subject to the provisions of the Code relating to the withholding of sales or exchange proceeds to foreign persons, and is not subject to any state withholding requirements. Ensign has delivered to CareTrust an affidavit stating under penalty of perjury Ensign’s United States Taxpayer Identification Number and that Ensign is not a foreign person pursuant to Section 1445(b)(2) of the Code and a comparable affidavit satisfying any state withholding requirements.

Section 2.06 Solvency . Ensign has been and will be solvent at all times prior to and after giving effect to the contribution of the Interests to the Operating Partnership, and the other aspects of the Reorganization and the Distribution.

Section 2.07 Litigation . There is no action, suit or proceeding pending or, to Ensign’s knowledge, threatened against Ensign which, if adversely determined, would reasonably be expected to have a Material Adverse Effect on Ensign.

Section 2.08 Absence of Registration . Ensign acknowledges that the shares of CareTrust Common Stock to be issued to it hereunder have not been registered under the Securities Act and, therefore, may not be sold unless registered under the Securities Act or an exemption from registration is available.

Section 2.09 No Injunction . No Governmental Authority has enacted, issued, promulgated, enforced or entered any statute, rule, regulation, executive order, decree, judgment, injunction or other order (whether temporary, preliminary or permanent), in any case, which is in effect and which prevents or prohibits consummation of any of the transactions contemplated in this Agreement, and none of the same brought by a Governmental Authority of competent jurisdiction is pending that seeks the foregoing.

Section 2.10 Consents, Etc. All necessary consents and approvals of Governmental Authorities or third parties (including lenders) for Ensign to consummate the transactions contemplated hereby have been obtained, except for those the absence of which would not have a Material Adverse Effect on Ensign.

Section 2.11 No Brokers . Neither Ensign nor any of Ensign’s officers, directors or employees has employed or made any agreement with any broker, finder or similar agent or any person or firm which will result in the obligation of any CareTrust Entities or any Companies to pay any finder’s fee, brokerage fees or commissions or similar payment in connection with the transactions contemplated by this Agreement.

Section 2.12 Ownership of Interests . Ensign is the owner of the Interests and has the power and authority to transfer, sell, assign and convey to the Operating Partnership such Interests free and clear of any Liens, except for Permitted Liens, and, upon delivery of the consideration for such Interests as provided herein, the Operating Partnership will acquire good and valid title thereto, free and clear of any Liens, except for Permitted Liens. Except as provided for or contemplated by this Agreement, there are no rights, subscriptions, warrants, options, conversion rights, preemptive rights, agreements, instruments or understandings of any kind outstanding (a) relating to the Interests or (b) to purchase, transfer or to otherwise acquire, or to in any way encumber, any of the Interests or any securities or obligations of any kind convertible into Interests or other equity interests or profit participation of any kind in the Companies. All of the issued and outstanding Interests have been duly authorized and are validly issued, fully paid and non-assessable.

 

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Section 2.13 Organization and Authority of the Companies . Each Company is a limited liability company duly organized, validly existing and in good standing under the Laws of the State of Nevada. Each Company has all power and authority to own, lease or operate its property and to carry on its business as presently conducted and, to the extent required under applicable Law, is qualified to do business and is in good standing in each jurisdiction in which the nature of its business or the character of its property make such qualification necessary, except where the failure to be so qualified would not have a Material Adverse Effect on Ensign or CareTrust. Ensign has provided to CareTrust correct and complete copies of the LLC Agreement and the articles of organization or equivalent organizational document of each Company, in each case, with all amendments as in effect on the date hereof. None of the Companies has adopted a plan of liquidation, dissolution, merger, consolidation, restructuring, recapitalization or reorganization.

Section 2.14 Taxes . To Ensign’s knowledge, and except as would not have a Material Adverse Effect on Ensign or CareTrust, (a) each Company has filed all Tax Returns and reports required to be filed by it (after giving effect to any filing extension properly granted by a Governmental Authority having authority to do so) and all such returns and reports are accurate and complete in all material respects, and has paid (or had paid on its behalf) all Taxes as required to be paid by it, (b) no deficiencies for any Taxes have been proposed, asserted or assessed against any Company, and no requests for waivers of the time to assess any such Taxes are pending, (c) Ensign has filed all Tax Returns and reports required to be filed by it with respect to the Properties (after giving effect to any filing extension properly granted by a Governmental Authority having authority to do so) and all such returns and reports are accurate and complete in all material respects, and has paid (or had paid on its behalf) all Taxes as required to be paid by it with respect to the Properties and (d) no deficiencies for any Taxes have been proposed, asserted or assessed against Ensign with respect to the Properties, and no requests for waivers of the time to assess any such Taxes are pending.

Section 2.15 Company Litigation . Except as may be described in the Information Statement, there is no material Action, litigation, claim or other proceeding, either judicial or administrative (including, without limitation, any governmental action or proceeding), pending or, to Ensign’s knowledge, threatened in the last twelve months, against any Property, Ensign or the Companies. Ensign is not bound by any outstanding order, writ, injunction or decree of any court, Governmental Entity or arbitration against or affecting all or any portion of the Interests, which in any such case would have a Material Adverse Effect on Ensign or CareTrust.

Section 2.16 Compliance With Laws . In connection with the operation of the Properties and the Facilities, except as may be described in the Information Statement, to Ensign’s knowledge, the Properties and the Facilities have been maintained and operated, and on the date hereof are, in compliance in all material respects with all applicable Laws (including, without limitation, those currently relating to fire, life safety, health codes and sanitation, Americans with Disabilities Act, zoning and building laws) whether Federal, state or local, foreign, except for Environmental Laws which are addressed solely by Section 2.20 .

Section 2.17 Eminent Domain . There is no existing or, to Ensign’s knowledge, proposed or threatened condemnation, eminent domain or similar proceeding, or private purchase in lieu of such a proceeding, in respect of all or any material portion of any of the Properties.

Section 2.18 Licenses and Permits . To Ensign’s knowledge, all licenses, permits and certificates (including certificates of occupancy), required in connection with the ownership, construction, use, occupancy, management, leasing and operation of the Properties and Facilities have been obtained, are in full force and effect, and are in good standing, except for those licenses, permits and certificates, the failure of which to obtain or maintain in good standing, would not have a Material Adverse Effect on Ensign or CareTrust.

 

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Section 2.19 Real Property . Each of the Property Companies owns each of the Properties set forth

opposite its name on Exhibit A , and has good and marketable title in fee simple to such Properties free and clear of all Liens, other than Permitted Liens. No party to any material agreement affecting the Properties or Facilities has given to Ensign any written notice of any uncured default with respect to any such material agreement affecting the Properties or Facilities which would have a Material Adverse Effect on Ensign or CareTrust, and no event has occurred or, to Ensign’s knowledge, is threatened, which through the passage of time or the giving of notice, or both, would constitute a default thereunder which would have a Material Adverse Effect on Ensign or CareTrust or would cause the acceleration of any material obligation of any party thereto or the creation of a Lien upon any Property, except for Permitted Liens. To Ensign’s knowledge, such agreements are valid and binding and in full force and effect, and such agreements, including all amendments, modifications and supplements, have been delivered or made available to CareTrust.

Section 2.20 Environmental Compliance . Except as may be described in the Information Statement or any environmental reports in Ensign’s possession and made available to CareTrust (the “ Environmental Reports ”) (true and correct copies of which have been made available to CareTrust): (a) to Ensign’s knowledge, the Properties are currently being operated in compliance in all material respects with all Environmental Laws and Environmental Permits; (b) neither Ensign nor any of the Companies have received any written notice from any Governmental Authority or any other Person claiming that Ensign or any of the Companies is in material violation of, or has any material liability under, any Environmental Laws or Environmental Permits with respect to the Properties; (c) neither Ensign nor any of the Companies is currently conducting any material remedial action pursuant to Environmental Laws at any Property; (d) except as may be may be described in the Information Statement or the Environmental Reports, to Ensign’s knowledge, there has been no spill or release of Hazardous Materials at, on, under or upon any of the Properties that would reasonably be likely to result in any material claim under any Environmental Laws or Environmental Permit against Ensign, CareTrust or any of the Companies.

Section 2.21 Trademarks and Tradenames; Proprietary Rights . There are no actions or other judicial or administrative proceedings against Ensign, the Companies, the Properties or the Facilities pending or, to Ensign’s knowledge, threatened in the last twelve months, that concern any copyrights, copyright application, trademarks, trademark registrations, trade names, service marks, service mark registrations, trade names and trade name registrations or any trade secrets being indirectly transferred to the Operating Partnership hereunder (the “ Proprietary Rights ”) and that, if adversely determined, would have a Material Adverse Effect on Ensign or CareTrust. To Ensign’s knowledge, the current use of the Proprietary Rights does not conflict with, infringe upon or violate any copyright, trade secret, trademark or registration of any other Person.

Section 2.22 Condition of Property . To Ensign’s knowledge, except as may be described in the Information Statement, there is no material defect in the structural condition of any Property, the roof thereon, the improvements thereon, the structural elements thereof and the mechanical systems thereon (including, without limitation, all HVAC, plumbing, electrical, elevator, security, utility, sprinkler and safety systems), nor any material damage from casualty or other cause, nor any soil condition of any Property that will not support all of the improvements thereon without the need for unusual or new subsurface excavations, fill, footings, caissons or other installations, except for any such defect, damage or condition that has been corrected or will be corrected in the ordinary course of the business of the Property as disclosed as part of its scheduled annual maintenance and improvement program.

 

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Section 2.23 Leases . A true and complete copy of each lease or occupancy agreement for the tenants at each Facility (collectively, the “ Leases ”) has been made available to CareTrust, and, to Ensign’s knowledge, such leases are in full force and effect, except as may be described in the Information Statement; the Operating Company which is lessor under such Leases has not received any written notice that it is in default of any of its obligations under such Leases beyond any applicable grace period which has not been cured; to Ensign’s knowledge, except as may be described in the Information Statement or the rent roll delivered to CareTrust, no tenant is in default under any Lease. To Ensign’s knowledge, all material obligations of the lessor under the Leases that have accrued prior to the date hereof have been performed or satisfied. To Ensign’s knowledge, no tenant under any of the Leases is presently the subject of any voluntary or involuntary bankruptcy or insolvency proceedings.

Section 2.24 Tangible Personal Property . The Operating Companies own or lease all of the tangible personal property constituting “Fixtures and Personal Property” (as defined below) which is used in and necessary to the operation of each of the Facilities. “ Fixtures and Personal Property ” shall mean all fixtures, furniture, furnishings, apparatus and fittings, equipment, machinery, appliances, building supplies, tools, and other items of personal property used in connection with the operation or maintenance of the Facilities; excluding, however, all fixtures, furniture, furnishings, apparatus and fittings, equipment, machinery, appliances, building supplies, tools, and other items of personal property owned by tenants, subtenants, guests, invitees, employees, easement holders, service contractors and other Persons who own any such property located at the Facilities. To Ensign’s knowledge, such Fixtures and Personal Property are free and clear of all Liens, other than Liens pursuant to the agreements pursuant to which such Fixtures and Personal Property are leased, Permitted Liens and Liens that would not have a Material Adverse Effect on CareTrust.

Section 2.25 Service Contracts . There are no service or maintenance contracts affecting any Property or Facility which are not cancelable upon thirty (30) days’ notice or less or which are for a contract amount greater than $100,000 per annum; true and correct copies of the service, equipment, franchise, operating, management, parking, supply, utility and maintenance agreements relating to any Property or Facility (the “ Service Contracts ”) have been made available to CareTrust and the same are in full force and effect and have not been modified or amended except in the ordinary course of business. To Ensign’s knowledge, no material event of default exists (which remains uncured) under any of the Service Contracts.

Section 2.26 Existing Loans . The secured loans presently encumbering the Properties or Facilities or any direct or indirect interest in any Company and any unsecured loans with respect to which any of the Companies are obligated, after giving effect to the financing transactions contemplated to occur on or about May 30, 2014, as described in the Information Statement (the “ Existing Loans ”), and the documents entered into in connection therewith (collectively, the “ Loan Documents ”) are, to Ensign’s knowledge, in full force and effect as of the date hereof. To Ensign’s knowledge, no event of default or event that with the passage of time or giving of notice or both would constitute a material event of default has occurred as of the date hereof under any of the Loan Documents. True and correct copies of the existing Loan Documents have been made available to CareTrust. Except as set forth on Schedule 2.26, none of the Companies is the holder of any promissory note or similar debt instrument whether issued by an affiliated entity or third party.

Section 2.27 Real Property Taxes . Neither Ensign nor any of the Companies has received any written notification of any material new or increased general or special Tax assessments for any of the Properties or Facilities except as may be disclosed in the Title Policies. Each of the Properties is assessed for real property Tax through one Tax bill and each Property is comprised of one or more independent Tax lots.

 

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Section 2.28 Insurance . Each of the Operating Companies currently has in place public liability, casualty and other insurance coverage with reputable insurance companies with respect to its Facilities in customary amounts for projects similar to the Facilities in the markets in which such Facilities are located, and in all cases substantially in compliance with the existing financing arrangements. To Ensign’s knowledge, each of such policies is in full force and effect, and all premiums due and payable thereunder have been fully paid when due. No written notice of cancellation, default or non-renewal has been received or to Ensign’s knowledge threatened with respect thereto.

Section 2.29 Exclusive Representations . Except as set forth in this Article II , Ensign makes no representation or warranty of any kind, express or implied, in connection with any of the Interests, the Companies, the Properties or the Facilities, and the CareTrust Entities acknowledge that they have not relied upon any other such representation or warranty. Except as set forth in Article III , Ensign acknowledges that no representation or warranty has been made by the CareTrust Entities with respect to the legal and Tax consequences of the transfer of the Interests to the Operating Partnership and the receipt of the consideration therefor. Ensign acknowledges that it has not relied upon any other such representation or warranty.

ARTICLE III

REPRESENTATIONS AND WARRANTIES OF THE CARETRUST ENTITIES

The CareTrust Entities hereby represent and warrant to Ensign as follows:

Section 3.01 Organization and Authority . Each CareTrust Entity is duly organized, validly existing and in good standing under the Laws of its state of organization. Each CareTrust Entity has all requisite power and authority to enter into this Agreement and to carry out the transactions contemplated hereby, and to own, lease or operate its property and to carry on its business as presently conducted and, to the extent required under applicable Law, is qualified to do business and is in good standing in each jurisdiction in which the nature of its business or the character of its property make such qualification necessary, other than in such jurisdictions where the failure to be so qualified would not have a Material Adverse Effect on CareTrust.

Section 3.02 Due Authorization . The execution, delivery and performance of this Agreement by the CareTrust Entities has been duly and validly authorized by all necessary action of the CareTrust Entities. This Agreement constitutes the legal, valid and binding obligation of the applicable CareTrust Entities, enforceable against the CareTrust Entities in accordance with its terms, subject to applicable bankruptcy, insolvency, moratorium or other similar Law relating to creditors’ rights and general principles of equity.

Section 3.03 Consents and Approvals . Except as shall have been satisfied on or prior to the date hereof, no material consent, waiver, approval or authorization of, or filing with, any Person or Governmental Authority or under any applicable Law is required to be obtained by the CareTrust Entities in connection with the execution, delivery and performance of this Agreement or the transactions contemplated hereby.

Section 3.04 No Violation . None of the execution, delivery or performance of this Agreement, or the consummation of the transactions contemplated hereby, does or will, with or without the giving of notice, lapse of time, or both, violate, conflict with, result in a breach of, or constitute a default under or give to others any right of termination, acceleration, cancelation or other right under (a) the organizational documents of the CareTrust Entities, (b) any term or provision of any judgment, order, writ, injunction, or decree binding on the CareTrust Entities or (c) any other agreement to which any CareTrust Entity is a party.

 

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Section 3.05 Validity of CareTrust Common Stock . The shares of CareTrust Common Stock to be issued to Ensign pursuant to this Agreement have been duly authorized by CareTrust and, when issued against the consideration therefor, will be validly issued by CareTrust, free and clear of all Liens created by CareTrust (other than Liens created by the organizational documents of CareTrust).

Section 3.06 Litigation . There is no action, suit or proceeding pending or, to the CareTrust Entities’ knowledge, threatened against the CareTrust Entities which, if adversely determined, would reasonably be expected to have a Material Adverse Effect on CareTrust.

Section 3.07 Limited Activities . Except as described in the Information Statement, the CareTrust Entities and their Subsidiaries have not engaged in any material business or incurred any material obligations.

Section 3.08 No Other Representations or Warranties . Except as set forth above in this Article III , the CareTrust Entities make no representation or warranty of any kind, express or implied, in connection with the legal and Tax consequences of the transfer of the Interests to the Operating Partnership and the receipt of the consideration therefor, and Ensign acknowledges that it has not relied upon any other such representation or warranty. Except as set forth in Article II , the CareTrust Entities acknowledge that no representation or warranty has been made by Ensign with respect to any of the Interests, the Companies, the Properties or the Facilities. The CareTrust Entities acknowledge that they have not relied upon any other such representation or warranty.

ARTICLE IV

INDEMNIFICATION; DISPUTE RESOLUTION

Section 4.01 Indemnification . In the event of any breach of a representation, warranty or covenant of any Party contained in this Agreement, the other Parties may be entitled to indemnification as and to the extent provided in Article IX of the Separation Agreement. For all Tax purposes other than for purposes of Section 355(g) of the Code, Ensign and CareTrust agree to treat (i) any payment required by this Agreement (other than payments with respect to interest accruing after the effective time of the Distribution) as either a contribution by Ensign to CareTrust or a distribution by CareTrust to Ensign, as the case may be, occurring immediately prior to the effective time of the Distribution or as a payment of an assumed or retained liability, and (ii) any payment of interest as taxable or deductible, as the case may be, to the party entitled under this Agreement to retain such payment or required under this Agreement to make such payment, in either case, except as otherwise required by applicable Law.

Section 4.02 Dispute Resolution . Any disputes under this Agreement shall be governed by Article X of the Separation Agreement.

ARTICLE V

DEFINITIONS

Section 5.01 Definitions . For purposes of this Agreement, the following terms shall have the following meanings.

 

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(a) “ Affiliate ” means, with respect to any specified Person, any other Person that directly, or indirectly through one or more intermediaries, controls, is controlled by, or is under common control with, the specified Person. For this purpose “control” of a Person means the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of such Person, whether through ownership of voting securities, by contract or otherwise.

(b) “ Business Day ” means a day other than a Saturday, a Sunday or a day on which banking institutions located in the State of California are authorized or obligated by applicable Law or executive order to close.

(c) “ Code ” means the Internal Revenue Code of 1986, as amended.

(d) “ Company ” means a Property Company or an Operating Company.

(e) “ Disclosure Schedule ” means that disclosure schedule attached as Appendix A to this Agreement.

(f) “ Environmental Laws ” means all applicable statutes, regulations, rules, ordinances, codes, licenses, permits, orders, demands, approvals, authorizations and other binding requirements of any Governmental Entity and all applicable judicial, administrative and regulatory decrees, judgments and orders relating to the protection of the environment as in effect on the Closing Date, including but 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 Clean Air Act (42 U.S.C. Section 7401 et seq.), the Federal Water Pollution Control Act (33 U.S.C. Section 1251), the Safe Drinking Water Act (42 U.S.C. 300f et seq.), the Toxic Substances Control Act (15 U.S.C. 2601 et seq.), the Endangered Species Act (16 U.S.C. 1531 et seq.) and the Emergency Planning and Community Right-to-Know Act of 1986 (42 U.S.C. 11001 et seq.), and similar state and local requirements.

(g) “ Environmental Permits ” means any and all licenses, certificates, permits, registrations, approvals, authorizations, and consents that are required pursuant to any Environmental Laws.

(h) “ Exchange Act ” means the Securities Exchange Act of 1934, as amended.

(i) “ Governmental Authority ” means any U.S. federal, state, local or non-U.S. court, government, department, commission, board, bureau, agency, official or other regulatory, administrative or governmental authority.

(j) “ Hazardous Materials ” means any petroleum or petroleum products, radioactive materials or wastes, friable asbestos, polychlorinated biphenyls and any other hazardous or toxic substance, material or waste that is prohibited or regulated, or as to which liability may be imposed, under any Environmental Law.

(k) “ Information Statement ” means the information statement, attached as an exhibit to the Registration Statement, and any related documentation to be provided to holders of common stock of Ensign in connection with the Distribution, including any amendments or supplements thereto.

(l) “ Law ” means any law, statute, ordinance, code, rule, regulation, order, writ, proclamation, judgment, injunction or decree of any Governmental Authority.

 

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(m) “ Liens ” means all pledges, claims, liens, mortgages, deeds of trust, charges, restrictions, controls, easements, rights of way, exceptions, reservations, leases, licenses, grants, covenants and conditions, encumbrances and security interests of any kind or nature whatsoever.

(n) “ Material Adverse Effect ” with respect to a Person means any material adverse effect on the business, assets, financial condition, properties or results of operations of such Person or on such Person’s ability to consummate the transactions contemplated by this Agreement.

(o) “ Operating Partnership Agreement ” means the agreement of limited partnership of the Operating Partnership, as in effect from time to time.

(p) “ Party ” or “ Parties ” has the meaning set forth in the preamble to this Agreement.

(q) “ Permitted Lien ” means: (i) Liens securing Taxes, the payment of which is not delinquent or may be paid without interest or penalties or the validity or amount of which is actively being contested in good faith by appropriate proceedings diligently pursued; (ii) zoning laws, building codes, rights-of ways and other land use laws and ordinances applicable to the Properties that are not violated by the existing structures or present uses thereof or the transfer of the Properties; (iii) carriers’, warehousemen’s, materialmen’s, workmen’s, repairmen’s and mechanics’ liens, and other similar liens arising or incurred in the ordinary course of business that secure payment of obligations arising in the ordinary course of business not more than 60 days past due or which are being contested in good faith by appropriate proceedings diligently pursued; (iv) non-exclusive easements for public utilities and other operational purposes and rights-of-ways that do not materially interfere with the current use or value of the Properties; and (v) all Liens listed on Exhibit C hereto.

(r) “ Person ” means an individual, a partnership, a corporation, a limited liability company, an association, a joint stock company, a trust, a joint venture, a union, an unincorporated organization or a governmental entity or any department, agency or political subdivision thereof.

(s) “ Registration Statement ” means CareTrust’s registration statement on Form 10 (File No. 001-36181) with respect to the registration under the Exchange Act of the CareTrust Common Stock to be distributed in the Distribution, including any amendments or supplements thereto.

(t) “ Securities Act ” means the Securities Act of 1933, as amended, and the rules and regulations promulgated thereunder.

(u) “ Subsidiary ” means, with respect to any specified Person, any corporation, partnership, limited liability company, joint venture or other organization, whether incorporated or unincorporated, of which at least a majority of the securities or interests having by the terms thereof ordinary voting power to elect at least a majority of the board of directors or others performing similar functions with respect to such corporation or other organization is directly or indirectly owned or controlled by such specified Person or by any one or more of its subsidiaries, or by such specified Person and one or more of its Subsidiaries.

(v) “ Tax ” or “ Taxes ” means any and all taxes, charges, fees, duties, levies, imposts or other assessments imposed by any federal, state, local or foreign Taxing Authority, including, but not limited to, income, gross receipts, excise, property, sales, use, license, capital stock, transfer, franchise, payroll, withholding, social security, value added and other taxes, and any interest, penalties or additions attributable thereto.

 

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(w) “ Tax Return ” means any return, declaration, report, claim for refund, or information return or statement related to Taxes, including any schedule or attachment thereto, and including any amendment thereof.

(x) “ Taxing Authority ” means any Governmental Authority or any subdivision, agency, commission or authority thereof or any quasi-governmental or private body having jurisdiction over the assessment, determination, collection or imposition of any Tax (including the United States Internal Revenue Service).

(y) “ Title Policies ” means those certain policies of title insurance insuring the Property Companies’ interests in the Properties.

ARTICLE VI

GENERAL PROVISIONS

Section 6.01 Amendments and Waivers .

(a) Subject to Section 11.1 of the Separation Agreement, this Agreement may not be amended except by an agreement in writing signed by the Parties.

(b) Except as otherwise expressly provided by this Agreement, any term or provision of this Agreement may be waived, or the time for its performance may be extended, by the Party entitled to the benefit thereof and any such waiver shall be validly and sufficiently given for the purposes of this Agreement if it is in writing signed by an authorized representative of such Party. No delay or failure in exercising any right, power or remedy hereunder shall affect or operate as a waiver thereof; nor shall any single or partial exercise thereof or any abandonment or discontinuance of steps to enforce such a right, power or remedy preclude any further exercise thereof or of any other right, power or remedy. The rights and remedies hereunder are cumulative and not exclusive of any rights or remedies that any Party would otherwise have.

Section 6.02 Entire Agreement . This Agreement, the Separation Agreement and the exhibits and schedules referenced herein and therein and attached hereto or thereto, constitute the entire agreement and understanding between the Parties with respect to the subject matter hereof and supersede all prior negotiations, agreements, commitments, writings, courses of dealing and understandings with respect to the subject matter hereof.

Section 6.03 Survival of Agreements . All representations, warranties, covenants and agreements of the Parties contained in this Agreement shall survive and remain in full force and effect after the consummation of the transactions contemplated herein.

Section 6.04 Third-Party Beneficiaries . Except as otherwise expressly contemplated by this Agreement, this Agreement is solely for the benefit of the Parties and should not be deemed to confer upon third parties any remedy, claim, liability, reimbursement, cause of action or other right in excess of those existing without reference to this Agreement.

Section 6.05 Notices . All notices, requests, permissions, waivers and other communications hereunder shall be in writing and shall be deemed to have been duly given (a) five (5) Business Days following sending by registered or certified mail, postage prepaid, (b) when sent, if sent by facsimile or e-mail of a PDF document (with confirmation of transmission) if sent during normal business hours of the recipient, and on the next Business Day if sent after normal business hours of the recipient,

 

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(c) when delivered, if delivered personally to the intended recipient, and (d) one (1) Business Day following sending by overnight delivery via a national courier service and, in each case, addressed to a Party at the following address for such Party (as updated from time to time by notice in writing to the other Party):

if to any of the CareTrust Entities, to:

CareTrust REIT, Inc.

27101 Puerta Real, Suite 400

Mission Viejo, CA 92691

Attention: William M. Wagner

Email: wwagner@caretrustreit.com

Facsimile: (949) 540-3002

if to Ensign, to:

The Ensign Group, Inc.

27101 Puerta Real, Suite 450

Mission Viejo, CA 92691

Attention: Chad Keetch

Email: ckeetch@Ensigngroup.net

Facsimile: (949) 540-1968

Section 6.06 Counterparts; Electronic Delivery . This Agreement may be executed in multiple counterparts, each of which when executed shall be deemed to be an original, but all of which together shall constitute one and the same agreement. Execution and delivery of this Agreement or any other documents pursuant to this Agreement by facsimile or other electronic means shall be deemed to be, and shall have the same legal effect as, execution by an original signature and delivery in person.

Section 6.07 Severability . If any term or other provision of this Agreement or the exhibits attached hereto or thereto is determined by a nonappealable decision by a court, administrative agency or arbitrator to be invalid, illegal or incapable of being enforced by any rule of law or public policy, all other conditions and provisions of this Agreement shall nevertheless remain in full force and effect so long as the economic or legal substance of the transactions contemplated by this Agreement is not affected in any manner materially adverse to any Party. Upon such determination that any term or other provision is invalid, illegal or incapable of being enforced, the court, administrative agency or arbitrator shall interpret this Agreement so as to affect the original intent of the Parties as closely as possible in an acceptable manner to the end that the transactions contemplated by this Agreement are fulfilled to the fullest extent possible. If any sentence in this Agreement is so broad as to be unenforceable, the provision shall be interpreted to be only as broad as is enforceable.

Section 6.08 Assignability; Binding Effect . This Agreement shall be binding upon and inure to the benefit of the Parties and their successors and permitted assigns; provided that the rights and obligations of each Party under this Agreement shall not be assignable, in whole or in part, directly or indirectly, whether by operation of law or otherwise, by such Party without the prior written consent of the other Parties (such consent not to be unreasonably withheld, conditioned or delayed) and any attempt to assign any rights or obligations under this Agreement without such consent shall be null and void. Notwithstanding the foregoing, any Party may assign its rights and obligations under this Agreement to any of their respective Affiliates provided that no such assignment shall release such assigning Party from any liability or obligation under this Agreement.

 

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Section 6.09 Governing Law . This Agreement shall be governed by, and construed and enforced in accordance with, the substantive Laws of the State of Delaware, without regard to any conflicts of law provisions thereof that would result in the application of the Laws of any other jurisdiction.

Section 6.10 Construction . This Agreement shall be construed as if jointly drafted by the Parties and no rule of construction or strict interpretation shall be applied against any Party. The Parties represent that this Agreement is entered into with full consideration of any and all rights which the Parties may have. The Parties have relied upon their own knowledge and judgment. The Parties have had access to independent legal advice, have conducted such investigations they thought appropriate, and have consulted with such other independent advisors as they deemed appropriate regarding this Agreement and their rights and asserted rights in connection therewith. The Parties are not relying upon any representations or statements made by the other Parties, or such other Party’s employees, agents, representatives or attorneys, regarding this Agreement, except to the extent such representations are expressly set forth or incorporated in this Agreement. The Parties are not relying upon a legal duty, if one exists, on the part of the other Parties (or any such other Party’s employees, agents, representatives or attorneys) to disclose any information in connection with the execution of this Agreement or their preparation, it being expressly understood that no Party shall ever assert any failure to disclose information on the part of the other Parties as a ground for challenging this Agreement.

Section 6.11 Performance . Each Party shall cause to be performed, and hereby guarantees the performance of, all actions, agreements and obligations set forth herein to be performed by any Subsidiary or Affiliate of such Party.

Section 6.12 Titles and Headings . Titles and headings to Sections and Articles are inserted for the convenience of reference only and are not intended to be a part of or to affect the meaning or interpretation of this Agreement.

Section 6.13 Exhibits and Schedules . The Exhibits and Schedules attached hereto are incorporated herein by reference and shall be construed with and as an integral part of this Agreement to the same extent as if the same had been set forth verbatim herein.

Section 6.14 Effective Time . This Agreement shall be effective as of 3:00 a.m. (Pacific time) on May 30, 2014.

[ Signature Page Follows ]

 

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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be signed by their respective duly authorized officers or representatives, all as of the date first written above.

 

THE ENSIGN GROUP, INC.
By:   /s/ Christopher R. Christensen
 

Name: Christopher R. Christensen

Title:   President and Chief Executive Officer

 

CARETRUST REIT, INC.
By:   /s/ Gregory K. Stapley
 

Name: Gregory K. Stapley

Title:   President and Chief Executive Officer

 

CARETRUST GP, LLC
By:   CareTrust REIT, Inc., its sole member
By:   /s/ Gregory K. Stapley
 

Name: Gregory K. Stapley

Title:   President and Chief Executive Officer

 

CTR PARTNERSHIP, L.P.
By:   CareTrust GP, LLC, its general partner
By:   CareTrust REIT, Inc., its sole member
By:   /s/ Gregory K. Stapley
 

Name: Gregory K. Stapley

Title:   President and Chief Executive Officer


Exhibit A

Property Companies and Properties

 

    

Property Company

  

Property

1.    Paredes Health Holdings LLC   

1.      Alta Vista Rehabilitation and Healthcare

2.    Arrow Tree Health Holdings LLC   

2.      Arbor Glen Care Center

3.    Tenth East Holdings LLC   

3.      City Creek Post-Acute (fka Arlington Hills Healthcare Center)

4.    Mesquite Health Holdings LLC   

4.      Willowbend Nursing & Rehabilitation Center

5.    Jefferson Ralston Holdings LLC   

5.      Arvada Care and Rehabilitation Center

6.    Queensway Health Holdings LLC   

6.      Atlantic Memorial Healthcare Center

7.    Irving Health Holdings LLC   

7.      Beatrice Health & Rehabilitation

8.    Sky Holdings AZ LLC   

8.      Bella Vita Health and Rehabilitation Center & Desert Sky Assisted Living

9.    Trousdale Health Holdings LLC   

9.      Brookfield Healthcare Center

10.    Granada Investments LLC   

10.    Camarillo Healthcare Center

11.    Golfview Holdings LLC   

11.    Cambridge Health & Rehabilitation Center

12.    Avenue N Holdings LLC   

12.    Cambridge Square Retirement Center

13.    Expo Park Health Holdings LLC   

13.    Canterbury Gardens Independent & Assisted Living Community

14.    Falls City Health Holdings LLC   

14.    Falls City Nursing & Rehabilitation (fka Careage Estates of Falls City)

15.    Gillette Park Health Holdings LLC   

15.    Careage Hills Rehabilitation & Healthcare

16.    Wayne Health Holdings LLC   

16.    Careage Campus of Care & County View Assisted Living (fka Careage of Wayne)

17.    CM Health Holdings LLC   

17.    Carmel Mountain Rehab & Healthcare Center

18.    Trinity Mill Holdings LLC   

18.    Carrollton Health & Rehabilitation Center

19.    Rillito Holdings LLC   

19.    Catalina Post-Acute & Rehabilitation

20.    Lafayette Health Holdings LLC   

20.    Chateau Des Mons Care and Assisted Living

21.    Julia Temple Healthcare Center

21.    Gazebo Park Health Holdings LLC   

22.    Clarion Wellness & Rehabilitation Center (fka Careage of Clarion)

22.    Prairie Health Holdings LLC   

23.    Colonial Manor of Randolph

23.    Jordan Health Properties LLC   

24.    Copper Ridge Health Care

24.    Flamingo Health Holdings LLC   

25.    Desert Springs Senior Living

25.    Terrace Holdings AZ LLC   

26.    Desert Terrace Healthcare Center

26.    Salmon River Health Holdings LLC   

27.    Discovery Care Center

27.    Fort Street Health Holdings LLC   

28.    Draper Rehabilitation and Care Center

28.    Snohomish Health Holdings LLC   

29.    Emerald Hills Rehabilitation and Skilled Nursing

29.    Oleson Park Health Holdings LLC   

30.    Fort Dodge Health & Rehabilitation (fka Careage of Fort Dodge)

30.    Hillendahl Health Holdings LLC   

31.    Golden Acres Living and Rehabilitation Center

31.    Moenium Holdings LLC   

32.    Grand Court of Mesa

32.    Rio Grande Health Holdings LLC   

33.    Grand Terrace Rehabilitation and Healthcare

33.    Josey Ranch Healthcare Holdings LLC   

34.    Heritage Gardens Rehabilitation & Healthcare

34.    Ensign Highland LLC   

35.    Camelback Post-Acute Care & Rehabilitation (fka Highland Manor Health & Rehabilitation Center)

35.    Big Sioux River Health Holdings LLC   

36.    Hillcrest Healthcare Center & Mica Hill Estates Assisted Living

36.    Cottonwood Health Holdings LLC   

37.    Holladay Healthcare Center

37.    Dixie Health Holdings LLC   

38.    Hurricane Health and Rehabilitation

38.    Queen City Health Holdings LLC   

39.    La Villa Rehabilitation and Healthcare Center

39.    Saratoga Health Holdings LLC   

40.    Lake Ridge Senior Living

40.    Verde Villa Holdings LLC   

41.    Lake Village Nursing & Rehabilitation Center

41.    Hillview Health Holdings LLC   

42.    Lakeland Hills Assisted Living


    

Property Company

  

Property

42.    51st Avenue Health Holdings LLC   

43.    Legacy Rehabilitation and Living

43.    Wisteria Health Holdings LLC   

44.    Wisteria Place

44.    Lowell Health Holdings LLC   

45.    Littleton Care and Rehabilitation Center

45.    Renee Avenue Health Holdings LLC   

46.    Monte Vista Hills Healthcare Center

46.    Northshore Healthcare Holdings LLC   

47.    Montebello Wellness Center

47.    Valley Health Holdings LLC   

48.    North Mountain Medical & Rehabilitation Center

48.    Willits Health Holdings LLC   

49.    Northbrook Healthcare Center

49.    Anson Health Holdings LLC   

50.    Northern Oaks Living & Rehabilitation Center

50.    Arapahoe Health Holdings LLC   

51.    Oceanview Healthcare and Rehabilitation

51.    49th Street Health Holdings LLC   

52.    Omaha Nursing and Rehabilitation Center

52.    Orem Health Holdings LLC   

53.    Orem Rehabilitation and Nursing Center

53.    RB Heights Health Holdings LLC   

54.    Osborn Health & Rehabilitation

54.    Lowell Lake Health Holdings LLC   

55.    Owyhee Health and Rehabilitation Center

55.    Cherry Health Holdings LLC (formerly Cherry Health Holdings, Inc.)   

56.    Pacific Care & Rehabilitation

56.    Fig Street Health Holdings LLC   

57.    Palomar Vista Healthcare Center

57.    Fifth East Holdings LLC   

58.    Paramount Health and Rehabilitation

58.    Plaza Health Holdings LLC   

59.    Park Manor Rehabilitation Center

59.    Boardwalk Health Holdings LLC   

60.    Park Place Assisted Living

60.    Mountainview Communitycare LLC   

61.    Park View Post-Acute (fka Park View Gardens at Montgomery)

61.    Burley Healthcare Holdings LLC   

62.    Parke View Rehabilitation and Care Center

62.    Price Health Holdings LLC   

63.    Pinnacle Nursing and Rehabilitation Center

63.    Lemon River Holdings LLC   

64.    The Grove Care & Wellness (fka Plymouth Tower Care and Living Center)

64.    Memorial Health Holdings LLC   

65.    Gateway Transitional Care Center (fka Pocatello Care and Rehabilitation Center)

65.    Silver Lake Health Holdings LLC   

66.    Provo Rehabilitation and Nursing

66.    Willows Health Holdings LLC   

67.    Redmond Care and Rehabilitation Center

68.    Redmond Heights Senior Living

67.    Kings Court Health Holdings LLC   

69.    Richland Hills Rehabilitation and Healthcare Center

68.    Emmett Healthcare Holdings LLC   

70.    River’s Edge Rehabilitation and Living Center

69.    18th Place Health Holdings LLC   

71.    Rose Court Senior Living

70.    Ensign Bellflower LLC   

72.    Rose Villa Healthcare Center

71.    Silverada Health Holdings LLC   

73.    Rosewood Rehabilitation Center

72.    Meadowbrook Health Associates LLC   

74.    Sabino Canyon Rehabilitation and Care Center

73.    San Corrine Health Holdings LLC   

75.    Northeast Rehabilitation & Healthcare Center (fka Salado Creek Living & Rehabilitation Center)

74.    Ives Health Holdings LLC   

76.    San Marcos Rehabilitation and Healthcare Center

75.    Lockwood Health Holdings LLC   

77.    Santa Maria Terrace

76.    Long Beach Health Associates LLC   

78.    Shoreline Healthcare Center

77.    Ensign Southland LLC   

79.    Southland Care Center & Southland Living

78.    Lufkin Health Holdings LLC   

80.    Southland Rehabilitation and Healthcare Center

79.    Mission CCRC LLC   

81.    St. Joseph Villa, St. Joseph Villa Assisted Living & The Marian Center

80.    Stillhouse Health Holdings LLC   

82.    Stillhouse Rehabilitation and Healthcare Center

81.    Regal Road Health Holdings LLC   

83.    Sunview Health and Rehabilitation Center

82.    Guadalupe Health Holdings LLC   

84.    The Courtyard Rehab and Healthcare Center

83.    Polk Health Holdings LLC   

85.    Timberwood Nursing & Rehabilitation Center

84.    South Dora Health Holdings LLC   

86.    Ukiah Post-Acute (fka Ukiah Healthcare Center)


    

Property Company

  

Property

85.    Cedar Avenue Holdings LLC   

87.    Upland Rehabilitation and Care Center

86.    Expressway Health Holdings LLC   

88.    Veranda Rehabilitation and Healthcare

87.    Everglades Health Holdings LLC   

89.    Victoria Care Center

90.    Lexington Assisted Living

88.    Temple Health Holdings LLC   

91.    Wellington Place Rehabilitation & Healthcare Center

89.    4th Street Holdings LLC   

92.    West Bend Care Center & Prairie Creek Assisted Living

90.    Bogardus Health Holdings LLC   

93.    Whittier Hills Health Care Center

91.    Tulalip Bay Health Holdings LLC   

94.    Mountain View Rehabilitation and Care Center


Exhibit B

Operating Companies and Facilities

 

    

Operating Company

  

Facility

1.

   Casa Linda Retirement LLC    Lakeland Hills Independent Living

2.

   Salt Lake Independence LLC    The Apartments at St. Joseph Villa

3.

   Dallas Independence LLC    The Cottages at Golden Acres


Exhibit C

Permitted Liens

 

1. Liens arising under or imposed by (i) the Fourth Amended and Restated Loan Agreement dated as of November 10, 2009 with General Electric Capital Corporation, as agent and lender, or (ii) the Fifth Amended and Restated Loan Agreement dated as of May 30, 2014 with General Electric Capital Corporation, as agent and lender.

 

2. Liens that secure indebtedness that will be repaid on or about May 30, 2014.

 

3. Liens that secure indebtedness that will be incurred on or about May 30, 2014, as described in the Information Statement.

 

4. Liens that secure indebtedness under that certain Promissory Note, dated as of October 1, 2009, by and between Tenth East Holdings LLC and Johnson Land Enterprises, L.L.C.

Exhibit 10.8

 

 

 

 

REGISTRATION RIGHTS AGREEMENT

CTR PARTNERSHIP, L.P. AND CARETRUST CAPITAL CORP.

5.875% SENIOR NOTES DUE 2021

May 30, 2014

 

 

 


REGISTRATION RIGHTS AGREEMENT

This Registration Rights Agreement (this “ Agreement ”) is made and entered into as of May 30, 2014, by and among CTR Partnership, L.P., a Delaware limited liability partnership and CareTrust Capital Corp., a Delaware corporation (together, the “ Issuers ”), CareTrust REIT, Inc., a Maryland corporation (“ CareTrust ”), CareTrust GP, LLC, a Delaware general partnership (the “ General Partner ”), the guarantors party hereto (collectively with CareTrust and the General Partner, the “ Guarantors ”), and Wells Fargo Securities, LLC, SunTrust Robinson Humphrey, Inc. and RBC Capital Markets LLC, on behalf of themselves and as representatives (“ Representatives ”) of the several initial purchasers listed on Exhibit A to the Purchase Agreement (as defined below) (collectively, the “ Initial Purchasers ”), each of whom has agreed to purchase the Issuers’ 5.875% Senior Notes due 2021 (the “ Notes ”) fully and unconditionally guaranteed by the Guarantors (the “ Guarantees ”) pursuant to the Purchase Agreement. The Notes and the Guarantees are herein collectively referred to as the “ Securities .”

This Agreement is made pursuant to that certain Purchase Agreement, dated May 15, 2014 (as amended by that certain Joinder to the Purchase Agreement entered into as of the Closing Date, the “ Purchase Agreement ”), among the Issuers, the Guarantors and the Representatives, (i) for the benefit of the Initial Purchasers and (ii) for the benefit of the holders from time to time of the Securities, including the Initial Purchasers. In order to induce the Initial Purchasers to purchase the Securities, the Issuers have agreed to provide the registration rights set forth in this Agreement. The execution and delivery of this Agreement is a condition to the obligations of the Initial Purchasers set forth in Section 5(h) of the Purchase Agreement.

The parties hereby agree as follows:

SECTION 1. Definitions . As used in this Agreement, the following capitalized terms shall have the following meanings:

Additional Interest : As defined in Section 5 hereof.

Advice : As defined in Section 6(c) hereof.

Agreement : As defined in the preamble hereto.

Broker-Dealer : Any broker or dealer registered under the Exchange Act.

Business Day : Any day other than a Saturday, Sunday or U.S. Federal holiday or a day on which banking institutions or trust companies located in New York, New York are authorized or obligated to be closed.

Closing Date : The date of this Agreement.

Commission : The Securities and Exchange Commission.


Consummate : A registered Exchange Offer shall be deemed “ Consummated ” for purposes of this Agreement upon the occurrence of (i) the filing and effectiveness under the Securities Act of the Exchange Offer Registration Statement relating to the Exchange Securities to be issued in the Exchange Offer, (ii) the maintenance of such Registration Statement continuously effective and the keeping of the Exchange Offer open for a period not less than the minimum period required pursuant to Section 3(b) hereof and (iii) the delivery by the Issuers to the Registrar under the Indenture of Exchange Securities in the same aggregate principal amount as the aggregate principal amount of Securities that were validly tendered (and not withdrawn) by Holders thereof pursuant to the Exchange Offer.

Consummation Deadline : As defined in Section 3(b) hereof.

Effectiveness Target Date : As defined in Section 5 hereof.

Exchange Act : The Securities Exchange Act of 1934, as amended.

Exchange Offer : The registration by the Issuers under the Securities Act of the Exchange Securities pursuant to a Registration Statement pursuant to which the Issuers offer the Holders of all outstanding Transfer Restricted Securities the opportunity to exchange all such outstanding Transfer Restricted Securities held by such Holders for Exchange Securities in an aggregate principal amount equal to the aggregate principal amount of the Transfer Restricted Securities validly tendered (and not withdrawn) in such exchange offer by such Holders and with terms that are identical in all respects to the Transfer Restricted Securities (except that (a) the Exchange Securities will not contain terms with respect to Additional Interest, (b) interest thereon shall accrue from the last date on which interest was paid on such Notes or, if no such interest has been paid, from the Issue Date and (c) the transfer restrictions thereon shall be eliminated).

Exchange Offer Registration Statement : The Registration Statement relating to the Exchange Offer, including the related Prospectus.

Exempt Resales : The transactions in which the Initial Purchasers propose to sell the Securities to persons reasonably believed to be “qualified institutional buyers,” as such term is defined in Rule 144A under the Securities Act and in compliance with Regulation S under the Securities Act.

Exchange Securities : The 5.875% Senior Notes due 2021 to be issued under the Indenture to Holders in exchange for Transfer Restricted Securities pursuant to this Agreement.

FINRA : The Financial Industry Regulatory Authority, Inc.

Free Writing Prospectus : Each free writing prospectus (as defined in Rule 405 under the Securities Act) prepared by or on behalf of the Issuers or the Guarantors or used or referred to by the Issuers or the Guarantors in connection with the sale of Securities under the Shelf Registration Statement.

Guarantees : As defined in the preamble hereto.

Guarantors : As defined in the preamble hereto.

Holders : As defined in Section 2(b) hereof.

 

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Indenture : The Indenture, dated as of the Closing Date, by and among the Issuers, the Guarantors and Wells Fargo Bank, National Association, as trustee (the “ Trustee ”), pursuant to which the Securities are to be issued, as such Indenture is amended or supplemented from time to time in accordance with the terms thereof.

Initial Placement : The issuance and sale by the Issuers of the Securities to the Initial Purchasers pursuant to the Purchase Agreement.

Initial Purchaser : As defined in the preamble hereto.

Interest Payment Date : As defined in the Indenture and the Securities.

Issue Date : The date on which the Securities are issued.

Issuers : A defined in the preamble hereto.

Notes : As defined in the preamble hereto.

Participating Broker-Dealer : As defined in Section 3(c) hereof.

Person : An individual, partnership, corporation, limited liability company, trust, unincorporated organization or other legal entity, or a government or agency or political subdivision thereof.

Prospectus : The prospectus included in a Registration Statement (or deemed a part of any Shelf Registration Statement), as amended or supplemented by any prospectus supplement and by all other amendments thereto, including post-effective amendments, and all material incorporated by reference into such Prospectus and, in respect of any Shelf Registration Statement, including for the avoidance of doubt any “issuer free writing prospectus” within the meaning of Rule 433 of the Securities Act.

Purchase Agreement : As defined in the preamble hereto.

Registration Default : As defined in Section 5 hereof.

Registration Statement : Any registration statement of the Issuers relating to (a) an offering of Exchange Securities pursuant to an Exchange Offer or (b) the registration for resale of Transfer Restricted Securities pursuant to the Shelf Registration Statement, which is filed pursuant to the provisions of this Agreement, in each case, including the Prospectus included therein or deemed a part thereof in the case of any Shelf Registration Statement, all amendments and supplements thereto (including post-effective amendments) and all exhibits and material incorporated by reference therein.

Securities : As defined in the preamble hereto.

Securities Act : The Securities Act of 1933, as amended.

Shelf Registration : A registration effected pursuant to Section 4(a) hereof.

 

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Shelf Registration Statement : As defined in Section 4(a) hereof.

Transfer Restricted Securities : Each Security, until the earliest to occur of (a) the date on which such Security is exchanged in the Exchange Offer for an Exchange Security entitled to be resold to the public by the Holder thereof without complying with the prospectus delivery requirements of the Securities Act, (b) the date on which such Security has been effectively registered under the Securities Act and disposed of in accordance with a Shelf Registration Statement, (c) the date on which such Security is distributed to the public by a Participating Broker-Dealer pursuant to the “Plan of Distribution” contemplated by the Exchange Offer Registration Statement (including delivery of the Prospectus contained therein) or (d) the date on which such Security ceases to be outstanding under the terms of the Indenture.

Trust Indenture Act : The Trust Indenture Act of 1939, as amended.

Underwritten Registration or Underwritten Offering : A registration in which securities of the Issuers are sold to an underwriter for reoffering to the public.

SECTION 2. Securities Subject to this Agreement .

(a) Transfer Restricted Securities . The securities entitled to the benefits of this Agreement are the Transfer Restricted Securities.

(b) Holders of Transfer Restricted Securities . A Person is deemed to be a holder of Transfer Restricted Securities (each, a “ Holder ”) whenever such Person owns Transfer Restricted Securities.

SECTION 3. Registered Exchange Offer .

(a) Unless the Exchange Offer shall not be permissible under applicable law or Commission policy, each of the Issuers and the Guarantors shall (i) cause to be filed with the Commission on or prior to 90 days after the Closing Date (or if such 90th day is not a Business Day, the next succeeding Business Day), a Registration Statement under the Securities Act relating to the Exchange Securities and the Exchange Offer, (ii) use its commercially reasonable efforts to cause such Registration Statement to become effective on or prior to 210 days after the Closing Date (or if such 210th day is not a Business Day, the next succeeding Business Day), (iii) in connection with the foregoing, (A) file all pre-effective amendments to such Registration Statement as may be necessary in order to cause such Registration Statement to become effective, (B) file, if applicable, a post-effective amendment to such Registration Statement pursuant to the Securities Act and (C) use its commercially reasonable efforts to cause all necessary filings in connection with the registration and qualification of the Exchange Securities to be made under the state securities or blue sky laws of such jurisdictions as are necessary to permit Consummation of the Exchange Offer and (iv) upon the effectiveness of such Registration Statement, promptly commence the Exchange Offer. The Exchange Offer Registration Statement shall be on the appropriate form permitting registration of the Exchange Securities to be offered in exchange for the Transfer Restricted Securities and to permit resales of Securities held by Participating Broker-Dealers as contemplated by Section 3(c) hereof.

 

4


(b) Each of the Issuers and the Guarantors shall use its commercially reasonable efforts to keep the Exchange Offer Registration Statement continuously effective (subject to the suspension rights set forth in the last paragraph of Section 6) and shall keep the Exchange Offer open for a period of not less than the minimum period required under applicable Federal and state securities laws to Consummate the Exchange Offer; provided , however , that in no event shall such period be less than 20 Business Days after the date notice of the Exchange Offer is mailed to the Holders. The Issuers shall cause the Exchange Offer to comply with all applicable Federal and state securities laws. No securities other than the Exchange Securities shall be included in the Exchange Offer Registration Statement. The Issuers shall use their commercially reasonable efforts to cause the Exchange Offer to be Consummated no later than 240 days after the Closing Date (or if such 240th day is not a Business Day, the next succeeding Business Day) (the “ Consummation Deadline ”).

(c) The Issuers shall include a statement in a “Plan of Distribution” section contained in the Prospectus forming a part of the Exchange Offer Registration Statement describing the manner in which any Broker-Dealer who holds Securities that are Transfer Restricted Securities and that were acquired for its own account as a result of market-making activities or other trading activities (other than Transfer Restricted Securities acquired directly from the Issuers) (“ Participating Broker-Dealer ”), may resell Exchange Securities received by such Participating Broker-Dealer in the Exchange Offer; however, such Participating Broker-Dealer may be deemed to be an “underwriter” within the meaning of the Securities Act and must, therefore, deliver a prospectus meeting the requirements of the Securities Act in connection with any such resales, which prospectus delivery requirement may be satisfied by the delivery by such Participating Broker-Dealer of the Prospectus contained in the Exchange Offer Registration Statement. Such “Plan of Distribution” section shall also contain all other information with respect to such resales by Participating Broker-Dealers that the Commission may require in order to permit such resales pursuant thereto, but such “Plan of Distribution” shall not name any such Participating Broker-Dealer or disclose the amount of Securities held by any such Participating Broker-Dealer except to the extent required by the Commission as a result of a change in policy after the date of this Agreement.

Each of the Issuers and the Guarantors shall use its commercially reasonable efforts to keep the Exchange Offer Registration Statement continuously effective, supplemented and amended as required by the provisions of Section 6(c) hereof to the extent necessary to ensure that it is available for resales of Securities acquired by Participating Broker-Dealers for their own accounts as a result of market-making activities or other trading activities, and to ensure that it conforms with the requirements of this Agreement, the Securities Act and the policies, rules and regulations of the Commission as announced from time to time, for a period ending on the earliest of (i) 180 days from the date on which the Exchange Offer Registration Statement is declared effective, (ii) the date on which a Participating Broker-Dealer is no longer required to deliver a prospectus in connection with market-making or other trading activities and (iii) when all Transfer Restricted Securities covered by such Registration Statement have been sold, cease to be outstanding or otherwise cease to be Transfer Restricted Securities. The Issuers shall provide sufficient copies of the latest version of such Prospectus to Participating Broker-Dealers promptly upon request at any time during such 180-day (or shorter as provided in the foregoing sentence) period in order to facilitate such resales.

 

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SECTION 4. Shelf Registration .

(a) Shelf Registration . If (i) the Issuers and the Guarantors are not required to file an Exchange Offer Registration Statement or to consummate the Exchange Offer because the Exchange Offer is not permitted by applicable law or Commission policy, (ii) for any reason the Exchange Offer is not Consummated by the Consummation Deadline or (iii) with respect to any Holder of Transfer Restricted Securities such Holder notifies the Issuers prior to the 20th Business Day following Consummation of the Exchange Offer that (A) such Holder is prohibited by applicable law or Commission policy from participating in the Exchange Offer, (B) such Holder may not resell the Exchange Securities acquired by it in the Exchange Offer to the public without delivering a prospectus and that the Prospectus contained in the Exchange Offer Registration Statement is not appropriate or available for such resales by such Holder or (C) such Holder is a Participating Broker-Dealer and holds Securities acquired directly from the Issuers or one of their affiliates, or (D) such Holder is an Initial Purchaser and holds Securities acquired directly from the Issuers or their affiliates (each such Holder, a “ Selling Initial Purchaser ”), then, upon such Holder’s request, the Issuers and the Guarantors, subject to the suspension rights set forth in the last paragraph of Section 6 below, shall:

(x) cause to be filed, on or prior to the 60th day (or if such 60th day is not a Business Day, the next succeeding Business Day) after such filing obligation arises, a shelf registration statement pursuant to Rule 415 under the Securities Act, which may be an amendment to the Exchange Offer Registration Statement (in either event, the “ Shelf Registration Statement ”), and which Shelf Registration Statement shall provide for resales of all Transfer Restricted Securities the Holders of which shall have provided the information required pursuant to Section 4(b) hereof; and

(y) use their commercially reasonable efforts to cause such Shelf Registration Statement to be declared effective by the Commission (i) in the case of clause 4(a)(i) above, on or prior to the 90th day (or if such 90th day is not a Business Day, the next succeeding Business Day) after the Issuers determine they are not permitted to file the Exchange Offer Registration Statement or to Consummate the Exchange Offer due to a change in applicable law or Commission policy, but in any event not earlier than the 210th day after the Closing Date (or if such 210th day is not a Business Day, the next succeeding Business Day), (ii) in the case of clause (4)(a)(ii) above, on or prior to the 90th day after the Consummation Deadline (or if such 90th day is not a Business Day, the next succeeding Business Day), and (iii) in the case of clause 4(a)(iii) above, on or prior to the 90th day after the receipt of notice but in any event not earlier than the 210th day after the Closing Date (or if such 90th or 210th day, as applicable, is not a Business Day, the next succeeding Business Day).

Each of the Issuers and the Guarantors shall use its commercially reasonable efforts to keep such Shelf Registration Statement continuously effective, supplemented and amended as required by the provisions of Sections 6(b) and (c) hereof to the extent necessary to ensure that it is available for resales of Securities by the Holders of Transfer Restricted Securities entitled to the benefit of this Section 4(a), and to ensure that it conforms with the requirements of this Agreement, the Securities Act and the policies, rules and regulations of the Commission as announced from time to time, for a period of at least two years following the Closing Date (or shorter period that will terminate when all the Securities covered by such Shelf Registration Statement have been sold pursuant to such Shelf Registration Statement or cease to be outstanding or otherwise cease to be Transfer Restricted Securities).

 

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(b) Provision by Holders of Certain Information in Connection with the Shelf Registration Statement . No Holder of Transfer Restricted Securities may include any of its Transfer Restricted Securities in any Shelf Registration Statement pursuant to this Agreement unless and until such Holder furnishes to the Issuers in writing, within 10 Business Days after receipt of a request therefor, such information as the Issuers may reasonably request for use in connection with any Shelf Registration Statement or Prospectus or preliminary Prospectus included therein or deemed a part thereof. Each Holder as to which any Shelf Registration Statement is being effected agrees to furnish promptly to the Issuers all information required to be disclosed in order to make the information previously furnished to the Issuers by such Holder not materially misleading.

SECTION 5. Additional Interest . The Issuers and the Initial Purchasers agree that the Holders will suffer damages if the Issuers and the Guarantors fail to fulfill their obligations under Section 3 or Section 4 hereof and that it would not be feasible to ascertain the extent of such damages with precision. Accordingly, the Issuers agree to pay as liquidated damages, if (i) any of the Registration Statements required to be filed by this Agreement is not filed with the Commission on or prior to the date specified for such filing in this Agreement, (ii) any of such Registration Statements (to the extent required to be filed and become effective) has not been declared effective by the Commission on or prior to the date specified for such effectiveness in this Agreement (the “ Effectiveness Target Date ”), (iii) the Exchange Offer (unless not permitted by applicable law or Commission policy) has not been Consummated by the Consummation Deadline or (iv) any Registration Statement required to be filed by this Agreement is filed and declared effective but shall thereafter cease to be effective or fail to be usable for its intended purpose without being succeeded immediately by a post-effective amendment to such Registration Statement or an additional Registration Statement covering the Transfer Restricted Securities which has been filed and been declared or become effective, as applicable, under the Securities Act (each such event referred to in clauses (i) through (iv), a “ Registration Default ”), additional interest (the “ Additional Interest ”) on the Securities over and above the interest set forth in the title of the Securities from and including the date on which any such Registration Default shall occur to but excluding the date on which all such Registration Defaults have been cured. The rate of the Additional Interest will be an amount equal to 0.25% per annum of the principal amount of Transfer Restricted Securities for the first 90-day period immediately following the occurrence of a Registration Default, and such rate will increase by an additional 0.25% per annum of the principal amount of Transfer Restricted Securities with respect to each subsequent 90-day period until all Registration Defaults have been cured, up to a maximum amount of 0.50% per annum of the principal amount of Transfer Restricted Securities. Following the cure of all Registration Defaults relating to any particular Transfer Restricted Securities, the interest rate borne by the relevant Transfer Restricted Securities will be reduced to the original interest rate borne by such Transfer Restricted Securities; provided, however, that, if after any such reduction in interest rate, a different Registration Default occurs, the interest rate borne by the relevant Transfer Restricted Securities shall again be increased pursuant to the foregoing provisions. The Issuers and the Guarantors shall not be required to pay Additional Interest for more than one Registration Default at any one time.

 

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Any amounts of Additional Interest due pursuant to this Section 5 will be payable in the manner provided for the payment of interest in the Indenture, on each Interest Payment Date, applicable to the Holders of record specified in the Indenture, commencing with the first such date occurring after any Additional Interest commences to accrue.

All obligations of the Issuers and the Guarantors set forth in the preceding paragraph that are outstanding with respect to any Transfer Restricted Security at the time such security ceases to be a Transfer Restricted Security shall survive until such time as all such obligations with respect to such security shall have been satisfied in full.

SECTION 6. Registration Procedures .

(a) Exchange Offer Registration Statement .

(i) In connection with the Exchange Offer, the Issuers and the Guarantors shall comply with all of the provisions of Section 6(c) hereof, and shall use their commercially reasonable efforts to effect the Exchange Offer.

(ii) As a condition to its participation in the Exchange Offer pursuant to the terms of this Agreement, each Holder of Transfer Restricted Securities shall furnish, upon the request of the Issuers, prior to the Consummation thereof, a written representation to the Issuers (which may be contained in the letter of transmittal contemplated by the Exchange Offer Registration Statement) to the effect that (A) it is not an affiliate of the Issuers, (B) it is not engaged in, and does not intend to engage in, and has no arrangement or understanding with any Person to participate in, a distribution of the Exchange Securities to be issued in the Exchange Offer, (C) it is acquiring the Exchange Securities in its ordinary course of business and (D) only if such Holder is a Participating Broker-Dealer that (x) it will receive Exchange Securities in exchange for Transfer Restricted Securities that such Participating Broker-Dealer acquired for its own account as a result of market making activities or other activities and (y) it will deliver the Prospectus included in the Exchange Offer Registration Statement, as required by law, in connection with any sale of such Exchange Securities. In addition, all such Holders of Transfer Restricted Securities shall otherwise cooperate in the Issuers’ preparations for the Exchange Offer. Each Holder hereby acknowledges and agrees that any Participating Broker-Dealer and any such Holder using the Exchange Offer to participate in a distribution of the securities to be acquired in the Exchange Offer (1) could not under Commission policy as in effect on the date of this Agreement rely on the position of the Commission enunciated in Morgan Stanley and Co., Inc. (available June 5, 1991) and Exxon Capital Holdings Corporation (available May 13, 1988), as interpreted in the Commission’s letter to Shearman & Sterling dated July 2, 1993, and similar no-action letters (which may include any no-action letter obtained pursuant to clause (i) above) and (2) must comply with the registration and prospectus delivery requirements of the Securities Act in connection with a secondary resale transaction and that such a secondary resale transaction should be covered by an effective registration statement containing the selling security holder information required by Item 507 or 508, as applicable, of Regulation S-K if the resales are of Exchange Securities obtained by such Holder in exchange for Securities acquired by such Holder directly from the Issuers.

 

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(b) Shelf Registration Statement . In connection with the Shelf Registration Statement, each of the Issuers and the Guarantors shall comply with all the provisions of Section 6(c) hereof and shall use its commercially reasonable efforts to effect such registration to permit the sale of the Transfer Restricted Securities being sold in accordance with the intended method or methods of distribution thereof, and pursuant thereto each of the Issuers and the Guarantors will prepare and file (within the time period specified in Section 4(a)(x)) with the Commission a Registration Statement relating to the registration on any appropriate form under the Securities Act, which form shall be available for the sale of the Transfer Restricted Securities in accordance with the intended method or methods of distribution thereof.

(c) General Provisions . In connection with any Registration Statement and any Prospectus required by this Agreement to permit the sale or resale of Transfer Restricted Securities (including, without limitation, any Registration Statement and the related Prospectus required to permit resales of Securities by Participating Broker-Dealers), each of the Issuers and the Guarantors shall:

(i) use its commercially reasonable efforts to keep such Registration Statement continuously effective for the period specified in Section 3 or 4 hereof, as applicable; upon the occurrence of any event that would cause any such Registration Statement or the Prospectus contained therein (A) in the case of the Registration Statement, to contain an untrue statement of a material fact or omit to state a material fact required to be stated therein or necessary in order to make the statements therein not misleading, or in the case of the Prospectus or any supplement thereto, to contain an untrue statement of a material fact or omit to state a material fact necessary in order to make the statements therein, in the light of the circumstances under which they were made, not misleading, or (B) not to be effective and usable for resale of Transfer Restricted Securities during the period required by this Agreement, the Issuers shall file promptly an appropriate amendment to such Registration Statement, in the case of clause (A), correcting any such misstatement or omission, and, in the case of either clause (A) or (B), if Commission review is required, use its commercially reasonable efforts to cause such amendment to be declared effective and such Registration Statement and the related Prospectus to become usable for their intended purpose(s) as soon as practicable thereafter;

(ii) prepare and file with the Commission such amendments and post-effective amendments to the applicable Registration Statement as may be necessary to keep the Registration Statement (including any Free Writing Prospectus, if any) effective for the applicable period set forth in Section 3 or 4 hereof, as applicable, or such shorter period as will terminate when all Transfer Restricted Securities covered by such Registration Statement have been sold, cease to be outstanding or otherwise cease to be Transfer Restricted Securities; cause the Prospectus to be supplemented by any required Prospectus supplement, and as so supplemented to be filed pursuant to Rule 424 under the Securities Act, and to comply fully with the applicable provisions of Rules 424 and 430A under the Securities Act in a timely manner; and comply with the provisions of the Securities Act with respect to the disposition of all securities covered by such Registration Statement during the applicable period in accordance with the intended method or methods of distribution by the sellers thereof set forth in such Registration Statement or supplement to the Prospectus;

 

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(iii) if (1) a Shelf Registration Statement has been filed pursuant to Section 4 hereof, or (2) a Participating Broker-Dealer has notified the Issuers in writing that it will be utilizing the Prospectus contained in the Exchange Registration Statement to sell Exchange Securities, advise the underwriter(s), Participating Broker-Dealer(s), if any, and selling Holders promptly and, if requested by such Persons, to confirm such advice in writing, (A) when the Prospectus or any prospectus supplement or post-effective amendment has been filed, and, with respect to any Registration Statement or any post-effective amendment thereto, when the same has become effective, and (B) of any request by the Commission for amendments to the Registration Statement or amendments or supplements to the Prospectus or for additional information relating thereto;

(iv) advise the underwriter(s), Participating Broker-Dealer(s), if any, and selling Holders promptly and, if requested by such Persons, to confirm such advice in writing, (A) of the issuance by the Commission of any stop order suspending the effectiveness of the Registration Statement under the Securities Act or of the suspension by any state securities commission of the qualification of the Transfer Restricted Securities for offering or sale in any jurisdiction, or the initiation of any proceeding for any of the preceding purposes, and (B) of the existence of any fact or the happening of any event that causes any Registration Statement, the Prospectus, any amendment or supplement thereto, or any document incorporated by reference therein to, in the case of the Registration Statement, contain an untrue statement of a material fact or omit to state a material fact required to be stated therein or necessary in order to make the statements therein not misleading, or in the case of the Prospectus or any supplement thereto, contain an untrue statement of a material fact or omit to state a material fact necessary in order to make the statements therein, in the light of the circumstances under which they were made, not misleading. If at any time the Commission shall issue any stop order suspending the effectiveness of the Registration Statement, or any state securities commission or other regulatory authority shall issue an order suspending the qualification or exemption from qualification of the Transfer Restricted Securities under state securities or blue sky laws, each of the Issuers and the Guarantors shall use its commercially reasonable efforts to promptly obtain the withdrawal or lifting of such order;

(v) if a Shelf Registration Statement has been filed pursuant to Section 4 hereof, furnish without charge to each of the Selling Initial Purchasers, each selling Holder named in any Registration Statement, and each of the underwriter(s), if any, before filing with the Commission, copies of any Registration Statement or any Prospectus included therein or any amendments or supplements to any such Registration Statement or Prospectus, which documents will be subject to the review and comment of such Holders and underwriter(s) in connection with such sale, if any, for a period of at least five Business Days, and the Issuers will not file any such Registration Statement or Prospectus or any amendment or supplement to any such Registration Statement or Prospectus (including all such documents incorporated by reference) to which a Selling Initial Purchaser of Transfer Restricted Securities covered by such Registration Statement or the underwriter(s), if any, shall reasonably object in writing within five Business Days after the receipt thereof (such objection to be deemed timely made upon confirmation of telecopy transmission within such period). The objection of an Initial Purchaser or

 

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underwriter, if any, or Holder named in any Registration Statement, if any, shall be deemed to be reasonable if such Registration Statement, amendment, Prospectus or supplement, as applicable, as proposed to be filed, contains an untrue statement of a material fact or omits to state a material fact required to be stated therein or necessary in order to make the statements therein not misleading, or in the case of the Prospectus or any supplement thereto, contains an untrue statement of a material fact or omits to state a material fact necessary in order to make the statements therein, in the light of the circumstances under which they were made, not misleading;

(vi) in the case of a Shelf Registration, upon reasonable advance notice, make available at reasonable times for inspection by the Selling Initial Purchasers, the managing underwriter(s), if any, participating in any disposition pursuant to such Registration Statement and any attorney or accountant retained by such Selling Initial Purchasers or any of the underwriter(s), subject to customary agreements regarding confidentiality and use of such information, all financial and other records, pertinent corporate documents and properties of each of the Issuers and the Guarantors as shall be reasonably requested to enable them to exercise any applicable due diligence responsibilities and cause the Issuers’ and the Guarantors’ officers, directors and employees to supply all information reasonably requested by any such Holder, underwriter, attorney or accountant in connection with such Registration Statement or any post-effective amendment thereto subsequent to the filing thereof and prior to its effectiveness and to participate in meetings with investors to the extent requested by the managing underwriter(s), if any;

(vii) in the case of a Shelf Registration, if requested by any selling Holders or the underwriter(s), if any, promptly incorporate in any Registration Statement or Prospectus, pursuant to a supplement or post-effective amendment if necessary, such information as such selling Holders and underwriter(s), if any, may reasonably request to have included therein, including, without limitation, information relating to the “Plan of Distribution” of the Transfer Restricted Securities, information with respect to the principal amount of Transfer Restricted Securities being sold to such underwriter(s), the purchase price being paid therefor and any other terms of the offering of the Transfer Restricted Securities to be sold in such offering; and make all required filings of such Prospectus supplement or post-effective amendment as soon as reasonably practicable after the Issuers are notified of the matters to be incorporated in such Prospectus supplement or post-effective amendment;

(viii) in the case of a Shelf Registration, upon written request furnish to each Selling Initial Purchaser, each selling Holder and each of the underwriter(s), if any, without charge, (A) at least one copy of the Registration Statement, as first filed with the Commission, and of each amendment thereto, including financial statements and schedules and (B) deliver to each selling Holder and each of the underwriter(s), if any, without charge, as many copies of the Prospectus (including each preliminary prospectus and Free Writing Prospectus, if any) and any amendment or supplement thereto as such Persons reasonably may request; each of the Issuers and the Guarantors hereby consents to the use of the Prospectus and any amendment or supplement thereto by each of the selling Holders and each of the underwriter(s), if any, in connection with the offering and the sale of the Transfer Restricted Securities covered by the Prospectus or any amendment or supplement thereto;

 

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(ix) in the case of a Shelf Registration, enter into such agreements (including an underwriting agreement), and make such representations and warranties, and take all such other reasonable actions in connection therewith in order to expedite or facilitate the disposition of the Transfer Restricted Securities pursuant to any Registration Statement contemplated by this Agreement, all to such extent as may be reasonably requested by any Selling Initial Purchaser, Holders of a majority of the aggregate principal amount of outstanding Transfer Restricted Securities (“ Majority Holders ”) or any underwriter in connection with any sale or resale pursuant to any Registration Statement contemplated by this Agreement; and in an Underwritten Registration, each of the Issuers and the Guarantors shall (i) if an underwriting agreement is entered into, make such representations and warranties to the Majority Holders and the underwriters (if any) with respect to the Issuers and the Guarantors, as are customarily made by issuers to underwriters in underwritten offerings, and confirm the same if and when requested by the Majority Holders; (ii) if an underwriting agreement is entered into, obtain opinions of counsel for the Issuers and the Guarantors in form and substance reasonably satisfactory to the managing underwriters, addressed to each of the underwriters covering the matters customarily covered in opinions requested in underwritten offering and as may be reasonably requested by the managing underwriters, (iii) if an underwriting agreement is entered into, obtain a customary comfort letter from the Issuers’ independent accountants, in the customary form and covering matters of the type customarily requested to be covered in comfort letters by underwriters in connection with primary underwritten offerings; (iv) if an underwriting agreement is entered into, set forth in full or incorporate by reference in the underwriting agreement the indemnification provisions and procedures of Section 8 hereof with respect to all parties to be indemnified pursuant to said Section; and (v) if an underwriting agreement is entered into, deliver such other documents and certificates as may be reasonably requested by such parties to evidence compliance with any customary conditions contained in the underwriting agreement entered into by either Issuer or any of the Guarantors pursuant to this Section, if any; in the case of a Shelf Registration, prior to any public offering of Transfer Restricted Securities, cooperate with the selling Holders, the underwriter(s), if any, and their respective counsel in connection with the registration and qualification of the Transfer Restricted Securities under the state securities or blue sky laws of such jurisdictions as the selling Holders or underwriter(s), if any, may reasonably request and do any and all other commercially reasonable acts or things necessary or advisable to enable the disposition in such jurisdictions of the Transfer Restricted Securities covered by the Shelf Registration Statement; provided , however , that the Issuers and the Guarantors shall not be obligated to file any general consent to service of process or to qualify as a foreign corporation or as a dealer in securities in any jurisdiction in which it is not so qualified or to subject itself to taxation in respect of doing business in any jurisdiction in which it is not otherwise so subject;

 

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(x) if an Exchange Offer is Consummated, upon proper delivery of Transfer Restricted Securities by Holders to the Issuers in exchange for the Exchange Securities, as the case may be, the Issuers shall mark, or cause to be marked, on such Transfer Restricted Securities and on the books of the Trustee and, if necessary, the Depositary, that such Transfer Restricted Securities are being canceled in exchange for the Exchange Securities, as the case may be; but in no event shall such Securities be marked as paid or otherwise satisfied solely as a result of being exchanged for Exchange Securities in the Exchange Offer, as the case may be;

(xi) in the case of a Shelf Registration, (i) cooperate with the selling Holders and the underwriter(s), if any, to facilitate the timely preparation and delivery of certificates (including global securities, as applicable) representing Transfer Restricted Securities to be sold and not bearing any restrictive legends; and (ii) enable such Transfer Restricted Securities to be in such denominations and registered in such names as the Holders or the underwriter(s), if any, may request at least two Business Days prior to any sale of Transfer Restricted Securities made by such Holders or underwriter(s);

(xii) in the case of a Shelf Registration, use its commercially reasonable efforts to cause the Transfer Restricted Securities covered by the Registration Statement to be registered with or approved by such other governmental agencies or authorities as may be necessary to enable the seller or sellers thereof or the underwriter(s), if any, to consummate the disposition of such Transfer Restricted Securities, subject to the proviso contained in Section 6(c)(ix) hereof;

(xiii) if any fact or event contemplated by Section 6(c)(iv)(B) hereof shall exist or have occurred, prepare a supplement or post-effective amendment to the Registration Statement or related Prospectus or any document incorporated therein by reference or file any other required document so that, as thereafter delivered to the purchasers of Transfer Restricted Securities, the Prospectus will not contain an untrue statement of a material fact or omit to state any material fact necessary in order to make the statements therein, in the light of the circumstances in which they were made, not misleading;

(xiv) provide a CUSIP number for all Securities not later than the effective date of the Registration Statement covering such Securities and provide the Trustee under the Indenture with printed certificates (or copies of global securities, as applicable) for such Securities which are in a form eligible for deposit with The Depository Trust Company and take all other action necessary to ensure that all such Securities are eligible for deposit with The Depository Trust Company;

(xv) cooperate and assist in any filings required to be made with FINRA and in the performance of any due diligence investigation by any underwriter (including any “qualified independent underwriter”) that is required to be retained in accordance with the rules and regulations of FINRA;

(xvi) otherwise use its commercially reasonable efforts to comply with all applicable rules and regulations of the Commission, and make generally available to its security holders, as soon as practicable, a consolidated earnings statement meeting the requirements of Rule 158 (which need not be audited) for the twelve-month period (A) commencing at the end of any fiscal quarter in which Transfer Restricted Securities are sold to underwriters in a firm commitment or best efforts Underwritten Offering or (B) if not sold to underwriters in such an offering, beginning with the first month of the Issuers’ first fiscal quarter commencing after the effective date of the Registration Statement;

 

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(xvii) cause the Indenture (if not automatically qualified) to be qualified under the Trust Indenture Act not later than the effective date of the first Registration Statement required by this Agreement, and, in connection therewith, cooperate with the Trustee to effect such changes to the Indenture as may be required for such Indenture to be so qualified in accordance with the terms of the Trust Indenture Act; and to execute and use its commercially reasonable efforts to cause the Trustee to execute, all documents that may be required to effect such changes and all other forms and documents required to be filed with the Commission to enable such Indenture to be so qualified in a timely manner;

(xviii) if unavailable on EDGAR, provide promptly to each Holder upon request each document filed with the Commission pursuant to the requirements of Section 13 and Section 15 of the Exchange Act; and

(xix) to the extent any Free Writing Prospectus is used, file with the Commission any Free Writing Prospectus that is required to be filed with the Commission in accordance with the Securities Act and to retain any Free Writing Prospectus not required to be filed in accordance with the requirements of the Securities Act.

Each Holder agrees by acquisition of a Transfer Restricted Security that, upon receipt of any notice from the Issuers of the existence of any fact of the kind described in Section 6(c)(iv)(B) hereof, such Holder will forthwith discontinue disposition of Transfer Restricted Securities pursuant to the applicable Registration Statement until such Holder’s receipt of the copies of the supplemented or amended Prospectus contemplated by Section 6(c)(xiii) hereof, or until it is advised in writing (the “ Advice ”) by the Issuers that the use of the Prospectus may be resumed, and has received copies of any additional or supplemental filings that are incorporated by reference in the Prospectus. If so directed by the Issuers, each Holder will deliver to the Issuers (at the Issuers’ expense) all copies, other than permanent file copies then in such Holder’s possession, of the Prospectus covering such Transfer Restricted Securities that was current at the time of receipt of such notice. In the event the Issuers shall give any such notice, the time period regarding the effectiveness of such Registration Statement set forth in Section 3 or 4 hereof, as applicable, shall be extended by the number of days during the period from and including the date of the giving of such notice pursuant to Section 6(c)(iv)(B) hereof to and including the date when each selling Holder covered by such Registration Statement shall have received the copies of the supplemented or amended Prospectus contemplated by Section 6(c)(xiii) hereof or shall have received the Advice.

SECTION 7. Registration Expenses .

(a) All expenses incident to the Issuers’ and the Guarantor’s performance of or compliance with this Agreement will be borne by the Issuers and the Guarantors jointly and severally, regardless of whether a Registration Statement becomes effective, including, without limitation: (i) all registration and filing fees and expenses (including filings made by any Initial Purchaser or Holder with FINRA (and, if applicable, the reasonable fees and expenses of any

 

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“qualified independent underwriter” and its counsel that may be required by the rules and regulations of FINRA)); (ii) all fees and expenses of compliance with Federal securities and state securities or blue sky laws; (iii) all expenses of printing (including printing certificates for the Exchange Securities to be issued in the Exchange Offer and printing of Prospectuses), messenger and delivery services and telephone; (iv) all fees and disbursements of counsel for the Issuers, the Guarantors and, subject to Section 7(b) hereof, one counsel for the Holders of Transfer Restricted Securities; (v) all application and filing fees in connection with listing the Exchange Securities on a securities exchange or automated quotation system pursuant to the requirements thereof; (vi) all fees and disbursements of independent certified public accountants of the Issuers and the Guarantors (including the expenses of any special audit and comfort letters required by or incident to such performance); and (vii) all fees and expenses of the exchange agent and the Trustee, including the fees and disbursements of their counsel.

Each of the Issuers and the Guarantors will, in any event, bear its internal expenses (including, without limitation, all salaries and expenses of its officers and employees performing legal or accounting duties), the expenses of any annual audit and the fees and expenses of any Person, including special experts, retained by the Issuers or the Guarantors.

Each Holder shall pay all expenses of its counsel (other than as set forth otherwise in this Agreement), all underwriting discounts and commissions and transfer taxes, if any, relating to the sale or disposition of such Holder’s Transfer Restricted Securities pursuant to the Shelf Registration Statement.

(b) In connection with any Shelf Registration, the Issuers and the Guarantors, jointly and severally, will reimburse the Initial Purchasers and the Holders of Transfer Restricted Securities being registered pursuant to the Shelf Registration Statement, as applicable, for the reasonable and documented fees and disbursements of not more than one counsel, who shall be Latham & Watkins LLP or such other counsel as may be chosen by the Holders of a majority in principal amount of the Transfer Restricted Securities for whose benefit such Registration Statement is being prepared.

SECTION 8. Indemnification .

(a) The Issuers and the Guarantors, severally and jointly, shall indemnify and hold harmless each Initial Purchaser, each Holder, each Participating Broker-Dealer, each underwriter who participates in an offering of Transfer Restricted Securities pursuant to a Shelf Registration Statement, their respective affiliates, and each Person, if any, who controls any of such parties within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act, as follows:

(i) against any and all loss, liability, claim, damage and expense whatsoever, joint or several, as incurred, arising out of any untrue statement or alleged untrue statement of a material fact contained in any Registration Statement (or any amendment or supplement thereto), pursuant to which Transfer Restricted Securities or Exchange Notes were registered under the Securities Act, including all documents incorporated therein by reference, or the omission or alleged omission therefrom of a material fact required to be stated therein or necessary to make the statements therein not misleading or arising out of

 

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any untrue statement or alleged untrue statement of a material fact contained in any Prospectus (or any amendment or supplement thereto) or the omission or alleged omission therefrom of a material fact necessary in order to make the statements therein, in the light of the circumstances under which they were made, not misleading;

(ii) against any and all loss, liability, claim, damage and expense whatsoever, as incurred, to the extent of the aggregate amount paid in settlement of any litigation, or any investigation or proceeding by any governmental agency or body, commenced or threatened, or of any claim whatsoever based upon any such untrue statement or omission, or any such alleged untrue statement or omission; provided that any such settlement is effected with the prior written consent of the Issuers and the Guarantors; and

(iii) against any and all expenses whatsoever, as incurred (including reasonable fees and disbursements of one counsel (in addition to any local counsel) chosen as provided in Section 8(c) below) reasonably incurred in investigating, preparing or defending against any litigation, or any investigation or proceeding by any court or governmental agency or body, commenced or threatened, or any claim whatsoever based upon any such untrue statement or omission, or any such alleged untrue statement or omission, to the extent that any such expense is not paid under subparagraph (i) or (ii) of this Section 8(a);

provided , however , that this indemnity does not apply to any loss, liability, claim, damage or expense to the extent arising out of an untrue statement or omission or alleged untrue statement or omission made in reliance upon and in conformity with written information furnished to the Issuers and the Guarantors by or on behalf of the Initial Purchasers, such Holder, such Participating Broker-Dealer or any underwriter with respect to such Initial Purchasers, Holder, Participating Broker-Dealer or underwriter, as the case may be, expressly for use in the Registration Statement (or any amendment or supplement thereto) or any Prospectus (or any amendment or supplement thereto); provided , further , that the foregoing indemnity with respect to losses, liabilities, claims, damages, or expenses resulting from an untrue statement or omission or alleged untrue statement or omission in a preliminary prospectus in any Shelf Registration Statement shall not inure to the benefit of any Holder (or to the benefit of any underwriter with respect to such Holder or to the benefit of any person controlling such Holder or underwriter) from whom the person asserting any such losses, claims, damages, expenses or liabilities purchased Transfer Restricted Securities if (i) such untrue statement or omission or alleged untrue statement or omission made in such preliminary prospectus was eliminated or remedied in the final Prospectus (as amended or supplemented) if the Issuers and the Guarantors shall have furnished any amendments or supplements thereto to such Holder or underwriter prior to confirmation for the sale of such Transfer Restricted Securities to such person by such Holder or underwriter and (ii) a copy of the final Prospectus (as so amended and supplemented) was not furnished to such person at or prior to the written confirmation of the sale of such Transfer Restricted Securities to such person, unless such failure to deliver was a result of non-compliance by the Issuers and the Guarantors with Section 6(c)(iii).

(b) Each Holder agrees, severally and not jointly, to indemnify and hold harmless the Issuers, the Guarantors, the Initial Purchasers, and the other selling Holders and each of their respective directors and each Person, if any, who controls any of the Issuers, the Guarantors, the Initial Purchasers, any underwriter or any other selling Holder within the

 

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meaning of Section 15 of the Act or Section 20 of the Exchange Act, against any and all loss, liability, claim, damage and expense whatsoever described in the indemnity contained in Section 8(a) hereof, as incurred, but only with respect to untrue statements or omissions, or alleged untrue statements or omissions, made in the Registration Statement (or any amendment or supplement thereto) or any Prospectus (or any amendment or supplement thereto) in reliance upon and in conformity with written information furnished to the Issuers and the Guarantor by or on behalf of such selling Holder with respect to such Holder expressly for use in the Registration Statement (or any supplement thereto), or any such Prospectus (or any amendment thereto); provided , however , that, in the case of the Shelf Registration Statement, no such Holder shall be liable for any claims hereunder in excess of the amount of proceeds received by such Holder from the sale of Transfer Restricted Securities pursuant to the Shelf Registration Statement.

(c) Each indemnified party shall give notice as promptly as reasonably practicable to each indemnifying party of any action commenced against it in respect of which indemnity may be sought hereunder, but failure to so notify an indemnifying party shall not relieve such indemnifying party from any liability hereunder to the extent it is not materially prejudiced as a result thereof and in any event shall not relieve it from any liability which it may have otherwise than on account of this indemnity agreement. In the case of parties indemnified pursuant to Section 8(a) above, counsel to all the indemnified parties shall be selected by the Initial Purchasers, and, in the case of parties indemnified pursuant to Section 4(b) above, counsel to all the indemnified parties shall be selected by the Issuers. An indemnifying party may participate at its own expense in the defense of any such action, in which case, counsel to such indemnifying party may also be counsel to the indemnified party; provided , however , that, if such indemnified party at any time determines in its reasonable judgment that (i) there exists a conflict of interest between the indemnified party and the indemnifying party or (ii) there are legal defenses available to the indemnified party that would not be available to the indemnifying party, then, counsel to the indemnifying party shall not be (or shall cease to be, as applicable) counsel to the indemnified party. For further clarification, should the indemnifying party participate in the defense of such action under the circumstances set forth in the proviso of the preceding sentence, the indemnifying party shall indemnify the indemnified party against any and all expenses described in subsection (a)(iii) above. If it so elects within a reasonable time after receipt of such notice, an indemnifying party, jointly with any other indemnifying parties receiving such notice, may assume the defense of such action with counsel chosen by it and approved by the indemnified parties defendant (including any impleaded parties) in such action, which approval shall not be unreasonably withheld, and after notice from the indemnifying party to such indemnified party of its election to so assume the defense thereof, the indemnifying party shall not be liable to such indemnified party for any legal expenses of other counsel, in each case subsequently incurred by such indemnified party, in connection with the defense thereof other than reasonable costs of investigation; provided , however , that, if such indemnified party at any time determines in its reasonable judgment that (i) there exists a conflict of interest between the indemnified party and the indemnifying party or (ii) there are legal defenses available to the indemnified party that would not be available to the indemnifying party, then the indemnifying party shall not be entitled to assume such defense. If such indemnifying party is not entitled to assume the defense of such action as a result of the proviso to the preceding sentence, then counsel to the indemnifying party shall not (except with the consent of the indemnified party) also be counsel to the indemnified party and, for further clarification, the indemnifying party shall indemnify the indemnified party against any and all expenses described in Section 4(a)(iii)

 

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above. If any indemnifying party assumes the defense of such action, the indemnifying parties shall not be liable for any fees and expenses of counsel for the indemnified parties incurred thereafter in connection with such action. In no event shall the indemnifying parties be liable for fees and expenses of more than one counsel (in addition to any local counsel) separate from their own counsel for all indemnified parties in connection with any one action or separate but similar or related actions arising out of the same general allegations or circumstances. No indemnifying party shall, without the prior written consent of the indemnified parties, settle or compromise or consent to the entry of any judgment with respect to any litigation, or any investigation or proceeding by any governmental agency or body, commenced or threatened, or any claim whatsoever in respect of which indemnification or contribution could be sought under this Section 8 (whether or not the indemnified parties are actual or potential parties thereto), unless such settlement, compromise or consent (i) includes an unconditional release of each indemnified party from all liability arising out of such litigation, investigation, proceeding or claim and (ii) does not include a statement as to or an admission of fault, culpability or a failure to act by or on behalf of any indemnified party.

(d) In order to provide for just and equitable contribution in circumstances under which any of the indemnity provisions set forth in this Section 8 is for any reason held to be unavailable to the indemnified parties although applicable in accordance with its terms, the Issuers, the Guarantors and the Holders, as applicable, shall contribute to the aggregate losses, liabilities, claims, damages and expenses of the nature contemplated by such indemnity agreement incurred by the Issuers, the Guarantors and the Holders; provided , however , that no Person guilty of fraudulent misrepresentation (within the meaning of Section 11(f) of the Securities Act) shall be entitled to contribution from any Person that was not guilty of such fraudulent misrepresentation. As between the Issuers, the Guarantors and the Holders, such parties shall contribute to such aggregate losses, liabilities, claims, damages and expenses of the nature contemplated by such indemnity agreement in such proportion as shall be appropriate to reflect the relative fault of the Issuers and the Guarantors, on the one hand, and the Holders, the Participating Broker-Dealer or Initial Purchasers, as the case may be, on the other hand, in connection with the statements or omissions which resulted in such losses, liabilities, claims, damages or expenses, as well as any other relevant equitable considerations.

(i) The relative fault of the Issuers and the Guarantors, on the one hand, and the Holders, the Participating Broker-Dealer or the Initial Purchasers, as the case may be, on the other hand, shall be determined by reference to, among other things, whether the untrue or alleged untrue statement of a material fact or the omission or alleged omission to state a material fact relates to information supplied by the Issuers and the Guarantors, or by the Holder of Transfer Restricted Securities, the Participating Broker-Dealer or the Initial Purchasers, as the case may be, and the parties’ relative intent, knowledge, access to information and opportunity to correct or prevent such statement or omission.

(ii) Notwithstanding the provisions of this Section 8, no Holder shall be required to contribute any amount in excess of the amount by which the total price (without deduction for any underwriter’s commission, discount or other fee) at which the Securities sold by it under the Shelf Registration Statement exceeds the amount of any damages which such Holder has otherwise been required to pay by reason of such untrue or alleged untrue statement or omission or alleged omission.

 

18


(iii) The Issuers, the Guarantors and the Holders and the Initial Purchasers agree that it would not be just and equitable if contribution pursuant to this Section 8 were determined by pro rata allocation or by any other method of allocation which does not take account of the equitable considerations referred to above in this Section 8.

(iv) For purposes of this Section 8, each affiliate of any Person, if any, who controls a Holder, the Initial Purchasers or a Participating Broker-Dealer within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act shall have the same rights to contribution as such Holder, and each director of the Issuers and the Guarantors, each affiliate of the Issuers and the Guarantors, each executive officer of the Issuers and the Guarantors who signed the Registration Statement, and each Person, if any, who controls the Issuers and the Guarantors within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act shall have the same rights to contribution as the Issuers and the Guarantors.

SECTION 9. Rule 144A . Each of the Issuers and the Guarantors hereby agrees with each Holder, for so long as any Transfer Restricted Securities remain outstanding, to make available to any Holder or beneficial owner of Transfer Restricted Securities in connection with any sale thereof and any prospective purchaser of such Transfer Restricted Securities from such Holder or beneficial owner, the information required by Rule 144A(d)(4) under the Securities Act in order to permit resales of such Transfer Restricted Securities pursuant to Rule 144A under the Securities Act.

SECTION 10. Participation in Underwritten Registrations . No Holder may participate in any Underwritten Registration hereunder unless such Holder (a) agrees to sell such Holder’s Transfer Restricted Securities on the basis provided in any underwriting arrangements approved by the Persons entitled hereunder to approve such arrangements and (b) completes and executes all reasonable questionnaires, powers of attorney, indemnities, underwriting agreements, lock-up letters and other documents required under the terms of such underwriting arrangements. The Issuers and the Guarantor shall be under no obligation to compensate any Holder for lost income, interest or other opportunity foregone, or other liability incurred, as a result of the decision by the Issuers or the Guarantors to exclude such Holder from any underwritten registration if such Holder has not complied with the provisions of this Section 10 in all material respects following fifteen Business Days’ written notice of non-compliance and the decision by the Issuers and the Guarantors to exclude such Holder.

SECTION 11. Selection of Underwriters . The Holders of Transfer Restricted Securities covered by the Shelf Registration Statement who desire to do so may sell such Transfer Restricted Securities in an Underwritten Offering. In any such Underwritten Offering, the investment banker(s) and managing underwriter(s) that will administer such offering will be selected by the Holders of a majority in aggregate principal amount of the Transfer Restricted Securities included in such offering; provided, however, that such investment banker(s) and managing underwriter(s) must be reasonably satisfactory to the Issuers.

 

19


SECTION 12. Miscellaneous .

(a) Remedies . Each of the Issuers and the Guarantors hereby agrees that monetary damages would not be adequate compensation for any loss incurred by reason of a breach by it of the provisions of this Agreement and hereby agree to waive the defense in any action for specific performance that a remedy at law would be adequate.

(b) No Inconsistent Agreements . Each of the Issuers and the Guarantors will not on or after the date of this Agreement enter into any agreement with respect to its securities that is inconsistent with the rights granted to the Holders in this Agreement or otherwise conflicts with the provisions hereof. None of the Issuers or Guarantors has previously entered into any agreement granting any registration rights with respect to its securities to any Person. The rights granted to the Holders hereunder do not in any way conflict with and are not inconsistent with the rights granted to the holders of any Issuer’s or Guarantor’s securities under any agreement in effect on the date hereof.

(c) Adjustments Affecting the Securities . None of CareTrust or the Issuers will take any action, or permit any change to occur, with respect to the Securities that would materially and adversely affect the ability of the Holders to Consummate any Exchange Offer.

(d) Amendments and Waivers . The provisions of this Agreement may not be amended, modified or supplemented, and waivers or consents to or departures from the provisions hereof may not be given unless the Issuers have (i) in the case of Section 5 hereof and this Section 12(d)(i), obtained the written consent of Holders of all outstanding Transfer Restricted Securities and (ii) in the case of all other provisions hereof, obtained the written consent of Holders of a majority of the outstanding principal amount of Transfer Restricted Securities (excluding any Transfer Restricted Securities held by the Issuers or their affiliates). Notwithstanding the foregoing, a waiver or consent to departure from the provisions hereof that relates exclusively to the rights of Holders whose securities are being tendered pursuant to the Exchange Offer or sold pursuant to a Shelf Registration Statement and that does not affect directly or indirectly the rights of other Holders may be given by the Holders of a majority of the outstanding principal amount of Transfer Restricted Securities being tendered or being sold by such Holders.

(e) Notices . All notices and other communications provided for or permitted hereunder shall be made in writing by hand-delivery, first-class mail (registered or certified, return receipt requested), telex, telecopier, or air courier guaranteeing overnight delivery:

(i) if to a Holder, at the address set forth on the records of the Registrar under the Indenture, with a copy to the Registrar under the Indenture; and

(ii) if to the Issuers:

CTR Partnership, L.P.

CareTrust Capital Corp.

27101 Puerta Real, Suite 400

Mission Viejo, CA 92691

Email: wwagner@caretrustreit.com

Attention: William Wagner

 

20


With a copy to:

Skadden, Arps, Slate, Meagher & Flom LLP

300 South Grand Avenue, Suite 3400

Los Angeles, CA 90071

Email: Michelle.Gasaway@skadden.com

Attention: Michelle Gasaway

Fax no.: (213) 687-5600

(with such fax to be confirmed by telephone to (213) 687-5000)

All such notices and communications shall be deemed to have been duly given: at the time delivered by hand, if personally delivered; five Business Days after being deposited in the mail, postage prepaid, if mailed; when answered back, if telexed; when receipt acknowledged, if telecopied or email PDF; and on the next Business Day, if timely delivered to an air courier guaranteeing overnight delivery.

Copies of all such notices, demands or other communications shall be concurrently delivered by the Person giving the same to the Trustee at the address specified in the Indenture.

(f) Successors and Assigns . This Agreement shall inure to the benefit of and be binding upon the successors and assigns of each of the parties, including, without limitation, and without the need for an express assignment, subsequent Holders of Transfer Restricted Securities; provided , however , that this Agreement shall not inure to the benefit of or be binding upon a successor or assign of a Holder unless and to the extent such successor or assign acquired Transfer Restricted Securities from such Holder.

(g) Counterparts . This Agreement may be executed in any number of counterparts and by the parties hereto in separate counterparts, each of which when so executed shall be deemed to be an original and all of which taken together shall constitute one and the same agreement.

(h) Headings . The headings in this Agreement are for convenience of reference only and shall not limit or otherwise affect the meaning hereof.

(i) Governing Law . THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK.

(j) Severability . In the event that any one or more of the provisions contained herein, or the application thereof in any circumstance, is held invalid, illegal or unenforceable, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions contained herein shall not be affected or impaired thereby.

(k) Entire Agreement . This Agreement is intended by the parties as a final expression of their agreement and intended to be a complete and exclusive statement of the agreement and understanding of the parties hereto in respect of the subject matter contained herein. There are no restrictions, promises, warranties or undertakings, other than those set forth or referred to herein with respect to the registration rights granted by the Issuers with respect to the Transfer Restricted Securities. This Agreement supersedes all prior agreements and understandings between the parties with respect to such subject matter.

 

21


IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first written above.

 

CTR PARTNERSHIP, L.P.
By: CareTrust GP, LLC, its general partner
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer
CARETRUST CAPITAL CORP.
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer
CARETRUST REIT, INC.
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer


CARETRUST GP, LLC
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer

PAREDES HEALTH HOLDINGS LLC

TENTH EAST HOLDINGS LLC

MESQUITE HEALTH HOLDINGS LLC

JEFFERSON RALSTON HOLDINGS LLC

QUEENSWAY HEALTH HOLDINGS LLC

IRVING HEALTH HOLDINGS LLC

AVENUE N HOLDINGS LLC

EXPO PARK HEALTH HOLDINGS LLC

FALLS CITY HEALTH HOLDINGS LLC

GILLETTE PARK HEALTH HOLDINGS LLC

WAYNE HEALTH HOLDINGS LLC

CM HEALTH HOLDINGS LLC

TRINITY MILL HOLDINGS LLC

LAFAYETTE HEALTH HOLDINGS LLC

GAZEBO PARK HEALTH HOLDINGS LLC

PRAIRIE HEALTH HOLDINGS LLC

JORDAN HEALTH PROPERTIES LLC

FLAMINGO HEALTH HOLDINGS LLC

SALMON RIVER HEALTH HOLDINGS LLC

FORT STREET HEALTH HOLDINGS LLC

SNOHOMISH HEALTH HOLDINGS LLC

OLESON PARK HEALTH HOLDINGS LLC

MOENIUM HOLDINGS LLC

RIO GRANDE HEALTH HOLDINGS LLC

JOSEY RANCH HEALTHCARE HOLDINGS LLC

BIG SIOUX RIVER HEALTH HOLDINGS LLC

COTTONWOOD HEALTH HOLDINGS LLC

DIXIE HEALTH HOLDINGS LLC

QUEEN CITY HEALTH HOLDINGS LLC

SARATOGA HEALTH HOLDINGS LLC

VERDE VILLA HOLDINGS LLC

HILLVIEW HEALTH HOLDINGS LLC


51ST AVENUE HEALTH HOLDINGS LLC

WISTERIA HEALTH HOLDINGS LLC

LOWELL HEALTH HOLDINGS LLC

RENEE AVENUE HEALTH HOLDINGS LLC

NORTHSHORE HEALTHCARE HOLDINGS LLC

WILLITS HEALTH HOLDINGS LLC

ARAPAHOE HEALTH HOLDINGS LLC

49TH STREET HEALTH HOLDINGS LLC

OREM HEALTH HOLDINGS LLC

RB HEIGHTS HEALTH HOLDINGS LLC

LOWELL LAKE HEALTH HOLDINGS LLC

CHERRY HEALTH HOLDINGS LLC

FIG STREET HEALTH HOLDINGS LLC

FIFTH EAST HOLDINGS LLC

BOARDWALK HEALTH HOLDINGS LLC

BURLEY HEALTHCARE HOLDINGS LLC

PRICE HEALTH HOLDINGS LLC

LEMON RIVER HOLDINGS LLC

MEMORIAL HEALTH HOLDINGS LLC

SILVER LAKE HEALTH HOLDINGS LLC

WILLOWS HEALTH HOLDINGS LLC

KINGS COURT HEALTH HOLDINGS LLC

EMMETT HEALTHCARE HOLDINGS LLC

18TH PLACE HEALTH HOLDINGS LLC

SILVERADA HEALTH HOLDINGS LLC

SAN CORRINE HEALTH HOLDINGS LLC

IVES HEALTH HOLDINGS LLC

LOCKWOOD HEALTH HOLDINGS LLC

LONG BEACH HEALTH ASSOCIATES LLC

ENSIGN SOUTHLAND LLC

LUFKIN HEALTH HOLDINGS LLC

MISSION CCRC LLC

STILLHOUSE HEALTH HOLDINGS LLC

REGAL ROAD HEALTH HOLDINGS LLC

GUADALUPE HEALTH HOLDINGS LLC

POLK HEALTH HOLDINGS LLC

SOUTH DORA HEALTH HOLDINGS LLC

EXPRESSWAY HEALTH HOLDINGS LLC

EVERGLADES HEALTH HOLDINGS LLC

TEMPLE HEALTH HOLDINGS LLC

4TH STREET HOLDINGS LLC

BOGARDUS HEALTH HOLDINGS LLC

TULALIP BAY HEALTH HOLDINGS LLC


CASA LINDA RETIREMENT LLC

SALT LAKE INDEPENDENCE LLC

DALLAS INDEPENDENCE LLC

GOLFVIEW HOLDINGS LLC

ARROW TREE HEALTH HOLDINGS LLC

TROUSDALE HEALTH HOLDINGS LLC

ENSIGN BELLFLOWER LLC

ANSON HEALTH HOLDINGS LLC

HILLENDAHL HEALTH HOLDINGS LLC

By: CTR Partnership, L.P., its sole member
By: CareTrust GP, LLC, its general partner
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer


The foregoing Registration Rights Agreement is hereby confirmed and accepted as of the date first above written:

 

WELLS FARGO SECURITIES, LLC

SUNTRUST ROBINSON HUMPHREY, INC.

RBC CAPITAL MARKETS, LLC

By: WELLS FARGO SECURITIES, LLC
By   /s/ Kevin J. Sanders
  Authorized Signatory
By: SUNTRUST ROBINSON HUMPHREY, INC.
By   /s/ Chris Wood
  Authorized Signatory
By: RBC CAPITAL MARKETS, LLC
By   /s/ Chris Sakara
  Authorized Signatory

For themselves and as Representative of the Initial Purchasers.

Exhibit 10.9

CUSIP: 12648RAA1

CREDIT AND GUARANTY AGREEMENT

dated as of May 30, 2014

among

CTR PARTNERSHIP, L.P.

as Borrower

CARETRUST REIT, INC.

as REIT Guarantor

THE OTHER GUARANTORS PARTY HERETO

THE LENDERS FROM TIME TO TIME PARTY HERETO

and

SUNTRUST BANK

as Administrative Agent

 

 

 

SUNTRUST ROBINSON HUMPHREY, INC.

as Joint Lead Arranger and Joint Book Manager

WELLS FARGO SECURITIES, LLC

as Joint Lead Arranger and Joint Book Manager

and

WELLS FARGO BANK, NATIONAL ASSOCIATION

as Syndication Agent

ROYAL BANK OF CANADA

as Co-Documentation Agent

REGIONS BANK

as Co-Documentation Agent


TABLE OF CONTENTS

 

         Page  

ARTICLE I DEFINITIONS; CONSTRUCTION

     1   

Section 1.1.

 

Definitions

     1   

Section 1.2.

 

Classifications of Loans and Borrowings

     47   

Section 1.3.

 

Accounting Terms and Determination

     48   

Section 1.4.

 

Terms Generally

     48   

ARTICLE II AMOUNT AND TERMS OF THE COMMITMENTS

     49   

Section 2.1.

 

General Description of Facilities

     49   

Section 2.2.

 

Revolving Loans

     49   

Section 2.3.

 

Procedure for Revolving Borrowings

     49   

Section 2.4.

 

Swingline Commitment

     50   

Section 2.5.

 

Extension Option

     51   

Section 2.6.

 

Funding of Borrowings

     52   

Section 2.7.

 

Interest Elections

     53   

Section 2.8.

 

Optional Reduction and Termination of Commitments

     54   

Section 2.9.

 

Repayment of Loans

     54   

Section 2.10.

 

Evidence of Indebtedness

     54   

Section 2.11.

 

Optional Prepayments

     55   

Section 2.12.

 

Mandatory Prepayments

     55   

Section 2.13.

 

Interest on Loans

     56   

Section 2.14.

 

Fees

     56   

Section 2.15.

 

Computation of Interest and Fees

     58   

Section 2.16.

 

Inability to Determine Interest Rates

     58   

Section 2.17.

 

Illegality

     58   

Section 2.18.

 

Increased Costs

     59   

Section 2.19.

 

Funding Indemnity

     60   

Section 2.20.

 

Taxes

     60   

Section 2.21.

 

Payments Generally; Pro Rata Treatment; Sharing of Set-offs

     63   

Section 2.22.

 

Letters of Credit

     64   

Section 2.23.

 

Increase of Commitments; Additional Lenders

     68   

Section 2.24.

 

Mitigation of Obligations

     71   

Section 2.25.

 

Replacement of Lenders

     72   

Section 2.26.

 

Defaulting Lenders

     72   

Section 2.27.

 

Request for Extended Facilities

     75   

Section 2.28.

 

Refinancing Amendment

     77   

ARTICLE III CONDITIONS PRECEDENT TO LOANS AND LETTERS OF CREDIT; ADDITIONS OF BORROWING BASE ASSETS

     78   

Section 3.1.

 

Conditions to Effectiveness

     78   

Section 3.2.

 

Conditions to Each Credit Event

     81   

Section 3.3.

 

Delivery of Documents

     82   

Section 3.4.

 

Release of Borrowing Base Assets

     82   

ARTICLE IV REPRESENTATIONS AND WARRANTIES

     83   

Section 4.1.

 

Due Organization and Good Standing

     83   

Section 4.2.

 

Power and Authority, Due Authorization, Execution, Delivery and Enforceability

     83   


Section 4.3.

   Governmental and Third Party Consents and Approvals; No Conflicts      84   

Section 4.4.

   Financial Statements; Material Adverse Change      84   

Section 4.5.

   Litigation and Environmental Matters      85   

Section 4.6.

   Compliance with Laws and Material Agreements      86   

Section 4.7.

   Investment Company Act      86   

Section 4.8.

   Taxes      86   

Section 4.9.

   Margin Regulations      86   

Section 4.10.

   ERISA      86   

Section 4.11.

   Ownership of Property      87   

Section 4.12.

   Accuracy of Disclosure      87   

Section 4.13.

   Labor Relations      88   

Section 4.14.

   Subsidiaries      88   

Section 4.15.

   Solvency      88   

Section 4.16.

   Insurance      88   

Section 4.17.

   Collateral Documents      89   

Section 4.18.

   Real Property Assets; Leases      89   

Section 4.19.

   Material Agreements      90   

Section 4.20.

   Healthcare Matters      90   

Section 4.21.

   OFAC      92   

Section 4.22.

   Patriot Act      93   

Section 4.23.

   No Default      93   

Section 4.24.

   Intellectual Property      93   

Section 4.25.

   REIT Status; Spin-Off      93   

ARTICLE V AFFIRMATIVE COVENANTS

     93   

Section 5.1.

   Financial Statements and Other Information      93   

Section 5.2.

   Notices of Material Events      96   

Section 5.3.

   Existence; Conduct of Business      98   

Section 5.4.

   Compliance with Laws      98   

Section 5.5.

   Payment of Taxes and Other Obligations      98   

Section 5.6.

   Books and Records      99   

Section 5.7.

   Visitation and Inspection      99   

Section 5.8.

   Maintenance of Properties      99   

Section 5.9.

   Insurance      99   

Section 5.10.

   Use of Proceeds; Margin Regulations      100   

Section 5.11.

   Casualty and Condemnation      100   

Section 5.12.

   Additional Subsidiaries and Collateral      100   

Section 5.13.

   REIT Status      101   

Section 5.14.

   Further Assurances      101   

Section 5.15.

   Healthcare Matters      101   

Section 5.16.

   Environmental Matters      103   

Section 5.17.

   Borrowing Base Additions      104   

Section 5.18.

   Borrowing Base Assets      104   

Section 5.19.

   Borrowing Base Leases      104   

Section 5.20.

   Borrowing Base Certificates      106   

Section 5.21.

   Eligible Ground Leases      106   

Section 5.22.

   Appraisal Information      109   

Section 5.23.

   Spin-Off Transaction      109   

Section 5.24.

   GE Mortgage Indebtedness Extension Option      109   

Section 5.25.

   Post-Closing Matters      109   

 

ii


ARTICLE VI FINANCIAL COVENANTS

     110   

Section 6.1.

   Consolidated Leverage Ratio      110   

Section 6.2.

   Consolidated Fixed Charge Coverage Ratio      110   

Section 6.3.

   Consolidated Tangible Net Worth      110   

Section 6.4.

   Distribution Limitation      110   

Section 6.5.

   Secured Debt      110   

Section 6.6.

   Recourse Debt      110   

ARTICLE VII NEGATIVE COVENANTS

     111   

Section 7.1.

   Indebtedness and Preferred Equity      111   

Section 7.2.

   Liens      112   

Section 7.3.

   Fundamental Changes      114   

Section 7.4.

   Investments, Loans      115   

Section 7.5.

   Restricted Payments      116   

Section 7.6.

   Sale of Assets      117   

Section 7.7.

   Transactions with Affiliates      118   

Section 7.8.

   Restrictive Agreements      118   

Section 7.9.

   Sale and Leaseback Transactions      119   

Section 7.10.

   Hedging Transactions      119   

Section 7.11.

   Amendment to Organizational Documents      119   

Section 7.12.

   Modifications to Borrowing Base Leases      119   

Section 7.13.

   Business      120   

Section 7.14.

   Accounting Changes      120   

Section 7.15.

   Government Regulation      120   

Section 7.16.

   Limited Activities of GP LLC      120   

ARTICLE VIII EVENTS OF DEFAULT

     121   

Section 8.1.

   Events of Default      121   

Section 8.2.

   Application of Proceeds from Collateral      124   

ARTICLE IX THE ADMINISTRATIVE AGENT

     125   

Section 9.1.

   Appointment of the Administrative Agent      125   

Section 9.2.

   Nature of Duties of the Administrative Agent      125   

Section 9.3.

   Lack of Reliance on the Administrative Agent      126   

Section 9.4.

   Certain Rights of the Administrative Agent      126   

Section 9.5.

   Reliance by the Administrative Agent      126   

Section 9.6.

   The Administrative Agent in its Individual Capacity      126   

Section 9.7.

   Successor Administrative Agent      127   

Section 9.8.

   Withholding Tax      127   

Section 9.9.

   The Administrative Agent May File Proofs of Claim      128   

Section 9.10.

   Authorization to Execute Other Loan Documents      128   

Section 9.11.

   Collateral and Guaranty Matters      129   

Section 9.12.

   Co-Documentation Agents; Syndication Agent      129   

Section 9.13.

   Right to Realize on Collateral and Enforce Guarantee      129   

Section 9.14.

   Secured Bank Product Obligations and Hedging Obligations      129   

ARTICLE X MISCELLANEOUS

     130   

Section 10.1.

   Notices      130   

Section 10.2.

   Waiver; Amendments      132   

Section 10.3.

   Expenses; Indemnification      134   

Section 10.4.

   Successors and Assigns      136   

 

iii


Section 10.5.

   Governing Law; Jurisdiction; Consent to Service of Process      140   

Section 10.6.

   WAIVER OF JURY TRIAL      140   

Section 10.7.

   Right of Set-off      141   

Section 10.8.

   Counterparts; Integration      141   

Section 10.9.

   Survival      141   

Section 10.10.

   Severability      141   

Section 10.11.

   Confidentiality      142   

Section 10.12.

   Interest Rate Limitation      142   

Section 10.13.

   Waiver of Effect of Corporate Seal      143   

Section 10.14.

   Patriot Act      143   

Section 10.15.

   No Advisory or Fiduciary Responsibility      143   

Section 10.16.

   Location of Closing      143   

Section 10.17.

   Appraisals      143   

Section 10.18.

   Releases of Collateral      144   

ARTICLE XI GUARANTY

     144   

Section 11.1.

   The Guaranty      144   

Section 11.2.

   Obligations Unconditional      145   

Section 11.3.

   Reinstatement      146   

Section 11.4.

   Certain Additional Waivers      146   

Section 11.5.

   Remedies      146   

Section 11.6.

   Rights of Contribution      146   

Section 11.7.

   Guarantee of Payment; Continuing Guarantee      146   

Section 11.8.

   Release of Subsidiary Loan Parties      146   

Section 11.9.

   Keepwell      147   

 

iv


Schedules

 

Schedule I

 

-

   Commitment Amounts

Schedule 1.1A

 

-

   Net Revenues for Ensign Assets

Schedule 1.1B

 

-

   Property NOI for Ensign Assets

Schedule 3.1(b)(xvi)

 

-

   GE Mortgage Indebtedness Obligors and Real Property Assets

Schedule 4.11

 

-

   Real Property

Schedule 4.14

 

-

   Subsidiaries

Schedule 4.16

 

-

   Insurance Coverage

Schedule 4.18

 

-

   Real Property Asset Matters
    

Part I         Borrowing Base Assets

    

Part II       Other Real Property Assets

    

Part III      Material Sub-leases

    

Part IV     Closing Date Tenants

Schedule 4.19

 

-

   Material Agreements

Schedule 4.20

 

-

   Healthcare Matters

Schedule 5.25

 

-

   Post-Closing Matters

Schedule 7.1

 

-

   Existing Indebtedness

Schedule 7.2

 

-

   Existing Liens

Schedule 7.4

 

-

   Existing Investments

Schedule 7.8

 

-

   Existing Leases with Restrictive Agreements
    

Exhibits

    
    

Exhibit A

 

-

   Form of Assignment and Acceptance

Exhibit B

 

-

   Form of Security Agreement

Exhibit C

 

-

   Form of Borrowing Base Certificate

Exhibit D

 

-

   Form of Joinder Agreement
    

Exhibit 2.3

 

-

   Form of Notice of Revolving Borrowing

Exhibit 2.4

 

-

   Form of Notice of Swingline Borrowing

Exhibit 2.7

 

-

   Form of Notice of Continuation/Conversion

Exhibit 3.1(b)(ii)

 

-

   Form of Secretary’s Certificate

Exhibit 3.1(b)(iv)

 

-

   Form of Officer’s Certificate

Exhibit 5.1(c)

 

-

   Form of Compliance Certificate

 

v


CREDIT AND GUARANTY AGREEMENT

THIS CREDIT AND GUARANTY AGREEMENT (as amended, restated, supplemented or otherwise modified from time to time, this “ Agreement ”) is made and entered into as of May 30, 2014, by and among CTR PARTNERSHIP, L.P., a Delaware limited partnership (the “ Borrower ”), CARETRUST REIT, INC., a Maryland corporation (the “ REIT Guarantor ”), the other Guarantors identified herein, the several banks and other financial institutions and lenders from time to time party hereto (the “ Lenders ”) and SUNTRUST BANK, in its capacity as administrative agent for the Lenders, as an issuing bank and as swingline lender.

W I T N E S S E T H:

WHEREAS, the Borrower has requested that the Lenders establish a $150,000,000 revolving credit facility in favor of the Borrower; and

WHEREAS , subject to the terms and conditions of this Agreement, the Lenders, the Issuing Banks and the Swingline Lender, to the extent of their respective Commitments as defined herein, are willing severally to establish the requested revolving credit facility, letter of credit subfacility and swingline subfacility in favor of the Borrower;

NOW, THEREFORE , in consideration of the premises and the mutual covenants herein contained, the Borrower, the Lenders, the Administrative Agent, the Issuing Banks and the Swingline Lender agree as follows:

ARTICLE I

DEFINITIONS; CONSTRUCTION

Section 1.1. Definitions . In addition to the other terms defined herein, the following terms used herein shall have the meanings herein specified (to be equally applicable to both the singular and plural forms of the terms defined):

Acquisition ” shall mean (i) any Investment by the REIT Guarantor or any of its Subsidiaries in any other Person organized in the United States (with all or substantially all of the assets of such Person and its Subsidiaries located in the United States), pursuant to which such Person shall become a Subsidiary of the REIT Guarantor or any of its Subsidiaries or shall be merged or otherwise consolidated or combined with the REIT Guarantor or any of its Subsidiaries or (ii) any acquisition by the REIT Guarantor or any of its Subsidiaries of the assets of any Person (other than a Subsidiary of the REIT Guarantor) that constitutes all or substantially all of the assets of such Person or a division or business unit of such Person or any acquisition of one or more Real Property Assets, whether through purchase, capital lease, exercise of an option to purchase, merger or other business combination or transaction (and all or substantially all of such assets, division or business unit are located in the United States). With respect to a determination of the amount of an Acquisition, such amount shall include all consideration (including any deferred payments) set forth in the applicable agreements governing such Acquisition as well as the assumption of any Indebtedness in connection therewith.

Additional Lender ” shall have the meaning set forth in Section 2.23 .

Adjusted Consolidated EBITDA ” shall mean, for the Consolidated Parties for any period

(i) Adjusted Consolidated Net Income for such period, plus ,


(ii) to the extent such amount was deducted in calculating such Adjusted Consolidated Net Income (without duplication): (a) Consolidated Interest Expense plus accretion or accrual of discounted liabilities not constituting Indebtedness, expenses resulting from the discounting of any outstanding Indebtedness in connection with the application of purchase account in connection with any acquisition, amortization of deferred financing fees, debt issuance costs, commissions, fees and expenses, and expensing of bridge, commitment or other financing fees and prepayment or redemption premiums; (b) provision for taxes based on income or profits or capital gains, including federal, state, provincial, franchise, excise and similar taxes and foreign withholding taxes; (c) depreciation and amortization (including amortization or impairment write-offs of goodwill and other intangibles but excluding amortization of prepaid cash expenses that were paid in a prior period); (d) the amount of integration costs deducted (and not added back) in such period in computing Adjusted Consolidated Net Income, including any one-time direct transaction or restructuring costs incurred in connection with equity issuance, Acquisitions or Dispositions permitted pursuant to this Agreement (in each case, whether or not consummated), not to exceed for any four Fiscal Quarter period ten percent (10%) of Adjusted Consolidated EBITDA (calculated before giving effect to this clause (d) ); (e) proceeds from any business interruption insurance; (f) any non-cash compensation expense attributable to grants of stock options, restricted stock or similar rights to officers, directors and employees of any Consolidated Party; (g) all unusual or non-recurring charges or items of loss or expense, together with any related provision for taxes, not to exceed for any four (4) Fiscal Quarter period ten percent (10%) of Adjusted Consolidated EBITDA (calculated before giving effect to this clause (g) ); (h) all other non-cash items (other than straight-line rent) reducing Adjusted Consolidated Net Income (other than items that will require cash payments and for which an accrual or reserve is, or is required by GAAP to be, made), including any impairment charge or asset write-offs or write-downs related to intangible assets (including goodwill) and long-lived assets pursuant to GAAP; (i) any losses resulting from mark to market accounting of Hedge Agreements or other derivative instruments permitted pursuant to this Agreement; (j) costs, fees, charges and other expenses related to the Loan Documents, the Spin-Off Transaction and the other Related Transactions incurred not later than June 30, 2014; and (k) all payments made under any Permitted Bond Hedge Transaction to the extent permitted pursuant to this Agreement, less

(iii) to the extent such amount was included in calculating such Adjusted Consolidated Net Income (without duplication): (a) all non-cash items (other than straight-line rent) increasing Adjusted Consolidated Net Income; (b) all payments received under any Permitted Bond Hedge Transaction to the extent permitted pursuant to this Agreement; (c) any non-recurring items of income or gain; and (d) any gains resulting from mark to market accounting of Hedge Agreements or other derivative instruments permitted pursuant to this Agreement, all as determined on a consolidated basis for the Consolidated Parties in conformity with GAAP.

Notwithstanding the preceding, the adjustments in clauses (ii)  and (iii)  above with respect to any Subsidiary or Unconsolidated Affiliate shall be added to (or subtracted from) Adjusted Consolidated Net Income to compute Adjusted Consolidated EBITDA only to the extent (and in the same proportion) that the net income (or loss) of such Subsidiary or Unconsolidated Affiliate was included in calculating Adjusted Consolidated Net Income.

Notwithstanding the preceding, (A) Adjusted Consolidated EBITDA shall be deemed to be, for the fiscal quarter ended (1) March 31, 2014, $12,850,000, (2) December 31, 2013, $12,850,000, (3) September 30, 2013, $12,850,000, and (4) June 30, 2013, $12,850,000, and (B) for the period from April 1, 2014, through the date of the Spin-Off, Adjusted Consolidated EBITDA shall be determined as if the Spin-Off

 

2


Transaction and the other Related Transactions occurred at the beginning of such period, and the Ensign Master Leases had been entered into as of such date, as reasonably determined by a Responsible Officer of the Borrower.

Adjusted Consolidated Funded Debt ” shall mean, as of any date of determination, the sum of (i) all Consolidated Funded Debt plus (ii) without duplication of Indebtedness referred to in clause (i), the Consolidated Parties’ pro rata share of Indebtedness attributable to interest in Unconsolidated Affiliates, in each case as of such date.

Adjusted Consolidated Net Income ” shall mean, for any period, the sum without duplication of (x) the aggregate net income (or loss) (before giving effect to cash dividends on preferred stock of the REIT Guarantor or charges resulting from the redemption of preferred stock of the REIT Guarantor) of the Consolidated Parties for such period determined on a consolidated basis in conformity with GAAP; and (y) without duplication, the Consolidated Parties’ Ownership Share of the aggregate net income (or loss) attributable to interests in Unconsolidated Affiliates provided , however , that the following items shall be excluded in computing Adjusted Consolidated Net Income, without duplication: (i) the net income of any Person, other than the Consolidated Parties, except to the extent of the amount of dividends or other distributions actually paid in cash (or to the extent converted into cash) or Permitted Investments to the Consolidated Parties by such Person during such period; (ii) solely for purposes of calculating the Consolidated Fixed Charge Coverage Ratio, the undistributed net income of any Subsidiary that is not a Loan Party to the extent that the declaration or payment of dividends or similar distributions by such Subsidiary of such net income is not at the time of the last day of such period permitted by the operation of the terms of its charter or any agreement, instrument, judgment, decree, order, statute, rule or governmental regulation applicable to such Subsidiary, unless such restrictions with respect to the declaration and payment of dividends or distributions have been properly waived; provided , however , that Adjusted Consolidated Net Income will be increased by the amount of dividends or other distributions or other payments made in cash (or to the extent converted into cash) or Permitted Investments to any Consolidated Party by such Person during such period, to the extent not already included therein; (iii) the cumulative effect of a change in accounting principles; (iv) all after-tax gains or losses attributable to asset sales, together with any related provision for taxes; (v) all extraordinary charges, gains or losses or expenses, together with any related provision for taxes; and (vi) the Consolidated Parties’ Ownership Share of the foregoing items and components attributable to interests in Unconsolidated Affiliates.

Adjusted Funds From Operations ” for any period shall mean the Adjusted Consolidated Net Income for such period, plus depreciation and amortization of real property (including furniture and equipment) and other real estate assets and excluding (to the extent such amount was added or deducted, as applicable, in calculating such Adjusted Consolidated Net Income): (i) gains or losses from (a) the restructuring or refinancing of Indebtedness or (b) sales of properties; (ii) non-cash asset impairment charges; (iii) non-cash charges related to redemptions of preferred stock of the REIT Guarantor; (iv) any non-cash compensation expense attributable to grants of stock options, restricted stock or similar rights to officers, directors and employees of Consolidated Parties; (v) the amortization of financing fees and the write-off of financing costs; (vi) deferred rental income; (vii) any one-time direct transaction or restructuring costs incurred in connection with acquisitions or dispositions; (viii) any other non-cash charges associated with the sale or settlement of any Hedging Transaction; and (ix) costs, fees, charges and other expenses related to the Loan Documents, the Spin-Off Transaction and the other Related Transactions.

 

3


Adjusted LIBOR ” shall mean, with respect to each Interest Period for a Eurodollar Loan, (i) the rate per annum equal to the London interbank offered rate for deposits in U.S. Dollars appearing on Reuters screen page LIBOR 01 (or on any successor or substitute page of such service or any successor to such service, or such other commercially available source providing such quotations as may be designated by the Administrative Agent from time to time) at approximately 11:00 A.M. (London time) two (2) Business Days prior to the first day of such Interest Period, with a maturity comparable to such Interest Period, divided by (ii) a percentage equal to 100% minus the then stated maximum rate of all reserve requirements (including any marginal, emergency, supplemental, special or other reserves and without benefit of credits for proration, exceptions or offsets that may be available from time to time) applicable to any member bank of the Federal Reserve System in respect of Eurocurrency liabilities as defined in Regulation D (or any successor category of liabilities under Regulation D); provided, that if the rate referred to in clause (i) above is not available at any such time for any reason, then the rate referred to in clause (i) shall instead be the interest rate per annum, as determined by the Administrative Agent, to be the arithmetic average of the rates per annum at which deposits in U. S. Dollars in an amount equal to the amount of such Eurodollar Loan are offered by major banks in the London interbank market to the Administrative Agent at approximately 11:00 A.M. (London time), two (2) Business Days prior to the first day of such Interest Period.

Administrative Agent ” shall mean SunTrust Bank in its capacity as administrative agent for the Lenders under any of the Loan Documents, or any successor administrative agent.

Administrative Questionnaire ” shall mean, with respect to each Lender, an administrative questionnaire in the form provided by the Administrative Agent and submitted to the Administrative Agent duly completed by such Lender.

Affiliate ” shall mean, as to any Person, any other Person that directly, or indirectly through one or more intermediaries, Controls, is Controlled by, or is under common Control with, such Person. For the purposes of this definition, “Control” shall mean the power, directly or indirectly, either to (i) vote ten percent (10%) or more of the securities having ordinary voting power for the election of directors (or persons performing similar functions) of a Person or (ii) direct or cause the direction of the management and policies of a Person, whether through the ability to exercise voting power, by control or otherwise; provided that, notwithstanding the foregoing, Ensign and its Subsidiaries shall be deemed not to be Affiliates of the REIT Guarantor and its Subsidiaries. The terms “Controlled by” and “under common Control with” have the meanings correlative thereto.

Aggregate Mortgageability Value Amount ” shall mean the aggregate Mortgageability Value Amount for all Borrowing Base Assets.

Aggregate Revolving Commitment Amount ” shall mean the aggregate principal amount of the Aggregate Revolving Commitments from time to time. On the Closing Date, the Aggregate Revolving Commitment Amount is $150,000,000.

Aggregate Revolving Commitments ” shall mean, collectively, all Revolving Commitments of all Lenders at any time outstanding.

Agreement ” shall have the meaning set forth in the introductory paragraph hereof.

Anti-Terrorism Order ” shall mean Executive Order 13224, signed by President George W. Bush on September 23, 2001.

Applicable Distribution Period ” shall mean (i) for each of the first four Fiscal Quarters immediately following the Closing Date, the period beginning on the Closing Date and ending on the last day of the last Fiscal Quarter preceding the distribution for which financial statements are, or are required to have been, delivered to the Administrative Agent pursuant to Section 5.1(a) or 5.1(b) or for which reports have been filed with the SEC, and (ii) for each Fiscal Quarter other than the first four Fiscal Quarters immediately following the Closing Date, the immediately prior four Fiscal Quarter period.

 

4


Applicable Lending Office ” shall mean, for each Lender and for each Type of Loan, the “Lending Office” of such Lender (or an Affiliate of such Lender) designated for such Type of Loan in the Administrative Questionnaire submitted by such Lender or such other office of such Lender (or such Affiliate of such Lender) as such Lender may from time to time specify to the Administrative Agent and the Borrower as the office by which its Loans of such Type are to be made and maintained.

Applicable Margin ” shall mean, as of any date, with respect to all Loans outstanding on such date or the letter of credit fee, as the case may be, the percentage per annum determined by reference to the applicable Consolidated Leverage Ratio in effect on such date as set forth in the pricing grid below (the “ Pricing Grid ”); provided that a change in the Applicable Margin resulting from a change in the Consolidated Leverage Ratio shall be effective on the second Business Day after the Borrower delivers each of the financial statements required by Section 5.1(a ) and ( b ) and the Compliance Certificate required by Section 5.1(c ); provided , further , that if at any time the Borrower shall have failed to deliver such financial statements and such Compliance Certificate when so required, the Applicable Margin shall be at Level III as set forth in the Pricing Grid until such time as such financial statements and Compliance Certificate are delivered, at which time the Applicable Margin shall be determined as provided above. Notwithstanding the foregoing, the Applicable Margin from the Closing Date until the date by which the financial statements and Compliance Certificate for the Fiscal Quarter ending September 30, 2014 are required to be delivered shall be at Level III as set forth in the Pricing Grid. In the event that any financial statement or Compliance Certificate delivered hereunder is shown to be inaccurate (regardless of whether this Agreement or the Commitments are in effect when such inaccuracy is discovered), and such inaccuracy, if corrected, would have led to the application of a higher Applicable Margin based upon the Pricing Grid (the “ Accurate Applicable Margin ”) for any period that such financial statement or Compliance Certificate covered, then (i) the Borrower shall promptly deliver to the Administrative Agent a correct financial statement or Compliance Certificate, as the case may be, for such period, (ii) the Applicable Margin shall be adjusted such that after giving effect to the corrected financial statement or Compliance Certificate, as the case may be, the Applicable Margin shall be reset to the Accurate Applicable Margin based upon the Pricing Grid for such period and (iii) the Borrower shall promptly pay to the Administrative Agent, for the account of the Lenders, the accrued additional interest owing as a result of such Accurate Applicable Margin for such period. The provisions of this definition shall not limit the rights of the Administrative Agent and the Lenders with respect to Section 2.13(c) or Article VIII .

Pricing Grid

 

Pricing
Level

  

Consolidated Leverage Ratio

   Applicable
Margin for
Eurodollar
Loans
   Applicable
Margin for
Base Rate
Loans
I    Less than or equal to 40%    2.00% 

per annum

   1.00%
per annum
II    Greater than 40% and less than or equal to 50%    2.25%

per annum

   1.25%

per annum

III    Greater than 50% and less than or equal to 60%    2.50%

per annum

   1.50%

per annum

 

5


Appraisal ” shall mean, for any Real Property Asset, a FIRREA-compliant MAI appraisal commissioned, reviewed and approved by the Administrative Agent and prepared by an appraiser selected by the Administrative Agent.

Approved Fund ” shall mean any Person (other than a natural Person) that is (or will be) engaged in making, purchasing, holding or otherwise investing in commercial loans and similar extensions of credit in the ordinary course of its business and that is administered or managed by (i) a Lender, (ii) an Affiliate of a Lender or (iii) an entity or an Affiliate of an entity that administers or manages a Lender.

Assignment and Acceptance ” shall mean an assignment and acceptance entered into by a Lender and an assignee (with the consent of any party whose consent is required by Section 10.4(b) ) and accepted by the Administrative Agent, in the form of Exhibit A attached hereto or any other form approved by the Administrative Agent.

Availability Period shall mean the period from the Closing Date to but excluding the Revolving Commitment Termination Date.

Bank Product Obligations ” shall mean, collectively, all obligations and other liabilities of any Loan Party to any Bank Product Provider arising with respect to any Bank Products.

Bank Product Provider ” shall mean any Person that, at the time it provides any Bank Product to any Loan Party, (i) is a Lender or an Affiliate of a Lender and (ii) except when the Bank Product Provider is SunTrust Bank and its Affiliates, has provided prior written notice to the Administrative Agent which has been acknowledged by the Borrower of (x) the existence of such Bank Product, (y) the maximum dollar amount of obligations arising thereunder (the “ Bank Product Amount ”) and (z) the methodology to be used by such parties in determining the obligations under such Bank Product from time to time. In no event shall any Bank Product Provider acting in such capacity be deemed a Lender for purposes hereof to the extent of and as to Bank Products except that each reference to the term “Lender” in Article IX and Section 10.3(b) shall be deemed to include such Bank Product Provider and in no event shall the approval of any such person in its capacity as Bank Product Provider be required in connection with the release or termination of any security interest or Lien of the Administrative Agent. The Bank Product Amount may be changed from time to time upon written notice to the Administrative Agent by the applicable Bank Product Provider. No Bank Product Amount may be established at any time that a Default or Event of Default exists.

Bank Products ” shall mean any of the following services provided to any Loan Party by any Bank Product Provider: (i) any treasury or other cash management services, including deposit accounts, automated clearing house (ACH) origination and other funds transfer, depository (including cash vault and check deposit), zero balance accounts and sweeps, return items processing, controlled disbursement accounts, positive pay, lockboxes and lockbox accounts, account reconciliation and information reporting, payables outsourcing, payroll processing, trade finance services, investment accounts and securities accounts, and (ii) card services, including credit cards (including purchasing cards and commercial cards), prepaid cards, including payroll, stored value and gift cards, merchant services processing, and debit card services.

 

6


Bankruptcy Code ” shall mean the United States Bankruptcy Code (11 U.S.C. § 101 et seq. ) and any successor statute.

Bankruptcy Event ” shall mean, with respect to any Person, the occurrence of any of the following: (i) the entry of a decree or order for relief by a court or governmental agency in an involuntary case under any applicable Debtor Relief Law or any other bankruptcy, insolvency or other similar law now or hereafter in effect, or the appointment by a court or governmental agency of a receiver, liquidator, assignee, custodian, trustee, sequestrator (or similar official) of such Person or for any substantial part of its property or the ordering of the winding up or liquidation of its affairs by a court or governmental agency and such decree, order or appointment is not vacated or discharged within ninety (90) days of its filing; or (ii) the commencement against such Person of an involuntary case under any applicable Debtor Relief Law or any other bankruptcy, insolvency or other similar law now or hereafter in effect, or of any case, proceeding or other action for the appointment of a receiver, liquidator, assignee, custodian, trustee, sequestrator (or similar official) of such Person or for any substantial part of its property or for the winding up or liquidation of its affairs, and such involuntary case or other case, proceeding or other action shall remain undismissed for a period of ninety (90) consecutive days, or the repossession or seizure by a creditor of such Person of a substantial part of its property; or (iii) such Person shall commence a voluntary case under any applicable Debtor Relief Law or any other bankruptcy, insolvency or other similar law now or hereafter in effect, or consent to the entry of an order for relief in an involuntary case under any such law, or consent to the appointment of or the taking possession by a receiver, liquidator, assignee, creditor in possession, custodian, trustee, sequestrator (or similar official) of such Person or for any substantial part of its property or make any general assignment for the benefit of creditors; or (iv) the filing of a petition by such Person seeking to take advantage of any Debtor Relief Law or any other applicable Requirement of Law, domestic or foreign, relating to bankruptcy, insolvency, reorganization, winding-up, or composition or adjustment of debts, or (v) such Person shall fail to contest in a timely and appropriate manner (and if not dismissed within ninety (90) days) or shall consent to any petition filed against it in an involuntary case under such bankruptcy laws or other applicable Requirement of Law or consent to any proceeding or action relating to any bankruptcy, insolvency, reorganization, winding-up, or composition or adjustment of debts with respect to its assets or existence, or (vi) such Person shall admit in writing an inability to pay its debts generally as they become due.

Base Rate ” shall mean the highest of (i) the rate which the Wall Street Journal reports from time to time as the prime lending rate, as in effect from time to time, (ii) the Federal Funds Rate, as in effect from time to time, plus one-half of one percent (0.50%) per annum and (iii) Adjusted LIBOR determined on a daily basis for an Interest Period of one (1) month, plus one percent (1.00%) per annum (any changes in such rates to be effective as of the date of any change in such rate).

Borrower ” shall have the meaning set forth in the introductory paragraph hereof.

Borrowing ” shall mean a borrowing consisting of (i) Loans of the same Class and Type, made, converted or continued on the same date and, in the case of Eurodollar Loans, as to which a single Interest Period is in effect, or (ii) a Swingline Loan.

Borrowing Base Amount ” shall mean the lesser of (i) sixty-five percent (65%) of the Collateral Value of all Borrowing Base Assets and (ii) the Aggregate Mortgageability Value Amount; provided , however that (a) at no time shall more than fifteen percent (15%) of the Borrowing Base Amount be attributable to Borrowing Base Assets subject to Eligible Ground Leases, (b) at all times, not less than seventy-five percent (75%) of the Borrowing Base Amount shall be attributable to Borrowing Base Assets that consist of skilled nursing facilities, assisted living facilities and/or independent living facilities (other than Qualifying Multi-Tenant Buildings and Qualifying Subsidiary Operated Facilities), and (c) except as otherwise specifically provided in this Agreement, any Real Property Asset that is a Suspended Borrowing Base Asset shall not be included in the calculation of the Borrowing Base Amount or the calculation of the percentages set forth in clauses (a)  and (b)  of this definition.

 

7


Borrowing Base Asset ” shall mean a Real Property Asset located in the United States that the Borrower has designated as a Borrowing Base Asset in the most recent Borrowing Base Certificate delivered to the Administrative Agent and which, as of any date of determination, satisfies all of the following requirements:

(i) such Real Property Asset is 100% owned by a Subsidiary Loan Party in fee simple or ground leased pursuant to an Eligible Ground Lease;

(ii) such Real Property Asset is not subject to any Indebtedness, Lien (other than any Permitted Encumbrance) or Negative Pledge (other than pursuant to an Eligible Ground Lease);

(iii) such Real Property Asset is free of all material mechanical and structural defects (as evidenced by a property condition and structural report reasonably acceptable to the Administrative Agent) and other adverse physical conditions except for defects, conditions or matters individually or collectively which are not material to the profitable operation of such Real Property Asset;

(iv) such Real Property Asset is utilized as a Healthcare Facility, a medical office building, a life sciences building or other similar health care related property typically owned by healthcare REITs;

(v) such Real Property Asset is (a) leased to and operated by an Eligible Tenant pursuant to Borrowing Base Lease, (b) a Qualifying Multi-Tenant Building or (c) a Qualifying Subsidiary Operated Facility;

(vi) (a) on the date such Real Property Asset is initially added as a Borrowing Base Asset, no Hazardous Materials shall be located on or under such Real Property Asset which constitute a violation of any Environmental Law, and no other environmental conditions shall exist in connection with such Real Property Asset which constitute a violation of any Environmental Law; (b) if, at any time after the date of the initial addition of such Real Property Asset as a Borrowing Base Asset, Hazardous Materials are located on or under such Real Property Asset that constitute a violation of any Environmental Law, or any other environmental conditions exists in connection with such Real Property Asset that constitutes a violation of any Environmental Law, in each case, to the extent that the REIT Guarantor or any of its Subsidiaries has received notice from or a citation with respect to such violation or condition from any Governmental Authority or such violation or condition could reasonably be expected to result in material liability to the REIT Guarantor or any of its Subsidiaries (a “ Material Violation ”), then such Borrowing Base Asset shall, for all purposes under this Agreement, be designated as a Suspended Borrowing Base Asset commencing on the date (the “ Violation Date ”) (x) that the REIT Guarantor or any of its Subsidiaries receives such notice or citation or (y) with respect to any Material Violation, a Responsible Officer of any Loan Party has knowledge of such Material Violation, in each case until the date that is ninety (90) days after the applicable Violation Date unless on or prior to such ninetieth (90 th ) day the Loan Parties bring such Real Property Asset into compliance with all applicable Environmental Laws;

 

8


(vii) the Administrative Agent, on behalf of the Lenders, shall have received each of the Borrowing Base Asset Deliverables with respect to such Real Property Asset;

(viii) no condemnation proceeding is pending as of the date such Real Property Asset is initially added as a Borrowing Base Asset, and after the date of such initial addition, no condemnation proceeding shall be initiated and remain undismissed for a period of ninety (90) consecutive days, in each case with respect to a material portion of such Real Property Asset;

(ix) as of the date such Real Property Asset is initially added as a Borrowing Base Asset, no casualty event shall have occurred with respect to the improvements located on such Real Property Asset that has not been remediated in all material respects as of such date and after the date of such initial addition, no casualty event shall have occurred with respect to a material portion of the improvements located on such Real Property Asset; provided that in the event any such casualty event has occurred with respect to a material portion of the improvements located on such Borrowing Base Asset, such Borrowing Base Asset shall be designated as a Suspended Borrowing Base Asset from the date of the occurrence of such casualty event until the date sixty (60) days after the occurrence of such casualty event unless on or prior to such sixtieth (60 th ) day, the sum of (x) the amount of funds the Borrower or the applicable Loan Party has put into escrow plus (y) the amount of insurance proceeds that have either been deposited into escrow or with respect to which the applicable insurance company has acknowledged coverage are sufficient to remediate such casualty event in all material respects; provided that, if such casualty event is not in fact remediated in all material respects by a date not later than 180 days after the occurrence of such casualty event, such Borrowing Base Asset shall cease to be a Borrowing Base Asset and cease to be a Suspended Borrowing Base Asset;

(x) no event of default (after the expiration of any applicable notice and/or cure period) shall have occurred and be continuing under any Material Borrowing Base Lease (other than an Ensign Master Lease) applicable to such Real Property Asset; provided that with respect to any event of default other than a payment event of default such Borrowing Base Asset shall be designated as a Suspended Borrowing Base Asset from the date of the occurrence of such event of default until the date sixty (60) days after the occurrence of such event of default unless on or prior to such sixtieth (60 th ) day either (a) such event of default has been cured or (b) the applicable Loan Party has replaced the lessee of such Real Property Asset with an Eligible Tenant under a Borrowing Base Lease;

(xi) with respect to any Ensign Master Lease applicable to such Real Property Asset (a) no payment event of default (after the expiration of any applicable notice and/or cure period) shall have occurred and be continuing; and (b) no termination notice shall have been delivered; provided that with respect to any termination under clause (b) above, such Borrowing Base Asset shall be designated as a Suspended Borrowing Base Asset from the date of such termination until the date sixty (60) days after the occurrence of such event of default unless on or prior to such sixtieth (60 th ) day (x) such termination notice has been rescinded and the circumstances giving rise to such termination notice no longer exist, or (y) the applicable Loan Party has replaced the lessee of such Real Property Asset with an Eligible Tenant under a Borrowing Base Lease;

(xii) no event of default by the Borrower or the applicable Subsidiary Loan Party (after the expiration of any applicable notice and/or cure period) shall have occurred and be continuing under any other material lease or material contract applicable to such Real Property Asset;

(xiii) such Real Property Asset has all appropriate licenses per the jurisdiction in which it operates; provided that a Real Property Asset that is acquired after the Closing Date (other than as a part of the Spin-Off Transaction) may be added to the Borrowing Base prior to

 

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receipt of the applicable state licensing in connection with a change of ownership (“ CHOW ”) transfer, so long as each of the following conditions is satisfied: (a) the applicable facility is licensed under the seller’s license (or, in the case of an acquisition of a Person owning such Real Property Asset, such Person’s license) leading up to and on the date of closing of the acquisition of such facility or such Person (the “ Acquisition Closing Date ”); (b) the applicable Loan Party has completed its application and reasonably expects to receive a license effectively dated as of the applicable Acquisition Closing Date; (c) the applicable Loan Party has consulted with local healthcare counsel with expertise in this practice area, has confirmed with such counsel that all necessary licenses have been obtained, and has provided Administrative Agent with either a legal opinion to that effect or a certification from a Responsible Officer of the Borrower or the applicable Loan Party of its compliance with the provisions in this clause (xiii) ; and (d) the appropriate CHOW license is received not later than one hundred eighty (180) days after the initial addition of such Real Property Asset to the Borrowing Base;

(xiv) No required principal or interest payment, payments of real property taxes (except taxes which are being contested in good faith and for which adequate reserves have been established in accordance with GAAP) or payments of premiums on insurance policies with respect to such Real Property Asset under the applicable Borrowing Base Lease is past due beyond the earlier of the applicable grace period with respect thereto, if any, and sixty (60) days; and

(xv) The minimum Rent Coverage Ratio for such Real Property Asset (other than a Qualifying Multi-Tenant Building or a Qualifying Subsidiary Operated Facility) shall not be less than (a) in the case of any skilled nursing facility (which shall be deemed to include any “campus facility), (x) on or prior to the date that is one year after such Real Property Asset is initially added as a Borrowing Base Asset, 1.25 to 1.00 and (y) thereafter, 1.30 to 1.00, and (b) in the case of any independent living facility and any assisted living facility, 1.10 to 1.00; provided that if the applicable Rent Coverage Ratio is not maintained for a Real Property Asset, then such Real Property Asset shall be designated as a Suspended Borrowing Base Asset commencing on last day of the Fiscal Quarter with respect to which such Real Property Asset fails to meet such Rent Coverage Ratio until the sixtieth (60 th ) day following the last day of such Fiscal Quarter.

Borrowing Base Assets ” shall mean a collective reference to all Borrowing Base Assets in existence at any given time.

Borrowing Base Asset Deliverables ” shall mean, with respect to any Real Property Asset which is proposed for qualification as a “Borrowing Base Asset” hereunder, a collective reference to each of the following (with each such item to be in form and substance reasonably acceptable to the Administrative Agent) items to be satisfied as a condition to such Real Property Asset initially becoming a Borrowing Base Asset:

(i) a fully executed and notarized Mortgage (or a fully executed and notarized amendment to such existing Mortgage) with respect to such Real Property Asset and a related legal opinion from special local counsel to the Loan Parties opining as to the propriety of the form of such documents for recording in the applicable jurisdiction and such other matters as may be reasonably required by the Administrative Agent;

(ii) a fully executed copy of the Borrowing Base Leases with respect to such Real Property Asset, together with if such Real Property Assets is (a) not a Qualifying Multi-Tenant Building or a Qualifying Subsidiary Operated Facility, an estoppel certificate from the applicable Eligible Tenants and an SNDA with respect to any Borrowing Base Lease to the extent

 

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such Borrowing Base Lease is not automatically subordinate to the applicable Mortgage Instrument pursuant to the terms of such Borrowing Base Lease, which SNDA the Administrative Agent shall enter into on behalf of the Lenders; or (b) a Qualifying Multi-Tenant Building, (x) estoppel certificates from Tenants with respect to such Real Property Asset whose aggregate monthly rent payments are not less than eighty percent (80%) of the aggregate monthly rent payments of all Tenants with respect to such Real Property and (y) SNDAs from Tenants with respect to such Real Property Asset such that the aggregate monthly rent payments of such Tenants, when combined with the aggregate monthly rent payments of all Tenants with respect to such Real Property Asset whose Borrowing Base Leases are automatically subordinate to the applicable Mortgage Instrument pursuant to the terms of such Borrowing Base Lease, are not less than eighty percent (80%) of the aggregate monthly rent payments of all Tenants with respect to such Real Property;

(iii) documents and other information reasonably requested by the Administrative Agent to enable to Administrative Agent to confirm that the Tenant under each Borrowing Base Lease with respect to such Real Property Asset is an Eligible Tenant; it being understood that this clause (iii)  shall not apply to any Multi-Tenant Building;

(iv) copies of all existing material subleases of which any Responsible Officer of any Loan Party has knowledge which would be required to be disclosed on Part III of Schedule 4.18 hereof with respect to such Real Property Asset if approved as a Borrowing Base Asset;

(v) maps or plats of an as-built ALTA survey of the site constituting the Real Property Asset sufficient in all cases to delete the standard survey exception from the applicable Mortgage Policy;

(vi) evidence as to the compliance of such Real Property Asset and the improvements related thereto with applicable zoning and land use requirements (it being understood that zoning letters or an appropriate zoning endorsement to the applicable Mortgage Policy shall be deemed satisfactory evidence of compliance);

(vii) an ALTA mortgagee title insurance policy (or its equivalent in non-ALTA jurisdictions) with respect to the applicable Real Property Asset (the “ Mortgage Policy ”), naming the Administrative Agent as insured party for the benefit of the Lenders, insuring that the Mortgage creates a valid and enforceable first priority mortgage lien on the applicable Real Property Asset, free and clear of all defects and encumbrances except Permitted Encumbrances, which Mortgage Policy shall (a) be in an amount equal to the Borrowing Base Amount for such Real Property Asset, (b) be from an insurance company reasonably acceptable to the Administrative Agent (it being agreed that as of the Closing Date, Commonwealth Land Title Insurance Company is acceptable to the Administrative Agent), (c) include such available endorsements and reinsurance as the Administrative Agent may reasonably require and (d) otherwise satisfy the reasonable title insurance requirements of the Administrative Agent;

(viii) evidence as to whether the applicable Real Property Asset is in an area designated by the Federal Emergency Management Agency as having special flood or mud slide hazards (a “ Flood Hazard Property ”) and if such Real Property Asset is a Flood Hazard Property, (a) the applicable Loan Party’s written acknowledgment of receipt of written notification from the Administrative Agent (I) as to the fact that such Real Property Asset is a Flood Hazard Property and (II) as to whether the community in which each such Flood Hazard Property is located is participating in the National Flood Insurance Program and (b) copies of insurance policies or certificates of insurance evidencing flood insurance reasonably satisfactory to the Administrative Agent and naming the Administrative Agent as loss payee on behalf of the Lenders under a standard mortgagee endorsement;

 

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(ix) a Phase I environmental assessment from an environmental consultant reasonably acceptable to the Administrative Agent, dated as of a date reasonably acceptable to the Administrative Agent and indicating that, as of such date, no Hazardous Materials or other conditions on, under or with respect to the applicable Real Property Asset constitute a violation of any Environmental Laws and that, in any case, no commercially unreasonable amount of any Hazardous Materials are located on or under such Real Property Asset, taking into account the use of such Real Property Asset;

(x) evidence of insurance coverage with respect to such Real Property Asset meeting the requirements set forth herein and establishing the Administrative Agent as loss payee, as required pursuant to the terms hereof;

(xi) an Appraisal with respect to such Real Property Asset;

(xii) a property condition report (evidencing no mechanical or structural defects, or other adverse matters except for defects, conditions or matters individually or collectively which are not materially adverse to the profitable operation of such Real Property Asset);

(xiii) a certificate of a Responsible Officer of the Borrower addressed to the Administrative Agent and attaching a schedule that sets forth (a) the amount of the annual rent payable by each Eligible Tenant under each such Borrowing Base Lease with respect such Real Property Asset (and if such Borrowing Base Lease is a master lease, an allocation of such rent to each such Eligible Tenant reasonably determined by the Borrower, which allocation shall be reasonably satisfactory to the Administrative Agent); (b) the increases, if any, in such rent pursuant to the applicable Borrowing Base Lease; and (c)(x) with respect to any Real Property Asset which is a Multi-Tenant Building or Subsidiary Operated Facility, the Property NOI or (y) with respect to any other Real Property Asset, the Net Revenues and Tenant EBITDAR, in each case under this clause (c) for each of the most recent four (4) fiscal quarters ending prior to the date of the initial addition of such Borrowing Base Assets or amounts reasonably determined by Borrower if historical financial statements are not available (and such Property NOI, Net Revenues and Tenant EBITDAR shall be reasonably acceptable to the Administrative Agent).

Borrowing Base Certificate ” shall mean a certificate substantially in the form of Exhibit C hereto delivered to the Administrative Agent pursuant to Section 5.1 , Section 6.21 or more frequently at the option of the Borrower and (i) setting forth each Real Property Asset of the Loan Parties that is a Borrowing Base Asset or a Suspended Borrowing Base Asset and certifying (subject to the qualifications set forth in clause (ii) herein) (x) the Borrowing Base Amount and Mortgageability Value Amount with respect to each such Borrowing Base Asset and (y) the Borrowing Base Amount (determined without regard to clause (c) of the definition of Borrowing Base Amount) and Mortgageability Value Amount with respect to each such Suspended Borrowing Base Asset; and (ii) certifying (in the Loan Parties’ good faith belief based upon its own information and the information made available to any Loan Party by the applicable Tenants, which information the Loan Parties believe in good faith to be true and correct in all material respects) (a) as to the calculation of the Borrowing Base Amount as of the date of such certificate and (b) that each Real Property Asset (other than any Suspended Borrowing Base Asset) used in the calculation of the Borrowing Base Amount meets each of the criteria for qualification as a Borrowing Base Asset.

 

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Borrowing Base Lease ” shall mean any Facility Lease entered into by a Loan Party with an Eligible Tenant (or, in the case of a Multi-Tenant Building, a Tenant) which is either (i) a commercial space lease or (ii) a triple net lease such that such Eligible Tenant is required to pay all taxes, utilities, insurance, maintenance, casualty insurance payments and other expenses with respect to the subject Real Property Asset (whether in the form of reimbursements or rent) in addition to the base rental payments required thereunder); provided , that each such Facility Lease shall meet the requirements set forth in Section 5.19 .

Business Day ” shall mean any day other than (i) a Saturday, Sunday or other day on which commercial banks in Atlanta, Georgia are authorized or required by law to close and (ii) if such day relates to a Borrowing of, a payment or prepayment of principal or interest on, a conversion of or into, or an Interest Period for, a Eurodollar Loan or a notice with respect to any of the foregoing, any day on which banks are not open for dealings in Dollar deposits in the London interbank market.

Capital Lease Obligations ” of any Person shall mean all obligations of such Person to pay rent or other amounts under any lease (or other arrangement conveying the right to use) of real or personal property, or a combination thereof, which obligations are required to be classified and accounted for as capital leases on a balance sheet of such Person under GAAP, and the amount of such obligations shall be the capitalized amount thereof determined in accordance with GAAP; provided that with respect to leases that have annual aggregate payments not more than $2,500,000 for all such leases and are accounted for by any Person as operating leases as of the Closing Date or are entered into after the Closing Date and would have been accounted for as operating leases if such lease had been in effect on the Closing Date such leases may, in the sole discretion of the Borrower, be accounted for as operating leases and not as Capital Lease Obligations.

Capital Stock ” shall mean all shares, options, warrants, general or limited partnership interests, membership interests or other equivalents (regardless of how designated) of or in a corporation, partnership, limited liability company or equivalent entity whether voting or nonvoting, including 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 Exchange Act).

Capitalization Rate ” shall mean (i) 9.75% for all government reimbursed assets that are skilled nursing facilities (including any “campus” facilities), long term acute care facilities or hospitals and are not Ensign Assets; (ii) 9.00% for all government reimbursed assets that are skilled nursing facilities (including any “campus” facilities) and are Ensign Assets; and (iii) 8.00% for all non-government reimbursed assets that are Multi-Tenant Buildings, assisted living facilities or independent living facilities.

Cash Collateralize ” shall mean, in respect of any obligations, to pledge and deposit with, or deliver to, the Administrative Agent cash collateral for such obligations in Dollars with the Administrative Agent pursuant to documentation in form and substance reasonably satisfactory to the Administrative Agent (and “ Cash Collateralized ” and “ Cash Collateralization ” have the corresponding meanings).

Change in Control ” shall mean the occurrence of one or more of the following events: (i) any sale, lease, exchange or other transfer (in a single transaction or a series of related transactions) of all or substantially all of the assets of the REIT Guarantor and its Subsidiaries to any Person or “group” (within the meaning of the Exchange Act and the rules of the Securities and Exchange Commission thereunder in effect on the date hereof); (ii) the acquisition of ownership, directly or indirectly, beneficially or of record, by any Person or “group” (within the meaning of the Exchange Act and the rules

 

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of the Securities and Exchange Commission thereunder as in effect on the date hereof) of thirty-five (35%) or more of the outstanding shares of the voting equity interests of the REIT Guarantor (other than, prior to the consummation of the Spin-Off Transaction, by Ensign and its Subsidiaries); (iii) during any period of 24 consecutive months, a majority of the members of the board of directors or other equivalent governing body of the REIT Guarantor cease to be composed of individuals who are Continuing Directors; (iv) GP LLC ceases to be the sole general partner of, and the direct legal and beneficial owner of all of the general partnership interests in, the Borrower; (v) the REIT Guarantor ceases to be the direct legal and beneficial owner of all of the equity interests in GP LLC; or (vi) the REIT Guarantor ceases to beneficially own, directly or indirectly, at least 50.1% of the outstanding limited partnership interests in the Borrower; (vii) the REIT Guarantor shall create, incur, assume or suffer to exist any Lien on the Equity Interests of the Borrower owned by it other than pursuant to the Collateral Documents; or (viii) the Borrower ceases to beneficially own, directly or indirectly, all of the Capital Stock of each direct and indirect Secured Loan Party that owns or ground leases a Borrowing Base Asset. It being understood and agreed that a Person shall not be deemed to have beneficial ownership of Capital Stock subject to a stock purchase agreement, merger agreement or similar agreement until the consummation of the transactions contemplated by such agreement so long as Payment in Full of the Obligations is a condition to the effectiveness of the acquisition contemplated by such stock purchase agreement, merger agreement or similar agreement.

Change in Law ” shall mean (i) the adoption of any applicable law, rule or regulation after the date of this Agreement, (ii) any change in any applicable law, rule or regulation, or any change in the interpretation, implementation or application thereof, by any Governmental Authority after the date of this Agreement, or (iii) compliance by any Lender (or its Applicable Lending Office) or any Issuing Bank (or, for purposes of Section 2.18(b) , by the Parent Company of such Lender or such Issuing Bank, if applicable) with any request, guideline or directive (whether or not having the force of law) of any Governmental Authority made or issued after the date of this Agreement; provided that for purposes of this Agreement, (a) the Dodd-Frank Wall Street Reform and Consumer Protection Act and all requests, rules, guidelines or directives in connection therewith and (b) all requests, rules, guidelines or directives promulgated by the Bank for International Settlements, the Basel Committee on Banking Supervision (or any successor or similar authority) or the United States or foreign regulatory authorities, in each case pursuant to Basel III, shall in each case be deemed to be a “Change in Law”, regardless of the date enacted, adopted, implemented or issued.

Class ”, when used in reference to any Loan or Borrowing, refers to whether such Loan, or each of the Loans comprising such Borrowing, is a Revolving Loan, a Swingline Loan, an Incremental Term Loan, an Extended Term Loan or an Other Refinancing Term Loan and, when used in reference to any Commitment, refers to whether such Commitment is a Revolving Commitment, a Swingline Commitment, an Incremental Term Loan Commitment, an Extended Term Loan Commitment or an Other Refinancing Term Loan Commitment.

Closing Date ” shall mean the date on which the conditions precedent set forth in Section 3.1 and Section 3.2 have been satisfied or waived in accordance with Section 10.2 .

Code ” shall mean the Internal Revenue Code of 1986, as amended and in effect from time to time.

Collateral ” shall mean all tangible and intangible property, real and personal, of any Loan Party that is or purports to be the subject of a Lien to the Administrative Agent to secure the whole or any part of the Obligations or any Guarantee thereof, and shall include, without limitation, all casualty insurance proceeds and condemnation awards with respect to any of the foregoing.

 

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Collateral Access Agreement ” shall mean each landlord waiver or bailee agreement granted to, and in form and substance reasonably acceptable to, the Administrative Agent.

Collateral Documents ” shall mean, collectively, the Security Agreement, all Copyright Security Agreements, all Patent Security Agreements, all Trademark Security Agreements, all Collateral Access Agreements, if any, all Real Estate Documents, all loss payee endorsements required by Section 5.9 , and all other instruments and agreements now or hereafter securing or perfecting the Liens securing the whole or any part of the Obligations or any Guarantee thereof, all UCC financing statements and stock powers, and all other documents, instruments, agreements and certificates executed and delivered by any Loan Party to the Administrative Agent and the Lenders in connection with the foregoing.

Collateral Value ” shall mean, with respect to any Real Property Asset, an amount equal to the “as-is” appraised value of such Real Property Asset (on an individual, as opposed to portfolio value, basis), as determined by the most recently delivered Appraisal.

Commitment ” shall mean a Revolving Commitment, a Swingline Commitment, a Term Loan Commitment or any combination thereof (as the context shall permit or require).

Commodity Exchange Act ” shall mean the Commodity Exchange Act (7 U.S.C. § 1 et seq.), as amended from time to time, and any successor statute.

Compliance Certificate ” shall mean a certificate from the principal executive officer or the principal financial officer of the Borrower in the form of, and containing the certifications set forth in, the certificate attached hereto as Exhibit 5.1(c) .

Consolidated Fixed Charge Coverage Ratio ” shall mean, with respect to any period, the ratio of (i) Adjusted Consolidated EBITDA to (ii) Consolidated Fixed Charges, in each case for such period.

Consolidated Fixed Charges ” shall mean, for any Person (or consolidated group of Persons) for any period, (i) Consolidated Interest Expense payable in cash for such Person (or consolidated group of Persons) for such period (excluding upfront fees, premiums, arrangement fees, underwriting fees and similar fees), plus (ii) scheduled principal payments of Consolidated Funded Debt for such Person (or consolidated group of Persons) made or, as of the first day of such period, required to be made during such period (including, for purposes hereof, payments required to be made in connection with scheduled reductions in commitments, but excluding (a) any payment of principal under the Loan Documents, (b) any “balloon” payment or final payment at maturity that is significantly larger than the scheduled payments that preceded it, (c) principal paid by any Subsidiary if the net income of such Subsidiary is excluded in the calculation of Adjusted Consolidated Net Income pursuant to clause (ii) of the definition thereof (but only in the same proportion as the net income (or loss) of such Subsidiary is excluded from the calculation of Adjusted Consolidated Net Income pursuant to clause (ii) of the definition thereof) and (d) any payment of principal made with the proceeds of Indebtedness permitted pursuant to this Agreement), as determined on a consolidated basis in conformity with GAAP), plus (iii) taxes based on income or profits or capital gains, including federal, state, provincial, franchise, excise and similar taxes and foreign withholding taxes and paid in cash during such period; plus (iv) an amount equal to $300 per year per unit for each Subsidiary Operated Facility that is an independent living facility (which amount shall, for the avoidance of doubt, be prorated to the extent the applicable period is shorter than one Fiscal Year) plus (v) cash dividends and distributions paid on preferred stock, if any, of such Person (or consolidated group of Persons) during such period (excluding (a) any dividends and distributions paid to the REIT Guarantor or any of its Subsidiaries and (b) any redemption of preferred stock financed with proceeds of Indebtedness permitted to be incurred pursuant to this Agreement or Capital Stock permitted pursuant to this Agreement), in each case, on a consolidated basis determined in accordance with GAAP.

 

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Consolidated Funded Debt ” shall mean, as of any date of determination, all Indebtedness (other than any such Indebtedness that has been Discharged) of the Consolidated Parties determined on a consolidated basis, but excluding Hedging Obligations.

Consolidated Interest Expense ” shall mean, for any Person for any period, the aggregate amount of interest expense, less the aggregate amount of interest income for such period, in respect of Consolidated Funded Debt during such period, all as determined on a consolidated basis in conformity with GAAP including (without duplication): (i) the interest portion of any deferred payment obligations; (ii) all commissions, discounts and other fees and expenses owed with respect to letters of credit and bankers’ acceptance financing; (iii) the net cash costs associated with Hedging Transactions and Indebtedness of such Person; and (iv) all but the principal component of rentals in respect of Capital Lease Obligations paid, accrued or scheduled to be paid or to be accrued by the Consolidated Parties; excluding , to the extent included in interest expense above, (A) the amount of such interest expense of any Subsidiary if the net income (or loss) of such Subsidiary is excluded in the calculation of Adjusted Consolidated Net Income pursuant to clause (ii) of the definition thereof (but only in the same proportion as the net income (or loss) of such Subsidiary is excluded from the calculation of Adjusted Consolidated Net Income pursuant to clause (ii) of the definition thereof), as determined on a consolidated basis in conformity with GAAP and (B)(I) accretion of accrual of discounted liabilities not constituting Indebtedness, (II) any expense resulting from the discounting of any outstanding Indebtedness in connection with the application of purchase accounting in connection with any acquisition, (III) amortization of deferred financing fees, debt issuance costs, commissions, fees and expenses, (IV) any expensing of bridge, commitment or other financing fees (but not revolving loan commitment fees, including, without limitation, any fees associated with the exercise of the option to increase the Commitments), (V) prepayment and redemption premiums and (VI) non-cash costs associated with Hedging Transactions.

Consolidated Leverage Ratio ” shall mean, as of any date of determination, the ratio (expressed as a percentage) of (i) (a) Adjusted Consolidated Funded Debt minus (b) unrestricted cash and unrestricted Permitted Investments of the Consolidated Parties to (ii) Consolidated Total Asset Value, in each case as of such date.

Consolidated Net Income ” shall mean, for the REIT Guarantor and its Subsidiaries for any period, the net income (or loss) of the REIT Guarantor and its Subsidiaries for such period determined on a consolidated basis in accordance with GAAP; provided that there shall be excluded from Consolidated Net Income (to the extent otherwise included therein) (i) any extraordinary gains or losses, (ii) any gains attributable to write-ups of assets or the sale of assets (other than the sale of inventory in the ordinary course of business), (iii) any equity interest of the REIT Guarantor or any Subsidiary of the REIT Guarantor in the unremitted earnings of any Person that is not a Subsidiary, (iv) any income (or loss) of any Person accrued prior to the date it becomes a Subsidiary or is merged into or consolidated with the REIT Guarantor or any Subsidiary or the date that such Person’s assets are acquired by the REIT Guarantor or any Subsidiary and (v) any deductions for non-controlling or minority interests of the Borrower (but not any other Subsidiary of the REIT Guarantor).

Consolidated Parties ” shall mean the REIT Guarantor and its Consolidated Subsidiaries, as determined in accordance with GAAP.

Consolidated Subsidiary ” shall mean, as of any date, any Subsidiary or other entity the accounts of which would be consolidated with those of the REIT Guarantor in its consolidated financial statements if such statements were prepared as of such date.

 

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Consolidated Tangible Net Worth ” shall mean, for the Consolidated Parties as of any date of determination, (i) stockholders’ equity on a consolidated basis determined in accordance with GAAP, but with no upward adjustments due to any revaluation of assets, less (ii) all Intangible Assets, determined in accordance with GAAP, plus (iii) all accumulated depreciation, determined in accordance with GAAP.

Consolidated Total Asset Value ” shall mean, as of any date of determination, the sum of all the following of the Consolidated Parties, without duplication: (i) the quotient of (a) (I) Net Revenues from all Real Property Assets (other than Multi-Tenant Buildings and Subsidiary Operated Facilities) and (II) Property NOI from all Multi-Tenant Buildings or Subsidiary Operated Facilities), in each case for the most recently completed four (4) Fiscal Quarters for which financial statements are, or are required to have been, delivered to the Administrative Agent pursuant to Section 5.1(a) or 5.1(b) (or for any four (4) Fiscal Quarter period containing a Fiscal Quarter ending prior to September 30, 2104, the amount for each such Fiscal Quarter determined in accordance with the definition of Net Revenues or Property NOI, as applicable), minus the Net Revenues attributable to each Real Property Asset sold or otherwise disposed of after the beginning of such four (4) Fiscal Quarters and prior to such date, minus the Net Revenues from all Real Property Assets acquired after the beginning of such four (4) Fiscal Quarters and prior to such date, divided by (b) the applicable Capitalization Rate, plus (ii) the acquisition cost of each Real Property Asset acquired after the beginning of such four (4) Fiscal Quarters and prior to such date, plus (iii) the GAAP book value of the Consolidated Parties’ Investments (excluding cash and Permitted Investments) permitted by Section 7.4 as of such date, plus (iv) the Consolidated Parties’ Ownership Share of the foregoing items and components attributable to interest in Unconsolidated Affiliates.

Continuing Director ” shall mean, with respect to any period, any individuals (i) who were members of the board of directors or other equivalent governing body of the REIT Guarantor on the first day of such period, (ii) whose election or nomination to that board or equivalent governing body was approved by individuals referred to in clause (i) above constituting at the time of such election or nomination at least a majority of that board or equivalent governing body, or (iii) whose election or nomination to that board or other equivalent governing body was approved by individuals referred to in clauses (i) and (ii) above constituting at the time of such election or nomination at least a majority of that board or equivalent governing body (excluding, in the case of both clauses (ii) and (iii), any individual whose initial nomination for, or assumption of office as, a member of that board or equivalent governing body occurs as a result of an actual or threatened (in writing) solicitation of proxies or consents for the election or removal of one or more directors by any person or group other than a solicitation for the election of one or more directors by or on behalf of the board of directors).

Contractual Obligation ” of any Person shall mean any provision of any security issued by such Person or of any agreement, instrument or undertaking under which such Person is obligated or by which it or any of the property in which it has an interest is bound.

Convertible Indebtedness ” shall mean Indebtedness of the REIT Guarantor or the Borrower permitted to be incurred under the terms of this Agreement that is (i) convertible into common stock of the REIT Guarantor (and cash in lieu of fractional shares) and/or cash (in an amount determined by reference to the price of such common stock) or (ii) sold as units with call options, warrants or rights to purchase (or substantially equivalent derivative transactions) that are exercisable for common stock of the REIT Guarantor and/or cash (in an amount determined by reference to the price of such common stock).

Copyright ” shall have the meaning assigned to such term in the Security Agreement.

 

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Copyright Security Agreement ” shall mean any Copyright Security Agreement executed by a Loan Party owning registered Copyrights or applications for Copyrights in favor of the Administrative Agent for the benefit of the Secured Parties, both on the Closing Date and thereafter.

Credit Agreement Refinancing Indebtedness ” shall mean any Indebtedness incurred pursuant to a Refinancing Amendment (“ Refinancing Debt ”), in each case, issued, incurred or otherwise obtained (including by means of the extension or renewal of existing Indebtedness) in exchange for, or to extend, renew, replace or refinance, in whole or part, existing Loans or Commitments (including any successive Credit Agreement Refinancing Indebtedness) (“ Refinanced Debt ”); provided that (i) such Refinancing Debt (including, if such Indebtedness includes any Other Refinancing Revolving Commitments, the unused portion of such Other Refinancing Revolving Commitments) is in an original aggregate principal amount not greater than the aggregate principal amount of the Refinanced Debt (and, in the case of Refinanced Debt consisting, in whole or in part, of unused Revolving Commitments, Extended Revolving Commitments or Other Refinancing Revolving Commitments, the amount thereof) except by an amount equal to unpaid accrued interest and premium thereon plus upfront fees and original issue discount on such Refinancing Debt, plus other customary fees and expenses in connection with such exchange, modification, refinancing, refunding, renewal, replacement or extension; (ii) such Refinancing Debt has a maturity equal to or later than, and, except in the case of Refinancing Debt consisting of a revolving credit facility which does not have any scheduled commitment reductions prior to the maturity of the Refinanced Debt, a Weighted Average Life to Maturity equal to or greater than, the Refinanced Debt; (iii) the terms and conditions of such Refinancing Debt (except as otherwise provided in clause (ii) above and with respect to pricing, premiums and optional prepayment or redemption terms) are substantially identical to, or (taken as a whole) are no more favorable to the lenders or holders providing such Refinancing Debt, than those applicable to the lenders or holders of the Refinanced Debt (except for covenants or other provisions applicable only to periods after the latest Maturity Date, after giving effect to the exercise of the extension option pursuant to Section 2.5 , in effect at the time of incurrence of such Refinancing Debt) ( provided that satisfaction of this clause (iii)  shall be evidenced by a certificate of a Responsible Officer of the Borrower delivered to the Administrative Agent at least three (3) Business Days prior to the incurrence of such Refinancing Debt, providing a reasonably detailed description of the material terms and conditions of such Refinancing Debt or drafts of the documentation relating thereto, and that the Borrower has determined in good faith that such terms and conditions satisfy the requirement of this clause (iii) which shall be conclusive evidence that such terms and conditions satisfy such requirement unless the Administrative Agent notifies the Borrower within such three (3) Business Day period that it disagrees with such determination (including a description of the basis upon which it disagrees)) and (iv) such Refinanced Debt shall be repaid, or satisfied and discharged, and all accrued interest, fees and premiums (if any) in connection therewith shall be paid, on the date such Credit Agreement Refinancing Indebtedness is issued, incurred or obtained.

Debtor Relief Laws ” shall mean the Bankruptcy Code of the United States of America, and all other liquidation, conservatorship, bankruptcy, assignment for the benefit of creditors, moratorium, rearrangement, receivership, insolvency, reorganization, or similar debtor relief Requirements of Law of the United States or other applicable jurisdictions from time to time in effect and affecting the rights of creditors generally.

Default ” shall mean any condition or event that, with the giving of notice or the lapse of time or both, would constitute an Event of Default.

Default Interest ” shall have the meaning set forth in Section 2.13(c ).

 

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Defaulting Lender ” shall mean, subject to Section 2.26(c) , any Lender that (a) has failed to (i) fund all or any portion of its Loans within two (2) Business Days of the date such Loans were required to be funded hereunder unless such Lender notifies the Administrative Agent and the Borrower in writing that such failure is the result of such Lender’s good-faith determination that one or more conditions precedent to funding (each of which conditions precedent, together with any applicable default, shall be specifically identified in such writing) has not been satisfied, or (ii) pay to the Administrative Agent, any Issuing Bank, any Swingline Lender or any other Lender any other amount required to be paid by it hereunder (including in respect of its participation in Letters of Credit or Swingline Loans) within two (2) Business Days of the date when due, (b) has notified the Borrower, the Administrative Agent or any Issuing Bank or Swingline Lender in writing that it does not intend to comply with its funding obligations hereunder, or has made a public statement to that effect (unless such writing or public statement relates to such Lender’s obligation to fund a Loan hereunder and states that such position is based on such Lender’s good-faith determination that a condition precedent to funding (which condition precedent, together with any applicable default, shall be specifically identified in such writing or public statement) cannot be satisfied), (c) has failed, within three (3) Business Days after written request by the Administrative Agent or the Borrower, to confirm in writing to the Administrative Agent and the Borrower that it will comply with its prospective funding obligations hereunder (provided that such Lender shall cease to be a Defaulting Lender pursuant to this clause (c)  upon receipt of such written confirmation by the Administrative Agent and the Borrower), or (d) has, or has a direct or indirect parent company that has, (i) become the subject of a proceeding under any Debtor Relief Law, or (ii) had appointed for it a receiver, custodian, conservator, trustee, administrator, assignee for the benefit of creditors or similar Person charged with reorganization or liquidation of its business or assets, including the Federal Deposit Insurance Corporation or any other state or federal or foreign regulatory authority acting in such a capacity; provided that a Lender shall not be a Defaulting Lender solely by virtue of the ownership or acquisition of any equity interest in that Lender or any direct or indirect parent company thereof by a Governmental Authority so long as such ownership interest does not result in or provide such Lender with immunity from the jurisdiction of courts within the United States or from the enforcement of judgments or writs of attachment on its assets or permit such Lender (or such Governmental Authority) to reject, repudiate, disavow or disaffirm any contracts or agreements made with such Lender. Any determination by the Administrative Agent that a Lender is a Defaulting Lender under clauses (a) through (d) above shall be conclusive and binding absent manifest error, and such Lender shall be deemed to be a Defaulting Lender (subject to Section 2.26(b) ) upon delivery of written notice of such determination to the Borrower, each Issuing Bank, each Swingline Lender and each Lender.

Designation Date Property NOI ” shall mean, with respect to any Multi-Tenant Building or Subsidiary Operated Facility, the Property NOI with respect to such Multi-Tenant Building or Subsidiary Operated Facility, as applicable for the twelve (12)-month period most recently ended for which financial results are available prior to the date on which the Borrower initially added such Multi-Tenant Building or Subsidiary Operated Facility, as applicable, as a Borrowing Base Asset in a Borrowing Base Certificate delivered to the Administrative Agent.

Desktop Appraisal ” shall mean, for any Real Property Asset, a desktop appraisal commissioned, reviewed and approved by the Administrative Agent and prepared by an appraiser selected by the Administrative Agent, using appraisal methodology consistent with the Appraisal most recently delivered to the Administrative Agent with respect to such Real Property Asset.

Discharged ” shall mean Indebtedness that has been defeased (pursuant to a contractual or legal defeasance) or discharged pursuant to an irrevocable deposit of amounts sufficient to satisfy such Indebtedness as it becomes due or is irrevocably called for redemption (and regardless of whether such Indebtedness constitutes a liability on the balance sheet of the obligors thereof); provided , however , that Indebtedness shall be deemed Discharged if the payment or deposit of all amounts required for defeasance or discharge or redemption thereof have been made even if certain conditions thereto have not been satisfied, so long as such conditions are reasonably expected to be satisfied within ninety-one (91) days after such prepayment or deposit and are in fact satisfied on or before such ninety first (91st) day.

 

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Disposition ” or “ Dispose ” shall mean the sale, transfer, license, lease or other disposition of any property by any Person, including any sale, assignment, transfer or other disposal, with or without recourse, of any notes or accounts receivable or any rights and claims associated therewith.

Disqualified Institution ” shall mean those Persons who are competitors of the REIT Guarantor or any of its Subsidiaries and any affiliate of such competitors that are, in each case, identified in writing to the Administrative Agent by the Borrower from time to time (the writings described herein, collectively, the “ Disqualified Institutions List ”); provided that any update or supplement to the Disqualified Institutions List shall not apply retroactively to disqualify any parties that have previously acquired an assignment or a participation in any Commitment or Loan.

Disqualified Institutions List ” shall have the meaning assigned to such term in the definition of Disqualified Institution.

Dollar(s) ” and the sign “ $ ” shall mean lawful money of the United States.

Earlier LC Maturity Date ” shall have the meaning set forth in Section 2.22(a) .

Earlier Swingline Maturity Date ” shall have the meaning set forth in Section 2.4(f) .

E&P Purge ” shall mean the dividend by the REIT Guarantor of cash and common stock of the REIT Guarantor for the purpose of eliminating all earnings and profits of the REIT Guarantor accumulated in any non-REIT year, within the meaning of Section 857(a)(2) of the Code, in an aggregate amount to be determined at the time such dividend is declared; provided that the cash portion of the E&P Purge shall not exceed twenty-five percent (25%) (or such greater percentage as may be required by law) of the total amount of the E&P Purge following the Spin-Off Transaction in connection with REIT Guarantor’s election to be taxed as a REIT.

Eligible Ground Lease ” shall mean, at any time, a ground lease (i) under which a Loan Party is the lessee or holds equivalent rights and is the fee owner of, or has a valid lease in, all existing improvements located thereon; (ii) that has a remaining term of not less than thirty (30) years; (c) under which any required rental payment, principal or interest payment or other payment due under such lease from the applicable Loan Party to the ground lessor is not more than sixty (60) days past due and any required rental payment, principal or interest payment or other payment due to the applicable Loan Party under any sublease of the applicable real property lessor is not more than sixty (60) days past due, (iv) where no party to such lease is subject to a then continuing Bankruptcy Event; (v) such ground lease (or a related document executed by the applicable ground lessor) contains customary provisions protective of a first mortgage lender to the lessee; and (vi) where the applicable Loan Party’s interest in the underlying Real Property Asset or the lease is not subject to any Lien other than (a) the Eligible Ground Lease itself, (b) any fee mortgage (if such fee mortgagee has non-disturbed the applicable Loan Party pursuant to a non-disturbance agreement reasonable satisfactory to the Administrative Agent), (c) any Permitted Encumbrances; and (d) other encumbrances reasonably acceptable to the Administrative Agent and the Required Lenders, in their discretion.

Eligible Tenant ” shall mean a Tenant with respect to a Borrowing Base Lease which (i) is not in arrears on any required rental payment, principal or interest payment, payments of real property taxes or payments of premiums on insurance policies with respect to its lease beyond the later of (a) the applicable grace period with respect thereto, if any, and (b) sixty (60) days; (ii) is not subject to a then-continuing Bankruptcy Event; and (iii) is reasonably acceptable in all material respects to the

 

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Administrative Agent (it being understood that for purposes of this clause (iii) , each of Ensign and each Subsidiary of Ensign (provided that Ensign has provided a guaranty of such Subsidiary’s obligations under the applicable Borrowing Base Lease in a form delivered in connection with the Ensign Master Lease or otherwise reasonably acceptable to the Administrative Agent) is deemed acceptable). In addition, from the date on which the Administrative Agent shall have received (a) a written request from a Loan Party requesting the approval of a Tenant as an “Eligible Tenant” and (b) all reasonably requested information from the Loan Parties supporting such request, the Administrative Agent shall have ten (10) Business Days to respond to such request, and to the extent that the Administrative Agent shall fail to respond to such request within the applicable period, such failure to respond shall be deemed an acceptance of such Tenant as an Eligible Tenant. If the Administrative Agent shall determine that such requested Tenant is not reasonably acceptable, it shall specify the reasons for such determination in writing to the Borrower.

Employee Matters Agreement ” shall mean the Employee Matters Agreement, dated as of the Closing Date, by and between Ensign and the REIT Guarantor.

Ensign ” shall mean The Ensign Group, Inc., a Delaware corporation.

Ensign Assets ” shall mean all of the Real Estate that was owned by Ensign immediately prior to the consummation of the Related Transactions and is listed on Part B of Schedule 4.11 .

Ensign Guaranty ” shall mean certain Guarantees of Ensign Master Leases entered into by Ensign in favor of the Borrower or any of its Subsidiaries party to such Ensign Master Leases, in each case in the form of such Guarantees in effect on the Closing Date or otherwise reasonably acceptable to the Administrative Agent.

Ensign Master Lease ” shall mean any master lease entered into by the Borrower or any of its Subsidiaries with one or more of Wholly Owned Subsidiaries of Ensign that operate Healthcare Facilities located on Real Property Assets that are Ensign Assets, pursuant to which such Wholly Owned Subsidiaries of Ensign lease from the Borrower or any of its Subsidiaries, as the case may be, the Real Property Assets underlying such Healthcare Facilities, in each case in substantially the form of such master leases delivered to the Administrative Agent on or prior to the Closing Date with respect to the Ensign Assets that are the Borrowing Base Assets as of the Closing Date, as the same may be modified in accordance with Section 7.12, or otherwise reasonably acceptable to the Administrative Agent.

Environmental Laws ” shall mean all laws, rules, regulations, codes, ordinances, orders, decrees, judgments, injunctions, notices or binding agreements issued, promulgated or entered into by or with any Governmental Authority relating in any way to the environment, preservation or reclamation of natural resources, the management, Release or threatened Release of any Hazardous Material or to health and safety matters.

Environmental Liability ” shall mean any liability, contingent or otherwise (including any liability for damages, costs of environmental investigation and remediation, costs of administrative oversight, fines, natural resource damages, penalties or indemnities), of the REIT Guarantor or any of its Subsidiaries directly or indirectly resulting from or based upon (i) any actual or alleged violation of any Environmental Law, (ii) the generation, use, handling, transportation, storage, treatment or disposal of any Hazardous Materials, (iii) any actual or alleged exposure to any Hazardous Materials, (iv) the Release or threatened Release of any Hazardous Materials or (v) any contract, agreement or other consensual arrangement pursuant to which liability is assumed or imposed with respect to any of the foregoing.

 

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ERISA ” shall mean the Employee Retirement Income Security Act of 1974, as amended and in effect from time to time, and any successor statute thereto and the regulations promulgated and rulings issued thereunder.

ERISA Affiliate ” shall mean any person that for purposes of Title I or Title IV of ERISA or Section 412 of the Code would be deemed at any relevant time to be a “single employer” or otherwise aggregated with the REIT Guarantor or any of its Subsidiaries under Section 414(b), (c), (m) or (o) of the Code or Section 4001 of ERISA.

ERISA Event ” shall mean (i) any “reportable event” as defined in Section 4043 of ERISA with respect to a Plan (other than an event as to which the PBGC has waived under subsection .22, .23, .25, .27 or .28 of PBGC Regulation Section 4043 the requirement of Section 4043(a) of ERISA that it be notified of such event); (ii) any failure to make a required contribution to any Plan that would result in the imposition of a lien or other encumbrance or the provision of security under Section 430 of the Code or Section 303 or 4068 of ERISA, or the arising of such a lien or encumbrance, there being or arising any “unpaid minimum required contribution” or “accumulated funding deficiency” (as defined or otherwise set forth in Section 4971 of the Code or Part 3 of Subtitle B of Title 1 of ERISA), whether or not waived, or any filing of any request for or receipt of a minimum funding waiver under Section 412 of the Code or Section 303 of ERISA with respect to any Plan or Multiemployer Plan, or that such filing may be made, or any determination that any Plan is, or is expected to be, in at-risk status under Title IV of ERISA; (iii) any incurrence by the REIT Guarantor, any of its Subsidiaries or any of their respective ERISA Affiliates of any liability under Title IV of ERISA with respect to any Plan or Multiemployer Plan (other than for premiums due and not delinquent under Section 4007 of ERISA); (iv) any institution of proceedings, or the occurrence of an event or condition which would reasonably be expected to constitute grounds for the institution of proceedings by the PBGC, under Section 4042 of ERISA for the termination of, or the appointment of a trustee to administer, any Plan; (v) any incurrence by the REIT Guarantor, any of its Subsidiaries or any of their respective ERISA Affiliates of any liability with respect to the withdrawal or partial withdrawal from any Plan or Multiemployer Plan, or the receipt by the REIT Guarantor, any of its Subsidiaries or any of their respective ERISA Affiliates of any notice that a Multiemployer Plan is in endangered or critical status under Section 305 of ERISA; (vi) any receipt by the REIT Guarantor, any of its Subsidiaries or any of their respective ERISA Affiliates of any notice, or any receipt by any Multiemployer Plan from the REIT Guarantor, any of its Subsidiaries or any of their respective ERISA Affiliates of any notice, concerning the imposition of Withdrawal Liability or a determination that a Multiemployer Plan is, or is expected to be, insolvent or in reorganization, within the meaning of Title IV of ERISA; (vii) engaging in a non-exempt prohibited transaction within the meaning of Section 4975 of the Code or Section 406 of ERISA; or (viii) any filing of a notice of intent to terminate any Plan if such termination would require material additional contributions in order to be considered a standard termination within the meaning of Section 4041(b) of ERISA, any filing under Section 4041(c) of ERISA of a notice of intent to terminate any Plan, or the termination of any Plan under Section 4041(c) of ERISA.

Eurodollar ”, when used in reference to any Loan or Borrowing, refers to whether such Loan, or the Loans comprising such Borrowing, bears interest at a rate determined by reference to Adjusted LIBOR.

Event of Default ” shall have the meaning set forth in Section 8.1 .

Exchange Act ” shall mean the Securities Exchange Act of 1934, as amended and in effect from time to time.

 

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Excluded Swap Obligation ” shall mean, with respect to the REIT Guarantor or any Subsidiary Loan Party, any Swap Obligation if, and to the extent that, all or a portion of the Guarantee of the REIT Guarantor or such Subsidiary Loan Party of, or the grant by the REIT Guarantor or such Subsidiary Loan Party of a security interest to secure, such Swap Obligation (or any Guarantee thereof) is or becomes illegal under the Commodity Exchange Act or any rule, regulation or order of the Commodity Futures Trading Commission (or the application or official interpretation of any thereof) by virtue of the REIT Guarantor’s or such Subsidiary Loan Party’s failure for any reason to constitute an “eligible contract participant” as defined in the Commodity Exchange Act and the regulations thereunder at the time the Guarantee of the REIT Guarantor or such Subsidiary Loan Party or the grant of such security interest becomes effective with respect to such Swap Obligation. If a Swap Obligation arises under a master agreement governing more than one swap, such exclusion shall apply only to the portion of such Swap Obligation that is attributable to swaps for which such Guarantee or security interest is or becomes illegal.

Excluded Taxes ” shall mean, with respect to any Recipient of any payment to be made by or on account of any obligation of the Borrower hereunder, (i) income or franchise taxes imposed on (or measured by) the Recipient’s net income by the United States, or by the jurisdiction under the laws of which such Recipient is organized or in which its principal office is located or, in the case of any Lender, in which its Applicable Lending Office is located, (ii) any branch profits taxes imposed by the United States or any similar tax imposed by any other jurisdiction in which such Recipient is located, and (iii) any withholding taxes that (a) are imposed on amounts payable to such Recipient pursuant to a law in effect at the time such Recipient becomes a Recipient under this Agreement or designates a new lending office, except in each case to the extent that amounts with respect to such taxes were payable either (x) to such Recipient’s assignor immediately before such Recipient became a Recipient under this Agreement, or (y) to such Recipient immediately before it designated a new lending office, (b) are attributable to such Recipient’s failure to comply with Section 2.20(e) , or (c) are imposed under FATCA.

Existing Ensign Credit Agreement ” shall mean that certain Revolving Credit and Term Loan Agreement, dated as of July 15, 2011, by and among Ensign, the several banks and other financial institutions and lenders from time to time party thereto, and SunTrust Bank, as administrative agent for the lenders, as issuing bank, and as swingline lender, as amended or modified through the Closing Date.

Existing HUD Note ” shall mean that certain Deed of Trust Note, dated as of January 30, 2001, executed by Ensign Southland LLC, a Subsidiary of Ensign, for the benefit of Continental Wingate Associates, Inc.

Existing Lenders ” shall mean (i) all lenders party to the Existing Ensign Credit Agreement, (ii) all lenders who are beneficiaries of the RBS Note Due 2018, (iii) all lenders who are beneficiaries of the RBS Note Due 2019, (iv) all lenders who are beneficiaries of the Johnson Notes (other than that certain Promissory Note dated October 1, 2009 in the original face amount of One Million Dollars ($1,000,000.00), executed by Tenth East Holdings LLC in favor of Johnson Land Enterprises, L.L.C., a Utah limited liability company) and (v) all lenders who are beneficiaries of the Existing HUD Note.

Extended Commitments ” shall mean the Extended Term Loan Commitments and the Extended Revolving Commitments.

Extended Facility ” shall mean any additional tranche established pursuant to Section 2.27 reflecting an extension of the maturity date and, if applicable, amortization schedule of any existing tranche.

Extended Facility Agreement ” shall mean an Extended Revolving Credit Facility Agreement or an Extended Term Facility Agreement, as the context may require.

 

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Extended Facility Closing Date ” shall mean, with regard to an Extended Facility, the first date all the conditions precedent set forth in the respective Extended Facility Agreement are satisfied or waived in accordance with Section 10.2 .

Extended Facility Lender ” shall mean, at any time, with regard to an Extended Facility, any Lender that holds Loans or Commitments under such Extended Facility at such time.

Extended Revolving Commitments ” shall have the meaning set forth in Section 2.27 .

Extended Revolving Credit Facility ” shall mean an Extended Facility designated as an “Extended Revolving Credit Facility” by the Borrower and established pursuant to an Extended Revolving Credit Facility Agreement.

Extended Revolving Credit Facility Agreement ” shall mean an agreement setting forth the terms and conditions relating to an Extended Revolving Credit Facility.

Extended Term Facility ” shall mean an Extended Facility designated as an “Extended Term Facility” by the Borrower and established pursuant to an Extended Term Facility Agreement.

Extended Term Facility Agreement ” shall mean an agreement setting forth the terms and conditions relating to an Extended Term Facility.

Extended Term Loan Commitment ” shall have the meaning set forth in Section 2.27 .

Extended Term Loans ” shall have the meaning set forth in Section 2.27 .

Extending Revolving Lender ” shall have the meaning set forth in Section 2.27 .

Extending Term Loan Lender ” shall have the meaning set forth in Section 2.2 7.

Extension ” shall have the meaning set forth in Section 2.27 .

Extension Demand ” shall have the meaning set forth in Section 5.21(d) .

Extension Offer ” shall have the meaning set forth in Section 2.27 .

Facility Lease ” shall mean a lease or master lease with respect to any Real Property Asset owned or leased by a Loan Party from the applicable Loan Party as lessor, to Tenant, as lessee.

FATCA ” shall mean Sections 1471 through 1474 of the Code as of the date of this Agreement (or any amended or successor version that is substantively comparable and not materially more onerous to comply with) and any current or future regulations or official interpretations thereof and any agreement entered into pursuant to Section 1471(b)(1) of the Code or any intergovernmental agreements entered into in connection with the implementation of such Sections of the Code.

Federal Funds Rate ” shall mean, for any day, the rate per annum (rounded upwards, if necessary, to the next 1/100 of 1%) equal to the weighted average of the rates on overnight Federal funds transactions with member banks of the Federal Reserve System arranged by Federal funds brokers, as published by the Federal Reserve Bank of New York on the next succeeding Business Day or, if such rate is not so published for any Business Day, the Federal Funds Rate for such day shall be the average (rounded upwards, if necessary, to the next 1/100 of 1%) of the quotations for such day on such transactions received by the Administrative Agent from three Federal funds brokers of recognized standing selected by the Administrative Agent.

 

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Fee Letter ” shall mean that certain fee letter, dated as of April 4, 2014, executed by SunTrust Robinson Humphrey, Inc. and accepted by the Borrower.

Financial Covenants ” shall mean the covenants set forth in Article VI (other than Section 6.2 ) of this Agreement.

Fiscal Quarter ” shall mean any fiscal quarter of the Borrower.

Fiscal Year ” shall mean any fiscal year of the Borrower.

Foreign Person ” shall mean any Person that is not a U.S. Person.

Foreign Subsidiary ” shall mean each Subsidiary of the Borrower that is organized under the laws of a jurisdiction other than one of the fifty states of the United States or the District of Columbia.

GAAP ” shall mean generally accepted accounting principles in the United States applied on a consistent basis and subject to the terms of Section 1.3 .

GE Mortgage Indebtedness ” shall mean Indebtedness incurred pursuant to that certain Fifth Amended and Restated Loan Agreement entered into as of May 30, 2014, among General Electric Capital Corporation, a Delaware corporation (in its individual capacity, and in its capacity as agent for the Lenders (as defined therein)), the financial institutions who are or hereafter become parties thereto, and the Subsidiaries identified on Schedule 3.1(b)(xvi) , which is secured by the Real Property Assets and other collateral therefor identified on Schedule 3.1(b)(xvi) and any Permitted Refinancing Indebtedness with respect to such Indebtedness (to the extent constituting a renewal or extension of such Indebtedness).

Governmental Authority ” shall mean the government of the United States, any other nation or any political subdivision thereof, whether state or local, and any agency, authority, instrumentality, regulatory body, court, central bank or other entity exercising executive, legislative, judicial, taxing, regulatory or administrative powers or functions of or pertaining to government. “Governmental Authority” shall include any agency, branch or other governmental body charged with the responsibility, or vested with the authority to administer or enforce, any Health Care Laws, including any Medicare or Medicaid contractors, intermediaries or carriers.

GP LLC ” shall mean CareTrust GP, LLC, a Nevada limited liability company.

Guarantee ” of or by any Person (the “ guarantor ”) shall mean any obligation, contingent or otherwise, of the guarantor guaranteeing or having the economic effect of guaranteeing any Indebtedness of any other Person (the “ primary obligor ”) in any manner, whether directly or indirectly and including any obligation, direct or indirect, of the guarantor (i) to purchase or pay (or advance or supply funds for the purchase or payment of) such Indebtedness or to purchase (or to advance or supply funds for the purchase of) any security for the payment thereof, (ii) to purchase or lease property, securities or services for the purpose of assuring the owner of such Indebtedness of the payment thereof, (iii) to maintain working capital, equity capital or any other financial statement condition or liquidity of the primary obligor so as to enable the primary obligor to pay such Indebtedness or (iv) as an account party in respect of any letter of credit or letter of guaranty issued in support of such Indebtedness; provided that the term “Guarantee” shall not include endorsements for collection or deposit in the ordinary course of business. The amount of any Guarantee shall be deemed to be an amount equal to the stated or determinable amount of the primary obligation in respect of which such Guarantee is made or, if not so stated or determinable, the maximum reasonably anticipated liability in respect thereof (assuming such Person is required to perform thereunder) as determined by such Person in good faith. The term “Guarantee” used as a verb has a corresponding meaning.

 

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Guarantor ” shall mean each of the REIT Guarantor and each of the Subsidiary Loan Parties (other than the Borrower).

Hazardous Materials ” shall mean all explosive or radioactive substances or wastes and all hazardous or toxic substances, wastes or other pollutants, including petroleum or petroleum distillates, asbestos or asbestos containing materials, polychlorinated biphenyls, radon gas, infectious or medical wastes and all other substances or wastes of any nature regulated pursuant to any Environmental Law.

Healthcare Facility ” shall mean any skilled nursing facility (including any “campus” facility), assisted living facility or other similar health care facility or any independent living facility, medical office building, life sciences building, other office building or other similar health care related property typically owned by healthcare real estate investment trusts.

Health Care Laws ” shall have the meaning set forth in Section 4.20(a) .

Health Care Permits ” shall have the meaning set forth in Section 4.20(b) .

Hedging Obligations ” of any Person shall mean any and all obligations of such Person, whether absolute or contingent and howsoever and whensoever created, arising, evidenced or acquired under (i) any and all Hedging Transactions, (ii) any and all cancellations, buy backs, reversals, terminations or assignments of any Hedging Transactions and (iii) any and all renewals, extensions and modifications of any Hedging Transactions and any and all substitutions for any Hedging Transactions.

Hedging Transaction ” of any Person shall mean (i) any transaction (including an agreement with respect to any such transaction) now existing or hereafter entered into by such Person that is a rate swap transaction, swap option, basis swap, forward rate transaction, commodity swap, commodity option, equity or equity index swap or option, bond option, interest rate option, foreign exchange transaction, cap transaction, floor transaction, collar transaction, currency swap transaction, cross-currency rate swap transaction, currency option, spot transaction, credit protection transaction, credit swap, credit default swap, credit default option, total return swap, credit spread transaction, repurchase transaction, reverse repurchase transaction, buy/sell-back transaction, securities lending transaction, or any other similar transaction (including any option with respect to any of these transactions) or any combination thereof, whether or not any such transaction is governed by or subject to any master agreement, and (ii) any and all transactions of any kind, and the related confirmations, which are subject to the terms and conditions of, or governed by, any form of master agreement published by the International Swaps and Derivatives Association, Inc., any International Foreign Exchange Master Agreement, or any other master agreement (any such master agreement, together with any related schedules, a “ Master Agreement ”), including any such obligations or liabilities under any Master Agreement.

HIPAA ” shall mean the (i) Health Insurance Portability and Accountability Act of 1996; (ii) the Health Information Technology for Economic and Clinical Health Act (Title XIII of the American Recovery and Reinvestment Act of 2009); and (iii) any state and local laws regulating the privacy and/or security of individually identifiable information, including state laws providing for notification of breach of privacy or security of individually identifiable information, in each case, with respect to the laws described in clauses (i), (ii) and (iii) of this definition, as amended and in effect from time to time, and any successor statutes thereto and the regulations promulgated thereunder.

Immaterial Subsidiary ” shall mean, as of any date of determination, any direct or indirect Subsidiary of the REIT Guarantor having, when taken together with all other then-existing Immaterial Subsidiaries (the “ Immaterial Subsidiary Threshold Amount ”), (i) assets in an amount not in excess of ten percent (10.0%) of the total assets of the REIT Guarantor and its Subsidiaries determined on

 

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a consolidated basis as of such date; or (i) revenues in an amount not in excess of five percent (5.0%) of the total revenues of the REIT Guarantor and its Subsidiaries on a consolidated basis for the most recently completed four (4) Fiscal Quarters for which financial statements are, or are required to have been, delivered to the Administrative Agent pursuant to Section 5.1(a) or 5.1(b) .

Increasing Lender ” shall have the meaning set forth in Section 2.23 .

Incremental Commitment ” shall have the meaning set forth in Section 2.23 .

Incremental Commitment Joinder ” shall have the meaning set forth in Section 2.23 .

Incremental Revolving Commitment ” shall have the meaning set forth in Section 2.23 .

Incremental Term Loan ” shall have the meaning set forth in Section 2.23 .

Incremental Term Loan Commitment ” shall have the meaning set forth in Section 2.23 .

Indebtedness ” of any Person shall mean, without duplication, (i) all obligations of such Person for borrowed money, (ii) all obligations of such Person evidenced by bonds, debentures, notes or other similar instruments, (iii) all obligations of such Person in respect of the deferred purchase price of property or services (other than trade payables incurred in the ordinary course of business and excluding earn-outs except to the extent such earn outs are required under GAAP to be reflected as a liability on the balance sheet of such Person), (iv) all obligations of such Person under any conditional sale or other title retention agreement(s) relating to property acquired by such Person, (v) all Capital Lease Obligations of such Person, (vi) all obligations, contingent or otherwise, of such Person in respect of letters of credit, acceptances or similar extensions of credit, (vii) all Guarantees of such Person of the type of Indebtedness described in clauses (i) through (vi) above, (viii) all Indebtedness of a third party secured by any Lien on property owned by such Person, whether or not such Indebtedness has been assumed by such Person, (ix) all obligations of such Person, contingent or otherwise, to purchase, redeem, retire or otherwise acquire for value any Capital Stock of such Person (excluding any such obligations (a) to purchase, redeem, retire or otherwise acquire for value any Capital Stock on or prior to the date that is one hundred eighty (180) days after the latest Maturity Date, after giving effect to the exercise of the extension option pursuant to Section 2.5 , in effect on the date such obligations are incurred and (b) which the REIT Guarantor or any of its Subsidiaries may, at its election, satisfy with the issuance of or exchange for Capital Stock of the REIT Guarantor or the Borrower), (x) all Off-Balance Sheet Liabilities and (xi) all Hedging Obligations. The Indebtedness of any Person shall include (1) the Indebtedness of any partnership in which such Person is a general partner, except to the extent that the terms of such Indebtedness or the terms of the partnership agreement of such partnership, as applicable, provide that such Person is not liable therefor and (2) the Indebtedness of any joint venture (other than to the extent covered by clause (1) above) in which such Person is a joint venturer, solely to the extent that the terms of such Indebtedness or the terms of the operating agreement of such joint venture expressly provide that such Person is liable therefor, or such Person is otherwise liable therefor. Notwithstanding the foregoing, Permitted Warrant Transactions shall not constitute Indebtedness.

Indemnified Taxes ” shall mean Taxes, other than Excluded Taxes, imposed on or with respect to any payment made by or on account of any obligation of any Loan Party under any Loan Document.

Information Memorandum ” shall mean the Confidential Information Memorandum dated April 2014 relating to the REIT Guarantor and the transactions contemplated by this Agreement and the other Loan Documents.

 

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Intangible Assets ” shall mean all assets consisting of goodwill, patents, trade names, trademarks, copyrights, franchises, experimental expense, organization expense, unamortized debt discount and expense, deferred assets (other than prepaid insurance and prepaid taxes), the excess of cost of shares acquired over book value of related assets and such other assets as are properly classified as “intangible assets” in accordance with GAAP.

Interest Period shall mean with respect to any Eurodollar Borrowing, a period of one, two, three or six months, or such other period that is twelve months or less than one month that is agreed to by all relevant Lenders; provided that:

(i) the initial Interest Period for such Borrowing shall commence on the date of such Borrowing (including the date of any conversion from a Borrowing of another Type), and each Interest Period occurring thereafter in respect of such Borrowing shall commence on the day on which the next preceding Interest Period expires;

(ii) if any Interest Period would otherwise end on a day other than a Business Day, such Interest Period shall be extended to the next succeeding Business Day, unless such Business Day falls in another calendar month, in which case such Interest Period would end on the next preceding Business Day;

(iii) any Interest Period which begins on the last Business Day of a calendar month or on a day for which there is no numerically corresponding day in the calendar month at the end of such Interest Period shall end on the last Business Day of such calendar month;

(iv) each principal installment of the Term Loans shall have an Interest Period ending on or prior to each installment payment date and the remaining principal balance (if any) of the Term Loans shall have an Interest Period determined as set forth above; and

(v) no Interest Period may extend beyond the applicable Revolving Commitment Termination Date, unless on such Revolving Commitment Termination Date the aggregate outstanding principal amount of Term Loans is equal to or greater than the aggregate principal amount of Eurodollar Loans with Interest Periods expiring after such date, and no Interest Period may extend beyond the final Maturity Date.

Investments ” shall have the meaning set forth in Section 7.4 .

Issuing Bank ” shall mean (i) SunTrust Bank in its capacity as an issuer of Letters of Credit and (ii) each other Revolving Lender or an Affiliate of a Revolving Lender selected by the Borrower and approved by the Administrative Agent (such approval not to be unreasonably withheld or delayed) that agrees to act as an issuer of Letters of Credit (it being understood that any other Lender that becomes an Issuing Bank may condition its agreement to act in such capacity on a lesser sublimit within the LC Commitment but that the Administrative Agent shall not have any responsibility for monitoring the usage of such lesser sublimit), in each case pursuant to Section 2.22 .

Joinder Agreement ” shall mean a joinder agreement in the form of Exhibit D to be executed by each Subsidiary from time to time required to be a Subsidiary Loan Party by Section 5.12 , other than that Subsidiaries that are initial Guarantors under this Agreement.

Johnson Notes ” shall mean, collectively, those certain Promissory Notes, each dated as of October 1, 2009, executed by certain Subsidiaries of Ensign for the benefit of Johnson Land Enterprises, L.L.C.

 

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LC Commitment ” shall mean that portion of the Aggregate Revolving Commitments that may be used by the Borrower for the issuance of Letters of Credit in an aggregate face amount not to exceed $20,000,000.

LC Disbursement ” shall mean a payment made by an Issuing Bank pursuant to a Letter of Credit.

LC Documents ” shall mean all applications, agreements and instruments relating to the Letters of Credit but excluding the Letters of Credit.

LC Exposure ” shall mean, at any time, the sum of (i) the aggregate undrawn amount of all outstanding Letters of Credit at such time, plus (ii) the aggregate amount of all LC Disbursements that have not been reimbursed by or on behalf of the Borrower at such time. The LC Exposure of any Lender shall be its Pro Rata Share of the total LC Exposure at such time.

Lead Arrangers ” shall mean SunTrust Robinson Humphrey, Inc. and Wells Fargo Securities, LLC, each in its capacity as joint lead arranger in connection with this Agreement.

“Lender Insolvency Event” shall mean that (i) a Lender or its Parent Company is insolvent, or is generally unable to pay its debts as they become due, or admits in writing its inability to pay its debts as they become due, or makes a general assignment for the benefit of its creditors, (ii) a Lender or its Parent Company is the subject of a bankruptcy, insolvency, reorganization, liquidation or similar proceeding, or a receiver, trustee, conservator, custodian or similar Person charged with reorganization or liquidation of its business or assets, including the Federal Deposit Insurance Corporation or any other state or federal regulatory authority acting in such capacity, has been appointed for such Lender or its Parent Company, or such Lender or its Parent Company has taken any action in furtherance of or indicating its consent to or acquiescence in any such proceeding or appointment, or (iii) a Lender or its Parent Company has been adjudicated as, or determined by any Governmental Authority having regulatory authority over such Person or its assets to be, insolvent; provided that, for the avoidance of doubt, a Lender Insolvency Event shall not be deemed to have occurred solely by virtue of the ownership or acquisition of any equity interest in or control of a Lender or a Parent Company thereof by a Governmental Authority or an instrumentality thereof so long as such ownership or acquisition does not result in or provide such Lender with immunity from the jurisdiction of courts within the United States or from the enforcement of judgments or writs of attachment on its assets or permit such Lender (or such Governmental Authority) to reject, repudiate, disavow or disaffirm any contracts or agreements made with such Lender.

Lender-Related Hedge Provider ” shall mean any Person that, at the time it enters into a Hedging Transaction with any Loan Party, (i) is a Lender or an Affiliate of a Lender and (ii) except when the Lender-Related Hedge Provider is SunTrust Bank or any of its Affiliates, has provided prior written notice to the Administrative Agent which has been acknowledged by the Borrower of (x) the existence of such Hedging Transaction and (y) the methodology to be used by such parties in determining the obligations under such Hedging Transaction from time to time. In no event shall any Lender-Related Hedge Provider acting in such capacity be deemed a Lender for purposes hereof to the extent of and as to Hedging Obligations except that each reference to the term “Lender” in Article IX and Section 10.3(b) shall be deemed to include such Lender-Related Hedge Provider. In no event shall the approval of any such Person in its capacity as Lender-Related Hedge Provider be required in connection with the release or termination of any security interest or Lien of the Administrative Agent.

Lenders ” shall have the meaning set forth in the introductory paragraph hereof and shall include, where appropriate, the Swingline Lender, each Increasing Lender, each Additional Lender that joins this Agreement pursuant to Section 2.23 , each Extended Facility Lender and each Refinancing Lender.

 

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Letter of Credit ” shall mean any stand-by letter of credit issued pursuant to Section 2.22 by any Issuing Bank for the account of the Borrower pursuant to the LC Commitment.

Licensed Personnel ” shall mean any Person (including any physician) involved in the delivery of health care or medical items, services or supplies, employed or retained by the REIT Guarantor or any of its Subsidiaries.

Lien ” shall mean any mortgage, pledge, security interest, lien (statutory or otherwise), charge, encumbrance, hypothecation, assignment, or other arrangement having the practical effect of any of the foregoing or any preference, priority or other security agreement or preferential arrangement of any kind or nature whatsoever (including any conditional sale or other title retention agreement and any capital lease having the same economic effect as any of the foregoing).

Loan Documents ” shall mean, collectively, this Agreement, the Collateral Documents, the LC Documents, the Fee Letter, all Notices of Borrowing, all Notices of Conversion/Continuation, all Compliance Certificates, any promissory notes issued hereunder and each other instrument, agreement, document and writing executed in connection with any of the foregoing that is identified by its terms as a “Loan Document”.

Loan Parties ” shall mean, collectively, the Borrower, the REIT Guarantor and the Subsidiary Loan Parties.

Loans ” shall mean all Revolving Loans, Swingline Loans and Term Loans in the aggregate or any of them, as the context shall require, and shall include, where appropriate, any loan made pursuant to Section 2.23 , Section 2.27 or Section 2.28 .

Material Adverse Effect ” shall mean, with respect to any event, act, condition or occurrence of whatever nature, whether singularly or in conjunction with any other event or events, act or acts, condition or conditions, occurrence or occurrences whether or not related, resulting in a material adverse change in, or a material adverse effect on, (i) the business, results of operations, financial condition, assets, liabilities or properties of REIT Guarantor and its Subsidiaries taken as a whole and after giving effect to the Related Transactions, (ii) the ability of the Loan Parties, taken as a whole, to perform any of their respective obligations under the Loan Documents, (iii) the rights and remedies of the Administrative Agent, the Issuing Banks, the Swingline Lender or the Lenders under any of the Loan Documents or (iv) the legality, validity or enforceability of any of the Loan Documents.

Material Agreements ” shall mean (i) each Ensign Master Lease, (ii) each Material Borrowing Base Lease and (iii) all other agreements, documents, contracts, indentures and instruments pursuant to which a default, breach or termination thereof could reasonably be expected to result in a Material Adverse Effect.

Material Borrowing Base Lease ” shall mean, with respect to the Real Property Assets of the REIT Guarantor and its Subsidiaries, any Borrowing Base Lease from which the applicable Loan Party or Loan Parties derived in excess of five percent (5%) of the aggregate revenues of the REIT Guarantor and its Subsidiaries with respect to such Real Property Assets for the most recently completed four (4) Fiscal Quarters for which financial statements are, or are required to have been, delivered to the Administrative Agent pursuant to Section 5.1(a) or 5.1(b) ; provided that, prior to the actual or required delivery of such financial statements for the initial four (4) complete Fiscal Quarters following the Closing Date, such calculation shall be made over a trailing four (4) quarter period, based on such

 

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financial statements that are available and based on the following: aggregate revenues of the REIT Guarantor and its Subsidiaries for the fiscal quarter ended (i) March 31, 2014, shall be deemed to be $14,625,000, (ii) December 31, 2013, shall be deemed to be $14,625,000, (iii) September 30, 2013, shall be deemed to be $14,625,000, and (iv) June 30, 2013, shall be deemed to be $14,625,000.

Material Indebtedness ” shall mean any Indebtedness (other than the Loans and the Letters of Credit) of the Loan Parties or any of their Subsidiaries individually or in an aggregate committed or outstanding principal amount exceeding $10,000,000. For purposes of determining the amount of attributed Indebtedness from Hedging Obligations, the “principal amount” of any Hedging Obligations at any time shall be the Net Mark-to-Market Exposure of such Hedging Obligations.

Material Subsidiary ” shall mean, as of any date, any direct or indirect Subsidiary of the REIT Guarantor that is not an Immaterial Subsidiary.

Maturity Date ” shall mean, (i) with respect to any tranche of Term Loans (including any Incremental Term Loans, Extended Term Loans or Other Refinancing Term Loans), the maturity dates specified therefor in the applicable Incremental Commitment Joinder, Extended Facility Agreement or Refinancing Amendment, as applicable and (ii) with respect to the Revolving Commitments, the Revolving Commitment Termination Date.

Measurement Period ” shall mean (i) for any Fiscal Quarter ending on or after June 30, 2015, the most recent four-Fiscal Quarter period, and (ii) for any Fiscal Quarter ending prior to June 30, 2015, the period commencing on July 1, 2014 and ending on the last day of the most recent Fiscal Quarter.

Medicaid ” shall mean, collectively, the health care assistance program established by Title XIX of the Social Security Act (42 U.S.C. 1396 et seq.) and any statutes succeeding thereto, and all laws, rules, regulations, manuals, orders or requirements pertaining to such program, including (a) all federal statutes affecting such program; (b) all state statutes and plans for medical assistance enacted in connection with such program and federal rules and regulations promulgated in connection with such program; and (c) all applicable provisions of all rules, regulations, manuals, orders and administrative, reimbursement, and requirements of all Government Authorities promulgated in connection with such program (whether or not having the force of law), in each case as the same may be amended and in effect from time to time.

Medicare ” shall mean, collectively, the health insurance program for the aged and disabled established by Title XVIII of the Social Security Act (42 U.S.C. 1395 et seq.) and any statutes succeeding thereto, and all laws, rules, regulations, manuals, orders or requirements pertaining to such program including (a) all federal statutes (whether set forth in Title XVIII of the Social Security Act (42 U.S.C. 1395 et seq.) or elsewhere) affecting such program; and (b) all applicable provisions of all rules, regulations, manuals, orders and administrative and reimbursement requirements of all Governmental Authorities promulgated in connection with such program (whether or not having the force of law), in each case as the same may be amended and in effect from time to time.

Modifications ” shall mean any amendments, supplements, modifications, renewals, replacements, consolidations, severances, substitutions and extensions of any document or instrument from time to time; “ Modify ,” “ Modified ,” or related words shall have meanings correlative thereto.

Moody’s ” shall mean Moody’s Investors Service, Inc.

 

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Mortgageability Value Amount ” shall mean, with respect to any Borrowing Base Asset and as of any date of determination, the maximum principal amount of a hypothetical mortgage loan that would be available to be borrowed against such Borrowing Base Asset assuming (i) an annual interest rate equal to the greater of (a) six and one-half percent (6.50%) and (b) the then-applicable Treasury Rate plus two and one-half percent (2.50%), (ii) a 30-year amortization schedule and (iii) a debt service coverage ratio on such loan of (A) with respect to each Ensign Asset which is added to the Borrowing Base on the Closing Date, 1.30 to 1.00; (B) with respect to each Ensign Asset which is added to the Borrowing Base after the Closing Date and has a Rent Coverage Ratio of not less than 1.75 to 1.00 at the time such asset is initially added as a Borrowing Base Asset, 1.30 to 1.00; and (C) with respect to each other Real Property Asset, 1.40 to 1.00. For purposes of this definition, the income used for the debt service coverage calculation shall be (x) for any Qualifying Multi-Tenant Building or Qualifying Subsidiary Operated Facility, the Designation Date Property NOI and (y) for any other Borrowing Base Asset, the Net Revenues for such Borrowing Base Asset, in each case under this clause (y) for the most recently completed four (4) Fiscal Quarter period for which financial statements are, or are required to have been, delivered to the Administrative Agent pursuant to Section 5.1(a) or 5.1(b) (or for any four (4) Fiscal Quarter period containing a Fiscal Quarter ending prior to September 30, 2104, the amount for each such Fiscal Quarter determined in accordance with the definition of Net Revenues or Property NOI, as applicable).

Mortgage Policy ” shall have the meaning assigned to such term in the definition of “Borrowing Base Asset Deliverables” contained in this Section 1.1 .

Mortgaged Property ” shall mean, collectively, the Real Estate in which the Administrative Agent has been granted Liens pursuant to Mortgages.

Mortgages ” shall mean each mortgage, deed of trust, deed to secure debt or other real estate security documents delivered by any Loan Party to the Administrative Agent from time to time, all in form and substance reasonably satisfactory to the Administrative Agent.

Multi-Tenant Building ” shall mean, as of any date, a Real Property Asset which is an individual medical office building, life sciences building or other office building.

Multiemployer Plan ” shall mean any “multiemployer plan” as defined in Section 4001(a)(3) of ERISA, which is contributed to by (or to which there is or may be an obligation to contribute of) the REIT Guarantor, any of its Subsidiaries or an ERISA Affiliate, and each such plan for the five-year period immediately following the latest date on which the REIT Guarantor, any of its Subsidiaries or an ERISA Affiliate contributed to or had an obligation to contribute to such plan.

Negative Pledge ” shall mean any agreement (other than this Agreement or any other Loan Document) that in whole or in part prohibits the creation of any Lien on any assets of a Person; provided , however , that an agreement that establishes a maximum ratio of unsecured debt to unencumbered assets, or of secured debt to total assets, or that otherwise conditions a Person’s ability to encumber its assets upon the maintenance of one or more specified ratios that limit such Person’s ability to encumber its assets but that do not generally prohibit the encumbrance of its assets, or the encumbrance of specific assets, shall not constitute a “Negative Pledge” for purposes of this Agreement; and provided further , however , that any provision under the Senior Notes Indenture and/or any other document relating to the Senior Notes that would otherwise be included within this definition of “Negative Pledge” shall not constitute a “Negative Pledge” for purposes of this Agreement.

Net Mark-to-Market Exposure ” of any Person shall mean, as of any date of determination with respect to any Hedging Obligation, the excess (if any) of all unrealized losses over all unrealized profits of such Person arising from such Hedging Obligation. “Unrealized losses” shall mean the fair market value of the cost to such Person of replacing the Hedging Transaction giving rise to such Hedging Obligation as of the date of determination (assuming such Hedging Transaction were to be terminated as of that date), and “unrealized profits” shall mean the fair market value of the gain to such Person of replacing such Hedging Transaction as of the date of determination (assuming such Hedging Transaction were to be terminated as of that date).

 

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Net Revenues ” shall mean, with respect to any Real Property Asset for the most recently completed four (4) Fiscal Quarter period for which financial statements are, or are required to have been, delivered to the Administrative Agent pursuant to Section 5.1(a) or 5.1(b) , (i) the sum of (a) rental payments received in cash during such period by the applicable Consolidated Party (whether in the nature of base rent, minimum rent, percentage rent, additional rent or otherwise, but exclusive of security deposits, earnest money deposits, advance rentals, reserves for capital expenditures, charges, expenses or items required to be paid or reimbursed by the Tenant thereunder and proceeds from a sale or other disposition) pursuant to the Facility Leases applicable to such Real Property Asset and in full force and effect on the date of such calculation and (b) interest from loans made by such Borrower or Consolidated Party, as the case may be, minus (ii) operating expenses of such Borrower or Consolidated Party, as the case may be, allocated to such Real Property Asset on a standalone basis (which shall not include, for the avoidance of doubt, any allocated costs of corporate and administrative overhead of the REIT Guarantor and its Subsidiaries); provided that, to the extent such expenses are required to be paid by the Tenant under the applicable Facility Lease such expenses will not be subtracted. Notwithstanding the foregoing, as of the Closing Date, the aggregate Net Revenues for all Real Property Assets (other than the Multi-Tenant Buildings and the Subsidiary Operated Facilities) for each category of facilities set forth in the definition of Capitalization Rate, in each case, for any Fiscal Quarter ending prior to the Closing Date shall be the amount set forth in Schedule 1.1A with respect to such Real Property Assets for such Fiscal Quarter and, for the Fiscal Quarter ending on June 30, 2014, shall be the sum of the Net Revenues set forth in Schedule 1.1A for April 2014 and May 2014 and the actual Net Revenues for the fiscal month ending on June 30, 2014.

Non-Defaulting Lender ” shall mean, at any time, a Lender that is not a Defaulting Lender.

Non-Public Information ” shall mean any material non-public information (within the meaning of United States federal and state securities laws) with respect to the REIT Guarantor or any of its Subsidiaries or any of their respective securities.

Non-U.S. Plan ” shall mean any plan, fund (including, without limitation, any superannuation fund) or other similar program established, contributed to (regardless of whether through direct contributions or through employee withholding) or maintained outside the United States by the REIT Guarantor or one or more of its Subsidiaries primarily for the benefit of employees of the REIT Guarantor or such Subsidiaries residing outside the United States, which plan, fund or other similar program provides, or results in, retirement income, a deferral of income in contemplation of retirement, or payments to be made upon termination of employment, and which plan is not subject to ERISA or the Code.

Notice of Conversion/Continuation ” shall have the meaning set forth in Section 2.7(b) .

Notice of Revolving Borrowing ” shall have the meaning set forth in Section 2.3 .

Notice of Swingline Borrowing ” shall have the meaning set forth in Section 2.4 .

Notices of Borrowing ” shall mean, collectively, the Notices of Revolving Borrowing and the Notices of Swingline Borrowing.

 

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Obligations ” shall mean (i) all amounts owing by the Loan Parties to the Administrative Agent, any Issuing Bank, any Lender (including the Swingline Lender) or any Lead Arranger pursuant to or in connection with this Agreement or any other Loan Document or otherwise with respect to any Loan or Letter of Credit, including, without limitation, all principal, interest (including any interest accruing after the filing of any petition in bankruptcy or the commencement of any insolvency, reorganization or like proceeding relating to the Borrower, whether or not a claim for post-filing or post-petition interest is allowed in such proceeding), reimbursement obligations, fees, expenses, indemnification and reimbursement payments, costs and expenses, whether direct or indirect, absolute or contingent, liquidated or unliquidated, now existing or hereafter arising hereunder or thereunder, (ii) all Hedging Obligations (other than any Permitted Bond Hedge Transactions and any Permitted Warrant Transactions) owed by any Loan Party to any Lender-Related Hedge Provider, and (iii) all Bank Product Obligations, together with all renewals, extensions, modifications or refinancings of any of the foregoing. Notwithstanding the foregoing, “Obligations” shall not include any Excluded Swap Obligations.

OFAC ” shall mean the U.S. Department of the Treasury’s Office of Foreign Assets Control.

Off-Balance Sheet Liabilities ” of any Person shall mean (i) any repurchase obligation or liability of such Person with respect to accounts or notes receivable sold by such Person, (ii) any Synthetic Lease Obligation or (iii) any obligation arising with respect to any other transaction which is the functional equivalent of or takes the place of borrowing but which does not constitute a liability on the balance sheet of such Person other than, in the case of this clause (iii) , any operating lease, including, for the avoidance of doubt, any other lease that is treated as an operating lease pursuant to the definition of Capital Lease Obligations or Section 1.3 .

Omnibus Lease Termination Agreement ” shall mean that certain Omnibus Lease Termination Agreement, entered into as of May 30, 2014, by and among those parties identified on Schedule A attached thereto as “Lessor” and those parties identified on Schedule A attached thereto as “Lessee”.

Opportunities Agreement ” shall mean the Opportunities Agreement dated as of the Closing Date by and between Ensign and REIT Guarantor.

OSHA ” shall mean the Occupational Safety and Health Act of 1970, as amended and in effect from time to time, and any successor statute thereto.

Other Refinancing Commitments ” shall mean the Other Refinancing Revolving Commitments and the Other Refinancing Term Loan Commitments.

Other Refinancing Loans ” shall mean the Other Refinancing Revolving Loans and the Other Refinancing Term Loans.

Other Refinancing Revolving Commitments ” shall mean one or more classes of revolving commitments hereunder or extended Revolving Commitments that result from a Refinancing Amendment.

Other Refinancing Revolving Loans ” shall mean the Revolving Loans made pursuant to any Other Refinancing Revolving Commitment.

Other Refinancing Term Loan Commitments ” shall mean one or more classes of term loan commitments hereunder that result from a Refinancing Amendment.

 

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Other Refinancing Term Loans ” shall mean one or more classes of Term Loans that result from a Refinancing Amendment.

Other Taxes ” shall mean any and all present or future stamp, court or documentary, intangible, recording, filing or similar Taxes that arise from any payment made hereunder or under any other Loan Document or from the execution, delivery, performance or enforcement or registration of, from the receipt or perfection of a security interest under, or otherwise with respect to, this Agreement or any other Loan Document.

Ownership Share ” shall mean, with respect to any Unconsolidated Affiliate of the REIT Guarantor, the relative direct and indirect economic interest of the REIT Guarantor (or, if greater, the Borrower), calculated as a percentage, in such Unconsolidated Affiliate determined in accordance with the applicable provisions of the declaration of trust, articles or certificate of incorporation, articles of organization, partnership agreement, joint venture agreement or other applicable organizational document of such Unconsolidated Affiliate.

Parent Company ” shall mean, with respect to a Lender, the “bank holding company” as defined in Regulation Y, if any, of such Lender, and/or any Person owning, beneficially or of record, directly or indirectly, a majority of the shares of such Lender.

Participant ” shall have the meaning set forth in Section 10.4(d ).

Participant Register ” shall have the meaning set forth in Section 10.4(d) .

Patent ” shall have the meaning assigned to such term in the Security Agreement.

Patent Security Agreement ” shall mean any Patent Security Agreement executed by a Loan Party owning Patents or licenses of Patents in favor of the Administrative Agent for the benefit of the Secured Parties, both on the Closing Date and thereafter.

Patriot Act ” shall mean the USA PATRIOT Improvement and Reauthorization Act of 2005 (Pub. L. 109-177 (signed into law March 9, 2006)), as amended and in effect from time to time.

Payment in Full ” and “ Paid in Full ” shall mean the termination of all Revolving Commitments and all other commitments of the Lenders to lend funds or extend financial accommodations to the Borrower under the Loan Documents and the payment in full, in immediately available funds, of all of the Obligations (other than (i) contingent indemnification and expense reimbursement Obligations, in each case, to the extent no claim giving rise thereto has been asserted, (ii) Hedging Obligations and Bank Product Obligations to the extent arrangements satisfactory to the Lender-Related Hedge Provider or Bank Product Provider, as applicable, shall have been made and (iii) contingent Obligations with respect to which the deposit of Cash Collateral (in the case of LC Exposure, which shall not exceed 103% of the face amount of the relevant Letters of Credit and in the case of other Obligations, which shall not exceed 100% of the amount thereof) (or, as an alternative to Cash Collateral in the case of any LC Exposure, receipt by the Administrative Agent of a back-up letter of credit reasonably satisfactory to the Administrative Agent and the applicable Issuing Bank), in amounts and on terms and conditions and with parties reasonably satisfactory to the Administrative Agent and each Indemnitee that is, or may be, owed such Obligations has been provided).

Payment Office ” shall mean the office of the Administrative Agent located at 303 Peachtree Street, N.E., Atlanta, Georgia 30308, or such other location as to which the Administrative Agent shall have given written notice to the Borrower and the other Lenders.

 

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PBGC ” shall mean the U.S. Pension Benefit Guaranty Corporation referred to and defined in ERISA, and any successor entity performing similar functions.

Perfection Certificate ” shall have the meaning assigned to such term in the Security Agreement.

Permitted Bond Hedge Transaction ” shall mean any call or capped call option (or substantively equivalent derivative transaction) on common stock of the REIT Guarantor or the Borrower purchased by the REIT Guarantor or the Borrower in connection with the issuance of any Convertible Indebtedness; provided that the purchase price for such Permitted Bond Hedge Transaction, less the proceeds received by the REIT Guarantor or the Borrower from the sale of any related Permitted Warrant Transaction, does not exceed the net proceeds received by the REIT Guarantor or the Borrower from the sale of such Convertible Indebtedness issued in connection with the Permitted Bond Hedge Transaction.

Permitted Encumbrances ” shall mean:

(i) Liens securing taxes, assessments and other charges or levies imposed by any Governmental Authority (excluding any Lien imposed pursuant to any of the provisions of ERISA), in each case, which are not yet delinquent (other than those which are being contested in good faith and for which adequate reserves have been established in accordance with GAAP);

(ii) Liens evidencing the claims of materialmen, mechanics, carriers, warehousemen or landlords for labor, materials, supplies or rentals, in each case, imposed by law and incurred in the ordinary course of business or which are not more than sixty (60) days past due or that are being contested in good faith by appropriate proceedings and for which adequate reserves have been established in accordance with GAAP or a bond or other assurance has been posted as required by applicable Requirements of Law; provided that, (a) if the discharge or satisfaction thereof is the responsibility of a Tenant, such Liens shall be permitted so long as they are discharged, bonded, stayed or contested in good faith and by appropriate proceeding by the later of (x) the date that such Liens are sixty (60) days past due or (y) the date ten (10) Business Days after a Responsible Officer of a Loan Party has notice thereof; and (b) with respect to any Borrowing Base Asset, no exception is taken therefor in the related Mortgage Policy or such Mortgage Policy otherwise affirmatively insures over such Liens in form and substance reasonably satisfactory to the Administrative Agent;

(iii) pledges and deposits made in the ordinary course of business in compliance with workers’ compensation, unemployment insurance, social security and other similar laws or regulations;

(iv) zoning restrictions, easements, licenses, rights-of-way, covenants, encroachments, reservations and other rights, restrictions or encumbrances on the use of and minor title deficiencies on or with respect to any Real Property Assets, in each case which do not materially impair the use thereof for the business of such Person or, with respect to any Borrowing Base Asset, materially detract from the value of such property;

(v) Liens listed as exceptions to the Mortgage Policies (or updates thereto (which updates shall be reasonably acceptable to Administrative Agent)) delivered in connection with this Agreement;

(vi) Liens pursuant to the Loan Documents;

(vii) Liens arising pursuant to Facility Leases; and

 

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(viii) Liens arising pursuant to leases or subleases of any real property (and, in the case of a Borrowing Base Asset permitted pursuant to the applicable Facility Leases (if any) with respect to such Borrowing Base Asset);

provided that, except pursuant to clause (vi) above, the term “Permitted Encumbrances” shall not include any Lien securing Indebtedness.

Permitted Investments ” shall mean:

(i) direct obligations of, or obligations the principal of and interest on which are unconditionally guaranteed by, the United States (or by any agency thereof to the extent such obligations are backed by the full faith and credit of the United States), in each case maturing within one year from the date of acquisition thereof;

(ii) commercial paper, maturing not more than one year after the date of acquisition thereof, issued by a corporation (other than an Affiliate of the REIT Guarantor) organized and in existence under the laws of the United States of America or any state or jurisdiction thereof with a rating at the time as of which any investment therein is made of “P-2” (or higher) according to Moody’s or “A-2” (or higher) according to S&P;

(iii) time deposit accounts, time deposits, certificates of deposit, bankers’ acceptances and Eurodollar time deposits maturing within one year of the date of acquisition thereof issued or guaranteed by or placed with, and money market deposit accounts issued or offered by, any domestic office of any commercial bank organized under the laws of the United States or any state or jurisdiction thereof, and which bank or trust company has capital, surplus and undivided profits aggregating in excess of $500 million and has outstanding debt which is rated “A” (or such similar equivalent rating) or higher by at least one “nationally recognized statistical rating organization” (within the meaning of Rule 15c3-l(c)(2)(vi)(F) under the Exchange Act) or any money-market fund sponsored by a registered broker dealer or mutual fund distributor;

(iv) fully collateralized repurchase agreements with a term of not more than thirty (30) days for securities described in clauses (i) and (ii) above and entered into with a financial institution satisfying the criteria described in clause (iii) above;

(v) securities with maturities of one year or less from the date of acquisition issued or fully and unconditionally guaranteed by any state, commonwealth or territory of the United States of America, or by any political subdivision or taxing authority thereof, and rated at least “A” by S&P or Moody’s; and

(vi) mutual funds investing primarily in any one or more of the Permitted Investments described in clauses (i)  through (v)  above (in each case, determined at the time of acquisition thereof).

Permitted Refinancing Indebtedness ” shall mean, with respect to any Indebtedness, any modification, refinancing, refunding, renewal or extension of such Indebtedness or any Permitted Refinancing Indebtedness thereof; provided that (i) the amount of such Indebtedness is not increased at the time of such modification, refinancing, refunding, renewal or extension except by an amount equal to the premium or other amount paid, and fees and expenses reasonably incurred, in connection with such modification, refinancing, refunding, renewal or extension and by an amount equal to any existing commitments unutilized thereunder and capitalized interest or reserves relating thereto; (ii) such modification, refinancing, refunding, renewal or extension does not change the obligors with respect to the Indebtedness being modified, refinanced, refunded, renewed or extended; (iii) such

 

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modification, refinancing, refunding, renewal or extension has a Weighted Average Life to Maturity equal to or greater than the Weighted Average Life to Maturity of the Indebtedness being modified, refinanced, refunded, renewed or extended; (iv) such modification, refinancing, refunding, renewal or extension has a final maturity date equal to or later than the final maturity date of the Indebtedness being modified, refinanced, refunded, renewed or extended; (v) the interest rate applicable to any such modifying, refinancing, refunding, renewing or extending Indebtedness does not exceed the then applicable market interest rate; and (vi) the terms relating to collateral (if any) and subordination (if any), and other material terms taken as a whole, of any such modification, refinancing, refunding, renewal or extension, and of any agreement entered into and of any instrument issued in connection therewith, are no less favorable in any material respect to the applicable Loan Party or Subsidiary or the Lenders than the terms of any agreement or instrument governing the Indebtedness being modification, refinancing, refunding, renewal or extension.

Permitted Warrant Transaction ” shall mean any call option, warrant or right to purchase (or substantively equivalent derivative transaction) on common stock of the REIT Guarantor sold by the REIT Guarantor substantially concurrently with any purchase by the REIT Guarantor of a related Permitted Bond Hedge Transaction.

Person ” shall mean any individual, partnership, firm, corporation, association, joint venture, limited liability company, trust or other entity, or any Governmental Authority.

Plan ” shall mean any “employee benefit plan” as defined in Section 3 of ERISA (other than a Multiemployer Plan) maintained or contributed to by the REIT Guarantor or any ERISA Affiliate or to which the REIT Guarantor or any ERISA Affiliate has or may have an obligation to contribute, and each such plan that is subject to Title IV of ERISA for the five-year period immediately following the latest date on which the REIT Guarantor or any ERISA Affiliate maintained, contributed to or had an obligation to contribute to (or is deemed under Section 4069 of ERISA to have maintained or contributed to or to have had an obligation to contribute to, or otherwise to have liability with respect to) such plan.

Proceeding ” shall mean any investigation, inquiry, litigation, review, hearing, suit, claim, audit, arbitration, proceeding or action (in each case, whether civil, criminal, administrative, investigative or informal) commenced, brought, conducted or heard by or before, or otherwise involving, any Governmental Authority or arbitrator.

Pro Forma Balance Sheet ” shall have the meaning set forth in Section 4.4(a) .

Property Material Adverse Effect ” shall mean, with respect to any event, act, condition or occurrence of whatever nature, whether singularly or in conjunction with any other event or events, act or acts, condition or conditions, occurrence or occurrences whether or not related, resulting in a material adverse change in, or a material adverse effect on, (i) an applicable individual Borrowing Base Asset, or group of Borrowing Base Assets, taken as a whole; (ii) the use, operation, value of or ability to sell or refinance (excluding, in the case of the ability to sell or refinance, any event, act, condition or occurrence affecting the industry or region in which the applicable Borrowing Base Asset, or group of Borrowing Base Assets operates, the U.S. economy or the credit, financial, banking or capital markets in general) an applicable individual Borrowing Base Asset, or group of Borrowing Base Assets, taken as a whole; (iii) a Material Adverse Effect.

Property NOI ” shall mean, for any Multi-Tenant Building or Subsidiary Operated Facility for any period, the difference (if positive) between (i) the total rental revenue and other revenues from the operation of such Multi-Tenant Building or Subsidiary Operated Facility, as the case may be, for

 

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such period (excluding, for all purposes other than the calculation Consolidated Total Asset Value, such revenues from Tenants which are subject to a then continuing Bankruptcy Event but including for all purposes any insurance proceeds received during such period and constituting business interruption proceeds or paid in respect of lost revenues or rental income with respect to such period), and (ii) all expenses incurred by the applicable Loan Party or Subsidiary in connection with the operation and maintenance of such Multi-Tenant Building or Subsidiary Operated Facility, as the case may be, during such period (including, repairs, real estate and chattel taxes and bad debt expenses and deemed management fee equal to five percent (5%) of the aggregate revenues, but excluding all management fees actually paid) but before payment or provision for corporate overhead expenses, debt service charges, income taxes and depreciation, amortization and other non-cash expenses, all as determined in accordance with GAAP. Notwithstanding the foregoing, as of the Closing Date, the aggregate Property NOI for all Multi-Tenant Buildings and Subsidiary Operated Facilities for each category of facilities set forth in the definition of Capitalization Rate, in each case, for any Fiscal Quarter ending prior to the date of the consummation of the Spin-Off shall be the amount set forth in Schedule 1.1B with respect to such Real Property Asset for such Fiscal Quarter and, for the Fiscal Quarter ending on June 30, 2014, shall be the sum of the Property NOI set forth in Schedule 1.1B for the months of April 2014 and May 2014 and that actual Property NOI for the fiscal month ending on June 30, 2014.

Projected Income Statement ” shall have the meaning set forth in Section 4.4(a) .

Pro Rata Share ” shall mean (i) with respect to any Class of Commitment or Loan of any Lender at any time, a percentage, the numerator of which shall be such Lender’s Commitment of such Class (or, if such Commitment has been terminated or expired or the Loans have been declared to be due and payable, such Lender’s Revolving Credit Exposure or Term Loan, as applicable), and the denominator of which shall be the sum of all Commitments of such Class of all Lenders (or, if such Commitments have been terminated or expired or the Loans have been declared to be due and payable, all Revolving Credit Exposure or Term Loans, as applicable, of all Lenders) and (ii) with respect to all Classes of Commitments and Loans of any Lender at any time, the numerator of which shall be the sum of such Lender’s Revolving Commitment (or, if such Revolving Commitment has been terminated or expired or the Loans have been declared to be due and payable, such Lender’s Revolving Credit Exposure) and Term Loan and the denominator of which shall be the sum of all Lenders’ Revolving Commitments (or, if such Revolving Commitments have been terminated or expired or the Loans have been declared to be due and payable, all Revolving Credit Exposure of all Lenders funded under such Commitments) and Term Loans.

Public Lender ” shall mean any Lender who does not wish to receive Non-Public Information and who may be engaged in investment and other market related activities with respect to the Borrower, its Affiliates or any of their securities or loans.

Qualified ECP Guarantor ” shall mean, in respect of any Swap Obligation, each Loan Party that has total assets exceeding $10,000,000 at the time the relevant Guarantee or grant of the relevant security interest becomes effective with respect to such Swap Obligation or such other person as constitutes an “eligible contract participant” under the Commodity Exchange Act or any regulations promulgated thereunder and can cause another person to qualify as an “eligible contract participant” at such time by entering into a keepwell under Section 1a(18)(A)(v)(II) of the Commodity Exchange Act.

Qualifying Multi-Tenant Building ” shall mean, as of any date, a Multi-Tenant Building with respect to which the Property NOI for the twelve months most recently ended shall not be less than the 80.0% of the Designation Date Property NOI.

 

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Qualifying Subsidiary Operated Facility ” shall mean, as of any date, a Subsidiary Operated Facility with respect to which the Property NOI for the twelve months most recently ended shall not be less than the 80.0% of the Designation Date Property NOI.

RBS Note Due 2018 ” shall mean that certain Note, dated as of December 31, 2010, executed by certain Subsidiaries of Ensign for the benefit of RBS Asset Finance, Inc.

RBS Note Due 2019 ” shall mean that certain Note, dated as of February 17, 2012, executed by certain Subsidiaries of Ensign for the benefit of RBS Asset Finance, Inc.

Real Estate ” shall mean all real property owned or leased by REIT Guarantor and its Subsidiaries.

Real Estate Documents ” shall mean, collectively, all Mortgages and all other documents, instruments, agreements and certificates executed and delivered by any Loan Party to the Administrative Agent and the Lenders in connection with the foregoing.

Real Property Asset ” shall mean, a parcel of real or leasehold property located in the United States, together with all improvements (if any) thereon (including all tangible personal property owned by the person owning such real or leasehold property) owned in fee simple or leased pursuant to an Eligible Ground Lease by any Person. “ Real Property Assets ” shall mean, collectively, to all such Real Property Assets.

Recipient ” shall mean, as applicable, (i) the Administrative Agent, (ii) any Lender and (iii) any Issuing Bank.

Recourse Debt ” shall mean any Secured Debt, in respect of which recourse for payment (exclusive of any “non-recourse debt” whereby the payee’s remedies are limited to specific, identified assets of the payor which secure such debt, and where the payor has no personal liability beyond the loss of such specified asset other than liability for fraud, material misrepresentation, misapplication of funds, environmental indemnities, voluntary bankruptcy, special purpose entity covenants or covenants to maintain insurance and other typical exceptions to non-recourse liability) is to any Loan Party.

Refinancing Amendment ” shall mean an amendment to this Agreement in form and substance reasonably satisfactory to the Administrative Agent and the Borrower executed by each of (i) the Borrower, (ii) the Administrative Agent, (iii) each Issuing Bank (in the case of Other Refinancing Revolving Commitments or Other Refinancing Revolving Loans) and (iv) each Refinancing Lender and Lender that agrees to provide any portion of the Credit Agreement Refinancing Indebtedness being incurred pursuant thereto, in accordance with Section 2.28 .

Refinancing Lender ” shall mean, at any time, any bank, other financial institution or institutional investor that agrees to provide any portion of any Credit Agreement Refinancing Indebtedness pursuant to a Refinancing Amendment in accordance with Section 2.28 ; provided that each Refinancing Lender (other than any Person that is a Lender, an Affiliate of a Lender or an Approved Fund of a Lender at such time) shall be subject to the approval of the Administrative Agent and each Issuing Bank (in the case of Other Refinancing Revolving Commitments or Other Refinancing Revolving Loans) (such approval not to be unreasonably withheld or delayed), in each case to the extent any such consent would be required from the Administrative Agent and each Issuing Bank (in the case of Other Refinancing Revolving Commitments or Other Refinancing Revolving Loans) under Section 10.4(b) for an assignment of Loans or Commitments to such Refinancing Lender.

Register ” shall have the meaning set forth in Section 10.4(c ).

 

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Regulation D ” shall mean Regulation D of the Board of Governors of the Federal Reserve System, as the same may be in effect from time to time, and any successor regulations.

Regulation T ” shall mean Regulation T of the Board of Governors of the Federal Reserve System, as the same may be in effect from time to time, and any successor regulations.

Regulation U ” shall mean Regulation U of the Board of Governors of the Federal Reserve System, as the same may be in effect from time to time, and any successor regulations.

Regulation X ” shall mean Regulation X of the Board of Governors of the Federal Reserve System, as the same may be in effect from time to time, and any successor regulations.

Regulation Y ” shall mean Regulation Y of the Board of Governors of the Federal Reserve System, as the same may be in effect from time to time, and any successor regulations.

REIT ” shall mean a real estate investment trust as defined in Sections 856-860 of the Code.

REIT Guarantor ” shall have the meaning set forth in the introductory paragraph hereof.

Related Parties ” shall mean, with respect to any specified Person, such Person’s Affiliates and the respective managers, administrators, trustees, partners, directors, officers, employees, agents, advisors or other representatives of such Person and such Person’s Affiliates.

Related Transaction Documents ” shall mean the Loan Documents, the Spin-Off Documents, all other agreements or instruments executed in connection with the Related Transactions and the documents evidencing and related to the GE Mortgage Indebtedness.

Related Transactions ” shall mean, collectively, the consummation of the Spin-Off Transaction, the execution and delivery of all Related Transaction Documents, the payment of the E&P Purge, the issuance of the Senior Notes, the entering into of the GE Mortgage Indebtedness and the payment of all fees, costs and expenses associated with all of the foregoing.

Release ” shall mean any release, spill, emission, leaking, dumping, injection, pouring, deposit, disposal, discharge, dispersal, leaching or migration into the environment (including ambient air, surface water, groundwater, land surface or subsurface strata) or within any building, structure, facility or fixture.

Rent Coverage Ratio ” shall mean, as of any date of determination, with respect to any Borrowing Base Asset (other than any Qualifying Multi-Tenant Building or any Qualifying Subsidiary Operated Facility), the ratio of (i) the sum of Tenant EBITDAR of each Eligible Tenant under each Borrowing Base Lease with respect to such Borrowing Base Asset for the most recently completed four (4) fiscal quarter period, as determined from the financial statements of such Tenant delivered, or required to be delivered to the Administrative Agent, pursuant to Section 5.1(g) to (ii) the sum of the annual rent payable by each such Eligible Tenant under each such Borrowing Base Lease, for the same period, as such rent is set forth in the most recent rent schedule delivered to the Administrative Agent pursuant to Section 5.1(c) ; provided that prior to the receipt of financial results for four (4) complete fiscal quarters of such Tenant, Tenant EBITDAR and rent shall be as agreed to by the Borrower and the Administrative Agent as a part of the Borrowing Base Deliverables.

 

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Required Lenders ” shall mean, at any time, Lenders holding more than fifty percent (50%) of the aggregate outstanding Revolving Commitments and Term Loans at such time or, if the Lenders have no Commitments outstanding, then Lenders holding more than fifty percent (50%) of the aggregate outstanding Revolving Credit Exposure and Term Loans of the Lenders at such time; provided that to the extent that any Lender is a Defaulting Lender, such Defaulting Lender and all of its Revolving Commitments, Revolving Credit Exposure and Term Loans shall be excluded for purposes of determining Required Lenders.

Required Revolving Lenders ” shall mean, at any time, Lenders holding more than fifty percent (50%) of the aggregate outstanding Revolving Commitments at such time or, if the Lenders have no Revolving Commitments outstanding, then Lenders holding more than fifty percent (50%) of the aggregate outstanding Revolving Credit Exposure at such time; provided that to the extent that any Lender is a Defaulting Lender, such Defaulting Lender and all of its Revolving Commitments and Revolving Credit Exposure shall be excluded for purposes of determining Required Revolving Lenders.

Requirement of Law ” for any Person shall mean the articles or certificate of incorporation, bylaws, partnership certificate and agreement, or limited liability company certificate of organization and agreement, as the case may be, and other organizational and governing documents of such Person, and any law, treaty, rule or regulation, or determination of a Governmental Authority, in each case applicable to or binding upon such Person or any of its property or to which such Person or any of its property is subject.

Responsible Officer ” shall mean (i) with respect to certifying compliance with the financial covenants set forth in Article VI , the chief financial officer, the treasurer or controller of the REIT Guarantor or the Borrower and (ii) with respect to all other provisions, any of the president, the chief executive officer, the chief operating officer, the chief financial officer, the treasurer or a vice president of the applicable Loan Party or such other representative of the applicable Loan Party as may be designated in writing by any one of the foregoing with the consent of the Administrative Agent.

Restricted Payment ” shall mean, for any Person, any dividend or distribution on any class of its Capital Stock, or any payment on account of, or set apart assets for a sinking or other analogous fund for, the purchase, redemption, retirement, defeasance or other acquisition of any shares of its Capital Stock, any Indebtedness subordinated in right of payment to the Obligations or any Guarantee thereof or any options, warrants or other rights to purchase such Capital Stock or such Indebtedness, whether now or hereafter outstanding.

Revolving Commitment ” shall mean, with respect to each Lender, the commitment of such Lender to make Revolving Loans to the Borrower and to acquire participations in Letters of Credit and Swingline Loans in an aggregate principal amount not exceeding the amount set forth with respect to such Lender on Schedule I , as such schedule may be amended pursuant to Section 2.23 or Section 2.28 , or, in the case of a Person becoming a Lender after the Closing Date, the amount of the assigned “Revolving Commitment” as provided in the Assignment and Acceptance executed by such Person as an assignee, or the Incremental Commitment Joinder executed by such Person, in each case as such commitment may subsequently be increased or decreased pursuant to the terms hereof. Unless the context shall otherwise require, the term “Revolving Commitment” shall include any Extended Revolving Commitment.

Revolving Commitment Termination Date ” shall mean the earliest of (i)(a) with respect to the Revolving Commitments (including any Incremental Revolving Commitments) of the Revolving Lenders (other than any portion constituting Extended Revolving Commitments or Other Refinancing Revolving Commitments), May 30, 2018, as such date may be extended pursuant to Section 2.5 , (b) with respect to any Extended Revolving Commitments, the

 

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maturity date specified therefor in the applicable Extended Facility Agreement and (c) with respect to any Other Refinancing Revolving Commitments, the maturity date specified therefor in the applicable Refinancing Amendment, (ii) the date on which the Revolving Commitments are terminated pursuant to Section 2.8 and (iii) the date on which all amounts outstanding under this Agreement have been declared or have automatically become due and payable (whether by acceleration or otherwise).

Revolving Credit Exposure ” shall mean, with respect to any Lender at any time, the sum of the outstanding principal amount of such Lender’s Revolving Loans, LC Exposure and Swingline Exposure.

Revolving Lender ” shall mean any Lender holding Revolving Loans or Revolving Commitments.

Revolving Loan ” shall mean a loan made by a Lender (other than the Swingline Lender) to the Borrower under its Revolving Commitment, which may either be a Base Rate Loan or a Eurodollar Loan.

S&P ” shall mean Standard & Poor’s, a division of The McGraw-Hill Companies, Inc.

Sanctioned Country ” shall mean a country subject to a sanctions program identified on the list maintained by OFAC and available at http://www.treasury.gov/resource-center/sanctions/Pages/ default.aspx , or as otherwise published from time to time.

Sanctioned Person ” shall mean (i) a Person named on the list of “Specially Designated Nationals and Blocked Persons” maintained by OFAC available at http://www.treasury.gov/resource-center/sanctions/SDN-List/Pages/default.aspx , or as otherwise published from time to time, or (ii)(A) an agency of the government of a Sanctioned Country, (B) an organization controlled by a Sanctioned Country, or (C) a person resident in a Sanctioned Country, to the extent subject to a sanctions program administered by OFAC.

Secured Debt ” shall mean, as of any date of determination, Indebtedness of the Consolidated Parties determined on a consolidated basis in accordance with GAAP that is secured by a Lien.

Secured Loan Party ” shall mean the REIT Guarantor, the Borrower and each other Loan Party that owns either a Borrowing Base Asset or any direct or indirect Capital Stock in any other Loan Party.

Secured Parties ” shall mean the Administrative Agent, the Lenders, the Issuing Banks, the Lender-Related Hedge Providers and the Bank Product Providers.

Security Agreement ” shall mean the Security Agreement, dated as of the date hereof and substantially in the form of Exhibit B , made by the Secured Loan Parties in favor of the Administrative Agent for the benefit of the Secured Parties.

Senior Notes ” shall mean, collectively, those certain senior unsecured notes issued by the Borrower pursuant to the Senior Notes Indenture and any additional senior note issuance pursuant to the Senior Note Indenture or similar indenture, in each case, as amended, modified, restated or supplemented from time to time.

Senior Notes Indenture ” shall mean that certain Indenture, dated as of May 30, 2014, among the Borrower, CareTrust Capital Corp., the guarantors party thereto and Wells Fargo Bank, National Association, as trustee, and any other similar indenture, in each case, as the same may be amended, restated, supplemented, replaced or otherwise modified from time to time.

 

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Separation and Distribution Agreement ” shall mean the Separation and Distribution Agreement, dated on or about May 30, 2014, between Ensign and REIT Guarantor.

SNDA ” shall mean, with respect to any Borrowing Base Lease (or, in the case of any Multi-Tenant Building, Facility Lease), a subordination, non-disturbance and attornment agreement by and among the Administrative Agent, on behalf of the Lenders, the landlord(s), and the Tenants who are a party to such Borrowing Base Lease and who execute such agreement (or in the case of any Multi-Tenant Building, Facility Lease), in form and substance reasonably acceptable to the Administrative Agent.

Solvent ” shall mean, with respect to any Person on a particular date, that on such date (i) the fair value of the property of such Person is greater than the total amount of liabilities, including subordinated and contingent liabilities, of such Person; (ii) the present fair saleable value of the assets of such Person is not less than the amount that will be required to pay the probable liability of such Person on its debts and liabilities, including subordinated and contingent liabilities as they become absolute and matured; (iii) such Person does not intend to, and does not believe that it will, incur debts or liabilities beyond such Person’s ability to pay as such debts and liabilities mature; and (iv) such Person is not engaged in a business or transaction, and is not about to engage in a business or transaction, for which such Person’s property would constitute an unreasonably small capital. The amount of contingent liabilities (such as litigation, guaranties and pension plan liabilities) at any time shall be computed as the amount that, in light of all the facts and circumstances existing at the time, represents the amount that would reasonably be expected to become an actual or matured liability.

Specified Representations ” shall mean the representations and warranties set forth in Sections 4.1(a) and (b) , 4.2 , 4.3(a) , 4.3 ( b) , 4.7 , 4.9 , 4.15 , 4.17(a) , 4.21 , and 4.22 .

Specified Target Representations ” shall have the meaning set forth in Section 2.23(a)(iii) .

Spin-Off Dividend ” shall mean the spin-off of the REIT Guarantor and its Subsidiaries to Ensign’s shareholders.

Spin-Off Documents ” shall mean the Separation and Distribution Agreement, the Ensign Guaranty, the Ensign Master Leases, the Opportunities Agreement, the Employee Matters Agreement, the Tax Matters Agreement and the Transition Services Agreement.

Spin-Off Transaction ” shall mean (i) the transfer by Ensign of (a) the Ensign Assets and (b) the Transferred IL Facilities to the REIT Guarantor, (ii) the Spin-Off Dividend and (iii) the series of corporate restructurings and other transactions entered into in connection with the foregoing, in each case not later than the third Business Day following the Closing Date.

Subsidiary ” shall mean, with respect to any Person (the “ parent ”) at any date, any corporation, partnership, joint venture, limited liability company, association or other entity the accounts of which would be consolidated with those of the parent in the parent’s consolidated financial statements if such financial statements were prepared in accordance with GAAP as of such date, as well as any other corporation, partnership, joint venture, limited liability company, association or other entity (i) of which securities or other ownership interests representing more than fifty percent (50%) of the equity or more than fifty percent (50%) of the ordinary voting power or, in the case of a partnership, more than fifty percent (50%) of the general partnership interests are, as of such date, owned, controlled or held, or (ii) that is, as of such date, otherwise controlled, by the parent or one or more subsidiaries of the parent or by the parent and one or more subsidiaries of the parent. Unless otherwise indicated, all references to “Subsidiary” hereunder shall mean a Subsidiary of the REIT Guarantor.

 

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Subsidiary Loan Party ” shall mean (i) each of the Subsidiaries set forth on Schedule 4.14 , and (ii) any Subsidiary which is required to become a Subsidiary Loan Party pursuant to Section 5.12 that executes or becomes a party to this Agreement, unless and until any such Subsidiary is released pursuant to Section 9.11(c) .

Subsidiary Operated Facility ” shall mean, as of any date, a Real Property Asset which is operated by a Subsidiary of the REIT Guarantor as of such date.

Suspended Borrowing Base Asset ” shall mean, as of any date, any Real Property Assets which as of such date is, pursuant to one of more requirements in the definition of Borrowing Base Asset, designated as a Suspended Borrowing Base Asset.

Swap Obligation ” shall mean, with respect to any Guarantor, any obligation to pay or perform under any agreement, contract or transaction that constitutes a “swap” within the meaning of Section 1a(47) of the Commodity Exchange Act.

Swingline Commitment ” shall mean the commitment of the Swingline Lender to make Swingline Loans in an aggregate principal amount at any time outstanding not to exceed $20,000,000.

Swingline Exposure ” shall mean, with respect to each Lender, the principal amount of the Swingline Loans in which such Lender is legally obligated either to make a Base Rate Loan or to purchase a participation in accordance with Section 2.4 , which shall equal such Lender’s Pro Rata Share of all outstanding Swingline Loans.

Swingline Lender ” shall mean SunTrust Bank in its capacity as such, together with any successor in such capacity.

Swingline Loan ” shall mean a loan made to the Borrower by the Swingline Lender under the Swingline Commitment.

Synthetic Lease ” shall mean a lease transaction under which the parties intend that (i) the lease will be treated as an “operating lease” by the lessee pursuant to Accounting Standards Codification Sections 840-10 and 840-20, as amended, and (ii) the lessee will be entitled to various tax and other benefits ordinarily available to owners (as opposed to lessees) of like property.

Synthetic Lease Obligations ” shall mean, with respect to any Person, the sum of (i) all remaining rental obligations of such Person as lessee under Synthetic Leases which are attributable to principal and, without duplication, (ii) all rental and purchase price payment obligations of such Person under such Synthetic Leases assuming such Person exercises the option to purchase the lease property at the end of the lease term.

Tax Matters Agreement ” shall mean the Tax Matters Agreement, dated as of the Closing Date, by and between Ensign and REIT Guarantor.

Taxes ” shall mean any and all present or future taxes, levies, imposts, duties, deductions, assessments, fees, charges or withholdings imposed by any Governmental Authority, including any interest, additions to tax or penalties applicable thereto.

 

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Tenant ” shall mean any Person who is a lessee (or if a Loan Party holds a leasehold interest, a sublessee) with respect to any lease held by a Loan Party as lessor (or sublessor, as applicable) or as an assignee of the lessor (or sublessor, as applicable) thereunder.

Tenant EBITDAR ” shall mean, without duplication, for a Tenant under a Borrowing Base Lease for the most recently completed four (4) fiscal quarter period, as determined from the financial statements of such Tenant delivered, or required to be delivered to the Administrative Agent, pursuant to Section 5.1(g) , the sum of (i) net income of such Tenant, in each case, excluding any non-recurring or extraordinary gains and losses, plus (ii) an amount which, in the determination of net income for such fiscal quarter pursuant to clause (i) above, has been deducted for or in connection with (a) interest expense ( plus , amortization of deferred financing costs, to the extent included in the determination of interest expense under GAAP), (b) income taxes, (c) depreciation and amortization, (d) rent expense paid to the Loan Parties (as reasonably determined based on allocated rent expense in the case of a Master Lease), and (e) allocated corporate overhead management fees, minus (iii) an amount equal to five percent (5%) of the net revenue of such Tenant with respect to each Borrowing Base Asset, all determined in accordance with GAAP; provided that, prior to the receipt of financial results for four (4) complete fiscal quarters of such Tenant, Tenant EBITDAR shall be as agreed to by the Borrower and the Administrative Agent as a part of the Borrowing Base Deliverables.

Term Loan ” shall mean a term loan made by a Lender to the Borrower pursuant to Section 2.23 , Section 2.27 and Section 2.28 .

Term Loan Commitment ” shall mean, with respect to each Lender, such Lender’s Incremental Term Loan Commitment, Extended Term Loan Commitment or Other Refinancing Term Loan Commitment.

Trademark ” shall have the meaning assigned to such term in the Security Agreement.

Trademark Security Agreement ” shall mean any Trademark Security Agreement executed by a Loan Party owning registered Trademarks or applications for Trademarks in favor of the Administrative Agent for the benefit of the Secured Parties, both on the Closing Date and thereafter.

Trading with the Enemy Act ” shall mean the Trading with the Enemy Act of the United States of America (50 U.S.C. App. §§ 1 et seq.), as amended and in effect from time to time.

Transferred IL Facilities ” shall mean the following Healthcare Facilities: (i) Lakeland Hills Independent Living, located in Dallas, TX, (ii) The Cottages at Golden Acres, located in Dallas, TX and The Apartments at St. Joseph Villa, located in Salt Lake City, UT.

Transition Services Agreement ” shall mean the Transition Services Agreement dated as of the Closing Date, by and between Ensign and the REIT Guarantor.

Treasury Rate ” shall mean, as of any date of determination, (i) the yield reported, as of 10:00 a.m. (New York City time) on such date (or to the extent such date is not a Business Day, the Business Day immediately preceding such date) on the display designated as page “PX-1” of the Bloomberg Financial Markets Services Screen (or such other display as may replace page “PX-1” of the Bloomberg Financial Markets Services Screen) for actively traded U.S. Treasury securities having a ten (10) year maturity as of such date, or (ii) if such yields are not reported as of such time or the yields reported as of such time are not ascertainable, the Treasury Constant Maturity Series Yields reported, for the latest day for which such yields have been so reported as of such day in Federal Reserve Statistical Release H.15(519) (or any comparable successor publication) for actively traded U.S. Treasury securities having a constant maturity equal to ten (10) years.

 

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Type ”, when used in reference to a Loan or a Borrowing, refers to whether the rate of interest on such Loan, or on the Loans comprising such Borrowing, is determined by reference to Adjusted LIBOR or the Base Rate.

Unconsolidated Affiliates ” shall mean an affiliate of the REIT Guarantor whose financial statements are not required to be consolidated with the financial statements of the REIT Guarantor in accordance with GAAP.

Unfunded Pension Liability ” of any Plan shall mean the amount, if any, by which the value of the accumulated plan benefits under the Plan, determined on a plan termination basis in accordance with actuarial assumptions at such time consistent with those prescribed by the PBGC for purposes of Section 4044 of ERISA, exceeds the fair market value of all Plan assets allocable to such liabilities under Title IV of ERISA (excluding any accrued but unpaid contributions).

Uniform Commercial Code ” or “ UCC ” shall mean the Uniform Commercial Code as amended and in effect from time to time in the State of New York.

United States ” or “ U.S. ” shall mean the United States of America.

U.S. Person ” shall mean any Person that is a “United States person” as defined in Section 7701(a)(30) of the Code.

U.S. Tax Compliance Certificate ” shall have the meaning set forth in Section 2.20(e)(ii) .

Weighted Average Life to Maturity ” shall mean, when applied to any Indebtedness at any date, the number of years obtained by dividing (i) the sum of the products obtained by multiplying (a) the amount of each then remaining installment, sinking fund, serial maturity or other required payments of principal, including payment at final maturity, in respect thereof, by (b) the number of years (calculated to the nearest one-twelfth) that will elapse between such date and the making of such payment by (ii) the then outstanding principal amount of such Indebtedness.

Wholly Owned ” shall mean, with respect to any direct or indirect Subsidiary of any Person, that 100% of the Capital Stock with ordinary voting power issued by such Subsidiary (other than directors’ qualifying shares and investments by foreign nationals mandated by applicable Requirement of Law) is beneficially owned, directly or indirectly, by such Person.

Withdrawal Liability ” shall mean liability to a Multiemployer Plan as a result of a complete or partial withdrawal from such Multiemployer Plan, as such terms are defined in Part I of Subtitle E of Title IV of ERISA.

Withholding Agent ” shall mean the Borrower, any other Loan Party or the Administrative Agent, as applicable.

Section 1.2. Classifications of Loans and Borrowings . For purposes of this Agreement, Loans may be classified and referred to by Class (e.g. “Revolving Loan” or “Term Loan”) or by Type (e.g. “Eurodollar Loan” or “Base Rate Loan”) or by Class and Type (e.g. “Revolving Eurodollar Loan”). Borrowings also may be classified and referred to by Class (e.g. “Revolving Borrowing”) or by Type (e.g. “Eurodollar Borrowing”) or by Class and Type (e.g. “Revolving Eurodollar Borrowing”).

 

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Section 1.3. Accounting Terms and Determination . Unless otherwise defined or specified herein, all accounting terms used herein shall be interpreted, all accounting determinations hereunder shall be made, and all financial statements required to be delivered hereunder shall be prepared, in accordance with GAAP as in effect from time to time, applied, except as otherwise indicated therein, on a basis consistent with the most recent audited consolidated financial statement of the REIT Guarantor delivered pursuant to Section 5.1(a ); provided that if the Borrower notifies the Administrative Agent that the Borrower wishes to amend any covenant in Article VI to eliminate the effect of any change in GAAP on the operation of such covenant (or if the Administrative Agent notifies the Borrower that the Required Lenders wish to amend Article VI for such purpose), then the Borrower’s compliance with such covenant shall be determined on the basis of GAAP in effect immediately before the relevant change in GAAP became effective, until either such notice is withdrawn or such covenant is amended in a manner satisfactory to the Borrower and the Required Lenders (and each party hereto agrees to negotiate in good faith with respect to such amendment). Notwithstanding any other provision contained herein, (i) all terms of an accounting or financial nature used herein shall be construed, and all computations of amounts and ratios referred to herein shall be made, without giving effect to any election under Accounting Standards Codification Section 825-10 (or any other Financial Accounting Standard having a similar result or effect) to value any Indebtedness or other liabilities of any Loan Party or any Subsidiary of any Loan Party at “fair value”, as defined therein; and (ii) for purposes of this Agreement, any change in GAAP requiring leases which were previously classified as operating leases (or which, had they been entered into prior to the Closing Date, would have been treated as an operating lease on the Closing Date) to be treated as capitalized leases shall be disregarded and such leases shall (unless otherwise elected by the Borrower with respect to any lease with annual lease payments no greater than $2,500,000 individually or in the aggregate for all such leases, which shall be treated as either an operating lease or a capital lease, at the sole discretion of the Borrower) continue to be, or shall be, treated as operating leases consistent with GAAP as in effect immediately before such change in GAAP became effective.

Section 1.4. Terms Generally .

(a) The definitions of terms herein shall apply equally to the singular and plural forms of the terms defined. Whenever the context may require, any pronoun shall include the corresponding masculine, feminine and neuter forms. The words “include”, “includes” and “including” shall be deemed to be followed by the phrase “without limitation”. The word “will” shall be construed to have the same meaning and effect as the word “shall”. In the computation of periods of time from a specified date to a later specified date, the word “from” means “from and including” and the word “to” means “to but excluding”. Unless the context requires otherwise (i) any definition of or reference to any agreement, instrument or other document herein shall be construed as referring to such agreement, instrument or other document as it was originally executed or as it may from time to time be amended, restated, supplemented or otherwise modified (subject to any restrictions on such amendments, supplements or modifications set forth herein), (ii) any reference herein to any Person shall be construed to include such Person’s successors and permitted assigns, (iii) the words “hereof”, “herein” and “hereunder” and words of similar import shall be construed to refer to this Agreement as a whole and not to any particular provision hereof, (iv) all references to Articles, Sections, Exhibits and Schedules shall be construed to refer to Articles, Sections, Exhibits and Schedules to this Agreement and (v) all references to a specific time shall be construed to refer to the time in Atlanta, Georgia, unless otherwise indicated.

(b) Notwithstanding anything to the contrary herein, for purposes of this Agreement and any other Loan Document, the Borrower and all Wholly Owned Subsidiaries of the Borrower shall be deemed to be Wholly Owned Subsidiaries of the REIT Guarantor and, for the avoidance of doubt, all calculations and other determinations herein and in any other Loan Document shall be made as if there are no minority interest holders in the Borrower. For all periods prior to the consummation of the Spin-Off Transactions, so long as the Omnibus Lease Termination Agreement in effect on the Closing Date remains in full force and effect or the intercompany leases described therein shall have terminated in accordance with the terms of the Omnibus Lease Termination Agreement (x) the existing Leases described on Schedule A to the Omnibus Lease Termination Agreement shall be permitted under this

 

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Agreement and (y) for all purposes under this Agreement, the Spin-Off Transaction and the effectiveness of the Omnibus Lease Termination Agreement and each of the Ensign Master Leases entered into as of the Closing Date shall be deemed to have occurred on the Closing Date.

ARTICLE II

AMOUNT AND TERMS OF THE COMMITMENTS

Section 2.1. General Description of Facilities . Subject to and upon the terms and conditions herein set forth, (i) the Lenders hereby establish in favor of the Borrower a revolving credit facility pursuant to which each Lender severally agrees (to the extent of such Lender’s Revolving Commitment) to make Revolving Loans to the Borrower in accordance with Section 2.2 ; (ii) any Issuing Bank may issue Letters of Credit in accordance with Section 2.22 ; (iii) the Swingline Lender may make Swingline Loans in accordance with Section 2.4 ; and (iv) each Lender agrees to purchase a participation interest in the Letters of Credit and the Swingline Loans pursuant to the terms and conditions hereof; provided that in no event shall the aggregate principal amount of all outstanding Revolving Loans, Swingline Loans and outstanding LC Exposure exceed the Aggregate Revolving Commitment Amount in effect from time to time.

Section 2.2. Revolving Loans . Subject to the terms and conditions set forth herein, each Lender severally agrees to make Revolving Loans, ratably in proportion to its Pro Rata Share of the Aggregate Revolving Commitments, to the Borrower, from time to time during the Availability Period, in an aggregate principal amount outstanding at any time that will not result in (a) such Lender’s Revolving Credit Exposure exceeding such Lender’s Revolving Commitment; or (b) the aggregate Revolving Credit Exposures of all Lenders exceeding the lesser of (i) the Aggregate Revolving Commitment Amount and (ii) the Borrowing Base Amount minus the outstanding principal amount of the Term Loans. During the Availability Period, subject to the terms and conditions set forth herein, the Borrower shall be entitled to borrow, prepay and reborrow Revolving Loans in accordance with the terms and conditions of this Agreement.

Section 2.3. Procedure for Revolving Borrowings . The Borrower shall give the Administrative Agent written notice (or telephonic notice promptly confirmed in writing) of each Revolving Borrowing, substantially in the form of Exhibit 2.3 attached hereto (a “ Notice of Revolving Borrowing ”), (x) prior to 1:00 p.m. one (1) Business Day prior to the requested date of each Base Rate Borrowing and (y) prior to 1:00 p.m. three (3) Business Days prior to the requested date of each Eurodollar Borrowing. Each Notice of Revolving Borrowing shall be irrevocable and shall specify (i) the aggregate principal amount of such Borrowing, (ii) the date of such Borrowing (which shall be a Business Day), (iii) the Type of such Revolving Loan comprising such Borrowing and (iv) in the case of a Eurodollar Borrowing, the duration of the initial Interest Period applicable thereto (subject to the provisions of the definition of Interest Period). Each Revolving Borrowing shall consist entirely of Base Rate Loans or Eurodollar Loans, as the Borrower may request. The aggregate principal amount of each Eurodollar Borrowing shall not be less than $5,000,000 or a larger multiple of $250,000, and the aggregate principal amount of each Base Rate Borrowing shall not be less than $1,000,000 or a larger multiple of $100,000; provided that Base Rate Loans made pursuant to Section 2.4 or Section 2.22(d ) may be made in lesser amounts as provided therein. At no time shall the total number of Eurodollar Borrowings outstanding at any time exceed eight (8). Promptly following the receipt of a Notice of Revolving Borrowing in accordance herewith, the Administrative Agent shall advise each Lender of the details thereof and the amount of such Lender’s Revolving Loan to be made as part of the requested Revolving Borrowing.

 

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Section 2.4. Swingline Commitment .

(a) Subject to the terms and conditions set forth herein, the Swingline Lender may, in its sole discretion, make Swingline Loans to the Borrower, from time to time during the Availability Period, in an aggregate principal amount outstanding at any time not to exceed the lesser of (i) the Swingline Commitment then in effect and (ii) the difference between (A) the lesser of (I) the Aggregate Revolving Commitment Amount and (II) the Borrowing Base Amount minus the outstanding principal amount of the Term Loans and (B) the aggregate Revolving Credit Exposures of all Lenders; provided that the Swingline Lender shall not be required to make a Swingline Loan to refinance an outstanding Swingline Loan. The Borrower shall be entitled to borrow, repay and reborrow Swingline Loans in accordance with the terms and conditions of this Agreement.

(b) The Borrower shall give the Administrative Agent written notice (or telephonic notice promptly confirmed in writing) of each Swingline Borrowing, substantially in the form of Exhibit 2.4 attached hereto (a “ Notice of Swingline Borrowing ”), prior to 1:00 p.m. on the requested date of each Swingline Borrowing. Each Notice of Swingline Borrowing shall be irrevocable and shall specify (i) the principal amount of such Swingline Borrowing, (ii) the date of such Swingline Borrowing (which shall be a Business Day) and (iii) the account of the Borrower to which the proceeds of such Swingline Borrowing should be credited. The Administrative Agent will promptly advise the Swingline Lender of each Notice of Swingline Borrowing. The aggregate principal amount of each Swingline Loan shall not be less than $100,000 or a larger multiple of $50,000, or such other minimum amounts agreed to by the Swingline Lender and the Borrower. The Swingline Lender will make the proceeds of each Swingline Loan available to the Borrower in Dollars in immediately available funds at the account specified by the Borrower in the applicable Notice of Swingline Borrowing not later than 3:00 p.m. on the requested date of such Swingline Borrowing.

(c) The Swingline Lender, at any time and from time to time in its sole discretion, may, but in no event no less frequently than once each calendar week shall, on behalf of the Borrower (which hereby irrevocably authorizes and directs the Swingline Lender to act on its behalf), give a Notice of Revolving Borrowing to the Administrative Agent requesting the Lenders (including the Swingline Lender) to make Base Rate Loans in an amount equal to the unpaid principal amount of any Swingline Loan. Each Lender will make the proceeds of its Base Rate Loan included in such Borrowing available to the Administrative Agent for the account of the Swingline Lender in accordance with Section 2.6 , which will be used solely for the repayment of such Swingline Loan.

(d) If for any reason a Base Rate Borrowing may not be (as determined in the sole discretion of the Administrative Agent), or is not, made in accordance with the foregoing provisions, then each Lender (other than the Swingline Lender) shall purchase an undivided participating interest in such Swingline Loan in an amount equal to its Pro Rata Share thereof on the date that such Base Rate Borrowing should have occurred. On the date of such required purchase, each Lender shall promptly transfer, in immediately available funds, the amount of its participating interest to the Administrative Agent for the account of the Swingline Lender.

(e) Each Lender’s obligation to make a Base Rate Loan pursuant to subsection (c)  of this Section or to purchase participating interests pursuant to subsection (d)  of this Section shall be absolute and unconditional and shall not be affected by any circumstance, including, without limitation, (i) any set-off, counterclaim, recoupment, defense or other right that such Lender or any other Person may have or claim against the Swingline Lender, the Borrower or any other Person for any reason whatsoever, (ii) the existence of a Default or an Event of Default or the termination of any Lender’s Revolving Commitment, (iii) the existence (or alleged existence) of any event or condition which has had or could reasonably be expected to have a Material Adverse Effect, (iv) any breach of this Agreement or any other

 

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Loan Document by any Loan Party, the Administrative Agent or any Lender or (v) any other circumstance, happening or event whatsoever, whether or not similar to any of the foregoing. If such amount is not in fact made available to the Swingline Lender by any Lender, the Swingline Lender shall be entitled to recover such amount on demand from such Lender, together with accrued interest thereon for each day from the date of demand thereof (x) at the Federal Funds Rate until the second Business Day after such demand and (y) at the Base Rate at all times thereafter. Until such time as such Lender makes its required payment, the Swingline Lender shall be deemed to continue to have outstanding Swingline Loans in the amount of the unpaid participation for all purposes of the Loan Documents. In addition, such Lender shall be deemed to have assigned any and all payments made of principal and interest on its Loans and any other amounts due to it hereunder to the Swingline Lender to fund the amount of such Lender’s participation interest in such Swingline Loans that such Lender failed to fund pursuant to this Section, until such amount has been purchased in full.

(f) If a Revolving Credit Termination Date (the “ Earlier Swingline Maturity Date ”) shall have occurred at a time when another tranche or tranches of Revolving Commitments is or are in effect with a longer Maturity Date, then, on the Earlier Swingline Maturity Date, all then outstanding Swingline Loans shall be repaid in full (and there shall be no adjustment to the participations in such Swingline Loans as a result of the occurrence of the Earlier Swingline Maturity Date); provided , however , that if on the occurrence of the Earlier Swingline Maturity Date (after giving effect to any repayments of Revolving Loans and any reallocation of Letter of Credit participations as contemplated in Section 2.22(a) ), there shall exist sufficient unutilized Extended Revolving Commitments which will remain in effect after the occurrence of the Earlier Swingline Maturity Date so that the respective outstanding Swingline Loans could be incurred pursuant to such Extended Revolving Commitments, then (i) there shall be an automatic adjustment on the Earlier Swingline Maturity Date of the risk participations of the Revolving Lenders under such Extended Revolving Commitments pro rata according to such Revolving Lender’s Pro Rata Share of the existing Extended Revolving Commitments and such outstanding Swingline Loans shall be deemed to have been incurred solely pursuant to such Extended Revolving Commitments and (ii) such Swingline Loans shall not be required to be repaid in full on the Earlier Swingline Maturity Date.

Section 2.5. Extension Option .

(a) The Borrower shall have the option (such option, the “ Extension Option ”) of extending the Revolving Commitment Termination Date by one year, subject to satisfaction of the following conditions:

(i) the Administrative Agent shall have received written notice of the extension request at least thirty (30) days, but not more than one hundred-twenty (120) days, prior to the Revolving Commitment Termination Date;

(ii) the payment to the Administrative Agent for the ratable benefit of the Lenders of an extension fee of 0.20% of the aggregate principal amount of the Revolving Commitments so extended at the time of such extension;

(iii) all of the representations and warranties in the Loan Documentation shall be true and true and correct in all material respects (other than those representations and warranties that are expressly qualified by a Material Adverse Effect or other materiality, in which case such representations and warranties shall be true and correct in all respects) as of the date of the effectiveness of such extension (or, if such representation or warranty relates to an earlier date, as of such earlier date);

 

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(iv) no Default or Event of Default shall have occurred and be continuing, or would immediately result from, such extension of the Revolving Commitment Termination Date;

(v) if the most recent Appraisal with respect to any Borrowing Base Asset is dated more than one year prior to the Revolving Commitment Termination Date, then an updated Appraisals shall be required with respect to each such Borrowing Base Asset, such updated Appraisal to be in form and substance satisfactory to the Administrative Agent; provided that Desktop Appraisals shall be sufficient unless otherwise required by FIRREA;

(vi) each of the REIT Guarantor and any other Loan Parties shall have ratified their obligations under the Loan Documents to which they are parties;

(vii) the outstanding principal amount of the GE Mortgage Indebtedness that has a maturity date prior to the 5th anniversary of the Closing Date is less than $50,000,000;

(viii) the Borrower shall have paid all of Administrative Agent’s actual, reasonable expenses incurred in respect of the extension, including reasonable attorneys’ fees to the extent such fees and expense are required to be paid pursuant to the Loan Documents; and

(ix) the Administrative Agent shall have received a certificate signed by a Responsible Officer of the Borrower certifying that each of the conditions set forth in clauses (i) through (iv) and clauses (vi) and (viii) has been satisfied and that the Borrower is in compliance with all the financial covenants set forth in Article VI both immediately before and immediately after giving effect to such extension (for the most recently ended four (4) Fiscal Quarters for which financial statements have been or were required to be delivered under Section 5.1(a) or (b) .

(b) On the date of the satisfaction of the conditions set forth in Section 2.5(a) (so long as such date is prior to the Revolving Loan Commitment Termination Date), the Revolving Loan Commitment Termination Date shall be extended to May 30, 2019.

Section 2.6. Funding of Borrowings .

(a) Each Lender will make available each Loan to be made by it hereunder on the proposed date thereof by wire transfer in immediately available funds by 11:00 a.m. to the Administrative Agent at the Payment Office; provided that the Swingline Loans will be made as set forth in Section 2.4 . The Administrative Agent will make such Loans available to the Borrower by promptly crediting the amounts that it receives, in like funds by the close of business on such proposed date, to an account maintained by the Borrower with the Administrative Agent or, at the Borrower’s option, by effecting a wire transfer of such amounts to an account designated by the Borrower to the Administrative Agent.

(b) Unless the Administrative Agent shall have been notified by any Lender prior to 5:00 p.m. one (1) Business Day prior to the date of a Borrowing in which such Lender is to participate that such Lender will not make available to the Administrative Agent such Lender’s share of such Borrowing, the Administrative Agent may assume that such Lender has made such amount available to the Administrative Agent on such date, and the Administrative Agent, in reliance on such assumption, may make available to the Borrower on such date a corresponding amount. If such corresponding amount is not in fact made available to the Administrative Agent by such Lender on the date of such Borrowing, the Administrative Agent shall be entitled to recover such corresponding amount on demand from such Lender together with interest (i) at the Federal Funds Rate until the second Business Day after such demand and (ii) at the Base Rate at all times thereafter. If such Lender does not pay such corresponding amount forthwith upon the Administrative Agent’s demand therefor, the Administrative Agent shall

 

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promptly notify the Borrower, and the Borrower shall immediately pay such corresponding amount to the Administrative Agent together with interest at the rate specified for such Borrowing. Nothing in this subsection shall be deemed to relieve any Lender from its obligation to fund its Pro Rata Share of any Borrowing hereunder or to prejudice any rights which the Borrower may have against any Lender as a result of any default by such Lender hereunder.

(c) All Revolving Borrowings shall be made by the Lenders on the basis of their respective Pro Rata Shares. No Lender shall be responsible for any default by any other Lender in its obligations hereunder, and each Lender shall be obligated to make its Loans provided to be made by it hereunder, regardless of the failure of any other Lender to make its Loans hereunder.

Section 2.7. Interest Elections .

(a) Each Borrowing initially shall be of the Type specified in the applicable Notice of Borrowing. Thereafter, the Borrower may elect to convert such Borrowing into a different Type or to continue such Borrowing, all as provided in this Section. The Borrower may elect different options with respect to different portions of the affected Borrowing, in which case each such portion shall be allocated ratably among the Lenders holding Loans comprising such Borrowing, and the Loans comprising each such portion shall be considered a separate Borrowing.

(b) To make an election pursuant to this Section, the Borrower shall give the Administrative Agent written notice (or telephonic notice promptly confirmed in writing) of each Borrowing that is to be converted or continued, as the case may be, substantially in the form of Exhibit 2.7 attached hereto (a “ Notice of Conversion/Continuation ”) (x) prior to 1:00 p.m. one (1) Business Day prior to the requested date of a conversion into a Base Rate Borrowing and (y) prior to 1:00 p.m. three (3) Business Days prior to a continuation of or conversion into a Eurodollar Borrowing. Each such Notice of Conversion/ Continuation shall be irrevocable and shall specify (i) the Borrowing to which such Notice of Conversion/ Continuation applies and, if different options are being elected with respect to different portions thereof, the portions thereof that are to be allocated to each resulting Borrowing (in which case the information to be specified pursuant to clauses (iii) and (iv) shall be specified for each resulting Borrowing), (ii) the effective date of the election made pursuant to such Notice of Conversion/ Continuation, which shall be a Business Day, (iii) whether the resulting Borrowing is to be a Base Rate Borrowing or a Eurodollar Borrowing, and (iv) if the resulting Borrowing is to be a Eurodollar Borrowing, the Interest Period applicable thereto after giving effect to such election, which shall be a period contemplated by the definition of “Interest Period”. If any such Notice of Conversion/ Continuation requests a Eurodollar Borrowing but does not specify an Interest Period, the Borrower shall be deemed to have selected an Interest Period of one month. The principal amount of any resulting Borrowing shall satisfy the minimum borrowing amount for Eurodollar Borrowings and Base Rate Borrowings set forth in Section 2.3 .

(c) If, on the expiration of any Interest Period in respect of any Eurodollar Borrowing, the Borrower shall have failed to deliver a Notice of Conversion/ Continuation, then, unless such Borrowing is repaid as provided herein, the Borrower shall be deemed to have elected to convert such Borrowing to a Base Rate Borrowing. No Borrowing may be converted into, or continued as, a Eurodollar Borrowing if a Default or an Event of Default exists, unless the Administrative Agent and each of the Lenders shall have otherwise consented in writing. No conversion of any Eurodollar Loan shall be permitted except on the last day of the Interest Period in respect thereof.

(d) Upon receipt of any Notice of Conversion/ Continuation, the Administrative Agent shall promptly notify each Lender of the details thereof and of such Lender’s portion of each resulting Borrowing.

 

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Section 2.8. Optional Reduction and Termination of Commitments .

(a) Unless previously terminated, all Revolving Commitments, Swingline Commitments and LC Commitments shall terminate on the Revolving Commitment Termination Date.

(b) Upon at least three (3) Business Days’ prior written notice (or telephonic notice promptly confirmed in writing) to the Administrative Agent (which notice shall be irrevocable unless the Borrower provides in such notice (in connection with a termination in whole) that it is conditional on the occurrence of another financing or transaction, in which case such notice may be revoked if such financing or transaction does not occur on a timely basis; provided that the Borrower shall pay all amounts required to be paid pursuant to Section 2.19 as a result of such revocation), the Borrower may reduce the Aggregate Revolving Commitments in part or terminate the Aggregate Revolving Commitments in whole; provided that (i) any partial reduction shall apply to reduce proportionately and permanently the Revolving Commitment of each Lender, (ii) any partial reduction pursuant to this Section shall be in an amount of at least $5,000,000 and any larger multiple of $1,000,000, and (iii) no such reduction shall be permitted which would reduce the Aggregate Revolving Commitment Amount to an amount less than the aggregate outstanding Revolving Credit Exposure of all Lenders. Any such reduction in the Aggregate Revolving Commitment Amount below the principal amount of the Swingline Commitment and the LC Commitment shall result in a dollar-for-dollar reduction in the Swingline Commitment and the LC Commitment.

(c) With the written approval of the Administrative Agent, the Borrower may terminate (on a non-ratable basis) the unused amount of the Revolving Commitment of a Defaulting Lender, and in such event the provisions of Section 2.26 will apply to all amounts thereafter paid by the Borrower for the account of any such Defaulting Lender under this Agreement (whether on account of principal, interest, fees, indemnity or other amounts); provided that such termination will not be deemed to be a waiver or release of any claim that the Borrower, the Administrative Agent, any Issuing Bank, the Swingline Lender or any other Lender may have against such Defaulting Lender.

Section 2.9. Repayment of Loans .

(a) The outstanding principal amount of all Revolving Loans and Swingline Loans shall be due and payable (together with accrued and unpaid interest thereon) on the Revolving Commitment Termination Date.

(b) The Borrower unconditionally promises to repay any Incremental Term Loan on the applicable Maturity Date and on the applicable dates scheduled for the repayment of principal of any Incremental Term Loan and in the amounts set forth in the applicable Incremental Commitment Joinder. The Borrower promises to repay any Other Refinancing Term Loans on the applicable Maturity Date and on the applicable dates scheduled for the repayment of principal of any Other Refinancing Term Loan and in the amounts set forth in the applicable Refinancing Amendment.

Section 2.10. Evidence of Indebtedness .

(a) Each Lender shall maintain in accordance with its usual practice appropriate records evidencing the Indebtedness of the Borrower to such Lender resulting from each Loan made by such Lender from time to time, including the amounts of principal and interest payable thereon and paid to such Lender from time to time under this Agreement. The Administrative Agent shall maintain appropriate records in which shall be recorded (i) the Revolving Commitment and the Term Loan Commitment of each Lender, (ii) the amount of each Loan made hereunder by each Lender, the Class and Type thereof and, in the case of each Eurodollar Loan, the Interest Period applicable thereto, (iii) the date of any continuation of any Loan pursuant to Section 2.7 , (iv) the date of any conversion of all or a portion

 

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of any Loan to another Type pursuant to Section 2.7 , (v) the date and amount of any principal or interest due and payable or to become due and payable from the Borrower to each Lender hereunder in respect of the Loans and (vi) both the date and amount of any sum received by the Administrative Agent hereunder from the Borrower in respect of the Loans and each Lender’s Pro Rata Share thereof. The entries made in such records shall be prima facie evidence of the existence and amounts of the obligations of the Borrower therein recorded; provided that the failure or delay of any Lender or the Administrative Agent in maintaining or making entries into any such record or any error therein shall not in any manner affect the obligation of the Borrower to repay the Loans (both principal and unpaid accrued interest) of such Lender in accordance with the terms of this Agreement.

(b) This Agreement evidences the obligation of the Borrower to repay the Loans and is being executed as a “noteless” credit agreement. However, at the request of any Lender (including the Swingline Lender) at any time, the Borrower agrees that it will prepare, execute and deliver to such Lender a promissory note payable to the order of such Lender (or, if requested by such Lender, to such Lender and its registered assigns) and in a form approved by the Administrative Agent. Thereafter, the Loans evidenced by such promissory note and interest thereon shall at all times (including after assignment permitted hereunder) be represented by one or more promissory notes in such form payable to the order of the payee named therein (or, if such promissory note is a registered note, to such payee and its registered assigns).

Section 2.11. Optional Prepayments . The Borrower shall have the right at any time and from time to time to prepay any Borrowing, in whole or in part, without premium or penalty, by giving written notice (or telephonic notice promptly confirmed in writing) to the Administrative Agent no later than (i) in the case of any prepayment of any Eurodollar Borrowing, 1:00 p.m. not less than three (3) Business Days prior to the date of such prepayment, (ii) in the case of any prepayment of any Base Rate Borrowing, 1:00 p.m. not less than one (1) Business Day prior to the date of such prepayment, and (iii) in the case of any prepayment of any Swingline Borrowing, prior to 1:00 p.m. on the date of such prepayment. Each such notice shall be irrevocable (provided that (x) any such notice in connection with the repayment of all Loans may be conditioned on the occurrence of another financing or transaction, in which case such notice may be revoked if such financing or transaction does not occur on a timely basis and (y) the Borrower shall pay all amounts required to be paid pursuant to Section 2.19 as a result of such revocation) and shall specify the proposed date of such prepayment and the principal amount of each Borrowing or portion thereof to be prepaid. Upon receipt of any such notice, the Administrative Agent shall promptly notify each affected Lender of the contents thereof and of such Lender’s Pro Rata Share of any such prepayment. If such notice is given, the aggregate amount specified in such notice shall be due and payable on the date designated in such notice (unless revoked as provided above), together with accrued interest to such date on the amount so prepaid in accordance with Section 2.13(d ); provided that if a Eurodollar Borrowing is prepaid on a date other than the last day of an Interest Period applicable thereto, the Borrower shall also pay all amounts required pursuant to Section 2.19 . Each partial prepayment of any Loan shall be in an amount that would be permitted in the case of an advance of a Revolving Borrowing of the same Type pursuant to Section 2.2 or, in the case of a Swingline Loan, pursuant to Section 2.4 . Each prepayment of a Borrowing shall be applied ratably to the Loans comprising such Borrowing.

Section 2.12. Mandatory Prepayments . If at any time, the Revolving Credit Exposure of all Lenders exceeds the lesser of (a) the Aggregate Revolving Commitment Amount, as reduced pursuant to Section 2.8 or otherwise, and (b) the Borrowing Base Amount (calculated, for purposes of this Section 2.12 , as if any Suspended Borrowing Base Assets constituted a Borrowing Base Asset that was not a Suspended Borrowing Base Asset) minus the outstanding principal amount of the Term Loans, then the Borrower shall immediately repay the Swingline Loans and the Revolving Loans in an amount equal to such excess, together with all accrued and unpaid interest on such excess amount and any amounts due

 

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under Section 2.19 . Each prepayment shall be applied as follows: first , to the Swingline Loans to the full extent thereof; second , to the Base Rate Loans to the full extent thereof; and third , to the Eurodollar Loans to the full extent thereof, with the application to Revolving Loans and/or Term Loans to be as directed by the Borrower. If such excess amount is greater than the outstanding principal amount of the Loans, the Borrower shall Cash Collateralize its reimbursement obligations with respect to all Letters of Credit in an amount equal to such excess plus any accrued and unpaid fees thereon.

Section 2.13. Interest on Loans .

(a) The Borrower shall pay interest on (i) each Base Rate Loan at the Base Rate plus the Applicable Margin in effect from time to time and (ii) each Eurodollar Loan at Adjusted LIBOR for the applicable Interest Period in effect for such Loan plus the Applicable Margin in effect from time to time.

(b) The Borrower shall pay interest on each Swingline Loan at the Base Rate plus the Applicable Margin in effect from time to time.

(c) Notwithstanding subsections (a)  and (b)  of this Section, automatically upon the occurrence and during the continuance of an Event of Default, the Borrower shall pay interest (“ Default Interest ”) with respect to all overdue principal and interest and all other Obligations not paid when due at the rate per annum equal to 200 basis points above the otherwise applicable interest rate with respect thereto (i.e., for Eurodollar Loans at the rate per annum equal to 200 basis points above the otherwise applicable interest rate for such Eurodollar Loans for the then-current Interest Period until the last day of such Interest Period, and thereafter, and with respect to all Base Rate Loans and all other Obligations hereunder (other than Loans), at the rate per annum equal to 200 basis points above the otherwise applicable interest rate for Base Rate Loans). Notwithstanding the foregoing, automatically upon the occurrence and during the continuance of an Event of Default under Sections 8.1(g), (h)  or (i)  with respect to the REIT Guarantor or the Borrower, the Borrower shall pay Default Interest in accordance with the preceding sentence with respect to all Obligations whether or not overdue.

(d) Interest on the principal amount of all Loans shall accrue from and including the date such Loans are made to but excluding the date of any repayment thereof. Interest on all outstanding Base Rate Loans and Swingline Loans shall be payable quarterly in arrears on the last day of each March, June, September and December and on the Revolving Commitment Termination Date. Interest on all outstanding Eurodollar Loans shall be payable on the last day of each Interest Period applicable thereto, and, in the case of any Eurodollar Loans having an Interest Period in excess of three months, on each day which occurs every three months after the initial date of such Interest Period, and on the Revolving Commitment Termination Date. Interest on any Loan which is converted into a Loan of another Type or which is repaid or prepaid shall be payable on the date of such conversion or on the date of any such repayment or prepayment (on the amount repaid or prepaid) thereof. All Default Interest shall be payable on demand.

(e) The Administrative Agent shall determine each interest rate applicable to the Loans hereunder and shall promptly notify the Borrower and the Lenders of such rate in writing (or by telephone, promptly confirmed in writing). Any such determination shall be conclusive and binding for all purposes, absent manifest error.

Section 2.14. Fees .

(a) The Borrower shall pay to the Administrative Agent for its own account fees in the amounts and at the times previously agreed upon in writing by the Borrower and the Administrative Agent.

 

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(b) The Borrower agrees to pay to the Administrative Agent for the account of each Lender a commitment fee, which shall accrue at an amount equal to 0.35% per annum (or 0.50% per annum to the extent that as of the beginning of any day, the Revolving Credit Exposure is equal to or less than 50% of the Aggregate Revolving Commitment Amount) on the daily amount of the unused Revolving Commitment of such Lender during the Availability Period. For purposes of computing the daily amount of the unused Revolving Commitment, the Revolving Commitment of each Lender shall be deemed used to the extent of the outstanding Revolving Loans and LC Exposure, but not Swingline Exposure, of such Lender.

(c) The Borrower agrees to pay (i) to the Administrative Agent, for the account of each Lender, a letter of credit fee with respect to its participation in each Letter of Credit, which shall accrue at a rate per annum equal to the Applicable Margin for Eurodollar Loans then in effect on the average daily amount of such Lender’s LC Exposure attributable to such Letter of Credit during the period from and including the date of issuance of such Letter of Credit to but excluding the date on which such Letter of Credit expires or is drawn in full (including, without limitation, any LC Exposure that remains outstanding after the Revolving Commitment Termination Date) and (ii) to each Issuing Bank for its own account a facing fee, which shall accrue at the rate separately agreed to by the Borrower and such Issuing Bank on the average daily amount of the LC Exposure (excluding any portion thereof attributable to unreimbursed LC Disbursements) during the Availability Period (or until the date that such Letter of Credit is irrevocably cancelled, whichever is later), as well as such Issuing Bank’s standard fees with respect to issuance, amendment, renewal or extension of any Letter of Credit or processing of drawings thereunder. Notwithstanding the foregoing, if the Borrower, in accordance with Section 2.13(c) , is obligated to pay Default Interest with respect to all Obligations whether or not overdue, the fee payable pursuant to this subsection (c)  shall increase by two percent (2.00%) per annum.

(d) The Borrower shall pay on the Closing Date to the Administrative Agent and its affiliates all fees in the Fee Letter that are due and payable on the Closing Date. The Borrower shall pay on the Closing Date to the Lenders all upfront fees previously agreed in writing.

(e) Accrued fees under subsections (b)  and (c)  of this Section shall be payable quarterly in arrears on the last day of each March, June, September and December, commencing on June 30, 2014, and on the Revolving Commitment Termination Date (and, if later, the date the Loans and LC Exposure shall be repaid in their entirety); provided that any such fees accruing after the Revolving Commitment Termination Date shall be payable on demand.

(f) Anything herein to the contrary notwithstanding, during such period as a Lender is a Defaulting Lender, such Defaulting Lender will not be entitled to commitment fees accruing with respect to its Revolving Commitment during such period pursuant to subsection (b)  of this Section or letter of credit fees accruing during such period pursuant to subsection (c)  of this Section (without prejudice to the rights of the Lenders other than Defaulting Lenders in respect of such fees), provided that (i) to the extent that a portion of the LC Exposure of such Defaulting Lender is reallocated to the Non-Defaulting Lenders pursuant to Section 2.26 , such fees that would have accrued for the benefit of such Defaulting Lender will instead accrue for the benefit of and be payable to such Non-Defaulting Lenders, pro rata in accordance with their respective Revolving Commitments, and (ii) to the extent any portion of such LC Exposure cannot be so reallocated, such fees will instead accrue for the benefit of and be payable to the applicable Issuing Bank (unless such LC Exposure has been fully Cash Collateralized). The pro rata payment provisions of Section 2.21 shall automatically be deemed adjusted to reflect the provisions of this subsection.

 

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Section 2.15. Computation of Interest and Fees . Interest hereunder based on the prime lending rate shall be computed on the basis of a year of 365 days (or 366 days in a leap year) and paid for the actual number of days elapsed (including the first day but excluding the last day). All other interest and all fees hereunder shall be computed on the basis of a year of 360 days and paid for the actual number of days elapsed (including the first day but excluding the last day). Each determination by the Administrative Agent of an interest rate or fee hereunder shall be made in good faith and, except for manifest error, shall be final, conclusive and binding for all purposes.

Section 2.16. Inability to Determine Interest Rates . If, prior to the commencement of any Interest Period for any Eurodollar Borrowing:

(i) the Administrative Agent shall have determined (which determination shall be conclusive and binding upon the Borrower) that, by reason of circumstances affecting the relevant interbank market, adequate means do not exist for ascertaining Adjusted LIBOR for such Interest Period, or

(ii) the Administrative Agent shall have received notice from the Required Lenders that Adjusted LIBOR does not adequately and fairly reflect the cost to such Lenders of making, funding or maintaining their Eurodollar Loans for such Interest Period,

the Administrative Agent shall give written notice (or telephonic notice, promptly confirmed in writing) to the Borrower and to the Lenders as soon as practicable thereafter. Until the Administrative Agent shall notify the Borrower and the Lenders that the circumstances giving rise to such notice no longer exist, (i) the obligations of the Lenders to make Eurodollar Loans or to continue or convert outstanding Loans as or into Eurodollar Loans shall be suspended and (ii) all such affected Loans shall be converted into Base Rate Loans on the last day of the then current Interest Period applicable thereto unless the Borrower prepays such Loans in accordance with this Agreement. Unless the Borrower notifies the Administrative Agent at least one (1) Business Day before the date of any Eurodollar Borrowing for which a Notice of Revolving Borrowing or a Notice of Conversion/ Continuation has previously been given that it elects not to borrow, continue or convert to a Eurodollar Borrowing on such date, then such Borrowing shall be made as, continued as or converted into a Base Rate Borrowing.

Section 2.17. Illegality . If any Change in Law shall make it unlawful or impossible for any Lender to make, maintain or fund any Eurodollar Loan and such Lender shall so notify the Administrative Agent, the Administrative Agent shall promptly give notice thereof to the Borrower and the other Lenders, whereupon until such Lender notifies the Administrative Agent and the Borrower that the circumstances giving rise to such suspension no longer exist, the obligation of such Lender to make Eurodollar Loans, or to continue or convert outstanding Loans as or into Eurodollar Loans, shall be suspended. In the case of the making of a Eurodollar Borrowing, such Lender’s Loan shall be made as a Base Rate Loan as part of the same Borrowing for the same Interest Period and, if the affected Eurodollar Loan is then outstanding, such Loan shall be converted to a Base Rate Loan either (i) on the last day of the then current Interest Period applicable to such Eurodollar Loan if such Lender may lawfully continue to maintain such Loan to such date or (ii) immediately if such Lender shall determine that it may not lawfully continue to maintain such Eurodollar Loan to such date. Notwithstanding the foregoing, the affected Lender shall, prior to giving such notice to the Administrative Agent, designate a different Applicable Lending Office if such designation would avoid the need for giving such notice and if such designation would not otherwise be disadvantageous to such Lender in the good faith exercise of its discretion.

 

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Section 2.18. Increased Costs .

(a) If any Change in Law shall:

(i) impose, modify or deem applicable any reserve, special deposit or similar requirement that is not otherwise included in the determination of Adjusted LIBOR hereunder against assets of, deposits with or for the account of, or credit extended by, any Lender (except any such reserve requirement reflected in Adjusted LIBOR) or any Issuing Bank;

(ii) impose on any Lender, any Issuing Bank or the eurodollar interbank market any other condition affecting this Agreement or any Eurodollar Loans made by such Lender or any Letter of Credit or any participation therein; or

(iii) subject any Recipient to any Taxes (other than Indemnified Taxes and Excluded Taxes) on its loans, loan principal, letters of credit, commitments or other obligations, or its deposits, reserves, other liabilities or capital attributable thereto;

and the result of any of the foregoing is to increase the cost to such Lender of making, converting into, continuing or maintaining a Eurodollar Loan or to increase the cost to such Lender or such Issuing Bank of participating in or issuing any Letter of Credit or to reduce the amount received or receivable by such Lender or such Issuing Bank hereunder (whether of principal, interest or any other amount), then, from time to time, such Lender or such Issuing Bank may provide the Borrower (with a copy thereof to the Administrative Agent) with written notice and demand with respect to such increased costs or reduced amounts and within five (5) Business Days after receipt of the certificate required under subsection (c) below, the Borrower shall pay to such Lender or such Issuing Bank, as the case may be, such additional amounts as will compensate such Lender or such Issuing Bank for any such increased costs incurred or reduction suffered.

(b) If any Lender or any Issuing Bank shall have determined that on or after the date of this Agreement any Change in Law regarding capital and liquidity requirements has or would have the effect of reducing the rate of return on such Lender’s or such Issuing Bank’s capital or assets (or on the capital or assets of the Parent Company of such Lender or such Issuing Bank) as a consequence of its obligations hereunder or under or in respect of any Letter of Credit to a level below that which such Lender, such Issuing Bank or such Parent Company could have achieved but for such Change in Law (taking into consideration such Lender’s or such Issuing Bank’s policies or the policies of such Parent Company with respect to capital adequacy and liquidity), then, from time to time, such Lender or such Issuing Bank may provide the Borrower (with a copy thereof to the Administrative Agent) with written notice and demand with respect to such reduced amounts, and within five (5) Business Days after receipt of the certificate required under subsection (c)  below, the Borrower shall pay to such Lender or such Issuing Bank, as the case may be, such additional amounts as will compensate such Lender, such Issuing Bank or such Parent Company for any such reduction suffered.

(c) A certificate of such Lender or such Issuing Bank setting forth (i) the amount or amounts necessary to compensate such Lender, such Issuing Bank or the Parent Company of such Lender or such Issuing Bank, as the case may be, specified in subsection (a)  or (b)  of this Section and (ii) a reasonably detailed explanation of the applicable Change in Law, shall be delivered to the Borrower (with a copy to the Administrative Agent) and shall be conclusive, absent manifest error.

(d) Failure or delay on the part of any Lender or any Issuing Bank to demand compensation pursuant to this Section shall not constitute a waiver of such Lender’s or such Issuing Bank’s right to demand such compensation; provided that the Borrower shall not be required to

 

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compensate a Lender or Issuing Bank pursuant to this Section for any increased costs incurred or reductions suffered more than six (6) months prior to the date that such Lender or Issuing Bank notifies the Borrower of the Change in Law giving rise to such increased costs or reductions and of such Lender’s or Issuing Bank’s intention to claim compensation therefor (except that, if the Change in Law giving rise to such increased costs or reductions is retroactive, then the six (6)-month period referred to above shall be extended to include the period of retroactive effect thereof).

Section 2.19. Funding Indemnity . In the event of (a) the payment of any principal of a Eurodollar Loan other than on the last day of the Interest Period applicable thereto (including as a result of an Event of Default), (b) the conversion or continuation of a Eurodollar Loan other than on the last day of the Interest Period applicable thereto, or (c) the failure by the Borrower to borrow, prepay, convert or continue any Eurodollar Loan on the date specified in any applicable notice (regardless of whether such notice is withdrawn or revoked), then, in any such event, the Borrower shall compensate each Lender, within five (5) Business Days after written demand from such Lender, for any loss, cost or expense attributable to such event. In the case of a Eurodollar Loan, such loss, cost or expense shall be deemed to include an amount determined by such Lender to be the excess, if any, of (i) the amount of interest that would have accrued on the principal amount of such Eurodollar Loan if such event had not occurred at Adjusted LIBOR applicable to such Eurodollar Loan for the period from the date of such event to the last day of the then current Interest Period therefor (or, in the case of a failure to borrow, convert or continue, for the period that would have been the Interest Period for such Eurodollar Loan) over (ii) the amount of interest that would accrue on the principal amount of such Eurodollar Loan for the same period if Adjusted LIBOR were set on the date such Eurodollar Loan was prepaid or converted or the date on which the Borrower failed to borrow, convert or continue such Eurodollar Loan. A certificate as to any additional amount payable under this Section submitted to the Borrower by any Lender (with a copy to the Administrative Agent) shall be conclusive, absent manifest error.

Section 2.20. Taxes .

(a) Any and all payments by or on account of any obligation of the Borrower or any other Loan Party hereunder or under any other Loan Document shall be made free and clear of and without deduction or withholding for any Indemnified Taxes or Other Taxes; provided that if any applicable law requires the deduction or withholding of any Tax from any such payment, then the applicable Withholding Agent shall make such deduction and timely pay the full amount deducted to the relevant Governmental Authority in accordance with applicable law and, if such Tax is an Indemnified Tax or Other Tax, then the sum payable by the Borrower or other Loan Party, as applicable, shall be increased as necessary so that after making all required deductions and withholdings (including deductions and withholdings applicable to additional sums payable under this Section) the applicable Recipient shall receive an amount equal to the sum it would have received had no such deductions or withholdings been made.

(b) In addition, without limiting the provisions of subsection (a)  of this Section, the Borrower shall timely pay any Other Taxes to the relevant Governmental Authority in accordance with applicable law.

(c) The Borrower shall indemnify each Recipient, within five (5) Business Days after written demand therefor, for the full amount of any Indemnified Taxes or Other Taxes paid or payable by such Recipient (including Indemnified Taxes or Other Taxes imposed or asserted on or attributable to amounts payable under this Section) and any penalties, interest and reasonable expenses arising therefrom or with respect thereto, whether or not such Indemnified Taxes or Other Taxes were correctly or legally imposed or asserted by the relevant Governmental Authority. A certificate as to the amount of such payment or liability delivered to the Borrower by the applicable Recipient shall be conclusive, absent manifest error.

 

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(d) As soon as practicable after any payment of Indemnified Taxes or Other Taxes by the Borrower or any other Loan Party to a Governmental Authority, the Borrower or other Loan Party, as applicable, shall deliver to the Administrative Agent an original or a certified copy of a receipt issued by such Governmental Authority evidencing such payment, a copy of the return reporting such payment or other evidence of such payment reasonably satisfactory to the Administrative Agent.

(e) Tax Forms .

(i) Any Lender that is a U.S. Person shall deliver to the Borrower and the Administrative Agent, on or prior to the date on which such Lender becomes a Lender under this Agreement (and from time to time thereafter upon the reasonable request of the Borrower or the Administrative Agent), duly executed originals of IRS Form W-9 certifying, to the extent such Lender is legally entitled to do so, that such Lender is exempt from U.S. federal backup withholding tax.

(ii) Any Lender that is a Foreign Person and that is entitled to an exemption from or reduction of withholding tax under the Code or any treaty to which the United States is a party with respect to payments under this Agreement shall deliver to the Borrower and the Administrative Agent, at the time or times prescribed by applicable law, such properly completed and executed documentation prescribed by applicable law or reasonably requested by the Borrower or the Administrative Agent as will permit such payments to be made without withholding or at a reduced rate of withholding. Without limiting the generality of the foregoing, each Lender that is a Foreign Person shall, to the extent it is legally entitled to do so, (w) on or prior to the date such Lender becomes a Lender under this Agreement, (x) on or prior to the date on which any such form or certification expires or becomes obsolete, (y) after the occurrence of any event requiring a change in the most recent form or certification previously delivered by it pursuant to this subsection, and (z) from time to time upon the reasonable request by the Borrower or the Administrative Agent, deliver to the Borrower and the Administrative Agent (in such number of copies as shall be requested by the Borrower or the Administrative Agent), whichever of the following is applicable:

(A) if such Lender is claiming eligibility for benefits of an income tax treaty to which the United States is a party (x) with respect to payments of interest under any Loan Document, duly executed originals of IRS Form W-8BEN, or any successor form thereto, establishing an exemption from, or reduction of, U.S. federal withholding tax pursuant to the “interest” article of such tax treaty, and (y) with respect to any other applicable payments under any Loan Document, duly executed originals of IRS Form W-8BEN, or any successor form thereto, establishing an exemption from, or reduction of, U.S. federal withholding tax pursuant to the “business profits” or “other income” article of such tax treaty;

(B) duly executed originals of IRS Form W-8ECI, or any successor form thereto, certifying that the payments received by such Lender are effectively connected with such Lender’s conduct of a trade or business in the United States;

 

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(C) if such Lender is claiming the benefits of the exemption for portfolio interest under Section 871(h) or Section 881(c) of the Code, duly executed originals of IRS Form W-8BEN, or any successor form thereto, together with a certificate (a “ U.S. Tax Compliance Certificate ”) upon which such Lender certifies that (1) such Lender is not a bank for purposes of Section 881(c)(3)(A) of the Code, or the obligation of the Borrower hereunder is not, with respect to such Lender, a loan agreement entered into in the ordinary course of its trade or business, within the meaning of that Section, (2) such Lender is not a 10% shareholder of the Borrower within the meaning of Section 871(h)(3) or Section 881(c)(3)(B) of the Code, (3) such Lender is not a controlled foreign corporation that is related to the Borrower within the meaning of Section 881(c)(3)(C) of the Code, and (4) the interest payments in question are not effectively connected with a U.S. trade or business conducted by such Lender; or

(D) if such Lender is not the beneficial owner (for example, a partnership or a participating Lender granting a typical participation), duly executed originals of IRS Form W-8IMY, or any successor form thereto, accompanied by IRS Form W-9, IRS Form W-8ECI, IRS Form W-8BEN, a U.S. Tax Compliance Certificate, and/or other certification documents from each beneficial owner, as applicable.

(iii) Each Lender agrees that if any form or certification it previously delivered under this Section expires or becomes obsolete or inaccurate in any respect and such Lender is not legally entitled to provide an updated form or certification, it shall promptly notify the Borrower and the Administrative Agent of its inability to update such form or certification.

(f) If a payment made to a Lender under any Loan Document would be subject to U.S. federal withholding Tax imposed by FATCA if such Lender were to fail to comply with the applicable reporting requirements of FATCA (including those contained in Section 1471(b) or 1472(b) of the Code, as applicable), such Lender shall deliver to the Borrower and the Administrative Agent at the time or times prescribed by law and at such time or times reasonably requested by the Borrower or the Administrative Agent such documentation prescribed by applicable law (including as prescribed by Section 1471(b)(3)(C)(i) of the Code) and such additional documentation reasonably requested by the Borrower or the Administrative Agent as may be necessary for the Borrower and the Administrative Agent to comply with their obligations under FATCA and to determine that such Lender has complied with such Lender’s obligations under FATCA or to determine the amount to deduct and withhold from such payment.

(g) Treatment of Certain Refunds . If any party determines, in its sole discretion exercised in good faith, that it has received a refund of any Taxes as to which it has been indemnified pursuant to this Section 2.20 (including by the payment of additional amounts pursuant to this Section 2.20 ), it shall pay to the indemnifying party an amount equal to such refund (but only to the extent of indemnity payments made under this Section 2.20 with respect to the Taxes giving rise to such refund), net of all out-of-pocket expenses (including Taxes) of such indemnified party and without interest (other than any interest paid by the relevant Governmental Authority with respect to such refund). Such indemnifying party, upon the request of such indemnified party, shall repay to such indemnified party the amount paid over pursuant to this paragraph (g) (plus any penalties, interest or other charges imposed by the relevant Governmental Authority) in the event that such indemnified party is required to repay such refund to such Governmental Authority. Notwithstanding anything to the contrary in this paragraph (g) in no event will the indemnified party be required to pay any amount to an indemnifying party pursuant to this paragraph (g) the payment of which would place the indemnified party in a less favorable net after-Tax position than the indemnified party would have been in if the Tax subject to indemnification and giving rise to such refund had not been deducted, withheld or otherwise imposed and the indemnification payments or additional amounts with respect to such Tax had never been paid. This paragraph shall not be construed to require any indemnified party to make available its Tax returns (or any other information relating to its Taxes that it deems confidential) to the indemnifying party or any other Person.

 

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(h) Survival . Each party’s obligations under this Section 2.20 shall survive the resignation or replacement of the Administrative Agent or any assignment of rights by, or the replacement of, a Lender, the termination of the Commitments and the repayment, satisfaction or discharge of all obligations under any Loan Document.

Section 2.21. Payments Generally; Pro Rata Treatment; Sharing of Set-offs .

(a) The Borrower shall make each payment required to be made by it hereunder (whether of principal, interest, fees or reimbursement of LC Disbursements, or of amounts payable under Section 2.18 , 2.19 or 2.20 , or otherwise) prior to 12:00 noon on the date when due, in immediately available funds, free and clear of any defenses, rights of set-off, counterclaim, or withholding or deduction of taxes. Any amounts received after such time on any date may, in the discretion of the Administrative Agent, be deemed to have been received on the next succeeding Business Day for purposes of calculating interest thereon. All such payments shall be made to the Administrative Agent at the Payment Office, except payments to be made directly to the applicable Issuing Bank or the Swingline Lender as expressly provided herein and except that payments pursuant to Sections 2.18 , 2.19 , 2.20 and 10.3 shall be made directly to the Persons entitled thereto. The Administrative Agent shall distribute any such payments received by it for the account of any other Person to the appropriate recipient promptly following receipt thereof. If any payment hereunder shall be due on a day that is not a Business Day, the date for payment shall be extended to the next succeeding Business Day, and, in the case of any payment accruing interest, interest thereon shall be made payable for the period of such extension. All payments hereunder shall be made in Dollars.

(b) If at any time insufficient funds are received by and available to the Administrative Agent to pay fully all amounts of principal, unreimbursed LC Disbursements, interest and fees then due hereunder, such funds shall be applied as follows: first , to all fees and reimbursable expenses of the Administrative Agent then due and payable pursuant to any of the Loan Documents; second , to all reimbursable expenses of the Lenders and all fees and reimbursable expenses of the Issuing Banks then due and payable pursuant to any of the Loan Documents, pro rata to the Lenders and the Issuing Banks based on their respective pro rata shares of such fees and expenses; third , to all interest and fees then due and payable hereunder, pro rata to the Lenders based on their respective pro rata shares of such interest and fees; and fourth , to all principal of the Loans and unreimbursed LC Disbursements then due and payable hereunder, pro rata to the parties entitled thereto based on their respective pro rata shares of such principal and unreimbursed LC Disbursements.

(c) If any Lender shall, by exercising any right of set-off or counterclaim or otherwise, obtain payment in respect of any principal of or interest on any of its Loans or participations in LC Disbursements or Swingline Loans then due that would result in such Lender receiving payment of a greater proportion of the aggregate amount of its Revolving Credit Exposure, Term Loans and accrued interest and fees thereon (if applicable) than the proportion received by any other Lender with respect to its Revolving Credit Exposure or Term Loans (if applicable), then the Lender receiving such greater proportion shall purchase (for cash at face value) participations in the Revolving Credit Exposure and Term Loans (if applicable) of other Lenders to the extent necessary so that the benefit of all such payments shall be shared by the Lenders ratably in accordance with the aggregate amount of principal of and accrued interest on their respective Revolving Credit Exposure and Term Loans; provided that (i) if any such participations are purchased and all or any portion of the payment giving rise thereto is recovered, such participations shall be rescinded and the purchase price restored to the extent of such recovery, without interest, and (ii) the provisions of this subsection shall not be construed to apply to any payment made by the Borrower pursuant to and in accordance with the express terms of this Agreement or any payment obtained by a Lender as consideration for the assignment of or sale of a participation in any of its Revolving Credit Exposure or Term Loans to any assignee or participant, other than to the

 

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Borrower or any Subsidiary or Affiliate thereof (as to which the provisions of this subsection shall apply). The Borrower consents to the foregoing and agrees, to the extent it may effectively do so under applicable law, that any Lender acquiring a participation pursuant to the foregoing arrangements may exercise against the Borrower rights of set-off and counterclaim with respect to such participation as fully as if such Lender were a direct creditor of the Borrower in the amount of such participation.

(d) Unless the Administrative Agent shall have received notice from the Borrower prior to the date on which any payment is due to the Administrative Agent for the account of the Lenders or the Issuing Banks hereunder that the Borrower will not make such payment, the Administrative Agent may assume that the Borrower has made such payment on such date in accordance herewith and may, in reliance upon such assumption, distribute to the Lenders or the Issuing Banks, as the case may be, the amount or amounts due. In such event, if the Borrower has not in fact made such payment, then each of the Lenders or the Issuing Banks, as the case may be, severally agrees to repay to the Administrative Agent forthwith on demand the amount so distributed to such Lender or such Issuing Bank with interest thereon, for each day from and including the date such amount is distributed to it to but excluding the date of payment to the Administrative Agent, at the greater of the Federal Funds Rate and a rate determined by the Administrative Agent in accordance with banking industry rules on interbank compensation.

Section 2.22. Letters of Credit .

(a) During the Availability Period, each Issuing Bank, in reliance upon the agreements of the other Lenders pursuant to subsections (d)  and (e)  of this Section, shall issue, at the request of the Borrower, Letters of Credit for the account of the Borrower on the terms and conditions hereinafter set forth; provided that (i) each Letter of Credit shall expire on the earlier of (A) the date one year after the date of issuance of such Letter of Credit (or, in the case of any renewal or extension thereof (which may be an automatically renewing or extending Letter of Credit), one (1) year after such renewal or extension) and (B) the date that is five (5) Business Days prior to the latest Revolving Commitment Termination Date (unless, at the time of issuance, the Borrower agrees to Cash Collateralize the applicable LC Exposure on or prior to the fifth (5 th ) Business Day prior to the latest Revolving Commitment Termination Date); provided that any Letter of Credit may be automatically extended (so long as the applicable Issuing Bank shall have the right to prevent such extension at least once in each year) for periods of up to one (1) year (but not beyond the date that is five (5) Business Days prior to the latest Revolving Commitment Termination Date unless, at the time of such issuance, the Borrower agrees to Cash Collateralize the applicable LC Exposure by the fifth (5 th ) Business Day prior to the latest Revolving Commitment Termination Date); (ii) each Letter of Credit shall be in a stated amount of at least $50,000; and (iii) the Borrower may not request any Letter of Credit if, after giving effect to such issuance, (A) the aggregate LC Exposure would exceed the LC Commitment or (B) the aggregate Revolving Credit Exposure of all Lenders would exceed the lesser of (I) the Aggregate Revolving Commitment Amount and (II) the Borrowing Base Amount minus the outstanding principal amount of the Term Loans. Each Revolving Lender shall be deemed to, and hereby irrevocably and unconditionally agrees to, purchase from the applicable Issuing Bank without recourse a participation in each Letter of Credit equal to such Lender’s Pro Rata Share of the aggregate amount available to be drawn under such Letter of Credit on the date of issuance. Each issuance of a Letter of Credit shall be deemed to utilize the Revolving Commitment of each Lender by an amount equal to the amount of such participation. If the Maturity Date in respect of any tranche of Revolving Commitments occurs prior to the expiration of any Letter of Credit (such maturity date, the “ Earlier LC Maturity Date ”), then (i) on such Earlier LC Maturity Date, if one or more other tranches of Revolving Commitments in respect of which the Maturity Date shall not have occurred are then in effect, such Letters of Credit shall automatically be deemed to have been issued (including for purposes of the obligations of the Revolving Lenders to purchase participations therein and to make Revolving Loans and payments in respect thereof pursuant to this Section) under (and ratably participated in by Revolving Lenders pursuant to) the Revolving Commitments in respect of such

 

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non-terminating tranches up to an aggregate amount not to exceed the aggregate principal amount of the unutilized Revolving Commitments thereunder at such time (it being understood that no partial face amount of any Letter of Credit may be so reallocated) and (ii) to the extent not reallocated pursuant to the immediately preceding clause (i), the Borrower shall Cash Collateralize any such Letter of Credit. Except to the extent of reallocations of participations pursuant to clause (i) of the immediately preceding sentence, the occurrence of a Maturity Date with respect to a given tranche of Revolving Commitments shall have no effect upon (and shall not diminish) the percentage participations of the Revolving Lenders in any Letter of Credit issued before such Maturity Date.

(b) To request the issuance of a Letter of Credit (or any amendment, renewal or extension of an outstanding Letter of Credit), the Borrower shall give the applicable Issuing Bank and the Administrative Agent irrevocable written notice prior to 1:00 p.m. at least three (3) Business Days prior to the requested date of such issuance specifying the date (which shall be a Business Day) such Letter of Credit is to be issued (or amended, renewed or extended, as the case may be), the expiration date of such Letter of Credit, the amount of such Letter of Credit, the name and address of the beneficiary thereof and such other information as shall be necessary to prepare, amend, renew or extend such Letter of Credit. In addition to the satisfaction of the conditions in Section 3.2 , the issuance of such Letter of Credit (or any amendment which increases the amount of such Letter of Credit) will be subject to the further conditions that such Letter of Credit shall be in such form and contain such terms as the applicable Issuing Bank shall approve and that the Borrower shall have executed and delivered any additional applications, agreements and instruments relating to such Letter of Credit as such Issuing Bank shall reasonably require; provided that in the event of any conflict between such applications, agreements or instruments and this Agreement, the terms of this Agreement shall control.

(c) At least two (2) Business Days prior to the issuance of any Letter of Credit, the applicable Issuing Bank will confirm with the Administrative Agent (by telephone or in writing) that the Administrative Agent has received such notice, and, if not, such Issuing Bank will provide the Administrative Agent with a copy thereof. Unless such Issuing Bank has received notice from the Administrative Agent, on or before the Business Day immediately preceding the date such Issuing Bank is to issue the requested Letter of Credit, directing such Issuing Bank not to issue the Letter of Credit because such issuance is not then permitted hereunder because of the limitations set forth in subsection (a)  of this Section or that one or more conditions specified in Section 3.2 are not then satisfied, then, subject to the terms and conditions hereof, such Issuing Bank shall, on the requested date, issue such Letter of Credit in accordance with such Issuing Bank’s usual and customary business practices.

(d) Each Issuing Bank shall examine all documents purporting to represent a demand for payment under a Letter of Credit promptly following its receipt thereof. The applicable Issuing Bank shall notify the Borrower and the Administrative Agent of such demand for payment and whether such Issuing Bank has made or will make a LC Disbursement thereunder; provided that any failure to give or delay in giving such notice shall not relieve the Borrower of its obligation to reimburse such Issuing Bank and the Lenders with respect to such LC Disbursement. The Borrower shall be irrevocably and unconditionally obligated to reimburse such Issuing Bank for any LC Disbursements paid by such Issuing Bank in respect of such drawing, without presentment, demand or other formalities of any kind. Unless the Borrower shall have notified the applicable Issuing Bank and the Administrative Agent prior to 11:00 a.m. on the Business Day immediately following the date on which such drawing is honored that the Borrower intends to reimburse such Issuing Bank for the amount of such drawing in funds other than from the proceeds of Revolving Loans, the Borrower shall be deemed to have timely given a Notice of Revolving Borrowing to the Administrative Agent requesting the Lenders to make a Base Rate Borrowing on such date in an exact amount due to such Issuing Bank; provided that for purposes solely of such Borrowing, the conditions precedent set forth in Section 3.2 hereof shall not be applicable. The Administrative Agent shall notify the Lenders of such Borrowing in accordance with Section 2.3 , and

 

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each Lender shall make the proceeds of its Base Rate Loan included in such Borrowing available to the Administrative Agent for the account of such Issuing Bank in accordance with Section 2.6 . The proceeds of such Borrowing shall be applied directly by the Administrative Agent to reimburse such Issuing Bank for such LC Disbursement.

(e) If for any reason a Base Rate Borrowing may not be (as determined in the sole discretion of the Administrative Agent), or is not, made in accordance with the foregoing provisions, then each Lender (other than the applicable Issuing Bank) shall be obligated to fund the participation that such Lender purchased pursuant to subsection (a)  of this Section in an amount equal to its Pro Rata Share of such LC Disbursement on and as of the date which such Base Rate Borrowing should have occurred. Each Lender’s obligation to fund its participation shall be absolute and unconditional and shall not be affected by any circumstance, including, without limitation, (i) any set-off, counterclaim, recoupment, defense or other right that such Lender or any other Person may have against the applicable Issuing Bank or any other Person for any reason whatsoever, (ii) the existence of a Default or an Event of Default or the termination of the Aggregate Revolving Commitments, (iii) any adverse change in the condition (financial or otherwise) of the REIT Guarantor or any of its Subsidiaries, (iv) any breach of this Agreement by the Borrower or any other Lender, (v) any amendment, renewal or extension of any Letter of Credit or (vi) any other circumstance, happening or event whatsoever, whether or not similar to any of the foregoing. On the date that such participation is required to be funded, each Lender shall promptly transfer, in immediately available funds, the amount of its participation to the Administrative Agent for the account of the applicable Issuing Bank. Whenever, at any time after the applicable Issuing Bank has received from any such Lender the funds for its participation in a LC Disbursement, such Issuing Bank (or the Administrative Agent on its behalf) receives any payment on account thereof, the Administrative Agent or such Issuing Bank, as the case may be, will distribute to such Lender its Pro Rata Share of such payment; provided that if such payment is required to be returned for any reason to the Borrower or to a trustee, receiver, liquidator, custodian or similar official in any bankruptcy proceeding, such Lender will return to the Administrative Agent or such Issuing Bank any portion thereof previously distributed by the Administrative Agent or such Issuing Bank to it.

(f) To the extent that any Lender shall fail to pay any amount required to be paid pursuant to subsection (d)  or (e)  of this Section on the due date therefor, such Lender shall pay interest to the applicable Issuing Bank (through the Administrative Agent) on such amount from such due date to the date such payment is made at a rate per annum equal to the Federal Funds Rate; provided that if such Lender shall fail to make such payment to the applicable Issuing Bank within three (3) Business Days of such due date, then, retroactively to the due date, such Lender shall be obligated to pay interest on such amount at the rate set forth in Section 2.13(c) .

(g) If any Event of Default shall occur and be continuing, on the Business Day that the Borrower receives notice from the Administrative Agent or the Required Lenders demanding that its reimbursement obligations with respect to the Letters of Credit be Cash Collateralized pursuant to this subsection, the Borrower shall deposit in an account with the Administrative Agent, in the name of the Administrative Agent and for the benefit of the Issuing Banks and the Lenders, an amount in cash equal to 103% of the aggregate LC Exposure of all Lenders as of such date plus any accrued and unpaid fees thereon; provided that such obligation to Cash Collateralize the reimbursement obligations of the Borrower with respect to the Letters of Credit shall become effective immediately, and such deposit shall become immediately due and payable, without demand or notice of any kind, upon the occurrence of any Event of Default with respect to the Borrower described in Section 8.1(h) or (i) . Such deposit shall be held by the Administrative Agent as collateral for the payment and performance of the obligations of the Borrower under this Agreement. The Administrative Agent shall have exclusive dominion and control, including the exclusive right of withdrawal, over such account. The Borrower agrees to execute any documents and/or certificates to effectuate the intent of this subsection. Other than any interest earned on the

 

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investment of such deposits, which investments shall be made at the option and sole discretion of the Administrative Agent and at the Borrower’s risk and expense, such deposits shall not bear interest. Interest and profits, if any, on such investments shall accumulate in such account. Moneys in such account shall be applied by the Administrative Agent to reimburse the applicable Issuing Bank for LC Disbursements for which it had not been reimbursed and, to the extent not so applied, shall be held for the satisfaction of the reimbursement obligations of the Borrower for the LC Exposure at such time or, if the maturity of the Loans has been accelerated, with the consent of the Required Lenders, be applied to satisfy other obligations of the Borrower under this Agreement and the other Loan Documents. If the Borrower is required to Cash Collateralize its reimbursement obligations with respect to the Letters of Credit as a result of the occurrence of an Event of Default, such Cash Collateral so posted (to the extent not so applied as aforesaid) shall be returned to the Borrower within three (3) Business Days after all Events of Default have been cured or waived.

(h) Upon the request of any Lender, but no more frequently than quarterly, each Issuing Bank shall deliver (through the Administrative Agent) to each Lender and the Borrower a report describing the aggregate Letters of Credit issued by such Issuing Bank and then outstanding. Upon the request of any Lender from time to time, each Issuing Bank shall deliver to such Lender any other information reasonably requested by such Lender with respect to each Letter of Credit issued by such Issuing Bank and then outstanding.

(i) The Borrower’s obligation to reimburse LC Disbursements hereunder shall be absolute, unconditional and irrevocable and shall be performed strictly in accordance with the terms of this Agreement under all circumstances whatsoever and irrespective of any of the following circumstances:

(i) any lack of validity or enforceability of any Letter of Credit or this Agreement;

(ii) the existence of any claim, set-off, defense or other right which the Borrower or any Subsidiary or Affiliate of the Borrower may have at any time against a beneficiary or any transferee of any Letter of Credit (or any Persons or entities for whom any such beneficiary or transferee may be acting), any Lender (including any Issuing Bank) or any other Person, whether in connection with this Agreement or the Letter of Credit or any document related hereto or thereto or any unrelated transaction;

(iii) any draft or other document presented under a Letter of Credit proving to be forged, fraudulent or invalid in any respect or any statement therein being untrue or inaccurate in any respect;

(iv) payment by any Issuing Bank under a Letter of Credit against presentation of a draft or other document to such Issuing Bank that does not comply with the terms of such Letter of Credit;

(v) any other event or circumstance whatsoever, whether or not similar to any of the foregoing, that might, but for the provisions of this Section, constitute a legal or equitable discharge of, or provide a right of set-off against, the Borrower’s obligations hereunder; or

(vi) the existence of a Default or an Event of Default.

 

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Neither the Administrative Agent, any Issuing Bank, any Lender nor any Related Party of any of the foregoing shall have any liability or responsibility by reason of or in connection with the issuance or transfer of any Letter of Credit or any payment or failure to make any payment thereunder (irrespective of any of the circumstances referred to above), or any error, omission, interruption, loss or delay in transmission or delivery of any draft, notice or other communication under or relating to any Letter of Credit (including any document required to make a drawing thereunder), any error in interpretation of technical terms or any consequence arising from causes beyond the control of the applicable Issuing Bank; provided that the foregoing shall not be construed to excuse any Issuing Bank from liability to the Borrower to the extent of any actual direct damages (as opposed to special, indirect (including claims for lost profits or other consequential damages), or punitive damages, claims in respect of which are hereby waived by the Borrower to the extent permitted by applicable law) suffered by the Borrower that are caused by such Issuing Bank’s failure to exercise due care when determining whether drafts or other documents presented under a Letter of Credit comply with the terms thereof. The parties hereto expressly agree that, in the absence of gross negligence or willful misconduct on the part of any Issuing Bank (as finally determined by a court of competent jurisdiction), such Issuing Bank shall be deemed to have exercised due care in each such determination. In furtherance of the foregoing and without limiting the generality thereof, the parties agree that, with respect to documents presented that appear on their face to be in substantial compliance with the terms of a Letter of Credit, the applicable Issuing Bank may, in its sole discretion, either accept and make payment upon such documents without responsibility for further investigation, regardless of any notice or information to the contrary, or refuse to accept and make payment upon such documents if such documents are not in strict compliance with the terms of such Letter of Credit.

(j) Unless otherwise expressly agreed by the applicable Issuing Bank and the Borrower when a Letter of Credit is issued and subject to applicable laws, (i) each standby Letter of Credit shall be governed by the “International Standby Practices 1998” (ISP98) (or such later revision as may be published by the Institute of International Banking Law & Practice on any date any Letter of Credit may be issued), (ii) each documentary Letter of Credit shall be governed by the Uniform Customs and Practices for Documentary Credits (2007 Revision), International Chamber of Commerce Publication No. 600 (or such later revision as may be published by the International Chamber of Commerce on any date any Letter of Credit may be issued) and (iii) the Borrower shall specify the foregoing in each letter of credit application submitted for the issuance of a Letter of Credit.

Section 2.23. Increase of Commitments; Additional Lenders .

(a) From time to time after the Closing Date and in accordance with this Section, the Borrower and one or more Increasing Lenders or Additional Lenders (each as defined below) may enter into an agreement to (i) increase the aggregate principal amount of the Revolving Commitments and/or (ii) establish one or more new tranches of Incremental Term Loan Commitments hereunder (each such increase or additional tranche, an “ Incremental Commitment ”) so long as the following conditions are satisfied:

(i) the aggregate principal amount of all such Incremental Commitments made pursuant to this Section shall not exceed $75,000,000 (the principal amount of each such Incremental Commitment, the “ Incremental Commitment Amount ”);

(ii) the Borrower shall execute and deliver such documents and instruments and take such other actions as may be reasonably required by the Administrative Agent in connection with and at the time of any such proposed increase;

(iii) at the time of and immediately after giving effect to any such Incremental Commitment, (x) no Event of Default shall exist; provided that in the case of any Incremental Commitment obtained for the purposes of financing an Acquisition not prohibited by

 

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this Agreement, the Lenders providing such Incremental Commitment and the Administrative Agent may agree that such condition shall be limited to an absence of an Event of Default under Section 8.1(a) , (b) , (g) , (h)  or (i) , and (y) all representations and warranties of each Loan Party set forth in the Loan Documents shall be true and correct in all material respects (other than those representations and warranties that are expressly qualified by Material Adverse Effect or other materiality, in which case such representations and warranties shall be true and correct in all respects) as of the date of the establishment of such Incremental Commitment (or, if such representation or warranty relates to an earlier date, as of such earlier date); provided that in the case of any Incremental Commitment obtained for the purposes of financing an Acquisition or other Investment not prohibited by this Agreement, the Lenders providing such Incremental Commitment may agree that the only representations and warranties the accuracy of which shall be a condition to such Incremental Commitment (and the Incremental Term Loans or Revolving Loans provided thereunder) shall be (I) the Specified Representations and (II) the representations and warranties made by or on behalf of the applicable target in the purchase, acquisition or similar agreement governing such Acquisition or other Investment as are material to the interests of the Lenders, but only to the extent that the Borrower (or the Borrower’s applicable Affiliates or Subsidiaries) has the right (determined without regard to any notice requirement) not to consummate or the right to terminate (or cause the termination of) the Borrower’s (or such Affiliates’ or Subsidiaries’) obligations under such purchase, acquisition or other agreement as a result of a breach of such representations or warranties in such purchase, acquisition or other agreement (or the failure of such representations or warranties to be accurate or to satisfy the closing conditions in such purchase, acquisition or other agreement applicable to such representations or warranties) (such representations and warranties, the “ Specified Target Representations ”);

(iv) (x) any incremental Term Loans made pursuant to this Section (the “ Incremental Term Loans ” and, the commitments with respect thereto, the “ Incremental Term Loan Commitments ”) shall have a maturity date no earlier than the Revolving Commitment Termination Date in effect at the time such Incremental Term Loans are incurred and shall have a Weighted Average Life to Maturity no shorter than that of any previously established Incremental Term Loans (without giving effect to previous reductions in and previously made amortization payments on such previously established Incremental Term Loans), and (y) any incremental Revolving Commitments provided pursuant to this Section (the “ Incremental Revolving Commitments ”) shall have identical terms (including pricing and termination date; provided that upfront fees for any Incremental Revolving Commitments will be permitted and shall be determined by the Borrower and the Lenders providing such Incremental Revolving Commitments) to the Revolving Commitments and be treated as the same Class as the Revolving Commitments and the Borrower shall, after the establishment of any Incremental Revolving Commitments pursuant to this Section, repay and incur Revolving Loans ratably as between the Incremental Revolving Commitments and the Revolving Commitments outstanding immediately prior to such increase (provided that such repayment and incurrence may, with the Administrative Agent’s consent, be effectuated through assignments among Lenders with Revolving Commitments, which shall not require an Assignment and Acceptance and may be effectuated by the Administrative Agent through changes in the Register and fundings from such Lenders providing Incremental Commitments); provided , further , that Interest Periods applicable to Incremental Term Loans or Revolving Loans advanced pursuant to Incremental Revolving Commitments may, at the election of the Administrative Agent and the Borrower, be made with Interest Period(s) identical to the then remaining Interest Period(s) applicable to existing Term Loans of the relevant Class or existing Revolving Loans of the applicable Class (and allocated to such Interest Period(s) on a proportional basis);

 

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(v) the Borrower and its Subsidiaries shall be in compliance with each of the Financial Covenants, calculated (x) in the case of Incremental Term Loan Commitments, on the date the Incremental Term Loans provided thereunder are funded or (x) in the case of Incremental Revolving Commitments, on the date such Incremental Revolving Commitments become effective, in each case, as if all such Incremental Term Loans had been made and all such Incremental Revolving Commitments had been established (and fully funded) as of such date, as applicable (including giving effect to any Acquisition consummated after the end of the most recent Fiscal Quarter for which financial statements have been delivered pursuant to Section 5.1(a) or (b)  and on or prior to such date which is funded with such Incremental Term Loans or Incremental Revolving Commitments); and

(vi) any collateral securing any such Incremental Commitments shall also secure all other Obligations on a pari passu basis.

(b) The Borrower shall provide at least ten (10) Business Days’ (or such shorter period of time as may be agreed to by the Administrative Agent in its sole discretion) written notice to the Administrative Agent (who shall promptly provide a copy of such notice to each Lender) of any proposal to establish an Incremental Commitment. The Borrower may also, but is not required to, specify any fees offered to those Lenders (the “ Increasing Lenders ”) that agree to increase the principal amount of their Revolving Commitments and/or provide Incremental Term Loan Commitments, which fees may be variable based upon the amount by which any such Lender is willing to increase the principal amount of its Revolving Commitment and/or the principal amount of the Incremental Term Loan Commitment such Lender is willing to provide, as applicable. No Lender (or any successor thereto) shall have any obligation, express or implied, to offer to increase the aggregate principal amount of its Revolving Commitment and/or provide an Incremental Term Loan Commitment, and any decision by a Lender to increase its Revolving Commitment and/or provide an Incremental Term Loan Commitment shall be made in its sole discretion independently from any other Lender. Only the consent of each Increasing Lender shall be required for an increase in the aggregate principal amount of the Revolving Commitments and/or the establishment of a tranche of Incremental Term Loan Commitments, as applicable, pursuant to this Section. No Lender which declines to increase the principal amount of its Revolving Commitment and/or provide an Incremental Term Loan Commitment may be replaced with respect to its existing Revolving Commitment and/or its Incremental Term Loans, as applicable, as a result thereof without such Lender’s consent. The Borrower may accept some or all of the offered amounts from existing Lenders or designate new lenders that are acceptable to the Administrative Agent (any such consent (x) to be required only to the extent required under Section 10.4(b) for an assignment of Loans or Commitments of such Type to such new lender and (y) not to be unreasonably withheld) and the Borrower as additional Lenders hereunder in accordance with this Section (the “ Additional Lenders ”), which Additional Lenders may assume all or a portion of such Incremental Commitment. The Borrower shall have discretion to adjust the allocation of such Incremental Revolving Commitments and/or such Incremental Term Loans among the then-existing Lenders and the Additional Lenders (as it may elect). The sum of the increase in the principal amount of the Revolving Commitments and the aggregate principal amount of the Incremental Term Loan Commitments of the Increasing Lenders plus the principal amount of the Revolving Commitments and the aggregate principal amount of the Term Loan Commitments of the Additional Lenders shall not in the aggregate exceed the unsubscribed amount of the Incremental Commitment Amount.

 

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(c) Subject to subsections (a)  and (b)  of this Section, any increase requested by the Borrower shall be effective upon delivery to the Administrative Agent of each of the following documents:

(i) an originally executed copy of an instrument of joinder (each, an “ Incremental Commitment Joinder ”), in form and substance reasonably acceptable to the Administrative Agent, executed by the Administrative Agent, by the Borrower, by each Additional Lender and by each Increasing Lender, setting forth the Incremental Revolving Commitments and/or Incremental Term Loan Commitments, as applicable, of such Lenders and setting forth the agreement of each Additional Lender to become a party to this Agreement and to be bound by all of the terms and provisions hereof;

(ii) such evidence of appropriate corporate authorization on the part of the Borrower with respect to such Incremental Commitment and such opinions of counsel for the Borrower with respect to such Incremental Commitment as the Administrative Agent may reasonably request;

(iii) a certificate of the Borrower signed by a Responsible Officer, in form and substance reasonably acceptable to the Administrative Agent, certifying that each of the conditions in subsection (a)  of this Section has been satisfied;

(iv) to the extent requested by any Additional Lender or any Increasing Lender, executed promissory notes evidencing such Incremental Revolving Commitments and/or such Incremental Term Loans, issued by the Borrower in accordance with Section 2.10 ; and

(v) any other certificates or documents that the Administrative Agent shall reasonably request, in form and substance reasonably satisfactory to the Administrative Agent.

Upon the effectiveness of any such Incremental Commitment, the Commitments and Pro Rata Share of each Lender will be adjusted to give effect to the Incremental Revolving Commitments and/or the Incremental Term Loans, as applicable, and Schedule I shall automatically be deemed amended accordingly.

(d) If any Incremental Term Loan Commitments are to be established pursuant to this Section, other than as set forth herein, all terms with respect thereto shall be as set forth in the applicable Incremental Commitment Joinder, the execution and delivery of which agreement shall be a condition to the effectiveness of the establishment of the Incremental Term Loan Commitments. Notwithstanding anything to the contrary in Section 10.2 , the Administrative Agent is expressly permitted to amend the Loan Documents to the extent necessary to give effect to any increase in Revolving Commitments and/or establishment of a new Incremental Term Loan Commitment pursuant to this Section and mechanical changes necessary or advisable in connection therewith (including amendments to implement the requirements in the preceding sentence or the foregoing clause (a)(iv)(y) of this Section, amendments to ensure pro rata allocations of Eurodollar Loans and Base Rate Loans between Loans incurred pursuant to this Section and Loans outstanding immediately prior to any such incurrence and amendments to implement ratable participation in Letters of Credit between the Incremental Revolving Commitments and the Revolving Commitments outstanding immediately prior to any such incurrence).

(e) This Section 2.23 shall supersede any provisions in Section 2.21 or 10.2 to the contrary.

Section 2.24. Mitigation of Obligations . If any Lender requests compensation under Section 2.18 , or if the Borrower is required to pay any additional amount to any Lender or any Governmental Authority for the account of any Lender pursuant to Section 2.20 , then such Lender shall use reasonable efforts to designate a different lending office for funding or booking its Loans hereunder or to assign its rights and obligations hereunder to another of its offices, branches or affiliates, if, in the sole judgment of such Lender, such designation or assignment (i) would eliminate or reduce amounts payable under

 

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Section 2.18 or Section 2.20 , as the case may be, in the future and (ii) would not subject such Lender to any unreimbursed cost or expense and would not otherwise be disadvantageous to such Lender. The Borrower hereby agrees to pay all costs and expenses incurred by any Lender in connection with such designation or assignment.

Section 2.25. Replacement of Lenders . If (a) any Lender requests compensation under Section 2.18 , or if the Borrower is required to pay any additional amount to any Lender or any Governmental Authority for the account of any Lender pursuant to Section 2.20 or any Lender has failed to approve an amendment or waiver that requires the consent of all Lenders or all Lenders of a particular Class or all affected Lenders (and such amendment or waiver has been approved by Requisite Lenders or Lenders with a majority of the Commitments or Loans of a particular Class or a majority of affected Lenders), or (b) any Lender is a Defaulting Lender, then the Borrower may, at its sole expense and effort, upon notice to such Lender and the Administrative Agent, require such Lender to assign and delegate, without recourse (in accordance with and subject to the restrictions set forth in Section 10.4(b )), all of its interests, rights (other than its existing rights to payments pursuant to Section 2.18 or 2.20 , as applicable) and obligations under this Agreement to an assignee that shall assume such obligations (which assignee may be another Lender) (a “ Replacement Lender ”); provided that (i) the Borrower shall have received the prior written consent of the Administrative Agent, which consent shall not be unreasonably withheld, (ii) such Lender shall have received payment of an amount equal to the outstanding principal amount of all Loans owed to it, accrued interest thereon, accrued fees and all other amounts payable to it hereunder from the assignee (in the case of such outstanding principal and accrued interest) and from the Borrower (in the case of all other amounts), and (iii) in the case of a claim for compensation under Section 2.18 or payments required to be made pursuant to Section 2.20 , such assignment will result in a reduction in such compensation or payments. A Lender shall not be required to make any such assignment and delegation if, prior thereto, as a result of a waiver by such Lender or otherwise, the circumstances entitling the Borrower to require such assignment and delegation cease to apply. If a Lender fails to execute an Assignment and Assumption Acceptance giving effect to the assignment contemplated under this Section 2.25 , such Assignment and Acceptance may be executed by the Borrower, the Administrative Agent and any Replacement Lender and become effective without the consent of such replaced Lender.

Section 2.26. Defaulting Lenders .

(a) Cash Collateral

(i) At any time that there shall exist a Defaulting Lender, within one Business Day following the written request of the Administrative Agent or any Issuing Bank (with a copy to the Administrative Agent) the Borrower shall Cash Collateralize each Issuing Bank’s LC Exposure with respect to such Defaulting Lender (determined after giving effect to Section 2.26(b)(iv) and any Cash Collateral provided by such Defaulting Lender) in an amount not less than 103% of such Issuing Bank’s LC Exposure with respect to such Defaulting Lender.

(ii) The Borrower, and to the extent provided by any Defaulting Lender, such Defaulting Lender, hereby grants to the Administrative Agent, for the benefit of the Issuing Banks, and agrees to maintain, a first priority security interest in all such Cash Collateral as security for the Defaulting Lenders’ obligation to fund participations in respect of Letters of Credit, to be applied pursuant to clause (iii) below. If at any time the Administrative Agent determines that Cash Collateral is subject to any right or claim of any Person other than the Administrative Agent and the Issuing Banks as herein provided, or that the total amount of such Cash Collateral is less than the minimum amount required pursuant to clause (i) above, the Borrower will, promptly upon demand by the Administrative Agent, pay or provide to the Administrative Agent additional Cash Collateral in an amount sufficient to eliminate such deficiency (after giving effect to any Cash Collateral provided by the Defaulting Lender).

 

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(iii) Notwithstanding anything to the contrary contained in this Agreement, Cash Collateral provided under this Section 2.26(a) or Section 2.26(b) in respect of Letters of Credit shall be applied to the satisfaction of the Defaulting Lender’s obligation to fund participations in respect of Letters of Credit or LC Disbursements (including, as to Cash Collateral provided by a Defaulting Lender, any interest accrued on such obligation) for which the Cash Collateral was so provided, prior to any other application of such property as may otherwise be provided for herein.

(iv) Cash Collateral (or the appropriate portion thereof) provided to reduce any Issuing Bank’s LC Exposure shall no longer be required to be held as Cash Collateral pursuant to this Section 2.26(a) following (A) the elimination of the applicable LC Exposure (including by the termination of Defaulting Lender status of the applicable Lender), or (ii) the determination by the Administrative Agent and each Issuing Bank that there exists excess Cash Collateral; provided that, subject to Section 2.26(b) through (d) , the Person providing Cash Collateral and each Issuing Bank may agree that Cash Collateral shall be held to support future anticipated LC Exposure or other obligations and provided further that to the extent that such Cash Collateral was provided by the Borrower, such Cash Collateral shall remain subject to the security interest granted pursuant to the Loan Documents.

(b) Defaulting Lender Adjustments . Notwithstanding anything to the contrary contained in this Agreement, if any Lender becomes a Defaulting Lender, then, until such time as such Lender is no longer a Defaulting Lender, to the extent permitted by applicable law:

(i) Such Defaulting Lender’s right to approve or disapprove any amendment, waiver or consent with respect to this Agreement shall be restricted as set forth in the definition of Required Lenders and in Section 10.2 .

(ii) Any payment of principal, interest, fees or other amounts received by the Administrative Agent for the account of such Defaulting Lender (whether voluntary or mandatory, at maturity, pursuant to Article VIII or otherwise) or received by the Administrative Agent from a Defaulting Lender pursuant to Section 10.7 shall be applied at such time or times as may be determined by the Administrative Agent as follows: first , to the payment of any amounts owing by such Defaulting Lender to the Administrative Agent hereunder; second , to the payment on a pro rata basis of any amounts owing by such Defaulting Lender to each Issuing Bank or the Swingline Lender hereunder; third , to Cash Collateralize the Issuing Banks’ LC Exposure with respect to such Defaulting Lender in accordance with Section 2.26(a) ; fourth , as the Borrower may request (so long as no Default or Event of Default exists), to the funding of any Loan in respect of which such Defaulting Lender has failed to fund its portion thereof as required by this Agreement, as determined by the Administrative Agent; fifth , if so determined by the Administrative Agent and the Borrower, to be held in a deposit account and released pro rata in order to (x) satisfy such Defaulting Lender’s potential future funding obligations with respect to Loans under this Agreement and (y) Cash Collateralize the Issuing Banks’ future LC Exposure with respect to such Defaulting Lender with respect to future Letters of Credit issued under this Agreement, in accordance with Section 2.26(a) ; sixth , to the payment of any amounts owing to the Lenders, the Issuing Banks or the Swingline Lender as a result of any judgment of a court of competent jurisdiction obtained by any Lender, any Issuing Bank or the Swingline Lender against such Defaulting Lender as a result of such Defaulting Lender’s breach of its obligations under this Agreement; seventh , so long as no Default or Event of Default exists, to the payment of any

 

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amounts owing to the Borrower as a result of any judgment of a court of competent jurisdiction obtained by the Borrower against such Defaulting Lender as a result of such Defaulting Lender’s breach of its obligations under this Agreement; and eighth , to such Defaulting Lender or as otherwise directed by a court of competent jurisdiction; provided that if (x) such payment is a payment of the principal amount of any Loans or LC Disbursements in respect of which such Defaulting Lender has not fully funded its appropriate share, and (y) such Loans were made or the related Letters of Credit were issued at a time when the conditions set forth in Section 3.2 were satisfied or waived, such payment shall be applied solely to pay the Loans of, and LC Disbursements owed to, all Non-Defaulting Lenders on a pro rata basis prior to being applied to the payment of any Loans of, or LC Disbursements owed to, such Defaulting Lender until such time as all Loans and funded and unfunded participations in respect of Letters of Credit and Swingline Loans are held by the Lenders pro rata in accordance with the Commitments without giving effect to sub-section (iv)  below. Any payments, prepayments or other amounts paid or payable to a Defaulting Lender that are applied (or held) to pay amounts owed by a Defaulting Lender or to post Cash Collateral pursuant to this Section 2.26(b)(ii) shall be deemed paid to and redirected by such Defaulting Lender, and each Lender irrevocably consents hereto.

(iii) (A) No Defaulting Lender shall be entitled to receive any Commitment Fee pursuant to Section 2.14(b) for any period during which that Lender is a Defaulting Lender (and the Borrower shall not be required to pay any such fee that otherwise would have been required to have been paid to that Defaulting Lender).

(B) Each Defaulting Lender shall be entitled to receive letter of credit fees pursuant to Section 2.14(c) for any period during which that Lender is a Defaulting Lender only to the extent allocable to that portion of its LC Exposure for which it has provided Cash Collateral pursuant to Section 2.26(a) .

(C) With respect to any letter of credit fee not required to be paid to any Defaulting Lender pursuant to clause (A) or (B) above, the Borrower shall (x) pay to each Non-Defaulting Lender that portion of any such fee otherwise payable to such Defaulting Lender with respect to such Defaulting Lender’s participation in Letters of Credit or Swingline Loans that has been reallocated to such Non-Defaulting Lender pursuant to clause (iv) below, (y) pay to each Issuing Bank and the Swingline Lender, as applicable, the amount of any such fee otherwise payable to such Defaulting Lender to the extent allocable to such Issuing Bank’s LC Exposure or Swingline Lender’s Swingline Exposure with respect to such Defaulting Lender that has not been Cash Collateralized, and (z) not be required to pay the remaining amount of any such fee.

(iv) All or any part of such Defaulting Lender’s participation in Letters of Credit and Swingline Loans shall be reallocated among the Non-Defaulting Lenders in accordance with their respective Pro Rata Shares of the Revolving Commitments (calculated without regard to such Defaulting Lender’s Revolving Commitment) but only to the extent that (x) the conditions set forth in Section 3.2 are satisfied at the time of such reallocation (and, unless the Borrower shall have otherwise notified the Administrative Agent at such time, the Borrower shall be deemed to have represented and warranted that such conditions are satisfied at such time), and (y) such reallocation does not cause the aggregate Revolving Credit Exposure of any Non-Defaulting Lender to exceed such Non-Defaulting Lender’s Revolving Commitment. No reallocation hereunder shall constitute a waiver or release of any claim of any party hereunder against a Defaulting Lender arising from that Lender having become a Defaulting Lender, including any claim of a Non-Defaulting Lender as a result of such Non-Defaulting Lender’s increased exposure following such reallocation.

 

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(v) If the reallocation described in clause (iv)  above cannot, or can only partially, be effected, the Borrower shall, without prejudice to any right or remedy available to it hereunder or under law, (x) first, prepay Swingline Loans in an amount equal to the Swingline Lender’s Swingline Exposure with respect to such Defaulting Lender and (y) second, Cash Collateralize the Issuing Banks’ LC Exposure with respect to such Defaulting Lender in accordance with the procedures set forth in Section 2.26(a) .

(c) Defaulting Lender Cure . If the Borrower, the Administrative Agent, Swingline Lender and Issuing Banks agree in writing that a Lender is no longer a Defaulting Lender, the Administrative Agent will so notify the parties hereto, whereupon as of the effective date specified in such notice and subject to any conditions set forth therein (which may include arrangements with respect to any Cash Collateral), that Lender will, to the extent applicable, purchase at par that portion of outstanding Loans of the other Lenders or take such other actions as the Administrative Agent may determine to be necessary to cause the Loans and funded and unfunded participations in Letters of Credit and Swingline Loans to be held pro rata by the Lenders in accordance with the applicable Commitments (without giving effect to Section 2.26(b)(iv) ), whereupon such Lender will cease to be a Defaulting Lender; provided that no adjustments will be made retroactively with respect to fees accrued or payments made by or on behalf of the Borrower while that Lender was a Defaulting Lender; and provided , further , that except to the extent otherwise expressly agreed by the affected parties, no change hereunder from Defaulting Lender to Lender will constitute a waiver or release of any claim of any party hereunder arising from that Lender’s having been a Defaulting Lender.

(d) New Swingline Loans/Letters of Credit . So long as any Lender is a Defaulting Lender, (i) the Swingline Lender shall not be required to fund any Swingline Loans unless it is satisfied that it will have no Swingline Exposure after giving effect to such Swingline Loan and (ii) no Issuing Bank shall be required to issue, extend, renew or increase any Letter of Credit unless it is satisfied that it will have no LC Exposure after giving effect thereto.

Section 2.27. Request for Extended Facilities . Notwithstanding anything to the contrary in this Agreement, pursuant to one or more offers (each, an “ Extension Offer ”) made from time to time by the Borrower to all Lenders of Incremental Term Loans with a like Maturity Date (as specified in the applicable Incremental Commitment Joinder therefor) or all Lenders with Revolving Commitments of the same Class, in each case on a pro rata basis (based on the outstanding amount of the respective Loans or the aggregate amount of the Commitments, as the case may be, with the same Maturity Date) and on the same terms to each such Lender, the Borrower may from time to time offer (but no Lender is obligated to accept such offer) to extend the maturity date, increase the interest rate or fees payable in respect of such Loans and/or Commitments (and related outstandings) and/or modify the amortization schedule in respect of such Lender’s Incremental Term Loans for any Incremental Term Loans (each, an “ Extension ”, and each group of Loans or Commitments, as applicable, in each case as so extended, as well as the original Loans and Commitments (in each case not so extended), being a tranche; any Extended Term Loans shall constitute a separate tranche of Term Loans from the tranche of Term Loans from which they were converted, and any Extended Revolving Commitments shall constitute a separate tranche of Revolving Commitments from the tranche of Revolving Commitments from which they were converted), all as set forth in greater detail in an Extended Facility Agreement so long as the terms set forth below are satisfied:

(i) (A) no Event of Default shall have occurred and be continuing at the time an Extension Offer is delivered to the Lenders or at the time of the Extended Facility Closing Date and (B) all representations and warranties of each Loan Party set forth in the Loan Documents shall be true and correct in all material respects (other than those representations and warranties that are expressly qualified by Material Adverse Effect or other materiality, in which case such representations and warranties shall be true and correct in all respects) as of the Extended Facility Closing Date (or, if such representation or warranty relates to an earlier date, as of such earlier date);

 

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(ii) except as to interest rates, fees and final maturity, the Revolving Commitment of any Lender (an “ Extending Revolving Lender ”) extended pursuant to an Extension (an “ Extended Revolving Commitment ”), and the related outstandings, shall be a Revolving Commitment (or related Revolving Loan outstandings, as the case may be) with the same terms as the original Revolving Commitments (and related Revolving Loan outstandings); provided that (x) subject to the provisions of Sections 2.22(a) and 2.4(f) to the extent dealing with Letters of Credit and Swingline Loans which mature or expire after a Maturity Date when there exist Extended Revolving Commitments with a longer Maturity Date, all Letters of Credit and Swingline Loans shall be participated in on a pro rata basis by all Lenders with Revolving Commitments in accordance with their Pro Rata Share of the Aggregate Revolving Commitment Amount (and except as provided in Sections 2.22(a) and 2.4(f) , without giving effect to changes thereto on an earlier Maturity Date with respect to Swingline Loans and Letters of Credit theretofore incurred or issued) and all Borrowings under Revolving Commitments and repayments thereunder shall be made on a pro rata basis (except for (A) payments of interest and fees at different rates on Extended Revolving Commitments (and related outstandings) and (B) repayments required upon the Maturity Date for the non-extending Revolving Commitments) and (y) at no time shall there be Revolving Commitments hereunder (including Extended Revolving Commitments and any original Revolving Commitments) which have more than five (5) different Maturity Dates;

(iii) except as to interest rates, fees, amortization, final maturity date, premium, required prepayment dates and participation in prepayments, the Term Loans of any Lender (an “ Extending Term Loan Lender ”) extended pursuant to any Extension (“ Extended Term Loans ”) shall have the same terms as the tranche of Term Loans subject to such Extension Offer except to the extent that such terms are less favorable to the Extending Term Loan Lenders than to the Lenders of the non-extended Term Loans or apply solely to periods after the Maturity Date of the non-extended Term Loans;

(iv) the final maturity date for any Extended Term Loans shall be no earlier than the then latest Maturity Date, after giving effect to the exercise of the extension option pursuant to Section 2.5 , hereunder or under any existing Extended Facility Agreement and the amortization schedule applicable to such Extended Term Loans for periods prior to the maturity date of the Term Loans extended thereby may not be increased from any then existing amortization schedule applicable to Term Loans;

(v) the Weighted Average Life to Maturity of any Extended Term Loans shall be no shorter than the remaining Weighted Average Life to Maturity of the Term Loans extended thereby;

(vi) any Extended Term Loans may participate on a pro rata basis or a less than pro rata basis (but not greater than a pro rata basis) in any voluntary or mandatory repayments or prepayments hereunder, in each case as specified in the respective Extended Facility Agreement;

(vii) if the aggregate principal amount of applicable Term Loans (calculated on the face amount thereof) or Revolving Commitments, as the case may be, in respect of which applicable Lenders holding Term Loans or Lenders holding Revolving Commitments, as the case may be, shall have accepted the relevant Extension Offer shall exceed the maximum aggregate

 

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principal amount of applicable Term Loans or Revolving Commitments, as the case may be, offered to be extended by Borrower pursuant to such Extension Offer, then the applicable Incremental Term Loans or Revolving Loans, as the case may be, of the applicable Lenders holding Term Loans or Lenders holding Revolving Commitments, as the case may be, shall be extended ratably up to such maximum amount based on the respective principal amounts (but not to exceed actual holdings of record) with respect to which such Lenders holding Term Loans or Lenders holding Revolving Commitments, as the case may be, have accepted such Extension Offer;

(viii) all documentation in respect of such Extension shall be consistent with the foregoing;

(ix) any Extended Facility requested by the Borrower shall be in a minimum amount of $20,000,000; and

(x) the Administrative Agent and the lenders party thereto shall enter into an Extended Revolving Credit Facility Agreement or an Extended Term Facility Agreement, as the case may be, and the conditions precedent set forth therein shall have been satisfied or waived in accordance with its terms.

Subject to compliance with the terms of this Section 2.27 , the Administrative Agent, each Issuing Bank and the Lenders hereby consent to the Extensions and the other transactions contemplated by this Section 2.27 (including, for the avoidance of doubt, payment of any interest, fees or premium in respect of any Extended Term Loans and/or Extended Revolving Commitments on such terms as may be set forth in the relevant Extended Facility Agreement) and hereby waive the requirements of any provision of this Agreement (including, without limitation, Sections 2.21 , 10.2 , or any other provisions regarding the sharing of payments) or any other Loan Document that may otherwise prohibit any such Extension or any other transaction contemplated by this Section 2.27 . The Lenders hereto agree that the Extended Facility Lenders party to any Extended Facility Agreement may, from time to time, make amendments to such Extended Facility Agreement or to this Agreement and the other Loan Documents to give effect to the Extended Facility Agreement without the consent of any other Lenders so long as such Extended Facility Agreement, as amended, complies with the terms set forth in this Section 2.27 .

Section 2.28. Refinancing Amendment . At any time after the Closing Date, the Borrower may obtain, from any Lender or any Refinancing Lender, Credit Agreement Refinancing Indebtedness in respect of all or any portion of the Loans or Commitments then outstanding under this Agreement (which for purposes of this Section 2.28 will be deemed to include any then outstanding Other Refinancing Loans, Other Refinancing Commitments, Incremental Term Loans, Incremental Term Loan Commitments, Extended Loans or Extended Commitments), in the form of Other Refinancing Loans or Other Refinancing Commitments in each case pursuant to a Refinancing Amendment; provided that such Credit Agreement Refinancing Indebtedness (i) will rank pari passu or junior in right of payment and of security with the other Loans and Commitments hereunder and (ii) will have such pricing, premiums and optional prepayment or redemption terms as may be agreed by the Borrower and the Lenders thereof. Any Other Refinancing Loans or Other Refinancing Commitments, as applicable, may participate on a pro rata basis or on a less than pro rata basis (but not on a greater than pro rata basis) in any voluntary or mandatory prepayments hereunder, as specified in the applicable Refinancing Amendment. The effectiveness of any Refinancing Amendment shall be subject to the satisfaction or waiver on the date thereof of each of the conditions set forth in Section 3.2 and, to the extent reasonably requested by the Administrative Agent, receipt by the Administrative Agent of (a) board resolutions, officers’ certificates and/or reaffirmation agreements consistent with those delivered on the Closing Date under Section 3.1 and (b) customary legal opinions reasonably acceptable to the Administrative Agent. Each issuance of

 

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Credit Agreement Refinancing Indebtedness incurred under this Section 2.28 shall be in an aggregate principal amount that is not less than $25,000,000. The Administrative Agent shall promptly notify each Lender as to the effectiveness of each Refinancing Amendment. Each of the parties hereto hereby agrees that, upon the effectiveness of any Refinancing Amendment, this Agreement shall be deemed amended to the extent (but only to the extent) necessary or advisable to reflect the existence and terms of the Credit Agreement Refinancing Indebtedness incurred pursuant thereto (including any amendments necessary to treat the Loans and Commitments subject thereto as Other Refinancing Loans and/or Other Refinancing Commitments). Any Refinancing Amendment may, without the consent of any other Lenders, effect such amendments to this Agreement and the other Loan Documents as may be necessary or appropriate, in the reasonable opinion of the Administrative Agent and the Borrower, to effect the provisions of this Section 2.28 . This Section 2.28 shall supersede any provisions in Sections 2.21 or 10.2 to the contrary.

ARTICLE III

CONDITIONS PRECEDENT TO LOANS AND LETTERS OF CREDIT; ADDITIONS OF BORROWING BASE ASSETS

Section 3.1. Conditions to Effectiveness . The obligations of the Lenders (including the Swingline Lender) to make Loans and the obligation of each Issuing Bank to issue any Letters of Credit hereunder shall not become effective until the date on which each of the following conditions is satisfied (or waived in accordance with Section 10.2 or otherwise permitted to be satisfied after the Closing Date pursuant to Section 5.25 ):

(a) The Administrative Agent shall have received payment of all fees, expenses and other amounts due and payable on or prior to the Closing Date, including, without limitation, reimbursement or payment of all out-of-pocket expenses of the Administrative Agent, the Lead Arrangers and their Affiliates (including reasonable fees, charges and disbursements of one primary counsel to the Administrative Agent, one local counsel in each applicable jurisdiction and any special regulatory counsel) required to be reimbursed or paid by the Borrower hereunder, under any other Loan Document and under any agreement with the Administrative Agent or the Lead Arrangers.

(b) The Administrative Agent (or its counsel) shall have received the following, each to be in form and substance satisfactory to the Administrative Agent:

(i) a counterpart of this Agreement signed by or on behalf of each party hereto or written evidence satisfactory to the Administrative Agent (which may include telecopy transmission of a signed signature page of this Agreement) that such party has signed a counterpart of this Agreement;

(ii) a certificate of the Secretary or Assistant Secretary of each Loan Party in the form of Exhibit 3.1(b)(ii) , attaching and certifying copies of (A) such Loan Party’s articles or certificate of incorporation, formation, organization or limited partnership, or other registered organizational documents, certified as of a recent date by the Secretary of State of the jurisdiction of organization of such Loan Party; (B) such Loan Party’s bylaws, limited liability company agreement or partnership agreement, as applicable; (C) the resolutions of such Loan Party’s board of directors, managers, members, general partner or other equivalent governing body, authorizing the execution, delivery and performance of the Loan Documents to which it is a party, (D) certificates of good standing or existence, as applicable, from the Secretary of State of the jurisdiction of incorporation or organization of such Loan Party and each other jurisdiction where such Loan Party which owns a Borrowing Base Asset is required to be qualified to do business as a foreign company, in each case as of a recent date, and (E) a certificate of incumbency containing the name, title and true signature of each officer of such Loan Party executing the Loan Documents to which such Loan Party is a party;

 

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(iii) favorable written opinions of (A) Skadden, Arps, Slate, Meagher & Flom LLP, counsel to the Loan Parties; (B) Albright, Stoddard, Warnick & Albright, Nevada counsel to the Loan Parties, and (C) special local counsel for the Loan Parties for any state in which a Borrowing Base Asset is located or in which a Loan Party is organized, each addressed to the Administrative Agent, each of the Issuing Banks and each of the Lenders, and covering such matters relating to the Loan Parties, the Loan Documents and the transactions contemplated therein as the Administrative Agent or the Required Lenders shall reasonably request;

(iv) a certificate in the form of Exhibit 3.1(b)(iv) , dated the Closing Date and signed by a Responsible Officer, certifying that after giving effect to the Related Transactions, (A) no Default or Event of Default has occurred and is continuing on the Closing Date, (B) all representations and warranties of each Loan Party set forth in the Loan Documents are true and correct in all material respects (other than those representations and warranties that are expressly qualified by Material Adverse Effect or other materiality, in which case such representations and warranties shall be true and correct in all respects), (C) since March 31, 2014, there has been no change which has had or could reasonably be expected to have a Material Adverse Effect and (D) the condition set forth in clauses (b)(vi) , (b)(vii) , and (c)  below has been satisfied;

(v) evidence that Ensign has declared the Spin-Off Dividend, and certified copies of the forms of the Spin-Off Documents (including, the Omnibus Lease Termination Agreement) to be entered into on or about May 30, 2014 (or which shall be effective as of such date), each of which shall be in form and substance reasonably satisfactory to the Administrative Agent;

(vi) all consents, approvals, authorizations, registrations and filings and orders required to be made or obtained under any Requirement of Law, or by any Material Indebtedness or Material Agreement of any Loan Party, in each case, as of the Closing Date, in connection with the execution, delivery, performance, validity and enforceability of the Loan Documents, the other Related Transaction Documents or any of the transactions contemplated thereby shall have been obtained and shall be in full force and effect and all applicable waiting periods shall have expired, and no investigation or inquiry by any governmental authority regarding the Commitments or any transaction being financed with the proceeds thereof shall be ongoing;

(vii) copies of (A) the quarterly financial statements for Ensign and its Subsidiaries on a consolidated basis for the fiscal quarter ended on March 31, 2014, including related statements of income and cash flows; (B) the audited consolidated financial statements for Ensign and its Subsidiaries for the fiscal years ended December 31, 2011, December 31, 2012 and December 31, 2013, including in each case the related statements of income, shareholders’ equity and cash flows; (C) pro forma consolidated financial statements for the REIT Guarantor and its Subsidiaries for the fiscal year ended December 31, 2013, including in each case the related statements of income, shareholders’ equity and cash flows, in form and substance reasonably satisfactory to the Lead Arrangers; (D) the Projected Income Statement; (E) the Pro Forma Balance Sheet; and (F) financial projections on a quarterly basis for the Fiscal Year ending December 31, 2014 and annually thereafter through December 31, 2017;

(viii) a duly completed and executed Compliance Certificate, including calculations of the financial covenants set forth in Article VI hereof as of March 31, 2014, calculated on a pro forma basis as if the Spin-Off Transaction and the other Related Transactions had occurred as of the first day of the four (4) Fiscal Quarter period ending on March 31, 2014 (and setting forth in reasonable detail such calculations);

 

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(ix) a certificate, dated the Closing Date and signed by the chief financial officer of the REIT Guarantor and the Borrower confirming that after giving effect to the execution and delivery of the Loan Documents and the other Related Transaction Documents and the consummation of the Spin-Off Transaction and the other Related Transactions contemplated to occur on or within three (3) Business Days of the Closing Date, each of (A) the REIT Guarantor, (B) the Borrower and (C) the Loan Parties and their Subsidiaries, on a consolidated basis, are Solvent;

(x) the Security Agreement, duly executed by the REIT Guarantor, the Borrower and each other Secured Loan Party, together with (A) UCC financing statements and other applicable documents under the laws of all necessary or appropriate jurisdictions with respect to the perfection of the Liens granted under the Security Agreement, as requested by the Administrative Agent in order to perfect such Liens, duly authorized by the Loan Parties; (B) copies of favorable UCC, tax and judgment lien search reports in all necessary or appropriate jurisdictions and under all legal and trade names of the Loan Parties, as requested by the Administrative Agent, indicating that there are no prior Liens on any of the Collateral other than Permitted Encumbrances, Liens set forth on Schedule 7.2 and Liens to be released on the Closing Date; (C) a Perfection Certificate, duly completed and executed by the Borrower and the other Loan Parties; (D) duly executed Patent Security Agreements, Trademark Security Agreements and Copyright Security Agreements, if any; (E) original certificates evidencing all issued and outstanding shares of Capital Stock of all Subsidiaries owned directly by any Loan Party; (F) stock or membership interest powers or other appropriate instruments of transfer executed in blank with respect to the certificates referred to in clause (E)  and the note referred to in clause (G) ; and (G) a master intercompany promissory note duly executed by the REIT Guarantor and its Subsidiaries;

(xi) evidence that not less than a gross aggregate amount of $260,000,000 of Senior Notes have been, or on the Closing Date will be, issued by the Borrower and CareTrust Capital Corp.;

(xii) evidence that Ensign has entered into that certain Credit Agreement, to be dated as of the Closing Date, by and among Ensign, as the borrower, and SunTrust Bank, as administrative agent, providing for commitments thereunder on the Closing Date of not less than $150,000,000;

(xiii) with respect to the headquarters location of the REIT Guarantor and the Borrower, a copy of the underlying lease, sublease or Spin-Off Document, as applicable, and a Collateral Access Agreement with respect to such property, which Collateral Access Agreement shall be reasonably satisfactory in form and substance to the Administrative Agent; provided that this condition shall be deemed to be satisfied if such Loan Party has requested that the owner of such location enter into such Collateral Access Agreement (whether or not any such Collateral Access Agreement is entered into and/or delivered);

(xiv) copies of duly executed payoff letters, in form and substance satisfactory to the Administrative Agent, executed by each of the Existing Lenders or the administrative agent or other representative under the applicable financing documents, together with (a) UCC-3 or other appropriate termination statements, in form and substance satisfactory to the Administrative Agent, releasing all liens of the Existing Lenders upon any of the personal property of the

 

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Borrower and its Subsidiaries granted pursuant to such financing documents, (b) cancellations and releases, in form and substance satisfactory to the Administrative Agent, releasing all liens of the Existing Lenders upon any of the Real Estate of the Borrower and its Subsidiaries granted pursuant to such financing documents, and (c) any other releases, terminations or other documents reasonably required by the Administrative Agent to evidence the payoff of Indebtedness owed to the Existing Lenders issued or incurred pursuant to such financing documents;

(xv) certified copies of all Material Agreements that are in effect on the Closing Date;

(xvi) evidence that the GE Mortgage Indebtedness, in an aggregate principal amount not less than $95,000,000 shall have been funded or will be funded on the Closing Date, and that (A) there are no obligors with respect to such Indebtedness other than the REIT Guarantor, the Borrower and those Subsidiaries identified on Schedule 3.1(b)(xvi) ; and (B) there is no collateral for such Indebtedness other than the Real Property Assets and related personal property assets identified on Schedule 3.1(b)(xvi) ;

(xvii) certificates of insurance, in form and detail acceptable to the Administrative Agent, describing the types and amounts of insurance (property and liability) maintained by any of the Loan Parties, in each case naming the Administrative Agent as loss payee or additional insured, as the case may be, together with a lender’s loss payable endorsement in form and substance satisfactory to the Administrative Agent;

(xviii) each of the Borrowing Base Asset Deliverables with respect to each Real Property Asset listed on Part I of Schedule 4.18 ; and

(xix) a Borrowing Base Certificate, dated as of the Closing Date and signed by a Responsible Officer of the Borrower or the REIT Guarantor, substantially in the form of Exhibit C ; and

(xx) at least three (3) days prior to the Closing Date, all documentation and other information with respect to the Borrower and each other Loan Party that the Administrative Agent or any Lender reasonably determines is required by regulatory authorities under applicable “know your customer” and anti-money laundering rules and regulations, including, without limitation the Patriot Act, to the extent reasonably requested by the Administrative Agent at least ten (10) days before the Closing Date.

(c) Payment by the Loan Parties to the provider of each Mortgage Policy of all fees and expenses necessary for the recordation of mortgage documents with respect to the Borrowing Base Assets as of the Closing Date.

Without limiting the generality of the provisions of this Section, for purposes of determining compliance with the conditions specified in this Section, each Lender that has signed this Credit Agreement shall be deemed to have consented to, approved of, accepted or been satisfied with each document or other matter required thereunder to be consented to, approved by or acceptable or satisfactory to a Lender unless the Administrative Agent shall have received notice from such Lender prior to the proposed Closing Date specifying its objection thereto.

Section 3.2. Conditions to Each Credit Event . The obligation of each Lender to make a Loan on the occasion of any Borrowing and of each Issuing Bank to issue, amend, renew or extend any Letter of Credit is subject to Section 2.26(c) and the satisfaction of the following conditions:

(a) at the time of and immediately after giving effect to such Borrowing or the issuance, amendment, renewal or extension of such Letter of Credit, as applicable, no Default or Event of Default shall exist;

 

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(b) at the time of and immediately after giving effect to such Borrowing or the issuance, amendment, renewal or extension of such Letter of Credit, as applicable, all representations and warranties of each Loan Party set forth in the Loan Documents shall be true and correct in all material respects, unless such representation or warranty expressly relates to an earlier date, in which case such representations or warranty shall be true and correct in all material respects as of such earlier date (other than those representations and warranties that are expressly qualified by a Material Adverse Effect or other materiality, in which case such representations and warranties shall be true and correct in all respects);

(c) at the time of and immediately after giving effect to such Borrowing or the issuance, amendment, renewal or extension of such Letter of Credit, as applicable, the aggregate Revolving Credit Exposures of all Lenders shall not exceed the lesser of (i) the Aggregate Revolving Commitment Amount and (ii) the Borrowing Base Amount minus the outstanding principal amount of the Term Loans; and

(d) the Borrower shall have delivered the required Notice of Borrowing; and

(e) no Borrowing or issuance of any Letter of Credit shall be permitted pursuant to this Agreement until the Spin-Off Dividend has occurred.

Each Borrowing and each issuance, amendment, renewal or extension of any Letter of Credit shall be deemed to constitute a representation and warranty by the Borrower on the date thereof as to the matters specified in subsections (a) , (b)  and (c)  of this Section.

Section 3.3. Delivery of Documents . All of the Loan Documents, certificates, legal opinions and other documents and papers referred to in this Article, unless otherwise specified, shall be delivered to the Administrative Agent for the account of each of the Lenders and shall be in form and substance satisfactory in all respects to the Administrative Agent.

Section 3.4. Release of Borrowing Base Assets .

(a) The Loan Parties may obtain releases of any Subsidiary Loan Party and Borrowing Base Assets from the Liens and security interests of the Administrative Agent hereunder and under the Collateral Documents relating thereto and all Obligations hereunder and under the Collateral Documents through satisfaction of each of the following conditions:

(i) the Borrower shall deliver to the Administrative Agent, not less than five (5) Business Days (or such shorter period as is agreed to by the Administrative Agent in its sole discretion) prior to the date of such requested release a written request for release of the applicable Loan Party or Borrowing Base Asset;

(ii) the Borrower shall deliver, together with such request for release, a Compliance Certificate showing that on the date of such release and after giving effect to such release and any corresponding payment of the Loans, (A) the Loan Parties will be in compliance with the Financial Covenants; and (B) the aggregate Revolving Credit Exposures of all Lenders shall not exceed the lesser of (I) the Aggregate Revolving Commitment Amount and (II) the Borrowing Base Amount minus the outstanding principal amount of the Term Loans;

 

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(iii) a Responsible Officer of the Borrower shall certify in writing to the Administrative Agent that no Default or Event of Default shall exist immediately after giving effect to the applicable release, any payment of the Loans that will be made on or prior to the date of such release and any addition of any Borrowing Base Asset to occur on or prior to the date of such release; and

(iv) the Administrative Agent shall have received evidence, acceptable to it in its reasonable discretion that the matters set forth in such request, Compliance Certificate and certification are true and correct in all material respects.

To the extent all such conditions to release are satisfied, (A) the Administrative Agent will release any Lien granted to it or held by it upon such Borrowing Base Assets and any other assets or property held by such Loan Party, as applicable, and, (B) at the Loan Parties’ expense, the Administrative Agent shall promptly deliver, as soon as reasonably practical and, in any event, within ten (10) Business Days of the request by any Loan Party made on or after the date such conditions to release are satisfied, to the applicable Loan Party, such documentation as such Loan Party reasonably requests to evidence the release of the Administrative Agent’s Lien and security interest, if any, in the released Borrowing Base Asset(s) and any other property owned by released Loan Party, if applicable, and/or the release of such Loan Party, as the case may be from the Obligations.

(b) Whenever the Administrative Agent on behalf of the Lenders is required to (or is authorized by the Required Lenders to) provide a release of a Loan Party or Borrowing Base Asset (including a termination of a security interest) under this Agreement, the Administrative Agent shall release such Lien and provide such release promptly and, to the extent the release of such Loan Party or Borrowing Base Asset is being requested in connection with any Disposition permitted under this Agreement, provided the Administrative Agent has received at least ten (10) Business Days prior written notice of the requirements for such release, the Administrative Agent shall deliver such documentation necessary to evidence and effectuate such release substantially concurrently with the closing of such Disposition.

ARTICLE IV

REPRESENTATIONS AND WARRANTIES

Each of the Loan Parties represents and warrants, after giving effect to the Related Transactions, to the Administrative Agent, each Lender and each Issuing Bank as follows:

Section 4.1. Due Organization and Good Standing . The REIT Guarantor and each of its Subsidiaries (a) is duly organized, validly existing and in good standing as a corporation, partnership or limited liability company under the laws of the jurisdiction of its organization, (b) has all requisite power and authority to carry on its business as now conducted, and (c) is duly qualified to do business, and is in good standing, in each jurisdiction where such qualification is required, except where a failure to be so qualified could not reasonably be expected to result in a Material Adverse Effect.

Section 4.2. Power and Authority, Due Authorization, Execution, Delivery and Enforceability . The execution, delivery and performance by each Loan Party of the Loan Documents and the other Related Transaction Documents to which it is a party are within such Loan Party’s organizational powers and have been duly authorized by all necessary organizational and, if required, shareholder, partner or member action. This Agreement has been duly executed and delivered by the Borrower and constitutes, and each other Loan Document and Related Transaction Document to which any Loan Party is a party, when executed and delivered by such Loan Party, will constitute, valid and binding obligations of the Borrower or such Loan Party (as the case may be), enforceable against it in accordance with their respective terms, except as may be limited by applicable bankruptcy, insolvency, reorganization, moratorium or similar laws affecting the enforcement of creditors’ rights generally and by general principles of equity.

 

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Section 4.3. Governmental and Third Party Consents and Approvals; No Conflicts . The execution, delivery and performance by each Loan Party of the Loan Documents and the other Related Transaction Documents to which it is a party (a) do not require any consent or approval of, registration or filing with, or any action by, any Governmental Authority, except those as have been obtained or made and are in full force and effect and except for filings necessary to perfect or maintain perfection of the Liens created under the Loan Documents, (b) will not violate any Requirement of Law applicable to the REIT Guarantor or any of its Subsidiaries or any judgment, order or ruling of any Governmental Authority, (c) will not violate or result in a default under any Contractual Obligation of the REIT Guarantor or any of its Subsidiaries or any of its assets or give rise to a right thereunder to require any payment to be made by the REIT Guarantor or any of its Subsidiaries (other than payments in accordance with the Loan Documents and the Related Transaction Documents) and (d) will not result in the creation or imposition of any Lien on any asset of the REIT Guarantor or any of its Subsidiaries, except Liens (if any) created under the Loan Documents, except, in each case, as would not reasonably be expected to result in a Material Adverse Effect.

Section 4.4. Financial Statements; Material Adverse Change .

(a) The unaudited pro forma consolidated balance sheet of the REIT Guarantor and its Subsidiaries as at March 31, 2014 (including the notes thereto) (the “ Pro Forma Balance Sheet ”), has been prepared as if the Spin-Off Transaction had occurred on March 31, 2014. The Pro Forma Balance Sheet has been prepared in good faith by the Borrower, based on the assumptions stated therein (which assumptions are believed to be reasonable as of the date of delivery thereof) and based on such assumptions, the Borrower reasonably believes that such Pro Forma Balance Sheet presents fairly in all material respects on a pro forma basis the estimated financial position of the REIT Guarantor and its subsidiaries as at March 31, 2014, assuming that the Spin-Off Transaction had occurred on March 31, 2014. The unaudited projected statement of income of the REIT Guarantor and its Subsidiaries for the 12-month period commencing on April 1, 2014 (the “ Projected Income Statement ”), has been prepared as if the Spin-Off Transaction occurred on April 1, 2014, and the conversion of the REIT Guarantor into a REIT occurred on April 1, 2014. The Projected Income Statement has been prepared in good faith, based on assumptions believed by the Borrower to be reasonable as of the date of delivery thereof (it being understood that the Projected Income Statement is subject to assumptions and contingencies, many of which are not within the control of the REIT Guarantor or the Borrower, no assurances can be given that the results projected in the Projected Income Statement will be achieved, and any differences between such projected and actual results may be material).

(b) The financial statements delivered pursuant to Section 5.1(a) and (b)  fairly present the consolidated financial condition of the REIT Guarantor and its Subsidiaries as of such dates and the consolidated results of operations for such periods in conformity with GAAP consistently applied (except as noted therein), subject to year-end audit adjustments and the absence of footnotes in the case of the financial statements delivered pursuant to Section 5.1(b) .

(c) Since March 31, 2014, there have been no changes with respect to the REIT Guarantor and its Subsidiaries which have had or could reasonably be expected to have, either individually or in the aggregate, a Material Adverse Effect.

 

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Section 4.5. Litigation and Environmental Matters .

(a) No litigation, investigation or proceeding of or before any arbitrators or Governmental Authorities is pending against or, to the knowledge of the Borrower, threatened in writing against or affecting the REIT Guarantor or any of its Subsidiaries (i) as to which there is a reasonable possibility of an adverse determination that could reasonably be expected to have, either individually or in the aggregate, a Material Adverse Effect or (ii) which could reasonably be expected to result in the invalidity or unenforceability of this Agreement or any other Loan Document or any other Related Transaction Document.

(b) Except as could not reasonably be expected to have a Material Adverse Effect:

(i) To the knowledge of the Responsible Officers of the Loan Parties, each of the Borrowing Base Assets and all operations with respect to each of the Borrowing Base Assets and the Real Property Assets owned by the Loan Parties are in compliance with all applicable Environmental Laws in all material respects and there are no conditions relating to the Borrowing Base Assets, the other Real Property Assets owned by the Loan Parties or the businesses of the Loan Parties that are likely to give rise to any liability to any Loan Party under any applicable Environmental Laws.

(ii) To the knowledge of the Responsible Officers of the Loan Parties, none of the Borrowing Base Assets or other Real Property Assets owned by the Loan Parties contains, or has previously contained, any Hazardous Materials at, on or under such property in amounts or concentrations that constitutes a violation of, or could give rise to liability of any Loan Party under, applicable Environmental Laws.

(iii) To the knowledge of the Responsible Officers of the Loan Parties, no Loan Party has received any written or verbal notice of, or inquiry from any Governmental Authority regarding, any violation, alleged violation, non-compliance, liability or potential liability regarding environmental matters or compliance with Environmental Laws with regard to any of the Borrowing Base Assets, any of the other Real Property Assets owned by the Loan Parties or the businesses of the Loan Parties, nor does any Responsible Officer of any Loan Party have knowledge or reason to believe that any such notice will be received or is being threatened.

(iv) To the knowledge of the Responsible Officers of the Loan Parties, no Loan Party has generated, treated, stored or disposed of Hazardous Materials at, on or under any of the Borrowing Base Assets or any of the other Real Property Assets owned by the Loan Parties in violation of, or in a manner that could give rise to liability under, any applicable Environmental Law. To the knowledge of the Responsible Officers of the Loan Parties, Hazardous Materials have not been transported or disposed of from the Borrowing Base Assets or the other Real Property Assets owned by the Loan Parties, in each case by or on behalf of any Loan Party, in violation of, or in a manner that is likely to give rise to liability under, any applicable Environmental Law.

(v) To the knowledge of the Responsible Officers of the Loan Parties, no judicial proceeding or governmental or administrative action is pending or threatened, under any Environmental Law to which any Loan Party is or will be named as a party, nor are there any consent decrees or other decrees, consent orders, administrative orders or other orders, or other administrative or judicial requirements outstanding under any Environmental Law with respect to the Loan Parties, the Borrowing Base Assets, the other Real Property Assets owned by the Loan Parties or the businesses of the Loan Parties.

 

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Section 4.6. Compliance with Laws and Material Agreements .

(a) The REIT Guarantor and each of its Subsidiaries is in compliance with all Requirements of Law and all orders, writs, injunctions and decrees applicable to it or to its properties, except in such instances in which (i) such Requirement of Law or order, writ, injunction or decree is being contested in good faith by appropriate proceedings diligently conducted or (ii) the failure to comply therewith, either individually or in the aggregate, could not reasonably be expected to have a Material Adverse Effect.

(b) To the knowledge of the Responsible Officers of the Loan Parties, each of the Borrowing Base Assets, and the uses of the Borrowing Base Assets, are in compliance in all material respects with all Requirements of Laws and all orders, writs, injunctions and decrees applicable to the Borrowing Base Assets (including, without limitation, building and zoning laws and Health Care Laws), except in such instances in which (i) such Requirement of Law or order, writ, injunction or decree is being contested in good faith by appropriate proceedings diligently conducted or (ii) the failure to comply therewith, either individually or in the aggregate, could not reasonably be expected to have a Material Adverse Effect.

(c) No Loan Party is in default after all applicable notice and cure periods under or with respect to any Contractual Obligation that individually or in the aggregate could reasonably be expected to have a Material Adverse Effect.

Section 4.7. Investment Company Act . Neither the REIT Guarantor nor any of its Subsidiaries is (a) an “investment company” or is “controlled” by an “investment company”, as such terms are defined in, or subject to regulation under, the Investment Company Act of 1940, as amended and in effect from time to time, or (b) otherwise subject to any other regulatory scheme limiting its ability to incur debt or requiring any approval or consent from, or registration or filing with, any Governmental Authority in connection therewith.

Section 4.8. Taxes . The REIT Guarantor and its Subsidiaries and each other Person for whose taxes the REIT Guarantor or any of its Subsidiaries could become liable have timely filed or caused to be filed all Federal income tax returns and all other material tax returns that are required to be filed by them, and have paid all taxes shown to be due and payable on such returns or on any assessments made against it or its property and all other taxes, fees or other charges imposed on it or any of its property by any Governmental Authority, except where the same are currently being contested in good faith by appropriate proceedings and for which the REIT Guarantor or such Subsidiary, as the case may be, has set aside on its books adequate reserves in accordance with GAAP.

Section 4.9. Margin Regulations . None of the proceeds of any of the Loans or Letters of Credit will be used, directly or indirectly, for “purchasing” or “carrying” any “margin stock” within the respective meanings of each of such terms under Regulation U or for any purpose that violates the provisions of Regulation T, Regulation U or Regulation X. Neither the REIT Guarantor nor any of its Subsidiaries is engaged principally, or as one of its important activities, in the business of extending credit for the purpose of purchasing or carrying “margin stock”.

Section 4.10. ERISA . Except as would not reasonably be expected to have a Material Adverse Effect, each Plan is in substantial compliance in form and operation with its terms and with ERISA and the Code (including, without limitation, the Code provisions compliance with which is necessary for any intended favorable tax treatment) and all other applicable laws and regulations. Each Plan (and each related trust, if any) which is intended to be qualified under Section 401(a) of the Code has received a favorable determination letter from the Internal Revenue Service to the effect that it meets the

 

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requirements of Sections 401(a) and 501(a) of the Code covering all applicable tax law changes, or is comprised of a master or prototype plan that has received a favorable opinion letter from the Internal Revenue Service, and, except as would not reasonably be expected to have a Material Adverse Effect, nothing has occurred since the date of such determination that would adversely affect such determination (or, in the case of a Plan with no determination, nothing has occurred that would adversely affect the issuance of a favorable determination letter or otherwise adversely affect such qualification). No ERISA Event has occurred or is reasonably expected to occur. There exists no Unfunded Pension Liability in excess of $15,000,000 with respect to any Plan. None of the REIT Guarantor, any of its Subsidiaries or any ERISA Affiliate is making or accruing an obligation to make contributions, or has, within any of the five calendar years immediately preceding the date this assurance is given or deemed given, made, or accrued an obligation to make, contributions to any Multiemployer Plan. There are no actions, suits or claims pending against or involving a Plan (other than routine claims for benefits) or, to the knowledge of the REIT Guarantor, any of its Subsidiaries or any ERISA Affiliate, threatened in writing, which would reasonably be expected to be asserted successfully against any Plan and, if so asserted successfully, would reasonably be expected either singly or in the aggregate to result in a Material Adverse Effect. Except as would not reasonably be expected either individually or in the aggregate to have a Material Adverse Effect, the REIT Guarantor, each of its Subsidiaries and each ERISA Affiliate have made all contributions to or under each Plan and Multiemployer Plan required by law within the applicable time limits prescribed thereby, by the terms of such Plan or Multiemployer Plan, respectively, or by any contract or agreement requiring contributions to a Plan or Multiemployer Plan. No Plan which is subject to Section 412 of the Code or Section 302 of ERISA has applied for or received an extension of any amortization period within the meaning of Section 412 of the Code or Section 303 or 304 of ERISA. None of the REIT Guarantor, any of its Subsidiaries or any ERISA Affiliate have ceased operations at a facility so as to become subject to the provisions of Section 4068(a) of ERISA, withdrawn as a substantial employer so as to become subject to the provisions of Section 4063 of ERISA or ceased making contributions to any Plan subject to Section 4064(a) of ERISA to which it made contributions. None of the REIT Guarantor or any of its Subsidiaries has established, contributes to or maintains any Non-U.S. Plan.

Section 4.11. Ownership of Property .

(a) Each of the REIT Guarantor and its Subsidiaries has good title to, or valid leasehold interests in or other right to occupy, all of its real and personal property material to the operation of its business (including, in any case, each of the Borrowing Base Assets), in each case free and clear of Liens prohibited by this Agreement. The real and personal property of the REIT Guarantor and its Subsidiaries is subject to no Liens, other than Liens permitted pursuant to Section 7.2 .

(b) As of the Closing Date, (i) all Real Property owned or leased by the Borrower and its Subsidiaries is set forth on Schedule 4.11 ; and (ii) all Ensign Assets are listed on Part B of Schedule 4.11 .

Section 4.12. Accuracy of Disclosure . Neither the Information Memorandum nor any of the reports (including, without limitation, all reports that the REIT Guarantor or the Borrower is required to file with the Securities and Exchange Commission), financial statements, certificates or other information furnished by or on behalf of the REIT Guarantor or the Borrower to the Administrative Agent or any Lender in connection with the negotiation or syndication of this Agreement or any other Loan Document or delivered hereunder or thereunder (as modified or supplemented by any other information so furnished) contains any material misstatement of fact or omits to state any material fact necessary to make the statements therein, taken as a whole in light of the circumstances under which they were made, not materially misleading; provided that, with respect to projected financial information, the Borrower represents only that such projected information was prepared in good faith based upon assumptions

 

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believed to be reasonable at the time, it being understood and agreed that such projected information is subject to contingencies and assumptions, many of which are not within the control of the Borrower, and no assurances can be given that any projections will be realized, and any divergences from projected results may be material.

Section 4.13. Labor Relations . There are no strikes, lockouts or other labor disputes or grievances against the REIT Guarantor or any of its Subsidiaries, or, to the Borrower’s knowledge, threatened in writing against or affecting the REIT Guarantor or any of its Subsidiaries, and no unfair labor practice charges or grievances are pending against the REIT Guarantor or any of its Subsidiaries, or, to the Borrower’s knowledge, threatened in writing against any of them before any Governmental Authority, in each case, that would, either individually or in the aggregate, reasonably be expected to result in a Material Adverse Effect. All payments due from the REIT Guarantor or any of its Subsidiaries pursuant to the provisions of any collective bargaining agreement have been paid or accrued as a liability on the books of the REIT Guarantor or any such Subsidiary, except where the failure to do so could not reasonably be expected to have a Material Adverse Effect.

Section 4.14. Subsidiaries . As of the Closing Date and as of each date on which such schedule is subsequently updated pursuant to the terms hereof through the delivery of a Compliance Certificate in connection with the delivery of financial statements pursuant to Section 5.1(a) , Schedule 4.14 correctly sets forth the correct legal name, tax identification number and the jurisdiction of formation of the Loan Parties. Except as set forth on Schedule 4.14 , as of the Closing Date: (i) no Loan Party (other than the REIT Guarantor) has issued to any third party any securities convertible into any equity interest in such Loan Party, or any options, warrants or other rights to acquire any securities convertible into any such equity interest, and (ii) the outstanding Capital Stock of each Loan Party (other than the REIT Guarantor) is owned by the Persons indicated on Schedule 4.14 , is validly issued, fully paid and non-assessable, and is free and clear of all Liens (other than Liens permitted pursuant to this Agreement), warrants, options and rights of others of any kind whatsoever. Each Person owning a Borrowing Base Asset and each Subsidiary directly or indirectly owning any Capital Stock of any other Loan Party is a Loan Party hereunder. Each Loan Party (other than the REIT Guarantor and the Borrower) is a Wholly Owned Subsidiary of the Borrower.

Section 4.15. Solvency . After giving effect to the execution and delivery of the Loan Documents and the other Related Transaction Documents, the making of the Loans under this Agreement and the consummation of the other Related Transactions, the REIT Guarantor, the Borrower and the Loan Parties and their Subsidiaries, on a consolidated basis, are Solvent.

Section 4.16. Insurance .

(a) All insurance coverage of the REIT Guarantor and its Subsidiaries and all insurance coverage of the Tenants (other than any self-insurance maintained in compliance with the applicable Facility Lease) with respect to the Real Property Assets of the REIT Guarantor and its Subsidiaries, in each case, as in existence as of the Closing Date and as of each date on which such schedule is subsequently updated pursuant to the terms hereof through the delivery of a Compliance Certificate, is described on Schedule 4.16 attached hereto, including, without limitation, any certificates included therewith.

(b) The Real Property Assets of the REIT Guarantor and its Subsidiaries are insured with financially sound and reputable insurance companies not Affiliates of the REIT Guarantor (except with respect to Real Property Assets that do not constitute Borrowing Base Assets and except with respect to captive insurance companies of any Tenant or any self-insurance of any Tenant maintained in compliance with the applicable Facility Lease), in such amounts, with such deductibles and covering such risks as are customarily carried by companies engaged in similar businesses and owning similar properties in localities where the REIT Guarantor or the applicable Subsidiary operates.

 

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Section 4.17. Collateral Documents .

(a) The Security Agreement is effective to create in favor of the Administrative Agent for the ratable benefit of the Secured Parties a legal, valid and enforceable security interest in the Collateral (as defined therein), and when UCC financing statements in appropriate form are filed in the offices specified on Schedule 3 to the Security Agreement, the Security Agreement shall constitute a fully perfected Lien (to the extent that such Lien may be perfected by the filing of a UCC financing statement) on, and security interest in, all right, title and interest of the grantors thereunder in such Collateral, in each case prior and superior in right to any other Person, other than with respect to Liens expressly permitted by Section 7.2 . When the certificates evidencing all Capital Stock pledged pursuant to the Security Agreement are delivered to the Administrative Agent, together with appropriate stock powers or other similar instruments of transfer duly executed in blank, the Liens in such Capital Stock shall be fully perfected first priority security interests, perfected by “control” as defined in the UCC.

(b) When the filings in subsection (a)  of this Section are made and when, if applicable, the Patent Security Agreements and the Trademark Security Agreements are filed in the United States Patent and Trademark Office and the Copyright Security Agreements are filed in the United States Copyright Office, the Security Agreement shall constitute a fully perfected Lien on, and security interest in, all right, title and interest of the Loan Parties in the Patents, Trademarks and Copyrights, if any, in which a security interest may be perfected by filing, recording or registering a security agreement, financing statement or analogous document in the United States Patent and Trademark Office or the United States Copyright Office, as applicable, in each case prior and superior in right to any other Person, subject to the inchoate Liens not prohibited by this Agreement that do not secure Indebtedness.

Section 4.18. Real Property Assets; Leases .

(a) Part I of Schedule 4.18 (as updated pursuant to the terms hereof through the delivery of a Compliance Certificate) is a true and complete, in all material respects as of the Closing Date or the date of such Compliance Certificate, as applicable, list of (i) the street address of each Borrowing Base Asset; (ii) the Loan Party which owns, as applicable, each such Borrowing Base Asset; (iii) the facility type of each such Borrowing Base Asset; (iv) if applicable, the Borrowing Base Leases with respect to such Borrowing Base Asset, together with the name and address of the applicable Tenant and the termination date of such Borrowing Base Lease; and (v) the type of interest (fee or leasehold) held by each Loan Party in its respective Borrowing Base Asset. As of the Closing Date and, with respect to any updates to Schedule 4.18 provided through the delivery of a Compliance Certificate, as of the date of such Compliance Certificate, each parcel of real property identified on Part I of Schedule 4.18 is a Real Property Asset that qualifies as a Borrowing Base Asset pursuant to the terms hereof and, upon recording of the applicable Mortgage, will be subject to a first priority lien (subject to Permitted Encumbrances) in favor of the Administrative Agent (for the benefit of the Secured Parties) pursuant to a Mortgage.

(b) As of the Closing Date, Part II of Schedule 4.18 is a true and complete, in all material respects, list as of (i) the street address of each other Real Property Asset owned by the any Loan Party or leased pursuant to an Eligible Ground Lease; (ii) the applicable Loan Party which owns or leases each such other Real Property Asset; (iii) the facility type of each such other Real Property Asset; (iv) the lease(s) to which each such other Real Property Asset is subject; and (v) the name and address of the Tenants with respect to each such other Real Property Asset.

 

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(c) As of the Closing Date and, with respect to any updates to Schedule 4.18 provided through the delivery of a Compliance Certificate, as of the date of such Compliance Certificate, Part III of Schedule 4.18 (as updated pursuant to the terms hereof through the delivery of a Compliance Certificate) sets forth all subleases known by a Borrower to exist with respect to the Facility Leases relating to any of the Borrowing Base Assets (other than any Multi-Tenant Buildings), the termination of which could reasonably be expected to result in a material adverse effect on the applicable Tenant’s ability to continue to make scheduled payments to the applicable Loan Party under the applicable Facility Lease, together with the applicable Tenant with respect thereto, the remaining term of the sublease and whether or not such Tenant is current on payments due thereunder.

(d) To the knowledge of the Responsible Officers of the Loan Parties, each of the facilities located on the Borrowing Base Assets owned by the Loan Parties complies with the requirements of Section 5.8 of this Agreement. To the knowledge of the Responsible Officers of the Loan Parties, no condemnation or condemnation proceeding has been instituted and remained undismissed for a period in excess of ninety (90) consecutive days, in each case, with respect to a material portion of any Real Property Asset listed as a Borrowing Base Asset on Part I of Schedule 4.18 . To the knowledge of the Responsible Officers of the Loan Parties, no material casualty event has occurred with respect to the improvements located on any Real Property Asset listed as a Borrowing Base Asset on Part I of Schedule 4.18 which has not been (or, if applicable) will not be able to be) fully remediated with available insurance proceeds.

Section 4.19. Material Agreements . Except as set forth on Schedule 4.19 as of the Closing Date, no Loan Party is a party to any contract or agreement that is subject to the Federal Assignment of Claims Act, as amended (31 U.S.C. Section 3727) or any similar state or local law.

Section 4.20. Healthcare Matters .

(a) Compliance with Health Care Laws . Without limiting the generality of Section 4.6 hereof or any other representation or warranty made herein, each Loan Party and, to the knowledge of the Responsible Officers of the Loan Parties, each Tenant under an Ensign Master Lease and each Eligible Tenant, is in compliance with applicable provisions of federal and state laws governing Medicare and any state Medicaid programs and any statutes or any regulations promulgated pursuant to such laws, including, without limitation, Sections 1320a-7, 1320a-7a, 1320a-7b and 1395nn of Title 42 of the United States Code, the False Claims Act (31 U.S.C. Section 3729 et seq.), the Health Insurance Portability and Accountability Act of 1996 (42 U.S.C. § 1320d et seq .), as amended by the Health Information, Technology for Economic and Clinical Health Act of 2009 (collectively, “ HIPAA ”), all criminal laws relating to health care fraud and abuse, including but not limited to 18 U.S.C. Sections 286 and 287, and the health care fraud criminal provisions under HIPAA, the exclusion laws (42 U.S.C. 1320a-7), Medicare (Title XVIII of the Social Security Act), Medicaid (Title XIX of the Social Security Act) and related state or local statutes or regulations promulgated under such laws (“ Health Care Laws ”), except to the extent such non-compliance would not, individually or in the aggregate, reasonably be expected to have a Material Adverse Effect.

(i) To the knowledge of the Responsible Officers of the Loan Parties, no Eligible Tenant has engaged in activities which are, as applicable, cause for false claims liability, civil penalties or mandatory or permissive exclusion from Medicare, Medicaid or any other state or federal healthcare program. None of the Loan Parties nor, to the knowledge of the Responsible Officers of the Loan Parties, no Eligible Tenant and none of the respective employees, officers or directors of the Loan Parties or any Eligible Tenant, has been excluded, suspended or debarred from participation in any state or federal health care program or, to the knowledge of the Responsible Officers of the Loan Parties, is subject to a governmental inquiry, investigation,

 

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proceeding, or other similar action that could reasonably be expected to result in debarment, suspension, or exclusion from government health care programs. To the knowledge of the Responsible Officers of the Loan Parties, the business practices of each Tenant under an Ensign Master Lease and each Eligible Tenant are in compliance with, as applicable to their respective businesses, federal or state laws regarding physician ownership of (or financial relationship with) and referral to entities providing healthcare related goods or services, or laws requiring disclosure of financial interests held by physicians in entities to which they may refer patients for the provisions of health care related goods or services, except to the extent such non-compliance would not, individually or in the aggregate, reasonably be expected to have a Material Adverse Effect. To the knowledge of the Responsible Officers of the Loan Parties, except as set forth on Schedule 4.20(a) , there are no Medicare, Medicaid or any other recoupment or recoupments of any governmental or private health care payor being sought, requested, claimed, or threatened, against any Tenant under an Ensign Master Lease and any Eligible Tenant, which, individually or in the aggregate, would reasonably be expected to result in a Material Adverse Effect.

(ii) Except as listed on Schedule 4.20(a), no Loan Party and, to the knowledge of the Responsible Officers of the Loan Parties, no Eligible Tenant is a party to any corporate integrity agreements, deferred prosecution agreements, monitoring agreements, consent decrees, settlement orders or similar agreements imposed by a governmental entity.

(iii) In accordance with applicable Health Care Laws and except where such noncompliance has not had or would not reasonably be expected to have, individually or in the aggregate, a Material Adverse Effect, to the knowledge of the Responsible Officers of the Loan Parties, each Tenant under an Ensign Master Lease and each Eligible Tenant has: (i) verified that all employees, independent contractors and other suppliers, including physicians, advanced practice nurses, dentists, therapists and physician assistants providing clinical services have valid and current licenses, permits and credentials, (ii) conducted criminal background checks on all such persons, and (iii) verified that none of such persons is included on an applicable federal, state or other applicable listing of excluded persons, including the HHS/OIG List of Excluded Individuals/Entities, prior to their employment or engagement as contractors, as applicable, and have continued to conduct such verifications on all such persons thereafter, as required by such applicable Health Care Laws.

(iv) Except as would not, individually or in the aggregate, reasonably be expected to have a Material Adverse Effect, to the knowledge of the Responsible Officers of the Loan Parties, (i) all cost reports, other reports, data, claims and information required to be filed by any Tenant under an Ensign Master Lease or any Eligible Tenant in connection with any applicable state or federal healthcare program (“ Program ”) have been timely filed and were true and complete at the time filed (or were corrected in or supplemented by a subsequent filing if so required); (ii) there are no claims, actions or appeals pending (and to the knowledge of the Responsible Officers of the Loan Parties, no Tenant under an Ensign Master Lease and no Eligible Tenant has made any filing or submission that would result in any claims, actions or appeals) before any court, regulatory body, administrative agency, governmental body, arbitrator or other authority (including governmental fiscal agents) with respect to any Program reports or claims filed by a Tenant under an Ensign Master Lease or an Eligible Tenant on or before the date hereof, or with respect to any disallowances by any regulatory body, administrative agency, governmental body or other authority (including governmental fiscal agents) in connection with any audit or any claims; (iii) no validation review, survey, inspection or program integrity review related to any Tenant under an Ensign Master Lease or any Eligible Tenant has been conducted by any regulatory body, administrative agency, governmental body or other authority (including governmental fiscal agents) in connection with any Program within the past three (3) years, and no such reviews are scheduled, pending, threatened against or affecting any Tenant under an Ensign Master Lease or any Eligible Tenant.

 

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(v) To the knowledge of the Responsible Officers of the Loan Parties, each Tenant under an Ensign Master Lease and each Eligible Tenant has paid or caused to be paid or will pay in connection with its next quarterly credit balance all known and undisputed material refunds that have become due, overpayments or adjustments, except to the extent such failure to pay has not had or would not reasonably be expected to have, individually or in the aggregate, a Material Adverse Effect. As of the date of this Agreement, to the knowledge of the Responsible Officers of the Loan Parties, no Eligible Tenant has received any written notice of denial of material payment, recoupment, or overpayment from any Program or other third-party payor in excess of One Million Dollars ($1,000,000).

(b) Health Care Permits .

(i) Each Loan Party and, to the knowledge of the Responsible Officers of the Loan Parties, each Tenant under an Ensign Master Lease and each Eligible Tenant has such permits, licenses, franchises, certificates and other approvals or authorizations of Governmental Authorities as are necessary under applicable law or regulations to own its properties and conduct its business (including without limitation such permits as are required under such federal, state and other Health Care Laws, and under similar licensure laws and such insurance laws and regulations, as are applicable thereto) (“ Health Care Permits ”), if the failure to obtain such permits, licenses, franchises, certificates and other approvals or authorizations could reasonably be expected to result in a Material Adverse Effect.

(ii) To the knowledge of the Responsible Officers of the Loan Parties, each Tenant under an Ensign Master Lease and each Eligible Tenant has all Medicare, Medicaid and related agency supplier billing number(s) and related documentation necessary to receive reimbursement, to the extent applicable, from Medicare and/or Medicaid for any item or service furnished by such Person in any jurisdiction where it conducts business except to the extent the failure to obtain billing number(s) or related documentation could reasonably be expected to result in a Material Adverse Effect. To the knowledge of the Responsible Officers of the Loan Parties, no Tenant under an Ensign Master Lease and no Eligible Tenant is currently subject to suspension, revocation, renewal or denial of its Medicare and/or Medicaid certification, supplier billing number(s), or Medicare and/or Medicaid participation agreement(s), except in the case of such Tenants not party to a Material Borrowing Base Lease, to the extent such suspension, revocation, renewal or denial would not reasonably be expected to result in a Material Adverse Effect.

Section 4.21. OFAC . Neither any Loan Party nor any of its Subsidiaries or Affiliates (a) is a Sanctioned Person, (b) has more than ten percent (10%) of its assets in Sanctioned Countries, or (c) derives more than ten percent (10%) of its operating income from investments in, or transactions with, Sanctioned Persons or Sanctioned Countries. No part of the proceeds of any Loans hereunder will be used directly or indirectly to fund any operations in, finance any investments or activities in or make any payments to a Sanctioned Person or a Sanctioned Country or for any payments to any governmental official or employee, political party, official of a political party, candidate for political office, or anyone else acting in an official capacity, in order to obtain, retain or direct business or obtain any improper advantage, in violation of the United States Foreign Corrupt Practices Act of 1977, as amended and in effect from time to time.

 

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Section 4.22. Patriot Act . Neither any Loan Party nor any of its Subsidiaries is an “enemy” or an “ally of the enemy” within the meaning of Section 2 of the Trading with the Enemy Act or any enabling legislation or executive order relating thereto. Neither any Loan Party nor any or its Subsidiaries is in violation of (a) the Trading with the Enemy Act, (b) any of the foreign assets control regulations of the United States Treasury Department (31 C.F.R., Subtitle B, Chapter V, as amended) or any enabling legislation or executive order relating thereto or (c) the Patriot Act. None of the Loan Parties (i) is a blocked person described in Section 1 of the Anti-Terrorism Order or (ii) to the best of its knowledge, engages in any dealings or transactions, or is otherwise associated, with any such blocked person.

Section 4.23. No Default . No Default has occurred and is continuing.

Section 4.24. Intellectual Property . Each of the REIT Guarantor and its Subsidiaries owns or has the right to use all Patents, Trademarks, Copyrights, service marks, and trade names, and rights with respect to the foregoing, necessary to conduct its business as now conducted and as proposed to be conducted, without any conflict with the Patents, Trademarks, Copyrights, service marks, and trade names, and rights with respect to the foregoing, of any other Person that would reasonably be expected to result in a Material Adverse Effect.

Section 4.25. REIT Status; Spin-Off .

(a) The REIT Guarantor will elect to be treated as a REIT commencing with its taxable year ending December 31, 2014, and the REIT Guarantor is organized and will operate in conformity with the requirements for qualification and taxation as a REIT, and its proposed method of operation will enable the REIT Guarantor to meet the requirements for qualification and taxation as a REIT.

(b) The Spin-Off Transaction will constitute a distribution under Section 355 of the Code and a reorganization under Section 368(a)(1)(D) of the Code in which no gain or loss is recognized by the REIT Guarantor, Ensign or the shareholders of Ensign.

ARTICLE V

AFFIRMATIVE COVENANTS

The Loan Parties covenant and agree that until Payment in Full of the Obligations:

Section 5.1. Financial Statements and Other Information . The REIT Guarantor and the Borrower will deliver to the Administrative Agent (for distribution to each Lender) prompt written notice of the following:

(a) as soon as available and in any event within 90 days after the end of each Fiscal Year of the REIT Guarantor, a copy of the annual audited report for such Fiscal Year for the REIT Guarantor and its Subsidiaries, containing a consolidated balance sheet of the REIT Guarantor and its Subsidiaries as of the end of such Fiscal Year and the related consolidated statements of income, stockholders’ equity and cash flows (together with all footnotes thereto) of the REIT Guarantor and its Subsidiaries for such Fiscal Year, setting forth in each case in comparative form the figures for the previous Fiscal Year, all in reasonable detail and reported on by independent public accountants of nationally recognized standing (without a “going concern” or like qualification, exception or explanation and without any qualification or exception as to the scope of such audit (other than any “going concern” or similar qualification or exception related to the maturity of the Obligations)) to the effect that such financial statements present fairly in all material respects the financial condition and the results of operations of the REIT Guarantor and its Subsidiaries for such Fiscal Year on a consolidated basis in accordance with GAAP and that the examination by such accountants in connection with such consolidated financial statements has been made in accordance with generally accepted auditing standards;

 

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(b) beginning with the Fiscal Quarter ending June 30, 2014, as soon as available and in any event within 45 days after the end of each of the first three Fiscal Quarters of each Fiscal Year of the REIT Guarantor (or if the REIT Guarantor is not required to file periodic reports under Section 13(a) or Section 15(d) of the Exchange Act, then 60 days after the end of each of the first three Fiscal Quarters in each Fiscal Year), an unaudited consolidated balance sheet of the REIT Guarantor and its Subsidiaries as of the end of such Fiscal Quarter and the related unaudited consolidated statements of income and cash flows of the REIT Guarantor and its Subsidiaries for such Fiscal Quarter and the then elapsed portion of such Fiscal Year, setting forth in each case in comparative form the figures for the corresponding Fiscal Quarter and the corresponding portion of the REIT Guarantor’s previous Fiscal Year;

(c) as soon as available and in any event within 45 days after the end of each of the first three (3) Fiscal Quarters of each Fiscal Year of the REIT Guarantor and no later than 90 days after the end of the fourth (4 th ) Fiscal Quarter of each Fiscal Year of the REIT Guarantor, (i) an operating statement for such Fiscal Quarter for each Borrowing Base Asset that is a Multi-Tenant Building or Subsidiary Operated Facility and the then-elapsed portion of such Fiscal Year and (ii) a schedule setting forth, for the four (4) Fiscal Quarter period ending on the last date of such Fiscal Quarter, (A) the aggregate Property NOI for all Multi-Tenant Buildings and Subsidiary Operated Facilities for each category of facilities set forth in the definition of Capitalization Rate; (B) the aggregate Net Revenues for all Real Property Assets (other than the Multi-Tenant Buildings and the Subsidiary Operated Facilities) for each category of facilities set forth in the definition of Capitalization Rate; (C) the Property NOI for each Multi-Tenant Building and Subsidiary Operated Facility that is a Borrowing Base Asset; and (D) the Net Revenues with respect to each Borrowing Base Asset (other than any Multi-Tenant Buildings and Subsidiary Operated Facilities); and (iii) the amount of the annual rent payable by each Eligible Tenant with respect to each Borrowing Base Asset (other than any Multi-Tenant Buildings and Subsidiary Operated Facilities (with such Property NOI, such Net Revenues and such rent payments to be determined in a manner consistent with Property NOI, Net Revenues and rent payments set forth in the Borrowing Base Deliverables with respect to the applicable Borrowing Base Asset);

(d) concurrently with the delivery of the financial statements referred to in subsections (a)  and (b)  of this Section, a Compliance Certificate signed by the principal executive officer or the principal financial officer of the Borrower (i) certifying that such financial statements fairly present the financial condition, results of operations, shareholders’ equity and cash flows of REIT Guarantor and its Subsidiaries on a consolidated basis in accordance with GAAP, in the case of quarterly financial statements subject only to normal year-end audit adjustments and the absence of footnotes, (ii) certifying that the operating statement delivered under subsection (c)  with respect to the applicable Fiscal Year or Fiscal Quarter, in each case, for each Borrowing Base Asset that is a Multi-Tenant Building or Subsidiary Operated Facility fairly presents the result of operations of the applicable Multi-Tenant Building or Subsidiary Operated Facility, (iii) certifying as to whether there exists a Default or Event of Default on the date of such certificate and, if a Default or an Event of Default then exists, specifying the details thereof and the action which the Borrower has taken or proposes to take with respect thereto, (iv) setting forth in reasonable detail calculations demonstrating whether the Borrower is in compliance with the financial covenants set forth in Article VI (beginning with the first full Fiscal Quarter following the Closing Date), (v) specifying any change in the identity of the Subsidiaries as of the end of such Fiscal Year or Fiscal Quarter from the Subsidiaries identified to the Lenders on the Closing Date or as of the most recent Fiscal Year or Fiscal Quarter, as the case may be, and (vi) stating whether any change in GAAP or the application thereof has occurred since the date of the mostly recently delivered audited financial statements of the REIT Guarantor and its Subsidiaries that impacts such financial statements, and, if any change has occurred, specifying the effect of such change on the financial statements accompanying such Compliance Certificate;

 

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(e) concurrently with the delivery of the financial statements referred to in subsections (a)  and (b)  of this Section, (i) a Borrowing Base Certificate calculated as of the end of the immediately prior Fiscal Quarter, duly completed and executed by a Responsible Officer of the Borrower or the REIT Guarantor; provided , however , the Borrower may, at its option, provide an updated Borrowing Base Certificate more frequently than quarterly; and (ii) a Rent Coverage Ratio calculation concerning each of the Borrowing Base Assets other than the Qualifying Multi-Tenant Buildings and the Qualifying Subsidiary Operated Facilities, if any;

(f) as soon as available and in any event within sixty (60) days after the end of the calendar year, (i) a budget for REIT Guarantor and its Subsidiaries for the succeeding Fiscal Year, containing a projected income statement, balance sheet and statement of cash flows and (ii) a projected operating statement for each Real Property Asset that is a Borrowing Base Asset;

(g) within five (5) Business Days after receipt thereof, copies of any quarterly or annual financial statements of any Eligible Tenant or the parent company of such Eligible Tenant to the extent provided to the Borrower or any other Loan Party under any Borrowing Base Lease;

(h) promptly after the same become publicly available, copies of all periodic and other reports, proxy statements and other materials filed with the Securities and Exchange Commission, or any Governmental Authority succeeding to any or all functions of said Commission, or with any national securities exchange, or distributed by the REIT Guarantor or the Borrower to its equityholders generally, as the case may be;

(i) promptly following any request therefor, such other information with respect to the Real Property Assets and/or the Borrowing Base Assets as the Administrative Agent or any Lender through the Administrative Agent, may reasonably request and as is reasonably available to the REIT Guarantor or any of its Subsidiaries ( provided that no such information shall be required to be provided if providing such information would violate confidentiality agreements or result in a loss of attorney-client privilege or a claim of attorney work product with respect to such information so long as the REIT Guarantor notifies the Administrative Agent that such information is being withheld and the reason therefor); and

(j) promptly following any request therefor, such other information regarding the results of operations, business affairs and financial condition of the REIT Guarantor or any of its Subsidiaries as the Administrative Agent may reasonably request ( provided that no such information shall be required to be provided if providing such information would violate confidentiality agreements or result in a loss of attorney-client privilege or a claim of attorney work product with respect to such information so long as the REIT Guarantor notifies the Administrative Agent that such information is being withheld and the reason therefor).

So long as the REIT Guarantor is required to file periodic reports under Section 13(a) or Section 15(d) of the Exchange Act, the Borrower shall be deemed to have satisfied its obligation to deliver the financial statements referred to in clauses (a) , (b)  and (h)  upon the filing of such reports with the Securities and Exchange Commission.

 

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Section 5.2. Notices of Material Events. The REIT Guarantor and the Borrower will deliver to the Administrative Agent (for distribution to each Lender) prompt written notice of the following:

(a) the occurrence of any Default or Event of Default;

(b) the filing or commencement of, or any material development in, any action, suit, proceeding, audit, claim, demand, order or dispute with, by or before any arbitrator or Governmental Authority against or, to the knowledge of any Responsible Officer of the Loan Parties, affecting the REIT Guarantor, any of its Subsidiaries or, to the knowledge of any Loan Party, any Tenant under an Ensign Master Lease or any Eligible Tenant that (i) seeks injunctive or similar relief, or (ii) alleges potential or actual violations of any Health Care Law by the REIT Guarantor, any of its Subsidiaries or, to the knowledge of the Responsible Officers of the Loan Parties, any Tenant under an Ensign Master Lease or any Eligible Tenant or its Licensed Personnel, which, in each case above, if adversely determined, could, either individually or in the aggregate, reasonably be expected to result in a Material Adverse Effect;

(c) the occurrence of any event or any other development by which the REIT Guarantor or any of its Subsidiaries (i) fails to comply with any Environmental Law or to obtain, maintain or comply with any permit, license or other approval required under any Environmental Law, (ii) becomes subject to any Environmental Liability, (iii) receives notice of any claim with respect to any Environmental Liability, or (iv) becomes aware of any basis for any Environmental Liability, in each case which, either individually or in the aggregate, could reasonably be expected to result in a Material Adverse Effect;

(d) promptly and in any event within fifteen (15) days after (i) the REIT Guarantor, any of its Subsidiaries or any ERISA Affiliate knows or has reason to know that any ERISA Event has occurred, a certificate of the chief financial officer of the Borrower describing such ERISA Event and the action, if any, proposed to be taken with respect to such ERISA Event and a copy of any notice filed with the PBGC or the IRS pertaining to such ERISA Event and any notices received by the REIT Guarantor, such Subsidiary or such ERISA Affiliate from the PBGC or any other governmental agency with respect thereto, and (ii) becoming aware (A) that there has been a material increase in Unfunded Pension Liabilities (not taking into account Plans with negative Unfunded Pension Liabilities) since the date the representations hereunder are given or deemed given, or from any prior notice, as applicable, (B) of the existence of any material Withdrawal Liability, (C) of the adoption of, or the commencement of contributions to, any Plan subject to Section 412 of the Code by the REIT Guarantor, any of its Subsidiaries or any ERISA Affiliate, or (D) of the adoption of any amendment to a Plan subject to Section 412 of the Code which results in a material increase in contribution obligations of the REIT Guarantor, any of its Subsidiaries or any ERISA Affiliate, a detailed written description thereof from the chief financial officer of the Borrower;

(e) the occurrence of any event of default, or the receipt by the REIT Guarantor or any of its Subsidiaries of any written notice of an alleged event of default, with respect to any Material Indebtedness of the REIT Guarantor or any of its Subsidiaries;

(f) any material amendment or modification to any Material Agreement (together with a copy thereof), and prompt notice of any termination, expiration or loss of any Material Agreement that, individually or in the aggregate, could reasonably be expected to result in a reduction in Adjusted Consolidated EBITDA of ten percent (10%) or more on a consolidated basis from the prior Fiscal Year;

(g) any other development that results in, or could reasonably be expected to result in, a Material Adverse Effect;

(h) promptly and in any event at least fifteen (15) days prior thereto (or such shorter period as the Administrative Agent may agree to), notice of any change (i) in any Loan Party’s legal name (but, for the avoidance of doubt, excluding any trade names), (ii) in any Loan Party’s chief executive office, (iii) in any Loan Party’s organizational existence or (iv) in any Loan Party’s federal taxpayer identification number or organizational number or jurisdiction of organization; and

 

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(i) promptly and in any event at least fifteen (15) days prior thereto (or such shorter period as the Administrative Agent may agree to) notice of any change in the headquarters location of the Loan Parties, with a copy of the underlying lease and the Borrower shall use commercially reasonable efforts to obtain a Collateral Access Agreement with respect to such property on or prior to the change in the headquarters location;

(j) promptly and in any event no later than three (3) Business Days after any Responsible Officer of the Borrower or any of its Subsidiaries has actual knowledge of:

(i) that any Loan Party or, to the knowledge of the Responsible Officers of the Loan Parties, a Tenant or an owner, officer, manager, employee or Person with a “direct or indirect ownership interest” (as that phrase is defined in 42 C.F.R. §420.201) in a Loan Party or Tenant, (w) has had a civil monetary penalty assessed against him or her pursuant to 42 U.S.C. §1320a-7a or is the subject of a proceeding seeking to assess such penalty; (x) has been excluded from participation in a Federal Health Care Program (as that term is defined in 42 U.S.C. §1320a-7b) or is the subject of a proceeding seeking to assess such penalty; (y) has been convicted (as that term is defined in 42 C.F.R. §1001.2) of any of those offenses described in 42 U.S.C. §1320a-7b or 18 U.S.C. §§669, 1035, 1347, 1518 or is the subject of a proceeding seeking to assess such penalty; or (z) has been involved or named in a U.S. Attorney complaint made or any other action taken pursuant to the False Claims Act under 31 U.S.C. §§3729-3731 or in any qui tam action brought pursuant to 31 U.S.C. §3729 et seq., in each case, that could reasonably be expected to, individually or in the aggregate, have a Material Adverse Effect;

(ii) any claim to recover any alleged overpayments (other than any such claim made against the REIT Guarantor or any of its Subsidiaries that relates to a period during which the REIT Guarantor or such Subsidiary did not operate the respective facility) with respect to any receivables in excess of $1,000,000;

(iii) notice of any final and documented material reduction in the level of reimbursement expected to be received with respect to receivables of the REIT Guarantor or any of its Subsidiaries;

(iv) any allegations of licensure violations or fraudulent acts or omissions involving the REIT Guarantor or any of its Subsidiaries, or, to the knowledge of the Responsible Officers of the Loan Parties, any Tenant that could reasonably be expected to, in the aggregate, have a Material Adverse Effect;

(v) the pending or threatened imposition of any fine or penalty by any Governmental Authority under any Health Care Law against the REIT Guarantor or any of its Subsidiaries, or, to the knowledge of the Responsible Officers of the Loan Parties, any Tenant, that could reasonably be expected to have a Material Adverse Effect;

(vi) any pending or threatened (in writing) revocation, suspension, termination, probation, restriction, limitation, denial, or non-renewal with respect to any Health Care Permit with respect to any Borrowing Base Asset that could reasonably be expected to have a Material Adverse Effect;

 

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(vii) any non-routine and material inspection of any facility of the REIT Guarantor or any of its Subsidiaries or, to the knowledge of the Responsible Officers of the Loan Parties, any Eligible Tenant by any Governmental Authority; and

(viii) notice of the occurrence of any material reportable event or similar term as defined in any corporate integrity agreement, corporate compliance agreement or deferred prosecution agreement pursuant to which the REIT Guarantor or any of its Subsidiaries or, to the knowledge of the Responsible Officers of the Loan Parties, any Eligible Tenant has to make a submission to any Governmental Authority or other Person under the terms of such agreement, if any.

Each notice or other document delivered under this Section 5.2 shall be accompanied by a written statement of a Responsible Officer setting forth the details of the event or development requiring such notice or other document and any action taken or proposed to be taken with respect thereto (which, in the case of any event or development with respect to a Tenant, shall be limited to such notices and documentation in the possession of the Loan Parties and limited to the actions taken or proposed to be taken that a Responsible Officer of a Loan Party has actual knowledge of).

Section 5.3. Existence; Conduct of Business . The Loan Parties will, and will cause each of their Subsidiaries to, do or cause to be done all things necessary to (i) maintain in full force and effect its legal existence and (ii) preserve, renew and maintain its respective rights, licenses, permits, privileges, franchises, patents, copyrights, trademarks and trade names material to the conduct of its business (except, in the case of this clause (ii) , as would not reasonably be expected to result in a Material Adverse Effect); provided that nothing in this Section shall prohibit any merger, consolidation, liquidation or dissolution permitted under Section 7.3 .

Section 5.4. Compliance with Laws . The Loan Parties will, and will cause each of their Subsidiaries to, comply with all laws, rules, regulations and requirements of any Governmental Authority applicable to its business and properties, including, without limitation, all Environmental Laws, ERISA, Health Care Laws and OSHA, except where the failure to do so, either individually or in the aggregate, could not reasonably be expected to result in a Material Adverse Effect; provided that to the extent a Loan Party is unable to comply with the provisions of this Section 5.4 due to a Tenant’s act or omission with respect to any Borrowing Base Asset such violation shall not constitute a Default or Event of Default so long as the Borrower (a) delivers a new Borrowing Base Certificate removing the applicable Borrowing Base Asset within ten (10) Business Days of a Responsible Officer of the Borrower becoming aware of such violation; and (b) make any prepayment required pursuant to Section 2.12 in connection with such removal and after giving effect to such removal and payment (and the addition of any other Borrowing Base Asset on or prior to such date), the Loan Parties are in compliance with this Section 5.4 .

Section 5.5. Payment of Taxes and Other Obligations . The Loan Parties will, and will cause each of their Subsidiaries to, pay and discharge (or cause to be paid or discharged) all tax liabilities, assessments and governmental charges or levies all lawful claims which, if unpaid, would by law become a Lien (other than a Permitted Encumbrance) upon it or its properties or assets (including, without limitation, each Real Property Asset owned by the REIT Guarantor or any Subsidiary), unless (a) the same are being contested in good faith by appropriate proceedings and adequate reserves in accordance with GAAP are being maintained by such Loan Party or Subsidiary or (b) the failure to pay any such payment could not reasonably be expected to result in a Material Adverse Effect; provided that to the extent a Loan Party is unable to comply with the provisions of this Section 5.5 due to a Tenant’s act or omission with respect to any Borrowing Base Asset such violation shall not constitute a Default or Event of Default so long as the Borrower (a) delivers a new Borrowing Base Certificate removing the applicable Borrowing Base Asset within ten (10) Business Days of a Responsible Officer of the Borrower becoming

 

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aware of such violation; and (b) make any prepayment required pursuant to Section 2.12 in connection with such removal and after giving effect to such removal and payment (and the addition of any other Borrowing Base Asset on or prior to such date), the Loan Parties are in compliance with this Section 5.5 .

Section 5.6. Books and Records . The Loan Parties will, and will cause each of their Subsidiaries to, keep proper books of record and account in which full, true and correct entries shall be made of all dealings and transactions in relation to its business and activities to the extent necessary to prepare the consolidated financial statements of the REIT Guarantor in conformity with GAAP.

Section 5.7. Visitation and Inspection . The Loan Parties will, and will cause each of their Subsidiaries to, permit any representative or independent contractor of the Administrative Agent or any Lender to visit and inspect its properties, to examine its books and records and to make copies and take extracts therefrom, and to discuss its affairs, finances and accounts with any of its officers and with its independent certified public accountants, all at such reasonable times as the Administrative Agent or any Lender may reasonably request after reasonable prior notice to the Borrower; provided that (a) so long as no Event of Default shall have occurred and be continuing, the Administrative Agent and the Lenders shall not make more than two such visits and inspections in any Fiscal Year; (b) if an Event of Default has occurred and is continuing, no prior notice shall be required and the limitation on the number of visits and inspections shall no longer apply; (c) any such inspection and examination, copies and discussions shall not be permitted to the extent it would violate confidentiality agreements or result in a loss of attorney-client privilege or claim of attorney work product so long as the Borrower notifies the Administrative Agent of such limitation and the reason therefor; and (d) any such inspection and examination, copies and discussions shall be subject to the terms of any applicable lease and any related SNDA or Collateral Access Agreement.

Section 5.8. Maintenance of Properties . The Loan Parties will, and will cause each of their Subsidiaries to (a) protect and preserve, or cause to be protected and preserved all Real Property Assets and maintain, or cause to be maintained, in good repair, working order and condition all Real Property Assets (ordinary wear and tear, force majeure, casualty and condemnations events excepted) in accordance with applicable Facility Leases and (b) from time to time make, or cause to be made, all needed and appropriate repairs, renewals, replacements and additions to such Real Property Assets, so that the business carried on in connection therewith may be conducted at all times in accordance with applicable Facility Leases (to the extent the Loan Parties are required to do so under the applicable Facility Lease); provided that to the extent a Loan Party is unable to comply with the provisions of this Section 5.8 due to a Tenant’s act or omission with respect to any Borrowing Base Asset such violation shall not constitute a Default or Event of Default so long as the Borrower (i) delivers a new Borrowing Base Certificate removing the applicable Borrowing Base Asset within thirty (30) days of a Responsible Officer of the Borrower becoming aware of such violation; and (ii) make any prepayment required pursuant to Section 2.12 in connection with such removal and after giving effect to such removal and payment (and the addition of any other Borrowing Base Asset on or prior to such date), the Loan Parties are in compliance with this Section 5.8 .

Section 5.9. Insurance . The Loan Parties will, and will cause each of their Subsidiaries to, (a) maintain with financially sound and reputable insurance companies which are not Affiliates of any Loan Party (i) insurance with respect to its properties and business, and the properties and business of the REIT Guarantor and its Subsidiaries, against loss or damage of the kinds customarily insured against by companies in the same or similar businesses operating in the same or similar locations and (ii) all insurance required to be maintained pursuant to the Collateral Documents, and will, upon request of the Administrative Agent (which request shall be given no more than once in any Fiscal Year, unless an Event of Default has occurred and is continuing), furnish to each Lender a certificate of a Responsible Officer setting forth the nature and extent of all insurance maintained by the Borrower and its Subsidiaries

 

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in accordance with this Section, and (b) at all times cause the Administrative Agent to be named as loss payee or mortgagee, as its interest may appear, and/or additional insured with respect to any insurance procured with respect to the Borrowing Base Assets and each provider of any such insurance shall agree, by endorsement upon the policy or policies issued by it or by independent instruments furnished to the Administrative Agent, that it will give the Administrative Agent thirty (30) days prior written notice (or such shorter period as the applicable insurance provider shall agree) before any such policy or policies shall be canceled; provided that to the extent a Loan Party is unable to comply with the provisions of this Section 5.9 due to a Tenant’s act or omission with respect to any Borrowing Base Asset such violation shall not constitute a Default or Event of Default so long as the Borrower (x) delivers a new Borrowing Base Certificate removing the applicable Borrowing Base Asset within ten (10) Business Days of a Responsible Officer of the Borrower becoming aware of such violation; and (y) make any prepayment required pursuant to Section 2.12 in connection with such removal and after giving effect to such removal and payment (and the addition of any other Borrowing Base Asset on or prior to such date), the Loan Parties are in compliance with this Section 5.9 .

Section 5.10. Use of Proceeds; Margin Regulations . The Borrower shall use the proceeds of any Revolving Borrowing hereunder for general corporate purposes not in contravention of any Requirement of Law or of any Loan Document, including, but not limited to the acquisition of Real Property Assets or companies owning Real Property Assets, funding working capital, dividends and capital expenditures and any other purposes not prohibited by the Loan Documents (it being understood and agreed that no Loan Party shall use such proceeds, whether directly or indirectly, and whether immediately, incidentally or ultimately, to purchase or carry margin stock (within the meaning of Regulation U) or to extend credit to others for the purpose of purchasing or carrying margin stock or to refund indebtedness originally incurred for such purpose). All Letters of Credit will be used for general corporate purposes.

Section 5.11. Casualty and Condemnation . The Loan Parties will, and will cause each of their Subsidiaries to, (a) furnish to the Administrative Agent and the Lenders prompt written notice of any casualty or other insured damage to any material portion of any Collateral or the commencement of any action or preceding for the taking of any material portion of any Collateral or any part thereof or interest therein under power of eminent domain or by condemnation or similar proceeding and (b) ensure that the net cash proceeds of any such event (whether in the form of insurance proceeds, condemnation awards or otherwise) are collected and applied in accordance with the applicable provisions of this Agreement and the Collateral Documents.

Section 5.12. Additional Subsidiaries and Collateral.

(a) As a condition to the inclusion of any Borrowing Base Asset in the Borrowing Base Amount, the REIT Guarantor and the Borrower shall (i) cause (x) the Subsidiary that owns such Borrowing Base Asset (which shall be a Person organized under the laws of any state of the United States or the District of Columbia) to become a Guarantor hereunder and a party to the Security Agreement through the execution and delivery to the Administrative Agent of a Joinder Agreement and (y) each Subsidiary that is not a Loan Party that owns, directly or indirectly, any Capital Stock of any Subsidiary which becomes a guarantor pursuant to clause (x)  above to become a Guarantor hereunder and a party to the Security Agreement through the execution and delivery to the Administrative Agent of a Joinder Agreement (provided that, unless such Subsidiary owns a Borrowing Base Asset, it shall not be required to grant a Lien on, or security interest in, any of its assets or property other than any such Capital Stock of other Subsidiary Loan Parties), in each case under this clause (i) , on or before the date on which a Real Property Asset owned by any such Subsidiary is initially included as a Borrowing Base Asset pursuant to a Borrowing Base Certificate; and (ii) cause each such Subsidiary to deliver such other documentation as the Administrative Agent may reasonably request in connection with the foregoing, including, without

 

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limitation, certified resolutions and other organizational and authorizing documents of such Subsidiary, favorable opinions of counsel to such Subsidiary (which shall cover, among other things, the legality, validity, binding effect and enforceability of the documentation referred to above in a customary manner), all of which shall be reasonably satisfactory to the Administrative Agent. Notwithstanding the foregoing, no Subsidiary may become a Guarantor in accordance with the terms of this clause (a)  unless (x) such Subsidiary is a Subsidiary of the Borrower and (y) the Lenders have received from the Borrower any such documentation and other information requested by the Administrative Agent or any Lender pursuant to Section 10.14 at least three (3) Business Days prior to the proposed effectiveness of such Subsidiary’s agreement to become a Guarantor.

(b) Upon the acquisition, incorporation or other creation of any other direct or indirect Subsidiary of the REIT Guarantor if such Subsidiary is a guarantor or obligor with respect to any Indebtedness permitted pursuant to Section 7.1(c) , the REIT Guarantor and the Borrower shall (i) cause such Subsidiary (and each Subsidiary that is not a Loan Party that owns, directly or indirectly, any Capital Stock of any such Subsidiary) to become a Guarantor hereunder (and if any such Subsidiary owns any Capital Stock of any other Subsidiary Loan Party become a party to the Security Agreement; provided that, unless such Subsidiary owns a Borrowing Base Asset, it shall not be required to grant a Lien on, or security interest in, any of its assets or property other than any such Capital Stock of other Subsidiary Loan Parties) through the execution and delivery to the Administrative Agent of a Joinder Agreement not later than the date such Subsidiary becomes a guarantor with respect to the Senior Notes, and (ii) cause such Subsidiary to deliver such other documentation as the Administrative Agent may reasonably request in connection with the foregoing, including, without limitation, certified resolutions and other organizational and authorizing documents of such Subsidiary, favorable opinions of counsel to such Subsidiary (which shall cover, among other things, the legality, validity, binding effect and enforceability of the documentation referred to above in a customary manner), all of which shall be reasonably satisfactory to the Administrative Agent.

Section 5.13. REIT Status . The REIT Guarantor (a) will, and will cause each of its Subsidiaries to, be organized and operate its business at all times so as to satisfy all requirements necessary to qualify and maintain the REIT Guarantor’s qualification as a REIT, and (b) will maintain adequate records so as to comply with all record-keeping requirements relating to its qualification as a real estate investment trust as required by the Code and applicable regulations of the Department of the Treasury promulgated thereunder and will properly prepare and timely file (taking into account any valid extensions) with the IRS all returns and reports required thereby.

Section 5.14. Further Assurances . The Loan Parties will, and will cause each of their Subsidiaries to, execute any and all further documents, financing statements, agreements and instruments, and take all such further actions (including the filing and recording of financing statements and other documents), which may be required under any applicable Requirement of Law, or which the Administrative Agent or the Required Lenders may reasonably request, to effectuate the transactions contemplated by the Loan Documents or to grant, preserve, protect or perfect the Liens created by the Collateral Documents or the validity or priority of any such Lien, all at the expense of the Loan Parties. The Borrower also agrees to provide to the Administrative Agent, from time to time upon reasonable request, evidence reasonably satisfactory to the Administrative Agent as to the perfection and priority of the Liens created or intended to be created by the Collateral Documents.

Section 5.15. Healthcare Matters .

(a) Without limiting or qualifying Section 5.4, or any other provision of this Agreement, the Loan Parties will, and will cause their applicable Subsidiaries to, be in compliance with all applicable Health Care Laws relating to the operation of such Person’s business, except where the failure to do so, either individually or in the aggregate, could not reasonably be expected to result in a Material Adverse Effect.

 

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(b) Except where the failure to do so or noncompliance could not reasonably be expected to result in a Material Adverse Effect, the Loan Parties will, and will cause each of their Subsidiaries to:

(i) obtain, maintain and preserve, and take all necessary action to timely renew, all Health Care Permits (including, as applicable, Health Care Permits necessary for it to be eligible to receive payment and compensation from and to participate in Medicare, Medicaid or any other third party payors), if any, which are necessary or useful for any Loan Party or Subsidiary thereof to obtain or maintain in the proper conduct of its business;

(ii) solely to the extent applicable to the Loan Parties and their Subsidiaries, be and remain in compliance with all requirements for participation in, and for licensure required to provide the goods or services that are reimbursable under, Medicare, Medicaid and other third party payor programs;

(iii) cause all Licensed Personnel of the Loan Parties, if any, to be in compliance with all applicable Health Care Laws in the performance of their duties to or for the Loan Parties, and to maintain in full force and effect all professional licenses and other Health Care Permits required to perform such duties; and

(iv) keep and maintain all records required to be maintained by any Governmental Authority or otherwise under any Health Care Law applicable to the Loan Parties.

(c) Except where the failure to do so or noncompliance could not reasonably be expected to result in a Material Adverse Effect, the Loan Parties will use commercially reasonable efforts to enforce the obligations of the Tenants under the Facility Lease (other than with respect to any Multi-Tenant Building) with respect to Health Care Laws or Health Care Permits.

(d) The Loan Parties will, and will cause their applicable Subsidiaries to, to the extent required by any Governmental Authority pursuant to applicable Health Care Laws or any agreement, order or decree, maintain a corporate and healthcare regulatory compliance program (“ CCP ”) addressing compliance with all applicable Health Care Laws relating to the operation of the Loan Parties’ and their Subsidiaries’ businesses, to the extent that the failure to do so, either individually or in the aggregate, would reasonably be expected to result in a Material Adverse Effect. Such CCP may include, in each case, to the extent applicable to the Loan Parties’ and their Subsidiaries’ businesses, the following components: (i) standards of conduct and procedures that describe compliance policies regarding applicable Health Care Laws, with an emphasis on prevention of fraud and abuse; (ii) a specific officer within high-level personnel identified as having overall responsibility for compliance with such standards and procedures; (iii) training and education programs which effectively communicate the compliance standards and procedures to employees and agents, including, without limitation, fraud and abuse laws and illegal billing practices; (iv) auditing and monitoring systems and reasonable steps for achieving compliance with such standards and procedures, including, without limitation, publicizing a report system to allow employees and other agents to anonymously report criminal or suspect conduct and potential compliance problems; (v) disciplinary guidelines and consistent enforcement of compliance policies, including, without limitation, discipline of individuals responsible for the failure to detect violations of the CCP; and (vi) mechanisms to appropriately respond to detected violations of the CCP. The Loan Parties will, and will cause their applicable Subsidiaries to, modify such CCPs from time to time, as may be necessary to ensure continuing compliance with all applicable Health Care Laws, to the extent that the failure to do so, either individually or in the aggregate, would reasonably be expected to result in a Material Adverse Effect. Upon request and reasonable prior notice, the Administrative Agent shall be permitted to review any such CCP.

 

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Section 5.16. Environmental Matters .

(a) The Loan Parties will, and will cause their applicable Subsidiaries and the Tenants to, (i) comply with all Environmental Laws in respect of the Borrowing Base Assets except to the extent such non-compliance could not reasonably be expected to create or result in a Material Adverse Effect; and (ii) promptly take all actions necessary to prevent the imposition of any Liens (other than Permitted Encumbrances) on any of the Borrowing Base Assets arising out of or related to any Environmental Laws.

(b) In respect of any Borrowing Base Asset and to the extent the following could reasonably be expected to result in a Material Adverse Effect, if any Loan Party shall (i) receive notice that any violation of any Environmental Law may have been committed by such Person, (ii) receive notice that any administrative or judicial complaint or order has been filed or is about to be filed against any Loan Party alleging violations of any Environmental Law or requiring any such Person to take any action in connection with the release of any Hazardous Materials or (iii) receive any notice from a Governmental Authority or private party alleging that any such Loan Party may be liable or responsible for costs associated with a response to or cleanup of a release of a Hazardous Materials or any damages caused thereby, the Loan Parties shall provide the Administrative Agent with a copy of such notice within ten (10) days after the receipt thereof by such Loan Party.

(c) At the request of the Administrative Agent from time to time, (x) in the event the Administrative Agent has a reasonable basis to believe that Hazardous Materials in a quantity or condition that violates Environmental Laws in any material respect are present on any Borrowing Base Assets or (y) to the extent an Event of Default has occurred and is continuing, the Borrower shall provide to the Administrative Agent within sixty (60) days after such request, at the expense of the Borrower, an environmental site assessment report for any Borrowing Base Asset described in such request (which, in the case of any circumstance described in clause (x), shall be limited to the affected Borrowing Base Asset), prepared by an environmental consulting firm acceptable to the Administrative Agent, indicating the presence or absence of Hazardous Materials and the estimated cost of any compliance or required removal or remedial action in connection with any Hazardous Materials on such Borrowing Base Asset to cause such property to be in compliance with Environmental Laws; without limiting the generality of the foregoing, if the Administrative Agent determines at any time that a material risk exists that any such report will not be provided within the time referred to above, the Administrative Agent may retain an environmental consulting firm to prepare such report at the expense of the Loan Parties, and the Loan Parties hereby grant and agree to cause any Subsidiary that owns any property described in such request to grant at the time of such request to the Administrative Agent, the Lenders, such firm and any agents or representatives thereof an non-exclusive license, subject to the rights of Tenants, to enter onto their respective properties to undertake such an assessment.

Notwithstanding the foregoing, to the extent a Loan Party is unable to comply with the provisions of this Section 5.16 due to a Tenant’s act or omission with respect to any Borrowing Base Asset such violation shall not constitute a Default or Event of Default so long as the Borrower (A) delivers a new Borrowing Base Certificate removing the applicable Borrowing Base Asset within thirty (30) days of a Responsible Officer of the Borrower becoming aware of such violation; and (B) make any prepayment required pursuant to Section 2.12 in connection with such removal and after giving effect to such removal and payment (and the addition of any other Borrowing Base Asset on or prior to such date), the Loan Parties are in compliance with this Section 5.16 .

 

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Section 5.17. Borrowing Base Additions . The Borrower may, at any time after the Closing Date, include additional Real Property Assets as Borrowing Base Assets to the extent the following conditions are satisfied:

(a) such additional Real Property Asset satisfies the requirements set forth in the definition of Borrowing Base Asset, including, without limitation, delivery of each of the Borrowing Base Asset Deliverables with respect thereto; and

(b) such additional Real Property Asset is otherwise acceptable to the Administrative Agent in its reasonable discretion; provided that (i) the Administrative Agent shall use reasonable efforts to approve or disapprove such additional Real Property Asset within ten (10) Business Days after the date on which (A) the Administrative Agent received a written request from the Borrower requesting the addition of such Real Property Asset; (B) all Borrowing Base Asset Deliverables (including, without limitation, Facility Leases, appraisals and environmental reports with respect to such Real Property Asset); and (C) to the extent available to the REIT Guarantor or its Subsidiaries, all reasonably requested information reasonably deemed necessary by the Administrative Agent to confirm compliance with the requirements for such Real Property Asset to be a Borrowing Base Asset have been delivered, and a failure to approve or disapprove the additional Real Property Asset in such ten (10) Business Day period shall be deemed to mean that such additional Real Property Asset has been approved and (ii) to the extent any such additional Real Property Asset is denied approval, the Administrative Agent shall specify the reasons in writing to the Borrower for such denial.

Section 5.18. Borrowing Base Assets.

(a) The Borrower shall deliver to the Administrative Agent, promptly following a Responsible Officer of any Loan Party obtaining knowledge of a Borrowing Base Asset ceasing to qualify as such, a pro forma Borrowing Base Certificate (which certificate shall include an update to the information set forth on Schedule 4.18 ) demonstrating that, upon giving effect to the removal from the calculation of the Borrowing Base Amount of the Borrowing Base Value or Mortgageability Amount (as applicable) attributable to such former Borrowing Base Asset, the Borrowers shall be in compliance with Section 2 hereof.

(b) The Loan Parties shall not include any Real Property Asset as a Borrowing Base Asset on any schedule, Borrowing Base Certificate or Compliance Certificate delivered in connection with this Credit Agreement unless (i) such Real Property Asset meets the definition of Borrowing Base Asset or is a Suspended Borrowing Base Asset (as is specifically identified as such) and Loan Parties have otherwise satisfied the requirements set forth in this Agreement and (ii) such Real Property Asset continues to qualify as a Borrowing Base Asset or is a Suspended Borrowing Base Asset (as is specifically identified as such) as of the date of such inclusion.

Section 5.19. Borrowing Base Leases .

(a) All Borrowing Base Leases (and all renewals thereof) executed after the Closing Date (other than extensions or renewals of existing Material Borrowing Base Leases pursuant to options provided therein and the Ensign Master Leases in each case in accordance with the terms of the applicable Borrowing Base Lease) shall (i) provide for rental rates obtained through arm’s-length negotiations, shall be on commercially reasonable terms, and shall not contain any terms which could reasonably be expected to have a Property Material Adverse Effect; and (ii) provide that such Lease is subordinate to the applicable Mortgage and that the Tenant will attorn to Administrative Agent and any purchaser at a foreclosure sale under the Mortgage (and the Administrative Agent shall enter into an SNDA with respect

 

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thereto). Each Loan Party that has entered into a Borrowing Base Lease: (A) shall not collect any of Rent (as defined in the Mortgage) under such Lease more than one (1) month in advance (other than security deposits); (B) shall not execute any other assignment of lessor’s interest in such Lease or the Rent thereunder other than the Mortgage (or an assignment of leases in favor of Administrative Agent); (C) shall promptly furnish Administrative Agent with a copy of such Borrowing Base Lease (other than leases of Multi-Tenant Buildings) upon execution thereof; (D) shall observe and perform the material obligations imposed upon the lessor under such Leases in a commercially reasonable manner; and (E) enforce the obligations of the lessee thereunder to be observed or performed in a commercially reasonable manner that does not result in any Property Material Adverse Effect.

(b) With respect to the Material Borrowing Base Leases (i) any such Leases executed after the Closing Date (other than extensions or renewals of existing Material Borrowing Base Leases pursuant to options provided therein and the Ensign Master Leases in each case in accordance with the terms of the applicable Borrowing Base Lease), shall be subject to the prior approval of the Administrative Agent and the Required Lenders (in any case, not to be unreasonably withheld or delayed); (ii) without the requirement of the prior approval of Administrative Agent or the Required Lenders, the applicable Loan Party may make non-material Modifications to any such Lease, in a commercially reasonable manner and in a manner that does not result in any Property Material Adverse Effect; (iii) the applicable Loan Party shall not make any material Modifications to any such Lease without the prior written approval of Administrative Agent, and, in the case of a material Modification to a material economic term of any such Lease, the approval of the Required Lenders (in any case, not to be unreasonably withheld or delayed); and (iv) the applicable Loan Party shall not terminate any such Lease (or remove any Borrowing Base Asset from any such Lease that is a master lease) or accept a surrender of any such Lease (or accept a removal of any Borrowing Base Asset from any such Lease that is a master lease) except (x) with the prior written consent of Administrative Agent not to be unreasonably withheld or (y) following an event of default under any such Lease, in connection with the exercise of remedies if the applicable Loan Party has a replacement Tenant that will qualify as an Eligible Tenant which is prepared to enter into a Borrowing Base Lease in accordance with this Section 5.19 with respect to such Borrowing Base Asset ( provided , however , that immediately upon any such termination or surrender, the applicable Real Property Asset shall no longer constitute a Borrowing Base Asset unless the applicable Loan Party has entered into a replacement Material Lease in accordance with this Section 5.19 ); provided that, notwithstanding anything to the contrary in the Loan Documents, the inclusion of any Suspended Borrowing Base Asset as a Borrowing Base Asset on any schedule, Borrowing Base Certificate or Compliance Certificate shall not constitute a violation of this Section 5.19 or any other provision of this Agreement or any other Loan Documents, so long as such Suspended Borrowing Base Asset is identified as such.

(c) The Loan Parties will, and will cause their Subsidiaries to, cause each Tenant with respect to each Borrowing Base Asset (other than a Multi-Tenant Building or a Subsidiary Operated Facility) to deliver each quarterly or annual financial statement of such Tenant or the parent company of such Tenant required to be delivered pursuant to the applicable Borrowing Base Lease; provided that the failure of a Tenant to deliver any such financial statement shall not constitute a Default or Event of Default so long as the Borrower (i) delivers a new Borrowing Base Certificate removing the applicable Borrowing Base Asset within ten (10) Business Days of a Responsible Officer of the Borrower becoming aware of such violation; and (ii) makes any prepayment required pursuant to Section 2.12 in connection with such removal and after giving effect to such removal and payment (and the addition of any other Borrowing Base Asset on or prior to such date), the Loan Parties are in compliance with this Section 5.19(c) .

 

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Section 5.20. Borrowing Base Certificates . A Responsible Officer of the REIT Guarantor or the Borrower shall deliver an updated Borrowing Base Certificate upon (a) any amendment to any Borrowing Base Lease (other than Leases with respect to Multi-Tenant Buildings) to the extent permitted by Section 7.13 hereof and (b) any material casualty or condemnation event, in either case, to the extent that such amendment or casualty event or condemnation event has caused, or could reasonably be expected to cause such Real Property Asset to cease to qualify as a Borrowing Base Asset.

Section 5.21. Eligible Ground Leases . With respect to any Eligible Ground Lease related to any Borrowing Base Asset, the Loan Parties will, and will cause their Subsidiaries to, for so long as such Eligible Ground Lease is related to a Borrowing Base Asset:

(a) (i) pay all rents, additional rents and other sums required to be paid by the applicable Loan Party, as tenant under and pursuant to the provisions of the Eligible Ground Lease as and when such rent or other sums are due and payable; (ii) promptly and faithfully observe, perform and comply with all the material terms, covenants and provisions of the Eligible Ground Leases on its part to be observed, performed and complied with, at the times set forth therein and to do all things necessary to preserve unimpaired its material rights thereunder; (iii) not do, permit, suffer or refrain from doing anything, the result of which could be a material default under any of the terms thereof beyond the giving of any required notice and the expiration of any applicable cure period or a breach of any of the terms thereof (it being agreed that any default that would permit any party thereto other than the applicable Loan Party to terminate its operating covenant shall be deemed to be material); (iv) not cancel, surrender, or Modify any of the material terms thereof and not to release any party thereto (other than the applicable Loan Party) from any material obligation imposed upon it thereby; and (v) give the Administrative Agent prompt written notice of any material default by anyone thereunder of which the applicable Loan Party becomes aware and promptly deliver to the Administrative Agent copies of each notice of material default.

(b) Except as otherwise provided in this Agreement (including but not limited to clause (d)  below), with respect to any Borrowing Base Asset that is the subject of an Eligible Ground Lease, the applicable Loan Party shall not, without the prior consent of the Administrative Agent, surrender the leasehold estate created by such Eligible Ground Lease or terminate or cancel such Eligible Ground Lease or Modify such Eligible Ground Lease, in any material respect, either orally or in writing, and the applicable Loan Party hereby assigns to Administrative Agent, as further security for the payment and performance of the Obligations, its right as tenant under the Eligible Ground Lease, to surrender the leasehold estate created by the Eligible Ground Lease or to terminate, cancel, or Modify the Eligible Ground Lease in any material respect, and any such action without the prior consent of Administrative Agent shall be void and of no force and effect. If the applicable Loan Party shall default in the performance or observance of any material term, covenant or condition of such Eligible Ground Lease on the part of the applicable Loan Party, as tenant thereunder, to be performed or observed, then, without limiting the generality of the other provisions of the Mortgage and this Agreement and without waiving or releasing the applicable Loan Party from any of its obligations hereunder or under any other Loan Document, Administrative Agent shall have the right, but shall be under no obligation, to pay any sums and to perform any act or take any action as may be appropriate to cause all of the material terms, covenants and conditions of the Eligible Ground Lease on the part of the applicable Loan Party, as tenant thereunder, to be performed or observed or to be promptly performed or observed on behalf of the applicable Loan Party, to the end that the rights of the applicable Loan Party in, to and under such Eligible Ground Lease shall be kept unimpaired as a result thereof and free from default, even though the existence of such event of default or the nature thereof be questioned or denied by the applicable Loan Party or by any party on behalf of the applicable Loan Party.

(c) If the Administrative Agent shall make any payment or perform any act or take action in accordance with the preceding clause (b) , the Administrative Agent will promptly notify the applicable Loan Party of the making of any such payment, the performance of any such act, or the taking

 

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of any such action. In any such event, subject to the rights of tenants, subtenants and other occupants under the Facility Leases or of parties to any of the reciprocal easement agreements, the Administrative Agent and any Person designated as the Administrative Agent’s agent by the Administrative Agent shall have, and are hereby granted, the right to peaceably enter upon the Real Property Asset at any reasonable time, on reasonable notice for the purpose of taking any such action. The Administrative Agent may pay and expend such sums of money as the Administrative Agent deems necessary for any such purpose and upon so doing shall be subrogated to any and all rights of the landlord under the Eligible Ground Lease. The REIT Guarantor and the Borrower hereby agree to pay to the Administrative Agent within five (5) Business Days after demand, all such sums so paid and expended by the Administrative Agent, together with interest thereon from the day of such payment at the interest rate then applicable to Revolving Loans. All sums so paid and expended by the Administrative Agent and the interest thereon shall be secured by the legal operation and effect of the Mortgage and the other Collateral Documents. If the ground lessor under the Eligible Ground Lease shall deliver to the Administrative Agent a copy of any notice of default sent by said ground lessor to the applicable Loan Party, as tenant under the Eligible Ground Lease, such notice shall constitute full protection to the Administrative Agent for any action taken or omitted to be taken by the Administrative Agent in reliance thereon.

(d) The applicable Loan Party shall exercise each individual option, if any, to extend or renew the term of the Eligible Ground Lease with respect to a Borrowing Base Asset with a term that expires less than ten (10) years after the then-existing latest Maturity Date, after giving effect to the exercise of the extension option pursuant to Section 2.5 , upon demand (the “ Extension Demand ”) by the Administrative Agent made at any time within one (1) year of the last day upon which any such option may be exercised, and if the applicable Loan Party shall fail to exercise such option at such time, the applicable Loan Party hereby expressly authorizes and appoints the Administrative Agent its attorney-in-fact to exercise any such option in the name of and upon behalf of the applicable Loan Party, which power of attorney shall be irrevocable and shall be deemed to be coupled with an interest; provided that the applicable Loan Party shall not be required to exercise such option, and the Administrative Agent will not exercise such option, so long as the Borrower (i) delivers a new Borrowing Base Certificate removing the applicable Borrowing Base Asset on or prior to the date that is the later of (x) the date on which such extension option may be exercised and (y) ten (10) Business Days after delivery by the Administrative Agent of the Extension Demand; and (ii) makes any prepayment required pursuant to Section 2.12 in connection with such removal (determined after giving effect to the addition of any other Borrowing Base Asset on or prior to such date). The applicable Loan Party shall not subordinate or consent to the subordination of the Eligible Ground Lease to any mortgage, security deed, lease or other interest on or in the landlord’s interest in all or any part of the Real Property Asset, except as required under the terms of such Eligible Ground Lease, unless, in each such case, the written consent of the Administrative Agent shall have been first had and obtained, which approval shall not unreasonably be withheld.

(e) So long as any portion of the Obligations shall remain unpaid, unless the Administrative Agent shall otherwise consent, the fee title to that portion of the Mortgaged Property subject to the Eligible Ground Lease and the leasehold estate therein created pursuant to the provisions of the Eligible Ground Lease shall not merge but shall always be kept separate and distinct, notwithstanding the union of such estates in the applicable Loan Party, the Administrative Agent, or in any other person by purchase, operation of law or otherwise. The Administrative Agent reserves the right, at any time, to release portions of the Mortgaged Property, including, but not limited to, the leasehold estate created by the Eligible Ground Lease, with or without consideration, at the Administrative Agent’s election, without waiving or affecting any of its rights hereunder or under the other Loan Documents, and any such release shall not affect the Administrative Agent’s rights in connection with the portion of the Mortgaged Property not so released.

 

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(f) In the event that the applicable Loan Party, so long as any portion of the Obligations remains unpaid, shall be the owner and holder of the fee title to that portion of the Mortgaged Property subject to the Eligible Ground Lease, the Lien of the Mortgage shall be spread to cover the applicable Loan Party’s fee title to such portion of the Mortgaged Property and said fee title shall be deemed to be included in the Mortgaged Property and no consent of the Administrative Agent is required for the applicable Loan Party to acquire fee title to that portion of the Mortgaged Property subject to the Eligible Ground Lease. The applicable Loan Party agrees, at its sole cost and expense, including without limitation the Administrative Agent’s reasonable attorneys’ fees, to (i) execute any and all documents or instruments necessary to subject its fee title to such portion of the Mortgaged Property to the lien of the Mortgage; and (ii) provide a title insurance policy which shall insure that the lien of the Mortgage is a first priority lien (subject to Permitted Encumbrances) on the applicable Loan Party’s fee title to such portion of the Mortgaged Property. Notwithstanding the foregoing, if the Eligible Ground Lease is for any reason whatsoever terminated prior to the natural expiration of its term, and if, pursuant to any provisions of the Eligible Ground Lease or otherwise, the Administrative Agent or its designee shall acquire from the landlord thereunder another lease of the Mortgaged Property, the applicable Loan Party shall have no right, title or interest in or to such other lease or the leasehold estate created thereby so long as any part of the Obligations remains unpaid.

(g) (i) In the event of the rejection or disaffirmance of the Eligible Ground Lease by the landlord thereunder pursuant to the Bankruptcy Code or any other law affecting creditor’s rights, (A) the applicable Loan Party, promptly after obtaining notice thereof, shall give notice thereof to the Administrative Agent, (B) the applicable Loan Party, without the prior written consent of the Administrative Agent, shall not elect to treat the Eligible Ground Lease as terminated pursuant to Section 365(h) of the Bankruptcy Code or any comparable federal or state statute or law, and any election by the applicable Loan Party made without such consent shall be void, (C) the Mortgage and all the Liens, terms, covenants and conditions of the Mortgage shall extend to and cover the applicable Loan Party’s possessory rights under Section 365(h) of the Bankruptcy Code and to any claim for damages due to the rejection of the Eligible Ground Lease or other termination of the Eligible Ground Lease, and (D) the applicable Loan Party hereby assigns to the Administrative Agent, for so long as such Eligible Ground Lease is related to a Borrowing Base Asset, the applicable Loan Party’s rights to treat the Eligible Ground Lease as terminated pursuant to Section 365(h) of the Bankruptcy Code and to offset rents under the Eligible Ground Lease in the event any case, proceeding or other action is commenced by or against the landlord under the Bankruptcy Code or any comparable federal or state statute or law, provided that the Administrative Agent shall not exercise such rights and shall permit the applicable Loan Party to exercise such rights with the prior written consent of the Administrative Agent, not to be unreasonably withheld, conditioned or delayed, unless an Event of Default shall have occurred and be continuing; (ii) the applicable Loan Party hereby assigns to the Administrative Agent, for so long as such Eligible Ground Lease is related to a Borrowing Base Asset, the applicable Loan Party’s right to seek an extension of the sixty (60)-day period within which the applicable Loan Party must accept or reject the Eligible Ground Lease under Section 365 of the Bankruptcy Code or any comparable federal or state statute or law with respect to any case, proceeding or other action commenced by or against the applicable Loan Party under the Bankruptcy Code or comparable federal or state statute or law, provided the Administrative Agent shall not exercise such right, and shall permit the applicable Loan Party to exercise such right with the prior written consent of Administrative Agent, not to be unreasonably withheld, unless an Event of Default shall have occurred and be continuing; (iii) if the applicable Loan Party shall desire to so reject the Eligible Ground Lease, at the Administrative Agent’s request, to the extent not prohibited by the terms of the Eligible Ground Lease and applicable law, the applicable Loan Party shall assign its interest in the Eligible Ground Lease to the Administrative Agent in lieu of rejecting such Eligible Ground Lease as described above, upon receipt by the applicable Loan Party of written notice from the Administrative Agent of such request; (iv) the applicable Loan Party hereby agrees that if the Eligible Ground Lease is terminated for any reason in the event of the rejection or disaffirmance of the Eligible Ground Lease

 

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pursuant to the Bankruptcy Code or any other law affecting creditor’s rights, any property of the applicable Loan Party not removed from the Mortgaged Property by the applicable Loan Party as permitted or required by the Eligible Ground Lease, shall at the option of the Administrative Agent be deemed abandoned by the applicable Loan Party, provided that the Administrative Agent may remove any such property required to be removed by the applicable Loan Party pursuant to the Eligible Ground Lease and all reasonable out-of-pocket costs and expenses associated with such removal shall be paid by the applicable Loan Party within five (5) Business Days of receipt by the applicable Loan Party of an invoice for such removal costs and expenses.

Section 5.22. Appraisal Information . With respect to each Appraisal for a Borrowing Base Asset requested pursuant to Section 10.17 , the Borrower shall provide all information reasonably requested by the applicable appraiser.

Section 5.23. Spin-Off Transaction .

(a) Within three (3) Business Days following the Closing Date, the REIT Guarantor and the Borrower will cause Ensign to effect the Spin-Off Transaction.

(b) Within three (3) Business Days following the Closing Date, the Administrative Agent shall have received a copy of each Ensign Master Lease duly executed by the parties thereto and an officer’s certificate of the Borrower certifying that (i) the Spin-Off Dividend has been effected and (ii) each Ensign Master Lease is in full force and effect as of such date of delivery.

Section 5.24. GE Mortgage Indebtedness Extension Option . The Loan Parties will, or will cause the applicable Subsidiaries, to (i) deliver to the Administrative Agent, not later than ninety (90) days prior to the then maturity date of the Indebtedness permitted pursuant to Section 7.1(d) with respect to which such extension option is being exercised, notice that the applicable Subsidiary intends to exercise such extension option or intends to cause, not later than thirty (30) days prior to the then maturity date of the Indebtedness with respect to which such extension option is being exercised, the aggregate principal amount of the Indebtedness that is outstanding under Section 7.1(d) not to exceed $50,000,000 and (ii) actually exercise each extension option under any Indebtedness permitted pursuant to Section 7.1(d) , in each case not later than thirty (30) days prior to the then maturity date of the Indebtedness with respect to which such extension option is being exercised; provided that no Loan Party or Subsidiary shall be required to deliver any notice or exercise any extension option under this Section 5.24 if, as of the date such notice would otherwise be required to be delivered or such extension options would otherwise be required to be exercised, as applicable, either (a) the aggregate principal amount of the Indebtedness that is outstanding under Section 7.1(d) does not exceed $50,000,000 or (b) the outstanding principal amount of the Indebtedness outstanding under Section 7.1(d) that has a maturity date that is less than 180 days after the later of the Revolving Commitment Termination Date and the Maturity Date is less than $50,000,000. Notwithstanding anything to the contrary herein, the delivery by any Subsidiary of the notice delivered pursuant to clause (i) of this Section shall not constitute a binding obligation of Subsidiary to exercise such extension option or repay such Indebtedness, and any such obligation shall arise solely under clause (ii) of this Section.

Section 5.25. Post-Closing Matters . The Loan Parties will, and will cause each Subsidiary to, satisfy the requirements set forth on Schedule 5.25 on or before the date specified for such requirement or such later date as agreed to by the Administrative Agent in its sole discretion.

 

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ARTICLE VI

FINANCIAL COVENANTS

The Loan Parties covenant and agree that until Payment in Full of the Obligations:

Section 6.1. Consolidated Leverage Ratio . The Loan Parties shall cause the Consolidated Leverage Ratio, as of the last day of each Fiscal Quarter (commencing with the Fiscal Quarter ending on September 30, 2014), to be less than sixty percent (60%).

Section 6.2. Consolidated Fixed Charge Coverage Ratio . The Loan Parties shall cause the Consolidated Fixed Charge Coverage Ratio for the Measurement Period with respect to each Fiscal Quarter (commencing with the Fiscal Quarter ending on September 30, 2014) to be equal to or greater than 1.75 to 1.00.

Section 6.3. Consolidated Tangible Net Worth . The Loan Parties shall cause the Consolidated Tangible Net Worth as of the last day of each Fiscal Quarter (commencing with the Fiscal Quarter ending on September 30, 2014) to be equal to or greater than the sum of (i) $140,460,750 plus (ii) an amount equal to seventy-five percent (75%) of the net cash proceeds received by the REIT Guarantor from any issuance or sale of shares of its Capital Stock (other than Convertible Indebtedness and any Permitted Warrant Transactions) during the period following the Closing Date and ending as of the last day of the Fiscal Quarter for which such calculation is being performed

Section 6.4. Distribution Limitation . The Loan Parties shall cause the aggregate cash distributions to the REIT Guarantor’s shareholders made by the REIT Guarantor during the Applicable Distribution Period to not exceed ninety-five percent (95%) of the aggregate cumulative Adjusted Funds From Operations accrued on and after the Closing Date and through such Applicable Distribution Period (or such greater amount as is required for the REIT Guarantor to maintain REIT status or to avoid any excise tax and income tax imposed on the REIT Guarantor) (it being understood that, notwithstanding anything to the contrary contained in this Section 6.4 , the REIT Guarantor may (a) distribute to the REIT Guarantor’s shareholders any and all cash proceeds received by the REIT Guarantor or the Borrower in connection with any issuance or sale of shares of Capital Stock of the REIT Guarantor (other than Convertible Indebtedness) and (b) make unlimited distributions to the REIT Guarantor’s shareholders payable solely in the form of common stock of the REIT Guarantor); provided that no such cash distribution will be permitted so long as any Event of Default under Section 8.1(a) or (b)  or, with respect to the REIT Guarantor or the Borrower, Section 8.1(g) , (h)  or (i)  has occurred and is continuing.

Section 6.5. Secured Debt . The Loan Parties shall cause the aggregate principal amount of all Secured Debt (other than Indebtedness pursuant to the Loan Documents) as of the last day of each Fiscal Quarter (commencing with the Fiscal Quarter ending on September 30, 2014) to be less than or equal to twenty-five percent (25.0%) of the Consolidated Total Asset Value.

Section 6.6. Recourse Debt . The Loan Parties shall cause the aggregate principal amount of all Recourse Debt (other than Indebtedness pursuant to the Loan Documents and the GE Mortgage Indebtedness) as of the last day of each Fiscal Quarter (commencing with the Fiscal Quarter ending on September 30, 2014) to be less than or equal to seven percent (7.0%) of the Consolidated Total Asset Value.

 

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ARTICLE VII

NEGATIVE COVENANTS

The Loan Parties covenant and agree that until Payment in Full of the Obligations:

Section 7.1. Indebtedness and Preferred Equity . The Loan Parties will not, and will not permit any of their Subsidiaries to, create, incur, assume or suffer to exist any Indebtedness, except:

(a) Indebtedness created pursuant to the Loan Documents;

(b) Indebtedness of the Loan Parties and their Subsidiaries existing on the date hereof and set forth on Schedule 7.1 and Permitted Refinancing Indebtedness with respect thereto;

(c) Indebtedness of the Loan Parties with respect to the Senior Notes in an aggregate principal amount not to exceed $260,000,000 at any one time outstanding and Permitted Refinancing Indebtedness in respect thereof;

(d) the GE Mortgage Indebtedness in an aggregate principal not to exceed $99,600,000 at any one time outstanding (including Guarantees thereof by the REIT Guarantor);

(e) Indebtedness of the Borrower or any of its Subsidiaries incurred to finance the acquisition, construction or improvement of any fixed or capital assets, including Capital Lease Obligations (it being understood that the completion of the construction or development of additional beds at existing facilities or new facilities shall constitute the acquisition of property), and any Indebtedness assumed in connection with the acquisition of any such assets or secured by a Lien on any such assets ( provided that such Indebtedness is incurred prior to or within 90 days after such acquisition or the completion of such construction or improvements), and extensions, renewals, refinancings or replacements of any such Indebtedness that do not increase the outstanding principal amount thereof (immediately prior to giving effect to such extension, renewal, refinancing or replacement other than in an amount not to exceed unpaid interest and fees and expenses incurred in connection therewith) or shorten the maturity or the weighted average life thereof; provided that the aggregate principal amount of such Indebtedness does not exceed $20,000,000 at any one time outstanding;

(f) Indebtedness among the Loan Parties and their Subsidiaries; provided that any such Indebtedness that is owed to a Loan Party by a Subsidiary that is not a Loan Party must be permitted pursuant to Section 7.4 (other than Section 7.4(d) );

(g) Guarantees by the REIT Guarantor or any of its Subsidiaries of Indebtedness otherwise permitted to be incurred by the REIT Guarantor or any of its Subsidiaries under this Section 7.1 ; provided that any such Guarantee by a Loan Party for the benefit of a Subsidiary that is not a Loan Party shall be subject to Section 7.4 (other than Section 7.4(d) );

(h) [reserved];

(i) Hedging Obligations permitted by Section 7.10 ;

(j) Secured Debt, whether incurred or assumed in connection with any Acquisition or otherwise; provided that after immediately giving effect thereto and to any Acquisition consummated after the end of the most recent Fiscal Quarter for which financial statements have been delivered pursuant to Section 5.1(a) or (b)  and on or prior to such date (or, prior to the initial such delivery, after the Closing Date), the Loan Parties are in compliance with the Financial Covenants on a pro forma basis ( provided that, notwithstanding anything in Article VI to the contrary, for purposes of this clause (j) , such Financial Covenants shall be deemed to apply to periods from the Closing Date to September 30, 2014);

(k) other unsecured Indebtedness; provided that, immediately after giving effect thereto and to any Acquisition consummated after the end of the most recent Fiscal Quarter for which financial statements have been delivered pursuant to Section 5.1(a) or (b)  and on or prior to such date (or,

 

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prior to the initial such delivery, after the Closing Date), the Loan Parties are in compliance with the Financial Covenants on a pro forma basis ( provided that, notwithstanding anything in Article IV to the contrary, for purposes of this clause (k)  such Financial Covenants shall be deemed to apply to periods from the Closing Date to September 30, 2014); provided that the aggregate principal amount of all Indebtedness outstanding pursuant to this clause (k)  that matures prior to the date that is 180 days after the latest Maturity Date, after giving effect to the exercise of the extension option pursuant to Section 2.5 , shall not exceed five percent (5.0%) of the Consolidated Total Asset Value (other than, in the case of any Maturity Date established pursuant to Section 2.27 , any Indebtedness that matures prior to the date that is one hundred eighty (180) days after such Maturity Date that exists at the time of the effectiveness of the applicable Extended Facility Amendment);

(l) Indebtedness in respect of workers’ compensation claims, self-insurance obligations, performance bonds, surety appeal or similar bonds, completion guarantees and letters of credit arising in the ordinary course of its business;

(m) cash management obligations and other Indebtedness in respect of netting services, automatic clearing house arrangements, overdraft protections and similar arrangements in each case in connection with deposit accounts incurred in the ordinary course;

(n) Indebtedness arising in connection with endorsement of instruments for deposit in the ordinary course of business; and

(o) Indebtedness consisting of the financing of insurance premiums in the ordinary course of business.

The Loan Parties will not, and will not permit any Subsidiary to, issue any preferred stock or other preferred equity interest that (i) matures or is mandatorily redeemable pursuant to a sinking fund obligation or otherwise (except to the extent such maturity or redemption may be satisfied, at the option of the REIT Guarantor or such Subsidiary, as the case may be, with the issuance of or exchange for Capital Stock or the REIT Guarantor or any of its Subsidiaries), (ii) is or may become redeemable or repurchaseable by such Loan Party or such Subsidiary at the option of the holder thereof, in whole or in part (excluding any such option which the REIT Guarantor or any of its Subsidiaries may be satisfied, at the option of the REIT Guarantor or such Subsidiary, as the case may be, with the issuance of or exchange for Capital Stock of the REIT Guarantor), or (iii) is convertible or exchangeable at the option of the holder thereof for Indebtedness or preferred stock or any other preferred equity interest described in this paragraph (other than any preferred stock or any other preferred equity interest which the REIT Guarantor or any of its Subsidiaries will satisfy with the issuance of or exchange for Capital Stock of the REIT Guarantor or the Borrower), on or prior to, in the case of clause (i), (ii) or (iii), the date that is 180 days after the later of the then latest Revolving Commitment Termination Date and the then latest Maturity Date, after giving effect to the exercise of the extension option pursuant to Section 2.5 , in effect at the time such preferred stock or other preferred equity interest is issued.

Section 7.2. Liens . The Loan Parties will not, and will not permit any of their Subsidiaries to, create, incur, assume or suffer to exist any Lien on any of its assets or property now owned or hereafter acquired, except:

(a) Liens created pursuant to the Loan Documents;

(b) Permitted Encumbrances;

(c) customary rights of set-off, revocation, refund or chargeback under deposit agreements or under the Uniform Commercial Code or common law of banks or other financial institutions where the Borrower or any of its Subsidiaries maintains deposits (other than deposits intended as cash collateral) in the ordinary course of business;

 

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(d) judgment and attachment liens (and surety bonds related thereto) not giving rise to an Event of Default or Liens created by or existing from any litigation or legal proceeding that are currently being contested in good faith by appropriate proceedings with respect to which adequate reserves are being maintained in accordance with GAAP;

(e) Liens on any property or asset of the Loans Parties or any of their Subsidiaries existing on the date hereof and set forth on Schedule 7.2 ;

(f) purchase money Liens upon or in any fixed or capital assets to secure the purchase price or the cost of construction or improvement of such fixed or capital assets or to secure Indebtedness incurred solely for the purpose of financing the acquisition, construction or improvement of such fixed or capital assets (including Liens securing any Capital Lease Obligations); provided that (i) any such Lien secures Indebtedness permitted by Section 7.1(e ), (ii) any such Lien attaches to such asset concurrently or within 90 days after the acquisition or the completion of the construction or improvements thereof (or, in the case of an extension, refinancing, replacement or renewal, at the time of such extension, refinancing, replacement or renewal), (iii) any such Lien does not extend to any other asset other than accessions to such asset and reasonable extensions of such asset, including cash revenues generated by, or derived from, such asset and other than proceeds of such Indebtedness pending disbursement, and (iv) the Indebtedness secured thereby does not exceed the cost (including interest costs) of acquiring, constructing or improving such fixed or capital assets;

(g) Liens on any property or asset of the Loans Parties or any of their Subsidiaries (other than Borrowing Base Assets) securing Indebtedness permitted pursuant to Section 7.1(d) or (j)  and, with respect to any such Indebtedness, Hedging Obligations entered into in connection with such Indebtedness and secured by the same collateral as such Indebtedness;

(h) Liens arising by virtue of deposits made in the ordinary course of business to secure liability for premiums to insurance carriers; and

(i) deposits to secure the performance of bids, trade contracts, leases and licenses, statutory obligations, surety bonds (other than bonds related to judgments or litigations), performance bonds and other obligations of a like nature incurred in the ordinary course of business;

(j) Liens arising out of conditional sale, title retention, consignment or similar arrangements for the sale of goods not prohibited by this Agreement and entered into by the REIT Guarantor or any of its Subsidiaries in the ordinary course of business;

(k) Liens on cash and Permitted Investments deposited to discharge, redeem or defease Indebtedness that was permitted to so be repaid;

(l) (i) Liens solely on any cash earnest money deposits made by the REIT Guarantor or any of its Subsidiaries and (ii) restrictions on transfers of assets that are subject to sale or transfer pursuant to purchase and sale arrangements, in each case under this clause (l) in connection with any letter of intent or purchase agreement in respect of an Acquisition, Investment or Disposition permitted by this Agreement;

(m) licenses and sub-licenses of Intellectual Property in the ordinary course of business;

 

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(n) Liens on or in any fixed or capital assets to secure the purchase price or the cost of construction or improvement of such fixed or capital assets or to secure Indebtedness incurred solely for the purpose of financing the acquisition, construction or improvement of such fixed or capital assets (including Liens securing any Capital Lease Obligations); provided that (i) any such Lien secures Indebtedness permitted by Section 7.1(e ), (ii) any such Lien attaches to such asset concurrently or within ninety (90) days after the acquisition or the completion of the construction or improvements thereof (or, in the case of an extension, refinancing, replacement or renewal, at the time of such extension, refinancing, replacement or renewal), (iii) any such Lien does not extend to any other asset other than accessions to such asset and reasonable extensions of such asset, including cash reserves generated by, or derived from, such asset and other than cash used to fund such Indebtedness pending disbursement, and (iv) the Indebtedness secured thereby does not exceed the cost (including interest costs) of acquiring, constructing or improving such fixed or capital assets;

(o) in the case of any non-Wholly Owned Subsidiary, any put and call arrangements or restrictions on Disposition related to its Capital Stock set forth in its organizational documents or any related joint venture or similar agreement;

(p) Liens on insurance policies and proceeds and premiums thereof or related thereto, securing Indebtedness permitted under Section 7.1(o) ; and

(q) extensions, renewals, or replacements of any Lien referred to in subsections (e)  and (f)  of this Section; provided that the principal amount of the Indebtedness secured thereby is not increased (other than in an amount not to exceed unpaid interest and fees, and expenses incurred in connection therewith) and that any such extension, renewal or replacement is limited to the assets originally encumbered thereby.

Section 7.3. Fundamental Changes . The Loan Parties will not, and will not permit any of their Subsidiaries to, merge into or consolidate into any other Person, or permit any other Person to merge into or consolidate with it, or sell, lease, transfer or otherwise dispose of (in a single transaction or a series of transactions) all or substantially all of the assets of the REIT Guarantor and its Subsidiaries, taken as a whole (in each case, whether now owned or hereafter acquired) (in each case, whether now owned or hereafter acquired) or liquidate or dissolve; provided that if, at the time thereof and immediately after giving effect thereto, no Default or Event of Default shall have occurred and be continuing, (a) the REIT Guarantor may merge or consolidate with any Subsidiary (other than the Borrower) if the REIT Guarantor is the surviving Person; (b) the Borrower may merge or consolidate with any Subsidiary if the Borrower is the surviving Person; (c) any Subsidiary may merge or consolidate with any other Subsidiary, provided that (i) if any Subsidiary party to such merger or consolidation is a Secured Loan Party, then either a Secured Loan Party is the surviving Person or the surviving Person immediately becomes a Secured Loan Party; or (ii) if no Subsidiary party to such merger or consolidation is a Secured Loan Party and any Subsidiary party to such merger or consolidation is a Loan Party, then a Loan Party is the surviving Person or the surviving Person immediately becomes a Loan Party; (d) any Subsidiary may sell, transfer, lease or otherwise dispose of all or substantially all of its assets to the Borrower or to another Subsidiary Loan Party; provided that (ii) if the transferor Subsidiary is a Secured Loan Party, then the transferee must be the Borrower or a Secured Loan Party and (ii) if the transferor Subsidiary is a Loan Party that is not a Secured Loan Party, then the transferee must be the Borrower or a Loan Party; (e) any Subsidiary (other than a Secured Loan Party) may liquidate or dissolve if the Borrower determines in good faith that such liquidation or dissolution is in the best interests of the Borrower and is not materially disadvantageous to the Lenders; and (f) any Subsidiary may merge or consolidate in connection with the consummation of any Acquisition or other Investment permitted by Section 7.4 or a Disposition permitted by Section 7.6 ; provided that (i) if such Subsidiary is a Secured Loan Party, then, unless such merger or consolidation is in connection with a permitted Disposition, either a Secured Loan Party is the surviving Person or the

 

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surviving Person immediately becomes a Secured Loan Party; or (ii) if such Subsidiary is a Loan Party but not a Secured Loan Party,

then, unless such merger or consolidation is in connection with a permitted Disposition, a Loan Party is the surviving Person or the surviving Person immediately becomes a Loan Party;

Section 7.4. Investments, Loans . The Loan Parties will not, and will not permit any of their Subsidiaries to, purchase, hold or acquire (including pursuant to any merger with any Person that was not a wholly owned Subsidiary prior to such merger) any Capital Stock, evidence of Indebtedness or other securities (including any option, warrant, or other right to acquire any of the foregoing) of, make or permit to exist any loans or advances to, Guarantee any obligations of, or make or permit to exist any investment or any other interest in, any other Person (all of the foregoing being collectively called “ Investments ”), or purchase or otherwise acquire (in one transaction or a series of transactions) any assets of any other Person that constitute a business unit, except:

(a) cash and Permitted Investments;

(b) Investments (other than Permitted Investments) existing on the date hereof and set forth on Schedule 7.4 (including Investments in Subsidiaries existing on the Closing Date);

(c) Investments by (i) the REIT Guarantor or any Subsidiary in any Loan Party; or (ii) any Subsidiary that is not a Loan Party in any other Subsidiary that is not a Loan Party;

(d) Guarantees by the REIT Guarantor and its Subsidiaries constituting Indebtedness permitted by Section 7.1 ;

(e) Acquisitions of personal property in the ordinary course of business to the extent required to continue to operate the Loan Parties’ businesses permitted pursuant to Section 7.13 ;

(f) Investments in Real Property Assets or in the Capital Stock of any Person that owns or leases Real Property Assets; provided that any Investments other than Real Property Assets owned or held by any such Person must be permitted pursuant to another provision of this Section 7.4 ;

(g) (i) payroll, travel and similar advances to cover matters that are expected at the time of such advances ultimately to be treated as expenses in accordance with GAAP and (ii) moving, entertainment and travel expenses, drawing accounts and similar expenditures made to officers, directors and employees in the ordinary course of business not to exceed $2,000,000 in the aggregate at any time outstanding;

(h) Investments received in satisfaction of judgments or in settlements of debt or compromises of obligations incurred in the ordinary course of business;

(i) any Investment consisting of prepaid expenses, negotiable instruments held for collection and lease, endorsements for deposit or collection in the ordinary course of business, utility or workers compensation, performance and similar deposits entered into as a result of the operations of the business in the ordinary course of business;

(j) pledges or deposits by a Person under workers compensation laws, unemployment insurance laws or similar legislation, or deposits in connection with bids, tenders, contracts (other than for the payment of Indebtedness) or leases to which such Person is a party, or deposits as security for contested taxes or import duties or for the payment of rent, in each case incurred in the ordinary course of business;

 

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(k) (i) Investments in joint ventures in an aggregate amount not to exceed ten percent (10%) of Consolidated Total Asset Value; (ii) Investments consisting of mortgage loans, notes receivables and mezzanine loans not to exceed twenty percent (20%) of Consolidated Total Asset Value; and (iii) other Investments in an aggregate amount not to exceed fifteen percent (15%) of Consolidated Total Asset Value; provided that the aggregate Investments under this clause (k)  shall not at any time exceed twenty-five percent (25%) of Consolidated Total Asset Value;

(l) Licenses and sublicenses of Intellectual Property in the ordinary course of business; and

(m) Hedging Obligations permitted under Section 7.10 .

The amount of any Investment shall be deemed to be the amount actually invested, without adjustment for subsequent increases or decreases in the value of such Investment but determined net of all payments received with respect to such Investment whether constituting sale proceeds thereof, dividends, distributions, interest, return of capital or otherwise, and the amount of any Investment constituting a Guarantee shall be reflective of the principal amount subject to such Guarantee from time to time.

Section 7.5. Restricted Payments . The Loan Parties will not, and will not permit any of their Subsidiaries to, declare or make, or agree to pay or make, directly or indirectly, any Restricted Payment, except:

(i) Restricted Payments payable by any Loan Party or any Subsidiary solely in interests of any class of its common equity and Restricted Payments payable by the Borrower solely in interests of any class of its common equity and/or any class of common equity of the REIT Guarantor;

(ii) Restricted Payments made by any Subsidiary to the REIT Guarantor or to another Subsidiary; provided that, on at least a pro rata basis with any other shareholders if such Subsidiary is not Wholly Owned by the REIT Guarantor and other Wholly Owned Subsidiaries of the REIT Guarantor, such Restricted Payments shall be made on a pro rata basis to all holders of Capital Stock of such Subsidiary, according to the respective Capital Stock held by such holder, and any elections by such holder (other than any Subsidiary) to receive less than pro rata Restricted Payments;

(iii) So long as no Default or Event of Default shall have occurred and be continuing, any regularly scheduled payment of interest with respect to any Indebtedness subordinated in right of payment to the Obligations and payments of principal, interest, fees and premiums thereon funded with proceeds of Permitted Refinancing Indebtedness permitted pursuant to Section 7.1 with respect to Indebtedness subordinated in right of payment;

(iv) the E&P Purge;

(v) Restricted Payments made pursuant to an exchange of or conversion into Capital Stock of the REIT Guarantor;

(vi) the making of cash payments in connection with any conversion or purchase of Convertible Indebtedness in an aggregate amount since the Closing Date not to exceed the sum of (a) the principal amount of such Convertible Indebtedness and any accrued and unpaid interest thereon plus (b) any payments received by the REIT Guarantor pursuant to the exercise, settlement, unwinding or termination of any related Permitted Bond Hedge Transaction;

 

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(vii) (a) any payments in connection with a Permitted Bond Hedge Transaction and (b) the exercise, settlement, unwinding or termination of any related Permitted Warrant Transaction by (I) delivery of shares of common stock of the REIT Guarantor upon settlement thereof, (II) by (A) set-off against the related Permitted Bond Hedge Transaction or (B) payment of an early termination amount thereof in common stock upon any early termination thereof or (III) by a cash payment not to exceed the amount received upon any exercise, settlement, unwinding or termination of a related Permitted Bond Hedge Transaction;

(viii) the REIT Guarantor and its Subsidiaries may make Restricted Payments to allow the payment of cash in lieu of the issuance of fractional shares upon the exercise of options or, warrants or rights or upon the conversion or exchange of or into Capital stock; and

(ix) Restricted Payments by the REIT Guarantor permitted pursuant to Section 6.4 .

Section 7.6. Sale of Assets . The Loan Parties will not, and will not permit any of their Subsidiaries to make any Disposition, except:

(a) Disposition of (i) obsolete or worn out property or other property not necessary or useful for operations disposed of in the ordinary course of business; and (ii) inventory, fixtures, furniture and equipment, in each case disposed of in the ordinary course of business;

(b) Disposition of cash and Permitted Investments in the ordinary course of business;

(c) Dispositions of equipment or other property to the extent that (i) such equipment or other property is exchanged for credit against the purchase price of similar replacement equipment or other property or (ii) the proceeds of such Disposition are reasonably promptly applied to the purchase price of such replacement equipment or other property; provided , that if the Property disposed of is a Borrowing Base Asset it is removed from the calculation of the Borrowing Base Amount.

(d) Dispositions of property by any Subsidiary to a Loan Party or to a Wholly Owned Subsidiary; provided , that (i) if the transferor of such property is a Secured Loan Party, the transferee thereof must be a Secured Loan Party; and (ii) if the transferor of such property is a Loan Party (other than a Secured Loan Party), the transferee thereof must be a Loan Party;

(e) Dispositions consisting of Investments permitted by Section 7.4 or Restricted Payments permitted pursuant to Section 7.5 ;

(f) real estate leases entered into in the ordinary course of business;

(g) voluntary termination of (i) assets or contracts (other than Borrowing Base Leases, unless, after giving effect to such termination, no Default or Event of Default shall exist) in the ordinary course of business and (ii) Hedging Obligations; and

(h) Dispositions by the Consolidated Parties not otherwise permitted under this Section 7.6 ; provided , that (i) at the time of such Disposition, no Default or Event of Default exists and is continuing (that would not be cured by such Disposition) or would result from such Disposition and (ii) after giving effect thereto, the Loan Parties are in compliance with the Financial Covenants as of the date of such Disposition.

 

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Section 7.7. Transactions with Affiliates . The Loan Parties will not, and will not permit any of their Subsidiaries to, sell, lease or otherwise transfer any property or assets to, or purchase, lease or otherwise acquire any property or assets from, or otherwise engage in any other transactions with, any of its Affiliates, except:

(a) in the ordinary course of business at prices and on terms and conditions not less favorable to the Borrower or such Subsidiary than could be obtained on an arm’s-length basis from unrelated third parties;

(b) transactions between or among the REIT Guarantor and its Subsidiaries in the ordinary course of business;

(c) the Spin-Off Transaction and the Related Transactions;

(d) employment and severance arrangements between the REIT Guarantor or any of its Subsidiaries and their respective officers and employees in the ordinary course of business and transactions pursuant to stock option plans and employee benefit plans and arrangements;

(e) the payment of customary fees and reasonable out of pocket costs to, and indemnities provided on behalf of, directors, managers, officers, employees and consultants of the REIT Guarantor and its Subsidiaries in the ordinary course of business to the extent attributable to the ownership, management or operation of the REIT Guarantor and its Subsidiaries; and

(f) any Restricted Payment permitted by Section 7.5 .

Section 7.8. Restrictive Agreements . The Loan Parties will not, and will not permit any of their Subsidiaries to, directly or indirectly, enter into, incur or permit to exist any agreement (including any lease of Real Estate) that prohibits, restricts or imposes any condition upon (a) the ability of the Loan Parties or any of their Subsidiaries to create, incur or permit any Lien as security for the Obligations upon any of its assets or properties, whether now owned or hereafter acquired, or (b) the ability of any of the REIT Guarantor’s Subsidiaries to pay dividends or other distributions with respect to its Capital Stock, to make or repay loans or advances to the REIT Guarantor or any other Subsidiary thereof, to Guarantee Indebtedness of the REIT Guarantor or any other Subsidiary thereof or to transfer any of its property or assets to the REIT Guarantor or any other Subsidiary thereof; provided that (i) the foregoing shall not apply to restrictions or conditions imposed by law or by this Agreement or any other Loan Document; (ii) the foregoing shall not apply to customary restrictions and conditions contained in agreements relating to the sale of a Subsidiary pending such sale, provided such restrictions and conditions apply only to the Subsidiary that is sold and such sale is permitted hereunder; (iii) the foregoing shall not apply to restrictions contained in the leases of Real Estate listed on Schedule 7.8 as in effect as of the Closing Date; (iv) the foregoing shall not apply to restrictions or conditions imposed by any agreement relating to secured Indebtedness permitted by this Agreement if such restrictions and conditions apply only to the property or assets securing such Indebtedness or the Persons liable for such Indebtedness (or Capital Stock of such Persons); (v) clause (a), and to the extent that it relates to a dividend or distribution of the lease or any interest therein, clause (b) shall not apply to customary provisions in leases restricting the assignment thereof; (vi) the foregoing shall not apply to restrictions contained in Indebtedness permitted pursuant to Section 7.1(e) or (j)  to the extent relating to assets or Persons acquired after the Closing Date if such restrictions and conditions apply only to the property or assets securing such Indebtedness; (vii) the foregoing shall not apply to restrictions contained in leases of Real Estate binding upon the tenants thereunder (or guarantors thereof); (viii) the foregoing shall not apply to restrictions contained in any other Indebtedness permitted pursuant to Sections 7.1(d) or (k) , to the extent the restrictions thereunder are no more restrictive, in any material respect, taken as a whole, than such restrictions contained herein, taken as a whole; (ix) the foregoing shall not apply to restrictions contained in any other Indebtedness permitted pursuant to Sections 7.1(c) , to the extent the restrictions thereunder are no more

 

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restrictive, in any material respect, taken as a whole, than such restrictions contained in such Indebtedness on the Closing Date, taken as a whole; (x) the foregoing shall not apply to customary restrictions in joint venture arrangements and management contracts; and (xi) the foregoing shall not apply to customary non-assignment provisions in contracts or other customary restrictions arising under licenses and other contracts entered into in the ordinary course of business; provided that such restrictions are limited to assets subject to such licenses and contracts.

Section 7.9. Sale and Leaseback Transactions . The Loan Parties will not, and will not permit any of their Subsidiaries to, enter into any arrangement, directly or indirectly, whereby it shall sell or transfer any property, real or personal, used or useful in its business, whether now owned or hereinafter acquired, and thereafter rent or lease such property or other property that it intends to use for substantially the same purpose or purposes as the property sold or transferred (each, a “ Sale/Leaseback Transaction ”).

Section 7.10. Hedging Transactions . The Loan Parties will not, and will not permit any of their Subsidiaries to, enter into any Hedging Transaction, other than (i) Hedging Transactions entered into in the ordinary course of business to hedge or mitigate risks to which the Loan Parties or any of their Subsidiaries is exposed in the conduct of its business or the management of its liabilities, including, without limitation, any Hedging Transaction entered into in order to hedge against fluctuations in interest rates or currency values that arise in connection with any Borrowing or any Indebtedness permitted pursuant to Section 7.1 , (ii) Permitted Bond Hedge Transactions and (iii) Permitted Warrant Transactions. Solely for the avoidance of doubt, the Loan Parties acknowledge that a Hedging Transaction entered into for speculative purposes or of a speculative nature (which shall be deemed to include any Hedging Transaction (other than a Permitted Bond Hedge Transaction or a Permitted Warrant Transaction) under which any Loan Party or any of their Subsidiaries is or may become obliged to make any payment (a) in connection with the purchase by any third party of any Capital Stock or any Indebtedness or (b) as a result of changes in the market value of any Capital Stock or any Indebtedness) is not a Hedging Transaction entered into in the ordinary course of business to hedge or mitigate risks.

Section 7.11. Amendment to Organizational Documents . The Loan Parties will not, and will not permit any of their Subsidiaries to, amend, modify or waive any of its rights under its certificate of incorporation, bylaws or other organizational documents in any manner that would have an adverse effect on the Lenders, the Administrative Agent, the Loan Parties or any of their Subsidiaries.

Section 7.12. Modifications to Borrowing Base Leases . Without the prior written consent of the Administrative Agent, the Loan Parties will not, and will not permit any of their Subsidiaries to, enter into any material amendment or modification or cancel or terminate any such Borrowing Base Lease prior to its stated maturity, provided , however , that within ten (10) Business Days after receiving a request for consent from a Loan Party to amend, modify, cancel or terminate any Borrowing Base Lease, if the Administrative Agent has not either approved or disapproved the request, the Administrative Agent shall be deemed to have consented to such request. Notwithstanding the foregoing, the Loan Parties and their Subsidiaries may amend or modify or permit the amendment or modification of any Borrowing Base Lease without the Administrative Agent’s prior written consent, except to the extent such amendment or modification: (a) decreases the rent or any other monetary obligations under any Borrowing Base Lease (other than a Lease with respect to a Multi-Tenant Building), provided that such decreases which, in the aggregate, are less than twenty percent (20%) of such rent or other monetary obligations as set forth in the original Borrowing Base Lease shall not be a violation of this Section 7.12 ; (b) materially shortens the term of any Borrowing Base Lease (other than a Lease with respect to a Multi-Tenant Building); (c) releases or limits the liability of any guarantor under any Borrowing Base Lease (other than a Lease with respect to a Multi-Tenant Building) in any material respect; (d) releases any security deposits or letters of credit or any other security or collateral under any Borrowing Base Lease (other than a Lease with respect to a Multi-Tenant Building), except to the extent such security is released in connection with

 

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the fulfillment or satisfaction of the underlying obligation of the applicable Eligible Tenant; (e) consents to the assignment, delegation or other transfer of rights and obligations under any Borrowing Base Lease (other than a Lease with respect to a Multi-Tenant Building), provided that any such assignment, delegation or other transfer to an Eligible Tenant shall not be a violation of this Section 7.12 ; or (f) makes any other material change to the terms and conditions of any Borrowing Base Lease (other than a Lease with respect to a Multi-Tenant Building) or increases in any material respect the obligations or liabilities of the applicable Loan Party thereunder, in each case in a manner materially adverse to the Administrative Agent or the Lenders; provided , however , that to the extent such amendment, modification or restructuring of a Borrowing Base Lease (other than a Lease with respect to a Multi-Tenant Building) involves the replacement of a Tenant, (i) the Loan Parties shall have delivered to the Lenders and the Administrative Agent (A) the identity of such proposed new tenant (the “ New Tenant ”), (B) the proposed lease with such New Tenant (the “ New Lease ”) and (C) such other information as reasonably requested and (i) provided that (A) such New Tenant is an Eligible Tenant, (B) the New Lease provides for rent payments in each year which are at least eighty percent (80%) of the rent payments in each year due under the lease being amended, modified or replaced (the “ Existing Facility Lease ”) and (C) the New Lease is otherwise substantially similar in all material respects to the Existing Facility Lease (as it may be modified in compliance with this Section 7.12) or more favorable, taken as a whole, to the Consolidated Parties, then within ten (10) Business Days after receiving the foregoing information from the Loan Parties, if the Administrative Agent has not either approved or disapproved such proposal, the Administrative Agent shall be deemed to have approved such proposal.

Section 7.13. Business . The Loan Parties will not, and will not permit any of their Subsidiaries to, engage in any business other than businesses of the type conducted by the Loan Party and their Subsidiaries on the date hereof (after giving effect to the Spin-Off and the Related Transactions) businesses similar, reasonably related, incidental, ancillary or complementary thereto.

Section 7.14. Accounting Changes . The Loan Parties will not, and will not permit any of their Subsidiaries to change the fiscal year of any Loan Party or of any of their Subsidiaries, except to change the fiscal year of a Subsidiary to conform its fiscal year to that of the REIT Guarantor.

Section 7.15. Government Regulation . The Loan Parties will not, and will not permit any of their Subsidiaries to, be or become subject at any time to any law, regulation or list of any Governmental Authority of the United States (including, without limitation, the OFAC list) that prohibits or limits the Lenders or the Administrative Agent from making any advance or extension of credit to the Borrower or from otherwise conducting business with the Loan Parties.

Section 7.16. Limited Activities of GP LLC . GP LLC shall not engage in any business activities other than maintaining its existence, owning and maintaining the general partnership interests in the Borrower and activities related or incidental thereto and performing its obligations under the Loan Documents, the Senior Notes (and the agreements related thereto) and the other agreements contemplated hereby (including any documentation with respect to Indebtedness of GP LLC permitted hereunder) and activities related or incidental thereto.

 

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ARTICLE VIII

EVENTS OF DEFAULT

Section 8.1. Events of Default . If any of the following events (each, an “ Event of Default ”) shall occur:

(a) any Loan Party shall fail to pay any principal of any Loan or of any reimbursement obligation in respect of any LC Disbursement, when and as the same shall become due and payable, whether at the due date thereof or at a date fixed for prepayment or otherwise; or

(b) any Loan Party shall fail to pay any interest on any Loan or any fee or any other amount (other than an amount payable under subsection (a)  of this Section or an amount related to a Bank Product Obligation) payable under this Agreement or any other Loan Document, when and as the same shall become due and payable, and such failure shall continue unremedied for a period of five (5) days; or

(c) any representation or warranty made or deemed made by or on behalf of the Loan Parties or any of their Subsidiaries in or in connection with this Agreement or any other Loan Document (including the Schedules attached hereto and thereto), or in any amendments or modifications hereof or waivers hereunder, or in any certificate, report, financial statement or other document submitted to the Administrative Agent or the Lenders by any Loan Party or any representative of any Loan Party pursuant to or in connection with this Agreement or any other Loan Document shall prove to be incorrect in any material respect (other than any representation or warranty that is expressly qualified by a Material Adverse Effect or other materiality, in which case such representation or warranty shall prove to be incorrect in any respect) when made or deemed made or submitted; or

(d) any Loan Party shall fail to observe or perform any covenant or agreement contained in Section 5.3 (with respect to the legal existence of the REIT Guarantor or the Borrower), Section 5.10 , Section 5.13 , Section 5.19 , Section 5.23 , Section 5.24(ii) or Article VI or VII ; or

(e) (i) any Loan Party shall fail to observe or perform any covenant or agreement contained in Section 5.1 or 5.2 , and such failure shall remain unremedied for fifteen days after the earlier of (x) any Responsible Officer of any Loan Party becomes aware of such failure, or (y) notice thereof shall have been given to the Borrower by the Administrative Agent or any Lender, or (ii) any Loan Party shall fail to observe or perform any covenant or agreement contained in this Agreement (other than those referred to in subsections (a) , (b) , (d)  and (e)(i) of this Section) or any other Loan Document or related to any Bank Product Obligation, and such failure shall remain unremedied for 30 days after the earlier of (x) any Responsible Officer of any Loan Party becomes aware of such failure, or (y) notice thereof shall have been given to the Borrower by the Administrative Agent or any Lender; or

(f) any Loan Party or any of their Subsidiaries (whether as primary obligor or as guarantor or other surety) shall fail to pay any principal of, or premium or interest on, any Material Indebtedness that is outstanding, when and as the same shall become due and payable (whether at scheduled maturity, required prepayment, acceleration, demand or otherwise), and such failure shall continue after the applicable grace period, if any, specified in the agreement or instrument evidencing or governing such Indebtedness; or any other event shall occur or condition shall exist under any agreement or instrument relating to any Material Indebtedness and shall continue after the applicable grace period, if any, specified in such agreement or instrument, if the effect of such event or condition is to accelerate, or permit the acceleration of, the maturity of such Indebtedness; or any Material Indebtedness shall be declared to be due and payable, or required to be prepaid or redeemed (other than by a regularly scheduled required prepayment or redemption), purchased or defeased, or any offer to prepay, redeem, purchase or defease such Indebtedness shall be required to be made, in each case prior to the stated maturity thereof (in each case, excluding (i) any prepayment or redemption requirements in connection with a Disposition permitted under this Agreement of assets that secure Material Indebtedness to the extent such Material Indebtedness is repaid in connection with such sale and (ii) any offer to prepay or redeem Indebtedness of any Person or securing any assets acquired in an Acquisition permitted pursuant to this Agreement); provided that any event or condition (x) causing or permitting the holders of any convertible Indebtedness to cause such Indebtedness to be converted into common stock of the REIT

 

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Guarantor (and cash in lieu of fractional shares) and/or cash (in an amount determined by reference to the price of such common stock) or (y) requiring an offer to prepay or redeem convertible Indebtedness, or requiring convertible Indebtedness to be redeemed or prepaid, in each case, shall not constitute an Event of Default pursuant to this clause (f) ; or

(g) the REIT Guarantor, the Borrower or any of their Material Subsidiaries shall (i) commence a voluntary case or other proceeding or file any petition seeking liquidation, reorganization or other relief under any federal, state or foreign bankruptcy, insolvency or other similar law now or hereafter in effect or seeking the appointment of a custodian, trustee, receiver, liquidator or other similar official of it or any substantial part of its property, (ii) consent to the institution of, or fail to contest in a timely and appropriate manner, any proceeding or petition described in clause (i) of this subsection, (iii) apply for or consent to the appointment of a custodian, trustee, receiver, liquidator or other similar official for any the REIT Guarantor, the Borrower or any such Material Subsidiary or for a substantial part of its assets, (iv) file an answer admitting the material allegations of a petition filed against it in any such proceeding, (v) make a general assignment for the benefit of creditors, or (vi) take any action for the purpose of effecting any of the foregoing; or

(h) an involuntary proceeding shall be commenced or an involuntary petition shall be filed seeking (i) liquidation, reorganization or other relief in respect of the REIT Guarantor, the Borrower or any of their Material Subsidiaries or its debts, or any substantial part of its assets, under any federal, state or foreign bankruptcy, insolvency or other similar law now or hereafter in effect or (ii) the appointment of a custodian, trustee, receiver, liquidator or other similar official for the REIT Guarantor, the Borrower or any of their Material Subsidiaries or for a substantial part of its assets, and in any such case, such proceeding or petition shall remain undismissed for a period of 60 days or an order or decree approving or ordering any of the foregoing shall be entered; or

(i) the REIT Guarantor, the Borrower or any of their Material Subsidiaries shall become unable to pay, shall admit in writing its inability to pay, or shall fail to pay, its debts as they become due;

(j) any event of default by any Loan Party under any Material Borrowing Base Lease shall occur and such event of default shall continue beyond the applicable grace period, if any, specified in such Material Borrowing Base Lease;

(k) any payment event of default by any Eligible Tenant shall occur under any Ensign Master Lease and such payment event of default shall continue after the applicable grace period, if any, specified in such Ensign Master Lease;

(l) (i) an ERISA Event shall have occurred that, in the opinion of the Required Lenders, when taken together with other ERISA Events that have occurred, could reasonably be expected to result in liability to the Loan Parties and their Subsidiaries in an aggregate amount exceeding $15,000,000, (ii) there is or arises an Unfunded Pension Liability (not taking into account Plans with negative Unfunded Pension Liability) in an aggregate amount exceeding $15,000,000, or (iii) there is or arises any potential Withdrawal Liability in an aggregate amount exceeding $15,000,000; or

(m) any judgment or order for the payment of money in excess of $15,000,000 in the aggregate, to the extent not adequately covered by insurance as to which a solvent and unaffiliated insurance company has not contested or denied coverage, shall be rendered against any Loan Party or any of their Subsidiaries, and there shall be a period of 60 consecutive days during which (i) a stay of enforcement of such judgment or order, by reason of a pending appeal or otherwise, shall not be in effect or (ii) such judgment or order shall remain undischarged, unvacated or unbonded; or

 

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(n) any non-monetary judgment or order shall be rendered against any Loan Party or any of their Subsidiaries that could reasonably be expected, either individually or in the aggregate for all such events, to have a Material Adverse Effect, and there shall be a period of 60 consecutive days during which a stay of enforcement of such judgment or order, by reason of a pending appeal or otherwise, shall not be in effect; or

(o) a Change in Control shall occur or exist; or

(p) (i) there shall occur any revocation, suspension, termination, recission, exclusion, non-renewal or forfeiture or any similar final administrative action with respect to one or more Health Care Permits held by any Loan Party, any of its Subsidiaries, if any, or any Tenant under an Ensign Master Lease or any Eligible Tenant that could reasonably be expected, either individually or in the aggregate, to have a Material Adverse Effect, or (ii)(x) any Loan Party, any of its Subsidiaries or any Tenant under an Ensign Master Lease or any Eligible Tenant shall be named in any action, fully or partially unsealed, in which the United States has affirmatively intervened, alleging violation of the federal False Claims Act or any other applicable law and (y) any Loan Party or any Tenant under an Ensign Master Lease or any Eligible Tenant shall have offered, agreed or paid to, or received a final judgment requiring payment to, any Governmental Authority for payment of any fine, penalty or overpayment, in each case, which could reasonably be expected to have a Material Adverse Effect; or

(q) any provision of the Security Agreement or any other Collateral Document shall for any reason cease to be valid and binding on, or enforceable against, any Loan Party, or any Loan Party shall so state in writing, or any Loan Party shall seek to terminate its obligation under the Security Agreement or any other Collateral Document (other than the release of any guaranty or collateral to the extent permitted pursuant to Section 9.11 ); or

(r) any Lien purported to be created under any Collateral Document (with respect to a material portion of the Collateral) shall fail or cease to be, or shall be asserted by any Loan Party not to be, a valid and perfected Lien on any Collateral, with the priority required by the applicable Collateral Documents (other than as a result of the failure by the Administrative Agent to take any action within its control);

then, and in every such event (other than an event with respect to the REIT Guarantor or the Borrower described in subsection (g) , (h)  or (i)  of this Section) and at any time thereafter during the continuance of such event, the Administrative Agent may, and upon the written request of the Required Lenders shall, by notice to the Borrower, take any or all of the following actions, at the same or different times: (i) terminate the Commitments, whereupon the Commitment of each Lender shall terminate immediately, (ii) declare the principal of and any accrued interest on the Loans, and all other Obligations owing hereunder, to be, whereupon the same shall become, due and payable immediately, without presentment, demand, protest or other notice of any kind, all of which are hereby waived by the Borrower, (iii) exercise all remedies contained in any other Loan Document and (iv) exercise any other remedies available at law or in equity; provided that, if an Event of Default specified in either subsection (g) , (h)  or (i)  with respect to the REIT Guarantor or the Borrower shall occur, the Commitments shall automatically terminate and the principal of the Loans then outstanding, together with accrued interest thereon, and all fees and all other Obligations shall automatically become due and payable, without presentment, demand, protest or other notice of any kind, all of which are hereby waived by the Loan Parties.

 

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Section 8.2. Application of Proceeds from Collateral . All proceeds from each sale of, or other realization upon, all or any part of the Collateral by any Secured Party after an Event of Default arises shall be applied as follows:

(a) first , to the reimbursable expenses of the Administrative Agent incurred in connection with such sale or other realization upon the Collateral, until the same shall have been paid in full;

(b) second , to the fees and other reimbursable expenses of the Administrative Agent, the Swingline Lender and the Issuing Banks then due and payable pursuant to any of the Loan Documents, until the same shall have been paid in full;

(c) third , to all reimbursable expenses, if any, of the Lenders then due and payable pursuant to any of the Loan Documents, until the same shall have been paid in full;

(d) fourth , to the fees and interest then due and payable under the terms of this Agreement, until the same shall have been paid in full;

(e) fifth , to the aggregate outstanding principal amount of the Loans, the LC Exposure, the Bank Product Obligations and the Net Mark-to-Market Exposure of the Hedging Obligations that constitute Obligations, until the same shall have been paid in full, allocated pro rata among the Secured Parties based on their respective pro rata shares of the aggregate amount of such Loans, LC Exposure, Bank Product Obligations and Net Mark-to-Market Exposure of such Hedging Obligations;

(f) sixth , to additional cash collateral for the aggregate amount of all outstanding Letters of Credit until the aggregate amount of all cash collateral held by the Administrative Agent pursuant to this Agreement is at least 103% of the LC Exposure after giving effect to the foregoing clause fifth ; and

(g) seventh , to the extent any proceeds remain, to the Borrower or as otherwise provided by a court of competent jurisdiction.

All amounts allocated pursuant to the foregoing clauses third through fifth to the Lenders as a result of amounts owed to the Lenders under the Loan Documents shall be allocated among, and distributed to, the Lenders pro rata based on their respective Pro Rata Shares; provided that all amounts allocated to that portion of the LC Exposure comprised of the aggregate undrawn amount of all outstanding Letters of Credit pursuant to clauses fifth and sixth shall be distributed to the Administrative Agent, rather than to the Lenders, and held by the Administrative Agent in an account in the name of the Administrative Agent for the benefit of the Issuing Banks and the Lenders as cash collateral for the LC Exposure, such account to be administered in accordance with Section 2.22(g) . All cash collateral for LC Exposure shall be applied to satisfy drawings under the Letters of Credit as they occur; if any amount remains on deposit on cash collateral after all letters of credit have either been fully drawn or expired, such remaining amount shall be applied to other Obligations, if any, in the order set forth above.

Notwithstanding the foregoing, Bank Product Obligations and Hedging Obligations shall be excluded from the application described above if the Administrative Agent has not received written notice thereof, together with such supporting documentation as the Administrative Agent may request, from the Bank Product Provider or the Lender-Related Hedge Provider, as the case may be. Each Bank Product Provider or Lender-Related Hedge Provider that has given the notice contemplated by the preceding sentence shall, by such notice, be deemed to have acknowledged and accepted the appointment of the Administrative Agent pursuant to the terms of Article IX hereof for itself and its Affiliates as if a “Lender” party hereto.

 

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ARTICLE IX

THE ADMINISTRATIVE AGENT

Section 9.1. Appointment of the Administrative Agent .

(a) Each Lender irrevocably appoints SunTrust Bank as the Administrative Agent and authorizes it to take such actions on its behalf and to exercise such powers as are delegated to the Administrative Agent under this Agreement and the other Loan Documents, together with all such actions and powers that are reasonably incidental thereto. The Administrative Agent may perform any of its duties hereunder or under the other Loan Documents by or through any one or more sub-agents or attorneys-in-fact appointed by the Administrative Agent. The Administrative Agent and any such sub-agent or attorney-in-fact may perform any and all of its duties and exercise its rights and powers through their respective Related Parties. The exculpatory provisions set forth in this Article shall apply to any such sub-agent, attorney-in-fact or Related Party and shall apply to their respective activities in connection with the syndication of the credit facilities provided for herein as well as activities as the Administrative Agent.

(b) Each Issuing Bank shall act on behalf of the Lenders with respect to any Letters of Credit issued by it and the documents associated therewith until such time and except for so long as the Administrative Agent may agree at the request of the Required Lenders to act for such Issuing Bank with respect thereto; provided that each Issuing Bank shall have all the benefits and immunities (i) provided to the Administrative Agent in this Article with respect to any acts taken or omissions suffered by such Issuing Bank in connection with Letters of Credit issued by it or proposed to be issued by it and the application and agreements for letters of credit pertaining to the Letters of Credit as fully as if the term “Administrative Agent” as used in this Article included such Issuing Bank with respect to such acts or omissions and (ii) as additionally provided in this Agreement with respect to such Issuing Bank.

Section 9.2. Nature of Duties of the Administrative Agent . The Administrative Agent shall not have any duties or obligations except those expressly set forth in this Agreement and the other Loan Documents. Without limiting the generality of the foregoing, (a) the Administrative Agent shall not be subject to any fiduciary or other implied duties, regardless of whether a Default or an Event of Default has occurred and is continuing, (b) the Administrative Agent shall not have any duty to take any discretionary action or exercise any discretionary powers, except those discretionary rights and powers expressly contemplated by the Loan Documents that the Administrative Agent is required to exercise in writing by the Required Lenders (or such other number or percentage of the Lenders as shall be necessary under the circumstances as provided in Section 10.2 ), provided that the Administrative Agent shall not be required to take any action that, in its opinion or the opinion of its counsel, may expose the Administrative Agent to liability or that is contrary to any Loan Document or applicable law, including for the avoidance of doubt any action that may be in violation of the automatic stay under any Debtor Relief Law or that may effect a forfeiture, modification or termination of property of a Defaulting Lender in violation of any Debtor Relief Law, and (c) except as expressly set forth in the Loan Documents, the Administrative Agent shall not have any duty to disclose, and shall not be liable for the failure to disclose, any information relating to the Loan Parties or any of their Subsidiaries that is communicated to or obtained by the Administrative Agent or any of its Affiliates in any capacity. The Administrative Agent shall not be liable for any action taken or not taken by it, its sub-agents or its attorneys-in-fact with the consent or at the request of the Required Lenders (or such other number or percentage of the Lenders as shall be necessary under the circumstances as provided in Section 10.2 ) or in the absence of its own gross negligence or willful misconduct. The Administrative Agent shall not be responsible for the negligence or misconduct of any sub-agents or attorneys-in-fact selected by it with reasonable care. The Administrative Agent shall not be deemed to have knowledge of any Default or Event of Default unless and until written notice thereof (which notice shall include an express reference to such event being a

 

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“Default” or “Event of Default” hereunder) is given to the Administrative Agent by any Loan Party or any Lender, and the Administrative Agent shall not be responsible for or have any duty to ascertain or inquire into (i) any statement, warranty or representation made in or in connection with any Loan Document, (ii) the contents of any certificate, report or other document delivered hereunder or thereunder or in connection herewith or therewith, (iii) the performance or observance of any of the covenants, agreements, or other terms and conditions set forth in any Loan Document, (iv) the validity, enforceability, effectiveness or genuineness of any Loan Document or any other agreement, instrument or document, or (v) the satisfaction of any condition set forth in Article III or elsewhere in any Loan Document, other than to confirm receipt of items expressly required to be delivered to the Administrative Agent. The Administrative Agent may consult with legal counsel (including counsel for the Loan Parties) concerning all matters pertaining to such duties.

Section 9.3. Lack of Reliance on the Administrative Agent . Each of the Lenders, the Swingline Lender and each of the Issuing Banks acknowledges that it has, independently and without reliance upon the Administrative Agent, any other Issuing Bank or any other Lender and based on such documents and information as it has deemed appropriate, made its own credit analysis and decision to enter into this Agreement. Each of the Lenders, the Swingline Lender and each of the Issuing Banks also acknowledges that it will, independently and without reliance upon the Administrative Agent, any other Issuing Bank or any other Lender and based on such documents and information as it has deemed appropriate, continue to make its own decisions in taking or not taking any action under or based on this Agreement, any related agreement or any document furnished hereunder or thereunder.

Section 9.4. Certain Rights of the Administrative Agent . If the Administrative Agent shall request instructions from the Required Lenders with respect to any action or actions (including the failure to act) in connection with this Agreement, the Administrative Agent shall be entitled to refrain from such act or taking such act unless and until it shall have received instructions from such Lenders, and the Administrative Agent shall not incur liability to any Person by reason of so refraining. Without limiting the foregoing, no Lender shall have any right of action whatsoever against the Administrative Agent as a result of the Administrative Agent acting or refraining from acting hereunder in accordance with the instructions of the Required Lenders where required by the terms of this Agreement.

Section 9.5. Reliance by the Administrative Agent . The Administrative Agent shall be entitled to rely upon, and shall not incur any liability for relying upon, any notice, request, certificate, consent, statement, instrument, document or other writing (including any electronic message, posting or other distribution) believed by it to be genuine and to have been signed, sent or made by the proper Person. The Administrative Agent may also rely upon any statement made to it orally or by telephone and believed by it to be made by the proper Person and shall not incur any liability for relying thereon. The Administrative Agent may consult with legal counsel (including counsel for the Loan Parties), independent public accountants and other experts selected by it and shall not be liable for any action taken or not taken by it in accordance with the advice of such counsel, accountants or experts.

Section 9.6. The Administrative Agent in its Individual Capacity . The bank serving as the Administrative Agent shall have the same rights and powers under this Agreement and any other Loan Document in its capacity as a Lender as any other Lender and may exercise or refrain from exercising the same as though it were not the Administrative Agent; and the terms “Lenders”, “Required Lenders”, “Required Revolving Lenders”, or any similar terms shall, unless the context clearly otherwise indicates, include the Administrative Agent in its individual capacity. The bank acting as the Administrative Agent and its Affiliates may accept deposits from, lend money to, and generally engage in any kind of business with the Loan Parties or any Subsidiary or Affiliate of the Loan Parties as if it were not the Administrative Agent hereunder.

 

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Section 9.7. Successor Administrative Agent .

(a) The Administrative Agent may resign at any time by giving notice thereof to the Lenders and the Borrower. Upon any such resignation, the Required Lenders shall have the right to appoint a successor Administrative Agent, subject to approval by the Borrower provided that no Default or Event of Default shall exist at such time. If no successor Administrative Agent shall have been so appointed, and shall have accepted such appointment within 30 days after the retiring Administrative Agent gives notice of resignation, then the retiring Administrative Agent may, on behalf of the Lenders, appoint a successor Administrative Agent, which shall be a commercial bank organized under the laws of the United States or any state thereof or a bank which maintains an office in the United States, having a combined capital and surplus of at least $500,000,000.

(b) Upon the acceptance of its appointment as the Administrative Agent hereunder by a successor, such successor Administrative Agent shall thereupon succeed to and become vested with all the rights, powers, privileges and duties of the retiring Administrative Agent, and the retiring Administrative Agent shall be discharged from its duties and obligations under this Agreement and the other Loan Documents. If, within 45 days after written notice is given of the retiring Administrative Agent’s resignation under this Section, no successor Administrative Agent shall have been appointed and shall have accepted such appointment, then on such 45 th day (i) the retiring Administrative Agent’s resignation shall become effective, (ii) the retiring Administrative Agent shall thereupon be discharged from its duties and obligations under the Loan Documents and (iii) the Required Lenders shall thereafter perform all duties of the retiring Administrative Agent under the Loan Documents until such time as the Required Lenders appoint a successor Administrative Agent as provided above. After any retiring Administrative Agent’s resignation hereunder, the provisions of this Article shall continue in effect for the benefit of such retiring Administrative Agent and its representatives and agents in respect of any actions taken or not taken by any of them while it was serving as the Administrative Agent.

(c) In addition to the foregoing, if a Lender becomes, and during the period it remains, a Defaulting Lender, and if any Default has arisen from a failure of the Borrower to comply with Section 2.26(a) , then each Issuing Bank and the Swingline Lender may, upon prior written notice to the Borrower and the Administrative Agent, resign as an Issuing Bank or as Swingline Lender, as the case may be, effective at the close of business Atlanta, Georgia time on a date specified in such notice (which date may not be less than five (5) Business Days after the date of such notice).

Section 9.8. Withholding Tax .

(a) To the extent required by any applicable law, the Administrative Agent may withhold from any interest payment to any Lender an amount equivalent to any applicable withholding tax. If the Internal Revenue Service or any authority of the United States or any other jurisdiction asserts a claim that the Administrative Agent did not properly withhold tax from amounts paid to or for the account of any Lender (because the appropriate form was not delivered or was not properly executed, or because such Lender failed to notify the Administrative Agent of a change in circumstances that rendered the exemption from, or reduction of, withholding tax ineffective, or for any other reason), such Lender shall indemnify the Administrative Agent (to the extent that the Administrative Agent has not already been reimbursed by the Borrower and without limiting the obligation of the Borrower to do so) fully for all amounts paid, directly or indirectly, by the Administrative Agent as tax or otherwise, including penalties and interest, together with all expenses incurred, including legal expenses, allocated staff costs and any out of pocket expenses.

 

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(b) Without duplication of any indemnity provided under subsection (a)  of this Section, each Lender shall also indemnify the Administrative Agent, within 10 days after demand therefor, for (i) any Indemnified Taxes attributable to such Lender (to the extent that the Administrative Agent has not already been reimbursed by the Borrower and without limiting the obligation of the Borrower to do so), (ii) any Taxes attributable to such Lender’s failure to comply with the provisions of Section 10.4(d) relating to the maintenance of a Participant Register and (iii) any Excluded Taxes attributable to such Lender, in each case, that are payable or paid by the Administrative Agent in connection with any Loan Document, and any reasonable expenses arising therefrom or with respect thereto, whether or not such Taxes were correctly or legally imposed or asserted by the relevant Governmental Authority. A certificate as to the amount of such payment or liability delivered to any Lender by the Administrative Agent shall be conclusive absent manifest error. Each Lender hereby authorizes the Administrative Agent to set off and apply any and all amounts at any time owing to such Lender under any Loan Document or otherwise payable by the Administrative Agent to the Lender from any other source against any amount due to the Administrative Agent under this subsection.

Section 9.9. The Administrative Agent May File Proofs of Claim .

(a) In case of the pendency of any receivership, insolvency, liquidation, bankruptcy, reorganization, arrangement, adjustment, composition or other judicial proceeding relative to any Loan Party, the Administrative Agent (irrespective of whether the principal of any Loan or any Revolving Credit Exposure shall then be due and payable as herein expressed or by declaration or otherwise and irrespective of whether the Administrative Agent shall have made any demand on the Borrower) shall be entitled and empowered, by intervention in such proceeding or otherwise:

(i) to file and prove a claim for the whole amount of the principal and interest owing and unpaid in respect of the Loans or Revolving Credit Exposure and all other Obligations that are owing and unpaid and to file such other documents as may be necessary or advisable in order to have the claims of the Lenders, the Issuing Banks and the Administrative Agent (including any claim for the reasonable compensation, expenses, disbursements and advances of the Lenders, the Issuing Banks and the Administrative Agent and its agents and counsel and all other amounts due the Lenders, the Issuing Banks and the Administrative Agent under Section 10.3 ) allowed in such judicial proceeding; and

(ii) to collect and receive any monies or other property payable or deliverable on any such claims and to distribute the same.

(b) Any custodian, receiver, assignee, trustee, liquidator, sequestrator or other similar official in any such judicial proceeding is hereby authorized by each Lender and each Issuing Bank to make such payments to the Administrative Agent and, if the Administrative Agent shall consent to the making of such payments directly to the Lenders and the Issuing Banks, to pay to the Administrative Agent any amount due for the reasonable compensation, expenses, disbursements and advances of the Administrative Agent and its agents and counsel, and any other amounts due the Administrative Agent under Section 10.3 .

Nothing contained herein shall be deemed to authorize the Administrative Agent to authorize or consent to or accept or adopt on behalf of any Lender or any Issuing Bank any plan of reorganization, arrangement, adjustment or composition affecting the Obligations or the rights of any Lender or to authorize the Administrative Agent to vote in respect of the claim of any Lender in any such proceeding.

Section 9.10. Authorization to Execute Other Loan Documents . Each Lender hereby authorizes the Administrative Agent to execute on behalf of all Lenders all Loan Documents (including, without limitation, the Collateral Documents and any subordination agreements) other than this Agreement.

 

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Section 9.11. Collateral and Guaranty Matters . The Lenders irrevocably authorize the Administrative Agent, at its option and discretion to effectuate the releases and subordination agreements contemplated by Section 10.18 .

Upon request by the Administrative Agent at any time, the Required Lenders will confirm in writing the Administrative Agent’s authority to release its interest in particular types or items of property or to release any Loan Party from its obligations under the applicable Collateral Documents pursuant to Section 10.18 . In each case as specified in Section 10.18 , the Administrative Agent is authorized by the Secured Parties and the Borrower, at the Borrower’s expense, to execute and deliver to the applicable Loan Party such documents as such Loan Party may reasonably request to evidence the release of such item of Collateral from the Liens granted under the applicable Collateral Documents, or to release such Loan Party from its obligations under the applicable Collateral Documents, in each case in accordance with the terms of the Loan Documents and Section 10.18 .

Section 9.12. Co-Documentation Agents; Syndication Agent . Each Lender hereby designates Royal Bank of Canada and Regions Bank as Co-Documentation Agents and agrees that the Co-Documentation Agents shall have no duties or obligations under any Loan Documents to any Lender or any Loan Party. Wells Fargo Bank, National Association as Syndication Agent and agrees that the Syndication Agent shall have no duties or obligations under any Loan Documents to any Lender or any Loan Party.

Section 9.13. Right to Realize on Collateral and Enforce Guarantee . Anything contained in any of the Loan Documents to the contrary notwithstanding, the Loan Parties, the Administrative Agent and each Lender hereby agree that (i) no Lender shall have any right individually to realize upon any of the Collateral or to enforce the Collateral Documents, it being understood and agreed that all powers, rights and remedies hereunder and under the Collateral Documents may be exercised solely by the Administrative Agent, and (ii) in the event of a foreclosure by the Administrative Agent on any of the Collateral pursuant to a public or private sale or other disposition, the Administrative Agent or any Lender may be the purchaser or licensor of any or all of such Collateral at any such sale or other disposition and the Administrative Agent, as agent for and representative of the Lenders (but not any Lender or Lenders in its or their respective individual capacities unless the Required Lenders shall otherwise agree in writing), shall be entitled, for the purpose of bidding and making settlement or payment of the purchase price for all or any portion of the Collateral sold at any such public sale, to use and apply any of the Obligations as a credit on account of the purchase price for any collateral payable by the Administrative Agent at such sale or other disposition.

Section 9.14. Secured Bank Product Obligations and Hedging Obligations . No Bank Product Provider or Lender-Related Hedge Provider that obtains the benefits of Section 8.2 , the Collateral Documents or any Collateral by virtue of the provisions hereof or of any other Loan Document shall have any right to notice of any action or to consent to, direct or object to any action hereunder or under any other Loan Document or otherwise in respect of the Collateral (including the release or impairment of any Collateral) other than in its capacity as a Lender and, in such case, only to the extent expressly provided in the Loan Documents. Notwithstanding any other provision of this Article to the contrary, the Administrative Agent shall not be required to verify the payment of, or that other satisfactory arrangements have been made with respect to, Bank Product Obligations and Hedging Obligations unless the Administrative Agent has received written notice of such Obligations, together with such supporting documentation as the Administrative Agent may request, from the applicable Bank Product Provider or Lender-Related Hedge Provider, as the case may be.

 

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ARTICLE X

MISCELLANEOUS

Section 10.1. Notices .

(a) Written Notices .

(i) Except in the case of notices and other communications expressly permitted to be given by telephone, all notices and other communications to any party herein to be effective shall be in writing and shall be delivered by hand or overnight courier service, mailed by certified or registered mail or sent by telecopy, as follows:

 

 

To the Loan Parties:

  

CTR Partnership, L.P.

27101 Puerta Real, Suite 400

Mission Viejo, CA 92691

Attention: William Wagner

Telecopy Number: (949) 540-3002

 

CareTrust REIT, Inc.

27101 Puerta Real, Suite 400

Mission Viejo, CA 92691

Attention: William Wagner

Telecopy Number: (949) 540-3002

  To the Administrative Agent:   

SunTrust Bank

3333 Peachtree Road, N.E. / 7 th Floor

Atlanta, Georgia 30326

Attention: CareTrust REIT Account Manager

Telecopy Number: (404) 439-6700

  With a copy to:   

SunTrust Bank

Agency Services

303 Peachtree Street, N.E. / 25 th Floor

Atlanta, Georgia 30308

Attention: Doug Weltz

Telecopy Number: (404) 221-2001

 

and

 

Latham & Watkins LLP

355 South Grand Avenue

Los Angeles, CA 90071-1560

Attention: Jason Bosworth

Telecopy Number: (213) 891-8291

Email: jason.bosworth@lw.com

  To the Issuing Bank:   

SunTrust Bank

25 Park Place, N.E. / Mail Code 3706 / 16 th Floor

Atlanta, Georgia 30303

Attention: Standby Letter of Credit Dept.

Telecopy Number: (404) 588-8129

 

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  To the Swingline Lender:   

SunTrust Bank

Agency Services

303 Peachtree Street, N.E. / 25 th Floor

Atlanta, Georgia 30308

Attention: Doug Weltz

Telecopy Number: (404) 221-2001

  
  To any other Lender:    the address set forth in the Administrative Questionnaire or the Assignment and Acceptance executed by such Lender

Any party hereto may change its address or telecopy number for notices and other communications hereunder by notice to the other parties hereto. All such notices and other communications shall be effective upon actual receipt by the relevant Person or, if delivered by overnight courier service, upon the first Business Day after the date deposited with such courier service for overnight (next-day) delivery or, if sent by telecopy, upon transmittal in legible form by facsimile machine or, if mailed, upon the third Business Day after the date deposited into the mail or, if delivered by hand, upon delivery; provided that notices delivered to the Administrative Agent, any Issuing Bank or the Swingline Lender shall not be effective until actually received by such Person at its address specified in this Section.

(ii) Any agreement of the Administrative Agent, any Issuing Bank or any Lender herein to receive certain notices by telephone or facsimile is solely for the convenience and at the request of the Borrower. The Administrative Agent, each Issuing Bank and each Lender shall be entitled to rely on the authority of any Person purporting to be a Person authorized by the Borrower to give such notice and the Administrative Agent, the Issuing Banks and the Lenders shall not have any liability to the Borrower or other Person on account of any action taken or not taken by the Administrative Agent, any Issuing Bank or any Lender in reliance upon such telephonic or facsimile notice. The obligation of the Borrower to repay the Loans and all other Obligations hereunder shall not be affected in any way or to any extent by any failure of the Administrative Agent, any Issuing Bank or any Lender to receive written confirmation of any telephonic or facsimile notice or the receipt by the Administrative Agent, any Issuing Bank or any Lender of a confirmation which is at variance with the terms understood by the Administrative Agent, such Issuing Bank and such Lender to be contained in any such telephonic or facsimile notice.

(b) Electronic Communications .

(i) Notices and other communications to the Lenders and the Issuing Banks hereunder may be delivered or furnished by electronic communication (including e-mail and Internet or intranet websites) pursuant to procedures approved by the Administrative Agent, provided that the foregoing shall not apply to notices to any Lender or any Issuing Bank pursuant to Article II unless such Lender, such Issuing Bank, as applicable, and the Administrative Agent have agreed to receive notices under any Section thereof by electronic communication and have agreed to the procedures governing such communications. The Administrative Agent or the Borrower may, in its discretion, agree to accept notices and other communications to it hereunder by electronic communications pursuant to procedures approved by it; provided that approval of such procedures may be limited to particular notices or communications.

(ii) Unless the Administrative Agent otherwise prescribes, (A) notices and other communications sent to an e-mail address shall be deemed received upon the sender’s receipt of an acknowledgement from the intended recipient (such as by the “return receipt

 

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requested” function, as available, return e-mail or other written acknowledgement); provided that if such notice or other communication is not sent during the normal business hours of the recipient, such notice or communication shall be deemed to have been sent at the opening of business on the next Business Day for the recipient, and (B) notices or communications posted to an Internet or intranet website shall be deemed received upon the deemed receipt by the intended recipient at its e-mail address as described in the foregoing clause (A) of notification that such notice or communication is available and identifying the website address therefor.

(c) Certification of Public Information . The Borrower and each Lender acknowledge that certain of the Lenders may be Public Lenders and, if documents or notices required to be delivered pursuant to Section 5.1 or Section 5.2 otherwise are being distributed through Syndtrak, Intralinks or any other Internet or intranet website or other information platform (the “ Platform ”), any document or notice that the Borrower has indicated contains Non-Public Information shall not be posted on that portion of the Platform designated for such Public Lenders. The Borrower agrees to clearly designate all information provided to the Administrative Agent by or on behalf of the Borrower which is suitable to make available to Public Lenders. If the Borrower has not indicated whether a document or notice delivered pursuant to Section 5.1 or Section 5.2 contains Non-Public Information, the Administrative Agent reserves the right to post such document or notice solely on that portion of the Platform designated for Lenders who wish to receive Non-Public Information.

(d) Private Side Information Contacts . Each Public Lender agrees to cause at least one individual at or on behalf of such Public Lender to at all times have selected the “Private Side Information” or similar designation on the content declaration screen of the Platform in order to enable such Public Lender or its delegate, in accordance with such Public Lender’s compliance procedures and applicable law, including Unites States federal and state securities laws, to make reference to information that is not made available through the “Public Side Information” portion of the Platform and that may contain Non-Public Information with respect to the REIT Guarantor, its Affiliates or any of their securities or loans for purposes of United States federal or state securities laws. In the event that any Public Lender has determined for itself not to access any information disclosed through the Platform or otherwise, such Public Lender acknowledges that (i) other Lenders may have availed themselves of such information and (ii) neither any Loan Party nor the Administrative Agent has any responsibility for such Public Lender’s decision to limit the scope of the information it has obtained in connection with this Agreement and the other Loan Documents.

Section 10.2. Waiver; Amendments .

(a) No failure or delay by the Administrative Agent, any Issuing Bank or any Lender in exercising any right or power hereunder or under any other Loan Document, and no course of dealing between the Borrower and the Administrative Agent or any Lender, shall operate as a waiver thereof, nor shall any single or partial exercise of any such right or power, or any abandonment or discontinuance of steps to enforce such right or power, preclude any other or further exercise thereof or the exercise of any other right or power hereunder or thereunder. The rights and remedies of the Administrative Agent, the Issuing Banks and the Lenders hereunder and under the other Loan Documents are cumulative and are not exclusive of any rights or remedies provided by law. No waiver of any provision of this Agreement or of any other Loan Document or consent to any departure by the Loan Parties therefrom shall in any event be effective unless the same shall be permitted by subsection (b)  of this Section, and then such waiver or consent shall be effective only in the specific instance and for the purpose for which given. Without limiting the generality of the foregoing, the making of a Loan or the issuance of a Letter of Credit shall not be construed as a waiver of any Default or Event of Default, regardless of whether the Administrative Agent, any Lender or any Issuing Bank may have had notice or knowledge of such Default or Event of Default at the time.

 

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(b) No amendment or waiver of any provision of this Agreement or of the other Loan Documents (other than the Fee Letter), nor consent to any departure by the any Loan Party therefrom, shall in any event be effective unless the same shall be in writing and signed by the Loan Parties and the Required Lenders, or the Loan Parties and the Administrative Agent with the consent of the Required Lenders, and then such amendment, waiver or consent shall be effective only in the specific instance and for the specific purpose for which given; provided that, in addition to the consent of the Required Lenders, no amendment, waiver or consent shall:

(i) increase the Commitment of any Lender without the written consent of such Lender;

(ii) reduce the principal amount of any Loan or LC Disbursement or reduce the rate of interest thereon, or reduce any fees payable hereunder, without the written consent of each Lender directly affected thereby (provided that any change to the calculation of the Consolidated Leverage Ratio or the component definitions used therein shall not require consent of each Lender directly affected thereby and shall only be subject to Required Lender approval);

(iii) postpone the date fixed for any payment (other than any mandatory prepayment) of any principal of, or interest on, any Loan or LC Disbursement or any fees hereunder or reduce the amount of, waive or excuse any such payment, or postpone the scheduled date for the termination or reduction of any Commitment, without the written consent of each Lender directly affected thereby (provided that any change to the calculation of the Consolidated Leverage Ratio or the component definitions used therein shall not require consent of each Lender directly affected thereby and shall only be subject to Required Lender approval);

(iv) change Section 2.21(b) or (c)  or Section 8.2 in a manner that would alter the pro rata sharing of payments required thereby, without the written consent of each Lender directly affected thereby;

(v) change any of the provisions of this subsection (b)  or the percentage set forth in the definition of “Required Lenders” or any other provision hereof specifying the percentage of Lenders which are required to waive, amend or modify any rights hereunder or make any determination or grant any consent hereunder, without the consent of each Lender;

(vi) release all or substantially all of the guarantors, or limit the liability of all or substantially all such guarantors, under any guaranty agreement guaranteeing any of the Obligations, without the written consent of each Lender; or

(vii) release all or substantially all collateral (if any) securing any of the Obligations, without the written consent of each Lender;

provided , further , that (x) no such amendment, waiver or consent shall amend, modify or otherwise affect the rights, duties or obligations of the Administrative Agent, the Swingline Lender or any Issuing Bank without the prior written consent of such Person, and (y) no amendment, waiver or consent shall, unless signed by the Loan Parties and the Required Revolving Lenders, or the Loan Parties and the Administrative Agent with the consent of the Required Revolving Lenders:

(1) amend or waive compliance with the conditions precedent to the obligations of the Revolving Lenders to make any Revolving Loan or LC Disbursement;

(2) amend or waive non-compliance with any provision of Section 2.12 ;

 

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(3) waive any Default or Event of Default for the purpose of satisfying the conditions precedent to the obligations of the Revolving Lenders to make any Revolving Loan or LC Disbursement; or

(4) change any of the provisions of this clause (y) ;

provided , further , that no such amendment, waiver or consent shall change the percentage contained in the definition of “Required Revolving Lenders” or any other provision hereof specifying the percentage of Revolving Lenders which are required to waive, amend or modify any rights hereunder or make any determination or grant any consent hereunder, without the consent of each Revolving Lender.

(c) Notwithstanding anything to the contrary herein, no Defaulting Lender shall have any right to approve or disapprove any amendment, waiver or consent hereunder, except that the Commitment of such Lender may not be increased or extended, and amounts payable to such Lender hereunder may not be permanently reduced, without the consent of such Lender (other than reductions in fees and interest in which such reduction does not disproportionately affect such Lender). Notwithstanding anything contained herein to the contrary, this Agreement may be amended and restated without the consent of any Lender (but with the consent of the Loan Parties and the Administrative Agent) if, upon giving effect to such amendment and restatement, such Lender shall no longer be a party to this Agreement (as so amended and restated), the Commitments of such Lender shall have terminated (but such Lender shall continue to be entitled to the benefits of Sections 2.18 , 2.19 , 2.20 and 10.3 ), such Lender shall have no other commitment or other obligation hereunder and such Lender shall have been paid in full all principal, interest and other amounts owing to it or accrued for its account under this Agreement.

(d) Notwithstanding the foregoing, this Agreement may be amended (or amended and restated) with the written consent of the Required Lenders, Administrative Agent and Borrower (a) to add one or more additional credit facilities to this Agreement and to permit extensions of credit from time to time outstanding thereunder and the accrued interest and fees in respect thereof to share ratably in the benefits of this Agreement and the other Loan Documents with the Term Loans and the Revolving Loans and the accrued interest and fees in respect thereof and (b) to include appropriately the Lenders holding such credit facilities in any determination of the Required Lenders and, as applicable, Required Revolving Lenders.

(e) Notwithstanding anything to the contrary herein, any Loan Document may be waived, amended, supplemented or modified pursuant to an agreement or agreements in writing entered into by the Borrower and the Administrative Agent (without the consent of any Lender) solely to effect administrative changes that are not adverse to any Lender or to correct administrative errors or omissions or to cure an ambiguity, defect or error (including, without limitation, to revise the legal description of any Collateral), or to grant a new Lien for the benefit of the Secured Parties or extend an existing Lien over additional property. Notwithstanding anything to the contrary herein, additional extensions of credit consented to by the Required Lenders shall be permitted hereunder on a ratable basis with the existing Loans (including as to proceeds of, and sharing in the benefits of, Collateral and sharing of mandatory prepayments) and, with respect of Loans of the same Class, voluntary prepayments.

Section 10.3. Expenses; Indemnification .

(a) The Loan Parties shall pay (i) all reasonable, documented out-of-pocket costs and expenses of the Administrative Agent, the Lead Arrangers and their Affiliates , including the reasonable and documented fees, charges and disbursements of one outside counsel for the Administrative Agent, the Lead Arrangers and their Affiliates, in connection with the syndication of the credit facilities provided for

 

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herein, the preparation and administration of the Loan Documents and any amendments, modifications or waivers thereof (whether or not the transactions contemplated in this Agreement or any other Loan Document shall be consummated), (ii) all reasonable, documented out-of-pocket expenses incurred by any Issuing Bank in connection with the issuance, amendment, renewal or extension of any Letter of Credit or any demand for payment thereunder and (iii) all documented out-of-pocket costs and expenses, which shall be limited, in the case of outside counsel, to the reasonable fees, charges and disbursements of one outside counsel to the Secured Parties, taken as a whole, any local counsel for the Secured Parties in any applicable jurisdiction and any special regulatory counsel (and, solely in the case of a conflict of interest, one additional of each such counsel for each group of similarly situated Secured Parties)) incurred by the Administrative Agent, any Issuing Bank or any Lender in connection with the enforcement or protection of its rights in connection with this Agreement, including its rights under this Section, or in connection with the Loans made or any Letters of Credit issued hereunder, including all such out-of-pocket expenses incurred during any workout, restructuring or negotiations in respect of such Loans or Letters of Credit.

(b) The Loan Parties shall indemnify the Administrative Agent (and any sub-agent thereof), each Lender and each Issuing Bank, and each Related Party of any of the foregoing Persons (each such Person being called an “ Indemnitee ”) against, and hold each Indemnitee harmless from, any and all losses, claims, penalties, damages, liabilities and related expenses (including the reasonable and documented fees, charges and disbursements of one primary counsel for the Indemnitees, taken as a whole, any local counsel for the Indemnitees in any applicable jurisdiction and any special regulatory counsel (and, solely in the case of a conflict of interest, one additional of each such counsel for each group of similarly situated Indemnitees)), incurred by any Indemnitee or asserted against any Indemnitee by any third party or by the Borrower or any other Loan Party arising out of, in connection with, or as a result of (i) the execution or delivery of this Agreement, any other Loan Document or any agreement or instrument contemplated hereby or thereby, the performance by the parties hereto of their respective obligations hereunder or thereunder or the consummation of the transactions contemplated hereby or thereby, (ii) any Loan or Letter of Credit or the use or proposed use of the proceeds therefrom (including any refusal by any Issuing Bank to honor a demand for payment under a Letter of Credit if the documents presented in connection with such demand do not strictly comply with the terms of such Letter of Credit), (iii) any actual or alleged presence or Release of Hazardous Materials on or from any property owned or operated by the Loan Parties or any of their Subsidiaries, or any Environmental Liability related in any way to the Loan Parties or any of their Subsidiaries, or (iv) any actual or prospective claim, litigation, investigation or proceeding relating to any of the foregoing, whether based on contract, tort or any other theory, whether brought by a third party or by any Loan Party, and regardless of whether any Indemnitee is a party thereto; provided that such indemnity shall not, as to any Indemnitee, be available to the extent that such losses, claims, penalties, damages, liabilities or related expenses are determined by a court of competent jurisdiction by final and non-appealable judgment to have resulted from (x) the gross negligence or willful misconduct of such Indemnitee or (y) a material breach of such Indemnitee’s obligations hereunder or under any other Loan Document. No Indemnitee shall be liable for any damages arising from the use by others of any information or other materials obtained through Syndtrak, Intralinks or any other Internet or intranet website, except as a result of such Indemnitee’s gross negligence or willful misconduct as determined by a court of competent jurisdiction in a final and non-appealable judgment.

(c) The Loan Parties shall pay, and hold the Administrative Agent, each of the Issuing Banks and each of the Lenders harmless from and against, any and all present and future stamp, documentary, and other similar taxes with respect to this Agreement and any other Loan Documents, any collateral described therein or any payments due thereunder, and save the Administrative Agent, each Issuing Bank and each Lender harmless from and against any and all liabilities with respect to or resulting from any delay or omission to pay such taxes.

 

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(d) To the extent that the Loan Parties fail to pay any amount required to be paid to the Administrative Agent, any Issuing Bank or the Swingline Lender under subsection (a) , (b)  or (c)  hereof, each Lender severally agrees to pay to the Administrative Agent, the applicable Issuing Bank or the Swingline Lender, as the case may be, such Lender’s pro rata share (in accordance with its respective Revolving Commitment (or Revolving Credit Exposure, as applicable) and Term Loan determined as of the time that the unreimbursed expense or indemnity payment is sought) of such unpaid amount; provided that the unreimbursed expense or indemnified payment, claim, damage, liability or related expense, as the case may be, was incurred by or asserted against the Administrative Agent, the applicable Issuing Bank or the Swingline Lender in its capacity as such.

(e) To the extent permitted by applicable law, each party hereto waives, and agrees not to assert, any claim against any other party hereto, on any theory of liability, for special, indirect, consequential or punitive damages (as opposed to actual or direct damages) arising out of, in connection with or as a result of this Agreement, any other Loan Document or any agreement or instrument contemplated hereby, the transactions contemplated therein, any Loan or any Letter of Credit or the use of proceeds thereof.

(f) All amounts due under this Section shall be payable promptly after written demand therefor.

Section 10.4. Successors and Assigns .

(a) The provisions of this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns permitted hereby, except that the Borrower may not assign or otherwise transfer any of its rights or obligations hereunder without the prior written consent of the Administrative Agent and each Lender, and no Lender may assign or otherwise transfer any of its rights or obligations hereunder except (i) to an assignee in accordance with the provisions of subsection (b)  of this Section, (ii) by way of participation in accordance with the provisions of subsection (d)  of this Section or (iii) by way of pledge or assignment of a security interest subject to the restrictions of subsection (f)  of this Section (and any other attempted assignment or transfer by any party hereto shall be null and void). Nothing in this Agreement, expressed or implied, shall be construed to confer upon any Person (other than the parties hereto, their respective successors and assigns permitted hereby, Participants to the extent provided in subsection (d)  of this Section and, to the extent expressly contemplated hereby, the Related Parties of each of the Administrative Agent and the Lenders) any legal or equitable right, remedy or claim under or by reason of this Agreement.

(b) Any Lender may at any time assign to one or more assignees all or a portion of its rights and obligations under this Agreement (including all or a portion of its Commitments, Loans and other Revolving Credit Exposure at the time owing to it); provided that any such assignment shall be subject to the following conditions:

(i) Minimum Amounts .

(A) in the case of an assignment of the entire remaining amount of the assigning Lender’s Commitments, Loans and other Revolving Credit Exposure at the time owing to it or in the case of an assignment to a Lender, an Affiliate of a Lender or an Approved Fund, no minimum amount need be assigned; and

(B) in any case not described in subsection (b)(i)(A) of this Section, the aggregate amount of the Commitment (which for this purpose includes Loans and Revolving Credit Exposure outstanding thereunder) or, if the applicable Commitment is not then in effect, the principal outstanding balance of the Loans and Revolving Credit

 

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Exposure of the assigning Lender subject to each such assignment (determined as of the date the Assignment and Acceptance with respect to such assignment is delivered to the Administrative Agent or, if “Trade Date” is specified in the Assignment and Acceptance, as of the Trade Date) shall not be less than $1,000,000 with respect to Term Loans and $5,000,000 with respect to Revolving Loans and the Revolving Commitments and in minimum increments of $1,000,000, unless each of the Administrative Agent and, so long as no Event of Default has occurred and is continuing, the Borrower otherwise consents (each such consent not to be unreasonably withheld or delayed).

(ii) Proportionate Amounts . Each partial assignment shall be made as an assignment of a proportionate part of all the assigning Lender’s rights and obligations under this Agreement with respect to the Loans, other Revolving Credit Exposure or the Commitments assigned, except that this subsection (b)(ii) shall not prohibit any Lender from assigning all or a portion of its rights and obligations among separate Commitments or Classes on a non- pro rata basis.

(iii) Required Consents . No consent shall be required for any assignment except to the extent required by subsection (b)(i)(B) of this Section and, in addition:

(A) the consent of the Borrower shall be required unless (x) an Event of Default has occurred and is continuing at the time of such assignment or (y) (1) in the case of Term Loans such assignment is to a Lender, an Affiliate of such Lender or an Approved Fund of such Lender, or (2) in the case of Revolving Commitments or Revolving Loans, such assignment is to a Lender holding Revolving Commitments or an Affiliate of such Lender or an Approved Fund of such Lender;

(B) the consent of the Administrative Agent (such consent not to be unreasonably withheld or delayed) shall be required unless such assignment is of a Term Loan to a Lender, an Affiliate of such Lender or an Approved Fund of such Lender; and

(C) the consent of each Issuing Bank (such consent not to be unreasonably withheld or delayed) shall be required for any assignment that increases the obligation of the assignee to participate in exposure under one or more Letters of Credit (whether or not then outstanding), and the consent of the Swingline Lender (such consent not to be unreasonably withheld or delayed) shall be required for any assignment in respect of the Revolving Commitments unless such assignment is to a Lender holding Revolving Commitments or Revolving Loans, an Affiliate of such Lender or an Approved Fund of such Lender.

(iv) Assignment and Acceptance . The parties to each assignment shall deliver to the Administrative Agent (A) a duly executed Assignment and Acceptance, (B) a processing and recordation fee of $3,500 (except with respect to any assignment by a Lender to one of its Affiliates), (C) an Administrative Questionnaire unless the assignee is already a Lender and (D) the documents required under Section 2.20(e) .

(v) No Assignment to the Borrower . No such assignment shall be made to the Borrower or any of the Borrower’s Affiliates or Subsidiaries.

(vi) No Assignment to Natural Persons, Defaulting Lenders or Disqualified Institutions . No such assignment shall be made to a natural person, a Defaulting Lender or a Disqualified Institution.

 

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Subject to acceptance and recording thereof by the Administrative Agent pursuant to subsection (c)  of this Section, from and after the effective date specified in each Assignment and Acceptance, the assignee thereunder shall be a party to this Agreement and, to the extent of the interest assigned by such Assignment and Acceptance, have the rights and obligations of a Lender under this Agreement, and the assigning Lender thereunder shall, to the extent of the interest assigned by such Assignment and Acceptance, be released from its obligations under this Agreement (and, in the case of an Assignment and Acceptance covering all of the assigning Lender’s rights and obligations under this Agreement, such Lender shall cease to be a party hereto) but shall continue to be entitled to the benefits of Sections 2.18 , 2.19 , 2.20 and 10.3 with respect to facts and circumstances occurring prior to the effective date of such assignment; provided that, except to the extent otherwise expressly agreed by the affected parties, no assignment by a Defaulting Lender will constitute a waiver or release of any claim of any party hereunder arising from such Lender’s having been a Defaulting Lender. Any assignment or transfer by a Lender of rights or obligations under this Agreement that does not comply with this subsection shall be treated for purposes of this Agreement as a sale by such Lender of a participation in such rights and obligations in accordance with subsection (d)  of this Section. If the consent of the Borrower to an assignment is required hereunder (including a consent to an assignment which does not meet the minimum assignment thresholds specified above), the Borrower shall be deemed to have given its consent unless it shall object thereto by written notice to the Administrative Agent within ten (10) Business Days after notice thereof has actually been delivered by the assigning Lender (through the Administrative Agent) to the Borrower.

(c) The Administrative Agent, acting solely for this purpose as an agent of the Borrower, shall maintain at one of its offices in Atlanta, Georgia a copy of each Assignment and Acceptance delivered to it and a register for the recordation of the names and addresses of the Lenders, and the Commitments of, and principal amount of the Loans and Revolving Credit Exposure owing to, each Lender pursuant to the terms hereof from time to time (the “ Register ”). Information contained in the Register with respect to any Lender shall be available for inspection by such Lender at any reasonable time and from time to time upon reasonable prior notice; information contained in the Register shall also be available for inspection by the Borrower at any reasonable time and from time to time upon reasonable prior notice. In establishing and maintaining the Register, the Administrative Agent shall serve as the Borrower’s agent solely for tax purposes and solely with respect to the actions described in this Section, and the Borrower hereby agrees that, to the extent SunTrust Bank serves in such capacity, SunTrust Bank and its officers, directors, employees, agents, sub-agents and affiliates shall constitute “Indemnitees”.

(d) Any Lender may at any time, without the consent of, or notice to, the Borrower, the Administrative Agent, the Swingline Lender or any Issuing Bank, sell participations to any Person (other than a natural person, a Disqualified Institution, the Borrower or any of the Borrower’s Affiliates or Subsidiaries) (each, a “ Participant ”) in all or a portion of such Lender’s rights and/or obligations under this Agreement (including all or a portion of its Commitment and/or the Loans owing to it); provided that (i) such Lender’s obligations under this Agreement shall remain unchanged, (ii) such Lender shall remain solely responsible to the other parties hereto for the performance of such obligations and (iii) the Borrower, the Administrative Agent, the Issuing Banks, the Swingline Lender and the other Lenders shall continue to deal solely and directly with such Lender in connection with such Lender’s rights and obligations under this Agreement.

Any agreement or instrument pursuant to which a Lender sells such a participation shall provide that such Lender shall retain the sole right to enforce this Agreement and to approve any amendment, modification or waiver of any provision of this Agreement; provided that such agreement or instrument may provide that such Lender will not, without the consent of the Participant, agree to any amendment, modification or waiver with respect to the following to the extent affecting such Participant: (i) increase the Commitment of such Lender; (ii) reduce the principal amount of any Loan or LC Disbursement or reduce the rate of interest thereon, or reduce any fees payable hereunder (excluding the

 

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right of any Participant to consent to changes in the calculation of the Consolidated Leverage Ratio or the component definitions thereof); (iii) postpone the date fixed for any payment of any principal of, or interest on, any Loan or LC Disbursement or any fees hereunder or reduce the amount of, waive or excuse any such payment, or postpone the scheduled date for the termination or reduction of any Commitment (excluding the right of any Participant to consent to changes in the calculation of the Consolidated Leverage Ratio or the component definitions thereof); (iv) change Section 2.21(b) or (c)  in a manner that would alter the pro rata sharing of payments required thereby; (v) change any of the provisions of Section 10.2(b) or the definition of “Required Lenders” or “Required Revolving Lenders” or any other provision hereof specifying the number or percentage of Lenders which are required to waive, amend or modify any rights hereunder or make any determination or grant any consent hereunder; (vi) release all or substantially all of the guarantors, or limit the liability of all or substantially all such guarantors, under any guaranty agreement guaranteeing any of the Obligations; or (vii) release all or substantially all collateral (if any) securing any of the Obligations. Subject to subsection (e)  of this Section, the Borrower agrees that each Participant shall be entitled to the benefits of Sections 2.18 , 2.19 , and 2.20 to the same extent as if it were a Lender and had acquired its interest by assignment pursuant to subsection (b)  of this Section; provided that such Participant agrees to be subject to Section 2.24 as though it were a Lender. To the extent permitted by law, each Participant also shall be entitled to the benefits of Section 10.7 as though it were a Lender; provided that such Participant agrees to be subject to Section 2.21 as though it were a Lender.

Each Lender that sells a participation shall, acting solely for this purpose as a non-fiduciary agent of the Borrower, maintain a register in the United States on which it enters the name and address of each Participant and the principal amounts (and stated interest) of each Participant’s interest in the Loans or other obligations under the Loan Documents (the “ Participant Register ”); provided that no Lender shall have any obligation to disclose all or any portion of the Participant Register to any Person (including the identity of any Participant or any information relating to a Participant’s interest in any commitments, loans, letters of credit or other obligations under any Loan Document) except to the extent that such disclosure is necessary to establish that such commitment, loan, letter of credit or other obligation is in registered form under Section 5f.103-1(c) of the United States Treasury Regulations. The entries in the Participant Register shall be conclusive, absent manifest error, and such Lender shall treat each person whose name is recorded in the Participant Register as the owner of such participation for all purposes of this Agreement notwithstanding any notice to the contrary.

(e) A Participant shall not be entitled to receive any greater payment under Sections 2.18 and 2.20 than the applicable Lender would have been entitled to receive with respect to the participation sold to such Participant, unless the sale of the participation to such Participant is made with the Borrower’s prior written consent. A Participant shall not be entitled to the benefits of Section 2.20 unless the Borrower is notified of the participation sold to such Participant and such Participant agrees, for the benefit of the Borrower, to comply with Section 2.20(e) and (f)  as though it were a Lender.

(f) Any Lender may at any time pledge or assign a security interest in all or any portion of its rights under this Agreement to secure obligations of such Lender, including, without limitation, any pledge or assignment to secure obligations to a Federal Reserve Bank; provided that no such pledge or assignment shall release such Lender from any of its obligations hereunder or substitute any such pledgee or assignee for such Lender as a party hereto.

(g) The Administrative Agent shall not have any responsibility for ensuring that an assignee of, or a participant in, a Loan or Revolving Commitment is not a Disqualified Institution, and shall not have any liability in the event that Loans or Revolving Commitments, or a participation therein, are transferred to any Disqualified Institution.

 

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(h) For the avoidance of doubt, the addition of any Person to the Disqualified Institution List shall solely apply prospectively and shall have no effect with respect to any assignment or participation that occurs or any Loans, Commitments or Revolving Credit Exposure acquired by such Person, in each case prior to the date such Person is added to the Disqualified Institution List.

Section 10.5. Governing Law; Jurisdiction; Consent to Service of Process .

(a) This Agreement and the other Loan Documents and any claim, controversy, dispute or cause of action (whether in contract or tort or otherwise) based upon, arising out of or relating to this Agreement or any other Loan Document (except, as to any other Loan Document, as expressly set forth therein) and the transactions contemplated hereby and thereby shall be construed in accordance with and be governed by the law of the State of New York.

(b) Each of the Loan Parties hereby irrevocably and unconditionally submits, for itself and its property, to the exclusive jurisdiction of the United States District Court for the Southern District of New York, and of the Supreme Court of the State of New York sitting in New York county, and of any appellate court from any thereof, in any action or proceeding arising out of or relating to this Agreement or any other Loan Document or the transactions contemplated hereby or thereby, or for recognition or enforcement of any judgment, and each of the parties hereto hereby irrevocably and unconditionally agrees that all claims in respect of any such action or proceeding may be heard and determined in such District Court or New York state court or, to the extent permitted by applicable law, such appellate court. Each of the parties hereto agrees that a final judgment in any such action or proceeding shall be conclusive and may be enforced in other jurisdictions by suit on the judgment or in any other manner provided by law. Nothing in this Agreement or any other Loan Document shall affect any right that the Administrative Agent, any Issuing Bank or any Lender may otherwise have to bring any action or proceeding relating to this Agreement or any other Loan Document against any Loan Party or its properties in the courts of any jurisdiction.

(c) Each of the Loan Parties irrevocably and unconditionally waives any objection which it may now or hereafter have to the laying of venue of any such suit, action or proceeding described in subsection (b)  of this Section and brought in any court referred to in subsection (b)  of this Section. Each of the parties hereto irrevocably waives, to the fullest extent permitted by applicable law, the defense of an inconvenient forum to the maintenance of such action or proceeding in any such court.

(d) Each party to this Agreement irrevocably consents to the service of process in the manner provided for notices in Section 10.1 . Nothing in this Agreement or in any other Loan Document will affect the right of any party hereto to serve process in any other manner permitted by law.

Section 10.6. WAIVER OF JURY TRIAL . EACH PARTY HERETO IRREVOCABLY WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN ANY LEGAL PROCEEDING DIRECTLY OR INDIRECTLY ARISING OUT OF THIS AGREEMENT OR ANY OTHER LOAN DOCUMENT OR THE TRANSACTIONS CONTEMPLATED HEREBY OR THEREBY (WHETHER BASED ON CONTRACT, TORT OR ANY OTHER THEORY). EACH PARTY HERETO (A) CERTIFIES THAT NO REPRESENTATIVE, AGENT OR ATTORNEY OF ANY OTHER PARTY HAS REPRESENTED, EXPRESSLY OR OTHERWISE, THAT SUCH OTHER PARTY WOULD NOT, IN THE EVENT OF LITIGATION, SEEK TO ENFORCE THE FOREGOING WAIVER, AND (B) ACKNOWLEDGES THAT IT AND THE OTHER PARTIES HERETO HAVE BEEN INDUCED TO ENTER INTO THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS BY, AMONG OTHER THINGS, THE MUTUAL WAIVERS AND CERTIFICATIONS IN THIS SECTION.

 

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Section 10.7. Right of Set-off . In addition to any rights now or hereafter granted under applicable law and not by way of limitation of any such rights, each Lender and each Issuing Bank shall have the right, at any time or from time to time upon the occurrence and during the continuance of an Event of Default, without prior notice to any Loan Party, any such notice being expressly waived by the Loan Parties to the extent permitted by applicable law, to set off and apply against all deposits (general or special, time or demand, provisional or final) of the Loan Parties at any time held or other obligations at any time owing by such Lender and such Issuing Bank to or for the credit or the account of the Loan Parties against any and all Obligations held by such Lender or such Issuing Bank, as the case may be, irrespective of whether such Lender or such Issuing Bank shall have made demand hereunder and although such Obligations may be unmatured. Each Lender and each Issuing Bank agrees promptly to notify the Administrative Agent and the Borrower after any such set-off and any application made by such Lender or such Issuing Bank, as the case may be; provided that the failure to give such notice shall not affect the validity of such set-off and application. Each Lender and each Issuing Bank agrees to apply all amounts collected from any such set-off to the Obligations before applying such amounts to any other Indebtedness or other obligations owed by the Loan Parties and any of its Subsidiaries to such Lender or such Issuing Bank.

Section 10.8. Counterparts; Integration . This Agreement may be executed by one or more of the parties to this Agreement on any number of separate counterparts, and all of said counterparts taken together shall be deemed to constitute one and the same instrument. This Agreement, the Fee Letter, the other Loan Documents, and any separate letter agreements relating to any fees payable to the Administrative Agent and its Affiliates constitute the entire agreement among the parties hereto and thereto and their affiliates regarding the subject matters hereof and thereof and supersede all prior agreements and understandings, oral or written, regarding such subject matters. Delivery of an executed counterpart to this Agreement or any other Loan Document by facsimile transmission or by electronic mail in pdf format shall be as effective as delivery of a manually executed counterpart hereof.

Section 10.9. Survival . All covenants, agreements, representations and warranties made by the Loan Parties herein and in the certificates, reports, notices or other instruments delivered in connection with or pursuant to this Agreement shall be considered to have been relied upon by the other parties hereto and shall survive the execution and delivery of this Agreement and the other Loan Documents and the making of any Loans and issuance of any Letters of Credit, regardless of any investigation made by any such other party or on its behalf and notwithstanding that the Administrative Agent, any Issuing Bank or any Lender may have had notice or knowledge of any Default or incorrect representation or warranty at the time any credit is extended hereunder, and shall continue in full force and effect as long as the principal of or any accrued interest on any Loan or any fee or any other amount payable under this Agreement is outstanding and unpaid or any Letter of Credit is outstanding and so long as the Commitments have not expired or terminated. The provisions of Sections 2.18 , 2.19 , 2.20 , and 10.3 and Article IX shall survive and remain in full force and effect regardless of the consummation of the transactions contemplated hereby, the repayment of the Loans, the expiration or termination of the Letters of Credit and the Commitments or the termination of this Agreement or any provision hereof.

Section 10.10. Severability . Any provision of this Agreement or any other Loan Document held to be illegal, invalid or unenforceable in any jurisdiction, shall, as to such jurisdiction, be ineffective to the extent of such illegality, invalidity or unenforceability without affecting the legality, validity or enforceability of the remaining provisions hereof or thereof; and the illegality, invalidity or unenforceability of a particular provision in a particular jurisdiction shall not invalidate or render unenforceable such provision in any other jurisdiction.

 

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Section 10.11. Confidentiality . Each of the Administrative Agent, the Issuing Banks and the Lenders agrees to maintain the confidentiality of any information relating to the Loan Parties or any of their Subsidiaries or any of their respective businesses, to the extent designated in writing as confidential and provided to it by the Loan Parties or any of their Subsidiaries, other than any such information that is available to the Administrative Agent, any Issuing Bank or any Lender on a non-confidential basis prior to disclosure by the Loan Parties or any of their Subsidiaries, except that such information may be disclosed (i) to any Related Party of the Administrative Agent, any such Issuing Bank or any such Lender including, without limitation, accountants, legal counsel and other advisors who need to know such information in connection with the Related Transactions and are informed of the confidential nature of such information, (ii) pursuant to the order of any court or administrative agency or in any pending legal or administrative proceeding, or otherwise as required by applicable law or regulation or compulsory legal process (in which case such disclosing party agrees to inform the Borrower reasonably promptly thereof prior to such disclosure to the extent not prohibited by law, rule or regulation), (iii) to the extent requested by any regulatory agency or authority purporting to have jurisdiction over such disclosing party or its Affiliates (including any self-regulatory authority such as the National Association of Insurance Commissioners) (in which case such disclosing party agrees to inform the Borrower reasonably promptly thereof prior to such disclosure to the extent not prohibited by law, rule or regulation), (iv) to the extent that such information becomes publicly available other than as a result of a breach of this Section, or which becomes available to the Administrative Agent, any Issuing Bank, any Lender or any Related Party of any of the foregoing on a non-confidential basis from a source other than the Loan Parties or any of their Subsidiaries that is not, to such disclosing party’s knowledge, subject to confidentiality obligations to the Loan Parties and their Subsidiaries, (v) in connection with the exercise of any remedy hereunder or under any other Loan Documents or any suit, action or proceeding relating to this Agreement or any other Loan Documents or the enforcement of rights hereunder or thereunder, (vi) subject to execution by such Person of an agreement containing provisions substantially the same as those of this Section (or language substantially similar to this paragraph, including provisions customary in the syndicated loan market), to (A) any assignee of or Participant in, or any prospective assignee of or Participant in, any of such disclosing party’s rights or obligations under this Agreement, or (B) any direct or indirect actual or prospective contractual counterparty (and its Related Parties) to any swap, derivative or similar product that is to be secured by the Collateral, (vii) to the CUSIP Service Bureau or any similar organization, (viii) for purposes of establishing a “due diligence” defense, (ix) to the extent that such information is independently developed by such disclosing party (other than with confidential information provided to such disclosing party by the Loan Parties and their Subsidiaries), (x) to industry trade organizations, general information with respect to this Agreement that is customary for inclusion in league table measurements or (xi) with the consent of the Borrower. Any Person required to maintain the confidentiality of any information as provided for in this Section shall be considered to have complied with its obligation to do so if such Person has exercised the same degree of care to maintain the confidentiality of such information as such Person would accord its own confidential information.

Section 10.12. Interest Rate Limitation . Notwithstanding anything herein to the contrary, if at any time the interest rate applicable to any Loan, together with all fees, charges and other amounts which may be treated as interest on such Loan under applicable law (collectively, the “ Charges ”), shall exceed the maximum lawful rate of interest (the “ Maximum Rate ”) which may be contracted for, charged, taken, received or reserved by a Lender holding such Loan in accordance with applicable law, the rate of interest payable in respect of such Loan hereunder, together with all Charges payable in respect thereof, shall be limited to the Maximum Rate and, to the extent lawful, the interest and Charges that would have been payable in respect of such Loan but were not payable as a result of the operation of this Section shall be cumulated and the interest and Charges payable to such Lender in respect of other Loans or periods shall be increased (but not above the Maximum Rate therefor) until such cumulated amount, together with interest thereon at the Federal Funds Rate to the date of repayment (to the extent permitted by applicable law), shall have been received by such Lender.

 

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Section 10.13. Waiver of Effect of Corporate Seal . The Loan Parties represent and warrant that none of them is required to affix its corporate seal to this Agreement or any other Loan Document pursuant to any Requirement of Law, agrees that this Agreement is delivered by the Loan Parties under seal and waive any shortening of the statute of limitations that may result from not affixing the corporate seal to this Agreement or such other Loan Documents.

Section 10.14. Patriot Act . The Administrative Agent and each Lender hereby notifies the Loan Parties that, pursuant to the requirements of the Patriot Act, it is required to obtain, verify and record information that identifies each Loan Party, which information includes the name and address of such Loan Party and other information that will allow such Lender or the Administrative Agent, as applicable, to identify such Loan Party in accordance with the Patriot Act.

Section 10.15. No Advisory or Fiduciary Responsibility . In connection with all aspects of each transaction contemplated hereby (including in connection with any amendment, waiver or other modification hereof or of any other Loan Document), each of the Loan Parties acknowledges and agrees and acknowledges its Affiliates’ understanding that (i)(A) the services regarding this Agreement provided by the Administrative Agent and/or the Lenders are arm’s-length commercial transactions between the Loan Parties and their respective Affiliates, on the one hand, and the Administrative Agent and the Lenders, on the other hand, (B) each of the Loan Parties have consulted their own legal, accounting, regulatory and tax advisors to the extent they have deemed appropriate, and (C) each if the Loan Parties is capable of evaluating and understanding, and understands and accepts, the terms, risks and conditions of the transactions contemplated hereby and by the other Loan Documents; (ii)(A) each of the Administrative Agent and the Lenders is and has been acting solely as a principal and, except as expressly agreed in writing by the relevant parties, has not been, is not, and will not be acting as an advisor, agent or fiduciary for the Borrower, any other Loan Party or any of their respective Affiliates, or any other Person, and (B) neither the Administrative Agent nor any Lender has any obligation to the Borrower, any other Loan Party or any of their Affiliates with respect to the credit facilities contemplated hereby except those obligations expressly set forth herein and in the other Loan Documents; and (iii) the Administrative Agent, the Lenders and their respective Affiliates may be engaged in a broad range of transactions that involve interests that differ from those of the Borrower, the other Loan Parties and their respective Affiliates, and each of the Administrative Agent and the Lenders has no obligation to disclose any of such interests to the Borrower, any other Loan Party or any of their respective Affiliates. To the fullest extent permitted by law, each of the Borrower and the other Loan Parties hereby waives and releases any claims that it may have against the Administrative Agent or any Lender with respect to any breach or alleged breach of agency or fiduciary duty in connection with any aspect of any transaction contemplated hereby.

Section 10.16. Location of Closing . Each Lender and each Issuing Bank acknowledges and agrees that it has delivered, with the intent to be bound, its executed counterparts of this Agreement to the Administrative Agent, c/o Latham & Watkins LLP, 885 3rd Ave, New York, NY 10022. The Loan Parties acknowledge and agree that they have delivered, with the intent to be bound, its executed counterparts of this Agreement and each other Loan Document, together with all other documents, instruments, opinions, certificates and other items required under Section 3.1 , to the Administrative Agent, c/o Latham & Watkins LLP, 885 3rd Ave, New York, NY 10022. All parties agree that the closing of the transactions contemplated by this Agreement has occurred in New York.

Section 10.17. Appraisals . The Loan Parties acknowledge that (a) each Appraisal for a Borrowing Base Asset shall be updated, at the expense or the Borrower, pursuant to a Desktop Appraisal once per calendar year; and (b) each Appraisal for each Borrowing Asset shall be updated (i) at the expense of the Borrower, at any time that an Event of Default exists and the Administrative Agent (or the Required Lenders) desire to update such Appraisals; (ii) at the expense of the Borrower, at any time that the Borrower desires to update any such Appraisal; and (iii) at the expense of the Lenders, at any other

 

143


time that the Administrative Agent (or the Required Lenders) desire to update any such Appraisals. Any appraisal requested or required pursuant to this Section 10.17 shall be reviewed and approved by the Administrative Agent (acting reasonably); provided that (x) the Administrative Agent shall use reasonable efforts to approve or disapprove such appraisal within ten (10) Business Days after they are received and a failure to approve or disapprove the appraisals in such ten (10) Business Day period shall be deemed to mean that such appraisals are approved and (y) to the extent any such appraisal is denied approval, the Administrative Agent shall specify the reasons in writing to the Borrower for such denial.

Section 10.18. Releases of Collateral . The Administrative Agent agrees with the Borrower that the Administrative Agent shall:

(a) effectuate the releases contemplated by Section 3.4 and Section 11.8 ;

(b) release any Lien on any property granted to or held by the Administrative Agent under any Loan Document (i) upon Payment in Full of all Obligations; (ii) that is sold or to be sold as part of or in connection with any Disposition permitted hereunder; (iii) if such release is approved, authorized or ratified in writing in accordance with Section 10.2 ; or (iv) which is subject to Liens permitted under Section 7.2(f) , (g)  or (n)  (in each case, solely to the extent required by the holder of such Lien), and, to the extent relating to extensions, renewals or replacements of such Liens, Section 7.2(g) ;

(c) release any Loan Party from its obligations under the applicable Collateral Documents (and release any Liens on the assets of each Person) if such Person ceases to be a Subsidiary as a result of a transaction permitted hereunder; and

(d) release any Lien on any Capital Stock of any Subsidiary that ceases to be a Subsidiary as a result of any transaction permitted hereunder.

In connection with the foregoing, the Administrative Agent shall, at the Borrower’s expense, execute, deliver and record such documents and instruments as may be reasonably necessary or advisable to effectuate or confirm such releases. In addition, the Administrative Agent will execute and deliver such releases and subordination agreements and other documents as may be reasonably necessary or advisable to allow Permitted Encumbrances of the type referred to in clause (iv)  of the definition thereof.

ARTICLE XI

GUARANTY

Section 11.1. The Guaranty . Each of the Guarantors hereby jointly and severally guarantees to each Lender and the Administrative Agent as hereinafter provided, as primary obligor and not as surety, the prompt payment of the Obligations in full when due (whether at stated maturity, as a mandatory prepayment, by acceleration, as a mandatory cash collateralization or otherwise) strictly in accordance with the terms thereof. The Guarantors hereby further agree that if any of the Obligations are not paid in full when due (whether at stated maturity, as a mandatory prepayment, by acceleration, as a mandatory cash collateralization or otherwise), the Guarantors will, jointly and severally, promptly pay the same, without any demand or notice whatsoever, and that in the case of any extension of time of payment or renewal of any of the Obligations, the same will be promptly paid in full when due (whether at extended maturity, as a mandatory prepayment, by acceleration, as a mandatory cash collateralization or otherwise) in accordance with the terms of such extension or renewal.

Notwithstanding any provision to the contrary contained herein or in any other of the Loan Documents, if any Guarantor is deemed to have been rendered insolvent as a result of its guarantee obligations under this Section 11.1 and not to have received reasonable equivalent value in exchange

 

144


therefor, then, in such an event, the liability of such Guarantor under this Section 11.1 shall be limited to the maximum amount of the Obligations of the Borrower that such Guarantor may guaranty without rendering the obligations of such Guarantor under this Section 11.1 void or voidable under any fraudulent conveyance or fraudulent transfer law.

Section 11.2. Obligations Unconditional . The obligations of the Guarantors under Section 11.1 are joint and several, absolute and unconditional, irrespective of the value, genuineness, validity, regularity or enforceability of any of the Loan Documents, or any other agreement or instrument referred to therein, or any substitution, release, impairment or exchange of any other guarantee of or security for any of the Obligations, and, to the fullest extent permitted by applicable law, irrespective of any other circumstance whatsoever which might otherwise constitute a legal or equitable discharge or defense of a surety or guarantor, it being the intent of this Section 11.2 that the obligations of the Guarantors hereunder shall be absolute and unconditional under any and all circumstances. Each Guarantor agrees that such Guarantor shall have no right of subrogation, indemnity, reimbursement or contribution against the Borrowers or any other Guarantor for amounts paid under this Article XI until such time as the Obligations have been Paid in Full. Without limiting the generality of the foregoing, it is agreed that, to the fullest extent permitted by law, the occurrence of any one or more of the following shall not alter or impair the liability of the Guarantor hereunder, which shall remain absolute and unconditional as described above:

(a) at any time or from time to time, without notice to the Guarantor, the time for any performance of or compliance with any of the Obligations shall be extended, or such performance or compliance shall be waived;

(b) any of the acts mentioned in any of the provisions of any of the Loan Documents or any documents or agreement with respect to Hedging Obligations or Bank Product Obligations of any Loan Party to any Lender, or any Affiliate of a Lender, or any other agreement or instrument referred to in the Loan Documents or such other documents or agreement shall be done or omitted;

(c) the maturity of any of the Obligations shall be accelerated in accordance with the Loan Documents, or any of the Obligations shall be modified, supplemented, waived or amended in any respect in accordance with the Loan Documents, or any right under any of the Loan Documents or any documents or agreement with respect to Hedging Obligations or Bank Product Obligations of any Loan Party to any Lender, or any Affiliate of a Lender, or any other agreement or instrument referred to in the Loan Documents or any such agreement or document shall be waived in accordance with the Loan Documents or any other guarantee of any of the Obligations or any security therefor shall be released, impaired or exchanged in whole or in part or otherwise dealt with;

(d) any Lien granted to, or in favor of, the Administrative Agent or any Lender or Lenders as security for any of the Obligations shall fail to attach or be perfected, or shall be released in accordance with the terms of this Agreement;

(e) any of the Obligations shall be determined to be void or voidable (including, without limitation, for the benefit of any creditor of the Guarantor) or shall be subordinated to the claims of any Person (including, without limitation, any creditor of the Guarantor); or

(f) any other circumstance whatsoever which might otherwise constitute a legal or equitable discharge or defense of a surety or guarantor.

 

145


With respect to its obligations hereunder, each Guarantor hereby expressly waives diligence, presentment, demand of payment, protest and all notices whatsoever, and any requirement that the Administrative Agent or any Lender exhaust any right, power or remedy or proceed against any Person under any of the Loan Documents or any documents or agreement with respect to Hedging Obligations or Bank Product Obligations of any Loan Party to any Lender, or any Affiliate of a Lender, or any other agreement or instrument referred to in the Loan Documents or any such documents or agreement or against any other Person under any other guarantee of, or security for, any of the Obligations.

Section 11.3. Reinstatement . The obligations of the Guarantors under this Article XI shall be automatically reinstated if and to the extent that for any reason any payment by or on behalf of any Person in respect of the Obligations is rescinded or must be otherwise restored by any holder of any of the Obligations, whether as a result of any proceedings in bankruptcy or reorganization or otherwise, and each Guarantor agrees that it will indemnify the Administrative Agent and each Lender on demand for all reasonable costs and expenses (including, without limitation, the fees, charges and disbursements of counsel) incurred by the Administrative Agent or such Lender in connection with such rescission or restoration, including any such costs and expenses incurred in defending against any claim alleging that such payment constituted a preference, fraudulent transfer or similar payment under any bankruptcy, insolvency or similar law.

Section 11.4. Certain Additional Waivers . Each Guarantor agrees that such Guarantor shall have no right of recourse to security for the Obligations, except through the exercise of rights of subrogation pursuant to Section 11.2 and through the exercise of rights of contribution pursuant to Section 11.6 .

Section 11.5. Remedies . The Guarantors agree that, to the fullest extent permitted by law, as between the Guarantors, on the one hand, and the Administrative Agent and the Lenders, on the other hand, the Obligations may be declared to be forthwith due and payable as provided in Section 8.2 (and shall be deemed to have become automatically due and payable in the circumstances provided in said Section 8.2 ) for purposes of Section 11.1 notwithstanding any stay, injunction or other prohibition preventing such declaration (or preventing the Obligations from becoming automatically due and payable) as against any other Person and that, in the event of such declaration (or the Obligations being deemed to have become automatically due and payable), the Obligations (whether or not due and payable by any other Person) shall forthwith become due and payable by the Guarantors for purposes of Section 11.1 . The Guarantors acknowledge and agree that their obligations hereunder are secured in accordance with the terms of the Collateral Documents and that the Lenders may exercise their remedies thereunder in accordance with the terms thereof.

Section 11.6. Rights of Contribution . The Guarantors agree among themselves that, in connection with payments made hereunder, each Guarantor shall have contribution rights against the other Guarantors as permitted under applicable law. Such contribution rights shall be subordinate and subject in right of payment to the obligations of such Guarantors under the Loan Documents and no Guarantor shall exercise such rights of contribution until all Obligations have been Paid in full and the Commitments have terminated.

Section 11.7. Guarantee of Payment; Continuing Guarantee . The guarantee in this Article XI is a guaranty of payment and not of collection, is a continuing guarantee, and shall apply to all Obligations whenever arising.

Section 11.8. Release of Subsidiary Loan Parties . Within five (5) Business Days following the written request by a Responsible Officer of the Borrower, the Administrative Agent, on behalf of the Lenders, shall release a Subsidiary Loan Party from its obligations under the Guaranty to the extent that the following conditions are satisfied to the reasonable satisfaction of the Administrative Agent: (a) there

 

146


is no Event of Default existing under the Agreement either at the time of such request or at the time such Subsidiary Loan Party is released; and (b) such Responsible Officer of the Borrower delivers to Administrative Agent a certificate in form and substance reasonably satisfactory to the Administrative Agent stating that (i) such request is being made in connection with such Subsidiary Loan Party ceasing for any reason to be a guarantor of all of the Indebtedness permitted pursuant to Section 7.1(c) ; and (ii) such Subsidiary Loan Party will also be released from its guaranty obligations with respect to all Indebtedness under Section 7.1(c) .

Section 11.9. Keepwell . Each Qualified ECP Guarantor hereby jointly and severally absolutely, unconditionally and irrevocably undertakes to provide such funds or other support as may be needed from time to time by each other Loan Party to honor all of its obligations under this Guaranty in respect of Swap Obligations (provided, however, that each Qualified ECP Guarantor shall only be liable under this Article XI for the maximum amount of such liability that can be hereby incurred without rendering its obligations under this Article XI , or otherwise under this Guaranty, voidable under applicable law relating to fraudulent conveyance or fraudulent transfer, and not for any greater amount). The obligations of each Qualified ECP Guarantor under this Section shall remain in full force and effect until Payment in Full has occurred. Each Qualified ECP Guarantor intends that this Article XI constitute, and this Article XI shall be deemed to constitute, a “keepwell, support, or other agreement” for the benefit of each other Loan Party for all purposes of Section 1a(18)(A)(v)(II) of the Commodity Exchange Act.

(remainder of page left intentionally blank)

 

147


IN WITNESS WHEREOF , the parties hereto have caused this Agreement to be duly executed by their respective authorized officers as of the day and year first above written.

 

CTR PARTNERSHIP, L.P. , a Delaware limited partnership

By: CareTrust GP, LLC, its general partner

 

By: CareTrust REIT, Inc., its sole member

By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer
CARETRUST REIT, INC., a Maryland corporation
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer
CARETRUST GP, LLC , a Delaware limited liability company
By: CareTrust REIT, Inc., its sole member
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer
CARETRUST CAPITAL CORP. , a Delaware corporation
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer


18TH PLACE HEALTH HOLDINGS LLC

49TH STREET HEALTH HOLDINGS LLC

4TH STREET HOLDINGS LLC

51ST AVENUE HEALTH HOLDINGS LLC

ANSON HEALTH HOLDINGS LLC

ARAPAHOE HEALTH HOLDINGS LLC

ARROW TREE HEALTH HOLDINGS LLC

AVENUE N HOLDINGS LLC

BIG SIOUX RIVER HEALTH HOLDINGS LLC

BOARDWALK HEALTH HOLDINGS LLC

BOGARDUS HEALTH HOLDINGS LLC

BURLEY HEALTHCARE HOLDINGS LLC

CASA LINDA RETIREMENT LLC

CHERRY HEALTH HOLDINGS LLC

CM HEALTH HOLDINGS LLC

COTTONWOOD HEALTH HOLDINGS LLC

DALLAS INDEPENDENCE LLC

DIXIE HEALTH HOLDINGS LLC

EMMETT HEALTHCARE HOLDINGS LLC

ENSIGN BELLFLOWER LLC

ENSIGN SOUTHLAND LLC

EVERGLADE HEALTH HOLDINGS LLC

EXPO PARK HEALTH HOLDINGS LLC

EXPRESSWAY HEALTH HOLDINGS LLC

FALLS CITY HEALTH HOLDINGS LLC

FIFTH EAST HOLDINGS LLC

FIG STREET HEALTH HOLDINGS LLC

FLAMINGO HEALTH HOLDINGS LLC

FORT STREET HEALTH HOLDINGS LLC

GAZEBO PARK HEALTH HOLDINGS LLC

GILLETTE PARK HEALTH HOLDINGS LLC

GOLFVIEW HOLDINGS LLC

GUADALUPE HEALTH HOLDINGS LLC

HILLENDAHL HEALTH HOLDINGS LLC

HILLVIEW HEALTH HOLDINGS LLC

IRVING HEALTH HOLDINGS LLC

IVES HEALTH HOLDINGS LLC

JEFFERSON RALSTON HOLDINGS LLC

JORDAN HEALTH PROPERTIES LLC

JOSEY RANCH HEALTHCARE HOLDINGS LLC

KINGS COURT HEALTH HOLDINGS LLC

LAFAYETTE HEALTH HOLDINGS LLC

LEMON RIVER HOLDINGS LLC

LOCKWOOD HEALTH HOLDINGS LLC

LONG BEACH HEALTH ASSOCIATES LLC

LOWELL HEALTH HOLDINGS LLC

LOWELL LAKE HEALTH HOLDINGS LLC

LUFKIN HEALTH HOLDINGS LLC

MEMORIAL HEALTH HOLDINGS LLC

MESQUITE HEALTH HOLDINGS LLC

MISSION CCRC LLC


MOENIUM HOLDINGS LLC

NORTHSHORE HEALTHCARE HOLDINGS LLC

OLESON PARK HEALTH HOLDINGS LLC

OREM HEALTH HOLDINGS LLC

PAREDES HEALTH HOLDINGS LLC

POLK HEALTH HOLDINGS LLC

PRAIRIE HEALTH HOLDINGS LLC

PRICE HEALTH HOLDINGS LLC

QUEEN CITY HEALTH HOLDINGS LLC

QUEENSWAY HEALTH HOLDINGS LLC

RB HEIGHTS HEALTH HOLDINGS LLC

REGAL ROAD HEALTH HOLDINGS LLC

RENEE AVENUE HEALTH HOLDINGS LLC

RIO GRANDE HEALTH HOLDINGS LLC

SALMON RIVER HEALTH HOLDINGS LLC

SALT LAKE INDEPENDENCE LLC

SAN CORRINE HEALTH HOLDINGS LLC

SARATOGA HEALTH HOLDINGS LLC

SILVER LAKE HEALTH HOLDINGS LLC

SILVERADA HEALTH HOLDINGS LLC

SNOHOMISH HEALTH HOLDINGS LLC

SOUTH DORA HEALTH HOLDINGS LLC

STILLHOUSE HEALTH HOLDINGS LLC

TEMPLE HEALTH HOLDINGS LLC

TENTH EAST HOLDINGS LLC

TRINITY MILL HOLDINGS LLC

TROUSDALE HEALTH HOLDINGS LLC

TULALIP BAY HEALTH HOLDINGS LLC

VERDE VILLA HOLDINGS LLC

WAYNE HEALTH HOLDINGS LLC

WILLITS HEALTH HOLDINGS LLC

WILLOWS HEALTH HOLDINGS LLC

WISTERIA HEALTH HOLDINGS LLC ,

each a Nevada limited liability company

By:   CTR Partnership, L.P., its sole member
By:   CareTrust GP, LLC, its general partner
By:   CareTrust REIT, Inc., its sole member
By:   /s/ Gregory K. Stapley
Name:   Gregory K. Stapley
Title:   President and Chief Executive Officer


SUNTRUST BANK

as the Administrative Agent, as an Issuing Bank, as the Swingline Lender and as a Lender

By:   /s/ David M. Felty
Name:   David M. Felty

Title:

  Director


CALIFORNIA BANK & TRUST

as a Lender

By:   /s/ Brian Knapp
Name:   Brian Knapp

Title:

  Vice President


COMPASS BANK

as a Lender

By:   /s/ James Ligman
Name:   James Ligman

Title:

  Senior Vice President


FIFTH THIRD BANK, an Ohio Banking Corporation

as a Lender

By:   /s/ Thomas Avery
Name:   Thomas Avery

Title:

  Relationship Manager


FIRST BANK

as a Lender

By:   /s/ Richard A. Sutton
Name:   Richard A. Sutton

Title:

  Senior Vice President


REGIONS BANK

as a Lender

By:   /s/ Jessica A. Smith
Name:   Jessica A. Smith

Title:

  Vice President


WELLS FARGO BANK, NATIONAL ASSOCIATION

as a Lender

By:   /s/ Tim Bernier
Name:   Tim Bernier

Title:

  Duly Authorized Signatory


ROYAL BANK OF CANADA

as a Lender

By:   /s/ Joshua Freedman
Name:   Joshua Freedman

Title:

  Authorized Signatory


KEYBANK NATIONAL ASSOCIATION

as a Lender

By:   /s/ Brian Heagler
Name:   Brian Heagler

Title:

  Senior Vice President


SCHEDULE I

Commitment Amounts

 

Lender

   Revolving
Commitment Amount
 

SunTrust Bank

   $ 25,000,000.00   

Wells Fargo Bank, National Association

   $ 25,000,000.00   

Royal Bank of Canada

   $ 20,000,000.00   

Regions Bank

   $ 16,000,000.00   

Compass Bank

   $ 13,500,000.00   

Fifth Third Bank

   $ 13,500,000.00   

California Bank & Trust

   $ 13,500,000.00   

KeyBank National Association

   $ 13,500,000.00   

First Bank

   $ 10,000,000.00   
  

 

 

 

Total:

   $ 150,000,000.00   
  

 

 

 

Exhibit 10.10

FIFTH AMENDED AND RESTATED LOAN AGREEMENT

for a loan in the amount of

$99,000,000

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 May 30, 2014


ARTICLE I          DEFINITIONS, INCORPORATION OF RECITALS      2   
  Section 1.1  

Certain Definitions

     2   
  Section 1.2  

Definitions

     19   
  Section 1.3  

Phrases

     20   
  Section 1.4  

Incorporation of Recitals

     20   
  Section 1.5  

Amendment and Restatement; No Novation

     20   
  Section 1.6  

Effectiveness of Existing Loan Documents

     20   
  Section 1.7  

Release of Guaranty by Ensign

     20   
ARTICLE II         LOAN TERMS      21   
  Section 2.1  

Disbursements

     21   
  Section 2.2  

Interest Rate; Late Charge

     21   
  Section 2.3  

Terms of Payment

     22   
  Section 2.4  

Maturity

     23   
  Section 2.5  

Prepayment

     23   
  Section 2.6  

Application of Payments

     26   
  Section 2.7  

Capital Adequacy; Increased Costs; Illegality

     28   
  Section 2.8  

Interest Rate Protection

     30   
  Section 2.9  

Libor Breakage Amount

     30   
  Section 2.10  

Evidence of Debt

     30   
  Section 2.11  

Substitution of Lenders

     31   
  Section 2.12  

Defaulting Lenders

     32   
  Section 2.13  

Fees and Expenses

     33   
  Section 2.14  

Withholding Taxes

     33   
  Section 2.15  

Extension of Maturity Date

     36   
  Section 2.16  

Security

     36   
  Section 2.17  

Release of Collateral

     36   
ARTICLE III        INSURANCE, CONDEMNATION, AND IMPOUNDS      39   
  Section 3.1  

Insurance

     39   
  Section 3.2  

Use and Application of Insurance Proceeds

     42   
  Section 3.3  

Condemnation Awards

     43   
  Section 3.4  

Insurance Impounds

     44   
  Section 3.5  

Real Estate Tax Impounds

     44   

 

- i -


ARTICLE IV        ENVIRONMENTAL MATTERS      45   
  Section 4.1  

Representations and Warranties on Environmental Matters

     45   
  Section 4.2  

Covenants on Environmental Matters

     46   
  Section 4.3  

Allocation of Risks and Indemnity

     46   
  Section 4.4  

Agent’s Right to Protect Collateral

     47   
  Section 4.5  

No Waiver

     47   
ARTICLE V          LEASING MATTERS      48   
  Section 5.1  

Representations and Warranties on Leases

     48   
  Section 5.2  

[Intentionally Omitted]

     48   
  Section 5.3  

Covenants

     48   
  Section 5.4  

Tenant Estoppels

     49   
ARTICLE VI        REPRESENTATIONS AND WARRANTIES      50   
  Section 6.1  

Organization and Power

     50   
  Section 6.2  

Validity of Loan Documents

     50   
  Section 6.3  

Liabilities; Litigation

     50   
  Section 6.4  

Taxes and Assessments

     51   
  Section 6.5  

Other Agreements; Defaults

     51   
  Section 6.6  

Compliance with Law

     51   
  Section 6.7  

Condemnation

     51   
  Section 6.8  

Access

     51   
  Section 6.9  

Flood Zone

     52   
  Section 6.10  

Physical Condition

     52   
  Section 6.11  

Location of Borrowers

     52   
  Section 6.12  

Margin Stock

     52   
  Section 6.13  

Forfeiture

     52   
  Section 6.14  

Tax Filings

     53   
  Section 6.15  

Solvency

     53   
  Section 6.16  

Full and Accurate Disclosure

     53   
  Section 6.17  

Single Purpose Entity

     54   
  Section 6.18  

ERISA Employees

     57   
  Section 6.19  

Intellectual Property

     57   
  Section 6.20  

Compliance With International Trade Control Laws and OFAC Regulations

     57   

 

- ii -


  Section 6.21  

Borrowers’ Funds

     57   
  Section 6.22  

Property Management

     59   
  Section 6.23  

Healthcare Representations

     59   
ARTICLE VII        FINANCIAL REPORTING; NOTICES      61   
  Section 7.1  

Financial Statements

     61   
  Section 7.2  

Compliance Certificate

     63   
  Section 7.3  

Books and Records/Audits

     63   
  Section 7.4  

Agent for Borrowers

     63   
ARTICLE VIII       COVENANTS      64   
  Section 8.1  

Due on Sale and Encumbrance; Transfers of Interests

     64   
  Section 8.2  

Taxes; Charges

     65   
  Section 8.3  

Control; Management

     66   
  Section 8.4  

Operation; Maintenance; Inspection

     66   
  Section 8.5  

Taxes on Security

     66   
  Section 8.6  

Legal Existence, Name, Etc.

     66   
  Section 8.7  

Affiliate Transactions

     67   
  Section 8.8  

Limitation on Other Debt

     67   
  Section 8.9  

Further Assurances

     67   
  Section 8.10  

Estoppel Certificates

     67   
  Section 8.11  

Notice of Certain Events

     68   
  Section 8.12  

Indemnification

     68   
  Section 8.13  

Use of Proceeds, Revenues

     69   
  Section 8.14  

Required Repairs and Post Closing Obligations

     69   
  Section 8.15  

Compliance with Laws and Contractual Obligations

     69   
  Section 8.16  

Operating and Financial Covenants

     70   
  Section 8.17  

Healthcare Laws and Covenants

     70   
  Section 8.18  

Cooperation Regarding Licenses and Permits

     72   
  Section 8.19  

Transactions With Affiliates

     73   
  Section 8.20  

Employees

     73   
  Section 8.21  

Representations and Warranties

     73   
  Section 8.22  

Property Management Agreements

     73   
  Section 8.23  

Certain Distributions and Dividends

     73   

 

- iii -


ARTICLE IX        EVENTS OF DEFAULT      74   
  Section 9.1  

Payments

     74   
  Section 9.2  

Certain Covenants

     74   
  Section 9.3  

Sale, Encumbrance, Etc.

     74   
  Section 9.4  

Covenants

     74   
  Section 9.5  

Representations and Warranties

     75   
  Section 9.6  

Other Encumbrances

     75   
  Section 9.7  

Involuntary Bankruptcy or Other Proceeding

     75   
  Section 9.8  

Voluntary Petitions, etc.

     75   
  Section 9.9  

Financial Information

     75   
  Section 9.10  

Default Under Guaranty

     75   
  Section 9.11  

Required Repairs and Post Closing Requirements

     75   
  Section 9.12  

Loan Documents

     75   
  Section 9.13  

[Intentionally Omitted]

     76   
  Section 9.14  

Master Lease

     76   
  Section 9.15  

Criminal Act

     76   
  Section 9.16  

Special Right to Cure with Respect to Operational Defaults

     76   
ARTICLE X         REMEDIES      77   
  Section 10.1  

Remedies - Insolvency Events

     77   
  Section 10.2  

Remedies - Other Events

     78   
  Section 10.3  

Agent’s Right to Perform the Obligations

     78   
ARTICLE XI        AGENT      79   
  Section 11.1  

Appointment and Duties

     79   
  Section 11.2  

Binding Effect

     80   
  Section 11.3  

Use of Discretion

     80   
  Section 11.4  

Delegation of Rights and Duties

     80   
  Section 11.5  

Reliance and Liability

     80   
  Section 11.6  

Agent Individually

     82   
  Section 11.7  

Lender Credit Decision

     82   
  Section 11.8  

Expenses; Indemnities

     82   
  Section 11.9  

Resignation of Agent

     83   
  Section 11.10  

Additional Secured Parties

     83   
ARTICLE XII        MISCELLANEOUS      84   
  Section 12.1  

Notices

     84   

 

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  Section 12.2  

Amendments and Waivers

     85   
  Section 12.3  

Assignments and Participations; Binding Effect

     87   
  Section 12.4  

Indemnities

     90   
  Section 12.5  

Debtor-Creditor Relationship

     91   
  Section 12.6  

Right of Setoff

     91   
  Section 12.7  

Sharing of Payments, Etc.

     92   
  Section 12.8  

Marshaling; Payments Set Aside

     92   
  Section 12.9  

Limitation on Interest

     92   
  Section 12.10  

Invalid Provisions

     93   
  Section 12.11  

Reimbursement of Expenses

     93   
  Section 12.12  

Approvals; Third Parties; Conditions

     94   
  Section 12.13  

Agent and Lenders

     94   
  Section 12.14  

Contest of Certain Claims

     95   
  Section 12.15  

Time of the Essence

     95   
  Section 12.16  

Successors and Assigns

     95   
  Section 12.17  

Renewal, Extension or Rearrangement

     95   
  Section 12.18  

Waivers

     95   
  Section 12.19  

Cumulative Rights

     96   
  Section 12.20  

Joint and Several Liability of Borrowers

     96   
  Section 12.21  

Singular and Plural

     100   
  Section 12.22  

Exhibits and Schedules

     100   
  Section 12.23  

Titles of Articles, Sections and Subsections

     100   
  Section 12.24  

Promotional Material

     100   
  Section 12.25  

Survival

     100   
  Section 12.26  

WAIVER OF JURY TRIAL

     101   
  Section 12.27  

Waiver of Punitive or Consequential Damages

     101   
  Section 12.28  

Governing Law

     101   
  Section 12.29  

Entire Agreement

     101   
  Section 12.30  

Counterparts

     102   
  Section 12.31  

Consents and Approvals

     102   
  Section 12.32  

Effectiveness of Facsimile Documents and Signatures

     102   
  Section 12.33  

Venue

     102   

 

- v -


  Section 12.34  

Important Information Regarding Procedures for Requesting Credit

     102   
  Section 12.35  

Method of Payment

     102   
  Section 12.36  

Non-Public Information; Confidentiality; Disclosure

     103   
  Section 12.37  

Post-Closing Obligations of Borrowers

     103   
  Section 12.38  

Release and Waiver Regarding Special Audits

     103   
  Section 12.39  

Keepwell

     104   
  Section 12.40  

California Waivers

     104   
  Section 12.41  

Additional Waivers

     105   
  Section 12.42  

Arizona Waiver

     106   

 

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LIST OF EXHIBITS AND SCHEDULES TO LOAN AGREEMENT

Exhibits:

 

Exhibit A    Borrowers
Exhibit B-1    Desert Sky Health and Rehabilitation Center
Exhibit B-2    Desert Terrace Healthcare Center
Exhibit B-3    Camelback Post Acute Care and Rehabilitation (formerly known as Highland Manor)
Exhibit B-4    North Mountain Medical and Rehabilitation Center
Exhibit B-5    Park Manor Rehabilitation Center
Exhibit B-6    Catalina Post Acute Care and Rehabilitation
Exhibit B-7    Park View Post Acute facility (formerly Park View Gardens)
Exhibit B-8    Sabino Canyon Rehabilitation and Care Center
Exhibit B-9    Upland Rehabilitation & Care Center
Exhibit B-10    Camarillo Healthcare Center
Exhibit C    Intellectual Property
Exhibit D    Request for Extension

Schedules :

 

Schedule 1.1    Lender’s Loan Commitment
Schedule 2.1    Advance Conditions
Schedule 2.3    Principal Payments
Schedule 5.14    Locations
Schedule 6.23(a)    Third Party Payor Programs
Schedule 6.23(b)    Primary Licenses
Schedule 6.23(c)    Proceedings by Governmental Authorities
Schedule 6.23(d)    Violation Notices
Schedule 7.2    Compliance Certificate
Schedule 12.20    Allocated Loan Amounts
Schedule 12.37    Post-Closing Obligations

 

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FIFTH AMENDED AND RESTATED LOAN AGREEMENT

This Fifth Amended and Restated Loan Agreement is entered into as of May 30, 2014, among GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation (in its individual capacity, “ GECC ” and in its capacity as agent for the Lenders (defined below), together with its successors, “ Agent ”), the financial institutions 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, GRANADA INVESTMENTS LLC, each a Nevada limited liability company (each, a “ Borrower ” and collectively, the “ Borrowers ”).

RECITALS

A. On or about December 29, 2006, Lender made the Existing Ten Project Loan (as defined herein) to the Borrowers, which Existing Ten Project Loan is governed by that certain Fourth Amended and Restated Loan Agreement dated as of November 10, 2009 (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 Ten Project Loan and to make additional advances to Borrowers subject to the terms and conditions contained herein. The Existing Ten Project Loan is evidenced by that certain Amended and Restated Promissory Note dated as of the date hereof, in the face amount of Forty Eight Million Three Hundred Twenty-Three Thousand Two Hundred Thirty-One and 66/100 Dollars ($48,323,231.71) (said note and all amendments thereto and substitutions therefor are hereinafter referred to collectively as the “ Existing Ten Project Note ”). Lender has severally agreed to make an additional loan, subject to the terms and conditions contained herein, in the original principal amount of Fifty Million Six Hundred Seventy-Six Thousand Seven Hundred Sixty-Eight and 34/100 Dollars ($50,676,768.29) (the “ Additional Ten Project Loan ”), which is to be evidenced by that certain Additional Ten Project Promissory Note executed of even date herewith by the Borrowers (said note and all amendments thereto and substitutions therefor are hereinafter referred to collectively as the “ Additional Ten Project Note ”; and collectively with the Existing Ten Project Note, the “ Notes ” and each a “ Note ”). The terms and provisions of the Notes are hereby incorporated herein by reference in this Agreement.

C. On the Restatement Date (as defined herein), each Borrower will be the owner of its respective real property more particularly described on Exhibit B-1 through B-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’ obligations under the Loans will be secured by, among other things, the Mortgage.


NOW, THEREFORE, in consideration of the foregoing and the mutual conditions and agreements contained herein, the parties agree as follows:

ARTICLE I

DEFINITIONS, INCORPORATION OF RECITALS

Section 1.1 Certain Definitions . As used herein, the following terms have the meanings indicated:

Account Debtor ” means “account debtor”, as defined in Article 9 of the UCC, and any other obligor in respect of an Account.

Accounting Period ” means (i) general accepted accounting principles of the Accounting Principles Board of the American Institute of Certified Public Accountants and the Financial Accounting Standards Board that are applicable on the date so indicated and consistently applied or (ii) if required by the United States Securities and Exchange Commission, International Financial Reporting Standards as adopted by the International Accounting Standards Board.

ACH ” has the meaning assigned in Section 2.6(c)

Additional Ten Project Loan Interest Rate ” has the meaning assigned to such term in Section 2.2(b) .

Additional Ten Project Loan ” has the meaning assigned to such term in Recital B .

Additional Ten Project Loan Note ” has the meaning assigned to such term in Recital B .

Adjusted Expenses ” means actual operating expenses related to the Projects, excluding any rent and interest paid and depreciation recorded by Operating Tenants on a stabilized accrual basis for the twelve (12) month period ended on the last day of the preceding calendar quarter (as reasonably adjusted by Agent), including: (i) recurring expenses as determined under GAAP, (ii) real estate taxes, (iii) management fees (whether paid or not) in an amount not less than five percent (5%) of effective gross income (or the actual management fee paid, if higher) and (iv) a replacement reserve (whether reserved or not) of not less than Four Hundred and No/100 Dollars ($400.00) per Residential Unit per annum.

Adjusted Net Operating Income ” or “ ANOI ” means annualized Adjusted Revenue less Adjusted Expenses, based upon the financial reports provided by Borrowers under Article VII and approved by Agent in its reasonable discretion.

Adjusted Revenue ” means revenues generated by the Operating Tenants at the Projects for the twelve (12) month period ended on the last day of the preceding calendar quarter, as determined under GAAP, but excluding (a) nonrecurring income and non-property related income (as determined by Agent in its sole discretion) and income from tenants that is classified as “bad debt” under GAAP, and (b) late fees and interest income; provided , however , if actual occupancy of the Projects, taken as a whole, exceeds 95%, Adjusted Revenue shall be proportionately reduced assuming an occupancy of 95%.

 

- 2 -


Affected Lender ” has the meaning assigned in Section 2.11(a) .

Affiliate ” means, with respect to a particular Person, (a) any corporation in which such Person or any partner, shareholder, director, officer, member, or manager of such Person 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 such Person or any partner, shareholder, director, officer, member, or manager of such Person is a partner, joint venturer or member, (c) any trust as to which such Person or any partner, shareholder, director, officer, member or manager of such Person is a trustee or beneficiary, (d) any Person which is directly or indirectly owned or controlled by such Person or any partner, shareholder, director, officer, member or manager of such Person, (e) any partner, shareholder, director, officer, member, manager or employee of such Person, (f) any Person related by birth, adoption or marriage to any partner, shareholder, director, officer, member, manager, or employee of such Person. Each Loan Party shall be deemed an Affiliate of Borrowers.

Agent ” has the meaning assigned to such term in the introductory paragraph of this Agreement.

Agreement ” means this Loan Agreement, as amended, restated, supplemented, or otherwise modified from time to time.

Allocated Loan Amount ” has the meaning assigned such term in Section 12.20 .

Anti-Money Laundering Laws ” means those laws, regulations and sanctions, state and federal, criminal and civil, that (a) limit the use of and/or seek the forfeiture of proceeds from illegal transactions; (b) limit commercial transactions with designated countries or individuals believed to be terrorists, narcotics dealers or otherwise engaged in activities contrary to the interests of the United States; (c) require identification and documentation of the parties with whom a Financial Institution conducts business; or (d) are designed to disrupt the flow of funds to terrorist organizations. Such laws, regulations and sanctions shall be deemed to include the Patriot Act, the Bank Secrecy Act, the Trading with the Enemy Act, 50 U.S.C. App. Section 1, et seq ., the International Emergency Economic Powers Act, 50 U.S.C. Section 1701, et seq ., and the sanction regulations promulgated pursuant thereto by the OFAC, as well as laws relating to prevention and detection of money laundering in 18 U.S.C. Sections 1956 and 1957.

Approved Fund ” means, with respect to Agent or any Lender, any Person (other than a natural Person) that (a) is or will be engaged in making, purchasing, holding or otherwise investing in commercial loans and similar extensions of credit in the ordinary course of its business and (b) is advised or managed by (i) Agent or such Lender, (ii) any Affiliate of Agent or such Lender or (iii) any Person (other than an individual) or any Affiliate of any Person (other than an individual) that administers or manages Agent or such Lender.

 

- 3 -


Approved Insurer ” means any insurer (other than Medicaid/Medicare/TRICARE) as may be approved by Agent from time to time in its sole discretion.

Assignment ” means an assignment agreement entered into by a Lender, as assignor, and any Person, as assignee, pursuant to the terms and provisions of Section 12.3 (with the consent of any party whose consent is required by Section 12.3 ), accepted by the Agent, in form and substance satisfactory to Agent.

Assignment of Leases and Rents ” means the Assignment of Leases and Rents (whether one or more), executed by Borrowers for the benefit of Agent (on behalf of itself and the Lenders), and pertaining to the Leases, as amended, restated, supplemented, or otherwise modified from time to time.

ASTM ” means the American Society for Testing and Materials.

Bankruptcy Party ” has the meaning assigned to such term in Section 9.7 .

Bank Secrecy Act ” means the Bank Secrecy Act, 31 U.S.C. Section 5311, et seq .

Base Rate ” means, for any day, a rate per annum equal to the highest of (a) the rate last quoted by The Wall Street Journal as the “Prime Rate” in the United States or, if The Wall Street Journal ceases to quote such rate, the highest per annum interest rate published by the Federal Reserve Board in Federal Reserve Statistical Release H.15 (519) (Selected Interest Rates) as the “bank prime loan” rate or, if such rate is no longer quoted therein, any similar rate quoted therein (as determined by Agent) or any similar release by the Federal Reserve Board (as determined by Agent), (b) the sum of 0.50% per annum and the Federal Funds Rate, and (c) sum of LIBOR for an interest period of one month plus 1.00%, in each instance, as of such day. Any change in the Base Rate due to a change in any of the foregoing shall be effective on the effective date of such change in the Federal Funds Rate or LIBOR for an Interest Period of one month.

Base Rate Loan ” means a Loan that bears interest based on the Base Rate.

Borrower ” and “ Borrowers ” have the meaning assigned to such terms in the introductory paragraph of this Agreement.

Borrower’s Knowledge ” means the knowledge of a Borrower after reasonable inquiry including, without limitation, review of existing reports (e.g., environmental and property condition reports) regarding the Projects, inquiry of the current Operating Tenants of the Projects and inquiry of State Regulators and other governmental or quasi-governmental agencies having jurisdiction over the Projects.

Borrower Assignment Agreement ” has the meaning assigned to such term in Section 2.5(a)(ii) .

Borrowers’ Agent ” has the meaning assigned to such term in Section 7.5 .

 

- 4 -


Business Associate Agreement ” means that certain Business Associate Agreement dated as of the date hereof executed by each Borrower and Agent, as amended, restated, supplemented, or otherwise modified from time to time.

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 Illinois are not open for general banking business.

Casualty ” has the meaning assigned in Section 3.2(a) .

Census Report ” means, with respect to a Project, a report which records the number of licensed beds for the Project, as well as the number of patients and patient census days by Third Party Payor source.

Change in Control ” has the meaning assigned to such term in Section 8.1(b) .

Code ” means the Internal Revenue Code of 1986, as amended, and as it may be further amended from time to time, any successor statutes thereto, and applicable U.S. Department of Treasury regulations issued pursuant thereto in temporary or final form.

Collateral ” means all real and personal property with respect to which Liens in favor of Agent are executed, identified or purported to be granted pursuant to the Loan Documents and which secure the Obligations described in the Loan Documents and the Secured Hedge Agreement, and includes, without limitation, all of each Borrower’s right, title and interest in, to and under all personal property, real property, and other assets that arise from, are used in connection with, are related to or are located at the Projects, whether now owned by or owing to, or hereafter acquired by or arising in favor of any Borrower (including all personal property and other assets owned or acquired under any trade names, styles or derivations thereof), and whether owned or consigned by or to, or leased from or to, a Borrower, and regardless of where located.

Commercial Lease ” means any non-residential Lease of any portion of the Projects (but excluding the Master Lease).

Compliance Certificate ” means the compliance certificate in the form of Schedule 7.2 attached hereto.

CON ” means a certificate of need or similar certificate, license or approval issued by the State Regulator for the requisite number of Residential Units in each of the Projects.

Contest ” has the meaning assigned in Section 13.1(b) .

Control ” or “ controls ” means, when used with respect to any specified Person, 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 contract, by its position with such Person as general partner or managing member, or otherwise; and the terms “Controlling” and “Controlled” have the meanings correlative to the foregoing.

 

- 5 -


December 2006 Funding ” has the meaning assigned to such term in Section 2.1(b) .

December 2006 Funding Interest Rate ” has the meaning assigned to such term in Section 2.2(a)(ii) .

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 or services 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 Debt 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, for any particular period, the aggregate interest, fixed principal, and other payments due during such period under the Loan and under any other permitted Debt relating to the Projects expressly approved by Agent (but not including payments applied to escrows or reserves required by Agent or the Lenders). In the event that Debt Service for a period of twelve (12) months (or other calculation period) is not available, Agent shall annualize the Debt Service for such period of time as is available.

Debt Service Coverage Ratio ” means the ratio of (i) Adjusted Net Operating Income for the Projects for a particular period, to (ii) Debt Service for such 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 applicable Interest Rate.

Defaulting Lender ” means a Lender that (a) has given written notice to Borrowers, Agent, or any other Lender that it will fail to fund any amounts to be funded by such Lender after the Restatement Date under this Agreement or otherwise fails to fund such amount under this Agreement; (b) is in default for failing to make payments under one or more syndicated credit facilities (unless subject to a good faith dispute); (c) has declared (or the holding company of such Lender has declared) bankruptcy or is otherwise involved in a liquidation proceeding and Agent has determined such Lender is reasonably likely to become a Defaulting Lender; or (d) is the subject of a receivership.

Defeasance ” has the meaning assigned to such term in Section 2.5(a)(ii) .

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

 

- 6 -


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 set forth in Section 2.5(a)(ii) of this Agreement, all as reasonably estimated by Agent.

Defeasance Release Date ” has the meaning assigned to such term in Section 2.5(a)(ii) .

Deposit Account ” means a “deposit account” (as defined in Article 9 of the UCC), an investment account, or other account in which funds are held or invested for credit to or for the benefit of any Borrower.

Deposit Account Bank ” means each bank in which any Borrower maintains a Deposit Account.

Determination Date ” has the meaning assigned in Section 8.16 .

Dollars ” and the sign “ $ ” each mean the lawful money of the United States of America.

Electronic Transmission ” means any process of communication that does not directly involve the physical transfer of paper and that is suitable for the retention, retrieval and reproduction of information by the recipient.

Ensign ” means The Ensign Group, Inc., a Delaware corporation.

Environmental Indemnity Agreement ” means (a) that certain Fifth Amended and Restated Environmental Indemnity Agreement dated as of the date hereof executed by Borrowers and (b) that certain Environmental Indemnity Agreement dated as of the date hereof executed by Guarantor, as amended, restated, supplemented, or otherwise modified from time to time.

Environmental Laws ” means any federal, state or local law (whether imposed by statute, ordinance, rule, regulation, administrative or judicial order, or common law), now or hereafter enacted, governing health, safety, industrial hygiene, the environment or natural resources, or Hazardous Materials, including, without limitation, such laws (a) governing or regulating the use, generation, storage, removal, recovery, treatment, handling, transport, disposal, control, release, discharge of, or exposure to, Hazardous Materials, (b) governing or regulating the transfer of property upon a negative declaration or other approval of a Governmental Authority of the environmental condition of such property, or (c) requiring notification or disclosure of releases of Hazardous Materials or other environmental conditions whether or not in connection with a transfer of title to or interest in property.

ERISA ” means the Employment Retirement Income Security Act of 1974, as amended from time to time, and all rules and regulations promulgated thereunder.

ERISA Affiliate ” means each Loan Party and all members of a controlled group of corporations and all trades or businesses (whether or not incorporated) under common control that, together with such Loan Party, are (or were at any time in the past six years) treated as a single employer under Section 414 of the Internal Revenue Code.

 

- 7 -


Event of Default ” has the meaning assigned to such term in Article IX.

Existing Loan Agreement ” has the meaning assigned to such term in Recital A .

Existing Loan Documents ” has the meaning assigned to such term in Section 1.5 .

Existing Ten Project Interest Rates ” has the meaning assigned to such term in Section 2.2(A)(i) .

Existing Ten Project Loans ” has the meaning assigned to such term in Section 2.1(b) .

Existing Ten Project Note ” has the meaning assigned to such term in Recital B .

FATCA ” means Sections 1471, 1472, 1473 and 1474 of the Code, as of the date of this Agreement (or any amended or successor version that is substantively comparable and not materially more onerous to comply with), current or future United States Treasury Regulations promulgated thereunder and published guidance with respect thereto, any agreements entered into pursuant to Section 1471(b)(1) of the Code and any applicable intergovernmental agreements with respect thereto.

Federal Bankruptcy Code ” means Chapter 11 of Title II of the United States Code (11 U.S.C. § 101, et seq .), as amended.

Financial Institution ” means a United States Financial Institution as defined in 31 U.S.C. 5312, as amended from time to time.

Federal Funds Rate ” means, for any period, a fluctuating interest rate per annum equal for each day during such period to the weighted average of the rates on overnight federal funds transactions with members of the United States Reserve System arranged by federal funds brokers, as determined by Agent in its sole discretion.

FIRREA ” has the meaning assigned to such term in Schedule 2.1 attached hereto.

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,

 

- 8 -


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 CareTrust REIT, Inc., a Maryland corporation, and any other Person who guarantees in writing payment or performance of the Obligations.

Guaranty Agreement ” means that certain Guaranty of Payment and Performance dated as of the date hereof executed by Guarantor, as amended, restated supplemented, or otherwise modified from time to time.

Hazardous Materials ” means (a) petroleum or chemical products, whether in liquid, solid, or gaseous form, or any fraction or by-product thereof, (b) asbestos or asbestos-containing materials, (c) polychlorinated biphenyls (pcbs), (d) radon gas, (e) underground storage tanks, (f) any explosive or radioactive substances, (g) lead or lead-based paint, (h) any other substance, material, waste or mixture which is or shall be listed, defined, or otherwise determined by any Governmental Authority to be hazardous, toxic, dangerous or otherwise regulated, controlled or giving rise to liability under any Environmental Laws, (i) any excessive moisture, mildews, mold or other fungi in quantities and/or concentrations that could reasonably be expected to pose a risk to human health or the environment, or negatively impact the value of the Projects or (j) any elements, material, compounds, mixtures, chemicals, wastes, pollutants, contaminants or substances known to cause cancer or reproductive toxicity, that, because of its quantity, concentration or physical or chemical characteristics, exposure is limited or regulated by any Governmental Authority having jurisdiction over human health and safety, natural resources or the environment, or which poses a significant present or potential hazard to human health and safety, or to the environment, if released into the workplace or the environment.

Healthcare Investigations ” means any inquiries, investigations, probes, audits or proceedings concerning the business affairs, practices, licensing or reimbursement entitlements of any Borrower, Guarantor or any Operating Tenant (including, without limitation, inquiries involving the Comprehensive Error Rate Testing and any inquiries, investigations, probes, audit or procedures initiated by Fiscal Intermediary/Medicare Administrator Contractor, Medicaid Integrity Contractor, Recovery Audit Contractor, Program Safeguard Contractor, Zone Program Integrity Contractor, Attorney General, Office of Inspector General, Department of Justice or similar governmental agencies or contractors for such agencies).

Healthcare Laws ” means all applicable state and federal statutes, codes, ordinances, orders, rules, regulations, and guidance relating to patient healthcare and/or patient healthcare information, including HIPAA, the Health Information Technology for Economic Clinical Health Act provisions of the American Recovery and Investment Act of 2009 and the respective rules and regulations promulgated thereunder, and all other applicable state and federal laws regarding the privacy and security of protected health information and other confidential patient information; the establishment, construction, ownership, operation, licensure, use or occupancy of the Projects or any part thereof as a skilled nursing facility, assisted living facility, memory care facility or other healthcare or senior living facility, and all conditions of

 

- 9 -


participation pursuant to Medicare and/or Medicaid certification; fraud and abuse, including Section 1128B(b) of the Social Security Act, as amended, 42 U.S.C. Section 1320a-7(b) (Criminal Penalties Involving Medicare or State Health Care Programs), commonly referred to as the “Federal Anti-Kickback Statute,” and the Social Security Act, as amended, Section 1877, 42 U.S.C. Section 1395nn (Prohibition Against Certain Referrals), commonly referred to as the “Stark Statute”, 31 U.S.C Section 3729-33, and the “False Claims Act”.

Hedge Agreement ” means, collectively, any and all interest rate swap agreements, interest rate cap agreements, interest rate collar agreements or other similar agreements designed to provide protection against fluctuations in interest or currency exchange rates, now or hereafter entered into by or on behalf of Borrowers pursuant to Section 2.9 of this Agreement, as the same may be renewed, extended, amended or replaced from time to time.

HIPAA ” means the Health Insurance Portability and Accountability Act of 1996, as amended.

HIPAA Compliance Plan ” has the meaning assigned in Section 8.17(b) .

HIPAA Compliance Date ” has the meaning assigned in Section 8.17(b) .

HIPAA Compliant ” has the meaning assigned in Section 8.17(b) .

IEEPA ” has the meaning assigned in Section 6.21(f) .

Improvements ” has the meaning assigned to such term in Recital C .

Indebtedness ” means all payment obligations of Borrowers or any other Loan Party to Agent or to any Lender under the Loan or any of the Loan Documents, including, without limitation, any and all interest, whether or not accruing after the filing of any petition in bankruptcy or the commencement of any insolvency, reorganization or similar proceeding, and whether or not a claim for post-filing or post-petition interest is allowed in any such proceeding.

Indemnitee ” has the meaning assigned in Section 12.4 .

Insurance Impound ” has the meaning assigned to such term in Section 3.4 .

Insurance Premiums ” has the meaning assigned in Section 3.1(c) .

Interest Rates ” has the meaning assigned to such term in Section 2.2(b) .

June 2006 First Funding ” has the meaning assigned to such term in Section 2.1(b) .

June 2006 First Funding Interest Rate ” has the meaning assigned to such term in Section 2.2(a)(i) .

June 2006 Second Funding ” has the meaning assigned to such term in Section 2.1(b) .

 

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June 2006 Second Funding Interest Rate ” has the meaning assigned to such term in Section 2.2(a)(i) .

June 2006 Third Funding ” has the meaning assigned to such term in Section 2.1(b) .

June 2006 Third Funding Interest Rate ” has the meaning assigned to such term in Section 2.2(a)(i) .

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 any Governmental Authority or State Regulator having jurisdiction over Borrowers or the ownership, use, occupancy or operations of the Projects, each as it may be amended from time to time.

Lease Party ” means the party to any Lease that grants to the other party the right to use or occupy any portion of the Projects, whether it be a Borrower or any Operating Tenant.

Leases ” means all leases of, subleases of and occupancy agreements affecting the Projects or any part thereof now existing or hereafter executed (including all patient and resident care agreements and service agreements which include an occupancy agreement) and all amendments, modifications or supplements thereto.

Lender ” has the meaning assigned in the preamble to this Agreement. In addition to the foregoing, solely for the purpose of identifying the Persons entitled to share in payments and collections from the Collateral and the benefit of any guarantees of the Obligations as more fully set forth in this Agreement and the other Loan Documents, the term “Lender” shall include Secured Hedge Providers. For the avoidance of doubt, any Person to whom any Obligations in respect of a Secured Hedge Agreement are owed and which does not hold any Loans or commitments hereunder shall not be entitled to any other rights as a “Lender” under this Agreement or the other Loan Documents.

Lender Transferee ” has the meaning assigned in Section 12.3(f) .

Liabilities ” means all claims, actions, suits, judgments, damages, losses, liability, obligations, responsibilities, fines, penalties, sanctions, costs, fees, taxes, commissions, charges, disbursements and expenses, in each case of any kind or nature (including interest accrued thereon or as a result thereto and fees, charges and disbursements of financial, legal and other advisors and consultants), whether joint or several, whether or not indirect, contingent, consequential, actual, punitive, treble or otherwise.

Libor Breakage Amount ” means an amount, as reasonably calculated by any Lender, equal to the amount of any losses, expenses and liabilities (including, without limitation, any loss including interest paid and lost opportunity cost in connection with the re-employment of such funds) that such Lender or any of its Affiliates may sustain as a result of any payment of the Loan (or any portion thereof) on any day that is not the last day of the Libor Interest Period applicable thereto (regardless of the source of such prepayment and whether voluntary, by acceleration or otherwise).

 

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Libor Interest Period ” means each period commencing on the first day of a calendar month and ending on the last day of the month that is three months thereafter; provided , any Libor Interest Period that would otherwise extend beyond the Maturity Date of the Loan shall end on the Maturity Date.

Libor Rate ” means the greater of (a) one half of one percent (0.50%) per annum or (b) for each Libor Interest Period, the rate determined by the Agent to be the offered rate for deposits in Dollars for the applicable Libor Interest Period appearing on the Reuters Screen LIBOR01 page as of 11:00 a.m. (London time) two (2) Business Days prior to the next preceding first day of each Libor Interest Period. In the event that such rate does not appear on the Reuters Screen LIBOR01 page at such time, the “ Libor Rate ” shall be determined by reference to such other comparable publicly available service for displaying the offered rate for deposit in Dollars in the London interbank market as may be selected by the Agent and, in the absence of availability, such other method to determine such offered rate as may be selected by the Agent in its sole discretion .

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.

Loan ” means the Existing Ten Project Loans, the Additional Ten Project Loan, and all other amounts payable under this Agreement and the other Loan Documents.

Loan Commitment ” means, with respect to each Lender, the commitment of such Lender to make its Pro Rata Share of the Loan to Borrowers on the Restatement Date, which commitment is in the amount set forth opposite such Lender’s name on Schedule 1.1 under the caption “Lender’s Loan Commitment.” The aggregate amount of the Loan Commitments on the date hereof equals $50,676,768.29.

Loan Documents ” means: (a) this Agreement, (b) the Notes, (c) the Guaranty Agreement, (d) any letter of credit provided to Agent in connection with the Loans, (e) the Mortgage, (f) the Environmental Indemnity Agreement, (g) the Subordination Agreement, (h) the Assignment of Leases and Rents, (i) the Business Associate Agreement, (j) the UCC financing statements, (k) the Security Agreement, and (l) all other documents evidencing, securing, governing or otherwise pertaining to the Loans, and all amendments, modifications, renewals, substitutions and replacements of any of the foregoing.

Loan Party ” means each Borrower and each Guarantor.

Lockout Period ” means the period beginning on the Restatement Date and ending on January 31, 2016.

 

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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.

Master Lease ” means (a) before the effectiveness of the REIT Master Lease, each “Master Lease” (as defined in the Existing Loan Agreement) and (b) after the effectiveness of the REIT Master Lease, the REIT Master Lease.

Material Action ” means to file any insolvency, or reorganization case or proceeding, to institute proceedings to have any Borrower or any other Loan Party be adjudicated bankrupt or insolvent, to institute proceedings under any applicable insolvency law, to seek any relief under any law relating to relief from debts or the protection of debtors, to consent to the filing or institution of bankruptcy or insolvency proceedings against any Borrower or any other Loan Party, to file a petition seeking, or consent to, reorganization or relief with respect to any Borrower or any other Loan Party under any applicable federal or state law relating to bankruptcy or insolvency, to seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official of or for any Borrower or any other Loan Party or a substantial part of its respective property, to make any assignment for the benefit of creditors of any Borrower or any other Loan Party, the admission in writing by any Borrower or any other Loan Party of such Person’s inability to pay its debts generally as they become due, or to take action in furtherance of any of the foregoing.

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 the Collateral, prevent timely repayment of the Loans or otherwise prevent the applicable Person from timely performing any of its material obligations under the Loan Documents.

Material Adverse Effect ” or “ material adverse effect ” means, in Agent’s reasonable discretion, a material adverse effect on (i) the condition (financial or otherwise), operations, business, assets, liabilities or prospects of Borrowers taken as a whole, (ii) the ability of Borrowers to perform any material obligation under the Loan Documents, (iii) the rights and remedies of the Agent and the Lenders under the Loan Documents, or (iv) the ability of Borrowers or the Operating Tenants to operate all or a material portion of the Projects.

Maturity Date ” means the earlier of (a) May 30, 2017, and (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.

Medicaid ” means Title XIX of the Social Security Act, which was enacted in 1965 to provide a cooperative federal-state program for low income and medically indigent persons, which is partially funded by the federal government and administered by the states.

 

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Medicare ” means Title XVIII of the Social Security Act, which was enacted in 1965 to provide a federally funded and administered health program for the aged and certain disabled persons.

Mortgage ” means, collectively (whether one or more), as applicable, the Mortgage(s), Assignment of Leases and Rents, Security Agreement and Fixture Filing, the Deed(s) of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing, or the Deed(s) to Secure Debt, Assignment of Leases and Rents, Security Agreement and Fixture Filing, executed by Borrowers in favor of Agent (for itself and on behalf of the Lenders), covering the Projects, as amended, restated, supplemented, or otherwise modified from time to time.

Non-U.S. Lender Party ” means each of the Agent, the Lenders and each participant, in each case that is not a U.S. Person.

Note ” and “ Notes ” have the meanings assigned to such terms in Recital B .

Obligations ” means all Loans, and other Indebtedness, advances, debts, liabilities, obligations, covenants and duties owing by any Loan Party to any Lender, Agent, any Secured Hedge Provider or any other Person required to be indemnified, that arises under any Loan Document or any Secured Hedge Agreement, whether or not for the payment of money, whether arising by reason of an extension of credit, loan, guaranty, indemnification or in any other manner, whether direct or indirect (including those acquired by assignment), absolute or contingent, due or to become due, now existing or hereafter arising and however acquired; provided , that Obligations of any Guarantor shall not include any Excluded Hedge Agreement Obligations of such Guarantor.

OFAC ” means the Office of Foreign Assets Control, Department of the Treasury.

Operating Tenants ” means Radiant Hills Health Associates LLC, Glendale Healthcare Associates LLC, 24th Street Healthcare Associates LLC, Highland Healthcare LLC, Manor Park Healthcare LLC, Presidio Health Associates LLC, Ensign Sabino LLC, Ensign Montgomery LLC, Ensign San Dimas LLC (f/k/a Ensign Arden LLC), Downey Community Care LLC and Bell Villa Care Associates LLC, each a Nevada limited liability company, and Upland Community Care, Inc., Camarillo Community Care, Inc., Richmond Senior Services, Inc., Northern Oaks Healthcare Inc. and Pomerado Ranch Healthcare, Inc., each a Nevada corporation and any successor operating tenant of the Projects approved by Agent or expressly permitted under this Agreement.

Other Taxes ” has the meaning assigned in Section 2.14(c) .

Overpaying Borrower ” has the meaning assigned in Section 12.20(j)(i) .

Overpayment Amount ” has the meaning assigned in Section 12.20(j)(i) .

Patriot Act ” means the USA Patriot Act of 2001, Pub. L. No. 107-56.

 

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Payment Date ” means the first Business Day of each calendar month and the Maturity Date.

Permitted Exceptions ” means the exceptions to title contained in the Title Policy insuring the Liens created pursuant to the Mortgage and any other title matter to which Agent consents in writing.

Permitted Transfer ” means (a) the transfer of the stock of the Guarantor in connection with the Spin-Off; (b) any sale of the stock of the Guarantor in any publicly traded company whose shares are listed on the New York Stock Exchange or such other nationally recognized stock exchange; (c) any new issuance of stock of the Guarantor so long as no Change of Control would result therefrom; or (d) transfers of direct or indirect ownership of any Borrower to a Subsidiary of Guarantor so long as no Change of Control would result therefrom. For the avoidance of doubt, the transfer by Ensign of its direct or indirect ownership interests in each Borrower to a Subsidiary of Guarantor shall be deemed to be a Permitted Transfer.

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.

Primary Licenses ” means, with respect to any Project or Person operating such Project, as the case may be, the CON, permit or license to operate as a skilled nursing/assisted living/Alzheimer’s facility, and each Medicaid/Medicare/TRICARE provider agreement.

Project ” and “ Projects ” have the meanings assigned to such terms in Recital C .

Project Yield ” means the ratio, as of any particular date, expressed as a percentage, of (a) annualized Adjusted Net Operating Income from the Projects, as determined by Agent as of such date, to (b) the outstanding principal balance of the Loans as of such date.

Property ” and “ Properties ” have the meanings assigned to such terms in Recital C .

Proposal Letter ” means that certain letter dated as of February 6, 2014 by GE Healthcare Financial Services, Inc. and acknowledged and agreed to by the Borrowers.

Pro Rata Outstandings ” means, with respect to any Lender at any time, the outstanding principal amount of the Loan owing to such Lender at such time.

Pro Rata Share ” means, with respect to any Lender at any time (a) on or prior to the date of the making of the Loan contemplated herein, the percentage obtained by dividing (i) the Loan Commitment of such Lender then in effect by (ii) the sum of the Loan Commitments and (b) after the making of the Loan, the percentage obtained by dividing (i) the Pro Rata

 

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Outstandings of such Lender by (ii) the total outstanding principal amount of the Loan; provided , however , that, if there are no Loan Commitments and no Pro Rata Outstandings, such Lender’s Pro Rata Share shall be determined based on the Pro Rata Share most recently in effect, after giving effect to any subsequent assignment and any subsequent non-pro rata payments of any Lender pursuant to the terms of this Agreement.

Qualified ECP Guarantor ” means, in respect of any Swap Obligation under a Secured Hedge Agreement, each Loan Party that has total assets exceeding $10,000,000 at the time the relevant guarantee or grant of the relevant security interest becomes effective with respect to such Swap Obligation under a Secured Hedge Agreement or such other person as constitutes an “eligible contract participant” under the Commodity Exchange Act and can cause another person to qualify as an “eligible contract participant” at such time by entering into a keepwell under Section 1a(18)(A)(v)(II) of the Commodity Exchange Act.

Register ” has the meaning specified in Section 2.10(b) .

REIT Master Lease ” means that certain Master Lease dated as of May 30, 2014, among Borrowers, as landlords, and Operating Tenants, as tenants, and covering the Projects.

Related Persons ” means, with respect to any Person, each of such Person’s Affiliates, officers, directors, employees, agents, trustees, representatives, attorneys and accountants of or to such Person or any of its Affiliates, together with, if such Person is the Agent, each other Person or individual designated, nominated or otherwise mandated by or helping the Agent pursuant to and in accordance with Section 11.4 or any comparable provision of any Loan Document.

Replacement Treasury Yield ” means 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 any 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 of the Loan 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 of the Loan 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.

Reports ” has the meaning assigned in Section 12.38 .

Required Lenders ” means, at any time, Lenders whose Pro Rata Shares at such time are in excess of 50% in the aggregate; provided , however , the Loan Commitment of, and the portion of the Obligations held or deemed held by, any Defaulting Lender shall be excluded for purposes of making a determination of Required Lenders.

Required Repairs ” means the repairs described on Schedule 8.14 .

 

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Requirements of Law ” means, with respect to any Person, collectively, the common law and all federal, state, local, foreign, multinational or international laws, statutes, codes, treaties, standards, rules and regulations, guidelines, ordinances, orders, judgments, writs, injunctions, decrees (including administrative or judicial precedents or authorities) and the interpretation or administration thereof by, and other determinations, directives, requirements or requests of, any Governmental Authority, in each case whether or not having the force of law and that are applicable to or binding upon such Person or any of its property or to which such Person or any of its property is subject.

Residential Units ” means, collectively, (a) each skilled nursing bed, Alzheimer’s unit and/or assisted living unit authorized and operational under the Primary Licenses and (b) each independent living unit comprising the Projects.

Restatement Date ” means the date on which the Additional Ten Project Loan is funded.

Restoration Threshold ” means, as of any date, the lesser of (a) ten percent (10.0%) of the replacement value of the improvements at the affected Project as of such date, and (b) $1,000,000.00.

Scheduled Defeasance Payments ” has the meaning assigned to such term in Section 2.5(a)(ii) .

Secured Hedge Agreement ” means any Hedge Agreement between Borrowers (or an Affiliate of Borrowers) and a Secured Hedge Provider.

Secured Hedge Provider ” means (i) a Lender or an Affiliate of a Lender (or a Person who was a Lender or an Affiliate of a Lender at the time of execution and delivery of a Hedge Agreement) who has entered into a Hedge Agreement with any Borrower, or (ii) a Person with whom any Borrower has entered into a Hedge Agreement provided or arranged by GE Capital or an Affiliate of GE Capital or for which GE Capital or an Affiliate of GE Capital has provided credit enhancement through either an assignment right or a letter of credit in favor of such Person, and any assignee thereof.

Secured Parties ” means the Lenders and the Agent and each such Person’s Related Persons.

Security ” means all of the real and personal property securing the Obligations described in the Loan Documents and the Secured Hedge Agreements.

Security Agreement ” means that certain Security Agreement dated as of the date hereof executed by Borrowers in favor of Agent (for itself and on behalf of the Lenders) covering certain personal property described therein, as amended, restated, supplemented, or otherwise modified from time to time.

Security Deposits ” means any security deposit from any tenant or occupant of any Project collected or held by any Borrower.

 

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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 leasing the Projects, and observes corporate, company or partnership formalities, as applicable, independent of any other Person, and which otherwise complies with the covenants set forth in Section 6.17 hereof.

Site Assessment ” means an environmental engineering report for each Project prepared at Borrowers’ expense by an engineer engaged by Borrowers, or Agent on behalf of Borrowers, and approved by Agent, and in a manner reasonably satisfactory to Agent, based upon an investigation relating to and making appropriate inquiries concerning the existence of Hazardous Materials on or about each Project, and the past or present discharge, disposal, release or escape of any such substances, all consistent with ASTM Standard E1527-05 (or any successor thereto published by ASTM) and good customary and commercial practice.

Social Security Act ” means 42 U.S.C. 401 et seq ., as enacted in 1935, and amended, restated or otherwise supplemented thereafter from time to time and all rules and regulations promulgated thereunder.

Specially Designated National and Blocked Persons ” means those Persons that have been designated by executive order or by the sanction regulations of OFAC as Persons with whom U.S. Persons may not transact business or must limit their interactions to types approved by OFAC.

Specified Swap Termination Date” means June 29, 2016.

Spin-Off ” has the meaning assigned to such term in Section 8.23 .

State Regulator ” has the meaning assigned to such term in Section 8.15(a) .

Subordination Agreement ” means that certain Subordination, Non-Disturbance and Attornment Agreement dated as of the date hereof executed by each Borrower, each Operating Tenant, and Agent (on behalf of Lenders), as amended, restated, supplemented, or otherwise modified from time to time.

Substitute Lender ” has the meaning assigned in Section 2.11(a) .

Successor Borrower ” has the meaning assigned to such term in Section 2.5(a)(ii) .

Swap Obligation ” means, with respect to any Guarantor, any obligation to pay or perform under any agreement, contract or transaction that constitutes a “swap” within the meaning of Section 1a(47) of the Commodity Exchange Act.

Swap Termination Fee ” shall mean the amount that Lender reasonably determines in good faith to be its total losses and costs in connection with a termination of the hedging arrangements entered into by Lender in connection with the funding of the Loans and cost of funds rate lock in respect of any such hedging arrangements, including any loss of bargain, cost of funding and loss or cost incurred as a result of its terminating, liquidating, obtaining or reestablishing any hedge or related trading position.

 

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Tax Impound ” has the meaning assigned to such term in Section 3.5 .

Taxes ” has the meaning assigned to such term in Section 3.5 .

Tenant ” means any tenant or occupant of a Project under a Lease.

Third Party Payor Programs ” means any participation or provider agreements with any third party payor, including Medicare, Medicaid, TRICARE and any Approved Insurer, and any other private commercial insurance managed care and employee assistance program, to which any Operating Tenant may be subject with respect to any Project.

Title Policy ” has the meaning assigned in Schedule 2.1 .

TWEA ” has the meaning assigned in Section 6.21(f) .

UCC ” means the Uniform Commercial Code as from time to time in effect in the State of New York; provided , however , that, in the event that, by reason of mandatory provisions of any applicable Requirement of Law, any of the attachment, perfection or priority of Agent’s or any other Lender’s security interest in any Collateral is governed by the Uniform Commercial Code of a jurisdiction other than the State of New York, “UCC” shall mean the Uniform Commercial Code as in effect in such other jurisdiction for purposes of the provisions hereof relating to such attachment, perfection or priority and for purposes of the definitions related to or otherwise used in such provisions.

U.S. Lender Party ” means each of Agent, the Lenders, and each participant of a Lender, in each case that is a U.S. Person.

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.

U.S. Person ” means any United States citizen, any entity organized under the laws of the United States or its constituent states or territories, or any entity, regardless of where organized, having its principal place of business within the United States or any of its territories.

Withholding Taxes ” has the meaning assigned in Section 2.14(a) .

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.

Section 1.2 Definitions . All terms defined in Section 1.1 above 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 “include(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.”

 

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Section 1.3 Phrases . When used in this Agreement and the other Loan Documents, the phrase “including” shall mean “including, but not limited to,” the phrases “satisfactory to Agent,” “satisfactory to Lenders,” and “satisfactory to Required Lenders” shall mean “in form and substance satisfactory to the applicable Person in all respects”, the phrases “with Agent’s consent,” “with the Lenders’ consent,” and “with the Required Lenders’ consent,” or “with Agent’s approval,” “with the Lenders’ approval,” and “with the Required Lenders’ approval” shall mean such consent or approval at such Person’s sole discretion, and the phrases “acceptable to Agent,” “acceptable to Lenders,” and “acceptable to the Required Lenders” shall mean “acceptable to such Person at such Person’s sole discretion” unless otherwise specified in this Agreement.

Section 1.4 Incorporation of Recitals . The foregoing preambles and all other recitals set forth herein are made a part hereof by this reference.

Section 1.5 Amendment and Restatement; No Novation . This Agreement constitutes an amendment and restatement of the Existing Loan Agreement effective from and after the Restatement Date. The execution and delivery of this Agreement and the consummation of the transactions contemplated hereby are not intended by the parties to be, and shall not constitute, a novation or an accord and satisfaction of the Indebtedness, the Obligations, or any other obligations owing to the Lender or the Agent under the Existing Loan Agreement, the Existing Ten Project Note or any other “Loan Document” as defined in the Existing Loan Agreement (the “ Existing Loan Documents ”). On the Restatement Date, the credit facilities and the terms and conditions thereof described in the Existing Loan Agreement shall be amended and replaced by the credit facilities and the terms and conditions thereof described herein, and all Indebtedness, Obligations, obligations of the Borrowers under the June 2006 First Funding, June 2006 Second Funding, June 2006 Third Funding, December 2006 Funding, and other obligations of the Borrowers and any other Person outstanding as of such date under the Existing Loan Agreement shall be deemed to be Indebtedness and Obligations outstanding under the corresponding facilities described herein without further action by any Person. The schedules and exhibits attached to this Agreement and made a part hereof shall be deemed to replace the schedules and exhibits to the Existing Loan Agreement.

Section 1.6 Effectiveness of Existing Loan Documents . Borrowers and each other Loan Party hereby acknowledge that the Existing Loan Documents previously executed by the Borrowers or any Loan Party and delivered to GECC, Agent and/or Lender are and shall remain in full force and effect, and Borrowers and each other Loan Party hereby ratifies, confirms and approves the Additional Ten Project Note and each of the other Loan Documents and all of the terms and provisions thereof, and agrees that the Additional Ten Project Note and each of the other Loan Documents constitutes a valid and binding obligation of Borrowers or the other Loan Parties, as applicable, enforceable by Agent and Lender in accordance with its terms.

Section 1.7 Release of Guaranty by Ensign . Notwithstanding anything contained herein to the contrary, as of the Restatement Date, that certain Fourth Amended and Restated Guaranty of Payment and Performance dated as of November 10, 2009, by Ensign for the benefit of the Agent and the Lenders shall be immediately and automatically forever and irrevocably terminated, released, and discharged.

 

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ARTICLE II

LOAN TERMS

Section 2.1 Disbursements .

(a) Additional Ten Project Loan Funding . The Additional Ten Project Loan shall be funded in one advance and repaid in accordance with this Agreement and the other Loan Documents. On the Restatement Date, and subject to the terms, provisions and conditions of this Agreement (including, without limitation Borrowers’ satisfaction of the conditions to the Additional Ten Project Loan described in Schedule 2.1 attached hereto) and the other Loan Documents, Lender shall disburse to Borrowers the proceeds of the Additional Ten Project Loan. Once repaid, the Additional Ten Project Loan may not be reborrowed.

(b) Loans outstanding on the Restatement Date . As of the Restatement Date, the Lender has previously made loans to certain of the Borrowers in an aggregate amount equal to $55,895,000.00, comprised of the following: (i) a loan in the amount of $27,292,571.16 made on June 30, 2006 (the “ June 2006 First Funding ”), (ii) a loan in the amount of $3,929,184.85 made on August 8, 2006 (the “ June 2006 Second Funding ”), (iii) a loan in the amount of $8,573,243.99 made on October 16, 2006 (the “ June 2006 Third Funding ”), and (iv) a loan in the amount of $16,100,000.00 made on December 29, 2006 (the “ December 2006 Funding ”; and collectively with the June 2006 First Funding, the June 2006 Second Funding, the June 2006 Third Funding, the “ Existing Ten Project Loans ”). As of the Restatement Date, the aggregate amount of the Existing Ten Project Loans outstanding is $48,323,231.71. The Borrowers hereby acknowledge that all Obligations in respect of ‘Loans’ outstanding under, pursuant to and as defined in the Existing Loan Agreement shall be deemed to have been made to the Borrowers as Loans under this Agreement, and shall constitute a portion of the Obligations hereunder.

Section 2.2 Interest Rate; Late Charge.

(a) Existing Ten Project Loan Interest . Unless otherwise specified to the contrary in this Agreement,

(i) until but not including the Specified Swap Termination Date, the outstanding principal balance of the Existing Ten Project Loan shall bear interest at the following rates: (i) the June 2006 First Funding, of which the outstanding principal balance as of the date hereof is $23,643,150.99, shall bear interest at a rate per annum of seven and one-half percent (7.5%) (the “ June 2006 First Funding Interest Rate ”), (ii) the June 2006 Second Funding, of which the outstanding principal balance as of the date hereof is $3,373,840.25, shall bear interest at a rate per annum of seven and eighteen one hundredths percent (7.18%) (the “ June 2006 Second Funding Interest Rate ”), (iii) the June 2006 Third Funding, of which the outstanding principal balance as of the date hereof is $7,355,491.65, shall bear interest at a rate per annum of seven and six one hundredths percent (7.06%) (the “ June 2006 Third Funding Interest Rate ”), and (iv) the December 2006 Funding, of which the outstanding principal balance as of the date

 

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hereof is $13,950,748.82, shall bear interest at a rate per annum of six and ninety-five one hundredths percent (6.95%) (the “ December 2006 Funding Interest Rate ” and, collectively with the June 2006 First Funding Interest Rate, the June 2006 Second Funding Interest Rate, the June 2006 Third Funding Interest Rate, and the December 2006 Funding Interest Rate, the “ Existing Ten Project Interest Rates ”); and

(ii) from and including the Specified Swap Termination Date, the outstanding principal balance of the Existing Ten Project Loan shall bear interest at the “ Additional Ten Project Interest Rate ” defined below.

(b) Additional Ten Project Loan Interest . Unless otherwise specified to the contrary in this Agreement, the outstanding principal balance of the Additional Ten Project Loan shall bear interest at a floating rate of interest equal to three and thirty-five one hundredths percent (3.35%) per annum in excess of the LIBOR Rate (the “ Additional Ten Project Interest Rate ” and collectively with the Existing Ten Project Interest Rates, the “ Interest Rates ”).

(c) Computation . 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 Restatement Date 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, for the account of the Lenders (other than any Defaulting Lender), 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. Agent shall pay to each Lender (other than any Defaulting Lender) its portion of the late charge based on each Lender’s Pro Rata Share of the Loan in accordance with Section 2.6 . The foregoing late charge is intended to compensate Lenders for the expenses incident to handling any such delinquent payment and for the losses incurred by each Lender as a result of such delinquent payment. Borrowers agree that, considering all of the circumstances existing on the date this Agreement is executed, the late charge represents a reasonable estimate of the costs and losses each Lender will incur by reason of late payment. Borrowers and each Lender further agree that proof of actual losses would be costly, inconvenient, impracticable and extremely difficult to fix. Acceptance of the late charge shall not constitute a waiver of the Event of Default arising from the overdue installment, and shall not prevent any Lender from exercising any other rights or remedies available to such Lender with respect to such Event of Default. While any Event of Default exists, the Loans shall bear interest at the Default Rate.

Section 2.3 Terms of Payment .

(a) Payments of Existing Ten Project Loans .

(i) Interest . Continuing on June 1, 2014, Borrowers shall pay to Agent for the account of the Lenders (other than a Defaulting Lender) interest computed at the applicable Existing Ten Project Interest Rates for the Existing Ten Project Loan in arrears on each Payment Date until all amounts due under the Loan Documents are paid in full. If June 1, 2014, is not a Business Day, then the applicable payment due hereunder shall be made on the first Business Day immediately following such date.

 

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(ii) Principal Amortization Payments . Continuing on June 1, 2014, and on each Payment Date thereafter, Borrowers shall pay Agent for the account of the Lenders (other than a Defaulting Lender) a monthly principal amortization payment with respect to each Existing Ten Project Loan in accordance with Schedule 2.3 attached hereto. If June 1, 2014, is not a Business Day, then the applicable payment due hereunder shall be made on the first Business Day immediately following such date.

(b) Payments of Additional Ten Project Loans .

(i) Interest .

(A) Borrowers shall pay to Agent for the account of the Lenders (other than a Defaulting Lender) a payment of interest computed at the Additional Ten Project Interest Rate with respect to the Additional Ten Project Loan on the Restatement Date for the period from the Restatement Date through the last day of May 2014.

(B) Commencing on July 1, 2014, Borrowers shall pay interest for the Additional Ten Project Loan in arrears computed at the applicable Additional Ten Project Interest Rate on each Payment Date until all amounts due under the Loan Documents are paid in full. If July 1, 2014, is not a Business Day, then the applicable payment due hereunder shall be made on the first Business Day immediately following such date.

(ii) Principal Amortization Payments . Commencing on July 1, 2014, and on each Payment Date thereafter, Borrowers shall pay to Agent for the account of the Lenders (other than a Defaulting Lender), a monthly principal amortization payment with respect to the Additional Ten Project Loan in accordance with Schedule 2.3 attached hereto. If July 1, 2014, is not a Business Day, then the applicable payment due hereunder shall be made on the first Business Day immediately following such date.

Section 2.4 Maturity . The Loans shall mature and Borrowers shall pay to Agent for the account of the Lenders (other than a Defaulting Lender) all outstanding principal, accrued and unpaid interest, default interest, late charges and any other amounts due under the Loan Documents on the Maturity Date.

Section 2.5 Prepayment .

(a) Existing Ten Project Loans .

(i) No Prepayments . Borrowers may not prepay any of the outstanding principal balance of the Existing Ten Project Loans prior to the Specified Swap Termination Date; provided , however , Defeasance pursuant to Section 2.5(a)(ii) below shall be available at any time (the “ Open Period ”) subject to the terms and conditions provided therein. If the Existing Ten Project Loans are accelerated by Agent in

 

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accordance with the terms of this Agreement for any reason, Borrowers shall pay to Agent the Make Whole Breakage Amount 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 Existing Ten Project Loan. Notwithstanding anything to the contrary, if Defeasance occurs during the Open Period in accordance with Section 2.5(a)(ii) , 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 Existing Ten Project Loans in full, but not in part, at any time after the Lockout Period, without payment of a Prepayment Premium or Make Whole Breakage Amount, upon thirty (30) days prior written notice to Agent.

(ii) 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 Mortgage upon the satisfaction of the following conditions precedent (“ Defeasance ”):

(A) 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 “ Defeasance Release Date ”) on which the Defeasance Deposit (hereinafter defined) is to be made;

(B) the payment to Agent of interest accrued and unpaid on the principal balance of the Loans to and including the Defeasance Release Date;

(C) the payment to Agent of all other sums with respect to the Loans, not including scheduled interest or principal payments, due under the Notes, the Mortgage and the other Loan Documents;

(D) the payment to Agent of the Defeasance Deposit and a $5,000 non-refundable processing fee;

(E) the delivery by Borrowers to Agent at Borrowers’ sole cost and expense of:

(1) 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(a)(ii ) (the “ Defeasance Deposit Security Agreement ”);

(2) releases of the Projects from the Lien of the Mortgage (for execution by Agent) in a form appropriate for the jurisdiction in which each Project is located and otherwise reasonably acceptable to Agent;

(3) an officer’s certificate of Borrowers certifying that the requirements set forth in Section 2.5(a)(ii)(E) have been satisfied;

 

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(4) 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 Defeasance Deposit Security Agreement and other documents delivered in connection therewith, and if required by the Agent, a substantive non-consolidation opinion with respect to the Successor Borrower, in form and substance, and rendered by counsel, reasonably satisfactory to Agent; and

(5) such other certificates, documents, opinions or instruments as Agent may reasonably request; and

(F) 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 Notes and this Section 2.5(a)(ii) 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 after the Defeasance Release Date upon which interest and principal payments are required under this Agreement and the Notes, 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 Notes 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 Loans (the “ Scheduled Defeasance Payments ”). Borrowers, pursuant to the Defeasance Deposit 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 Notes and this Section 2.5(a)(ii) .

Upon compliance with the requirements of this Section 2.5(a)(ii) , the Guaranty with respect to the Borrowers 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 Loans) and the Projects shall be released of record from the Lien of the Mortgage and the pledged U.S. Obligations shall be the sole source of collateral securing the repayment of the Loans and the Notes. 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(a)(ii) shall be remitted to Borrowers with the release of the Projects from the Lien of the applicable Mortgage. In connection with

 

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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(a)(ii) (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 Notes 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 of the Borrowers under the Notes, the Defeasance Deposit Security Agreement and the other Loan Documents, and Borrowers shall be relieved of their obligations thereunder, except (i) that Borrowers shall be required to perform their obligations pursuant to this Section 2.5(a) , including maintenance of the Successor Borrower, if applicable, and (ii) for those obligations of Borrowers which survive repayment of the Loans. Borrowers shall pay $1,000.00 to any such Successor Borrower as consideration for assuming the obligations under the Notes, the Defeasance Deposit 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(a) , including Agent’s and Lender’s reasonable attorneys’ fees and expenses, and any administrative and tax expenses associated with or incurred by the Successor Borrower.

(b) Voluntary Prepayment . The Additional Ten Project Loan may be prepaid in whole, but not in part (except in connection with the application of a Covenant Prepayment, in which case partial prepayments shall be permitted), on a Payment Date at any time after the expiration of the Lockout Period and the Existing Ten Project Loan may be prepaid in whole, but not in part (except in connection with the application of a Covenant Prepayment, in which case partial prepayments shall be permitted), on a Payment Date at any time after the Specified Swap Termination Date, provided Borrowers provide not less than ten (10) Business Days’ notice to Agent of such prepayment and pays to Agent the full outstanding amount of all Obligations, including principal, accrued interest, Prorated Interest (if applicable), the Make Whole Breakage Amount, if applicable, and the Libor Breakage Amount, if applicable. Notwithstanding anything in this Agreement to the contrary, in the event of a prepayment resulting from the enforcement of the provisions of Section 2.7 hereof, no Prepayment Premium or Make Whole Breakage Amount shall be imposed.

(c) Prepayment Not Made on a Payment Date . If for any reason the Loan or any portion thereof is prepaid on a day other than a scheduled monthly Payment Date, interest shall be prorated through the date of prepayment (the “ Prorated Interest ”). On the prepayment date, Borrowers shall pay to Agent, for the account of Lenders, the applicable principal of the Loan, Prorated Interest and Libor Breakage Amount, and any other amounts, if any, required under this Agreement.

Section 2.6 Application of Payments .

(a) Waterfall . Prior to the occurrence of an Event of Default, all payments received by Agent under the Loan Documents shall be applied, (i)  first , to pay Obligations in respect of any cost or expense reimbursements, fees or indemnities then due to the Agent

 

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pursuant to this Agreement, any Loan Document, (ii)  second , to pay interest then due and payable to the Lenders (other than a Defaulting Lender) in respect of the Loan calculated at the Additional Ten Project Interest Rate, (iii)  third , to pay interest then due and payable to the Lenders (other than a Defaulting Lender) in respect of the Loan calculated at the existing Ten Project Interest Rates, (iv)  fourth , to pay Obligations in respect of any cost or expense reimbursements, fees or indemnities then due to the Lenders (other than a Defaulting Lender) pursuant to this Agreement, any Loan Document, (v)  fifth , to principal payments due under the Additional Ten Project Loan owing to the Lenders (other than a Defaulting Lender) and to the Obligations under the Secured Hedge Agreements, (vi)  sixth , to principal payments due under the Existing Ten Project Loan owing to the Lenders (other than a Defaulting Lender), (vii)  seventh , to any reserves, escrows or other impounds required to be maintained pursuant to the Loan Documents, (viii)  eighth , to the ratable payment of all other Obligations (other than Obligations owing to a Defaulting Lender); and (ix)  ninth , to repay all Obligations owing to a Defaulting Lender. Upon the occurrence of an Event of Default, all payments shall be applied in such order as the Agent shall determine in its sole discretion. Notwithstanding anything herein to the contrary, if at any time following an Event of Default or acceleration of the Obligations or on or after the Maturity Date, the Agent applies any payments received or the proceeds of any Collateral to principal payments on the Loan, the Agent shall apply such payments or proceeds pro rata between such principal payments on the Loan and the Obligations under the Secured Hedge Agreements based on the outstanding principal balance of the Loan and the Obligations under Secured Hedge Agreements.

(b) Application of Payments Generally . All repayments of the Loan shall be applied to reduce ratably the remaining installments of the outstanding principal amounts of the Loan in the inverse order of maturity. If sufficient amounts are not available to repay all outstanding Obligations described in any priority level set forth in this Section 2.6 , the available amounts shall be applied, unless otherwise expressly specified herein, to such Obligations ratably based on the proportion of the Secured Parties’ interest in such Obligations. Any priority level set forth in this Section 2.6 that includes interest shall include all such interest, whether or not accruing after the filing of any petition in bankruptcy or the commencement of any insolvency, reorganization or similar proceeding, and whether or not a claim for post-filing or post-petition interest is allowed in any such proceeding. All prepayments of principal shall be applied in the inverse order of maturity.

(c) Payments and Computations . Borrowers shall make each payment under any Loan Document not later than 11:00 a.m. (Eastern Standard or Daylight Savings time) on the day when due to the Agent by wire transfer or Automated Clearing House (“ ACH ”) transfer (which shall be the exclusive means of payment hereunder) to the following account (or at such other account or by such other means to such other address as the Agent shall have notified Borrowers in writing within a reasonable time prior to such payment) in immediately available Dollars and without setoff or counterclaim:

 

Bank:   

Deutsche Bank Trust Co.

New York, New York

ABA No.:    021001033
Account Number:    50-256-477
Account Name:    GE HFS - GEMSA
Referenced Loan No.:   

07-0004261, 07-0024261, 07-0034261,

07-0044261, 07-007426

 

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The Agent shall promptly thereafter cause to be distributed immediately available funds relating to the payment of principal, interest or fees to the Lenders, in accordance with the application of payments set forth in Section 2.6(a) on the same Business Day as funds are deemed received. Payments received by the Agent after 11:00 a.m. (Eastern Standard or Daylight Savings time) shall be deemed to be received on the next Business Day.

(d) Computations of Interests and Fees . All computations of interest and of fees shall be made by the Agent 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 disbursement under the Loan or the date of the preceding Payment Date, as the case may be, to the date of the next Payment Date or the Maturity Date. Each determination of an interest rate or the amount of a fee hereunder shall be made by the Agent and shall be conclusive, binding and final for all purposes, absent manifest error.

(e) Payment Dates . Whenever any payment hereunder shall be stated to be due on a day other than a Business Day, the due date for such payment shall be extended to the next succeeding Business Day without any increase in such payment as a result of additional interest or fees.

(f) Advancing Payments . Unless the Agent shall have received notice from Borrowers prior to the date on which any payment is due hereunder that Borrowers will not make such payment in full, the Agent may assume that Borrowers have made such payment in full to the Agent on such date and the Agent may, in reliance upon such assumption, cause to be distributed to each Lender on such due date an amount equal to the amount then due such Lender. If and to the extent that Borrowers shall not have made such payment in full to the Agent, each Lender shall repay to the Agent on demand such amount distributed to such Lender together with interest thereon (at the current rate of the Loans) for each day from the date such amount is distributed to such Lender until the date such Lender repays such amount to the Agent.

Section 2.7 Capital Adequacy; Increased Costs; Illegality.

(a) If any Lender 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 Restatement 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 such Lender’s capital as a consequence of its obligations hereunder, then the Borrowers shall from time to time upon demand by such Lender, pay to such 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 the affected Lender to Borrowers shall, absent manifest error, be final, conclusive and binding for all purposes. Each Lender agrees that, as promptly as practicable after it becomes aware of any

 

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circumstances referred to above which would result in any such increased cost, such 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 the Borrowers pursuant to this Section 2.7(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 Restatement Date, there shall be any increase in the cost to any Lender of agreeing to make or making, funding or maintaining any Loan, then the Borrowers shall from time to time, upon demand by such Lender, 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 the Borrowers by such Lender, shall be conclusive and binding on the Borrowers for all purposes, absent manifest error. Each 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, such 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 2.7(b) .

(c) Notwithstanding anything to the contrary contained herein, if the introduction of or any change in any law or regulation (or any change in the interpretation thereof) shall make it unlawful, or any central bank or other Governmental Authority shall assert that it is unlawful, for any Lender to agree to make or to make or to continue to fund or maintain any Loan bearing interest computed by reference to the Libor Rate, then, unless such Lender is able to make or to continue to fund or to maintain the Loan at another office of such Lender without, in such Lender’s opinion, adversely affecting it or its Loan or the income obtained therefrom, on notice thereof and demand therefor by such Lender to Borrowers, the obligation of that Lender to make or continue to fund Loans at the LIBOR Rate shall be suspended until such Lender shall have notified Agent and the Borrowers that the circumstances giving rise to such determination no longer exists. Each Lender will use its best efforts to determine such replacement index and spread and will notify Borrowers of the index and spread to be used and the same shall be applied to the Loan effective as of the date such Lender determined that the Libor Rate was no longer available. If any Lender shall determine that it is unlawful to maintain any LIBOR Rate Loan, Borrowers shall prepay in full such Lender’s Pro Rata Share of the Loan, together with interest accrued thereon either on the last day of the Interest Period thereof if such Lender may lawfully continue to maintain such LIBOR Rate Loans to such day, or immediately, if such Lender may not lawfully continue to maintain such LIBOR Rate Loans, unless such Lender determines a replacement index and spread to approximate the Contract Rate before such change in law or regulation. If the obligation of any Lender to make or maintain LIBOR Rate Loans has been terminated and no replacement index has been found, the Borrowers may elect, by giving notice to such Lender through Agent that all Loans which would otherwise be made by any such Lender as LIBOR Rate Loans shall be instead Base Rate Loans.

(d) Notwithstanding anything herein to the contrary, the Dodd-Frank Wall Street Reform and Consumer Protection Act and all requests, rules, guidelines or directives thereunder or issued in connection therewith shall be deemed to be a change in a Requirement of Law under subsection (b) above and/or a change in capital adequacy requirements under subsection (a) above, as applicable, regardless of the date enacted, adopted or issued.

 

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Section 2.8 Interest Rate Protection . Borrowers may, at their sole cost and expense obtain and maintain an interest rate cap for the benefit of Borrowers pursuant to a Hedge Agreement reasonably satisfactory to the Agent. Any such Hedge Agreement shall be provided by Agent or any Lender (or an Affiliate of such Person) or a bank or other financial institution whose long-term debt rating is equal to or greater than “A”. Except in connection with a Secured Hedge Agreement, the Project shall not be pledged or encumbered in any manner to secure any obligation under the Hedge Agreement. Borrowers shall not enter into any interest rate swap agreement, interest rate cap agreement, interest rate collar agreement or other similar agreement pertaining to fluctuations in interest rates, or any swaps, caps or collar agreements or similar arrangements providing for protection against fluctuations in currency exchange rates, either generally or under specific contingencies, other than the Hedge Agreement contemplated by this Section 2.8 , and not for speculative purposes.

Section 2.9 Libor Breakage Amount . Upon any payment of the Loan (or any portion thereof) on any day that is not the last day of the Libor Interest Period applicable thereto (regardless of the source of such prepayment and whether voluntary, by acceleration or otherwise), Borrowers shall pay to Agent, for the account of Lenders (other than a Defaulting Lender) the Libor Breakage Amount. For purposes of calculating the Libor Breakage Amount payable to a Lender under this Section 2.9 , each Lender shall be deemed to have actually funded the Loan through the purchase of a deposit bearing interest at the Libor Rate in an amount equal to the amount of the Loan and having a maturity and repricing characteristics comparable to the relevant Libor Interest Period; provided , however , that each Lender may fund its Pro Rata Share of the Loan in any manner it sees fit, and the foregoing assumption shall be utilized only for the calculation of amounts payable under this Section 2.9 .

Section 2.10 Evidence of Debt.

(a) Records of Lenders . Each Lender shall maintain in accordance with its usual practice accounts evidencing the Indebtedness of Borrowers to each Lender resulting from the Pro Rata Share of the Loan of such Lender from time to time outstanding, including the amounts of principal and interest payable and paid to such Lender from time to time under this Agreement. In addition, with respect to each Lender having sold a participation interest in any of the Obligations owing to it, such Lender, acting as agent of Borrowers solely for this purpose and solely for tax purposes, shall establish and maintain at its address referred to in Section 12.1 (or at such other address as Agent shall notify Borrowers) a record of ownership, in which such Lender shall register by book entry (A) the name and address of each such participant (and each change thereto, whether by assignment or otherwise) and (B) the rights, interest or obligation of each such participant in any Obligation owing to such Lender, in any Loan Commitment or any portion of the Loan and in any right of such Lender to receive any payment hereunder.

(b) Records of Agent . The Agent, acting as agent of Borrowers solely for tax purposes and solely with respect to the actions described in this Section 2.10 , shall establish and maintain at its address referred to in Section 12.1 (or at such other address as the Agent may notify Borrowers) (i) a record of ownership (the “ Register ”) in which the Agent agrees to

 

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register by book entry the interests (including any rights to receive payment hereunder) of each Lender in the Loans and the Pro Rata Outstandings, and any assignment of any such interest, obligation or right and (ii) accounts in the Register in accordance with its usual practice in which it shall record (A) the names and addresses of the Lenders (and each change thereto pursuant to Section 2.11 (Substitution of Lenders) and Section 12.3 (Assignments and Participations; Binding Effect)), (B) the Loan Commitments of each Lender, (C) the amount of each of the Pro Rata Outstandings and any assignment of a Lender’s Pro Rata Share of the Loan, (D) the amount of any principal or interest due and payable or paid, and (E) any other payment received by the Agent from Borrowers and its application to the Obligations.

(c) Registered Obligations . Notwithstanding anything to the contrary contained in this Agreement, the Loan (including any Notes evidencing the Loan) shall constitute a registered obligation, the right, title and interest of the Lenders and their assignees in and to the Loan shall be transferable only upon notation of such transfer in the Register and no assignment thereof shall be effective until recorded therein. This Section 2.10 and Section 12.3 shall be construed so that the Loan is at all times maintained in “ registered form ” within the meaning of Sections 163(f), 871(h)(2) and 881(c)(2) of the Code and any related regulations (and any successor provisions).

(d) Prima Facie Evidence . The entries made in the Register and in the accounts maintained pursuant to clauses (a)  and (b)  of this Section 2.10 shall, to the extent permitted by applicable Requirements of Law, be prima facie evidence of the existence and amounts of the obligations recorded therein; provided , however , that no error in such account and no failure of any Lender or the Agent to maintain any such account shall affect the obligations of any Borrower or any other Loan Party to repay the Loan in accordance with its terms. In addition, Borrowers, the Agent, and the Lenders shall treat each Person whose name is recorded in the Register as a Lender for all purposes of this Agreement. Information contained in the Register with respect to any Lender shall be available for access by Borrowers, the Agent and such Lender at any reasonable time and from time to time upon reasonable prior notice. No Lender shall have access to or be otherwise permitted to review any information in the Register other than information with respect to such Lender unless otherwise agreed by the Agent.

Section 2.11 Substitution of Lenders .

(a) In the event that any Lender that is not an Affiliate of the Agent (an “ Affected Lender ”), (i) makes a claim under Section 2.7 or notifies Borrowers and the Agent pursuant to Section 2.7 that it becomes illegal for such Lender to continue to fund or maintain its Pro Rata Share of the Loan using the Libor Rate or (ii) does not consent to any amendment, waiver or consent to any Loan Document for which the consent of the Required Lenders is obtained but that requires the consent of other Lenders, Borrowers may either pay in full such Affected Lender with respect to amounts due with the consent of the Agent or substitute for such Affected Lender any Lender or any Affiliate or Approved Fund of any Lender or any other Person acceptable (which acceptance shall not be unreasonably withheld or delayed) to the Agent (in each case, a “ Substitute Lender ”).

(b) To substitute such Affected Lender or pay in full the Obligations owed to such Affected Lender, Borrowers shall deliver a notice to the Agent and such Affected Lender.

 

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The effectiveness of such payment or substitution shall be subject to the delivery to the Agent by Borrowers (or, as may be applicable in the case of a substitution, by the Substitute Lender) of (i) payment for the account of such Affected Lender, of, to the extent accrued through, and outstanding on, the effective date for such payment or substitution, all Obligations owing to such Affected Lender (including those that will be owed because of such payment and all Obligations that would be owed to such Lender if it was solely a Lender), and (ii) in the case of a substitution, (A) payment of the assignment fee set forth in Section 12.3 and (B) an assumption agreement in form and substance satisfactory to the Agent whereby the Substitute Lender shall, among other things, agree to be bound by the terms of the Loan Documents and assume the Loan Commitment of the Affected Lender.

(c) Upon satisfaction of the conditions set forth in clause (b)  above, the Agent shall record such substitution or payment in the Register, whereupon (i) in the case of any payment in full, such Affected Lender’s Loan Commitments shall be terminated and (ii) in the case of any substitution, (A) the Affected Lender shall sell and be relieved of, and the Substitute Lender shall purchase and assume, all rights and claims of such Affected Lender under the Loan Documents with respect to the Loans, except that the Affected Lender shall retain such rights expressly providing that they survive the repayment of the Obligations and the termination of the Loan Commitments, (B) the Substitute Lender shall become a “Lender” hereunder having a Loan Commitment in the amount of such Affected Lender’s Loan Commitment and (C) the Affected Lender shall execute and deliver to the Agent an Assignment to evidence such substitution and deliver any Note in its possession; provided , however , that the failure of any Affected Lender to execute any such Assignment or deliver any such Note shall not render such sale and purchase (or the corresponding assignment) invalid.

Section 2.12 Defaulting Lenders .

(a) Cure of Defaulting Lender Status . A Defaulting Lender may regain its status as a non-defaulting Lender hereunder upon satisfaction of each of the following conditions, as applicable: (i) payment by such Defaulting Lender of all amounts owing hereunder (whether to the Agent for indemnity purposes or otherwise); (ii) receipt by Agent of (A) a written revocation by Defaulting Lender of any written notice by Defaulting Lender to Borrowers, Agent, or any other Lender that such Defaulting Lender will fail to fund under this Agreement, or (B) evidence satisfactory to Agent (in consultation with the Required Lenders) that such Defaulting Lender has publicly revoked any public announcement of the same; (iii) evidence satisfactory to Agent (in consultation with the Required Lenders) that such Defaulting Lender is no longer in default for failing to make payments under one or more syndicated credit facilities; and (iv) evidence satisfactory to Agent (in consultation with the Required Lenders) that such Defaulting Lender (or the holding company of such Defaulting Lender) is no longer the subject of a bankruptcy proceeding and is not otherwise involved in any liquidation proceeding, and Agent has determined such Defaulting Lender is able to meet its obligations hereunder.

(b) Right of Offset . Anything herein to the contrary notwithstanding, upon receipt of any payment from Borrowers hereunder for the account of the Lenders, Agent may, in its discretion, offset against a Defaulting Lender’s Pro Rata Share of such payment, the amount of any unfunded reimbursement obligations of such Defaulting Lender.

(c) Replacement of Defaulting Lender . If any Lender is a Defaulting Lender, the Agent may, upon notice to such Lender and Borrowers, replace such Lender by causing such Lender to assign its Loan (with the related assignment fee to be paid by Borrowers) pursuant to Section 12.3 to one or more Persons eligible under such Section procured by the Agent. Borrowers shall pay in full all principal, interest, fees and other amounts owing to such Defaulting Lender through the date of replacement. Any Defaulting Lender being replaced under this Section 2.12(c) shall execute and deliver an Assignment with respect to such Lender’s Loans.

 

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Section 2.13 Fees and Expenses . Borrowers agree to pay to the Agent for the benefit of the Lenders the fees and expenses provided in the Proposal Letter.

Section 2.14 Withholding Taxes .

(a) Payments Free and Clear of Withholding Taxes . Except as otherwise provided in this Section 2.14 , each payment by Borrowers under any Loan Document shall be made free and clear of all present or future taxes, levies, imposts, deductions, charges or withholdings and all liabilities with respect thereto (and without deduction for any of them) (collectively, but excluding the taxes set forth in clauses (i) through (iv) below, the “ Withholding Taxes ”) other than for (i) taxes measured by net income (including branch profits taxes) and franchise taxes imposed in lieu of net income taxes, in each case imposed on any Lender as a result of a connection between such Lender and the jurisdiction of the Governmental Authority imposing such tax or any political subdivision or taxing authority thereof or therein (other than such connection arising solely from any Lender having executed, delivered or performed its obligations or received a payment under, or enforced, any Loan Document), (ii) Withholding Taxes to the extent that the obligation to withhold amounts existed on the date that such Lender became a “Lender” under this Agreement in the capacity under which such Lender makes a claim under this clause (b), except in each case to the extent such Lender is a direct or indirect assignee (other than pursuant to Section 2.11 ( Substitution of Lenders )) of any other Lender that was entitled, at the time the assignment of such other Lender became effective, to receive additional amounts under Section 2.14(b) , (iii) taxes that are directly attributable to the failure (other than as a result of a change in any Requirement of Law) by any Lender to deliver the documentation required to be delivered pursuant to clause (f) below and (iv) any United States federal withholding Taxes imposed under FATCA (the taxes described in subsections (i) through (iv) herein called “ Excluded Taxes ”).

(b) Gross-Up . If any Taxes shall be required by any Requirement of Law to be deducted from or in respect of any amount payable under any Loan Document to any Lender and such Taxes are Withholding Taxes, (i) such amount payable shall be increased as necessary to ensure that, after all required deductions for Withholding Taxes are made (including deductions applicable to any increases to any amount under this Section 2.14 ), such Lender receives the amount it would have received had no such deductions been made, (ii) the relevant Loan Party shall make such deductions, (iii) the relevant Loan Party shall timely pay the full amount deducted to the relevant taxing authority or other authority in accordance with applicable Requirements of Law and (iv) within 30 days after such payment is made, Borrowers shall deliver to Agent an original or certified copy of a receipt evidencing such payment.

 

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(c) Other Taxes . In addition, Borrowers agree to pay, and authorize Agent to pay in their name, any stamp, documentary, excise or property tax, charges or similar levies imposed by any applicable Requirement of Law or Governmental Authority and all Liabilities with respect thereto (including by reason of any delay in payment thereof), in each case arising from the execution, delivery or registration of, or otherwise with respect to, any Loan Document or any transaction contemplated therein (collectively, “ Other Taxes ”). Within thirty (30) days after the date of any payment of Withholding Taxes or Other Taxes by any Borrower, Borrowers shall furnish to Agent, at its address referred to in Section 12.1 , the original or a certified copy of a receipt evidencing payment thereof.

(d) Indemnification . Borrowers shall reimburse and indemnify, within thirty (30) days after receipt of demand therefor (with copy to Agent), each Lender for all Withholding Taxes and Other Taxes (including any Withholding Taxes and Other Taxes imposed by any jurisdiction on amounts payable under this Section 2.14 ) paid by such Lender and any Liabilities arising therefrom or with respect thereto, whether or not such Withholding Taxes or Other Taxes were correctly or legally asserted. A certificate of the Lender (or of Agent on behalf of such Lender) claiming any compensation under this clause (d), setting forth the amounts to be paid thereunder and delivered to Borrowers with copy to Agent, shall be conclusive, binding and final for all purposes, absent manifest error. In determining such amount, Agent and such Lender may use any reasonable averaging and attribution methods.

(e) Mitigation . Any Lender claiming any additional amounts payable pursuant to this Section 2.14 shall use its reasonable efforts (consistent with its internal policies and Requirements of Law) to change the jurisdiction of its lending office if such a change would reduce any such additional amounts (or any similar amount that may thereafter accrue) and would not, in the sole determination of such Lender, be otherwise disadvantageous to such Lender.

(f) Tax Forms .

(i) Each Non-U.S. Lender Party that, at any of the following times, is entitled to an exemption from United States withholding Tax or, after a change in any Requirement of Law, is subject to such withholding Tax at a reduced rate under an applicable Tax treaty, shall (w) on or prior to the date such Non-U.S. Lender Party becomes a “Non-U.S. Lender Party” hereunder, (x) on or prior to the date on which any such form or certification expires or becomes obsolete, (y) after the occurrence of any event requiring a change in the most recent form or certification previously delivered by it pursuant to this clause (i) and (z) from time to time if requested by Borrowers’ Agent or Agent (or, in the case of a participant or SPV, the relevant Lender), provide Agent and Borrowers’ Agent (or, in the case of a participant or SPV, the relevant Lender) with two completed originals of each of the following, as applicable: (A) Forms W-8ECI (claiming exemption from U.S. withholding tax because the income is effectively connected with a U.S. trade or business), W-8BEN (claiming exemption from, or a reduction of, U.S. withholding tax under an income tax treaty) and/or W-8IMY (together with appropriate forms, certifications and supporting statements) or any successor forms, (B) in the case of a Non-U.S. Lender Party claiming exemption under Sections 871(h) or 881(c) of the Code, Form W-8BEN (claiming exemption from U.S. withholding tax

 

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under the portfolio interest exemption) or any successor form and a certificate in form and substance acceptable to Agent that such Non-U.S. Lender Party is not (1) a “bank” within the meaning of Section 881(c)(3)(A) of the Code, (2) a “10 percent shareholder” of Borrowers within the meaning of Section 881(c)(3)(B) of the Code or (3) a “controlled foreign corporation” described in Section 881(c)(3)(C) of the Code or (C) any other applicable document prescribed by the IRS certifying as to the entitlement of such Non-U.S. Lender Party to such exemption from United States withholding tax or reduced rate with respect to all payments to be made to such Non-U.S. Lender Party under the Loan Documents. Unless Borrowers’ Agent and Agent have received forms or other documents satisfactory to them indicating that payments under any Loan Document to or for a Non-U.S. Lender Party are not subject to United States withholding tax or are subject to such tax at a rate reduced by an applicable tax treaty, the Loan Parties and Agent shall withhold amounts required to be withheld by applicable Requirements of Law from such payments at the applicable statutory rate.

(ii) Each U.S. Lender Party shall (A) on or prior to the date such U.S. Lender Party becomes a “U.S. Lender Party” hereunder, (B) on or prior to the date on which any such form or certification expires or becomes obsolete, (C) after the occurrence of any event requiring a change in the most recent form or certification previously delivered by it pursuant to this clause (f) and (D) from time to time if requested by Borrowers or Agent (or, in the case of a participant, the relevant Lender), provide Agent and Borrowers (or, in the case of a participant, the relevant Lender) with two completed originals of Form W-9 (certifying that such U.S. Lender Party is entitled to an exemption from U.S. backup withholding tax) or any successor form.

(iii) Each Lender having sold a participation in any of its Obligations shall collect from such participant the documents described in this clause (f) and provide them to Agent.

(iv) If a payment made to a Non-U.S. Lender Party would be subject to United States federal withholding Tax imposed by FATCA if such Non-U.S. Lender Party fails to comply with the applicable reporting requirements of FATCA, such Non-U.S. Lender Party shall deliver to Agent and Borrowers’ Agent any documentation under any Requirement of Law or reasonably requested by Agent or Borrowers’ Agent sufficient for Agent or Borrowers to comply with their obligations under FATCA and to determine that such Non-U.S. Lender has complied with its obligations under FATCA or to determine the amount to deduct and withhold from such payment. Solely for the purposes of this clause (iv), “FATCA” shall include any amendments made to FATCA after the date of this Agreement.

(g) Refunds . If a Lender has received a refund of (or tax credit with respect to) any Withholding Taxes or Other Taxes as to which it has been indemnified by Borrowers or with respect to which Borrowers have paid additional amounts pursuant to this Section 2.14 , it shall pay over such refund (or the benefit realized as a result of such tax credit) to Borrowers (but only to the extent of indemnity payments made, or additional amounts paid, by Borrowers under this Section 2.14 with respect to the Withholding Taxes or Other Taxes giving rise to such refund), net of all out of pocket expenses of the Lender (including any Withholding Taxes

 

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imposed with respect to such refund) as is determined by the Lender in good faith, and without interest (other than any interest paid by the relevant Governmental Authority with respect to such refund); provided , that Borrowers, upon the request of the Lender, agree to repay as soon as reasonably practicable the amount paid over to Borrowers (plus any penalties, interest or other charges imposed by the relevant Governmental Authority) to the Lender in the event the Lender is required to repay such refund to such Governmental Authority. This Section 2.14 shall not be construed to require the Lender to make available its tax returns (or any other information relating to its Withholding Taxes or Other Taxes which it deems in good faith to be confidential) to Borrowers or any other person.

Section 2.15 Extension of Maturity Date . Subject to, and upon the Borrowers’ satisfaction of, the conditions set forth in this Section 2.15 (such date the “ Extension Effective Date ”), Agent shall extend the Maturity Date of this Agreement by an additional year (each a “ Maturity Date Extension ”), with no more than two (2) such Maturity Date Extensions occurring during the term of this Agreement, subject to the following conditions for each such Maturity Date Extension:

(a) No Event of Default shall have occurred and be continuing under any of the Loan Documents on the Extension Effective Date and no Material Adverse Change shall have occurred;

(b) The Borrowers shall have on or before the Extension Effective Date delivered to the Agent for the ratable benefit of the Lenders a fee equal to one-quarter percent (0.25%) of the outstanding balance of the Loan, which fee shall be non-refundable and shall be deemed fully earned upon receipt;

(c) If not previously authorized by resolutions satisfactory to the Agent, the Borrowers shall have delivered to the Agent true, correct and complete copies of duly adopted resolutions of each Borrower authorizing each respective Borrower to extend the Maturity Date;

(d) The Borrowers shall have paid Agent’s reasonable costs and expenses in connection with the requested Maturity Date Extension; and

(e) The Borrowers shall give notice of their desire to extend the Maturity Date in the form of a Request for Extension attached hereto as Exhibit D on or prior to the date that is not less than sixty (60) days or more than six (6) months prior to the then effective Maturity Date. Following receipt of a Request for Extension, the Agent shall promptly notify each Lender of such request. Upon acceptance by the Agent of the Request for Extension evidencing that each of the conditions set forth in this Section 2.15 have been satisfied, the Extension Effective Date shall occur and the Maturity Date Extension shall be effective.

Section 2.16 Security . The Loan shall be secured by the Mortgage creating a first Lien on the Projects, the Assignment of Leases and Rents and the other Loan Documents.

Section 2.17 Release of Collateral . Subject to the conditions set forth in Section 2.17(a) 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

 

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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.

(a) Prior to Swap Termination Date . Borrowers may obtain a release of a Release Project so long as: (i) Borrowers obtain Releases under this Section 2.17(a) not more often than one (1) time in any six (6) month period, (ii) no less than four (4) Projects must remain subject to the Loans after each such Release, and (iii) the following conditions are satisfied:

(A) Any Release of Projects under this Section 2.17(a) shall be subject to Borrower’s satisfaction of the terms and conditions of Section 2.5(a)(ii) , as such terms and conditions are modified by this Section 2.17(a) , and any payments made by Borrowers to Agent for any such Release shall be applied towards the partial Defeasance of the Loan as set forth herein;

(B) The Defeasance Deposit to be paid by Borrower to Agent for such Release Project shall be an amount equal to the sum of (1), (2) and (3), as follows:

(1) 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;

(2) 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

(3) any revenue, documentary stamp or intangible taxes or any other tax or charge due in connection with such Release or otherwise required to accomplish the following, all as reasonably estimated by Agent;

(C) As of the date of such proposed Release, the Project Yield, measured solely with respect to the remaining Projects is equal to or greater than eighteen and one-half percent (18.5%);

(D) As of the date of such proposed Release, the Debt Service Coverage Ratio, measured solely with respect to the remaining Projects is equal to or greater than 2.00:1.00;

(E) As of the date of such 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);

 

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(F) As of the date of such proposed Release of any Release Project, (i) 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) and (ii) the Borrowers shall be in compliance with Section 8.16 hereof both before and after giving effect to such proposed Release;

(G) 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

(H) Borrowers 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 such Release.

Notwithstanding anything contained in Section 2.5(a)(ii) , the Guaranty shall not be released in connection with Releases under this Section 2.17(a) except in connection with the payment in full of all Obligations hereunder.

(b) On and After Swap Termination Date . Borrowers may obtain a release of a Release Project so long as: (i) Borrowers obtain Releases under this Section 2.17(a) not more often than one (1) time in any six (6) month period, (ii) no less than four (4) Projects must remain subject to the Loans after each such Release, and (iii) the following conditions are satisfied:

(A) The amount to be paid by Borrowers to Agent for such Release Project shall be an amount equal to at least one hundred and ten percent (110%) of the Allocated Loan Amount for each such Release Project;

(B) As of the date of such proposed Release, the Project Yield, measured solely with respect to the remaining Projects is equal to or greater than eighteen and one-half percent (18.5%);

(C) As of the date of such 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);

(D) As of the date of such proposed Release of any Release Project, (i) 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

 

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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) and (ii) the Borrowers shall be in compliance with Section 8.16 hereof both before and after giving effect to such proposed Release;

(E) Borrowers 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 such Release;

(F) Any amounts in excess of the Allocated Loan Amount received by Agent in accordance with Section 2.17(b)(A) above, shall be applied by Agent to the remaining amount of the Loan and allocated to the then remaining Projects in Agent’s sole discretion;

(G) Any Release under this Section 2.17(b) shall be subject to Borrowers’ satisfaction of the following:

(1) 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 Release is to occur;

(2) the payment to Agent of interest accrued and unpaid on the principal balance of the Loan to and including the Release Date;

(3) the payment to Agent of all other sums, not including scheduled interest or principal payments, due under the Note and the other Loan Documents; and

(4) the delivery by Borrowers to Agent at Borrowers’ sole cost and expense of releases of the Projects from the Lien of the Loan Documents (for execution by Agent) in a form appropriate for the jurisdiction in which each Project is located and otherwise reasonably acceptable to Agent.

Notwithstanding anything herein to the contrary, the Guaranty shall not be released in connection with Releases under this Section 2.17(b) except in connection with the payment in full of all Obligations hereunder.

ARTICLE III

INSURANCE, CONDEMNATION, AND IMPOUNDS

Section 3.1 Insurance . Borrowers shall maintain (or cause to be maintained) insurance as follows:

(a) Casualty; Business Interruption . Borrowers shall keep the Projects insured (or cause Operating Tenants to insure the Projects) against damage by fire and the other hazards

 

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covered by a standard extended coverage and all-risk insurance policy for the full insurable value thereof on a replacement cost claim recovery basis (without reduction for depreciation or co-insurance), and shall maintain boiler and machinery insurance and such other casualty insurance as reasonably required by Agent. Agent reserves the right to require from time to time the following additional insurance: flood (if in a FEMA flood zone where maintenance of insurance is required by FEMA); earthquake (if the Project is located in an appropriate US Seismic zone); windstorm; worker’s compensation; and/or building law or ordinance. Borrowers shall keep the Projects insured (or cause Operating Tenant to insure the Projects) against loss by flood if any Project is located currently or at any time in the future 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 or the National Flood Insurance Reform Act of 1994 (as such acts may from time to time be amended) in an amount at least equal to the lesser of (i) the maximum amount of the Loans and (ii) the maximum limit of coverage available under said acts. Any such flood insurance policy shall be issued in accordance with the requirements and current guidelines of the Federal Insurance Administration. Borrowers shall maintain (or cause Operating Tenant to maintain) business interruption insurance, including use and occupancy, rental income loss and extra expense, for all periods covered by Borrowers’ property insurance for a limit equal to twelve (12) calendar months’ exposure, all without any exclusions or reduction of policy limits for acts of domestic and foreign terrorism or other specified action/inaction. Borrowers shall not maintain any separate or additional insurance which is contributing in the event of loss unless it is properly endorsed and otherwise reasonably satisfactory to Agent in all respects. The proceeds of insurance paid on account of any damage or destruction to any Project shall be paid to Agent, on behalf of the Lenders, to be applied as provided in Section 3.2 .

(b) Liability . Borrowers shall maintain (or shall cause Operating Tenants to maintain) (i) commercial general liability insurance with respect to each Project providing for limits of liability in the amount approved by Agent for both injury to or death of a person and for property damage per occurrence, (ii) umbrella liability coverage in the amount and to the extent required by Agent, and (iii) other liability insurance as reasonably required by Agent; provided, that Agent acknowledges that the coverages in place on the Restatement Date are sufficient. In addition, Borrowers shall cause each Operating Tenant to maintain (A) worker’s compensation insurance and employer’s liability insurance covering employees at the Projects employed by Operating Tenants (in the amounts required by applicable Laws) and (B) professional liability insurance. In no event shall Borrowers consent to any decrease in the amount or scope of coverage or increase the deductibles from those in effect on the Restatement Date or subsequently approved by Agent.

(c) 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 [and shall not contain a Protective Safeguard Endorsement] . Agent shall act on behalf of the Lenders in respect of insurance matters. 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 in which the applicable Project is located, with a rating of

 

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[“AX”][A-VII] or better as established by Best’s Rating Guide with respect to property and casualty insurance and a rating of [“AX”][A-VII] or better as established by Best’s Rating Guide or “A” or better by Standard & Poor’s Ratings Group with respect to liability insurance. Each policy shall provide that such policy may not be canceled or materially changed except upon thirty (30) days’ (or ten (10) days’ in the event of non-payment of premium) 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. Any insurance provided by this policy may be provided by so-called blanket policies of insurance provided, however, that the coverages afforded Agent thereby may not be less than or materially different from that which would be provided by separate policies meeting the requirements of this Agreement. Borrowers authorize Agent to pay the premiums for such policies (the “ Insurance Premiums ”) from the Insurance Impound as the same become due and payable annually in advance. If Borrowers fail (or fail to cause Operating Tenants) to deposit funds into the Insurance Impound sufficient to permit Agent to pay the Insurance Premiums when due, Agent may obtain such insurance and pay the premium therefor and Borrowers shall, on demand, reimburse Agent for all expenses incurred in connection therewith.

(d) Assignment; Delivery of Certificates and Policies . Borrowers shall assign the policies or proofs of insurance to Agent (for the benefit of the Lenders), 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. With respect to the property and casualty insurance required under this Section 3.1 , Borrowers shall provide, or shall cause Operating Tenants to provide, (i) on or before the Restatement Date, an ACORD 25 along with a policy binder which is valid for at least 60 days following the Effective Date, (ii) endorsements reasonably required by Lender within thirty (30) days following the Restatement Date if not provided on or before the Restatement Date and (iii) a copy of the full policy within sixty (60) days following the Restatement Date or prior to expiration of the binder. With respect to the liability insurance required under this Section 3.1 , Borrowers shall, or shall cause Operating Tenants to, provide (i) on or before the Restatement Date, an ACORD 25 along with evidence of 30-day (ten (10) days’ in the event of non-payment of premium) notice of cancellation of coverage, (ii) endorsements reasonably required by Lender within thirty (30) days following the Restatement Date if not provided on or before the Restatement Date and (c) a copy of the full policy within sixty (60) days following the Restatement Date. If Borrowers elect to obtain any insurance which is not required under this Agreement, all related insurance policies shall be endorsed in compliance with Section 3.1(c) , and such additional insurance shall not be canceled without prior notice to Agent. From time to time upon Agent’s request, Borrowers shall identify to Agent all insurance maintained by Borrowers with respect to the Projects. 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.

(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 notify any of Borrowers’ insurance carriers to add Agent (for itself and the benefit of the Lenders) as a loss payee, mortgagee insured or additional insured, as the case may be, to any policy maintained by Borrowers or Operating Tenants (regardless of whether such policy is required under this Agreement), to make proof of loss, to adjust and compromise any claim under insurance policies, to appear in and

 

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prosecute any action arising from such insurance policies, to collect and receive insurance proceeds, and to deduct therefrom Agent’s reasonable expenses incurred in the collection of such proceeds. Nothing contained in this Section 3.l(e) , however, shall require Agent to incur any expense or take any action hereunder.

(f) WARNING REGARDING RIGHT OF AGENT TO PURCHASE INSURANCE : If Borrowers fail to provide Agent with evidence of the insurance coverages required by this Agreement, Agent may purchase insurance at Borrowers’ expense to protect the interest of Agent and Lenders. This insurance may, but need not, also protect Borrowers’ interest. If the Collateral becomes damaged, the coverage Agent purchases may not pay any claim Borrowers make or any claim made against Borrowers. Borrowers may later cancel this coverage by providing evidence that the required property coverage was purchased elsewhere. Borrowers are responsible for the cost of any insurance purchased pursuant to this provision and such cost is payable on demand; if Borrowers fail to pay such cost, it may be added to the Indebtedness and bear interest at the Default Rate. The effective date of coverage may be the date Borrowers’ prior coverage lapsed or the date Borrowers failed to provide proof of coverage. The coverage Agent purchases may be considerably more expensive than insurance Borrowers can obtain and may not satisfy any need for property damage coverage or any mandatory liability insurance imposed by applicable Laws.

Section 3.2 Use and Application of Insurance Proceeds.

(a) Notice; Repair Obligation . If any Project shall be damaged or destroyed, in whole or in part, by fire or other casualty (a “ Casualty ”), Borrowers shall give prompt notice thereof to Agent. Following the occurrence of a Casualty, Borrowers, regardless of whether insurance proceeds are available, shall promptly proceed to restore, repair, replace or rebuild the same to be of at least equal value and of substantially the same character as prior to such damage or destruction, all to be effected in accordance with applicable law.

(b) Application of Insurance Proceeds . Agent shall make insurance proceeds available to Borrowers for application to the costs of restoring the damaged Project or to the payment of the Loan as follows:

(i) if the loss is less than or equal to the Restoration Threshold, Agent shall make the insurance proceeds available to Borrowers, which proceeds shall be used by Borrowers to pay for the restoration of the damaged Project provided (A) no Event of Default or Potential Default exists, and (B) Borrowers promptly commence and are diligently pursuing restoration of the damaged Project;

(ii) if the loss exceeds the Restoration Threshold but is not more than 25% of the replacement value of the improvements constructed on the damaged Project, Agent shall disburse the insurance proceeds to Borrowers, which proceeds shall be used by Borrowers for the restoration of the damaged Project provided that (A) at all times during such restoration no Event of Default or Potential Default exists; (B) Agent determines throughout the restoration that there are sufficient funds available to restore and repair the damaged Project to a condition approved by Agent or, if Agent reasonably determines

 

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there is any such insufficiency, Borrowers provide additional security to address such insufficiency to Agent’s satisfaction; (C) Agent determines that the Adjusted Net Operating Income of the Projects (including the damaged Project) during restoration, taking into account rent loss or business interruption insurance, will be sufficient to pay Debt Service; (D) Agent determines that the ratio of the outstanding principal balance of the Loan to appraised value of the Projects after restoration of the damaged Project will not exceed the loan-to-value ratio that existed on the Restatement Date; (E) Agent determines that after restoration of the damaged Project, the Projects and Borrowers will comply with the financial covenants in Section 8.16 ; (F) Agent determines that restoration and repair of the damaged Project to a condition approved by Agent will be completed within six months after the date of loss or casualty and in any event ninety (90) days prior to the Maturity Date; (G) Borrowers promptly commence and are diligently pursuing restoration of the damaged Project; and (H) the Project after the restoration will be in compliance with and permitted under all applicable zoning, building and land use laws, rules, regulations and ordinances; and

(iii) if the conditions set forth in (i) and (ii) above are not satisfied or the loss exceeds the maximum amount specified in Section 3.2(b)(ii) above, (A) if no Event of Default exists hereunder, in Required Lenders’ reasonable discretion, Required Lenders may direct Agent to apply any insurance proceeds Agent receives as a prepayment of the Loan, or allow all or a portion of such proceeds to be used for the restoration of the damaged Project and (B) if an Event of Default exists hereunder, Agent shall apply any insurance proceeds Agent receives as a prepayment of the Loan, unless the Required Lenders otherwise consent in writing to allow all or a portion of the proceeds to be used for the restoration of the damaged Project.

(c) Disbursement of Insurance Proceeds . Insurance proceeds received by Agent and to be applied to restoration pursuant to the terms of this Section 3.2 , will be disbursed by Agent to Borrowers on a monthly basis, commencing within ten (10) Business Days following receipt by Agent of plans and specifications, contracts and subcontracts, schedules, budgets, lien waivers and architects’ certificates all in form reasonably satisfactory to Agent, and otherwise in accordance with prudent commercial construction lending practices for construction loan advances (including appropriate retainages to ensure that all work is completed in a workmanlike manner).

Section 3.3 Condemnation Awards . Borrowers shall immediately notify Agent of the institution of any actual or threatened commencement 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 Loans in such order and manner as Agent may

 

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elect, notwithstanding that the Loans may not then be due and payable; provided, however, if the compensation or award is less than or equal to $100,000 and provided there exists no Event of Default, and Borrowers request that such proceeds be used for nonstructural site improvements (such as landscape, driveway, walkway, and parking area repairs) required to be made as a result of such condemnation, Agent will apply such compensation or award to such restoration in accordance with disbursement procedures applicable to insurance proceeds, 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 . The Borrowers have previously, or have caused Operating Tenants to, deposited with Agent, a sum of money (the “ Insurance Impound ”) equal to one-sixth (1/6th) of the annual charges for Insurance Premiums relating to the insurance coverages for the Projects required by this Agreement. 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. 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 Loans. 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 Loans 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. If at any time the amount on deposit in the Insurance Impound with Agent is insufficient to maintain a reserve equal to approximately 1/6 of the annual charges for Insurance Premiums relating to the insurance coverages for the Projects in Agent’s sole but reasonable estimation, Borrowers shall, or shall cause Operating Tenants to, deposit any deficiency with Agent promptly upon demand. On the Maturity Date, the monies then remaining on deposit with Agent attributable to the then maturing Loan, as applicable, shall, at Agent’s option, be applied against the Obligations or if no Potential Default is continuing, returned to applicable Borrowers (or Operating Tenants, as applicable). Notwithstanding the provisions of this Section 3.4 , to the extent the Master Lease requires the Operating Tenants to escrow for Insurance Premiums in the manner consistent with this Agreement, and Operating Tenants deposit with Agent the amounts required under this Section 3.4 to fund the Insurance Impound, Agent will waive the requirement of Borrower to fund the Insurance Impound.

Section 3.5 Real Estate Tax Impounds . Subject to the last sentence of this Section 3.5 , the Borrowers have previously deposited and shall continue to deposit with Agent, monthly on each Payment Date, 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 (collectively, the “ Taxes ”) relating to the Projects which will be sufficient to make payments of Taxes relating to the Projects 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 such annual Taxes. Deposits shall be made on the basis of Agent’s estimate from time to time of the Taxes for the current year (after giving effect to any

 

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reassessment or, at Agent’s election, on the basis of the Taxes for the prior year, with adjustments when the Taxes 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. 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 Loans. Until an Event of Default exists, Agent shall apply the funds deposited to pay the Taxes as provided herein. 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 Loans 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 Taxes for which such deposits are required at least thirty (30) days prior to the date on which the Taxes first become payable. If at any time the amount on deposit with Agent, together with amounts to be deposited by Borrowers before such Taxes are payable, is insufficient to pay such Taxes and maintain such reserves, the applicable Borrowers shall deposit any deficiency with Agent immediately upon demand. Agent shall pay such Taxes when the amount on deposit with Agent is sufficient to pay such Taxes and Agent has received a bill for such Taxes. The obligation of Borrowers to pay the Taxes, as set forth in the Loan Documents, is not affected or modified by the provision of this paragraph; provided , however , that Borrowers shall not be in default under the Loans for failure to pay Taxes if and to the extent there are sufficient funds on deposit in the Tax Impound to timely pay such Taxes. On the Maturity Date, the monies then remaining on deposit with Agent attributable to the then maturing Loan, as applicable, shall, at Agent’s option, be applied against the Obligations or if no Event of Default is continuing, returned to applicable Borrowers. Notwithstanding the provisions of this Section 3.5 , to the extent that the Operating Tenants pay all Taxes when due in the ordinary course of their business and pursuant to the obligations under the Master Lease, the Agent will waive the requirement of Borrowers to fund the Tax Impound; provided , however , that upon the occurrence and continuation of an Event of Default which is not cured within any applicable grace or cure period herein, then Borrowers shall deposit (or shall cause the Operating Tenants to deposit) with Agent the amounts required under this Section 3.5 to fund the Tax Impound.

ARTICLE IV

ENVIRONMENTAL MATTERS

Section 4.1 Representations and Warranties on Environmental Matters . To each Borrower’s knowledge, except as set forth in the Site Assessment, (a) no Hazardous Material is now or was formerly used, stored, generated, manufactured, installed, treated, discharged, disposed of or otherwise present at or about the Projects or any property adjacent to the Projects (except for cleaning and other products currently used in connection with the routine maintenance or repair of the Projects in full compliance with Environmental Laws) and no Hazardous Material was removed or transported from any Project, (b) all permits, licenses, approvals and filings required by Environmental Laws have been obtained, and the use, operation and condition of each Project, does not, and did not previously, violate any Environmental Laws, (c) no civil, criminal or administrative action, suit, claim, hearing, investigation or proceeding is pending or threatened, nor have any settlements been reached by or with any parties or any Liens imposed in connection with any Project concerning Hazardous Materials or Environmental Laws; (d) no underground storage tanks exist on any part of any

 

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Project; and (e) Borrowers have not received and no prior owner or current or prior tenant, subtenant, or other occupant of all or any part of the Projects has received, any notice from any Person, public or private, alleging any violation of or potential liability under any Environmental Law with regard to the Projects, nor have Borrowers, nor have any of the third-parties described above, received any administrative order or entered into any administrative consent order with any governmental agency with respect to Hazardous Materials on or at the Projects.

Section 4.2 Covenants on Environmental Matters .

(a) Borrowers shall (i) comply strictly and in all respects with applicable Environmental Laws; (ii) notify Agent immediately upon any Borrower’s discovery of any spill, discharge, release or presence of any Hazardous Material at, upon, under, within, contiguous to or otherwise affecting any Project; (iii) promptly remove such Hazardous Materials and remediate the applicable Project in full compliance with Environmental Laws or as reasonably required by Agent based upon the recommendations and specifications of an independent environmental consultant approved by Agent; and (iv) promptly forward to Agent copies of all orders, notices, permits, applications or other communications and reports in connection with any spill, discharge, release or the presence of any Hazardous Material or any other matters relating to the Environmental Laws or any similar laws or regulations, as they may affect any Project or Borrowers.

(b) Borrowers shall not cause and shall prohibit any other Person from (i) causing any spill, discharge or release, or the use, storage, generation, manufacture, installation, or disposal, of any Hazardous Materials at, upon, under, within or about any Project or the transportation of any Hazardous Materials to or from any Project (except for cleaning and other products used in connection with routine maintenance or repair of such Project in full compliance with Environmental Laws), (ii) installing any underground storage tanks at any Project, or (iii) conducting any activity that requires a permit or other authorization under Environmental Laws.

(c) Borrowers shall provide to Agent, at Borrowers’ expense promptly upon the written request of Agent from time to time, a Site Assessment or, if required by Agent, an update to any existing Site Assessment for the applicable Project, to assess the presence or absence of any Hazardous Materials and the potential costs in connection with abatement, cleanup or removal of any Hazardous Materials found on, under, at or within such Project. Borrowers shall pay the cost of no more than one such Site Assessment or update for each Project in any twelve (12) month period, unless Agent’s request for a Site Assessment is based on information provided under Section 4.2(a) , a reasonable suspicion of Hazardous Materials at or near the applicable Project, a breach of representations under Section 4.1 , or an Event of Default, in which case any such Site Assessment or update shall be at Borrowers’ expense.

Section 4.3 Allocation of Risks and Indemnity . As between Borrowers and Agent and each Lender, all risk of loss associated with non-compliance with Environmental Laws, or with the presence of any Hazardous Material at, upon, within, contiguous to or otherwise affecting the Projects, shall lie solely with Borrowers. Accordingly, Borrowers shall bear all risks and costs associated with any loss (including any loss in value attributable to Hazardous Materials), damage or liability therefrom, including all costs of removal of Hazardous

 

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Materials or other remediation required by Agent or by law. Borrowers shall indemnify, defend and hold Agent and each Lender and their respective shareholders, directors, officers, employees and agents harmless from and against all loss, liabilities, damages, claims, costs and expenses (including reasonable costs of defense and consultant fees, investigation and laboratory fees, court costs, and other litigation expenses) arising out of or associated, in any way, with (a) the non-compliance with Environmental Laws, or (b) the existence of Hazardous Materials in, on, or about the Projects, (c) any personal injury (including wrongful death) or property damage (real or personal) arising out of or related to Hazardous Materials; (d) any lawsuit brought or threatened, settlement reached, or government order relating to such Hazardous Materials, (e) a breach of any representation, warranty or covenant contained in this Article IV , whether based in contract, tort, implied or express warranty, strict liability, criminal or civil statute or common law, or (f) the imposition of any environmental Lien encumbering any Project; provided , however , Borrowers shall not be liable under such indemnification to the extent such loss, liability, damage, claim, cost or expense results solely from such indemnified Person’s gross negligence or willful misconduct as determined by a final non-appealable judgment of a court of competent jurisdiction. Borrowers’ obligations under this Section 4.3 shall arise whether or not any Governmental Authority has taken or threatened any action in connection with the presence of any Hazardous Material, and whether or not the existence of any such Hazardous Material or potential liability on account thereof is disclosed in any Site Assessment and shall continue notwithstanding the repayment of the Loan or any transfer or sale of any right, title and interest in any Project (by foreclosure, deed in lieu of foreclosure or otherwise).

Section 4.4 Agent’s Right to Protect Collateral . If any discharge of Hazardous Materials or the threat of any discharge of Hazardous Materials affecting any Project occurs or Borrowers fail to comply with any Environmental Laws and Borrowers have not, within ten (10) Business Days of the occurrence of such event, taken commercially reasonable steps to begin the remediation of such condition as required by Section 4.3 , Agent may (but shall not be obligated to) give such notices and take such actions as it deems necessary or advisable at the expense of Borrowers in order to abate the discharge of any Hazardous Materials or remove the Hazardous Materials. Any amounts payable to Agent by reason of the application of this Section 4.4 shall become immediately due and payable and shall bear interest at the Default Rate from the date loss or damage is sustained by Agent until paid. The obligations and liabilities of Borrowers under this Section 4.4 shall survive any termination, satisfaction, assignment, entry of a judgment of foreclosure or delivery of a deed in lieu of foreclosure.

Section 4.5 No Waiver . Notwithstanding any provision in this Article IV or elsewhere in the Loan Documents, or any rights or remedies granted by the Loan Documents, neither Agent nor any Lender waives, and each of them expressly reserves, all rights and benefits now or hereafter accruing to Agent and the Lenders under the “security interest” or “secured creditor” exception under applicable Environmental Laws, as the same may be amended. No action taken by Agent or any Lender pursuant to the Loan Documents shall be deemed or construed to be a waiver or relinquishment of any such rights or benefits under the “security interest exception.”

 

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ARTICLE V

LEASING MATTERS

Section 5.1 Representations and Warranties on Leases.

(a) Leases . Borrowers represent and warrant to Agent and the Lenders with respect to the Leases for residential occupancy, (i) to Borrower’s knowledge, the rent roll or Census Report for each Project delivered to Agent is true and correct; (ii) such Leases are valid and in and full force and effect; and (iii) the interests of the landlord and the rents under such Leases have not been assigned or pledged. Borrowers represent and warrant to Agent and Lenders with respect to the Commercial Leases, to Borrower’s knowledge (i) the rent roll with respect to such Commercial Leases delivered to Agent is true and correct; (ii) such Commercial Leases are in full force and effect; (iii) the Commercial Leases (including amendments) are in writing, and there are no oral agreements with respect thereto; (iv) the copies of the Leases delivered to Agent are true and complete; (v) neither the landlord nor any tenant is in default under any of the Commercial Leases; (vi) Borrowers have no knowledge of any notice of termination or default with respect to any Commercial Lease; (vii) Borrowers have not assigned or pledged any of the Commercial Leases, the rents or any interests therein except to Agent and the Lender; (viii) no Tenant or other party has an option to purchase all or any portion of any Project; (ix) no Tenant has the right to terminate its Commercial Lease prior to expiration of the stated term of such Commercial Lease; (x) 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 months’ rent); and (xi) all existing Commercial Leases are subordinate to the Mortgage either pursuant to their terms or a recorded subordination agreement

(b) Master Lease . Borrowers represent and warrant to Agent and the Lenders with respect to the Master Lease that: (i) the Master Lease is valid and in full force and effect; (ii) the Master Lease (including amendments) is in writing, and there are no oral agreements with respect thereto; (iii) the copy of the Master Lease delivered to Agent is true and complete; (iv) none of Borrowers or Operating Tenants is (or as to the other party is, to such party’s knowledge), in default under the Master Lease; (v) Borrower is not aware of any notice of termination or default with respect to the Master Lease; (vi) no Borrower has assigned or pledged the Master Lease, the rents or any interests therein, except to Agent and the Lenders; (vii) except as set forth in the Master Lease, Operating Tenants do not have an option to purchase all or any portion of the Projects; (viii) except as set forth in the Master Lease, Operating Tenants do not have the right to terminate the Master Lease prior to expiration of the stated term of the Master Lease (unless due to casualty or condemnation of the Projects); and (ix) Operating Tenants have not prepaid more than one month’s rent in advance.

Section 5.2 [ Intentionally Omitted ].

Section 5.3 Covenants .

(a) Leases . Borrowers shall (or cause Operating Tenants to) (i) perform the obligations which any Lease Party is required to perform under the Leases; (ii) enforce the obligations to be performed by the Tenants under the Leases; (iii) promptly furnish to Agent any notice of default or termination received by any Borrower from any Tenant under a Commercial Lease, and any notice of default or termination given by any Borrower to any Tenant under a Commercial Lease; (iv) not collect 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

 

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amount equal to two month’s rent; (v) not enter into any ground lease or master lease of any part of the Projects other than the Master Lease; (vi) not further assign or encumber any Lease; (vii) not, except with Agent’s prior written consent, cancel or accept surrender or termination of any Commercial Lease; (viii) not, except with Agent’s prior written consent, modify or amend any Lease (except for minor modifications and amendments entered into in the ordinary course of business, consistent with prudent property management practices, not affecting the economic terms of the Lease). Any action in violation of clauses (v), (vi), (vii), and (viii) of this Section 5.3(a) shall be void at the election of Agent. Borrowers and Operating Tenants, as applicable, will not suffer or permit any breach or default to occur in any of any Lease Party’s obligations under any of the Leases, nor suffer or permit the same to terminate by reason of any failure of Lease Party to meet any requirement of any Lease.

(b) Master Lease . Borrowers shall (i) perform in all material respects each obligation which Borrowers are required to perform under the Master Lease; (ii) enforce the material obligations to be performed by the Operating Tenant under the Master Lease; (iii) promptly furnish to Agent any notice of default or termination received by any Borrower from Operating Tenant, and any notice of default or termination given by any Borrower to Operating Tenant under the Master Lease; (iv) not collect any rents for more than one month in advance of the time when the same shall become due under the Master Lease, except for bona fide Security Deposits not in excess of an amount equal to two months’ rent; (v) not enter into any ground lease or master lease of any part of the Projects other than the Master Lease; (vi) not further assign or encumber the Master Lease; (vii) not, except with Agent’s prior written consent, cancel or accept surrender or termination of the Master Lease; and (viii) not, except with Agent’s prior written consent, modify or amend the Master Lease, and any action in violation of clauses (v), (vi), (vii), and (viii) of this Section 5.3(b) 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 obligations under the Master Lease nor suffer or permit the same to terminate by reason of any failure of any Borrower to meet any requirement of the Master Lease.

Section 5.4 Tenant Estoppels .

(a) Leases . At Agent’s request, Borrowers shall obtain and furnish (or cause Operating Tenants to obtain and furnish) to Agent, written estoppels in form and substance reasonably satisfactory to Agent, executed by Tenants under Commercial Leases in excess of 3,000 square feet of any Project and confirming the term, rent, and other provisions and matters relating to such Commercial Leases.

(b) Master Lease . At Agent’s request, Operating Tenants shall furnish to Agent, a written estoppel in form and substance satisfactory to Agent, executed by Operating Tenants and confirming the term, rent and other provisions and matters relating to the Master Lease.

 

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ARTICLE VI

REPRESENTATIONS AND WARRANTIES

Each Borrower represents, warrants and covenants to Agent and Lenders unless otherwise specified, as of the Restatement Date and as of the date of each Compliance Certificate delivered to Agent pursuant to Section 7.2 hereof that:

Section 6.1 Organization and Power.

(a) Organization, etc . Each Borrower and each other Loan Party 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 all legal requirements applicable to doing business in the state of its formation. Each Borrower is in good standing under the laws of and is in compliance with the legal requirements applicable to doing business in the state where its applicable Project is located. No Borrower is a “foreign person” within the meaning of §l445(f)(3) of the Code. Each Borrower and each other Loan Party has only one state of incorporation or organization which is set forth in Schedule 6.1 . All other information regarding each Borrower and each other Loan Party contained in Schedule 6.1 , including the ownership structure of each Borrower and its constituent entities, is true and correct as of the Restatement Date.

(b) Formation Documents . A true and complete copy of the formation documents creating each Borrower and each other Loan Party and any and all amendments thereto (collectively, the “ Borrower Formation Documents ”) has been furnished to Agent. The Borrower Formation Documents constitute the entire agreement regarding each Borrower and each other Loan Party among the members/partners/shareholders of such Borrower or such other Loan Party and are binding upon and enforceable against each of the members/partners/shareholders in accordance with their terms. No breach exists under the Borrower Formation Documents, and no condition exists which, with the giving of notice or the passage of time, would constitute a breach under the Borrower Formation Documents.

Section 6.2 Validity of Loan Documents . The execution, delivery and performance by each Borrower and each other Loan Party 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 each Borrower and each other Loan Party who is a party to such Loan Documents, enforceable in accordance with their respective terms, subject to applicable bankruptcy, insolvency, or similar laws generally affecting the enforcement of creditors’ rights.

Section 6.3 Liabilities; Litigation.

(a) Financial Statements . The financial statements delivered by Borrowers and each other Loan Party are true and correct in all material respects 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 or any other Loan Party. Except as disclosed in such financial statements, 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 Borrowers, threatened, against any Project, any Borrower or any other Loan Party which if adversely determined would, or would likely, have a Material Adverse Effect on such party, any Project or the Loan.

 

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(b) Contemplated Actions . No Borrower, Guarantor, nor to the best knowledge of Borrowers, any Operating 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 no Borrower, Guarantor nor to the knowledge of Borrowers, any Operating Tenant has knowledge of any Person contemplating the filing of any such petition against it.

Section 6.4 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.

Section 6.5 Other Agreements; Defaults . No Borrower or other Loan Party is a party to any agreement or instrument or subject to any court order, injunction, permit, or restriction which might materially and adversely affect any Project or the business, operations, or condition (financial or otherwise) of any Borrower, or any other Loan Party. None of any Borrower, any Operating Tenant or any other Loan Party is in violation of any agreement which violation could reasonably be expected to have a Material Adverse Effect on Borrowers or any other Loan Party or any Borrower’s or any other Loan Party’s business, properties, or assets, operations or condition, financial or otherwise.

Section 6.6 Compliance with Law . Each Borrower has all requisite Permits necessary to own and lease the Project owned and/or leased by it and carry on its business and to each Borrower’s Knowledge each Operating Tenant has all requisite Primary Licenses and Permits to operate the applicable Project and carry on its business. Except as described in each Zoning Report and Property Condition Report delivered to Agent prior to the Restatement Date, each Project is in compliance, in all material respects, with all applicable zoning and building requirements and, to Borrower’s knowledge, is free of material structural defects. Except as described in the Property Condition Report delivered to Agent prior to the Restatement Date, all of the building systems contained in each Project are in good working order, subject to ordinary wear and tear. Except as set forth in the Zoning Report, no Project constitutes, in whole or in part, a legally non-conforming use under applicable legal requirements.

Section 6.7 Condemnation . To each 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 any Project or for the relocation of roadways providing access to any Project.

Section 6.8 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

 

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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 Project. 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 6.9 Flood Zone . Except as noted in any zoning or flood map reports delivered to Agent prior to the Restatement Date, no portion of the improvements comprising the Projects is located in an area identified by the Secretary of Housing and Urban Development or any successor thereto as an area having special flood hazards pursuant to the National Flood Insurance Act of 1968, the Flood Disaster Protection Act of 1973 or the National Flood Insurance Act of 1994, as amended, or any successor law, or, if located within any such area, Borrowers have obtained, or caused Operating Tenants to obtain, and will maintain, or cause Operating Tenants to maintain, the insurance prescribed in Section 3.1 hereof.

Section 6.10 Physical Condition . Except as specifically set forth in the Property Condition Report, to each Borrower’s knowledge, (a) the Projects, including, without limitation, all buildings, improvements, parking facilities, sidewalks, storm drainage systems, roofs, plumbing systems, HVAC systems, fire protection systems, electrical systems, equipment, elevators, exterior sidings and doors, landscaping, irrigation systems and all structural components, are in good condition, order and repair in all material respects (excepting normal wear and tear); and (b) there exists no structural or other material defects or damages in any Project, whether latent or otherwise. No Borrower has received written notice from any insurance company or bonding company of any defects or inadequacies in any Project, or any part thereof, which would materially adversely affect the insurability of the same or cause the imposition of extraordinary premiums or charges thereon or of any termination or threatened termination of any policy of insurance or bond.

Section 6.11 Location of Borrowers . Each Borrower’s principal place of business and chief executive offices are located at the address stated in Schedule 5.14 , and except as otherwise set forth on Schedule 5.14 , each Borrower at all times has maintained its principal place of business and chief executive office at such location.

Section 6.12 Margin Stock . No part of proceeds of the Loans 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 6.13 Forfeiture . There has not been and shall never be committed by any Borrower or any other person in occupancy of or involved with the operation or use of the Projects any act or omission affording the federal government or any state or local government the right of forfeiture as against the Projects or any part thereof or any monies paid in performance of Borrowers’ obligations under any of the Loan Documents. Borrowers hereby covenant and agree not to commit, permit or suffer to exist any act or omission affording such right of forfeiture.

 

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Section 6.14 Tax Filings . Each Borrower and 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. Each Borrower and Guarantor believe that their respective tax returns properly reflect the income and taxes of such Borrower and Guarantor, respectively, for the periods covered thereby, subject only to reasonable adjustments recognized by the Internal Revenue Service or other applicable tax authority upon audit.

Section 6.15 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 such Borrower’s total liabilities ( provided , however , for purposes hereof, each Borrower’s joint liability hereunder as to portions of the Loan in excess of the Allocated Loan Amount applicable to the Project owned by such Borrower is not considered), including 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, based upon the Allocated Loan Amount applicable to the Project owned by such Borrower. No Borrower’s assets do and, immediately following the making of the Loan, will 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). Except as expressly disclosed to Agent in writing, no petition in bankruptcy has been filed against any Borrower or any other Loan Party in the last seven (7) years, and no Borrower and no Loan Party in the last seven (7) years has ever made an assignment for the benefit of creditors or taken advantage of any insolvency act for the benefit of debtors. No Borrower and no other Loan Party 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 no Borrower and no Loan Party has knowledge of any Person contemplating the filing of any such petition against it.

Section 6.16 Full and Accurate Disclosure . No statement of fact made by or on behalf of any Borrower or Guarantor 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. All information supplied by Borrowers regarding any other Collateral is accurate and complete in all material respects. All evidence of each Borrower’s and Guarantor’s identity provided to Agent is genuine, and all related information is accurate in all material respects.

 

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Section 6.17 Single Purpose Entity . Each Borrower represents, warrants and covenants, from and after the Restatement Date for so long as any obligation under the Loan Documents remains outstanding, as follows:

(a) Limited Purpose . The sole purpose conducted or promoted by each Borrower is to engage in the following activities:

(i) to acquire, own, hold, lease, operate, manage, maintain, develop and improve the Projects (or an undivided interest therein) and to contract for the operation, maintenance, management and development of the Projects;

(ii) to enter into and perform its obligations under the Loan Documents;

(iii) to sell, transfer, service, convey, dispose of, pledge, assign, borrow money against, finance, refinance or otherwise deal with the Projects to the extent permitted under the Loan Documents; and

(iv) to engage in any lawful act or activity and to exercise any powers permitted to limited liability companies organized under the laws of its jurisdiction of formation that are related or incidental to and necessary, convenient or advisable for the accomplishment of the above mentioned purposes.

(b) Limitations on Debt, Actions . Notwithstanding anything to the contrary in the Loan Documents or in any other document governing the formation, management or operation of each Borrower, each Borrower shall not:

(i) guarantee any obligation of any Person, including any Affiliate of any Borrower, or become obligated for the debts of any other Person or hold out its credit as being available to pay the obligations of any other Person;

(ii) engage, directly or indirectly, in any business other than as required or permitted to be performed under this Section 6.17 ;

(iii) incur, create or assume any Debt other than (A) the Loan and (B) unsecured trade payables incurred in the ordinary course of its business that are related to the ownership and operation of the Projects and which shall (1) not exceed two percent (2%) of the outstanding balance of the Loan, (2) not be evidenced by a note, (3) be paid within sixty (60) days, and (4) otherwise expressly be permitted under the Loan Documents;

(iv) make or permit to remain outstanding any loan or advance to, or own or acquire any stock or securities of, any Person, except that Borrowers may invest in those investments permitted under the Loan Documents;

(v) to the fullest extent permitted by law, engage in any dissolution, liquidation, consolidation, merger, sale or other transfer of any of its assets outside the ordinary course of each Borrower’s business;

(vi) buy or hold evidence of indebtedness issued by any other Person (other than cash or investment-grade securities);

 

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(vii) form, acquire or hold any subsidiary (whether corporate, partnership, limited liability company or other) or own any equity interest in any other entity;

(viii) own any asset or property other than the Projects (or an undivided interest therein) and incidental personal property necessary for the ownership or operation of the Projects; or

(ix) take any Material Action without the unanimous written approval of all members of each Borrower.

(c) Separateness Covenants . In order to maintain its status as a separate entity and to avoid any confusion or potential consolidation with any Affiliate of any Borrower, each Borrower represents and warrants that in the conduct of its operations since its organization it has observed, and covenants that it will continue to observe, the following covenants:

(i) maintain books and records and bank accounts separate from those of any other Person;

(ii) maintain its assets in such a manner that it is not costly or difficult to segregate, identify or ascertain such assets;

(iii) comply with all organizational formalities necessary to maintain its separate existence;

(iv) hold itself out to creditors and the public as a legal entity separate and distinct from any other entity;

(v) maintain separate financial statements, showing its assets and liabilities separate and apart from those of any other Person and not have its assets listed on any financial statement of any other Person; except that each Borrower’s assets may be included in a consolidated financial statement of its Affiliate so long as appropriate notation is made on such consolidated financial statements to indicate the separateness of such Borrower from such Affiliate and to indicate that such Borrower’s assets and credit are not available to satisfy the debts and other obligations of such Affiliate or any other Person;

(vi) other than with respect to the consolidated tax return of its Affiliates, prepare and file its own tax returns separate from those of any Person to the extent required by applicable law, and pay any taxes required to be paid by applicable law;

(vii) if Borrower has any employees, allocate and charge fairly and reasonably any common employee or overhead shared with Affiliates;

(viii) not enter into any transaction with any Person owned or controlled by an Affiliate of Borrowers except on an arm’s-length basis on terms which are intrinsically fair and no less favorable than would be available for unaffiliated third parties, and pursuant to written, enforceable agreements;

 

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(ix) conduct business in its own name, and use separate stationery, invoices and checks;

(x) not commingle its assets or funds with those of any other Person other than as required or permitted by this Agreement;

(xi) not assume, guarantee or pay the debts or obligations of any other Person;

(xii) correct any known misunderstanding as to its separate identity;

(xiii) not permit any Affiliate of Borrowers to guarantee or pay its obligations (other than limited guarantees and indemnities set forth in the Loan Documents);

(xiv) not make loans or advances to any other Person other than in connection with the Master Lease;

(xv) pay its liabilities and expenses out of and to the extent of its own funds;

(xvi) if Borrower employs any employee, maintain a sufficient number of employees in light of its contemplated business purpose and pay the salaries of its own employees, if any, only from its own funds;

(xvii) maintain adequate capital in light of its contemplated business purpose, transactions and liabilities; provided , however , that the foregoing shall not require any equity owner to make additional capital contributions to any Borrower;

(xviii) cause the managers, officers, employees, if any, agents and other representatives of each Borrower to act at all times with respect to such Borrower consistently and in furtherance of the foregoing and in the best interests of such Borrower;

(xix) not have any obligation to, and will not, indemnify its partners, officers, directors or members, as the case may be, unless such an obligation is fully subordinated to the Indebtedness and will not constitute a claim against it in the event that cash flow in excess of the amount required to pay the Indebtedness is insufficient to pay such obligation;

(xx) not pledge its assets for the benefit of any other Person other than to Agent and Lenders in connection with the Loan; and

(xxi) observe all partnership, corporate or limited liability company formalities, as applicable.

Failure of any Borrower to comply with any of the foregoing covenants or any other covenants contained in this Agreement shall not affect the status of such Borrower as a separate legal entity.

 

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Section 6.18 ERISA Employees .

(a) As of the Restatement Date hereof and throughout the term of the Loan, (i) no Borrower is nor will be an “employee benefit plan” as defined in Section 3(3) of ERISA, which is subject to Title I of ERISA, and (ii) the assets of Borrowers do not and will not constitute “plan assets” of one or more such plans for purposes of Title I of ERISA.

(b) As of the Restatement Date hereof and throughout the term of the Loan (i) no Borrower is or will be a “governmental plan” within the meaning of Section 3(3) of ERISA and (ii) transactions by or with any Borrower are not and will not be subject to state statutes applicable to any Borrower regulating investments of and fiduciary obligations with respect to governmental plans.

(c) No Borrower has any employees.

Section 6.19 Intellectual Property . Except as set forth on Exhibit C , Borrowers have no interest in any trademarks, copyrights, patents or other intellectual property with respect to the Projects.

Section 6.20 Compliance With International Trade Control Laws and OFAC Regulations . Each Borrower represents, warrants and covenants to Agent and Lenders that:

(a) No Loan Party and no Person who owns a direct interest in any Borrower is now nor shall be at any time until after the Loan is fully repaid a Person with whom a U.S. Person, including a Financial Institution, is prohibited from transacting business of the type contemplated by this Agreement, whether such prohibition arises under U.S. law, regulation, executive orders and lists published by the OFAC (including those executive orders and lists published by OFAC with respect to Specially Designated Nationals and Blocked Persons) or otherwise.

(b) Each Loan Party and Person who owns a direct interest in any Borrower is now, and each Borrower will remain in compliance (and will cause each Loan Party and Person who owns a direct interest in any Borrower to remain in compliance) in all material respects with all U.S. economic sanctions laws, Executive Orders and implementing regulations as promulgated by OFAC and all applicable Anti-Money Laundering Laws.

Section 6.21 Borrowers’ Funds . Each Borrower represents, warrants and covenants to each Lender and the Agent that:

(a) It has taken, and shall continue to take until after the Loan is fully repaid, such commercially reasonable measures as are required by law to verify that the funds invested in each Borrower are derived (i) from transactions that do not violate U.S. law and, to the extent such funds originate outside the United States, do not violate the laws of the jurisdiction in which they originated; and (ii) from permissible sources under U.S. law and to the extent such funds originate outside the United States, under the laws of the jurisdiction in which they originated.

(b) To each Borrower’s knowledge, no Loan Party, nor any Person who owns a direct interest in any Borrower, nor any Person providing funds to any Borrower (i) is under investigation by any Governmental Authority for, or has been charged with, or convicted of, money laundering, drug trafficking, terrorist related activities, any crimes which in the United

 

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States would be predicate crimes to money laundering, or any violation of any Anti-Money Laundering Laws; (ii) has been assessed civil or criminal penalties under any Anti-Money Laundering Laws; and (iii) has had any of its/his/her funds seized or forfeited in any action under any Anti-Money Laundering Laws.

(c) Borrowers shall make payments on the Loan using funds invested in Borrowers, rent paid pursuant to the Master Lease, or insurance proceeds, or in the case of the full repayment of the Loans, other Debt, unless otherwise agreed to by Agent.

(d) To the best of each Borrower’s knowledge, as of the Restatement Date and at all times during the term of the Loan, all revenues arising from the Projects are and will be derived from lawful business activities of Tenants of the Projects or other permissible sources under U.S. law.

(e) On the Maturity Date, Borrowers will take reasonable steps to verify that funds used to repay the Loan in full (whether in connection with a refinancing, asset sale or otherwise) are from sources permissible under U.S. law and to the extent such funds originate outside the United States, permissible under the laws of the jurisdiction in which they originated.

(f) Each Loan Party and Person who owns a direct interest in any Borrower is now, and each Borrower will remain in compliance (and will cause each Loan Party and Person who owns a direct interest in any Borrower to remain in compliance) with the Office of Foreign Assets Control sanctions and regulations promulgated under the authority granted by the Trading with the Enemy Act (“ TWEA ”), 50 U.S.C. App. Section 1 et seq . and the International Emergency Economic Powers Act (“ IEEPA ”), 50 U.S.C. Section 1701 et seq ., as the TWEA and the IEEPA may apply to such Borrower’s activities;

(g) Each Loan Party and Person who owns a direct interest in any Borrower is now, and each Borrower will remain in compliance (and will cause each Loan Party and Person who owns a direct interest in any Borrower to remain in compliance) with (i) the Patriot Act and all rules and regulations promulgated under the Patriot Act applicable to Borrowers and (ii) other federal or state laws relating to “ know your customer ” and other anti-money laundering rules and regulations; and

(h) Each Loan Party and Person who owns a direct interest in any Borrower (i) is not now, nor has ever been, under investigation by any Governmental Authority for, nor has been charged with or convicted for a crime under, 18 U.S.C. Sections 1956 or 1957 or any predicate offense thereunder, or a violation of the Bank Secrecy Act; (ii) has never been assessed a civil penalty under any Anti-Money Laundering Laws or predicate offenses thereunder; (iii) has not had any of its funds seized, frozen or forfeited in any action relating to any Anti-Money Laundering Laws or predicate offenses thereunder; (iv) has taken such steps and implemented such policies as are reasonably necessary to ensure that such party is not promoting, facilitating or otherwise furthering, intentionally or unintentionally, the transfer, deposit or withdrawal of criminally derived property, or of money or monetary instruments which are (or which such party suspects or has reason to believe are) the proceeds of any illegal activity or which are intended to be used to promote or further any illegal activity; and (v) has taken such steps and implemented such policies as are reasonably necessary to ensure that such party is in compliance

 

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with all laws and regulations applicable to its business for the prevention of money laundering and with anti-terrorism laws and regulations, with respect both to the source of funds from its investors and from its operations, and that such steps include the development and implementation of an anti-money laundering compliance program within the meaning of Section 352 of the Patriot Act, to the extent any such party is required to develop such a programs under the rules and regulations promulgated pursuant to Section 352 of the Patriot Act.

Section 6.22 Property Management . Each Project is managed by the applicable Operating Tenant, and there is no agreement in place between any Borrowers or any Operating Tenant with a third party for the provision of management services at any Project.

Section 6.23 Healthcare Representations . Each Borrower represents and warrants to Agent and Lenders that:

(a) Each Project (i) is being operated as a skilled nursing facility, having the number of Residential Units as set forth on Exhibits B-1 through B-10 , attached hereto, (ii) if applicable, has a current provider agreement that is in full force and effect under Medicare and Medicaid, and (iii) is in compliance in all material respects with all applicable Requirements of Law including (A) staffing requirements, (B) health and fire safety codes, including quality and safety standards, (C) accepted professional standards and principles that apply to professionals providing services at the Projects; (D) federal, state or local laws, rules, regulations or published interpretations or policies relating to the prevention of fraud and abuse, (E) insurance, reimbursement and cost reporting requirements, (F) government payment program requirements and disclosure of ownership and related information requirements, (G) requirements of applicable Governmental Authorities, including those relating to the Projects’ physical structure and environment, licensing, quality and adequacy of medical care, distributions of pharmaceuticals, rate setting, equipment, personnel, operating policies and services and fee splitting, and (H) any other applicable laws, regulations or agreements for reimbursement for the type of care or services provided by Operating Tenants with respect to the Projects. To the Borrower’s knowledge, there is no threatened in writing, existing or pending revocation, suspension, termination, probation, restriction, limitation, or nonrenewal proceeding by any third-party payor under a Third Party Payor Program. The Third Party Payor Programs to which any Borrower or any Operating Tenant may presently be subject with respect to any Project are listed on Schedule 6.23(a) .

(b) To Borrower’s knowledge, all Primary Licenses necessary for using and operating the Projects for the uses described in clause (a), above are listed on Schedule 6.23(b) , are either held by, or will be held by the applicable Borrower, or the applicable Operating Tenant, as required under applicable Law, and are in full force and effect.

(c) Except as set forth on Schedule 6.23(c) hereof, to Borrower’s knowledge and with respect to any Project, there are no inquiries, investigations, probes, audits or proceedings by any Governmental Authority or notices thereof, or any other third party or any patient, employee or resident (including, but not limited to, whistleblower suits, or suits brought pursuant to federal or state “false claims acts” and Medicaid, Medicare or state fraud and/or abuse laws) that are reasonably likely directly or indirectly, or with the passage of time (i) to have a material adverse impact on Operating Tenants’ ability to accept and/or retain patients or

 

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residents or operate such Project for its 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) to modify, limit or result in the transfer, suspension, revocation or imposition of probationary use of any of the Primary Licenses, (iii) to affect any Operating Tenant’s continued participation in the Medicaid or Medicare programs or any other Third-Party Payor Programs, or any successor programs thereto at then current rate certifications, or (iv) result in any other civil or criminal penalty or remedy, or which could result in the appointment of a receiver.

(d) With respect to any Project, except as set forth on Schedule 6.23(d) , no Project has received a notice of violation at a level that under applicable Law requires the immediate or accelerated filing of a plan of corrections, and no statement of charges or deficiencies has been made or penalty enforcement action has been undertaken against any Project, no Operating Tenant currently has outstanding any material violation, and no statement of charges or deficiencies has been made or penalty enforcement action has been undertaken each that remain outstanding against any Project, any Operating Tenant or against any officer, director, partner, member or stockholder of any Operating Tenant, by any Governmental Authority, and there have been no material violations threatened against any Project’s, or any Operating Tenant’s certification for participation in Medicare or Medicaid or the other Third-Party Payor Programs that remain open or unanswered.

(e) With respect to any Project and to Borrower’s knowledge, there are no current, pending or outstanding Third-Party Payor Programs reimbursement audits, appeals or recoupment efforts actually pending at any Project, and there are no years that are subject to an open audit in respect of any Third-Party Payor Program that would, in each case, adversely affect any Operating Tenant, other than customary audit rights pursuant to Medicare/Medicaid/TRICARE programs or other Approved Insurer’s programs that would materially adversely affect Operating Tenants or Borrowers.

(f) No Borrower or, to Borrower’s knowledge, Operating Tenant has received federal funds authorized under the Hill-Burton Act (42 U.S.C. 291, et seq.), as it may be amended.

(g) To Borrower’s knowledge and with respect to any Project, substantially all of the patient and resident care agreements conform in all material respects with the form patient or resident care agreements that have been delivered to Agent and all such agreements are in material compliance with Healthcare Laws.

 

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ARTICLE VII

FINANCIAL REPORTING; NOTICES

Section 7.1 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 Operating Tenants to furnish to Agent the following statements:

(a) Financial Information . In furtherance of the foregoing, Borrowers will furnish to Agent (or cause to be furnished to Agent) the following financial information and reports with respect to each Borrower, Guarantor each Project and/or each Operating Tenant (as applicable), in each case in form and format and providing information satisfactory to Agent in its discretion:

(i) 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 and Operating Tenant, certified as true and correct in all respects, and prepared in accordance with Accounting Standards and fairly presenting the financial condition(s) of the person(s) referred to therein as of the date(s) indicated;

(ii) Within sixty (60) days after the end of each of the first three (3) fiscal quarters and within ninety (90) days after the end of the fourth fiscal quarter of each fiscal year, Borrowers shall deliver or cause to be delivered to Agent a balance sheet of the Borrowers as of the end of such fiscal quarter, and the related consolidated statements of earnings, partners’ equity and cash flows for each of the three prior months and prepared in accordance with Accounting Standards and fairly presenting the financial condition(s) of the person(s) referred to therein as of the date(s) indicated;

(iii) as soon as available, but in any event within sixty (60) days after the end of each fiscal quarter, with respect to the statements and calculations from the respective Operating Tenants for each of the Projects for the prior fiscal quarter, the information under the headings “ Quarterly Financial Reporting ,” “ Annual Financial Reporting ,” “ Reports of Regulatory Violations ”, “ Annual Budgets ” and upon request of Agent, “ Regulatory Reports with respect to each Facility ” as set forth on Exhibit D of the Master Lease and required to be delivered to Borrowers and such other material reports and information reasonably requested by the Agent;

(iv) promptly upon receipt or filing thereof, Borrowers shall deliver to Agent copies of any reports or notices related to any material taxes and any other material reports or notices received by Borrowers or Guarantor from, or filed by any Borrower or any Guarantor with, any Governmental Authority; and

(v) such additional information, reports or statements regarding Borrowers, the Projects, Guarantor, or Operating Tenants as Agent may from time to time reasonably request.

(b) Additional Reports . Borrowers shall deliver to Agent as soon as reasonably available but in no event later than thirty (30) days after such items become available to Borrowers in final form:

(i) copies of any final engineering or environmental reports prepared for Borrowers with respect to any Project;

 

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(ii) a copy of any notice received by Borrowers from any Governmental Authority with respect to an environmental condition existing or alleged to exist or emanate from or at any Project;

(iii) if requested by Agent, a summary report listing Tenants under Commercial Leases and square footage occupied by such Tenants;

(iv) From time to time, if any Lender determines that obtaining appraisals is necessary in order for such Lender to comply with applicable Laws (including any appraisals required to comply with FIRREA), Borrowers shall furnish to Agent appraisal reports in form and substance and from appraisers reasonably satisfactory to Agent stating the then current fair market value of each Project; provided , however , that such report shall not be required more frequently than once during the term of the Loan unless (A) a Potential Default or Event of Default exists or (B) any Lender is required to obtain such report under applicable Law more frequently than once during the term of the Loan.

(c) Securities and Exchange Reporting . Borrowers shall deliver or cause to be delivered to Agent (i) Guarantor’s quarterly report on Form 10-Q, when and as filed with the Securities and Exchange Commission via EDGAR; (ii) Guarantor’s annual report on Form 10-K, when and as filed with the Securities and Exchange Commission via EDGAR; (iii) promptly and upon receipt thereof, copies of any reports submitted by Guarantor by its independent accountants in connection with any annual audit of the books and copies of each management control letter provided to Guarantor by independent accountants; (iv) as soon as available, copies of all proxy statements and related notices provided by Guarantor to all of its stockholders; (v) such additional information, reports or statements as Agent may from time to time request.

(d) Notice of Litigation or Default . Borrowers shall promptly provide Agent with:

(i) 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, the Guarantor, or any Operating Tenant (but (i) 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 the Guarantor and (ii) with respect to matters affecting only an Operating Tenant, only such matters which pertain to a Project or which could reasonably be expected to have a material adverse effect on such Operating 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 $250,000, Borrowers shall not be required to provide notice (written or otherwise) of such claim in accordance with the terms of this Section 7.1 ; and

(ii) a copy of all notices of default and violations of laws, regulations, codes, ordinances and the like received by any Borrower, the Guarantor, or any Operating Tenant relating to (A) Guarantor, if potentially material to the business operations of such Guarantor, or (B) any Borrower, the Collateral, or the Projects.

 

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Section 7.2 Compliance Certificate . Concurrently with the delivery of financial statements pursuant to Section 7.1(a)(ii) , Borrowers or Borrowers’ Agent on behalf of Borrowers shall deliver and shall cause Guarantor to deliver such financial reports and information as Agent shall reasonably require evidencing compliance with the applicable financial covenants, together with a fully completed Compliance Certificate executed by an officer of Borrowers’ Agent on behalf of Borrowers (or of their managing member or general partner), and, if requested by Agent, back-up documentation as Agent shall reasonably require evidencing compliance.

Section 7.3 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, 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 7.1 above and, to the extent provided to Borrowers under the Master Lease or otherwise reasonably available to Borrowers, copies of all written contracts, correspondence, reports of Agent’s independent consultant, if any, and other material documents affecting the Projects. Agent and its designated agents shall have the right to inspect and copy any of the foregoing, subject to compliance with Healthcare Laws. Additionally, if an Event of Default exists or if Agent or any Lender has a reasonable basis to believe that Borrower’s records are materially inaccurate, Agent and each Lender may, subject to compliance with Healthcare Laws, conduct a joint audit and determine, in such Person’s reasonable 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.

Section 7.4 Agent for Borrowers .

(a) Each of the entities comprising Borrowers hereby irrevocably appoints and constitutes Valley Health Holdings, LLC as its agent (“ Borrowers’ Agent ”) to request and receive advances in respect of the Loan (and to otherwise act on behalf of each such entity pursuant to this Agreement and the other Loan Documents) in the name or on behalf of each such Borrower. Agent may disburse proceeds of the Loan to the bank account of any one or more of such entities without notice to any of the other entities comprising Borrowers or any other Person at any time obligated on or in respect of the Obligations.

(b) Each of the entities comprising Borrowers hereby irrevocably appoints and constitutes Borrowers’ Agent as its agent to receive statements of account and all other notices from Agent with respect to the Obligations or otherwise under or in connection with this Agreement and the other Loan Documents.

(c) Each of the entities comprising Borrowers hereby irrevocably appoints and constitutes Borrowers’ Agent as its agent to execute and deliver the Loan Documents, any amendments to or waivers of any of the foregoing, and any other agreements, documents, consents, instruments, records or filings delivered under or in connection with this Agreement or the other Loan Documents in the name of or on behalf of such entity. Each of the entities

 

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comprising Borrowers hereby ratifies any and all Loan Documents and any and all other agreements, documents, instruments, records or filings previously executed and delivered by Borrowers’ Agent under or in connection with this Agreement and the other Loan Documents in such Borrower’s name or on its behalf.

(d) No purported termination of the appointment of Borrowers’ Agent as agent for Borrowers shall be effective without the prior written consent of Agent.

ARTICLE VIII

COVENANTS

Each Borrower covenants and agrees with each Lender and Agent as follows:

Section 8.1 Due on Sale and Encumbrance; Transfers of Interests.

(a) Except for Permitted Transfers or as otherwise 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 do any of the following:

(i) create, or permit the creation of, any new direct or indirect ownership interest in any Borrower, or

(ii) sell, transfer, or permit the sale or 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

(b) (i) As used in this Section 8.1 , “ 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 Restatement Date, 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

 

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(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.

(ii) For purposes of this Section 8.1 , 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 ”).

(iii) For purposes of this Section 8.1 , the term “ Beneficial Owner ” shall have the meaning ascribed thereto in Rule 13d-3 of the Exchange Act.

Section 8.2 Taxes; Charges . Except to the extent sums sufficient to pay all Taxes have been previously deposited with Agent as part of the Tax Impound, and subject to Borrower’s right to contest Taxes in accordance with the terms of this Agreement, 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 Loans, 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 8.2 . 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

 

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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 8.3 Control; Management . Except as permitted in Section 8.1 , there shall be no Change in Control of any of the Borrowers or the Guarantor without the written consent of Agent. Each Borrower that, as Landlord, has entered into a Master Lease, shall not terminate or amend the applicable Master Lease in any material respect without Agent’s prior written approval, which approval may not be unreasonably withheld or conditioned. Borrowers and/or Operating Tenants, as applicable, shall hold and maintain all Primary Licenses.

Section 8.4 Operation; Maintenance; Inspection . Each Borrower shall observe and comply with (or cause observance and compliance with), in all material respects, all legal requirements applicable to the ownership, use and operation of the Projects. Subject to the rights of Operating Tenants under the Master Lease, Borrowers shall maintain (or cause to be maintained) the Projects in good condition and shall promptly cause the repair of any damage or casualty, normal wear and tear excepted. Subject to the rights of tenants under the Leases, including, without limitation, the rights of Operating Tenants under the Master Lease, Borrowers shall permit Agent and its agents, representatives and employees, upon reasonable prior notice to Borrowers, to inspect the Projects and conduct such environmental and engineering studies as Agent may require, provided such inspections and studies do not materially interfere with the use and operation of the Projects.

Section 8.5 Taxes on Security . Borrowers shall pay all taxes, charges, filing, registration and recording fees, excises and levies payable with respect to the Notes 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 (a) deducting the Loans from the value of any Project for the purpose of taxation, (b) affecting any Lien on the Projects, or (c) 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 Loans usurious, then instead of collecting such payment, Lender may declare all amounts owing under the Loan Documents to be immediately due and payable.

Section 8.6 Legal Existence, Name, Etc . Each Borrower shall preserve and keep in full force and effect its existence as, and at all times operate as, a Single Purpose Entity, and shall preserve and keep in full force and effect its 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 general partner or managing member of any Borrower shall wind up, liquidate, dissolve, reorganize, merge, or consolidate with or into any Person, or permit any subsidiary or Affiliate of any Borrower to do so. Without limiting the foregoing, no Borrower shall reincorporate or reorganize itself under the laws of any jurisdiction other than the jurisdiction in which it is incorporated or organized as of the Restatement Date. Each Borrower and each general partner or managing member in each Borrower shall conduct business only in its own name and shall not

 

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change its name, identity, state of formation, or organizational structure, or the location of its chief executive office or principal place of business unless such Borrower (a) shall have obtained the prior written consent of Agent to such change, and (b) shall have taken all actions necessary or requested by Agent to file or amend any financing statement or continuation statement to assure perfection and continuation of perfection of security interests under the Loan Documents. If any Borrower does not have an organizational identification number and later obtains one, such Borrower shall promptly notify Agent of its organizational identification number. Each Borrower (and each general partner or managing member in such Borrower, if any) 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 entity.

Section 8.7 Affiliate Transactions . Without the prior written consent of Agent, no Borrower shall engage in any transaction (other than the applicable Master Lease) affecting any Project with any Affiliate of any Borrower, other than on an arms-length basis and at market rates; provided , however , that prior to entering into any material agreement with any Affiliate, the applicable Borrower shall deliver a copy thereof to Agent which shall be satisfactory to Agent in Agent’s reasonable discretion and which shall provide that such agreement provide that Agent shall have the right to terminate such agreement without payment or other liability after the occurrence of an Event of Default.

Section 8.8 Limitation on Other Debt . No Borrower shall, without the prior written consent of Agent, which consent shall not be unreasonably withheld or delayed, incur any Debt, except for Debt arising hereunder and under the Loan Documents and unsecured trade payables in the ordinary course of business.

Section 8.9 Further Assurances . Each Borrower shall promptly (a) cure any defects in the execution and delivery of the Loan Documents, (b) provide, and cause each Loan Party to provide, Agent such additional information and documentation on each Borrower’s and each Loan Party’s legal or beneficial ownership, policies, procedures, and sources of funds as Agent deems necessary or prudent to enable Agent and each Lender to comply with Anti-Money Laundering Laws as now in existence or hereafter amended, and (c) 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 Loans, 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. Each Borrower grants Agent an irrevocable power of attorney coupled with an interest for the purpose of exercising and perfecting any and all rights and remedies available to Agent and the Lenders under the Loan Documents, at law and in equity, including without limitation such rights and remedies available to Agent pursuant to this Section 8.9 . From time to time upon the written request of Agent, Borrowers shall deliver to Agent a schedule of the name, legal domicile address and jurisdiction of organization, if applicable, for Guarantor and each holder of a legal interest in Borrowers.

Section 8.10 Estoppel Certificates . Borrowers, within ten (10) days after request, shall furnish to Agent a written statement, duly acknowledged, setting forth the amount

 

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due on the Loans, the terms of payment of the Loans, the date to which interest has been paid, whether any offsets or defenses exist against the Loans and, if any are alleged to exist, the nature thereof in detail, and such other matters as Agent reasonably may request.

Section 8.11 Notice of Certain Events . Borrowers shall promptly notify Agent after Borrower has knowledge 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 material default received by any Borrower under other obligations relating to any Project or otherwise material to any Borrower’s business, including any notices of material violations of any laws, regulations, codes or ordinances; (c) any threatened (in writing) or pending legal, judicial or regulatory proceedings, including any dispute between any Borrower and any Governmental Authority, materially and adversely affecting any Borrower or Guarantor; (d) a copy of each notice of default or termination given or made to any Operating Tenant by any Borrower or received by any Borrower from any Operating Tenant; (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 (f) any threatened or actual ban on admissions as to any Project and in the case of clauses (b), (d) or (e), promptly provide Agent with copies of such notices referred to therein.

Section 8.12 Indemnification . Borrowers shall, and hereby do, 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 or any Borrower of Affiliate thereof is designated a party thereto, commenced or threatened at any time (including after the repayment of the Loans) 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, (d) any brokerage commissions or finder’s fees claimed by any broker or other party in connection with the Loans, any Project, or any of the transactions contemplated in the Loan Documents, (e) ownership of the Mortgage, the Projects or any interest therein or receipt of any rents, (f) any accident, injury to or death of persons or loss of or damage to property occurring in, on or about the Projects or any part thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent parking areas, streets or ways, (g) any use, non-use or condition in, on or about the Projects or any part thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent parking areas, streets or ways, (h) performance of any labor or services or the furnishing of any materials or other property in respect of the Projects or any part thereof, and (i) 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 this Agreement, or to supply a copy thereof in a timely fashion to the recipient of the proceeds of the transaction in connection with which this Agreement is made, including, in each case of subsections (a) through (i) above, 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. Any amounts payable to Agent or Lender by reason of the application of this Section shall become immediately due and payable and shall bear interest at the Default Rate from the date loss or damage is sustained by Agent or Lender until paid.

 

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Section 8.13 Use of Proceeds, Revenues . No portion of the proceeds of the Loans shall be used by Borrowers in any manner that might cause the borrowing or the application of such proceeds to violate Regulation D, 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.

Section 8.14 Required Repairs and Post Closing Obligations . Borrowers shall provide evidence reasonably satisfactory to Agent that the Required Repairs have been completed within the time periods set forth on Schedule 8.14 , all of which shall be performed in a manner reasonably satisfactory to Agent and shall, should Agent so elect, be subject to inspection by Agent. Borrowers shall also satisfy the post closing obligations within the time periods set forth on Schedule 12.37 . Notwithstanding the foregoing, any ADA compliance repairs referenced in Schedule 8.14 and/or the applicable Property Condition Report will be required only to the extent such items are required under any Requirement of Law or the Master Lease.

Section 8.15 Compliance with Laws and Contractual Obligations.

(a) Borrowers will (to the extent applicable to Borrowers) comply in all material respects with and (to the extent applicable to Operating Tenants) will cause Operating Tenants to comply in all material respects 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 ”), as are now in effect and which may be imposed upon any Borrower, Operating 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 or Operating Tenant; and

(b) Borrowers will maintain and obtain and will cause Operating Tenants to maintain and obtain, all licenses, qualifications and permits now held or hereafter required to be held by any Borrower Operating 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.

 

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Section 8.16 Operating and Financial Covenants . The Projects, on an aggregate basis and not a Project-by-Project basis, shall satisfy each of the following covenants as of the end of each calendar quarter (the “Determination Date ”):

(a) [ Intentionally Omitted ].

(b) Debt Service Coverage . The Debt Service Coverage Ratio as of each Determination Date shall be equal to or greater than 1.35 to 1.00 based upon the trailing twelve (12) full calendar months prior to the Determination Date; provided , if on any Determination Date during the first Loan Year, operating statements for the prior 12-month period are not available, the operating statements covering any lesser period of time will be annualized to determine compliance with this Section 8.16(b) .

(c) Project Yield . The Project Yield as of each Determination Date shall be equal to or greater than 15.0% based on the trailing twelve (12) full calendar months prior to the Determination Date; provided , if on any Determination Date during the first Loan Year, operating statements for the prior 12-month period are not available, the operating statements covering any lesser period of time will be annualized to determine compliance with this Section 8.16(c) .

(d) Right to Cure . Anything herein to the contrary notwithstanding: (i) if at any time during the term of the Loan, operations at the Projects fail to satisfy either of the financial covenants set forth in Section 8.16(b) or (c) above (the “ Financial Covenants ”) as of any Determination Date (a “ Financial Covenant Default ”), Borrowers shall have the right to cure such Financial Covenant Default. Such right to cure must be exercised within thirty (30) days’ after the date the financial reports and Compliance Certificate required hereunder are due, by paying to Agent, as a prepayment of the Loan, an amount (a “ Covenant Prepayment ”) which, if such amount were applied against the outstanding principal balance of the Loan, would be sufficient to satisfy one or both of the Financial Covenants giving rise to the Financial Covenant Default as of such Determination Date, calculating the outstanding principal balance of the Loans after giving proforma effect to such Covenant Prepayment. At Agent’s discretion, no Prepayment Premium or Make Whole Breakage Amount or other similar premium or fee may be due on any Covenant Prepayment. Anything herein to the contrary notwithstanding, Borrower may not exercise its right to cure a Financial Covenant Default as provided in this Section 8.16(d) more than four (4) times in the aggregate during the term of the Loan or more than two (2) times in any twelve (12) month period during the term of the Loan.

Section 8.17 Healthcare Laws and Covenants .

(a) Without limiting the generality of any other provision of this Agreement, each Borrower shall be and shall take commercially reasonable efforts to cause the Operating Tenants and their employees and contractors (other than contracted agencies) to be, in the exercise of their respective duties on behalf of Borrowers or any Operating Tenant (with respect to its operation of the Projects) in compliance in all material respects with all applicable Healthcare Laws. Each Borrower has maintained and will use commercially reasonable efforts to cause each Operating Tenant to maintain and to 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 each Borrower’s knowledge there are no presently existing circumstances which would result or likely would result in material violations of the Healthcare Laws. Borrowers have and will use commercially reasonable efforts to cause Operating Tenants to have and maintain all Primary Licenses, Permits and other Governmental Approvals necessary

 

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under applicable Laws to own and/or operate the Projects, as applicable (including such Governmental Approvals as are required under such Healthcare Laws); or, if applicable Licenses have been applied for, but not yet issued to, any Operating Tenant, such Operating Tenant has entered into applicable agreements with the prior operator of the applicable Project to operate such Project under the current Primary License for such Project.

(b) Borrowers represent that no Borrower is (i) a “covered entity” within the meaning of HIPAA or submits claims or reimbursement requests to Third Party Payor Programs “electronically” (within the meaning of HIPAA) or (ii) is subject to the “Administrative Simplification” provisions of HIPAA. If any Borrower at any time becomes a “covered entity” or subject to the “Administrative Simplification” provisions of HIPAA, then such Persons (x) 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) will promptly develop a detailed plan and time line for becoming HIPAA Compliant (a “ HIPAA Compliance Plan ”); and (z) 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 (A) is or will be in material compliance with each of the applicable requirements of the so-called “Administrative Simplification” provisions of HIPAA on and as of each date that any party 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 any Borrower is subjected to such provisions, rules or regulations, and (B) are not and could not reasonably be expected to become, 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 adversely affect any Borrower’s business, operations, assets, properties or condition (financial or otherwise), in connection with any actual or potential violation by Borrowers of the then effective provisions of HIPAA.

(c) If and to the extent required under applicable Laws, each Borrower will or will cause each Operating Tenant to maintain in full force and effect throughout the term of the Loan (i) a valid Primary License for the requisite number of Residential Units in the Projects, free from restrictions or known conflicts, and such Primary License shall not be provisional, probationary or restricted in any manner, which would materially impair the use or operation of the Projects for the use described in Section 6.22(a) above, and (ii) a provider agreement or other required documentation of approved provider status for each Third-Party Payor Programs, if applicable. The Projects shall be operated in a manner such that the Primary Licenses shall remain in full force and effect.

(d) Borrowers will not, and shall use commercially reasonable efforts to cause Operating Tenants to not, do (or suffer to be done) any of the following with respect to any Project:

(i) Transfer the Primary Licenses to any location other than the Projects;

 

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(ii) Rescind, withdraw, revoke, or amend the number of Residential Units permitted under the Primary Licenses, or otherwise amend the Primary Licenses in such a manner that results in a material adverse effect on the rates charged or otherwise diminish or impair in any material respect the nature, tenor or scope of the Primary Licenses without Agent’s consent;

(iii) Amend or otherwise change any Project’s authorized units/beds capacity and/or the number of Residential Units approved by the State Regulator, if applicable;

(iv) Replace or transfer all or any part of any Project’s units or beds to another site or location other than to another Project; or

(v) Voluntarily transfer or encourage the transfer of any resident of any Project to any other facility (other than to another Project), unless such transfer is (A) at the request of the resident, (B) for reasons relating to the health, required level of medical care or safety of the resident to be transferred or the residents remaining at the facility or (C) as a result of the disruptive behavior of the transferred resident that is detrimental to the facility.

(e) If and when Operating Tenants participate in any Medicare or Medicaid or other Third-Party Payor Programs with respect to the Projects, Borrower shall use commercially reasonable efforts to cause Operating Tenants to cause the Projects to remain in compliance with all requirements necessary 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) To Borrower’s knowledge, there exists no Healthcare Investigations affecting the Projects. If there occurs any Healthcare Investigation after the Restatement Date, Borrowers will promptly provide to Agent the following information with respect thereto upon Borrowers’ receipt thereof: (i) number of records requested, (ii) dates of service, (iii) dollars at risk, (iv) date records submitted, (v) determinations, findings, results and denials (including number, percentage and dollar amount of claims denied, (vi) additional remedies proposed or imposed, (vii) status update, including appeals, and (viii) any other pertinent information related thereto.

Section 8.18 Cooperation Regarding Licenses and Permits . From time to time, upon the request of Agent, if an Event of Default exists and is then continuing hereunder, Borrowers shall, and shall use commercially reasonable efforts to cause Operating 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 Primary Licenses for the Projects (or to become the owner of the existing Primary 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 any applications for change of ownership of the existing Primary

 

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Licenses or change of control of the owner of the existing Primary Licenses). To the extent permitted by applicable Laws, (i) Agent is hereby authorized (without the consent of Borrowers or Operating Tenants) upon and during the continuance of an Event of Default 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 Primary License or Permits or other Governmental Approvals in connection with the operation of the Projects for their current use, and Borrowers agree to cooperate and to use commercially reasonable efforts to cause Operating Tenants to cooperate with Agent in connection with the same and (ii) Borrowers, upon demand by Agent upon and during the continuance of an Event of Default, shall take any action and use commercially reasonable efforts to cause Operating 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 its current use. If Borrowers fail to comply with the provisions of this Section 8.18 for any reason whatsoever, Borrowers hereby irrevocably appoint Agent and its designee as Borrowers’ attorney-in-fact, with full power of substitution effective upon and during the continuance of an Event of Default, 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 8.18 , including obtaining any Licenses or Governmental Approvals then required for the operation of the Projects by Agent or its designee for their current uses. 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 any other Loan Party as a result of Borrowers’ breach of the obligations contained in this Section 8.18 .

Section 8.19 Transactions With Affiliates . Without the prior written consent of Agent, Borrowers shall not engage in any transaction affecting the Projects with an Affiliate of Borrowers, except expressly contemplated by this Agreement.

Section 8.20 Employees . No Borrower shall have any employees while any portion of the Loans are outstanding.

Section 8.21 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 Loans remains outstanding.

Section 8.22 Property Management Agreements . Without Agent’s prior written consent, Borrowers shall not, nor shall Borrowers permit any Operating Tenant to, enter into, amend or terminate any agreement for the provision of management services for any Project.

Section 8.23 Certain Distributions and Dividends . Notwithstanding anything in this Agreement which may be interpreted or construed to the contrary, from and after the REIT Election Effective Date, Guarantor and any of its Affiliates may declare or pay any dividend or make any distribution or take other action which the Board of Directors of Guarantor believes in good faith that is necessary to (i) make the Purging Distribution, (ii) maintain Guarantor’s status as a real estate investment trust under the Code, (iii) avoid any excise tax, and (iv) avoid any

 

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income tax imposed on Guarantor, including, but not limited to, pro rata dividends or other distributions by CareTrust Partnership, LP to Guarantor for the purpose of funding any such dividend, distribution or other action. As used herein, “ Purging Distribution ” means the declaration or payment of any dividend or making of any distribution after the Restatement Date to distribute to the holders of Guarantor’s common stock any accumulated earnings and profits attributable to Guarantor for any years Guarantor did not qualify as a REIT under the Code, including any earnings and profits allocated to Guarantor in connection with the Spin-Off. As used herein, “ Spin-Off ” means the distribution by Ensign to the holders of Ensign’s common stock on a pro rata basis all of the outstanding shares of Guarantor’s common stock. As used herein, “ REIT Election Effective Date ” means the date on which Guarantor’s election to be treated as a real estate investment trust for U.S. federal income tax purposes becomes effective.

ARTICLE IX

EVENTS OF DEFAULT

Each of the following shall constitute an Event of Default:

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 Loans 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 6.17 ; (c) obtain Agent’s prior written approval of a change in any Borrower’s State of organization or legal name; (d) strictly comply with the provisions of Section 8.17 (Healthcare Laws and Covenants), Section 8.20 (Employees).

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 any Borrower, in violation of Section 8.1 of this Agreement or the occurrence of a Change of Control with respect to the Guarantor in violation of Section 8.1 of this Agreement other than in connection with the Spin-Off.

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 (other than those agreements, covenants and provisions referred elsewhere in this Article IX ), 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 ten (10) 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 under the Loan Documents 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

 

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section of this Article IX or to Borrowers’ failure to perform, observe or comply with any of the agreements, covenants or provisions referenced elsewhere in this Article IX (for which no notice or cure period shall apply).

Section 9.5 Representations and Warranties . Any representation or warranty made by Borrower or any Loan Party 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, is not cured within any applicable grace or cure period therein.

Section 9.7 Involuntary Bankruptcy or Other Proceeding . Commencement of an involuntary case or other proceeding against any Borrower or Guarantor (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 Financial Information . Borrowers’ failure to deliver financial statements and reports as required by Article VII and the continuance of such failure for ten (10) days after the required delivery date.

Section 9.10 Default Under Guaranty . The occurrence of a default by Guarantor under the Guaranty Agreement and such default is not cured within any grace or cure periods provided therein.

Section 9.11 Required Repairs and Post Closing Requirements . The failure to complete the Required Repairs within the time periods set forth on Schedule 8.14 or satisfy the post closing obligations within the time periods set forth on Schedule 12.37 .

Section 9.12 Loan Documents . The occurrence of a default by Borrower or any Loan Party 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.

 

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Section 9.13 [ Intentionally Omitted ].

Section 9.14 Master Lease . Subject to the provisions of this Article 9, the occurrence of a default by Operating Tenants under the Master Lease which continues uncured beyond any applicable notice and grace period provided under the Master Lease (a “Master Lease Default” ).

Section 9.15 Criminal Act . Any Borrower or Guarantor shall be criminally indicted or convicted under any law that could lead to a forfeiture of any material portion of the Collateral.

Section 9.16 Special Right to Cure with Respect to Operational Defaults . Notwithstanding anything contained in this Article 9 to the contrary, if (x) a Master Lease Default occurs, or (y) an Event of Default occurs under Section 9.2(a), Section 9.2(d), Section 9.5(with respect to a breach of a representation in Section 6.23 only), or Section 9.9 (with respect to financial information to be provided by Operating Tenants under the Master Lease), as a result of an act or omission of the Operating Tenants or the failure by Operating Tenant to comply with any representation or warranty contained herein (and such act, omission or failure is outside Borrower’s control and not otherwise caused by Borrower) (clauses (x) and (y) referred to herein as an “ Operational Default ”), such Operational Default shall not constitute an “Event of Default” under this Agreement if the following conditions are satisfied:

(a) There exists no other Event of Default hereunder.

(b) Borrowers send notice to Agent describing in reasonable detail the Operational Default.

(c) All debt service payments and all other amounts due under the Loan Documents are paid current at all times (regardless of whether or not there is available revenue from the Projects or rent from the Master Lease to make such payments).

(d) Borrower diligently pursues the rights and remedies available to Borrower under the Master Lease and under applicable Laws to (1) cure (or cause the Operating Tenants to cure) such Operational Default, and if Borrower elects to cure (or cause the Operating Tenants to cure) such Operational Default, such Operational Default is actually cured within sixty (60) days of the occurrence of such Operational Default (which sixty (60) day period may be extended by Agent for an additional sixty (60) days in Agent’s discretion, such period from the occurrence of the Operational Default is referred to as the “ Master Lease Forbearance Period ”), or (2) at any time during the Master Lease Forbearance Period, terminate the Master Lease, remove the Operating Tenants and install a new master tenant (the “ Replacement Master Tenant ”) to operate the Projects (which Replacement Master Tenant shall be acceptable to Agent in its sole discretion and which Replacement Master Tenant shall thereafter be deemed to be the “Operating Tenant” for all purposes hereunder and under the other Loan Documents). If in connection with any such cure or replacement of the Operating Tenants, Borrower or the Replacement Master Tenant is required to obtain a new Primary License, the Master Lease Forbearance Period will be extended for such reasonable period of time as is necessary to obtain such new Primary License provided that Borrower has undertaken such actions as are necessary

 

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to obtain the new Primary License within the first sixty (60) days of the Master Lease Forbearance Period and diligently pursues obtaining the replacement Primary License thereafter, but in no event will the Master Lease Forbearance Period exceed one hundred twenty (120) days.

(e) Not later than the end of the Master Lease Forbearance Period, provided Borrower elects to install a Replacement Master Tenant as provided above (and not cure the Operational Default), Borrower causes such Replacement Master Tenant to execute a master lease (such replacement lease is referred to herein as the “ Replacement Master Lease ”) in a form substantially similar to the Master Lease and otherwise acceptable to Agent in its reasonable discretion, which Replacement Master Lease shall thereafter be deemed to be the “Master Lease” with respect to the Projects for all purposes hereunder and under the other Loan Documents.

(f) Concurrently with the execution of the Replacement Master Lease, provided Borrower elects to install a Replacement Master Tenant as provided above (and not cure the Operational Default), Borrowers cause Replacement Master Tenant to execute and deliver to Agent a subordination and non-disturbance agreement substantially similar to the Subordination Agreement and otherwise acceptable to Agent in its reasonable discretion.

(g) Except where the Operational Default is as a result of the revocation or termination of the Primary License, Borrower causes the Primary Licenses required to operate the Projects as skilled nursing facilities and the reimbursement agreements with respect to the Projects to remain in full force and effect under applicable Laws throughout the Master Lease Forbearance Period.

(h) Borrower pays all of Agent’s reasonable costs and expenses (including, without limitation, reasonable attorneys’ fees) in connection with the matters set forth in this Section 9.16.

(i) On a semi-monthly basis during the pendency of the Master Lease Forbearance Period, Borrower furnishes to Agent a reasonably detailed written statement summarizing the then current status of Borrower’s attempts to (1) cure such Operational Default or (2) remove Operating Tenant and appoint a Replacement Master Tenant, and otherwise comply with the terms of this Section 9.16.

(j) Borrowers at all times during the Master Lease Forbearance Period take such additional action and/or execute such additional documents (and/or causes Operating Tenants and/or Replacement Master Tenant to take such additional action and/or execute such additional documents, as applicable) as Agent may reasonably require in connection with the matters set forth in this Section 9.16.

ARTICLE X

REMEDIES

Section 10.1 Remedies - Insolvency Events . Upon the occurrence of any Event of Default described in Section 9.7 or 9.8 , 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,

 

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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.

Section 10.2 Remedies - Other Events . Except as set forth in Section 10.1 above, while any Event of Default exists, Agent may and at the direction of the Required Lenders shall (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 and (b) exercise all rights and remedies therefore under the Loan Documents and at law or in equity. Notwithstanding anything to the contrary contained in the Loan Documents, the enforcement of the obligations of Borrowers and the other Loan Parties under the Loan Documents and the exercise of rights and remedies thereunder shall be undertaken solely by Agent in its capacity as agent for the Lenders.

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 Agreement) 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, and hereby do, indemnify, defend and hold Agent and Lender harmless from and against any and all losses, expenses, damages, claims and causes of action, liabilities, obligations, penalties, judgments, suits, or disbursements of any kind or nature whatsoever, 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 Loans, shall be secured by the Loan Documents and shall be paid by Borrowers to Agent upon demand.

 

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ARTICLE XI

AGENT

Section 11.1 Appointment and Duties .

(a) Each Lender hereby appoints GE Capital (together with any successor Agent pursuant to Section 11.9 ) as the Agent hereunder and authorizes the Agent to (i) execute and deliver the Loan Documents and accept delivery thereof on its behalf from any Borrower or any other Loan Party, (ii) take such action on its behalf and to exercise all rights, powers and remedies and perform the duties as are expressly delegated to the Agent under such Loan Documents, and (iii) exercise such powers as are reasonably incidental thereto.

(b) Without limiting the generality of clause (a)  above, the Agent shall have the sole and exclusive right and authority (to the exclusion of the Lenders), and is hereby authorized, to (i) act as the disbursing and collecting agent for the Lenders with respect to all payments and collections arising in connection with the Loan Documents (including in any proceeding described in Section 9.7 or Section 9.8 or any other bankruptcy, insolvency or similar proceeding), and each Person making any payment in connection with any Loan Document to any Secured Party is hereby authorized to make such payment to the Agent, (ii) file and prove claims and file other documents necessary or desirable to allow the claims of the Secured Parties with respect to any Obligation in any proceeding described in Section 9.7 or Section 9.8 or any other bankruptcy, insolvency or similar proceeding (but not to vote, consent or otherwise act on behalf of such Secured Party), (iii) act as collateral agent for each Secured Party for purposes of the perfection of all Liens created by such agreements and all other purposes stated therein, (iv) manage, supervise and otherwise deal with the Collateral, (v) take such other action as is necessary or desirable to maintain the perfection and priority of the Liens created or purported to be created by the Loan Documents, (vi) except as may be otherwise specified in any Loan Document, exercise all remedies given to the Agent and the other Secured Parties with respect to the Collateral, whether under the Loan Documents, applicable law or otherwise, (vii) execute any amendment, consent or waiver under the Loan Documents on behalf of any Lender that has consented in writing to such amendment, consent or waiver; provided , however , that the Agent hereby appoints, authorizes and directs each Lender to act as collateral sub-agent for the Agent and the Lenders for purposes of the perfection of all Liens with respect to the Collateral, including any deposit account maintained by the Borrowers or any other Loan Party with, and cash and cash equivalents held by, such Lender, and may further authorize and direct the Lenders to take further actions as collateral sub-agents for purposes of enforcing such Liens or otherwise to transfer the Collateral subject thereto to the Agent, and each Lender hereby agrees to take such further actions to the extent, and only to the extent, so authorized and directed and (viii) provide each Lender within ten (10) Business Days following receipt, copies of the reports and financial information received from Borrowers under Article VII and notices of default delivered by or received by Agent under this Agreement.

(c) Under the Loan Documents the Agent (i) is acting solely on behalf of the Lenders (except to the limited extent provided in Section 2.10(b) with respect to the Register and

 

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in Section 11.10 ), with duties that are entirely administrative in nature, notwithstanding the use of the defined term “Agent”, the terms “agent”, “Agent” and “collateral agent” and similar terms in any Loan Document to refer to the Agent, which terms are used for title purposes only, (ii) is not assuming any obligation under any Loan Document other than as expressly set forth therein or any role as agent, fiduciary or trustee of or for any Lender or any other Secured Party and (iii) shall have no implied functions, responsibilities, duties, obligations or other liabilities under any Loan Document, and each Lender hereby waives and agrees not to assert any claim against the Agent based on the roles, duties and legal relationships expressly disclaimed in clauses (i)  through (iii)  above.

Section 11.2 Binding Effect . Each Lender agrees that (i) any action taken by the Agent or the Required Lenders (or, if expressly required hereby, a greater proportion of the Lenders) in accordance with the provisions of the Loan Documents, (ii) any action taken by the Agent in reliance upon the instructions of Required Lenders (or, where so required, such greater proportion) and (iii) the exercise by the Agent or the Required Lenders (or, where so required, such greater proportion) of the powers set forth herein or therein, together with such other powers as are reasonably incidental thereto, shall be authorized and binding upon all of the Secured Parties.

Section 11.3 Use of Discretion .

(a) The Agent shall not be required to exercise any discretion or take, or to omit to take, any action, including with respect to enforcement or collection, except any action it is required to take or omit to take (i) under any Loan Document, or (ii) pursuant to instructions from the Required Lenders (or, where expressly required by the terms of this Agreement, a greater proportion of the Lenders).

(b) Notwithstanding clause (a)  of this Section 11.3 , the Agent shall not be required to take, or to omit to take, any action (i) unless, upon demand, the Agent receives an indemnification satisfactory to it from the Lenders (or, to the extent applicable and acceptable to the Agent, any other Secured Party) against all Liabilities that, by reason of such action or omission, may be imposed on, incurred by or asserted against the Agent or any Related Person thereof or (ii) that is, in the opinion of the Agent or its counsel, contrary to any Loan Document or applicable Requirement of Law.

Section 11.4 Delegation of Rights and Duties . The Agent may, upon any term or condition it specifies, delegate or exercise any of its rights, powers and remedies under, and delegate or perform any of its duties or any other action with respect to, any Loan Document by or through any trustee, co-agent, employee, attorney-in-fact and any other Person (including any Secured Party). Any such Person shall benefit from this Article XI to the extent provided by the Agent.

Section 11.5 Reliance and Liability .

(a) The Agent may, without incurring any liability hereunder, (i) treat the payee of any Note as its holder until such Note has been assigned in accordance with Section 12.3 , (ii) rely on the Register to the extent set forth in Section 2.10 , (iii) consult with any

 

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of its Related Persons and, whether or not selected by it, any other advisors, accountants and other experts (including advisors to, and accountants and experts engaged by, any Borrower or any other Loan Party) and (iv) rely and act upon any document and information (including those transmitted by Electronic Transmission) and any telephone message or conversation, in each case believed by it to be genuine and transmitted, signed or otherwise authenticated by the appropriate parties.

(b) None of the Agent and its Related Persons shall be liable for any action taken or omitted to be taken by any of them under or in connection with any Loan Document, and each Lender and Borrowers (on their own behalf and on behalf of the other the Loan Parties) hereby waive and shall not assert any right, claim or cause of action based thereon, except to the extent of liabilities resulting primarily from the gross negligence or willful misconduct of the Agent or, as the case may be, such Related Person (each as determined in a final, non-appealable judgment by a court of competent jurisdiction) in connection with the duties expressly set forth herein. Without limiting the foregoing, the Agent:

(i) shall not be responsible or otherwise incur liability for any action or omission taken in reliance upon the instructions of the Required Lenders or for the actions or omissions of any of its Related Persons selected with reasonable care (other than employees, officers and directors of the Agent, when acting on behalf of the Agent);

(ii) shall not be responsible to any Secured Party for the due execution, legality, validity, enforceability, effectiveness, genuineness, sufficiency or value of, or the attachment, perfection or priority of any Lien created or purported to be created under or in connection with, any Loan Document;

(iii) makes no warranty or representation, and shall not be responsible, to any Secured Party for any statement, document, information, representation or warranty made or furnished by or on behalf of any Related Person or any Borrower or any other Loan Party in connection with any Loan Document or any transaction contemplated therein or any other document or information with respect to any Borrower or any other Loan Party, whether or not transmitted or (except for documents expressly required under any Loan Document to be transmitted to the Lenders) omitted to be transmitted by the Agent, including as to completeness, accuracy, scope or adequacy thereof, or for the scope, nature or results of any due diligence performed by the Agent in connection with the Loan Documents; and

(iv) shall not have any duty to ascertain or to inquire as to the performance or observance of any provision of any Loan Document, whether any condition set forth in any Loan Document is satisfied or waived, as to the financial condition of any Borrower or any other Loan Party or as to the existence or continuation or possible occurrence or continuation of any Potential Default or Event of Default and shall not be deemed to have notice or knowledge of such occurrence or continuation unless it has received a notice from Borrowers, any Lender describing such Potential Default or Event of Default clearly labeled “notice of default” (in which case the Agent shall promptly give notice of such receipt to all Lenders);

 

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and, for each of the items set forth in clauses (i)  through (iv)  above, each Lender and Borrowers (on behalf of themselves and each of the other Loan Parties) hereby waive and agrees not to assert any right, claim or cause of action it might have against the Agent based thereon.

Section 11.6 Agent Individually . The Agent and its Affiliates may make loans and other extensions of credit to, acquire stock and stock equivalents of, engage in any kind of business with, any Borrower or any other Loan Party or Affiliate thereof as though it were not acting as Agent and may receive separate fees and other payments therefor. To the extent the Agent or any of its Affiliates makes any Loan or otherwise becomes a Lender hereunder, it shall have and may exercise the same rights and powers hereunder and shall be subject to the same obligations and liabilities as any other Lender and the terms “Lender,” and “Required Lender,” and any similar terms shall, except where otherwise expressly provided in any Loan Document, including, without limitation, the Agent or such Affiliate, as the case may be, in its individual capacity as Lender or as one of the Required Lenders, respectively.

Section 11.7 Lender Credit Decision . Each Lender acknowledges that it shall, independently and without reliance upon the Agent, any other Lender or any of their Related Persons or upon any document solely or in part because such document was transmitted by the Agent or any of its Related Persons, conduct its own independent investigation of the financial condition and affairs of each Borrower and each other Loan Party and make and continue to make its own credit decisions in connection with entering into, and taking or not taking any action under, any Loan Document or with respect to any transaction contemplated in any Loan Document, in each case based on such documents and information as it shall deem appropriate. Except for documents expressly required by any Loan Document to be transmitted by the Agent to the Lenders, the Agent shall not have any duty or responsibility to provide any Lender with any credit or other information concerning the business, prospects, operations, property, financial and other condition or creditworthiness of any Borrower or any other Loan Party or any Affiliate of any Borrower or any other Loan Party that may come into the possession of the Agent or any of its Related Persons.

Section 11.8 Expenses; Indemnities .

(a) Each Lender agrees to reimburse the Agent and each of its Related Persons (to the extent not reimbursed by any Borrower or any other Loan Party) promptly upon demand for such Lender’s Pro Rata Share with respect to the Loan of any costs and expenses (including fees, charges and disbursements of financial, legal and other advisors and other taxes paid in the name of, or on behalf of, any Borrower or any other Loan Party) that may be incurred by the Agent or any of its Related Persons in connection with the preparation, syndication, execution, delivery, administration, modification, consent, waiver or enforcement (whether through negotiations, through any work-out, bankruptcy, restructuring or other legal or other proceeding or otherwise) of, or legal advice in respect of its rights or responsibilities under, any Loan Document.

(b) Each Lender further agrees to indemnify the Agent and each of its Related Persons (to the extent not reimbursed by any Borrower or any other Loan Party), from and against such Lender’s aggregate Pro Rata Share with respect to the Loans of the Liabilities (including taxes, interests and penalties imposed for not properly withholding or backup

 

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withholding on payments made to on or for the account of any Lender) that may be imposed on, incurred by or asserted against the Agent or any of its Related Persons in any matter relating to or arising out of, in connection with or as a result of any Loan Document, any Related Document or any other act, event or transaction related, contemplated in or attendant to any such document, or, in each case, any action taken or omitted to be taken by the Agent or any of its Related Persons under or with respect to any of the foregoing; provided , however , that no Lender shall be liable to the Agent or any of its Related Persons to the extent such liability has resulted primarily from the gross negligence or willful misconduct of the Agent or, as the case may be, such Related Person, as determined by a court of competent jurisdiction in a final non-appealable judgment or order.

Section 11.9 Resignation of Agent .

(a) The Agent may resign at any time by delivering notice of such resignation to the Lenders and Borrowers, effective on the date set forth in such notice or, if no such date is set forth therein, upon the date such notice shall be effective. If the Agent delivers any such notice, the Required Lenders shall have the right to appoint a successor Agent. If, within 30 days after the retiring Agent having given notice of resignation, no successor Agent has been appointed by the Required Lenders that has accepted such appointment, then the retiring Agent may, on behalf of the Lenders, appoint a successor Agent from among the Lenders. Each appointment under this clause (a) shall be subject to the prior consent of Borrowers, which may not be unreasonably withheld but shall not be required during the continuance of an Event of Default.

(b) Effective immediately upon its resignation, (i) the retiring Agent shall be discharged from its duties and obligations under the Loan Documents, (ii) the Lenders shall assume and perform all of the duties of the Agent until a successor Agent shall have accepted a valid appointment hereunder, (iii) the retiring Agent and its Related Persons shall no longer have the benefit of any provision of any Loan Document other than with respect to any actions taken or omitted to be taken while such retiring Agent was, or because such Agent had been, validly acting as Agent under the Loan Documents and (iv) subject to its rights under Section 10.3 , the retiring Agent shall take such action as may be reasonably necessary to assign to the successor Agent its rights as Agent under the Loan Documents. Effective immediately upon its acceptance of a valid appointment as Agent, a successor Agent shall succeed to, and become vested with, all the rights, powers, privileges and duties of the retiring Agent under the Loan Documents.

(c) Agent may be removed as Agent upon the request of all Lenders (other than Affiliates of Agent) upon the determination by a court of competent jurisdiction that Agent has committed actions constituting gross negligence or willful misconduct under this Agreement. The provisions of subsection (b) above shall apply upon such removal.

Section 11.10 Additional Secured Parties . The benefit of the provisions of the Loan Documents directly relating to the Collateral or any Lien granted thereunder shall extend to and be available to any Secured Party that is not a Lender as long as, by accepting such benefits, such Secured Party agrees, as among the Agent and all other Secured Parties, that such Secured Party is bound by (and, if requested by the Agent, shall confirm such agreement in a writing in form and substance acceptable to the Agent) this Article XI , Section 12.6 (Right of Setoff),

 

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Section 12.7 (Sharing of Payments, Etc.), and Section 12.36 (Non-Public Information; Confidentiality) and the decisions and actions of the Agent and the Required Lenders (or, where expressly required by the terms of this Agreement, a greater proportion of the Lenders) to the same extent a Lender is bound; provided , however , that, notwithstanding the foregoing, (a) such Secured Party shall be bound by Section 11.8 only to the extent of Liabilities, costs and expenses with respect to or otherwise relating to the Collateral held for the benefit of such Secured Party, in which case the obligations of such Secured Party thereunder shall not be limited by any concept of Pro Rata Share or similar concept, (b) except as set forth specifically herein, each of the Agent and each Lender shall be entitled to act at its sole discretion, without regard to the interest of such Secured Party, regardless of whether any Obligation to such Secured Party thereafter remains outstanding, is deprived of the benefit of the Collateral, becomes unsecured or is otherwise affected or put in jeopardy thereby, and without any duty or liability to such Secured Party or any such Obligation and (c) except as set forth specifically herein, such Secured Party shall not have any right to be notified of, consent to, direct, require or be heard with respect to, any action taken or omitted in respect of the Collateral or under any Loan Document.

ARTICLE XII

MISCELLANEOUS

Section 12.1 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 party, or sent by facsimile (provided an identical notice is also sent simultaneously by mail, overnight courier, or personal delivery as otherwise provided in this Section 12.1 ). All such communications shall be mailed, sent or delivered, addressed to the party for whom it is intended at its address set forth below.

 

If to Borrowers:   

c/o CareTrust REIT, Inc.

27101 Puerta Real

Suite 400

  

Mission Viejo, CA 92691

Attention: Chief Financial Officer

Facsimile: (949) 540-1968

If to Agent:   

General Electric Capital Corporation

Loan Nos. 07-0004261, 07-0024261, 07-0034261, 07-0044261, 07-0074261

   500 West Monroe Street
   Chicago, Illinois 60661
   Attention: Dave Harper
   Facsimile: (866) 579-3042
With a copy to:   

General Electric Capital Corporation

Loan Nos. 07-0004261, 07-0024261, 07-0034261, 07-0044261, 07-0074261

500 West Monroe Street

  

Chicago, Illinois 60661

Attention: Jeff Muchmore, Managing Director

Facsimile: (866) 254-1971

 

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And a copy to:   

General Electric Capital Corporation

Loan Nos. 07-0004261, 07-0024261, 07-0034261, 07-0044261, 07-0074261

5804 Trailridge Drive

  

Austin, Texas 78731

Attention: Diana Pennington, Chief Counsel, Real Estate

Facsimile: (866) 221-0433

If to a Lender:    To the address set forth on Schedule 1.1 attached hereto

Any notice or request so addressed and sent by United States mail or overnight courier shall be deemed given on the earliest of (1) 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 Mortgage). Any notice or request so delivered in person shall be deemed to be given when receipted for by, or actually received by Agent, a Lender or Borrowers, as the case may be. If given by facsimile, a notice or request shall be deemed given and received when the facsimile 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 12.1 . If given by electronic mail, a notice shall be deemed given and received when the electronic mail is transmitted to the recipient’s electronic mail address specified above and electronic confirmation of receipt (either by reply from the recipient or by automated response to a request for delivery receipt) is received by the sending 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 12.1 . Except for facsimile and electronic mail notices sent as expressly described above, no notice hereunder shall be effective if sent or delivered by electronic means. 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.

Section 12.2 Amendments and Waivers.

(a) No amendment or waiver of any provision of any Loan Document and no consent to any departure by any Borrower or any other Loan Party therefrom shall be effective unless the same shall be in writing and signed (1) in the case of an amendment, consent or waiver to cure any ambiguity, omission, defect or inconsistency or granting a new Lien for the benefit of the Secured Parties or extending an existing Lien over additional property, by the Agent and Borrowers, (2) in the case of any other waiver or consent, by the Required Lenders (or by the Agent with the consent of the Required Lenders) and (3) in the case of any other amendment, by the Required Lenders (or by the Agent with the consent of the Required Lenders) and Borrowers; provided , however , that no amendment, consent or waiver described in clause (2)

 

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or (3) above shall be effective, unless in writing and signed by each Lender (or by the Agent with the consent of the Lenders), in addition to any other Person the signature of which is otherwise required pursuant to any Loan Document, and such amendment, consent or waiver does any of the following:

(i) increases the Loan Commitment of any Lender or subjects any Lender to any additional obligation or otherwise increases the principal amount of the Loan;

(ii) reduces (including through release, forgiveness, assignment or otherwise) (A) the principal amount of, the interest rate on, or any obligation of Borrowers to repay (whether or not on a fixed date), any outstanding amount under the Loan owing to Lenders or (B) any fee or accrued interest payable to any Lender; provided , however , that this clause (iii)  does not apply to (x) any change to any provision increasing any interest rate or fee during the continuance of an Event of Default or to any payment of any such increase or (y) any modification to any financial covenant set forth in Article VIII or the Guaranty Agreement in any definition set forth therein or principally used therein;

(iii) waives or postpones any scheduled maturity date or other scheduled date fixed for the payment, in whole or in part, of principal of or interest on the Loan (including any agreement to forbear that would have the same effect) or fee owing to such Lender or for the reduction of such Lender’s Loan Commitment; provided , however , that this clause (iv)  does not apply to any change to mandatory prepayments, or to the application of any payment, including as set forth in Section 2.6 ;

(iv) releases all or substantially all of the Collateral or any Guarantor from its guaranty of any Obligation of Borrowers;

(v) reduces or increases the proportion of Lenders required for the Lenders (or any subset thereof) to take any action hereunder or change the definition of the terms “Required Lenders,” “Pro Rata Share,” or “Pro Rata Outstandings”; or

(vi) amends Section 12.7 (Sharing of Payments, Etc.) or this Section 12.2 ;

(b) Anything herein to the contrary notwithstanding, (A) any waiver of any payment applied pursuant to Section 2.6 (Application of Payments) to, and any modification of the application of any such payment to the Loans shall require the consent of the Required Lenders, (B) no amendment, waiver or consent shall affect the rights or duties under any Loan Document of, or any payment to, the Agent (or otherwise modify any provision of Article XI or the application thereof), and (C) (1) no Defaulting Lender shall have any right to approve or disapprove any amendment, waiver or consent hereunder, except that (x) the Loan Commitment or of such Lender may not be increased or extended without the consent of such Lender, (y) the outstanding balance of such Lender’s Pro Rata Share of the Loan may not be forgiven without the consent of such Lender, and (z) the interest rate on the Loan cannot be reduced unless the Defaulting Lender is treated the same as all other Lenders; (2) each Lender is entitled to vote as such Lender sees fit on any bankruptcy or insolvency reorganization plan that affects the Loan; (3) each Lender acknowledges that the provisions of Section 1126(c) of the Bankruptcy Code supersedes the unanimous consent provisions set forth herein; and (4) the Required Lenders may consent to allow Borrowers to use cash collateral in the context of a bankruptcy or insolvency proceeding.

 

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(c) Each waiver or consent under any Loan Document (including the Guaranty Agreement) shall be effective only in the specific instance and for the specific purpose for which it was given. No notice to or demand on any Borrower or any other Loan Party shall entitle such Person to any notice or demand in the same, similar or other circumstances. No failure on the part of any Secured Party to exercise, and no delay in exercising, any right hereunder shall operate as a waiver thereof, nor shall any single or partial exercise of any such right preclude any other or further exercise thereof or the exercise of any other right.

(d) This Agreement and the other Loan Documents shall not be executed, entered into, altered, amended, or modified by electronic means. Without limiting the generality of the foregoing, Borrowers, Agent, and each Lender hereby agree that the transactions contemplated by this Agreement shall not be conducted by electronic means, except as specifically set forth in Section 12.1 regarding notices. Any reference to a Loan Document, whether in this Agreement or in any other Loan Document, shall be deemed to be a reference to such Loan Document as it may hereafter from time to time be amended, modified, supplemented and restated in accordance with the terms hereof.

(e) Unless also consented to in writing by such Secured Hedge Provider or, in the case of a Secured Hedge Agreement provided or arranged by GE Capital or an Affiliate of GE Capital, GE Capital, no such amendment, waiver or consent with respect to this Credit Agreement or any other Loan Document shall (i) alter the ratable treatment of Obligations arising under Secured Hedge Agreements such that such Obligations become junior in right of payment to principal on the Loans or (ii) result in Obligations owing to any Secured Hedge Provider becoming unsecured (other than releases of Liens applicable to all Lenders and otherwise permitted in accordance with the terms hereof), in each case in a manner adverse to such Secured Hedge Provider.

Section 12.3 Assignments and Participations; Binding Effect .

(a) This Agreement shall become effective when it shall have been executed by the Agent, the Lenders party hereto, and Borrowers . Thereafter, it shall be binding upon and inure to the benefit of Borrowers (except for Article XI ), the Agent, each Lender and, to the extent provided in Section 12.4 , each other Indemnitee and Secured Party and, in each case, their respective successors and permitted assigns. Except as expressly provided in any Loan Document none of Borrowers or the Agent shall have the right to assign any rights or obligations hereunder or any interest herein.

(b) Each Lender (other than a Defaulting Lender) may sell, transfer, negotiate or assign all or a portion of its rights and obligations hereunder (including all or a portion of its Loan Commitment and its rights and obligations with respect to the Loan) to (i) any existing Lender (other than a Defaulting Lender), (ii) any Affiliate or Approved Fund of any existing Lender (so long as such Person would not, upon acceptance of such rights and obligations hereunder, constitute a Defaulting Lender) or (iii) any other Person acceptable (which acceptance shall not be unreasonably withheld or delayed) to the Agent; provided , however , that the

 

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aggregate outstanding principal amount (determined as of the effective date of the applicable Assignment) of the Loans subject to any such sale shall be in a minimum amount of $1,000,000, unless such sale is made to an existing Lender or an Affiliate or Approved Fund of any existing Lender, is of the assignor’s (together with its Affiliates and Approved Funds) entire interest in the Loan or is made with the prior consent the Agent. A Defaulting Lender may not sell, transfer, negotiate or assign all or a portion of its rights and obligations hereunder except with Agent’s consent or at Agent’s direction in accordance with Section 2.12(c) hereof unless the circumstance which caused such Lender to become a Defaulting Lender will be fully cured in connection with such sale, transfer, negotiation or assignment. A Defaulting Lender (or Person that would constitute a Defaulting Lender upon acceptance of rights and obligations hereunder) may not be the recipient of the sale, transfer, negotiation or assignment of any rights or obligations hereunder except with the consent of the Agent.

(c) The parties to each transfer or sale made in reliance on clause (b)  above (other than those described in clause (d)  or (e)  below) shall execute and deliver to the Agent an Assignment via an electronic settlement system designated by the Agent (or if previously agreed with the Agent, via a manual execution and delivery of the assignment) evidencing such transfer or sale, together with any existing Note subject to such transfer or sale (or any affidavit of loss therefor acceptable to the Agent), any tax forms or other forms required to be delivered by the Agent, and payment of an assignment fee in the amount of $3,500, provided that (1) if a transfer or sale by a Lender is made to an Affiliate or an Approved Fund of such assigning Lender, then no assignment fee shall be due in connection with such transfer or sale, and (2) if a transfer or sale by a Lender is made to an assignee that is not an Affiliate or Approved Fund of such assignor Lender, and concurrently to one or more Affiliates or Approved Funds of such assignee, then only one assignment fee of $3,500 shall be due in connection with such transfer or sale. Upon receipt of all the foregoing, and conditioned upon such receipt and, if such assignment is made in accordance with Section 12.3(b)(iii) , upon the Agent (and Borrowers, if applicable) consenting to such Assignment, from and after the effective date specified in such Assignment, the Agent shall record or cause to be recorded in the Register the information contained in such Assignment.

(d) Subject to the recording of an Assignment by the Agent in the Register pursuant to Section 2.10(b) , (i) the assignee thereunder shall become a party hereto and, to the extent that rights and obligations under the Loan Documents have been assigned to such assignee pursuant to such Assignment, shall have the rights and obligations of a Lender, (ii) any applicable Note shall be transferred to such assignee through such entry and (iii) the assignor thereunder shall, to the extent that rights and obligations under this Agreement have been assigned by it pursuant to such Assignment, relinquish its rights (except for those surviving the termination of the Loan Commitments and the payment in full of the Obligations) and be released from its obligations under the Loan Documents, other than those relating to events or circumstances occurring prior to such assignment (and, in the case of an Assignment covering all or the remaining portion of an assigning Lender’s rights and obligations under the Loan Documents, such Lender shall cease to be a party hereto except that each Lender agrees to remain bound by Article XI , Section 12.6 (Right of Setoff), Section 12.7 (Sharing of Payments), and Section 12.36 (Non-Public Information; Confidentiality).

 

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(e) In addition to the other rights provided in this Section 12.3 , each Lender may grant a security interest in, or otherwise assign as collateral, any of its rights under this Agreement, whether now owned or hereafter acquired (including rights to payments of principal or interest on the Loans), to (A) any federal reserve bank (pursuant to Regulation A of the Federal Reserve Board), without notice to the Agent or (B) any holder of, or trustee for the benefit of the holders of, such Lender’s securities by notice to the Agent; provided , however , that no such holder or trustee, whether because of such grant or assignment or any foreclosure thereon (unless such foreclosure is made through an assignment in accordance with clause (b)  above), shall be entitled to any rights of such Lender hereunder and no such Lender shall be relieved of any of its obligations hereunder.

(f) EACH LENDER AT ANY TIME AND FROM TIME TO TIME MAY (I) DIVIDE AND RESTATE ITS PRO RATA SHARE OF THE LOAN OR ITS NOTE, AND/OR (II) SELL, ASSIGN OR GRANT PARTICIPATING INTERESTS IN OR TRANSFER ALL OR ANY PART OF ITS RIGHTS OR OBLIGATIONS UNDER ANY LOAN DOCUMENT, THE LOAN, ITS NOTE, THE OBLIGATIONS AND/OR THE COLLATERAL TO OTHER PERSONS (EACH SUCH TRANSFEREE, ASSIGNEE OR PURCHASER, A “ LENDER TRANSFEREE ”). Borrowers agree to cooperate in all commercially reasonable respects with Lenders in connection with any such restatement, division, sale, assignment or transfer; provided that, Borrowers shall have no obligation to take any action which would increase Borrowers’ obligations or decrease Borrowers’ rights in any material respect under this Agreement or any of the other Loan Documents, or which would change any of the economic terms of the Loan in any material respect. In addition, Borrower shall incur no costs in connection with any such transaction by a Lender. Each Lender Transferee shall have all of the rights and benefits with respect to the Loan, the Obligations, the Collateral, and the Loan Documents held by it as fully as if the original holder thereof, and either Lender or any Lender Transferee may be designated as the sole agent to manage the transactions and obligations contemplated therein. Notwithstanding any other provision of any Loan Document, a Lender may disclose to any Lender Transferee all information, reports, financial statements, certificates and documents obtained under any provision of any Loan Document.

(g) In addition to the other rights provided in this Section 12.3 , each Lender may, without notice to or consent from the Agent or Borrowers, sell participations to one or more Persons in or to all or a portion of its rights and obligations under the Loan Documents; provided , however , that, whether as a result of any term of any Loan Document, or of such grant or participation, (i) no such participant shall have a commitment, or be deemed to have made an offer to commit, to make advances of the Loan hereunder, and, except as provided in the applicable option agreement, none shall be liable for any obligation of such Lender hereunder, (ii) such Lender’s rights and obligations, and the rights and obligations of the Loan Parties and the Secured Parties towards such Lender, under any Loan Document shall remain unchanged and each other party hereto shall continue to deal solely with such Lender, which shall remain the holder of the Obligations in the Register, except that (A) each such participant shall be entitled to the benefit of Sections 2.7 (Capital Adequacy; Increased Costs; Illegality), 2.8 (Interest Rate Protection), and 2.9 (Libor Breakage Amount); provided , however , that in no case shall a participant have the right to enforce any of the terms of any Loan Document, and (iii) the consent of such participant shall not be required (either directly, as a restraint on such Lender’s ability to consent hereunder or otherwise) for any amendments, waivers or consents with respect to any

 

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Loan Document or to exercise or refrain from exercising any powers or rights such Lender may have under or in respect of the Loan Documents (including the right to enforce or direct enforcement of the Obligations), except for those described in clauses (iii) , (iv) , and (v)  of Section 12.2(a) with respect to amounts, or dates fixed for payment of amounts, to which such participant would otherwise be entitled.

(h) Anything in this Section 12.3 to the contrary notwithstanding, if any Lender elects to sell or assign all or any portion of its rights and obligations hereunder (including all or a portion of its Loan Commitment and its rights and obligations with respect to the Loans) or sell participation in its rights and obligations under the Loans to a health care real estate investment trust that is a competitor of Borrower or Guarantor, Agent will notify Borrowers of the Lender’s intent to do so and Borrowers shall have ten (10) Business Days after receipt of such notice to notify Agent that either (a) it wishes to purchase the Loans at par or (b) prepay the Loans in full, including all accrued interest thereon, but without payment of any Prepayment Premium or Make Whole Breakage Amount. If Borrowers elect to purchase or prepay the Loans in full, such purchase or prepayment will be made by Borrowers within ninety (90) days following such election. If Borrowers fail to provide notice of its election to purchase or prepay or affirmatively elects not to purchase or prepay the Loans, the proposed assignment or participation shall proceed without further notice to Borrowers.

Section 12.4 Indemnities .

(a) Borrowers agree to indemnify, hold harmless and defend the Agent, each Lender, and each of their respective Related Persons (each such Person being an “ Indemnitee ”) from and against all Liabilities (including brokerage commissions, fees and other compensation) that may be imposed on, incurred by or asserted against any such Indemnitee in any matter relating to or arising out of, in connection with or as a result of (i) any Loan Document, any Obligation (or the repayment thereof), any related transaction, or any securities filing of, or with respect to, any Borrower, any other Loan Party or the Projects, (ii) any commitment letter, proposal letter or term sheet with any Person and any contractual obligation entered into in connection with any E-Systems or other Electronic Transmissions, (iii) any actual or prospective investigation, litigation or other proceeding, whether or not brought by any such Indemnitee or any of its Related Persons, any holders of securities or creditors (and including attorneys’ fees in any case), whether or not any such Indemnitee, Related Person, holder or creditor is a party thereto, and whether or not based on any securities or commercial law or regulation or any other Requirement of Law or theory thereof, including common law, equity, contract, tort or otherwise, or (iv) any other act, event or transaction related, contemplated in or attendant to any of the foregoing (collectively, the “ Indemnified Matters ”); provided , however , that Borrowers shall have no liability under this Section 12.4 to any Indemnitee with respect to any Indemnified Matter, and no Indemnitee shall have any liability with respect to any Indemnified Matter other than (to the extent otherwise liable), to the extent such liability has resulted primarily from the gross negligence or willful misconduct of such Indemnitee, as determined by a court of competent jurisdiction in a final non-appealable judgment or order. Furthermore, each Borrower (on its own behalf and on behalf of each other Loan Party) waives and agrees not to assert against any Indemnitee any right of contribution with respect to any Liabilities that may be imposed on, incurred by or asserted against any Related Person.

 

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(b) Without limiting the foregoing, “ Indemnified Matters ” includes all environmental Liabilities as set forth in Article IV whether or not, with respect to any such environmental Liabilities, any Indemnitee is a mortgagee pursuant to any leasehold mortgage, a mortgagee in possession, the successor-in-interest to any Related Person or the owner, lessee or operator of any property of any Related Person through any foreclosure action, in each case except to the extent such environmental Liabilities (i) are incurred solely following foreclosure by any Secured Party or following any Secured Party having become the successor-in-interest to any Borrower or any other Loan Party and (ii) are attributable solely to acts of such Indemnitee.

(c) Any indemnification or other protection provided to any Indemnitee pursuant to any Loan Document and all representations and warranties made in any Loan Document shall (i) survive the termination of the Loan Commitment and the payment in full of other Obligations and (ii) inure to the benefit of any Person that at any time held a right thereunder (as an Indemnitee or otherwise) and, thereafter, its successors and permitted assigns.

(d) In no event shall any Indemnitee be liable on any theory of liability for any special, indirect, consequential or punitive damages (including any loss of profits, business or anticipated savings). Each of Borrowers (on its own behalf and on behalf of the other Loan Parties) hereby waives, releases and agrees not to sue upon any such claim for any special, indirect, consequential or punitive damages, whether or not accrued and whether or not known or suspected to exist in its favor.

Section 12.5 Debtor-Creditor Relationship . The relationship between the Lenders and the Agent, on the one hand, and Borrowers, on the other hand, is solely that of debtor and creditor. No Secured Party has any fiduciary relationship or duty to any Borrower or any other Loan Party arising out of or in connection with, and there is no agency, tenancy or joint venture relationship between the Secured Parties and the Borrowers and any other of the Loan Parties by virtue of, any Loan Document or any transaction contemplated therein.

Section 12.6 Right of Setoff . Each of the Agent, each Lender, and each Affiliate (including each branch office thereof) of any of them is hereby authorized, without notice or demand (each of which is hereby waived by Borrowers), at any time and from time to time during the continuance of any Event of Default and to the fullest extent permitted by applicable Requirements of Law, to set off and apply any and all deposits (whether general or special, time or demand, provisional or final) at any time held and other indebtedness, claims or other obligations at any time owing by the Agent, such Lender, or any of their respective Affiliates to or for the credit or the account of Borrowers against any Obligation of any Borrower or any other Loan Party now or hereafter existing, whether or not any demand was made under any Loan Document with respect to such Obligation and even though such Obligation may be unmatured. Each of the Agent and each Lender agrees promptly to notify Borrowers and the Agent after any such setoff and application made by such Lender or its Affiliates; provided , however , that the failure to give such notice shall not affect the validity of such setoff and application. The rights under this Section  12.6 are in addition to any other rights and remedies (including other rights of setoff) that the Agent, the Lenders, and their Affiliates and other Secured Parties may have.

 

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Section 12.7 Sharing of Payments, Etc . If any Lender, directly or through an affiliate or branch office thereof, obtains any payment of any Obligation of any Borrower or any other Loan Party (whether voluntary, involuntary or through the exercise of any right of setoff or the receipt of any Collateral or “proceeds” (as defined under the applicable UCC) of Collateral) other than pursuant to Sections 2.7 (Capital Adequacy; Increased Costs; Illegality), 2.8 (Interest Rate Protection), and 2.9 (Libor Breakage Amount) and such payment exceeds the amount such Lender would have been entitled to receive if all payments had gone to, and been distributed by, the Agent in accordance with the provisions of the Loan Documents, such Lender shall purchase for cash from other Secured Parties such participations in their Obligations as necessary for such Lender to share such excess payment with such Secured Parties to ensure such payment is applied as though it had been received by the Agent and applied in accordance with this Agreement (or, if such application would then be at the discretion of Borrowers, applied to repay the Obligations in accordance herewith); provided , however , that (a) if such payment is rescinded or otherwise recovered from such Lender in whole or in part, such purchase shall be rescinded and the purchase price therefor shall be returned to such Lender without interest and (b) such Lender shall, to the fullest extent permitted by applicable Requirements of Law, be able to exercise all its rights of payment (including the right of setoff) with respect to such participation as fully as if such Lender were the direct creditor of Borrowers in the amount of such participation.

Section 12.8 Marshaling; Payments Set Aside . No Secured Party shall be under any obligation to marshal any property in favor of any Borrower or any other Loan Party or any other party or against or in payment of any Obligation. To the extent that any Secured Party receives a payment from any Borrower or any other Loan Party, from the proceeds of the Collateral, from the exercise of its rights of setoff, any enforcement action or otherwise, and such payment is subsequently, in whole or in part, invalidated, declared to be fraudulent or preferential, set aside or required to be repaid to a trustee, receiver or any other party, then to the extent of such recovery, the obligation or part thereof originally intended to be satisfied, and all Liens, rights and remedies therefor, shall be revived and continued in full force and effect as if such payment had not occurred.

Section 12.9 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 Lenders 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 Agent and any Lender or charged by Agent or any 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 (including the laws of the State of New York and the laws of the United States of America), 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 by 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 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

 

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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 canceled 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 12.9 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 New York, except that if at any time the laws of the United States of America permit Agent or the Lenders to contract for, take, reserve, charge or receive a higher rate of interest than is allowed by the laws of the State of New York (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 Agent or the Lenders may contract for, take, reserve, charge or receive under the Loan Documents.

Section 12.10 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 12.11 Reimbursement of Expenses . Any action taken by any Borrower or any other Loan Party under or with respect to any Loan Document, even if required under any Loan Document or at the request of any Secured Party, shall be at the expense of such Borrower or Loan Party, and no Secured Party shall be required under any Loan Document to reimburse any Borrower or any other Loan Party therefor except as expressly provided therein. In addition, Borrowers jointly and severally agree to pay or reimburse upon demand (a) the Agent for all reasonable out-of-pocket costs and expenses incurred by it or any of its Related Persons in connection with the investigation, development, preparation, negotiation, syndication, execution, interpretation or administration of, any modification of any term of or termination of, any Loan Document, any commitment or proposal letter therefor, any other document prepared in connection therewith or the consummation and administration of any transaction contemplated therein (including periodic audits in connection therewith and environmental audits and assessments), in each case including the reasonable fees, out-of-pocket charges and disbursements of outside legal counsel to the Agent or such Related Persons, fees, costs and expenses incurred in connection with Intralinks ® or any other E-System and allocated to the Loans by the Agent in its reasonable discretion and fees, charges and disbursements of the auditors, appraisers, printers and other of their Related Persons retained by or on behalf of any of them or any of their Related Persons, (b) the Agent and each Lender for all reasonable costs and expenses incurred by them or any of their Related Persons in connection with internal audit reviews, field examinations, financial investigation, and Collateral examinations, including, without limitation, any tax service company (which shall be reimbursed, in addition to the out-of-pocket costs and expenses of such examiners, at the per diem rate per individual charged by the Agent for its examiners), (c) each of the Agent, its Related Persons, and each Lender for all

 

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costs and expenses incurred in connection with (i) any refinancing or restructuring of the credit arrangements provided hereunder in the nature of a “work-out”, (ii) the enforcement or preservation of any right or remedy under any Loan Document, any Obligation, with respect to the Collateral or any other related right or remedy or (iii) the commencement, defense, conduct of, intervention in, or the taking of any other action with respect to, any proceeding (including any bankruptcy or insolvency proceeding) related to any Borrower or any other Loan Party, Loan Document, Obligation or related transaction (or the response to and preparation for any subpoena or request for document production relating thereto), including fees and disbursements of counsel (including allocated costs of internal counsel), (d) costs incurred in connection with settlement of condemnation and casualty awards, premiums for title insurance and endorsements thereto, and (e) fees and costs for Uniform Commercial Code and litigation searches and background checks, and Rating Agency fees and expenses in connection with a Rating Agency Confirmation, if required.

Section 12.12 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 the Lenders have 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 (and its successors and permitted assign), the Lenders (and their successors and permitted assigns and participants) and Borrowers and may not be enforced, nor relied upon, by any Person other than Agent (and its successors and permitted assigns), the Lenders (and their successors and permitted assigns and participants) 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 12.13 Agent and Lenders . None of the covenants or other provisions contained in this Agreement shall, or shall be deemed to, give Agent or the Lenders 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 Loans, 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

 

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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 12.14 Contest of Certain Claims . Borrowers may contest the validity of Taxes or any mechanic’s or materialman’s lien asserted against any Project so long as (a) Borrowers notify Agent that they intend to contest such Taxes or liens, as applicable, (b) Borrowers provide Agent with an indemnity, bond or other security reasonably satisfactory to Agent assuring the discharge of Borrowers’ obligations for such Taxes or liens, as applicable, including interest and penalties, (c) Borrowers are diligently contesting the same by appropriate legal proceedings in good faith and at their own expense and conclude such contest prior to the tenth (10th) day preceding the earlier to occur of the Maturity Date or the date on which any Project is scheduled to be sold for non-payment, (d) Borrowers promptly upon final determination thereof pay the amount of any such Taxes or liens, as applicable, together with all costs, interest and penalties which may be payable in connection therewith, and (e) notwithstanding the foregoing, Borrowers shall immediately upon request of Agent pay any such Taxes or liens, as applicable, notwithstanding such contest if, in the reasonable opinion of Agent, any Project or any part thereof or interest therein may be in danger of being sold, forfeited, foreclosed, terminated, canceled or lost. Agent may pay over any cash deposit or part thereof to the claimant entitled thereto at any time when, in the reasonable judgment of Agent, the entitlement of such claimant is established.

Section 12.15 Time of the Essence . Time is of the essence with respect to this Agreement.

Section 12.16 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 12.17 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 Loans.

Section 12.18 Waivers .

(a) 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.

(b) Each Borrower hereby waives any right under the UCC or any other applicable law to receive notice and/or copies of any filed or recorded financing statements, amendments thereto, continuations thereof or termination statements and releases and excuses Agent and each Lender from any obligation under the UCC or any other applicable law to provide notice or a copy of any such filed or recorded documents.

 

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Section 12.19 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.

Section 12.20 Joint and Several Liability of Borrowers.

(a) Each of Borrowers is accepting joint and several liability hereunder in consideration of the financial accommodation to be provided by the Lenders under this Agreement, for the mutual benefit, directly and indirectly, of each of Borrowers and in consideration of the undertakings of each of Borrowers to accept joint and several liability for the obligations of each of them.

(b) Each Borrower hereby agrees such Borrower is, and each such Borrower’s heirs, personal representatives, successors and assigns are, jointly and severally liable for, and hereby absolutely and unconditionally guarantees to Agent and Lenders and their respective successors and assigns, the full and prompt payment (whether at stated maturity, by acceleration or otherwise) and performance of, all of the Indebtedness and all other Obligations of Borrowers, it being the intention of the parties hereto that all the Obligations shall be the joint and several obligations of each of Borrowers without preferences or distinction among them. Each Borrower agrees that its guaranty obligation hereunder is a continuing guaranty of payment and performance and not of collection, that its obligations under this Section 12.20 shall not be discharged until payment and performance, in full, of the Obligations has occurred, and that its obligations under this Section 12.20 shall be absolute and unconditional.

(c) If and to the extent that any Borrower shall fail to make any payment with respect to any of the Obligations hereunder as and when due or to perform any of such Obligations in accordance with the terms thereof, then in each such event, the other Borrowers will make such payment with respect to, or perform, such Obligation.

(d) The guaranty obligations of each Borrower under the provisions of this Section 12.20 constitute full recourse obligations of such Borrower, enforceable against it to the full extent of its properties and assets, irrespective of the validity, regularity or enforceability of this Agreement or any other circumstances whatsoever, including the following:

(i) the genuineness, validity, regularity, enforceability or any future amendment of, or change in, this Agreement, any other Loan Document, or any other agreement, document or instrument to which any other Borrower is or may become a party;

(ii) the absence of any action to enforce this Agreement (including this Section 12.20 ) or any other Loan Document or the waiver or consent by Agent and Lenders with respect to any of the provisions thereof;

 

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(iii) the existence, value or condition of, or failure to perfect any lien or any security for the Obligations or any action, or the absence of any action, by Agent and Lenders in respect thereof (including the release of any such security);

(iv) the insolvency of any other Borrower;

(v) the institution of any proceeding under the Federal Bankruptcy Code, or any similar proceeding, by or against a Borrower or Agent’s election in any such proceeding of the application of Section 1111(b)(2) of the Federal Bankruptcy Code;

(vi) any borrowing or grant of a security interest by any Borrower as debtor-in-possession, under Section 364 of the Federal Bankruptcy Code;

(vii) the disallowance, under Section 502 of the Federal Bankruptcy Code, of all or any portion of Agent’s claim(s) for repayment of any of the Obligations; or

(viii) any other action or circumstances that might otherwise constitute a legal or equitable discharge or defense of a surety or guarantor other than the payment and performance, in full, of the Obligations.

Each Borrower shall be regarded, and shall be in the same position, as principal debtor with respect to the Obligations guaranteed hereunder.

(e) Except as otherwise expressly provided herein, each Borrower hereby waives notice of acceptance of its joint and several liability, notice of occurrence of any Potential Default or Event of Default (except to the extent notice is expressly required to be given pursuant to the terms of this Agreement), or of any demand for any payment under this Agreement (except to the extent demand is expressly required to be given pursuant to the terms of this Agreement), notice of any action at any time taken or omitted by the Agent or any Lender under or in respect of any of the Obligations hereunder, any requirement of diligence and, generally, all demands, notices and other formalities of every kind in connection with this Agreement. Each Borrower hereby assents to, and waives notice of, any extension or postponement of the time for the payment of any of the Obligations hereunder, the acceptance of any partial payment thereon, any waiver, consent or other action or acquiescence by the Lenders at any time or times in respect of any default by any Borrower in the performance or satisfaction of any term, covenant, condition or provision of this Agreement, any and all other indulgences whatsoever by the Agent or Lenders in respect of any of the Obligations hereunder, and the taking, addition, substitution or release, in whole or in part, at any time or times, of any security for any of such Obligations or the addition, substitution or release, in whole or in part, of any Borrower. Without limiting the generality of the foregoing, each Borrower assents to any other action or delay in acting or any failure to act on the part of the Agent or any Lender, including any failure strictly or diligently to assert any right or to pursue any remedy or to comply fully with applicable laws or regulations thereunder which might, but for the provisions of this Section 12.20 , afford grounds for terminating, discharging or relieving such Borrower, in whole or in part, from any of its obligations under this Section 12.20 , it being the intention of each Borrower that, so long as any of the Obligations hereunder remain unsatisfied, the obligations of such Borrower under this Section 12.20 shall not be discharged except by performance and then only to the extent of such

 

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performance. The obligations of each Borrower under this Section 12.20 shall not be diminished or rendered unenforceable by any winding up, reorganization, arrangement, liquidation, reconstruction or similar proceeding with respect to any Borrower, Agent or any Lender. The joint and several liability of Borrowers hereunder shall continue in full force and effect notwithstanding any absorption, merger, amalgamation or any other change whatsoever in the name, membership, constitution or place of formation of any Borrower, Agent or any Lender.

(f) Notwithstanding anything to the contrary in this Agreement or in any other Loan Document, and except as set forth in Section 12.20(j) , each Borrower hereby expressly and irrevocably subordinates to payment of the Obligations any and all rights at law or in equity to subrogation, reimbursement, exoneration, contribution, indemnification or set off and any and all defenses available to a surety, guarantor or accommodation co-obligor until the Obligations are indefeasibly paid in full in cash. Each Borrower acknowledges and agrees that this subordination is intended to benefit Agent and Lenders and shall not limit or otherwise affect such Borrower’s liability hereunder or the enforceability of this Section 12.20 , and that Agent, Lenders and their respective successors and assigns are intended third party beneficiaries of the waivers and agreements set forth in this Section 12.20 .

(g) If Agent or any Lender may, under applicable Law, proceed to realize its benefits under any of the Loan Documents giving Agent or such Lender a lien upon any Collateral, whether owned by any Borrower or by any other Person, either by judicial foreclosure or by non-judicial sale or enforcement, Agent or any Lender may, at its sole option, determine which of its remedies or rights it may pursue without affecting any of its rights and remedies under this Section 12.20 . If, in the exercise of any of its rights and remedies, Agent or any Lender shall forfeit any of its rights or remedies, including its right to enter a deficiency judgment against any Borrower or any other Person, whether because of any applicable Laws pertaining to “election of remedies” or the like, each Borrower hereby consents to such action by Agent or such Lender and waives any claim based upon such action, even if such action by Agent or such Lender shall result in a full or partial loss of any rights of subrogation that each Borrower might otherwise have had but for such action by Agent or such Lender. Any election of remedies that results in the denial or impairment of the right of Agent or any Lender to seek a deficiency judgment against any Borrower shall not impair any other Borrower’s obligation to pay the full amount of the Obligations. In the event Agent or any Lender shall bid at any foreclosure or trustee’s sale or at any private sale permitted by law or the Loan Documents, Agent or such Lender may bid all or less than the amount of the Obligations and the amount of such bid need not be paid by Agent or such Lender but shall be credited against the Obligations. The amount of the successful bid at any such sale, whether Agent, Lender or any other party is the successful bidder, shall be conclusively deemed to be the fair market value of the Collateral and the difference between such bid amount and the remaining balance of the Obligations shall be conclusively deemed to be the amount of the Obligations guaranteed under this Section 12.20 , notwithstanding that any present or future law or court decision or ruling may have the effect of reducing the amount of any deficiency claim to which Agent or any Lenders might otherwise be entitled but for such bidding at any such sale.

(h) The provisions of this Section 12.20 are made for the benefit of the Agent, the Lenders and their respective successors and assigns, and may be enforced by any such Person from time to time against any of Borrowers as often as occasion therefor may arise and without

 

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requirement on the part of Agent or any Lender first to marshal any of its claims or to exercise any of its rights against any of the other Borrowers or to exhaust any remedies available to it against any of the other Borrowers or to resort to any other source or means of obtaining payment of any of the Obligations or to elect any other remedy. The provisions of this Section 12.20 shall remain in effect until all the Obligations hereunder shall have been paid in full or otherwise fully satisfied. If at any time, any payment, or any part thereof, made in respect of any of the Obligations, is rescinded or must otherwise be restored or returned by the Lenders upon the insolvency, bankruptcy or reorganization of any of Borrowers, or otherwise, the provisions of this Section 12.20 will forthwith be reinstated and in effect as though such payment had not been made.

(i) Each Borrower’s liability under this Section 12.20 shall be limited to an amount not to exceed as of any date of determination the greater of the following:

(i) the amount of the Loan allocated to the Project owned by each Borrower as set forth on Schedule 12.20 hereto (with respect to the applicable Project, the “ Allocated Loan Amount ”); and

(ii) the amount that could be claimed by Agent and any Lender from such Borrower under this Section 12.20 without rendering such claim voidable or avoidable under Section 548 of Chapter 11 of the Bankruptcy Code or under any applicable state Uniform Fraudulent Transfer Act, Uniform Fraudulent Conveyance Act or similar statute or common law after taking into account, among other things, such Borrower’s right of contribution and indemnification from each other Borrower under Section 12.20(j) below.

(j) Contribution with Respect to Guaranty Obligations:

(i) To the extent that any Borrower (the “ Overpaying Borrower ”) incurs (i) any payment in excess of its Allocated Loan Amount, or (ii) a loss of its Collateral due to the foreclosure (or other realization by Lenders) of, or the delivery of deeds in lieu of foreclosure relating to it Collateral, and the value of such Collateral exceeded its Allocated Loan Amount (the “ Overpayment Amount ”), then such Overpaying Borrower shall be entitled, after indefeasible payment in full and the satisfaction of all Obligations to Lenders under this Agreement, to contribution from each of the benefited Borrowers, on a pro rata basis, for the amounts so paid, advanced or benefited, in an amount equal to the difference between the Overpayment Amount and such benefited Borrower’s then current Allocated Loan Amount. Any such contribution payments shall be made within ten (10) Business Days after demand therefor.

(ii) This Section 12.20(j) is intended only to define the relative rights of Borrowers and nothing set forth in this Section 12.20(j) is intended to or shall impair the obligations of Borrowers, jointly and severally, to pay any amounts as and when the same shall become due and payable in accordance with the terms of this Agreement, including Section 12.20(a) above. Nothing contained in this Section 12.20(j) shall limit the liability of any Borrower to pay all or any part of

 

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the Loan made directly or indirectly to that Borrower and accrued interest, fees and expenses with respect thereto for which such Borrower shall be primarily liable.

(iii) The parties hereto acknowledge that the rights of contribution and indemnification hereunder shall constitute assets of the Borrower to which such contribution and indemnification is owing.

(iv) The rights of the indemnifying Borrowers against other Borrowers under this Section 12.20(j) shall be exercisable only upon the full and indefeasible payment of the Obligations.

(k) The liability of Borrowers under this Section 12.20 is in addition to and shall be cumulative with all liabilities of each Borrower to Agent and Lenders under this Agreement, the other Loan Documents to which such Borrower is a party or in respect of any Obligations or obligation of the other Borrowers, without any limitation as to amount, unless the instrument or agreement evidencing or creating such other liability specifically provides to the contrary.

Section 12.21 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 12.22 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 12.23 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 12.24 Promotional Material . Subject to the prior written approval of Borrowers, which approval may be granted, withheld or conditioned in Borrower’s commercially reasonable discretion, Borrowers authorize Agent and any Lender to issue press releases, advertisements and other promotional materials in connection with Agent’s or such Lender’s own promotional and marketing activities and such materials may describe the Loan in general terms or in detail and Agent’s and such Lender’s participation therein in the Loan. All references to Agent or any Lender contained in any press release, advertisement or promotional material issued by Borrowers shall be approved in writing by Agent in advance of issuance.

Section 12.25 Survival . All of the representations, warranties, covenants, and indemnities hereunder (including environmental matters under Article IV ), 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 any Borrower.

 

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Section 12.26 WAIVER OF JURY TRIAL . TO THE MAXIMUM EXTENT PERMITTED BY LAW, EACH BORROWER, AGENT, AND EACH LENDER HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED HEREON, ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS AGREEMENT, ANY OTHER LOAN DOCUMENT, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENT (WHETHER VERBAL OR WRITTEN) OR ACTION OF EITHER PARTY OR ANY EXERCISE BY ANY PARTY OF THEIR RESPECTIVE RIGHTS UNDER THE LOAN DOCUMENTS OR IN ANY WAY RELATING TO THE LOAN OR THE PROJECTS (INCLUDING ANY ACTION TO RESCIND OR CANCEL THIS AGREEMENT, AND ANY CLAIM OR DEFENSE ASSERTING THAT THIS AGREEMENT WAS FRAUDULENTLY INDUCED OR IS OTHERWISE VOID OR VOIDABLE). THIS WAIVER IS A MATERIAL INDUCEMENT FOR AGENT AND EACH LENDER TO ENTER INTO THIS AGREEMENT.

Section 12.27 Waiver of Punitive or Consequential Damages . None of Agent, any 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 default by any party hereto. Borrowers represent and warrant to Agent and each Lender that as of the Restatement Date no Borrower nor any other Loan Party has any claims against Agent or any Lender in connection with the Loan.

Section 12.28 Governing Law . UNLESS OTHERWISE NOTED THEREIN TO THE CONTRARY, THE LOAN DOCUMENTS AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES THEREUNDER SHALL IN ALL RESPECTS BE GOVERNED BY, AND CONSTRUED AND ENFORCED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK (WITHOUT GIVING EFFECT TO NEW YORK’ PRINCIPLES OF CONFLICTS OF LAW) AND APPLICABLE UNITED STATES FEDERAL LAW, EXCEPT FOR THOSE PROVISIONS IN THE LOAN DOCUMENTS PERTAINING TO THE CREATION, PERFECTION OR VALIDITY OF OR EXECUTION ON LIENS OR SECURITY INTERESTS ON PROPERTY LOCATED IN THE STATES WHERE THE PROJECTS ARE LOCATED, WHICH PROVISIONS SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATES WHERE THE PROJECTS ARE LOCATED AND APPLICABLE UNITED STATES FEDERAL LAW.

Section 12.29 Entire Agreement . This Agreement and the other Loan Documents embody the entire agreement and understanding between Agent, each 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 between the parties. If any conflict or inconsistency exists between the Proposal Letter and this Agreement, or any of the other Loan Documents, the terms of this Agreement and the other Loan Documents, as applicable, shall control.

 

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Section 12.30 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 12.31 Consents and Approvals . To the extent that Agent, Lenders and/or Required Lenders provide any consent or approval as provided for in this Agreement, such consent shall be limited to the specific matter approved and shall NOT be construed to (a) relieve Borrowers from compliance with all of the other terms and obligations of this Agreement, or (b) constitute a consent to any further similar action (as to which a prospective consent or approval shall be required and may not necessarily be granted), or (c) constitute a consent to any other obligation to which any Lender may be a party.

Section 12.32 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, as applicable. 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 12.33 Venue . EACH PARTY HERETO HEREBY CONSENTS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED WITHIN THE STATE OF NEW YORK LOCATED IN THE CITY OF NEW YORK, BOROUGH OF MANHATTAN, AND IRREVOCABLY AGREES THAT, SUBJECT TO AGENT’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 PARTY HERETO 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. BORROWERS AGREE 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 DEEMED COMPLETE TEN (10) DAYS AFTER THE SAME HAS BEEN POSTED.

Section 12.34 Important Information Regarding Procedures for Requesting Credit . Each of the Agent and Lenders hereby notifies the Loan Parties that in order to help the government fight the funding of terrorism and money laundering activities, federal law requires all financial institutions to obtain, verify, and record information that identifies each individual or business that requests credit. Accordingly, in connection with the Loans or any other request for credit, Agent and the Lenders will ask for the business name, business address, Employer Identification Number, and other information which allows them to identify each Loan Party, and may ask for other identifying documents showing existence of each Loan Party.

Section 12.35 Method of Payment . All amounts payable under this Agreement and the other Loan Documents must be paid by Borrowers in accordance with Section 2.6(c) .

 

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Payments in the form of cash, money order, third party payment, cashier’s check, a check drawn on a foreign bank or non-bank financial institution, or any form of payment other than those provided in the preceding sentence will not be accepted.

Section 12.36 Non-Public Information; Confidentiality; Disclosure . Borrowers authorize Agent and each Lender to disclose information about Borrowers and any other Loan Party that Agent or such Lender may at any time possess to any Affiliate of a Lender or Agent, whether such information was supplied by Borrowers or otherwise obtained by Agent or the Lender; provided to the extent Agent or any Lender receives material non-public information hereunder concerning Borrowers, the other Loan Parties, and their Affiliates, Agent and each Lender agrees to use such information in compliance with all relevant policies, procedures and contractual obligations and applicable Requirements of Laws (including United States federal and state security laws and regulations).

Section 12.37 Post-Closing Obligations of Borrowers . Notwithstanding the fact that Borrowers have not satisfied certain of the conditions to the advance of the Additional Ten Project Loan proceeds as of the Restatement Date, Lenders have agreed to advance the proceeds of the Additional Ten Project Loan to Borrowers, subject to the satisfaction of the other conditions to funding contained herein and each of the requirements set forth in Schedule 12.37 attached hereto.

Section 12.38 Release and Waiver Regarding Special Audits . Borrowers and Lenders acknowledge that from time to time during the term of the Loan, one or more Lenders and/or Borrowers may request that GE Capital provide Borrowers and/or the Lenders (collectively, the “ Recipient ”) with certain internally generated reports (whether oral and/or written, the “ Reports ”), which Reports may include oral and/or written information, assessments, notes, memoranda and analyses prepared by employees of GE Capital for the limited purpose of preparing an audit of the progress one or more of the Projects has made with respect to a plan of correction (or similar remedial obligation of Borrowers or any Operating Tenant under any Healthcare Laws) that may be issued from time to time with respect to one or more Projects. With respect to any Reports that may be provided to the Recipient from time to time during the term of the Loan, Lenders and Borrowers hereby acknowledge and agree as follows: (a) the Reports may be prepared based on procedures that may not include all procedures deemed necessary for the Recipient’s own purposes; (b) GE Capital will not be able or willing to make any recommendations based on the Reports and GE Capital shall not in any way be deemed a consultant, agent or other representative to the Recipient in any manner; (c) the Recipient does not acquire any rights as a result of the disclosure of the Reports and its access thereto, and GE Capital assumes no duties or obligations in connection with, or as a result of, such access; (d) the Recipient is not entitled to rely on the Report; (e) the Recipient will not distribute or disclose the Reports or the information contained therein to any third party, except if compelled by legal process, and it will, to the extent permitted by applicable Law, indemnify and hold harmless GE Capital, together with its employees, officers, advisors and Affiliates from and against any and all claims, losses or expenses (including attorneys’ fees) arising as a result of GE Capital having disclosed the Reports to the Recipient; (f) the Recipient waives its right to recover from, and releases and discharges any legal action against, GE Capital with respect to any and all suits, actions, proceedings, investigations, demands, claims, liabilities, fines, penalties, liens, judgments, losses, injuries, damages, settlement expenses or costs of whatever kind or nature,

 

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whether direct or indirect, known or unknown, contingent or otherwise, including, without limitation, attorneys’ and experts’ fees and expenses, and investigation and remediation costs that may arise on account of or in any way be connected with the Report; and (g) and with respect to the Reports, GE Capital is not acting as an agent, fiduciary or representative for the Recipient, and the Recipient will (i) make its own independent investigation of the subject matter of the Reports and (ii) be solely responsible for its own review, assessments, conclusions and decisions with respect to the Loan, the Projects and the relevant Borrowers.

Section 12.39 Keepwell . Each Qualified ECP Guarantor hereby jointly and severally absolutely, unconditionally and irrevocably undertakes to provide such funds or other support as may be needed from time to time by each other Loan Party to honor all of its obligations under the Guaranty Agreement in respect of Swap Obligations under any Secured Hedge Agreement ( provided , however , that each Qualified ECP Guarantor shall only be liable under this Section 12.39 for the maximum amount of such liability that can be hereby incurred without rendering its obligations under this Section 12.39 , or otherwise under the Guaranty Agreement, voidable under applicable Requirements of Law relating to fraudulent conveyance or fraudulent transfer, and not for any greater amount). The obligations of each Qualified ECP Guarantor under this Section 12.39 shall remain in full force and effect until the guarantees in respect of Swap Obligations under each Secured Hedge Agreement have been discharged, or otherwise released or terminated in accordance with the terms of this Agreement. Each Qualified ECP Guarantor intends that this Section 12.39 constitute, and this Section 12.39 shall be deemed to constitute, a “keepwell, support, or other agreement” for the benefit of each other Loan Party for all purposes of Section 1a(18)(A)(v)(II) of the Commodity Exchange Act.

Section 12.40 California Waivers . EXCEPT AS OTHERWISE EXPRESSLY PERMITTED IN THE NOTES, 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 NOTES, 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 (I) ANY 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 LOANS EVIDENCED BY THE NOTES AT THE APPLICABLE 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

 

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INVESTOR WITH COMPETENT AND INDEPENDENT LEGAL COUNSEL, AND (4) EACH BORROWER FULLY UNDERSTANDS THE EFFECT OF THIS WAIVER AND AGREEMENT.

INITIALS OF                                          ON BEHALF OF EACH BORROWER:                     .

Section 12.41 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 non-judicial 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

 

- 105 -


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.

Section 12.42 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.]

 

- 106 -


EXECUTED as of the date first written above.

 

LENDERS :
GENERAL ELECTRIC CAPITAL CORPORATION , a Delaware corporation
By:  

/s/ Ellen Ross

Name:   Ellen Ross
Its:   Duly Authorized Signatory


GE CAPITAL BANK
By:  

/s/ Jeff Thomas

Name:   Jeff Thomas
Its:   Duly Authorized Signatory


BORROWERS :
CEDAR AVENUE HOLDINGS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President

ENSIGN HIGHLAND LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President


GRANADA INVESTMENTS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President

MEADOWBROOK HEALTH ASSOCIATES LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President


MOUNTAINVIEW COMMUNITYCARE LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President

PLAZA HEALTH HOLDINGS LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President


RILLITO HOLDINGS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President

SKY HOLDINGS AZ LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President


TERRACE HOLDINGS AZ LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President

VALLEY HEALTH HOLDINGS LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

/s/ Gregory K. Stapley

      Name:  

Gregory K. Stapley

      Title:  

President


AGENT:
GENERAL ELECTRIC CAPITAL CORPORATION , a Delaware corporation
By:  

/s/ Ellen Ross

Name:   Ellen Ross
Its:   Duly Authorized Signatory


EXHIBIT A

Borrowers

 

Borrower

  

Project Name

1.      Sky Holdings AZ LLC

   Desert Sky Health and Rehabilitation Center

2.      Terrace Holdings AZ LLC

   Desert Terrace Healthcare Center

3.      Ensign Highland LLC

   Camelback Post Acute Care and Rehabilitation (formerly known as Highland Manor)

4.      Valley Health Holdings LLC

   North Mountain Medical and Rehabilitation Center

5.      Plaza Health Holdings LLC

   Park Manor Rehabilitation Center

6.      Rillito Holdings LLC

   Catalina Post Acute Care and Rehabilitation

7.      Mountainview Communitycare LLC

   Park View Post Acute facility (formerly Park View Gardens)

8.      Meadowbrook Health Associates LLC

   Sabino Canyon Rehabilitation and Care Center

9.      Cedar Avenue Holdings LLC

   Upland Rehabilitation & Care Center

10.    Granada Investments LLC

   Camarillo Healthcare Center


EXHIBIT B-1

The Desert Sky Project

 

Borrower:    Sky Holdings AZ LLC
Name of Facility:    Desert Sky Health and Rehabilitation Center and Desert Sky Assisted Living
Address of Land:    5125 North 58th Avenue, Glendale, Arizona
Operating 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:   

THAT PORTION OF PROPERTY LYING WITHIN THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 17, TOWNSHIP 2 NORTH, RANGE 2 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT BRASS CAP FOUND AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 17;

THENCE NORTH ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER DISTANCE OF 560.00 FEET TO A POINT;

THENCE WEST 30.00 FEET TO POINT ON THE WEST RIGHT OF WAY LINE OF 57TH AVENUE AS DESCRIBED IN DEED RECORDED IN DOCKET 9963, PAGE 354, MARICOPA COUNTY RECORDS;

THENCE NORTH ALONG THE WEST RIGHT OF WAY LINE OF SAID 57TH AVENUE A DISTANCE OF 259.20 FEET NORTH 250.00 FEET RECORD TO 1/2 REBAR FOUND;

THENCE DEPARTING FROM LAST SAID RIGHT OF WAY LINE NORTH 89 DEGREES 56 MINUTES 31 SECONDS WEST A DISTANCE OF 129.23 FEET (WEST 129.28 FEET, RECORD) TO 1/2 INCH REBAR FOUND;

THENCE NORTH 00 DEGREES 04 MINUTES 33 MINUTES EAST A DISTANCE OF 34.01 FEET (NORTH 34.00 FEET, RECORD) TO 1/2 INCH REBAR FOUND;

THENCE NORTH 89 DEGREES 50 MINUTES 50 SECONDS WEST A DISTANCE OF 25.00 FEET (WEST 25.00 FEET, RECORD) TO A 1/2 INCH REBAR SET, SAID REBAR BEING THE TRUE POINT OF BEGINNING;


THENCE NORTH 89 DEGREES 50 MINUTES 50 SECONDS WEST A DISTANCE OF 233.02 FEET (WEST 233.00 FEET, RECORD) TO A COTTON PICKER SPINDLE FOUND;

THENCE SOUTH 00 DEGREES 00 MINUTES 15 SECONDS WEST A DISTANCE OF 26.00 FEET (SOUTH 26.00 FEET, RECORD) TO A 1/2 INCH REBAR FOUND;

THENCE NORTH 89 DEGREES 49 MINUTES 55 SECONDS WEST A DISTANCE OF 183.01 FEET (WEST 182.98 FEET, RECORD) TO 1/2 INCH REBAR FOUND, SAID REBAR ON THE EASTERLY RIGHT OF WAY LINE OF 58TH AVENUE AS DESCRIBED IN SAID DEED RECORDED IN DOCKET 9963, PAGE 354;

THENCE NORTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF SAID 58TH AVENUE NORTH 00 DEGREES 00 MINUTES 24 SECONDS EAST A DISTANCE OF 442.85 FEET (NORTH 442.97 FEET, RECORD) TO 1/2 INCH REBAR SET;

THENCE NORTH 45 DEGREES 03 MINUTES 28 SECONDS EAST A DISTANCE OF 28.26 FEET (NORTH 45 DEGREES 03 MINUTES 11 SECONDS EAST 28.28 FEET RECORD) TO A 1/2 INCH REBAR SET, SAID REBAR BEING ON THE SOUTHERLY RIGHT OF WAY LINE OF COLTER AVENUE AS DESCRIBED IN LAST SAID DEED;

THENCE EASTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF SAID COLTER AVENUE SOUTH 89 DEGREES 53 MINUTES 27 SECONDS EAST A DISTANCE OF 530.16 FEET (EAST 530.26 FEET, RECORD) TO 1/2 INCH REBAR SET;

THENCE SOUTH 44 DEGREES 58 MINUTES 44 SECONDS EAST DISTANCE OF 28.31 FEET (SOUTH 44 DEGREES 56 MINUTES 49 SECONDS EAST 28.28 FEET, RECORD) TO A 1/2 INCH REBAR SET, SAID REBAR BEING ON SAID WEST RIGHT OF WAY LINE OF 57TH AVENUE;

THENCE SOUTH ALONG SAID RIGHT OF WAY LINE OF 57TH AVENUE, A DISTANCE OF 223.64 FEET (SOUTH 223.69 FEET, RECORD) TO 1/2 INCH REBAR SET;

THENCE DEPARTING FROM LAST SAID RIGHT OF WAY NORTH 89 DEGREES 55 MINUTES 17 SECONDS WEST DISTANCE OF 154.28 FEET (WEST 154.28 FEET, RECORD) TO 1/2 INCH REBAR SET;

THENCE SOUTH 00 DEGREES 01 MINUTES 40 SECONDS EAST A DISTANCE OF 193.50 FEET (SOUTH 193.50 FEET, RECORD) TO THE TRUE POINT OF BEGINNING.


EXHIBIT B-2

The Desert Terrace Project

 

Borrower:    Terrace Holdings AZ LLC
Name of Facility:    Desert Terrace Healthcare Center
Address of Land:    2509 North 24th Street, Phoenix, Arizona
Operating Tenant:    24th Street Healthcare Associates LLC
Number of Licensed Beds/Units:    108 beds
Number of Parking Spaces:    51
Legal Description of Land:   

PARCEL 1:

THE NORTH 25 FEET OF THE FOLLOWING DESCRIBED PROPERTY:

BEGINNING AT THE WEST QUARTER CORNER OF SECTION 35, TOWNSHIP 2 NORTH, RANGE 3 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA;

THENCE NORTH 660.55 FEET TO POINT IN THE CENTER LINE OF SHERIDAN STREET;

THENCE EAST ALONG THE CENTER LINE OF SHERIDAN STREET 329.91 FEET TO THE TRUE POINT OF BEGINNING;

THENCE NORTH 180 FEET;

THENCE EAST 125 FEET;

THENCE SOUTH 180 FEET;

THENCE WEST 125 FEET TO THE TRUE POINT OF BEGINNING.

PARCEL 2:

THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 2 NORTH, RANGE 3 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:

BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 35 AND RUNNING THENCE NORTH 660.55 FEET TO A POINT IN THE CENTER LINE OF SHERIDAN STREET;


THENCE EAST ALONG THE CENTER LINE OF SHERIDAN STREET 329.9l FEET;

THENCE NORTH 180 FEET TO POINT BEING THE TRUE POINT OF BEGINNING;

THENCE NORTH 150.85 FEET TO THE CENTER LINE OF YALE STREET;

THENCE EAST ALONG THE CENTER LINE OF YALE STREET 33.96 FEET TO A POINT ON THE SOUTHWESTERLY RIGHT OF WAY LINE OF THE GRAND CANAL;

THENCE SOUTHEASTERLY ALONG SAID RIGHT OF WAY LINE TO A POINT ON THE SAID SOUTHWESTERLY RIGHT OF WAY LINE OF THE GRAND CANAL WHICH IS DIRECTLY NORTH OF THAT POINT WHICH IS 125 FEET EAST OF THE TRUE POINT OF BEGINNING; (SAID POINT ON THE SAID SOUTHWESTERLY RIGHT OF WAY LINE OF THE GRAND CANAL BEING 42 FEET, MORE OR LESS, NORTH OF THAT POINT WHICH IS 125 FEET EAST OF THE TRUE POINT OF BEGINNING);

THENCE SOUTH 42 FEET MORE OR LESS, TO A POINT WHICH IS 125 FEET EAST OF THE TRUE POINT OF BEGINNING;

THENCE WEST TO THE TRUE POINT OF BEGINNING.

EXCEPT THE NORTH 30 FEET THEREOF, LYING IN YALE STREET.

PARCEL 3:

THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 2 NORTH, RANGE 3 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:

BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION;

RUNNING THENCE NORTH 0 DEGREES 0 MINUTES 30 SECONDS EAST ALONG THE WEST LINE OF SAID SECTION, A DISTANCE OF 660.55 FEET TO THE TRUE POINT OF BEGINNING;

THENCE EAST 329.91 FEET TO A POINT;

THENCE NORTH 0 DEGREES 0 MINUTES 30 SECONDS EAST 330.85 FEET;

THENCE WEST 329.91 FEET TO THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION;

THENCE SOUTH 0 DEGREES 0 MINUTES 30 SECONDS WEST ALONG THE WEST LINE OF SAID SECTION 330.85 FEET TO THE POINT OF BEGINNING;


EXCEPT THE SOUTH 130 FEET;

EXCEPT THE WEST 40 FEET, LYING IN 24TH STREET; AND

EXCEPT THE NORTH 30 FEET, LYING IN YALE STREET; AND

EXCEPT ANY PORTION OF THE FOLLOWING DESCRIBED PARCEL WHICH MAY LIE IN THE AFORESAID PARCELS 2 AND 3 AND AS QUIT CLAIMED TO THE CITY OF PHOENIX IN DEED RECORDED IN DOCKET 7231, PAGE 31, RECORDS OF MARICOPA COUNTY RECORDER;

THAT PART OF A CIRCULAR PARCEL OF LAND IN SAID NORTHWEST QUARTER OF SECTION 35, TOWNSHIP 2 NORTH, RANGE 3 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, SAID PARCEL HAVING A RADIUS OF 37 FEET, THE CENTER OF WHICH IS A POINT ON THE NORTH LINE OF THE SOUTH 991.40 FEET OF SAID NORTHWEST QUARTER WHICH BEARS WESTERLY A DISTANCE OF 37 FEET FROM THE INTERSECTION OF SAID NORTH LINE WITH A LINE WHICH IS PARALLEL WITH AND 5 FEET SOUTHWESTERLY FROM, AS MEASURED AT RIGHT ANGLES, TO THE SOUTHWESTERLY RIGHT OF WAY LINE OF THE GRAND CANAL (AS SAID RIGHT OF WAY LINE IS LOCATED BY PARCEL NO. 2 IN THE INSTRUMENT RECORDED DECEMBER 13, 1967, IN DOCKET 6877, PAGE 327, RECORDS OF MARICOPA COUNTY RECORDER), LYING WITHIN THE PARCEL OF LAND AS FOLLOWS:

THE SOUTH 961.40 FEET OF THE NORTHWEST QUARTER OF SAID SECTION 35.


EXHIBIT B-3

The Camelback Project

 

Borrower:    Ensign Highland LLC
Name of Facility:    Camelback Post Acute Care and Rehabilitation (formerly known as Highland Manor)
Address of Land:    4635 North 14th Street, Phoenix, Arizona
Operating Tenant:    Highland Healthcare LLC
Number of Licensed Beds/Units:    107 beds
Number of Parking Spaces:    32
Legal Description of Land:   

THE WEST HALF OF LOT 18, LINCOLN PLACE, SUBDIVISION RECORDED IN BOOK 3 OF MAPS PAGE 65, RECORDS OF MARICOPA COUNTY, ARIZONA;

EXCEPT THE SOUTH HALF THEREOF; AND

EXCEPT THE EAST 126 FEET OF THE NORTH HALF OF THE WEST HALF OF SAID LOT 18; AND

EXCEPT THE WEST 30 FEET OF SAID WEST HALF OF LOT 18.


EXHIBIT B-4

The NMMRC Project

 

Borrower:    Valley Health Holdings LLC
Name of Facility:    North Mountain Medical and Rehabilitation Center
Address of Land:    9155 N. 3rd Street, Phoenix, Arizona
Operating Tenant:    Radiant Hills Health Associates LLC
Number of Licensed Beds/Units:    155
Number of Parking Spaces:    101
Legal Description of Land:   

PARCEL NO. 1:

THAT PART OF GLOBA REPLAT, ACCORDING TO BOOK 303 OF MAPS, PAGE 48, RECORDS OF MARICOPA COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT THE NORTHWEST CORNER OF SAID GLOBA REPLAT;

THENCE SOUTH 00 DEGREES 02 MINUTES 01 SECONDS WEST ALONG THE WEST LINE OF SAID GLOBA REPLAT, 41.69 FEET;

THENCE SOUTH 89 DEGREES 57 MINUTES 59 SECONDS EAST, 30.00 FEET TO POINT OF TANGENCY;

THENCE SOUTH 00 DEGREES 02 MINUTES 01 SECONDS WEST, 426.21 FEET TO THE TRUE POINT OF BEGINNING;

THENCE NORTH 89 DEGREES 23 MINUTES 02 SECONDS EAST, 259.74 FEET TO A POINT ON A NON-TANGENT CURVE WHOSE RADIUS POINT LIES SOUTH 73 DEGREES 22 MINUTES 57 SECONDS EAST, 45.00 FEET;

THENCE SOUTHEASTERLY 57.22 FEET ALONG THE ARC OF A 45.00 FOOT RADIUS CURVE WHICH HAS A CENTRAL ANGLE OF 72 DEGREES 51 MINUTES 00 SECONDS TO A POINT OF NON-TANGENCY;

THENCE SOUTH 00 DEGREES 01 MINUTES 28 SECONDS WEST, 11.49 FEET;

THENCE SOUTH 89 DEGREES 23 MINUTES 02 SECONDS WEST, 5.00 FEET;


THENCE SOUTH 00 DEGREES 02 MINUTES 40 SECONDS WEST, 43.91 FEET;

THENCE NORTH 89 DEGREES 57 MINUTES 21 SECONDS WEST, 8.29 FEET;

THENCE SOUTH 00 DEGREES 37 MINUTES 03 SECONDS EAST, 17.57 FEET;

THENCE SOUTH 89 DEGREES 57 MINUTES 21 SECONDS EAST, 10.00 FEET;

THENCE SOUTH 00 DEGREES 37 MINUTES 03 SECONDS EAST, 31.30 FEET;

THENCE NORTH 89 DEGREES 28 MINUTES 34 SECONDS EAST, 12.53 FEET;

THENCE SOUTH 00 DEGREES 31 MINUTES 02 SECONDS EAST, 56.75 FEET;

THENCE SOUTH 45 DEGREES 35 MINUTES 10 SECONDS EAST, 101.33 FEET;

THENCE SOUTH 00 DEGREES 04 MINUTES 11 SECONDS WEST, 48.93 FEET;

THENCE SOUTH 89 DEGREES 24 MINUTES 49 SECONDS WEST, 300.07 FEET;

THENCE NORTH 00 DEGREES 06 MINUTES 16 SECONDS EAST, 97.93 FEET;

THENCE SOUTH 89 DEGREES 24 MINUTES 16 SECONDS WEST, 60.66 FEET;

THENCE NORTH 00 DEGREES 02 MINUTES 01 SECONDS EAST, 234.05 FEET TO THE POINT OF BEGINNING.

PARCEL NO. 2:

EASEMENT RIGHTS CONTAINED IN THAT CERTAIN DECLARATION OF MUTUAL COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS, AND REVOCATION OF PRIOR EASEMENTS RIGHTS RECORDED IN THE OFFICIAL RECORDS OF MARICOPA COUNTY, ARIZONA RECORDER OF AUGUST 4, 2004 AS INSTRUMENT NO. 2004-0905986.


EXHIBIT B-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
Operating Tenant:    Manor Park Healthcare LLC
Number of Licensed Beds/Units:    79
Legal Description of Land:   

The land referred to herein is situated in the State of Washington, County of Walla Walla and is described as follows:

PARCEL A:

Beginning at point In the East line of Section 31 in Township 7 North, Range 36 East of the Willamette Meridian, which point is 600 feet South, measured along said East line from the Northeast corner of said Section; and running thence due West 360 feet; thence South 160 feet; thence East 380 Feet more or less to a point in the East line of said Section; thence North, along said East line, 160 feet more or less to THE POINT OF BEGINNING.

EXCEPTING THEREFROM, the county Road known as Plaza Way along the East side of said premises.

PARCEL B:

Beginning at a point in the East line of Section 31 In Township 7 North, of Range 36 East of the Willamette Meridian, which point is 600 feet South, measured along said East from the Northeast corner of said Section; thence due West 360 feet to THE TRUE POINT OF BEGINNING of the property herein described. From said TRUE POINT OF BEGINNING continue due West 240 feet; thence South 160 feet; thence East 240 feet; then North 160 feet to THE TRUE POINT OF BEGINNING.

PARCEL C:

Beginning at the point of intersection of the East line of Section 31 in Township 7 North, Range 36 East of the Willamette Meridian, with the North line of THE VILLAGE, a Planned Unit Development, according to the Official Plat thereof recorded in Volume H of Plats at Page 2, records of Walla Walla County; then West along the North line of THE VILLAGE, a distance of 600 feet to THE TRUE POINT OF BEGINNING; thence continue West 136 feet to the center line of Fairway Drive; thence North along the center line of Fairway Drive as extended, a distance of 160 feet; thence due East 136 feet more or less to a point due North of the said TRUE POINT OF BEGINNING; thence South 160 feet to the said TRUE POINT OF BEGINNING.


Situated in the City and County of Walla Walla, State of Washington.

PARCEL D:

Lots 1 through 4 of THE VILLAGE, according to the Official Plat thereof recorded in Volume H of Plats at Page 2, records of Walla Walla County.

Parcels A through D also described in Alta Survey as Metes and Bounds as follows:

Parcel of land located within the Northeast one-quarter of Section 31, Township 7 North Range 36 East of the Willamette Meridian, Walla Walla County, Washington. Said parcel is more particularly described as:

Commencing at the centerline right of way intersection of Plaza Way and Village Way, marked by a 3  1 2 ” brass cap in a monument box; thence South 88° 51’ 10” West, along said centerline of Village Way, a distance of 29.82 feet; thence North 01° 08’ 50” West, a distance of 25.00 feet, to the North right of way line of said Village way and the Southeast corner of Lot 1 of the Village Planned Unit Development, filed for record March 23, 1970 in Volume H, Page 2, Walla Walla County Records, THE TRUE POINT OF BEGINNING for this description; thence South 88° 51’ 10” West, a distance of 295.70 feet, along said North right of way line to the Southwest corner of said Lot 4 of said The Village; thence North 01° 03’ 20” West, along the West line of said Lot 4, a distance of 120.65 feet to the Northwest corner of said Lot 4; thence South 88° 05’ 18” West, along the North line of said The Village, a distance of 384.14 feet to the Northwest corner of Lot 9 of said The Village; thence South 87° 28’ 03” West, along the North right of way line of Fairway Drive, a distance of 24.95 feet to the centerline of said Fairway Drive; thence North 01° 03’ 48” West, leaving said right of way of Fairway Drive, a distance of 159.76 feet; thence North 88° 06’ 13” East, a distance of 139.66 feet to a Southeast corner of Lot 2 of Volume 4 of Short Plats, Page 162, filed for record, December 22 nd , 2004, Walla Walla County records, thence North 00° 58’ 47” West, a distance of 3.78 feet to the South line of a public alley described in Quit Claim Deed Volume 290, Page 486, Auditor’s File 415334, Walla Walla County records; thence North 88° 25’ 42” East, along said South line, a distance of 566.70 feet to the West right of way line of said Plaza Way; thence South 00° 44’ 29” East, along said West right of way line 284.49 feet to THE POINT OF BEGINNING of this description.

Situated in the City and County of Walla Walla, state of Washington.

EXCEPTING THEREFROM, the following described tract to wit:

All that certain real property situated in the City of Walla Walla, County of Walla Walla, State of Washington, being described as follows:

A portion of the Northeast Quarter of the Northeast Quarter of Section 31, Township 7 North, Range 36 East of the Willamette Meridian, and being more particularly described as follows: Beginning at the Northeast corner of Section 31, Township 7 North, Range 36 East of the Willamette Meridian; thence along the East line of the Northeast Quarter of said Section 31,


South 01°03’26” East 760.26 feet to the Easterly prolongation of the North line of the Village Planned Unit Development, recorded in Volume H of the Walla Walla County Book of Plats, at Page 2; thence along said North line, and Easterly prolongation thereof, South 88°05’31” West 600.07 feet; thence North 01°03’24” West 160.00 feet; thence South 88°05’31” West 39.66 feet to THE TRUE POINT OF BEGINNING of this description; thence continuing South 88°05’31” West 100.01 feet; thence South 01°03’07” East 160.00 feet to the said North line of the Village Planned Unit Development; thence along said North line, North 88°05’31” East 100.01 feet; thence North 01°03’07” West 160.00 feet to the said TRUE POINT OF BEGINNING for this description


EXHIBIT B-6

The Catalina Project

 

Borrower:    Rillito Holdings LLC
Name of Facility:    Catalina Post Acute Care and Rehabilitation
Address of Land:    2611 N. Warren Avenue, Tucson, Arizona
Operating Tenant:    Presidio Health Associates LLC
Number of Licensed Beds/Units:    102
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.”


EXHIBIT B-7

The Park View Project

 

Borrower:    Mountainview Communitycare LLC
Name of Facility:    Park View Post Acute facility (formerly Park View Gardens)
Address of Land:    3751 Montgomery Drive, Santa Rosa, California
Operating Tenant:    Ensign Montgomery LLC
Number of Licensed Beds/Units:    116
Legal Description of Land:   

THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SONOMA, CITY OF SANTA ROSA AND IS DESCRIBED AS FOLLOWS:

PARCEL ONE:

BEING PORTION OF THE LANDS CONVEYED TO WALTER B. RATHKE, ET UX, BY DEED DATED JUNE 23, 1966 AND RECORDED JUNE 30, 1966 IN BOOK 2218, PAGE 168, OFFICIAL RECORDS, SONOMA COUNTY, AS RECORDER’S SERIAL NO. K-3705, AND LYING WITHIN A PORTION OF LOT 35 AS SHOWN ON THE MAP ENTITLED “MCDONALD RANCH SUBDIVISION”, FILED IN THE OFFICE OF THE COUNTY RECORDER, COUNTY OF SONOMA, CALIFORNIA ON OCTOBER 11, 1912 IN BOOK 29 OF MAPS, PAGE 5, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT THE MOST NORTHERLY CORNER OF THE ABOVE MENTIONED LANDS OF RATHKE; THENCE SOUTH 34° 18’ 30” EAST ALONG THE NORTHEASTERLY LINE OF THE SAID RATHKE LANDS 215.00 FEET TO A 1/2 INCH IRON PIPE; THENCE SOUTH 2° 56’ 10” EAST CONTINUING ALONG SAID NORTHEASTERLY LINE 96.04 FEET TO A 1/2 INCH PIPE; THENCE SOUTH 55° 41’ 30” WEST CONTINUING ALONG SAID NORTHEASTERLY LINE 75.92 FEET TO THE TRUE POINT OF BEGINNING OF THE HEREIN DESCRIBED PROPERTY; THENCE RETURNING ALONG SAID NORTHEASTERLY LINE THE FOLLOWING COURSES AND DISTANCES; NORTH 55° 41’ 30” EAST 75.92 FEET; THENCE NORTH 2° 56’ 10” WEST, 96.04 FEET; THENCE NORTH 34° 18’ 30” WEST 215 FEET TO AN IRON PIPE; THENCE SOUTH 55° 41’ 30” WEST ALONG THE NORTHWESTERLY LINE OF THE SAID RATHKE LANDS 205.00 FEET; THENCE CONTINUING ALONG SAID NORTHWESTERLY LINE SOUTH 34° 18’ 30” EAST 7.32 FEET; THENCE CONTINUING ALONG SAID NORTHWESTERLY LINE SOUTH 50° 10’ WEST 136.08 FEET TO THE SOUTHWESTERLY LINE OF THE ABOVE MENTIONED LOT 35; THENCE SOUTH 37° 18’ EAST ALONG THE SAID SOUTHWESTERLY LINE OF LOT 35 TO POINT WHICH BEARS NORTH 37° 18’ WEST 363.71 FEET FROM THE MOST SOUTHEASTERLY


CORNER OF THE LANDS CONVEYED TO IRENE SPALLETA BY INSTRUMENT RECORDED IN BOOK 781, PAGE 316, OFFICIAL RECORDS, SONOMA COUNTY, AND AS SHOWN ON THE RECORD OF SURVEY RECORDED IN BOOK 60 OF MAPS, PAGE 41, SONOMA COUNTY RECORDS; THENCE NORTH 52° 42’ EAST 65.40 FEET; THENCE NORTHEASTERLY IN A STRAIGHT LINE TO THE POINT OF BEGINNING.

ALSO BEING PARCEL A AS SHOWN ON THAT CERTAIN CITY OF SANTA ROSA PARCEL MAP NO. 4, MARCH 27, 1968 IN BOOK 109 OF MAPS AT PAGE 6, SONOMA COUNTY RECORDS.

PARCEL TWO:

BEGINNING AT AN EXISTING IRON PIPE MARKING THE INTERSECTION OF THE COURSES NORTH 55° 41’ 30” EAST 155.00 FEET AND NORTH 2° 56’ 10” WEST 96.04 FEET AS DESCRIBED IN PARCEL ONE OF THE DEED CONVEYED BY M.C.B.H. INC. TO WALTER B. RATHKE, ET UX, BY DEED RECORDED JUNE 30, 1966 IN BOOK 2218 OFFICIAL RECORDS, PAGE 168, SONOMA COUNTY RECORDS; RUNNING THENCE FROM SAID POINT OF BEGINNING SOUTH 34° 18’ 30” EAST 24 FEET; THENCE SOUTH 55° 41’ 30” WEST 74.61 FEET TO A POINT IN THE NORTHEASTERLY LINE OF PARCEL TWO; AS CONVEYED TO RATHKE DESCRIBED HEREINABOVE; RUNNING THENCE ALONG SAID LINE NORTH 37° 18’ WEST 24.03 FEET TO A POINT IN THE SOUTHEASTERLY LINE OF PARCEL ONE AS DESCRIBED HEREINABOVE; RUNNING THENCE ALONG SAID LINE NORTH 55° 41’ 30” EAST 75.92 FEET TO THE POINT OF BEGINNING

PARCEL THREE:

BEGINNING AT A POINT WHICH BEARS SOUTH 55° 41’ 30” WEST 75.92 FEET FROM AN EXISTING IRON PIPE MARKING THE INTERSECTION OF THE COURSES NORTH 55° 41’ 30” EAST 155.00 FEET AND NORTH 2° 56’ 10” WEST 96.04 FEET AS DESCRIBED IN PARCEL ONE OF THE DEED CONVEYED BY M.C.B.H. INC. TO WALTER B. RATHKE, ET UX, BY DEED RECORDED JUNE 30, 1966 IN BOOK 2218 OFFICIAL RECORDS AT PAGE 168 SONOMA COUNTY RECORDS; RUNNING THENCE FROM SAID POINT OF BEGINNING SOUTH 52° 51’ WEST ALONG THE SOUTHEASTERLY LINE OF THE LANDS CONVEYED TO EMIL DAMIA BY DEED RECORDED DECEMBER 22, 1967 IN BOOK 2306, PAGE 442, OFFICIAL RECORDS, SONOMA COUNTY, 97.32 FEET TO POINT IN THE NORTHEASTERLY LINE OF A 30 FOOT ROAD AND UTILITIES RIGHT OF WAY AS DESCRIBED IN THE DEED FROM M.C.B.H. INC. TO HINKLE ENTERPRISES, INC. BY DEED RECORDED SEPTEMBER 29, 1965 IN BOOK 2158 OFFICIAL RECORDS, PAGE 927, SONOMA COUNTY; RUNNING THENCE ALONG SAID RIGHT OF WAY LINE SOUTH 37° 18’ EAST 24 FEET; THENCE LEAVING SAID LINE NORTH 52° 51’ EAST 96.66 FEET AND NORTH 55° 41’ 30” EAST 0.65 FEET TO A POINT IN THE NORTHEASTERLY LINE OF PARCEL TWO AS CONVEYED TO RATHKE AS DESCRIBED HEREINABOVE; RUNNING THENCE ALONG SAID LINE NORTH 37° 18’ WEST 24.03 FEET TO THE POINT OF BEGINNING.


PARCEL FOUR

A NON-EXCLUSIVE EASEMENT FOR ROAD, UTILITY AND INCIDENTAL PURPOSES OVER, UNDER AND ACROSS STRIP OF LAND 30 FEET IN WIDTH FOR THE BENEFIT OF AND AS APPURTENANT TO PARCEL ONE ABOVE, WHICH EASEMENT SHALL INSURE TO THE BENEFIT OF AND MAY BE USED, WITHOUT LIMITATION BY ALL PERSONS WHO MAY BECOME THE OWNERS OF PARCEL ONE, OR ANY PART OR PORTIONS, THEREOF, SAID 30 FOOT STRIP BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT THE MOST SOUTHERLY CORNER OF PARCEL ONE ABOVE, THENCE NORTH 52° 42’ EAST 66.40 FEET TO THE TRUE POINT OF BEGINNING OF THE HEREIN DESCRIBED STRIP; THENCE SOUTH 37° 18’ EAST 355.71 FEET TO THE NORTHWESTERLY LINE OF THAT PARCEL OF LAND CONVEYED TO THE CITY OF SANTA ROSA BY DEED DATED NOVEMBER 14, 1961 AND RECORDED NOVEMBER 21, 1961 IN BOOK 1858, PAGE 125, OFFICIAL RECORDS SONOMA COUNTY, AS RECORDER’S SERIAL NO. G-71984; THENCE NORTHEASTERLY ALONG SAID NORTHWESTERLY LINE OF THE CITY PARCEL 30 FEET; THENCE NORTH 37° 18’ WEST TO THE SOUTHEASTERLY LINE OF PARCEL ONE ABOVE; THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY LINE OF PARCEL ONE TO THE POINT OF BEGINNING.

ALSO DESCRIBED AS:

BEING A PORTION OF THE LANDS CONVEYED TO WALTER B. RATHKE, ET UX, BY DEED DATED JUNE 23, 1966 AND RECORDED JUNE 30, 1966 IN BOOK 2218, PAGE 168, OFFICIAL RECORDS, SONOMA COUNTY, AS RECORDER’S SERIAL NO. K-3705, AND LYING WITHIN PORTION OF LOT 35 AS SHOWN ON THE MAP ENTITLED MCDONALD RANCH SUBDIVISION, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SONOMA COUNTY, CALIFORNIA ON OCTOBER 11, 1912, IN BOOK 29 OF MAPS, PAGE 5, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT THE MOST NORTHERLY CORNER OF THE ABOVE MENTIONED LANDS OF RATHKE; THENCE, ALONG THE NORTHWESTERLY LINE OF SAID LANDS OF RATHKE SOUTH 55° 41’ 30” WEST 45.00 FEET TO 3/4 INCH IRON PIPE SET; TAGGED LS 4760; THENCE CONTINUING ALONG SAID NORTHWESTERLY LINE, SOUTH 55° 41’ 30” WEST 160.00 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE SOUTH 34° 18’ 30” EAST 6.39 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE CONTINUING ALONG SAID NORTHWESTERLY LINE, SOUTH 51° 00’ 00” WEST 128.96 FEET TO A NAIL AND BRASS WASHER SET, TAGGED LS 4760; THENCE, ALONG THE SOUTHWESTERLY LINE OF SAID LOT 35 SOUTH, 37° 18’ 00” EAST 290.17 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE, LEAVING SAID SOUTHWESTERLY LINE, NORTH 52° 42’ 00” EAST 65.40 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE NORTH 52° 51’ 00” EAST, 30.00


FEET TO A NAIL AND BRASS WASHER SET, TAGGED LS 4760; THENCE SOUTH 37° 18’ 00” EAST 24.00 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE NORTH 52° 51’ 00” EAST 96.66 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE NORTH 55° 41’ 30” EAST 75.32 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE NORTH 34° 18’ 30” WEST 24.00 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE, NORTH 2° 56’ 10” WEST 96.04 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE, NORTH 34° 18’ 30” WEST 170.00 FEET TO A 3/4 INCH IRON PIPE SET, TAGGED LS 4760; THENCE, CONTINUING NORTH 34° 18’ 30” WEST 45.00 FEET TO THE POINT OF BEGINNING OF THE HEREINABOVE DESCRIBED PARCEL OF LAND.

APN 013-024-020


EXHIBIT B-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
Operating Tenant:    Ensign Sabino LLC
Number of Licensed Beds/Units:    112
Legal Description of Land:   

Lots 7, 8 and 9 in Block 16 of Mountain View Acre Farms, a subdivision of Pima County, Arizona, according to the map or plat of record in the office of the County Recorder, recorded in Book 4 of Maps and Plats at page 22, records of Pima County, Arizona:

EXCEPT the South 12 feet of Lots 7, 8 and 9;

AND EXCEPT the North 10 feet of Lot 7;

AND EXCEPT the North 15 feet of Lots 8 and 9;

AND FURTHER EXCEPT that portion conveyed to the City of Tucson, a municipal corporation by Deed recorded in Docket 8624 at page 735.


EXHIBIT B-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
Operating Tenant:    Upland Community Care, Inc.
Number of Licensed Beds/Units:    206
Legal Description of Land:   

PARCEL NO. 1:

ALL THAT PORTION OF LOTS 573 AND 574, ACCORDING TO THE MAP OF ONTARIO, IN THE CITY OF UPLAND, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 11 PAGE 6 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

COMMENCING AT A POINT ON THE SOUTH LINE OF SAID LOT 573, WHICH IS 383.00 FEET EAST OF THE CENTER LINE OF ELEVENTH AVENUE, 66.00 FEET WIDE, AS SHOWN ON MAP OF RECORD OF SURVEY, RECORDED IN BOOK 17 PAGE 14 OF RECORDS OF SURVEY, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;

THENCE NORTH 00° 01’ 40” WEST 11.00 FEET TO THE TRUE POINT OF BEGINNING;

THENCE CONTINUING NORTH 00° 01’ 40” WEST, 382.99 FEET TO A LINE WHICH IS PARALLEL WITH AND 233.00 FEET SOUTHEASTERLY MEASURED AT RIGHT ANGLES, TO THE CENTER LINE OF SAN BERNARDINO ROAD, AS SHOWN ON SAID MAP OF RECORD OF SURVEY;

THENCE NORTH 61° 57’ 07” EAST, 208.25 FEET (NORTH IS 61° 57’ 15” EAST, AS PER SAID RECORD OF SURVEY) ALONG SAID PARALLEL LINE TO ITS INTERSECTION WITH A LINE WHICH IS PARALLEL WITH AND 55.00 FEET SOUTHWESTERLY, MEASURED AT RIGHT ANGLES, OF THE CENTER LINE OF THE LAND DESCRIBED, IN THE EASEMENT DEED TO THE SAN BERNARDINO COUNTY FLOOD CONTROL DISTRICT, RECORDED APRIL 2, 1953 IN BOOK 3140 PAGE 71 OF OFFICIAL RECORDS;

THENCE SOUTH 26° 30’ 43” EAST ALONG SAID PARALLEL LINE TO ITS INTERSECTION WITH A LINE WHICH IS PARALLEL WITH AND 191.00 FEET NORTH OF THE SOUTH LINE OF SAID LOT 574;


THENCE WEST ALONG SAID LAST MENTIONED PARALLEL LINE TO A LINE WHICH IS PARALLEL WITH AND 433.00 FEET EAST OF SAID CENTER LINE OF ELEVENTH AVENUE;

THENCE SOUTH 180.00 FEET ALONG SAID LAST MENTIONED PARALLEL LINE;

THENCE WEST 50.00 FEET TO THE TRUE POINT OF BEGINNING.

PARCEL NO. 2

THAT PORTION OF LOTS 573 AND 574, ACCORDING TO MAP OF ONTARIO, IN THE CITY OF UPLAND, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 11 PAGE 6, OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

COMMENCING AT A POINT ON THE SOUTH LINE OF SAID LOT 573, WHICH IS 433.00 FEET EAST OF THE CENTER LINE OF ELEVENTH AVENUE, 66.00 FEET WIDE, AS SHOWN ON THE MAP OF RECORD OF SURVEY, RECORDED IN BOOK 17 PAGE 14 OF RECORD OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;

THENCE NORTH 00° 01’ 40” WEST 11.00 FEET TO THE TRUE POINT OF BEGINNING;

THENCE FROM SAID TRUE POINT OF BEGINNING, CONTINUING NORTH 00° 01’ 40” WEST 180.00 FEET PARALLEL WITH SAID CENTER LIKE OF ELEVENTH AVENUE;

THENCE EAST 283.71 FEET PARALLEL WITH THE SOUTH LINE OF SAID LOTS 573 AND 574 TO A LINE WHICH IS PARALLEL WITH AND 55.00 FEET, SOUTHWESTERLY, MEASURED AT RIGHT ANGLES, OF THE CENTER LINE OF THE PARCEL OF LAND DESCRIBED IN THE EASEMENT DEED TO THE SAN BERNARDINO COUNTY FLOOD CONTROL DISTRICT, RECORDED APRIL 2, 1953 IN BOOK 3140 PAGE 71 OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;

THENCE SOUTH 26° 30’ 43” EAST 201.15 FEET ALONG SAID PARALLEL LINE TO ITS INTERSECTION WITH A LINE THAT IS PARALLEL WITH AND 11.00 FEET NORTHERLY, MEASURED AT RIGHT ANGLES, OF THE SOUTH LINE OF SAID LOTS 573 AND 574;

THENCE WEST 373.50 FEET ALONG SAID PARALLEL LINE TO THE TRUE POINT OF BEGINNING.


EXHIBIT B-10

The Camarillo Project

 

Borrower:    Granada Investments LLC
Name of Facility:    Camarillo Healthcare Center
Address of Land:    205 Granada Street, Camarillo, California
Operating Tenant:    Camarillo Community Care, Inc.
Number of Licensed Beds/Units:    114
Legal Description of Land:   

THAT PORTION OF LOT 5 OF SUBDIVISION 61 OF THE RANCHO EL RIO DE SANTA CLARA O’LA COLONIA AS SHOWN ON A MAP RECORDED IN BOOK 3, PAGE 12 OF MAPS, IN THE OFFICE OF THE RECORDER OF VENTURA COUNTY DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT IN THE WESTERLY LINE OF TRACT NO. 1120, AS SHOWN ON A MAP RECORDED IN BOOK 28, PAGE 5 OF MAPS. IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DISTANT ALONG-SAID WESTERLY LINE NORTH 0° 04’ 04” EAST 234.00 FEET FROM THE NORTHWEST CORNER OF LOT 92 OF SAID TRACT NO. 1120. THENCE ALONG SAID WESTERLY LINE.

1 ST : NORTH 0° 04’ EAST 239.00 FEET; THENCE AT RIGHT ANGLES.

2 ND : NORTH 89° 55’ 56” WEST 300.00 FEET; THENCE AT RIGHT ANGLES.

3 RD : SOUTH 0° 04’ 04” WEST 239.00 FEET TO A LINE WHICH BEARS NORTH 89° 55’ 56” WEST MEASURED AT RIGHT ANGLES TO THE WESTERLY LINE OF SAID TRACT NO. 1120 FROM SAID POINT OF BEGINNING: THENCE ALONG SAID LINE.

4 TH : SOUTH 89° 55’ 56” EAST 300.00 FEET TO THE POINT OF BEGINNING,

EXCEPT A ONE-THIRD INTEREST IN OIL AND MINERAL RIGHTS AS RESERVED BY STELLA ZANKICH AND JERRY ZANKICH IN DEED RECORDED JANUARY 4, 1952 IN BOOK 1041, PAGE 490 OF OFFICIAL RECORDS.


EXHIBIT C

Intellectual Property

None.


EXHIBIT D

Form of Request for Extension

This Request for Extension (this “ Request for Extension ”) is made this      day of             , 20     by 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, GRANADA INVESTMENTS LLC, each a Nevada limited liability company (each, a “ Borrower ” and collectively, the “ Borrowers ”).

1. This Request for Extension is given in connection with Section 2.15 of that certain Fifth Amended and Restated Loan Agreement dated as of May 30, 2014 (as amended, restated, modified, supplemented and extended from time to time, the “ Loan Agreement ”), by and among the Borrowers, the lenders from time to time party thereto (the “ Lenders ”), and General Electric Capital Corporation, a Delaware corporation (in its capacity as agent for the Lenders, together with its successors, “ Agent ”). Capitalized terms used herein shall have the meanings ascribed thereto in the Loan Agreement.

2. The Borrowers (a) hereby request that the Maturity Date be extended until [            ], 20[    ] (the “ New Maturity Date ”), and (b) certify that (i) the New Maturity Date is not more than one year after the Maturity Date as set forth in the Loan Agreement (the “ Current Maturity Date ”), (ii) there has been no other extension of the Maturity Date during the term of the Loan Agreement, and (iii) the date of this Request for Extension is not less than sixty (60) days or more than six (6) months prior to the Current Maturity Date.

3. Borrowers hereby certify to Administrative Agent that:

a. There does not exist, as of this date, and there will not exist after giving effect to the extension of the Maturity Date requested hereunder, any Default or Event of Default under the Loan Agreement and no Material Adverse Change has occurred;

b. Concurrently, or prior to the delivery of this Request for Extension, the Borrowers have delivered to the Administrative Agent true, correct and complete copies of duly adopted resolutions of each Borrower authorizing each respective Borrower to extend the Maturity Date; and

c. The representations and warranties contained in the Loan Agreement and the other Loan Documents are (i) with respect to representations and warranties that contain a materiality qualification, true and correct and (ii) with respect to representations and warranties that do not contain a materiality qualification, are true and correct in all material respects, in each case on and as of the Extension Effective Date as if made on and as of such date except for any representation or warranty made as of an earlier date, which representation and warranty shall remain true and correct as of such earlier date.

4. The extension of the Maturity Date requested hereunder shall be effective on the date all of the following conditions are satisfied (the “ Extension Effective Date ”):

a. Receipt by the Agent of the Agent’s reasonable costs and expenses in connection with this Request for Extension and all matters related hereto;


b. Receipt by the Lenders of a fee (to be shared among the Lenders based upon their pro rata share of the Loan) from the Borrowers equal to one-quarter percent (0.25%) of the outstanding principal balance of the Loan; and

c. A counterpart of this Request for Extension executed by the Agent and Guarantor.

5. This Request for Extension constitutes a Loan Document. The Loan Agreement shall hereafter be deemed amended and modified as necessary to incorporate the New Maturity Date. The parties hereto agree that upon the Extension Effective Date, the New Maturity Date shall be the “Maturity Date” as defined in the Loan Agreement and shall be deemed to be an extension of the Maturity Date for purposes of Section 2.15 of the Loan Agreement.

[THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]


IN WITNESS WHEREOF , the undersigned have signed this Request for Extension as of the             day of             , 20    .

 

BORROWERS :
CEDAR AVENUE HOLDINGS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

ENSIGN HIGHLAND LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 


GRANADA INVESTMENTS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

MEADOWBROOK HEALTH ASSOCIATES LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 


MOUNTAINVIEW COMMUNITYCARE LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

PLAZA HEALTH HOLDINGS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 


RILLITO HOLDINGS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

SKY HOLDINGS AZ LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 


TERRACE HOLDINGS AZ LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

VALLEY HEALTH HOLDINGS LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 


AGENT:
GENERAL ELECTRIC CAPITAL CORPORATION, a Delaware corporation
By:  

 

Name:  

 

Title:   Its Duly Authorized Signatory


GUARANTOR:

CARETRUST REIT, INC. ,

a Maryland corporation

By:  

 

Name:  

 

Title:  

 


SCHEDULE 1.1

Loan Commitments

 

Lender’s Name

  

Lender’s Address for Notices

   Lender’s Loan
Commitment on
Restatement Date
     Lender’s Pro
Rata Share
 

GE Capital Bank

  

GE Capital Bank

c/o General Electric Capital Corporation Loan Nos. 07-0004261, 07-0024261, 07-0034261, 07-0044261, 07-0074261

500 West Monroe Street

Chicago, Illinois 60661

Attn: Dave Harper

   $ 50,676,768.29         100
   With a copy to:      
  

GE Capital Bank

6510 Millrock Drive, Suite 200

Salt Lake City, Utah 84121

Attn: Chief Financial Officer

     


SCHEDULE 2.1

Advance Conditions

The Additional Ten Project Loan shall be subject to the terms of the Proposal Letter, as clarified or modified by this Agreement and Agent’s receipt, review, approval, and/or confirmation of the following items, at Borrowers’ cost and expense, each in form and content satisfactory to Agent in its sole discretion:

 

  1. Loan Documents . The following executed Loan Documents:

 

  (a) this Agreement;

 

  (b) the Additional Ten Project Note;

 

  (c) an amendment to each Mortgage;

 

  (d) each Environmental Indemnity Agreement;

 

  (e) the Guaranty Agreement;

 

  (f) the Subordination Agreement;

 

  (g) the Business Associate Agreement;

 

  (h) such Assignment of Leases and Rents as Agent may require; and

 

  (i) a solvency certificate.

 

  2. Loan Origination Fee . The loan origination fee equal to $506,767.68, which fee shall be non-refundable, shall be deemed fully earned upon receipt.

 

  3. Title Insurance Policies . An ALTA (or equivalent) mortgagee policy or policies of title insurance in the maximum amount of the Loans, or equivalent endorsements to Lender’s existing title policies, with reinsurance and endorsements as Agent may require, containing no exceptions to title (printed or otherwise) which are unacceptable to Agent, and insuring that the Mortgage are a first-priority Lien on the Projects and related collateral (the “ Title Policies ”).

 

  4. Organizational and Authority Documents . Certified copies of all documents evidencing the formation, organization, valid existence, good standing, and due authorization of and for each Borrower and each Guarantor for the execution, delivery, and performance of the Loan Documents by each Borrower and each Guarantor, as applicable.

 

  5.

Legal Opinions . Legal opinions issued by counsel for each Borrower and Guarantor, opining as to the due organization, valid existence and good standing of Borrowers and Guarantor, and the due authorization, execution, delivery, enforceability and validity of the Loan Documents with respect to, Borrowers and


  Guarantor that the Loans, as reflected in the Loan Documents is not usurious; to the extent that Agent is not otherwise satisfied, that each Project and its use is in full compliance with all legal requirements; that the Loan Documents do not create or constitute a partnership, a joint venture or a trust or fiduciary relationship between Borrowers and Agent; and as to such other matters as Agent and Agent’s counsel reasonably may specify.

 

  6. Searches . Current Uniform Commercial Code, tax, judgment lien and litigation searches for Borrowers, Loan Parties, Operating Tenants Borrowers’ partners and members, and the immediately preceding owner of the Projects.

 

  7. Insurance . Evidence of insurance as required by this Agreement, and conforming in all respects to the requirements of Agent.

 

  8. Property Condition Report . A current engineering report or architect’s certificate with respect to each Project, covering, among other matters, inspection of heating and cooling systems, roof and structural details and showing no failure of compliance with building plans and specifications, applicable legal requirements (including requirements of the Americans with Disabilities Act) and fire, safety and health standards (the “ Property Condition Report ”). As requested by Agent, such report shall also include an assessment of the Project’s tolerance for earthquake and seismic activity.

 

  9. Environmental Reports . A current Site Assessment for each Project.

 

  10. Leases . All Leases shall be in form and substance, with tenants and for uses acceptable to Agent. On the Restatement Date (a) the Master Lease shall be in full force and effect; (b) Borrowers shall have submitted revised and updated financials and census data to Agent; and (c) Agent shall have received subordination agreements in form and substance acceptable to Agent the Operating Tenants.

 

  11. Master Lease . A copy of the Master Lease, certified by Borrowers as being true, correct and complete.

 

  12. Tax and Insurance Impounds . Borrowers’ deposit with Agent of the amount required by Agent to impound for taxes and assessments, insurance premiums and to fund any other required escrows or reserves.

 

  13.

Compliance With Laws . Evidence that each Project and the operation thereof comply with all legal requirements, including that all requisite certificates of occupancy, building permits, and other licenses, certificates, approvals or consents required of any governmental authority have been issued without variance or condition and that there is no litigation, action, citation, injunctive proceedings, or like matter pending or threatened with respect to the validity of such matters. If title insurance with respect to any Project described in item 3 above does not include a Zoning 3.1 (with parking) endorsement because such an endorsement is not available in the State where the Project is located, then


  Borrowers shall furnish to Agent a zoning letter from the applicable municipal agency with respect to such Project. Borrowers shall, upon request of Agent, furnish Agent with utility letters from applicable service providers.

 

  14. No Casualty or Condemnation . No condemnation or adverse zoning or usage change proceeding shall have occurred or shall have been threatened against any Project; no Project shall have suffered any significant damage by fire or other casualty which has not been repaired; no law, regulation, ordinance, moratorium, injunctive proceeding, restriction, litigation, action, citation or similar proceeding or matter shall have been enacted, adopted, or threatened by any governmental authority, which would have, in Agent’s judgment, a material adverse effect on Borrowers, Guarantor or any Project.

 

  15. Audit Requirements . The Adjusted Net Operating Income of the Projects equals or exceeds $20,200,000 and the payments under the Master Lease are at least $10,900,000 per annum.

 

  16. Broker’s Fees . All fees and commissions payable to real estate brokers, mortgage brokers, or any other brokers or agents in connection with the Loans or the acquisition of the Projects have been paid, such evidence to be accompanied by any waivers or indemnifications deemed necessary by Agent.

 

  17. Costs and Expenses . Payment of Agent’s costs and expenses in underwriting, documenting, and closing the transaction, including fees and expenses of Agent’s inspecting engineers, consultants and counsel.

 

  18. Representations and Warranties . The representations and warranties contained in this Loan Agreement and in all other Loan Documents are true and correct.

 

  19. No Defaults . No Potential Default or Event of Default shall have occurred or exist.

 

  20. Appraisal . Agent shall obtain an appraisal report for each Project, in form and content acceptable to Agent, prepared by an independent MAI appraiser in accordance with the Financial Institutions Reform, Recovery and Enforcement Act (“ FIRREA ”) and the regulations promulgated pursuant to such act.

 

  21. Other Items . Agent shall have received such other items as Agent may reasonably require.


SCHEDULE 2.3

Principal Payments

 

June 2006 First Funding Principal Payments

 

Period

   Date      Days      Ending Balance      Principal      Prepayment      Balloon Amount  

0

     5/1/2014         30         23,643,150.99         53,585.09         0.00         0.00   

1

     6/1/2014         31         23,594,156.65         48,994.34         0.00         0.00   

2

     7/1/2014         30         23,539,930.44         54,226.21         0.00         0.00   

3

     8/1/2014         31         23,490,269.47         49,660.97         0.00         0.00   

4

     9/1/2014         31         23,440,287.77         49,981.70         0.00         0.00   

5

     10/1/2014         30         23,385,099.88         55,187.89         0.00         0.00   

6

     11/1/2014         31         23,334,438.96         50,660.92         0.00         0.00   

7

     12/1/2014         30         23,278,589.51         55,849.45         0.00         0.00   

8

     1/1/2015         31         23,227,240.71         51,348.80         0.00         0.00   

9

     2/1/2015         31         23,175,560.28         51,680.43         0.00         0.00   

10

     3/1/2015         28         23,109,061.36         66,498.92         0.00         0.00   

11

     4/1/2015         31         23,056,617.69         52,443.67         0.00         0.00   

12

     5/1/2015         30         22,999,031.86         57,585.83         0.00         0.00   

13

     6/1/2015         31         22,945,877.59         53,154.28         0.00         0.00   

14

     7/1/2015         30         22,887,599.63         58,277.96         0.00         0.00   

15

     8/1/2015         31         22,833,725.69         53,873.94         0.00         0.00   

16

     9/1/2015         31         22,779,503.81         54,221.88         0.00         0.00   

17

     10/1/2015         30         22,720,186.02         59,317.79         0.00         0.00   

18

     11/1/2015         31         22,665,230.86         54,955.16         0.00         0.00   

19

     12/1/2015         30         22,605,198.87         60,032.00         0.00         0.00   

20

     1/1/2016         31         22,549,501.09         55,697.78         0.00         0.00   

21

     2/1/2016         31         22,493,443.59         56,057.50         0.00         0.00   

22

     3/1/2016         29         22,427,651.79         65,791.80         0.00         0.00   

23

     4/1/2016         31         22,370,807.35         56,844.44         0.00         0.00   

24

     5/1/2016         30         22,308,935.21         61,872.14         0.00         0.00   

25

     6/1/2016         31         22,251,324.06         57,611.15         0.00         0.00   

26

     7/1/2016         30         22,188,705.14         62,618.91         0.00         0.00   

27

     8/1/2016         31         22,130,317.51         58,387.64         0.00         0.00   

28

     9/1/2016         31         22,071,552.78         58,764.72         0.00         0.00   

29

     10/1/2016         30         22,007,810.30         63,742.49         0.00         0.00   

30

     11/1/2016         31         21,948,254.38         59,555.92         0.00         0.00   

31

     12/1/2016         30         21,883,741.28         64,513.10         0.00         0.00   

32

     1/1/2017         31         21,823,384.09         60,357.19         0.00         0.00   

33

     2/1/2017         31         21,762,637.09         60,747.00         0.00         0.00   

34

     3/1/2017         28         21,687,896.11         74,740.97         0.00         0.00   

35

     4/1/2017         31         21,626,274.09         61,622.03         0.00         0.00   

36

     5/1/2017         30         21,559,748.61         66,525.48         0.00         0.00   

37

     5/30/2017         29         0.00         71,432.88         21,488,315.73         21,559,748.61   


June 2006 Second Funding Principal Payments

 

Period

   Date      Days      Ending Balance      Principal      Balloon Amount  

0

     5/1/2014         30         3,373,840.25         7,988.85         0.00   

1

     6/1/2014         31         3,366,476.49         7,363.76         0.00   

2

     7/1/2014         30         3,358,395.79         8,080.71         0.00   

3

     8/1/2014         31         3,350,936.54         7,459.25         0.00   

4

     9/1/2014         31         3,343,431.18         7,505.36         0.00   

5

     10/1/2014         30         3,335,212.58         8,218.60         0.00   

6

     11/1/2014         31         3,327,610.00         7,602.58         0.00   

7

     12/1/2014         30         3,319,296.74         8,313.26         0.00   

8

     1/1/2015         31         3,311,595.75         7,700.99         0.00   

9

     2/1/2015         31         3,303,847.15         7,748.60         0.00   

10

     3/1/2015         28         3,294,073.84         9,773.31         0.00   

11

     4/1/2015         31         3,286,216.91         7,856.93         0.00   

12

     5/1/2015         30         3,277,655.98         8,560.93         0.00   

13

     6/1/2015         31         3,269,697.54         7,958.44         0.00   

14

     7/1/2015         30         3,261,037.77         8,659.77         0.00   

15

     8/1/2015         31         3,252,976.58         8,061.19         0.00   

16

     9/1/2015         31         3,244,865.55         8,111.03         0.00   

17

     10/1/2015         30         3,236,057.21         8,808.35         0.00   

18

     11/1/2015         31         3,227,841.57         8,215.64         0.00   

19

     12/1/2015         30         3,218,931.36         8,910.21         0.00   

20

     1/1/2016         31         3,210,609.84         8,321.52         0.00   

21

     2/1/2016         31         3,202,236.86         8,372.97         0.00   

22

     3/1/2016         29         3,192,534.79         9,702.08         0.00   

23

     4/1/2016         31         3,184,050.06         8,484.73         0.00   

24

     5/1/2016         30         3,174,877.83         9,172.23         0.00   

25

     6/1/2016         31         3,166,283.94         8,593.90         0.00   

26

     7/1/2016         30         3,157,005.41         9,278.53         0.00   

27

     8/1/2016         31         3,148,301.01         8,704.40         0.00   

28

     9/1/2016         31         3,139,542.80         8,758.21         0.00   

29

     10/1/2016         30         3,130,104.27         9,438.53         0.00   

30

     11/1/2016         31         3,121,233.55         8,870.72         0.00   

31

     12/1/2016         30         3,111,685.47         9,548.08         0.00   

32

     1/1/2017         31         3,102,700.87         8,984.60         0.00   

33

     2/1/2017         31         3,093,660.72         9,040.15         0.00   

34

     3/1/2017         28         3,082,713.63         10,947.08         0.00   

35

     4/1/2017         31         3,073,549.91         9,163.73         0.00   

36

     5/1/2017         30         3,063,716.52         9,833.39         0.00   

37

     5/30/2017         29         0.00         10,503.26         3,063,716.52   


June 2006 Third Funding Principal Payments

 

Period

   Date      Days      Ending Balance      Principal      Balloon Amount  

0

     5/1/2014         30         7,355,491.65         17,544.42         0.00   

1

     6/1/2014         31         7,339,286.51         16,205.14         0.00   

2

     7/1/2014         30         7,321,543.53         17,742.98         0.00   

3

     8/1/2014         31         7,305,132.00         16,411.53         0.00   

4

     9/1/2014         31         7,288,620.70         16,511.30         0.00   

5

     10/1/2014         30         7,270,579.63         18,041.06         0.00   

6

     11/1/2014         31         7,253,858.27         16,721.36         0.00   

7

     12/1/2014         30         7,235,612.69         18,245.58         0.00   

8

     1/1/2015         31         7,218,678.75         16,933.94         0.00   

9

     2/1/2015         31         7,201,641.86         17,036.89         0.00   

10

     3/1/2015         28         7,180,264.43         21,377.43         0.00   

11

     4/1/2015         31         7,162,994.00         17,270.43         0.00   

12

     5/1/2015         30         7,144,213.84         18,780.17         0.00   

13

     6/1/2015         31         7,126,724.24         17,489.60         0.00   

14

     7/1/2015         30         7,107,730.69         18,993.55         0.00   

15

     8/1/2015         31         7,090,019.30         17,711.39         0.00   

16

     9/1/2015         31         7,072,200.23         17,819.07         0.00   

17

     10/1/2015         30         7,052,885.89         19,314.34         0.00   

18

     11/1/2015         31         7,034,841.07         18,044.82         0.00   

19

     12/1/2015         30         7,015,306.94         19,534.13         0.00   

20

     1/1/2016         31         6,997,033.66         18,273.28         0.00   

21

     2/1/2016         31         6,978,649.29         18,384.37         0.00   

22

     3/1/2016         29         6,957,415.98         21,233.32         0.00   

23

     4/1/2016         31         6,938,790.75         18,625.22         0.00   

24

     5/1/2016         30         6,918,691.53         20,099.23         0.00   

25

     6/1/2016         31         6,899,830.88         18,860.65         0.00   

26

     7/1/2016         30         6,879,502.44         20,328.44         0.00   

27

     8/1/2016         31         6,860,403.55         19,098.89         0.00   

28

     9/1/2016         31         6,841,188.54         19,215.00         0.00   

29

     10/1/2016         30         6,820,515.09         20,673.45         0.00   

30

     11/1/2016         31         6,801,057.58         19,457.50         0.00   

31

     12/1/2016         30         6,780,148.02         20,909.56         0.00   

32

     1/1/2017         31         6,760,445.11         19,702.91         0.00   

33

     2/1/2017         31         6,740,622.41         19,822.70         0.00   

34

     3/1/2017         28         6,716,713.47         23,908.94         0.00   

35

     4/1/2017         31         6,696,624.91         20,088.56         0.00   

36

     5/1/2017         30         6,675,100.94         21,523.97         0.00   

37

     5/30/2017         29         0.00         22,959.66         6,675,100.94   


December 2006 Funding Principal Payments

 

Period

   Date      Days      Ending Balance      Principal      Balloon Amount  

0

     5/1/2014         30         13,950,748.82         32,293.32         0.00   

1

     6/1/2014         31         13,920,961.74         29,787.08         0.00   

2

     7/1/2014         30         13,888,308.88         32,652.86         0.00   

3

     8/1/2014         31         13,858,148.12         30,160.76         0.00   

4

     9/1/2014         31         13,827,806.85         30,341.27         0.00   

5

     10/1/2014         30         13,794,614.46         33,192.39         0.00   

6

     11/1/2014         31         13,763,892.97         30,721.50         0.00   

7

     12/1/2014         30         13,730,330.41         33,562.55         0.00   

8

     1/1/2015         31         13,699,224.19         31,106.22         0.00   

9

     2/1/2015         31         13,667,931.81         31,292.38         0.00   

10

     3/1/2015         28         13,628,536.14         39,395.67         0.00   

11

     4/1/2015         31         13,596,820.71         31,715.43         0.00   

12

     5/1/2015         30         13,562,290.53         34,530.18         0.00   

13

     6/1/2015         31         13,530,178.64         32,111.89         0.00   

14

     7/1/2015         30         13,495,262.49         34,916.15         0.00   

15

     8/1/2015         31         13,462,749.45         32,513.04         0.00   

16

     9/1/2015         31         13,430,041.83         32,707.62         0.00   

17

     10/1/2015         30         13,394,545.72         35,496.11         0.00   

18

     11/1/2015         31         13,361,429.93         33,115.80         0.00   

19

     12/1/2015         30         13,325,536.44         35,893.49         0.00   

20

     1/1/2016         31         13,292,007.64         33,528.80         0.00   

21

     2/1/2016         31         13,258,278.18         33,729.46         0.00   

22

     3/1/2016         29         13,219,227.69         39,050.49         0.00   

23

     4/1/2016         31         13,185,062.66         34,165.03         0.00   

24

     5/1/2016         30         13,148,147.72         36,914.95         0.00   

25

     6/1/2016         31         13,113,557.29         34,590.42         0.00   

26

     7/1/2016         30         13,076,228.21         37,329.08         0.00   

27

     8/1/2016         31         13,041,207.37         35,020.84         0.00   

28

     9/1/2016         31         13,005,976.94         35,230.43         0.00   

29

     10/1/2016         30         12,968,024.79         37,952.15         0.00   

30

     11/1/2016         31         12,932,356.38         35,668.41         0.00   

31

     12/1/2016         30         12,893,977.85         38,378.54         0.00   

32

     1/1/2017         31         12,857,866.29         36,111.56         0.00   

33

     2/1/2017         31         12,821,538.61         36,327.68         0.00   

34

     3/1/2017         28         12,777,567.72         43,970.89         0.00   

35

     4/1/2017         31         12,740,759.48         36,808.24         0.00   

36

     5/1/2017         30         12,701,271.28         39,488.20         0.00   

37

     5/30/2017         29         0.00         42,168.96         12,701,271.28   


Additional Ten Project Loan Principal Payments

 

Period

   Date      Days      Ending Balance      Principal      Balloon Amount  

0

     6/1/2014            50,676,768.29         

1

     7/1/2014         30         50,576,044.92         100,723.37         0.00   

2

     8/1/2014         31         50,480,407.23         95,637.69         0.00   

3

     9/1/2014         31         50,384,452.47         95,954.76         0.00   

4

     10/1/2014         30         50,282,791.25         101,661.21         0.00   

5

     11/1/2014         31         50,186,181.34         96,609.91         0.00   

6

     12/1/2014         30         50,083,884.01         102,297.33         0.00   

7

     1/1/2015         31         49,986,614.67         97,269.34         0.00   

8

     2/1/2015         31         49,889,022.85         97,591.82         0.00   

9

     3/1/2015         28         49,775,101.42         113,921.42         0.00   

10

     4/1/2015         31         49,676,808.38         98,293.04         0.00   

11

     5/1/2015         30         49,572,876.80         103,931.57         0.00   

12

     6/1/2015         31         49,473,913.33         98,963.48         0.00   

13

     7/1/2015         30         49,369,330.80         104,582.53         0.00   

14

     8/1/2015         31         49,269,692.52         99,638.29         0.00   

15

     9/1/2015         31         49,169,723.90         99,968.62         0.00   

16

     10/1/2015         30         49,064,165.43         105,558.47         0.00   

17

     11/1/2015         31         48,963,515.44         100,649.99         0.00   

18

     12/1/2015         30         48,857,295.38         106,220.05         0.00   

19

     1/1/2016         31         48,755,959.56         101,335.83         0.00   

20

     2/1/2016         31         48,654,287.78         101,671.78         0.00   

21

     3/1/2016         29         48,541,872.31         112,415.46         0.00   

22

     4/1/2016         31         48,439,490.77         102,381.54         0.00   

23

     5/1/2016         30         48,331,589.47         107,901.30         0.00   

24

     6/1/2016         31         48,228,510.78         103,078.69         0.00   

25

     7/1/2016         30         48,119,932.59         108,578.19         0.00   

26

     8/1/2016         31         48,016,152.20         103,780.39         0.00   

27

     9/1/2016         31         47,912,027.75         104,124.45         0.00   

28

     10/1/2016         30         47,802,434.17         109,593.58         0.00   

29

     11/1/2016         31         47,697,601.19         104,832.98         0.00   

30

     12/1/2016         30         47,587,319.66         110,281.53         0.00   

31

     1/1/2017         31         47,481,773.51         105,546.15         0.00   

32

     2/1/2017         31         47,375,877.45         105,896.06         0.00   

33

     3/1/2017         28         47,254,430.55         121,446.90         0.00   

34

     4/1/2017         31         47,147,780.78         106,649.77         0.00   

35

     5/1/2017         30         47,035,735.25         112,045.54         0.00   

36

     5/30/2017         29         0.00         117,435.23         47,035,735.25   


SCHEDULE 5.14

Locations

With respect to each Borrower:

27101 Puerta Real, Suite 400

Mission Viejo, California 92691


SCHEDULE 6.23(a)

Third Party Payor Programs

 

    Medicare
    Medi-Cal
    AHCCCS (Arizona)
    WA Medicaid—Washington State Health Authority


SCHEDULE 6.23(b)

Primary Licenses

 

Legal name

   DBA    Provider
Type
   Health
Facility

Expiration
Date
   Medicare
#
   Medicaid ID    Medicaid Contract
Provider

Camarillo Community Care, Inc.

   Camarillo Healthcare Center    SNF    11/14/2014    55-5770    NPI:

1215924725

   CDPH - Medi-Cal

Upland Community Care, Inc.

   Upland Rehabilitation and Care

Center

   SNF    4/30/2015    05-5374    NPI:

1649351735

   CDPH - Medi-Cal

Manor Park Healthcare LLC

   Park Manor Rehabilitation Center    SNF    6/30/2014    50-5074    1013200    WA State Health

Authority-Provider One

Ensign Montgomery LLC

   Park View Post Acute    SNF    12/30/2014    05-6411    NPI:

1104825520

   CDPH - Medi-Cal

Ensign Sabino LLC

   Sabino Canyon Rehabilitation &

Care Center

   SNF    2/28/2015    03-5151    558702    AHCCCS

Glendale Healthcare Associates LLC

   Bella Vita Health and

Rehabilitation Center

   SNF    11/30/2014    03-5092    688070    AHCCCS

Glendale Healthcare Associates LLC

   Bella Vita Health and

Rehabilitation Center

   OTC    02/28/2015    N/A    469029    AHCCCS

Radiant Hills Health Associates LLC

   North Mountain Medical &
Rehabilitation Center
   SNF    2/28/2015    03-5087    882234    AHCCCS

24th Street Healthcare Associates LLC

   Desert Terrace Nursing Center    SNF    6/30/2014    03-5014    688062    AHCCCS

Presidio Health Associates LLC

   Catalina Post Acute and

Rehabilitation

   SNF    4/30/2015    03-5190    788482    AHCCCS

Highland Healthcare LLC

   Camelback Post Acute Care and

Rehabilitation

   SNF    2/24/2014    03-5088    514209    AHCCCS


SCHEDULE 6.23(c)

Proceedings by Governmental Authorities

 

    Corporate Integrity Agreement between the Office of the Inspector General of the Department of Health and Human Services and The Ensign Group, Inc., dated October 1, 2013


SCHEDULE 6.23(d)

Violation Notices

None.


SCHEDULE 7.2

Compliance Certificate

Date:             ,         

General Electric Capital Corporation

2 Bethesda Metro Center, 5 th Floor

Bethesda, Maryland 20814

Attention:        Ensign Portfolio Manager

 

  Re: Compliance Certificate – Loan Nos.: 07-0004261, 07-0024261,

07-0034261, 07-0044261, 07-007426

Ladies and Gentlemen:

This certificate is given in accordance with Section 7.2 of the Fifth Amended and Restated Loan Agreement dated as of May 30, 2014 (as amended from time to time, the “ Loan Agreement ”), among 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 ”), the financial institutions party thereto from time to time (the “ Lenders ”), and General Electric Capital Corporation, as agent (the “ Agent ”) for itself and on behalf of the Lenders. Capitalized terms used but not otherwise defined herein shall have the meanings assigned to them in the Loan Agreement.

I hereby certify that:

 

  1. I am an officer of the sole member of the general partner of the sole member of each Borrower, and

 

  2. Based on my review of the financial statements delivered with this certificate in accordance with the Section 7.2 of the Loan Agreement, such (a) financial statements fairly present the financial condition of the Borrowers as the dates of such financial statements in all material respects and (b) have been prepared in accordance with Accounting Standards consistently applied. There have been no material changes in accounting policies or financial reporting practices of any Borrower since                     , 200     [insert date of last year-end financial statement provided by Borrowers], or, if any such change has occurred, I have attached a description of such changes.

 

  3. I have reviewed the terms of the Loan Agreement and have made, or caused to be made under my supervision, a review in reasonable detail of the transactions and condition of the Borrowers during the accounting period covered by such financial statements.


  4. Such review has not disclosed the existence during or at the end of such accounting period, and I have no knowledge whether arising out of such review or otherwise, of the existence during or at the end of such accounting period or as of the date hereof, of any condition or event that constitutes a Potential Default or an Event of Default, or if any Potential Default or Event or Default existed or exists, attached as Schedule 1 hereto is a description of the nature and period of existence thereof and what action Borrowers have taken or propose to take with respect thereto.

 

  5. Guarantor is in compliance in all material respects with each covenant contained in the Guaranty constituting a part of the Loan Documents, except as set forth in Schedule 4 attached hereto.

 

  6. Except as noted on Schedule 2 attached hereto, the undersigned has no knowledge of any federal or state tax liens having been filed against any Borrower, Guarantor, any Operating Tenant or all or any portion of the Project.

 

  7. Except as noted on Schedule 2 attached hereto, the undersigned has no knowledge of any failure of any Borrower or Guarantor to make required payments of withholding or other tax obligations of such Borrower or Guarantor during the accounting period to which the attached statements pertain or any subsequent period.

 

  8. With respect to each of the Projects, to Borrower’s knowledge:

 

  (a) there are no current, pending or threatened in writing proceedings relating to a condemnation or other public taking of the Project;

 

  (b) the Project has suffered no casualty or other damage or loss of the type typically covered by hazard insurance;

 

  (c) all insurance required to be maintained by Borrowers, Guarantor or any Operating Tenant under the Loan Agreement is in force and premiums therefor have been paid as and when due and Borrowers, Guarantor or any Operating Tenant have made no claims thereunder; and

 

  (d) the undersigned has no knowledge of any current, pending or threatened in writing changes to the zoning classification or permitted uses of the Project.

 

  9. All of the other covenants (i.e., those not specifically described in the prior paragraphs above) set forth in the Loan Agreement and Mortgage are fully performed and the representations and warranties set forth in the Loan Agreement and Mortgage are and remain true, correct, and complete in all material respects (except as set forth on Schedule 4 attached hereto).

 

  10.

Except as set forth in the Loan Agreement or on Schedule 5 attached hereto, no Borrower has received (a) any notice of material default under other obligations relating to the Project or otherwise material to such Borrower’s business, including any notices of

 

2


  violations of any laws, regulations, codes or ordinances; (b) any notice of threatened or pending legal, judicial or regulatory proceedings, including any dispute between any Borrower and any Governmental Authority, materially adversely affecting any Borrower, any Loan Party or any Project; (c)  [Healthcare Investigations] ; (d) any notice of default or termination given or made to any Operating Tenant by any Borrower or received from any Operating Tenant; and (e) any notice of default or termination under any license or permit necessary for the operation of any Project in the manner required by the Loan Agreement. If any such notices [or Healthcare Investigations] have been received, they are listed on Schedule 5 and, to the extent provided in the Loan Agreement, Borrowers have provided (or are providing concurrently with this Certificate) (to the extent received by Borrowers from Operating Tenants) Lender with copies of such notices referred to herein. [With respect to any such notices or Healthcare Investigations, Borrowers are providing (to the extent received by Borrower from Operating Tenants) the following information: (a) number of records requested, (b) dates of service, (c) dollars at risk, (d) date records submitted, (e) determinations, findings, results and denials (including number, percentage and dollar amount of claims denied, (f) additional remedies proposed or imposed, (g) status update, including appeals, and (h) any other pertinent information related thereto.)

 

  11. The calculations set forth on Schedule 6 have been made to determine Borrowers’ compliance with Section 8.16 of the Loan Agreement, which calculations, to Borrower’s knowledge, are true, correct, and complete in all material respects.

[Remainder of Page Intentionally Left Blank]

 

3


The forgoing certification and computations are made as of             , 20     and delivered this      day of             , 20    .

 

Sincerely,
CEDAR AVENUE HOLDINGS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

ENSIGN HIGHLAND LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 


GRANADA INVESTMENTS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

MEADOWBROOK HEALTH ASSOCIATES LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

 

2


MOUNTAINVIEW COMMUNITYCARE LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

PLAZA HEALTH HOLDINGS LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

 

3


RILLITO HOLDINGS LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

SKY HOLDINGS AZ LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

 

4


TERRACE HOLDINGS AZ LLC,
a Nevada limited liability company
By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

VALLEY HEALTH HOLDINGS LLC,

a Nevada limited liability company

By:   CTR Partnership, L.P.,
  a Delaware limited partnership
  its sole member
  By:   CareTrust GP, LLC,
    a Delaware limited liability company
    its general partner
    By:   CareTrust REIT, Inc.,
      a Maryland corporation,
      its sole member
      By:  

 

      Name:  

 

      Title:  

 

 

5


Schedule 1

Description of Defaults or Potential

Defaults and Cures Being Undertaken

 

Schedule 1


Schedule 2

Tax Liens or Withholding Obligations

 

Schedule 2


Schedule 3

List of all Deposit Accounts

 

Schedule 3


Schedule 4

Exceptions to Covenant Compliance

 

Schedule 4


Schedule 5

Schedule of Notices of Default, Litigation, etc.

 

Schedule 6 – Page 10


Schedule 6

Financial Covenant Analysis

As of:             , 20    

 

A.   NET OPERATING INCOME 1 (“NOI”):        
(1)   Name of Borrower:     (1)  
  (a)   Calculation Period:       (a)   Trailing              months
  (b)   Revenue:       (b)   $        
  (c)  

Less Expenses:

(including real estate tax, management fee equal to 5% of operating income regardless of whether paid & replacement reserve of $400 per Residential Unit)

      (c)   $        
  (d)   Net Operating Income:       (d)   $        
(2)   Name of Borrower:     (2)  
  (a)   Calculation Period:       (a)   Trailing              months
  (b)   Revenue:       (b)   $        
  (c)  

Less Expenses:

(including real estate tax, management fee equal to 5% of operating income regardless of whether paid & replacement reserve of $400 per Residential Unit)

      (c)   $        
  (d)   Net Operating Income:       (d)   $        
(3)   Aggregate NOI for all Borrowers:     (3)   $        
B.   DEBT SERVICE OF BORROWERS :        
(1)   Calculation Period:     (1)   Trailing 12 months
(2)   Debt Service Calculation:     (2)  
  (a)   Interest due on the Loans       (a)   $        

 

1   A separate calculation of Net Operating Income for each Borrower is to be provided.


  (b)   Scheduled amortization of principal       (b)   $        
  (c)   Total Debt Service       (c)   $        
(3)   Debt Service Coverage Ratio (Aggregate NOI/Debt Service):     (3)                :1.00
(4)   Required minimum Debt Service Coverage pursuant to Section 8.16:     (4)   1.35:1.00
(5)   In Compliance:     (5)   ¨   Yes         ¨   No
C.   PROJECT YIELD :        
(1)   Calculation Period:     (2)   Trailing 12 months
(2)   Aggregate NOI:     (2)   $        
(3)   Outstanding principal balance of Loan:     (3)   $        
(4)   Project Yield for Calculation Period (NOI ÷ Principal Balance of Loan:     (4)   $        
(5)   Required Project Yield:     (5)   15.0%
(6)   In Compliance:     (6)   ¨   Yes         ¨   No


SCHEDULE 8.14

Required Repairs

 

   

Property Name

   Immediate
Repairs
    

Immediate Repair Items

  

Time to
Complete

1.

 

Desert Terrace Healthcare Center

   $ 15,960       Asphalt Overlay    90 days

2.

 

Desert Terrace Healthcare Center

   $ 1,320       ADA Compliance Items    90 days

3.

 

North Mountain Medical and Rehabilitation Center

   $ 18,900       Asphalt Overlay    90 days

4.

 

North Mountain Medical and Rehabilitation Center

   $ 10,500       Exterior walls, repair tiles    90 days

5.

 

North Mountain Medical and Rehabilitation Center

   $ 7,880       ADA Compliance Items    90 days

6.

 

Catalina Post Acute Care and Rehabilitation

   $ 970       ADA Compliance Items    90 days

7.

 

Camelback Post Acute Care and Rehabilitation (formerly known as Highland Manor)

   $ 5,040       Asphalt pavement    90 days

8.

 

Camelback Post Acute Care and Rehabilitation (formerly known as Highland Manor)

   $ 1,220       ADA Compliance Items    90 days

9.

 

Desert Sky Health and Rehabilitation Center

   $ 500       Carport repair    90 days

10.

 

Desert Sky Health and Rehabilitation Center

   $ 910       ADA Compliance Items    90 days

11.

 

Sabino Canyon Rehabilitation and Care Center

   $ 2,500       Perimeter masonry fence, repair    90 days

12.

 

Sabino Canyon Rehabilitation and Care Center

   $ 320       ADA Compliance Items    90 days

13.

 

Park View Post Acute facility (formerly Park View Gardens)

   $ 340       ADA Compliance Items    90 days

14.

 

Upland Rehabilitation & Care Center

   $ 5,000       Retaining walls, repair    90 days

15.

 

Upland Rehabilitation & Care Center

   $ 8,750       Asphalt repair    90 days

16.

 

Upland Rehabilitation & Care Center

   $ 3,000       Sidewalk repair    90 days

17.

 

Upland Rehabilitation & Care Center

   $ 9,000       Exterior walls, repaint    90 days

18.

 

Upland Rehabilitation & Care Center

   $ 7,500       Wood fascias, replace    90 days

19.

 

Upland Rehabilitation & Care Center

   $ 2,695       GFCI outlet, install    90 days


   

Property Name

   Immediate
Repairs
    

Immediate Repair Items

  

Time to
Complete

20.

 

Upland Rehabilitation & Care Center

   $ 22,335       ADA Compliance Items    90 days

21.

 

Camarillo Healthcare Center

   $ 25,000       Asphalt repair    90 days

22.

 

Camarillo Healthcare Center

   $ 240       Sidewalk repair    90 days

23.

 

Camarillo Healthcare Center

   $ 3,500       Insect extermination service    90 days

24.

 

Camarillo Healthcare Center

   $ 1,000       Roof lead and tile, repair    90 days

25.

 

Camarillo Healthcare Center

   $ 17,500       Rooftop package    90 days

26.

 

Camarillo Healthcare Center

   $ 120       ADA Compliance Items    90 days


SCHEDULE 12.20

Allocated Loan Amounts

 

Project

   Allocated Loan
Amount
 

Desert Sky Health and Rehabilitation Center

   $ 11,792,647   

The Desert Terrace Healthcare Center

   $ 6,915,441   

Camelback Post Acute Care and Rehabilitation (formerly known as Highland Manor)

   $ 5,677,941   

North Mountain Medical and Rehabilitation Center

   $ 18,562,500   

Catalina Post Acute Care and Rehabilitation

   $ 8,880,882   

Park Manor Rehabilitation Center

   $ 6,041,912   

Park View Post Acute facility (formerly Park View Gardens)

   $ 7,061,029   

Sabino Canyon Rehabilitation and Care Center

   $ 6,041,912   

Upland Rehabilitation & Care Center

   $ 15,941,912   

Camarillo Healthcare Center

   $ 12,083,824   


SCHEDULE 12.37

Post-Closing Obligations

 

1. Within 60 days after the Restatement Date (or such longer period as Agent may agree to in writing in its sole discretion), Borrowers shall register the drywells located on the Desert Sky Health and Rehabilitation Center located at 5125 North 58th Avenue, Glendale, AZ, with the Arizona Department of Environmental Quality and shall provide Agent with evidence of such registration.

Exhibit 10.11

CARETRUST REIT, INC.

INDEMNIFICATION AGREEMENT

INDEMNIFICATION AGREEMENT, dated as of                      (this “ Agreement ”), by and between CareTrust REIT, Inc., a Maryland corporation (the “ Company ”), and                      (“ Indemnitee ”).

WITNESSETH:

WHEREAS, the charter of the Company, as amended from time to time (the “ Charter ”) and bylaws of the Company, as amended from time to time (the “ Bylaws ”), and provisions of the Maryland General Corporation Law (the “ MGCL ”) provide for indemnification by the Company of its directors and officers as provided therein, and Indemnitee has agreed to serve as a director and/or officer of the Company or has been serving and continues to serve as a director and/or officer of the Company partly in reliance on such provisions; and

WHEREAS, to provide Indemnitee with additional contractual assurance of protection against personal liability in connection with certain proceedings described below, the Company desires to enter into this Agreement; and

WHEREAS, the MGCL expressly recognizes that the indemnification provisions of Section 2-418 of the MGCL are not exclusive of any other rights to which a person seeking indemnification may be entitled under the Charter or the Bylaws, a resolution of stockholders or directors, an agreement or otherwise, and this Agreement is being entered into pursuant to and in furtherance of the Charter and the Bylaws, as permitted by the MGCL and as authorized by the Charter and the Board of Directors of the Company (the “ Board ”); and

WHEREAS, in order to induce Indemnitee to serve or continue to serve as a director and/or officer of the Company and in consideration of Indemnitee so serving, the Company desires to indemnify Indemnitee and to make arrangements pursuant to which Indemnitee may be advanced or reimbursed expenses incurred by Indemnitee in certain proceedings described below, according to the terms and conditions set forth below.

NOW THEREFORE, the Company and Indemnitee hereby agree as follows:

1. (a) Third Party Proceedings . The Company shall indemnify Indemnitee to the full extent permitted by Maryland law now or hereafter in force, except as otherwise provided in Section 3 of this Agreement, if Indemnitee is or was a party or is threatened to be made a party to any threatened, pending or completed suit, action, claim, proceeding, arbitration or alternative dispute resolution mechanism, investigation, administrative hearing, whether civil, criminal, administrative or investigative (any such suit, action, claim, proceeding, arbitration or alternative dispute resolution mechanism, investigation, or administrative hearing being referred to herein as a “ Proceeding ”) (other than an action by or in the right of the Company or any subsidiary or affiliated entity (each a “ Subsidiary ”) of the Company) by reason of the fact that Indemnitee is or was an officer, director, employee or agent of the Company or any Subsidiary of

 

1


the Company, by reason of any action or inaction on the part of Indemnitee while an officer, director, employee or agent of the Company or any Subsidiary of the Company or by reason of the fact that Indemnitee is or was serving at the request of the Company as an officer, director, partner, trustee, member, manager, employee or agent of another Person (as defined below), against expenses (including reasonable attorneys’ fees, investigation expenses, expert witnesses’ and other expenses), judgments, fines and amounts paid in settlement (if such settlement is approved in advance by the Company, which approval shall not be unreasonably withheld) actually and reasonably incurred by Indemnitee in connection with the defense and/or settlement of such Proceeding (collectively, “ Expenses ”) if Indemnitee (i) acted in good faith and in a manner Indemnitee reasonably believed to be in or not opposed to the best interests of the Company and its stockholders, (ii) did not actually receive an improper personal benefit in money, property or services and (iii) with respect to any criminal action or proceeding, had no reasonable cause to believe the conduct was unlawful. The term “ Person ” as used in this Agreement shall mean any individual, corporation, real estate investment trust, limited liability company, partnership, joint venture, trust, employee benefit plan or other entity or enterprise.

(b) Proceedings by or in the Right of the Company or Any Subsidiary . The Company shall indemnify Indemnitee to the fullest extent of the Maryland law, except as otherwise provided in Section 3 of this Agreement, if Indemnitee is or was a party or is threatened to be made a party to any threatened, pending or completed Proceeding by or in the right of the Company or any Subsidiary of the Company by reason of the fact that Indemnitee is or was an officer, director, employee or agent of the Company or any Subsidiary of the Company by reason of the fact that Indemnitee is or was serving at the request of the Company as an officer, director, partner, trustee, member, manager, employee or agent of another Person, against Expenses in each case to the extent actually and reasonably incurred by Indemnitee if Indemnitee acted in good faith and in a manner Indemnitee reasonably believed to be in or not opposed to the best interests of the Company and its stockholders, provided that no indemnification shall be made in respect of any Proceeding as to which Indemnitee shall have been adjudged to be liable to the Company and its stockholders unless and only to the extent that the court in which such Proceeding shall have been brought or is pending shall determine that in view of all the circumstances of the case, Indemnitee is fairly and reasonably entitled to indemnification for expenses, and then only to the extent that the court shall determine.

(c) Selection of Counsel . In the event the Company shall be obligated under Section 1(a) or (b)  hereof to pay the Expenses of Indemnitee, the Company shall be entitled to assume the defense of such Proceeding, with counsel approved by Indemnitee (who shall not unreasonably withhold such approval), upon the delivery to Indemnitee of written notice of its election so to do. After delivery of such notice, approval of such counsel by Indemnitee and the retention of such counsel by the Company, the Company will not be liable to Indemnitee under this Agreement for any fees of counsel subsequently incurred by Indemnitee with respect to the same Proceeding, provided that , (i) Indemnitee shall have the right to employ his counsel in any such proceeding at Indemnitee’s expense, and (ii) if (A) the employment of counsel by Indemnitee has been previously authorized in writing by the Company, (B) Indemnitee shall have reasonably concluded that there may be a conflict of interest between the Company and Indemnitee in the conduct of any such defense and shall have notified the Company in writing thereof, (C) Indemnitee shall have reasonably concluded that there may be a conflict of interest between Indemnitee and other indemnitees of the Company being represented

 

2


by counsel retained by the Company in the same Proceeding and shall have notified the Company in writing thereof, or (D) the Company shall not, in fact, have employed counsel to assume the defense of such Proceeding within a reasonable time frame, then the reasonable fees and expenses of Indemnitee’s counsel shall be at the expense of the Company.

2. Contribution . If, when Indemnitee has met the applicable standard of conduct, the indemnification provisions set forth in Section 1 should, under applicable law, be to any extent unenforceable, then the Company agrees that it shall be treated as though it is or was a party to the threatened, pending or completed Proceeding in which Indemnitee is or was involved and that the Company shall contribute to the amounts paid or payable by Indemnitee as a result of such Expenses in third party Proceedings in such proportion as is appropriate to reflect the relative fault of the Company on the one hand and Indemnitee on the other in connection with such action or inaction, or alleged action or inaction, as well as any other relevant equitable considerations.

For purposes of this Section 2 , the relative fault shall be determined by reference to, among other things, the fault of the Company and all of its directors, officers, employees and agents (other than Indemnitee), as a group and treated as one entity, and such group’s relative intent, knowledge, access to information and opportunity to have altered or prevented the action or inaction, or alleged action or inaction, forming the basis for the threatened, pending or contemplated Proceeding, and Indemnitee’s relative fault in light of such factors on the other hand.

3. Limitations to Rights of Indemnification and Advancement of Expenses . Except as otherwise provided in Section 9 of this Agreement, Indemnitee shall not be entitled to indemnification or advancement or Expenses (collectively, “ Indemnified Amounts ”) under this Agreement:

(a) with respect to any Proceeding initiated, brought or made by or on behalf of Indemnitee (i) against the Company, unless a Change in Control (as defined in Section 3(g) of this Agreement) shall have occurred, or (ii) against any Person other than the Company, unless approved in advance by the Board;

(b) on account of Indemnitee’s conduct which shall be determined by final judgment by a court having jurisdiction in the matter that Indemnitee: (i) did not act in good faith and in a manner Indemnitee reasonably believed to be in or not opposed to the best interests of the Company and its stockholders, (ii) received an improper personal benefit in money, property or services, or (iii) with respect to any criminal action or proceeding, had reasonable cause to believe the conduct was unlawful;

(c) for any Indemnified Amounts incurred by Indemnitee with respect to any Proceeding instituted by Indemnitee to enforce or interpret this Agreement, to the extent that a court of competent jurisdiction determines that any of the material assertions made by Indemnitee in such Proceeding were not made in good faith or were frivolous;

 

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(d) for any Indemnified Amounts which have been paid to or on behalf of the Indemnitee under an insurance policy, or under a valid and enforceable indemnity clause, bylaw or agreement;

(e) for any Indemnified Amounts or the payment of profits arising from the purchase and sale by Indemnitee of securities in violation of Section 16(b) of the Securities Exchange Act of 1934, as amended (the “ Exchange Act ”), or any similar successor statute; or

(f) if it shall be determined by final judgment by a court having jurisdiction in the matter that such indemnification is not lawful.

(g) “ Change in Control ” means the occurrence of any of the following events:

(i) the Company is merged, consolidated or reorganized into or with another corporation or other entity, and as a result of such merger, consolidation or reorganization less than a majority of the combined voting power of the then-outstanding securities of such corporation or entity immediately after such transaction are held in the aggregate by the holders of voting stock immediately prior to such transaction;

(ii) the Company sells or otherwise transfers all or substantially all of its assets to another corporation or other entity in which, after giving effect to such sales or transfer, the holders of voting stock of the Company immediately prior to such sale or transfer hold in the aggregate less than a majority of the combined voting power of the then-outstanding securities of such other corporation or entity;

(iii) there is a report filed on Schedule 13D or Schedule 14D-1 (or any successor schedule, form or report or item therein), each as promulgated pursuant to the Exchange Act, disclosing that any person or entity, other than any stockholder of the Company (and its affiliates) owning 10% or more of the Company’s voting stock on the date hereof, has become the beneficial owner (as the term “beneficial owner” is defined under Rule 13d-3 or any successor rule or regulation promulgated under the Exchange Act) of securities representing 50% or more of the combined voting power of the Company’s voting stock; or

(iv) if during any period of two consecutive years individuals who at the beginning of any such period constitute the Board cease for any reason to constitute at least a majority thereof; provided , however , that for purposes of this clause (iv) each director of the Company who is first elected, or first nominated for election by the Company’s stockholders, by a vote of at least majority of the directors of the Company (or a committee of the Board) then still in office who were directors of the Company at the beginning of any such period shall be deemed to have been a director of the Company at the beginning of such period.

Notwithstanding the provisions of clause (iii) above, unless otherwise determined in the specific case by majority vote of the Board, a “Change in Control” shall not be deemed to have occurred solely because the Company, any Subsidiary or any employee stock ownership plan or any other employee benefit plan of the Company or any Subsidiary either files or becomes obligated to file a report or a proxy statement under or in response to Schedule 13D, Schedule 14D-1 or Schedule 14A (or any successor schedule, form or report or item therein) under the Exchange Act disclosing beneficial ownership by it of shares of voting stock of the Company, whether in excess of 50% or otherwise.

 

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4. Procedure for Determination of Entitlement to Indemnification .

(a) To obtain indemnification under this Agreement, the Indemnitee shall submit to the Secretary of the Company a written request for payment of the appropriate Indemnified Amounts, including with such requests such documentation and information as is reasonably available to the Indemnitee and reasonably necessary to determine whether and to what extent the Indemnitee is entitled to such Indemnified Amounts. The Secretary of the Company shall, promptly upon receipt of such a request for indemnification, advise the Board in writing that the Indemnitee has requested indemnification.

(b) The Company shall pay the Indemnitee the appropriate Indemnified Amounts unless it is established that the Indemnitee has not met any applicable standard of conduct set forth in the Charter, the MGCL and the Bylaws or is not otherwise entitled to receive the Indemnified Amounts under this Agreement. For purposes of determining whether the Indemnitee is entitled to Indemnified Amounts, in order to deny indemnification to the Indemnitee the Company has the burden of proof in establishing that the Indemnitee did not meet the applicable standard of conduct. In this regard, a termination of any Proceeding by judgment, order or settlement does not create a presumption that the Indemnitee did not meet the requisite standards of conduct, provided , however , that the termination of any criminal proceeding by conviction, or a pleading of nolo contendere or its equivalent, or an entry of an order of probation prior to judgment, creates a rebuttable presumption that the Indemnitee did not meet the applicable standard of conduct.

(c) Any determination that the Indemnitee has not met the applicable standard of conduct required to qualify for indemnification or is not otherwise entitled to receive the Indemnified Amounts under this Agreement shall be made (i) either by the Board by a majority vote of a quorum consisting of directors who were and are not parties of such Proceeding; or (ii) by Independent Counsel (as defined herein below); provided that the manner in which (and, if applicable, the Independent Counsel by which) the right to indemnification is to be determined shall be approved in advance in writing by both the highest ranking executive officer of the Company who was and is not party to such action (sometimes hereinafter referred to as “ Senior Officer ”) and by Indemnitee. In the event that such parties are unable to agree on the manner in which any such determination is to be made, such determination shall be made by Independent Counsel retained by the Company especially for such purpose, provided that such counsel be approved in advance in writing by both the said Senior Officer and Indemnitee. The reasonable fees and expenses of such Independent Counsel in connection with making said determination contemplated hereunder shall be paid by the Company, and, if requested by such counsel, the Company shall give such counsel an appropriate written agreement with respect to the payment of its reasonable fees and expenses and such other matters as may be reasonably requested by such counsel. Indemnitee may make a written objection to the identity of the Independent Counsel so selected by the Company. If an objection is asserted, the Independent Counsel so selected may not serve as Independent Counsel unless and until a court has determined that such objection is without merit. Either the Company or Indemnitee may petition a court in the State of Maryland for resolution of any such objection which shall have been made.

 

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The party with respect to whom an objection is favorably resolved shall be paid all reasonable fees and expenses incident to the procedures of this Section 4(c) . Upon the due commencement of any judicial proceeding or arbitration pursuant to Section 11 of this Agreement, the Independent Counsel shall be discharged and relieved of any further responsibility in such capacity (subject to the applicable standards of professional conduct then prevailing).

(d) The Company will use its commercially reasonable efforts to conclude as soon as practicable any required determination pursuant to subparagraph (c) above and promptly will advise the Indemnitee in writing with respect to any determination that the Indemnitee is or is not entitled to indemnification, including a description of any reason or basis for which indemnification has been denied. Indemnitee shall cooperate with the Person or Persons making such determination with respect to Indemnitee’s entitlement to indemnification, including providing to such Person or Persons upon reasonable advance request any documentation or information that is not privileged or otherwise protected from disclosure and that is reasonably available to Indemnitee and reasonably necessary to such determination. Payment of any applicable Indemnified Amounts will be made to the Indemnitee within 60 days after any determination of the Indemnitee’s entitlement to such payment.

(e) “ Independent Counsel ” means a law firm or a member of a law firm that neither at the time in question, nor in the five years immediately preceding such time, has been retained to represent (i) the Company or Indemnitee in any matter material to either such party or (ii) any other party to the Proceeding giving rise to a claim for indemnification under this Agreement. Notwithstanding the foregoing, the term “Independent Counsel” shall not include any Person who, under the applicable standards of professional conduct then prevailing under the law of the State of Maryland, would be precluded from representing either the Company or Indemnitee in an action to determine Indemnitee’s rights under this Agreement.

5. Presumptions and Effect on Certain Proceedings . (a) In making a determination with respect to entitlement to indemnification hereunder, the Person or Persons making such determination shall presume that Indemnitee is entitled to indemnification under this Agreement if Indemnitee has submitted a request for indemnification in accordance with Section 4 of this Agreement, and the Company shall bear the burden of proof to rebut that presumption in connection with the making by any Person or Persons of any determination contrary to that presumption.

(b) The termination of any Proceeding or of any claim, issue or matter therein by judgment, order, settlement or conviction, or upon a plea of nolo contendere or its equivalent, shall not (except as otherwise expressly provided in this Agreement) of itself adversely affect the right of Indemnitee to indemnification or create a presumption that Indemnitee did not act in good faith and in a manner which Indemnitee reasonably believed to be in or not opposed to the best interests of the Company and its stockholders, or, with respect to any criminal action or proceeding, that Indemnitee had reasonable cause to believe that his conduct was unlawful.

(c) Indemnitee’s conduct with respect to an employee benefit plan for a purpose he reasonably believed to be in the interests of the participants in and beneficiaries of the plan shall be deemed to be conduct that Indemnitee reasonably believed to be in or not opposed to the best interests of the Company and its stockholders.

 

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(d) For purposes of any determination hereunder, Indemnitee shall be deemed to have acted in good faith and in a manner Indemnitee reasonably believed to be in or not opposed to the best interests of the Company and its stockholders, or, with respect to any criminal action or proceeding, to have had no reasonable cause to believe his conduct was unlawful, if Indemnitee’s action was based on (i) the records or books of account of the Company or another Person, including financial statements, (ii) information supplied to Indemnitee by the officers of the Company or another Person in the course of their duties, (iii) the advice of legal counsel for the Company or another Person, or (iv) information or records given or reports made to the Company or another Person by an independent certified public accountant or by an appraiser or other expert selected with reasonable care by the Company or another Person.

6. Success on Merits or Otherwise . Notwithstanding any other provision of this Agreement, to the extent that Indemnitee has been successful on the merits or otherwise in defense of any Proceeding or in defense of any claim, issue or matter therein, he shall be indemnified against Expenses actually and reasonably incurred by him in connection with the investigation, defense, settlement or appeal thereof. For purposes of this Section 6 , the term “successful on the merits or otherwise” shall include, but not be limited to, (i) any termination, withdrawal or dismissal (with or without prejudice) of any Proceeding against Indemnitee without any express finding of liability or guilt against him, (ii) the expiration of 180 days after the making of any claim or threat of a Proceeding without the institution of the same and without any promise of payment or payment made to induce a settlement or (iii) the settlement of any Proceeding pursuant to which Indemnitee pays less than $100,000.

7. Partial Indemnification . If Indemnitee is entitled under any provision of this Agreement to indemnification by the Company for some or a portion of the Expenses of Indemnitee in connection with any Proceeding, but not, however, for the total amount thereof, the Company shall nevertheless indemnify Indemnitee for the portion thereof to which Indemnitee is entitled.

8. Costs . The Company shall also be solely responsible for paying (i) all reasonable expenses incurred by Indemnitee to enforce this Agreement, including, but not limited to, the costs incurred by Indemnitee to obtain court-ordered indemnification pursuant to Section 11 , regardless of the outcome of any such application or proceeding, and (ii) all costs of defending any Proceeding challenging payments to Indemnitee under this Agreement.

9. Advance of Expenses . (a) The Indemnitee hereby is granted the right to receive in advance of a final, nonappealable judgment or other final adjudication of a Proceeding (a “ Final Determination ”) the amount of any Expenses reasonably incurred or expected to be incurred by the Indemnitee in connection with any Proceeding (such amounts so expended or incurred being referred to as “ Advance Amounts ”), provided , however , that judgments and fines shall only be advanced to Indemnitee as Advanced Amounts when such judgments and fines are actually incurred and payable in advance of a Final Determination.

 

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(b) In making any written request for Advanced Amounts, the Indemnitee shall submit to the Company a schedule setting forth in reasonable detail the dollar amount of Expenses expended or incurred and expected to be expended. Each such listing shall be supported by the bill, agreement, or other documentation relating thereto, each of which shall be appended to the schedule as an exhibit. In addition, before Indemnitee may receive Advanced Amounts from the Company, Indemnitee shall provide to the Company (i) a written affirmation of Indemnitee’s good faith belief that the applicable standard of conduct set forth in the Charter, the MGCL and the Bylaws required for indemnification by the Company has been satisfied by Indemnitee, and (ii) a written undertaking by or on behalf of Indemnitee to repay the Advanced Amounts if it shall ultimately be determined that Indemnitee has not satisfied any applicable standard of conduct or is not otherwise entitled to receive indemnification under this Agreement. The written undertaking required from Indemnitee shall be an unlimited general obligation of Indemnitee but need not be secured. The Company shall pay to Indemnitee all Advanced Amounts within 20 days after receipt by the Company of all information and documentation required to be provided by Indemnitee pursuant to this Section 9(b) .

10. Indemnification for Expenses of a Witness . Notwithstanding any other provision of this Agreement, to the extent that Indemnitee is, by reason of any event or occurrence related to the fact that Indemnitee is or was an officer, director, employee or agent of the Company or any Subsidiary of the Company, or is or was serving at the request of the Company as an officer, director, partner, trustee, member, manager, employee or agent of another Person, a witness in any Proceeding, whether instituted by the Company or any other party, and to which Indemnitee is not a party, he shall be indemnified against all Expenses actually and reasonably incurred by him or on his behalf in connection therewith.

11. Enforcement . (a) If a claim for indemnification or advancement of Expenses made to the Company pursuant to Section 4 or 9 is not timely paid in full to Indemnitee by the Company as required by Section 4 or 9 , respectively, Indemnitee shall be entitled to seek judicial enforcement of the Company’s obligations to make such payment in an appropriate court in the State of Maryland. In the event that a determination is made that Indemnitee is not entitled to indemnification or advancement of Expenses hereunder: (i) Indemnitee may seek a de novo adjudication of Indemnitee’s entitlement to such indemnification or advancement either, at Indemnitee’s sole option, (A) an appropriate court in the State of Maryland, or (B) an arbitration to be conducted by a single arbitrator, located in Maryland, pursuant to the rules of the American Arbitration Association; (ii) any such judicial proceeding or arbitration shall not in any way be prejudiced by, and Indemnitee shall not be prejudiced in any way by, such adverse determination; and (iii) in any such judicial proceeding or arbitration, the Company shall have the burden of proving that Indemnitee is not entitled to indemnification or advancement of Expenses under this Agreement. Indemnitee shall commence a proceeding seeking an adjudication of Indemnitee’s right to indemnification or advancement of Expenses pursuant to the preceding sentence within six months following the date on which Indemnitee first has the right to commence such proceeding pursuant to this Section 11(a) .

(b) The Company shall be precluded from asserting in any judicial proceeding or arbitration commenced pursuant to the provisions of Section 11(a) that the procedures and presumptions of this Agreement are not valid, binding or enforceable and shall stipulate in any such court or before any such arbitrator that the Company is bound by all the provisions of this Agreement.

 

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(c) In any action brought under this Section 11 , it shall be a defense to a claim for indemnification (other than an action brought to enforce a claim for advancement of Expenses) that Indemnitee has not met the standards of conduct which make it permissible under the Charter, the MGCL and the Bylaws for the Company to indemnify Indemnitee for the amount claimed. The burden of proving such defense shall be on the Company.

12. Liability Insurance .

(a) The Company hereby covenants and agrees that, so long as the Indemnitee shall continue to serve as an officer, director, employee or agent of the Company or any Subsidiary of the Company and thereafter so long as the Indemnitee shall be subject to any possible Proceeding by reason of the fact that the Indemnitee was an officer, director, partner, trustee, member, manager, employee or agent of the Company or any Subsidiary of the Company, the Company, subject to Section 12(c) , shall promptly obtain and maintain in full force and effect directors’ and officers’ liability insurance (“ D&O Insurance ”) in reasonable amounts from established and reputable insurers, as more fully described below.

(b) In all policies of D&O Insurance, Indemnitee shall qualify as an insured in such a manner as to provide Indemnitee the same rights and benefits as are accorded to the most favorably insured of the Company’s independent directors (as defined by the insurer) if Indemnitee is such an independent director; or of the Company’s non-independent directors if Indemnitee is not an independent director; or of the Company’s officers if Indemnitee is an officer of the Company.

(c) Notwithstanding the foregoing, the Company shall have no obligation to obtain or maintain D&O Insurance if the Company determines in good faith that: such insurance is not reasonably available; the premium costs for such insurance are disproportionate to the amount of coverage provided; the coverage provided by such insurance is limited by exclusions so as to provide an insufficient benefit; Indemnitee is covered by similar insurance maintained by a subsidiary of the Company; the Company is to be acquired and a tail policy of reasonable terms and duration is purchased for pre-closing acts or omissions by Indemnitee; or the Company is to be acquired and D&O Insurance will be maintained by the acquirer that covers pre-closing acts and omissions by Indemnitee.

13. Survival of Rights .

(a) All agreements and obligations of the Company contained herein shall continue during the period Indemnitee is an officer, director, employee or agent of the Company or any Subsidiary of the Company and shall continue thereafter so long as Indemnitee shall be subject to any possible claim or threatened, pending or completed Proceeding by reason of the fact that Indemnitee was serving in the capacity referred to herein.

(b) The Company shall require any successor to the Company (whether direct or indirect, by purchase, merger, consolidation or otherwise) to all or substantially all of the business or assets of the Company, expressly to assume and agree to perform this Agreement in the same manner and to the same extent that the Company would be required to perform if no such succession had taken place.

 

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14. Nondisclosure of Payments . Except as expressly required by federal securities laws or other applicable laws or regulations or by judicial process, Indemnitee shall not disclose any payments made under this Agreement, whether indemnification or advancement of Expenses, unless prior written approval of the Company is obtained.

15. Nonexclusivity and Severability, Subrogation . (a) The right to indemnification and advancement of Expenses provided by this Agreement shall not be exclusive of any other rights to which Indemnitee may be entitled under the Charter or the Bylaws, the MGCL, Maryland law, any other statue, insurance policy, agreement, or vote of stockholders of the Company or of the Board (or otherwise), both as to actions in his official capacity and as to actions in another capacity while holding such office, and shall continue after Indemnitee has ceased to be a director or officer of the Company and shall inure to the benefit of his heirs, executors and administrators; provided , however , that to the extent Indemnitee otherwise would have any greater right to indemnification and/or advancement of Expenses under any provision of the Charter or the Bylaws or under any provision of the MGCL or Maryland law, Indemnitee shall be deemed to have such greater right pursuant to this Agreement; and, provided , further , that to the extent that any change is made to the MGCL or Maryland law (whether by legislative action or judicial decision), the Charter and/or the Bylaws that permits any greater right to indemnification and/or advancement of Expenses than that provided under this Agreement as of the date hereof, Indemnitee shall be deemed to have such greater right pursuant to this Agreement. No amendment, alteration, or repeal of this Agreement or of any provision hereof shall limit or restrict any right of Indemnitee under this Agreement in respect of any action taken or omitted by such Indemnitee prior to such amendment, alteration, or repeal.

(b) If any provision or provisions of this Agreement are held to be invalid, illegal or unenforceable for any reason whatsoever: (i) the validity, legality and enforceability of the remaining provisions of this Agreement (including, without limitation, all portions of any provisions of this Agreement containing any such provision held to be invalid, illegal or unenforceable, that are not themselves invalid, illegal or unenforceable) shall not in any way be affected or impaired thereby and (ii) to the fullest extent possible, the provisions of this Agreement (including, without limitation, all portions of any provisions of this Agreement containing any such provision held to be invalid, illegal or unenforceable, that are not themselves invalid, illegal or unenforceable) shall be construed so as to give effect to the intent manifested by the provision held invalid, illegal or unenforceable.

(c) In the event of any payment under this Agreement, the Company shall be subrogated to the extent of such payment to all of the right of recovery of Indemnitee, who shall execute all papers required and take all actions necessary to secure such rights, including execution of such documents as are necessary to enable the Company to bring suit to enforce such rights.

16. Notices . All notices, requests, demands and other communications under this Agreement shall be in writing and shall be deemed duly given (i) if delivered by hand and receipted for by the party addressed, on the date of such receipt, of (ii) if mailed by domestic

 

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certified or registered mail with postage prepaid, on the third business day after the date postmarked. Addresses for notice to either party are as shown on the signature page of this Agreement, or as subsequently modified by written notice.

17. Mutual Acknowledgement . Both the Company and Indemnitee acknowledge that in certain instances federal law or public policy may override applicable state law and prohibit the Company from indemnifying Indemnitee under this Agreement or otherwise. For example, the Company and Indemnitee acknowledge that the Securities and Exchange Commission has taken the position that indemnification is not permissible for liabilities arising under certain federal securities laws, and federal legislation prohibits indemnification for certain violations of the Employee Retirement Income Security Act. Indemnitee understands and acknowledges that the Company shall not be required to provide indemnification or advance Expenses in violation of any law or public policy.

18. Governing Law . This Agreement shall be governed by and construed in accordance with the laws of the State of Maryland, without giving effect to principles of conflict of laws.

19. Consent to Jurisdiction . The Company and Indemnitee each hereby irrevocably consent to the jurisdiction of the courts in the State of Maryland for all purposes in connection with any action, suit or proceeding which arises out of or relates to this Agreement.

20. Identical Counterparts . This Agreement may be executed in multiple counterparts, each of which shall for all purposes be deemed to be an original but all of which together shall constitute one and the same Agreement. Only one such counterpart signed by the party against whom enforcement is sought needs to be produced to evidence the existence of this Agreement.

21. Modification; Survival . This Agreement may be modified only by an instrument in writing signed by both parties hereto. The provisions of this Agreement shall survive the death, disability or incapacity of Indemnitee or the termination of Indemnitee’s service as a director or officer of the Company and shall inure to the benefit of Indemnitee’s heirs, executors and administrators.

 

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IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written.

 

INDEMNITEE:     CARETRUST REIT, INC.

 

    By:  

 

Name:  

 

    Name:  

 

      Title:  

 

Address:      

Address:

 

27101 Puerta Real, Suite 400

Mission Viejo, California 92691

Attn: William M. Wagner

 

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[Director’s or Officer’s Address]

[Insert Date]                                

CareTrust REIT, Inc.

27101 Puerta Real, Suite 400

Mission Viejo, California 92691

Dear CareTrust REIT, Inc.:

In connection with the advancement by CareTrust REIT, Inc. (the “Corporation”) of expenses incurred by me in connection with [identify proceeding], the undersigned represents to and agrees with the Corporation as follows:

(1) I hereby affirm my good faith belief that the standard of conduct necessary for indemnification by the Corporation as authorized in Section 2-418 of the Maryland General Corporation Law has been met; and

(2) I hereby undertake to repay the amounts advanced if it shall ultimately be determined that the standard of conduct specified in paragraph (1) above has not been met.

 

Very truly yours,

 

Name:  

 

 

Accepted and agreed:
CareTrust REIT, Inc.
By:  

 

Name:  

 

Title:  

 

 

13

Exhibit 99.1

 

LOGO

06/03/14

CareTrust REIT, Inc. Announces Completion of Spin-Off From The Ensign Group, Inc.

MISSION VIEJO, Calif., June 3, 2014 (GLOBE NEWSWIRE) – CareTrust REIT, Inc. (Nasdaq:CTRE) announced today the successful completion of its spin-off from The Ensign Group, Inc. (Nasdaq:ENSG). In the spin-off, Ensign stockholders received one share of CareTrust common stock for each share of Ensign common stock held at the close of business on May 22, 2014. The spin-off is effective from and after June 1, 2014, with CareTrust shares distributed on June 2, 2014.

“With the spin-off complete, we are excited to finally be a pure-play real estate business, and the newest REIT serving the growing healthcare industry,” said Greg Stapley, CareTrust’s Chief Executive Officer. He noted that CareTrust is seeking growth opportunities nationwide and intends to diversify its asset and tenant base.

Mr. Stapley also expressed appreciation to Ensign’s officers and directors who made the spin-off possible, and especially its legal and accounting staffs and the many outside consultants who worked tirelessly to complete the complex work of spinning out the new company and executing multiple financing transactions to facilitate the spin-off simultaneously. “Ensign will always be a part of our company’s heritage, and the foundation of our real estate portfolio, for which we are deeply grateful,” he added.

Since May 20, 2014, shares of CareTrust common stock have traded on a “when-issued” basis (Nasdaq:CTREV). The “when-issued” trading market was a market for shares of CareTrust common stock to be distributed to Ensign stockholders on the distribution date. Starting today, shares of CareTrust common stock will commence trading on the NASDAQ Global Select Market on a “regular-way” market (Nasdaq:CTRE).

As a result of the spin-off, CareTrust is now a separate and independent publicly traded, self-administered and self-managed real estate investment trust (“REIT”) primarily engaged in the ownership, acquisition and leasing of healthcare-related properties. CareTrust owns substantially all of the real property owned by Ensign prior to the spin-off, and leases these properties to Ensign on a triple-net basis (other than three independent living facilities which are operated by CareTrust). Ensign, through its consolidated operating subsidiaries, will continue to make acquisitions and provide healthcare services through its existing operations.

Wells Fargo Securities, LLC and Citigroup Global Markets Inc. served as lead financial advisors to Ensign in connection with the spin-off. Skadden, Arps, Slate, Meagher & Flom LLP served as Ensign’s primary legal advisor, and KPMG LLP provided tax advisory services.

About CareTrust TM

CareTrust REIT, Inc. is primarily engaged in the ownership, acquisition and leasing of healthcare-related properties. CareTrust is organized and conducts its operations to qualify as a REIT for U.S. federal income tax purposes. CareTrust generates revenues primarily by leasing


healthcare facilities to healthcare operators in triple-net lease arrangements. CareTrust expects to grow its portfolio by pursuing opportunities to acquire additional properties that will be leased to a diverse group of local, regional and national healthcare providers, which may include Ensign, as well as senior housing operators and related businesses. CareTrust also anticipates diversifying its portfolio over time, including by acquiring properties in different geographic markets, and in different asset classes. More information about CareTrust is available at http://www.CareTrustREIT.com.

Safe Harbor Statement under the Private Securities Litigation Reform Act of 1995:

This press release contains forward-looking statements that are based on management’s current expectations, assumptions and beliefs about its business, financial performance, operating results, the industry in which it operates and other future events. Forward-looking statements can often be identified by words such as “anticipates,” “expects,” “intends,” “plans,” “predicts,” “believes,” “seeks,” “estimates,” “may,” “will,” “should,” “would,” “could,” “potential,” “continue,” “ongoing,” similar expressions, and variations or negatives of these words. These forward-looking statements include, but are not limited to, statements regarding operational strategies, growth prospects and operating and financial performance. They are not guarantees of future results and are subject to risks, uncertainties and assumptions that could cause actual results to differ materially from those expressed in any forward-looking statement.

Risks and uncertainties related to CareTrust’s business, its industry and its common stock and include: expected benefits from the spin-off; the ability to make, on a timely or cost-effective basis, the changes necessary to operate as a separate and independent publicly traded company primarily focused on owning a portfolio of healthcare properties; the ability to qualify as a REIT or maintain status as a REIT; the ability and willingness of CareTrust’s tenants, operators or other third parties to meet and/or perform their obligations under their respective contractual arrangements with CareTrust, including CareTrust’s dependence upon Ensign to make payments to CareTrust under master leases; the ability of CareTrust’s tenants and operators, including Ensign, to comply with  federal, state and local licensure, certification and inspections laws and regulations; reduction of reimbursement rates from government and other third-party payors, upon which CareTrust’s tenants depend; CareTrust’s ability to retain its key management personnel; CareTrust’s level of indebtedness and covenants in CareTrust’s debt agreements, which may limit operational flexibility;  fluctuating interest rates; the impact of healthcare reform legislation on CareTrust and its tenants, which cannot be accurately predicted; and other risks inherent in the real estate business, including potential liability relating to environmental matters and illiquidity of real estate investments. Readers should not place undue reliance on any forward-looking statements and are encouraged to review the information statement filed as an exhibit to CareTrust’s registration statement on Form 10 filed with the Securities and Exchange Commission for a more complete discussion of the risks and other factors that could affect CareTrust’s business, prospects and any forward-looking statements. Except as required by the federal securities laws, CareTrust does not undertake any obligation to publicly update or revise any forward-looking statements, whether as a result of new information, future events, changing circumstances or any other reason after the date of this press release.

 

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CONTACT: CareTrust REIT, Inc., (949) 540-2000, ir@caretrustreit.com

SOURCE: CareTrust REIT, Inc.

 

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