Results for the quarter ended June 30, 2009:

Net income was $30.5 million, or $0.25 per share, for the quarter ended June 30, 2009, compared to net income of $21.7 million, or $0.22 per share, for the quarter ended June 30, 2008. Net income for the quarter ended June 30, 2008 includes an impairment of assets charge of $2.9 million, or $0.03 per share, related to one property we intend to sell.

Funds from operations, or FFO, for the quarter ended June 30, 2009 was $52.8 million, or $0.44 per share. This compares to FFO for the quarter ended June 30, 2008 of $41.2 million, or $0.41 per share.

The weighted average number of common shares outstanding totaled 120.5 million and 100.3 million for the quarters ended June 30, 2009 and 2008, respectively.

Results for the six months ended June 30, 2009:

Net income for the six months ended June 30, 2009 was $62.0 million, or $0.52 per share, compared to net income of $45.0 million, or $0.47 per share, for the six months ended June 30, 2008. Net income for the six months ended June 30, 2008 includes an impairment of assets charge of $2.9 million, or $0.03 per share, related to one property we intend to sell.

FFO for the six months ended June 30, 2009, was $105.0 million, or $0.88 per share. This compares to FFO for the six months ended June 30, 2008 of $79.6 million, or $0.83 per share.

The weighted average number of common shares outstanding totaled 119.2 million and 95.7 million for the six months ended June 30, 2009 and 2008, respectively.

A reconciliation of net income determined according to U.S. generally accepted accounting principles, or GAAP, to FFO appears below in this press release.

Recent Activities:

On June 26, 2009, SNH was elevated to the Russell 1000 Index.

On August 4, 2009, we closed a $512.9 million mortgage financing with the Federal National Mortgage Association (NYSE: FNM). This mortgage loan is secured by first liens on 28 senior living properties leased to Five Star Quality Care, Inc., or Five Star, with 5,618 living units / beds located in 16 states. We used a portion of the proceeds from this mortgage financing to repay amounts outstanding under our revolving credit facility and to purchase three medical office, clinic and biotech laboratory buildings, or MOBs, from HRPT Properties Trust, or HRP. We intend to use the balance of proceeds to fund investments, including possibly accelerating the remaining MOB acquisitions from HRP, and for general business purposes.

In connection with the FNM transaction, we realigned our four leases with Five Star. Lease no. 1 now includes 80 properties, including independent living communities, assisted living communities and skilled nursing facilities, and expires in 2024. Lease no. 2 now includes 50 properties, including independent living communities, assisted living communities, skilled nursing facilities and two rehabilitation hospitals, and expires in 2026. Lease no. 3 now includes the 28 FNM financed properties, including independent living communities and assisted living communities, and expires in 2028. Lease no. 4 now includes 25 properties, including independent living communities, assisted living communities and skilled nursing facilities, and expires in 2017.

In May 2008, we entered into a series of agreements to acquire 48 MOBs from HRP for an aggregate purchase price of approximately $565.0 million. In January 2009, we acquired one of these MOBs containing 50,000 square feet for $19.3 million, plus closing costs. In May 2009, we acquired two of these MOBs from HRP containing 192,000 square feet for $50.8 million, plus closing costs. On August 6, 2009, we acquired three of these MOBs from HRP containing 164,000 square feet for $115.7 million, plus closing costs. In May 2009, we sold one of our MOB properties classified as held for sale to an unaffiliated party for approximately $3.1 million which was its approximate net book value. We now own 42 of these properties containing 1.9 million square feet for an aggregate purchase price of approximately $527.6 million, plus closing costs. One of the remaining buildings with an allocated value of $3.0 million is no longer subject to our purchase agreement and one of the MOBs we acquired from HRP which was subject to a multi-property lease was sold at the tenant's request. We expect the closing of the purchase of the remaining four pending MOBs to occur by February 2010. We and HRP may mutually agree to accelerate the closings of these acquisitions. We funded these acquisitions using cash on hand, proceeds from equity issuances, borrowings under our revolving credit facility and by assuming three mortgage loans on two properties totaling $10.8 million with a weighted average interest rate of 7.1% per annum and a weighted average maturity in 2018.

In 2009, we invested $5.1 million in Affiliates Insurance Company, or AIC, with Reit Management & Research LLC, or RMR, and other companies to which RMR provides management services. This investment in AIC has a carrying value of $5.0 million at June 30, 2009. We currently own 16.67% of this insurance company.

Conference Call:

On Friday, August 7, 2009, at 10:00 a.m. Eastern Time, David J. Hegarty, President and Chief Operating Officer, and Richard A. Doyle, Chief Financial Officer, will host a conference call to discuss the results for the second quarter ended June 30, 2009. The conference call telephone number is 888-677-8756. Participants calling from outside the United States and Canada should dial 913-312-1419. No pass code is necessary to access the call from either number. Participants should dial in about 15 minutes prior to the scheduled start of the call. A replay of the conference call will be available through 1:00 p.m. Eastern Time, Friday, August 14, 2009. To hear the replay, dial 719-457-0820. The replay pass code is 9178004.

A live audio web cast of the conference call will also be available in listen only mode on the SNH website. Participants wanting to access the webcast should visit the website about five minutes before the call. The archived webcast will be available for replay on the SNH website for about one week after the call.

Supplemental Data:

A copy of SNH's Second Quarter 2009 Supplemental Operating and Financial Data is available for download from the SNH website, www.snhreit.com.

Senior Housing Properties Trust is a real estate investment trust, or REIT, that owns 276 properties located in 34 states and Washington, D.C. SNH is headquartered in Newton, Massachusetts.