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 March 31, 2000

                         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             (I.R.S. Employer Identification No.)
incorporation or organization)


                         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

                                                                       March 31, 2000            December 31, 1999
                                                                       --------------            -----------------
                                                                         (Unaudited)

ASSETS:
<S>                                                                   <C>                        <C>
Cash and cash equivalents                                             $       5,440,406          $       5,553,357
Other receivables                                                                23,196                     25,690
Pension notes issuance costs                                                    208,262                    238,013
Prepaid expenses                                                                192,220                    119,097
Rental property:
     Land                                                                     2,497,725                  2,497,725
     Building, net of accumulated depreciation of
     $6,497,235 in 2000 and $6,354,013 in 1999                               15,793,397                 15,895,147
Other assets                                                                      3,962                      4,543
                                                                      -----------------          -----------------

Total assets                                                          $      24,159,168          $      24,333,572
                                                                      =================          =================


LIABILITIES AND PARTNERS' DEFICIT:

Liabilities:
     Accounts payable                                                 $         146,200          $         175,495
     Interest payable                                                        15,334,173                 14,879,063
     Pension notes                                                           20,157,826                 20,157,826
     Other liabilities                                                          365,487                    296,037
                                                                      -----------------          -----------------

                                                                             36,003,686                 35,508,421
                                                                      -----------------          -----------------
Partners' deficit:
     General Partner                                                           (948,618)                  (928,115)
     Assignor Limited Partner - investment units
        outstanding of 42,506 in 2000 and
         42,691 in 1999                                                     (10,895,900)               (10,246,734)
                                                                      -----------------          -----------------

Total partners' deficit                                                     (11,844,518)               (11,174,849)
                                                                      -----------------          -----------------

Total liabilities and partners' deficit                               $      24,159,168          $      24,333,572
                                                                      =================          =================
</TABLE>

                       See notes to financial statements.
                                       1
<PAGE>


<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                             Statement of Operations
                                   (Unaudited)

                                                                                     Three months ended March 31,
                                                                                     2000                    1999
                                                                                     ----                    ----

REVENUE:
<S>                                                                          <C>                     <C>
     Rental income                                                           $       1,236,626       $       1,270,263
     Interest income                                                                    49,096                  38,630
     Other income                                                                       14,223                  22,165
                                                                             -----------------       -----------------

                                                                                     1,299,945               1,331,058
                                                                             -----------------       -----------------

COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                            273,518                 270,703
     Management fees, dietary fees and other services                                  154,163                 121,373
     Administrative and marketing                                                       14,843                  34,583
     Utilities                                                                         100,134                  82,437
     Maintenance                                                                        40,869                  39,353
     Resident services, other than salaries                                             10,383                   9,321
     Food services, other than salaries                                                133,090                 124,643
     Depreciation                                                                      143,222                 142,119
     Taxes and insurance                                                               145,528                 135,717
                                                                             -----------------       -----------------

                                                                                     1,015,750                 960,249
                                                                             -----------------       -----------------

INCOME FROM RENTAL OPERATIONS                                                          284,195                 370,809
                                                                             -----------------       -----------------

OTHER EXPENSES:
     Interest expense - pension notes                                                  811,145                 774,066
     Amortization of pension notes issuance costs                                       29,751                  29,751
     Amortization of organization and offering costs                                        --                  77,615
     Other                                                                             105,525                  81,113
                                                                             -----------------       -----------------

                                                                                       946,421                 962,545
                                                                             -----------------       -----------------

NET LOSS                                                                     $        (662,226)      $        (591,736)
                                                                             =================       =================

NET LOSS PER ASSIGNEE INTEREST                                               $             (16)      $             (14)
                                                                             =================       =================
</TABLE>

                       See notes to financial statements.

                                       2

<PAGE>

<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                         Statement of Partners' Deficit
                                   (Unaudited)

                                                                                          ASSIGNOR
                                                               GENERAL                     LIMITED
                                                               PARTNER                     PARTNER                TOTAL
                                                               -------                    --------                -----
<S>                                                        <C>                         <C>                    <C>
Partners' deficit
   at December 31, 1999                                    $     (928,115)             $  (10,246,734)        $  (11,174,849)

Distributions                                                      (7,258)                         --                 (7,258)

Repurchased assignor limited partner
   units                                                               --                        (185)                  (185)

Net loss - Three months
   ended March 31, 2000                                           (13,245)                   (648,981)              (662,226)
                                                           --------------              --------------         --------------
Partners' deficit
   at March 31, 2000                                       $     (948,618)             $  (10,895,900)        $  (11,884,518)
                                                           ==============              ==============         ==============
Percentage interest
   at March 31, 2000                                                2%                        98%                   100%
                                                                    ==                        ===                   ====

</TABLE>

                       See notes to financial statements.

                                       3

<PAGE>

<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                            Statements of Cash Flows
                                   (Unaudited)

                                                                                        Three months ended March 31,
                                                                                       2000                      1999
                                                                                       ----                      ----

Cash flows from operating activities:
<S>                                                                         <C>                       <C>
     Rent collections                                                       $      1,239,120          $      1,267,029
     Interest received                                                                49,096                    38,630
     Other income                                                                     14,223                    22,165
     Salary and related benefits                                                    (267,274)                 (274,569)
     Management fees, dietary fees and other services                               (121,122)                 (122,008)
     Other operating expenses paid                                                  (622,044)                 (649,727)
     Interest paid                                                                  (356,035)                 (355,661)
                                                                            ----------------          ----------------

     Net cash used in operating activities                                           (64,036)                  (74,141)
                                                                            ----------------          ----------------

Cash flows from investing activities:

     Capital expenditures                                                            (41,472)                  (16,037)
                                                                            ----------------          ----------------

     Net cash used in investing activities                                           (41,472)                  (16,037)
                                                                            ----------------          ----------------

Cash flows from financing activities:

     Repurchase of assignor limited partnership units                                   (185)                       --
     Distributions                                                                    (7,258)                   (7,259)
                                                                            ----------------          ----------------

     Net cash used in financing activities                                            (7,433)                   (7,259)
                                                                            ----------------          ----------------

Net decrease in cash and cash equivalents                                           (112,951)                  (97,437)

Cash and cash equivalents at beginning of period                                   5,553,357                 5,821,300
                                                                            ----------------          ----------------

Cash and cash equivalents at end of period                                  $      5,440,406          $      5,723,863
                                                                            ================          ================
</TABLE>


                       See notes to financial statements.

                                       4
<PAGE>

<TABLE>
<CAPTION>

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                            Statements of Cash Flows

                                   (Continued)

                                                                                    Three months ended March 31,
                                                                                  2000                        1999
                                                                                  ----                        ----

RECONCILIATION OF NET LOSS TO NET CASH
    PROVIDED BY OPERATING ACTIVITIES:
<S>                                                                         <C>                         <C>
Net loss                                                                    $       (662,226)           $       (591,736)

Adjustments to reconcile net loss to net cash
 used in operating activities:
       Depreciation                                                                  143,222                     142,119
       Amortization of organization
         and offering costs                                                               --                      77,615
       Amortization of pension notes
         issuance costs                                                               29,751                      29,751

Changes in operating assets and liabilities:

       Other assets and receivables                                                    3,075                      (2,764)
       Prepaid expenses                                                              (73,123)                    (84,073)
       Accounts payable                                                              (29,295)                    (29,026)
       Interest payable                                                              455,110                     418,405
       Other liabilities                                                              69,450                     (34,432)
                                                                            ----------------            ----------------

           Total adjustments                                                         598,190                     517,595
                                                                            ----------------            ----------------

Net cash used in operating activities                                       $        (64,036)           $        (74,141)
                                                                            ================            ================

</TABLE>

                       See notes to financial statements.
                                       5

<PAGE>




              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                          Notes to Financial Statements
                                 March 31, 2000

A.       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, 1999,  has been derived from
audited financial  statements of the Partnership for the year ended December 31,
1999, and the accompanying unaudited financial statements,  as of March 31, 2000
and 1999,  have been  prepared  pursuant  to the  rules and  regulations  of the
Securities and Exchange  Commission.  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, 1999 included in
the  Partnership's  Annual  Report on Form 10-K  filed with the  Securities  and
Exchange Commission on March 31, 2000.

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 March 31,  2000 and 1999,
results of  operations,  changes in  Partner's  deficit and cash flows for three
month periods ended March 31, 2000 and 1999.  The results of operations  for the
three-month  period ended March 31, 2000 are not  necessarily  indicative of the
results for the year ending December 31, 2000.

B.       TRANSACTIONS  WITH  THE  GENERAL  PARTNER AND AFFILIATES OF THE GENERAL
PARTNER

Effective  January 23, 1995,  Capital Realty Group Senior Housing,  Inc. (CRGSH)
became the 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 a current  interest rate of 8 percent 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  and  continues  to  broker  real  estate  as  an
independent contractor with Capital Realty Group Corporation and its affiliates.

                                       6
<PAGE>


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  30,  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 first fiscal  quarter ended March 31, 2000 and 1999,
were  $273,518 and $270,703,  respectively.  Management  fees,  dietary fees and
other services  reimbursed and expensed by the  Partnership to CSL for the first
fiscal  quarter  ended  March 31, 2000 and 1999,  were  $154,163  and  $121,373,
respectively.

Distributions of $7,258 were made to the General Partner during the three months
ended March 31, 2000.

C.       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 three  months  ended  March  31,  2000,  based on the  Partnership's
evaluation of its property,  the Partnership did not believe that any write-down
was warranted.

D.       LEGAL PROCEEDINGS

On or about October 23, 1998, an Interest  holder filed a putative  class action
complaint  on behalf of certain  holders  of  Assignee  Interests  in NHP in the
Delaware  Court of  Chancery  against the  Partnership,  Capital  Senior  Living
Corporation,  Capital  Senior  Living  Properties  2 -  NHPCT,  Inc.  and  CRGSH
(collectively  "the  Defendants").  This Assignee  Interest holder  purchased 90
Assignee  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.  The
Partnership  has filed a Motion to  Dismiss  in this case,  which  currently  is
pending.  The Partnership is unable to estimate liability related to this claim,
if any.

E.       PENSION NOTES

The Notes bear stated  simple  interest at a rate equal to 13 percent per annum.
Payment of up to 9 percent of stated  interest  was subject to deferral  through
December  31, 1988 and payment of up to 6 percent of stated  interest is subject
to deferral thereafter.  Deferred interest does not bear interest.  Interest not
deferred is payable quarterly.  Using the effective interest method, interest on
principal and accrued interest of the Pension Notes has been accrued at the rate
of  approximately 9 percent per annum  compounded  quarterly.  The approximate 9
percent effective interest rate was calculated using estimates of the amounts of
interest  that  will be  deferred  and the time  period in which  such  deferred
amounts will be paid. If interest had been provided  based on 13 percent  versus
the  effective  rate of  approximately  9 percent,  an  additional  liability of
approximately  $891,911 would be recorded at March 31, 2000 and future  interest
expense would be reduced by this amount.  The Partnership's  obligation to repay


                                       7
<PAGE>

the principal amount of the Notes, which mature on December 31, 2001, and stated
interest  thereon,  is  secured  by a lien  on  the  Partnership's  assets.  The
liability of the Partnership under the Pension Notes is limited to the assets of
the Partnership. The Pension Notes are subject to redemption in whole or in part
upon not less than 30 or more than 60 days prior notice,  at the election of the
Partnership.

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 percent partnership interest.

<TABLE>
<CAPTION>


                                                             Available               March 31,          March 31,
                                                             Units                   2000               1999
                                                             -----                   ----               ----
<S>                                                          <C>                     <C>                <C>
The Amberleigh at Woodstream Farms
         Williamsville, New York                             271                     85%                92%

</TABLE>


On November 5, 1997, the Partnership purchased  approximately 3.10 acres of land
adjacent to The  Amberleigh  for $500,000  plus closing  costs for the potential
expansion of the Amberleigh, as well as to prevent another purchaser from buying
the tract and blocking the facility from view from the main intersection. Due to
licensure and financing  requirements,  the land  currently will not be used for
development

Rent collections for the three-month period decreased to $1,239,120 in 2000 from
$1,267,029 in 1999.  Decreased rent collections were due to decreased  occupancy
at the Amberleigh.  Salaries,  management fees and other operating expenses paid
likewise  decreased,  from  $1,046,304 in 1999 to $1,010,440 in 2000.  Decreased
operating  expenses paid  primarily  were due to increased  accrued  expenses at
March 31, 2000.

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 $356,035 for the three-month period ended March 31, 2000. Net
cash used by operations  after the payment of interest  expense during the three
months  ended March 31, 2000 and 1999 was  $64,036  and  $74,141,  respectively.
Interest on the Pension  Notes bears stated  simple  interest at 13 percent rate
per  annum,  and is paid on a 7 percent  rate per  annum,  however it is accrued
under the effective  interest  method at a rate of  approximately  9 percent per
annum  compounded  quarterly,  which totaled $811,145 and $774,066 for the three
months  ended March 31,  2000 and 1999,  respectively.  The  remaining 6 percent
unpaid portion is due at maturity. Total accrued and unpaid interest amounted to
$15,334,173   and   $14,879,063  at  March  31,  2000  and  December  31,  1999,
respectively.

Capital  expenditures  increased $25,435 from $16,037 in 1999 to $41,472 in 2000
due to increased expenditures for painting, carpeting and appliances.

Cash and cash  equivalents  at March 31, 2000 and December 31, 1999  amounted to
$5,440,406 and $5,555,357, 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.

                                       8

<PAGE>


Since 1998,  cash generated from  operations has been  insufficient  to meet the
Partnership's minimum interest payment  requirements.  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.  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.

Results of Operations

The  Partnership's  net loss for the three months ended March 31, 2000  includes
rental  operations from the Partnership's  property.  The net loss also includes
depreciation,  amortization of Pension Notes issuance costs, and accrued Pension
Note interest expense, which are non-cash in nature.

The Partnership net loss increased from $591,736 to $662,226 for the three-month
periods  ending  March 31, 1999 and 2000,  respectively.  Net loss per  assignee
interest increased from $14 to $16 for the three-month  periods ending March 31,
1999 and 2000,  respectively.  The  increase in the  Partnership's  net loss was
principally  due to  decreased  occupancy  and revenues at the  Amberleigh,  and
increased  operating  expenses.  Total  revenues  for  the  three-month  periods
decreased  from  $1,331,058 in 1999 to $1,299,945 in 2000. The decrease in total
revenues was due to decreased occupancy at the Amberleigh. Total operating costs
and expenses increased from $960,249 in 1999 to $1,015,750 in 2000. The increase
in operating expenses  primarily was due to increased  overhead  reimbursements,
utilities,  food costs, and taxes.  Pension Note interest expense increased from
$774,066 to $811,145 for the three-month periods ending March 31, 1999 and 2000,
respectively.  Amortization  of  organization  and offering costs decreased from
$77,615  to $0 for the  three-month  periods  ending  March  31,  1999 and 2000,
respectively,  due to the write off of  $68,599 in  organization  costs in 1999,
which was 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  $81,113 to
$105,525  for  the   three-month   periods  ending  March  31,  1999  and  2000,
respectively, due to increased professional fees and home office allocations.

Year 2000 Issue

The Partnership did not experience any adverse  computer  disruptions due to the
year 2000 issue and does not expect any  disruptions  due to the year 2000 issue
in the future.

ITEM 3.  QUALITATIVE AND QUANTITATIVE DISCLOSURES ABOUT MARKET RISK.

The  Partnership  invests its cash in money market  accounts.  As a result,  the
Partnership believes any impact of market risk to the Partnership's  investments
is immaterial.


                                       9


<PAGE>


                                     PART II

Item 1.  Legal Proceedings

On or about October 23, 1998, an Interest  holder filed a putative  class action
complaint  on behalf of certain  holders  of  Assignee  Interests  in NHP in the
Delaware  Court of  Chancery  against the  Partnership,  Capital  Senior  Living
Corporation,  Capital  Senior  Living  Properties  2 -  NHPCT,  Inc.  and  CRGSH
(collectively  "the  Defendants").  This Assignee  Interest holder  purchased 90
Assignee  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.  The
Partnership  has filed a Motion to  Dismiss  in this case,  which  currently  is
pending.  The Partnership is unable to estimate liability related to this claim,
if any.

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

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.

                                       10

<PAGE>


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:    May 15, 2000




                                       11