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, 1996

                         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 or other jurisdiction               (I.R.S. Employer
    of incorporation or 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>



                       See notes to financial statements.

                                                         
PART I - FINANCIAL INFORMATION

ITEM 1 - FINANCIAL STATEMENTS

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A LIMITED PARTNERSHIP
                        STATEMENTS OF FINANCIAL POSITION
<TABLE>
<CAPTION>

                                                                           September 30,           December 31,
                                                                                1996                   1995

                                     ASSETS

<S>                                                                     <C>                      <C>              
Cash and cash equivalents                                               $       4,049,802        $       3,478,604
Interest receivable                                                                 1,200                    1,265
Other receivables                                                                  25,406                  858,722
Pension notes issuance costs                                                    1,328,332                1,519,426
Organization and offering costs                                                   277,546                  314,878
Prepaid expenses                                                                  133,401                  279,152
Rental property:
     Land                                                                       6,318,028                6,318,028
     Building, net of accumulated depreciation
        of $13,372,733 and $12,137,832                                         44,112,455               44,942,735
Other assets                                                                       33,739                   36,686
                                                                        -----------------        -----------------
                                                                        $      56,279,909        $      57,749,496
                                                                        =================        =================
</TABLE>


                        LIABILITIES AND PARTNERS' CAPITAL
<TABLE>
<CAPTION>

Liabilities:
<S>                                                                     <C>                      <C>              
     Accounts payable                                                   $         440,011        $         591,228
     Interest payable                                                          19,983,684               17,901,461
     Pension notes                                                             42,672,000               42,672,000
     Purchase installments                                                              0                  552,000
     Other liabilities                                                            730,860                  833,116
                                                                        -----------------        -----------------

                                                                               63,826,555               62,549,805
                                                                        -----------------        -----------------

Partners' equity (deficit):
     General Partner-NHP/RHGP-I Limited
        Partnership                                                            (1,432,408)              (1,332,625)
     Assignor Limited Partner-NHP RHP-I
        Assignor Corporation-42,691 investment
        units outstanding                                                      (6,114,238)              (3,467,684)
                                                                        -----------------        -----------------

                                                                               (7,546,646)              (4,800,309)
                                                                        -----------------        -----------------

                                                                        $      56,279,909        $      57,749,496
                                                                        =================         ================
</TABLE>


<PAGE>



              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP

                              A LIMITED PARTNERSHIP
                             STATEMENT OF OPERATIONS
                  FOR THE THREE MONTHS ENDED SEPTEMBER 30, 1996
<TABLE>
<CAPTION>

                                                                                           Three months
                                                                                       ended September 30,
                                                                                   1996                   1995
REVENUE:
<S>                                                                          <C>                      <C>           
     Rental income                                                           $    3,561,786           $    3,446,450
     Interest income                                                                 19,771                   20,738
     Other income                                                                    36,206                   39,803
                                                                             --------------           --------------

                                                                                  3,617,763                3,506,991
                                                                             --------------           --------------

COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                         953,087                  991,071
     Management fees, dietary fees and other services                               346,870                  350,389
     Administrative and marketing                                                   162,441                  150,529
     Utilities                                                                      218,502                  218,838
     Maintenance                                                                    112,381                  120,997
     Resident services, other than salaries                                          70,819                   69,754
     Food services, other than salaries                                             379,176                  376,336
     Depreciation                                                                   411,634                  384,427
     Taxes and insurance                                                            275,564                  275,416
                                                                             --------------           --------------

                                                                                  2,930,474                2,937,757
                                                                             --------------           --------------

INCOME FROM RENTAL OPERATIONS                                                       687,289                  569,234
                                                                             --------------           --------------

COSTS AND EXPENSES:
     Interest expense - pension notes                                             1,441,688                1,380,262
     Amortization of pension notes
       issuance costs                                                                63,698                   63,698
     Amortization of organization
       and offering costs                                                            12,444                   12,444
     Other expenses                                                                  34,563                   42,735
                                                                             --------------           --------------

                                                                                  1,552,393                1,499,139
                                                                             --------------           --------------

NET (LOSS)                                                                   $     (865,104)          $     (929,905)
                                                                             ==============           ==============

NET (LOSS) PER ASSIGNEE INTEREST                                             $          (20)          $          (21)
                                                                             ==============           ==============
</TABLE>


<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A LIMITED PARTNERSHIP
                             STATEMENT OF OPERATIONS
                  FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996

<TABLE>
<CAPTION>

                                                                                             Nine months
                                                                                         ended September 30,
                                                                                     1996                   1995
REVENUE:
<S>                                                                          <C>                     <C>             
     Rental income                                                           $     10,599,375        $     10,254,699
     Interest income                                                                   57,472                  62,550
     Other income                                                                     119,664                 135,049
                                                                             ----------------        ----------------

                                                                                   10,776,511              10,452,298
                                                                             ----------------        ----------------

COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                         2,877,275               2,989,205
     Management fees, dietary fees and other services                               1,052,628               1,059,249
     Administrative and marketing                                                     474,984                 394,594
     Utilities                                                                        666,512                 655,395
     Maintenance                                                                      318,704                 328,507
     Resident services, other than salaries                                           216,925                 211,474
     Food services, other than salaries                                             1,123,939               1,116,373
     Depreciation                                                                   1,234,902               1,153,279
     Taxes and insurance                                                              810,070                 804,725
                                                                             ----------------        ----------------

                                                                                    8,775,939               8,712,801
                                                                             ----------------        ----------------

INCOME FROM RENTAL OPERATIONS                                                       2,000,572               1,739,497
                                                                             ----------------        ----------------

COSTS AND EXPENSES:
     Interest expense - pension notes                                               4,325,063               4,107,212
     Amortization of pension notes
       issuance costs                                                                 191,094                 191,094
     Amortization of organization
       and offering costs                                                              37,332                  37,332
     Other expenses                                                                   147,648                 186,837
                                                                             ----------------        ----------------

                                                                                    4,701,137               4,522,475
                                                                             ----------------        ----------------

NET (LOSS)                                                                       $ (2,700,565)       $     (2,782,978)
                                                                                 ============        ================

NET (LOSS) PER ASSIGNEE INTEREST                                                        $ (62)       $            (64)
                                                                                        =====        ================
</TABLE>


<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A LIMITED PARTNERSHIP
                     STATEMENT OF PARTNERS' EQUITY (DEFICIT)
                  FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996


<TABLE>
<CAPTION>

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

Equity (deficit)
<S>              <C> <C>                       <C>                         <C>                    <C>              
     at December 31, 1995                      $       (1,332,625)         $     (3,467,684)      $     (4,800,309)

Distributions                                             (45,772)                        0                (45,772)

Net Loss - Nine months
     ended September 30, 1996                             (54,011)               (2,646,554)            (2,700,565)
                                               -------------------         -----------------      -----------------

Equity (deficit)
     at September 30, 1996                     $       (1,432,408)         $     (6,114,238)      $     (7,546,646)
                                               ===================         =================      =================

Percentage interest
     at September 30, 1996                                     2 %                       98%                   100%
                                                          =   ====                  =   ====                  =====

</TABLE>

<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A LIMITED PARTNERSHIP
                            STATEMENTS OF CASH FLOWS

<TABLE>
<CAPTION>

                                                                          Nine months ended September 30,
                                                                          1996                       1995


Cash flows from operating activities:
<S>                                                                  <C>                        <C>           
     Rent collections                                                $     10,605,814           $   10,274,970
     Interest received                                                         57,537                   61,262
     Other income                                                             119,664                  135,049
     Salary and related benefits                                           (2,877,275)              (2,989,205)
     Management fees, dietary fees
       and other services                                                  (1,058,043)              (1,064,175)
     Other operating expenses paid                                         (3,583,265)              (3,593,762)
     Interest paid                                                         (2,242,840)              (2,234,306)
                                                                     ----------------           --------------

     Net cash provided by
       operating activities                                                 1,021,592                  589,833
                                                                     ----------------           --------------

Cash flows from investing activities:
     Capital Expenditures                                                    (404,622)                (516,826)
                                                                     ----------------           --------------

     Net cash used in investing activities                                   (404,622)                (516,826)
                                                                     ----------------           --------------

Cash flows from financing activities:
     Distributions                                                            (45,772)                 (45,598)
                                                                     ----------------           --------------

     Net cash used in financing activities                                    (45,772)                 (45,598)
                                                                     ----------------           --------------

Net increase in cash and
     cash equivalents                                                         571,198                   27,409

Cash and cash equivalents
     at beginning of period                                                 3,478,604                3,593,147
                                                                     ----------------           --------------

Cash and cash equivalents
     at end of period                                                $      4,049,802           $    3,620,556
                                                                     ================           ==============
</TABLE>


<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A LIMITED PARTNERSHIP
                            STATEMENTS OF CASH FLOWS

                                   (CONTINUED)


<TABLE>
<CAPTION>

                                                                          Nine months Ended September 30,
                                                                             1996                 1995


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

<S>                                                                  <C>                        <C>            
Net loss                                                             $     (2,700,565)          $   (2,782,978)

Adjustments to reconcile net loss to net cash used in 
    operating activities:
       Depreciation                                                         1,234,902                1,153,279
       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                                                         65                   (1,288)
       Other assets and receivables                                           836,263                   17,518
       Prepaid expenses                                                       145,751                  102,235
       Accounts payable                                                      (151,217)                 186,904
       Interest payable                                                     2,082,223                1,872,906
       Purchase installments                                                 (552,000)                       0
       Other liabilities                                                     (102,256)                (187,169)
                                                                     ----------------           --------------

           Total adjustments                                                3,722,157                3,372,811
                                                                     ----------------           --------------

Net cash provided by
  in operating activities                                            $      1,021,592           $      589,833
                                                                     ================           ==============
</TABLE>






<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                              A LIMITED PARTNERSHIP
                          NOTES TO FINANCIAL STATEMENTS


(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, 1995.


(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.

       Personnel working at the Property sites and certain home office personnel
       who perform  services for the Partnership are employees as of February 1,
       1995 of Capital  Senior  Living,  Inc.  (CSL),  an affiliate of CRGSH and
       prior to  February  1, 1995 were  employees  of  CRGSH.  The  Partnership
       reimburses CRGSH or 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

<PAGE>


by     the  Partnership  to CSL and  CRGSH for the third  fiscal  quarter  ended
       September 30, 1996 and 1995,  were  $953,087 and $991,071,  respectively.
       Management fees, dietary fees and other services  reimbursed and expensed
       by the  Partnership  to CSL and CRGSH for the third fiscal  quarter ended
       September 30, 1996 and 1995, were $346,870 and $350,389, respectively.

       Distributions of $45,772 were made to the General Partner during the nine
months ended September 30, 1996.

(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,  1996,  based  on the  Partnership's  evaluation  of  each
       respective property,  the Partnership did not believe that any additional
       write-down was warranted.


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 and at Amberleigh in which the Partnership has a
99.9% partnership interest.
<TABLE>
<CAPTION>

                                                  Available              September 30             September 30
                                                   Units                     1996                     1995
                                                   ------                    -----                    ----

<S>                                                  <C>                      <C>                      <C>
The Amberleigh                                       271                      97%                      95%
The Atrium at Carmichael                             153                      95%                      96%
Crosswood Oaks                                       122                      84%                      95%
Heatherwood                                          160                      88%                      88%
Veranda Club                                         189                      89%                      90%

</TABLE>

Rent collections for the nine month period increased to $10,605,814 in 1996 from
$10,274,970 in 1995, or 3.2%,  primarily from rental rate  increases.  Salaries,
management  fees and other  operating  expenses  paid likewise  decreased,  from
$7,647,142  in 1995 to  $7,518,583  in 1996 or 1.7%,  primarily  from  decreased
salary and related benefits expenses.

Cash generated from rental  operations  prior to the payment of interest expense
was  sufficient  to pay all of the  interest  on the  Pension  Notes,  which was
$2,242,840 for the nine month period ended September 30, 1996. Net cash provided
from operations,  after the payment of interest expense,  during the nine months
ended  September 30, 1996 was  $1,021,592.  The  Partnership  provided cash from
operations  of  $589,833  for the same  period in 1995.  Interest on the Pension
Notes is accrued at a 13% rate, which totaled  $4,325,063 and $4,107,212 for the
nine months ended

<PAGE>


 September 30, 1996 and 1995, respectively,  but is paid based on a 7% pay rate.
The remaining 6% unpaid portion  continues to be accrued and is due at maturity.
Total accrued and unpaid  interest  amounted to $19,983,684  and  $17,901,461 at
September 30, 1996 and December 31, 1995, respectively.

Capital  expenditures  decreased  $112,204  from $516,826 in 1995 to $404,622 in
1996.  Capital  improvement  programs  implemented  at several of the properties
during 1995 continued during 1996.

Cash and cash  equivalents  at September  30, 1996 and December 31, 1995  
amounted to  $4,049,802  and  $3,620,556, respectively.

If operations do not improve  significantly  in the long-term,  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.  The General Partner anticipates that
distributions   will   continue  to  be  suspended   until   operating   results
significantly improve.

Although  cash  flow from  operations  improved  in 1996,  cash  generated  from
operations  over the past several  years prior to 1994 had not been  adequate to
meet  the  Partnership's  minimum  interest  payment  requirements.  The  annual
shortfall was approximately $59,000 during 1993, and averaged approximately $1.5
million  annually in the five-year  period prior to 1993. The shortfall has been
funded by Partnership's  cash reserves,  which  principally  resulted from funds
remaining from the initial offering of Partnership  Interests and Pension Notes,
after the  acquisition of the  Partnership's  properties.  If interest  payments
continue to be deferred at the current rate of 6%, the total  accrual for unpaid
interest and principal  will  approximate  $81 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 in
cash flows from operations  and/or  increases in the disposition and refinancing
values of the Properties to fund both the accrued interest and the face value of
the Pension  Notes upon their  maturity.  Management's  plans are to continue to
manage the Properties  prudently to achieve  positive cash flows from operations
after interest payments.


RESULTS OF OPERATIONS

The Partnership's net loss for the nine months ended September 30, 1996 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's net loss decreased from $2,782,978 to $2,700,565 for the nine
month period  ending  September  30, 1995 and 1996,  respectively.  Net loss per
Interest decreased from $64 to $62 for the 42,691 Interests,  respectively. This
decreased  loss was  principally  due to increased  rental  income and decreased
salary and relative  benefits.  Rental income  increased to $10,599,375  for the
nine months ended  September  30, 1996 from  $10,254,699  for the same period in
1995, or  approximately  3.4%,  primarily as a result of rental rate  increases.
Rental  expenses  increased to  $8,775,939  from  $8,712,801  for the nine month
period  ending  September  30, 1996 and 1995,  respectively,  or .7%.  Increased
rental expense was primarily due to increased  expenses for  administrative  and
marketing,  and  depreciation.  Pension Note  interest  expense  increased  from
$4,107,212 to $4,325,063  for the nine month periods  ending  September 30, 1995
and 1996  respectively.  Other expenses  relating to Partnership  administration
decreased from $186,837 to $147,648 for the nine month periods ending  September
30, 1995 and 1996, respectively.

For the three months ended  September 30, 1996 as compared with the three months
ended  September 30, 1995, the  Partnership's  revenue and expenses  reflect the
same  variances as discussed  above,  with the  exception  that rental  expenses
decreased to $2,930,474 from $2,937,757 for the three months ended September 30,
1996 and 1995, respectively,  or .3%. Decreased rental expense was primarily due
to decreased  expenses for salaries and related  benefits,  management fees, and
maintenance.

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, 1996, it was
determined that no additional  write-downs were warranted.  The Partnership will
continue to evaluate the properties in the future,  and  additional  write-downs
may be necessary.

PART II

All items not applicable.


<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:
               Keith Johannessen
               President




Date: