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LEASES
 12 Months Ended
Dec. 31, 2024
Leases [Abstract]  
LEASES LEASES
The Company leases from CareTrust REIT, Inc. (CareTrust) real property associated with 100 independent skilled nursing and senior living facilities used in the Company’s operations, 99 of which are under nine “triple-net” master lease agreements (collectively, the Master Leases), which range in terms from 13 to 20 years. At the Company’s option, the Master Leases may be extended for two or three five-year renewal terms beyond the initial term, on the same terms and conditions. The extension of the term of any of the Master Leases is subject to the following conditions: (1) no event of default under any of the Master Leases having occurred and continuing; and (2) the tenants providing timely notice of their intent to renew. The term of the Master Leases is subject to termination prior to the expiration of the current term upon default by the tenants in their obligations, if not cured within any applicable cure periods set forth in the Master Leases. If the Company elects to renew the term of a Master Lease, the renewal will be effective to all, but not less than all, of the leased property then subject to the Master Lease. During the year ended December 31, 2024, the Company amended two of the Master Leases by adding three operations and extending the terms to 15 and 20 years, respectively. These amendments increased the lease liabilities and right-of-use assets by $72,503 to reflect the new lease obligations. Additionally, four of the 100 facilities leased from CareTrust include an option to purchase that the Company can exercise starting on December 1, 2024. Subsequent to December 31, 2024, the Company purchased the real estate of the four facilities from CareTrust for $44,575.
The Company does not have the ability to terminate the obligations under a Master Lease prior to its expiration without CareTrust’s consent. If a Master Lease is terminated prior to its expiration other than with CareTrust’s consent, the Company may be liable for damages and incur charges such as continued payment of rent through the end of the lease term as well as maintenance and repair costs for the leased property.
The rent structure under the Master Leases includes a fixed component, subject to annual escalation equal to the lesser of (1) the percentage change in the Consumer Price Index (but not less than zero) or (2) 2.5%. In addition to rent, the Company is required to pay the following: (1) all impositions and taxes levied on or with respect to the leased properties (other than taxes on the income of the lessor); (2) all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties; (3) all insurance required in connection with the leased properties and the business conducted on the leased properties; (4) all facility maintenance and repair costs; and (5) all fees in connection with any licenses or authorizations necessary or appropriate for the leased properties and the business conducted on the leased properties. The terms and conditions of the one stand-alone lease are substantially the same as those for the master leases described above. Total rent expense under the Master Leases was approximately $69,399, $66,439 and $64,178 for the years ended December 31, 2024, 2023 and 2022, respectively.
Among other things, under the Master Leases, the Company must maintain compliance with specified financial covenants measured on a quarterly basis, including a portfolio coverage ratio and a minimum rent coverage ratio. The Master Leases also include certain reporting, legal and authorization requirements. The Company is in compliance with requirements of the Master Leases as of December 31, 2024.
The Company leases facilities where its independent subsidiaries operate and certain administrative offices under non-cancelable operating leases, most of which have initial lease terms ranging from 15 to 20 years. In addition, the Company leases certain of its equipment under non-cancelable operating leases with initial terms ranging from three to five years. Most of these leases contain renewal options, certain of which involve rent increases. Total rent expense for continuing operations inclusive of straight-line rent adjustments and rent associated with the Master Leases noted above, was $216,716, $197,856 and $153,174 for the years ended December 31, 2024, 2023 and 2022, respectively.
Ninety of the Company’s independent subsidiaries, excluding the subsidiaries that are operated under the Master Leases with CareTrust, are operated under 14 separate master lease arrangements. During the year ended December 31, 2024, the Company amended one of the separate master lease arrangements to add two stand-alone skilled nursing operations operated by the Company's independent subsidiaries and extended the term to 20 years. In addition, the Company entered into one new master lease arrangement to add six stand-alone skilled nursing operations operated by the Company's independent subsidiaries with an initial term of 15 years. The amended and new master lease arrangements increased the lease liabilities and right-of-use assets by $71,616 to reflect the new lease obligations. Under the master leases, a default at a single facility could subject one or more of the other facilities covered by the same master lease to the same default risk. Failure to comply with Medicare and Medicaid provider requirements is a default under several of the Company’s leases, master lease agreements and debt financing instruments. In addition, other potential defaults related to an individual facility may cause a default of an entire master lease portfolio and could trigger cross-default provisions in the Company’s outstanding debt arrangements and other leases. With an indivisible lease, it is difficult to restructure the composition of the portfolio or economic terms of the lease without the consent of the landlord. The components of operating lease expense are as follows:
Year Ended December 31,
202420232022
Rent - cost of services(1)
$216,016 $197,358 $153,049 
Cost of services(2)
24,297 20,454 16,938 
General and administrative expense700 498 125 
Depreciation and amortization(3)
1,212 1,202 1,160 
$242,225 $219,512 $171,272 
(1)Rent- cost of services includes accrued rent expense adjustments of $808, $870 and $493 for the years ended December 31, 2024, 2023 and 2022, respectively. Additionally, rent- cost of services includes other variable lease costs such as consumer price index increases and short-term leases of $14,013, $10,259, $5,878 for the years ended December 31, 2024, 2023, and 2022 respectively.
(2)Cost of services includes variable lease costs, which consists of property taxes and insurance.
(3)Depreciation and amortization is related to the amortization of favorable and direct lease costs.


Future minimum lease payments for all third-party leases as of December 31, 2024 are as follows:
YearAmount
2025$204,909 
2026204,696 
2027204,002 
2028202,994 
2029199,144 
Thereafter1,776,571 
TOTAL LEASE PAYMENTS$2,792,316 
Less: present value adjustment (963,516)
PRESENT VALUE OF TOTAL LEASE LIABILITIES$1,828,800 
Less: current lease liabilities(93,475)
LONG-TERM OPERATING LEASE LIABILITIES$1,735,325 
Operating lease liabilities are based on the net present value of the remaining lease payments over the remaining lease term. In determining the present value of lease payments, the Company used its incremental borrowing rate based on the information available at the lease commencement date. As of December 31, 2024 and 2023, the weighted average remaining lease term is 14.5 years and 14.9 years, respectively, and the weighted average discount rate used to determine the operating lease liabilities is 6.3% and 6.5%, respectively.
Subsequent to December 31, 2024, the Company expanded its operations through a new master lease with the addition of six standalone skilled nursing operations. The aggregate impact to the carrying value of lease liabilities and right-of-use assets related to the long-term leases is estimated to be approximately $67,572.
Lessor Activities

The Company leases its owned real estate properties to third-party operators, of which 32 senior living operations are operated by Pennant. All of these properties are triple-net leases, whereby the respective tenants are responsible for all costs at the properties including: (1) all impositions and taxes levied on or with respect to the leased properties (other than taxes on the income of the lessor); (2) all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties; (3) all insurance required in connection with the leased properties and the business conducted on the leased properties; (4) all facility maintenance and repair costs; and (5) all fees in connection with any licenses or authorizations necessary or appropriate for the leased properties and the business conducted on the leased properties. The initial terms range from 14 to 16 years.

During 2024, the Company expanded its operations through a separate master lease arrangement for three stand-alone senior living operations with a third-party operator for an initial lease term of 15 years.

During 2023, the Company entered into a sublease agreement for three stand-alone skilled nursing operations with a third-party operator with an initial lease term of 18 years. Additionally, during the year, the Company entered into a lease agreement with a third-party operator for one campus operation with an initial lease term of 15 years.
Total rental income from all third-party sources for the years ended December 31, 2024, 2023 and 2022 is as follows:

Year Ended December 31,
202420232022
Pennant(1)
$15,480 $15,048 $14,915 
Other third-party(2)
7,480 6,236 1,842 
TOTAL$22,960 $21,284 $16,757 
(1) Pennant rental income includes variable rent such as property taxes of $1,235, $1,296, and $1,318 during the year ended December 31, 2024, 2023, and 2022.
(2) Other third-party includes rental revenue associated with the Company's subleases to third parties of $4,347 and $3,897 for the years ended December 31, 2024 and 2023. There was no sublease rental revenue for the year ended December 31, 2022.
Future annual rental income for all third-party leases as of December 31, 2024 were as follows:
Year
Amount(1)
2025$23,664 
202623,179 
202722,736 
202822,535 
202922,511 
Thereafter119,811 
TOTAL$234,436 
(1) Annual rental income includes base rents and variable rental income pursuant to existing leases as of December 31, 2024.
LEASES LEASES
The Company leases from CareTrust REIT, Inc. (CareTrust) real property associated with 100 independent skilled nursing and senior living facilities used in the Company’s operations, 99 of which are under nine “triple-net” master lease agreements (collectively, the Master Leases), which range in terms from 13 to 20 years. At the Company’s option, the Master Leases may be extended for two or three five-year renewal terms beyond the initial term, on the same terms and conditions. The extension of the term of any of the Master Leases is subject to the following conditions: (1) no event of default under any of the Master Leases having occurred and continuing; and (2) the tenants providing timely notice of their intent to renew. The term of the Master Leases is subject to termination prior to the expiration of the current term upon default by the tenants in their obligations, if not cured within any applicable cure periods set forth in the Master Leases. If the Company elects to renew the term of a Master Lease, the renewal will be effective to all, but not less than all, of the leased property then subject to the Master Lease. During the year ended December 31, 2024, the Company amended two of the Master Leases by adding three operations and extending the terms to 15 and 20 years, respectively. These amendments increased the lease liabilities and right-of-use assets by $72,503 to reflect the new lease obligations. Additionally, four of the 100 facilities leased from CareTrust include an option to purchase that the Company can exercise starting on December 1, 2024. Subsequent to December 31, 2024, the Company purchased the real estate of the four facilities from CareTrust for $44,575.
The Company does not have the ability to terminate the obligations under a Master Lease prior to its expiration without CareTrust’s consent. If a Master Lease is terminated prior to its expiration other than with CareTrust’s consent, the Company may be liable for damages and incur charges such as continued payment of rent through the end of the lease term as well as maintenance and repair costs for the leased property.
The rent structure under the Master Leases includes a fixed component, subject to annual escalation equal to the lesser of (1) the percentage change in the Consumer Price Index (but not less than zero) or (2) 2.5%. In addition to rent, the Company is required to pay the following: (1) all impositions and taxes levied on or with respect to the leased properties (other than taxes on the income of the lessor); (2) all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties; (3) all insurance required in connection with the leased properties and the business conducted on the leased properties; (4) all facility maintenance and repair costs; and (5) all fees in connection with any licenses or authorizations necessary or appropriate for the leased properties and the business conducted on the leased properties. The terms and conditions of the one stand-alone lease are substantially the same as those for the master leases described above. Total rent expense under the Master Leases was approximately $69,399, $66,439 and $64,178 for the years ended December 31, 2024, 2023 and 2022, respectively.
Among other things, under the Master Leases, the Company must maintain compliance with specified financial covenants measured on a quarterly basis, including a portfolio coverage ratio and a minimum rent coverage ratio. The Master Leases also include certain reporting, legal and authorization requirements. The Company is in compliance with requirements of the Master Leases as of December 31, 2024.
The Company leases facilities where its independent subsidiaries operate and certain administrative offices under non-cancelable operating leases, most of which have initial lease terms ranging from 15 to 20 years. In addition, the Company leases certain of its equipment under non-cancelable operating leases with initial terms ranging from three to five years. Most of these leases contain renewal options, certain of which involve rent increases. Total rent expense for continuing operations inclusive of straight-line rent adjustments and rent associated with the Master Leases noted above, was $216,716, $197,856 and $153,174 for the years ended December 31, 2024, 2023 and 2022, respectively.
Ninety of the Company’s independent subsidiaries, excluding the subsidiaries that are operated under the Master Leases with CareTrust, are operated under 14 separate master lease arrangements. During the year ended December 31, 2024, the Company amended one of the separate master lease arrangements to add two stand-alone skilled nursing operations operated by the Company's independent subsidiaries and extended the term to 20 years. In addition, the Company entered into one new master lease arrangement to add six stand-alone skilled nursing operations operated by the Company's independent subsidiaries with an initial term of 15 years. The amended and new master lease arrangements increased the lease liabilities and right-of-use assets by $71,616 to reflect the new lease obligations. Under the master leases, a default at a single facility could subject one or more of the other facilities covered by the same master lease to the same default risk. Failure to comply with Medicare and Medicaid provider requirements is a default under several of the Company’s leases, master lease agreements and debt financing instruments. In addition, other potential defaults related to an individual facility may cause a default of an entire master lease portfolio and could trigger cross-default provisions in the Company’s outstanding debt arrangements and other leases. With an indivisible lease, it is difficult to restructure the composition of the portfolio or economic terms of the lease without the consent of the landlord. The components of operating lease expense are as follows:
Year Ended December 31,
202420232022
Rent - cost of services(1)
$216,016 $197,358 $153,049 
Cost of services(2)
24,297 20,454 16,938 
General and administrative expense700 498 125 
Depreciation and amortization(3)
1,212 1,202 1,160 
$242,225 $219,512 $171,272 
(1)Rent- cost of services includes accrued rent expense adjustments of $808, $870 and $493 for the years ended December 31, 2024, 2023 and 2022, respectively. Additionally, rent- cost of services includes other variable lease costs such as consumer price index increases and short-term leases of $14,013, $10,259, $5,878 for the years ended December 31, 2024, 2023, and 2022 respectively.
(2)Cost of services includes variable lease costs, which consists of property taxes and insurance.
(3)Depreciation and amortization is related to the amortization of favorable and direct lease costs.


Future minimum lease payments for all third-party leases as of December 31, 2024 are as follows:
YearAmount
2025$204,909 
2026204,696 
2027204,002 
2028202,994 
2029199,144 
Thereafter1,776,571 
TOTAL LEASE PAYMENTS$2,792,316 
Less: present value adjustment (963,516)
PRESENT VALUE OF TOTAL LEASE LIABILITIES$1,828,800 
Less: current lease liabilities(93,475)
LONG-TERM OPERATING LEASE LIABILITIES$1,735,325 
Operating lease liabilities are based on the net present value of the remaining lease payments over the remaining lease term. In determining the present value of lease payments, the Company used its incremental borrowing rate based on the information available at the lease commencement date. As of December 31, 2024 and 2023, the weighted average remaining lease term is 14.5 years and 14.9 years, respectively, and the weighted average discount rate used to determine the operating lease liabilities is 6.3% and 6.5%, respectively.
Subsequent to December 31, 2024, the Company expanded its operations through a new master lease with the addition of six standalone skilled nursing operations. The aggregate impact to the carrying value of lease liabilities and right-of-use assets related to the long-term leases is estimated to be approximately $67,572.
Lessor Activities

The Company leases its owned real estate properties to third-party operators, of which 32 senior living operations are operated by Pennant. All of these properties are triple-net leases, whereby the respective tenants are responsible for all costs at the properties including: (1) all impositions and taxes levied on or with respect to the leased properties (other than taxes on the income of the lessor); (2) all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties; (3) all insurance required in connection with the leased properties and the business conducted on the leased properties; (4) all facility maintenance and repair costs; and (5) all fees in connection with any licenses or authorizations necessary or appropriate for the leased properties and the business conducted on the leased properties. The initial terms range from 14 to 16 years.

During 2024, the Company expanded its operations through a separate master lease arrangement for three stand-alone senior living operations with a third-party operator for an initial lease term of 15 years.

During 2023, the Company entered into a sublease agreement for three stand-alone skilled nursing operations with a third-party operator with an initial lease term of 18 years. Additionally, during the year, the Company entered into a lease agreement with a third-party operator for one campus operation with an initial lease term of 15 years.
Total rental income from all third-party sources for the years ended December 31, 2024, 2023 and 2022 is as follows:

Year Ended December 31,
202420232022
Pennant(1)
$15,480 $15,048 $14,915 
Other third-party(2)
7,480 6,236 1,842 
TOTAL$22,960 $21,284 $16,757 
(1) Pennant rental income includes variable rent such as property taxes of $1,235, $1,296, and $1,318 during the year ended December 31, 2024, 2023, and 2022.
(2) Other third-party includes rental revenue associated with the Company's subleases to third parties of $4,347 and $3,897 for the years ended December 31, 2024 and 2023. There was no sublease rental revenue for the year ended December 31, 2022.
Future annual rental income for all third-party leases as of December 31, 2024 were as follows:
Year
Amount(1)
2025$23,664 
202623,179 
202722,736 
202822,535 
202922,511 
Thereafter119,811 
TOTAL$234,436 
(1) Annual rental income includes base rents and variable rental income pursuant to existing leases as of December 31, 2024.