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Published on March 28, 2006
March
28,
2006
VIA
U.S. MAIL, EDGAR AND FACSIMILE
Securities
and Exchange Commission
100
F
Street, N.E.
Mail
Stop
4561
Washington,
D.C. 20549
Attn:
Daniel L. Gordon
Re:
|
Omega
Healthcare Investors, Inc.
|
Form
10-K
for the year ended December 31, 2005
Filed
February 17, 2006
File
No.
1-11316
Ladies
and Gentlemen:
On
behalf
Omega Healthcare Investors, Inc. (“Omega” or the “Company”), I am responding to
the comment received from your office by letter dated March 16, 2006 (the “March
Letter”) with respect to the above-referenced Form 10-K (the “Form
10-K”).
I
have
restated and responded to your comment in the March Letter below. Capitalized
terms used in this letter have the meanings ascribed to them in the Form 10-K.
All page references (excluding those in the headings and the staff’s comment)
refer to pages of the Form 10-K.
Form
10-K for the year ended December 31, 2005
Note
3
- Properties - Page F-14
Assets
Sold or Held for Sale, page F-16
1. |
Comment:
Please
explain to us the events and circumstances leading to the recognition
of a
loss on the sale of the four skilled nursing facilities to Alden
Management Services, Inc., in June 2005. Please tell us when the
assets
were considered held for sale and how you calculated the fair value
at
that point. If the assets were classified as held for use until the
second
quarter, please tell us why you did not test them for recoverability
prior
to the sale as it appears they would have met the criterion for testing
in
paragraph 8(f) of SFAS 144.
|
Response:
In
October 1986, Omega entered into a facility lease with subsidiaries of Alden
Management Services, Inc. (“Alden”) to lease four Illinois facilities. These
leases were set to expire in October 2006. It is Omega’s practice to start
re-leasing negotiations 12 to 18 months prior to lease expirations or mortgage
maturities in order to: i) avoid “time” as a negotiation obstacle with the
existing tenant; ii) give Omega the ability to find an alternative tenant to
whom to lease the asset if negotiations with the existing tenant fail; iii)
give
Omega the ability to market the asset for sale if the existing tenant does
not
want to re-lease or purchase the asset; and iv) if the asset is leased to a
new
tenant, allow the tenant to successfully complete any state licensing
requirements.
Page
1
During
the second quarter of 2005, Omega began verbal negotiations with Alden regarding
re-leasing these facilities. During these discussions, Alden expressed an
interest in purchasing versus re-leasing these facilities, and both parties
agreed on a purchase price during the second quarter. In May 2005, Omega’s
Investment Committee of the Board of Directors approved the sale of these
facilities to Alden. The sale of the Alden properties was completed on June
30,
2005.
The
sales
price for these assets was based on the negotiations with Alden. When
negotiating the sales price, Omega believed it could re-invest the proceeds
from
the sale of these assets in other more strategic locations that are part of
Omega’s business plan. Based on these considerations, Omega management
determined that re-investing the proceeds from a sale of these facilities was
in
the best interests of the Company.
Omega’s
policy is to periodically, but not less than annually, evaluate its real estate
investments for impairment indicators, including the evaluation of its assets’
useful lives. Prior to receiving Alden’s offer to purchase the facilities, Omega
intended to continue to own the Alden facilities and pursue re-leasing with
Alden or an alternate operator. Based on Omega’s plans to continue to own the
Alden facilities, Omega had not identified an impairment of the facilities’
carrying value.
Under
paragraph 8(f) of Statement of Financial Accounting Standards No. 144,
Accounting
for the Impairment or Disposal of Long-Lived Assets (SFAS
144), a long-lived asset shall be tested for recoverability whenever events
or
changes in circumstances indicate that its carrying amount may not be
recoverable. These events or circumstances include a current expectation that,
more likely than not, a long-lived asset will be sold or otherwise disposed
of
significantly before the end of its previously estimated useful life. Omega
did
not intend to sell the Alden facilities prior to the leasing discussions with
Alden, which occurred during the second quarter of 2005. Therefore, prior to
the
second quarter of 2005, it was not more likely than not that the facilities
would be sold before the end of their previously estimated useful life. As
such,
the Alden facilities were considered assets “to be held and used” under SFAS 144
until the Investment Committee approved the sale of the assets in May 2005.
Accordingly, Omega recorded a loss on the sale of the four facilities for the
fiscal quarter ended June 30, 2005.
Page
2
In
connection with the foregoing response, Omega hereby acknowledges
that:
· |
Omega
is responsible for the adequacy and accuracy of the disclosure in
its Form
10-K for the year ended December 31,
2005;
|
· |
Comments
by the Securities and Exchange Commission (the “Commission”) or the staff,
acting pursuant to delegated authority, or changes in disclosure
in
response to such comments, do not foreclose the Commission from taking
any
action with respect to the Form 10-K for the year ended December
31,
2005;
|
· |
Omega
may not assert any such comments described above as a defense in
any
proceeding initiated by the Commission or any person under the federal
securities laws of the United States.
|
Thank
you
for your consideration of our responses to your comments. We sincerely hope
that
the staff views our responses as complete and would very much appreciate the
staff contacting us as soon as practicable to inform us if any further
information is required in connection with its review.
If
you
have any questions, or if we can be of further assistance to you in the review
process, please call me at (410)-427-1722. Our fax number is (410)
427-8822.
Omega
Healthcare Investors, Inc.
By:
/s/
Robert O. Stephenson
Robert
O.
Stephenson
Chief
Financial Officer
Enclosures
cc: Rick
Miller, Esq.
Mike
Delaney, Esq.
Don
Gutman
David
Flynn