Exhibit 14.1




                               FIRST AMENDMENT TO
                              AMENDED AND RESTATED
                       CODE OF BUSINESS CONDUCT AND ETHICS
                                       OF
                       CBL & ASSOCIATES PROPERTIES, INC.,
                        CBL & ASSOCIATES MANAGEMENT, INC.
                              AND THEIR AFFILIATES


EFFECTIVE DATE:    February 3, 2004; First Amendment, February 8, 2006
- --------------


INTRODUCTION

This Code, as defined below, was adopted as of February 3, 2004 and has now been
amended  as of  February  8, 2006 by this  First  Amendment  to  provide a clear
statement as to the  prohibition  on loans to or  guarantees of  obligations  of
employees,  officers,  directors and family  members.  Such loans and guarantees
have been generally prohibited by the Code since its inception but the Company's
counsel had advised a clarifying  statement  to remove any  vagueness as to that
prohibition.  The First  Amendment  is to add Section F to Article I of the Code
and it is included herein.

CBL & Associates Properties,  Inc. and CBL & Associates Management, Inc. and all
of  their  respective  subsidiaries  and  affiliates  (hereinafter  referred  to
collectively  as the "Company")  expect that  directors,  officers and employees
will conduct themselves  ethically and properly as a matter of course and comply
with the guidelines set forth below.

This Amended and Restated Code of Business  Conduct and Ethics as amended by the
First  Amendment  (the  "Code")  exists  to  provide  the  Company's  directors,
officers, employees,  shareholders,  suppliers and members of the general public
with an official  statement as to how the Company conducts itself internally and
in the marketplace  and certain  standards that the Company shall require of its
directors, officers, employees and suppliers.

This  Code  amends  and  restates  the  "Code  of  Conduct  of CBL &  Associates
Properties,  Inc.  and its  Affiliates"  that  has  been in  place  prior to the
effective  date set forth just  above.  This Code is intended to comply with the
requirements  of the  Sarbanes-Oxley  Act of 2002 and the  rules of the New York
Stock Exchange.

The  Company's  Compliance  Officer is  currently  Ben S.  Landress and the term
"Compliance  Officer",  as used in this  Code  refers to the  Company's  current
Compliance Officer and any subsequent person appointed to that office.

                                       1


PURPOSE

This Code is intended to provide a codification  of standards that is reasonably
designed to deter wrongdoing and to promote the following:

     o    Honest and ethical  conduct,  including the ethical handling of actual
          or apparent  conflicts of interest  between  personal and professional
          relationships;

     o    Full, fair, accurate,  timely and understandable disclosure in reports
          and documents  that the Company files with, or submits to, the SEC and
          in other public communications made by the Company;

     o    Compliance with applicable governmental laws, rules and regulations;

     o    The prompt  internal  reporting  to an  appropriate  person or persons
          identified in this Code for violations of this Code; and

     o    Accountability for adherence to this Code.

SCOPE

This Code applies to the Company's  Chief  Executive  Officer,  Chief  Financial
Officer,  Controller and persons  performing similar functions as well as to all
directors,  officers and  employees of the  Company.  (As used herein,  the term
"employees" shall be deemed to include all directors,  officers and employees of
the Company unless  specifically  stated otherwise or unless the context clearly
indicates  otherwise).  The  Company has  previously  adopted  certain  policies
covering management-level employees,  officers and directors and other employees
(such as an unlawful  harassment policy,  cost-containment  policy and policy on
employee conduct and work rules),  and, unless  specifically  stated  otherwise,
this Code should not be deemed as modifying those previously-adopted policies.

POLICY PROVISIONS

Under this Code all  directors,  officers and  employees are expected to conduct
business  for the Company in the full spirit of honest and lawful  behavior  and
shall not cause  another  director,  officer,  employee or  non-employee  to act
otherwise, either through inducement or coercion.

I.       Conflicts of Interest and Other Matters

Conflicts of interest may arise when an employee's  position or responsibilities
with the Company  present an opportunity for personal gain apart from the normal
compensation provided through employment. The following guidelines are provided:

                                       2


          A. Protection and Proper Use of Company Funds and Assets

          The  assets  of the  Company  are  much  more  than its  portfolio  of
          properties,   facilities,  equipment,  corporate  funds  and  computer
          systems.  They include technologies and concepts,  business strategies
          and plans, as well as information about its business. These assets may
          not be improperly  used and/or used to provide  personal  benefits for
          employees. In addition, employees may not provide outside persons with
          access to assets of the Company for the employee's personal gain or in
          such a manner as to be  detrimental to the Company.  Employees  should
          protect the  Company's  assets and ensure their  efficient  and proper
          use.  Theft,  carelessness  and  waste  have a  direct  impact  on the
          Company's  profitability.  All  Company  assets  should  be  used  for
          legitimate business purposes.

          B. Confidential Information

          As part of an employee's  job,  he/she may have access to confidential
          information  about  the  Company,  its  tenants,  employees,   agents,
          contractors,  retailers,  customers, suppliers and competitors. Unless
          released to the public by management,  this information  should not be
          disclosed to fellow employees who did not have a business need to know
          or  to  non-employees  for  any  reason,  except  in  accordance  with
          established  corporate  procedures.  Confidential  information of this
          sort includes,  but is not limited to information or data on services,
          operations,  business strategies and growth,  business  relationships,
          tenant   negotiations,    corporate   manuals,   processes,   systems,
          procedures, financial information, etc.

          C. Outside Financial Interests  Influencing an Employee's Decisions or
          Actions

          Employees  should  avoid any  outside  financial  interest  that might
          influence their decisions or actions on matters  involving the Company
          or its  businesses or property.  Such interests  include,  among other
          things:  (i) a personal or immediate  family interest in an enterprise
          that has business relations with the Company; or (ii) an enterprise or
          contract  with a supplier,  service-provider  or any other  company or
          entity where the employee or a member of the  immediate  family of the
          employee  is a principal  or  financial  beneficiary  other than as an
          employee.  All such  interests  should be disclosed by the employee to
          the Company's Compliance Officer.

          D. Outside Activities Having Negative Impact On Job Performance

          Employees  should avoid outside  employment  or activities  that would
          have a negative impact on their job performance  with the Company,  or
          which are likely to conflict  with their job or their  obligations  to
          the Company.

          E.   Business   Opportunities;    Competitive   Interests;   Corporate
          Opportunities

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          No employee  may enter into any  contract or  arrangement,  or own any
          interest or be a director,  officer,  consultant or attorney in or for
          an entity which enters into any  contract or  arrangement  (except for
          the  ownership  of   non-controlling   interests  in  publicly  traded
          entities)  with the  Company,  or any entity in which the  Company may
          serve as a general  partner or managing  agent,  for the  providing of
          services to the Company to the above-described  entities related to or
          affiliated  with the Company or for the  occupancy  of space in retail
          projects  owned or  managed by the  Company or by the  above-described
          entities  related to or affiliated  with the Company  unless and until
          the material facts as to the relationship or interest and the contract
          or transaction are fully disclosed to the Company's Compliance Officer
          and, if  approved  by the  Company as  required  and in the manner set
          forth in the Company's  Amended and Restated  Bylaws then currently in
          effect,  the  Company's   Compliance  Officer  shall  provide  written
          confirmation of the approval of said contract or transaction except in
          those  situations  specifically  approved  by the  Company's  Board of
          Directors,  pursuant to  previously-adopted  polices of the Company on
          those matters.

          Except for interests  owned prior to the date of issuance of this Code
          and as disclosed to the  Company's  Compliance  Officer in writing and
          except for  development  efforts  exerted on behalf of the  Company or
          projects  in which the Company may own an  interest,  no employee  may
          develop  retail   shopping   centers  or  retail   facilities  in  the
          continental United States, own or acquire interests in retail shopping
          centers or retail facilities in the continental  United States, own or
          acquire  an  interest  in any  entity  that  owns or  develops  retail
          shopping centers or retail facilities in the continental United States
          (except for  non-controlling  interests in  publicly-traded  entities)
          while an employee of the Company  unless and until the material  facts
          as to the  relationship or interest and the  development  activity are
          fully disclosed to the Company's  Compliance  Officer and, if approved
          by the Company, the Company's Compliance Officer shall provide written
          confirmation of the approval of said activities. This policy statement
          shall not modify,  alter or  otherwise  affect the  previously-adopted
          policy on such matters relative to certain  management level employees
          and directors of the Company or any non-competition  covenant that may
          be  applicable  to an  employee  and the  Company  as set forth in any
          employment  agreement(s)  that may exist  between  the Company and the
          employee.

          Employees  owe a  duty  to  the  Company  to  advance  its  legitimate
          interests  when the  opportunity  arises  to do so.  Employees  should
          refrain from and shall be prohibited from (i) taking for themselves or
          for their  personal  benefit  opportunities  that  could  advance  the
          interests   of  the  Company  or  benefit   the   Company   when  such
          opportunities  are  discovered  through  the use of Company  property,
          information or position;  (ii) using Company property,  information or
          position for personal gain; or (iii) competing with the Company.

          F. Loans and Guarantees of Indebtedness

          Loans  to, or  guarantees  of  obligations  of,  employees,  officers,
          directors and their family  members may create  conflicts of interest,
          and generally should be avoided. In addition, the Company specifically
          prohibits direct or indirect personal loans to executive  officers and
          directors  to the  extent  prohibited  by  applicable  law  and  stock
          exchange regulations.

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II.      Dealing With Suppliers, Customers, Tenants, Other Employees

The  Company  obtains  and keeps its  business  because  of the  quality  of its
operations  and services.  Conducting  business,  however,  with tenants,  other
employees,  suppliers and customers can pose ethical or even legal problems. The
following  guidelines  are intended to help all employees  make the  appropriate
decision in potentially difficult situations:

          A. Kickbacks and Rebates

          Purchases   or   sales   of  goods   and   services,   landlord-tenant
          relationships  or  employer-employee  relationships  must  not lead to
          employees or their families receiving personal  kickbacks,  rebates or
          other  payments  regardless  of form,  whether in money,  property  or
          services.

          B. Gifts

          No  employee  of the  Company  may either give or receive a gift to or
          from any business or any business related person or entity whose value
          exceeds $50.00.

          Reasonable expenses incurred by an employee for entertaining potential
          tenants or business  contacts in the ordinary course of business shall
          not be  considered  a gift  under  the  provisions  contained  in this
          section.

          The Company recognizes that officers and directors of the Company may,
          from time to time,  give or receive  gifts in excess of the stated $50
          threshold  that are  customary  and  reasonable in the context of good
          business  practices.  Unsolicited gifts given or received by directors
          and officers of the Company of the level of  vice-president or higher,
          as  holiday  gifts or gifts in the  nature of  receptions,  dinners or
          charitable  donations  in honor of a  director  or such  officer  or a
          valued  business  associate,  shall be an  exception to this policy as
          long  as  said  items  are   reasonable  and  do  not  involve  lavish
          expenditures;  provided,  however,  any  director or such  officer who
          gives or  receives  a gift in  excess  of the $50  threshold  shall be
          required to notify the Company's  Compliance  Officer of the giving or
          receipt of such gift.  Directors and officers should use good business
          judgment in giving or accepting  such gifts and should  refuse same if
          it is clear  that the gift is in return for or in  anticipation  of an
          unfair or unreasonable  advantage to the giver that may be detrimental
          or inappropriate  to the Company.  Other exceptions to this policy may
          be allowed under specific circumstances.  To establish an exception to
          the Company's gift policy,  an employee shall submit a written request
          to the  employee's  department  head.  Upon approval of the department
          head, the written request and  accompanying  approval shall be sent to
          the Company's Compliance Officer for final approval.

                                       5


          C. Travel and Entertainment Expenses

          The Company policy on travel and  entertainment  expenses is set forth
          in the Company's  Policies and  Procedures,  as same may be amended or
          supplemented  from time to time.  That  policy,  as may be  amended or
          supplemented, is incorporated herein by reference.

          D. Relations with Government Personnel

          The  Company  will  not  offer,   give  or   reimburse   expenses  for
          entertainment  or  gratuities  (including  transportation,   meals  at
          business  meetings,  tickets to  sporting  or other  events,  etc.) to
          government  officials or employees who are  prohibited  from receiving
          such by applicable government regulations.

          E. Payments to Agents, Consultants, Distributors, Contractors

          Agreements   with   agents,   sales   representatives,   distributors,
          contractors,  and consultants  should be in writing and should clearly
          and accurately  set forth the services to be performed,  the basis for
          earning the  commission or fee involved,  and the  applicable  rate or
          fee.  Payments  should be  reasonable  in amount and not  excessive in
          light of the practice in the trade and commensurate  with the value of
          services rendered.

          F. Payments to Countries Other Than Payee's Residence

          Requests by third  parties for payment of fees or  commissions  to the
          payee's account in a country other than the payee's residence or place
          of business  (sometimes  call "split  fees") may not be made. To do so
          may involve the Company in aiding or  conspiring  in the  violation of
          tax, currency control or other laws applicable to the payee.

          G. Fair Dealing

          Each  employee  should  endeavor  to deal  fairly  with the  Company's
          customers,  suppliers,  competitors and other  employees.  An employee
          should not take an unfair  advantage of anyone  through  manipulation,
          concealment,  abuse of privileged  information,  misrepresentation  of
          material facts or any other unfair-dealing practice.

III.     Books and Records

False,  misleading  or  artificial  entries  shall  not be made in any  reports,
ledgers,  books  or  records  of the  Company  for  any  reason  nor  shall  any
misrepresentation  be  made  regarding  the  content  thereof.   Such  entry  or
representation  may result in criminal  and/or  civil  penalties  to the Company
and/or the employee.  No employee may engage in an  arrangement  that in any way
may be interpreted or construed as misstating or otherwise concealing the nature
or purpose of any entries in the books and records of the Company. No payment or
receipt on behalf of the Company may be approved or made with the  intention  or


                                       6


understanding  that  any  part of the  payment  or  receipt  is to be used for a
purpose other than that described in the documents  supporting the  transaction.
"Slush funds" or similar funds or accounts  where no accounting  for receipts or
expenditures is made on the Company's books are strictly prohibited.

IV. Competitive Practices

In business, it is inevitable that the Company and its competitors will meet and
talk from time to time. This is neither against the law nor to be avoided.  What
will not be tolerated, is collaboration with competitors in violation of the law
on  such  things  as  pricing,  production,   marketing,   inventories,  product
development,  sales  territories  and goals,  market studies and  proprietary or
confidential information.

As a  vigorous  competitor  in  the  marketplace,  the  Company  seeks  economic
knowledge about its competitors,  however, it will not engage in illegal acts to
acquire a competitor's  trade  secrets,  customer  lists,  plans for future real
estate  development   projects,   financial  data,   information  about  company
facilities, technical developments or operations.

V. Political Activities & Contributions

The Company  encourages  each of its  employees to be good citizens and to fully
participate in the political process.  Employees should, however, be aware that:
(1) federal law and the statutes of some states in the U.S. prohibit the Company
from contributing,  directly or indirectly,  to political candidates,  political
parties or party  officials;  and (2)  employees  who  participate  in  partisan
political activities must make every effort to ensure that they do not leave the
impression that they speak or act for the Company.

VI. Equal Employment Opportunity

The Company is an Equal  Opportunity  Employer  as a matter of law,  conduct and
good business practice. No employee may discriminate against another employee or
prospective  employee or make disparaging comments or criticisms on the basis of
race, color, creed, sex, national origin, age, disability,  or veteran's status.
Such  practices  must  be  avoided  in  daily  work  as  well  as  in  personnel
actions--hiring,  transfer, discipline,  promotion, pay action and terminations.
In addition to the  above-stated  prohibitions,  sexual  harassment  will not be
tolerated.

VII. Compliance with Laws, Rules and Regulations

The  Company  proactively  promotes  the full  compliance  by all  employees  of
applicable  laws,  rules and  regulations of any  governmental  unit,  agency or
divisions  thereof and the rules and  regulations of the New York Stock Exchange
and/or any exchange  upon which the Company's  stock may be traded.  The Company
has adopted and will enforce its policies regarding an employee's trading in the
stock of the Company based on inside  information and will require  employees to


                                       7


abide by such  policy as well as  provisions  of  applicable  law on  trading on
inside information and all employees of the Company are directed to refrain from
trading in the  Company's  stock based on inside  information.  The Company will
require its  employees to abide by applicable  law and the Company's  procedures
with  respect  to  "blackouts"  (periods  of  time  within  which  all  or  some
cross-section  of the Company's  employees will be prevented from trading in the
Company's stock).  The Company will require its employees to abide by applicable
law  and  the  Company's  policies  with  respect  to  disclosures  of  material
non-public information (Regulation FD).

VIII. Protection of Employees from Reprisal for Whistleblowing  ("Whistleblowing
Policy")

          A. Purpose

          To encourage employees to report Alleged Wrongful Conduct.

          To prohibit supervisory personnel from taking Adverse Personnel Action
          against a Company  employee as a result of the  employee's  good faith
          disclosure of Alleged Wrongful Conduct to a Designated Company Officer
          or Director  or to the  Company's  Audit  Committee.  An employee  who
          discloses and  subsequently  suffers an Adverse  Personnel Action as a
          result is subject to the protection of this Whistleblowing Policy.

          B. Applicability

          All employees of the Company and its affiliated  entities who disclose
          Alleged Wrongful Conduct,  as defined in this  Whistleblowing  Policy,
          and,  who,  as a result of the  disclosure,  are subject to an Adverse
          Personnel Action.

          C. Whistleblowing Policy

          All employees of the Company are encouraged to promptly report Alleged
          Wrongful  Conduct.  No Adverse Personnel Action may be taken against a
          Company employee in Knowing  Retaliation for any lawful  disclosure of
          information  to a  Designated  Company  Officer or  Director or to the
          Company's  Audit  Committee,  which  information  the employee in good
          faith believes evidences:  (i) a violation of any law, (ii) fraudulent
          or criminal conduct or activities,  (iii)  questionable  accounting or
          auditing matters;  (iv) gross  misappropriation  of Company funds; (v)
          violations of provisions of this Code (such matters being collectively
          referred to herein as "Alleged Wrongful Conduct").

          No  supervisor,  officer,  director,  department  head,  or any  other
          employee with  authority to make or materially  influence  significant
          personnel  decisions  shall take or  recommend  an  Adverse  Personnel
          Action  against an  employee  in Knowing  Retaliation  for  disclosing
          Alleged Wrongful  Conduct to a Designated  Company Officer or Director
          or to the Company's Audit Committee.

                                       8


          D. Definitions

          In addition to other  terms as defined  above,  the terms set forth on
          Exhibit  A  attached  hereto  shall  have the  meanings  corresponding
          thereto for purposes of this Whistleblowing Policy.

          E. Making A Disclosure

          An  employee  who  becomes  aware  of  Alleged   Wrongful  Conduct  is
          encouraged to make a disclosure to any Designated  Company  Officer or
          Director or to the Company's Audit Committee as soon as possible,  but
          in any case must make the  disclosure  no later  than 365  consecutive
          calendar days after becoming aware of the Alleged Wrongful Conduct.

          In order to allow the Company an opportunity  to  investigate  Alleged
          Wrongful  Conduct and to take necessary  internal  corrective  action,
          employees are  encouraged to report in writing a disclosure of Alleged
          Wrongful Conduct to a Designated Company Officer or Director or to the
          Company's Audit Committee.

          F. Legitimate Employment Action

          This Whistleblowing Policy may not be used as a defense by an employee
          against whom an Adverse Personnel Action has been taken for legitimate
          reasons or cause.  It shall not be a violation of this  Whistleblowing
          Policy to take  Adverse  Personnel  Action  against an employee  whose
          conduct or  performance  warrants that action  separate and apart from
          the employee making a disclosure.

          G. Whistleblowing Statutes

          An  employee's  protections  under this  Whistleblowing  Policy are in
          addition to any  protections  such  employee may have  pursuant to any
          applicable state or federal law and this  Whistleblowing  Policy shall
          not be construed as limiting any of such protections.

IX. Audit Committee Procedures - Receipt,  Retention and Treatment of Complaints
Regarding Accounting, Internal Accounting Controls or Auditing Matters

Pursuant to the  requirements of the  Sarbanes-Oxley  Act of 2002, the Company's
Audit  Committee  has  established  the  following  procedures  for the receipt,
retention  and  treatment  of  complaints  by Company  employees  regarding  the
Company's accounting, internal accounting controls or auditing matters.

          A. Purpose

          To  promote  and   encourage   employees  of  the  Company  to  report
          complaints, problems or questionable practices relative to accounting,
          internal  accounting   controls  or  auditing  matters   (collectively
          referred to herein as "Accounting Concerns").

                                       9


          B. Applicability

          All employees of the Company.

          C. Procedures

          Any  Company  employee  who  has,  knows of or has  reason  to know or
          suspect the  existence  of any  Accounting  Concern is  encouraged  to
          promptly report such Accounting Concern,  dated and in writing, to the
          Company's  Compliance Officer and the Audit Committee at the following
          address:

                  Compliance Officer
                  CBL & Associates Properties, Inc.
                  c/o Administrative Assistant to the Compliance Officer
                  2030 Hamilton Place Boulevard
                  CBL Center, Suite 500
                  Chattanooga, Tennessee 37421


                  with a copy to:

                  Chairman of the Audit Committee
                  CBL & Associates Properties, Inc.
                  2030 Hamilton Place Boulevard
                  CBL Center, Suite 500
                  Chattanooga, Tennessee 37421

          Submissions by Company employees of Accounting  Concerns may be signed
          by the employee or may be anonymous.  Submissions by Company employees
          of  Accounting  Concerns  should  be  sufficiently  detailed  so as to
          provide the necessary  information to the Company's Audit Committee as
          to the nature of the  Accounting  Concern,  the violation or potential
          violation of any federal or state law or  regulation  or the nature of
          any questionable  accounting or auditing  practice or matter.  Company
          employees  are  encouraged to include as much factual data as possible
          in any submissions of Accounting  Concerns and Company employees shall
          not  utilize  the  submission  of an  Accounting  Concern for the sole
          purpose of harassing another Company employee or officer.  Submissions
          by Company  employees of  Accounting  Concerns  shall be copied by the
          Compliance Officer's  Administrative  Assistant and retained in a file
          entitled  "Accounting  Concerns  Report File" to be located outside of
          the  Company's  Accounting  Department  and a copy of each  submission
          shall be promptly delivered to the Chairman of the Audit Committee and
          to the Company's Compliance Officer.

                                       10


          The Chairman of the Audit  Committee  shall review and  investigate or
          cause to be  investigated  each  submission  by Company  employees  of
          Accounting  Concerns that suggests any violation of Company  policies,
          violation  of  any  federal  or  state  laws  or  regulations  or  any
          questionable  accounting or auditing practice or matter.  The Chairman
          of the Audit  Committee  may  utilize the  services  of the  Company's
          outside  legal  counsel in any such  investigations.  In the event the
          Chairman of the Audit  Committee  shall  determine that any Accounting
          Concern is of sufficient  veracity and  significance  so as to mandate
          any action by the Company,  the Chairman of the Audit  Committee shall
          report  the  Accounting   Concern  to  the  Audit  Committee  and,  if
          necessary,  to the Company's Board of Directors with a  recommendation
          as  to  specific  action  to be  taken.  In  extreme  cases  where  an
          Accounting  Concern has been  reported  that  involves a violation  or
          potential  violation of federal or state laws or  regulations  and the
          Chairman of the Audit  Committee  has  determined  that such report is
          accurate or that  sufficient  evidence  exists to create a significant
          concern as to whether such  violation has occurred or will occur,  the
          Audit  Committee  Chairman may report such  Accounting  Concern to the
          appropriate governmental authority.

          D. Protections

          Company employees who may submit reports of Accounting  Concerns shall
          be entitled to the protection of the  Whistleblowing  Policy set forth
          above.

X. Public Company Reporting

As a public company,  it is of critical  importance  that the Company's  filings
with the SEC and other public  disclosures  of  information  be complete,  fair,
accurate,  timely and  understandable.  An employee,  officer or director of the
Company may be called upon to provide  necessary  information to ensure that the
Company's public reports are complete,  fair, accurate and  understandable.  The
Company  expects  each  Company  employee,  officer  and  director  to take this
responsibility  very seriously and to provide prompt,  complete,  fair, accurate
and  understandable  responses to inquiries with respect to the Company's public
disclosure requirements.  With respect to the Company's employees,  officers and
directors who may be participating  in the preparation of reports,  information,
press  releases,  forms or other  information to be publicly  disclosed  through
filings  with the SEC or as mandated by the SEC,  such  employees,  officers and
directors  are  expected  to use their  diligent  efforts  to  ensure  that such
reports,  press  releases,  forms  or  other  information  are  complete,  fair,
accurate, timely and understandable.


XI. Compliance and Discipline

All  employees  of the  Company  are  required  to fully  comply with this Code.
Employees are expected to report violations of this Code and assist the Company,


                                       11


when necessary, in investigating violations.  All department heads, managers and
supervisors are charged with the  responsibility  of supervising their employees
in accordance with this Code.

Failure to comply  with this Code will  result in  disciplinary  action that may
include  suspension,  termination,  referral  for  criminal  prosecution  and/or
reimbursement  to the  Company  for any  losses or  damages  resulting  from the
violation.  The Company reserves the right to immediately terminate any employee
for a single violation of this Code.

All  employees  of the Company may be asked from time to time to reaffirm  their
understanding  of and  willingness  to comply  with the above Code by signing an
appropriate certificate (see Appendix A).



                                       12


ADMINISTRATION AND WAIVER

This   Code   can  be   found   on  the   Company's   Internet   web   site   at
http://www.cblproperties.com.  Any change to this Code shall be disclosed to the
public on the Company's web site promptly  after the change is made,  within the
timeframe  required  by  applicable  rules  of the SEC and  the New  York  Stock
Exchange.

Any  waiver,  interpretation  or other  administration  of this Code may only be
implemented by the Company's  Board of Directors or by the  Nominating/Corporate
Governance  Committee of the Board. Any waiver of this Code for directors and/or
executive  officers of the level of senior vice  president  or above may only be
granted by the  Company's  Board of Directors  or by the Audit  Committee of the
Board.  Any waiver for other  officers or  employees  may only be granted by the
Compliance  Officer.  Provisions of this Code  providing for approval of certain
matters by the  Company's  Compliance  Officer or in the manner set forth in the
Company's Amended and Restated Bylaws or pursuant to previously adopted policies
of the  Company,  shall not be deemed to  constitute  "waivers" of this Code for
purposes of this  paragraph.  Any waiver of this Code for  directors,  executive
officers of the level of senior vice  president  or above,  the chief  financial
officer, the corporate controller, or persons performing similar functions shall
be disclosed to the Company's  shareholders  and the public on the Company's web
site  promptly  after the waiver is granted,  within the  timeframe  required by
applicable rules of the SEC and the New York Stock Exchange.


NO EMPLOYMENT CONTRACT

Nothing  contained  herein shall be construed as limiting the Company's right to
immediately  terminate  an employee  for any reason.  This Code is provided as a
guide for the benefit of the  employees.  It does not provide any  guarantees of
continued employment,  nor does it constitute an employment contract between the
Company  and  any  employee.  Every  employee  of the  Company  is an  "at-will"
employee.  The Company reserve the right to change,  alter or amend this Code at
any time and from time to time without prior notice.










Amended and Restated Code of Business Conduct and Ethics as amended by First
Amendment CBL & Associates Properties, Inc., CBL & Associates Management, Inc.
and Affiliates Adopted February 3, 2004; First Amendment Adopted February 8,
2006 Effective February 3, 2004; First Amendment effective February 8, 2006 Doc
# 303576 v16 FINAL



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                                   APPENDIX A

                               EMPLOYEE STATEMENT

I acknowledge  having received a copy of the Company's Amended and Restated Code
of Business Conduct and Ethics. I have read it completely,  I understand how the
Code  applies  to me,  I  understand  that  this  Code  does not  constitute  an
employment  contract and I agree to fully comply with each of the  provisions of
this Code,  including such changes to this Code as the Company may announce from
time to time. I have reviewed with my department head or the Compliance  Officer
any matters  concerning  ownership or other  activities which are required to be
disclosed to the Company by this Code.



Employee Name_____________________________________

Employee Signature__________________________________

Date________________________________________________

                                       14


                                    EXHIBIT A

                      DEFINED TERMS - WHISTLEBLOWING POLICY


     1.   "Adverse Personnel Action": an employment-related act or decision or a
          failure to take  appropriate  action by a  supervisor  or higher level
          authority which affects an employee negatively as follows:

          a.   Termination of employment;
          b.   Demotion;
          c.   Suspension;
          d.   Written reprimand;
          e.   Retaliatory investigation;
          f.   Decision not to promote;
          g.   Receipt of an unwarranted performance rating;
          h.   Withholding of appropriate salary adjustments;
          i.   Elimination  of  the  employees'  position,   absent  an  overall
               reduction in work force, reorganization, or a decrease in or lack
               of sufficient funding, monies, or work load; or
          j.   Denial  of  awards,  grants,  leaves  or  benefits  for which the
               employee is then eligible.

     2.   "Disclosure":  oral or written  report by an employee to a  Designated
          Company  Officer or Director or to the  Company's  Audit  Committee of
          Alleged Wrongful Conduct.

     3.   "Knowing  Retaliation":   An  Adverse  Personnel  Action  taken  by  a
          supervisor  or  other   authority   against  an  employee  where  such
          employee's prior disclosure of Alleged Wrongful Conduct is a direct or
          indirect reason or basis for the Adverse Personnel Action.

     4.   "Designated  Company  Officer or Director":  The Company's  Compliance
          Officer,  any executive  officer of the Company of the level of Senior
          Vice  President  or above  and any  member of the  Company's  Board of
          Directors.

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