Sonida Senior Living, Inc.

2012 ANNUAL REPORT

Dear Fellow Shareholders:

We are pleased to have achieved strong results in 2012 from the implementation of our
strategic plan that is focused on operations, marketing and accretive growth to
enhance shareholder value. Through successful execution of this plan, we increased
revenue 17.9% to $310.5 million in 2012, resulting in a 19.1% increase in EBITDAR to
$110.0 million and a 40 basis point improvement in EBITDAR margin to 35.4%.
CFFO of $37.3 million increased 45.8% from the prior year.*

We differentiate Capital Senior Living as the value leader in providing quality seniors hous-
ing and care at reasonable prices. We are well positioned in an industry that benefits from
need-driven demand, limited new supply and an improving economy and housing market.
With our sole focus on a substantially all private-pay senior living business, we are able to
capitalize on our competitive strengths by operating communities in geographically con-
centrated regions. Our results reflect this differentiation as Capital Senior Living provides
quality seniors housing, care and services that are personalized and tailored to meet the
individual needs of each resident at reasonable prices. The Company’s range of products
and services is continually expanding to meet the evolving needs of our residents. We are
proud to report the Company has received greater than 95% overall approval ratings on its
2012 resident satisfaction surveys.

We are excited by our growth opportunities as seniors housing fundamentals are solid with
new supply at very low levels and demographic demand fueled by an aging population. In
fact, according to fourth quarter 2012 industry data, in the top 100 markets construction
starts as a percentage of supply decreased to 1.4% and unit absorption to supply increased to
1.9%. Absorption has exceeded inventory growth for the last 11 consecutive quarters.

Fourth quarter same community occupancy of 86.6%, an increase of 180 basis points from
the comparable quarter in 2011 and 80 basis points sequentially, was the highest level since
2008. Financial occupancy of the consolidated portfolio averaged 87.2% in the fourth quar-
ter of 2012, 110 basis points higher than the third quarter of 2012 and 160 basis points
higher than the fourth quarter of 2011.

Same community net income increased 6.2% from the fourth quarter of the prior year.
These results compare favorably to recent industry data that reflects more modest growth in
occupancy and net income. Our positive results demonstrate that our team, with its dis-
cipline, focus and attention to detail, is successfully executing our operating strategy and
confirms that Capital Senior Living is favorably positioned among senior living providers.

This organic growth is further enhanced by our disciplined and strategic acquisition pro-
gram that increases our ownership of high quality senior living communities in geo-
graphically concentrated regions generating meaningful increases in CFFO, earnings and
real estate value.

Our focus on strategically located acquisitions prudently financed in the current favorable
interest rate environment is yielding outstanding returns. In 2012, we completed the acquis-
ition of 17 high quality senior living communities. These 17 communities have a combined
purchase price of approximately $181 million and are expected to increase annual CFFO by
approximately $0.34 per share. These acquisitions are expected to generate approximately
18% initial return on invested capital. We are conducting due diligence on a number of

additional transactions consisting of high-quality senior living communities in regions
where we have extensive operations.

The 40 basis point increase in EBITDAR margin achieved in 2012 compared to 2011
reflects the benefit we derive from executing on a strategy of acquiring communities in
geographically concentrated regions. We are able to leverage our nimble operating platform
with our community-based empowerment, existing regional operating and marketing centers
and benefit from economies of scale, our group purchasing programs, our proprietary and
proactive expense management and other systems and programs to integrate acquisitions in
a highly accretive manner.

Our liquidity and balance sheet are solid, allowing us the capacity to comfortably fund our
working capital, maintain our communities, retain prudent reserves and fund the equity for
additional acquisitions.

I am optimistic about our outlook as we benefit from favorable industry fundamentals and
our team’s ability and discipline to successfully execute on a well-conceived strategic plan.
We expect continued significant growth in CFFO, earnings and owned real estate that will
lead to a meaningful increase in shareholder value. Our fundamentals are strong and I am
excited about the Company’s prospects as we benefit from our substantially all private pay
strategy in an industry that is benefiting from need-driven demand, limited supply and an
improving economy and housing market.

We thank you for your support.

Lawrence A Cohen
Chief Executive Officer

* Note: Non-GAAP reconciliation provided on Attachment A

UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

Form 10-K

(Mark One)

Í ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934
For the Fiscal Year Ended December 31, 2012

‘ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from

to

Commission file number: 1-13445

Or

Capital Senior Living Corporation

(Exact name of registrant as specified in its charter)

Delaware
(State or other jurisdiction of
incorporation or organization)
14160 Dallas Parkway, Suite 300
Dallas, Texas
(Address of principal executive offices)

75-2678809
(I.R.S. Employer
Identification No.)
75254
(Zip Code)

Registrant’s telephone number, including area code:
(972) 770-5600

Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Common Stock, $.01 par value per share
Preferred Stock Purchase Rights

Name of each exchange
on which registered

New York Stock Exchange
New York Stock Exchange

Securities registered pursuant to Section 12(g) of the Act:
None

Indicate by a check mark if the registrant is a well-known seasoned issuer, as defined by Rule 405 of the Securities Act. Yes ‘
Indicate by a check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes ‘
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act
of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to
such filing requirements for the past 90 days. Yes Í

No ‘

No Í

No Í

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data
File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the
registrant was required to submit and post such files). Yes Í

No ‘

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be con-
tained, to the best of registrant’s knowledge, in definitive proxy statements incorporated by reference in Part III of this Form 10-K or any amendment
to this Form 10-K. Í

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting

company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer ‘

Smaller reporting company ‘

Accelerated filer Í

Non-accelerated filer ‘
(Do not check if a smaller reporting company)

Indicate by a check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ‘
The aggregate market value of the 26,745,220 shares of the Registrant’s common stock, par value $0.01 per share (“Common Stock”), held by
non-affiliates (defined to exclude all of the Registrant’s executive officers and directors) on December 31, 2012, based upon the adjusted closing
price of the Registrant’s Common Stock as reported by the New York Stock Exchange on June 29, 2012, was approximately $283.5 million. As of
March 1, 2013, the Registrant had 28,234,024 shares of Common Stock outstanding.

No Í

DOCUMENTS INCORPORATED BY REFERENCE

Portions of the Registrant’s definitive proxy statement pertaining to its 2013 Annual Meeting of Stockholders and filed or to be filed not later

than 120 days after the end of the fiscal year pursuant to Regulation 14A are incorporated herein by reference into Part III of this report.

CAPITAL SENIOR LIVING CORPORATION

TABLE OF CONTENTS

Page
Number

PART I
Item 1.
Business . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 1A. Risk Factors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 1B. Unresolved Staff Comments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 2.
Item 3.
Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 4. Mine Safety Disclosures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

PART II

Item 5. Market for Registrant’s Common Equity; Related Stockholder Matters and Issuer Purchases of
Equity Securities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Selected Financial Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 6.
Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations . . . .
Item 7A. Quantitative and Qualitative Disclosures About Market Risk . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 8.
Financial Statements and Supplementary Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Changes in and Disagreements with Accountants on Accounting and Financial Disclosure . . . .
Item 9.
Item 9A. Controls and Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 9B. Other Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

PART III

Item 10. Directors, Executive Officers and Corporate Governance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 11. Executive Compensation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 12.

Security Ownership of Certain Beneficial Owners and Management and Related Stockholder
Matters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 13. Certain Relationships and Related Transactions, and Director Independence . . . . . . . . . . . . . . .
Principal Accounting Fees and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 14.

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17
24
24
24
24

25
28
28
48
48
48
49
49

50
50

50
50
50

PART IV
51
Item 15. Exhibits, Financial Statement Schedules
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
52
Index to Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-1
Index to Exhibits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-1

i

ITEM 1. BUSINESS.

Overview

PART I

Capital Senior Living Corporation, a Delaware corporation (together with its subsidiaries, the “Company”),
is one of the largest operators of senior living communities in the United States in terms of resident capacity. The
Company and its predecessors have provided senior living services since 1990. As of December 31, 2012, the
Company operated 101 senior living communities in 23 states with an aggregate capacity of approximately
13,650 residents, including 51 senior living communities which the Company either owned or in which the
Company had an ownership interest and 50 senior living communities that
the Company leased. As of
December 31, 2012, the Company also operated one home care agency. During 2012, approximately 95% of total
revenues for the senior living communities operated by the Company were derived from private pay sources.

The Company’s operating strategy is to provide quality senior living communities and services to its resi-
dents, while achieving and sustaining a strong, competitive position within its chosen markets, as well as to con-
tinue to enhance the performance of its operations. The Company provides senior living services to the elderly,
including independent living, assisted living, skilled nursing and home care services. Many of the Company’s
communities offer a continuum of care to meet its residents’ needs as they change over time. This continuum of
care, which integrates independent living and assisted living and is bridged by home care through independent
home care agencies or the Company’s home care agency, sustains residents’ autonomy and independence based
on their physical and mental abilities.

Website

The Company’s Internet website www.capitalsenior.com contains an Investor Relations section, which
provides links to the Company’s annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports
on Form 8-K, proxy statements, Section 16 filings and any amendments to those reports and filings. These
reports and filings are available through the Company’s Internet website free of charge as soon as reasonably
practicable after such material is electronically filed with or furnished to the Securities and Exchange Commis-
sion (“SEC”).

Industry Background

The senior living industry encompasses a broad and diverse range of living accommodations and supportive

services that are provided primarily to persons 75 years of age or older.

For the elderly who require limited services, independent living residences supplemented at times by home
health care, offers a viable option. Most independent living communities typically offer community living pack-
aged with basic services consisting of meals, housekeeping, laundry, 24-hour staffing, transportation, social and
recreational activities and health care monitoring. Independent living residents typically are not reliant on assis-
tance with activities of daily living (“ADL’s”) although some residents may contract out for those services.

As a senior’s need for assistance increases, care in an assisted living residence is often preferable and more
cost-effective than home-based care or nursing home care. Typically, assisted living represents a combination of
housing and support services designed to aid elderly residents with ADL’s such as ambulation, bathing, dressing,
eating, grooming, personal hygiene and monitoring or assistance with medications. Certain assisted living resi-
dences may also provide assistance to residents with low acuity medical needs, or may offer higher levels of
personal assistance for incontinent residents or residents with Alzheimer’s disease or other cognitive or physical
frailties. Generally, assisted living residents require higher levels of care than residents of independent living
residences and retirement living centers, but require lower levels of care than patients in skilled nursing facilities.
For seniors who need the constant attention of a skilled nurse or medical practitioner, a skilled nursing facility
may be required.

According to the American Seniors Housing Association Seniors Housing Construction Trends Report for
2012, as of March 31, 2012, 14.6% of the senior housing supply in the 100 largest metropolitan areas of the

1

United States were assisted living units, 18.7% were independent living units, 42.5% were nursing care beds,
3.3% were memory care units and 20.9% relate to age restricted senior apartments.

The senior living industry is highly fragmented and characterized by numerous small operators. Moreover,
the scope of senior living services varies substantially from one operator to another. Many smaller senior living
providers do not operate purpose-built residences, do not have extensive professional training for staff and pro-
vide only limited assistance with ADLs. The Company believes that many senior living operators do not provide
the required comprehensive range of senior living services designed to permit residents to “age in place” within
the community as residents develop further physical or cognitive frailties.

The Company believes that a number of demographic, regulatory and other trends will contribute to the

continued growth in the senior living market, including the following:

Consumer Preference

The Company believes that senior living communities are increasingly becoming the setting preferred by
prospective residents and their families for the care of the elderly. Senior living offers residents greater
independence and allows them to “age in place” in a residential setting, which the Company believes results in a
higher quality of life than that experienced in more institutional or clinical settings.

The likelihood of living alone increases with age. Most of this increase is due to an aging population in
which women outlive men. Societal changes, such as high divorce rates and the growing numbers of persons
choosing not to marry, have further increased the number of Americans living alone. This growth in the number
of elderly living alone has resulted in an increased demand for services that historically have been provided by a
spouse, other family members or live-in caregivers.

Demographics

According to the American Seniors Housing Association Seniors Housing Construction Trends Report for
2012, the largest 100 metropolitan areas of the United States contain approximately 66% of the total United
States population, 62% of the age 65+ population, and 61% of the age 75+ population, based on the most recent
population projections from the United States Census Bureau. As the number of persons aged 75 and over con-
tinues to grow, the Company believes that there will be corresponding increases in the number of persons who
need assistance with ADLs.

Senior Affluence

The average net worth of senior citizens is typically higher than non-senior citizens, partially as a result of
accumulated equity through home ownership. The Company believes that a substantial portion of the senior
population has historically accumulated significant resources available for their retirement and long-term care
needs. The Company’s target population is comprised of moderate to upper income seniors who have, either
directly or indirectly through familial support, the financial resources to pay for senior living communities,
including an assisted living alternative to traditional long-term care. However, recent volatility and downturns in
the housing, financial, and credit markets could negatively affect the ability of senior citizens to relocate into our
communities, or the time at which they choose to do so, which could have a significant impact on our business,
financial condition, cash flows, and results of operations.

Reduced Reliance on Family Care

Historically, the family has been the primary provider of care for seniors. The Company believes that the
increase in the percentage of women in the work force, the reduction of average family size, and overall
increased mobility in society is reducing the role of the family as the traditional caregiver for aging parents. The
Company believes that these factors will make it necessary for many seniors to look outside the family for assis-
tance as they age.

Restricted Supply of Nursing Beds

Several states in the United States have adopted Certificate of Need (“CON”) or similar statutes generally
requiring that, prior to the addition of new skilled nursing beds, the addition of new services, or the making of

2

certain capital expenditures, a state agency must determine that a need exists for the new beds or the proposed
activities. The Company believes that this CON process tends to restrict the supply and availability of licensed
nursing facility beds. High construction costs, limitations on government reimbursement for the full costs of
construction, and start-up expenses also act to constrain growth in the supply of such facilities. At the same time,
nursing facility operators are continuing to focus on improving occupancy and expanding services to subacute
patients generally of a younger age and requiring significantly higher levels of nursing care. As a result, the
Company believes that there has been a decrease in the number of skilled nursing beds available to patients with
lower acuity levels and that this trend should increase the demand for the Company’s senior living communities,
including, particularly, the Company’s assisted living communities.

Cost-Containment Pressures

In response to rapidly rising health care costs, governmental and private pay sources have adopted cost
containment measures that have reduced admissions and encouraged reduced lengths of stays in hospitals and
other acute care settings. The federal government had previously acted to curtail increases in health care costs
under Medicare by limiting acute care hospital reimbursement for specific services to pre-established fixed
amounts. Private insurers have begun to limit reimbursement for medical services in general to predetermined
charges, and managed care organizations (such as health maintenance organizations) are attempting to limit
hospitalization costs by negotiating for discounted rates for hospital and acute care services and by monitoring
and reducing hospital use. In response, hospitals are discharging patients earlier and referring elderly patients,
who may be too sick or frail to manage their lives without assistance, to nursing homes and assisted living resi-
dences where the cost of providing care is typically lower than hospital care. In addition, third-party payors are
increasingly becoming involved in determining the appropriate health care settings for their insureds or clients,
based primarily on cost and quality of care. Based on industry data, the typical day-rate in an assisted living
facility is two-thirds of the cost for comparable care in a nursing home.

Operating Strategy

The Company’s operating strategy is to provide value to its senior living residents by providing quality
senior living services at reasonable prices, while achieving and sustaining a strong, competitive position within
its geographically concentrated regions, as well as continuing to enhance the performance of its operations. The
Company is implementing its operating strategy principally through the following methods:

Provide a Broad Range of Quality Personalized Care

Central to the Company’s operating strategy is its focus on providing quality care and services that are per-
sonalized and tailored to meet the individual needs of each community resident. The Company’s residences and
services are designed to provide a broad range of care that permits residents to “age in place” as their needs
change and as they develop further physical or cognitive frailties. By creating an environment that maximizes
resident autonomy and provides individualized service programs, the Company seeks to attract seniors at an ear-
lier stage, before they need the higher level of care provided in a skilled nursing facility. The Company also
maintains a comprehensive quality assurance program designed to ensure the satisfaction of its residents and
their family members. The Company conducts annual resident satisfaction surveys that allow residents at each
community to express whether they are “very satisfied,” “satisfied” or “dissatisfied” with all major areas of a
community, including, housekeeping, maintenance, activities and transportation, food service, security and
management. In both 2012 and 2011, the Company achieved 95% overall approval ratings from the residents’
satisfaction surveys.

Offer Services Across a Range of Pricing Options

The Company’s range of products and services is continually expanding to meet the evolving needs of its
residents. The Company has developed a menu of products and service programs that may be further customized
to serve both the moderate and upper income markets of a particular targeted geographic area. By offering a
range of pricing options that are customized for each target market, the Company believes that it can develop
synergies, economies of scale and operating efficiencies in its efforts to serve a larger percentage of the elderly
population within a particular geographic market.

3

Improve Occupancy Rates

The Company continually seeks to maintain and improve occupancy rates by: (i) retaining residents as they
“age in place” by extending optional care and service programs; (ii) attracting new residents through the on-site
marketing programs focused on residents and family members; (iii) selecting communities in underserved mar-
kets; (iv) aggressively seeking referrals from professional community outreach sources, including area religious
organizations, senior social service programs, civic and business networks, as well as the medical community;
and (v) continually refurbishing and renovating its communities.

Improve Operating Efficiencies

The Company seeks to improve operating efficiencies at its communities by actively monitoring and manag-
ing operating costs. By having an established portfolio of communities in geographically concentrated regions
throughout the United States with regional management in place, the Company believes it has established a plat-
form to achieve operating efficiencies through economies of scale in the purchase of bulk items, such as food and
supplies and in the spreading of fixed costs, such as corporate overhead, over a larger revenue base, and to pro-
vide more effective management supervision and financial controls. The Company’s growth strategy includes
regional clustering of new communities to achieve further efficiencies.

Emphasize Employee Training and Retention

The Company devotes special attention to the hiring, screening, training, supervising and retention of its
employees and caregivers to ensure that quality standards are achieved. In addition to normal on-site training, the
Company conducts national management meetings and encourages sharing of expertise among managers. The
Company’s commitment to the total quality management concept is emphasized throughout its training pro-
grams. This commitment to the total quality management concept means identification of the “best practices” in
the senior living market and communication of those “best practices” to the Company’s executive directors and
their staff. The identification of best practices is realized by a number of means, including: emphasis on regional
and executive directors keeping up with professional trade publications; interaction with other professionals and
consultants in the senior living industry through seminars, conferences and consultations; visits to other proper-
ties; leadership and participation at national and local trade organization events; and information derived from
marketing studies and resident satisfaction surveys. This information is continually processed by regional
managers and the executive directors and communicated to the Company’s employees as part of their training.
The Company hires an executive director for each of its communities and provides them with autonomy,
responsibility and accountability. The Company’s staffing of each community with an executive director allows
it to hire more professional employees at these positions, while the Company’s developed career path helps it to
retain the professionals it hires. The Company believes its commitment to and emphasis on employee training
and retention differentiates the Company from many of its competitors.

Senior Living Services

The Company provides senior living services to the elderly, including independent living, assisted living,
skilled nursing and home care services. By offering a variety of services and encouraging the active participation
of the resident and the resident’s family and medical consultants, the Company is able to customize its service
plan to meet the specific needs and desires of each resident. As a result, the Company believes that it is able to
maximize customer satisfaction and avoid the high cost of delivering unnecessary services to residents.

The Company’s operating philosophy is to provide quality senior living communities and services to senior
citizens and deliver a continuum of care for its residents as their needs change over time. This continuum of care,
which integrates independent
living and assisted living and is bridged by home care, sustains residents’
autonomy and independence based on their physical and mental abilities. As residents age, in many of the
Company’s communities, they are able to obtain the additional services they need within the same community,
avoiding the disruptive and often traumatic move to a different facility.

Independent Living Services

The Company provides independent living services to seniors who typically do not yet need assistance or
support with ADLs, but who prefer the physical and psychological comfort of a residential community that offers

4

health care and other services. As of December 31, 2012, the Company owned or had ownership interests in 32
communities and leased 19 communities that provide independent living services, which include communities
that combine assisted living services, with an aggregate capacity for approximately 7,200 residents.

Independent living services provided by the Company include daily meals, transportation, social and recrea-
tional activities, laundry, housekeeping and 24-hour staffing. The Company also fosters the wellness of its resi-
dents by offering access to health screenings (such as blood pressure checks), periodic special services (such as
influenza inoculations), dietary and similar programs, as well as ongoing exercise and fitness classes. Classes are
given by health care professionals to keep residents informed about health and disease management. Subject to
applicable government regulation, personal care and medical services are available to independent living resi-
dents through either the community staff or through the Company’s agency or other independent home care
agencies. The Company’s independent living residents pay a fee ranging from $1,435 to $5,950 per month, in
general, depending on the specific community, program of services, size of the unit and amenities offered. The
Company’s contracts with its independent living residents are generally for a term of one year and are typically
terminable by either party, under certain circumstances, upon 30 days notice.

Assisted Living Services

The Company offers a wide range of assisted living care and services, including personal care services, 24-
hour staffing, support services, and supplemental services. As of December 31, 2012, the Company owned or had
ownership interests in 29 communities and leased 41 communities that provide assisted living services, which
include communities that combine independent living and other services, with an aggregate capacity for approx-
imately 5,750 residents. The residents of the Company’s assisted living residences generally need help with some
or all ADLs, but do not require the more acute medical care traditionally given in nursing homes. Upon admis-
sion to the Company’s assisted living communities, and in consultation with the resident, the resident’s family
and medical consultants, each resident is assessed to determine his or her health status, including functional abil-
ities and need for personal care services. The resident also completes a lifestyles assessment to determine the
resident’s preferences. From these assessments, a care plan is developed for each resident to ensure that all staff
members who render care meet the specific needs and preferences of each resident where possible. Each resi-
dent’s care plan is reviewed periodically to determine when a change in care is needed.

The Company has adopted a philosophy of assisted living care that allows a resident to maintain a dignified
independent lifestyle. Residents and their families are encouraged to be partners in the residents’ care and to take
as much responsibility for their well being as possible. The basic types of assisted living services offered by the
Company include the following:

Personal Care Services. These services include assistance with ADLs such as ambulation, bathing,

dressing, eating, grooming, personal hygiene, and monitoring or assistance with medications.

Support Services. These services include meals, assistance with social and recreational activities,

laundry services, general housekeeping, maintenance services and transportation services.

Supplemental Services. These services include extra transportation services, personal maintenance,
extra laundry services, and special care services, such as services for residents with certain forms of
dementia. Certain of these services require extra charges.

The Company’s assisted living residents pay a fee ranging from $1,695 to $7,645 per month, in general,
depending on the specific community, the level of personal care services, support service and supplemental serv-
ices provided to the resident, size of the unit and amenities offered. The Company’s contracts with its assisted
living residents are generally for a term of one year and are typically terminable by either party, under certain
circumstances, upon 30 days notice.

The Company maintains programs and special units at some of its assisted living communities for residents
with certain forms of dementia, which provide the attention, care and services needed to help those residents
maintain a higher quality of life. Specialized services include assistance with ADLs, behavior management and
life skills based activities programs, the goal of which is to provide a normalized environment that supports resi-
dents’ remaining functional abilities. Whenever possible, residents assist with meals, laundry and housekeeping.

5

Special units for residents with certain forms of dementia are located in a separate area of the community and
have their own dining facilities, resident lounge areas, and specially trained staff. The special care areas are
designed to allow residents the freedom to ambulate as they wish, while keeping them safely contained within a
secure area with a minimum of disruption to other residents. Resident fees for these special units are dependent
on the size of the unit, the design type and the level of services provided.

Continuing Care Retirement Community Services

The Company’s continuing care retirement communities are senior living rental properties where the Com-
pany provides traditional long-term care through 24-hour-per-day skilled nursing care by registered nurses,
licensed practical nurses and certified nursing assistants as well as assisted living and independent living care.
The Company also offers a comprehensive range of restorative nursing and rehabilitation services in its commun-
ities including, but not limited to, physical, occupational, speech and medical social services. The Company’s
residents receiving skilled nursing services pay fees ranging from $5,610 to $11,940 per month, in general,
depending on the specific community and the level of care provided. As of December 31, 2012, the Company
owned two communities providing continuum of care services with an aggregate capacity for approximately 700
residents at all levels of care at those two communities.

Home Care Services

As of December 31, 2012, the Company provided home care services to clients at one senior living commun-
ity through the Company’s home care agency and made home care services available to clients at a majority of
its senior living communities through third-party providers. The Company believes that the provision of private
pay, home care services is an attractive adjunct to its independent living services because it allows the Company
to make available more services to its residents as they age in place and increases the length of stay in the
Company’s communities. In addition, the Company makes available to residents certain customized physician,
dentistry, podiatry and other health-related services that may be offered by third-party providers.

Operating Communities

The table below sets forth certain information with respect to senior living communities operated by the

Company as of December 31, 2012.

Community

Owned:

Resident Capacity1

Units

IL

AL

CCRC Total

Ownership2

Commencement
of Operations3

Canton Regency . . . . . . . . . . . . . . . . Canton, OH
Chateau of Batesville . . . . . . . . . . . . Batesville, IN
Country Charm . . . . . . . . . . . . . . . . . Greenwood, IN
Country Charm Village . . . . . . . . . .
Indianapolis, IN
Courtyards at Lake Granbury . . . . . . Granbury, TX
Good Tree Retirement and

Memories . . . . . . . . . . . . . . . . . . . Stephenville, TX

Gramercy Hill
. . . . . . . . . . . . . . . . . Lincoln, NE
Heatherwood . . . . . . . . . . . . . . . . . . Detroit, MI
Harbor Court
Independence Village of Peoria . . . . Peoria, IL
Independence Village of Winston-

. . . . . . . . . . . . . . . . . . Rocky River, OH

Salem . . . . . . . . . . . . . . . . . . . . . . Winston-Salem, NC

Keystone Woods Assisted Living . . Anderson, IN
Laurel Hurst Laurel Woods . . . . . . . Columbus, NC
Montclair . . . . . . . . . . . . . . . . . . . . . Springfield, MO
North Pointe . . . . . . . . . . . . . . . . . . . Anderson, SC
Riverbend Independent and Assisted
Living . . . . . . . . . . . . . . . . . . . . . .

Jeffersonville, IN

291 — — 357
41 — 43 —
89 — 166 —
64 — 105 —
82 — 112 —

20
62

75 —
59
103 —
146
158
185 — —
116 — 144 —
166 — —
158

156
161 — —
58 — 70 —
81
60 —
70
159
178 — —
40 — 70 —

357
43
166
105
112

95
165
185
144
166

161
70
130
178
70

100%
100%
100%
100%
100%

100%
100%
100%
100%
100%

100%
100%
100%
100%
100%

03/91
10/12
10/12
10/12
03/12

03/12
10/98
01/92
12/12
08/00

08/00
07/11
10/11
12/12
10/11

97 — 114 —

114

100%

03/12

6

Community

Units

IL

AL

CCRC Total

Ownership2

Resident Capacity1

Commencement
of Operations3

Irving, TX

Remington at Valley Ranch . . . . . . .
Residence of Chardon . . . . . . . . . . . Chardon, OH
Sedgwick Plaza . . . . . . . . . . . . . . . . Wichita, KS
Summit Place . . . . . . . . . . . . . . . . . . Anderson, SC
Summit Point Living . . . . . . . . . . . . Macedonia, OH
Towne Centre Retirement

Jackson, MS

Community . . . . . . . . . . . . . . . . . Merrillville, IN
Waterford at College Station . . . . . . College Station, TX
Waterford at Columbia . . . . . . . . . . Columbia, SC
Waterford at Corpus Christi . . . . . . . Corpus Christi, TX
Waterford at Deer Park . . . . . . . . . . Deer Park, TX
Waterford at Edison Lakes . . . . . . . . South Bend, IN
Waterford at Fairfield . . . . . . . . . . . Fairfield, OH
Waterford at Fort Worth . . . . . . . . . Fort Worth, TX
Waterford at Highland Colony . . . . .
Waterford at Huebner
. . . . . . . . . . . San Antonio, TX
Waterford at Ironbridge . . . . . . . . . . Springfield, MO
Waterford at Mansfield . . . . . . . . . . Mansfield, OH
Waterford at Mesquite . . . . . . . . . . . Mesquite, TX
Waterford at Pantego . . . . . . . . . . . . Pantego, TX
Waterford at Plano . . . . . . . . . . . . . . Plano, TX
Waterford at Shreveport . . . . . . . . . . Shreveport, LA
Waterford at Thousand Oaks . . . . . . San Antonio, TX
Waterford on Cooper . . . . . . . . . . . . Arlington, TX
Wellington at Arapaho . . . . . . . . . . . Richardson, TX
Wellington at Conroe . . . . . . . . . . . . Conroe, TX
Wellington at Kokomo . . . . . . . . . . . Kokomo, IN
Wellington at North Richland

North Richland
Hills, TX

Hills . . . . . . . . . . . . . . . . . . . . . . .

Wellington at Oklahoma City . . . . . Oklahoma City, OK
Woodlands of Columbus . . . . . . . . . Columbus, OH
Woodlands of Hamilton . . . . . . . . . . Hamilton, OH
Woodlands of Shaker Heights . . . . . Shaker Heights, OH
Wynnfield Crossing Assisted

128
158 — —
42 — 52 —
35 —
144
89 —
76
98 —
150

134
19
126

327 — — 358
53 — 87 —
141 — —
120
50 — 56 —
144 — —
120
141 — —
120
140 — —
120
176 — —
151
143 — —
120
135 — —
120
142 — —
119
142 — —
119
176 — —
154
143 — —
120
109
57 —
136
136 — —
117
135 — —
120
99 — 151 —
57 —
137
45
35 —
95 — 99 —

112
25

139 — —
119
120
143 — —
109 — 117 —
77 — 100 —
59 — 85 —

158
52
169
108
224

358
87
141
56
144
141
140
176
143
135
142
142
176
143
166
136
135
151
169
60
99

139
143
117
100
85

100%
100%
100%
100%
100%

100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%

100%
100%
100%
100%
100%

04/12
10/12
08/00
10/11
08/11

03/91
03/12
11/00
10/12
11/00
12/00
11/00
06/00
11/00
04/99
06/01
10/00
09/99
12/00
12/00
03/99
05/00
03/12
05/02
03/12
07/11

01/02
11/00
10/12
10/12
10/12

Living . . . . . . . . . . . . . . . . . . . . . . Rochester, IN

50 — 79 —

79

100%

07/11

5,431 3,701 2,259 715

6,675

Leased:

Ventas:

Amberleigh . . . . . . . . . . . . . . . . . Buffalo, NY
Cottonwood Village . . . . . . . . . . . Cottonwood, AZ
Crown Pointe . . . . . . . . . . . . . . . . Omaha, NE
Georgetowne Place . . . . . . . . . . . Fort Wayne, IN
Harrison at Eagle Valley4 . . . . . . .
Indianapolis, IN
Independence Village of East

267
163
134
162
124

387 — —
58 —
131
139
26 —
242 — —
138 — —

387
189
165
242
138

N/A
N/A
N/A
N/A
N/A

01/92
03/91
08/00
10/05
03/91

Lansing . . . . . . . . . . . . . . . . . . . East Lansing, MI

151

161 — —

161

N/A

08/00

Independence Village of Olde

Raleigh . . . . . . . . . . . . . . . . . . . Raleigh, NC

165

177 — —

177

N/A

08/00

7

Community

Units

IL

AL

CCRC Total

Ownership2

Resident Capacity1

Commencement
of Operations3

Rose Arbor . . . . . . . . . . . . . . . . . . Maple Grove, MN
Villa Santa Barbara . . . . . . . . . . . Santa Barbara, CA
West Shores . . . . . . . . . . . . . . . . . Hot Springs, AR
Whitley Place . . . . . . . . . . . . . . . . Keller, TX

HCN:

137
126
137

86
64
131

87 —
62 —
42 —
47 — 65 —

Azalea Trails Assisted Living . . . Tyler, TX
Buffalo Creek Assisted Living . . . Waxahachie, TX
Dogwood Trails Assisted

52 — 70 —
52 — 70 —

173
126
173
65

70
70

N/A
N/A
N/A
N/A

N/A
N/A

06/06
08/00
08/00
02/08

09/10
09/10

Living . . . . . . . . . . . . . . . . . . . . Palestine, TX

61 — 72 —

72

N/A

09/10

Hawkins Creek Assisted

Living . . . . . . . . . . . . . . . . . . . . Longview, TX

Hearth at Prestwick . . . . . . . . . . . Avon, IN
Hearth at Windermere . . . . . . . . . Fishers, IN
Heritage Oaks Assisted Living . . Conroe, TX
Keepsake Village of

52 — 70 —
132 — 150 —
126 — 150 —
74 — 90 —

70
150
150
90

N/A
N/A
N/A
N/A

09/10
08/06
08/06
09/10

Columbus . . . . . . . . . . . . . . . . . Columbus, IN

42 — 48 —

48

N/A

08/06

Magnolia Court Assisted

Living . . . . . . . . . . . . . . . . . . . . Nacogdoches, TX
Martin Crest Assisted Living . . . . Weatherford, TX
Pecan Point Assisted Living . . . . Sherman, TX
Santa Fe Trails Assisted

Living . . . . . . . . . . . . . . . . . . . . Cleburne, TX

. . . Trumbull, CT

Spring Lake Assisted Living . . . . Paris, TX
Spring Meadows Libertyville . . . Libertyville, IL
Spring Meadows Naperville . . . . Naperville, IL
Spring Meadows at Summit . . . . . Summit, NJ
Spring Meadows at Trumbull
Stonefield Assisted Living . . . . . . McKinney, TX
Walnut Creek Assisted Living . . . Mansfield, TX
Waterford at Ames . . . . . . . . . . . . Ames, IA
Waterford at Miracle Hills . . . . . . Omaha, NE
Waterford at Roxbury Park . . . . . Omaha, NE
Waterford at Van Dorn . . . . . . . . Lincoln, NE
Waterford at Woodbridge . . . . . . Plattsmouth, NE

HCP:

. . . . . . . . . Sacramento, CA

Atrium of Carmichael
Charlotte Square . . . . . . . . . . . . . . Charlotte, NC
Chesapeake Place . . . . . . . . . . . . . Chesapeake, VA
Covenant Place of Abilene . . . . . . Abilene, TX
Covenant Place of Burleson . . . . . Burleson, TX
Covenant Place of

Waxahachie . . . . . . . . . . . . . . . Waxahachie, TX

Crescent Place . . . . . . . . . . . . . . . Cedar Hill, TX
Crescent Point
. . . . . . . . . . . . . . . Cedar Hill, TX
Crosswood Oaks . . . . . . . . . . . . . Sacramento, CA
Good Place . . . . . . . . . . . . . . . . . . North Richland

Hills, TX

Greenville Place . . . . . . . . . . . . . . Greenville, SC

52 — 70 —
52 — 70 —
52 — 70 —

150

136

208
186

52 — 70 —
52 — 70 —
45 —
197
193
45 —
88 — 98 —
42 —
74 — 90 —
52 — 70 —
59 — 122 —
64 — 70 —
62 — 70 —
68 — 84 —
40 — 45 —

152
155 — —
73 — 125 —
87 — 153 —
50 — 55 —
74 — 80 —

50 — 55 —
80 — 85 —
134 — —
112
127 — —
121

72 — 80 —
87 — 153 —

8

70
70
70

70
70
253
231
98
178
90
70
122
70
70
84
45

155
125
153
55
80

55
85
134
127

80
153

N/A
N/A
N/A

N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A

N/A
N/A
N/A
N/A
N/A

N/A
N/A
N/A
N/A

N/A
N/A

09/10
09/10
09/10

09/10
09/10
04/11
04/11
04/11
04/11
09/10
09/10
02/06
03/06
02/06
02/06
02/06

01/92
12/06
12/06
08/04
08/04

08/04
11/05
08/04
01/92

08/04
12/06

Community

Units

IL

AL

CCRC Total

Ownership2

Resident Capacity1

Commencement
of Operations3

Meadow Lakes . . . . . . . . . . . . . . . North Richland

Hills, TX

Myrtle Beach Estates . . . . . . . . . . Myrtle Beach, SC
Tesson Heights . . . . . . . . . . . . . . . St. Louis, MO
Veranda Club . . . . . . . . . . . . . . . . Boca Raton, FL

Affiliates:

SHPIII/CSL:

Waterford at Levis Commons . . . Toledo, OH
Waterford at Richmond

Heights . . . . . . . . . . . . . . . . . . .

Richmond Heights,
OH

Wellington at Dayton . . . . . . . . . . Miamisburg, OH

120

145 — —
80 — 142 —
72 —
184
49 —
186

134
177

145
142
206
226

N/A
N/A
N/A
N/A

08/04
12/06
10/98
01/92

5,039 3,058 3,240 — 6,298

146

163

44 —

207

10%

04/09

141
146

117
146

110 —
94 —

227
240

10%
10%

04/09
08/08

674
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10,903 7,185 5,747 715 13,647

248 —

433

426

Total

(1) Independent living (IL) residences, assisted living (AL) residences and continuing care retirement commun-

ity (CCRC) beds.

(2) Those communities shown as 10% owned consist of the Company’s ownership of 10% of the member inter-

ests in SHPIII/CSL (as defined below).

(3) Indicates the date on which the Company acquired or commenced operating the community. The Company
operated certain of its communities pursuant to management agreements prior to acquiring interests in or
leasing the communities.

(4) The Company’s home care agency is on-site at The Harrison at Eagle Valley community.

Management Contracts

The Company was party to a series of property management agreements (the “SHPII/CSL Management
Agreements”) with four joint ventures (collectively “SHPII/CSL”) owned 95% by Senior Housing Partners II,
L.P. (“SHPII”), a fund managed by Prudential Real Estate Investors (“Prudential”), and 5% by the Company,
which collectively owned and operated four senior living communities (collectively the “Spring Meadows
Communities”). The SHPII/CSL Management Agreements generally provided for management fees of 5% of
gross revenue plus reimbursement for costs and expenses related to the communities. On April 8, 2011,
SHP II/CSL sold the Spring Meadows Communities in a sale/leaseback transaction to Health Care REIT, Inc.
(“HCN”). Upon closing the sale, the Company leased the four senior housing communities from HCN (the
“Spring Meadows Transaction”). For additional information, refer to Note 4, “Facility Lease Transactions”, in
the notes to the consolidated financial statements.

The Company is party to a series of property management agreements (the “SHPIII/CSL Management
Agreements”) with three joint ventures (collectively “SHPIII/CSL”) owned 90% by Senior Housing Partners III,
L.P. (“SHPIII”), a fund managed by Prudential Investment Management, Inc. (“Prudential Investment”) and 10%
by the Company, which collectively own and operate three senior living communities. The SHPIII/CSL
Management Agreements are for initial terms of ten years from the date the certificate of occupancy was issued
and currently extend until various dates through January 2019. The SHPIII/CSL Management Agreements gen-
erally provide for management fees of 5% of gross revenue plus reimbursement for costs and expenses related to
the communities.

Development Agreement Guarantees

In 2007, the Company and SHPIII entered into a series of joint venture agreements to develop three senior
housing communities located in Ohio. The Company had guaranteed the communities would be completed and

9

operated at budgeted costs approved by the joint venture members. These costs included the hard and soft con-
struction costs and operating costs until each community reached breakeven. The budgeted costs included con-
tingency reserves for potential cost overruns and other unforeseen costs. The terms of these guarantees generally
did not provide for a limitation on the maximum potential future payments. The Company was required to fund
any operating deficits until the joint venture reached breakeven for three consecutive months. Any amounts
funded by the Company under this guarantee, up to $0.5 million, may be recoverable from the joint venture in the
event of liquidation. As of December 31, 2012, the Company had recognized deficit charges of approximately
$1.2 million under these development agreement guarantees. During the third quarter of fiscal 2011, the Com-
pany met the breakeven requirements of the development agreement guarantees for two of these joint venture
developments resulting in full satisfaction and termination of these respective guarantees. Additionally, during
the fourth quarter of fiscal 2012, the Company met the breakeven requirements of the development agreement
guarantee for the remaining joint venture development resulting in full satisfaction and termination of this
guarantee.

Growth Strategies

The Company believes that the fragmented nature of the senior living industry and the limited capital
resources available to many small, private operators provide an attractive opportunity for the Company to expand
its existing base of senior living operations. The Company believes that its current operations with geographic
concentrations throughout the United States serve as the foundation on which the Company can build senior liv-
ing networks in targeted geographic markets and thereby provide a broad range of high quality care in a cost-
efficient manner.

The following are the principal elements of the Company’s growth strategy:

Organic Growth

The Company intends to continue to focus on the lease-up of its non-stabilized communities and to increase
its occupancy, rents and operating margins of its stabilized communities. The Company continually seeks to
improve occupancy rates and increase average rents by: (i) retaining residents as they “age in place” by extending
optional care and service programs; (ii) attracting new residents through the on-site marketing programs focused
on residents and family members and utilizing technology to enhance internet marketing; (iii) aggressively seek-
ing referrals from professional community outreach sources, including area religious organizations, senior social
service programs, civic and business networks, as well as the medical community; and (iv) continually refurbish-
ing and renovating its communities, including converting existing units to higher levels of care.

Expansion and Conversions of Existing Communities

The Company intends to increase levels of care and capacity at certain of its existing communities through
expansion and/or conversions of certain units. Increasing our levels of care and capacity is expected to increase
revenue and operating income while meeting the needs of our residents who have an average age of 85 years old.

Pursue Strategic Acquisitions

The Company intends to continue to pursue acquisitions of senior living communities. Through strategic
acquisitions, joint venture investments, or facility leases, the Company seeks to acquire communities in existing
geographically concentrated regions as a means to increase market share, augment existing clusters, strengthen
its ability to provide a broad range of care, and create operating efficiencies. As the industry continues to con-
solidate, the Company believes that opportunities will arise to acquire other senior living companies. The Com-
pany believes that the current fragmented nature of the senior living industry, combined with the Company’s
financial resources, geographically concentrated regions, and extensive contacts within the industry, can be
expected to provide it with the opportunity to evaluate a number of potential acquisition opportunities in the
future. In reviewing acquisition opportunities, the Company will consider, among other things, geographic loca-
tion, competitive climate, reputation and quality of management and communities, and the need for renovation or
improvement of the communities.

10

Expand Referral Networks

The Company intends to continue to develop relationships with local and regional hospital systems, man-
aged care organizations and other referral sources to attract new residents to the Company’s communities. In
certain circumstances these relationships may involve strategic alliances or joint ventures. The Company believes
that such arrangements or alliances, which could range from joint marketing arrangements to priority transfer
agreements, will enable it to be strategically positioned within the Company’s markets if, as the Company
believes, senior living programs become an integral part of the evolving health care delivery system.

Operations

Centralized Management

The Company centralizes its corporate and other administrative functions so that the community-based
management and staff can focus their efforts on resident care. The Company maintains centralized accounting,
finance, human resources, training and other operational functions at its national corporate office in Dallas,
Texas. The Company also has a corporate office in New York, New York. The Company’s corporate offices are
generally responsible for: (i) establishing Company-wide policies and procedures relating to, among other things,
resident care and operations; (ii) performing accounting functions; (iii) developing employee training programs
and materials; (iv) coordinating human resources; (v) coordinating marketing functions; and (vi) providing
strategic direction. In addition, financing, development, construction and acquisition activities, including feasi-
bility and market studies, and community design, development, and construction management are conducted at
the Company’s corporate offices.

The Company seeks to control operational expenses for each of its communities through proprietary
expense management systems, standardized management
reporting and centralized controls of capital
expenditures, asset replacement tracking, and purchasing for larger and more frequently used supplies through a
group purchasing program. Community expenditures are monitored by regional and district managers who are
accountable for the resident satisfaction and financial performance of the communities in their region.

Regional Management

The Company provides oversight and support to each of its senior living communities through experienced
regional and district managers. A district manager will oversee the marketing and operations of three to seven
communities clustered in a small geographic area. A regional manager will cover a larger geographic area
consisting of eight to fifteen communities. In most cases, the district and regional managers will office out of the
Company’s senior living communities. Currently, there are district and regional managers based in the Eastern,
Southeast, Central Plains, Midwest, Southwest, Texas and West regions.

The executive director at each community reports to a regional or district manager. The regional and district
managers report on the operations of each community directly to senior management at the Company’s corporate
office. The district and regional managers make regular site visits to each of their communities. The site visits
involve a physical plant inspection, quality assurance review, staff training, financial and systems audits, regu-
latory compliance, and team building.

Community-Based Management

An executive director manages the day-to-day operations at each senior living community, including over-
sight of the quality of care, delivery of resident services, and monitoring of financial performance. The executive
director is also responsible for all personnel, including food service, maintenance, activities, security, assisted
living, housekeeping, and, where applicable, nursing. In most cases, each community also has department
managers who direct the environmental services, nursing or care services, business management functions, din-
ing services, activities, transportation, housekeeping, and marketing functions.

The assisted living and skilled nursing components of the senior living communities are managed by
licensed professionals, such as a nurse and/or a licensed administrator. These licensed professionals have many
of the same operational responsibilities as the Company’s executive directors, but their primary responsibility is
to oversee resident care. Many of the Company’s senior living communities and its two skilled nursing facilities

11

are part of a campus setting, which include independent living. This campus arrangement allows for cross-
utilization of certain support personnel and services, including administrative functions that result in greater
operational efficiencies and lower costs than freestanding facilities.

The Company actively recruits personnel to maintain adequate staffing levels at its existing communities
and hires new staff for new or acquired communities prior to opening. The Company has adopted comprehensive
recruiting and screening programs for management positions that utilize corporate office team interviews and
thorough background and reference checks. The Company offers system-wide training and orientation for all of
its employees at the community level through a combination of Company-sponsored seminars and conferences.

Quality Assurance

Quality assurance programs are coordinated and implemented by the Company’s corporate and regional
staff. The Company’s quality assurance is targeted to achieve maximum resident and resident family member
satisfaction with the care and services delivered by the Company. The Company’s primary focus in quality con-
trol monitoring includes routine in-service training and performance evaluations of caregivers and other support
employees. Additional quality assurance measures include:

Resident and Resident’s Family Input. On a routine basis, the Company provides residents and their fam-
ily members the opportunity to provide valuable input regarding the day-to-day delivery of services. On-site
management at each community has fostered and encouraged active resident councils and resident committees
who meet independently. These resident bodies meet with on-site management on a monthly basis to offer input
and suggestions as to the quality and delivery of services. Additionally, at each community the Company con-
ducts annual resident satisfaction surveys to further monitor the satisfaction levels of both residents and their
family members. These surveys are sent directly to a third party firm for tabulation then to the Company’s corpo-
rate headquarters for distribution to onsite staff. For both fiscal 2012 and 2011, the Company achieved 95%
approval ratings from its residents. For any departmental area of service scoring below a 90%, a plan of correc-
tion is developed jointly by on-site, regional and corporate staff for immediate implementation.

Regular Community Inspections. Each community is inspected, on at least a quarterly basis, by regional
and/or corporate staff. Included as part of this inspection is the monitoring of the overall appearance and main-
tenance of the community interiors and grounds. The inspection also includes monitoring staff professionalism
and departmental reviews of maintenance, housekeeping, activities, transportation, marketing, administration and
food and health care services, if applicable. The inspections also include observing residents in their daily activ-
ities and the community’s compliance with government regulations.

Independent Service Evaluations. The Company engages the services of outside professional independent
consulting firms to evaluate various components of the community operations. These services include mystery
shops, competing community analysis, pricing recommendations and product positioning. This provides
management with valuable unbiased product and service information. A plan of action regarding any areas
requiring improvement or change is implemented based on information received. At communities where health
care is delivered, these consulting service reviews include the on-site handling of medications, record keeping
and general compliance with all governmental regulations.

Sales and Marketing

Most communities are staffed by on-site sales directors and additional marketing/sales staff depending on
the community size and occupancy status. The primary focus of the on-site marketing staff is to create awareness
of the Company and its services among prospective residents and family members, professional referral sources
and other key decision makers. These efforts incorporate an aggressive marketing plan to include monthly, quar-
terly and annual goals for leasing, new lead generation, prospect follow up, community outreach and resident and
family referrals. Additionally, the marketing plan includes a calendar of promotional events and a comprehensive
media program. On-site marketing departments perform a competing community assessment quarterly. Corporate
and regional marketing directors monitor the on-site marketing departments’ effectiveness and productivity on a
monthly basis. Routine detailed marketing department audits are performed on an annual basis or more fre-
quently if deemed necessary. Corporate and regional personnel assist in the development of marketing strategies

12

for each community and produce creative media, assist in direct mail programs and necessary marketing collater-
al. Ongoing sales training of on-site marketing/sales staff is implemented by corporate and regional marketing
directors.

In the case of new development, the corporate and regional staff develops a comprehensive community
outreach program that is implemented at the start of construction. A marketing pre-lease program is developed
and on-site marketing staff are hired and trained to begin the program implementation six to nine months prior to
the community opening. Extensive use of media, including radio, television, print, direct mail, telemarketing, and
internet marketing is implemented during this pre-lease phase.

After the community is opened and sustaining occupancy levels are attained, the on-site marketing staff is
more heavily focused on resident and resident family referrals, as well as professional referrals. A maintenance
program for continued lead generation is then implemented.

Government Regulation

Changes in existing laws and regulations, adoption of new laws and regulations and new interpretations of
existing laws and regulations could have a material effect on the Company’s operations. Failure by the Company
to comply with applicable regulatory requirements could have a material adverse effect on the Company’s busi-
ness, financial condition, cash flows, and results of operations. Accordingly, the Company monitors legal and
regulatory developments on local and national levels.

The health care industry is subject to extensive regulation and frequent regulatory change. At this time, no
federal laws or regulations specifically regulate assisted or independent living residences. While a number of
states have not yet enacted specific assisted living regulations, certain of the Company’s assisted living commun-
ities are subject to regulation, licensing, CON and permitting by state and local health care and social service
agencies and other regulatory authorities. While such requirements vary from state to state, they typically relate
to staffing, physical design, required services and resident characteristics. The Company believes that such regu-
lation will increase in the future. In addition, health care providers are receiving increased scrutiny under anti-
trust laws as integration and consolidation of health care delivery increases and affects competition. The
Company’s communities are also subject to various zoning restrictions, local building codes, and other ordi-
nances, such as fire safety codes. Failure by the Company to comply with applicable regulatory requirements
could have a material adverse effect on the Company’s business, financial condition, and results of operations.
Regulation of the assisted living industry is evolving. The Company is unable to predict the content of new regu-
lations and their effect on its business. There can be no assurance that the Company’s operations will not be
adversely affected by regulatory developments.

The Company believes that its communities are in substantial compliance with applicable regulatory
requirements. However, unannounced surveys or inspections may occur annually or bi-annually, or following a
regulator’s receipt of a complaint about a community. In the ordinary course of business, one or more of the
Company’s communities could be cited for deficiencies resulting from such inspections or surveys. Most
inspection deficiencies are resolved through an agreed-to plan of corrective action relating to the community’s
operations, but the reviewing agency typically has the authority to take further action against a licensed or certi-
fied community, which could result in the imposition of fines, imposition of a provisional or conditional license,
suspension or revocation of a license, suspension or denial of admissions, loss of certification as a provider under
federal health care programs or imposition of other sanctions, including criminal penalties. Loss, suspension or
modification of a license may also cause us to default under our loan or lease agreements and/or trigger cross-
defaults. Sanctions may be taken against providers or facilities without regard to the providers’ or facilities’ his-
tory of compliance. We may also expend considerable resources to respond to federal and state investigations or
other enforcement action under applicable laws or regulations. To date, none of the deficiency reports received
by us has resulted in a suspension, fine or other disposition that has had a material adverse effect on our rev-
enues. However, any future substantial failure to comply with any applicable legal and regulatory requirements
could result in a material adverse effect to our business as a whole. In addition, states Attorneys General vigo-
rously enforce consumer protection laws as those laws relate to the senior living industry. State Medicaid Fraud
and Abuse Units may also investigate assisted living communities even if the community or any of its residents
do not receive federal or state funds.

13

Under the Americans with Disabilities Act of 1990 (“ADA”), all places of public accommodation are
required to meet certain federal requirements related to access and use by disabled persons. A number of addi-
tional federal, state and local laws exist that also may require modifications to existing and planned properties to
permit access to the properties by disabled persons. While the Company believes that its communities are sub-
stantially in compliance with present requirements or are exempt therefrom, if required changes involve a greater
expenditure than anticipated or must be made on a more accelerated basis than anticipated, additional costs
would be incurred by the Company. Further legislation may impose additional burdens or restrictions with
respect to access by disabled persons, the costs of compliance with which could be substantial.

The Health Insurance Portability and Accountability Act of 1996 (“HIPAA”), in conjunction with the
federal regulations promulgated thereunder by the Department of Health and Human Services, has established,
among other requirements, standards governing the privacy of certain protected and individually identifiable
health information (“PHI”) that is created, received or maintained by a range of covered entities. HIPAA has also
established standards governing uniform health care transactions, the codes and identifiers to be used by the
covered entities and standards governing the security of certain electronic transactions conducted by covered
entities. Penalties for violations can range from civil money penalties for errors and negligent acts to criminal
fines and imprisonment for knowing and intentional misconduct.

In addition, the Company is subject to various federal, state and local environmental laws and regulations.
Such laws and regulations often impose liability whether or not the owner or operator knew of, or was respon-
sible for, the presence of hazardous or toxic substances. The costs of any required remediation or removal of
these substances could be substantial and the liability of an owner or operator as to any property is generally not
limited under such laws and regulations and could exceed the property’s value and the aggregate assets of the
owner or operator. The presence of these substances or failure to remediate such contamination properly may
also adversely affect the owner’s ability to sell or rent the property, or to borrow using the property as collateral.
Under these laws and regulations, an owner, operator or an entity that arranges for the disposal of hazardous or
toxic substances, such as asbestos-containing materials, at a disposal site may also be liable for the costs of any
required remediation or removal of the hazardous or toxic substances at the disposal site. In connection with the
ownership or operation of its properties, the Company could be liable for these costs, as well as certain other
costs, including governmental fines and injuries to persons or properties. The Company has completed Phase I
environmental audits of substantially all of the communities in which the Company owns interests, typically at
the time of acquisition, and such audits have not revealed any material environmental liabilities that exist with
respect to these communities.

Under various federal, state and local environmental laws, ordinances and regulations, a current or previous
owner or operator of real estate may be required to investigate and clean up hazardous or toxic substances or
petroleum product releases at such property, and may be held liable to a governmental entity or to third parties
for property damage and for investigation and clean up costs. The Company is not aware of any environmental
liability with respect to any of its owned, leased or managed communities that the Company believes would have
a material adverse effect on its business, financial condition, or results of operations. The Company believes that
its communities are in compliance in all material respects with all federal, state and local laws, ordinances and
regulations regarding hazardous or toxic substances or petroleum products. The Company has not been notified
by any governmental authority, and is not otherwise aware of any material non-compliance, liability or claim
relating to hazardous or toxic substances or petroleum products in connection with any of the communities the
Company currently operates.

The Company believes that the structure and composition of government and, specifically, health care regu-
lations will continue to change and, as a result, regularly monitors developments in the law. The Company
expects to modify its agreements and operations from time to time as the business and regulatory environments
change. While the Company believes it will be able to structure all its agreements and operations in accordance
with applicable law, there can be no assurance that its arrangements will not be successfully challenged.

Competition

The senior living industry is highly competitive, and the Company expects that all segments of the industry
will become increasingly competitive in the future. Although there are a number of substantial companies active

14

in the senior living industry and in the markets in which the Company operates, the industry continues to be very
fragmented and characterized by numerous small operators. The Company primarily competes with Assisted
Living Concepts, Brookdale Senior Living Inc., Emeritus Corporation, Five Star Quality Care, Inc. and Sunrise
Senior Living, Inc. The Company believes that the primary competitive factors in the senior living industry are:
(i) location; (ii) reputation for and commitment to a high quality of service; (iii) quality of its on-site staff and
support services offered (such as food services); (iv) price of services; and (v) physical appearance and amenities
associated with the communities. The Company competes with other companies providing independent living,
assisted living, skilled nursing, home health care, and other similar service and care alternatives, some of whom
may have greater financial resources than the Company. Because seniors tend to choose senior living commun-
ities near their homes, the Company’s principal competitors are other senior living and long-term care commun-
ities in the same geographic areas as the Company’s communities. The Company also competes with other health
care businesses with respect to attracting and retaining nurses, technicians, aides and other high quality pro-
fessional and non-professional employees and managers.

Employees

As of December 31, 2012, the Company employed 4,937 persons, of which 2,695 were full-time employees
(71 of whom are located at the Company’s corporate offices) and 2,242 were part-time employees. None of the
Company’s employees are currently represented by a labor union and the Company is not aware of any union
organizing activity among its employees. The Company believes that its relationship with its employees is good.

Executive Officers and Other Key Employees of the Registrant

The following table sets forth certain information concerning each of the Company’s executive officers and

other key employees as of December 31, 2012:

Name

Lawrence A. Cohen . . . . . . . . . . . . . . . . . . . . . .

Keith N. Johannessen . . . . . . . . . . . . . . . . . . . . .
Ralph A. Beattie . . . . . . . . . . . . . . . . . . . . . . . . .

David R. Brickman . . . . . . . . . . . . . . . . . . . . . . .

Rob L. Goodpaster . . . . . . . . . . . . . . . . . . . . . . .
David W. Beathard, Sr.
. . . . . . . . . . . . . . . . . . .
Joseph G. Solari . . . . . . . . . . . . . . . . . . . . . . . . .
Gloria Holland . . . . . . . . . . . . . . . . . . . . . . . . . .
Glen H. Campbell . . . . . . . . . . . . . . . . . . . . . . . .
Robert F. Hollister . . . . . . . . . . . . . . . . . . . . . . .

Age

59

56
63

54

59
65
48
45
68
57

Position(s) with the Company

Chief Executive Officer and Vice Chairman
of the Board
President and Chief Operating Officer
Executive Vice President and Chief
Financial Officer
Vice President, Secretary and General
Counsel
Vice President — National Marketing
Vice President — Operations
Vice President — Acquisitions
Vice President — Finance
Vice President — Development
Property Controller

Lawrence A. Cohen has served as one of our directors since November 1996 and as Vice Chairman of the
Board since November 1996. He has served as our Chief Executive Officer since May 1999 and was our Chief
Financial Officer from November 1996 to May 1999. From 1991 to 1996, Mr. Cohen served as President and Chief
Executive Officer of Paine Webber Properties Incorporated. Mr. Cohen serves on the boards of various charitable
organizations and is active in several industry associations. Mr. Cohen was a founding member and is on the Execu-
tive Committee of the Board of Directors of the American Seniors Housing Association and serves on the Operator
Advisory Board of the National Investment Center for the Seniors Housing & Care Industry. Mr. Cohen is a
licensed attorney and is also a Certified Public Accountant. He received an LLM from New York University School
of Law, a JD from St. John’s University School of Law, and a BBA in Accounting from The George Washington
University. Mr. Cohen has had positions with businesses involved in senior living for 28 years.

Keith N. Johannessen has been a director since May 1999. Mr. Johannessen has served as our President
since March 1994 and Chief Operating Officer since May 1999. He has more than 34 years of operational

15

experience in seniors housing. Mr. Johannessen began his senior housing career in 1978 with Life Care Services
Corporation and then joined Oxford Retirement Services, Inc as Executive Vice President. He later served as
Senior Manager in the health care practice of Ernst & Young LLP prior to joining the Company in 1993.
Mr. Johannessen has served on the State of the Industry and Model Assisted Living Regulations Committees of
the American Seniors Housing Association. He holds a BA degree.

Ralph A. Beattie joined the Company as Executive Vice President and Chief Financial Officer in May 1999.
From 1997 to 1999, he served as Executive Vice President and the Chief Financial Officer of Universal Sports
America, Inc., which was honored as the number one growth company in Dallas for 1998. For the eight years
prior to that he was Executive Vice President and Chief Financial Officer for Haggar Clothing Company, during
which time Haggar successfully completed its initial public offering. Mr. Beattie has earned his Masters of Busi-
ness Administration from Carnegie Mellon University and is both a Certified Management Accountant and a
Certified Financial Planner.

David R. Brickman has served as Vice President and General Counsel of the Company and its predecessors
since July 1992 and has served as Secretary of the Company since May 2007. From 1989 to 1992, Mr. Brickman
served as in-house counsel with LifeCo Travel Management Company, a corporation that provided travel serv-
ices to U.S. corporations. Mr. Brickman earned a Juris Doctor and Masters of Business Administration from the
University of South Carolina and a Masters in Health Administration from Duke University. He currently serves
on the Board of Advisors for the Southern Methodist University Corporate Counsel Symposium. He is also a
member of the National Center for Assisted Living In-house Counsel Roundtable Task Force, the ALFA
Government Relations Roundtable, as well as the Long-Term Care Risk Legal Forum. Mr. Brickman has either
practiced law or performed in-house counsel functions for 26 years.

Rob L. Goodpaster has served as Vice President — National Marketing of the Company and its prede-
cessors since December 1992. From 1990 to 1992, Mr. Goodpaster was National Director for Marketing for
Autumn America, an owner and operator of senior housing facilities. Mr. Goodpaster has been active in pro-
fessional industry associations and formerly served on the Board of Directors for the National Association for
Senior Living Industries. Mr. Goodpaster has been active in the operational, development and marketing aspects
of senior housing for 36 years.

David W. Beathard, Sr. has served as Vice President — Operations of the Company and its predecessors
since August 1996. From 1992 to 1996, Mr. Beathard owned and operated a consulting firm, which provided
operational, marketing, and feasibility consulting regarding senior housing facilities. Mr. Beathard has been
active in the operational, sales and marketing, and construction oversight aspects of senior housing for 39 years.

Joseph G. Solari joined the Company as Vice President — Acquisitions in September 2010. Mr. Solari has
more than 16 years of experience originating, structuring, negotiating and executing the acquisition, sale and
divestiture of healthcare real estate and real estate operating companies. Prior to joining the Company, from 2007
to 2009, Mr. Solari was Managing Director, Acquisitions for Ventas, Inc., where he was responsible for the
firm’s real estate investment activities in the seniors housing and skilled nursing industries. Prior to Ventas, Inc.,
from 1999 to 2007, Mr. Solari spent eight years in the healthcare investment banking group of Houlihan Lokey,
where he was responsible for the origination and execution of merger and acquisition, private placement and
financial restructuring engagements for the firm’s healthcare clients, with particular focus on facility-based,
healthcare services companies. Mr. Solari earned his Masters in Business Administration degree from Virginia
Commonwealth University.

Gloria M. Holland has served as Vice President — Finance of the Company since June 2004. From 2001 to
2004, Ms. Holland served as Assistant Treasurer and a corporate officer for Aurum Technology, Inc., a privately
held company that provided technology and outsourcing to community banks. From 1996 to 2001, Ms. Holland
held positions in Corporate Finance and Treasury at Brinker International, an owner and operator of casual dining
restaurants. From 1989 to 1996, Ms. Holland was a Vice President in the Corporate Banking division of
NationsBank and predecessor banks. Ms. Holland received a BBA in Finance from the University of Mississippi
in 1989.

Glen H. Campbell has served as Vice President — Development of the Company since September 1997.
From 1990 to 1997 Mr. Campbell served as Vice President of Development for Greenbrier Corporation, an

16

assisted living development and management company. From 1985 to 1990 Mr. Campbell served as Director of
Facility Management for Retirement Corporation of America. Mr. Campbell has been active in the design and
development of retirement communities for 38 years.

Robert F. Hollister, a Certified Public Accountant, has served as Property Controller for the Company and
its predecessors since April 1992. From 1985 to 1992, Mr. Hollister was Chief Financial Officer and Controller
of Kavanaugh Securities, Inc., a National Association of Securities Dealers broker dealer. Mr. Hollister is a
member of the American Institute of Certified Public Accountants.

Subsidiaries

Capital Senior Living Corporation is

sub-
sidiaries. Although Capital Senior Living Corporation and its subsidiaries are referred to collectively for ease of
reference in this Form 10-K as the Company, these subsidiaries are separately incorporated and maintain their
legal existence separate and apart from the parent, Capital Senior Living Corporation.

several direct and indirect

the parent company of

ITEM 1A. RISK FACTORS.

Our business involves various risks and uncertainties. When evaluating our business the following information
should be carefully considered in conjunction with the other information contained in our periodic filings with the
SEC. Additional risks and uncertainties not known to us currently or that currently we deem to be immaterial also
may impair our business operations. If we are unable to prevent events that have a negative effect from occurring,
then our business may suffer. Negative events are likely to decrease our revenue, increase our costs, make our
financial results poorer and/or decrease our financial strength, and may cause our stock price to decline.

We have significant debt and our failure to generate cash flow sufficient to cover required interest and
principal payments could result in defaults of the related debt.

As of December 31, 2012, we had mortgage and other indebtedness totaling approximately $362.6 million.
We cannot assure you that we will generate cash flow from operations or receive proceeds from refinancings,
other financings or the sales of assets sufficient to cover required interest and principal payments. Any payment
or other default could cause the applicable lender to foreclose upon the communities securing the indebtedness
with a consequent loss of income and asset value to us. Further, because some of our mortgages contain cross-
default and cross-collateralization provisions, a payment or other default by us with respect to one community
could affect a significant number of our other communities.

We have significant operating lease obligations and our failure to generate cash flows sufficient to cover
these lease obligations could result in defaults under the lease agreements.

As of December 31, 2012, we leased 50 communities with future lease obligations totaling approximately
$561.3 million, with minimum lease obligations of $59.6 million in fiscal 2013. We cannot assure you that we
will generate cash flow from operations or receive proceeds from refinancings, other financings or the sales of
assets sufficient to cover these required operating lease obligations. Any payment or other default under any such
lease could result in the termination of the lease, with a consequent loss of income and asset value to us. Further,
because our leases contain cross-default provisions, a payment or other default by us with respect to one leased
community could affect all of our other leased communities with related lessors. Certain of our leases contain
various financial and other restrictive covenants, which could limit our flexibility in operating our business. Fail-
ure to maintain compliance with the lease obligations as set forth in our lease agreements could have a material
adverse impact on us. The termination of a significant portion of our facility lease agreements could have a mate-
rial adverse effect on our business, financial condition, cash flows, and results of operations.

Our failure to comply with financial covenants and other restrictions contained in debt instruments and
lease agreements could result in the acceleration of the related debt or lease or in the exercise of other
remedies.

Our outstanding indebtedness and leases are secured by our communities, and, in certain cases, a guaranty
by one or more of our subsidiaries. Therefore, an event of default under the outstanding indebtedness or leases,

17

subject to cure provisions in certain instances, would give the respective lenders or lessors, as applicable, the
right to declare all amounts outstanding to be immediately due and payable, terminate the lease, or foreclose on
collateral securing the outstanding indebtedness and leases.

There are various financial covenants and other restrictions in certain of our debt instruments and lease

agreements, including provisions which:

• require us to meet specified financial tests at the subsidiary company level, which include, but are not

limited to, tangible net worth requirements;

• require us to meet specified financial tests at the community level, which include, but are not limited to,

lease coverage tests; and

• require consent for changes in control of us.

If we fail to comply with any of these requirements, then the related indebtedness or lease obligations could
become due and payable prior to their stated dates. We cannot assure that we could pay these debt or lease
obligations if they became due prior to their stated dates.

We will require additional financing and/or refinancings in the future and may issue equity securities.

Our ability to obtain such financing or refinancing on terms acceptable to us could have a material adverse
effect on our business, financial condition, cash flows, and results of operations. Our ability to meet our long-
term capital requirements, including the repayment of certain long-term debt obligations, will depend, in part, on
our ability to obtain additional financing or refinancings on acceptable terms from available financing sources,
including through the use of mortgage financing, joint venture arrangements, by accessing the debt and/or equity
markets and possibly through operating leases or other types of financing, such as lines of credit. Recent turmoil
in the financial markets has severely restricted the availability of funds for borrowing and may make it more
difficult or costly for us to raise capital. There can be no assurance that financing or refinancings will be avail-
able or that, if available, will be on terms acceptable to us. Moreover, raising additional funds through the issu-
ance of equity securities could cause existing stockholders to experience dilution and could adversely affect the
market price of our common stock. The disruptions in the financial markets have had and may continue to have a
significant adverse effect on the market value of our common stock and other adverse effects on us and our busi-
ness. Our inability to obtain additional financing or refinancings on terms acceptable to us could delay or elimi-
nate some or all of our growth plans, necessitate the sales of assets at unfavorable prices or both, and would have
a material adverse effect on our business, financial condition, cash flows, and results of operations.

Any future floating rate debt and lease obligations could expose us to rising interest rates.

Currently all of our debt carries fixed interest rates. However, future indebtedness and lease obligations, if
applicable, may be based on floating interest rates prevailing from time to time. Therefore, increases in prevail-
ing interest rates could increase in the future our interest or lease payment obligations and could in the future
have a material adverse effect on our business, financial condition, cash flows, and results of operations.

We cannot assure that we will be able to effectively manage our growth.

We intend to expand our operations, directly or indirectly, through the acquisition of existing senior living
communities, the expansion of some of our existing senior living communities and/or through an increase in the
number of communities which we manage under management agreements. The success of our growth strategy
will depend, in large part, on our ability to implement these plans and to effectively operate these communities. If
we are unable to manage our growth effectively, our business, financial condition, cash flows, and results of
operations may be adversely affected.

We cannot assure that we will attempt to, or be able to, acquire additional senior living communities, or
expand existing senior living communities.

The acquisition of existing communities or other businesses involves a number of risks. Existing commun-
ities available for acquisition frequently serve or target different markets than those presently served by us. We
may also determine that renovations of acquired communities and changes in staff and operating management

18

personnel are necessary to successfully integrate those communities or businesses into our existing operations.
The costs incurred to reposition or renovate newly acquired communities may not be recovered by us. In under-
taking acquisitions, we also may be adversely impacted by unforeseen liabilities attributable to the prior oper-
ators of those communities or businesses, against whom we may have little or no recourse. The success of our
acquisition strategy will be determined by numerous factors, including our ability to identify suitable acquisition
candidates; the competition for those acquisitions; the purchase price; the requirement to make operational or
structural changes and improvements; the financial performance of the communities or businesses after acquis-
ition; our ability to finance the acquisitions; and our ability to integrate effectively any acquired communities or
businesses into our management, information, and operating systems. We cannot assure that our acquisition of
senior living communities or other businesses will be completed at the rate currently expected, if at all, or if
completed, that any acquired communities or businesses will be successfully integrated into our operations.

Our ability to successfully expand existing senior living communities will depend on a number of factors,
including, but not limited to, our ability to acquire suitable sites at reasonable prices; our success in obtaining
necessary zoning, licensing, and other required governmental permits and authorizations; and our ability to con-
trol construction costs and accurately project completion schedules. Additionally, we anticipate that
the
expansion of existing senior living communities may involve a substantial commitment of capital for a period of
time of two years or more until the new senior living communities or expansions are operating and producing
revenue, the consequence of which could be an adverse impact on our liquidity.

Termination of resident agreements and resident attrition could affect adversely our revenues and earnings.

State regulations governing assisted living facilities require written resident agreements with each resident.
Most of these regulations also require that each resident have the right to terminate the resident agreement for
any reason on reasonable notice. Consistent with these regulations, the resident agreements signed by us allow
residents to terminate their agreement on 30 days’ notice. Thus, we cannot contract with residents to stay for
longer periods of time, unlike typical apartment leasing arrangements that involve lease agreements with speci-
fied leasing periods of up to a year or longer. If a large number of residents elected to terminate their resident
agreements at or around the same time, then our revenues and earnings could be adversely affected. In addition,
the advanced age of our average resident means that the resident turnover rate in our senior living facilities may
be difficult to predict.

We largely rely on private pay residents and circumstances that adversely affect the ability of the elderly to
pay for our services could have a material adverse effect on us.

Approximately 95% of our total revenues from communities that we operated were attributable to private
pay sources and approximately 5% of our revenues from these communities were attributable to reimbursements
from Medicare and Medicaid during fiscal 2012. We expect to continue to rely primarily on the ability of resi-
dents to pay for our services from their own or family financial resources. The current unfavorable economic
conditions in the housing, financial, and credit markets, inflation, or other circumstances that adversely affect the
ability of the elderly to pay for our services could have a material adverse effect on our business, financial con-
dition, cash flows, and results of operations.

We are subject to risks related to third-party management agreements.

At December 31, 2012, we managed three senior living communities for joint ventures in which we have a
minority interest pursuant to multi-year management agreements. The management agreements have initial terms
of 10 years. Under these agreements we provide management services to joint venture owners to operate senior
living communities and have provided, and may in the future provide, management and consulting services to
third parties on market and site selection, pre-opening sales and marketing, start-up training and management
services for facilities under development and construction. Either party to the agreements may terminate them
upon the occurrence of an event of default caused by the other party. In addition, subject to our rights to cure
deficiencies, community owners may terminate us as manager if any licenses or certificates necessary for oper-
ation are revoked, or if we have a change of control. Also, a community owner may terminate the management
agreement relating to a particular community if we are in default under other management agreements relating to

19

other communities owned by the same community owner or its affiliates. In addition, in certain cases the com-
munity owner may terminate the agreement upon 30 days’ notice to us in the event of a sale of the community.

Failure to perform our obligations under our joint venture arrangements could have a material adverse
effect on us.

We hold 10% minority interests in three joint ventures with affiliates of Prudential Investment. We also
manage the communities owned by these joint ventures. Under the terms of the joint venture agreements with
Prudential Investment covering three properties, we are obligated to meet certain cash flow targets and failure to
meet these cash flow targets could result in termination of the management agreements.

The Company, on the three joint venture developments with Prudential Investment, had development agree-
ment guarantees that the communities would be completed and operated at the budgeted costs approved by the
joint venture members. These costs included the hard and soft construction costs and operating costs until each
community reached breakeven. The budgeted costs included contingency reserves for potential costs overruns
and other unforeseen costs. The terms of these guarantees generally did not provide for a limitation on the max-
imum potential future payments. The Company was required to fund operating deficits until the joint venture
reached breakeven for three consecutive months. Any amounts funded by the Company under this commitment,
up to $0.5 million, may be recoverable from the joint venture in the event of liquidation. As of December 31,
2012, the Company had recognized deficit charges of approximately $1.2 million under these development
agreement guarantees. During the third quarter of fiscal 2011, the Company met the breakeven requirements of
the development agreement guarantees for two of these joint venture developments resulting in full satisfaction
and termination of these respective guarantees. Additionally, during the fourth quarter of fiscal 2012, the Com-
pany met the breakeven requirements of the development agreement guarantee for the remaining joint venture
development resulting in full satisfaction and termination of this guarantee. All of the management agreements
with the joint ventures contain termination and renewal provisions. We do not control these joint venture deci-
sions covering termination or renewal. Performance of the above obligations or termination or non-renewal of the
management agreements could have a material adverse effect on our business, financial condition, cash flows,
and results of operations.

The senior living services industry is very competitive and some competitors may have substantially greater
financial resources than us.

The senior living services industry is highly competitive, and we expect that all segments of the industry
will become increasingly competitive in the future. We compete with other companies providing independent
living, assisted living, skilled nursing, home health care and other similar services and care alternatives. We also
compete with other health care businesses with respect to attracting and retaining nurses, technicians, aides and
other high quality professional and non-professional employees and managers. Although we believe there is a
need for senior living communities in the markets where we operate residences, we expect that competition will
increase from existing competitors and new market entrants, some of whom may have substantially greater
financial resources than us. In addition, some of our competitors operate on a not-for-profit basis or as charitable
organizations and have the ability to finance capital expenditures on a tax-exempt basis or through the receipt of
charitable contributions, neither of which are available to us. Furthermore, if the development of new senior liv-
ing communities outpaces the demand for those communities in the markets in which we have senior living
communities, those markets may become saturated. Regulation in the independent and assisted living industry,
which represents a substantial portion of our senior living services, is not substantial. Consequently, development
of new senior living communities could outpace demand. An oversupply of those communities in our markets
could cause us to experience decreased occupancy, reduced operating margins and lower profitability.

We rely on the services of key executive officers and the loss of these officers or their services could have a
material adverse effect on us.

We depend on the services of our executive officers for our management. The loss of some of our executive
officers and the inability to attract and retain qualified management personnel could affect our ability to manage
our business and could adversely affect our business, financial condition, cash flows, and results of operations.

20

A significant increase in our labor costs could have a material adverse effect on us.

We compete with other providers of senior living services with respect to attracting and retaining qualified
management personnel responsible for the day-to-day operations of each of our communities and skilled person-
nel responsible for providing resident care. A shortage of nurses or trained personnel may require us to enhance
our wage and benefits package in order to compete in the hiring and retention of these personnel or to hire more
expensive temporary personnel. We also will be dependent on the available labor pool of semi-skilled and
unskilled employees in each of the markets in which we operate. No assurance can be given that our labor costs
will not increase, or that, if they do increase, they can be matched by corresponding increases in rates charged to
residents. Any significant failure by us to control our labor costs or to pass on any increased labor costs to resi-
dents through rate increases could have a material adverse effect on our business, financial condition, cash flows,
and results of operations.

We are subject to risks related to the provision for employee health care benefits and recent health care
reform legislation.

We use a combination of insurance and self-insurance for employee health care plans. We record expenses
under these plans based on estimates of the costs of expected claims, administrative costs and stop-loss pre-
miums. These estimates are then adjusted to reflect actual costs incurred. Actual costs under these plans are sub-
ject to variability depending primarily upon participant enrollment and demographics, the actual costs of claims
and whether stop-loss insurance covers these claims. In the event that our cost estimates differ from actual costs,
we could incur additional unplanned health care costs which could have a material adverse effect on our busi-
ness, financial condition, cash flows, and results of operations.

In March 2010, comprehensive health care reform legislation under the Patient Protection and Affordable
Care Act (HR 3590) and the Health Care Education and Affordability Reconciliation Act (HR 4872) was passed
and signed into law. This legislation expands health care coverage to many uninsured individuals and expands
health care coverage to those already insured under existing plans. The health care reform legislation includes,
among other things, guaranteed coverage requirements, eliminates pre-existing condition exclusions and annual
and lifetime maximum limits, restricts the extent to which policies can be rescinded, and imposes new and sig-
nificant taxes on health insurers and health care benefits. Provisions of the health care reform legislation become
effective at various dates over the next several years. The United States Department of Health and Human Serv-
ices, National Association of Insurance Commissioners, Department of Labor and Treasury Department have yet
to issue necessary enabling regulations and guidance with respect to the health care reform legislation. Due to the
breadth and complexity of the health care reform legislation, the lack of implementing regulations and inter-
pretative guidance, and the phased-in nature of the implementation, it is difficult to predict the overall impact this
legislation will have over the coming years; however, this legislation could have a material adverse effect on our
business, financial condition, cash flows, and results of operations.

There is an inherent risk of liability in the provision of personal and health care services, not all of which
may be covered by insurance.

The provision of personal and health care services in the long-term care industry entails an inherent risk of
liability. In recent years, participants in the long-term care industry have become subject to an increasing number
of lawsuits alleging negligence or related legal theories, many of which involve large claims and result in the
incurrence of significant defense costs. Moreover, senior living communities offer residents a greater degree of
independence in their daily living. This increased level of independence may subject the resident and, therefore,
us to risks that would be reduced in more institutionalized settings. We currently maintain insurance in amounts
we believe are comparable to those maintained by other senior living companies based on the nature of the risks,
our historical experience and industry standards, and we believe that this insurance coverage is adequate. How-
ever, we may become subject to claims in excess of our insurance or claims not covered by our insurance, such
as claims for punitive damages, terrorism and natural disasters. A claim against us not covered by, or in excess
of, our insurance could have a material adverse effect upon us.

In addition, our insurance policies must be renewed annually. Based upon poor loss experience, insurers for
the long-term care industry have become increasingly wary of liability exposure. A number of insurance carriers

21

have stopped writing coverage to this market, and those remaining have increased premiums and deductibles
substantially. Therefore, we cannot assure that we will be able to obtain liability insurance in the future or that, if
that insurance is available, it will be available on acceptable economic terms.

We are subject to government regulations and compliance, some of which are burdensome and some of
which may change to our detriment in the future.

Federal and state governments regulate various aspects of our business. The development and operation of
senior living communities and the provision of health care services are subject to federal, state and local
licensure, certification and inspection laws that regulate, among other matters, the number of licensed beds, the
provision of services, the distribution of pharmaceuticals, billing practices and policies, equipment, staffing
(including professional licensing), operating policies and procedures, fire prevention measures, environmental
matters and compliance with building and safety codes. Failure to comply with these laws and regulations could
result in the denial of reimbursement, the imposition of fines, temporary suspension of admission of new resi-
dents, suspension or decertification from the Medicare program, restrictions on the ability to acquire new com-
munities or expand existing communities and, in extreme cases, the revocation of a community’s license or
closure of a community. We believe that such regulation will increase in the future and we are unable to predict
the content of new regulations or their effect on our business, any of which could materially adversely affect us.

Various states, including several of the states in which we currently operate, control the supply of licensed
skilled nursing beds, assisted living communities and home health care agencies through CON or other programs.
In those states, approval is required for the construction of new health care communities, the addition of licensed
beds and some capital expenditures at those communities, as well as the opening of a home health care agency.
To the extent that a CON or other similar approval is required for the acquisition or construction of new
communities, the expansion of the number of licensed beds, services, or existing communities, or the opening of
a home health care agency, we could be adversely affected by our failure or inability to obtain that approval,
changes in the standards applicable for that approval, and possible delays and expenses associated with obtaining
that approval. In addition, in most states, the reduction of the number of licensed beds or the closure of a com-
munity requires the approval of the appropriate state regulatory agency and, if we were to seek to reduce the
number of licensed beds at, or to close, a community, we could be adversely affected by a failure to obtain or a
delay in obtaining that approval.

Federal and state anti-remuneration laws, such as “anti-kickback” laws, govern some financial arrangements
among health care providers and others who may be in a position to refer or recommend patients to those pro-
viders. These laws prohibit, among other things, some direct and indirect payments that are intended to induce
the referral of patients to, the arranging for services by, or the recommending of, a particular provider of health
care items or services. Federal anti-kickback laws have been broadly interpreted to apply to some contractual
relationships between health care providers and sources of patient referral. Similar state laws vary, are sometimes
vague, and seldom have been interpreted by courts or regulatory agencies. Violation of these laws can result in
loss of licensure, civil and criminal penalties, and exclusion of health care providers or suppliers from partic-
ipation in Medicare and Medicaid programs. There can be no assurance that those laws will be interpreted in a
manner consistent with our practices.

Under the Americans with Disabilities Act of 1990, all places of public accommodation are required to meet
federal requirements related to access and use by disabled persons. A number of additional federal, state and
local laws exist that also may require modifications to existing and planned communities to create access to the
properties by disabled persons. Although we believe that our communities are substantially in compliance with
present requirements or are exempt therefrom, if required changes involve a greater expenditure than anticipated
or must be made on a more accelerated basis than anticipated, additional costs would be incurred by us. Further
legislation may impose additional burdens or restrictions with respect to access by disabled persons, the costs of
compliance with which could be substantial.

The Health Insurance Portability and Accountability Act of 1996, in conjunction with the federal regulations
promulgated thereunder by the Department of Health and Human Services, has established, among other
requirements, standards governing the privacy of certain protected and individually identifiable health

22

information that is created, received or maintained by a range of covered entities. HIPAA has also established
standards governing uniform health care transactions, the codes and identifiers to be used by the covered entities
and standards governing the security of certain electronic transactions conducted by covered entities. Penalties
for violations can range from civil money penalties for errors and negligent acts to criminal fines and imprison-
ment for knowing and intentional misconduct. HIPAA is a complex set of regulations and many unanswered
questions remain with respect to the manner in which HIPAA applies to businesses such as those operated by us.

An increasing number of legislative initiatives have been introduced or proposed in recent years that would
result in major changes in the health care delivery system on a national or a state level. Among the proposals that
have been introduced are price controls on hospitals, insurance market reforms to increase the availability of
group health insurance to small businesses, requirements that all businesses offer health insurance coverage to
their employees and the creation of government health insurance plans that would cover all citizens and increase
payments by beneficiaries. We cannot predict whether any of the above proposals or other proposals will be
adopted and, if adopted, no assurances can be given that their implementation will not have a material adverse
effect on our business, financial condition or results of operations.

We may be subject to liability for environmental damages.

Under various federal, state and local environmental laws, ordinances and regulations, a current or previous
owner or operator of real estate may be required to investigate and clean up hazardous or toxic substances or
petroleum product releases at the property, and may be held liable to a governmental entity or to third parties for
property damage and for investigation and clean-up costs incurred by those parties in connection with the con-
tamination. These laws typically impose clean-up responsibility and liability without regard to whether the owner
knew of or caused the presence of the contaminants, and liability under these laws has been interpreted to be joint
and several unless the harm is divisible and there is a reasonable basis for allocation of responsibility. The costs
of investigation, remediation or removal of the substances may be substantial, and the presence of the substances,
or the failure to properly remediate the property, may adversely affect the owner’s ability to sell or lease the
property or to borrow using the property as collateral. In addition, some environmental laws create a lien on the
contaminated site in favor of the government for damages and costs it incurs in connection with the con-
tamination. Persons who arrange for the disposal or treatment of hazardous or toxic substances also may be liable
for the costs of removal or remediation of the substances at the disposal or treatment facility, whether or not the
facility is owned or operated by the person. Finally, the owner of a site may be subject to common law claims by
third parties based on damages and costs resulting from environmental contamination emanating from a site. If
we become subject to any of these claims the costs involved could be significant and could have a material
adverse effect on our business, financial condition, cash flows, and results of operations.

Anti-takeover provisions in our governing documents, governing law, material agreements and our share-
holder rights plan may discourage, delay or prevent a merger or acquisition that our stockholders may con-
sider favorable or prevent the removal of our current board of directors and management.

Certain provisions of our amended and restated certificate of incorporation and our amended and restated
by-laws may discourage, delay or prevent a merger or acquisition that our stockholders may consider favorable
or prevent the removal of our current board of directors and management. We have a number of anti-takeover
devices in place that will hinder takeover attempts, including: a staggered board of directors consisting of three
classes of directors, each of whom serve three-year terms; removal of directors only for cause, and only with the
affirmative vote of at least a majority of the voting interest of stockholders entitled to vote; right of our directors
to issue preferred stock from time to time with voting, economic and other rights superior to those of our com-
mon stock without the consent of our stockholders; provisions in our amended and restated certificate of
incorporation and amended and restated by-laws limiting the right of our stockholders to call special meetings of
stockholders; advance notice requirements for stockholders with respect to director nominations and actions to be
taken at annual meetings; requirement for two-thirds stockholder approval for amendment of our by-laws and
certain provisions of our certificate of incorporation; and no provision in our amended and restated certificate of
incorporation for cumulative voting in the election of directors, which means that the holders of a majority of the
outstanding shares of our common stock can elect all the directors standing for election.

23

Several of our leases, loan documents and other material agreements require approval in case of a change of
control of our company. These provisions may have the effect of delaying or preventing a change of control of
our company even if this change of control would benefit our stockholders.

In addition to the anti-takeover provisions described above, we are subject to Section 203 of the Delaware
General Corporation Law. Section 203 generally prohibits a person beneficially owning, directly or in directly,
15% or more of our outstanding common stock from engaging in a business combination with us for three years
after the person acquired the stock. However, this prohibition does not apply if (A) our directors approve in
advance the person’s ownership of 15% or more of the shares or the business combination or (B) the business
combination is approved by our stockholders by a vote of at least two-thirds of the outstanding shares not owned
by the acquiring person. Also, our board of directors adopted a stockholder rights plan, which may discourage a
third party from making an unsolicited proposal to acquire 20% or more of our common stock.

Because we do not presently have plans to pay dividends on our common stock, stockholders must look
solely to appreciation of our common stock to realize a gain on their investment.

It is the policy of our Board of Directors to retain any future earnings to finance the operation and expansion of
the Company’s business. Accordingly, the Company has not and does not currently anticipate declaring or paying
cash dividends on your common stock in the foreseeable future. The payment of cash dividends in the future will be
at the sole discretion of our Board of Directors and will depend on, among other things, the Company’s earnings,
operations, capital requirements, financial condition, restrictions in then existing financing agreements and other
factors deemed relevant by our Board of Directors. Accordingly, stockholders must look solely to appreciation of
our common stock to realize a gain on their investment. This appreciation may not occur.

The price of our common stock has fluctuated substantially over the past several years and may continue to
fluctuate substantially in the future.

Our stock price may continue to be subject to significant fluctuations as a result of a variety of factors, which
are described throughout this Annual report on Form 10-K, including those factors discussed under this section enti-
tled “Risk Factors.” Some of these factors are beyond our control. We may fail to meet the expectations of our
stockholders or securities analysts at some point in the future, and our stock price could decline as a result.

ITEM 1B. UNRESOLVED STAFF COMMENTS.

None.

ITEM 2. PROPERTIES.

The executive and administrative offices of the Company are located at 14160 Dallas Parkway, Suite 300,
Dallas, Texas 75254, and consist of approximately 26,000 square feet. The lease on the premises currently
extends through May 2013, however the Company is in the process of negotiating an extension through Sep-
tember 2020. The Company believes that its corporate office facilities are adequate to meet its requirements
through at least fiscal 2013 and that suitable additional space will be available, as needed, to accommodate fur-
ther physical expansion of corporate operations. The Company also leases executive office space in New York,
New York pursuant to a two-year lease agreement.

As of December 31, 2012, the Company owned, leased and/or managed the senior living communities

referred to in Item 1 above under the caption “Operating Communities.”

ITEM 3. LEGAL PROCEEDINGS.

The Company has claims incurred in the normal course of its business. Most of these claims are believed by
management to be covered by insurance, subject to normal reservations of rights by the insurance companies and
possibly subject to certain exclusions in the applicable insurance policies. Whether or not covered by insurance,
these claims, in the opinion of management, based on advice of legal counsel, should not have a material effect
on the consolidated financial statements of the Company if determined adversely to the Company.

ITEM 4. MINE SAFETY DISCLOSURES.

Not applicable.

24

PART II

ITEM 5. MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER

MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES.

(a) Market Price of and Dividends on the Registrant’s Common Equity and Related Stockholder Matters.

Market Information and Holders

The Company’s shares of common stock are listed for trading on the New York Stock Exchange (“NYSE”)
under the symbol “CSU”. The following table sets forth, for the periods indicated, the high and low sales prices
for the Company’s common stock, as reported on the NYSE. At March 1, 2013, there were approximately 125
stockholders of record of the Company’s common stock.

Year

2012

2011

High

Low

High

Low

First Quarter
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Second Quarter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Third Quarter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Fourth Quarter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 9.50
10.84
15.32
18.77

$ 7.32
8.79
9.69
14.50

$10.91
10.82
10.10
8.54

$6.60
8.26
5.67
5.44

Dividends

It is the policy of the Company’s Board of Directors to retain all future earnings to finance the operation and
expansion of the Company’s business. Accordingly, the Company did not declare or pay cash dividends on its
common stock during fiscal 2012 or 2011 and does not anticipate declaring or paying cash dividends on the
common stock in the foreseeable future. The payment of cash dividends in the future will be at the sole discretion
of the Company’s Board of Directors and will depend on, among other things, the Company’s earnings, oper-
ations, capital requirements, financial condition, restrictions in then existing financing agreements, and other
factors deemed relevant by the Board of Directors.

Securities Authorized for Issuance Under Equity Compensation Plans

The following table presents information relating to the Company’s equity compensation plans as of

December 31, 2012:

Number of Securities to
be Issued Upon
Exercise of Outstanding
Options, Warrants and
Rights

Weighted-Average
Exercise Price of the
Outstanding
Options, Warrants
and Rights

Number of Securities
Remaining Available for
Future Issuance Under
Equity Compensation Plans
(Excluding Securities
Reflected in First Column)

Plan Category

Equity compensation plans
approved by security
holders . . . . . . . . . . . . . . . .
Equity compensation plans not

approved by security
holders . . . . . . . . . . . . . . . .

Total . . . . . . . . . . . . . . . . . . . .

265,930

Performance Graph

265,930

—

$6.28

—

$6.28

901,604

—

901,604

The following Performance Graph shows the cumulative total return for the five-year period ended
December 31, 2012, in the value of $100 invested in: (1) the Company’s common stock; (2) the Standard &
Poor’s Broad Market Index (the “S&P 500”); and (3) the common stock of the Peer Group (as defined below) of
companies, whose returns represent the arithmetic average of such companies. The values with each investment
as of the beginning of each year are based on share price appreciation and the reinvestment with dividends on the
respective ex-dividend dates.

25

COMPARISON OF 5 YEAR CUMULATIVE TOTAL RETURN*
Among Capital Senior Living Corporation, the S&P 500 Index, and a Peer Group

Capital Senior Living Corporation

S&P 500

Peer Group

250

200

150

100

50

0

S
R
A
L
L
O
D

12/07

12/08

12/09

12/10

12/11

12/12

*

$100 invested on 12/31/07 in stock or index, including reinvestment of dividends. Fiscal year ending
December 31.

Copyright© 2012 S&P, a division of The McGraw-Hill Companies Inc. All rights reserved.

The preceding graph assumes $100 invested at the beginning of the measurement period, including reinvest-
ment of dividends, in the Company’s common stock, the S&P 500, and the Peer Group and was plotted using the
following data:

12/07

12/08

12/09

12/10

12/11

12/12

Cumulative Total Returns

Capital Senior Living Corporation . . . . . . . . .

100.00

S & P 500 . . . . . . . . . . . . . . . . . . . . . . . . . . . .

100.00

Peer Group . . . . . . . . . . . . . . . . . . . . . . . . . . . .

100.00

30.01

63.00

22.14

50.55

79.67

52.85

67.47

91.67

63.97

79.96

93.61

53.77

188.22

108.59

78.95

The Company’s Peer Group, which was selected in good faith on an industry basis, consists of Assisted
Living Concepts, Inc., Brookdale Senior Living, Inc., Emeritus Corporation, Five Star Quality Care, Inc., and
Sunrise Senior Living, Inc.

(b) Recent Sales of Unregistered Securities; Use of Proceeds from Registered Securities.

Not applicable.

26

(c) Purchases of Equity Securities by the Issuer and Affiliated Purchasers.

The following information is provided pursuant to Item 703 of Regulation S-K. The Company did not
repurchase any shares of its common stock pursuant to the Company’s share repurchase program (as described
below) during the year ended December 31, 2012. The information set forth in the table below reflects shares
repurchased by the Company pursuant to this program prior to the year ended December 31, 2012.

Period

Total Number of
Shares Purchased

Average
Price Paid
per Share

Total Number of
Shares Purchased as
Part of Publicly
Announced Plans or
Programs

Approximate Dollar
Value of Shares
that May Yet Be
Purchased Under the
Plans or Programs(1)

Total at September 30, 2012 . . . . . . . . . . . .
October 1 — October 31, 2012 . . . . . . . .
November 1 — November 30, 2012 . . . .
December 1 — December 31, 2012 . . . .

349,800
—
—
—

Total at December 31, 2012 . . . . . . . . . . . .

349,800

$2.67
—
—
—

$2.67

349,800
—
—
—

349,800

$9,065,571
—
—
—

$9,065,571

(1) On January 22, 2009, the Company’s board of directors approved a share repurchase program that authorized
the Company to purchase up to $10.0 million of the Company’s common stock. The repurchase program
does not obligate the Company to acquire any particular amount of common stock and the share repurchase
authorization has no stated expiration date. All shares that have been purchased by the Company under this
program were purchased in open-market transactions.

27

ITEM 6. SELECTED FINANCIAL DATA.

The following table presents selected financial data of the Company which has been derived from the aud-
ited consolidated financial statements of the Company. The selected financial data should be read in conjunction
with “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and the con-
solidated financial statements and related notes thereto included in this Annual Report.

Consolidated Statements of Operations and
Comprehensive (Loss) Income Data:
Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Income from operations . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . .
Net (loss) income
Net (loss) income per share:

At and for the Year Ended December 31,

2012

2011

2010

2009

2008

(In thousands, except per share and other data)

$310,536
13,655
(3,119)

$263,502
17,911
3,025

$211,929
18,515
4,254

$191,991
16,612
2,759

$193,274
17,015
3,724

Basic net (loss) income per share . . . . . . . . . . . . .
Diluted net (loss) income per share . . . . . . . . . . .

$
$

(0.11)
(0.11) $

0.11
0.11

$

0.16
0.16

$

0.10
0.10

$

0.14
0.14

Balance Sheet Data:

Cash and cash equivalents (excluding restricted

cash) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Working (deficit) capital(1) . . . . . . . . . . . . . . . . . . .
Total assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Long-term debt, excluding current portion . . . . . . .
Stockholders’ equity . . . . . . . . . . . . . . . . . . . . . . . . .

Other Data:

Communities (at end of period)

$ 18,737
(5,712)
636,942
342,366
$168,594

$ 22,283
20,786
462,326
224,940
$169,141

$ 31,248
31,080
382,781
170,026
$163,823

$ 28,972
18,442
380,503
173,822
$158,130

$ 25,880
13,445
388,120
177,541
$155,149

Owned or leased . . . . . . . . . . . . . . . . . . . . . . . . . .
Joint ventures & managed . . . . . . . . . . . . . . . . . .

Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

98
3

101

81
3

84

70
7

77

50
16

66

Resident capacity:

Owned or leased . . . . . . . . . . . . . . . . . . . . . . . . . .
Joint ventures & managed . . . . . . . . . . . . . . . . . .

12,973
674

11,150
674

9,566
1,434

7,950
2,234

Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

13,647

11,824

11,000

10,184

50
14

64

7,701
1,750

9,451

(1) Working capital for fiscal 2010, 2009, and 2008 was revised from amounts originally reported to reclassify
assets held for sale of $354 to property and equipment, which had no impact on total assets. The working
deficit at December 31, 2012, was attributable to an interim short-term loan for $11.6 million obtained by the
Company from Berkadia for the acquisition of a senior living community which closed on October 23, 2012.
The Company obtained long-term fixed rate financing from Fannie Mae on March 7, 2013, to replace the
interim loan at a fixed rate of 4.66% with a 10-year term.

ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND

RESULTS OF OPERATIONS.

Certain information contained in this report constitutes “Forward-Looking Statements” within the meaning
of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of
1934, as amended, which can be identified by the use of forward-looking terminology such as “may,” “will,”
“would,” “intend,” “could,” “believe,” “expect,” “anticipate,” “estimate” or “continue” or the negative
thereof or other variations thereon or comparable terminology. The Company cautions readers that forward-
looking statements, including, without limitation, those relating to the Company’s future business prospects,

28

revenues, working capital, liquidity, capital needs, interest costs, and income, are subject to certain risks and
uncertainties that could cause actual results to differ materially from those indicated in the forward-looking
statements, due to several important factors herein identified. These factors include the Company’s ability to find
suitable acquisition properties at favorable terms, financing, licensing, business conditions, risks of downturn in
economic conditions generally, satisfaction of closing conditions such as those pertaining to licensure, avail-
ability of insurance at commercially reasonable rates, and changes in accounting principles and interpretations,
among others, and other risks and factors identified from time to time in the Company’s reports filed with the
SEC.

Overview

The following discussion and analysis addresses (i) the Company’s results of operations on a historical
consolidated basis for the years ended December 31, 2012, 2011, and 2010, and (ii) liquidity and capital
resources of the Company and should be read in conjunction with the Company’s historical consolidated finan-
cial statements and the selected financial data contained elsewhere in this report.

The Company is one of the largest operators of senior living communities in the United States. The Company’s
operating strategy is to provide value to its senior living residents by providing quality senior living services at rea-
sonable prices, while achieving and sustaining a strong, competitive position within its geographically concentrated
regions, as well as to continue to enhance the performance of its operations. The Company provides senior living
services to the elderly, including independent living, assisted living, skilled nursing and home care services.

As of December 31, 2012, the Company operated 101 senior living communities in 23 states with an
aggregate capacity of approximately 13,650 residents, including 51 senior living communities which the Com-
pany either owned or in which the Company had an ownership interest, and 50 senior living communities that the
Company leased. As of December 31, 2012, the Company also operated one home care agency.

Significant Financial and Operational Highlights

The Company’s operating strategy is to provide value to its senior living residents by providing quality
senior living services at reasonable prices, while achieving and sustaining a strong, competitive position within
its geographically concentrated regions, as well as to continue to enhance the performance of its operations. The
Company provides senior living services to the elderly, including independent living, assisted living, skilled
nursing and home care services. Many of the Company’s communities offer a continuum of care to meet its resi-
dents’ needs as they change over time. This continuum of care, which integrates independent living and assisted
living and is bridged by home care through independent home care agencies or the Company’s home care agen-
cy, sustains residents’ autonomy and independence based on their physical and mental abilities.

The Company primarily derives its revenue by providing senior living and healthcare services to the elderly
and operating senior living communities under joint venture arrangements. Improved operating results, recent
acquisitions, and prudent expense management initiatives have fueled the Company’s growing profitability.
When comparing fiscal 2012 to fiscal 2011, the Company generated total revenues of approximately $310.5 mil-
lion compared to total revenues of approximately $263.5 million, respectively, representing an increase of
approximately $47.0 million, or 17.8%, of which approximately 98.2% of these revenues consisted of senior liv-
ing resident and healthcare services during fiscal 2012 compared to 97.4% during fiscal 2011.

Effective December 21, 2012, the Company closed the acquisition of one senior living community located
in Rocky River, Ohio, for approximately $10.8 million (the “Harbor Court Transaction”). The community con-
sists of 116 assisted living units. The Company obtained financing from Fannie Mae for approximately $7.6 mil-
lion of the acquisition price at a fixed rate of 4.58% with a 10-year term with the balance of the acquisition price
paid from the Company’s existing cash resources.

Effective December 20, 2012, the Company closed the acquisition of one senior living community located
in Springfield, Missouri, for approximately $22.0 million (the “Montclair Transaction”). The community consists
living units. The Company obtained financing from Fannie Mae for approximately
of 159 independent
$17.0 million of the acquisition price at a fixed rate of 4.32% with a 10-year term with the balance of the acquis-
ition price paid from the Company’s existing cash resources.

29

Effective October 23, 2012, the Company closed the acquisition of six senior living communities located in
Indiana and Ohio, for approximately $62.5 million (the “Country Charm and Woodlands Transaction”). The
communities consist of 440 assisted living units. The Company obtained financing for four of the communities
from Fannie Mae for approximately $26.4 million of the acquisition price at a fixed rate of 4.34% with a 10-year
term with the balance of the acquisition price paid from the Company’s existing cash resources. The Company
obtained interim financing for one of the communities from Berkadia Commercial Mortgage LLC (“Berkadia”)
for $6.4 million of the acquisition price at a variable rate of LIBOR plus 4.5%, with the balance of the acquisition
price paid from the Company’s existing cash resources. The Company obtained long-term fixed rate financing
from Fannie Mae on December 28, 2012, for approximately $6.4 million to replace the Berkadia interim loan at a
fixed rate of 4.5% with a 10-year term. Due to a recent expansion which had not yet reached stabilization, the
Company also obtained interim financing for one of the communities from Berkadia for $11.6 million of the
acquisition price at a variable rate of LIBOR plus 4.5% which matures on November 10, 2013, with the balance
of the acquisition price paid from the Company’s existing cash resources. The Company obtained long-term
fixed rate financing to replace the $11.6 million Berkadia interim loan from Fannie Mae on March 7, 2013, at a
fixed rate of 4.66% with a 10-year term.

Effective October 23, 2012, the Company closed the acquisition of one senior living community located in
Batesville, Indiana, for approximately $4.0 million (the “Batesville Transaction”). The community consists of 41
assisted living units. The Company obtained financing through Fannie Mae for approximately $2.6 million of the
acquisition price at a fixed rate of 4.34% with a 10-year term with the balance of the acquisition price paid from
the Company’s existing cash resources.

Effective October 17, 2012, the Company closed the acquisition of one senior living community located in
Corpus Christi, Texas, for approximately $6.4 million. The property acquired is part of the five community
Esperanza Transaction (as defined below) of which the other four communities closed during the first quarter of
fiscal 2012. The community consists of 50 assisted living units. The Company assumed mortgage debt originated
by the U.S. Department of Housing and Urban Development (“HUD”) of approximately $3.2 million of the
acquisition price at a fixed rate of 4.48% with approximately a 33-year remaining term with the balance of the
acquisition price paid from the Company’s existing cash resources.

Effective June 27, 2012, the Company closed a lease modification transaction with Ventas, Inc. (“Ventas”)
which resulted in the Company exchanging two of its owned communities for one of the communities in the
existing Ventas lease portfolio and simultaneously leasing back the two communities exchanged (the “Ventas
Lease Transaction”). This transaction was the result of negotiations for a permanent solution to the anticipation
of the Company not meeting certain lease coverage ratio requirements for its lease portfolio of ten properties
with Ventas. The East Lansing Community and Raleigh Community were exchanged for the Towne Centre
Community. All three communities continue to be operated by the Company. In conjunction with this trans-
action, Ventas assumed approximately $18.3 million of existing mortgage debt with Berkadia and the Company
received the Towne Centre Community unencumbered. All of the leased communities in the Ventas lease portfo-
lio were modified to be coterminous with the East Lansing and Raleigh Community leases expiring on Sep-
tember 30, 2020, with two 5-year renewal extensions available at the Company’s option, eliminate property-level
lease covenants, and contain substantially similar terms and structures. Under the terms of the lease agreements
with Ventas, the Company had previously deposited additional cash collateral of approximately $3.4 million
which was returnable to the Company once certain performance targets were reached. However, due to the
rebalanced lease portfolio meeting the lease coverage ratio requirements, the Company negotiated the return of
these deposits as a condition to the lease modification. Additionally, due to the extension of the lease terms for
the Ventas lease portfolio to fiscal 2020, the rights of Ventas to reset the underlying values of the leased
communities were deferred for five years.

Effective April 30, 2012, the Company closed the acquisition of one senior living community located in
Irving, Texas, for approximately $19.2 million (the “Remington Transaction”). The community consists of 128
independent living units. The Company obtained financing through Fannie Mae for approximately $11.8 million
of the acquisition price at a fixed rate of 4.48% with a 10-year term, with the balance of the acquisition price paid
from the Company’s existing cash resources.

30

Effective March 30, 2012, the Company closed the acquisition of one senior living community located in
Jeffersonville, Indiana, for approximately $15.3 million (the “Riverbend Transaction”). The community consists
of 97 assisted living units. The Company obtained financing through Fannie Mae for approximately $11.5 mil-
lion of the acquisition price at a fixed rate of 4.76% with a 10-year term, with the balance of the acquisition price
paid from the Company’s existing cash resources.

Effective March 30, 2012, the Company also closed the acquisition of four senior living communities
located in Arlington, College Station, Conroe and Stephenville, Texas, for approximately $34.1 million. The four
communities acquired are part of a five community portfolio (the “Esperanza Transaction”) with the fifth com-
munity located in Corpus Christi, Texas, which closed on October 17, 2012. The four communities acquired
consist of 45 independent living units and 211 assisted living units. The Company obtained financing through
Fannie Mae for approximately $26.1 million of the acquisition price at a fixed rate of 4.69% with a 10-year term,
with the balance of the acquisition price paid from the Company’s existing cash resources.

Effective March 1, 2012, the Company closed the acquisition of a senior living community located in Gran-
bury, Texas, for approximately $7.0 million (the “Granbury Transaction”). The community consists of 82
assisted living units. The Company obtained financing through Fannie Mae for approximately $5.4 million of the
acquisition price at a fixed rate of 4.38% with a 10-year term, with the balance of the acquisition price paid from
the Company’s existing cash resources.

Joint Venture Transactions and Management Contracts

As of December 31, 2012, the Company managed three communities owned by joint ventures in which the
Company has a minority interest. For communities owned by joint ventures, the Company typically receives a
management fee of 5% of gross revenues.

The Company’s joint venture management fees are primarily based on a percentage of gross revenues. As a
result, the cash flow and profitability of such contracts to the Company are more dependent on the revenues
generated by such communities and less dependent on net cash flow than for owned or leased communities. Fur-
ther, the Company is not responsible for capital investments in managed communities. The management con-
tracts are generally terminable only for cause or upon the sale of a community, subject to the Company’s right to
offer to purchase such community.

SHPII/CSL Transactions

In November 2004, the Company formed SHPII/CSL with SHPII. SHPII/CSL was owned 95% by SHPII, a
fund managed by Prudential, and 5% by the Company. In November 2004, SHPII/CSL acquired the Spring
Meadows Communities which currently comprise 628 units with a combined capacity of 758 residents. The
Company contributed $1.3 million for its interests in SHPII/CSL and accounted for its investment in SHPII/CSL
under the equity method of accounting.

The Company was party to the SHPII/CSL Management Agreements with SHPII/CSL, which collectively
owned and operated the Spring Meadows Communities. The SHPII/CSL Management Agreements extended
until various dates through November 2014. The SHPII/CSL Management Agreements generally provided for
management fees of 5% of gross revenue plus reimbursement for costs and expenses related to the communities.

On April 8, 2011, SHPII/CSL closed the Spring Meadows Transaction. Upon closing the sale, the Company
leased the four Spring Meadows Communities from HCN. The lease has an initial term of 15 years, with one
15-year renewal extension available at the Company’s option. The initial lease rate is 7.25% and is subject to
certain conditional lease escalation clauses. The Company incurred $0.9 million in lease acquisition costs which
have been deferred and are being amortized over the initial 15 year lease term. The Company has accounted for
this lease as an operating lease. As a result of this transaction, the Company received cash proceeds, including
incentive distributions, from the sale by SHPII/CSL of approximately $17.0 million, net of closing costs, result-
ing in a gain to the Company of approximately $16.1 million, which has been deferred and is being recognized in
the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income as a reduction in
facility lease expense over the initial 15-year lease term.

31

SHP III Transactions

In May 2007, the Company and SHPIII formed SHPIII/CSL Miami, LLC (“SHPIII/CSL Miami”) to develop
a senior housing community in Miamisburg, Ohio. Under the joint venture and related agreements, the Company
earns development and management fees and may receive incentive distributions. The senior housing community
currently consists of 97 independent living units and 49 assisted living units and opened in August 2008. The
Company contributed $0.8 million to SHPIII/CSL Miami for its 10% interest and accounts for its investment in
SHPIII/CSL Miami under the equity method of accounting.

In November 2007, the Company and SHPIII formed SHPIII/CSL Richmond Heights, LLC (“SHPIII/CSL
Richmond Heights”) to develop a senior housing community in Richmond Heights, Ohio. Under the joint venture
and related agreements, the Company earns development and management fees and may receive incentive dis-
tributions. The senior housing community currently consists of 61 independent living units and 80 assisted living
units and opened in April 2009. The Company contributed $0.8 million to SHPIII/CSL Richmond Heights for its
10% interest and accounts for its investment in SHPIII/CSL Richmond Heights under the equity method of
accounting. The Company contributed land to SHP III/CSL Richmond Heights as a capital contribution during
formation of the joint venture in November 2007 resulting in a $0.2 million gain to the Company. The gain had
been deferred when the land was initially contributed to SHP III/CSL Richmond Heights due to the continuing
involvement of the Company as a result of a development agreement guarantee. The Company met the breakeven
requirements of the development agreement guarantee during the third quarter of fiscal 2011 resulting in full sat-
isfaction and termination of the guarantee and recognition of the deferred gain as a component of gain on dis-
position of assets, net, within the Company’s Consolidated Statement of Operations and Comprehensive (Loss)
Income.

In December 2007, the Company and SHPIII formed SHPIII/CSL Levis Commons, LLC (“SHPIII/CSL
Levis Commons”) to develop a senior housing community near Toledo, Ohio. Under the joint venture and related
agreements, the Company earns development and management fees and may receive incentive distributions. The
senior housing community currently consists of 90 independent living units and 56 assisted living units and
opened in April 2009. The Company contributed $0.8 million to SHPIII/CSL Levis Commons for its 10% inter-
est and accounts for its investment in SHPIII/CSL Levis Commons under the equity method of accounting.

The Company is party to the SHPIII/CSL Management Agreements with SHPIII/CSL. The SHPIII/CSL
Management Agreements are for initial terms of 10-years from the date the certificate of occupancy was issued
and currently extend until various dates through January 2019. The SHPIII/CSL Management Agreements gen-
erally provide for management fees of 5% of gross revenue plus reimbursement for costs and expenses related to
the communities.

Facility Leases

The Company currently leases 50 senior living communities from certain real estate investment trusts
(“REITs”). The lease terms are generally for 10-15 years with renewal options for 5-20 years at the Company’s
option. Under these lease agreements the Company is responsible for all operating costs, maintenance and
repairs, insurance and property taxes.

As of December 31, 2012, the Company leased 11 senior living facilities (collectively the “Ventas Lease
Agreements”), from Ventas. During the second quarter of fiscal 2012, the Company closed the Ventas Lease
Transaction which resulted in modification to the Ventas Lease Agreements. All of the leased communities in the
Ventas lease portfolio were modified to be coterminous, expiring on September 30, 2020, with two five-year
renewal extensions available at the Company’s option. The initial lease rate under each of the Ventas Lease
Agreements range from 6.75% to 8% and are subject to certain conditional escalation clauses which will be
recognized when probable or incurred. The Company incurred $3.0 million in lease acquisition costs related to
the Ventas Lease Agreements. These deferred lease acquisition costs are being amortized over the lease terms
and are included in facility lease expense in the Company’s Consolidated Statement of Operations and Compre-
hensive (Loss) Income. The Company accounts for nine of the Ventas Lease Agreements as an operating lease
and two as a capital lease and financing obligation.

32

As of December 31, 2012, the Company leased 15 senior living facilities (collectively the “HCP Lease
Agreements”), from HCP, Inc. (“HCP”). The HCP Lease Agreements each have an initial term of ten years, with
two 10-year renewal extensions available at the Company’s option. The initial lease rate under the HCP Lease
Agreements range from 7.25% to 8% and are subject to certain conditional escalation clauses, which will be
recognized when probable or incurred. The initial terms on the HCP Lease Agreements expire on various dates
through October 2018. The Company incurred $1.5 million in lease acquisition costs related to the HCP Lease
Agreements. These deferred lease acquisition costs are being amortized over the initial 10-year lease terms and
are included in facility lease expense in the Company’s Consolidated Statement of Operations and Compre-
hensive (Loss) Income. The Company accounts for each of the HCP Lease Agreements as an operating lease.

As of December 31, 2012, the Company leased 24 senior living facilities (collectively the “HCN Lease
Agreements”), from HCN. The HCN Lease Agreements each have an initial term of 15 years, with one 15-year
renewal extension available at the Company’s option. The initial lease rate under the HCN Lease Agreements
range from 7.25% to 8.5% and are subject to certain conditional escalation clauses, which will be recognized
when probable or incurred. The initial terms on the HCN Lease Agreements expire on various dates through
April 2026. The Company incurred $2.1 million in lease acquisition costs related to the HCN Lease Agreements.
These deferred lease acquisition costs are being amortized over the initial 15-year lease terms and are included in
facility lease expense in the Company’s Consolidated Statement of Operations and Comprehensive (Loss)
Income. The Company accounts for each of the HCN Lease Agreements as an operating lease.

33

The following table summarizes each of the Company’s lease agreements as of December 31, 2012 (dollars

in millions):

Landlord

Date of Lease

Number of
Communities

Value of
Transaction

Term

Ventas . . . . . . . . . September 30, 2005

Ventas . . . . . . . . . October 18, 2005

Ventas . . . . . . . . .

June 8, 2006

Ventas . . . . . . . . .

January 31, 2008

Ventas . . . . . . . . .

June 27, 2012

HCP . . . . . . . . . . .

May 1, 2006

HCP . . . . . . . . . . .

May 31, 2006

HCP . . . . . . . . . . . December 1, 2006

HCP . . . . . . . . . . . December 14, 2006

HCP . . . . . . . . . . .

April 11, 2007

HCN . . . . . . . . . . .

April 16, 2010

HCN . . . . . . . . . . .

May 1, 2010

6

1

1

1

2

3

6

4

1

1

5

3

$ 84.6

19.5

19.1

5.0

43.3

54.0

43.0

51.0

18.0

8.0

48.5

36.0

HCN . . . . . . . . . . . September 10, 2010

HCN . . . . . . . . . . .

April 8, 2011

12

4

104.6

141.0

(4)
(Two five-year renewals)
(4)
(Two five-year renewals)
(4)
(Two five-year renewals)
(4)
(Two five-year renewals)
(4)
(Two five-year renewals)
(5)
(Two ten-year renewals)
10 years
(Two ten-year renewals)
(5)
(Two ten-year renewals)
(5)
(Two ten-year renewals)
(5)
(Two ten-year renewals)
15 years
(One 15-year renewal)
15 years
(One 15-year renewal)
15 years
(One 15-year renewal)
15 years
(One 15-year renewal)

Initial
Lease
Rate(1)

Lease
Acquisition
Costs(2)

Deferred
Gains / Lease
Concessions(3)

8% $ 1.4

$ 4.6

8%

0.2

8%

0.4

7.75%

0.2

6.75%

0.8

8%

0.2

8%

0.2

8%

0.7

7.75%

0.3

7.25%

0.1

8.25%

0.6

8.25%

0.2

8.50%

0.4

—

—

—

—

12.8

0.6

—

—

—

0.8

0.4

2.0

7.25%

0.9

16.2

Subtotal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accumulated amortization through December 31, 2012 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accumulated deferred gain recognized through December 31, 2012 . . . . . . . . . . . . . . . . . . . .

6.6
(2.6)
—

37.4
—
(13.4)

Net lease acquisition costs / deferred gains / lease concessions as of December 31, 2012 . . . .

$ 4.0

$ 24.0

(1) Initial lease rates are measured against agreed upon fair market values and are subject to conditional lease

escalation provisions as set forth in each respective lease agreement.

(2) Lease acquisition costs are being amortized over the respective initial lease terms.

(3) Deferred gains of $34.8 million and lease concessions of $2.6 million are being recognized in the Company’s
Consolidated Statements of Operations and Comprehensive (Loss) Income as a reduction in facility lease
expense over the respective initial lease terms. Lease concessions of $0.6 million relate to the transaction with
HCP on May 31, 2006, and $2.0 million relate to the HCN/Signature Transaction on September 10, 2010.

(4) Effective June 27, 2012, the Company closed the Ventas Lease Transaction. All of the leased communities in
the Ventas lease portfolio were modified to be coterminous expiring on September 30, 2020, with two 5-year
renewal extensions available at the Company’s option.

(5) On March 4, 2010, the Company executed a second amendment to the master lease agreement associated
with nine of its leases with HCP to effectively combine the lessees into one master lease and extend the lease
terms for the HCP lease portfolio through October 31, 2018.

34

Facility lease expense in the Company’s Consolidated Statements of Operations and Comprehensive (Loss)
Income includes rent expense plus amortization expense relating to leasehold acquisition costs offset by the
amortization of deferred gains and lease incentives.

There are various financial covenants and other restrictions in the Company’s lease agreements. Under the
terms of certain lease agreements, the Company had previously deposited additional cash collateral of approx-
imately $3.4 million with Ventas which was returnable to the Company once certain performance targets were
reached. However, the Company negotiated a lease modification with Ventas during the second quarter of fiscal
2012 and all of the additional cash collateral was returned to the Company. For additional information, refer to
Note 4, “Facility Lease Transactions” within the Company’s Notes To Consolidated Financial Statements. The
Company was in compliance with all lease covenants at December 31, 2012.

Debt Transactions

On December 28, 2012, the Company obtained approximately $6.4 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.5% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On December 21, 2012, the Company obtained approximately $7.6 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.58% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.2 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On December 20, 2012, the Company obtained approximately $17.0 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.32% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.2 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On October 23, 2012, the Company obtained approximately $2.6 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.34% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On October 23, 2012, in conjunction with the acquisition of one senior living community, the Company
obtained interim financing from Berkadia for approximately $6.4 million at a variable interest rate of LIBOR
plus 4.5% with a maturity date of February 10, 2013. The Company incurred approximately $42,000 in deferred
financing costs related to this loan, which were being amortized over the initial loan term. The Company
obtained long-term fixed rate financing from Fannie Mae on December 28, 2012, to replace this loan.

On October 23, 2012, in conjunction with the acquisition of one senior living community, the Company
obtained interim financing from Berkadia for approximately $11.6 million at a variable interest rate of LIBOR
plus 4.5% with a maturity date of November 10, 2013. The Company incurred approximately $0.2 million in
deferred financing costs related to this loan, which is being amortized over the initial loan term. The Company
obtained long-term fixed rate financing from Fannie Mae on March 7, 2013, to replace this loan at a fixed rate of
4.66% with a 10-year term.

On October 23, 2012, the Company obtained approximately $26.4 million of mortgage debt on four senior
living communities from Fannie Mae. The new mortgage loans are cross-collateralized and cross-defaulted with
each other and with the $2.6 million mortgage loan from Fannie Mae that closed on October 23, 2012, and each
have a ten-year term with interest rates fixed at 4.34% and the principal amortized over a 30-year term. The
Company incurred approximately $0.4 million in deferred financing costs related to these loans, which is being
amortized over ten years.

On October 17, 2012, the Company assumed approximately $3.2 million of mortgage debt on one senior
living community originated by HUD. The mortgage loan has a remaining term of approximately 33-years with a
4.48% fixed interest rate.

35

On June 27, 2012, in conjunction with the Ventas Lease Transaction, existing mortgage debt of approx-
imately $18.3 million was assumed by Ventas with no further obligation to the Company. Approximately
$0.1 million of unamortized deferred loan costs were written off in connection with the debt assumption by
Ventas.

On June 21, 2012, the Company completed supplemental financing of approximately $20.2 million from
Freddie Mac at a fixed rate of 4.39% on eight communities with existing mortgage debt maturing in July 2015.
The supplemental loans are cross-collateralized and cross-defaulted with each other and with the original mort-
gage debt. The Company incurred approximately $0.6 million in deferred financing costs related to these loans,
which is being amortized over the remaining loan terms.

On May 31, 2012, the Company renewed certain insurance policies and entered into a finance agreement
totaling approximately $1.4 million. The finance agreement has a fixed interest rate of 2.6% with principal being
repaid over an 11-month term.

On April 30, 2012, the Company obtained approximately $11.8 million of mortgage debt on one senior liv-
ing community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.48% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On March 30, 2012, the Company obtained approximately $11.5 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.76% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred
financing costs related to these loans, which is being amortized over ten years.

On March 30, 2012, the Company obtained approximately $26.1 million of mortgage debt on four senior
living communities from Fannie Mae. The new mortgage loans are cross-collateralized and cross-defaulted and
each have a ten-year term with interest rates fixed at 4.69% and the principal amortized over a 30-year term. The
Company incurred approximately $0.3 million in deferred financing costs related to these loans, which is being
amortized over ten years.

On March 8, 2012, the Company completed supplemental financing of approximately $5.6 million from
Fannie Mae at a fixed rate of 4.47% on three communities with existing mortgage debt maturing in June 2017.
The supplemental loans are cross-collateralized and cross-defaulted with each other and with the original mort-
gage debt. The Company incurred approximately $0.2 million in deferred financing costs related to these loans,
which is being amortized over the remaining loan terms.

On March 1, 2012, the Company obtained approximately $5.4 million of mortgage debt on one senior living
community from Fannie Mae. The new mortgage loan has a ten-year term and a 4.38% fixed interest rate and the
principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred financing
costs related to these loans, which is being amortized over ten years.

On December 1, 2011, the Company renewed certain insurance policies and entered into a finance agree-
ment totaling approximately $3.5 million. The finance agreement has a fixed interest rate of 2.264% with princi-
pal being repaid over a 15-month term.

On October 19, 2011, the Company obtained approximately $22.1 million of mortgage debt on three senior
living communities from Fannie Mae. The new mortgage loans are cross-collateralized and cross-defaulted and
each has a ten-year term with interest rates fixed at 4.92% and the principal amortized over a 30-year term. The
Company incurred approximately $0.3 million in deferred financing costs related to these loans, which is being
amortized over ten years.

On September 27, 2011, the Company obtained approximately $23.8 million of mortgage debt on two senior
living communities from Fannie Mae. The new mortgage loans each have a ten-year term with interest rates fixed
at 4.92% for approximately $19.0 million of the mortgage debt and 4.97% for approximately $4.8 million of the
mortgage debt and with the principal amortized over a 30-year term on each loan. The $4.8 million mortgage
loan is cross-collateralized and cross-defaulted with the mortgage loans obtained by the Company from Fannie
Mae on July 29, 2011. The Company incurred approximately $0.3 million in deferred financing costs related to
these loans, which is being amortized over ten years.

36

On August 1, 2011, in conjunction with the acquisition of one senior living community, the Company
obtained interim financing from KeyBank for approximately $19.0 million at a variable interest rate of LIBOR
plus 2.25% with a maturity date of December 31, 2011. The Company obtained long-term fixed rate financing
through Fannie Mae on September 27, 2011, to replace this loan.

On July 29, 2011, the Company obtained approximately $13.5 million of mortgage debt on two senior living
communities from Fannie Mae. The new mortgage loans each have a ten-year term with interest rates fixed at
5.69% and the principal amortized over a 30-year term. The loans are cross-collateralized and cross-defaulted
with each other and with the $4.8 million mortgage loan obtained by the Company from Fannie Mae on
September 27, 2011. The Company incurred approximately $0.2 million in deferred financing costs related to
these loans, which is being amortized over ten years. In conjunction with the acquisition of these senior living
communities the Company assumed approximately $0.1 million in promissory notes for three vehicles that are
used for transportation of employees and residents. The blended interest rate is 7.55% and the outstanding bal-
ance has been included within the Company’s Consolidated Balance Sheets as a component of notes payable.

On May 31, 2011, the Company renewed certain insurance policies and entered into a finance agreement
totaling approximately $1.2 million. The finance agreement has a fixed interest rate of 2.945% with principal
being repaid over a 10-month term.

On March 25, 2011, in connection with the Spring Meadows Transaction, the Company issued standby let-
ters of credit, totaling approximately $2.6 million, for the benefit of HCN on certain leases between HCN and the
Company.

On September 10, 2010, the Company issued standby letters of credit, totaling approximately $2.2 million,

for the benefit of HCN on certain leases between HCN and the Company.

On April 16, 2010, the Company issued standby letters of credit, totaling approximately $1.7 million, for the

benefit of HCN on certain leases between HCN and the Company.

The senior housing communities owned by the Company and encumbered by mortgage debt are provided as
collateral under their respective loan agreements. At December 31, 2012 and 2011, these communities carried a
total net book value of $469.8 million and $339.4 million, respectively, with total mortgage loans outstanding of
$360.9 million and $229.3 million, respectively.

In connection with the Company’s loan commitments described above, the Company incurred financing
charges that were deferred and amortized over the life of the notes. At December 31, 2012 and 2011, the Com-
pany had gross deferred loan costs of $6.2 million and $4.3 million, respectively. Accumulated amortization was
$2.2 million and $1.9 million at December 31, 2012 and 2011, respectively. Amortization expense is expected to
be $1.1 million in each of the next five fiscal years.

The Company must maintain certain levels of tangible net worth and comply with other restrictive cove-
nants under the terms of certain promissory notes. The Company was in compliance with all of its debt covenants
at December 31, 2012 and 2011.

Recent Events

Effective March 7, 2013, the Company closed the acquisition of one senior living community located in
Elkhorn, Nebraska, for $6.6 million. The community consists of 64 assisted living units. The Company obtained
financing through Fannie Mae for $4.0 million of the acquisition price at a fixed rate of 4.66% with a 10-year
term with the balance of the acquisition price paid from the Company’s existing cash resources.

On March 7, 2013, the Company obtained long-term fixed rate financing of $12.4 million to replace the
$11.6 million Berkadia interim loan associated with the Country Charm and Woodlands Transaction from Fannie
Mae at a fixed rate of 4.66% with a 10-year term.

Critical Accounting Policies

The preparation of financial statements in conformity with accounting principles generally accepted in the
United States requires management to make estimates and assumptions that affect the amounts reported in the

37

accompanying financial statements and related notes. Management bases its estimates and assumptions on histor-
ical experience, observance of industry trends and various other sources of information and factors, the results of
which form the basis for making judgments about the carrying value of assets and liabilities that are not readily
apparent from other sources. Actual results could differ from these estimates. Critical accounting policies are
defined as those that are reflective of significant judgments and uncertainties, and potentially could result in
materially different results under different assumptions and conditions. The Company believes the following crit-
ical accounting policies require management’s most difficult, subjective and complex judgments.

Revenue Recognition

Resident and health care revenue is recognized at estimated net realizable amounts, based on historical

experiences, due from residents in the period to which the rental and other services are provided.

Revenues from the Medicare and Medicaid programs accounted for approximately 5% of the Company’s
revenue in each of fiscal 2012, 2011, and 2010. As of December 31, 2012, 25 of the Company’s communities are
providers of services under Medicaid programs. Accordingly, the communities are entitled to reimbursement
under the foregoing program at established rates that are lower than private pay rates. Patient service revenue for
Medicaid patients is recorded at the reimbursement rates as the rates are set prospectively by the state upon the
filing of an annual cost report. Two of the Company’s communities are providers of services under the Medicare
program and are entitled to payment under the program in amounts determined based on rates established by the
federal government.

Laws and regulations governing the Medicare and Medicaid programs are complex and subject to inter-
pretation. The Company believes that it is in compliance with all applicable laws and regulations and is not aware
of any pending or threatened investigations involving allegations of potential wrongdoing. While no such regu-
latory inquiries have been made, compliance with such laws and regulations can be subject to future government
review and interpretation as well as significant regulatory action including fines, penalties, and exclusion from
the Medicare and Medicaid programs.

Management services revenue is recognized when earned. Management services revenue relates to provid-
ing certain management and administrative support services under management contracts, which currently have
terms expiring through January 2019.

Substantially all community fees received from residents are non-refundable and are recorded initially by
the Company as deferred revenue. The deferred amounts are amortized over the respective residents’ initial lease
term which is consistent with the contractual obligation associated with the estimated stay of the resident.

Community reimbursement revenue is comprised of reimbursable expenses from non-consolidated commun-

ities that the Company operates under long-term management agreements.

Credit Risk and Allowance for Doubtful Accounts

The Company’s resident receivables are generally due within 30 days. Accounts receivable are reported net
of an allowance for doubtful accounts, and represent the Company’s estimate of the amount that ultimately will
be collected. The adequacy of the Company’s allowance for doubtful accounts is reviewed on an ongoing basis,
using historical payment trends, write-off experience, analyses of receivable portfolios by payor source and aging
of receivables, as well as a review of specific accounts, and adjustments are made to the allowance as necessary.
Credit losses on resident receivables have historically been within management’s estimates, and management
believes that the allowance for doubtful accounts adequately provides for expected losses.

Investments in Unconsolidated Joint Ventures

The Company accounts for its investments in unconsolidated joint ventures under the equity method of
accounting. The Company owns member interests in three joint ventures at December 31, 2012. The Company
has not consolidated these joint venture interests because the Company has concluded that the other member of
each joint venture has substantive kick-out rights or substantive participating rights. Under the equity method of
accounting, the Company records its investments in unconsolidated joint ventures at cost and adjusts such
investments for its share of earnings and losses of the joint venture.

38

Development Agreement Guarantees

In 2007, the Company and SHPIII entered into a series of joint venture agreements to develop three senior
housing communities located in Ohio. The Company had guaranteed the communities would be completed and
operated at budgeted costs approved by the joint venture members. These costs included the hard and soft con-
struction costs and operating costs until each community reached breakeven. The budgeted costs included con-
tingency reserves for potential cost overruns and other unforeseen costs. The terms of these guarantees generally did
not provide for a limitation on the maximum potential future payments. The Company was required to fund any
operating deficits until the joint venture reached breakeven for three consecutive months. Any amounts funded by
the Company under this commitment, up to $0.5 million, may be recoverable from the joint venture in the event of
liquidation. As of December 31, 2012, the Company had recognized deficit charges of approximately $1.2 million
under these development agreement guarantees. During the third quarter of fiscal 2011, the Company met the
breakeven requirements of the development agreement guarantees for two of these joint venture developments
resulting in full satisfaction and termination of those respective guarantees. Additionally, during the fourth quarter
of fiscal 2012, the Company met the breakeven requirements of the development agreement guarantee for the
remaining joint venture development resulting in full satisfaction and termination of this guarantee.

Lease Accounting

The Company determines whether to account for its leases as operating, capital or financing leases depend-
ing on the underlying terms of each lease agreement. This determination of classification is complex and requires
significant judgment relating to certain information including the estimated fair value and remaining economic
life of the community, the Company’s cost of funds, minimum lease payments and other lease terms. The lease
rates under the Company’s lease agreements are subject to certain conditional escalation clauses which are
recognized when probable or incurred and are based on changes in the consumer price index or certain opera-
tional performance measures. As of December 31, 2012, the Company leased 50 communities, 48 of which the
Company classified as operating leases and two of which the Company classified as capital lease and financing
obligations. The Company incurs lease acquisition costs and amortizes these costs over the term of the lease
agreement. Certain leases entered into by the Company qualified as sale/leaseback transactions and as such any
related gains have been deferred and are being amortized over the lease term.

Facility lease expense in the Company’s Consolidated Statement of Operations and Comprehensive (Loss)
Income includes rent expense plus amortization expense relating to leasehold acquisition costs offset by the
amortization of deferred gains and lease incentives.

Employee Health and Dental Benefits and Insurance Reserves

The Company offers certain full-time employees an option to participate in its health and dental plans. The
Company is self-insured up to certain limits and is insured if claims in excess of these limits are incurred. The
cost of employee health and dental benefits, net of employee contributions, is shared between the corporate office
and the senior living communities based on the respective number of plan participants. Funds collected are used
to pay the actual program costs including estimated annual claims, third-party administrative fees, network pro-
vider fees, communication costs, and other related administrative costs incurred by the plans. Claims are paid as
they are submitted to the Company’s third-party administrator. The Company records a liability for outstanding
claims and claims that have been incurred but not yet reported. This liability is based on the historical claim
reporting lag and payment trends of health insurance claims. Management believes that the liability for out-
standing losses and expenses is adequate to cover the ultimate cost of losses and expenses incurred at
December 31, 2012; however, actual claims and expenses may differ. Any subsequent changes in estimates are
recorded in the period in which they are determined.

The Company uses a combination of insurance and self-insurance for workers’ compensation. Determining
the reserve for workers’ compensation losses and costs that the Company has incurred as of the end of a reporting
period involves significant judgments based on projected future events including potential settlements for pend-
ing claims, known incidents which may result in claims, estimates of incurred but not yet reported claims,
changes in insurance premiums, estimated litigation costs and other factors. The Company regularly adjusts these
estimates to reflect changes in the foregoing factors. However, since this reserve is based on estimates, the actual
expenses incurred may differ from the amounts reserved. Any subsequent changes in estimates are recorded in
the period in which they are determined.

39

Long-Lived Assets

Property and equipment are stated at cost and depreciated on a straight-line basis over the estimated useful
lives of the assets. At each balance sheet date, the Company reviews the carrying value of its property and
equipment to determine if facts and circumstances suggest that they may be impaired or that the depreciation
period may need to be changed. The Company considers internal factors such as net operating losses along with
external factors relating to each asset, including contract changes, local market developments, and other publicly
available information. The carrying value of a long-lived asset is considered impaired when the anticipated
undiscounted cash flows from such asset is separately identifiable and is less than its carrying value. In that
event, a loss is recognized based on the amount the carrying value exceeds the fair market value, generally based
on discounted cash flows, of the long-lived asset. The Company analyzed certain long-lived assets with operating
losses, under the undiscounted cash flow method, for impairment. Based on this analysis, the Company does not
believe there are any indicators that would require an adjustment to the carrying value of the property and
equipment or their remaining useful lives as of December 31, 2012 and 2011.

Income Taxes

At December 31, 2012, the Company had recorded on its Consolidated Balance Sheet net deferred tax assets
of approximately $10.8 million. Deferred income taxes reflect the net tax effects of temporary differences
between the carrying amounts of assets and liabilities for financial reporting purposes and the amounts used for
income tax purposes. The effective tax rates for fiscal 2012 and 2011 differ from the statutory tax rates due to
state income taxes and permanent tax differences. The Company is impacted by the Texas Margin Tax (“TMT”),
which effectively imposes tax on modified gross revenues for communities within the State of Texas. The Com-
pany consolidated 36 Texas communities in fiscal 2012 and 29 Texas communities in fiscal 2011 and the TMT
increased the overall provision for income taxes. Management regularly evaluates the future realization of
deferred tax assets and provides a valuation allowance, if considered necessary, based on such evaluation. As part
of the evaluation, management has evaluated future expectations of net income. The Company believes based
upon this analysis that the realization of the net deferred tax assets is reasonably assured and therefore has not
provided for a valuation allowance. However, the benefits of the net deferred tax assets might not be realized if
actual results differ from expectations.

The Company evaluates uncertain tax positions through consideration of accounting and reporting guidance
on criteria, measurement, derecognition, classification, interest and penalties, accounting in interim periods, dis-
closure, and transition that is intended to provide better financial-statement comparability among different
companies. The Company is required to recognize a tax benefit in its financial statements for an uncertain tax
position only if management’s assessment is that its position is “more likely than not” (i.e., a greater than
50 percent likelihood) to be upheld on audit based only on the technical merits of the tax position. The Compa-
ny’s policy is to recognize interest related to unrecognized tax benefits as interest expense and penalties as
income tax expense. The Company is not subject to income tax examinations for tax years prior to 2006.

Recently Issued Accounting Guidance

In May 2011, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update
No. 2011-04, Fair Value Measurement (“ASU 2011-04”), which amended Accounting Standards Codification
(ASC) 820 to clarify existing guidance and minimize differences between U.S. GAAP and International Finan-
cial Reporting Standards (IFRS). ASU 2011-04 requires entities to provide information about valuation tech-
niques and unobservable inputs used in fair value measurements and provide additional disclosures for classes of
assets and liabilities disclosed at fair value. The Company adopted ASU 2011-04 as of January 1, 2012, which
did not have a material impact on our financial statements.

In June 2011, the FASB issued Accounting Standards Update No. 2011-05, Statement of Comprehensive
Income (“ASU 2011-05”), which requires entities to present net income and other comprehensive income in
either a single continuous statement or in two separate, but consecutive, statements of income and comprehensive
income. ASU 2011-05 was effective for the Company January 1, 2012, and the update did not impact the
reported results of operations of the Company.

40

Results of Operations

The following tables set forth, for the periods indicated, selected historical Consolidated Statements of
Operations and Comprehensive (Loss) Income data in thousands of dollars and expressed as a percentage of total
revenues.

Year Ended December 31,

2012

2011

2010

$

%

$

%

$

%

Revenues:

Resident and healthcare revenue . . . . . . . . . . . . .
Unaffiliated management services revenue . . . .
Affiliated management services revenue . . . . . .
Community reimbursement income . . . . . . . . . .

$304,848
—
674
5,014

98.2% $256,584
—
883
6,035

—
0.2
1.6

97.4% $196,936
60
2,044
12,889

—
0.3
2.3

92.9%
0.0
1.0
6.1

Total revenues . . . . . . . . . . . . . . . . . . . . . . . . .

310,536

100.0

263,502

100.0

211,929

100.0

Expenses:

Operating expenses (exclusive of facility lease
expense and depreciation and amortization
shown below)

. . . . . . . . . . . . . . . . . . . . . . . . .
General and administrative expenses . . . . . . . . .
Facility lease expense . . . . . . . . . . . . . . . . . . . . .
Provision for bad debts . . . . . . . . . . . . . . . . . . . .
Stock-based compensation . . . . . . . . . . . . . . . . .
Depreciation and amortization . . . . . . . . . . . . . .
Community reimbursement expense . . . . . . . . . .

182,286
16,114
55,144
749
2,444
35,130
5,014

Total expenses . . . . . . . . . . . . . . . . . . . . . . . . .

296,881

Income from operations . . . . . . . . . . . . . . . . . . . . .
Other income (expense):

Interest income . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest expense . . . . . . . . . . . . . . . . . . . . . . . . . .
(Loss) Gain on disposition of assets, net . . . . . . .
. . . . . . . . . . . . . . . . .
Gain on settlement of debt

Equity in losses of unconsolidated joint

13,655

453
(18,022)
(19)
—

58.7
5.2
17.8
0.2
0.8
11.3
1.6

95.6

4.4

0.2
(5.8)
(0.0)
—

154,042
13,198
52,233
287
1,497
18,299
6,035

245,591

17,911

58.5
5.0
19.8
0.1
0.6
6.9
2.3

93.2

6.8

119,614
11,535
34,253
174
919
14,030
12,889

193,414

18,515

56.4
5.5
16.2
0.1
0.4
6.6
6.1

91.3

8.7

102
(11,900)
171
—

0.0
(4.5)
0.0
—

48
(11,241)
—
684

0.0
(5.3)
—
0.3

ventures, net

. . . . . . . . . . . . . . . . . . . . . .

(217)

(0.1)

(760)

(0.3)

(331)

(0.1)

(Loss) Income before income taxes . . . . . . . . . . . .
Benefit (Provision) for income taxes . . . . . . . . . . .

(4,150)
1,031

(1.3)
0.3

5,524
(2,499)

2.2
(1.0)

7,675
(3,421)

3.6
(1.6)

Net (loss) income . . . . . . . . . . . . . . . . . . . . . . . . . .

$ (3,119)

(1.0)% $

3,025

1.2% $

4,254

2.0%

Year Ended December 31, 2012 Compared to the Year Ended December 31, 2011

Revenues

Total revenues were $310.5 million for the year ended December 31, 2012 compared to $263.5 million for
the year ended December 31, 2011, representing an increase of approximately $47.0 million, or 17.8%. This
increase in revenue is primarily the result of a $48.3 million increase in resident and healthcare revenue offset by
a decrease in affiliated management services revenue of $0.2 million and a decrease in community reimburse-
ment revenue of $1.0 million.

• The increase in resident and healthcare revenue primarily results from an increase of $7.8 million from
the Spring Meadows Transaction, an increase of $18.2 million from the acquisition of senior living

41

communities acquired by the Company during fiscal 2012, an increase of $14.6 million from the acquis-
ition of senior living communities acquired by the Company during fiscal 2011, and an increase in occu-
pancy of 1.2% and average monthly rental rates of 1.8% at the Company’s other consolidated same-store
communities.

• The decrease in affiliated management services revenue primarily results from the Spring Meadows

Transaction.

• Community reimbursement revenue is comprised of reimbursable expenses from non-consolidated
communities and joint ventures that the Company operates under long-term management agreements. The
decrease in community reimbursement revenue primarily results from the Spring Meadows Transaction.

Expenses

Total expenses were $296.9 million during fiscal 2012 compared to $245.6 million during fiscal 2011, repre-
senting an increase of $51.3 million, or 20.9%. This increase is primarily the result of a $28.2 million increase in
operating expenses, a $2.9 million increase in general and administrative expenses, a $2.9 million increase in
facility lease expense, a $0.5 million increase in the provision for bad debts, a $1.0 million increase in stock-
based compensation expense, and a $16.8 million increase in depreciation and amortization expense offset by a
$1.0 million decrease in community reimbursement expense.

• The increase in operating expenses primarily results from an increase of $4.4 million from the Spring
Meadows Transaction, an increase of $11.0 million from the senior living communities acquired by the
Company during fiscal 2012, an increase of $9.2 million from the senior living communities acquired by
the Company during fiscal 2011, and an increase in operating costs at the Company’s other consolidated
same-store communities of $3.6 million. The increase in operating costs at the Company’s other con-
solidated same-store communities was primarily due to an increase of $2.9 million in employee wages
and benefits, an increase of $0.4 million in food costs, an increase of $0.7 million for insurance and casu-
alty losses, an increase of $0.3 million for promotional advertising, an increase of $0.2 million for health-
care state assessment fees, and an increase of $0.3 million for repairs and maintenance and service
contracts offset by a decrease in utilities of $0.6 million and a decrease in property taxes of $0.6 million.

• General and administrative expenses increased $2.9 million primarily due to an increase of $1.9 million
for due diligence and legal costs incurred in connection with the Company’s acquisition activities, an
increase of $0.8 million in wages and benefits for existing and additional full time Corporate employees
which includes approximately $0.6 million of accrued bonus expense due to the achievement of certain
performance-based incentive goals, and an increase of $0.2 million in employee insurance benefits and
claims paid, which resulted in higher health insurance costs to the Company.

• The increase in facility lease expense primarily results from the Spring Meadows Transaction.

• Depreciation and amortization expense increased $16.8 million primarily due to an increase of
$0.1 million from the Spring Meadows Transaction, an increase of $9.1 million from the senior living
communities acquired during fiscal 2012, an increase of $4.6 million from the senior living communities
acquired during fiscal 2011, an increase of $1.8 million from the Ventas Lease Transaction, and an
increase of $1.2 million as a result of acquisitions of depreciable assets at the Company’s other con-
solidated same-store communities.

• Community reimbursement expense represents payroll and administrative costs paid by the Company for
the benefit of non-consolidated communities and joint ventures. The decrease in community reimburse-
ment expense primarily results from the Spring Meadows Transaction.

Other income and expense

• The increase in interest income of $0.4 million primarily results from interest earned on income tax
refunds received by the Company during the third quarter of fiscal 2012. Additionally, the Company
maintained higher average cash balances during fiscal 2012 when compared to fiscal 2011.

42

• The increase in interest expense of $6.1 million primarily results from an increase of $2.5 million from
additional mortgage debt associated with the senior living communities acquired by the Company during
fiscal 2012, an increase of $2.2 million from additional mortgage debt associated with the senior living
communities acquired by the Company during fiscal 2011, an increase of $0.7 million from the Ventas
Lease Transaction, and an increase of $0.7 million from supplemental financing obtained by the Company
on communities with existing mortgage debt during the first six months of fiscal 2012.

• The decrease in gain on disposition of assets, net, represents recognition in the third quarter of fiscal 2011
of the gain associated with the contribution of land by the Company to SHP III/CSL Richmond Heights in
November 2007. The gain had been deferred when the land was initially contributed to SHP III/CSL
Richmond Heights due to the continuing involvement of the Company as a result of a development
agreement guarantee. The Company met the requirements of the development agreement guarantee during
the third quarter of fiscal 2011 resulting in full satisfaction and termination of the guarantee.

• Equity in losses of unconsolidated joint ventures, net, represents the Company’s share of the net earnings/
losses on its investments in SHPIII/CSL Miami, SHPIII/CSL Richmond Heights, and SHPIII/CSL Levis
Commons.

Benefit (Provision) for income taxes

Benefit for income taxes for fiscal 2012 was $1.0 million, or 24.8% of loss before taxes, compared to a
provision for income taxes of $2.5 million, or 45.2% of income before taxes, for 2011. The effective tax rates for
fiscal 2012 and 2011 differ from the statutory tax rates due to state income taxes and permanent tax differences.
The Company is impacted by the TMT which effectively imposes tax on modified gross revenues for commun-
ities within the State of Texas. The Company consolidated 36 Texas communities in fiscal 2012 and 29 Texas
communities in fiscal 2011 and the TMT increased the overall provision for income taxes. Management regularly
evaluates the future realization of deferred tax assets and provides a valuation allowance, if considered necessary,
based on such evaluation. The Company has evaluated future expectations of income and believes, based upon
this analysis, that the realization of net deferred tax assets is reasonably assured and therefore has not provided
for a valuation allowance.

Net (loss) income and comprehensive (loss) income

As a result of the foregoing factors, the Company reported net loss and comprehensive loss of $(3.1 million)
for the fiscal year ended December 31, 2012, compared to net income and comprehensive income of $3.0 million
for the fiscal year ended December 31, 2011.

Year Ended December 31, 2011 Compared to the Year Ended December 31, 2010

Revenues

Total revenues were $263.5 million for the year ended December 31, 2011, compared to $211.9 million for
the year ended December 31, 2010, representing an increase of approximately $51.6 million, or 24.3%. This
increase in revenue is primarily the result of a $59.6 million increase in resident and healthcare revenue offset by
a decrease in affiliated management services revenue of $1.2 million and a $6.8 million decrease in community
reimbursement revenue.

• The increase in resident and healthcare revenue primarily results from an increase of $7.4 million from
the senior living communities acquired by the Company during fiscal 2011, an increase of $18.7 million
from the Spring Meadows Transaction, an increase of $7.8 million from the consolidation of eight com-
munities that were previously owned by Midwest Portfolio Holdings, L.P. (“Midwest I”) and Midwest
Portfolio Holdings II, L.P. (“Midwest II”), each of which were joint ventures between the Company and
GE Healthcare Financial Services, that were sold to HCN and the communities leased back by the Com-
pany in the last half of April 2010 (the “Midwest Transaction”), an increase of $20.8 million from the
addition of the leasehold interests in 12 communities acquired in a lease transaction with HCN and Sig-
nature Assisted Living of Texas, LLC (the “HCN/Signature Transaction”) in September 2010, and an
increase in average monthly rental rates of 2.2% and occupancy of 0.4% at the Company’s other con-
solidated communities.

43

• The decrease in affiliated management services revenue of $1.2 million primarily results from the Spring

Meadows Transaction.

• Community reimbursement revenue is comprised of reimbursable expenses from non-consolidated
communities that the Company operates under long-term management agreements. The decrease in
community reimbursement revenue primarily results from the Spring Meadows Transaction.

Expenses

Total expenses were $245.6 million in fiscal 2011 compared to $193.4 million in fiscal 2010, representing
an increase of $52.2 million, or 27.0%. This increase is primarily the result of a $34.4 million increase in operat-
ing expenses, a $1.7 million increase in general and administrative expenses, a $18.0 million increase in facility
lease expense, a $0.1 million increase in the provision for bad debts, a $0.6 million increase in stock-based
compensation and a $4.3 million increase in depreciation and amortization expense offset by a decrease in
community reimbursement expense of $6.8 million.

• The increase in operating expenses primarily results from an increase of $4.8 million from the senior liv-
ing communities acquired by the Company during fiscal 2011, an increase of $9.9 million due to the
Spring Meadows Transaction, an increase of $4.6 million due to the Midwest Transaction, an increase of
$11.3 million due to the HCN/Signature Transaction, and an increase in operating costs at the Company’s
other consolidated communities of $3.8 million primarily due to an increase in labor and benefit costs of
$1.9 million, an increase in utilities of $0.4 million, an increase in food costs of $0.5 million, an increase
in real estate taxes of $0.4 million, an increase in advertising and referral fees of $0.2 million, and an
increase in other general healthcare operating costs of $0.4 million.

• The increase in general and administrative expenses primarily results from an increase of $1.0 million for
due diligence and legal expenses incurred in connection with the Company’s acquisitions, an increase of
$0.4 million in salaries and benefit costs for existing and additional full time employees added during the
fiscal year, and an increase of $0.3 million for employee benefit claims paid, which resulted in higher
health insurance costs to the Company.

• The increase in facility lease expense results from an increase of $7.5 million due to the Spring Meadows
Transaction, an increase of $2.3 million due to the Midwest Transaction, an increase of $7.6 million due
to the HCN/Signature Transaction, which includes amortization of $1.4 million for in-place lease costs,
and an increase of $0.6 million for contingent annual rental rate escalations for certain existing leases.

• The increase in depreciation and amortization expense primarily results from an increase of $3.7 million
from the senior living communities acquired by the Company during fiscal 2011, an increase of
$0.1 million due to the Spring Meadows Transaction, an increase of $0.1 million due to the Midwest
Transaction, an increase of $0.1 million due to the HCN/Signature Transaction, and an increase of
$0.3 million as a result of an increase in depreciable assets at the Company’s other consolidated commun-
ities.

• Stock-based compensation increased $0.6 million due to a decrease in the number of unvested restricted

shares outstanding.

• Community reimbursement expense represents payroll and administrative costs paid by the Company for
the benefit of non-consolidated communities and joint ventures. The decrease in community reimburse-
ment expense primarily results from the Spring Meadows Transaction and the Midwest Transaction.

Other income and expense

• Interest income reflects interest earned on the investment of cash balances and interest earned on
escrowed funds. Interest income increased primarily due to higher average cash balances and interest rates
in fiscal 2011 when compared to fiscal 2010.

• Interest expense increased $0.7 million to $11.9 million in fiscal 2011 compared to $11.2 million in fiscal
2010 due to the Company maintaining higher debt balances for borrowings associated with the Compa-
ny’s acquisitions.

44

• Gain on disposition of assets in the third quarter of fiscal 2011 represents recognition of the gain asso-
ciated with the contribution of land by the Company to SHP III/CSL Richmond Heights in November
2007. The gain had been deferred when the land was initially contributed to SHP III/CSL Richmond
Heights due to the continuing involvement of the Company as a result of a development agreement
guarantee. The Company met the breakeven requirements of the development agreement guarantee during
the third quarter of fiscal 2011 resulting in full satisfaction and termination of the guarantee.

• Gain on settlement of debt represents the recognition of the gain associated with the pay-off settlement of

the promissory note with the Lehman securitized trust in April 2010.

• Equity in losses of unconsolidated joint ventures, net, represents the Company’s share of the net earnings/
losses on its investments in SHPII/CSL, SHPIII/CSL Miami, SHPIII/CSL Richmond Heights, and SHPIII/
CSL Levis Commons.

Provision for income taxes

Provision for income taxes for fiscal 2011 was $2.5 million, or 45.2% of income before taxes, compared to a
provision for income taxes of $3.4 million, or 44.6% of income before taxes, for fiscal 2010. The effective tax
rates for fiscal 2011 and 2010 differ from the statutory tax rates due to state income taxes and permanent tax dif-
ferences. The Company is impacted by the Texas Margin Tax (“TMT”) and Michigan Business Tax (“MBT”),
which effectively impose taxes on modified gross revenues for communities within the States of Texas and
Michigan. The Company consolidated 29 Texas communities and two Michigan communities in fiscal 2011 and
the TMT and MBT increased the overall provision for income taxes. Management regularly evaluates the future
realization of deferred tax assets and provides a valuation allowance, if considered necessary, based on such
evaluation. The Company has evaluated future expectations of income and believes, based upon this analysis,
that the realization of net deferred tax assets is reasonably assured and therefore has not provided for a valuation
allowance.

Net income and comprehensive income

As a result of the foregoing factors, the Company reported net income and comprehensive income of
$3.0 million for the fiscal year ended December 31, 2011 compared to net income and comprehensive income of
$4.3 million for the fiscal year ended December 31, 2010.

Quarterly Results

The following table presents certain unaudited quarterly financial information for each of the four quarters
ended December 31, 2012 and 2011. This information has been prepared on the same basis as the audited con-
solidated financial statements of the Company appearing elsewhere in this report and include, in the opinion of
the Company’s management, all adjustments (consisting of normal recurring adjustments) necessary to present
fairly the quarterly results when read in conjunction with the audited consolidated financial statements of the
Company and the related notes thereto.

Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Income from operations . . . . . . . . . . . . . . . . . . . . . . . . .
Net (loss) income and comprehensive (loss) income . . .
Net (loss) income per share, basic . . . . . . . . . . . . . . . . . .
Net (loss) income per share, diluted . . . . . . . . . . . . . . . .
Weighted average shares outstanding, basic . . . . . . . . . .
Weighted average shares outstanding, fully diluted . . . .

2012 Calendar Quarters

First

Second

Third

Fourth

(In thousands, except per share amounts)

$72,220
4,043
143
0.01
0.01
27,262
27,314

$
$

$77,026
3,470
(684)
$ (0.02)
$ (0.02)
27,347
27,347

$78,012
3,039
(937)
$ (0.03)
$ (0.03)
27,383
27,383

$83,278
3,103
(1,641)
$ (0.06)
$ (0.06)
27,403
27,403

45

Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Income from operations . . . . . . . . . . . . . . . . . . . . . . . . .
Net income and comprehensive income . . . . . . . . . . . . .
Net income per share, basic . . . . . . . . . . . . . . . . . . . . . . .
Net income per share, diluted . . . . . . . . . . . . . . . . . . . . .
Weighted average shares outstanding, basic . . . . . . . . . .
Weighted average shares outstanding, fully diluted . . . .

Liquidity and Capital Resources

2011 Calendar Quarters

First

Second

Third

Fourth

(In thousands, except per share amounts)

$59,824
5,181
1,298
0.05
0.05
26,884
26,993

$
$

$64,335
4,460
871
0.03
0.03
27,002
27,081

$
$

$68,191
3,896
510
0.02
0.02
27,026
27,072

$
$

$71,152
4,374
346
0.01
0.01
27,066
27,094

$
$

The impact of the current economic environment could result in decreases in the fair value of assets, slow-
ing of transactions, and tightening liquidity and credit markets. These impacts could make securing debt for
acquisitions or refinancings for the Company, its joint ventures, or buyers of the Company’s properties more
difficult or on terms not acceptable to the Company. Additionally, the Company may be more susceptible to
being negatively impacted by operating or performance deficits based on the exposure associated with certain
development guarantees or lease coverage requirements.

In addition to approximately $18.7 million of unrestricted cash balances on hand as of December 31, 2012,
the Company’s principal sources of liquidity are expected to be cash flows from operations, cash flows from
SHPIII/CSL Miami, SHPIII/CSL Richmond Heights, SHPIII/CSL Levis Commons, supplemental debt financ-
ings, and/or proceeds from the sale of assets. The Company expects its available cash and cash flows from oper-
ations, cash flows from SHPIII/CSL Miami, SHPIII/CSL Richmond Heights, and SHPIII/CSL Levis Commons,
and proceeds from the sale of assets to be sufficient to fund its short-term working capital requirements. The
Company’s long-term capital requirements, primarily for acquisitions and other corporate initiatives, could be
dependent on its ability to access additional funds through joint ventures and the debt and/or equity markets. The
Company from time to time considers and evaluates transactions related to its portfolio including supplemental
debt financings, purchases and sales, reorganizations and other transactions. There can be no assurance that the
Company will continue to generate cash flows at or above current levels or that the Company will be able to
obtain the capital necessary to meet the Company’s short and long-term capital requirements.

In summary, the Company’s cash flows were as follows (in thousands):

Year Ended
December 31,

2012

2011

2010

Net cash provided by operating activities . . . . . . . . . . . . . . . . . . .
Net cash used in investing activities . . . . . . . . . . . . . . . . . . . . . . .
Net cash provided by (used in) financing activities . . . . . . . . . . .

$ 46,395
(190,615)
140,674

$ 14,084
(77,437)
54,388

$15,550
(5,282)
(7,992)

(Decrease) Increase in cash and cash equivalents . . . . . . . . . . . . .

$

(3,546)

$ (8,965)

$ 2,276

Operating Activities

The Company had net cash provided by operating activities of $46.4 million, $14.1 million, and
$15.6 million in fiscal 2012, 2011, and 2010, respectively. The net cash provided by operating activities for fiscal
2012 primarily results from a net loss of $(3.1 million), net non-cash charges of $34.8 million, a decrease in
prepaid expenses and other assets of $5.0 million, an increase in accounts payable and accrued expenses of $9.7
million, and an increase in federal and state income taxes receivable/payable of $1.5 million offset by an increase
in accounts receivable of $1.5 million. For fiscal 2011, the net cash provided by operating activities primarily
resulted from net income of $3.0 million, net non-cash charges of $17.6 million, an increase in accounts payable
and accrued expenses of $3.6 million, and an increase in customer deposits of $0.2 million offset by an increase
in accounts receivable of $0.8 million, an increase in property tax and insurance deposits of $0.3 million, an

46

increase in prepaid expenses and other assets of $7.7 million, and an increase in federal and state income taxes
receivable of $1.5 million. For fiscal 2010, the net cash provided by operating activities primarily resulted from
net income of $4.3 million, net non-cash charges of $17.4 million, and an increase in accrued expenses of
$3.8 million offset by an increase in accounts receivable of $1.1 million, an increase in property tax and
insurance deposits of $2.6 million, an increase in prepaid expenses and other assets of $3.6 million, a decrease in
accounts payable of $0.1 million, and an increase in federal and state income taxes receivable of $2.5 million.

Investing Activities

The Company had net cash used in investing activities of $190.6 million, $77.4 million, and $5.3 million in
fiscal 2012, 2011, and 2010, respectively. The net cash used in investing activities for fiscal 2012 primarily
results from capital expenditures of $12.3 million, acquisitions of senior living communities by the Company of
$178.1 million, and contributions to joint ventures of $0.2 million. The net cash used in investing activities for
fiscal 2011 primarily results from capital expenditures of $10.4 million and cash paid for acquisitions of senior
living communities by the Company of $83.4 million offset by proceeds from the Spring Meadows Transaction
of $15.8 million and net distributions from joint ventures of $0.6 million. For fiscal 2010, the net cash used in
investing activities primarily resulted from capital expenditures of $8.5 million and $2.0 million for intangible
assets acquired in connection with the Signature Transaction offset by distributions from joint ventures of
$5.2 million.

Financing Activities

The Company had net cash provided by financing activities of $140.7 million and $54.4 million in fiscal
2012 and 2011, respectively, and net cash used in financing activities of $8.0 million in fiscal 2010. The net cash
provided by financing activities for fiscal 2012 primarily results from notes payable proceeds of $160.4 million,
of which $132.7 million related to the acquisition of senior living communities by the Company, with the
remaining $27.7 million related to insurance premium and supplemental financings on existing communities and
$0.1 million resulted from proceeds and excess tax benefits from the issuance of common stock offset by repay-
ments of notes payable of $15.9 million, payments on capital lease and financing obligations of $0.5 million,
additions to restricted cash of $1.1 million, and deferred financing charges paid of $2.4 million. The net cash
provided by financing activities for fiscal 2011 primarily results from notes payable proceeds of $64.2 million, of
which $59.5 million related to the acquisition of senior living communities by the Company, with the remaining
$4.7 million related to insurance premium financing and $0.8 million resulted from proceeds and excess tax
benefits from the issuance of common stock offset by repayments of notes payable of $6.7 million, payments on
capital lease and financing obligations of $0.1 million, additions to restricted cash of $2.8 million, and deferred
financing charges paid of $1.0 million. For fiscal 2010, the net cash used in financing activities primarily resulted
from net repayments of notes payable of $6.5 million and additions to restricted cash of $4.2 million offset by
$2.0 million in lease incentives from the Signature Transaction, an increase in capital lease and financing obliga-
tions of $0.2 million, and proceeds and excess tax benefits from the issuance of common stock of $0.5 million.

Disclosures About Contractual Obligations

The following table provides the amounts due under specified contractual obligations for the periods

indicated as of December 31, 2012 (in thousands):

Less
Than
One
Year

One to
Three Years

Three to
Five Years

More Than
Five Years

Total

Long-term debt, including interest expense . . . . . . .
Operating and capital leases . . . . . . . . . . . . . . . . . . .

$39,130
60,231

$168,212
119,584

$ 65,083
112,740

$194,386
269,714

$ 466,811
562,269

Total contractual cash obligations . . . . . . . . . . . . . .

$99,361

$287,796

$177,823

$464,100

$1,029,080

Long-term debt relates to the aggregate maturities of the Company’s notes payable. The Company leases its
corporate headquarters, an executive office in New York, 50 senior living communities and certain automobiles
and equipment used at the Company’s communities.

47

Impact of Inflation

To date, inflation has not had a significant impact on the Company. However, inflation could affect the
Company’s future revenues and results of operations because of, among other things, the Company’s dependence
on senior residents, many of whom rely primarily on fixed incomes to pay for the Company’s services. As a
result, during inflationary periods, the Company may not be able to increase resident service fees to account fully
for increased operating expenses. In structuring its fees, the Company attempts to anticipate inflation levels, but
there can be no assurance that the Company will be able to anticipate fully or otherwise respond to any future
inflationary pressures.

ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISKS.

The Company’s primary market risk is exposure to changes in interest rates on debt and lease instruments.
As of December 31, 2012, the Company had $362.6 million in outstanding debt comprised of various fixed and
variable rate debt instruments of $351.0 million and $11.6 million, respectively. In addition, as of December 31,
2012, the Company had $561.3 million in future facility lease obligations with contingent rent increases on cer-
tain leases based on changes in the consumer price index or certain operational performance measures.

Changes in interest rates would affect the fair market value of the Company’s fixed rate debt instruments,
but would not have an impact on the Company’s earnings or cash flows. Increases in the consumer price index
could have an effect on future facility lease expense if the leased community exceeds the contingent rent escala-
tion thresholds set forth in each of the Company’s lease agreements.

The following table summarizes information on the Company’s debt

instruments outstanding as of
December 31, 2012. The table presents the principal due and weighted average interest rates by expected
maturity date for the Company’s debt instruments by fiscal year.

Principal Amount and Average Interest Rate by Expected Maturity Date at December 31, 2012 ($ in

thousands):

Long-term debt:

Fixed rate debt . . . . . . .
Average interest rate . . . .
Variable rate debt(1) . . . .
Average interest rate . . . .

Total debt . . . . . . . . .

2013

2014

2015

2016

2017

Thereafter

Total

Fair
Value

$ 8,680

$7,381

$127,968

$4,036

$42,073

$160,908

$351,046

$366,909

5.3%

5.3%

4.9%

4.9%

4.7%

4.7%

11,550

4.8%

11,550

11,550

$362,596

$378,459

(1) On March 7, 2013, the Company obtained long-term fixed rate financing to replace the $11.6 million variable

rate debt from Fannie Mae at a fixed rate of 4.66% with a 10-year term.

ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA.

The consolidated financial statements of the Company are included under Item 15 of this Annual Report on

Form 10-K.

ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND

FINANCIAL DISCLOSURE.

The Company had no disagreements on accounting or financial disclosure matters with its independent

accountants to report under this Item 9.

48

ITEM 9A. CONTROLS AND PROCEDURES.

Effectiveness of Controls and Procedures

The Company’s management, with the participation of the Company’s Chief Executive Officer (“CEO”)
and Chief Financial Officer (“CFO”), has evaluated the effectiveness of the Company’s disclosure controls and
procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934,
as amended (the “Exchange Act”)) as of the end of the period covered by this report. The Company’s disclosure
controls and procedures are designed to ensure that information required to be disclosed by the Company in the
reports that it files or submits under the Exchange Act is recorded, processed, summarized and reported within
the time periods specified in the SEC’s rules and forms. Disclosure controls and procedures are also designed to
ensure that such information is accumulated and communicated to the Company’s management, including the
CEO and CFO, as appropriate to allow timely decisions regarding required disclosure.

Based upon the controls evaluation, the Company’s CEO and CFO have concluded that, as of the end of the

period covered by this report, the Company’s disclosure controls and procedures are effective.

There have not been any changes in the Company’s internal control over financial reporting (as such term is
defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the Company’s fiscal quarter ended
December 31, 2012 that have materially affected, or are reasonably likely to materially affect, the Company’s
internal control over financial reporting.

Internal Controls Over Financial Reporting

Management’s Report On Internal Control Over Financial Reporting

Management of the Company, including the Chief Executive Officer and the Chief Financial Officer, is
responsible for establishing and maintaining adequate internal control over financial reporting, as defined in
Rules 13a-15(f) under the Exchange Act. The Company’s internal controls were designed to provide reasonable
assurance to the Company’s management and board of directors regarding the preparation and fair presentation
of published financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect mis-
statements. Therefore, even those systems determined to be effective can provide only reasonable assurance with
respect to financial statement preparation and presentation.

Management assessed the effectiveness of the Company’s internal control over financial reporting as of
December 31, 2012. In making this assessment, management used the criteria set forth by the Committee of
Sponsoring Organizations of the Treadway Commission (“COSO”) in Internal Control — Integrated Frame-
work. Based on our assessment, we believe that, as of December 31, 2012, the Company’s internal control over
financial reporting is effective based on those criteria.

The effectiveness of our internal control over financial reporting as of December 31, 2012, has been audited
by Ernst & Young LLP, the independent registered public accounting firm that audited our consolidated financial
statements included in this Annual Report on Form 10-K, as stated in their report which is included as part of this
Annual Report on Form 10-K. The Ernst & Young LLP report is on page F-23 of this report.

ITEM 9B. OTHER INFORMATION.

None.

49

PART III

ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERANCE.*

ITEM 11. EXECUTIVE COMPENSATION.*

ITEM 12.

SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
AND RELATED STOCKHOLDER MATTERS.*

ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR

INDEPENDENCE.*

ITEM 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES.*

* Information required by Items 10, 11, 12, 13 and 14 is or will be set forth in the definitive proxy statement relat-
ing to the 2013 Annual Meeting of Stockholders of Capital Senior Living Corporation, which is to be filed with
SEC pursuant to Regulation 14A under the Exchange Act. This definitive proxy statement relates to a meeting of
stockholders involving the election of directors and the portions therefrom required to be set forth in this Form
10-K by Items 10, 11, 12, 13 and 14 are incorporated herein by reference pursuant to General Instruction G(3) to
Form 10-K.

50

PART IV

ITEM 15. EXHIBITS, FINANCIAL STATEMENT SCHEDULES.

The following documents are filed as part of this Report:

(1) Financial Statements:

The response to this portion of Item 15 is submitted as a separate section of this Report.

See “Index to Financial Statements” at page F-1.

(2) Financial Statement Schedules:

All schedules have been omitted as the required information is inapplicable or the information is

presented in the financial statements or related notes.

(3) Exhibits:

The exhibits listed on the accompanying “Index To Exhibits” at page E-1 are filed as part of this

Report.

51

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant

has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

SIGNATURES

CAPITAL SENIOR LIVING CORPORATION

By: /S/ LAWRENCE A. COHEN

Lawrence A. Cohen
Vice Chairman of the Board
and Chief Executive Officer

Date: March 8, 2013

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed by the fol-
lowing persons on behalf of the Registrant and in the capacities and on the dates indicated. Each person whose
signature to this report appears below hereby appoints Lawrence A. Cohen and Keith N. Johannessen and each of
them, any one of whom may act without the joinder of the other, as his or her attorney-in-fact to sign on his
behalf, individually and in each capacity stated below, and to file all amendments to this report, which amend-
ment or amendments may make such changes in and additions to the report as any such attorney-in-fact may
deem necessary or appropriate.

Signature

Title

Date

/s/ LAWRENCE A. COHEN

Lawrence A. Cohen

/s/ KEITH N. JOHANNESSEN

Keith N. Johannessen

/s/ RALPH A. BEATTIE

Ralph A. Beattie

/s/

JAMES A. MOORE

James A. Moore

/s/ PHILIP A. BROOKS

Philip A. Brooks

/s/ CRAIG F. HARTBERG

Craig F. Hartberg

/s/ E. RODNEY HORNBAKE

E. Rodney Hornbake

JILL M. KRUEGER

/s/
Jill M. Krueger

/s/ RONALD A. MALONE

Ronald A. Malone

/s/ MICHAEL W. REID

Michael W. Reid

Chief Executive Officer and Vice
Chairman of the Board (Principal
Executive Officer)

March 8, 2013

President and Chief Operating Officer and
Director

March 8, 2013

Executive Vice President and Chief
Financial Officer (Principal Financial and
Accounting Officer)

March 8, 2013

Chairman of the Board

March 8, 2013

Director

Director

Director

Director

Director

Director

52

March 8, 2013

March 8, 2013

March 8, 2013

March 8, 2013

March 8, 2013

March 8, 2013

INDEX TO FINANCIAL STATEMENTS

Consolidated Financial Statements of Capital Senior Living Corporation
Report of Independent Registered Public Accounting Firm, Ernst & Young LLP . . . . . . . . . . . . . . . . . . . . .
Consolidated Balance Sheets — December 31, 2012 and 2011 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Consolidated Statements of Operations and Comprehensive (Loss) Income — For the years ended

Page

F-2
F-3

December 31, 2012, 2011 and 2010 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

F-4

Consolidated Statements of Shareholders’ Equity — For the years ended December 31, 2012, 2011 and

2010 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Consolidated Statements of Cash Flows — For the years ended December 31, 2012, 2011 and 2010 . . . . .
Notes to Consolidated Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Report of Independent Registered Public Accounting Firm on Internal Control over Financial

F-5
F-6
F-7

Reporting, Ernst & Young LLP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-33

F-1

Report of Independent Registered Public Accounting Firm

The Board of Directors and Shareholders
Capital Senior Living Corporation

We have audited the accompanying consolidated balance sheets of Capital Senior Living Corporation as of
December 31, 2012 and 2011, and the related consolidated statements of operations and comprehensive (loss)
income, shareholders’ equity, and cash flows for each of the three years in the period ended December 31, 2012.
These financial statements are the responsibility of the Company’s management. Our responsibility is to express
an opinion on these financial statements based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight
Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance
about whether the financial statements are free of material misstatement. An audit includes examining, on a test
basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assess-
ing the accounting principles used and significant estimates made by management, as well as evaluating the
overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the con-
solidated financial position of Capital Senior Living Corporation at December 31, 2012 and 2011, and the con-
solidated results of their operations and their cash flows for each of the three years in the period ended
December 31, 2012, in conformity with U.S. generally accepted accounting principles.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board
(United States), Capital Senior Living Corporation’s internal control over financial reporting as of December 31,
2012, based on criteria established in Internal Control-Integrated Framework issued by the Committee of
Sponsoring Organizations of the Treadway Commission and our report dated March 8, 2013, expressed an
unqualified opinion thereon.

Dallas, Texas
March 8, 2013

/s/ Ernst & Young LLP

F-2

CAPITAL SENIOR LIVING CORPORATION

CONSOLIDATED BALANCE SHEETS

ASSETS

Current assets:

Cash and cash equivalents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Restricted cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts receivable, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts receivable from affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Federal and state income taxes receivable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Property tax and insurance deposits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Prepaid expenses and other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Total current assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Property and equipment, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Investments in unconsolidated joint ventures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

December 31,

2012

2011

(In thousands, except per
share data)

$ 18,737
10,179
5,229
753
3,901
1,443
11,442
4,758

56,442
527,159
9,350
1,074
42,917

$ 22,283
9,102
4,526
708
5,438
1,479
11,395
6,068

60,999
365,459
5,782
1,070
29,016

Total assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$636,942

$462,326

LIABILITIES AND SHAREHOLDERS’ EQUITY

Current liabilities:

Accounts payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts payable to affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Current portion of notes payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Current portion of deferred income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Current portion of capital lease and financing obligations . . . . . . . . . . . . . . . . . . . . . . .
Customer deposits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Total current liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Capital lease and financing obligations, net of current portion . . . . . . . . . . . . . . . . . . . . .
Other long-term liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Notes payable, net of current portion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Commitments and contingencies
Shareholders’ equity:

Preferred stock, $.01 par value:

$

6,978
2
24,445
20,230
8,193
766
1,540

62,154
19,990
42,146
1,692
342,366

$

2,297
314
19,086
8,196
8,740
50
1,530

40,213
26,175
31
1,826
224,940

Authorized shares — 15,000; no shares issued or outstanding . . . . . . . . . . . . . . . . . .

—

—

Common stock, $.01 par value:

Authorized shares — 65,000; issued and outstanding shares 28,218 and 27,699 in

2012 and 2011, respectively . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Additional paid-in capital
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Retained earnings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Treasury stock, at cost — 350 shares in 2012 and 2011 . . . . . . . . . . . . . . . . . . . . . . . . .

286
137,867
31,375
(934)

280
135,301
34,494
(934)

Total shareholders’ equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

168,594

169,141

Total liabilities and shareholders’ equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$636,942

$462,326

See accompanying notes to consolidated financial statements.

F-3

CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE (LOSS) INCOME

CAPITAL SENIOR LIVING CORPORATION

Year Ended December 31,

2012

2011

2010

(In thousands, except per share data)

Revenues:

Resident and health care revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Unaffiliated management services revenue . . . . . . . . . . . . . . . . . . . . . . .
Affiliated management services revenue . . . . . . . . . . . . . . . . . . . . . . . . .
Community reimbursement revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$304,848
—
674
5,014

$256,584
—
883
6,035

$196,936
60
2,044
12,889

Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

310,536

263,502

211,929

Expenses:

Operating expenses (exclusive of facility lease expense and

depreciation and amortization expense shown below) . . . . . . . . . . . . .
General and administrative expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Facility lease expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Provision for bad debts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Stock-based compensation expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Depreciation and amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Community reimbursement expense . . . . . . . . . . . . . . . . . . . . . . . . . . . .

182,286
16,114
55,144
749
2,444
35,130
5,014

154,042
13,198
52,233
287
1,497
18,299
6,035

119,614
11,535
34,253
174
919
14,030
12,889

Total expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

296,881

245,591

193,414

Income from operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other income (expense):

Interest income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
(Loss) Gain on disposition of assets, net . . . . . . . . . . . . . . . . . . . . . . . . .
Gain on settlement of debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Equity in losses of unconsolidated joint ventures, net . . . . . . . . . . . . . . .

(Loss) Income before benefit (provision) for income taxes . . . . . . . . . . . . .
Benefit (Provision) for income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

13,655

17,911

18,515

453
(18,022)
(19)
—
(217)

(4,150)
1,031

102
(11,900)
171
—
(760)

5,524
(2,499)

48
(11,241)
—
684
(331)

7,675
(3,421)

Net (loss) income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ (3,119)

$

3,025

$

4,254

Per share data:

Basic net (loss) income per share . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Diluted net (loss) income per share . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$

$

(0.11)

(0.11)

$

$

0.11

0.11

$

$

0.16

0.16

Weighted average shares outstanding — basic . . . . . . . . . . . . . . . . . . . .

27,349

26,995

26,587

Weighted average shares outstanding — diluted . . . . . . . . . . . . . . . . . . .

27,349

27,062

26,687

Comprehensive (loss) income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ (3,119)

$

3,025

$

4,254

See accompanying notes to consolidated financial statements.

F-4

CAPITAL SENIOR LIVING CORPORATION

CONSOLIDATED STATEMENTS OF SHAREHOLDERS’ EQUITY

Common Stock

Shares

Amount

Additional
Paid-In
Capital

Retained
Earnings

Treasury
Stock

Total

(In thousands)

Balance at January 1, 2010 . . . . . . . . . . . . . . . . . .
Exercise of stock options . . . . . . . . . . . . . . . . . .
Restricted stock awards . . . . . . . . . . . . . . . . . . .
Stock-based compensation . . . . . . . . . . . . . . . .
Excess tax benefits . . . . . . . . . . . . . . . . . . . . . .
Net income . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

273
1

26,945
100
38 —
—
—
—
—
—
—

Balance at December 31, 2010 . . . . . . . . . . . . . . .
Exercise of stock options . . . . . . . . . . . . . . . . . .
Restricted stock awards . . . . . . . . . . . . . . . . . . .
Stock-based compensation . . . . . . . . . . . . . . . .
Excess tax benefits . . . . . . . . . . . . . . . . . . . . . .
Net income . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

27,083
231
385
—
—
—

274
2
4

—
—
—

Balance at December 31, 2011 . . . . . . . . . . . . . . .
Exercise of stock options . . . . . . . . . . . . . . . . . .
Restricted stock awards . . . . . . . . . . . . . . . . . . .
Stock-based compensation . . . . . . . . . . . . . . . .
Excess tax benefits . . . . . . . . . . . . . . . . . . . . . .
Net loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

27,699

280
19 —
500
—
—
—

—
—
—

6

131,576
358
—
919
161
—

133,014
499
—
1,497
291
—

135,301
159
—
2,444
(37)
—

27,215
—
—
—
—
4,254

31,469
—
—
—
—
3,025

(934)
—
—
—
—
—

(934)
—
—
—
—
—

34,494
—
—
—
—

(934)
—
—
—
—
(3,119) —

158,130
359
—
919
161
4,254

163,823
501
4
1,497
291
3,025

169,141
159
6
2,444
(37)
(3,119)

Balance at December 31, 2012 . . . . . . . . . . . . . . .

28,218

$286

$137,867

$31,375

$(934)

$168,594

See accompanying notes to consolidated financial statements.

F-5

CAPITAL SENIOR LIVING CORPORATION

CONSOLIDATED STATEMENTS OF CASH FLOWS

Operating Activities
Net (loss) income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Adjustments to reconcile net (loss) income to net cash provided by operating activities:

Depreciation and amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Amortization of deferred financing charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Amortization of deferred lease costs and lease intangibles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Equity in the losses (earnings) of unconsolidated joint ventures . . . . . . . . . . . . . . . . . . . . . . . . . . .
Gain on settlement of debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Loss (Gain) on disposition of assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Provision for bad debts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Stock compensation expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Changes in operating assets and liabilities:

Accounts receivable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts receivable from affiliates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Property tax and insurance deposits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Prepaid expenses and other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Federal and state income taxes receivable/payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Customer deposits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Net cash provided by operating activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Investing Activities
Capital expenditures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash paid for acquisitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Proceeds from Spring Meadows Transaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Proceeds from disposition of assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Contributions to joint ventures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Distributions from joint ventures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Net cash used in investing activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Financing Activities
Proceeds from notes payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Repayments of notes payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash payments for capital lease and financing obligations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Increase in restricted cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash proceeds from the issuance of common stock . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Excess tax benefits on stock options exercised . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred financing charges paid . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Lease incentive from Signature Transaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Increase in capital lease and financing obligations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Purchases of treasury stock . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Net cash provided by (used in) financing activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

(Decrease) Increase in cash and cash equivalents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash and cash equivalents at beginning of year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Year Ended December 31,

2012

2011

2010

(in thousands)

$

(3,119)

$ 3,025

$ 4,254

35,130
788
753
(1,816)
(3,532)
217
—

19
749
2,444

(1,452)
(45)
(47)
1,310
3,721
4,369
5,359
1,537
10

18,299
352
1,710
(2,669)
(2,493)
760
—
(171)
287
1,497

(1,036)
203
(336)
(1,172)
(6,548)
660
2,961
(1,476)
231

14,030
330
1,005
(3,034)
4,221
331
(684)
—
174
919

(611)
(487)
(2,584)
(931)
(2,670)
(86)
3,838
(2,469)
4

46,395

14,084

15,550

(12,302)
(178,110)

—

19

(243)
21

(10,472)
(83,450)

15,844

—

(801)
1,442

(190,615)

(77,437)

160,413
(15,900)
(499)
(1,077)
165
(37)
(2,391)
—
—
—
140,674

(3,546)
22,283

64,202
(6,737)
(137)
(2,768)
505
291
(968)
—
—
—
54,388

(8,965)
31,248

(8,447)
(2,000)
—
—
—
5,165

(5,282)

3,591
(10,154)
(22)
(4,167)
359
161
—

2,000

240

—

(7,992)

2,276
28,972

Cash and cash equivalents at end of year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 18,737

$ 22,283

$ 31,248

Supplemental Disclosures
Cash paid during the year for:

Interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 16,620

$ 11,266

$ 10,949

Income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$

4,719

$ 6,810

$ 2,328

Non-cash operating, investing, and financing activities:

Intangible assets acquired through capital lease and financing obligations . . . . . . . . . . . . . . . . . . .

$ 11,794

$ —

$ —

Property and equipment acquired through capital lease and financing obligations . . . . . . . . . . . . .

$ 13,243

$ —

$ —

Notes payable assumed through capital lease and financing obligations . . . . . . . . . . . . . . . . . . . . .

$ 18,293

$ —

$ —

Notes payable assumed through acquisitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$

3,240

$ —

$ —

See accompanying notes to consolidated financial statements.

F-6

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
December 31, 2012

1. Organization

Capital Senior Living Corporation, a Delaware corporation (together with its subsidiaries, the “Company”),
is one of the largest operators of senior living communities in the United States in terms of resident capacity. The
Company owns, operates, develops and manages senior living communities throughout the United States. As of
December 31, 2012, the Company operated 101 senior living communities in 23 states with an aggregate
capacity of approximately 13,650 residents, including 51 senior living communities which the Company either
owned or in which the Company had an ownership interest and 50 senior living communities that the Company
leased. As of December 31, 2012, the Company also operated one home care agency. The accompanying con-
solidated financial statements include the financial statements of Capital Senior Living Corporation and its
wholly owned subsidiaries. All material intercompany balances and transactions have been eliminated in con-
solidation. The Company accounts for significant investments in unconsolidated companies, in which the Com-
pany has significant influence, using the equity method of accounting.

2. Summary of Significant Accounting Policies

Cash and Cash Equivalents and Restricted Cash

The Company considers all highly liquid investments with original maturities of three months or less at the
date of acquisition to be cash equivalents. The Company has deposits in banks that exceed Federal Deposit
Insurance Corporation insurance limits. Management believes that credit risk related to these deposits is minimal.
Restricted cash consists of deposits required by certain lenders as collateral pursuant to letters of credit. The
deposit must remain so long as the letter of credit is outstanding which is subject to renewal annually.

Long-Lived Assets

Property and equipment are stated at cost and depreciated on a straight-line basis over the estimated useful
lives of the assets. At each balance sheet date, the Company reviews the carrying value of its property and
equipment to determine if facts and circumstances suggest that they may be impaired or that the depreciation
period may need to be changed. The Company considers internal factors such as net operating losses along with
external factors relating to each asset, including contract changes, local market developments, and other publicly
available information. The carrying value of a long-lived asset is considered impaired when the anticipated
undiscounted cash flows from such asset is separately identifiable and is less than its carrying value. In that
event, a loss is recognized based on the amount the carrying value exceeds the fair market value, generally based
on discounted cash flows, of the long-lived asset. The Company analyzed certain long-lived assets with operating
losses, under the undiscounted cash flow method, for impairment. Based on this analysis, the Company does not
believe there are any indicators that would require an adjustment to the carrying value of the property and
equipment or their remaining useful lives as of December 31, 2012 and 2011.

Investments in Unconsolidated Joint Ventures

The Company accounts for its investments in unconsolidated joint ventures under the equity method of
accounting. The Company owns member interests in three joint ventures at December 31, 2012. The Company
has not consolidated these joint venture interests because the Company has concluded that the other member of
each joint venture has substantive kick-out rights or substantive participating rights. Under the equity method of
accounting, the Company records its investments in unconsolidated joint ventures at cost and adjusts such
investments for its share of earnings and losses of the joint ventures.

Development Agreement Guarantees

The Company, on three joint venture developments, had guarantees that the communities would be com-
pleted and operated at the budgeted costs approved by the joint venture members. These costs included the hard

F-7

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

and soft construction costs and operating costs until each community reached breakeven. The budgeted costs
included contingency reserves for potential costs overruns and other unforeseen costs. The terms of these guaran-
tees generally did not provide for a limitation on the maximum potential future payments. The Company was
required to fund any operating deficits until the joint venture reached breakeven for three consecutive months.
Any amounts funded by the Company under this commitment, up to $0.5 million, may be recoverable from the
joint venture in the event of liquidation. As of December 31, 2012, the Company had recognized deficit charges
of approximately $1.2 million under these development agreement guarantees. During the third quarter of fiscal
2011, the Company met the breakeven requirements of the development agreement guarantees for two of these
joint venture developments resulting in full satisfaction and termination of these respective guarantees. Addition-
ally, during the fourth quarter of fiscal 2012, the Company met the breakeven requirements of the development
agreement guarantee for the remaining joint venture development resulting in full satisfaction and termination of
this guarantee.

Income Taxes

At December 31, 2012, the Company had recorded on its consolidated balance sheet net deferred tax assets
of $10.8 million. Deferred income taxes reflect the net tax effects of temporary differences between the carrying
amounts of assets and liabilities for financial reporting purposes and the amounts used for income tax purposes.
The effective tax rates for fiscal 2012 and 2011 differ from the statutory tax rates due to state income taxes and
permanent tax differences. The Company is impacted by the Texas Margin Tax (“TMT”), which effectively
imposes tax on modified gross revenues for communities within the State of Texas. The Company consolidated
36 Texas communities in fiscal 2012 and 29 Texas communities in fiscal 2011 and the TMT increased the overall
provision for income taxes. Management regularly evaluates the future realization of deferred tax assets and
provides a valuation allowance, if considered necessary, based on such evaluation. As part of the evaluation,
management has evaluated future expectations of net income. The Company believes based upon this analysis
that the realization of the net deferred tax assets is reasonably assured and therefore has not provided for a valu-
ation allowance. However, the benefits of the net deferred tax assets might not be realized if actual results differ
from expectations.

The Company evaluates uncertain tax positions through consideration of accounting and reporting guidance
on criteria, measurement, derecognition, classification, interest and penalties, accounting in interim periods, dis-
closure, and transition that is intended to provide better financial-statement comparability among different
companies. The Company is required to recognize a tax benefit in its financial statements for an uncertain tax
position only if management’s assessment is that its position is “more likely than not” (i.e., a greater than 50
percent likelihood) to be upheld on audit based only on the technical merits of the tax position. The Company’s
policy is to recognize interest related to unrecognized tax benefits as interest expense and penalties as income tax
expense. The Company is not subject to income tax examinations for tax years prior to 2006.

Revenue Recognition

Resident and health care revenue is recognized at estimated net realizable amounts, based on historical

experiences, due from residents in the period in which the rental and other services are provided.

Revenues from the Medicare and Medicaid programs accounted for approximately 5% of the Company’s
revenue in each of fiscal 2012, 2011 and 2010. As of December 31, 2012, 25 of the Company’s communities are
providers of services under the Medicaid program. Accordingly, the communities are entitled to reimbursement
under the foregoing program at established rates that are lower than private pay rates. Patient service revenue for
Medicaid patients is recorded at the reimbursement rates as the rates are set prospectively by the state upon the
filing of an annual cost report. Two of the Company’s communities are providers of services under the Medicare
program and are entitled to payment under the program in amounts determined based upon rates established by
the federal government.

F-8

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

Laws and regulations governing the Medicare and Medicaid programs are complex and subject to inter-
pretation. The Company believes that it is in compliance with all applicable laws and regulations and is not aware
of any pending or threatened investigations involving allegations of potential wrongdoing. While no such regu-
latory inquiries have been made, compliance with such laws and regulations can be subject to future government
review and interpretation as well as significant regulatory action including fines, penalties, and exclusion from
the Medicare and Medicaid programs.

Management services revenue is recognized when earned. Management services revenue relates to provid-
ing certain management and administrative support services under management contracts, which have terms
expiring through January 2019.

Substantially all community fees received from residents are non-refundable and are recorded initially by
the Company as deferred revenue. The deferred amounts are amortized over the respective residents’ initial lease
term which is consistent with the contractual obligation associated with the estimated stay of the resident.

Community reimbursement revenue is comprised of reimbursable expenses from non-consolidated commun-

ities that the Company operates under long-term management agreements.

Lease Accounting

The Company determines whether to account for its leases as operating, capital or financing leases depend-
ing on the underlying terms of the lease agreement. This determination of classification is complex and requires
significant judgment relating to certain information including the estimated fair value and remaining economic
life of the community, the Company’s cost of funds, minimum lease payments and other lease terms. The lease
rates under the Company’s lease agreements are subject to certain conditional escalation clauses which are
recognized when probable or incurred and are based on changes in the consumer price index or certain opera-
tional performance measures. As of December 31, 2012, the Company leased 50 communities, 48 of which the
Company classified as operating leases and two of which the Company classified as capital lease and financing
obligations. The Company incurs lease acquisition costs and amortizes these costs over the term of the lease
agreement. Certain leases entered into by the Company qualified as sale/leaseback transactions and as such any
related gains have been deferred and are being amortized over the lease term.

Facility lease expense in the Company’s Consolidated Statement of Operations and Comprehensive (Loss)
Income includes rent expense plus amortization expense relating to leasehold acquisition costs offset by the
amortization of deferred gains and lease incentives.

Credit Risk and Allowance for Doubtful Accounts

The Company’s resident receivables are generally due within 30 days. Accounts receivable are reported net
of an allowance for doubtful accounts, and represent the Company’s estimate of the amount that ultimately will
be collected. The adequacy of the Company’s allowance for doubtful accounts is reviewed on an ongoing basis,
using historical payment trends, write-off experience, analyses of receivable portfolios by payor source and aging
of receivables, as well as a review of specific accounts, and adjustments are made to the allowance as necessary.
Credit losses on resident receivables have historically been within management’s estimates, and management
believes that the allowance for doubtful accounts adequately provides for expected losses.

Employee Health and Dental Benefits and Insurance Reserves

The Company offers certain full-time employees an option to participate in its health and dental plans. The
Company is self-insured up to certain limits and is insured if claims in excess of these limits are incurred. The
cost of employee health and dental benefits, net of employee contributions, is shared between the corporate office
and the senior living communities based on the respective number of plan participants. Funds collected are used
to pay the actual program costs including estimated annual claims, third-party administrative fees, network pro-

F-9

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

vider fees, communication costs, and other related administrative costs incurred by the plans. Claims are paid as
they are submitted to the Company’s third-party administrator. The Company records a liability for outstanding
claims and claims that have been incurred but not yet reported. This liability is based on the historical claim
reporting lag and payment trends of health insurance claims. Management believes that the liability for out-
standing losses and expenses is adequate to cover the ultimate cost of losses and expenses incurred at
December 31, 2012; however, actual claims and expenses may differ. Any subsequent changes in estimates are
recorded in the period in which they are determined.

The Company uses a combination of insurance and self-insurance for workers’ compensation. Determining
the reserve for workers’ compensation losses and costs that the Company has incurred as of the end of a reporting
period involves significant judgments based on projected future events including potential settlements for pend-
ing claims, known incidents which may result in claims, estimates of incurred but not yet reported claims,
changes in insurance premiums, estimated litigation costs and other factors. The Company regularly adjusts these
estimates to reflect changes in the foregoing factors. However, since this reserve is based on estimates, the actual
expenses incurred may differ from the amounts reserved. Any subsequent changes in estimates are recorded in
the period in which they are determined.

Advertising

Advertising is expensed as incurred. Advertising expenses for the years ended December 31, 2012, 2011,
and 2010 were $9.6 million, $7.9 million, and $6.5 million, respectively, and are included as a component of
operating expenses within the Consolidated Statements of Operations and Comprehensive (Loss) Income.

Net (Loss) Income Per Share

Basic net (loss) income per common share is computed by dividing net (loss) income remaining after alloca-
tion to unvested restricted shares by the weighted average number of common shares outstanding for the period.
Except when the effect would be anti-dilutive, the calculation of diluted net income per common share includes
the net impact of unvested restricted shares and shares that could be issued under outstanding stock options.

The following table sets forth the computation of basic and diluted net (loss) income per share (in thou-

sands, except for per share amounts):

Year Ended December 31,

2012

2011

2010

Net (loss) income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net loss (income) allocated to unvested restricted shares . . . . . . . . .

$ (3,119)
90

$ 3,025
(67)

$ 4,254
(73)

Undistributed net (loss) income allocated to common shares . . . . . .

$ (3,029)

$ 2,958

$ 4,181

Weighted average shares outstanding — basic . . . . . . . . . . . . . . . . .
Effects of dilutive securities:

27,349

26,995

26,587

Employee equity compensation plans . . . . . . . . . . . . . . . . . . . . . .

—

67

100

Weighted average shares outstanding — diluted . . . . . . . . . . . . . . . .

27,349

27,062

26,687

Basic net (loss) income per share . . . . . . . . . . . . . . . . . . . . . . . . . .

$ (0.11)

Diluted net (loss) income per share . . . . . . . . . . . . . . . . . . . . . . . .

$ (0.11)

$

$

0.11

0.11

$

$

0.16

0.16

Awards of unvested restricted stock representing approximately 0.8 million, 0.6 million, and 0.5 million
shares were outstanding for the fiscal years ended December 31, 2012, 2011, and 2010, respectively, and were
included in the computation of allocable net income.

F-10

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

Treasury Stock

The Company accounts for treasury stock under the cost method and includes treasury stock as a component

of stockholders’ equity.

Stock-Based Compensation

The Company recognizes compensation expense for share-based payment awards to employees, including
grants of employee stock options and awards of restricted stock, in the Consolidated Statements of Operations
and Comprehensive (Loss) Income based on their fair values.

On May 8, 2007, the Company’s stockholders approved the 2007 Omnibus Stock and Incentive Plan for
Capital Senior Living Corporation (the “2007 Plan”) which provides for, among other things, the grant of
restricted stock awards and stock options to purchase shares of the Company’s common stock. The 2007 Plan
authorizes the Company to issue up to 2.6 million shares of common stock and the Company has reserved
1.5 million shares of common stock for future issuance pursuant to awards under the 2007 Plan. Effective May 8,
2007, the 1997 Omnibus Stock and Incentive Plan (as amended, the “1997 Plan”) was terminated and no addi-
tional shares will be granted under the 1997 Plan. The Company has reserved 0.5 million shares of common
stock for future issuance upon the exercise of outstanding stock options pursuant to the 1997 Plan.

Recently Issued Accounting Guidance

In May 2011, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update
No. 2011-04, Fair Value Measurement (“ASU 2011-04”), which amended Accounting Standards Codification
(ASC) 820 to clarify existing guidance and minimize differences between U.S. GAAP and International Finan-
cial Reporting Standards (IFRS). ASU 2011-04 requires entities to provide information about valuation tech-
niques and unobservable inputs used in fair value measurements and provide additional disclosures for classes of
assets and liabilities disclosed at fair value. The Company adopted ASU 2011-04 as of January 1, 2012, which
did not have a material impact on our financial statements.

In June 2011, the FASB issued Accounting Standards Update No. 2011-05, Statement of Comprehensive
Income (“ASU 2011-05”), which requires entities to present net income and other comprehensive income in
either a single continuous statement or in two separate, but consecutive, statements of income and comprehensive
income. ASU 2011-05 was effective for the Company January 1, 2012, and the update did not impact the
reported results of operations of the Company.

Segment Information

The Company evaluates the performance and allocates resources of its senior living facilities based on cur-
rent operations and market assessments on a property-by-property basis. The Company does not have a concen-
tration of operations geographically or by product or service as its management functions are integrated at the
property level. The Company has determined that all of its operating units meet the criteria in ASC 280 to be
aggregated into one reporting segment. As such, the Company operates in one segment.

Use of Estimates and Critical Accounting Policies

The preparation of financial statements in conformity with U.S. generally accepted accounting principles
requires management to make estimates and assumptions that affect the amounts reported in the accompanying
financial statements and related footnotes. Management bases its estimates and assumptions on historical experi-
ence, observance of industry trends and various other sources of information and factors, the results of which
form the basis for making judgments about the carrying value of assets and liabilities that are not readily apparent
from other sources. Actual results could differ from these estimates. Critical accounting policies are defined as
those that are reflective of significant judgments and uncertainties, and potentially could result in materially dif-

F-11

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

ferent results under different assumptions and conditions. The Company believes revenue recognition, invest-
ments in unconsolidated joint ventures, leases, long-lived assets, self-insured employee benefits, and income
taxes are its most critical accounting policies and require management’s most difficult, subjective and complex
judgments.

3. Transactions with Affiliates

SHPII/CSL Transactions

In November 2004, the Company formed SHPII/CSL with SHPII. SHPII/CSL was owned 95% by SHPII
and 5% by the Company. In November 2004, SHPII/CSL acquired the Spring Meadows Communities which
currently comprise 628 units with a combined capacity of 758 residents. The Company contributed $1.3 million
for its interests in SHPII/CSL. The Company accounted for its investment in SHPII/CSL under the equity method
of accounting.

The Company was party to the SHPII/CSL Management Agreements with SHPII/CSL, which collectively
owned and operated the Spring Meadows Communities. The SHPII/CSL Management Agreements extended
until various dates through November 2014. The SHPII/CSL Management Agreements generally provided for
management fees of 5% of gross revenue plus reimbursement for costs and expenses related to the communities.
On April 8, 2011, SHPII/CSL closed the Spring Meadows Transaction. Upon closing the sale, the Company
leased the Spring Meadows Communities from HCN. For additional information, refer to Note 18, “Leases.”

SHP III Transactions

In May 2007, the Company and SHPIII formed SHPIII/CSL Miami to develop a senior housing community
in Miamisburg, Ohio. Under the joint venture and related agreements, the Company earns development and
management fees and may receive incentive distributions. The senior housing community currently consists of
97 independent living units and 49 assisted living units and opened in August 2008. The Company contributed
$0.8 million to SHPIII/CSL Miami for its 10% interest and accounts for its investment in SHPIII/CSL Miami
under the equity method of accounting.

In November 2007, the Company and SHPIII formed SHPIII/CSL Richmond Heights to develop a senior
housing community in Richmond Heights, Ohio. Under the joint venture and related agreements, the Company
earns development and management fees and may receive incentive distributions. The senior housing community
currently consists of 61 independent living units and 80 assisted living units and opened in April 2009. The
Company contributed $0.8 million to SHPIII/CSL Richmond Heights for its 10% interest and accounts for its
investment in SHPIII/CSL Richmond Heights under the equity method of accounting. The Company contributed
land to SHP III/CSL Richmond Heights as a capital contribution during formation of the joint venture in
November 2007 resulting in a $0.2 million gain to the Company. The gain had been deferred when the land was
initially contributed to SHP III/CSL Richmond Heights due to the continuing involvement of the Company as a
result of a development agreement guarantee. The Company met the breakeven requirements of the development
agreement guarantee during the third quarter of fiscal 2011 resulting in full satisfaction and termination of the
guarantee and recognition of the deferred gain as a component of gain on disposition of assets, net, within the
Company’s Consolidated Statement of Operations and Comprehensive (Loss) Income.

In December 2007, the Company and SHPIII formed SHPIII/CSL Levis Commons to develop a senior hous-
ing community near Toledo, Ohio. Under the joint venture and related agreements, the Company earns develop-
ment and management fees and may receive incentive distributions. The senior housing community currently
consists of 90 independent living units and 56 assisted living units and opened in April 2009. The Company con-
tributed $0.8 million to SHPIII/CSL Levis Commons for its 10% interest and accounts for its investment in
SHPIII/CSL Levis Commons under the equity method of accounting.

F-12

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

The Company is party to the SHPIII/CSL Management Agreements with SHPIII/CSL. The SHPIII/CSL
Management Agreements are for initial terms of ten years from the date the certificate of occupancy was issued
and currently extend until various dates through January 2019. The SHPIII/CSL Management Agreements gen-
erally provide for management fees of 5% of gross revenue plus reimbursement for costs and expenses related to
the communities.

4. Facility Lease Transactions

The Company currently leases 50 senior living communities from certain REITs. The lease terms are gen-

erally for 10-15 years with renewal options for 5-20 years at the Company’s option.

Under these lease agreements the Company is responsible for all operating costs, maintenance and repairs,
insurance and property taxes. The following table summarizes each of the Company’s lease agreements at
December 31, 2012 (dollars in millions):

Landlord

Date of
Lease

Number of
Communities

Value of
Transaction

Term

Ventas . . . . . . September 30, 2005

Ventas . . . . . . October 18, 2005

Ventas . . . . . .

June 8, 2006

Ventas . . . . . .

January 31, 2008

Ventas . . . . . .

June 27, 2012

HCP . . . . . . . .

May 1, 2006

HCP . . . . . . . . May 31, 2006

HCP . . . . . . . . December 1, 2006

HCP . . . . . . . . December 14, 2006

HCP . . . . . . . .

April 11, 2007

HCN . . . . . . . .

April 16, 2010

HCN . . . . . . . .

May 1, 2010

6

1

1

1

2

3

6

4

1

1

5

3

$ 84.6

19.5

19.1

5.0

43.3

54.0

43.0

51.0

18.0

8.0

48.5

36.0

HCN . . . . . . . . September 10, 2010

HCN . . . . . . . .

April 8, 2011

12

4

104.6

141.0

(4)
(Two five-year renewals)
(4)
(Two five-year renewals)
(4)
(Two five-year renewals)
(4)
(Two five-year renewals)
(4)
(Two five-year renewals)
(5)
(Two ten-year renewals)
10 years
(Two ten-year renewals)
(5)
(Two ten-year renewals)
(5)
(Two ten-year renewals)
(5)
(Two ten-year renewals)
15 years
(One 15-year renewal)
15 years
(One 15-year renewal)
15 years
(One 15-year renewal)
15 years
(One 15-year renewal)

Initial
Lease
Rate(1)

Lease
Acquisition
Costs(2)

Deferred
Gains / Lease
Concessions(3)

8% $ 1.4

$ 4.6

8% 0.2

8% 0.4

7.75% 0.2

6.75% 0.8

8% 0.2

8% 0.2

8% 0.7

7.75% 0.3

7.25% 0.1

8.25% 0.6

8.25% 0.2

8.5% 0.4

—

—

—

—

12.8

0.6

—

—

—

0.8

0.4

2.0

7.25% 0.9

16.2

Subtotal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accumulated amortization through December 31, 2012 . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accumulated deferred gain recognized through December 31, 2012 . . . . . . . . . . . . . . . . . . —

6.6
(2.6)

37.4
—
(13.4)

Net lease acquisition costs / deferred gains / lease concessions as of December 31, 2012 . .

$ 4.0

$ 24.0

(1) Initial lease rates are measured against agreed upon fair market values and are subject to conditional lease

escalation provisions as set forth in each lease agreement.

F-13

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

(2) Lease acquisition costs are being amortized over the respective initial lease term.

(3) Deferred gains of $34.8 million and lease concessions of $2.6 million are being recognized in the Company’s
Consolidated Statements of Operations and Comprehensive (Loss) Income as a reduction in facility lease
expense over the respective initial lease term. Lease concessions of $0.6 million relate to the HCP transaction
on May 31, 2006, and $2.0 million relate to the Signature Transaction on September 10, 2010.

(4) Effective June 27, 2012, the Company closed the Ventas Lease Transaction. All of the leased communities in
the Ventas lease portfolio were modified to be coterminous expiring on September 30, 2020, with two 5-year
renewal extensions available at the Company’s option.

(5) On March 4, 2010, the Company executed a second amendment to the master lease agreement associated
with nine of its leases with HCP to effectively combine the lessees into one master lease and extend the lease
terms for the HCP lease portfolio through October 31, 2018.

Facility lease expense in the Company’s Statements of Operations and Comprehensive (Loss) Income
includes rent expense plus amortization expense relating to leasehold acquisition costs offset by the amortization
of deferred gains and lease incentives.

Ventas

Effective June 27, 2012, the Company closed the Ventas Lease Transaction which resulted in a lease mod-
ification whereby the Company exchanged two of its owned communities for one of the communities in the
existing Ventas lease portfolio and simultaneously leasing back the two communities exchanged. This transaction
was the result of negotiations for a solution to the anticipation of the Company not meeting certain lease cover-
age ratio requirements for its lease portfolio of ten properties with Ventas. The two communities previously
owned by the Company are located in East Lansing, Michigan (the “East Lansing Community”) and Raleigh,
North Carolina (the “Raleigh Community”) and were exchanged for a community located in Merrillville, Indiana
(the “Towne Centre Community”). All three communities continue to be operated by the Company. In con-
junction with this transaction, Ventas assumed approximately $18.3 million of existing mortgage debt with
Berkadia and the Company received the Towne Centre Community unencumbered. All of the leased commun-
ities in the Ventas lease portfolio were modified to be coterminous with the East Lansing and Raleigh Commun-
ity leases expiring on September 30, 2020, with two 5-year renewal extensions available at the Company’s
option, eliminate property-level lease covenants, and contain substantially similar terms and conditions. These
leases were re-evaluated by the Company at the modification date and continue to be treated as operating leases.
Under the terms of the original lease agreements with Ventas, the Company had previously deposited additional
cash collateral of approximately $3.4 million which was returnable to the Company once certain performance
targets were reached. However, due to the rebalanced lease portfolio meeting the lease coverage ratio require-
ments, the Company negotiated the return of these deposits as a condition to the lease modification. Additionally,
due to the extension of the lease terms for the Ventas lease portfolio to fiscal 2020, the rights of Ventas to reset
the underlying values of the leased communities were deferred for five years.

Pursuant

to Accounting Standards Codification (“ASC”) 840, Leases,

the Company performed a
sale/leaseback analysis to determine whether the East Lansing Community and Raleigh Community could be
removed from its Consolidated Balance Sheet. Based upon the analysis performed, the Company concluded cer-
tain aspects of the lease modification would be considered forms of “continuing involvement” which precludes
the Company from derecognizing these assets from its Consolidated Balance Sheet under sale/leaseback account-
ing criteria. Therefore, the Company recorded financing obligations equal to the fair market value of the
communities exchanged and the mortgage debt assumed by Ventas. At the end of the lease term, including
exercise of any renewal options, the net remaining financing obligation less the net carrying value of the leased
assets will be recognized as a non-cash gain on sale of the East Lansing Community and Raleigh Community.
Rental payments under these leases will not be reflected as a component of facility lease expense but will be
recognized as a reduction of the financing obligation and interest expense based upon the Company’s incremental

F-14

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

borrowing rate at the time the transaction was closed. As a result of this transaction, the Company recorded addi-
tions to property and equipment of approximately $13.2 million and other assets, primarily consisting of lease
intangibles, of approximately $11.8 million within the Company’s Consolidated Balance Sheets which will be
depreciated or amortized over the estimated useful lives. The additions to property and equipment were reduced
by approximately $4.9 million which represented the unamortized portion of the deferred gain previously recog-
nized by the Company when the Towne Centre Community had been sold in fiscal 2006. Lease intangibles con-
sist of the fair value of in-place leases associated with the Towne Centre Community and the fair value
attributable to Ventas deferring its right to reset the underlying values of the lease portfolio five years until fiscal
2020.

Spring Meadows

On April 8, 2011, SHPII/CSL sold the Spring Meadows Communities in a sale/leaseback transaction to
HCN. Upon closing the sale, the Company leased the four Spring Meadows Communities from HCN. This lease
was effective April 8, 2011, and has an initial term of 15 years, with one 15-year renewal extension available at
the Company’s option. The initial lease rate is 7.25% and is subject to certain conditional lease escalation claus-
es. The Company incurred $0.9 million, in lease acquisition costs, which have been deferred and are being amor-
tized over the initial 15-year lease term. The Company has accounted for this lease as an operating lease. As a
result of this transaction, the Company received cash proceeds, including incentive distributions, from the sale by
SHPII/CSL of approximately $17.0 million, net of closing costs, resulting in a gain to the Company of approx-
imately $16.1 million, which has been deferred and is being recognized in the Company’s Consolidated State-
ments of Operations and Comprehensive (Loss) Income as a reduction in facility lease expense over the initial
15-year lease term. The Company may receive additional proceeds after the joint venture settles customary post-
closing costs.

Signature

On September 10, 2010, the Company executed an asset purchase agreement with Signature Assisted Living
of Texas, LLC (“Signature”) to acquire its leasehold interests in 12 senior housing communities owned by HCN.
Simultaneously with closing, the Company executed a Master Lease Agreement with HCN for the 12 commun-
ities (the “Master Lease Agreement”). The Master Lease Agreement has an initial term of 15 years with one 15-
year renewal extension available at the Company’s option. The initial lease rate is 8.5% and is subject to certain
conditional escalation clauses. The Company has accounted for this lease as an operating lease. The Company
recorded a lease incentive from HCN equal to the value of the intangible assets acquired from Signature. The
intangible assets acquired and the corresponding lease incentive of $2.0 million was recorded based on fair value
estimates. The intangible assets were recorded within other assets, net, and are being amortized over their
respective useful lives. The lease incentive was recorded within other long-term liabilities and is being amortized
over the initial lease term as a reduction in facility lease expense. Additionally, the Company incurred $0.6 mil-
lion in lease transaction costs, of which $0.4 million have been deferred and are being amortized as a reduction in
facility lease expense over the initial 15-year lease term.

Midwest II

On April 30, 2010, the Company and GE Healthcare sold its respective ownership interests in Midwest II to
HCN in a sale/leaseback transaction of three senior living communities owned by subsidiaries of Midwest II.
Upon closing the sale, the Company leased the three senior housing communities from HCN. This lease was
effective May 1, 2010, and has an initial term of 15 years, with one 15-year renewal extension available at the
Company’s option. The initial lease rate is 8.25% and is subject to certain conditional escalation clauses. The
Company incurred $0.2 million in lease acquisition costs, which have been deferred and are being amortized in
the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income over the initial 15-
year lease term. The Company has accounted for this lease as an operating lease. As a result of this sale/

F-15

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

leaseback transaction, the Company received cash proceeds of approximately $1.3 million, net of closing costs,
resulting in a gain to the Company of approximately $0.4 million, which has been deferred and is being recog-
nized in the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income as a reduction
in facility lease expense over the initial 15-year lease term.

Midwest I

On April 16, 2010, the Company and GE Healthcare sold its respective ownership interests in Midwest I to
HCN in a sale/leaseback transaction of five senior living communities owned by subsidiaries of Midwest I. Upon
closing the sale, the Company leased the five senior housing communities from HCN. This lease was effective
April 16, 2010, and has an initial term of 15 years, with one 15-year renewal extension available at the Compa-
ny’s option. The initial lease rate is 8.25% and is subject to certain conditional escalation clauses. The Company
incurred $0.6 million in lease acquisition costs, which have been deferred and are being amortized in the
Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income over the initial 15-year
lease term. The Company has accounted for this lease as an operating lease. As a result of this sale/leaseback
transaction, the Company received cash proceeds of approximately $3.2 million, net of closing costs, resulting in
a gain to the Company of approximately $0.8 million, which has been deferred and is being recognized in the
Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income as a reduction in facility
lease expense over the initial 15-year lease term.

5. Acquisitions

Fiscal 2012

Effective December 21, 2012, the Company closed the Harbor Court Transaction for approximately
$10.8 million. The community consists of 116 assisted living units. The Company incurred approximately
$0.1 million in transaction costs related to this acquisition which have been included in general and admin-
istrative expenses within the Company’s Consolidated Statements of Operations and Comprehensive (Loss)
Income. The Company obtained financing through Fannie Mae for approximately $7.6 million of the acquisition
price at a fixed rate of 4.58% with a 10-year term with the balance of the acquisition price paid from the Compa-
ny’s existing cash resources.

Effective December 20, 2012, the Company closed the Montclair Transaction for approximately $22.0 mil-
lion. The community consists of 159 independent living units. The Company incurred approximately $0.1 million
in transaction costs related to this acquisition which have been included in general and administrative expenses
within the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income. The Company
obtained financing through Fannie Mae for approximately $17.0 million of the acquisition price at a fixed rate of
4.32% with a 10-year term with the balance of the acquisition price paid from the Company’s existing cash
resources.

Effective October 23, 2012, the Company closed the Country Charm and Woodlands Transaction for approx-
imately $62.5 million. The Company incurred approximately $0.3 million in transaction costs related to this
acquisition which have been included in general and administrative expenses within the Company’s Consolidated
Statements of Operations and Comprehensive (Loss) Income. The communities consist of 440 assisted living
units. The Company obtained financing for four of the communities through Fannie Mae for approximately $26.4
million of the acquisition price at a fixed rate of 4.34% with a 10-year term with the balance of the acquisition
price paid from the Company’s existing cash resources. The Company obtained interim financing for one of the
communities through Berkadia Commercial Mortgage (“Berkadia”) for $6.4 million of the acquisition price at a
variable rate of LIBOR plus 4.5%, with the balance of the acquisition price paid from the Company’s existing
cash resources. The Company obtained long-term fixed rate financing through Fannie Mae on December 28,
2012, for approximately $6.4 million to replace the Berkadia interim loan at a fixed rate of 4.5% with a 10-year
term. Due to a recent expansion, the Company also obtained interim financing for one of the communities

F-16

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

through Berkadia for $11.6 million of the acquisition price at a variable rate of LIBOR plus 4.5% which matures
on November 10, 2013, with the balance of the acquisition price paid from the Company’s existing cash
resources. This community, including the expansion, will be eligible for permanent financing within six months.
The Company obtained long-term fixed rate financing to replace the $11.6 million Berkadia interim loan on
March 7, 2013, from Fannie Mae at a fixed rate of 4.66% with a 10-year term.

Effective October 23, 2012, the Company closed the Batesville Transaction for approximately $4.0 million.
The community consists of 41 assisted living units. The Company incurred approximately $0.1 million in trans-
action costs related to this acquisition which have been included in general and administrative expenses within
the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income. The Company
obtained financing through Fannie Mae for approximately $2.6 million of the acquisition price at a fixed rate of
4.34% with a 10-year term with the balance of the acquisition price paid from the Company’s existing cash
resources.

Effective October 17, 2012, the Company closed the acquisition of one senior living community located in
Corpus Christi, Texas, for approximately $6.4 million. The community acquired is part of the five community
Esperanza Transaction of which the other four communities closed during the first quarter of fiscal 2012. The
community consists of 50 assisted living units. The Company incurred approximately $0.1 million in transaction
costs related to this acquisition which have been included in general and administrative expenses within the
Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income. The Company assumed
mortgage debt originated by the U.S. Department of Housing and Urban Development (“HUD”) of approx-
imately $3.2 million of the acquisition price at a fixed rate of 4.48% with approximately a 33-year remaining
term with the balance of the acquisition price paid from the Company’s existing cash resources.

Effective April 30, 2012, the Company closed the Remington Transaction for approximately $19.2 million.
The community consists of 128 independent living units. The Company incurred approximately $0.1 million in
transaction costs related to this acquisition which have been included in general and administrative expenses
within the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income. The Company
obtained financing through Fannie Mae for approximately $11.8 million of the acquisition price at a fixed rate of
4.48% with a 10-year term, with the balance of the acquisition price paid from the Company’s existing cash
resources.

Effective March 30, 2012, the Company closed the Riverbend Transaction for approximately $15.3 million.
The community consists of 97 assisted living units. The Company incurred approximately $0.1 million in trans-
action costs related to this acquisition which have been included in general and administrative expenses within
the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income. The Company
obtained financing through Fannie Mae for approximately $11.5 million of the acquisition price at a fixed rate of
4.76% with a 10-year term, with the balance of the acquisition price paid from the Company’s existing cash
resources.

Effective March 30, 2012, the Company closed the Esperanza Transaction for approximately $34.1 million.
The four communities acquired are part of a five community transaction with the fifth community located in
Corpus Christi, Texas, which closed on October 17, 2012. The four communities acquired consist of
45 independent living units and 211 assisted living units. The Company incurred approximately $0.2 million in
transaction costs related to this acquisition which have been included in general and administrative expenses
within the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income. The Company
obtained financing through Fannie Mae for approximately $26.1 million of the acquisition price at a fixed rate of
4.69% with a 10-year term, with the balance of the acquisition price paid from the Company’s existing cash
resources.

Effective March 1, 2012, the Company closed the Granbury Transaction for approximately $7.0 million.
The community consists of 82 assisted living units. The Company incurred approximately $0.2 million in trans-

F-17

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

action costs related to this acquisition which have been included in general and administrative expenses within
the Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income. The Company
obtained financing through Fannie Mae for approximately $5.4 million of the acquisition price at a fixed rate of
4.38% with a 10-year term, with the balance of the acquisition price paid from the Company’s existing cash
resources.

As a result of these acquisitions, during fiscal 2012 the Company recorded additions to property and equip-
ment of approximately $170.3 million and other assets, primarily consisting of in-place lease intangibles, of
approximately $22.9 million within the Company’s Consolidated Balance Sheets which will be depreciated or
amortized over the estimated useful lives. The purchase accounting for the Harbor Court Transaction and Mon-
tclair Transaction is preliminary as it is subject to final valuation adjustments,

During fiscal 2012, these acquisitions generated $18.2 million of revenue and $(4.5) million of losses before
income taxes which are included in the Company’s Consolidated Statements of Operations and Comprehensive
(Loss) Income from the dates of acquisition. Losses before income taxes primarily result from the amortization
of in-place lease intangibles associated with these acquisitions during fiscal 2012. The unaudited pro forma
combined results of operations have been prepared as if the acquisitions had occurred on January 1, 2011, as
follows (in thousands):

December 31,

2012

2011

Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Income (loss) before income taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$339,606
$ 10,499

$309,786
$ (14,192)

The unaudited pro forma consolidated amounts are presented for informational purposes only and do not
necessarily reflect the results of operations of the Company that would have actually resulted had the acquisitions
occurred on January 1, 2011.

Fiscal 2011

Effective October 19, 2011, the Company closed the Pulliam Transaction for $30.0 million. These commun-
ities consist of 56 independent living units and 141 assisted living units. The Company incurred approximately
$0.4 million in transaction costs related to this acquisition which have been included in general and admin-
istrative expenses within the Company’s Consolidated Statements of Operations and Comprehensive (Loss)
Income. The Company obtained financing through Fannie Mae for $22.1 million of the acquisition price at a
fixed rate of 4.92% with a 10-year term with the balance of the acquisition price paid from the Company’s exist-
ing cash resources.

Effective August 1, 2011, the Company closed the Summit Point Transaction for $27.3 million. This com-
munity consists of 100 independent living units and 50 assisted living units. The Company incurred approx-
imately $0.2 million in transaction costs related to this acquisition which have been included in general and
administrative expenses within the Company’s Consolidated Statements of Operations and Comprehensive
(Loss) Income. The Company obtained interim financing through KeyBank on August 1, 2011, for $19.0 million
of the acquisition price at a variable rate of LIBOR plus 2.25% with a maturity date of December 31, 2011, with
the balance of the acquisition price paid from the Company’s existing cash resources. The Company obtained
long-term fixed rate financing through Fannie Mae on September 27, 2011, for $19.0 million to replace the
KeyBank interim loan at a fixed rate of 4.92% with a 10-year term.

Effective July 29, 2011, the Company closed the Keystone Woods and Wynnfield Crossing Transaction for
$16.0 million. These communities consist of 109 assisted living units. The Company incurred approximately
$0.3 million in transaction costs related to this acquisition which have been included in general and admin-
istrative expenses within the Company’s Consolidated Statements of Operations and Comprehensive (Loss)
Income. The Company obtained financing through Fannie Mae on July 29, 2011, for $6.75 million of the acquis-

F-18

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

ition price for the property located in Rochester, Indiana, at a fixed rate of 5.69% with a 10-year term with the
balance of the acquisition price paid from the Company’s existing cash resources. The Company obtained financ-
ing through Fannie Mae on September 27, 2011, for $4.8 million of the acquisition price for the property located
in Anderson, Indiana, at a fixed rate of 4.97% with a 10-year term with the balance being paid from the Compa-
ny’s existing cash resources.

Effective July 15, 2011, the Company closed the GreenTree at Kokomo Transaction for $10.2 million. This
community consists of 78 assisted living units. The Company incurred approximately $0.1 million in transaction
costs related to this acquisition which have been included in general and administrative expenses within the
Company’s Consolidated Statements of Operations and Comprehensive (Loss) Income. The Company obtained
financing through Fannie Mae on July 29, 2011, for $6.75 million of the acquisition price at a fixed rate of 5.69%
with a 10-year term with the balance of the acquisition price paid from the Company’s existing cash resources.

As a result of these acquisitions, during fiscal 2011 the Company recorded additions to property and equip-
ment, net, of $75.1 million and other assets, net, primarily consisting of in-place lease intangibles, of $8.3 million
within the Consolidated Balance Sheet which will be depreciated or amortized over the estimated useful lives.

6. Property and Equipment

Property and equipment consists of the following (in thousands):

Asset Lives

2012

2011

December 31,

Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Land improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Buildings and building improvements . . . . . . . . . . . . . . . . .
Furniture and equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Automobiles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Leasehold improvements . . . . . . . . . . . . . . . . . . . . . . . . . . .
Construction in progress . . . . . . . . . . . . . . . . . . . . . . . . . . . .

5 to 20 years
10 to 40 years
5 to 10 years
5 to 7 years
(1)
(2)

Less accumulated depreciation and amortization.

. . . . . . . .

$ 39,599
7,256
551,633
26,121
2,616
29,170
367

656,762
129,603

$ 22,925
3,253
400,656
20,371
1,874
25,395
565

475,039
109,580

Property and equipment, net . . . . . . . . . . . . . . . . . . . . . . .

$527,159

$365,459

(1) Leasehold improvements are amortized over the shorter of the useful life of the asset or the remaining lease term.

(2) Construction in progress at December 31, 2012, includes $0.3 million of capitalized computer software

development costs.

Furniture and equipment includes $2.3 million of capitalized computer software development costs at
December 31, 2012 and 2011, of which $2.2 million and $1.7 million has been amortized and is included as a
component of accumulated depreciation and amortization at December 31, 2012 and 2011, respectively.
Automobiles include $0.1 million and $0.2 million of assets under capital lease at December 31, 2012 and 2011,
respectively, of which $35,000 and $34,000 has been amortized and is included as a component of accumulated
depreciation and amortization at December 31, 2012 and 2011, respectively.

Property and equipment includes $32.4 million of assets under capital lease in connection with the Ventas
Lease Transaction, of which $10.9 million has been amortized and is included as a component of accumulated
depreciation and amortization at December 31, 2012. For additional information, refer to Note 4, “Facility Lease
Transactions.”

F-19

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

7. Other Assets

Other assets consist of the following (in thousands):

Deferred loan costs, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deferred lease costs, net
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Security and other deposits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
In-place lease intangibles, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

December 31,

2012

2011

$ 4,016
11,839
10,673
14,163
2,226

$ 2,412
3,667
13,560
5,542
3,835

$42,917

$29,016

In connection with the Company’s acquisitions and Ventas Lease Transaction, subject to final valuation
adjustments, the Company recorded additions to in-place lease intangibles in order to reflect the value associated
with the resident operating leases acquired. In-place lease intangibles are being amortized over the estimated
remaining useful life of the respective resident operating leases. The value of in-place leases includes lost rev-
enue that would be realized if the resident operating leases were to be replaced by the Company. At
December 31, 2012 and 2011, the Company had gross in-place lease intangibles of $33.3 million and $10.3 mil-
lion, respectively. Accumulated amortization was $19.1 million and $4.8 million at December 31, 2012 and
2011, respectively. The unamortized balance at December 31, 2012, is expected to be fully amortized during
fiscal 2013.

In connection with the Ventas Lease Transaction, the Company recorded additions to deferred lease costs of
approximately $8.3 million in order to reflect the value attributable to Ventas deferring its right to reset the
underlying values of the lease portfolio five years until fiscal 2020. For additional information, refer to Note 4,
“Facility Lease Transactions.” Accumulated amortization was $0.5 million at December 31, 2012. Amortization
expense is expected to be $1.0 million in each of the next five fiscal years.

8. Accrued Expenses

Accrued expenses consist of the following (in thousands):

Accrued salaries, bonuses and related expenses . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued property taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued health claims and workers comp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued professional fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

December 31,

2012

2011

$ 7,529
11,311
1,503
1,822
572
1,708

$ 5,508
8,941
1,150
1,327
618
1,542

$24,445

$19,086

F-20

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

9. Notes Payable

Notes payable consists of the following (in thousands):

Lender

Freddie Mac . . . . . . . . . . . . . . . . . . . . .
Freddie Mac . . . . . . . . . . . . . . . . . . . . .
Freddie Mac . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Fannie Mae . . . . . . . . . . . . . . . . . . . . .
Berkadia . . . . . . . . . . . . . . . . . . . . . . . .
Berkadia . . . . . . . . . . . . . . . . . . . . . . . .
HUD . . . . . . . . . . . . . . . . . . . . . . . . . . .
TCF . . . . . . . . . . . . . . . . . . . . . . . . . . .
Insurance Financing . . . . . . . . . . . . . . .
Insurance Financing . . . . . . . . . . . . . . .
Insurance Financing . . . . . . . . . . . . . . .
Insurance Financing . . . . . . . . . . . . . . .
Insurance Financing . . . . . . . . . . . . . . .

Less current portion . . . . . . . . . . . . . . .

Average
Monthly
Payment

$ 728
101
60
178
78
26
101
117
27
60
135
60
144
33
84
39
28
46
108
16
1
122
44
216
118
56

$2,726

Net Book Value
Of Collateral(1)

Interest
Rate

Maturity
Date

Notes Payable
December 31,

2012

2011

$167,351
83,772
7,080
43,390
16,798
5,972
23,172
26,029
5,960
13,363
30,077
17,311
36,115
7,826
19,683
9,685
32,772
14,378
5.46
19,824
4.48
5,849
10
7.55
— 2.95
— 2.87
— 2.26
2.60
2.33

July 2015
July 2015
April 2017
June 2017
August 2021
October 2021
October 2021

6.29%
4.39
5.75
5.91
5.69
4.97
4.92
4.92 November 2021
4.38
4.76
4.69
4.48
4.34 November 2022
4.50 November 2022
4.32
4.58
4.47

March 2022
April 2022
April 2022
May 2022

January 2023
January 2023
June 2017

(3) November 2013

August 2015
September 2045
January 2014
February 2012
October 2012
March 2013
May 2013
September 2013

$ 96,433
20,068
8,837
27,809
13,281
4,729
18,685
21,723
5,312
11,364
25,851
11,735
28,920
6,417
16,995
7,577
5,557
11,550
14,784
3,233
7

—
—
644
585
500

$ 98,920
—
9,031
28,261
13,447
4,797
18,956
22,036
—
—
—
—
—
—
—
—
—
—
33,815
—
12
242
436
3,183
—
—

5.27%(2)

362,596

233,136

20,230

8,196

$342,366

$224,940

(1) 46 of the facilities owned by the Company are encumbered by mortgage debt and are provided as collateral

under their respective loan agreements.

(2) Weighted average interest rate on current fixed interest rate debt outstanding.

(3) Variable interest rate of LIBOR plus 4.5% which was 4.75% at December 31, 2012. On March 7, 2013, the

Company obtained long-term fixed rate financing to replace this loan from Fannie Mae at a fixed rate of 4.66%
with a 10-year term.

F-21

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

The aggregate scheduled maturities of notes payable at December 31, 2012, are as follows (in thousands):

2013 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2014 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2015 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2016 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2017 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Thereafter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

20,230
7,381
127,968
4,036
42,073
160,908

$362,596

On December 28, 2012, the Company obtained approximately $6.4 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.5% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On December 21, 2012, the Company obtained approximately $7.6 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.58% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.2 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On December 20, 2012, the Company obtained approximately $17.0 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.32% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.2 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On October 23, 2012, the Company obtained approximately $2.6 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.34% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On October 23, 2012, in conjunction with the acquisition of one senior living community, the Company
obtained interim financing from Berkadia for approximately $6.4 million at a variable interest rate of LIBOR
plus 4.5% with a maturity date of February 10, 2013. The Company incurred approximately $42,000 in deferred
financing costs related to this loan, which is being amortized over the initial loan term. The Company obtained
long-term fixed rate financing from Fannie Mae on December 28, 2012, to replace this loan.

On October 23, 2012, in conjunction with the acquisition of one senior living community, the Company
obtained interim financing from Berkadia for approximately $11.6 million at a variable interest rate of LIBOR
plus 4.5% with a maturity date of November 10, 2013. The Company incurred approximately $0.2 million in
deferred financing costs related to this loan, which is being amortized over the initial loan term. The Company
obtained long-term fixed rate financing from Fannie Mae on March 7, 2013, to replace this loan at a fixed rate of
4.66% with a 10-year term.

On October 23, 2012, the Company obtained approximately $26.4 million of mortgage debt on four senior
living communities from Fannie Mae. The new mortgage loans are cross-collateralized and cross-defaulted with
each other and with the $2.6 million mortgage loan from Fannie Mae that closed on October 23, 2012, and each
have a ten-year term with interest rates fixed at 4.34% and the principal amortized over a 30-year term. The
Company incurred approximately $0.4 million in deferred financing costs related to these loans, which is being
amortized over ten years.

On October 17, 2012, the Company assumed approximately $3.2 million of mortgage debt on one senior
living community originated by HUD. The mortgage loan has a remaining term of approximately 33-years with a
4.48% fixed interest rate.

F-22

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

On June 27, 2012, in conjunction with the Ventas Lease Transaction, existing mortgage debt of approx-
imately $18.3 million was assumed by Ventas with no further obligation to the Company. Approximately
$0.1 million of unamortized deferred loan costs were written off in connection with the debt assumption by
Ventas.

On June 21, 2012, the Company completed supplemental financing of approximately $20.2 million from
Freddie Mac at a fixed rate of 4.39% on eight communities with existing mortgage debt maturing in July 2015.
The supplemental loans are cross-collateralized and cross-defaulted with each other and with the original mort-
gage debt. The Company incurred approximately $0.6 million in deferred financing costs related to these loans,
which is being amortized over the remaining loan terms.

On May 31, 2012, the Company renewed certain insurance policies and entered into a finance agreement
totaling approximately $1.4 million. The finance agreement has a fixed interest rate of 2.6% with principal being
repaid over an 11-month term.

On April 30, 2012, the Company obtained approximately $11.8 million of mortgage debt on one senior liv-
ing community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.48% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred
financing costs related to this loan, which is being amortized over ten years.

On March 30, 2012, the Company obtained approximately $11.5 million of mortgage debt on one senior
living community from Fannie Mae. The new mortgage loan has a ten-year term with a 4.76% fixed interest rate
and the principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred
financing costs related to these loans, which is being amortized over ten years.

On March 30, 2012, the Company obtained approximately $26.1 million of mortgage debt on four senior
living communities from Fannie Mae. The new mortgage loans are cross-collateralized and cross-defaulted and
each have a ten-year term with interest rates fixed at 4.69% and the principal amortized over a 30-year term. The
Company incurred approximately $0.3 million in deferred financing costs related to these loans, which is being
amortized over ten years.

On March 8, 2012, the Company completed supplemental financing of approximately $5.6 million from
Fannie Mae at a fixed rate of 4.47% on three communities with existing mortgage debt maturing in June 2017.
The supplemental loans are cross-collateralized and cross-defaulted with each other and with the original mort-
gage debt. The Company incurred approximately $0.2 million in deferred financing costs related to these loans,
which is being amortized over the remaining loan terms.

On March 1, 2012, the Company obtained approximately $5.4 million of mortgage debt on one senior living
community from Fannie Mae. The new mortgage loan has a ten-year term and a 4.38% fixed interest rate and the
principal amortized over a 30-year term. The Company incurred approximately $0.1 million in deferred financing
costs related to these loans, which is being amortized over ten years.

On December 1, 2011, the Company renewed certain insurance policies and entered into a finance agree-
ment totaling approximately $3.5 million. The finance agreement has a fixed interest rate of 2.264% with princi-
pal being repaid over a 15-month term.

On October 19, 2011, the Company obtained approximately $22.1 million of mortgage debt on three senior
living communities from Fannie Mae. The new mortgage loans are cross-collateralized and cross-defaulted and
each have a ten-year term with interest rates fixed at 4.92% and the principal amortized over a 30-year term. The
Company incurred approximately $0.3 million in deferred financing costs related to these loans, which is being
amortized over ten years.

On September 27, 2011, the Company obtained approximately $23.8 million of mortgage debt on two senior
living communities from Fannie Mae. The new mortgage loans each have a ten-year term with interest rates fixed
at 4.92% for approximately $19.0 million of the mortgage debt and 4.97% for approximately $4.8 million of the

F-23

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

mortgage debt and with the principal amortized over a 30-year term on each loan. The $4.8 million mortgage
loan is cross-collateralized and cross-defaulted with the mortgage loans obtained by the Company with Fannie
Mae on July 29, 2011. The Company incurred approximately $0.3 million in deferred financing costs related to
these loans, which is being amortized over ten years.

On August 1, 2011, in conjunction with the acquisition of one senior living community, the Company
obtained interim financing from KeyBank for approximately $19.0 million at a variable interest rate of LIBOR
plus 2.25% with a maturity date of December 31, 2011. The Company obtained long-term fixed rate financing
from Fannie Mae on September 27, 2011, to replace this loan.

On July 29, 2011, the Company obtained approximately $13.5 million of mortgage debt on two senior living
communities from Fannie Mae. The new mortgage loans each have a ten-year term with interest rates fixed at
5.69% and the principal amortized over a 30-year term. The loans are cross-collateralized and cross-defaulted
with each other and with the $4.8 million mortgage loan obtained by the Company from Fannie Mae on Sep-
tember 27, 2011. The Company incurred approximately $0.2 million in deferred financing costs related to these
loans, which is being amortized over ten years. In conjunction with the acquisition of these senior living
communities the Company assumed approximately $0.1 million in promissory notes for three vehicles that are
used for transportation of employees and residents. The blended interest rate is 7.55% and the outstanding bal-
ance has been included within the Company’s Consolidated Balance Sheets as a component of notes payable.

On May 31, 2011, the Company renewed certain insurance policies and entered into a finance agreement
totaling approximately $1.2 million. The finance agreement has a fixed interest rate of 2.945% with principal
being repaid over a 10-month term.

On March 25, 2011, in connection with the Spring Meadows Transaction, the Company issued standby let-
ters of credit, totaling approximately $2.6 million, for the benefit of HCN on certain leases between HCN and the
Company.

On September 10, 2010, the Company issued standby letters of credit, totaling approximately $2.2 million,

for the benefit of HCN on certain leases between HCN and the Company.

On April 16, 2010, the Company issued standby letters of credit, totaling approximately $1.7 million, for the

benefit of HCN on certain leases between HCN and the Company.

The senior housing communities owned by the Company and encumbered by mortgage debt are provided as
collateral under their respective loan agreements. At December 31, 2012 and 2011, these communities carried a
total net book value of $469.8 million and $339.4 million, respectively, with total mortgage loans outstanding of
$360.9 million and $229.3 million, respectively.

In connection with the Company’s loan commitments described above, the Company incurred financing
charges that were deferred and amortized over the life of the notes. At December 31, 2012 and 2011, the Com-
pany had gross deferred loan costs of $6.2 million and $4.3 million, respectively. Accumulated amortization was
$2.2 million and $1.9 million at December 31, 2012 and 2011, respectively. Amortization expense is expected to
be $1.1 million in each of the next five fiscal years.

The Company must maintain certain levels of tangible net worth and comply with other restrictive cove-
nants under the terms of certain promissory notes. The Company was in compliance with all of its debt covenants
at December 31, 2012 and 2011.

10. Equity

Preferred Stock

The Company is authorized to issue preferred stock in series and to fix and state the voting powers and such
designations, preferences and relative participating, optional or other special rights of the shares of each such

F-24

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

series and the qualifications, limitations and restrictions thereof. Such action may be taken by the Board without
stockholder approval. The rights, preferences and privileges of holders of common stock are subject to the rights
of the holders of preferred stock. No preferred stock was outstanding as of December 31, 2012 and 2011.

Share Repurchases

On January 22, 2009, the Company’s board of directors approved a share repurchase program that
authorized the Company to purchase up to $10.0 million of the Company’s common stock. Purchases may be
made from time to time using a variety of methods, which may include open market purchases, privately nego-
tiated transactions or block trades, or by any combination of such methods, in accordance with applicable insider
trading and other securities laws and regulations. The size, scope and timing of any purchases will be based on
business, market and other conditions and factors, including price, regulatory and contractual requirements or
consents, and capital availability. The repurchase program does not obligate the Company to acquire any partic-
ular amount of common stock and the share repurchase authorization has no stated expiration date. Shares of
stock repurchased under the program will be held as treasury shares. Pursuant to this authorization, during fiscal
2009, the Company purchased 349,800 shares at an average cost of $2.67 per share for a total cost to the Com-
pany of approximately $0.9 million. All such purchases were made in open market transactions. The Company
did not purchase any shares of its common stock pursuant to the Company’s share repurchase program during
fiscal 2012 or 2011.

11. Stock-Based Compensation

Stock Options

The Company’s stock option program is a long-term retention program that is intended to attract, retain and
provide incentives for employees, officers and directors and to align stockholder and employee interest. The
Company’s options generally vest over one to five years and the related expense is amortized on a straight-line
basis over the vesting period.

A summary of the Company’s stock option activity and related information for the years ended

December 31, 2012, 2011, and 2010 is presented below:

Outstanding at
Beginning of
Year

Granted

Exercised

Forfeited

Outstanding
End of Year

Options
Exercisable

December 31, 2012
Shares . . . . . . . . . . . . . . . . . . . . . . . . . . .
Weighted average price . . . . . . . . . . . . .
December 31, 2011
Shares . . . . . . . . . . . . . . . . . . . . . . . . . . .
Weighted average price . . . . . . . . . . . . .
December 31, 2010
Shares . . . . . . . . . . . . . . . . . . . . . . . . . . .
Weighted average price . . . . . . . . . . . . .

285,100
6.28

$

—
$— $

19,170
6.36

— 265,930
6.28

$ — $

265,930
6.28

$

516,334
4.44

$

—
$— $

231,234
2.17

— 285,100
6.28

$ — $

285,100
6.28

$

642,120
4.34

$

—
$— $

99,752
3.58

26,034
5.21

$

516,334
4.44

$

516,334
4.44

$

The options outstanding and the options exercisable at December 31, 2012, 2011, and 2010, had an
aggregate intrinsic value of $3.3 million, $0.5 million, and $1.2 million, respectively. All stock options out-
standing are fully vested.

F-25

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

The following table summarizes information relating to the Company’s options outstanding and options

exercisable as of December 31, 2012.

Options Outstanding

Options Exercisable

Number
Outstanding at
End of Year

Weighted Average
Remaining
Contractual Life
(Years)

Weighted Average
Exercise Price

Number
Exercisable at
End of Year

Weighted Average
Exercise Price

Range of Exercise Prices

$3.02 . . . . . . . . . . . . . . . . . .
$3.37 . . . . . . . . . . . . . . . . . .
$4.50 . . . . . . . . . . . . . . . . . .
$4.85 . . . . . . . . . . . . . . . . . .
$5.90 . . . . . . . . . . . . . . . . . .
$6.30 . . . . . . . . . . . . . . . . . .
$10.97 . . . . . . . . . . . . . . . . .

3,000
4,000
1,000
6,000
6,000
239,930
6,000

$3.02 to $10.97 . . . . . . . . . .

265,930

Restricted Stock

0.39
0.33
1.58
1.38
2.36
0.92
3.35

1.01

$ 3.02
$ 3.37
$ 4.50
$ 4.85
$ 5.90
$ 6.30
$10.97

$ 6.28

3,000
4,000
1,000
6,000
6,000
239,930
6,000

265,930

$ 3.02
$ 3.37
$ 4.50
$ 4.85
$ 5.90
$ 6.30
$10.97

$ 6.28

The Company may grant restricted stock awards to employees, officers, and directors in order to attract,
retain, and provide incentives for such individuals and to more closely align stockholder and employee interests.
For restricted stock awards without performance-based vesting conditions, the Company records compensation
expense for the entire award on a straight-line basis over the requisite service period, which is generally a period
of three to four years, but such awards are considered outstanding at the time of grant since the holders thereof
are entitled to dividends and voting rights. For restricted stock awards with performance-based vesting con-
ditions, total compensation expense is recognized over the requisite service period for each separately vesting
tranche of the award as if the award is, in substance, multiple awards once the performance target is deemed
probable of achievement. Performance goals are evaluated periodically and if such goals are not ultimately met
or it is not probable the goals will be achieved, no compensation expense is recognized and any previously
recognized compensation expense is reversed.

The Company recognizes compensation expense of a restricted stock award over its respective vesting or
performance period based on the fair value of the award on the grant date, net of forfeitures. A summary of the
Company’s restricted common stock awards activity and related information for the year ended December 31,
2012, is presented below:

Outstanding at
Beginning of
Year

Issued

Vested

Forfeited

Outstanding
End of Year

December 31, 2012
Shares . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
December 31, 2011
Shares . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
December 31, 2010
Shares . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

626,442

508,191

323,415

8,000

803,218

449,893

400,580

207,961

16,070

626,442

649,207

59,000

236,742

21,572

449,893

The restricted stock outstanding at December 31, 2012, 2011, and 2010, had an aggregate intrinsic value of

$15.0 million, $5.0 million, and $3.0 million, respectively.

During fiscal 2012, the Company awarded 508,191 shares of restricted common stock to certain employees
and directors of the Company. The average market value of the common stock on the date of grant was $9.20.
These awards of restricted shares vest over a one to four-year period and had an intrinsic value of $4.2 million on
the date of issue.

F-26

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

Stock Based Compensation

The Company uses the Black-Scholes option pricing model to estimate the grant date fair value of its stock
options. The Black-Scholes model requires the input of certain assumptions including expected volatility,
expected dividend yield, expected life of the option and the risk free interest rate. The expected volatility used by
the Company is based primarily on an analysis of historical prices of the Company’s common stock. The
expected term of options granted is based primarily on historical exercise patterns on the Company’s outstanding
stock options. The risk free rate is based on zero-coupon U.S. Treasury yields in effect at the date of grant with
the same period as the expected option life. The Company does not expect to pay dividends on its common stock
and therefore has used a dividend yield of zero in determining the fair value of its awards. The option forfeiture
rate assumption used by the Company, which affects the expense recognized as opposed to the fair value of the
award, is based primarily on the Company’s historical option forfeiture patterns. The Company recognizes
compensation expense of a restricted stock award over its vesting period based on the fair value of the award on
the grant date, net of estimated forfeitures.

The Company has total stock-based compensation expense, net of estimated forfeitures, of $4.3 million not
recognized for the year ended December 31, 2012, and expects this expense to be recognized over approximately
a one to four-year period.

12. Income Taxes

The (benefit) provision for income taxes consists of the following (in thousands):

Year Ended December 31,

2012

2011

2010

Current:

Federal
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
State . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$

574
1,927

$ 3,441
1,739

$(1,184)
383

Deferred:
Federal
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
State . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

(2,613)
(919)

(1,791)
(890)

3,327
895

$(1,031)

$ 2,499

$ 3,421

The (benefit) provision for income taxes differed from the amounts of income tax (benefit) provision
determined by applying the U.S. federal statutory income tax rate to income before (benefit) provision for
income taxes as a result of the following (in thousands):

Tax (benefit) provision at federal statutory rates . . . . . . . . . . . . . . . . . .
State income tax expense, net of federal effects . . . . . . . . . . . . . . . . . . .
Federal and state income tax return true up . . . . . . . . . . . . . . . . . . . . . .
State effective rate changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Year Ended December 31,

2012

2011

2010

$(1,397)
641
(122)
36
(189)

$1,878
489
47
71
14

$2,610
844
(40)
—

7

$(1,031)

$2,499

$3,421

F-27

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

A summary of the Company’s deferred tax assets and liabilities, are as follows (in thousands):

December 31,

2012

2011

Deferred tax assets:

Deferred gains on sale/leaseback transactions . . . . . . . . . . . . . . . . . . . . . . . . .
Depreciation and amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net operating loss carryforward (expiring up to 2032) . . . . . . . . . . . . . . . . . . .
Compensation costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Investments in unconsolidated joint ventures . . . . . . . . . . . . . . . . . . . . . . . . . .
Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 9,915
—
2,787
818
541
1,555

$12,742
181
1,155
792
1,936
1,462

Total deferred tax assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

15,616

18,268

Deferred tax liabilities:

Depreciation and amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

4,823

11,007

Total deferred tax assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$10,793

$ 7,261

Current deferred tax assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Long-term deferred tax assets, net

$ 1,443
9,350

$ 1,479
5,782

Total deferred tax assets, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$10,793

$ 7,261

Deferred income taxes reflect the net tax effects of temporary differences between the carrying amounts of
assets and liabilities for financial reporting purposes and the amounts used for income tax purposes. Management
regularly evaluates the future realization of deferred tax assets and provides a valuation allowance, if considered
necessary, based on such evaluation. The Company has evaluated future expectations of income and believes,
based upon this analysis, the realization of net deferred tax assets is reasonably assured and therefore has not
provided for a valuation allowance. However, the benefits of the net deferred tax assets might not be realized if
actual results differ from expectations.

As of December 31, 2012, the Company has federal and state net operating loss carryforwards of $2.2 mil-
lion and $24.1 million and related deferred tax assets of $0.8 million and $2.0 million, respectively. The Com-
pany is generally no longer subject to federal and state tax audits for years before 2006.

13. Employee Benefit Plans

The Company has a 401(k) salary deferral plan (the “Plan”) in which all employees of the Company meet-
ing minimum service and age requirements are eligible to participate. Contributions to the Plan are in the form of
employee salary deferrals, which are subject to employer matching contributions of up to 2% of the employee’s
annual salary. The Company’s contributions are funded semi-monthly to the Plan administrator. Matching con-
tributions of $0.4 million were contributed to the Plan annually in fiscal 2012, 2011, and 2010. The Company
incurred administrative expenses related to the Plan of $14,500, $14,200, and $13,750 in fiscal 2012, 2011, and
2010, respectively.

14. Contingencies

The Company has claims incurred in the normal course of its business. Most of these claims are believed by
management to be covered by insurance, subject to normal reservations of rights by the insurance companies and
possibly subject to certain exclusions in the applicable insurance policies. Whether or not covered by insurance,
these claims, in the opinion of management, based on advice of legal counsel, should not have a material effect
on the consolidated financial statements of the Company if determined adversely to the Company.

F-28

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

15. Fair Value of Financial Instruments

The carrying amounts and fair values of financial instruments at December 31, 2012 and 2011 are as follows

(in thousands):

Cash and cash equivalents . . . . . . . . . . . . . . . . . . . .
Restricted cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Notes payable . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

2012

2011

Carrying
Amount

$ 18,737
10,179
362,596

Fair Value

$ 18,737
10,179
378,459

Carrying
Amount

$ 22,283
9,102
233,136

Fair Value

$ 22,283
9,102
237,536

The following methods and assumptions were used in estimating its fair value disclosures for financial

instruments:

Cash and cash equivalents and Restricted cash: The carrying amounts reported in the balance sheet for

cash and cash equivalents and restricted cash equal fair value.

Notes payable: The fair value of notes payable is estimated using discounted cash flow analysis, based on
current incremental borrowing rates for similar types of borrowing arrangements, which represent level 2 inputs
as defined in the accounting standards codification.

The estimated fair value of these assets and liabilities could be affected by market changes and this effect

could be material.

16. Investments in Unconsolidated Joint Ventures

The Company’s investments in unconsolidated joint ventures consist of the following (in thousands):

SHPIII/CSL Miami member interest
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
SHPIII/CSL Richmond Heights member interest . . . . . . . . . . . . . . . . . . . . . . . . . . .
SHPIII/CSL Levis Commons member interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

December 31,

2012

2011

$

16
570
488

$ —
573
497

$1,074

$1,070

SHPIII/CSL Miami:

In May 2007, the Company and SHPIII entered into SHPIII/CSL Miami to develop a
senior housing community in Miamisburg, Ohio. Under the joint venture and related agreements, the Company
earns development and management fees and may receive incentive distributions. The senior housing community
currently consists of 101 independent living units and 45 assisted living units with a capacity of 196 residents and
opened in August 2008. The Company contributed $0.8 million to SHPIII/CSL Miami for its 10% interest. The
Company accounts for its investment in SHPIII/CSL Miami under the equity method of accounting and the
Company recognized losses in the equity of SHPIII/CSL Miami of $(0.2) million, $(0.7) million, and $(0.4) mil-
lion in fiscal 2012, 2011, and 2010, respectively. The Company earned $0.2 million in management fees on the
community in each of fiscal 2012, 2011, and 2010.

SHPIII/CSL Richmond Heights:

In November 2007, the Company and SHPIII entered into SHPIII/CSL
Richmond Heights to develop a senior housing community in Richmond Heights, Ohio. Under the joint venture
and related agreements, the Company earns development and management fees and may receive incentive dis-
tributions. The senior housing community currently consists of 96 independent living units and 45 assisted living
units with a capacity of 197 residents and opened in April 2009. The Company contributed $0.8 million to
SHPIII/CSL Richmond Heights for its 10% interest. The Company accounts for its investment in SHPIII/CSL
Richmond Heights under the equity method of accounting and the Company recognized earnings (losses) in the

F-29

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

equity of SHPIII/CSL Richmond Heights of $19,000, $(44,000), and $(0.1) million in fiscal 2012, 2011, and
2010, respectively. The Company earned $0.3 million, $0.2 million, and $0.1 million in management fees on the
community in fiscal 2012, 2011, and 2010, respectively.

SHPIII/CSL Levis Commons:

In December 2007, the Company and SHPIII entered into SHPIII/CSL
Levis Commons to develop a senior housing community near Toledo, Ohio. Under the joint venture and related
agreements, the Company earns development and management fees and may receive incentive distributions. The
senior housing community currently consists of 101 independent living units and 45 assisted living units with a
capacity of 197 residents and opened in April 2009. The Company has contributed $0.8 million to SHPIII/CSL
Levis Commons for its 10% interest. The Company accounts for its investment in SHPIII/CSL Levis Commons
under the equity method of accounting and the Company recognized losses in the equity of SHPIII/CSL Levis
Commons of $(9,000) in fiscal 2012 and $(0.1) million in each of fiscal 2011 and 2010. The Company earned
$0.2 million in management fees on the community in each of fiscal 2012, 2011, and 2010.

Combined summarized financial information of the unconsolidated joint ventures in which the Company

had a member interest at December 31, 2012, is as follows (in thousands):

Statement of Operations Data

Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Expenses:

December 31,

2012

2011

2010

$13,483

$10,686

$ 6,550

Operating expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Depreciation and amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9,364
1,676
2,466
331

8,772
1,661
2,382
98

Total expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

13,837

12,913

7,219
1,653
952
70

9,894

Net loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ (354)

$ (2,227)

$(3,344)

Balance Sheet Data

December 31,

2012

2011

Total Current Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Property and equipment, net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 2,558
55,567
131

$ 1,627
57,065
274

Total assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 58,256

$ 58,966

Current liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Notes payable, net of current portion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Members’ equity:

$ 2,677
41,236

$ 2,704
41,906

Invested capital . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cumulative net loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

25,993
(11,650)

25,652
(11,296)

Total members’ equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

14,343

14,356

Total liabilities and members’ equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 58,256

$ 58,966

F-30

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

17. Allowance for Doubtful Accounts

The components of the allowance for doubtful accounts are as follows (in thousands):

Balance at beginning of year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Provision for bad debts, net of recoveries . . . . . . . . . . . . . . . . . . . . . . . .
Write-offs and other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$1,705
749
(629)

$1,607
287
(189)

$1,573
173
(139)

Balance at end of year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$1,825

$1,705

$1,607

December 31,

2012

2011

2010

18. Leases

The Company currently leases 50 senior living communities with certain REITs. The lease terms are gen-
erally for 10-15 years with renewal options for 5-20 years at the Company’s option. Under these lease agree-
ments the Company is responsible for all operating costs, maintenance and repairs, insurance and property taxes.

As of December 31, 2012, the Company leased 11 senior living facilities from Ventas. During the second
quarter of fiscal 2012, the Company closed the Ventas Lease Transaction which resulted in modification to the
Ventas Lease Agreements. All of the leased communities in the Ventas lease portfolio were modified to be
coterminous expiring on September 30, 2020, with two five-year renewal extensions available at the Company’s
option. The initial lease rate under each of the Ventas Lease Agreements range from 6.75% to 8% and are subject
to certain conditional escalation clauses which will be recognized when probable or incurred. The Company
incurred $3.0 million in lease acquisition costs related to the Ventas Lease Agreements. These deferred lease
acquisition costs are being amortized over the lease terms and are included in facility lease expense in the
Company’s Consolidated Statement of Operations and Comprehensive (Loss) Income. The Company accounts
for nine of the Ventas Lease Agreements as an operating lease and two as a Capital lease and financing obliga-
tion.

As of December 31, 2012, the Company leased 15 senior living facilities from HCP. The HCP Lease Agree-
ments each have an initial term of ten years, with two 10-year renewal extensions available at the Company’s
option. The initial lease rate under the HCP Lease Agreements range from 7.25% to 8% and are subject to certain
conditional escalation clauses, which will be recognized when probable or incurred. The initial terms on the HCP
Lease Agreements expire on various dates through October 2018. The Company incurred $1.5 million in lease
acquisition costs related to the HCP Lease Agreements. These deferred lease acquisition costs are being amor-
tized over the initial 10-year lease terms and are included in facility lease expense in the Company’s Con-
solidated Statement of Operations and Comprehensive (Loss) Income. The Company accounts for each of the
HCP Lease Agreements as an operating lease.

As of December 31, 2012, the Company leased 24 senior living facilities from HCN. The HCN Lease Agree-
ments each have an initial term of 15 years, with one 15-year renewal extension available at the Company’s
option. The initial lease rate under the HCN Lease Agreements range from 7.25% to 8.5% and are subject to
certain conditional escalation clauses, which will be recognized when probable or incurred. The initial terms on
the HCN Lease Agreements expire on various dates through April 2026. The Company incurred $2.1 million in
lease acquisition costs related to the HCN Lease Agreements. These deferred lease acquisition costs are being
amortized over the initial 15-year lease terms and are included in facility lease expense in the Company’s Con-
solidated Statement of Operations and Comprehensive (Loss) Income. The Company accounts for each of the
HCN Lease Agreements as an operating lease.

At December 31, 2012 and 2011, the Company had gross deferred lease costs of $6.6 million and $5.9 million,
respectively. Accumulated amortization at December 31, 2012 and 2011 was $2.6 million and $2.2 million,
respectively. Amortization expense is expected to be approximately $0.5 million in each of the next five fiscal years.

F-31

CAPITAL SENIOR LIVING CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (Continued)

The Company leases its corporate headquarters in Dallas, Texas, and an office in New York City and has
various lease contracts for a duration of 5 years or less on automobiles, buses and office equipment. The lease on
the corporate headquarters currently expires on September 30, 2020.

On September 10, 2010, in conjunction with the Signature Transaction, a non-cancelable lease that expires
in 2013 for ten 12-passenger Ford Minibuses used to transport residents of the communities was transferred from
Signature to the Company. The lease is classified as a capital lease because it contains a bargain purchase option,
which resulted in the Company recording a Capital Lease Obligation for $0.2 million of which $0.1 million
remained outstanding at December 31, 2012.

The Company incurred $58.5 million, $55.1 million, and $37.5 million in lease expense during fiscal 2012,
2011, and 2010, respectively. Future minimum lease commitments as of December 31, 2012, are as follows (in
thousands):

2013 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2014 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2015 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2016 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2017 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Thereafter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 60,231
59,833
59,751
57,054
55,686
269,714

$562,269

There are various financial covenants and other restrictions in our lease agreements. Under the terms of
certain lease agreements, the Company had previously deposited additional cash collateral of approximately $3.4
million with a certain landlord which was returnable to the Company once certain performance targets were
reached. However, the Company negotiated a lease modification with this landlord during the second quarter of
fiscal 2012 and all of the additional cash collateral was returned to the Company. For additional information,
refer to Note 4, “Facility Lease Transactions.” The Company was in compliance with all lease covenants at
December 31, 2012.

19. Subsequent Events

On March 6, 2013, the Company awarded 192,125 shares of restricted common stock to certain employees
of the Company. The market value of the common stock on the date of grant was $4.6 million. These restricted
shares vest ratably over a three-year period.

Effective March 7, 2013, the Company closed the acquisition of one senior living community located in
Elkhorn, Nebraska, for $6.6 million. The community consists of 64 assisted living units. The Company obtained
financing through Fannie Mae for $4.0 million of the acquisition price at a fixed rate of 4.66% with a 10-year
term with the balance of the acquisition price paid from the Company’s existing cash resources. The Company
has not yet completed its initial purchase price allocation for this transaction.

On March 7, 2013, the Company obtained long-term fixed rate financing of $12.4 million to replace the
$11.6 million Berkadia interim loan associated with the Country Charm and Woodlands Transaction from Fannie
Mae at a fixed rate of 4.66% with a 10-year term.

F-32

Report of Independent Registered Public Accounting Firm

The Board of Directors and Shareholders
Capital Senior Living Corporation

We have audited Capital Senior Living Corporation’s internal control over financial reporting as of
December 31, 2012, based on criteria established in Internal Control — Integrated Framework issued by the
Committee of Sponsoring Organizations of the Treadway Commission (the COSO criteria). Capital Senior Liv-
ing Corporation’s management is responsible for maintaining effective internal control over financial reporting,
and for its assessment of the effectiveness of internal control over financial reporting included in the accompany-
ing Management’s Report on Internal Control Over Financial Reporting. Our responsibility is to express an opin-
ion on the company’s internal control over financial reporting based on our audit.

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight
Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance
about whether effective internal control over financial reporting was maintained in all material respects. Our
audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a
material weakness exists, testing and evaluating the design and operating effectiveness of internal control based
on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We
believe that our audit provides a reasonable basis for our opinion.

A company’s internal control over financial reporting is a process designed to provide reasonable assurance
regarding the reliability of financial reporting and the preparation of financial statements for external purposes in
accordance with generally accepted accounting principles. A company’s internal control over financial reporting
includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail,
accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable
assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance
with generally accepted accounting principles, and that receipts and expenditures of the company are being made
only in accordance with authorizations of management and directors of the company; and (3) provide reasonable
assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the compa-
ny’s assets that could have a material effect on the financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect mis-
statements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that con-
trols may become inadequate because of changes in conditions, or that the degree of compliance with the policies
or procedures may deteriorate.

In our opinion, Capital Senior Living Corporation maintained, in all material respects, effective internal

control over financial reporting as of December 31, 2012, based on the COSO criteria.

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board
(United States), the consolidated balance sheets of Capital Senior Living Corporation as of December 31, 2012
and 2011, and the related consolidated statements of operations and comprehensive (loss) income, shareholders’
equity, and cash flows for each of the three years in the period ended December 31, 2012, and our report dated
March 8, 2013, expressed an unqualified opinion thereon.

/s/ Ernst & Young LLP

Dallas, Texas
March 8, 2013

F-33

The following documents are filed as a part of this report. Those exhibits previously filed and incorporated

herein by reference are identified below. Exhibits not required for this report have been omitted.

INDEX TO EXHIBITS

Exhibit
Number

2.1

3.1

3.1.1

3.2

4.1

4.2

4.3

4.4

4.5

4.6

4.7

4.8

Description

— Asset Purchase Agreement, dated as of June 25, 2010, between Capital Senior Living Acquisition,
L.L.C. and Signature Assisted Living of Texas, LLC. (Incorporated by reference to exhibit 2.1 to
the Company’s Current Report on Form 8-K, dated June 28, 2010, filed by the Company with the
Securities and Exchange Commission.)

— Amended and Restated Certificate of Incorporation of the Registrant (Incorporated by reference to
Exhibit 3.1 to the Registration Statement No. 333-33379 on Form S-1/A filed by the Company
with the Securities and Exchange Commission on September 8, 1997.)

— Amendment to Amended and Restated Certificate of Incorporation of the Registrant (Incorporated
by reference to Exhibit 3.1 to the Company’s Quarterly Report on Form 10-Q for the quarterly
period ended September 30, 1999, filed by the Company with the Securities and Exchange
Commission.)

— Second Amended and Restated Bylaws of the Registrant (Incorporated by reference to Exhibit 3.2
to the Company’s Current Report on Form 8-K filed by the Company with the Securities and
Exchange Commission on March 6, 2013.)

— 1997 Omnibus Stock and Incentive Plan for Capital Senior Living Corporation, as amended
(Incorporated by reference to Exhibit 4.1 to the Company’s Registration Statement on Form S-8,
filed on December 3, 1999, by the Company with Securities and Exchange Commission.)

— 2007 Omnibus Stock and Incentive Plan for Capital Senior Living Corporation. (Incorporated by
reference to Exhibit 4.6 to the Company’s Current Report on Form 8-K filed by the Company with
the Securities and Exchange Commission on May 31, 2007.)

— First Amendment

to 2007 Omnibus Stock and Incentive Plan for Capital Senior Living
Corporation. (Incorporated by reference to Exhibit 4.7 to the Company’s Current Report on Form
8-K filed by the Company with the Securities and Exchange Commission on May 31, 2007.)

— Rights Agreement, dated as of February 25, 2010, by and between Capital Senior Living
Corporation and Mellon Investor Services LLC, including all exhibits thereto (Incorporated by
reference to Exhibit 4.1 to the Company’s Current Report on Form 8-K filed by the Company with
the Securities and Exchange Commission on February 25, 2010).

— Form of Certificate of Designation of Series A Junior Participating Preferred Stock, par value
$0.01 per share (Incorporated by reference to Exhibit 4.2 to the Company’s Current Report on
Form 8-K on February 25, 2010).

— Form of Right Certificate (included as Exhibit B to the Rights Agreement, which is Exhibit 4.4

hereto).

— Form of Summary of Rights (included as Exhibit C to the Rights Agreement, which is Exhibit 4.4

hereto).

— First Amendment to Rights Agreement, dated as of March 5, 2013, by and between the Company
and Computershare Shareowner Services LLC (Incorporated by reference to Exhibit 4.1 to the
Company’s Current Report on Form 8-K filed by the Company with the Securities and Exchange
Commission on March 6, 2013.)

E-1

Exhibit
Number

10.1

10.1.1

10.2

10.3

10.4

10.5

10.6

10.7

10.8

10.9

Description

— 1997 Omnibus Stock and Incentive Plan for Capital Senior Living Corporation, as amended
(Incorporated by reference to Exhibit 4.1 to the Company’s Registration Statement on Form S-8,
filed on December 3, 1999, by the Company with Securities and Exchange Commission.)

— Form of Stock Option Agreement (Incorporated by reference to Exhibit 4.2 to the Company’s
Registration Statement on Form S-8, filed on December 3, 1999, by the Company with Securities
and Exchange Commission.)

— Employment Agreement, dated as of November 1, 1996, by and between Capital Senior Living
Corporation and Lawrence A. Cohen (Incorporated by reference to Exhibit 10.11 from the
Registration Statement No. 333-33379 on Form S-1 filed by the Company with the Securities and
Exchange Commission.)

— Employment Agreement, dated as of November 26, 1996, by and between Capital Senior Living,
Inc. and David R. Brickman (Incorporated by reference to Exhibit 10.12 to the Registration
Statement No. 333-33379 on Form S-1 filed by the Company with the Securities and Exchange
Commission.)

— Employment Agreement, dated as of November 26, 1996, by and between Capital Senior Living,
Inc. and Keith N. Johannessen (Incorporated by reference to Exhibit 10.13 from the Registration
Statement No. 333-33379 on Form S-1 filed by the Company with the Securities and Exchange
Commission.

— Agreement of Limited Partnership of Triad Senior Living II, L.P. dated September 23, 1998
(Incorporated by reference to Exhibit 10.57 to the Company’s Annual Report on Form 10-K for the
year ended December 31, 1998, filed by the Company with the Securities and Exchange
Commission.)

— Agreement of Limited Partnership of Triad Senior Living III, L.P. dated November 10, 1998
(Incorporated by reference to Exhibit 10.58 to the Company’s Annual Report on Form 10-K for the
year ended December 31, 1998, filed by the Company with the Securities and Exchange
Commission.)

— Agreement of Limited Partnership of Triad Senior Living IV, L.P. dated December 22, 1998
(Incorporated by reference to Exhibit 10.59 to the Company’s Annual Report on Form 10-K for the
year ended December 31, 1998, filed by the Company with the Securities and Exchange
Commission.)

— Employment Agreement, dated May 26, 1999, by and between Lawrence A. Cohen and Capital
Senior Living Corporation (Incorporated by reference to the Exhibit 10.4 to the Company’s
Quarterly Report on Form 10-Q for the quarterly period ended September 30, 1999, filed by the
Company with the Securities and Exchange Commission.)

— Employment Agreement, dated May 25, 1999, by and between Ralph A. Beattie and Capital Senior
Living Corporation (Incorporated by reference to the Exhibit 10.76 to the Company’s Annual
Report on Form 10-K, dated March 30, 2000, filed by the Company with the Securities and
Exchange Commission.)

10.10

— Second Amended and Restated Agreement of Limited Partnership of Triad Senior Living I, L.P.
(Incorporated by reference to the Exhibit 10.78 to the Company’s Annual Report on Form 10-K,
dated March 30, 2000, filed by the Company with the Securities and Exchange Commission.)

10.10.1 — Amendment No. 1 to Second Amended and Restated Agreement of Limited Partnership of Triad
Senior Living I, LP. (Incorporated by reference to the Exhibit 10.10.5 to the Company’s Quarterly
Report on Form 10-Q for the quarterly period ended September 30, 2002, filed by the Company
with the Securities and Exchange Commission.)

10.11

— First Amendment to Triad II Partnership Agreement (Incorporated by reference to Exhibit 10.26 to
the Company’s Current Report on Form 8-K, dated August 15, 2000, filed by the Company with
the Securities and Exchange Commission.)

E-2

Exhibit
Number

10.12

10.13

10.14

10.15

10.16

10.17

Description

— Support Agreement dated as of September 11, 2002 by and between Capital Senior Living, Inc.,
Triad I, Triad II, Triad III, Triad IV and Triad V. (Incorporated by reference to Exhibit 10.102 to
the Company’s Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2002,
filed by the Company with the Securities and Exchange Commission.)

— Second Amendment to the Employment Agreement of Lawrence A. Cohen, dated January 27,
2003 by and between Lawrence A. Cohen and Capital Senior Living Corporation (Incorporated by
reference to Exhibit 10.106 to the Company’s Annual Report on Form 10-K, dated March 26,
2003, filed by the Company with the Securities and Exchange Commission.)

— First Amendment to the Employment Agreement of Keith N. Johannessen, dated January 17, 2003
by and between Keith N. Johannessen and Capital Senior Living Corporation (Incorporated by
reference to Exhibit 10.107 to the Company’s Annual Report on Form 10-K, dated March 26,
2003, filed by the Company with the Securities and Exchange Commission.)

— First Amendment to the Employment Agreement of Ralph A. Beattie, dated January 21, 2003 by
and between Ralph A. Beattie and Capital Senior Living Corporation (Incorporated by reference to
Exhibit 10.108 to the Company’s Annual Report on Form 10-K, dated March 26, 2003, filed by the
Company with the Securities and Exchange Commission.)

— Second Amendment to the Employment Agreement of David R. Brickman, dated January 27, 2003
by and between David R. Brickman and Capital Senior Living Corporation (Incorporated by
reference to Exhibit 10.109 to the Company’s Annual Report on Form 10-K, dated March 26,
2003, filed by the Company with the Securities and Exchange Commission.)

— Amended and Restated Draw Promissory Note, dated February 1, 2003, of Triad Senior Living I,
L.P. in favor of Capital Senior Living Properties, Inc. (Incorporated by reference to Exhibit 10.110
to the Company’s Annual Report on Form 10-K, dated March 26, 2003, filed by the Company with
the Securities and Exchange Commission.)

10.17.1 — Amended and Restated Draw Promissory Note (Fairfield), dated February 1, 2003, of Triad Senior
Living II, L.P. in favor of Capital Senior Living Properties, Inc. (Incorporated by reference to
Exhibit 10.111.1 to the Company’s Annual Report on Form 10-K, dated March 26, 2003, filed by
the Company with the Securities and Exchange Commission.)

10.17.2 — Amended and Restated Draw Promissory Note (Oklahoma City), dated February 1, 2003, of Triad
Senior Living II, L.P. in favor of Capital Senior Living Properties, Inc. (Incorporated by reference
to Exhibit 10.111.2 to the Company’s Annual Report on Form 10-K, dated March 26, 2003, filed
by the Company with the Securities and Exchange Commission.)

10.17.3 — Amended and Restated Draw Promissory Note (Plano), dated February 1, 2003, of Triad Senior
Living II, L.P. in favor of Capital Senior Living Properties, Inc. (Incorporated by reference to
Exhibit 10.111.3 to the Company’s Annual Report on Form 10-K, dated March 26, 2003, filed by
the Company with the Securities and Exchange Commission.)

10.18

10.19

10.20

— Amended and Restated Draw Promissory Note, dated February 1, 2003, of Triad Senior Living III,
L.P. in favor of Capital Senior Living Properties, Inc. (Incorporated by reference to Exhibit 10.112
to the Company’s Annual Report on Form 10-K, dated March 26, 2003, filed by the Company with
the Securities and Exchange Commission.)

— Amended and Restated Draw Promissory Note, dated February 1, 2003, of Triad Senior Living IV,
L.P. in favor of Capital Senior Living Properties, Inc. (Incorporated by reference to Exhibit 10.113
to the Company’s Annual Report on Form 10-K, dated March 26, 2003, filed by the Company with
the Securities and Exchange Commission.)

— Amended and Restated Draw Promissory Note, dated February 1, 2003, of Triad Senior Living V,
L.P. in favor of Capital Senior Living Properties, Inc. (Incorporated by reference to Exhibit 10.114
to the Company’s Annual Report on Form 10-K, dated March 26, 2003, filed by the Company with
the Securities and Exchange Commission.)

E-3

Exhibit
Number

10.21

10.22

10.23

10.24

10.25

10.26

10.27

10.28

10.29

10.30

10.31

10.32

10.33

Description

— Form of Restricted Stock Award Under the 1997 Omnibus Stock and Incentive Plan for Capital
Senior Living Corporation (Incorporated by reference to Exhibit 10.1 to the Company’s Current
Report on Form 8-K, dated February 10, 2005, filed by the Company with the Securities and
Exchange Commission.)

— Master Lease Agreement, dated June 30, 2005, between Ventas Amberleigh, LLC and Capital
Senior Management 2, Inc. (Incorporated by reference to Exhibit 10.1 to the Company’s Current
Report on Form 8-K/A, dated June 30, 2005, filed by the Company with the Securities and
Exchange Commission on July 11, 2005.)

— Schedule identifying substantially identical agreements to Exhibit 10.63 (Incorporated by reference
to Exhibit 10.2 to the Company’s Current Report on Form 8-K/A, dated June 30, 2005, filed by the
Company with the Securities and Exchange Commission on July 11, 2005.)

— Loan Agreement, dated July 18, 2005, by Capital Senior Living Peoria, LLC and GMAC
Commercial Mortgage Bank (Incorporated by reference to the Exhibit 10.1 to the Company’s
Current Report on Form 8-K, dated July 18, 2005, filed by the Company with the Securities and
Exchange Commission.)

— Schedule identifying substantially identical agreements to Exhibit 10.65 (Incorporated by reference
to the Exhibit 10.2 to the Company’s Current Report on Form 8-K, dated July 18, 2005, filed by
the Company with the Securities and Exchange Commission.)

— Master Lease Agreement, dated October 18, 2005, between Ventas Georgetowne, LLC and Capital
Senior Management 2, Inc. (Incorporated by reference to Exhibit 10.1 to the Company’s Current
Report on Form 8-K, dated October 18, 2005, filed by the Company with the Securities and
Exchange Commission.)

— Contract of Acquisition, dated as of March 7, 2006, between Health Care Property Investors, Inc.
and Capital Senior Living Properties 2 — Crosswood Oaks, Inc., Capital Senior Living Properties
2 — Tesson Heights, Inc. and Capital Senior Living Properties 2 — Veranda Club, Inc.
(Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K, dated
March 7, 2006, filed by the Company with the Securities and Exchange Commission.)

— Contract of Acquisition, dated as of March 7, 2006, between Texas HCP Holding, L.P. and Capital
Senior Living Acquisition, LLC (Incorporated by reference to Exhibit 10.2 to the Company’s
Current Report on Form 8-K, dated March 7, 2006, filed by the Company with the Securities and
Exchange Commission.)

— Agreement of Purchase and Sale of Real Property, dated March 10, 2006, by and between
Covenant Place of Abilene, Inc. and Capital Senior Living Acquisition, LLC (Incorporated by
reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K, dated March 7, 2006,
filed by the Company with the Securities and Exchange Commission.)

— Schedule identifying substantially identical agreements to Exhibit 10.70 (Incorporated by reference
to Exhibit 10.4 to the Company’s Current Report on Form 8-K, dated March 7, 2006, filed by the
Company with the Securities and Exchange Commission.)

— Master Lease Agreement, dated May 31, 2006, between subsidiaries of the Company and HCP
(Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K, dated
May 31, 2006, filed by the Company with the Securities and Exchange Commission.)

— Lease, dated May 31, 2006, between subsidiaries of the Company and HCP regarding the
Crosswood Oaks Facility in Citrus Heights, California (Incorporated by reference to Exhibit 10.2
to the Company’s Current Report on Form 8-K, dated May 31, 2006, filed by the Company with
the Securities and Exchange Commission.)

— Schedule identifying substantially identical agreements to Exhibit 10.73 (Incorporated by reference
to Exhibit 10.3 to the Company’s Current Report on Form 8-K, dated May 31, 2006, filed by the
Company with the Securities and Exchange Commission.)

E-4

Exhibit
Number

10.34

10.35

10.36

10.37

10.38

10.39

10.40

10.41

10.42

10.43

10.44

10.45

10.46

10.47

Description

— Multifamily Note, dated June 9, 2006, executed by Triad Senior Living II, L.P. in favor of
Capmark. (Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on
Form 8-K, dated June 9, 2006, filed by the Company with the Securities and Exchange
Commission.)

— Schedule identifying substantially identical agreements to Exhibit 10.75 (Incorporated by reference
to Exhibit 10.2 to the Company’s Current Report on Form 8-K, dated June 9, 2006, filed by the
Company with the Securities and Exchange Commission.)

— Multifamily Deed of Trust, Assignment of Rents and Security Agreement and Fixture Filing, dated
June 9, 2006, by Triad Senior Living II, L.P. to Ed Stout, as trustee, for the benefit of Capmark.
(Incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K, dated
June 9, 2006, filed by the Company with the Securities and Exchange Commission.)

— Loan Agreement, dated June 20, 2006, by and between Triad Senior Living III, L.P. and Capmark
Bank. (Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K,
dated June 20, 2006, filed by the Company with the Securities and Exchange Commission.)

— 2007 Omnibus Stock and Incentive Plan for Capital Senior Living Corporation (Incorporated by
reference to Exhibit 4.6 to the Registration Statement on Form S-8, dated May 31, 2007, filed by
the Company with the Securities and Exchange Commission.)

— First Amendment

to 2007 Omnibus Stock and Incentive Plan for Capital Senior Living
Corporation (Incorporated by reference to Exhibit 4.7 to the Registration Statement on Form S-8,
dated May 31, 2007, filed by the Company with the Securities and Exchange Commission.)

— Multifamily Note dated May 3, 2007 executed by Triad Senior Living III, L.P. in favor of Capmark
Bank (Incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K,
dated March 3, 2007, filed by the Company with the Securities and Exchange Commission.)

— Schedule identifying substantially identical agreements to Exhibit 10.3 (Incorporated by reference
to Exhibit 10.2 to the Company’s Current Report on Form 8-K, dated March 3, 2007, filed by the
Company with the Securities and Exchange Commission.)

— Multifamily Deed of Trust, Assignment of Rents and Security Agreement and Fixture Filing dated
May 3, 2007 by Triad Senior Living III, L.P. in favor of Chicago Title Insurance Company, as
trustee for the benefit of Capmark Bank. (Incorporated by reference to Exhibit 10.3 to the
Company’s Current Report on Form 8-K, dated March 3, 2007, filed by the Company with the
Securities and Exchange Commission.)

— Schedule identifying substantially identical agreements to Exhibit 10.5. (Incorporated by reference
to Exhibit 10.4 to the Company’s Current Report on Form 8-K, dated March 3, 2007, filed by the
Company with the Securities and Exchange Commission.)

— Asset Purchase Agreement, dated December 21, 2007, by and among the sellers identified therein,
Capital Senior Living Acquisition, LLC and Hearthstone Senior Services, L.P. (Incorporated by
reference to the Exhibit 2.1 to the Company’s Current Report on Form 8-K, dated December 28,
2007, filed by the Company with the Securities and Exchange Commission.)

— Fourth Amendment to the Employment Agreement of Lawrence A. Cohen. (Incorporated by
reference to exhibit 10.1 to the Company’s Current Report on Form 8-K filed with the Securities
and Exchange Commission on April 20, 2010.)

— Second Amendment to the Employment Agreement of Keith N. Johannessen. (Incorporated by
reference to exhibit 10.2 to the Company’s Current Report on Form 8-K filed with the Securities
and Exchange Commission on April 20, 2010.)

— Second Amendment

to the Employment Agreement of Ralph A. Beattie. (Incorporated by
reference to exhibit 10.3 to the Company’s Current Report on Form 8-K filed with the Securities
and Exchange Commission on April 20, 2010.)

E-5

Exhibit
Number

10.48

10.49

*21.1

*23.1

*31.1

*31.2

*32.1

*32.2

Description

— Master Lease Agreement, dated as of September 10, 2010, between Capital Texas S, LLC and the
Landlord parties thereto. (Incorporated by reference to exhibit 10.1 to the Company’s Current
Report on Form 8-K filed with the Securities and Exchange Commission on September 16, 2010.)

— Employment Agreement, dated July 22, 2010, by and between Capital Senior Living, Inc. and
Joseph G. Solari (Incorporated by reference to the Exhibit 10.50 to the Company’s Annual Report
on Form 10-K, dated March 12, 2012, filed by the Company with the Securities and Exchange
Commission.)

— Subsidiaries of the Company

— Consent of Ernst & Young LLP

— Certification of Chief Executive Officer required by Rule 13a-14(a) or Rule 15d-14(a)

— Certification of Chief Financial Officer required by Rule 13a-14(a) or Rule 15d-14(a)

— Certification of Lawrence A. Cohen pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

— Certification of Ralph A. Beattie pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

101.INS§ — XBRL Instance Document

101.SCH§ — XBRL Taxonomy Extension Schema Document

101.CAL§ — XBRL Taxonomy Extension Calculation Linkbase Document

101.LAB§ — XBRL Taxonomy Extension Label Linkbase Document

101.PRE§ — XBRL Taxonomy Extension Presentation Linkbase Document

101.DEF§ — XBRL Taxonomy Extension Definition Linkbase Document

* Filed herewith.

§ These exhibits are furnished herewith. In accordance with Rule 406T of Regulation S-T, these exhibits are
not deemed to be filed or part of a registration statement or prospectus for purposes of Sections 11 or 12 of
the Securities Act of 1933, as amended, are not deemed to be filed for purposes of Section 18 of the Secu-
rities Exchange Act of 1934, as amended, and otherwise are not subject to liability under these sections.

E-6

ATTACHMENT A

CAPITAL SENIOR LIVING CORPORATION
NON-GAAP RECONCILIATIONS
(In thousands)

Year Ended December 31,

2010

2011

2012

Adjusted EBITDAR

Net income from operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Depreciation and amortization expense . . . . . . . . . . . . . . . . . . . . .
Stock-based compensation expense . . . . . . . . . . . . . . . . . . . . . . . .
Facility lease expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Provision for bad debts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Casualty losses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Transaction costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 18,515
14,030
919
34,253
174
260
451

$ 17,911
18,299
1,497
52,233
287
711
1,390

$ 13,655
35,130
2,444
55,144
749
976
1,899

Adjusted EBITDAR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 68,602

$

92,328

$109,997

Adjusted EBITDAR Margin

Adjusted EBITDAR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 68,602
211,929

$

92,328
263,502

$109,997
310,536

Adjusted EBITDAR Margin . . . . . . . . . . . . . . . . . . . . . . . . . .

32.4%

35.0%

35.4%

Adjusted CFFO

Net cash provided by operating activities . . . . . . . . . . . . . . . . . . .
Changes in operating assets and liabilities . . . . . . . . . . . . . . . . . . .
Recurring capital expenditures . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Casualty losses, net of tax . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Transaction costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Tax impact of Spring Meadows Transaction . . . . . . . . . . . . . . . . .
Tax impact of lease modification . . . . . . . . . . . . . . . . . . . . . . . . . .
Tax refund from amended returns . . . . . . . . . . . . . . . . . . . . . . . . .

$ 15,550
5,996
(2,331)
164
451
-
-
(2,536)

$

14,084
6,513
(2,964)
448
1,390
6,142
-
-

$ 46,395
(14,762)
(3,373)
615
1,899
(424)
6,983
-

Adjusted CFFO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 17,294

$ 25,613

$ 37,333

Company Management

Board of Directors

Regional Information

LAWRENCE A. COHEN
Chief Executive Officer

KEITH N. JOHANNESSEN
President and Chief Operating Officer

RALPH A. BEATTIE
Executive Vice President
and Chief Financial Officer

DAVID R. BRICKMAN
Senior Vice President, General Counsel
and Secretary

DAVID W. BEATHARD
Vice President, Operations

GLEN H. CAMPBELL
Vice President, Development

ROB L. GOODPASTER
Vice President, National Marketing

GLORIA M. HOLLAND
Vice President, Finance

ROBERT F. HOLLISTER
Property Controller

CHRIS H. LANE
Vice President, Financial Reporting

JOSEPH G. SOLARI
Vice President, Acquisitions

Shareholder Information

STOCK EXCHANGE LISTING
Capital Senior Living Corporation
Common Stock is listed on the New
York Stock Exchange and trades
under the symbol CSU.

TRANSFER AGENT AND
REGISTRAR
Computershare, Inc.
P.O. Box 43006
Providence, RI 02940-3006
or
250 Royall Street
Canton, MA 02021
(866) 267-2831
TDD for hearing impaired: (800) 231-5469
Foreign shareowners: (201) 680-6578
TDD foreign shareowners: (201) 680-6610
www.computershare.com/investor

AUDITORS
Ernst & Young LLP
2323 Victory Avenue, Suite 2000
Dallas, Texas 75219
(214) 969-8000

JAMES A. MOORE 1, 3
Independent Chairman of the Board
President
Moore Diversified Services, Inc.
Fort Worth, Texas

LAWRENCE A. COHEN
Vice Chairman of the Board
and Chief Executive Officer
Capital Senior Living Corporation
New York, New York

PHILIP A. BROOKS 3
Senior Vice President, Loan Production
Walker and Dunlop, LLC
Richmond, Virginia

CRAIG F. HARTBERG 1, 2
Retired First Vice President
Bank One, Texas, N.A.
Baton Rouge, Louisiana

E. RODNEY HORNBAKE, M.D.
Managing Partner
Essex Internal Medicine
Essex, Connecticut

KEITH N. JOHANNESSEN
President and Chief Operating Officer
Capital Senior Living Corporation
Dallas, Texas

JILL M. KRUEGER 2
President and CEO
Health Resources Alliance, Inc.
Oakbrook, Illinois

RONALD A. MALONE 3
Former Director and CEO
Gentiva Health Services, Inc.
Atlanta, Georgia

MICHAEL W. REID 1, 2
Partner
Herald Square Properties
New York, New York

1 Member of the Board’s Compensation Committee
2 Member of the Board’s Audit Committee
3 Member of the Board’s Nominating and Corporate

Governance Committee

Corporate Information

CORPORATE HEADQUARTERS
14160 Dallas Parkway, Suite 300
Dallas, Texas 75254
(972) 770-5600
(972) 770-5666 fax
main@capitalsenior.com

NEW YORK OFFICE
590 Madison Avenue, Suite 2100
New York, New York 10022
(212) 551-1770
(212) 551-1774 fax

CORPORATE WEB SITE
www.capitalsenior.com

EAST REGIONAL OFFICE
8 Shady Lane
Ridgefield, Connecticut 06877
(203) 894-9406
(203) 894-9407 fax

CENTRAL PLAINS REGIONAL
OFFICE
11909 Miracle Hills Drive
Omaha, Nebraska 68154
(402) 554-9629
(866) 731-0053 fax

WEST REGIONAL OFFICE
5757 Cypress Avenue
Carmichael, California 95608
(916) 480-0634
(916) 486-4375 fax

MIDWEST REGIONAL OFFICE
14160 Dallas Parkway, Suite 300
Dallas, Texas 75254
(972) 770-5600
(972) 770-5666 fax

SOUTHWEST AND TEXAS
REGIONAL OFFICES
14160 Dallas Parkway, Suite 300
Dallas, Texas 75254
(972) 770-5600
(972) 770-5666 fax

DALLAS REGIONAL OFFICE
2222 Walter Smith Road
Azle, Texas 76020
(817) 237-2496
(817) 237-3496 fax

INDIANA REGIONAL OFFICE
182 S. County Rd. 550 East
Avon, Indiana 46123
(317) 745-2766
(317) 718-1051 fax

SOUTH CAROLINA DISTRICT
OFFICE
9370 Windsor Lake Blvd
Columbia, South Carolina 29223
(803) 699-1121
(803) 699-0013 fax

Form 10-K

A copy of Capital Senior Living
Corporation’s 2012 annual report to
the SEC on Form 10-K is included herein
and is available without charge upon written
request to the Investor Relations Department
at corporate headquarters. It can also be
found on the Company’s web site,
www.capitalsenior.com.

Annual Shareholders Meeting

May 23, 2013 at 10:00 am, Central Time
Le Meridien Dallas
13402 Noel Road
Dallas, Texas 75240
(972) 503-8700

14160 Dallas Parkway, Suite 300
Dallas, Texas 75254
972.770.5600

Fax: 972.770.5666

www.capitalsenior.com