FORM 10-Q
                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

                   QUARTERLY REPORT UNDER SECTION 13 OR 15(D)
                     OF THE SECURITIES EXCHANGE ACT OF 1934

                  FOR THE QUARTERLY PERIOD ENDED JUNE 30, 1999

                         COMMISSION FILE NUMBER 0-16815

                        NHP RETIREMENT HOUSING PARTNERS I
                               LIMITED PARTNERSHIP
                        (A DELAWARE LIMITED PARTNERSHIP)
             (Exact name of registrant as specified in its charter)


                         DELAWARE                          52-1453513
(State of other jurisdiction of incorporation or         (I.R.S. Employer
                       organization)                   Identification No.)


                         14160 DALLAS PARKWAY, SUITE 300
                                DALLAS, TX 75240
                    (Address of principal executive offices)
                                   (Zip Code)


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

                                 NOT APPLICABLE
   (Former name, former address and former fiscal year, if changed since last
                                    report)

         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         X     No
          ----           ----



<PAGE>



PART I - FINANCIAL INFORMATION

ITEM 1 - FINANCIAL STATEMENTS

<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                        STATEMENTS OF FINANCIAL POSITION

                                                                         June 30, 1999              December 31, 1998
                                                                         -------------              -----------------
                                                                          (Unaudited)

                                     ASSETS
                                     ------
<S>                                                                    <C>                         <C>
Cash and cash equivalents                                              $       5,712,130           $        5,821,300
Other receivables                                                                  8,829                       12,451
Pension notes issuance costs                                                     297,515                      357,017
Organization and offering costs                                                        -                       77,615
Prepaid expenses                                                                 107,018                      140,590
Rental property:
     Land                                                                      2,391,705                    2,391,705
     Building, net of accumulated depreciation of
     $6,068,558 in 1999 and $5,783,775 in 1998                                16,208,543                   16,457,649
Other assets                                                                       4,503                        4,473
                                                                       -----------------           ------------------

Total assets                                                           $      24,730,243           $       25,262,800
                                                                       =================           ==================


                        LIABILITIES AND PARTNERS' DEFICIT

Liabilities:
     Accounts payable                                                  $         152,915           $          301,673
     Interest payable                                                         13,989,467                   13,142,863
     Pension notes                                                            20,157,826                   20,157,826
     Other liabilities                                                           296,176                      332,144
                                                                       -----------------           ------------------

                                                                              34,596,384                   33,934,506
                                                                       -----------------           ------------------
Partners' deficit:
     General Partner                                                            (887,792)                    (849,832)
     Assignor Limited Partner-42,691 investment
        units outstanding                                                     (8,978,349)                  (7,821,874)
                                                                       -----------------           ------------------

Total partners' deficit                                                       (9,866,141)                  (8,671,706)
                                                                       -----------------           ------------------

Total liabilities and partners' deficit                                $      24,730,243           $       25,262,800
                                                                       =================           ==================
</TABLE>


                       See notes to financial statements.
                                       1

<PAGE>


<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                             STATEMENT OF OPERATIONS
                                   (UNAUDITED)

                                                                                     Three months ended June 30,
                                                                                     1999                    1998
                                                                                     ----                    ----
<S>                                                                          <C>                     <C>
REVENUE:
     Rental income                                                           $       1,281,019       $       4,031,647
     Interest income                                                                    43,801                  39,653
     Other income                                                                       18,730                  72,230
                                                                             -----------------       -----------------

                                                                                     1,343,550               4,143,530
                                                                             -----------------       -----------------

COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                            269,105               1,021,388
     Management fees, dietary fees and other services                                  117,468                 384,177
     Administrative and marketing                                                       53,176                 147,428
     Utilities                                                                          63,891                 219,955
     Maintenance                                                                        52,799                 131,993
     Resident services, other than salaries                                             11,147                  75,792
     Food services, other than salaries                                                127,896                 404,555
     Depreciation                                                                      142,664                 440,253
     Taxes and insurance                                                               129,533                 291,474
                                                                             -----------------       -----------------

                                                                                       967,679               3,117,015
                                                                             -----------------       -----------------

INCOME FROM RENTAL OPERATIONS                                                          375,871               1,026,515
                                                                             -----------------       -----------------

OTHER EXPENSES:
     Interest expense - pension notes                                                  776,129               1,582,983
     Amortization of pension notes issuance costs                                       29,751                  63,698
     Amortization of organization and offering costs                                         -                  12,444
     Other                                                                             158,332                  57,244
                                                                             -----------------       -----------------

                                                                                       964,212               1,716,369
                                                                             -----------------       -----------------

NET LOSS                                                                     $        (588,341)      $        (689,854)
                                                                             =================       =================

NET LOSS PER ASSIGNEE INTEREST                                               $             (14)      $             (16)
                                                                             =================       =================

</TABLE>

                       See notes to financial statements.
                                       2
<PAGE>

<TABLE>
<CAPTION>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                             STATEMENT OF OPERATIONS
                                   (UNAUDITED)

                                                                                      Six months ended June 30,
                                                                                     1999                    1998
                                                                                     ----                    ----
<S>                                                                          <C>                     <C>
REVENUE:
     Rental income                                                           $       2,551,282       $       8,055,696
     Interest income                                                                    82,431                  67,942
     Other income                                                                       40,895                 134,927
                                                                             -----------------       -----------------

                                                                                     2,674,608               8,258,565
                                                                             -----------------       -----------------

COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                            539,808               2,029,080
     Management fees, dietary fees and other services                                  238,841                 762,865
     Administrative and marketing                                                       87,759                 294,461
     Utilities                                                                         146,328                 475,809
     Maintenance                                                                        92,152                 247,566
     Resident services, other than salaries                                             20,468                 135,957
     Food services, other than salaries                                                252,539                 798,481
     Depreciation                                                                      284,783                 874,310
     Taxes and insurance                                                               265,250                 587,898
                                                                             -----------------       -----------------

                                                                                     1,927,928               6,206,427
                                                                             -----------------       -----------------

INCOME FROM RENTAL OPERATIONS                                                          746,680               2,052,138
                                                                             -----------------       -----------------

OTHER EXPENSES:
     Interest expense - pension notes                                                1,550,195               3,165,966
     Amortization of pension notes issuance costs                                       59,502                 127,396
     Amortization of organization and offering costs                                    77,615                  24,888
     Other                                                                             239,445                 129,117
                                                                             -----------------       -----------------

                                                                                     1,926,757               3,447,367
                                                                             -----------------       -----------------

NET LOSS                                                                     $      (1,180,077)      $      (1,395,229)
                                                                             =================       =================

NET LOSS PER ASSIGNEE INTEREST                                               $             (28)      $             (33)
                                                                             =================       =================

</TABLE>

                       See notes to financial statements.
                                       3
<PAGE>

<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                         STATEMENT OF PARTNERS' DEFICIT
                                   (UNAUDITED)



                                                                                    ASSIGNOR LIMITED
                                                        GENERAL PARTNER                  PARTNER                TOTAL
                                                        ---------------             ----------------            -----
<S>                                                    <C>                           <C>                   <C>
Partners' deficit
   at December 31, 1998                                $         (849,832)           $   (7,821,874)       $   (8,671,706)

Distributions                                                     (14,358)                        -               (14,358)

Net loss - Six months
   ended June 30, 1999                                            (23,602)               (1,156,475)           (1,180,077)
                                                       ------------------            --------------        --------------
Partners' deficit
   at June 30, 1999                                    $         (887,792)           $   (8,978,349)       $   (9,866,141)
                                                       ==================            ==============        ==============
Percentage interest
   at June 30, 1999                                                     2%                        98%                   100%
                                                                        ==                        ===                   ====
</TABLE>

                       See notes to financial statements.
                                       4

<PAGE>

<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                            STATEMENTS OF CASH FLOWS
                                   (UNAUDITED)


                                                                                      Six months ended June 30
                                                                                  1999                      1998
                                                                                  ----                      ----
<S>                                                                         <C>                       <C>
Cash flows from operating activities:
     Rent collections                                                       $      2,554,904          $      8,077,238
     Interest received                                                                82,431                    67,942
     Other income                                                                     40,895                   134,927
     Salary and related benefits                                                    (542,082)               (2,040,950)
     Management fees, dietary fees
       and other services                                                           (241,472)                 (770,054)
     Other operating expenses paid                                                (1,250,220)               (2,330,144)
     Interest paid                                                                  (703,591)               (1,489,252)
                                                                            ----------------          ----------------

     Net cash (used) provided by
       operating activities                                                          (59,135)                1,649,707
                                                                            ----------------          ----------------

Cash flows from investing activities:
     Capital expenditures                                                            (35,677)                 (362,359)
                                                                            ----------------          ----------------

     Net cash used in investing activities                                           (35,677)                 (362,359)
                                                                            ----------------          ----------------

Cash flows from financing activities:
     Distributions                                                                   (14,358)                  (30,393)
                                                                            ----------------          ----------------

     Net cash used in financing activities                                           (14,358)                  (30,393)
                                                                            ----------------          ----------------

Net (decrease) increase in cash and
     cash equivalents                                                               (109,170)                1,256,955

Cash and cash equivalents
     at beginning of period                                                        5,821,300                 4,495,733
                                                                            ----------------          ----------------

Cash and cash equivalents
     at end of period                                                       $      5,712,130          $      5,752,688
                                                                            ================          ================

</TABLE>

                       See notes to financial statements.
                                       5
<PAGE>

<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                            STATEMENTS OF CASH FLOWS

                                   (CONTINUED)



                                                                                      Six months Ended June 30,
                                                                                  1999                       1998
                                                                                  ----                       ----
<S>                                                                         <C>                         <C>
RECONCILIATION OF NET LOSS TO NET CASH
     PROVIDED BY OPERATING ACTIVITIES:

Net loss                                                                    $     (1,180,077)           $     (1,395,229)

Adjustments to reconcile net loss to net cash used in operating activities:
       Depreciation                                                                  284,783                     874,310
       Amortization of organization
         and offering costs                                                           77,615                      24,888
       Amortization of pension notes
         issuance costs                                                               59,502                     127,396

Changes in operating assets and liabilities:
       Other assets and receivables                                                    3,592                      22,788
       Prepaid expenses                                                               33,572                     169,941
       Accounts payable                                                             (148,758)                      9,482
       Interest payable                                                              846,604                   1,676,714
       Other liabilities                                                             (35,968)                    139,417
                                                                            ----------------            ----------------

           Total adjustments                                                       1,120,942                   3,044,936
                                                                            ----------------            ----------------

Net cash (used) provided by
  operating activities                                                      $        (59,135)           $      1,649,707
                                                                            ================            ================

</TABLE>

                       See notes to financial statements.
                                       6
<PAGE>



              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                          NOTES TO FINANCIAL STATEMENTS
                                  JUNE 30, 1999


(1)    ACCOUNTING POLICIES

       NATURE OF BUSINESS

       NHP Retirement Housing Partners I Limited Partnership (the "Partnership")
       is a  limited  partnership  organized  under  the  laws of the  State  of
       Delaware on March 10, 1986. The Partnership was formed for the purpose of
       raising  capital by  issuing  both  Pension  Notes  ("Pension  Notes") to
       tax-exempt investors and selling additional  partnership interests in the
       form  of  Assignee  Interests   ("Interests")  to  taxable   individuals.
       Interests represent  assignments of the limited partnership  interests of
       the  Partnership  issued  to the  Assignor  Limited  Partner,  NHP  RHP-I
       Assignor Corporation. The proceeds from the sale of the Pension Notes and
       Interests  have  been  invested  in  residential  rental  properties  for
       retirement age occupants.

       BASIS OF PRESENTATION

       The accompanying  balance sheet as of December 31, 1998, has been derived
       from audited  financial  statements of the Partnership for the year ended
       December 31, 1998, and the accompanying  unaudited financial  statements,
       as of June 30, 1999 and 1998,  have been  prepared  pursuant to the rules
       and  regulations  of the  Securities  and Exchange  Commmission.  Certain
       information  and  note  disclosures   normally  included  in  the  annual
       financial  statements  prepared in  accordance  with  generally  accepted
       accounting  principles  have been condensed or omitted  pursuant to those
       rules and regulations.  For further  information,  refer to the financial
       statements  and  notes  thereto  for the year  ended  December  31,  1998
       included in the  Partnership's  Annual Report on Form 10-K filed with the
       Securities and Exchange Commission on or about March 31, 1999.

       In the  opinion of  management,  the  accompanying  financial  statements
       contain all  adjustments  (all of which were normal  recurring  accruals)
       necessary to present fairly the  Partnership's  financial  position as of
       June 30,  1999 and 1998,  results of  operations,  changes  in  Partner's
       deficit and cash flows for the three and six month periods ended June 30,
       1999 and 1998.  The results of operations  for the six month period ended
       June 30, 1999 are not necessarily  indicative of the results for the year
       ending December 31, 1999.



(2)    TRANSACTIONS  WITH  THE  GENERAL  PARTNER  AND  AFFILIATES OF THE GENERAL
       PARTNER

       Until January 23, 1995, the sole general  partner of the  Partnership was
       NHP/RHGP-1 Limited Partnership (NHP/RHGP-1).  Effective January 23, 1995,
       Capital  Realty Group Senior  Housing,  Inc.  (CRGSH) became the new sole
       general partner of the Partnership.

       On June 10, 1998, the sole owner of the General  Partner,  Capital Realty
       Group  Corporation,  sold  all of its  shares  of CRGSH  common  stock to
       Retirement  Associates,  Inc.  ("Associates") for $855,000. The source of
       the funds is a  Promissory  Note for $855,000  with a five-year  term and
       bearing an interest  rate of 10% per annum.  The interest  will accrue on
       the  Promissory  Note and be payable at the  maturity  of the  Promissory
       Note.  Associates  is the  maker  of the Note and  Capital  Realty  Group

                                       7
<PAGE>
       Corporation  is the  payee.  Mr.  Robert  Lankford  is the  President  of
       Associates  and has  brokered  and  continues to broker real estate as an
       independent   contractor   with   affiliates  of  Capital  Senior  Living
       Corporation.

       As discussed  below,  in Note 4, on September 30, 1998,  the  Partnership
       sold its four wholly owned properties to Capital Senior Living Properties
       2 - NHPCT,  Inc.,  a wholly owned  subsidiary  of Capital  Senior  Living
       Corporation  ("CSLC"),  for  $40,650,000.   An  independent   third-party
       appraiser valued the assets at $40,425,000.  In connection with this sale
       of  properties,  Capital  Realty Group  Brokerage,  Inc., an affiliate of
       CSLC, and an affiliate of CRGSH until June 10, 1998,  received $1,219,500
       in brokerage fees.

       Personnel working at the Property sites and certain home office personnel
       who perform  services for the Partnership are employees of Capital Senior
       Living,  Inc.  (CSL),  an  affiliate  of CRGSH until June 10,  1998.  The
       Partnership  reimburses  CSL  for the  salaries,  related  benefits,  and
       overhead   reimbursements   of  such   personnel   as  reflected  in  the
       accompanying financial statements.  Salary, related benefits and overhead
       reimbursements  reimbursed and expensed by the Partnership to CSL for the
       second  fiscal  quarter  ended June 30, 1999 and 1998,  were $291,822 and
       $1,021,388,  respectively.   Management  fees,  dietary  fees  and  other
       services reimbursed and expensed by the Partnership to CSL for the second
       fiscal quarter ended June 30, 1999 and 1998,  were $117,468 and $384,178,
       respectively.

       Distributions  of $14,358 were made to the General Partner during the six
       months ended June 30, 1999.

(3)    IMPAIRMENT OF RENTAL PROPERTY

       Generally  accepted  accounting  principles  require that the Partnership
       evaluate  whether it is probable that the estimated  undiscounted  future
       cash flows of its properties,  taken individually,  will be less than the
       respective net book value of the properties.  If such a shortfall  exists
       and is material, then a write-down is warranted. The Partnership performs
       such  evaluations on an on-going basis.  During the six months ended June
       30, 1999,  based on the  Partnership's  evaluation of its  property,  the
       Partnership did not believe that any write-down was warranted.

(4)    DISPOSITION OF RENTAL PROPERTY

       On September 30, 1998, the  Partnership  sold four  properties to Capital
       Senior  Living  Properties  2-NHPCT,  Inc., a wholly owned  subsidiary of
       CSLC,  for  $40,650,000.  The four  properties  sold  were the  Atrium at
       Carmichael,  Crosswood Oaks, The Heatherwood and the Veranda Club.  After
       the sale,  The  Amberleigh  is the only  remaining  property in which the
       Partnership  has any  interest.  After  payment  of  closing  costs,  the
       Partnership  netted  $322,652  in  cash  proceeds  from  the  sale  after
       $22,514,174  was  allocated  for  partial  redemption  of Pension  Notes,
       $15,703,636  allocated  for partial  payment of deferred  interest on the
       redeemed  Pension Notes, and $413,188 for payment of current interest due
       on redeemed Pension Notes.  The Partnership  recognized a $9,249,174 gain
       on sale of those properties at September 30, 1998.

       In October, 1998, the Partnership recognized  approximately $1,856,485 of
       additional interest expense paid on redeemed Pension Notes resulting from
       the  difference  between the stated  interest  rate of 13% on the Pension
       Notes and the accrued  interest rate of  approximately 9% recorded by the
       Partnership under the effective  interest rate method. Due to the partial
       redemption  of Pension  Notes,  the  Partnership  recognized  $525,891 of
       losses  on early  extinguishment  of debt  relating  to the  write off of
       issuance and organization costs on Pension Notes that were redeemed.

                                       8
<PAGE>
(5)    LEGAL PROCEEDINGS

       On or about  October 23,  1998,  an Interest  holder filed a class action
       putative  complaint  on behalf of certain  holders of Interests in NHP in
       the Delaware Court of Chancery  against the  Partnership,  CSLC,  Capital
       Senior Living  Properties 2 - NHPCT,  Inc. and CRGSH  (collectively  "the
       Defendants").   This  Interest  holder  purchased  90  Interests  in  the
       Partnership in February 1993 for $180. The complaint alleges, among other
       things, that the Defendants  breached,  or aided and abetted a breach of,
       the express and implied terms of the Partnership  Agreement in connection
       with the sale of four  properties by the  Partnership  to Capital  Senior
       Living  Properties 2 - NHPCT,  Inc. Capital Senior Living  Properties 2 -
       NHPCT,  Inc. is an affiliate of Capital Senior Living,  Inc., the current
       manager of The  Amberleigh.  The  complaint  seeks,  among other  relief,
       rescission of the sale of these properties and unspecified  damages.  The
       Partnership  believes the  complaint is without  merit and is  vigorously
       defending  itself in this action.  The  Partnership has filed a Motion to
       Dismiss in this case, which is pending.


ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
         OF OPERATIONS

LIQUIDITY AND CAPITAL RESOURCES

The following  schedule  summarizes  the occupancy  levels at The  Amberleigh in
which the Partnership has a 99.9% partnership interest.

<TABLE>
<CAPTION>

                                                                   Available              June 30             June 30
                                                                     Units                  1999               1998
                                                                     -----                  ----               ----
<S>                                                                   <C>                    <C>                <C>
The Amberleigh                                                        271                    91%                97%
         At Woodstream Farms
         Williamsville, New York
</TABLE>

On November 5, 1997, the Partnership purchased  approximately 3.10 acres of land
adjacent to The Amberleigh for potential future expansion (the  "Expansion") for
$500,000 plus closing costs. The General Partner is considering the Expansion as
an  additional  means  to add to the  residual  value of the  Partnership.  This
Expansion would also preclude  competitors or other potential  purchasers of the
site from  blocking  visibility of the existing  facility to the main  vehicular
trafficway. If the Partnership decides to proceed with the Expansion,  there can
be no  assurance  however,  that  licensure  will be granted  by the  regulatory
authorities  in New York to allow this  Expansion  or that a lender will finance
this development and at favorable rates.

Rent  collections for the six-month  period decreased to $2,554,904 in 1999 from
$8,077,238 in 1998. Salaries,  management fees and other operating expenses paid
likewise decreased,  from $5,141,148 in 1998 to $2,033,774 in 1999. Decreases in
both rent  collections  and operating  expenses were due to the sale of the four
Partnership properties on September 30, 1998.

Cash generated from rental  operations  prior to the payment of interest expense
was  insufficient  to pay all of the  interest  on the Pension  Notes  currently
payable,  which was $703,591 for the six-month  period ended June 30, 1999.  Net
cash (used)  provided from  operations,  after the payment of interest  expense,
during the six months ended June 30, 1999 and 1998 was $(59,135) and $1,649,707,
respectively.  Interest on the Pension Notes bears stated simple interest at 13%
rate per annum,  and is paid on a 7% rate per  annum.  It is  accrued,  however,

                                       9
<PAGE>
under the  effective  interest  method at a rate of  approximately  9% per annum
compounded quarterly, which totaled $1,550,195 and $3,165,966 for the six months
ended June 30, 1999 and 1998,  respectively.  The remaining 6% unpaid portion is
due at maturity.  Total accrued and unpaid interest  amounted to $13,989,467 and
$13,142,863 at June 30, 1999 and December 31, 1998, respectively.

Capital expenditures decreased $326,682 from $362,359 in 1998 to $35,677 in 1999
due to the sale of four Partnership properties.

Cash and cash  equivalents  at June 30, 1999 and December  31, 1998  amounted to
$5,712,130 and $5,821,300, respectively.

Future funds may not be available to meet operating requirements,  including the
ultimate payment of principal and deferred  interest on the Pension Notes.  This
cash need has caused the General Partner to determine that it is not financially
appropriate to make distributions to Interest holders.

Since 1993,  cash  generated  from  operations  has been  sufficient to meet the
Partnership's  minimum  interest  payment  requirements  with  exception  of the
current  quarter ending June 30, 1999. The  Partnership  estimates  total unpaid
interest and principal  will  approximate  $38 million at December 31, 2001, the
maturity  date of the  Pension  Notes,  which is in  excess  of  projected  cash
reserves at that time. Accordingly,  the disposition and/or refinancing value of
the  remaining  property will need to be sufficient to fund the amount in excess
of  projected   cash  reserves  on  the  Pension  Notes  upon  their   maturity.
Additionally,  the General Partner is considering the Expansion as an additional
means  to add to the  residual  value  of the  Partnership.  If the  Partnership
decides to proceed with the Expansion,  there can be no assurance however,  that
licensure  will be granted by the  regulatory  authorities  in New York to allow
this Expansion or that a lender will finance this  development  and at favorable
rates.

RESULTS OF OPERATIONS
---------------------

The  Partnership's  net loss for the six  months  ended June 30,  1999  includes
rental  operations from the Partnership's  property.  The net loss also includes
depreciation,  amortization  of Pension Notes issuance  costs,  amortization  of
organization  and offering  costs,  and accrued  Pension Note interest  expense,
which are noncash in nature.

The  Partnership  net loss  decreased  from  $1,395,229  to  $1,180,077  for the
six-month  period  ending  June 30,  1998 and 1999,  respectively.  Net loss per
Interest decreased from $33 to $28 for the six-month period ending June 30, 1998
and  1999,  respectively.  The  decrease  in  the  Partnership's  net  loss  was
principally  due to  decreased  interest  expense  resulting  from  the  partial
redemption of Pension  Notes in 1998.  Total  revenues for the six-month  period
decreased from  $8,258,565 in 1998 to $2,674,608 in 1999.  Total operating costs
and expenses  likewise  decreased from $6,206,427 in 1998 to $1,927,928 in 1999.
Decreases in both revenues and operating  costs were due to the sale of the four
Partnership  properties on September 30, 1998.  Pension Notes  interest  expense
decreased from $3,165,966 to $1,550,195 for the six-month period ending June 30,
1998 and 1999,  respectively,  due to the partial redemption of Pension Notes in
1998.  Amortization  of Pension Notes issuance costs  decreased from $127,396 to
$59,502 for the six-month  period  ending June 30, 1998 and 1999,  respectively,
due to the write off of certain  issuance  costs upon  redemption of the Pension
Notes in 1998.  Amortization of  organization  and offering costs increased from
$24,888 to $77,615  for the  six-month  period  ending  June 30,  1998 and 1999,
respectively,  due to the write off of $68,599 in  organization  costs  required
under the  American  Institute  of  Certified  Public  Accountants  Statement of
Position 98-5, Reporting Costs of Start-up  Activities.  Other expenses relating
to  Partnership  administration  increased  from  $129,117 to  $239,445  for the

                                       10
<PAGE>
six-month period ending June 30, 1998 and 1999,  respectively,  due to increased
professional fees, due primarily to the litigation.


YEAR 2000 ISSUE
---------------

The Year 2000 Issue is the result of computer  programs  being written using two
digits rather than four to define the applicable year. Any of the  Partnership's
computer  programs or  hardware  that have  date-sensitive  software or embedded
chips may recognize the year 2000 as a date other than the year 2000. This could
result in a system failure or miscalculations causing disruptions of operations,
including,  among other things, a temporary  inability to process  transactions,
send invoices, or engage in similar normal business activities. Based on ongoing
assessments,  the  Partnership  has  developed  a program  to modify or  replace
significant  portions of its software and certain hardware,  which are generally
PC-based  systems,  so that those  systems will  properly  utilize  dates beyond
December  31,   1999.   The   Partnership   substantially   completed   software
reprogramming  and software and hardware  replacement by December 31, 1998, with
100%  completion  targeted for September  30, 1999.  The  Partnership  presently
believes that these  modifications  and  replacements  of existing  software and
certain hardware will substantially  mitigate any Year 2000 Issue.  However,  if
such  modifications  and  replacements are not completed  timely,  the Year 2000
Issue could have a material impact on the operations of the Partnership.

The  Partnership  has assessed its  exposure to  operating  equipment,  and such
exposure is not significant due to the nature of the Partnership's business.

The  Partnership  is not aware of any external agent with a Year 2000 Issue that
would materially impact the Partnership's results of operations,  liquidity,  or
capital resources.  However, the Partnership has no means of determining whether
or ensuring  that  external  agents will be year 2000 ready.  The  inability  of
external  agents to  complete  their  year 2000  resolution  process in a timely
fashion could materially impact the Partnership.

Management of the Partnership  believes it has an effective  program in place to
resolve the Year 2000 Issue in a timely manner.  As noted above, the Partnership
has completed most but not all necessary phases of its year 2000 program. In the
event  that the  Partnership  does  not  complete  the  current  program  or any
additional phases, the Partnership could incur disruptions to its operations. In
addition,  disruptions in the economy generally  resulting from Year 2000 Issues
could also materially adversely affect the Partnership. The Partnership could be
subject to  litigation  for computer  systems  failure.  The amount of potential
liability and lost revenue cannot be reasonably estimated at this time.

The Partnership currently has no contingency plans in place in the event it does
not  complete  all phases of its year 2000  program.  The  Partnership  plans to
evaluate the status of completion in mid 1999 and determine  whether such a plan
is necessary.

ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

The Partnership's  primary market risk exposure is from fluctuations in interest
rates and the  effects of those  fluctuations  on the market  values of its cash
equivalent short-term  investments.  The cash equivalent short-term  investments
consist primarily of overnight investments that are not significantly exposed to

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interest  rate risk,  except to the extent that  changes in interest  rates will
ultimately affect the amount of interest income earned on these investments.

PART II

ITEM 1.  LEGAL PROCEEDINGS

On or about October 23, 1998, an Interests holder filed a putative  complaint on
behalf of certain  holders of Interests in NHP in the Delaware Court of Chancery
against the Partnership,  CSLC, Capital Senior Living Properties 2 - NHPCT, Inc.
and CRGSH  (collectively "the  Defendants").  This Interests holder purchased 90
Interests in the  Partnership in February 1993 for $180. The complaint  alleges,
among other things, that the Defendants breached,  or aided and abetted a breach
of, the express and implied  terms of the  Partnership  Agreement in  connection
with the sale of four  properties by the  Partnership  to Capital  Senior Living
Properties 2 - NHPCT,  Inc. Capital Senior Living  Properties 2 - NHPCT, Inc. is
an  affiliate  of  Capital  Senior  Living,  Inc.,  the  current  manager of The
Amberleigh.  The complaint seeks, among other relief,  rescission of the sale of
these properties and unspecified damages. The Partnership believes the complaint
is without merit and intends to vigorously defend itself in this action.

Item 2.    Changes in Securities

None

Item 3.    Defaults upon Senior Securities

None

Item 4.    Submission of matters to a Vote of Security Holders

None

Item 5.    Other Information

None

Item 6.    Exhibits and Reports on Form 8-K

           (A) Exhibit:

                  27.1     Financial Data Schedule

           (B) Reports on Form 8-K

                  None.


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SIGNATURES
----------

Pursuant  to the  requirements  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.

                           NHP Retirement Housing Partners I Limited Partnership


                           by:      Capital Realty Group Senior Housing, Inc.
                                    General Partner



                                    By: /s/ Robert Lankford
                                        ----------------------------------------
                                        Robert Lankford
                                        President


                                    Date:    August 13, 1999