Loan Agreement by and among 12 Delaware limited liability companies or limited partnerships listed on

 

THIS LOAN AGREEMENT (this “Agreement”) is made as of March 15, 2007, by and among the twelve (12) Delaware limited liability companies or limited partnerships listed on Schedule A attached hereto and made a part hereof (together with their respective successors and assigns, the “Borrowers”, and individually, a “Borrower”), and CAPMARK FINANCE INC., a California corporation (together with its successors and assigns, “Lender”).

 

 

A. Borrowers have requested a loan in the principal amount of $13,600,000.00.

 

B. Lender has agreed to make such loan on the terms and conditions hereinafter set forth.

 

 

NOW, THEREFORE, it is hereby agreed as follows:

 

ARTICLE I  

 

 

1.1  As used in this Agreement, the following terms shall have the following meanings unless the context hereof shall otherwise indicate:

 

“Accounts” means any rights of Borrowers, if any, arising from the operation of a Facility to payment for goods sold or leased or for services rendered, not evidenced by an Instrument, including, without limitation, (i) all accounts arising from the operation of a Facility, (ii) all moneys and accounts held by or for the benefit of Lender of this Agreement and under the Mortgage, and (iii) all rights to payment from Medicare or Medicaid programs, or similar state or federal programs, boards, bureaus or agencies and rights to payment from residents, private insurers, and others arising from the operation of the Facility, including rights to payment pursuant to Reimbursement Contracts. Accounts shall include the proceeds thereof (whether cash or noncash, moveable or immoveable, tangible or intangible) received from the sale, exchange, transfer, collection or other disposition or substitution thereof.

 

“Affiliate” means, with respect to any Person, (a) each Person that controls, is controlled by or is under common control with such Person, (b) each Person that, directly or indirectly, owns or controls, whether beneficially or as a trustee, guardian or other fiduciary, any of the Stock of such Person, and (c) each of such Person’s officers, directors, members, joint venturers and partners.

 

“Assignment of Leases and Rents” means that certain Assignment of Leases and Rents by each Borrower in favor of Lender.

 

“Assignment of Licenses” means, collectively, those certain Assignment of Licenses, Permits and Contracts to and for the benefit of Lender.

 

“Business Day” means a day, other than Saturday or Sunday and legal holidays, when Lender is open for business.

 

“Closing Date” means the date on which all or any part of the Loan is disbursed by Lender to or for the benefit of Borrower.

 

“Collateral” means, collectively, the Borrowers’ interest in the Mortgaged Property, Improvements, Equipment, Rents, Accounts, General Intangibles, Instruments, Inventory, Money, Permits (to the full extent assignable), Reimbursement Contracts, and all Proceeds, all whether now owned or hereafter acquired, and including replacements, additions, accessions, substitutions, and products thereof and thereto, and all other property which is or hereafter may become subject to a Lien in favor of Lender as security for any of the Loan Obligations.

“Commitment Letter” means the commitment letter issued by Lender to Borrowers dated of even date herewith.

 

“Default” means the occurrence or existence of any event which, but for the giving of notice or expiration of time or both, would constitute an Event of Default.

 

“Default Rate” with respect to each Note, has the meaning given to that term in such Note.

 

“Emeritus” means Emeritus Corporation, a publicly-traded company organized under the laws of the State of Washington.

“Environmental Permit” means any permit, license, or other authorization issued under any Hazardous Materials Law with respect to any activities or businesses conducted on or in relation to the Land and/or the Improvements.

 

“Equipment” means all beds, linens, televisions, carpeting, telephones, cash registers, computers, lamps, glassware, rehabilitation equipment, restaurant and kitchen equipment, and other fixtures and equipment, if any, owned by Borrowers located on, attached to or used or useful in connection with any of the Property or the Facilities and all renewals and replacements thereof and substitutions therefor; provided, however, that with respect to any items which are leased for the benefit of a Facility and not owned by a Borrower, the Equipment shall include the leasehold interest only of such Borrower together with any options to purchase any of said items and any additional or greater rights with respect to such items which such Borrower may hereafter acquire, but the foregoing shall not be construed to mean that such leasing shall be permitted hereunder and under the other Loan Documents.

 

“Event of Default” means any “Event of Default” as defined in Article VII hereof.

 

 

“Exhibit” means an Exhibit to this Agreement, unless the context refers to another document, and each such Exhibit shall be deemed a part of this Agreement to the same extent as if it were set forth in its entirety wherever reference is made thereto.

 

“Facilities” means the twelve (12) facilities listed on Schedule B attached hereto and made a part hereof located on the Land, as they may now or hereafter exist, together with any other general or specialized care facilities, if any (including any Alzheimer’s care unit, subacute, and any other healthcare related facility), now or hereafter operated on the Land, and, individually, a “Facility”.

 

“GAAP” means, as in effect from time to time, generally accepted accounting principles consistently applied as promulgated by the American Institute of Certified Public Accountants.

 

“General Intangibles” means all intangible personal property of Borrowers arising out of or connected with the Mortgaged Property or the Facilities and all renewals and replacements thereof and substitutions therefor (other than Accounts, Rents, Instruments, Inventory, Money, Permits, and Reimbursement Contracts), including, without limitation, things in action, contract rights and other rights to payment of money.

“Governmental Authority” means any nation or government, any state or other political subdivision thereof, and any Person exercising executive, legislative, judicial, regulatory or administrative functions of or pertaining to such government.

 

“Guarantor” means Emeritus.

 

“Guaranty Agreement” means that certain Guaranty Agreement of even date herewith executed by Emeritus in favor of Lender.

 

“Hazardous Materials” means petroleum and petroleum products and compounds containing them, including gasoline, diesel fuel and oil; explosives; flammable materials; radioactive materials; polychlorinated biphenyls (“PCBs”) and compounds containing them; lead and lead-based paint; asbestos or asbestos-containing materials in any form that is or could become friable; underground storage tanks, whether empty or containing any substance; any substance the presence of which on the Land and/or the Improvements is prohibited by any federal, state or local authority; any substance that requires special handling; and any other material or substance now or in the future defined as a “hazardous substance,” “hazardous material,” “hazardous waste,” “toxic substance,” “toxic pollutant,” “contaminant,” or “pollutant” within the meaning of any Hazardous Materials Law.

 

“Hazardous Materials Laws” means all federal, state, and local laws, ordinances and regulations and standards, rules, policies and other governmental requirements, administrative rulings and court judgments and decrees in effect now or in the future and including all amendments, that relate to Hazardous Materials and apply to Borrower or to the Land and/or the Improvements. Hazardous Materials Laws include, but are not limited to, the

 

Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601, et seq., the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq., the Toxic Substance Control Act, 15 U.S.C. Section 2601, et seq., the Clean Water Act, 33 U.S.C. Section 1251, et seq., and the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, and their state analogs.

 

“Improvements” means all buildings, structures and improvements of every nature whatsoever now or hereafter situated on the Land, including but not limited to, all gas and electric fixtures, radiators, heaters, engines and machinery, boilers, ranges, elevators and motors, plumbing and heating fixtures, carpeting and other floor coverings, water heaters, awnings and storm sashes, and cleaning apparatuses which are or shall be attached to the Land or said buildings, structures or improvements.

 

“Indebtedness” means any (a) obligations for borrowed money, (b) obligations, payment for which is being deferred by more than ninety (90) days, representing the deferred purchase price of property other than accounts payable arising in connection with the purchase of inventory customary in the trade and in the ordinary course of Borrower’s business, (c) obligations, whether or not assumed, secured by Liens or payable out of the proceeds or production from the Accounts and/or property now or hereafter owned or acquired, and (d) the amount of any other obligation (including obligations under financing leases) which would be shown as a liability on a balance sheet prepared in accordance with GAAP.

 

“Instruments” means all instruments, chattel paper, documents or other writings obtained from or in connection with the operation of the Mortgaged Property or the Facilities (including, without limitation, all ledger sheets, computer records and printouts, data bases, programs, books of account and files relating thereto).

 

“Intercreditor Agreement” means the Intercreditor and Subordination Agreement executed by and between Lender and Columbia Pacific Opportunity Fund, L.P., related to the Subordinated Debt.

 

“Inventory” means all inventories of food, beverages and other comestibles held by Borrowers for sale or use at or from the Mortgaged Property or the Facilities, and soap, paper supplies, medical supplies, drugs and all other such goods, wares and merchandise held by Borrowers for sale to or for consumption by guests, or residents of the Mortgaged Property or the Facilities and all such other goods returned to or repossessed by Borrowers.

 

“Land” means the land described in Exhibit “A” attached hereto and made a part hereof.

 

“Leases” has the meaning given to that term in the Mortgage.

 

“Lien” means any voluntary or involuntary mortgage, security deed, deed of trust, lien, pledge, assignment, security interest, title retention agreement, financing lease, levy, execution, seizure, judgment, attachment, garnishment, charge, lien or other encumbrance of any kind, including those contemplated by or permitted in this Agreement and the other Loan Documents.

 

“Loan” means the loan in the principal sum of $13,600,000.00 made by Lender to Borrowers as of the date hereof.

 

“Loan Documents” means, collectively, the Commitment Letter, this Agreement, the Note, the Mortgage, the Assignment of Leases and Rents, the Assignment of Licenses, the Guaranty Agreement, and the Subordination Agreement, together with any and all other documents executed by Borrowers, Guarantor or others, evidencing, securing or otherwise relating to the Loan.

 

“Loan Obligations” means the aggregate of all principal and interest owing from time to time under the Note and all expenses, charges and other amounts from time to time owing under the Note, this Agreement or the other Loan Documents and all covenants, agreements and other obligations from time to time owing to, or for the benefit of, Lender pursuant to the Loan Documents.

 

“Managed Care Plans” means any health maintenance organization, preferred provider organization, individual practice association, competitive medical plan, or similar arrangement, entity, organization, or Person.

 

“Management Agreement” means those two (2) certain Master Lease and Management Agreements dated of even date with this Agreement, between Manager and each Borrower, obligating Manager to operate and manage the Facilities.

 

“Manager” means Emeritus for the non-Texas Facilities, and ESC IV, L.P., a Washington limited partnership, for the Texas Facilities, and any successor manager of the Facilities approved by Lender in writing.

 

“Maturity Date” means April 1, 2009.

 

“Medicaid” means that certain program of medical assistance, funded jointly by the federal government and the States, for impoverished individuals who are aged, blind and/or disabled, and/or members of families with dependent children, which program is more fully described in Title XIX of the Social Security Act (42 U.S.C. §§ 1396 et seq.) and the regulations promulgated thereunder.

 

“Medicare” means that certain federal program providing health insurance for eligible elderly and other individuals, under which physicians, hospitals, skilled nursing homes, home health care and other providers are reimbursed for certain covered services they provide to the beneficiaries of such program, which program is more fully described in Title XVIII of the Social Security Act (42 U.S.C. §§ 1395 et seq.) and the regulations promulgated thereunder.

 

“Money” means all monies, cash, rights to deposit or savings accounts or other items of legal tender obtained from or for use in connection with the operation of a Facility.

 

“Mortgage” means collectively those certain twelve (12) Junior Mortgages or Deeds of Trust and Security Agreements executed by Borrowers in favor of or for the benefit of Lender and covering each Borrower’s respective Mortgaged Property.

 

“Mortgaged Property” has the meaning given to that term in the Mortgage.

 

“Note” means that certain Promissory Note of even date herewith in the principal amount of the Loan payable by Borrower to the order of Lender.

 

“OFAC List” means the list of specially designated nationals and blocked persons subject to financial sanctions that is maintained by the U.S. Treasury Department, Office of Foreign Assets Control and any other similar list maintained by the U.S. Treasury Department, Office of Foreign Assets Control pursuant to any Requirements of Law, including, without limitation, trade embargo, economic sanctions, or other prohibitions imposed by Executive Order of the President of the United States. The OFAC List currently is accessible through the internet website www.treas.gov/ofac/t11sdn.pdf.

 

“O&M Program” means a written program of operations and maintenance established or approved in writing by Lender relating to any Hazardous Materials in, on or under the Land and/or the Improvements.

 

“Permits” means all licenses, permits and certificates used or necessary in connection with the construction, ownership, operation, use or occupancy of the Mortgaged Property and/or the Facility, including, without limitation, business licenses, state health department licenses, food service licenses, licenses to conduct business, certificates of need and all such other permits, licenses and rights, obtained from any governmental, quasi-governmental or private person or entity whatsoever concerning ownership, operation, use or occupancy.

 

“Permitted Encumbrances” has the meaning given to that term in Section 5.2 hereof.

 

“Person” means an individual, partnership, limited partnership, corporation, limited liability company, business trust, joint stock company, trust, unincorporated association, joint venture, governmental authority or other entity of whatever nature.

 

“Proceeds” means all proceeds (including proceeds of insurance and condemnation) from the sale, exchange, transfer, collection, loss, damage, disposition, substitution or replacement of any of the Collateral.

 

“Reimbursement Contracts” means all third-party reimbursement contracts relating to the Facility which are now or hereafter in effect with respect to residents or patients qualifying for coverage under the same, including Medicare and Medicaid, Managed Care Plans and private insurance agreements, and any successor program or other similar reimbursement program and/or private insurance agreements, now or hereafter existing.

 

“Rents” means all rent and other payments of whatever nature from time to time payable pursuant to leases of the Mortgaged Property or the Facilities, or for retail space or other space at the Mortgaged Property (including, without limitation, rights to payment earned under leases for space in the Improvements for the operation of ongoing retail businesses such as newsstands, barbershops, beauty shops, physicians’ offices, pharmacies and specialty shops).

 

“Requirements of Law” means (a) the organizational documents of an entity, and (b) any law, regulation, ordinance, code, decree, treaty, ruling or determination of an arbitrator, court or other Governmental Authority, or any Executive Order issued by the President of the United States, in each case applicable to or binding upon such Person or to which such Person, any of its property or the conduct of its business is subject including, without limitation, laws, ordinances and regulations pertaining to the zoning, occupancy and subdivision of real property.

 

“Senior Loan” means the loan from Capmark Bank to Borrowers in the principal amount of $88,000,000.00, secured by first liens on the Facilities.

 

“Single Purpose Entity” means a Person which complies with the requirements of Section 5.4.

 

“Stock” means all shares, options, warrants, general or limited partnership interests, membership interests, participations or other equivalents (regardless of how designated) in a corporation, limited liability company, partnership or any equivalent entity, whether voting or nonvoting, including, without limitation, common stock, preferred stock, or any other “equity security” (as such term is defined in Rule 3a11-1 of the General Rules and Regulations promulgated by the Securities and Exchange Commission under the Securities Exchange Act of 1934, as amended).

 

“Subordinated Debt” has the meaning given to such term in Section 2.5.

 

“Subordination Agreement” means that certain Subordination of Management Agreement of even date herewith by and among Borrower, Manager, and Lender.

 

1.2  Singular terms shall include the plural forms and vice versa, as applicable, of the terms defined.

 

1.3  Each term contained in this Agreement and defined in the Uniform Commercial Code (the “UCC”) in effect from time to time in the state in which the Land is located shall have the meaning given to such term in the UCC, unless the context otherwise indicates, and shall include, without limitation, the meaning set forth in this Agreement.

 

1.4  All accounting terms used in this Agreement shall be construed in accordance with GAAP, except as otherwise specified.

 

1.5  All references to other documents or instruments shall be deemed to refer to such documents or instruments as they may hereafter be extended, renewed, modified, or amended and all replacements and substitutions therefor.

 

1.6  All references herein to “Medicaid” and “Medicare” shall be deemed to include any successor program thereto.

 

 

ARTICLE II  

 

 

2.1  The Loan. Each Borrower has agreed to borrow the Loan from Lender, and Lender has agreed to make the Loan to Borrowers, subject to Borrowers’ compliance with and observance of the terms, conditions, covenants, and provisions of this Agreement and the other Loan Documents, and each Borrower has made the covenants, representations, and warranties herein and therein as a material inducement to Lender to make the Loan.

 

2.2  Security for the Loan. The Loan will be evidenced, secured and guaranteed by the Loan Documents and the Collateral.

 

2.3  Limitation on Interest. All agreements between Borrowers and Lender, whether now existing or hereafter arising and whether written or oral, are hereby limited so that in no contingency, whether by reason of acceleration of the maturity of any indebtedness governed hereby or otherwise, shall the interest contracted for, charged or received by Lender exceed the maximum amount permissible under applicable law. If, from any circumstance whatsoever, interest would otherwise be payable to Lender in excess of the maximum lawful amount, the interest payable to Lender shall be reduced to the maximum amount permitted under applicable law; and, if from any circumstance the Lender shall ever receive anything of value deemed interest by applicable law in excess of the maximum lawful amount, an amount equal to any excessive interest shall be applied to the reduction of the principal of the Loan and not to the payment of interest, or, if such excessive interest exceeds the unpaid balance of principal of the Loan, such excess shall be refunded to Borrowers. All interest paid or agreed to be paid to Lender shall, to the extent permitted by applicable law, be amortized, prorated, allocated, and spread throughout the full period until payment in full of the principal of the Loan (including the period of any renewal or extension thereof) so that interest thereon for such full period shall not exceed the maximum amount permitted by applicable law. This paragraph shall control all agreements between the Borrowers and Lender.

 

2.4  Additional Financing. Lender acknowledges that Emeritus has borrowed the amount of $10,800,000.00 from Columbia Pacific Opportunity Fund, L.P., in order to complete the acquisition of the Facilities (the “Subordinated Debt”). The Subordinated Debt is secured by third, subordinate liens on the Facilities.

 

ARTICLE III  

 

 

To induce Lender to enter into this Agreement, and to make the Loan to Borrowers, each Borrower with respect to itself and its Facility, represents and warrants to Lender as follows:

 

3.1  Existence, Power and Qualification. Borrower is a duly organized and validly existing Delaware limited liability company or Delaware limited partnership, as the case may be, has the power to own its properties and to carry on its business as is now being conducted, and is duly qualified to do business and is in good standing in every jurisdiction in which the character of the properties owned by it or in which the transaction of its business makes its qualification

 

necessary, specifically including, without limitation, the State in which its applicable Facility is located.

 

3.2  Power and Authority. Borrower has full power and authority to borrow the indebtedness evidenced by the Note and to incur the Loan Obligations provided for herein, all of which have been authorized by all proper and necessary action. All consents, approvals authorizations, orders or filings of or with any court or governmental agency or body, if any, required for the execution, delivery and performance of the Loan Documents by Borrower have been obtained or made.

 

3.3  Single Purpose Entity. Borrower is a Single Purpose Entity.

 

3.4  Due Execution and Enforcement. Each of the Loan Documents to which Borrower is a party constitutes a valid and legally binding obligation of Borrower, enforceable in accordance with its respective terms (except as such enforcement may be limited by bankruptcy, insolvency, reorganization, receivership, moratorium, or other laws relating to the rights of creditors generally and by general principles of equity) and does not violate, conflict with, or constitute any default under any law, government regulation, decree, judgment, Borrower’s articles of organization, partnership agreement or operating agreement, as applicable, or any other agreement or instrument binding upon Borrower.

 

3.5  Pending Matters.

 

(a)  Operations; Financial Condition. No action or investigation is pending or, to the best of Borrower’s knowledge, threatened before or by any court or administrative agency which might result in any material adverse change in the financial condition, operations or prospects of Borrower or any lower reimbursement rate under the Reimbursement Contracts. Borrower is not in violation of any agreement, the violation of which might reasonably be expected to have a material adverse effect on its business or assets, and Borrower is not in violation of any order, judgment, or decree of any court, or any statute or governmental regulation to which it is subject.

 

(b)  Land and Improvements. There are no proceedings pending, or, to the best of Borrower’s knowledge, threatened, to acquire through the exercise of any power of condemnation, eminent domain or similar proceeding any part of the Land, the Improvements or any interest therein, or to enjoin or similarly prevent or restrict the use of the Land or the operation of the Facility in any manner. None of the Improvements is subject to any unrepaired casualty or other damage.

 

3.6  Financial Statements Accurate. All financial statements heretofore or hereafter provided by Borrower are and will be true and complete in all material respects as of their respective dates and fairly present the financial condition of Borrower, and there are no material liabilities, direct or indirect, fixed or contingent, as of the respective dates of such statements which are not reflected therein or in the notes thereto or in a written certificate delivered with such statements. The financial statements of Borrower have been prepared in accordance with GAAP. There has been no material adverse change in the financial condition, operations, or prospects of Borrower since the dates of such statements except as fully disclosed in writing with

 

the delivery of such statements. All financial statements of the operations of the Facility heretofore or hereafter provided to Lender are and will be true and complete in all material respects as of their respective dates.

 

3.7  Compliance with Facility Laws. Each Facility is duly licensed as an assisted living facility and is currently operated at the licensed unit/bed capacity set forth on Schedule B attached hereto and made a part hereof under the applicable laws of the state where the Facility is located. To Borrower’s actual knowledge, Borrower or Manager has obtained all Permits for the Facility, including, without limitation, the Certificate of Need, if applicable, which (a) are in full force and effect, (b) constitute all of the permits, licenses and certificates required for the use, operation and occupancy thereof, (c) have not been pledged as collateral for any loan or Indebtedness other than the Loan, (d) are held free from restrictions or any encumbrance which would materially adversely affect the use or operation of the Facility, and (e) except as set forth on Schedule 3.7 attached hereto and made a part hereof, are not provisional, probationary or restricted in any way. Borrower, the Facility and, to Borrower's actual knowledge, Manager are in compliance in all material respects with the applicable provisions of assisted living facility laws, rules, regulations and published interpretations to which the Facility is subject. No waivers of any laws, rules, regulations, or requirements (including, but not limited to, minimum foot requirements per bed) are required for the Facility to operate at the current licensed unit and/or bed capacity. To the extent required, Borrower is and, to Borrower’s actual knowledge, Manager is in good standing with all the respective agencies governing such applicable licenses and program certification. Borrower and/or the Facility is current in the payment of all so-called provider specific taxes or other assessments, if applicable. Borrower will maintain or cause to be maintained by Manager (without allowing to lapse) the Certificate of Need, if applicable, and any required Permits.

 

3.8  Maintain Unit Capacity. Neither Borrower nor Manager has granted to any third party the right to reduce the number of licensed beds or units in the Facility or to apply for approval to transfer the right to any or all of the licensed Facility units to any other location.

 

3.9  Medicare and Medicaid Compliance. The Facilities described in Schedule III are certified to participate in Medicaid. Except as set forth in Schedule III, none of the Facilities participates in any other Third-Party Payors’ Programs (as defined in Section 3.10 below).

 

3.10  Third Party Payors. There is no threatened or pending revocation, suspension, termination, probation, restriction, limitation, or nonrenewal affecting Borrower, Manager or the Facility or any participation or provider agreement with any third-party payor, including Medicare, Medicaid, Blue Cross and/or Blue Shield, and any other private commercial insurance managed care and employee assistance program (such programs, the “Third-Party Payors’ Programs”) to which Borrower or Manager presently is subject. All Medicare (if any), Medicaid (if any) and private insurance cost reports and financial reports submitted by Borrower or Manager are and will be materially accurate and complete and have not been and will not be misleading in any material respects. No cost reports for the Facility remain “open” or unsettled except as otherwise disclosed.

 

3.11  Governmental Proceedings and Notices. Neither Borrower nor Guarantor nor Manager nor the Facility is currently the subject of any proceeding by any governmental agency, and no notice of any violation has been received from any federal, state or local government or quasi-governmental body or agency or any administrative or investigative body that would, directly or indirectly, or with the passage of time:

 

(a)  have a material adverse impact on Borrower’s or Manager’s ability to accept and/or retain residents or result in the imposition of a fine, a sanction, a lower rate certification or a lower reimbursement rate for services rendered to eligible residents;

 

(b)  modify, limit or annul or result in the transfer, suspension, revocation or imposition of probationary use of any of the Permits; or

 

(c)  affect Borrower’s continued participation in the Medicare or Medicaid programs or any other Third-Party Payors’ Programs, or any successor programs thereto, at current rate certifications.

 

3.12  Physical Plant Standards. The Facility and the use thereof comply in all material respects with all applicable local, state and federal building codes, fire codes, health care, nursing/assisted living/senior housing facility (as applicable) and other similar regulatory requirements (the “Physical Plant Standards”), and no waivers of Physical Plant Standards exist at the Facility.

 

3.13  Pledge of Receivables. Borrower has not pledged its Accounts as collateral security for any loan or Indebtedness other than, if applicable, the Loan.

 

3.14  Payment of Taxes and Property Impositions. Borrower has filed all federal, state, and local tax returns which it is required to file and has paid, or made adequate provision for the payment of, all taxes and assessments which are shown pursuant to such returns or are required to be shown thereon, including, without limitation, provider taxes which are due and owing as of the date hereof. All such returns are complete and accurate in all respects. Borrower has paid or made adequate provision for the payment of all applicable water and sewer charges, ground rents (if applicable) and Taxes (as defined in the Mortgage) with respect to the Land and/or the Improvements which are due and owing as of the date hereof.

 

3.15  Title to Mortgaged Property. Borrower has good and marketable title to all of the Mortgaged Property, subject to no lien, mortgage, pledge, encroachment, zoning violation, or encumbrance, except Permitted Encumbrances (specifically including special exceptions reflected in Lender’s title insurance policies insuring the Mortgage) which do not materially interfere with the security intended to be provided by the Mortgage or the current use or operation of the Land and the Improvements or the current ability of the Facility to generate net operating income sufficient to service the Loan. All Improvements situated on the Land are situated wholly within the boundaries of the Land.

 

3.16  Priority of Mortgage. The Mortgage constitutes a valid first lien against the real and personal property described therein, prior to all other liens or encumbrances, including those which may hereafter accrue, excepting only Permitted Encumbrances.

 

3.17  Location of Chief Executive Offices. The location of Borrower’s chief executive office is set forth on Exhibit “B” hereto. Borrower has no place of business other than the locations of the Facilities listed on Schedule “B”.

 

3.18  Disclosure. All information furnished or to be furnished by Borrower to Lender in connection with the Loan or any of the Loan Documents is, or will be at the time the same is furnished, accurate and correct in all material respects and complete insofar as completeness may be necessary to provide Lender with true and accurate knowledge of the subject matter.

 

3.19  Trade Names. Borrower has not changed its name, been known by any other name, or been a party to a merger, reorganization or similar transaction within the last five (5) years.

 

3.20  ERISA. As of the date hereof and throughout the term of this Agreement,

 

(a)  Borrower is not an “employee benefit plan,” as defined in Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”), subject to Title I of ERISA, and none of the assets of Borrower constitute “plan assets” (within the meaning of Department of Labor Regulation Section 2510.3-101) of one or more such plans, and

 

(b)  Borrower is not a “governmental plan” within the meaning of Section 3(32) of ERISA, and transactions by or with Borrower are not be subject to state statutes regulating investments of, and fiduciary obligations with respect to, governmental plans.

 

The execution and delivery of the Loan Documents and the borrowing of indebtedness hereunder do not constitute a non-exempt prohibited transaction under Section 406 of ERISA or Section 4975 of the Internal Revenue Code of 1986, as amended (the “Code”).

 

3.21  Ownership. The ownership interests of the Persons comprising Borrower and each of the respective interests in Borrower are correctly and accurately set forth on Exhibit “C” hereto.

 

3.22  Compliance with Applicable Laws. The Facility and its operations and the Land and Improvements comply in all material respects with all covenants and restrictions of record and applicable laws, ordinances, rules and regulations, including, without limitation, the Americans with Disabilities Act and the regulations thereunder, and all laws, ordinances, rules and regulations relating to zoning, setback requirements and building codes and there are no waivers of any building codes currently in existence for the Facility.

 

3.23  Solvency. Borrower is solvent for purposes of 11 U.S.C. § 548, and the borrowing of the Loan will not render Borrower insolvent for purposes of 11 U.S.C. § 548.

 

3.24  Management Agreement. The Management Agreement is in full force and effect, and there are no defaults (either monetarily or non-monetarily) by Manager or Borrower thereunder.

 

3.25  Other Indebtedness. Borrower has no outstanding Indebtedness, secured or unsecured, direct or contingent (including any guaranties), other than indebtedness which represents trade payables or accrued expenses incurred in the ordinary course of business of owning and operating the Mortgaged Property and other than the Senior Loan; no other debt incurred by Borrower after the date hereof will be secured (senior, subordinate or pari passu) by the Mortgaged Property other than the Senior Loan.

 

3.26  Other Obligations. Borrower has no material financial obligation under any indenture, mortgage, deed of trust, loan agreement or other agreement or instrument to which Borrower is a party or by which Borrower or the Mortgaged Property is otherwise bound, other than obligations incurred in the ordinary course of the operation of the Mortgaged Property and other than obligations under the Mortgage and the other Loan Documents.

 

3.27  Fraudulent Conveyances. Borrower (a) has not entered into this Agreement or any of the other Loan Documents with the actual intent to hinder, delay, or defraud any creditor and (b) Borrowers together have received reasonably equivalent value in exchange for their collective obligations under the Loan Documents. Giving effect to the transactions contemplated by the Loan Documents, the fair saleable value of Borrower’s assets exceeds and will, immediately following the execution and delivery of the Loan Documents, be greater than Borrower’s probable liabilities, including the maximum amount of its contingent liabilities or its debts as such debts become absolute and mature. Borrower’s assets do not and, immediately following the execution and delivery of the Loan Documents will not, constitute unreasonably small capital to carry out its business as conducted or as proposed to be conducted. Borrower does not intend to, and does not believe that it will, incur debts and liabilities (including, without limitation, contingent liabilities and other commitments) beyond its ability to pay such debts as they mature (taking into account the timing and amounts to be payable on or in respect of obligations of Borrower).

 

3.28  Representations and Warranties. Borrower agrees that its representations and warranties and covenants contained herein are true and correct as of the date hereof and shall survive the making of the Loan and the assignment and delivery of the Loan to any participant of the Loan. 

 

3.29  Use of Loan Proceeds. The Loan is primarily for commercial or business purposes and are not primarily for personal, family or household purposes.

 

3.30  No Change in Facts or Circumstances. All information in any application for the Loan submitted to Lender (the “Loan Application”) and in all financial statements, rent rolls, reports, certificates and other documents submitted in connection with the Loan Application are complete and accurate in all material respects. There has been no material adverse change in any fact or circumstance that would make any such information incomplete or inaccurate.

 

3.31  Fraud and Abuse.

 

(a) Anti-Kickback Law. After consultation with counsel concerning the federal anti-kickback law (42 U.S.C.A. SEC. 1320a-7b(b)), neither Borrower nor its agent have offered or given any remuneration or thing of value to any person to encourage referral to the

 

facility nor has Borrower or its agent solicited or received any remuneration or thing of value in exchange for Borrower’s agreement to make referrals or to purchase goods or services for the Facility.

 

(b) Relationships. No physician or other healthcare practitioner has an ownership interest in, or financial relationship with, Borrower, Manager or the Facility.

 

(c) Required Adjustments. All cost report periods for all Facility payors have been closed and settled, and all required adjustments have been fully paid and/or implemented, if applicable.

 

3.32  No Illegal Activity as Source of Funds. No portion of the Mortgaged Property has been or will be purchased, improved, equipped or furnished with proceeds of any illegal activity.

 

3.33  Compliance with Anti-Terrorism, Embargo, Sanctions and Anti-Money Laundering Laws. Borrower, and to the best of Borrower's knowledge, after having made diligent inquiry, (a) each Person owning an interest of 20% or more in Borrower and in the Single Purpose Entity that is the managing member or general partner of Borrower, (b) Guarantor,  and (c) Manager: (i) is not currently identified on OFAC List, and (ii) is not a Person with whom a citizen of the United States is prohibited to engage in transactions by any trade embargo, economic sanction, or other prohibition of United States law, regulation, or Executive Order of the President of the United States. Borrower has implemented procedures, and will consistently apply those procedures throughout the term of the Loan, to ensure the foregoing representations and warranties remain true and correct during the term of the Loan.

 

 

ARTICLE IV  

 

 

Each Borrower agrees with and covenants unto Lender that until the Loan Obligations have been paid in full, Borrower shall, with respect to its Facility:

 

4.1  Payment of Loan/Performance of Loan Obligations. Duly and punctually pay or cause to be paid the principal and interest of the Note in accordance with its terms and duly and punctually pay and perform or cause to be paid or performed all Loan Obligations hereunder and under the other Loan Documents.

 

4.2  Maintenance of Existence. Maintain Borrower’s existence as a Delaware limited liability company or Delaware limited partnership, as applicable, and, in each jurisdiction in which the character of the property owned by it or in which the transaction of its business makes qualification necessary, maintain good standing, and qualification to do business.

 

4.3  Maintenance of Single Purpose Status. Maintain its existence as a Single Purpose Entity.

 

4.4  Accrual and Payment of Taxes. During each fiscal year, make accurate provision for the payment in full of all current tax liabilities of all kinds including, without limitation, federal and state income taxes, franchise taxes, payroll taxes, provider taxes (to the extent necessary to participate in and receive maximum funding pursuant to Reimbursement Contracts), Taxes (as defined in the Mortgage), all required withholding of income taxes of employees, all required old age and unemployment contributions, and all required payments to employee benefit plans, and pay the same when they become due.

 

4.5  Insurance. Maintain, at its expense, the following insurance coverages and policies with respect to the Mortgaged Property and the Facility, which coverages and policies must be acceptable to Lender’s insurance consultant in its sole discretion:

 

(a)  Comprehensive “all risk” or “special” cause of loss insurance, including coverage for windstorms and hail, in an amount equal to 100% of the full replacement cost of the Facility, which replacement cost shall be determined by the “Insurable Value” or “Cost Approach to Value” reflected in the most recent Lender approved appraisal for the Facility, without deduction for depreciation. Such insurance shall also include (i) agreed insurance amount endorsement waiving all co-insurance provisions, and (ii) an “Ordinance or Law Coverage” endorsement if the Facility or the use thereof shall constitute a legal non-conforming structure or use.

 

(b)  Commercial general liability insurance against claims for sexual harassment abuse of residents and/or patients, personal injury, bodily injury, death or property damage, in or about the Facility to be on a so-called “occurrence” basis for at least $1,000,000.00 per occurrence and $3,000,000.00 in the aggregate with a $10,000,000.00 umbrella coverage.

 

(c)  Professional liability insurance against claims for personal injury, bodily injury or death, in or about the Facility to be on a so-called “occurrence” basis for at least $1,000,000.00 per occurrence and $5,000,000.00 in the aggregate.

 

(d)  Business interruption income insurance for the Facility in an amount equal to 100% of the net income plus carrying costs and extraordinary expenses of the Facility for a period of eighteen (18) months as projected by Lender, containing a 180-day extended period of indemnity endorsement.

 

(e)  Flood Hazard insurance if any portion of the Improvements is located in a “flood zone area,” as identified in the Federal Register by the Federal Emergency Management Agency as a 100-year flood zone or “special flood hazard area” and in which flood insurance is available. In lieu thereof, Lender will accept proof, satisfactory to it in its sole discretion, that the Improvements are not within the boundaries of a designated area.

 

(f)  Workers’ compensation insurance, if applicable and required by state law, subject to applicable state statutory limits, and employer’s liability insurance with a limit of $1,000,000.00 per accident and per disease per employee with respect to the Facility.

 

(g)  Comprehensive boiler and machinery insurance, including property damage coverage and time element coverage in an amount equal to 100% of the full replacement cost,

 

without deduction for depreciation, of the Facility housing the machinery, if steam boilers, pipes, turbines, engines or any other pressure vessels are in operation with respect to the Facility. Such insurance coverage shall include a “joint loss” clause if such coverage is provided by an insurance carrier other than that which provides the comprehensive “all risk” insurance described above.

 

(h)  During the period of any construction and/or renovation of capital improvements with respect to the Facility or any new construction at the Facility, builder’s risk insurance for any improvements under construction and/or renovation, including, without limitation, costs of demolition and increased cost of construction or renovation, in an amount equal the amount of the general contract plus the value of any existing purchase money financing for improvements and materials stored on or off the Property, including “soft cost” coverage.

 

(i)  If the Facility is located in a seismically active area or an area prone to geologic instability and mine subsidence, Lender may require an inspection by a qualified structural or geological engineer satisfactory to Lender, and at Borrower’s expense. The Facility must be structurally and geologically sound and capable of withstanding normal seismic activity or geological movement. Lender reserves the right to require earthquake insurance or Maximum Probable Loss insurance on a case by case basis in amounts determined by Lender.

 

(j)  Such other insurance coverages as may be deemed necessary at any time during the term of the Loan and as shall be provided within such time periods as Lender may determine, in each case, in its commercially reasonable discretion.

 

All insurance policies shall have a term of not less than one year and shall be in the form and amount and with deductibles as, from time to time, shall be acceptable to Lender in its sole discretion. All such policies shall provide for loss payable solely to Lender and shall contain a standard “non-contributory mortgagee” endorsement or its equivalent relating, among other things, to recovery by Lender notwithstanding the negligent or willful acts or omissions of Borrower and notwithstanding (i) occupancy or use of the Facility for purposes more hazardous than those permitted by the terms of such policy, (ii) any foreclosure or other action taken by Lender pursuant to the Mortgage upon the occurrence of an Event of Default thereunder, or (iii) any change in title or ownership of the Facility.

 

All insurance policies must be written by an admitted carrier licensed in the State in which the Facility is located and such insurance carrier must have a long-term senior debt rating of at least “A” by Standard and Poor’s Rating Service; provided, that if the initial principal balance of the Loan is in excess of $25,000,000.00, such insurance carrier must have a long-term senior debt rating of at least “AA” by Standard & Poor’s Rating Service.

 

All liability insurance policies (including, but not limited to, general liability, professional liability and any applicable blanket and/or umbrella policies) must name “Capmark Finance, Inc. and its successors and/or assigns” as additional insureds, and all property insurance policies must name “Capmark Finance, Inc. and its successors and/or assigns” as the named mortgage holder entitled to all insurance proceeds. Lender shall have the right, without Borrower’s consent, by notice to the insurance company, to change the additional insured and named mortgagee endorsements in connection with any sale of the Loan.

 

All insurance policies for the above-required insurance must provide for thirty (30) days prior written notice of cancellation to Lender.

 

Policies or binders, together with evidence of the above required insurance on ACORD Form 27 or its equivalent, must be submitted to Lender prior to setting the interest rate on the Loan.

 

With respect to insurance policies which require payment of premiums annually, not less than thirty (30) days prior to the expiration dates of the insurance policies obtained pursuant to this Agreement, Borrower shall pay such amount, except to the extent Lender is escrowing sums therefor pursuant to the Loan Documents. Not less than thirty (30) days prior to the expiration dates of the insurance policies obtained pursuant to this Agreement, originals or certified copies of renewals of such policies (or certificates evidencing such renewals) bearing notations evidencing the payment of premiums or accompanied by other evidence satisfactory to Lender of such payment, which premiums shall not be paid by Borrower through or by any financing arrangement, shall be delivered by Borrower to Lender at the address set forth in Section 8.7 hereof. Borrower shall not carry separate insurance, concurrent in kind or form or contributing in the event of loss, with any insurance required under this Section 4.5. If the limits of any policy required hereunder are reduced or eliminated due to a covered loss, Borrower shall pay the additional premium, if any, in order to have the original limits of insurance reinstated, or Borrower shall purchase new insurance in the same type and amount that existed immediately prior to the loss.

 

If Borrower fails to maintain and deliver to Lender the original policies or certificates of insurance required by this Agreement, Lender may, at its option, procure such insurance and Borrower shall pay or, as the case may be, reimburse Lender for, all premiums thereon promptly, upon demand by Lender, with interest thereon at the Default Rate from the date paid by Lender to the date of repayment and such sum shall constitute a part of the Loan Obligations.

 

The insurance required by this Agreement may, at the option of Borrower, be effected by blanket and/or umbrella policies issued to Borrower or to an Affiliate of Borrower covering the Facility and the properties of such Affiliate; provided that, in each case, the policies otherwise comply with the provisions of this Agreement and allocate to the Facility, from time to time, the coverage specified by this Agreement, without possibility of reduction or coinsurance by reason of, or damage to, any other property (real or personal) named therein. If the insurance required by this Agreement shall be effected by any such blanket or umbrella policies, Borrower shall furnish to Lender original policies or certified copies thereof, with schedules attached thereto showing the amount of the insurance provided under such policies which is applicable to the Facility.

 

Neither Lender nor its agents or employees shall be liable for any loss or damage insured by the insurance policies required to be maintained under this Agreement; it being understood that (a) Borrower shall look solely to its insurance company for the recovery of such loss or damage, (b) such insurance company shall have no rights of subrogation against Lender, its agents or employees, and (c) Borrower shall use its best efforts to procure from such insurance company a waiver of subrogation rights against Lender. If, however, such insurance policies do

 

not provide for a waiver of subrogation rights against Lender (whether because such a waiver is unavailable or otherwise), then Borrower hereby agrees, to the extent permitted by law and to the extent not prohibited by such insurance policies, to waive its rights of recovery, if any, against Lender, its agents and employees, whether resulting from any damage to the Facility, any liability claim in connection with the Facility or otherwise. If any such insurance policy shall prohibit Borrower from waiving such claims, then Borrower must obtain from such insurance company a waiver of subrogation rights against Lender.

 

Borrower appoints Lender as Borrower’s attorney-in-fact, which appointment shall be deemed irrevocable and coupled with an interest, to cause the issuance of an endorsement of any insurance policy to bring Borrower into compliance herewith and, as limited above, at Lender’s sole option, to make any claim for, receive payment for, and execute and endorse any documents, checks or other instruments in payment for loss, theft, or damage covered under any such insurance policy; provided, however, that in no event will Lender be liable for failure to collect any amounts payable under any insurance policy.

 

Subject to the terms of any forbearance letter issued by Lender in connection with the Loan, each Borrower appoints Lender as Borrower’s attorney-in-fact to cause the issuance of an endorsement of any insurance policy to bring Borrower into compliance herewith and, as limited above, at Lender’s sole reasonable option, to make any claim for, receive payment for, and execute and endorse any documents, checks or other instruments in payment for loss, theft, or damage covered under any such insurance policy; provided, however, that in no event will Lender be liable for failure to collect any amounts payable under any insurance policy.

 

4.6  Proceeds of Insurance or Condemnation. If, after damage to or destruction of or condemnation of the Mortgaged Property (or any part thereof), the net Proceeds of insurance or condemnation (after payment of Lender’s reasonable costs and expenses in connection with the administration thereof) are:

 

(a)  less than Two Hundred Fifty Thousand Dollars ($250,000.00), Lender shall deliver such proceeds to Borrower to be applied within thirty (30) days thereafter to the repair, restoration and replacement by Borrower of the Improvements, Equipment and Inventory damaged, destroyed or taken,

 

or

 

(b)  Two Hundred Fifty Thousand Dollars ($250,000.00) or more and Lender agrees, at its option, to make such net Proceeds available to Borrower, Lender shall make such net Proceeds available to Borrower on the following terms:

 

(i)  The aggregate amount of all such Proceeds shall not exceed the aggregate amount of all such Loan Obligations;

 

(ii)  At the time of such loss or damage and at all times thereafter while Lender is holding any portion of such Proceeds, there shall exist no Default or Event of Default;

 

(iii)  The Improvements, Equipment, and Inventory to which loss or damage has resulted shall be capable of being restored to its preexisting condition and utility in all material respects with a value equal to or greater than that which existed prior to such loss or damage and such restoration shall be capable of being completed prior to the earlier to occur of (i) the expiration of business interruption insurance as determined by an independent inspector or (ii) the Maturity Date;

 

(iv)  Within thirty (30) days from the date of such loss or damage Borrower shall have given Lender a written notice electing to have the Proceeds applied for such purpose;

 

(v)  Within sixty (60) days following the date of notice under the preceding subparagraph (iv) and prior to any Proceeds being disbursed to Borrower, Borrower shall have provided to Lender all of the following:

 

(A)  complete plans and specifications for restoration, repair and replacement of the Improvements, Equipment and Inventory damaged to the condition, utility and value required by (iii) above,

 

(B)  if loss or damage exceeds Fifty Thousand Dollars ($50,000), fixed-price or guaranteed maximum cost bonded construction contracts for completion of the repair and restoration work in accordance with such plans and specifications,

 

(C)  builder’s risk insurance for the full cost of construction with Lender named under a standard mortgagee loss-payable clause

 

(D)  such additional funds as in Lender’s reasonable opinion are necessary to complete such repair, restoration and replacement, and

 

(E)  copies of all permits and licenses necessary to complete the work in accordance with the plans and specifications;

 

(vi)  Lender may, at Borrower’s expense, retain an independent inspector to review and approve plans and specifications and completed construction and to approve all requests for disbursement, which approvals shall be conditions precedent to release of Proceeds as work progresses;

 

(vii)  No portion of such Proceeds shall be made available by Lender for architectural reviews or for any other purposes which are not directly attributable to the cost of repairing, restoring or replacing the Improvements, Equipment and Inventory to which a loss or damage has occurred unless the same are covered by such insurance;

 

(viii)  Borrower shall diligently pursue such work and shall complete such work prior to the earlier to occur of the expiration of business interruption insurance or the Maturity Date;

 

(ix)  Each disbursement by Lender of such Proceeds and deposits shall be funded subject to conditions and in accordance with disbursement procedures which a commercial construction lender would typically establish in the exercise of sound banking practices and shall be made only upon receipt of disbursement requests on an AIA G702/703 form (or similar form approved by Lender) signed and certified by Borrower and, if required by Lender, its architect and general contractor with appropriate invoices and lien waivers as required by Lender; and

 

(x)  Lender shall have a first lien on and security interest in all building materials and completed repair and restoration work and in all fixtures and equipment acquired with such Proceeds, and Borrower shall execute and deliver such mortgages, deeds of trust, security agreements, financing statements and other instruments as Lender shall request to create, evidence, or perfect such lien and security interest.

 

In the event and to the extent that such Proceeds are not required to be used for the repair, restoration and replacement of the Improvements, Equipment and Inventory to which a loss or damage has occurred, or, if the conditions set forth herein for such application are otherwise not satisfied, then Lender shall be entitled without notice to or consent from Borrower to apply such Proceeds, or the balance thereof, at Lender’s option either (a) to the full or partial payment or prepayment of the Loan Obligations (without premium) in the manner aforesaid or (b) to the repair, restoration and/or replacement of all or any part of such Improvements, Equipment and Inventory to which a loss or damage has occurred. Any excess Proceeds after such application by Lender shall be paid to Borrower.

 

4.7  Financial and Other Information. Provide Lender, and cause Guarantor and Manager to provide to Lender, at its address set forth in Section 8.7 and at Capmark Bank, 2801 Highway 280 South, Suite 305, Birmingham, AL 35223, the following financial statements and information on a continuing basis during the term of the Loan:

 

(a)  Within one hundred twenty (120) days after the end of each fiscal year of Borrower, unaudited financial statements prepared in accordance with GAAP by a nationally recognized accounting firm or independent certified public accounting firm acceptable to the Lender, which statements shall include a balance sheet and a statement of income and expenses for the year then ended.

 

(b)  Within one hundred twenty (120) days after the end of each fiscal year of Emeritus audited financial statements of Emeritus prepared in accordance with GAAP by a nationally recognized accounting firm or independent certified public accounting firm acceptable to the Lender, which statements shall include a balance sheet and a statement of income and expenses for the year then ended. In lieu of its obligations hereunder, Emeritus may submit to Lender, upon its filing thereof, a copy of its Form 10-K as filed with the United States Securities and Exchange Commission.

 

(c)  Within forty-five (45) days after the end of each of the first three (3) fiscal quarters, and within one hundred-twenty (120) days after the end of the fourth fiscal quarter of each Facility, unaudited interim financial statements of the operations of each Facility, certified as true and correct in all material respects by a financial officer of Borrower, prepared in

 

accordance with GAAP, which statements shall include a balance sheet, statement of income and expenses and occupancy information for the quarter then ended. Such statements of the Facility shall be accompanied by the Summary of Financial Statements and Census Data attached hereto as Exhibit “D”.

 

(d)  Within sixty (60) days after the end of each of the first three (3) fiscal quarters of Emeritus, financial statements of Emeritus, including a balance sheet and a statement of income and expenses for the quarter then ended, which shall be satisfied by providing a copy of Form 8-K as filed by Emeritus with the United States Securities and Exchange Commission.

 

(e)  If requested by Lender, within thirty (30) days after the filing deadline, as may be extended from time to time, copies of all federal, state and local tax returns of Borrower and Emeritus, together with all supporting documentation and required schedules.

 

(f)  If and to the extent applicable, within twenty (20) days after filing or receipt, all Medicaid cost reports and any amendments thereto filed with respect to the Facility and all responses, audit reports, or other inquiries with respect to such cost reports.

 

(g)  If and to the extent applicable, within twenty (20) days after receipt, copies of all licensure and certification survey reports and statements of deficiencies (with plans of correction attached thereto).

 

(h)  If and to the extent applicable, within ten (10) days after receipt, a copy of the “Medicaid Rate Calculation Worksheet” (or the equivalent thereof) from the applicable agency.

 

(i)  If and to the extent applicable, within ten (10) days of receipt, a statement of the number of resident days for which the Facility has received the Medicare default rate for any applicable period. For purposes herein, “default rate” shall have the meaning ascribed to it in that certain applicable Medicare rate notification letter prepared in connection with any review or survey of the Facility.

 

(j)  Within three (3) days after receipt, any and all notices (regardless of form) from any and all licensing and/or certifying agencies, including but not limited to, that the Facility’s license is being downgraded to a substandard category, revoked or suspended, or that action is pending or being considered to downgrade to a substandard category, revoke or suspend the Facility’s license or certification.

 

(k)  If requested by Lender, evidence of payment by Borrower or Manager of any applicable provider bed taxes or similar taxes.

 

(l)  If requested by Lender, within forty-five (45) days after the end of each June and December, and more frequently if requested by Lender, an aged accounts receivable report for each Facility in sufficient detail to show amounts due from each class of resident-mix, if applicable (i.e., private, Medicare, Medicaid and V.A.), by the account age classifications of 30 days, 60 days, 90 days, 120 days, and over 120 days.

 

Lender reserves the right to require that the annual and/or quarterly financial statements of each Borrower and Emeritus be audited and prepared by a nationally recognized accounting firm or independent certified public accounting firm acceptable to Lender, at their respective sole cost and expense, if (i) an Event of Default exists, (ii) if required by internal policy or by any investor in any securities backed in whole or in part by the Loan or any rating agency rating such securities, or (iii) if Lender has reasonable grounds to believe that the unaudited financial statements do not accurately represent the financial condition of Borrower or Guarantor, as the case may be.

 

Lender further reserves the right to require such other financial information of Borrower, Emeritus, Manager and/or each Facility, at such other times (including monthly or more frequently) as it shall deem necessary. All financial statements must be in the form and detail as Lender shall from time to time request.

 

4.8  Compliance Certificate. At the time of furnishing the quarterly operating statements required under Section 4.7 herein, furnish to Lender a compliance certificate in the form attached hereto as Exhibit “E” executed by a financial officer of Borrower.

 

4.9  Books and Records. Keep and maintain at all times at the Facility or Manager’s offices, and upon Lender’s request make available at the Facility, complete and accurate books of account and records (including copies of supporting bills and invoices) adequate to reflect correctly the results of the operation of the Facility, and copies of all written contracts, leases (if any), and other instruments which affect the Mortgaged Property, which books, records, contracts, leases (if any) and other instruments shall be subject to examination and inspection at any reasonable time by Lender (upon reasonable advance notice, which for such purposes only may be given orally, except in the case of an emergency or following an Event of Default, in which case no advance notice shall be required); provided, however, that if an Event of Default has occurred and is continuing, Borrower shall deliver to Lender upon written demand all books, records, contracts, leases (if any) and other instruments relating to the Facility or its operation and Borrower authorizes Lender to obtain a credit report on Borrower at any time.

 

4.10  Payment of Indebtedness. Duly and punctually pay or cause to be paid all other Indebtedness now owing or hereafter incurred by Borrower in accordance with the terms of such Indebtedness, except such Indebtedness owing to those other than Lender which is being contested in good faith and with respect to which any execution against properties of Borrower has been effectively stayed and for which reserves and collateral for the payment and security thereof have been established in sufficient amounts as determined by Lender in its sole commercially reasonable discretion.

 

4.11  Records of Accounts. Maintain all records, including records pertaining to the Accounts of Borrower, at the principal place of business of Borrower as set forth in this Agreement.

 

4.12  Conduct of Business. Conduct, or cause Manager to conduct, the operation of the Facility at all times in a manner consistent with the level of operation of the Facility as of the date hereof, including without limitation, the following:

 

(a)  to maintain the standard of care for the residents of the Facility at all times at a level necessary to ensure quality care for the residents of the Facility in accordance with customary and prudent industry standards;

 

(b)  to operate the Facility in a prudent manner and in compliance with applicable laws and regulations relating thereto and cause all Permits, Reimbursement Contracts (if any), and any other agreements necessary for the use and operation of the Facility or, if applicable, as may be necessary for participation in the Medicaid, Medicare, or other applicable reimbursement programs (if any) to remain in effect without reduction in the number of licensed beds authorized for use in the Medicaid, Medicare, or other applicable reimbursement programs;

 

(c)  to maintain sufficient Inventory and Equipment of types and quantities at the Facility to enable Borrower to perform operations of the Facility adequately;

 

(d)  to keep all Improvements and Equipment located on or used or useful in connection with the Facility in good repair, working order and condition, reasonable wear and tear excepted, and from time to time make all needed and proper repairs, renewals, replacements, additions, and improvements thereto to keep the same in good operating condition;

 

(e)  to complete the repairs described on Schedule 4.12 attached hereto within 120 days of the date hereof;

 

(f)  to maintain sufficient cash in the operating accounts of the Facility in order to satisfy the working capital needs of the Facility; and

 

(g)  to keep all required Permits current and in full force and effect.

 

4.13  Periodic Surveys. Furnish or cause Manager to furnish to Lender, within twenty (20) days of receipt, a copy of any Medicare, Medicaid, or other licensing agency survey or report and any statement of deficiencies and/or any other report indicating that any action is pending or being considered to downgrade the Facility to a substandard category, and within the time period required by the particular agency for furnishing a plan of correction also furnish or cause to be furnished to Lender a copy of the plan of correction generated from such survey or report for the Facility, and correct or cause to be corrected any deficiency, the curing of which is a condition of continued licensure or for full participation in Medicaid, Medicare or other reimbursement program pursuant to any Reimbursement Contract for existing residents or for new residents to be admitted with Medicaid or Medicare coverage, by the date required for cure by such agency (plus extensions granted by such agency).

 

4.14  Capital Expenditures. Maintain, and/or cause Manager to maintain, the Facility in good condition and make minimum capital expenditures for the Facility in each fiscal year, in an amount equal to $300 per unit (or the appropriate prorated amount for any partial fiscal year), (which capital expenditures may include ordinary repairs and routine maintenance), commencing the first year of the Loan term and continuing throughout the Loan term, and, within forty-five (45) days after the end of each fiscal year, provide evidence thereof satisfactory to Lender. In the event that Borrower shall fail to meet such requirement or to provide such evidence, Borrower shall, upon Lender’s written request, immediately establish and maintain a capital

 

expenditures reserve fund with Lender equal to the difference between the required amount per unit and the amount per unit actually spent by Borrower. Borrower grants to Lender a lien on and a right of setoff against all moneys in the capital expenditures reserve fund, and Borrower shall not permit any other Lien to exist upon such fund. Moneys on deposit in such capital expenditures reserve fund will be disbursed to Borrower monthly upon Lender’s receipt of satisfactory evidence that Borrower has caused to be made the required capital expenditures. Upon Borrower’s or Manager’s failure to adequately maintain the Facility in good condition, Lender may, but shall not be obligated to, make such capital expenditures and may apply the moneys in the capital expenditures reserve fund for such purpose. To the extent there are insufficient moneys in such capital expenditures reserve fund for such purposes, all funds advanced by Lender to make such capital expenditures shall constitute a portion of the Loan Obligations, shall be secured by the Mortgage and shall accrue interest at the Default Rate until paid. Upon the occurrence of an Event of Default, Lender may apply any moneys in the capital expenditures reserve fund to the Loan Obligations, in such order and manner as Lender may elect. For any partial fiscal year during which the Loan is outstanding, the required expenditure amount shall be prorated by multiplying the required amount per unit amount by a fraction, the numerator of which is the number of days during such year for which all or part of the Loan is outstanding and the denominator of which is the number of days in such year. During the term of the Loan, Lender may, from time to time, engage a professional building inspector to conduct an inspection of the Facility. If the inspector’s report indicates that repairs or replacements are necessary over and above the $300 per unit requirement in this Section 4.14, then Lender shall require a non-interest bearing repair escrow fund to ensure completion of such necessary repairs or replacements. The amount of any such repair escrow fund shall be one hundred twenty-five percent (125%) of the estimated cost of repairs as determined by such inspector and Lender. Lender also shall require an agreement satisfactory to Lender, in its commercially reasonable discretion, which will provide for completion of the repairs and the disbursement of the escrow funds. All commercially reasonable fees and costs associated with the inspection, report and subsequent inspections (if required) shall be paid by Borrower.

 

4.15  Management Agreement. Maintain the Management Agreement in full force and effect and timely perform all of Borrower’s obligations thereunder and enforce performance of all obligations of Manager thereunder and not permit the termination, amendment or assignment of the Management Agreement unless the prior written consent of Lender is first obtained, which consent may be in the sole and absolute discretion of Lender. Borrower will enter into and cause Manager to enter into the Subordination Agreement. Borrower will not enter into any other management agreement without Lender’s prior written consent, which consent may be in the sole and absolute discretion of Lender.

 

4.16  Updated Appraisals. For so long as the Loan remains outstanding, if any Event of Default shall occur hereunder, or if, in Lender’s judgment, a material depreciation in the value of the Land and/or the Improvements shall have occurred, then in any such event, Lender, may cause the Land and Improvements to be appraised by an appraiser selected by Lender, and in accordance with Lender’s appraisal guidelines and procedures then in effect, and Borrower agrees to cooperate in all respects with such appraisals and furnish to the appraisers all requested information regarding the Land and Improvements and the Facility. Borrower agrees to pay all

 

reasonable costs incurred by Lender in connection with such appraisal which costs shall be secured by the Mortgage and shall accrue interest at the Default Rate until paid.

 

4.17  Comply with Covenants and Laws. Comply, in all material respects, with all applicable covenants and restrictions of record and all laws, ordinances, rules and regulations and keep the Facility and the Land and Improvements in compliance with all applicable laws, ordinances, rules and regulations, including, without limitation, the Americans with Disabilities Act and regulations promulgated thereunder, and laws, ordinances, rules and regulations relating to zoning, health, building codes, setback requirements, Medicaid and Medicare laws and keep the Permits for the Facility in full force and effect.

 

4.18  Taxes and Other Charges. Subject to Borrower’s right to contest the same as set forth in Section 9(c) of the Mortgage, pay all taxes, assessments, charges, claims for labor, supplies, rent, and other obligations which, if unpaid, might give rise to a Lien against real or personal property of the Borrower, except Liens to the extent permitted by this Agreement.

 

4.19  Commitment Letter. Provide all items and pay all amounts required by the Commitment Letter. If any term of the Commitment Letter shall conflict with the terms of this Agreement, this Agreement shall govern and control. As to any matter contained in the Commitment Letter, and as to which no mention is made in this Agreement or the other Loan Documents, the Commitment Letter shall continue to be in effect and shall survive the execution of this Agreement and all other Loan Documents.

 

4.20  Certificate. Upon Lender’s written request, furnish Lender with a certificate stating that Borrower has complied with and is in compliance with all terms, covenants and conditions of the Loan Documents to which Borrower is a party and that there exists no Default or Event of Default or, if such is not the case, that one or more specified events have occurred, and that the representations and warranties contained herein are true and correct with the same effect as though made on the date of such certificate.

 

4.21  Notice of Fees or Penalties. Immediately notify Lender, upon Borrower’s knowledge thereof, of the assessment by any state or, if applicable, any Medicare, Medicaid, health or licensing agency of any fines or penalties against Borrower, Manager, or the Facility.

 

4.22  Loan Closing Certification. Immediately notify Lender in writing, in the event any representation or warranty contained in that certain Loan Closing Certification of even date herewith, executed by Borrower for the benefit of Lender, becomes untrue or there shall have been any material adverse change in any such representation or warranty.

 

4.23  Compliance with Anti-Terrorism, Embargo, Sanctions and Anti-Money Laundering Laws. Borrower shall comply with all Requirements of Law relating to money laundering, anti-terrorism, trade embargos and economic sanctions, now or hereafter in effect. Upon Lender's request from time to time during the term of the Loan, Borrower shall certify in writing to Lender that Borrower's representations, warranties and obligations under Sections 3.32 and 3.33 and this Section 4.23 remain true and correct and have not been breached. Borrower shall immediately notify Lender in writing if any of such representations, warranties or covenants are no longer true or have been breached or if Borrower has a reasonable basis to

 

believe that they may no longer be true or have been breached. In connection with such an event, Borrower shall comply with all Requirements of Law and directives of Governmental Authorities and, at Lender's request, provide to Lender copies of all notices, reports and other communications exchanged with, or received from, Governmental Authorities relating to such an event. Borrower shall also reimburse Lender any expense incurred by Lender in evaluating the effect of such an event on the Loan and Lender's interest in the collateral for the Loan, in obtaining any necessary license from Governmental Authorities as may be necessary for Lender to enforce its rights under the Loan Documents, and in complying with all Requirements of Law applicable to Lender as the result of the existence of such an event and for any penalties or fines imposed upon Lender as a result thereof.

 

4.24  Renovations. Obtain the prior written consent from Lender for any renovations or expansions of a Facility costing in excess of $750,000.00.

 

ARTICLE V  

 

 

Until the Loan Obligations have been paid in full, no Borrower shall:

 

5.1  Assignment of Licenses and Permits. Assign or transfer any of its interest in any Permits or Reimbursement Contracts (including rights to payment thereunder) pertaining to the Facility, or assign, transfer, or remove or permit any other Person to assign, transfer, or remove any records pertaining to the Facility including, without limitation, resident records, medical and clinical records (except for removal of such resident records as directed by the residents owning such records and except as may be required by law), without Lender’s prior written consent, which consent may be granted or refused in Lender’s sole discretion.

 

5.2  No Liens; Exceptions. Create, incur, assume or suffer to exist any Lien upon or with respect to the Facility, any of its properties, rights, income or other assets relating thereto, including, without limitation, the Mortgaged Property whether now owned or hereafter acquired, other than the following permitted Liens (“Permitted Encumbrances”):

 

(a)  Liens at any time existing in favor of Lender;

 

(b)  Liens permitted pursuant to the terms of the Mortgage, including the first liens held by Capmark Bank, securing a debt in the amount of $88,000,000.00;

 

(c)  Inchoate Liens arising by operation of law for the purchase of labor, services, materials, equipment or supplies, provided payment shall not be delinquent and, if such Lien is a lien upon any of the Land or Improvements, such Lien must be fully disclosed to Lender and bonded off and removed from the Land and Improvements within thirty (30) days of its creation, in a manner satisfactory to Lender in its reasonable discretion;

 

(d)  Liens incurred in the ordinary course of business in connection with workers’ compensation, unemployment insurance or other forms of governmental insurance or benefits, or to secure performance of tenders, statutory obligations, leases and contracts (other than for money borrowed or for credit received with respect to property acquired) entered into in the

 

ordinary course of business as presently conducted or to secure obligations for surety or appeal bonds;

 

(e)  Liens for current year’s taxes, assessments or governmental charges or levies provided payment thereof shall not be delinquent; and

 

(f)  Third and subordinate liens on the Facilities securing the Subordinated Debt.

 

5.3  Merger, Consolidation, etc. Except as otherwise provided in the Mortgage, consummate any merger, consolidation or similar transaction, or sell, assign, lease or otherwise dispose of (whether in one transaction or in a series of transactions), all or substantially all of its assets (whether now or hereafter acquired), without the prior written consent of Lender, which consent may be granted or refused in Lender’s sole discretion.

 

5.4  Maintain Single Purpose Entity Status.

 

(a)  Engage in any business or activity other than the ownership, operation and maintenance of the Mortgaged Property, and activities incidental thereto;

 

(b)  Acquire or own any material assets other than (i) the Mortgaged Property, and (ii) such incidental machinery, equipment, fixtures and other personal property as may be necessary for the operation of the Mortgaged Property;

 

(c)  Merge into or consolidate with any Person or dissolve, terminate or liquidate in whole or in part, transfer or otherwise dispose of all or substantially all of its assets (except as permitted in the Loan Documents) or change its legal structure, without in each case Lender’s consent;

 

(d)  Without the prior written consent of Lender, amend, modify, terminate or fail to comply with the provisions of its Partnership Agreement or Articles of Organization, as same may be further amended or supplemented, if such amendment, modification, termination or failure to comply would adversely affect its status as a Single Purpose Entity or its ability to perform its obligations hereunder, under the Note or any other document evidencing or securing the Loan;

 

(e)  Own any subsidiary or make any investment in, any Person without the consent of Lender;

 

(f)  Commingle its funds or assets with assets of, or pledge its assets with or for, any of its general partners, members, shareholders, Affiliates, principals or any other Person, except as permitted under the Loan Documents or the Management Agreement;

 

(g)  Incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than the Loan and trade payables incurred in the ordinary course of business, payable within 90 days of the date incurred, based on historical amounts;

 

(h)  Fail to maintain its records, books of account and bank accounts separate and apart from those of its general partners, members, shareholders, principals and Affiliates, the Affiliates of any of its general partners, members, shareholders, principals, and any other Person;

 

(i)  Enter into any contract or agreement with any of its general partners, members, shareholders, principals or Affiliates, or the Affiliates of any of its general partners, members, shareholders, principals except upon terms and conditions that are intrinsically fair and substantially similar to those that would be available on an arms-length basis with third parties;

 

(j)  Seek its dissolution or winding up in whole, or in part;

 

(k)  Maintain its assets in such a manner that it will be costly or difficult to segregate, ascertain or identify its individual assets from those of any of its general partners, members, shareholders, principals and Affiliates, the Affiliates of any of its general partners, members, shareholders, principals or any other Person;

 

(l)  Hold itself out to be responsible for the debts of another Person or pay another Person’s liabilities out of its own funds, except as expressly provided in the Loan Documents;

 

(m)  Make any loans or advances to any third party, including any of its general partners, members, shareholders, principals or Affiliates, or the Affiliates of any of its general partners, members, shareholders, principals;

 

(n)  Fail to have prepared and filed its own tax returns;

 

(o)  Fail either to hold itself out to the public as a legal Person separate and distinct from any other Person or to conduct its business solely in its own name, in order not (i) to mislead others as to the identity with which such other party is transacting business, or (ii) to suggest that it is responsible for the debts of any third party (including any of its members or Affiliates, or any general partner, member, principal or Affiliate thereof); or

 

(p)  Fail to maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in light of its contemplated business operations.

 

5.5  Change of Business. Make any material change in the nature of its business as it is being conducted as of the date hereof.

 

5.6  Changes in Accounting. Change its methods of accounting, unless such change is permitted by GAAP, and provided such change does not have the effect of curing or preventing what would otherwise be an Event of Default or Default had such change not taken place.

 

5.7  ERISA.

 

(a)  Agree to, enter into or consummate any transaction which would render it unable to confirm that (i) it is not an “employee benefit plan” as defined in Section 3(32) of ERISA, which is subject to Title I of ERISA, or a “governmental plan” within the meaning of

 

Section 3(32) of ERISA; (ii) it is not subject to state statutes regulating investments and fiduciary obligations with respect to governmental plans; and (iii) less than twenty-five percent (25%) of each of its outstanding class of equity interests are held by “benefit plan investors” within the meaning of 29 C.F.R. § 2510.3-101(f)(2);

 

(b)  Engage in a non-exempt prohibited transaction described in Section 406 of ERISA or Section 4975 of the Code, as such sections relate to Borrower, or in any transaction that would cause any obligation or action taken or to be taken hereunder (or the exercise by Lender of any of its rights under the Loan Documents) to be a non-exempt prohibited transaction under ERISA.

 

5.8  Transactions with Affiliates. Enter into any transaction with a Person which is an Affiliate of Borrower other than in the ordinary course of its business and on fair and reasonable terms no less favorable to Borrower, than those they could obtain in a comparable arms-length transaction with a Person not an Affiliate.

 

5.9  Transfer of Ownership Interests. Except as otherwise allowable under the Mortgage, permit a change in the percentage ownership interest of the Persons owning the Borrower, unless the written consent of Lender is first obtained, which consent may be granted or refused in Lender’s sole discretion.

 

5.10  Change of Use. Alter or change the use of the Facility or enter into any management agreement for the Facility other than the Management Agreement or enter into any operating lease for the Facility, unless Borrower first notifies Lender and provides Lender a copy of the proposed lease agreement or management agreement, obtains Lender’s written consent thereto, which consent may be withheld in Lender’s sole discretion, and obtains and provides Lender with a subordination agreement in form satisfactory to Lender, as determined by Lender in its sole discretion, from such manager or lessee subordinating to all rights of Lender.

 

5.11  Place of Business. Change its chief executive office or its principal place of business without first giving Lender at least thirty (30) days prior written notice thereof and promptly providing Lender such information and amendatory financing statements as Lender may request in connection therewith.

 

5.12  Acquisitions. Directly or indirectly, purchase, lease, manage, own, operate, or otherwise acquire any property or other assets (or any interest therein) which are not used in connection with the operation of the Facility.

 

5.13  Dividends, Distributions and Redemptions. Except as hereinafter provided or as otherwise consented to by Lender in writing, declare or pay any distributions to its shareholders, members or partners, as applicable, or purchase, redeem, retire, or otherwise acquire for value, any ownership interests in Borrower now or hereafter outstanding, return any capital to its shareholders, members or partners, as applicable, or make any distribution of assets to its shareholders, members, or partners, as applicable.

 

5.14  Indebtedness. Incur, create, assume or permit to exist any indebtedness or liability on account of deposits or advances or any indebtedness or liability for borrowed money,

 

or any other indebtedness or liability evidenced by notes, bonds, debentures or similar obligations, except (a) indebtedness evidenced by the Note, and any of the other Loan Obligations, (b) only if Borrower assumes responsibility for the operations of the Facility, indebtedness incurred in the ordinary course of business, (c) the Subordinated Debt, and (d) the Senior Loan.

 

ARTICLE VI  

 

 

6.1  Prohibited Activities and Conditions. Except for matters covered by a written program of operations and maintenance approved in writing by Lender (an “O&M Program”) or matters described in Section 6.2, Borrower shall not cause or permit to exist any of the following:

 

(a)  The presence, use, generation, release, treatment, processing, storage (including storage in above ground and underground storage tanks), handling, or disposal of any Hazardous Materials in, on or under the Land or any Improvements, in violation of applicable Hazardous Materials Laws;

 

(b)  The transportation of any Hazardous Materials to, from, or across the Land in violation of Hazardous Materials Laws;

 

(c)  Any occurrence or condition on the Land or in the Improvements, which occurrence or condition is or may be in violation of Hazardous Materials Laws;

 

(d)  Any violation of or noncompliance with the terms of any Environmental Permit with respect to the Land or the Improvements; or

 

(e)  Any Lien (whether or not such Lien has priority over the Lien created by the Mortgage) upon the Land or any Improvements imposed pursuant to any Hazardous Materials Laws.

 

The matters described in clauses (a) through (e) above are referred to collectively in this Article VI as “Prohibited Activities and Conditions” and individually as a “Prohibited Activity and Condition.”

 

6.2  Exclusions. Notwithstanding any other provision of Article VI to the contrary, “Prohibited Activities and Conditions” shall not include the safe and lawful use and storage of quantities of (a) pre-packaged supplies, medical waste, Hazardous Materials, cleaning materials and petroleum products customarily used in the operation and maintenance of comparable facilities, (b) cleaning materials, personal grooming items and other items sold in pre-packaged containers for consumer use and used by occupants of the Facility, and (c) petroleum products used in the operation and maintenance of motor vehicles from time to time located on the Land’s parking areas, so long as all of the foregoing are used, stored, handled, transported and disposed of in compliance with Hazardous Materials Laws.

 

6.3  Preventive Action. Borrower shall take all appropriate and reasonable steps (including the inclusion of appropriate provisions in any Leases approved by Lender which are executed after the date of this Agreement) to prevent its employees, agents, contractors, tenants and occupants of the Facility from causing or permitting any Prohibited Activities and Conditions.

 

6.4  O & M Program Compliance. If an O&M Program has been established with respect to Hazardous Materials, Borrower shall comply in a timely manner with, and cause all employees, agents and contractors of Borrower and any other Persons (excluding trespassers) present on the Land to comply with the O&M Program. All costs of performance of Borrower’s obligations under any O&M Program shall be paid by Borrower, and Lender’s out-of-pocket costs incurred in connection with the monitoring and review of the O&M Program and Borrower’s performance shall be paid by Borrower upon demand by Lender. Any such out-of-pocket costs of Lender which Borrower fails to pay promptly shall become an additional part of the Loan Obligations.

 

6.5  Borrower’s Environmental Representations and Warranties. Borrower represents and warrants to Lender that, except as previously disclosed by Borrower to Lender in writing:

 

(a)  Borrower has not at any time caused or permitted any Prohibited Activities and Conditions.

 

(b)  No Prohibited Activities and Conditions exist or, to Borrower’s knowledge, have existed.

 

(c)  The Land and the Improvements do not now contain any underground storage tanks, and, to the best of Borrower’s knowledge, the Land and the Improvements have not contained any underground storage tanks in the past. If there is an underground storage tank located on the Land or the Improvements which has been previously disclosed by Borrower to Lender in writing, that tank complies with all requirements of Hazardous Materials Laws.

 

(d)  Borrower has complied with all Hazardous Materials Laws, including all requirements for notification regarding releases of Hazardous Materials, relating to the Land. Without limiting the generality of the foregoing, Borrower has obtained all Environmental Permits required for the operation of the Land and the Improvements in accordance with Hazardous Materials Laws now in effect and all such Environmental Permits are in full force and effect. During Borrower’s ownership of the Land, and, to the best of Borrower’s knowledge, no event has occurred with respect to the Land and/or Improvements that constitutes or, with the passing of time or the giving of notice, would constitute, noncompliance with the terms of any Environmental Permit.

 

(e)  There are no actions, suits, claims or proceedings pending or, to the best of Borrower’s knowledge, threatened that involve the Land and/or the Improvements and allege, arise out of, or relate to any Prohibited Activity and Condition.

 

(f)  Borrower has not received any written complaint, order, notice of violation or other communication from any Governmental Authority with regard to air emissions, water discharges, noise emissions or Hazardous Materials, or any other environmental, health or safety matters affecting the Land or the Improvements. The representations and warranties in this Article VI shall be continuing representations and warranties that shall be deemed to be made by Borrower throughout the term of the Loan evidenced by the Note and until all of the Loan Obligations have been paid in full.

 

6.6  Notice of Certain Events. Borrower shall promptly notify Lender in writing of any and all of the following that may occur:

 

(a)  Borrower’s discovery of any Prohibited Activity and Condition.

 

(b)  Borrower’s receipt of or knowledge of any complaint, order, notice of violation or other communication from any Governmental Authority or other Person with regard to present or future alleged Prohibited Activities and Conditions or any other environmental, health or safety matters affecting the Land or the Improvements.

 

(c)  Any representation or warranty in this Article VI which becomes untrue at any time after the date of this Agreement.

 

Any such notice given by Borrower shall not relieve Borrower of, or result in a waiver of, any obligation under this Agreement, the Note, or any of the other Loan Documents.

 

6.7  Costs of Inspection. Borrower shall pay promptly the reasonable costs of any environmental inspections, tests or audits (“Environmental Inspections”) required by Lender in connection with any foreclosure or deed in lieu of foreclosure or, if required by Lender, as a condition of Lender’s consent to any “Transfer” (as defined in the Mortgage), or required by Lender following a commercially reasonable determination by Lender that Prohibited Activities and Conditions may exist. Any such costs incurred by Lender (including the reasonable fees and out-of-pocket costs of attorneys and technical consultants whether incurred in connection with any judicial or administrative process or otherwise) which Borrower fails to pay promptly shall become an additional part of the Loan Obligations. The results of all Environmental Inspections made by Lender shall at all times remain the property of Lender, and Lender shall have no obligation to disclose or otherwise make available to Borrower or any other party such results or any other information obtained by Lender in connection with its Environmental Inspections. Lender hereby reserves the right, and Borrower hereby expressly authorizes Lender, to make available to any prospective bidder at a foreclosure sale of the Mortgaged Property, the results of any Environmental Inspections made by Lender with respect to the Mortgaged Property. Borrower consents to Lender notifying said party of the results of any of Lender’s Environmental Inspections. Borrower acknowledges that Lender cannot control or otherwise assure the truthfulness or accuracy of the results of any of its Environmental Inspections and that the release of such results to prospective bidders at a foreclosure sale of the Mortgaged Property may have a material and adverse effect upon the amount which a party may bid at such sale. Borrower agrees that Lender shall have no liability whatsoever as a result of delivering the results of any of its Environmental Inspections to said third party, and Borrower hereby releases and forever discharges Lender from any and all claims, damages, or causes of action, arising out

 

of, connected with or incidental to the results of, such delivery of any of Lender’s Environmental Inspections.

 

6.8  Remedial Work. If any investigation, site monitoring, containment, clean-up, restoration or other remedial work (“Remedial Work”) is required to bring Borrower into compliance with any Hazardous Materials Law or order of any Governmental Authority that has or acquires jurisdiction over the Land, the Improvements or the use, operation or improvement of the Land under any Hazardous Materials Law, Borrower shall, by the earlier of (a) the applicable deadline required by Hazardous Materials Law or (b) thirty (30) days after notice from Lender demanding such action, begin performing the Remedial Work, and thereafter diligently prosecute it to completion, and shall in any event complete such work by the time required by applicable Hazardous Materials Law. If Borrower fails to begin on a timely basis or diligently prosecute any required Remedial Work, Lender may, at its option, cause the Remedial Work to be completed, in which case Borrower shall reimburse Lender on demand for the cost of doing so. Any reimbursement due from Borrower to Lender shall become part of the Loan Obligations.

 

6.9  Cooperation with Governmental Authorities. Borrower shall cooperate with any inquiry by any Governmental Authority and shall comply with any governmental or judicial order which arises from any alleged Prohibited Activity and Condition. Notwithstanding the foregoing, Borrower shall be entitled to challenge in good faith the validity, scope or extent of any such governmental or judicial order.

 

6.10  Indemnity.

 

(a)  Borrower shall hold harmless, defend and indemnify (i) Lender, (ii) any prior owner or holder of the Note, (iii) any Person who is or will have been involved in the servicing of the Note, (iv) the officers, directors, partners, agents, shareholders, employees and trustees of any of the foregoing, and (v) the heirs, legal representatives, successors and assigns of each of the foregoing (together, the “Indemnitees”) from and against all proceedings, claims, damages, losses, expenses, penalties and costs (whether initiated or sought by any Governmental Authority or private parties), including fees and out of pocket expenses of attorneys and expert witnesses, investigatory fees, and remediation costs, whether incurred in connection with any judicial or administrative process or otherwise, arising directly or indirectly from any of the following:

 

(i)  Any breach of any representation or warranty of Borrower in this Article VI;

 

(ii)  Any failure by Borrower to perform any of its obligations under this Article VI;

 

(iii)  The existence or alleged existence of any Prohibited Activity and Condition;

 

(iv)  The presence or alleged presence of Hazardous Materials in, on, around or under the Land or the Improvements; or

 

(v)  The actual or alleged violation of any Hazardous Materials Law.

 

(b)  Counsel selected by Borrower to defend Indemnitees shall be subject to the reasonable approval of those Indemnitees. Notwithstanding anything contained herein, any Indemnitee may elect to defend any claim or legal or administrative proceeding at Borrower’s reasonable expense. Nothing contained herein shall prevent an Indemnitee from employing separate counsel in any such action at any time and participating in the defense thereof at its own expense.

 

(c)  Borrower shall not, without the prior written consent of those Indemnitees who are named as parties to a claim or legal or administrative proceeding (a “Claim”) settle or compromise the Claim if the settlement (i) results in the entry of any judgment that does not include as an unconditional term the delivery by the claimant or plaintiff to Lender of a written release of those Indemnitees, reasonably satisfactory in form and substance to Lender; or (ii) may materially and adversely affect any Indemnitee, as determined by such Indemnitee in its sole discretion.

 

(d)  The liability of Borrower to indemnify the Indemnitees shall not be limited or impaired by any of the following, or by any failure of Borrower or any guarantor to receive notice of or consideration for any of the following:

 

(i)  Any amendment or modification of any Loan Document;

 

(ii)  Any extensions of time for performance required by any of the Loan Documents;

 

(iii)  The accuracy or inaccuracy of any representations and warranties made by Borrower under this Agreement or any other Loan Document;

 

(iv)  The release of Borrower or any other Person, by Lender or by operation of law, from performance of any obligation under any of the Loan Documents;

 

(v)  The release or substitution in whole or in part of any security for the Loan Obligations; or

 

(vi)  Lender’s failure to properly perfect any lien or security interest given as security for the Loan Obligations; or

 

(vii)  Any provision in any of the Loan Documents limiting Lender’s recourse to property securing the Loan or limiting the personal liability of Borrower or any party for payment of all or any part of the Loan.

 

(e)  Borrower shall, at its own cost and expense, do all of the following:

 

(i)  Pay or satisfy any judgment or decree that may be entered against any Indemnitee or Indemnitees in any legal or administrative proceeding incident to any matters against which Indemnitees are entitled to be indemnified under this Article VI, subject to Borrower’s right to lawfully defend and challenge same;

 

(ii)  Reimburse Indemnitees for any reasonable expenses paid or incurred in connection with any matters against which Indemnitees are entitled to be indemnified under this Article VI; and

 

(iii)  Reimburse Indemnitees for any and all reasonable expenses, including fees and costs of attorneys and expert witnesses, paid or incurred in connection with the enforcement by Indemnitees of their rights under this Article VI, or in monitoring and participating in any legal or administrative proceeding.

 

(f)  In any circumstances in which the indemnity under this Article VI applies, Lender may employ its own legal counsel and consultants to prosecute, defend or negotiate any claim or legal or administrative proceeding and Lender, with the prior written consent of Borrower (which shall not be unreasonably withheld, delayed or conditioned) may settle or compromise any action or legal or administrative proceeding. Borrower shall reimburse Lender upon demand for all reasonable costs and expenses incurred by Lender, including all costs of settlements entered into in good faith, and the reasonable fees and out of pocket expenses of such attorneys and consultants.

 

(g)  The provisions of this Article VI shall be in addition to any and all other obligations and liabilities that Borrower may have under the applicable law or under the other Loan Documents, and each Indemnitee shall be entitled to indemnification under this Article VI without regard to whether Lender or that Indemnitee has exercised any rights against the Land and/or the Improvements or any other security, pursued any rights against any guarantor, or pursued any other rights available under the Loan Documents or applicable law. If Borrower consists of more than one Person or entity, the obligation of those Persons or entities to indemnify the Indemnitees under this Article VI shall be joint and several. The obligations of Borrower to indemnify the Indemnitees under this Article VI shall survive any repayment or discharge of the Loan Obligations, any foreclosure proceeding, any foreclosure sale, any delivery of any deed in lieu of foreclosure, and any release of record of the lien of the Mortgage.

 

ARTICLE VII  

 

 

7.1  Events of Default. The occurrence of any one or more of the following shall constitute an “Event of Default” hereunder:

 

(a)  The failure by Borrower to pay any installment of principal, interest, or other payments required under the Note, any Mortgage or any other Loan Document on the day such payment becomes due after the expiration of any applicable cure period;

 

(b)  Any failure by Borrower to provide and maintain in full force and effect the insurance coverage required by Section 4.5(a) - (j), inclusive, of this Agreement;

 

(c)  The violation by Borrower of any covenant set forth in Article V hereof;

 

(d)  The failure by Borrower to deliver or cause to be delivered the financial statements and information set forth in Section 4.7 of this Agreement within the times required,

 

and such failure is not cured within thirty (30) days following Lender’s written notice to Borrower thereof;

 

(e)  The failure by Borrower or Guarantor to establish and maintain the capital expenditures reserve fund in accordance with Section 4.14 of this Agreement;

 

(f)  The failure of Borrower properly and timely to perform or observe any covenant or condition set forth in this Agreement (other than those specified in this Section 7.1) or any of the other Loan Documents which failure is not cured within any applicable cure period as set forth herein or in such other Loan Document, or, if no cure period is specified therefor, is not cured within thirty (30) days after notice to Borrower of such Default; provided, however, that if such Default cannot be cured within such thirty (30) day period, such cure period shall be extended for an additional sixty (60) days, as long as Borrower is diligently and in good faith prosecuting said cure to completion;

 

(g)  The filing by Borrower, Guarantor or Manager of a voluntary petition, or the adjudication of any of the aforesaid Persons, or the filing by any of the aforesaid Persons of any petition or answer seeking or acquiescing in any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future federal, state or other statute, law or regulation relating to bankruptcy, insolvency or other relief for debtors, or if any of the aforesaid Persons should seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator for itself or of all or any substantial part of its property or of any or all of the rents, revenues, issues, earnings, profits or income thereof, or the mailing of any general assignment for the benefit of creditors or the admission in writing by any of the aforesaid Persons of its inability to pay its debts generally as they become due;

 

(h)  The entry by a court of competent jurisdiction of an order, judgment, or decree approving a petition filed against Borrower, Guarantor or Manager which petition seeks any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future federal, state or other statute, law or regulation relating to bankruptcy, insolvency, or other relief for debtors, which order, judgment or decree remains unvacated and unstayed for an aggregate of sixty (60) days (whether or not consecutive) from the date of entry thereof, or the appointment of any trustee, receiver or liquidator of any of the aforesaid Persons or of all or any substantial part of its properties or of any or all of the rents, revenues, issues, earnings, profits or income thereof which appointment shall remain unvacated and unstayed for an aggregate of sixty (60) days (whether or not consecutive);

 

(i)  Unless otherwise permitted hereunder or under any other Loan Documents, the sale, transfer, lease, assignment, or other disposition, voluntarily or involuntarily, of the Mortgaged Property, or any part thereof, except for Permitted Encumbrances as described in Section 5.2 above, or any further encumbrance of the Mortgaged Property (except for Permitted Encumbrances), unless the prior written consent of Lender is obtained;

 

(j)  Any certificate, statement, representation, warranty or audit heretofore or hereafter furnished by or on behalf of Borrower, Guarantor or Manager or any of their respective officers, directors or trustees pursuant to or in connection with this Agreement (including, without limitation, representations and warranties contained herein or in any Loan Documents)

 

or as an inducement to Lender to make the Loan to Borrowers, (i) proves to have been false in any material respect at the time when the facts therein set forth were stated or certified, or (ii) proves to have omitted any substantial contingent or unliquidated liability or claim against Borrower, Guarantor or Manager or (iii) on the date of execution of this Agreement there shall have been any materially adverse change in any of the acts previously disclosed by any such certificate, statement, representation, warranty or audit, which change shall not have been disclosed to Lender in writing at or prior to the time of such execution;

 

(k)  The failure of Borrower to correct or to cause Manager to correct, within the time deadlines set by any applicable Medicare, Medicaid or licensing agency, any deficiency which would result in the following actions by such agency with respect to the Facility;

 

(i)  a termination of any Reimbursement Contract or any Permit; or

 

(ii)  a ban on new admissions generally or, if applicable, on admission of patients otherwise qualifying for Medicare or Medicaid coverage;

 

(l)  The assessment against Borrower, Manager, or the Facility of any fines or penalties by any state or any Medicare, Medicaid, health or licensing agency having jurisdiction over such Persons or the Facility in excess of $150,000;

 

(m)  A final judgment is rendered by a court of law or equity against Borrower, Guarantor or Manager in excess of $250,000.00, and the same remains undischarged for a period of thirty (30) days, unless such judgment is either (i) fully covered by collectible insurance and such insurer has within such period acknowledged such coverage in writing, or (ii) although not fully covered by insurance, enforcement of such judgment has been effectively stayed, such judgment is being contested or appealed by appropriate proceedings and Borrower, Guarantor or Manager as the case may be, has established reserves adequate for payment in the event such Person is ultimately unsuccessful in such contest or appeal and evidence thereof is provided to Lender; or

 

(n)  The occurrence of any material adverse change in the financial condition or prospects of Borrower or Guarantor or Manager, or the existence of any other condition which, in Lender’s reasonable determination, constitutes a material impairment of any such Person’s ability to operate the Facility or of such Person’s ability to perform their respective obligations under the Loan Documents, which is not remedied within thirty (30) days after written notice;

 

(o)  The occurrence of an Event of Default under, and as defined in the documents related to, the Subordinated Debt; or

 

(p)  The violation of any covenant in the Intercreditor Agreement.

 

Notwithstanding anything in this Section, all requirements of notice shall be deemed eliminated if Lender is prevented from declaring an Event of Default by bankruptcy or other applicable law. The cure period, if any, shall then run from the occurrence of the event or condition of Default rather than from the date of notice.

 

 

Notwithstanding anything in this Section, the occurrence of any one or more of the events described in subsections l and m above with respect to any one or more Facility (ies) shall not constitute an Event of Default unless such occurrence(s) is/are of a magnitude as to have material adverse effect on the Facilities in the aggregate, as determined by Lender in its reasonable discretion.

 

7.2  Remedies. Upon the occurrence of any one or more of the foregoing Events of Default, Lender may, at its option:

 

(a)  Declare the entire unpaid principal of the Loan Obligations to be, and the same shall thereupon become, immediately due and payable, without presentment, protest or further demand or notice of any kind, all of which are hereby expressly waived; and/or

 

(b)  Proceed to protect and enforce its rights by action at law (including, without limitation, bringing suit to reduce any claim to judgment), suit in equity and other appropriate proceedings including, without limitation, for specific performance of any covenant or condition contained in this Agreement; and/or

 

(c)  Exercise any and all rights and remedies afforded by the laws of the United States, the states in which any of the Mortgaged Property is located or any other appropriate jurisdiction as may be available for the collection of debts and enforcement of covenants and conditions such as those contained in this Agreement and the Loan Documents; and/or

 

(d)  Exercise the rights and remedies of setoff and/or banker’s lien against the interest of Borrower in and to every account and other property of Borrower which is in the possession of Lender or any Person who then owns a participating interest in the Loan, to the extent of the full amount of the Loan; and/or

 

(e)  Exercise its rights and remedies pursuant to any other Loan Documents.

 

7.3  Segregation of Obligations. The Facilities are located in five (5) different states, with the Mortgage related to a particular Facility being governed by the laws of the State where the Facility is located. It is the intent of the parties to avoid triggering what is known in some states as “one action” rules by including in a foreclosure of any Borrower’s Mortgage, the obligations of any other Borrower under this Agreement. Accordingly, each Borrower’s liability hereunder shall only include the obligations under this Agreement that pertain to such Borrower and such Borrower’s assets only and shall not include obligations under this Agreement that pertain to any other Borrower or its assets, with the result that no Borrower shall be personally liable for any other Borrower’s obligations under this Agreement. It is agreed, however, that the Default of any one Borrower hereunder shall constitute a Default by the other Borrowers.

 

 

ARTICLE VIII  

 

 

8.1  Waiver. No remedy conferred upon, or reserved to, a party in this Agreement or any of the other Loan Documents is intended to be exclusive of any other remedy or remedies, and each and every remedy shall be cumulative and shall be in addition to every other remedy given hereunder or now or hereafter existing in law or in equity. Exercise of or omission to exercise any right of a party shall not affect any subsequent right of such party to exercise the same. No course of dealing between Borrower and Lender or any delay on a party’s part in exercising any rights shall operate as a waiver of any of such party’s rights. No waiver of any Default under this Agreement or any of the other Loan Documents shall extend to or shall affect any subsequent or other, then existing, Default or shall impair any rights, remedies or powers of either party.

 

8.2  Costs and Expenses. Each Borrower will bear all taxes, fees and expenses (including actual, reasonable attorneys’ fees and expenses of counsel for Lender) in connection with the Loan, the Note, the preparation of this Agreement and the other Loan Documents (including any amendments hereafter made), and in connection with any modifications thereto and the recording of any of the Loan Documents. If, at any time, a Default occurs or Lender becomes a party to any suit or proceeding in order to protect its interests or priority in any collateral for any of the Loan Obligations or its rights under this Agreement or any of the Loan Documents, or if Lender is made a party to any suit or proceeding by virtue of the Loan, this Agreement or any Mortgaged Property and as a result of any of the foregoing, Lender employs counsel to advise or provide other representation with respect to this Agreement, or to collect the balance of the Loan Obligations, or to take any action in or with respect to any suit or proceeding relating to this Agreement, any of the other Loan Documents, any Mortgaged Property, Borrower, Guarantor or Manager, or to protect, collect, or liquidate any of the security for the Loan Obligations, or attempt to enforce any security interest or lien granted to Lender by any of the Loan Documents, then in any such events, all of the actual, reasonable attorney’s fees arising from such services, including attorneys’ fees for preparation of litigation and in any appellate or bankruptcy proceedings, and any reasonable expenses, costs and charges relating thereto shall constitute additional obligations of Borrowers to Lender payable on demand of Lender. Without limiting the foregoing, each Borrower has undertaken the obligation for payment of, and shall pay, all recording and filing fees, revenue or documentary stamps or taxes, intangibles taxes, and other taxes, expenses and charges payable in connection with this Agreement, any of the Loan Documents, the Loan Obligations, or the filing of any financing statements or other instruments required to effectuate the purposes of this Agreement, and should Borrowers fail to do so, Borrowers agree to reimburse Lender for the amounts paid by Lender, together with penalties or interest, if any, incurred by Lender as a result of underpayment or nonpayment. Such amounts shall constitute a portion of the Loan Obligations, shall be secured by the Mortgage and shall bear interest at the Default Rate (as defined in the Note) from the date advanced until repaid.

 

8.3  Performance of Lender. At its option, upon Borrowers’ failure to do so, Lender may make any payment or do any act on Borrowers’ behalf that Borrower or others are required

 

to do to remain in compliance with this Agreement or any of the other Loan Documents, and Borrower agrees to reimburse Lender, on demand, for any payment made or expense incurred by Lender pursuant to the foregoing authorization, including, without limitation, actual, reasonable attorneys’ fees, and until so repaid any sums advanced by Lender shall constitute a portion of the Loan Obligations, shall be secured by the Mortgage and shall bear interest at the Default Rate (as defined in the Note) from the date advanced until repaid.

 

8.4  Indemnification. Borrowers shall, at their sole cost and expense, protect, defend, indemnify and hold harmless the Indemnified Parties from and against any and all claims, suits, liabilities (including, without limitation, strict liabilities), actions, proceedings, obligations, debts, damages, losses, costs, expenses, fines, penalties, charges, fees, expenses, judgments, awards, amounts paid in settlement, punitive damages, foreseeable and unforeseeable consequential damages, of whatever kind or nature (including but not limited to actual, reasonable attorneys’ fees and other costs of defense) imposed upon or incurred by or asserted against Lender by reason of (a) ownership of the Note, the Mortgage, the Mortgaged Property or any interest therein or receipt of any Rents, (b) any amendment to, or restructuring of, the Loan Obligations and/or any of the Loan Documents, (c) any and all lawful action that may be taken by Lender in connection with the enforcement of the provisions of the Mortgage or the Note or any of the other Loan Documents, whether or not suit is filed in connection with same, or in connection with Borrower, Guarantor, Manager and/or any partner, joint venturer, member or shareholder thereof becoming a party to a voluntary or involuntary federal or state bankruptcy, insolvency or similar proceeding, (d) any accident, injury to or death of persons or loss of or damage to property occurring in, on or about the Land, the Improvements or any part thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent parking areas, streets or ways, (e) any use, nonuse or condition in, on or about the Land, the Improvements or any part thereof or on the adjoining sidewalks, curbs, adjacent property or adjacent parking areas, streets or ways, (f) any failure on the part of Borrower, Guarantor or Manager to perform or comply with any of the terms of this Agreement or any of the other Loan Documents, (g) any claims by any broker, Person or entity claiming to have participated in arranging the making of the Loan evidenced by the Note, (h) any failure of the Land and/or Improvements to be in compliance with any applicable laws, (i) performance of any labor or services or the furnishing of any materials or other property with respect to the Land, the Improvements or any part thereof, (j) the failure of any Person to file timely with the Internal Revenue Service an accurate Form 1099-b, statement for recipients of proceeds from real estate, broker and barter exchange transactions, which may be required in connection with the Mortgage, or to supply a copy thereof in a timely fashion to the recipient of the proceeds of the transaction in connection with which the Loan is made, (k) any misrepresentation made to Lender in this Agreement or in any of the other Loan Documents, (l) any tax on the making and/or recording of the Mortgage, the Note or any of the other Loan Documents; (m) the violation of any requirements of the Employee Retirement Income Security Act of 1974, as amended, (n) any fines or penalties assessed or any corrective costs incurred by Lender if the Facility or any part of the Land and/or Improvements is determined to be in violation of any covenants, restrictions of record, or any applicable laws, ordinances, rules or regulations, or (o) the enforcement by any of the Indemnified Parties of the provisions of this Section 8.4. Any amounts payable to Lender by reason of the application of this Section 8.4, shall become immediately due and payable, and shall constitute a portion of the Loan Obligations, shall be secured by the Mortgage and shall accrue interest at the Default Rate (as

 

defined in the Note). The obligations and liabilities of Borrower under this Section 8.4 shall survive any termination, satisfaction, assignment, entry of a judgment of foreclosure or exercise of a power of sale or delivery of a deed in lieu of foreclosure of the Mortgage. For purposes of this Section 8.4, the term “Indemnified Parties” means Lender and any Person who is or will have been involved in the origination of the Loan, any Person who is or will have been involved in the servicing of the Loan, any Person in whose name the encumbrance created by the Mortgage is or will have been recorded, any Person who may hold or acquire or will have held a full or partial interest in the Loan (including, without limitation, any investor in any securities backed in whole or in part by the Loan) as well as the respective directors, officers, shareholder, partners, members, employees, agents, servants, representatives, contractors, subcontractors, affiliates, subsidiaries, participants, successors and assigns of any and all of the foregoing (including, without limitation, any other Person who holds or acquires or will have held a participation or other full or partial interest in the Loan or the Mortgaged Property, whether during the term of the Mortgage or as a part of or following a foreclosure of the Loan and including, without limitation, any successors by merger, consolidation or acquisition of all or a substantial portion of Lender’s assets and business).

 

8.5  Headings. The headings of the Sections of this Agreement are for convenience of reference only, are not to be considered a part hereof, and shall not limit or otherwise affect any of the terms hereof.

 

8.6  Survival of Covenants. All covenants, agreements, representations and warranties made herein and in certificates or reports delivered pursuant hereto shall be deemed to have been material and relied on by Lender, notwithstanding any investigation made by or on behalf of Lender, and shall survive the execution and delivery to Lender of the Note and this Agreement.

 

8.7  Notices, etc. Any notice or other communication required or permitted to be given by this Agreement or the other Loan Documents or by applicable law shall be in writing and shall be deemed received (a) on the date delivered, if sent by hand delivery (to the person or department if one is specified below) with receipt acknowledged by the recipient thereof, (b) three (3) Business Days following the date deposited in U.S. mail, certified or registered, with return receipt requested, or (c) one (1) Business Day following the date deposited with Federal Express or other national overnight carrier, and in each case addressed as follows:

 

If to Borrower:

 

Emeritus Corporation

3131 Elliott Avenue, #500

Seattle, WA 98121

Attention: Eric Mendelsohn, Director of

Real Estate and Business Legal Affairs

 

 

 

with a copy to:

Pircher, Nichols & Meeks

900 N. Michigan Avenue, Suite 1050

Chicago, IL 60611

Attention: Real Estate Notices (JDL/KMR)

Fax: 312 ###-###-####

 

If to Lender:

 

Capmark Finance Inc.

200 Witmer Road

P.O. Box 1015

Horsham, Pennsylvania 19044-0809

Attn: Servicing - Accounting Manager

with a copy to:

 

Kay K. Bains

Bradley Arant Rose & White LLP

One Federal Place

1819 Fifth Avenue North

Birmingham, AL 35203

Phone: 205 ###-###-####

Fax: 205 ###-###-####

Either party may change its address to another single address by notice given as herein provided, except any change of address notice must be actually received in order to be effective.

 

8.8  Benefits. All of the terms and provisions of this Agreement shall bind and inure to the benefit of the parties hereto and their respective successors and assigns. No Person other than Borrowers or Lender shall be entitled to rely upon this Agreement or be entitled to the benefits of this Agreement.

 

8.9  Participation. Each Borrower acknowledges that Lender may, at its option, sell participation interests in the Loan to other participating lenders, which participations may be sold without Borrower’s consent, or Lender may (but shall not be obligated to) assign its interest in the Loan to other assignees (the “Assignee”) to be included as a pool of properties to be financed in a proposed Real Estate Mortgage Investment Conduit (REMIC), but any such assignment to a REMIC shall require Borrower’s consent, not to be unreasonably withheld, conditioned or delayed. Each Borrower agrees with each present and future participant in the Loan or Assignee of the Loan that if an Event of Default should occur, each present and future participant or Assignee shall have all of the rights and remedies of Lender with respect to any deposit due from Borrower. The execution by a participant of a participation agreement with Lender, and the execution by Borrower of this Agreement, regardless of the order of execution, shall evidence an

 

agreement between Borrower and said participant in accordance with the terms of this Section. If the Loan is assigned to the Assignee, the Assignee will engage an underwriter (the “Underwriter”), who will be responsible for the due diligence, documentation, preparation and execution of certain documents required in connection with the offering of interests in the REMIC. Borrower agrees that if Lender assigns its interest in the Loan to the Assignee for inclusion in the REMIC, with Borrower’s consent as required herein, Borrower agrees to provide the Assignee with such information as may be reasonably required by the Underwriter in connection therewith or by an investor in any securities backed in whole or in part by the Loan or any rating agency rating such securities. Borrower irrevocably waives any and all right it may have under applicable law to prohibit such disclosure, including, but not limited to, any right of privacy, and consents to the disclosure of such information to the Underwriter, to potential investors in the REMIC, and to such rating agencies.

 

8.10  Supersedes Prior Agreements; Counterparts. This Agreement and the instruments referred to herein supersede and incorporate all representations, promises and statements, oral or written, made by Lender in connection with the Loan, specifically including, without limitation, the Original Loan Agreement. This Agreement may not be varied, altered, or amended except by a written instrument executed by an authorized officer of Lender. This Agreement may be executed in any number of counterparts, each of which, when executed and delivered, shall be an original, but such counterparts shall together constitute one and the same instrument.

 

8.11  Loan Agreement Governs. The Loan is governed by the terms and provisions set forth in this Loan Agreement and the other Loan Documents and in the event of any irreconcilable conflict between the terms of the other Loan Documents and the terms of this Loan Agreement, the terms of this Loan Agreement shall control; provided, however, that in the event that there is any apparent conflict between any particular term or provision which appears in both this Loan Agreement and the other Loan Documents and it is possible and reasonable for the terms of both this Loan Agreement and the Loan Documents to be performed or complied with, then, notwithstanding the foregoing, both the terms of this Loan Agreement and the other Loan Documents shall be performed and complied with.

 

8.12  CONTROLLING LAW. THE PARTIES HERETO AGREE THAT THE VALIDITY, INTERPRETATION, ENFORCEMENT AND EFFECT OF THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF WASHINGTON AND THE PARTIES HERETO SUBMIT (AND WAIVE ALL RIGHTS TO OBJECT) TO NON-EXCLUSIVE PERSONAL JURISDICTION IN THE STATE OF WASHINGTON, FOR THE ENFORCEMENT OF ANY AND ALL OBLIGATIONS UNDER THE LOAN DOCUMENTS, EXCEPT THAT IF ANY SUCH ACTION OR PROCEEDING ARISES UNDER THE CONSTITUTION, LAWS OR TREATIES OF THE UNITED STATES OF AMERICA, OR IF THERE IS A DIVERSITY OF CITIZENSHIP BETWEEN THE PARTIES THERETO, SO THAT IT IS TO BE BROUGHT IN A UNITED STATES DISTRICT COURT, IT SHALL BE BROUGHT IN THE UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF WASHINGTON OR ANY SUCCESSOR FEDERAL COURT HAVING ORIGINAL JURISDICTION.

 

8.13  WAIVER OF JURY TRIAL. BORROWER AND LENDER HEREBY WAIVE ANY RIGHT THAT EITHER OR BOTH MAY HAVE TO A TRIAL BY JURY ON ANY CLAIM, COUNTERCLAIM, SETOFF, DEMAND, ACTION OR CAUSE OF ACTION (A) ARISING OUT OF OR IN ANY WAY RELATED TO THIS AGREEMENT OR THE LOAN, OR (B) IN ANY WAY CONNECTED WITH OR PERTAINING OR RELATED TO OR INCIDENTAL TO ANY DEALINGS OF LENDER AND/OR BORROWER WITH RESPECT TO THE LOAN DOCUMENTS OR IN CONNECTION WITH THIS AGREEMENT OR THE EXERCISE OF EITHER PARTY’S RIGHTS AND REMEDIES UNDER THIS AGREEMENT OR OTHERWISE OR THE CONDUCT OR THE RELATIONSHIP OF THE PARTIES HERETO, IN ALL OF THE FOREGOING CASES WHETHER NOW EXISTING OR HEREAFTER ARISING AND WHETHER SOUNDING IN CONTRACT, TORT OR OTHERWISE. BORROWER AGREES THAT LENDER MAY FILE A COPY OF THIS AGREEMENT WITH ANY COURT AS WRITTEN EVIDENCE OF THE KNOWING, VOLUNTARY, AND BARGAINED AGREEMENT OF BORROWER IRREVOCABLY TO WAIVE ITS RIGHTS TO TRIAL BY JURY AS AN INDUCEMENT TO LENDER TO MAKE THE LOAN, AND THAT, TO THE EXTENT PERMITTED BY APPLICABLE LAW, ANY DISPUTE OR CONTROVERSY WHATSOEVER (WHETHER OR NOT MODIFIED HEREIN) BETWEEN BORROWER AND LENDER SHALL INSTEAD BE TRIED IN A COURT OF COMPETENT JURISDICTION BY A JUDGE SITTING WITHOUT A JURY.

 

8.14  Governing Law Regarding Remedies.Notwithstanding anything to the contrary in the Note, the Guaranty Agreement and this Agreement, the law governing the Mortgages shall be applicable to the rights of Lender to seek a deficiency judgment pursuant to the Loan Documents following foreclosure or other realization proceedings pursuant to the Mortgages and the right to pursue one or more remedies against one or more Borrowers under the Mortgages.

 

8.15  Reasonable Discretion. As applied to this Agreement and the Loan Documents, Lender shall be deemed to have exercised reasonable discretion or shall be deemed to have given its reasonable consent if Lender's actions are consistent with the standard of care that Lender employs in connection with its exercise of rights and remedies with other borrowers and loans of similar structure, size, complexity and number of facilities.

 

 

IN WITNESS WHEREOF, Borrowers and Lender have caused this Agreement to be properly executed by their respective duly authorized representatives as of the date first above written.

 

 

 

CAPMARK FINANCE INC., a California corporation

By: /s/ Sarah S. Duggan__(Seal)

Name: Sarah S. Duggan_______

Its: Sr. Vice President____

 

EMERIHRT HENDERSON LP,

a Delaware limited partnership

By: ESC G.P. II, Inc.,

a Washington corporation

its General Partner

By: /s/Eric Mendelsohn ______

Eric Mendelsohn,

Authorized Signatory

 

EMERIHRT MEDICAL CENTER LP,

a Delaware limited partnership

By: ESC G.P. II, Inc.,

a Washington corporation

its General Partner

By: _/s/Eric Mendelsohn _

Eric Mendelsohn,

Authorized Signatory

 

EMERIHRT OAKWELL FARMS LP,

a Delaware limited partnership

By: ESC G.P. II, Inc.,

a Washington corporation

its General Partner

By: /s/Eric Mendelsohn ____

Eric Mendelsohn,

Authorized Signatory

 

EMERIHRT STONEBRIDGE RANCH LP,

a Delaware limited partnership

By: ESC G.P. II, Inc.,

a Washington corporation

its General Partner

By: _/s/Eric Mendelsohn ____

Eric Mendelsohn,

Authorized Signatory

 

EMERIHRT BLOOMSBURG LLC,

a Delaware limited liability company

By: Emeritus Corporation,

a Washington corporation

its Sole Member

By: _/s/Eric Mendelsohn _

Eric Mendelsohn,

Director of Real Estate and Legal Affairs

 

EMERIHRT CREEKVIEW LLC,

a Delaware limited liability company

By: Emeritus Corporation,

a Washington corporation

its Sole Member

By: /s/Eric Mendelsohn Eric Mendelsohn,

Director of Real Estate and Legal Affairs

 

EMERIHRT DANVILLE LLC,

a Delaware limited liability company

By: Emeritus Corporation,

a Washington corporation

its Sole Member

By: _/s/Eric Mendelsohn ____

Eric Mendelsohn,

Director of Real Estate and Legal Affairs

 

EMERIHRT GREENSBORO LLC,

a Delaware limited liability company

By: Emeritus Corporation,

a Washington corporation

its Sole Member

By: /s/Eric Mendelsohn ______

Eric Mendelsohn,

Director of Real Estate and Legal Affairs

 

EMERIHRT HARRISBURG LLC,

a Delaware limited liability company

By: Emeritus Corporation,

a Washington corporation

its Sole Member

By: /s/Eric Mendelsohn ____

Eric Mendelsohn,

Director of Real Estate and Legal Affairs

 

 

EMERIHRT HARRISONBURG LLC,

a Delaware limited liability company

By: Emeritus Corporation,

a Washington corporation

its Sole Member

By: _/s/Eric Mendelsohn _

Eric Mendelsohn,

Director of Real Estate and Legal Affairs

 

 

EMERIHRT RAVENNA LLC,

a Delaware limited liability company

By: Emeritus Corporation,

a Washington corporation

its Sole Member

By: __/s/Eric Mendelsohn __

Eric Mendelsohn,

Director of Real Estate and Legal Affairs

 

EMERIHRT ROANOKE LLC,

 

a Delaware limited liability company

 

By: Emeritus Corporation,

a Washington corporation

its Sole Member

By: _/s/Eric Mendelsohn _______

Eric Mendelsohn,

Director of Real Estate and Legal Affairs

[List of Borrowers]

 

 

 

 

 

 

 

 

 

 

 

Facility	Address of Facility	Number of Units/Beds
Kingsley Place at Oakwell Farms	3360 Oakwell Court San Antonio, TX	34 units/136 beds
Kingsley Place at Henderson	1000 Richardson Dr. Henderson, TX	21 units/80 beds
Kingsley Place at Stonebridge Ranch	1650 Stonebridge Dr. McKinney, TX	136 beds
Kingsley Place at Medical Center	9000 Floyd Curl Dr. San Antonio, TX	136 units/24 beds
Loyalton of Greensboro	3823 Lawndale Dr. Greensboro, NC	70 beds
Loyalton of Ravenna	141 Chestnut Hill Dr. Ravenna, OH	60 units
Loyalton of Bloomsburg	420 Shaffer Road Bloomsburg, PA	67 units
Loyalton of Creekview	1100 Grandon Way Mechanicsburg, PA	120 units
Loyalton of Danville	432 Hermitage Dr. Danville, VA	120 units
Loyalton of Harrisburg	3560 N. Progressive Ave Harrisburg, PA	65 units
Loyalton of Harrisonburg	2101 Deyerle Ave Harrisonburg, PA	114 units
Loyalton of Roanoke	3585 Brambleton Ave Roanoke, VA	118 units

 

 

 

[Legal Descriptions of the 12 Mortgages are incorporated herein by reference]

 

 

 

 

Emeritus Corporation

3131 Elliott Avenue, #500

Seattle, WA 98121

Attention: Eric Mendelsohn, Director of

Real Estate and Business Legal Affairs

 

 

 

 

Each of the Borrowers, its sole member or its general partner is 100% owned by Emeritus Corporation, a Washington corporation.

 

 

 

 

Facility Name:	(7)
Management Company:	(13)
Report Date:

		Quarter Ending (Date)		Quarter Ending (Date)		Quarter Ending (Date)		Quarter Ending (Date)		12 Mths. Ending (Date)
	Census Data
	Total Number of Beds (Units)
	Number of Days in Period
	Total Resident Days Available
	Resident Utilization Days
	Medicaid
	Private
	Medicare
	Other Payor (Specify)
	Total Utilization Days
	Average Occupancy
	Debt Service Coverage Analysis
(C)	Net Routine Patient (Resident) Revenue
	Other Revenues
	Total Revenues
	Total Expenses
	Pre-Tax Income
	Add Back
	Depreciation and Amortization
	Interest on CAPMARK loan (or Facility Lease Expense)
	Extraordinary Items
(A)	Net Operating Income after Actual Management Fees
(B)	Principal and Interest payments due for the period
(A) (B)	Debt Service Coverage after Actual Mgmt. Fees
(A)	Net Operating Income after Actual Management Fees
+	Add Back
	Actual Management Fees
-	Less
(C) * 5%	Assumed Management Fees (1)
(D)	Net Operating Income after Assumed Management Fees
(D) (B)	Debt Service Coverage after Assumed Mgmt. Fees

 

I certify the above to be true and correct. Dated this _____ day of _______________.

 

By:
Name:
Title:

 

(1) Percentage used as defined in definitions section of Loan Agreement.

 

Capmark Finance Inc.

2801 Highway 280 South, Suite 305

Birmingham, AL 35223

Re:

Loan Agreement dated _____________, 2007 (together with amendments, if any, the “Loan Agreement”), by and between Capmark Finance Inc., as Lender, and the Borrowers listed on Schedule A

 

The undersigned officer of the above-named Borrower, does hereby certify that for the quarterly financial period ending __________________:

 

1. No Default or Event of Default has occurred or exists except _____________.

 

2. [ANNUAL COMPLIANCE CERTIFICATE ONLY] The capital expenditures per [bed] unit are:

 

Required:

$300 per unit.

Actual:

$______ per unit.

 

 

3. The outstanding principal balance of all Indebtedness (other than the Loan) of Borrower is $___________, consisting of the following:

 

 

4. If Borrower is a partnership, the outstanding principal balance of all indebtedness of the Borrower to its partners as of the date hereof is $____________.

 

5. All representations and warranties made by Borrower in the Loan Agreement and in other Loan Documents are true and correct in all material respects as though given on the date hereof, except ________________________.

 

6. All information provided herein is true and correct.

 

7. Capitalized terms not defined herein shall have the meanings given to such terms in the Loan Agreement.

 

Dated this ______ day of _____________________, _______.

 

By:      

Name:      

Title:      

LandAmerica Assessment Corporation (LAC) prepared Property Condition Assessments on all 12 properties in January 2007. All properties were found to be in good condition with a total of $114,000 in Immediate Repairs for all properties. The repairs were concentrated in 6 facilities as summarized below.

 

Facility	Description of Repair	Cost
Loyalton of Creekview	All on-going and planned roof repairs budgeted for the next 6 months	$6,000
Loyalton of Greensboro	Asphalt pavement repair; verify recall sprinkler heads not in use; update wireless nurse call system	$14,000
Loyalton of Harrisburg	Repair concrete sidewalks	$6,000
Loyalton of Ravenna	Reseal asphalt pavement and restriping of parking lot	$3,000
Loyalton of Roanoke	Licensed plumbing inspection to determine cause of premature copper piping deterioration	$5,000
Kingsley Place at Medical Center	Replacement of common area carpet	$80,000
Total		$114,000