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, 2002

                         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 75254
                    (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

              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
              Statements of Net Assets (Liabilities) in Liquidation

                               (LIQUIDATION BASIS)

<TABLE>
<CAPTION>

                                                                     September 30, 2002          December 31, 2001
                                                                     ------------------          -----------------
                                                                         (Unaudited)                 (Audited)
<S>                                                                   <C>                        <C>

ASSETS:

Cash and cash equivalents                                             $         175,386          $      18,117,660

Receivables                                                                      69,809                     96,426

Other assets                                                                    250,000                    250,000
                                                                      -----------------          -----------------
Total assets                                                                    495,195                 18,464,086
                                                                      -----------------          -----------------

LIABILITIES:

     Accounts payable                                                           135,870                    185,374
     Interest payable                                                                 -                 15,346,521
     Pension notes                                                                    -                 20,157,826
     Other liabilities                                                           53,400                    530,088
                                                                      -----------------          -----------------
Total liabilities                                                               189,270                 36,219,809
                                                                      -----------------          -----------------
Net assets (liabilities) in liquidation                               $         305,925          $     (17,755,723)
                                                                      =================          =================


</TABLE>

                       See notes to financial statements

                                       2
<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
        Statements of Changes in Net Assets (Liabilities) in Liquidation

                               (LIQUIDATION BASIS)

                  For the Nine Months Ended September 30, 2002

                                   (Unaudited)


<TABLE>
<CAPTION>


<S>                                                                             <C>

Net liabilities in liquidation at January 1, 2002                               $    (17,755,723)

Net Income                                                                            18,061,648
                                                                                -----------------
Net assets in liquidation at September 30, 2002                                 $        305,925
                                                                                =================


</TABLE>



                       See notes to financial statements

                                       3
<PAGE>



              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                             Statement of Operations
                                   (Unaudited)
<TABLE>
<CAPTION>

                                                                                   Three months ended September 30,
                                                                                     2002                    2001
                                                                                     ----                    ----
                                                                             (Liquidation Basis)        (Going Concern
                                                                                                            Basis)
<S>                                                                          <C>                     <C>


REVENUE:
     Rental income                                                           $               -       $       1,343,474
     Interest income                                                                       329                  13,932
     Other income                                                                          926                   7,386
                                                                             -----------------       -----------------
                                                                                         1,255               1,364,792
                                                                             -----------------       -----------------
COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                                  -                 318,640
     Management fees, dietary fees and other services                                        -                 165,788
     Administrative and marketing                                                           69                  10,582
     Utilities                                                                               -                  60,918
     Maintenance                                                                             -                  52,828
     Resident services, other than salaries                                                  -                   9,172
     Food services, other than salaries                                                      -                 141,170
     Depreciation                                                                            -                 148,572
     Taxes and insurance                                                                   136                 117,235
                                                                             -----------------       -----------------
                                                                                           205               1,024,905
                                                                             -----------------       -----------------
INCOME FROM RENTAL OPERATIONS                                                            1,050                 339,887
                                                                             -----------------       -----------------
OTHER EXPENSES:
     Interest expense - pension notes                                                        -                 652,229
     Amortization of pension notes issuance costs                                            -                  29,751
     Other expense                                                                     247,053                  85,583
                                                                             -----------------       -----------------
                                                                                       247,053                 767,563
                                                                             -----------------       -----------------

NET LOSS                                                                     $        (246,003)      $        (427,676)
                                                                             =================       =================
NET LOSS PER ASSIGNEE INTEREST:                                              $              (6)      $             (10)
                                                                             -----------------       -----------------
WEIGHTED AVERAGE NUMBER OF ASSIGNEE
     UNITS                                                                              41,888                  41,888
                                                                             =================       =================
</TABLE>


                       See notes to financial statements

                                       4
<PAGE>



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

<TABLE>
<CAPTION>
                                                                                   Nine months ended September 30,
                                                                                     2002                    2001
                                                                                     ----                    ----
                                                                             (Liquidation Basis)        (Going Concern
                                                                                                            Basis)
<S>                                                                          <C>                     <C>


REVENUE:
     Rental income                                                           $           1,198       $       3,944,978
     Interest income                                                                     1,982                  81,060
     Other income                                                                          167                  25,210
                                                                             -----------------       -----------------
                                                                                         3,347               4,051,248
                                                                             -----------------       -----------------
COSTS AND EXPENSES:
     Salaries, related benefits and overhead reimbursements                                  -                 877,823
     Management fees, dietary fees and other services                                        -                 488,381
     Administrative and marketing                                                       73,810                  51,121
     Utilities                                                                               -                 228,109
     Maintenance                                                                             -                 132,473
     Resident services, other than salaries                                                  -                  30,083
     Food services, other than salaries                                                      -                 416,433
     Depreciation                                                                            -                 445,108
     Taxes and insurance                                                                 2,436                 352,039
                                                                             -----------------       -----------------
                                                                                        76,246               3,021,570
                                                                             -----------------       -----------------
(LOSS) INCOME FROM RENTAL OPERATIONS                                                   (72,899)              1,029,678
                                                                             -----------------       -----------------
OTHER EXPENSES:
     Interest expense - pension notes                                                  423,590               2,319,112
     Amortization of pension notes issuance costs                                            -                  89,253
     Other expense                                                                     433,039                 236,260
                                                                             -----------------       -----------------
                                                                                       856,629               2,644,625
                                                                             -----------------       -----------------
NET LOSS BEFORE EXTRAORDINARY INCOME                                                  (929,528)             (1,614,947)
     Extraordinary income - debt forgiveness                                        18,991,176                       -
                                                                             -----------------       -----------------
NET INCOME (LOSS)                                                            $      18,061,648       $      (1,614,947)
                                                                             =================       =================
NET INCOME (LOSS) PER ASSIGNEE INTEREST:
     Net loss before extraordinary income                                                  (21)                    (38)
     Extraordinary income                                                                  444                       -
                                                                             -----------------       -----------------
     Net income (loss)                                                       $             423       $             (38)
                                                                             =================       =================
WEIGHTED AVERAGE NUMBER OF ASSIGNEE
     UNITS                                                                              41,888                  41,888
                                                                             =================       =================
</TABLE>

                       See notes to financial statements


                                       5

<PAGE>


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

<TABLE>
<CAPTION>


                                                                                     ASSIGNOR
                                                               GENERAL               LIMITED
                                                               PARTNER               PARTNERS                TOTAL
<S>                                                        <C>                    <C>                    <C>

Partners' deficit
   at December 31, 2001 and net
  liabilities in liquidation                               $       (1,160,117)    $ (16,595,606)         $  (17,755,723)

Net income - Nine months
   ended September 30, 2002                                           361,233        17,700,415              18,061,648
                                                           ------------------     --------------         ---------------
Partners' equity (deficit)
   at September 30, 2002 and net
  (liabilities) assets in liquidation                      $         (798,884)    $   1,104,809          $      305,925
                                                           ==================     ==============         ===============
Percentage interest
   at September 30, 2002                                            2%                  98%                     100%
                                                                    ==                  ===                     ====


</TABLE>

                       See notes to financial statements

                                       6
<PAGE>


              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                            Statements of Cash Flows
                                   (Unaudited)
<TABLE>
<CAPTION>


                                                                                  Nine months ended September 30,
                                                                                  2002                      2001
                                                                                  ----                      ----
                                                                          (Liquidation Basis)          (Going Concern
                                                                                                           Basis)
<S>                                                                         <C>                       <C>


Cash flows from operating activities:
     Rent collections                                                       $         27,815          $      3,943,183
     Interest received                                                                 1,982                    81,060
     Other income                                                                        167                    25,210
     Salary and related benefits                                                     (46,900)                 (872,929)
     Management fees, dietary fees and other services                                (41,650)                 (487,781)
     Other operating expenses paid                                                  (883,688)               (1,304,340)
     Interest paid                                                                (7,461,934)               (4,055,386)
                                                                            -----------------         -----------------
     Net cash used in operating activities                                        (8,404,208)               (2,670,983)
                                                                            -----------------         -----------------
Cash flows from investing activity:
     Capital expenditures                                                                  -                  (118,950)
                                                                            -----------------         -----------------
     Net cash used in investing activity                                                   -                  (118,950)
                                                                            -----------------         -----------------
Cash flows from financing activities:
     Pension note payments                                                        (9,538,066)                        -
     Repurchase of assignor limited partnership units                                      -                      (309)
     Distributions                                                                         -                   (81,538)
                                                                            -----------------         -----------------
     Net cash used in financing activities                                        (9,538,066)                  (81,847)
                                                                            -----------------         -----------------
Net decrease in cash and cash equivalents                                        (17,942,274)               (2,871,780)

Cash and cash equivalents at beginning of period                                  18,117,660                 5,492,588
                                                                            -----------------         -----------------
Cash and cash equivalents at end of period                                  $        175,386          $      2,620,808
                                                                            =================         =================


</TABLE>

                       See notes to financial statements

                                       7


<PAGE>


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

                                   (Continued)

<TABLE>
<CAPTION>


                                                                                   Nine months ended September 30,
                                                                                  2002                        2001
                                                                                  ----                        ----
                                                                          (Liquidation Basis)            (Going Concern
                                                                                                             Basis)
<S>                                                                         <C>                         <C>

RECONCILIATION OF NET INCOME (LOSS)
    TO NET CASH USED IN
    OPERATING ACTIVITIES:

Net income (loss)                                                           $     18,061,648            $     (1,614,947)

Adjustments to reconcile net income (loss) to net cash
  used in  operating activities:
      Extraordinary income - debt forgiveness                                    (18,991,176)                          -
      Depreciation                                                                         -                     445,108
      Amortization of pension notes
        issuance costs                                                                     -                      89,253

Changes in operating assets and liabilities:
      Other assets and receivables                                                    26,617                        (882)
      Prepaid expenses                                                                     -                     122,938
      Accounts payable                                                                13,735                     (62,478)
      Interest payable                                                            (7,038,344)                 (1,736,274)
      Other liabilities                                                             (476,688)                     86,299
                                                                            -----------------           -----------------
           Total adjustments                                                     (26,465,856)                 (1,056,036)
                                                                            -----------------           -----------------
Net cash used in operating activities                                       $     (8,404,208)           $     (2,670,983)
                                                                            =================           =================

</TABLE>

                       See notes to financial statements


                                       8
<PAGE>



              NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                          Notes to Financial Statements
                               September 30, 2002

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  ("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  were invested in  residential  rental  properties  for retirement age
occupants.

Dissolution of Partnership

On February 12, 2001,  due to the pending  maturity of the Notes at December 31,
2001 and to obtain maximum value through an organized disposition of Partnership
assets,  the General Partner  notified the Note Holders and Interest  holders of
its intent to dissolve the Partnership  effective May 21, 2001 and liquidate its
remaining property, the Amberleigh.

On December 31, 2001, the  Partnership  sold the  Amberleigh to an  unaffiliated
entity for  $20,000,000.  The  Partnership  received two  $1,000,000  promissory
notes,  each payable within 12 months from the date of sale, one Note subject to
the purchaser  obtaining certain levels of financing proceeds and the other note
subject to property  achieving certain levels of operating income.  With respect
to the promissory note  conditioned on financing  proceeds,  the Partnership did
not  receive  any  proceeds  under that  promissory  note.  With  respect to the
promissory note  conditioned on operating  income levels of the Amberleigh,  the
determination as to whether any amounts will be owed under that note will depend
on annual  operating  income as of December 28, 2002.  There can be no assurance
that any amounts will be owed under the second  promissory  note. The balance of
the sale proceeds net of settlement costs and other direct costs associated with
the sale was paid in cash,  resulting in net sale proceeds of  $16,014,830.  The
Partnership  recognized a $1,491,679 loss on the sale. On December 31, 2001, the
principal  on the Notes  and  deferred  interest  of  approximately  $35,504,000
matured.

Relating to the sale of the  Amberleigh  on December 31, 2001,  the  Partnership
paid  $9,538,066 for a partial  redemption of Notes,  and paid  $7,461,934 for a
partial payment of deferred  interest,  effective  February 28, 2002. Cash funds
were not  sufficient  at  February  28,  2002 to  fully  repay  the  outstanding
principal balance of $18,991,176 in Notes and deferred interest. Since available
cash after  payment of  Partnership  expenses and  potential  collection  of the
Amberleigh  promissory notes was insufficient to repay the outstanding Notes and
deferred interest,  the unpaid debt has been treated as forgiven and resulted in
$18,991,176  of  extraordinary  income for book  purposes for the quarter  ended
March 31, 2002. Upon final  liquidation of the Partnership's  cash reserves,  to
the  extent  any  funds  are in  excess  of  liabilities,  those  funds  will be
distributed to the Note Holders.

                                       9
<PAGE>

Basis of Presentation

The  accompanying  balance  sheet as of December  31, 2001 has been derived from
audited financial  statements of the Partnership for the year ended December 31,
2001 and the accompanying  unaudited financial  statements,  as of September 30,
2002 and 2001,  have been prepared  pursuant to the rules and regulations of the
Securities and Exchange  Commission.  As of December 31, 2001,  the  Partnership
changed its basis of accounting from  going-concern  basis to liquidation basis.
Under this basis of accounting,  assets and  liabilities are stated at their net
realizable  value and estimated costs through the liquidation  date are provided
to the extent reasonably determinable.  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, 2001 included in
the  Partnership's  Annual  Report on Form 10-K  filed with the  Securities  and
Exchange Commission on March 29, 2002.

In the opinion of management,  the accompanying financial statements contain all
adjustments   necessary  to  present   fairly  the   Partnership's   net  assets
(liabilities)  in  liquidation  as of September  30, 2002 and December 31, 2001,
statement of changes in net assets  (liabilities)  in  liquidation  for the nine
month  period  ended  September  30,  2002,  results of  operations,  changes in
Partner's equity (deficit) and cash flows for nine month periods ended September
30, 2002 and 2001.  The results of operations  for the  nine-month  period ended
September  30, 2002 are not  necessarily  indicative of the results for the year
ending December 31, 2002.

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 bears 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.

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 third fiscal  quarter  ended  September 30, 2002 and
2001,  were $0 and $310,640,  respectively.  Management  fees,  dietary fees and
other services  reimbursed and expensed by the  Partnership to CSL for the third
fiscal  quarter  ended  September  30,  2002  and  2001,  were $0 and  $165,788,
respectively.

In  connection  with the sale of the  Amberleigh,  the  General  Partner  became
entitled to a fee of $255,000. In January 2002, the Partnership paid the General
Partner one-half of this amount, or $127,500, which had been accrued at December
31, 2002. The General  Partner  remains  entitled to receive the balance of this
fee in the amount of  $127,500,  which has been accrued for payment at September
30, 2002.

Distributions of $0 and $81,538 were made to the General Partner during the nine
months ended September 30, 2002 and 2001, respectively.

                                       10
<PAGE>



C.       DISPOSITION OF PROPERTY

On December 31, 2001,  the  Partnership  sold its last remaining  property,  the
Amberleigh, to an unaffiliated entity for $20,000,000.  The Partnership received
two $1,000,000 promissory notes, payable within 12 months from the date of sale,
one note subject to the purchaser obtaining certain levels of financing proceeds
and the other note subject to the property achieving certain levels of operating
income.  With respect to the promissory note conditioned on financing  proceeds,
the Partnership  will not receive any proceeds under that promissory  note. With
respect to the promissory  note  conditioned  on operating  income levels of the
Amberleigh,  the determination as to whether any amounts will be owed under that
note will depend on annual  operating  income as of December 28, 2002. There can
be no assurance that any amounts will be owed under the second  promissory note.
The balance of the sale proceeds net of settlement  costs and other direct costs
associated  with the sale was paid in cash,  resulting  in net sale  proceeds of
$16,014,830.  The  Partnership  recognized  a  $1,491,679  loss  on the  sale in
December 2001.

In  connection  with the sale of the  Amberleigh,  the  General  Partner  became
entitled to a fee of $255,000. In January 2002, the Partnership paid the General
Partner one-half of this amount, or $127,500, which had been accrued at December
31, 2002. The General  Partner  remains  entitled to receive the balance of this
fee in the amount of  $127,500,  which has been accrued for payment at September
30, 2002.


D.       LEGAL PROCEEDINGS

On or about  October  23,  1998,  Robert  Lewis  filed a putative  class  action
complaint on behalf of certain  holders of Interests in the  Partnership  in the
Delaware  Court of  Chancery,  Civil Action No.  16725 (the  "Delaware  Action")
against the Partnership,  the General Partner, Capital Senior Living Corporation
and  Capital  Senior  Living  Properties  2-NHPCT,   Inc.   (collectively,   the
"Defendants").  The complaint alleges,  among other things,  that the Defendants
breached, or aided and abetted a breach of, the express and implied terms of the
NHP Partnership  Agreement in connection with the sale of four properties by the
Partnership to Capital Senior Living Properties 2-NHPCT,  Inc. in September 1998
(the "1998 Transaction").  The complaint sought, among other relief,  rescission
of the 1998  Transaction and unspecified  damages.  Subsequently,  the plaintiff
amended his complaint  adding  allegations  challenging the terms of the sale in
December 2001 of the Amberleigh  retirement  facility to BRE/CSL. On December 6,
2001,  Leonard  Kalmenson  filed a motion to intervene in the Delaware Action on
behalf of a putative  class of holders of Notes of the  Partnership in the event
the Court of Chancery determines that the claims asserted in the Delaware Action
are derivative in nature.

On October 18, 2002,  the Delaware  Court of Chancery  entered a Final Order and
Judgment (i) certifying a class consisting of all record and beneficial  holders
of Interests of the Partnership as of September 30, 1998 or any time thereafter,
(ii)  approving as fair,  reasonable  and adequate a settlement  of the Delaware
Action  calling  for  the  creation  of a  settlement  fund  in  the  amount  of
approximately $840,000,  (iii) dismissing the Delaware Action with prejudice and
releasing,  among  other  things,  all the  claims  asserted  therein,  and (iv)
awarding  attorneys' fees and expenses in the amount of $250,000 to be paid from
the  settlement  fund to  counsel  for the  class.  The  Partnership  previously
contributed $250,000 to the creation of the settlement fund, which is the amount
of the  deductible  of  the  Partnership's  directors  and  officers'  liability

                                       11
<PAGE>

insurance  policy at the time the Delaware  Action was filed (the "D&O Policy").
Virtually all of the balance of the settlement  fund was  contributed by various
insurance  brokers  and  agents,  and their  insurers,  in  connection  with the
resolution of certain  claims for coverage  under the D&O Policy.  In accordance
with the settlement,  approximately  $590,000 (the amount of the settlement fund
minus the award for  attorneys'  fees and expenses)  will be  distributed to the
class of holders of Interests on a pro rata basis after the  settlement  becomes
final.

On September 17, 2002,  William Bren filed a putative class action  complaint on
behalf of certain  holders of Notes of the  Partnership in the Delaware Court of
Chancery, C.A. No. 19902 (the "Noteholder Action"),  against the Partnership and
the General  Partner.  The complaint in the  Noteholder  Action  contains  three
claims for relief alleging (i) that the General  Partner  breached its fiduciary
duty by failing to initiate a lawsuit against,  among others, the former General
Partner and its principals in connection  with the 1998  Transaction,  (ii) that
the General Partner failed to disclose material  information to the Noteholder's
when it solicited  certain  consents and waivers from them in 2001 and 2002, and
(iii)  that the  Partnership  failed  to pay the full  amount of  principal  and
interest owed on the Notes on December 31, 2001, the maturity date of the Notes.
On October 15, 2002,  the plaintiff  moved for partial  summary  judgment on his
second and third claims and for class  certification.  On October 17, 2002,  the
Partnership and the General Partner moved to dismiss, or in the alternative, for
summary  judgment on all the claims in the complaint.  Briefing on these motions
is  proceeding.  The  Partnership  believes  the  allegations  asserted  in  the
Noteholder Action are without merit and intends to defend against these claims.

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 was subject
to deferral thereafter.  Deferred interest does not bear interest.  Interest not
deferred was payable quarterly. Using the effective interest method, interest on
principal  and  accrued  interest  of the Notes has been  accrued at the rate of
approximately  9 percent per annum  compounded  quarterly  through May 2001. 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. As of June 2001, the Partnership  began recording
accrued  interest on the principal at the stated interest rate, which represents
the amount that was scheduled to be due upon dissolution of the Partnership. The
Partnership's  obligation  to repay the  principal  amount of the  Notes,  which
matured on December 31, 2001, and stated interest thereon, was secured by a lien
on the Partnership's assets. The liability of the Partnership under the Notes is
limited to the assets of the Partnership

For the nine months ended September 30, 2001, an additional  $3,000,000 was paid
to Note Holders for deferred interest not scheduled to become due until December
31, 2001.  Relating to the sale of the  Amberleigh  on December  31,  2001,  the
Partnership  paid  $9,538,066  for a  partial  redemption  of  Notes,  and  paid
$7,461,934 for a partial payment of deferred  interest,  effective  February 28,
2002.  Cash funds were not  sufficient  at February  28, 2002 to fully repay the
outstanding  principal  balance of $18,991,176  in Notes and deferred  interest.
Since  available  cash  after  payment of  Partnership  expenses  and  potential
collection of the  Amberleigh  promissory  notes was  insufficient  to repay the
outstanding  Notes and  deferred  interest,  the unpaid debt has been treated as
forgiven and resulted in $18,991,176 of  extraordinary  income for book purposes
for  the  quarter  ended  March  31,  2002.   Upon  final   liquidation  of  the
Partnership's  cash  reserves,  to  the  extent  any  funds  are  in  excess  of
liabilities, those funds will be distributed to Note Holders.


                                       12
<PAGE>



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

Liquidity and Capital Resources

Rent  collections  for the  nine-month  period  ended  September 30 decreased to
$27,815 in 2002 from $3,943,183 in 2001.  Decreased rent collections were due to
the  sale of the  Amberleigh  in  2001.  Salaries,  management  fees  and  other
operating expenses paid likewise  decreased for this period,  from $2,665,050 in
2001 to $972,238 in 2002.  Decreased operating expenses paid was due to the sale
of the  Amberleigh  and  partially  offset  by an  increase  in other  operating
expenses paid  resulting  from payment of December 31, 2001 accruals paid in the
first quarter ended March 31, 2002.

Relating to the sale of the  Amberleigh  on December 31, 2001,  the  Partnership
paid  $9,538,066 for a partial  redemption of Notes,  and paid  $7,461,934 for a
partial payment of deferred  interest,  effective  February 28, 2002. Cash funds
were not  sufficient  at  February  28,  2002 to  fully  repay  the  outstanding
principal balance of $18,991,176 in Notes and deferred interest. Since available
cash after  payment of  Partnership  expenses and  potential  collection  of the
Amberleigh  promissory notes was insufficient to repay the outstanding Notes and
deferred interest,  the unpaid debt has been treated as forgiven and resulted in
$18,991,176  of  extraordinary  income for book  purposes for the quarter  ended
March 31, 2002.  During the nine months ended  September 30, 2001, an additional
$3,000,000  was paid for  deferred  interest  not  scheduled to become due until
December 31,  2001.  Net cash used in  operations  after the payment of interest
expense during the nine months ended  September 30, 2002 and 2001 was $8,404,208
and $2,670,983, respectively. Interest on the Notes bears stated simple interest
at 13 percent rate per annum, and is paid on a 7 percent rate per annum, however
it was accrued under the effective  interest method at a rate of approximately 9
percent per annum  compounded  quarterly  through May 2001. As of June 2001, the
Partnership  began  recording  accrued  interest on the  principal at the stated
interest  rate which  represents  the amount that was  scheduled  to be due upon
dissolution of the Partnership. Interest expense totaled $423,590 and $2,319,112
for the nine months ended September 30, 2002 and 2001, respectively.

Capital  expenditures  decreased  from  $118,950 for the nine month period ended
September 30, 2001 to $0 for the nine month period ended  September 30, 2002 due
to the sale of the Amberleigh.

Cash and cash  equivalents  at September 30, 2002 and December 31, 2001 amounted
to $175,386 and $18,117,660, respectively.

Dissolution of Partnership

On February 12, 2001,  due to the pending  maturity of the Notes at December 31,
2001 and to obtain maximum value through an organized disposition of Partnership
assets,  the General Partner  notified the Note Holders and Interest  holders of
its intent to dissolve the Partnership  effective May 21, 2001 and liquidate its
remaining property, the Amberleigh.

On December 31, 2001, the  Partnership  sold the  Amberleigh to an  unaffiliated
entity for  $20,000,000.  The  Partnership  received two  $1,000,000  promissory
notes,  each payable within 12 months from the date of sale, one Note subject to
the  purchaser  obtaining  certain  levels of financing  proceeds and other Note
subject to the  property  achieving  certain  levels of operating  income.  With
respect  to  the  promissory  note  conditioned  on  financing   proceeds,   the
Partnership  will not receive any  proceeds  under that  promissory  note.  With

                                       13
<PAGE>

respect to the promissory  note  conditioned  on operating  income levels of the
Amberleigh,  the determination as to whether any amounts will be owed under that
note will depend on annual  operating  income as of December 28, 2002. There can
be no assurance that any amounts will be owed under the second  promissory note.
The balance of the sale proceeds net of settlement  costs and other direct costs
associated  with the sale was paid in cash,  resulting  in net sale  proceeds of
$16,014,830.  The  Partnership  recognized  a  $1,491,679  loss on the sale.  On
December  31,  2001,  the  principal  on the  Notes  and  deferred  interest  of
approximately $35,504,000 matured.

Relating to the sale of the  Amberleigh  on December 31, 2001,  the  Partnership
paid  $9,538,066 for a partial  redemption of Notes,  and paid  $7,461,934 for a
partial payment of deferred  interest,  effective  February 28, 2002. Cash funds
were not  sufficient  at  February  28,  2002 to  fully  repay  the  outstanding
principal balance of $18,991,176 in Notes and deferred interest. Since available
cash after  payment of  Partnership  expenses and  potential  collection  of the
Amberleigh  promissory notes was insufficient to repay the outstanding Notes and
deferred interest,  the unpaid debt has been treated as forgiven and resulted in
$18,991,176  of  extraordinary  income for book  purposes for the quarter  ended
March 31, 2002.

In  connection  with the sale of the  Amberleigh,  the  General  Partner  became
entitled to a fee of $255,000. In January 2002, the Partnership paid the General
Partner one-half of this amount, or $127,500, which had been accrued at December
31, 2002. The General  Partner  remains  entitled to receive the balance of this
fee in the amount of  $127,500,  which has been accrued for payment at September
30, 2002.

Results of Operations

The  Partnership's  net income for the nine  months  ended  September  30,  2002
includes rental operations from the Partnership's  property. The net income also
includes  amortization of Pension Notes issuance costs, and accrued Pension Note
interest expense, which are non-cash in nature.

The Partnership net (loss) income increased from ($1,614,947) to $18,061,648 for
the nine-month  periods ending  September 30, 2001 and 2002,  respectively.  Net
(loss)  income  per  assignee  interest  increased  from  ($38)  to $423 for the
nine-month  periods  ending  September  30,  2001 and  2002,  respectively.  The
increase in the  Partnership's  net income was principally due to $18,991,176 of
extraordinary income recognized from the dissolution of the Partnership and debt
forgiveness of outstanding notes and deferred  interest.  Total revenues for the
nine-month  periods  ended  September 30 decreased  from  $4,051,248  in 2001 to
$3,347  in  2002.  The  decrease  in total  revenues  was due to the sale of the
Amberleigh. Total operating costs and expenses decreased from $3,021,570 in 2001
to $76,246 in 2002. The decrease in operating  expenses primarily was due to the
sale of the  Amberleigh.  Note interest  expense  decreased  from  $2,319,112 to
$423,590  for the  nine-month  periods  ending  September  30,  2001  and  2002,
respectively.  The decrease in Note interest  expense is due to the cessation of
interest expense on the Note release date of February 28, 2002.  Amortization of
Notes  issuance costs  decreased  from $89,253 to $0 for the nine-month  periods
ending  September 30, 2001 and 2002,  respectively  due to Notes  issuance costs
being  fully  amortized  at  December  31,  2001.  Other  expenses  relating  to
Partnership   administration   increased  from  $236,260  to  $433,039  for  the
nine-month  periods  ending  September 30, 2001 and 2002,  respectively,  due to
increased printing costs, professional fees and an accrual of a $127,500 fee due
the General Partner.

                                       14
<PAGE>

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.


ITEM 4. CONTROLS AND PROCEDURES

The  Partnership's  General Partner  including its Chief  Executive  Officer and
Chief Financial Officer, after evaluating the effectiveness of the Partnership's
disclosure controls and procedures (as defined in Rules 13a-14(c) and 15-d-14(c)
under the Securities Exchange Act of 1934) as of a date (the "Evaluation Date"),
which was within 90 days of this quarterly  report on Form 10-Q,  have concluded
in their judgment that, as of the Evaluation Date, the Partnership's  disclosure
controls and  procedures  were  adequate  and  designed to ensure that  material
information relating to the Partnership and its subsidiaries would be made known
to them.

There were no significant changes in the Partnership's  internal controls or, to
the General  Partner's  knowledge,  in other  factors  that could  significantly
affect the Partnership is disclosure  controls and procedures  subsequent to the
Evaluation Date.








                                       15
<PAGE>



                                     PART II

Item 1.  Legal Proceedings

On or about  October  23,  1998,  Robert  Lewis  filed a putative  class  action
complaint on behalf of certain  holders of Interests in the  Partnership  in the
Delaware  Court of  Chancery,  Civil Action No.  16725 (the  "Delaware  Action")
against the Partnership,  the General Partner, Capital Senior Living Corporation
and  Capital  Senior  Living  Properties  2-NHPCT,   Inc.   (collectively,   the
"Defendants").  The complaint alleges,  among other things,  that the Defendants
breached, or aided and abetted a breach of, the express and implied terms of the
NHP Partnership  Agreement in connection with the sale of four properties by the
Partnership to Capital Senior Living Properties 2-NHPCT,  Inc. in September 1998
(the "1998 Transaction").  The complaint sought, among other relief,  rescission
of the 1998  Transaction and unspecified  damages.  Subsequently,  the plaintiff
amended his complaint  adding  allegations  challenging the terms of the sale in
December 2001 of the Amberleigh  retirement  facility to BRE/CSL. On December 6,
2001,  Leonard  Kalmenson  filed a motion to intervene in the Delaware Action on
behalf of a putative  class of holders of Notes of the  Partnership in the event
the Court of Chancery determines that the claims asserted in the Delaware Action
are derivative in nature.

On October 18, 2002,  the Delaware  Court of Chancery  entered a Final Order and
Judgment (i) certifying a class consisting of all record and beneficial  holders
of Interests of the Partnership as of September 30, 1998 or any time thereafter,
(ii)  approving as fair,  reasonable  and adequate a settlement  of the Delaware
Action  calling  for  the  creation  of a  settlement  fund  in  the  amount  of
approximately $840,000,  (iii) dismissing the Delaware Action with prejudice and
releasing,  among  other  things,  all the  claims  asserted  therein,  and (iv)
awarding  attorneys' fees and expenses in the amount of $250,000 to be paid from
the  settlement  fund to  counsel  for the  class.  The  Partnership  previously
contributed $250,000 to the creation of the settlement fund, which is the amount
of the  deductible  of  the  Partnership's  directors  and  officers'  liability
insurance  policy at the time the Delaware  Action was filed (the "D&O Policy").
Virtually all of the balance of the settlement  fund was  contributed by various
insurance  brokers  and  agents,  and their  insurers,  in  connection  with the
resolution of certain  claims for coverage  under the D&O Policy.  In accordance
with the settlement,  approximately  $590,000 (the amount of the settlement fund
minus the award for  attorneys'  fees and expenses)  will be  distributed to the
class of holders of Interests on a pro rata basis after the  settlement  becomes
final.

On September 17, 2002,  William Bren filed a putative class action  complaint on
behalf of certain  holders of Notes of the  Partnership in the Delaware Court of
Chancery, C.A. No. 19902 (the "Noteholder Action"),  against the Partnership and
the General  Partner.  The complaint in the  Noteholder  Action  contains  three
claims for relief alleging (i) that the General  Partner  breached its fiduciary
duty by failing to initiate a lawsuit against,  among others, the former General
Partner and its principals  connection with the 1998 Transaction,  (ii) that the
General Partner failed to disclose material information to the Noteholder's when
it solicited  certain consents and waivers from them in 2001 and 2002, and (iii)
that the  Partnership  failed to pay the full amount of  principal  and interest
owed on the Notes on December  31,  2001,  the  maturity  date of the Notes.  On
October 15, 2002, the plaintiff moved for partial summary judgment on his second
and  third  claims  and for  class  certification.  On  October  17,  2002,  the
Partnership and the General Partner moved to dismiss, or in the alternative, for
summary  judgment on all the claims in the complaint.  Briefing on these motions
is  proceeding.  The  Partnership  believes  the  allegations  asserted  in  the
Noteholder Action are without merit and intends to defend against these claims.


                                       16
<PAGE>



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:

                  99.1   Certification Pursuant to Section 906 of the Sarbanes -
                         Oxley Act of 2002

           (B)    Reports on Form 8-K

                  None

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 (duly authorized officer and principal financial officer)


Date: November 14, 2002



                                       17
<PAGE>


                                  CERTIFICATION

I, Robert Lankford,  Chief Executive  Officer and Chief Financial Officer of the
General  Partner  of NHP  Retirement  Housing  Partners  I Limited  Partnership,
certify that:

1. I have reviewed this quarterly report on Form 10-Q of NHP Retirement  Housing
Partners I Limited Partnership ("Partnership");

2. Based on my  knowledge,  this  quarterly  report  does not contain any untrue
statement of a material fact or omit to state a material fact  necessary to make
the statements made, in light of the  circumstances  under which such statements
were made, not  misleading  with respect to the period covered by this quarterly
report;

3.  Based  on my  knowledge,  the  financial  statements,  and  other  financial
information  included in this quarterly  report,  fairly present in all material
respects the financial condition,  results of operations,  and cash flows of the
Partnership as of, and for, the periods presented in this quarterly report;

4. I am responsible for  establishing  and maintaining  disclosure  controls and
procedures  (as  defined  in  Exchange  Act Rules  13a-14  and  15d-14)  for the
Partnership and I have:

     a) designed such disclosure controls and procedures to ensure that material
     information  relating  to the  Partnership,  is made  known to me by others
     within  the  Partnership,  particularly  during  the  period in which  this
     quarterly report is being prepared;

     b) evaluated the effectiveness of the Partnership's disclosure controls and
     procedures  as of a date  within 90 days prior to the  filing  date of this
     quarterly report (the "Evaluation Date"); and

     c)  presented  in  this   quarterly   report  my   conclusions   about  the
     effectiveness  of  the  disclosure  controls  and  procedures  based  on my
     evaluation as of the Evaluation Date.

5. I have disclosed,  based on my most recent  evaluation,  to the Partnership's
auditors and the General Partner's board of directors:

     a) all  significant  deficiencies  in the design or  operation  of internal
     controls which could adversely affect the Partnership 's ability to record,
     process,  summarize and report  financial data and have  identified for the
     Partnership's auditors any material weaknesses in internal controls; and

     b) any fraud,  whether or not material,  that involves  management or other
     employees  who  have  a  significant  role  in the  Partnership's  internal
     controls; and

6. I have  indicated  in  this  quarterly  report  whether  or  not  there  were
significant  changes  in  internal  controls  or in  other  factors  that  could
significantly  affect internal controls subsequent to the date of my most recent
evaluation,   including  any  corrective  actions  with  regard  to  significant
deficiencies and material weaknesses.


                                              /s/ Robert Lankford
                                              ------------------------------
                                              Robert Lankford
                                              Chief executive officer and Chief
                                              financial officer of the
                                              General Partner
                                              November 14, 2002