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EXHIBIT 99.1
FOR IMMEDIATE RELEASE Contact:
Evrett Benton, President or
Bruce Mackey, Treasurer
(617) 796-8387
www.fivestarqualitycare.com
Five Star Quality Care, Inc. Announces Its Sending of Notice of Termination
of Marriott Management Contracts and Related Litigation
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NEWTON, MA (November 27, 2002): Five Star Quality Care, Inc. (AMEX:
FVE) today announced that it has sent a notice of management contract
terminations to Marriott Senior Living Services, Inc., a subsidiary of Marriott
International, Inc. (NYSE: MAR). The notice of terminations affects 31 senior
living communities which are leased by FVE and managed by Marriott.
In its Report on Form 10Q filed on November 14, 2002, FVE stated that
it was having a dispute with Marriott about financial charges allocated to these
31 communities by Marriott and that FVE had sent Marriott a notice of defaults.
Because certain defaults were not cured, FVE today sent Marriott a notice of
termination of the management contracts. The disputed financial matters include,
but are not limited to, the following:
- FVE believes that Marriott allocates insurance charges to the 31
communities managed by Marriott for FVE and other Marriott operated
properties using formulas which cause unfair amounts of insurance costs
to be charged to the FVE communities and lesser amounts to properties
which are operated by Marriott for its own account.
- FVE believes that certain Marriott home office charges which
should be paid by Marriott in return for its management fees have been
improperly allocated to the communities managed by Marriott.
- FVE believes Marriott has withheld excessive amounts of working
capital cash for the communities Marriott manages for FVE and that some
of these amounts are used by Marriott for its own account.
- FVE believes Marriott improperly profits from purchases for the
account of the FVE communities which are directed by Marriott to Marriott
affiliates, including Marketplace by Marriott, Marriott Distribution
Services and Avendra LLC.
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FVE also announced that it has commenced a lawsuit in the Massachusetts
Superior Court seeking a declaratory judgment that Marriott may not proceed with
a transfer of the management contracts for the 31 communities as part of a
planned sale by Marriott of its Marriott Senior Living Services business. On the
same day that FVE commenced its lawsuit against Marriott, Marriott commenced a
separate lawsuit in the Circuit Court for Montgomery County, Maryland, seeking
to prevent FVE from terminating the Marriott management contracts. At Marriott's
request, the Maryland court had an expedited hearing late in the day on
Wednesday, November 27, 2002, and that court decided to temporarily restrain the
effectiveness of FVE's notice of terminations at least until a full hearing can
be held in December 2002.
As a result of the Maryland court ruling, no further action will be
taken to terminate Marriott's operations of the FVE communities. If and when
that court's order is modified, FVE expects to assume operating responsibility
for these 31 communities after a contractual transition period. In those
circumstances, FVE expects to offer all employees at the communities continued
employment and to take appropriate actions necessary to provide quality resident
services.
Five Star Quality Care, Inc. is a senior living operating company. FVE
currently owns, leases and operates 105 senior living communities located in 25
states (including the 31 communities which are currently managed by Marriott).
WARNING REGARDING FORWARD LOOKING STATEMENTS
THE FOREGOING PRESS RELEASE INCLUDES FORWARD LOOKING STATEMENTS WITHIN
THE MEANING OF THE PRIVATE SECURITIES LITIGATION REFORM ACT OF 1995 AND THE
FEDERAL SECURITIES LAWS. THESE FORWARD LOOKING STATEMENTS ARE BASED UPON FVE'S
CURRENT BELIEFS AND EXPECTATIONS, BUT THEY ARE NOT GUARANTEED TO OCCUR. FOR
EXAMPLE: FVE BELIEVES THAT CERTAIN CHARGES AND ALLOCATIONS BY MARRIOTT TO THE 31
MANAGED COMMUNITIES MAY BE IMPROPER; FVE BELIEVES MARRIOTT SHOULD REFUND EXCESS
WORKING CAPITAL TO FVE; AND FVE BELIEVES THAT MARRIOTT MAY HAVE IMPROPERLY
BENEFITED BY DIRECTING PURCHASES TO MARRIOTT AFFILIATES. HOWEVER, DISCOVERY
DURING A LAWSUIT OR DECISIONS BY A COURT COULD RESULT IN DIFFERENT AND CONTRARY
CONCLUSIONS. SIMILARLY, FVE BELIEVES IT MAY ASSUME OPERATING RESPONSIBILITY FOR
THE 31 COMMUNITIES NOW MANAGED BY MARRIOTT. HOWEVER, MARRIOTT IS DISPUTING THE
NOTICE OF TERMINATIONS WHICH FVE HAS ISSUED AND MAY REFUSE TO COOPERATE IN A
TRANSFER OF OPERATIONS. THE PENDING LITIGATION COULD BE EXPENSIVE AND MIGHT HAVE
UNEXPECTED OUTCOMES. INVESTORS ARE CAUTIONED NOT TO PLACE UNDUE RELIANCE UPON
FORWARD LOOKING STATEMENTS.
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