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 September 30, 1998

                         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>
<S>                                                                      <C>                             <C> 

                               NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                                               A Limited Partnership
                                         Statements of Financial Position


                                                                       September 30, 1998              December 31, 1997
                                                                       ------------------              -----------------
                                                                           (Unaudited)                     (Audited)

                                                      ASSETS
                                                      ------

Cash and cash equivalents                                                $   6,192,519                   $   4,495,733
Other receivables                                                            6,483,254                          31,892
Note receivable                                                             32,520,000                               0
Pension notes issuance costs                                                   818,748                       1,009,842
Organization and offering costs                                                177,994                         215,326
Prepaid expenses                                                               254,223                         300,654
Rental property:
          Land                                                               2,391,705                       6,820,468
          Building net of accumulated depreciation of
$5,642,524 in 1998 and $15,456,154 in 1997                                  16,462.980                      42,670,005
Other assets                                                                     4,033                          41,920
                                                                         -------------                   -------------
Total assets                                                             $  65,305,456                   $  55,585,840
                                                                         =============                   =============

                                         LIABILITIES AND PARTNERS' DEFICIT
                                         ---------------------------------

Liabilities:
          Accounts payable                                               $     883,147                   $     320,796
          Interest payable                                                  26,245,051                      23,730,407
          Pension notes                                                     42,672,000                      42,672,000
          Other liabilities                                                    446,533                         882,625
                                                                         -------------                   -------------
                                                                            70,246,731                      67,605,828
                                                                         -------------                   -------------
Partners' deficit:
          General Partner-NHP/RHGP-I Limited
               Partnership                                                  (1,499,782)                     (1,596,670)
          Assignor Limited Partner-NHP RHP-I
               Assignor Corporation-42,691 investment
               unites outstanding                                           (3,441,493)                    (10,423,318)
                                                                         -------------                   -------------
Total partners' deficit                                                     (4,941,275)                    (12,019,988)
                                                                         -------------                   -------------
Total liabilities and partners' deficit                                  $  65,305,456                   $  55,585,840
                                                                         =============                   =============
</TABLE>

                                        See notes to financial statements.
                                       1
<PAGE>

<TABLE>
<CAPTION>
<S>                                                                     <C>                             <C>

                               NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                                               A Limited Partnership
                                              Statement of Operations
                                   For the Three Months Ended September 30, 1998
                                                    (Unaudited)


                                                                                 Three months ended September 30,
                                                                               1998                            1997
                                                                               ----                            ---- 
REVENUE:
          Rental income                                                  $   4,010,841                   $   3,785,468
          Interest income                                                       48,401                          22,346
          Other income                                                          60,585                          55,501
                                                                         -------------                   -------------
                                                                             4,119,827                       3,863,315
                                                                         -------------                   -------------
COSTS AND EXPENSES:
          Salaries, related benefits and overhead
          reimbursements                                                     1,037,307                       1,016,138
          Management fees, dietary fees and other services                     388,174                         379,788
          Administrative and marketing                                         133,268                         152,151
          Utilities                                                            211,770                         217,240
          Maintenance                                                          129,633                         131,337
          Resident services, other than salaries                                80,619                          72,057
          Food services other than salaries                                    415,236                         404,760
          Depreciation                                                         446,800                         415,548
          Taxes and insurance                                                  263,007                         280,728
                                                                         -------------                   -------------
                                                                             3,105,814                       3,069,747
                                                                         -------------                   -------------
INCOME FROM RENTAL OPERATIONS                                                1,014,013                         793,568
                                                                         -------------                   -------------

OTHER INCOME AND (EXPENSES):
          Gain on sale of properties                                         9,276,111                               0
          Interest expense - pension notes                                  (1,582,984)                     (1,509,068)
          Amortization of pension notes issuance costs                         (63,698)                        (63,698)
          Amortization of organization and offering costs                      (12,444)                        (12,444)
          Other expenses                                                      (111,458)                        (59,331)
                                                                         -------------                   -------------
                                                                             7,505,527                      (1,644,541)
                                                                         -------------                   -------------
NET INCOME (LOSS)                                                         $  8,519,540                        (850,973)
                                                                         =============                   =============
NET INCOME (LOSS) PER ASSIGNEE INTEREST                                   $        196                   $         (20)
                                                                         =============                   =============
</TABLE>
                                             See notes to financial statements
                                       2

<PAGE>

<TABLE>
<CAPTION>
<S>                                                                    <C>    <C>    <C>    <C>    <C>    <C>

                               NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                                               A Limited Partnership
                                              Statement of Operations
                                   For the Nine Months Ended September 30, 1998
                                                    (Unaudited)


                                                                                  Nine months ended September 30,
                                                                               1998                            1997
                                                                               ----                            ----
REVENUE:
          Rental income                                                  $  12,066,537                   $  11,312,802
          Interest income                                                      116,343                          66,908
          Other income                                                         195,512                         145,880
                                                                         -------------                   -------------
                                                                            12,378,392                      11,525,590
                                                                         -------------                   -------------
COSTS AND EXPENSES:
          Salaries, related benefits and overhead
          reimbursements                                                     3,066,387                       3,035,525
          Management fees, dietary fees and other services                   1,151,039                       1,132,286
          Administrative and marketing                                         427,729                         434,381
          Utilities                                                            687,579                         673,716
          Maintenance                                                          377,199                         379,627
          Resident services, other than salaries                               216,576                         216,193
          Food services other than salaries                                  1,213,717                       1,186,222
          Depreciation                                                       1,321,110                       1,246,645
          Taxes and insurance                                                  850,905                         837,156
                                                                         -------------                   -------------
                                                                             9,312,241                       9,141,751
                                                                         -------------                   -------------
INCOME FROM RENTAL OPERATIONS                                                3,066,151                       2,383,839
                                                                         -------------                   -------------

OTHER INCOME AND (EXPENSES):
          Gain on sale of properties                                         9,276,111                               0
          Interest expense - pension notes                                  (4,748,950)                     (4,527,205)
          Amortization of pension notes issuance costs                        (191,094)                       (191,094)
          Amortization of organization and offering costs                      (37,332)                        (37,332)
          Other expenses                                                      (240,575)                       (269,450)
                                                                         -------------                   -------------
                                                                             4,058,160                      (5,025,081)
                                                                         -------------                   -------------
NET INCOME (LOSS)                                                        $   7,124,311                   $  (2,641,242)
                                                                         =============                   =============
NET INCOME (LOSS) PER ASSIGNEE INTEREST                                  $         164                   $         (61)
                                                                         =============                   =============
</TABLE>
          
                                        See notes to financial statements.
                                       3

<PAGE>

<TABLE>
<CAPTION>
<S>                                                <C>                        <C>                       <C>

                               NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                                               A Limited Partnership
                                          Statement of Partners' Deficit
                                   For the Nine Months Ended September 30, 1998
                                                    (Unaudited)


                                                       GENERAL
                                                       PARTNER
                                                    CAPITAL REALTY               ASSIGNOR
                                                     GROUP SENIOR                 LIMITED
                                                     HOUSING, INC.                PARTNER                      TOTAL
                                                    --------------               --------                      -----

Parners' deficit
   at December 31, 1997                             $  (1,596,670)            $  (10,423,318)           $  (12,019,988)
Distributions                                             (45,598)                         0                   (45,598)
Net Income-Nine months
 ended September 30, 1998                               1,056,538                  6,067,773                 7,124,311
                                                    -------------             --------------             -------------

Partners' deficit
  at September 30, 1998                             $    (585,730)            $   (4,355,545)            $  (4,941,275)
                                                    =============             ==============             =============
Percentage interest
  at September 30, 1998                                   2%                        98%                      100%
                                                          ==                        ===                      ====

</TABLE>
                                             See notes to financial statements
                                       4
<PAGE>
<TABLE>
<CAPTION>
<S>                                                                    <C>                               <C> 


                               NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                                               A Limited Partnership
                                              Statement of Cash Flows
                                   For the Nine Months Ended September 30, 1998
                                                    (Unaudited)


                                                                                 Nine months ended September 30,
                                                                               1998                            1997
                                                                               ----                            ----
Cash flows from operating activities:
     Rent collections                                                    $  12,075,762                   $  11,310,916
     Interest received                                                         116,343                          68,108
     Other income                                                              195,512                         145,880
     Salary and related benefits                                            (3,977,341)                     (3,043,414)
     Management fees, dietary fees
      and other services                                                    (1,157,605)                     (1,138,430)
     Other operating expenses paid                                          (3,648,908)                     (3,777,828)
     Interest paid                                                          (2,234,306)                     (2,234,306
                                                                          ------------                   -------------
     Net cash provided by operating activities                               2,269,457                       1,330,926
                                                                          ------------                   -------------
Cash flows from investing activities:
     Capital Expenditures                                                     (527,073)                       (412,899)
                                                                          ------------                   -------------
     Net cash used in investing activities                                    (527,073)                       (412,899)
                                                                          ------------                   -------------
Cash flows from financing activities:
     Distributions                                                             (45,598)                        (45,598)
                                                                          ------------                   -------------
     Net cash used in financing activities                                     (45,598)                        (45,598)
                                                                          ------------                   -------------
Net increase in cash and cash equivalents                                    1,696,786                         872,429

Cash and cash equivalents
     at beginning of period                                                  4,495,733                       4,017,181
                                                                          ------------                   -------------
Cash and cash equivalents
     at end of period                                                     $  6,192,519                   $   4,889,610
                                                                          ============                   =============

</TABLE>

                                         See notes to financial statements
                                       5
<PAGE>

<TABLE>
<CAPTION>
<S>                                                                      <C>                             <C>  

                               NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                                               A Limited Partnership
                                              Statement of Cash Flows
                                                    (Contnued)



                                                                                 Nine months ended September 30,
                                                                               1998                           1997
                                                                               ----                           ----

RECONCILIATION OF NET LOSS
  TO NET CASH PROVIDED
  BY OPERATING ACTIVITIES:

Net Income (Loss)                                                         $  7,124,311                  $  (2,641,242)
Adjustments to reconcile net income (loss) to
 net cash used in operating activities:
     Gain on sale of properties                                             (9,276,111)                             0
     Depreciation                                                            1,321,110                      1,246,645
     Amortization of organization
       and offering costs                                                       37,332                         37,332
    Amortization of pension notes
       issuance costs                                                          191,094                        191,094

Changes in operating assets and liabilities:
     Interest receivable                                                             0                          1,200
     Other assets and receivables                                               47,112                           (569)
     Prepaid expenses                                                           25,122                         72,929
     Accounts payable                                                          562,351                         14,807
     Interest payable                                                        2,514,644                      2,292,899
     Other liabilities                                                        (277,508)                       115,831
                                                                          ------------                   ------------
               Total adjustments                                            (4,854,854)                     3,972,168
                                                                          ------------                   ------------
Net cash provided by operating activities                                 $  2,269,457                   $  1,330,926
                                                                          ============                   ============

</TABLE>
                                        See notes to financial statements.
                                       6



<PAGE>



              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A Limited Partnership
                          Notes to Financial Statements
                               September 30, 1998


(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  ("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 Notes and Interests  have
       been  invested  in  residential  rental  properties  for  retirement  age
       occupants.

       Basis of Presentation

       The  accompanying  unaudited  interim  financial  statements  reflect all
       adjustments which are, in the opinion of management, necessary to present
       a fair statement of the financial condition and results of operations for
       the interim periods presented.

       While the General  Partner  believes that the  disclosures  presented are
       adequate to make the  information  not  misleading,  it is suggested that
       these  financial  statements  be read in  conjunction  with the financial
       statements  and the notes  included in the  Partnership's  Annual Reports
       filed in Forms 10-K for the year ended December 31, 1997.


(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).  On  December  19,  1991,
       NHP/RHGP-1  executed  an amended and  restated  purchase  agreement  with
       Capital  Realty  Group  Properties,  Inc.  (CRGP) for the transfer of the
       General Partner's interest in the Partnership, subject to the approval of
       holders of Interests ("Assignee  Holders.") CRGP's rights and obligations
       under the purchase agreement were subsequently assigned to Capital Realty
       Group Senior Housing,  Inc. (CRGSH).  Pursuant to a Consent  Solicitation
       dated  October 25, 1994,  Assignee  Holders  holding more than 64% of the
       equity  interests in the  Partnership  approved the election of CRGSH, as
       the replacement general partner of the Partnership. Effective January 23,
       1995,  CRGSH has become the new sole general  partner of the  Partnership
       and NHP/RHGP-I has withdrawn as general partner.

       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

                                       7




<PAGE>



       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
       Corporation  is the  payee.  Mr.  Robert  Lankford  is  the  President of
       Associates and has  brokered real estate  with Capital Realty Group Corp-
       oration and its affiliates.

       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, 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 CSLC. 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 third fiscal quarter ended  September 30,
       1998 and 1997, were $1,037,307 and $1,016,138,  respectively.  Management
       fees,  dietary  fees and other  services  reimbursed  and expensed by the
       Partnership to CSL for the third fiscal quarter ended  September 30, 1998
       and 1997, were $388,174 and $379,789, respectively.

       Distributions of $45,598 were made to the General Partner during the nine
       months ended September 30, 1998.

(3)    VALUATION 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 nine  months  ended
       September  30,  1998,  based  on the  Partnership's  evaluation  of  each
       respective property,  the Partnership did not believe that any additional
       write-down was warranted.

(4)    DISPOSITION OF RENTAL PROPERTY

       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,  for $40,650,000.
       An independent  third  party appraiser valued  the assets at  40,425,000.
       The four  properties  sold are the Atrium at Carmichael,  Crosswood Oaks,
       The Heatherwood  and The Veranda Club.  After the sale, the Amberleigh is
       the only remaining property in the Partnership.  After payment of closing
       costs,  on  September  30,  1998 the  Partnership  received  a short term
       promissory  note  for  $32,520,000  and  recorded  a  $6,460,587  account
       receivable on the sale. The note  receivable and account  receivable were
       subsequently  paid on  October 2, 1998.  The  Partnership  used the sales
       proceeds as follows:  $22,514,174 was allocated for partial redemption of
       Pension Notes, $15,703,636 was  allocated for partial payment of deferred

                                       8




<PAGE>



     interest on the  Pension  Notes,  $413,188  was used for payment of current
     interest  due on redeemed  Pension  Notes and the  remaining  $349,589  was
     retained by the Partnership.  Approximately  $12,787,113 used in payment of
     principal and deferred interest on the Pension Notes held by Capital Senior
     Living  Properties,  Inc. ("CSLP") has been retained by the Partnership and
     will be  subsequently  released to CSLP.  Interest  income accrued on these
     funds will be paid to CSLP. The Partnership recognized a $9,276,111 gain on
     sale of those  properties  at September  30, 1998.  In October,  1998,  the
     Partnership will recognize 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.


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 four properties
wholly owned by the Partnership prior to their sale on September 30, 1998 and at
Amberleigh in which the Partnership has a 99.9% partnership interest.
<TABLE>
<CAPTION>
<S>                                                                  <C>                     <C>                  <C> 


                                                                   Available            September 30          September 30
                                                                     Units                  1998                  1997
                                                                     -----                  ----                  ----


The Amberleigh                                                        271                    98%                  96%

The Atrium at Carmichael                                              153                    96%                  97%

Crosswood Oaks                                                        122                    93%                  88%

Heatherwood                                                           160                    93%                  94%

Veranda Club                                                          189                    90%                  91%
</TABLE>


Rent collections for the nine month period increased to $12,075,762 in 1998 from
$11,310,916 in 1997, or 6.8%, primarily from rental rate increases and increased
occupancies.  Salaries,  management  fees  and  other  operating  expenses  paid
likewise  decreased,  from  $7,959,672  in 1997 to  $7,883,854  in 1998 or 1.0%,
primarily from increased accounts payable.

                                       9





<PAGE>



Cash generated from rental  operations  prior to the payment of interest expense
was  sufficient  to pay  all of the  interest  on the  Pension  Notes  currently
payable,  which was  $2,234,306  for the nine month period ended  September  30,
1998. Net cash provided from operations,  after the payment of interest expense,
during the nine months  ended  September  30, 1998 and 1997 was  $2,269,457  and
$1,330,926,  respectively.  Interest on the Pension  Notes bears  stated  simple
interest at 13% rate per annum,  however is accrued under the effective interest
method at a rate of  approximately  9% per  annum  compounded  quarterly,  which
totaled  $4,748,950 and $4,527,205 for the nine months ended  September 30, 1998
and 1997,  respectively,  but is paid based on a 7% pay rate.  The  remaining 6%
unpaid portion is due at maturity. Total accrued and unpaid interest amounted to
$26,245,051  and  $23,730,407  at  September  30, 1998 and  December  31,  1997,
respectively.

Capital  expenditures  increased  $114,174  from $412,899 in 1997 to $527,073 in
1998.  Capital  improvement  programs  implemented  at several of the properties
during 1995 continued during 1996, 1997 and 1998.

Cash and cash  equivalents  at September 30, 1998 and December 31, 1997 amounted
to $6,192,519 and $4,495,733, 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 Assignee Holders.

Since 1993,  cash  generated  from  operations  has been  sufficient to meet the
Partnership's minimum interest payment  requirements.  Subsequent to the sale of
the four Partnership properties, the General Partner anticipates making interest
payments at the full 13% stated interest rate on the current outstanding Pension
Notes.  Should this occur,  the Partnership  estimates total unpaid interest and
principal will  approximate  $33 million at December 31, 2001, the maturity date
of the  Pension  Notes,  which is far in  excess  of  projected  cash  reserves.
Accordingly,  there will need to be very significant  improvements or expansions
and/or increases in the disposition dand/or refinancing valuesd of the remaining
property  to fund both the  accrued  interest  and the face value of the Pension
Notes upon their maturity. The Pension Notes will need to be paid in full before
any funds would be available to the Assignee Holders

RESULTS OF OPERATIONS

The Partnership's net loss for the nine months ended September 30, 1998 includes
rental operations from each of the Partnership's  properties.  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  incurred  net income of  $7,124,311  for the nine month period
ending  September  30,  1998 and a net loss of  $2,641,242  for the nine  months
ending  September 30, 1997. Net income (loss) per assignee  interest is $164 and
($61)  for  the  nine  month  period   ending   September  30,  1998  and  1997,
respectively.  Increased net income for the nine month period  ending  September
30, 1998 in comparison  to the nine month period  ending  September 30, 1997 was
principally  due to the  gain  incurred  on the sale of the  properties.  Rental
income  increased to  $12,066,537  for the nine months ended  September 30, 1998
from $11,312,802 for the same period  in 1997, or approximately  6.7%, primarily

                                       10




<PAGE>



as a result of rental rate increases and increased occupancies.  Rental expenses
increased  to  $9,312,241  from  $9,141,751  for the nine  month  period  ending
September 30, 1998 and 1997, respectively, or 1.9%. Increased rental expense was
primarily due to inflation and additional  depreciation expense due to increased
capital expenditures. Pension Note interest expense increased from $4,527,205 to
$4,748,950  for the  nine  month  period  ending  September  30,  1997  and 1998
respectively.  Other expenses relating to Partnership  administration  decreased
from $269,450 to $240,575 for the nine month periods  ending  September 30, 1997
and 1998, respectively.

For the three months ended  September  30,1998 as compared with the three months
ended  September 30, 1997, the  Partnership's  revenue and expenses  reflect the
same  variances as  discussed  above,  with the  exception  that other  expenses
increased from $59,331 to $111,458 for the three month periods ending  September
30,  1997 and 1998,  respectively.  The  increase in other  expenses  was due to
increased printing and legal costs.

As discussed previously,  the Partnership performs an on-going evaluation of the
individual  carrying  value  of  each of the  rental  properties.  Based  on the
Partnership's  evaluation of these carrying values at September 30, 1998, it was
determined that no write-downs were warranted.

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  expects to  substantially  complete
software  reprogramming  and  software and  hardware  replacement  no later than
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  mitigate  the 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 early 1999 and  determine  whether such a
plan is necessary.

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<PAGE>




ITEM 3.       QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not applicable


PART II

ITEM 1.       LEGAL PROCEEDINGS

On October 28, 1998, the  Partnership  received notice that a complaint had been
filed in Chancery  Court in Delaware  by an Interest  holder in the  Partnership
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,  which
seeks  class  action  status,  alleges  violations  of  the  terms  of  the  NHP
Partnership  Agreement in completing  the  transaction  whereby four of the five
properties in NHP were sold to Capital Senior Living  Properties 2 - NHPCT, Inc.
The  complaint  seeks  rescission  of the  sale by the  Partnership  of the four
properties and various other relief.  The Partnership  believes the complaint is
without merit and intends to vigorously contest the complaint.

All other items not applicable.
------------------------------

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<PAGE>


SIGNATURES
----------

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.

                          NHP Retirement Housing Partners I, Limited Partnership


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



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


                                   Date:    November 12, 1998


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