<PAGE>

                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                    FORM 10-Q

                   QUARTERLY REPORT UNDER SECTION 13 or 15 (d)
                     of the Securities Exchange Act of 1934
                    for the quarter ended September 30, 2000


                             Commission File Number
                                     0-17669
                                     -------

                   NATIONAL HOUSING TRUST LIMITED PARTNERSHIP
                        (A Delaware Limited Partnership)


                  I.R.S. Employer Identification No. 04-2981989
                                                     ----------

                    2335 North Bank Drive, Columbus, OH 43220
       Registrant's Telephone Number, Including Area Code: (614) 451-9929


        Securities Registered Pursuant to Section 12(b) of the Act: None
           Securities Registered Pursuant to Section 12(g) of the Act:

                      Units of Limited Partnership Interest



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
                                       ---    ---

                                       1
<PAGE>

                   NATIONAL HOUSING TRUST LIMITED PARTNERSHIP
                         A DELAWARE LIMITED PARTNERSHIP
                          SEPTEMBER 30, 2000 FORM 10-Q

                                TABLE OF CONTENTS
<TABLE>
<CAPTION>


PART I  FINANCIAL INFORMATION                                                          PAGE NO.
-----------------------------                                                          --------
<S>                                                                                    <C>
Item 1.    Unaudited Combined Financial Statements


      Combined Balance Sheets.................................................................3

      Combined Statements of Operations ......................................................5

      Combined Statements of Cash Flows.......................................................7

      Notes to Combined Financial Statements..................................................8

Item 2.    Management's Discussion and Analysis of
           Financial Condition and Results
           of Operations......................................................................9

Item 3.    Quantitative and Qualitative Disclosures about Market Risk .......................13

PART II   OTHER INFORMATION
---------------------------

      Other Information......................................................................14

      Signatures.............................................................................15
</TABLE>

                                       2
<PAGE>

                  NATIONAL HOUSING TRUST LIMITED PARTNERSHIP
           AND ITS SUBSTANTIALLY WHOLLY-OWNED OPERATING PARTNERSHIPS
 COMBINED BALANCE SHEETS SEPTEMBER 30, 2000 (UNAUDITED) AND DECEMBER 31, 1999
                                 (In Thousands)


<TABLE>
<CAPTION>

                                                      September 30                         December 31
ASSETS                                                    2000                                 1999
----------------------------------------------       ---------------                      ---------------
<S>                                                <C>                                  <C>
Current Assets:
     Cash and cash equivalents                     $            971                     $            914
     Tenants' security deposits                                 468                                  439
     Mortgage escrow deposits                                   746                                  551
     Prepaid expenses and other assets                          943                                  822
                                                     --------------                       --------------
          Total current assets                                3,128                                2,726
                                                     --------------                       --------------

Restricted Cash:                                              6,114                                6,042
                                                     --------------                       --------------
Rental property:
     Buildings and improvements                              69,444                               69,006
     Furniture and equipment                                  2,509                                2,512
                                                     --------------                       --------------
                                                             71,953                               71,518
       Less accumulated depreciation                       (29,274)                             (27,149)
                                                     --------------                       --------------
                                                             42,679                               44,369
     Land                                                     3,305                                3,305
                                                     --------------                       --------------
                                                             45,984                               47,674
                                                     --------------                       --------------

          Total assets                             $         55,226                     $         56,442
                                                     ==============                       ==============
</TABLE>
                    The accompanying notes are an integral
                  part of the combined financial statements.

                                       3
<PAGE>

                  NATIONAL HOUSING TRUST LIMITED PARTNERSHIP
           AND ITS SUBSTANTIALLY WHOLLY-OWNED OPERATING PARTNERSHIPS
                      COMBINED BALANCE SHEETS, CONTINUED
                    (In Thousands, except Investment Units)

<TABLE>
<CAPTION>

LIABILITIES AND PARTNERS' CAPITAL                    September 30                       December 31
                                                         2000                               1999
-------------------------------------------------  ----------------                    ---------------
                                                     (Unaudited)
<S>                                              <C>                                 <C>
Current liabilities:
     Accounts payable and accrued expenses       $          3,251                    $          2,359
     Rents received in advance                                 35                                 177
     Deposits held                                            465                                 445
     Accrued interest on mortgage notes payable               258                                 279
     Current maturities of term debt                        1,088                               1,088
                                                   --------------                      --------------

          Total current liabilities                         5,097                               4,348
                                                   --------------                      --------------
Term debt, less current maturities:
     Mortgage notes payable                                38,641                              39,436
     Promissory notes, including accrued
        interest payable                                   31,890                              30,580
                                                   --------------                      --------------
                                                           70,531                              70,016
                                                   --------------                      --------------

Partners' capital:
     General Partners:
       NHT, Inc.                                             (26)                                (24)
       Other Operating General Partners                     (165)                               (141)

     Limited partners:
       Issued and outstanding  1,014,668
          investment units                               (20,211)                            (17,757)
                                                   --------------                      --------------

                                                         (20,402)                            (17,922)
                                                   --------------                      --------------
          Total liabilities and partners'
             capital                              $         55,226                    $        56,442
                                                   ===============                     ==============
</TABLE>

                    The accompanying notes are an integral
                  part of the combined financial statements.

                                       4
<PAGE>

                  NATIONAL HOUSING TRUST LIMITED PARTNERSHIP
           AND ITS SUBSTANTIALLY WHOLLY-OWNED OPERATING PARTNERSHIPS
                 COMBINED STATEMENTS OF OPERATIONS (UNAUDITED)
            FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2000 AND 1999
                    (In Thousands, except per Unit Amounts)

<TABLE>
<CAPTION>
                                                                        2000                         1999
                                                                   ---------------              ----------------
<S>                                                              <C>                          <C>
Revenues:
     Rental revenues                                             $         2,933              $          2,919
     Other income                                                            133                           109
                                                                  --------------               ---------------

        Total revenues                                                     3,066                         3,028
                                                                  --------------               ---------------
Expenses:
     Administration                                                          375                           465
     Operating and maintenance                                               847                           592
     Management fees                                                         235                           243
     Partnership asset management fees                                        82                            80
     Utilities                                                               335                           278
     Taxes and insurance                                                     402                           440
     Depreciation and amortization                                           703                           716
                                                                  --------------               ---------------

        Total expenses                                                     2,979                         2,814
                                                                  --------------               ---------------

        Loss from rental operations                                           87                           214
                                                                  --------------               ---------------
Other revenues and (expenses):
     Interest income                                                          96                            66
     Interest expense                                                       (890)                         (850)
                                                                  --------------               ---------------

          Net loss                                               $          (707)             $           (570)
                                                                  ==============               ===============

Net loss per limited partnership unit                            $         (0.70)             $          (0.56)
                                                                  ==============               ===============
</TABLE>

                    The accompanying notes are an integral
                  part of the combined financial statements.

                                       5
<PAGE>

                  NATIONAL HOUSING TRUST LIMITED PARTNERSHIP
           AND ITS SUBSTANTIALLY WHOLLY-OWNED OPERATING PARTNERSHIPS
                 COMBINED STATEMENTS OF OPERATIONS (UNAUDITED)
             FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2000 AND 1999
                    (In Thousands, except per Unit Amounts)

<TABLE>
<CAPTION>


                                                                       2000                          1999
                                                                  --------------               ---------------
<S>                                                              <C>                          <C>
Revenues:
     Rental revenues                                             $         8,698              $          8,734
     Other income                                                            361                           315
                                                                  --------------               ---------------

        Total revenues                                                     9,059                         9,049
                                                                  --------------               ---------------
Expenses:
     Administration                                                        1,316                         1,267
     Operating and maintenance                                             2,245                         1,888
     Management fees                                                         771                           826
     Partnership asset management fees                                       245                           239
     Utilities                                                             1,069                         1,011
     Taxes and insurance                                                   1,322                         1,349
     Depreciation and amortization                                         2,113                         2,125
                                                                  --------------               ---------------

        Total expenses                                                     9,081                         8,705
                                                                  --------------               ---------------

        Income (loss) from rental operations                                 (22)                          344
                                                                  --------------               ---------------
Other revenues and (expenses):
     Interest income                                                         174                           160
     Interest expense                                                     (2,632)                       (2,563)
                                                                  --------------               ---------------

          Net loss                                               $        (2,480)             $         (2,059)
                                                                  ==============               ===============

Net loss per limited partnership unit                            $         (2.44)             $          (2.03)
                                                                  ==============               ===============
</TABLE>

                    The accompanying notes are an integral
                  part of the combined financial statements.

                                       6
<PAGE>

                  NATIONAL HOUSING TRUST LIMITED PARTNERSHIP
           AND ITS SUBSTANTIALLY WHOLLY-OWNED OPERATING PARTNERSHIPS
                 COMBINED STATEMENTS OF CASH FLOWS (UNAUDITED)
             FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2000 AND 1999
                                (In Thousands)

<TABLE>
<CAPTION>
                                                            2000                      1999
                                                        ------------               -----------
<S>                                                    <C>                        <C>
Cash flows from operating activities:
     Net loss                                          $      (2,480)             $     (2,059)
     Adjustments to reconcile net loss to net cash
      provided by operating activities:
          Depreciation and amortization                         2,113                     2,125
          Accrued interest on promissory notes                  1,268                     1,276
     Changes in operating assets and liabilities:
          Increase in deposits, prepaids and other              (333)                     (243)
assets
          Increase in accounts payable
              and accrued expenses                                892                       450
          Decrease in other current liabilities                 (143)                      (96)
                                                        -------------              ------------
Cash provided by operations                                     1,317                     1,453
                                                        -------------              ------------

Investing activities:
     Additions to buildings, furniture and
        equipment, net                                          (435)                     (889)
     Deposits to restricted cash, net                            (72)                      (60)
                                                        -------------              ------------
        Cash used for investing activities                      (507)                     (949)
                                                        -------------              ------------
Financing Activities:
     General partners cash distributions                            -                      (57)
     Additions to term debt                                        42                        56
     Payments of term debt                                      (795)                     (718)
                                                        -------------              ------------
       Net  cash used for financing activities                  (753)                     (719)
                                                        -------------              ------------

Increase (decrease) in cash and cash equivalents                   57                     (215)

Cash and cash equivalents beginning of  year                      914                       982
                                                        -------------              ------------

Cash and cash equivalents end of period                $          971             $         767
                                                        =============              ============
</TABLE>

                    The accompanying notes are an integral
                  part of the combined financial statements.

                                       7
<PAGE>

                NATIONAL HOUSING TRUST LIMITED PARTNERSHIP AND
             ITS SUBSTANTIALLY WHOLLY OWNED OPERATING PARTNERSHIPS
                                  (UNAUDITED)
                    NOTES TO COMBINED FINANCIAL STATEMENTS

NOTE A--BASIS OF PRESENTATION

The accompanying combined financial statements include the accounts of National
Housing Trust Limited Partnership (Investment Partnership) and the Operating
Partnerships in which it has acquired significant limited partnership interests.

The information furnished reflects all adjustments (all of which were of a
normal recurring nature) which are, in the opinion of management, necessary to
fairly present the combined financial position, results of operations, and cash
flows on a consistent basis.

The accompanying unaudited combined financial statements are presented in
accordance with the requirements for Form 10-Q and consequently do not include
all disclosures normally required by generally accepted accounting principles.
Reference should be made to the Partnership's 1999 Annual Report on Form 10-K
for additional disclosures including a summary of the Partnership's accounting
policies which are not significantly different.

                                       8
<PAGE>

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

General
-------

In 1988, the Investment Partnership raised $20,293,000 in gross proceeds through
a public offering. After paying the selling, offering and organization expenses
of the offering, the Investment Partnership had $17,249,000 in net proceeds. Of
the net proceeds, $260,000 was deposited in the Investment Partnership reserve
and $16,989,000 was invested in 31 Operating Partnerships. The 31 Operating
Partnerships that were acquired own low-income housing developments eligible for
the low-income housing tax credit. One of the Properties was also eligible for
the historic rehabilitation tax credit. The 31 acquisitions occurred from
October 1988 through March 1990. Two Operating Partnerships were liquidated in
1998, having paid remaining Operating Partnership liabilities out of available
Operating Partnership cash. Any cash in excess of liabilities was distributed to
the Partnership. No distribution will be made to Unit holders. The Springchase
Apartments Limited Partnership has been dissolved. The Trinidad Apartments
Limited Partnership is expected to be dissolved once all legal suits are
resolved.

Each Operating Partnership's Property qualifies for the LIHTC. The LIHTC was
created by the 1986 Tax Reform Act and is governed by Section 42 of the Internal
Revenue Code. In order for a Property to qualify for the LIHTC, the Property
must be utilized as a low-income property for 15 years before it can be sold.
The General Partner anticipates the Properties will be sold in the years 2003
through 2008. The Investment Partnership serves as a conduit of the Operating
Partnerships' tax credits, passive losses, portfolio income and other tax
information to the holders of Units of limited partnership interest in the
Investment Partnership (the "Unit holders"). The LIHTCs are allocated to the
Unit holders for 10 years after a property has been placed in service and rented
up. The tax credits were first allocated to Unit holders in 1988 and are
anticipated to continue until 2001. The Investment Partnership elected a special
option available in 1990 to accelerate the LIHTC for individuals who had an
interest in the Investment Partnership before October 26, 1990. Qualifying Unit
holders received a tax credit of 150% of the LIHTC otherwise allowable for the
first tax year ending December 31, 1990. The remaining tax credit available for
1991 and subsequent tax years is being reduced on a pro rata basis by the amount
of the 1990 increased credit. Non-qualifying Unit holders will receive the
original unaccelerated tax credit for the remaining qualifying tax years of
their investment.

An analysis of future tax credits anticipated based upon current information and
assuming no changes in the Operating Partnerships indicates an estimate of
future tax credits for the qualifying Unit holders who received the 1990
acceleration to be as follows: approximately $ .35 of credit per unit in 2000;
and approximately $ .19 of credit per unit in 2001.

In certain respects government-assisted housing complexes differ from
conventional housing complexes. These include (a) greater financing leverage
than is usual in conventional complexes, (b) review of compliance with
construction and other standards and (c) various contingency reserves required
in connection with such government assistance programs. Government-assisted
housing is also subject to special conditions and risks including, but not
limited to, (a) general surveillance by the appropriate governmental assistance
agency, which may include the application of rental and other guidelines
affecting tenant eligibility, operating costs and rental levels, (b) maintenance
of a reserve fund for replacements in an amount paid concurrently with
amortization of the mortgage and in addition to payments of principal and
interest, restricted such that withdrawals from the fund are subject to the
prior approval of the appropriate governmental assistance agency, (c) compliance
with the HUD regulations regarding management of the premises, (d) limitations
on salability, as contained in regulatory agreements with the appropriate
governmental assistance agency, (e) limitations on rent increases, and (f) the
uncertain effects of changes in complex rules and regulations governing such
government-assisted programs, or changes in the manner in which those
regulations are interpreted.

Government assistance payments may be reduced in the event that a project rents
less than 100% of its units eligible for rental subsidies to qualified low
income tenants. HUD generally elects to reduce subsidies only in the event that
occupancy levels for qualified tenants drop below 95% for a period of two years.
Finally, HUD commitments are subject to HUD's appropriation of federal funds
sufficient to meet its obligations in any given year. At the present time,
certain legislative initiatives and governmental budget negotiations could
result in a reduction of funds

                                       9
<PAGE>

available for the various HUD-administered housing programs and could also
result in new limitations on subsidized rent levels. This in turn could
adversely impact the net operating income generated by the Properties.

Real property investments are subject to varying degrees of risk. Revenues and
property values may be adversely affected by the general economic climate, the
local economic climate and local real estate conditions, including (i) the
perceptions of prospective tenants of the attractiveness of the property; (ii)
the ability to retain qualified individuals to provide adequate management and
maintenance of the property; (iii) the inability to collect rent due to
bankruptcy or insolvency of tenants or otherwise; and (iv) increased operating
costs. Real estate values may also be adversely affected by such factors as
applicable laws, including tax laws, interest rates levels and the availability
of financing.

The availability of a pool of qualified and interested buyers for the Investment
Partnership's remaining assets is critical to the Investment Partnership's
ability to realize the fair market values of such properties at the time of
their final dispositions. Demand by buyers of multi-family apartment properties
is affected by many factors, including the size, quality, age, condition and
location of the subject property, potential environmental liability concerns,
the existing debt structure, the liquidity in the debt and equity markets for
asset acquisitions, the general level of market interest rates and the general
and local economic climates. In addition, because of the government restrictions
on rental revenues and the related capital expenditure reserve requirements and
cash flow distribution limitations, there are a limited number of potential
buyers in the market for government subsidized, low-income housing properties
such as the Investment Partnership has invested in. Furthermore, the current
uncertainty regarding potential future reductions in the level of federal
government assistance for these programs may further restrict the Properties'
marketability.

The Properties are subject to substantial debt, in many cases including seller
financing on which interest has accrued since the Investment Partnership
invested in the Properties. Most of the Properties are dependent upon continuing
government subsidies. In addition, many of the Properties are located in market
areas that would not support current rents. Finally, most of the Properties are
subject to use restrictions that limit their use to low-income housing beyond
the end of the tax credit compliance period.

The ownership structure of the Investment Partnership's investments through
Operating Partnerships could adversely impact the timing of the Investment
Partnership's planned dispositions of its remaining assets and the amount of
proceeds received from such dispositions. It is possible that the general
partners of the Operating Partnerships could have economic or business
interests, which are inconsistent with those of the Investment Partnership.
Given the limited rights which the Investment Partnership has under the terms of
the Operating Partnership agreements, any conflict between the partners could
result in delays in completing a sale of the related operating property and
could lead to an impairment in the marketability of the property to third
parties for purposes of achieving the highest possible sale price.

For these and other reasons, in Management's judgement, upon sale of many of the
Properties, it is likely that sale proceeds will not be in excess of the debt
financing, liabilities of the Operating Partnership, the expenses of sale and
liabilities of the Investment Partnership, therefore, it is likely that the sale
proceeds will not be sufficient to make any distribution to the Unit holders
and, depending on the Unit holders tax situation, the Unit holder may incur tax
liability without cash distributions to pay the taxes resulting from those
sales.

Properties
----------

As of September 30, 2000, average occupancy of the Properties was 95%.

The financial performance of the Operating Partnerships will be impacted by the
competition from comparable properties in their local market areas. The
occupancy levels achievable at the Properties and the rental rates at the
non-subsidized Properties are largely a function of supply and demand in the
markets. In many markets across the country, development of new multi-family
properties has increased significantly over the past two years. Existing
apartment properties in such markets could be expected to experience increased
vacancy levels, declines in effective rental rates and, in some cases, declines
in estimated market values as a result of the increased competition. There are
no assurances that these competitive pressures will not adversely affect the
operations and/or market values of

                                      10
<PAGE>

the Operating Partnerships in the future and, in particular, subsequent to the
expiration of any existing subsidy agreements.

A Detroit, Michigan Property
----------------------------
During 1998, an impairment loss in the amount of $4,100,000 was recorded with
respect to the Research Park project in Detroit, Michigan, which is owned by one
of the Operating Partnerships. The loss was recorded under the requirements of
Financial Accounting Standards Board Statement No. 121, "Accounting for the
Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed Of".
FAS No. 121 requires impairment losses to be recognized for long-lived assets
used in operations when indicators of impairment are present and the
undiscounted cash flows are not sufficient to recover the assets' carrying
amount. Indicators present during 1998 for this Operating Partnership include
cash flow from operations that was less than the debt service on the property;
however, debt service was paid by allowing trade payables to become larger and
more delinquent. Therefore, an assessment was done to evaluate the undiscounted
cash flows, which were not sufficient to recover the assets' carrying amount.
Based on this assessment, an impairment loss of $4,100,000 was recognized to
reduce the carrying amount of the property to its estimated fair value of
$4,300,000. During 1999, the property continued to have cash flow problems
relating to higher than desired vacancy and high maintenance costs. Effective
June 1, 1999, a new management company was hired for the property. In addition,
the Managing General Partner continues to negotiate with the Michigan State
Housing Development Authority to work out a solution to enable the property to
generate positive cash flow. During 2000, the property continues to have cash
flow difficulties. At this time, there is no assurance as to how these matters
will be resolved.

A Greenville, Michigan Property
-------------------------------
A Greenville, Michigan Property has experienced continuing cash flow deficits.
The property has not funded reserves for taxes, insurance and replacement
reserves adequately and is deficient in the payment of real estate taxes. The
managing general partner has been working with the RD to resolve the cash flow
problems; however, there can be no assurance as to how these matters will be
resolved.

A Gaylord, Michigan Property
----------------------------
A Gaylord, Michigan Property has experienced a need for maintenance and repairs
in excess of the available reserves and operating cash flow. The City of Gaylord
has issued a letter requiring the repairs be performed. The managing general
partner has been working with the RD to attempt to resolve problems; however,
there can be no assurance as to how these matters will be resolved.

A Philadelphia, Pennsylvania Property
-------------------------------------
During 1999, an impairment loss in the amount of $3,111,000 was recorded with
respect to the West Allegheny project in Philadelphia, Pennsylvania, which is
owned by one of the Operating Partnerships. The loss was recorded under the
requirements of Financial Accounting Standards Board Statement No. 121,
"Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to
Be Disposed Of". FAS No. 121 requires impairment losses to be recognized for
long-lived assets used in operations when indicators of impairment are present
and the undiscounted cash flows are not sufficient to recover the assets'
carrying amount. An assessment was done to evaluate the undiscounted cash flows,
which were not sufficient to recover the assets' carrying amount. Based on this
assessment, an impairment loss of $3,111,000 was recognized to reduce the
carrying amount of the property to its estimated fair value of $746,000.

Four Oklahoma Properties
------------------------
The four Oklahoma Properties are part of the HUD Restructuring Mark to Market
Program (See further detail in Liquidity and Capital Resources). Restructuring
could significantly reduce the cash flow of the Properties, potentially causing
the Properties to be unable to cover their expenses, as well as potentially
creating debt forgiveness taxable income. It is uncertain at this time as to how
restructuring will affect these properties.

Other Property Issues
---------------------
At September 30, 2000, four other Properties have been having some cash flow
difficulties. Many of these properties have had an increase in operating
expenses or lower occupancy.

Liquidity and Capital Resources
-------------------------------

Liquidity is defined as an entity's ability to meet its current and long-term
financial obligations. If a Property were to lose its governmental rent,
interest subsidy or mortgage insurance, the Operating Partnership holding such
Property might be unable to fund expenses on an ongoing basis.

                                      11
<PAGE>

Liquidity shortfalls might be covered by federal governmental subsidy programs,
by state and local agencies, or by funds from the Investment Partnership
reserves, although there is no assurance that such sources would be available
or, if available, sufficient to cover any liquidity shortfall. A liquidity
shortfall, for whatever reason, might result in a sale, refinancing, or
foreclosure of the Property, any one of which could have material adverse tax
consequences to a Unit holder, including a partial recapture of previously
allocated LIHTCs.

Material changes have been made and additional changes have been proposed by
various Members of Congress and the Clinton Administration in the programs of
the U.S. Department of Housing and Urban Development. The Multifamily Assisted
Housing Reform and Affordability Act of 1997, Public Law 105-65, effective
October 1, 1997, continued for fiscal year 1998 (October 1, 1997 through
September 30, 1998) a debt restructuring demonstration first enacted for fiscal
year 1997. With certain modifications, the demonstration program became a
permanent program in fiscal year 1999, applicable to all projects with rents
above those of comparable properties in local markets. Under the program,
subsided rent levels generally are reduced to market levels and the debt may be
restructured into two or three mortgages. The first mortgage loan is set at a
level supportable by the lower subsidized rents, and the second and third
mortgage loans are payable only out of cash flow after other approved expenses
and sale or refinancing proceeds. In many cases, rent subsidies will become
tenant-based, meaning that the subsidies may move with the tenants. However, for
certain projects, such as those that predominately serve elderly or disabled
families or are located in markets with an inadequate supply of affordable
housing, the rent subsidies may continue to be project-based.

HUD has entered into contracts to carry out the restructuring with state housing
finance agencies and others ("Participating Administrative Entities" or "PAEs").
The PAEs have authority to set rents above the comparable rents for only 20% of
their inventory each year. These rents will be based on approved project
budgets, and are capped at 120% of FMRs, except for up to 5% of the inventory,
which can have budget-based rents above 120% of FMRs based on a showing of
special need. Owners who have engaged in adverse financial or managerial actions
are barred from participating in the restructuring program.

The Operating Partnerships own sixteen Properties whose Section 8 contracts have
expired or will expire in fiscal year 2000, and are not subject to optional
renewal by the owner. The General Partner expects that Section 8 contracts for
all of these Properties will be renewed by HUD at current levels until at least
the end of fiscal year 2000, although there can be no assurance that HUD will do
so. Seven of these properties have rents in excess of 100% of HUD-established
fair market rents. The rents at some or all of these Properties may also be
above comparable rents as determined by HUD and therefore could be subject to
HUD restructuring. The General Partner will work with the general partners of
the Operating Partnerships to seek to renew all expiring Section 8 contracts,
and if required or appropriate, to participate in the program to restructure
loans and rent subsidies. Of the Investment Partnership's remaining projected
LIHTCs, approximately 4% are attributable to these Operating Partnerships.

Restructuring could affect demand for and cash flow of many of the Properties,
as well as potentially create debt forgiveness taxable income. Moreover, a shift
to tenant-based subsidies could lead over time to lower occupancies and lower
rents, adversely affecting cash flow. The General Partner is preparing for the
potential impact of the restructuring of HUD programs and is monitoring the
development of HUD policy guidance and legislation. The General Partner is
unable to predict with certainty the impact of HUD program restructuring on the
Operating Partnerships, but it is possible that a restructuring could have a
material adverse effect on one or more of the Operating Partnerships, which in
turn could have a material adverse effect on the Investment Partnership.

At September 30, 2000 restricted cash was $6,114,000. The restricted cash was
composed of the Investment Partnership reserve of $508,000 and Operating
Partnership reserves of $5,606,000. Deposits and withdrawals from Operating
Partnership reserves are generally regulated by a governing federal, state or
local agency. Investment Partnership reserves are available to fund repairs and
maintenance as well as operational expenses, while the reserves maintained by an
Operating Partnership are typically available only for the Property owned by
such Operating Partnership. Historically, the Investment Partnership reserve has
been available to fund obligations of the Investment Partnership, including the
management fee payable by the Investment Partnership to the General Partner. As
of December 31, 1999 the General Partner voluntarily deferred payment of
$635,000 of its supervisory and program management fee. The General Partner is
under no obligation to continue to defer this fee, and there can be no assurance
that the Investment Partnership reserve will be sufficient to satisfy the
liquidity requirements of any given Operating Partnership in the event that the
reserves of such Operating Partnership are insufficient for this purpose.

                                      12
<PAGE>

Low-income housing projects frequently generate limited cash flow and,
therefore, the potential for cash flow deficits exists. The General Partner does
not anticipate that the Investment Partnership will distribute cash to Unit
holders in circumstances other than refinancing or disposition of its
investments in the Operating Partnerships. Moreover, especially in light of the
reduced availability of subsidies and the consequent reduction in market value
of the Properties, there can be no assurance of cash distributions in the event
of refinancing or disposition. Unit holders could be faced with an obligation to
pay taxes as a result of disposition of the Properties but no cash distributions
with which to pay those taxes.

Results of Operations
---------------------

The September 30, 2000 net loss of $2,480,000 increased 20.4% from the September
30, 1999 net loss of $2,059,000. The reasons for the differences are discussed
below.

Total revenue increased $10,000 (0.1%) when comparing the nine months ended
September 30, 2000 and 1999.

Total expenses exclusive of depreciation and interest for the nine months ended
September 30, 2000 and 1999 were $6,968,000 and $6,580,000, respectively. The
$388,000 (5.9%) increase in expenses between 2000 and 1999 primarily relates to
an increase in operating and maintenance expense of $357,000 (18.9%), a decrease
in management fees of $55,000 (6.7%), an increase in administrative expense of
$49,000 (3.9%), and an increase in utilities of $58,000 (5.7%). The increase in
operating and maintenance expenses relates to an increase at several of the
properties relating to an increase in improvements and maintenance expenses for
these older properties. The decrease in management fees relates to less
properties taking an incentive management fee this year. The increase in
administrative expense relates to an increase in bad debts and manager salaries
at several of the properties. The increase in utilities relates to a general
increase in utilities costs during 2000.

In recent years rental income, after the HUD rent adjustments, has not been
increasing at a rate equivalent to increases in expenses (excluding depreciation
and interest). To date, inflation has not had a significant impact on the
Partnerships' combined operations. However, rent levels of the Properties are
generally limited by the requirements of the low-income housing tax credit and
are subject to strict governmental regulation. In the event of significant
inflation, the Operating Partnerships may be unable to increase rents
sufficiently to compensate for increases in expenses. Due to the changes in HUD
programs, future increases in subsidy income may be limited.

Other
-----

The Operating Partnerships carry comprehensive liability, fire, flood, extended
coverage and rental loss insurance with respect to their properties with insured
limits and policy specifications that management believes are customary for
similar properties. There are, however, certain types of losses (generally of a
catastrophic nature such as wars, floods or earthquakes) which may be either
uninsurable, or, in management's judgment, not economically insurable. Should an
uninsured loss occur, the Investment Partnership could lose both its invested
capital in and anticipated profits from the affected property.

Under various federal, state and local environmental laws, ordinances and
regulations, a current or previous owner or operator of real property may become
liable for the costs of the investigation, removal and remediation of hazardous
or toxic substances on, under, in or migrating from such property. Such laws
often impose liability without regard to whether the owner or operator knew of,
or was responsible for, the presence of such hazardous or toxic substances. The
Investment Partnership is not aware of any notification by any private party or
governmental authority of any non-compliance, liability or other claim in
connection with environmental conditions at any of its Properties that it
believes will involve any expenditure which would be material to the Investment
Partnership, nor is the Investment Partnership aware of any environmental
condition with respect to any of its Properties that it believes will involve
any such material expenditure. However, there can be no assurance that any
non-compliance, liability, claim or expenditure will not arise in the future.

ITEM 3 QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

None

                                      13
<PAGE>

PART II.  OTHER INFORMATION
---------------------------

ITEM 1.                             LEGAL PROCEEDINGS

                                    None

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

                                    Exhibit 27 - Financial Data Schedule


                                      14
<PAGE>

                                   SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized


                  National Housing Trust Limited Partnership
                  ------------------------------------------
                                 (Registrant)



Date November 13, 2000             By /s/ James A. Bowman
     --------------------------      ---------------------------------
                                   James A. Bowman
                                   President, NHT, Inc.

Date November 13, 2000             By /s/ Susan E. Basting
     --------------------------      ---------------------------------
                                   Susan E. Basting
                                   Treasurer, NHT, Inc.

                                      15