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, 1999

                         COMMISSION FILE NUMBER 0-16815

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


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


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


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

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

         Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the  Securities  Exchange  Act of
1934  during  the  preceding  12 months  (or for such  shorter  period  that the
registrant was required to file such reports),  and (2) has been subject to such
filing requirements for the past 90 days.

Yes  X     No
    ---        ---


<PAGE>


PART I - FINANCIAL INFORMATION

Item 1 - FINANCIAL STATEMENTS
<TABLE>
<CAPTION>

                               NHP RETIREMENT HOUSING PARTNERS I LIMITED PARTNERSHIP
                                   CONSOLIDATED STATEMENTS OF FINANCIAL POSITION

                                                                            September 30, 1999           December 31, 1998
                                                                            ------------------           -----------------
                                                                               (Unaudited)
<S>                                                                        <C>                         <C>
ASSETS

Cash and cash equivalents                                                  $   5,474,425               $    5,821,300
Other receivables                                                                 11,079                       12,451
Pension notes issuance costs                                                     267,764                      357,017
Organization and offering costs                                                        -                       77,615
Prepaid expenses                                                                 219,957                      140,590
Rental property
     Land                                                                      2,391,705                    2,391,705
     Building, net of accumulated depreciation of
     $6,212,052 in 1999 and $5,783,775 in 1998                                16,100,564                   16,457,649
Other assets                                                                       3,973                        4,473
                                                                           -------------               --------------

Total assets                                                               $  24,469,467               $   25,262,800
                                                                           =============               ==============


LIABILITIES AND PARTNERS' DEFICIT

Liabilities
     Accounts payable                                                      $     169,220               $      301,673
     Interest payable                                                         14,430,586                   13,142,863
     Pension notes                                                            20,157,826                   20,157,826
     Other liabilities                                                           289,446                      332,144
                                                                           -------------               --------------

                                                                              35,047,078                   33,934,506
                                                                           -------------               --------------
Partners' deficit
     General partner                                                            (909,057)                    (849,832)
     Assignor limited partners--42,691 investment
        units outstanding                                                     (9,668,554)                  (7,821,874)
                                                                           -------------               --------------

Total partners' deficit                                                      (10,577,611)                  (8,671,706)
                                                                           -------------               --------------

Total liabilities and partners' deficit                                    $  24,469,467               $   25,262,800
                                                                           =============               ==============
</TABLE>

                       See notes to financial statements

                                       1

<PAGE>


<TABLE>
<CAPTION>

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

                                                                                    Three-months ended September 30,
                                                                                      1999                    1998
                                                                                      ----                    ----
<S>                                                                               <C>                     <C>
REVENUE
     Rental income                                                                $  1,252,796            $  4,010,841
     Interest income                                                                    51,403                  48,401
     Other income                                                                       15,925                  60,585
                                                                                  ------------            ------------

                                                                                     1,320,124               4,119,827
                                                                                  ------------            ------------

COSTS AND EXPENSES
     Salaries, related benefits and overhead reimbursements                            275,409               1,037,307
     Management fees, dietary fees and other services                                  144,281                 388,174
     Administrative and marketing                                                       33,558                 133,268
     Utilities                                                                          56,371                 211,770
     Maintenance                                                                        43,845                 129,633
     Resident services, other than salaries                                             12,013                  80,619
     Food services, other than salaries                                                133,511                 415,236
     Depreciation                                                                      143,494                 446,800
     Taxes and insurance                                                               123,697                 263,007
                                                                                  ------------            ------------

                                                                                       966,179               3,105,814
                                                                                  ------------            ------------

INCOME FROM RENTAL OPERATIONS                                                          353,945               1,014,013
                                                                                  ------------            ------------

OTHER INCOME (EXPENSES)
     Gain on sale of properties                                                              -               9,276,111
     Interest expense -- pension notes                                                (803,291)             (1,582,984)
     Amortization of pension notes issuance costs                                      (29,751)                (63,698)
     Amortization of organization and offering costs                                         -                 (12,444)
     Other                                                                            (225,193)               (111,458)
                                                                                  ------------            ------------

                                                                                    (1,058,235)              7,505,527
                                                                                  ------------            ------------

NET (LOSS) INCOME                                                                 $   (704,290)           $  8,519,540
                                                                                  ============            ============

NET (LOSS) INCOME PER ASSIGNEE INTEREST                                           $        (16)           $        196
                                                                                  ============            ============

</TABLE>


                       See notes to financial statements

                                       2

<PAGE>

<TABLE>
<CAPTION>


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

                                                                                    Nine-months ended September 30,
                                                                                      1999                    1998
                                                                                      ----                    ----
<S>                                                                               <C>                     <C>
REVENUE
     Rental income                                                                $  3,804,078            $ 12,066,537
     Interest income                                                                   133,834                 116,343
     Other income                                                                       56,820                 195,512
                                                                                  ------------            ------------

                                                                                     3,994,732              12,378,392
                                                                                  ------------            ------------

COSTS AND EXPENSES
     Salaries, related benefits and overhead reimbursements                            815,217               3,066,387
     Management fees, dietary fees and other services                                  383,122               1,151,039
     Administrative and marketing                                                      121,317                 427,729
     Utilities                                                                         202,699                 687,579
     Maintenance                                                                       135,997                 377,199
     Resident services, other than salaries                                             32,481                 216,576
     Food services, other than salaries                                                386,050               1,213,717
     Depreciation                                                                      428,277               1,321,110
     Taxes and insurance                                                               388,947                 850,905
                                                                                  ------------            ------------

                                                                                     2,894,107               9,312,241
                                                                                  ------------            ------------

INCOME FROM RENTAL OPERATIONS                                                        1,100,625               3,066,151
                                                                                  ------------            ------------

OTHER INCOME (EXPENSES)
     Gain on sale of properties                                                              -               9,276,111
     Interest expense -- pension notes                                              (2,353,486)             (4,748,950)
     Amortization of pension notes issuance costs                                      (89,253)               (191,094)
     Amortization of organization and offering costs                                   (77,615)                (37,332)
     Other                                                                            (464,638)               (240,575)
                                                                                  ------------            ------------

                                                                                    (2,984,992)              4,058,160
                                                                                  ------------            ------------

NET (LOSS) INCOME                                                                 $ (1,884,367)           $  7,124,311
                                                                                  ============            ============

NET (LOSS) INCOME PER ASSIGNEE INTEREST                                           $        (43)           $        164
                                                                                  ============            ============
</TABLE>

                       See notes to financial statements

                                       3

<PAGE>

<TABLE>
<CAPTION>

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



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

Distributions                                                     (21,538)                 -                 (21,538)

Net loss - nine-months
   ended September 30, 1999                                       (37,687)        (1,846,680)             (1,884,367)
                                                              -----------       ------------           -------------

Partners' deficit
   at September 30, 1999                                      $  (909,057)      $ (9,668,554)            (10,577,611)
                                                              ===========       ============           =============

Percentage interest
   at September 30, 1999                                                2%                98%                    100%
                                                                        ==                ===                    ====

</TABLE>

                       See notes to financial statements

                                       4

<PAGE>

<TABLE>
<CAPTION>

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


                                                                                       Nine-months ended September 30
                                                                                       1999                      1998
                                                                                       ----                      ----
<S>                                                                             <C>                      <C>
CASH FLOWS FROM OPERATING ACTIVITES
     Rent collections                                                           $  3,805,450             $  12,075,762
     Interest received                                                               133,834                   116,343
     Other income                                                                     56,820                   195,512
     Salary and related benefits                                                    (807,881)               (3,077,341)
     Management fees, dietary fees
       and other services                                                           (384,773)               (1,157,605)
     Other operating expenses paid                                                (1,991,832)               (3,648,908)
     Interest paid                                                                (1,065,763)               (2,234,306)
                                                                                ------------             -------------

     Net cash (used in) provided by
       operating activities                                                         (254,145)                2,269,457
                                                                                ------------             -------------

CASH FLOWS FROM INVESTING ACTIVITY
     Capital expenditures                                                            (71,192)                 (527,073)
                                                                                ------------             -------------

     Net cash used in investing activity                                             (71,192)                 (527,073)
                                                                                ------------             -------------

CASH FLOWS FROM FINANCING ACTIVITY
     Distributions                                                                   (21,538)                  (45,598)
                                                                                ------------             -------------

     Net cash used in financing activity                                             (21,538)                  (45,598)
                                                                                ------------             -------------

Net (decrease) increase in cash and
     cash equivalents                                                               (346,875)                1,696,786

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

Cash and cash equivalents
     at end of period                                                           $  5,474,425             $   6,192,519
                                                                                ============             =============

</TABLE>

                       See notes to financial statements

                                       5
<PAGE>

<TABLE>
<CAPTION>

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

                                                    (CONTINUED)



                                                                                        Nine-months ended September 30,
                                                                                       1999                       1998
                                                                                       ----                       ----


RECONCILIATION OF NET LOSS TO NET CASH
     PROVIDED BY OPERATING ACTIVITIES
<S>                                                                             <C>                         <C>
Net (loss) income                                                               $ (1,884,367)               $  7,124,311

Adjustments to reconcile net (loss) income to net cash
      (used in) provided by operating activities
          Gain on sale of properties                                                       -                  (9,276,111)
          Depreciation                                                               428,277                   1,321,110
          Amortization of organization and offering costs                             77,615                      37,332
          Amortization of pension notes issuance costs                                89,253                     191,094

Changes in operating assets and liabilities
          Other assets and receivables                                                 1,872                      47,112
          Prepaid expenses                                                           (79,367)                     25,122
          Accounts payable                                                          (132,453)                    562,351
          Interest payable                                                         1,287,723                   2,514,644
          Other liabilities                                                          (42,698)                   (277,508)
                                                                                ------------                ------------

          Total adjustments                                                        1,630,222                  (4,854,854)
                                                                                ------------                ------------

Net cash (used in) provided by
  operating activities                                                          $   (254,145)               $  2,269,457
                                                                                ============                ============

</TABLE>

                       See notes to financial statements

                                      6
<PAGE>



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


1.     ACCOUNTING POLICIES

       Nature of Business

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

       Basis of Presentation

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

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


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

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

         On June 10, 1998, the sole owner of the General Partner, Capital Realty
       Group  Corporation,  sold  all of its  shares  of CRGSH  common  stock to
       Retirement Associates,  Inc. (Associates) for $855,000. The source of the
       funds is a Promissory Note for $855,000 with a five-year term and bearing
       an interest rate of 10 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 affiliates of Capital Senior Living Corporation.


                                       7
<PAGE>

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

         Personnel  working  at the  Property  sites  and  certain  home  office
       personnel  who perform  services  for the  Partnership  are  employees of
       Capital Senior Living,  Inc.  (CSL), an affiliate of CRGSH until June 10,
       1998. The Partnership reimburses CSL for the salaries,  related benefits,
       and  overhead  reimbursements  of  such  personnel  as  reflected  in the
       accompanying financial statements.  Salary, related benefits and overhead
       reimbursements  reimbursed and expensed by the Partnership to CSL for the
       third fiscal quarter ended September 30, 1999 and 1998, were $282,132 and
       $1,037,307,  respectively.   Management  fees,  dietary  fees  and  other
       services  reimbursed and expensed by the Partnership to CSL for the third
       fiscal  quarter  ended  September  30, 1999 and 1998,  were  $144,281 and
       $388,174, respectively.

         Distributions  of $21,538 were made to the General  Partner  during the
       nine-months ended September 30, 1999.

3.     IMPAIRMENT OF RENTAL PROPERTY

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

4.     DISPOSITION OF RENTAL PROPERTY AND PARTIAL REDEMPTION OF PENSION NOTES

         On September 30, 1998, the Partnership  sold four properties to Capital
       Senior  Living  Properties  2-NHPCT,  Inc., a wholly owned  subsidiary of
       CSLC,  for  $40,650,000.  The four  properties  sold  were the  Atrium at
       Carmichael,  Crosswood Oaks, The Heatherwood and the Veranda Club.  After
       the sale,  The  Amberleigh  is the only  remaining  property in which the
       Partnership  has any  interest.  After  payment  of  closing  costs,  the
       Partnership  netted  $322,652  in  cash  proceeds  from  the  sale  after
       $22,514,174  was  allocated  for  partial  redemption  of Pension  Notes,
       $15,703,636  allocated  for partial  payment of deferred  interest on the
       redeemed  Pension Notes, and $413,188 for payment of current interest due
       on redeemed Pension Notes.  The Partnership  recognized a $9,276,111 gain
       on sale of those properties at September 30, 1998.

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

5.     LEGAL PROCEEDINGS

         On or about October 23, 1998, an Interest holder filed a putative class
       action  complaint on behalf of certain holders of Interests in NHP in the
       Delaware Court of Chancery against the Partnership,  CSLC, Capital Senior


                                       8
<PAGE>

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


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

LIQUIDITY AND CAPITAL RESOURCES

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

                                        Available   September 30   September 30
                                          Units         1999           1998
                                          -----         ----           ----

The Amberleigh
         At Woodstream Farms
         Williamsville, New York           271           91%            98%

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

     Rent collections for the nine-month  period decreased to $3,805,450 in 1999
from $12,075,762 in 1998. Salaries, management fees and other operating expenses
paid  likewise  decreased,  from  $7,883,854  in 1998  to  $3,184,486  in  1999.
Decreases in both rent  collections and operating  expenses were due to the sale
of the four Partnership properties on September 30, 1998.

     Cash  generated  from  rental  operations  prior to the payment of interest
expense  was  insufficient  to pay  all of the  interest  on the  Pension  Notes
currently  payable,  which  was  $1,065,763  for  the  nine-month  period  ended
September 30, 1999. Net cash (used) provided from operations,  after the payment
of interest  expense,  during the nine-months  ended September 30, 1999 and 1998
was ($254,145) and $2,269,457, respectively. Interest on the Pension Notes bears
stated simple interest at 13 percent rate per annum,  and is paid on a 7 percent
rate per annum. It is accrued, however, under the effective interest method at a
rate of  approximately 9 percent per annum compounded  quarterly,  which totaled
$2,353,486 and $4,748,950 for the nine-months ended September 30, 1999 and 1998,
respectively.  The remaining 6 percent unpaid portion is due at maturity.  Total
accrued and unpaid interest amounted to $14,430,586 and $13,142,863 at September
30, 1999 and December 31, 1998, respectively.


                                       9
<PAGE>

     Capital expenditures decreased $455,881  from  $527,073  in 1998 to $71,192
in 1999 due to the sale of four Partnership properties.

     Cash and cash  equivalents  at September  30,  1999 and  December 31,  1998
amounted to $5,474,425 and $5,821,300, respectively.

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

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

RESULTS OF OPERATIONS

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

     The Partnership net income (loss) decreased from $7,124,311 to ($1,884,367)
for the nine-month period ended September 30, 1998 and 1999,  respectively.  Net
income  (loss)  per  interest  decreased  from $164 to ($43) for the  nine-month
period  ended  September  30, 1998 and 1999,  respectively.  The decrease in the
Partnership's  net income (loss) was  principally  due to the  recognition  of a
$9,276,111 gain on the sale of the four Partnership  properties on September 30,
1998.  Total revenues for the nine-month  period  decreased from  $12,378,392 in
1998 to  $3,994,732  in  1999.  Total  operating  costs  and  expenses  likewise
decreased  from  $9,312,241  in 1998 to  $2,894,107  in 1999.  Decreases in both
revenues  and  operating  costs  were due to the  sale of the  four  Partnership
properties on September 30, 1998.  Pension Notes interest expense decreased from
$4,748,950 to $2,353,486 for the nine-month  period ended September 30, 1998 and
1999,  respectively,  due to the partial  redemption  of Pension  Notes in 1998.
Amortization  of Pension Notes issuance costs decreased from $191,094 to $89,253
for the nine-month period ended September 30, 1998 and 1999,  respectively,  due
to the write-off of certain  issuance costs upon redemption of the Pension Notes
in 1998.  Amortization of organization and offering costs increased from $37,332
to  $77,615  for the  nine-month  period  ended  September  30,  1998 and  1999,
respectively,  due to the write off of $68,599 in  organization  costs  required
under the  American  Institute  of  Certified  Public  Accountants  Statement of
Position 98-5, Reporting Costs of Start-up  Activities.  Other expenses relating
to  Partnership  administration  increased  from  $240,575 to  $464,638  for the
nine-month  period  ended  September  30,  1998 and 1999,  respectively,  due to
increased professional fees, due primarily to the litigation.

YEAR 2000 ISSUE

         The year 2000 issue is the result of computer  programs  being  written
using two digits  rather  than four to define the  applicable  year.  Any of the
Partnership's computer programs or hardware that have date-sensitive software or
embedded  chips may  recognize the year 2000 as a date other than the year 2000.

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This could result in a system failure or miscalculations  causing disruptions of
operations,  including,  among other  things,  a temporary  inability to process
transactions, send invoices or engage in similar normal business activities.

         Based on ongoing  assessments,  the Partnership has developed a program
to modify or replace significant  portions of its software and certain hardware,
which are  generally  PC-based  systems,  so that those  systems  will  properly
recognize  and utilize  dates  beyond  December 31, 1999.  The  Partnership  has
substantially   completed  software  reprogramming  and  software  and  hardware
replacement as of September 30, 1999, with 100 percent  completion  targeted for
December 31,  1999.  The costs of the  completed  and future  modifications  and
replacement  of hardware and  software for the systems of the managing  agent is
expected to result in  expenditures  of  approximately  $100,000.  However,  the
Partnership  expects  to  incur  $5,000  or  less  of  allocated  costs  for the
completion  of  the  managing   agent's  year  2000   initiative.   All  of  the
Partnership's  systems  have been  upgraded  with the  exception  of its general
ledger program. The general ledger program is year 2000 compliant, however, some
of the reporting tools used in conjunction with the general ledger will not work
properly  with the current  version of the  Partnership's  general  ledger after
December 31, 1999. As a result of this issue,  the  Partnership  is currently in
the process of upgrading its current  general ledger and reporting  software and
expects this process to be  completed  by December  31,  1999.  The  Partnership
presently believes that these modifications and replacement of existing software
and  certain  hardware  will  mitigate  the year 2000  issue.  However,  if such
modifications  and  replacements are not completed  timely,  the year 2000 issue
could have a material impact on the operations of the Partnership.

         The Partnership has completed a survey requiring written responses from
its  critical  service  providers  in  1999.  Based  on the  responses  from the
Partnership's  critical service  providers,  90 to 95 percent of the respondents
indicated  that  they  are  currently  year  2000  compliant  and the  remaining
respondents  indicate  that they will be year 2000  compliant  by the end of the
year. The  Partnership is therefore not aware of any external  critical  service
provider with a year 2000 issue that would materially  impact the  Partnership's
results of operations,  liquidity or capital resources. However, the Partnership
has no other means of determining  whether or ensuring that its critical service
providers are or will be year  2000-ready.  The  inability of critical  services
providers to complete  their year 2000  resolution  process in a timely  fashion
could materially impact the Partnership.

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

         The  Partnership  operates in a  relatively  low  technology  dependent
industry and does not anticipate any industry or Partnership  specific year 2000
risks beyond those discussed above.  Significant year 2000 problems could result
in the  Partnership  not having  timely the operating  information  necessary to
efficiently  manage and monitor its  business  activities.  This could result in
disruptions in operation,  including,  among other things, a temporary inability
to process  transactions,  send  invoices or engage in similar  normal  business
activities.  The  Partnership  does not foresee year 2000 issues  affecting  the
day-to-day  operations of its senior living communities due to their limited use
of technology and the Partnership's evaluation of their operating equipment. The
Partnership  considers the possibility of significant year 2000 problems,  based
on the  evaluation  of our internal  systems and the response  from our critical
service providers, to be remote.

         The  Partnership's  management  believes it has an effective program in
place to resolve the year 2000 issue in a timely  manner.  As noted  above,  the
Partnership  has completed  most but not all  necessary  phases of its year 2000

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program. In the event that the Partnership does not complete the current program
or any  additional  phases,  the  Partnership  could  incur  disruptions  to its
operations.  In addition,  disruptions in the economy  generally  resulting from
year 2000 issues also could materially  adversely  affect the  Partnership.  The
Partnership  could be subject to litigation  or computer  systems  failure.  The
amount of potential  liability and cost cannot be  reasonably  estimated at this
time.

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

ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

     The  Partnership's  primary  market risk exposure is from  fluctuations  in
interest rates and the effects of those fluctuations on the market values of its
cash  equivalent   short-term   investments.   The  cash  equivalent  short-term
investments   consist   primarily   of  overnight   investments   that  are  not
significantly  exposed to interest rate risk,  except to the extent that changes
in interest rates will ultimately affect the amount of interest income earned on
these investments.

PART II

Item 1.  LEGAL PROCEEDINGS

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

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


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Item 5.    Other information

None

Item 6.    Exhibits and reports on Form 8-K

           (A)    Exhibit

                  27.1     Financial data schedule



           (B) Reports on Form 8-K

                  None.

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 and Chief Financial Officer


                                  Date:    November ____, 1999

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