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

                       -----------------------------------

                                    FORM 10-Q
(Mark  One)

  |X|   QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
        EXCHANGE ACT OF 1934

        For the quarterly period ended            September 30, 2001
                                       ----------------------------------------

                                       OR

  |_|   TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE SECURITIES
        EXCHANGE ACT OF 1934

        For the transition period from                   To
                                       ----------------       -----------------

                         Commission File number  0-14377
                                                ----------

                      Krupp Realty Limited Partnership-VII
-------------------------------------------------------------------------------

Massachusetts                                          04-2842924
--------------------------------------   --------------------------------------
(State or other jurisdiction of            (IRS employer identification no.)
incorporation or organization

One Beacon Street, Boston, Massachusetts                   02108
-------------------------------------------   ----------------------------------
(Address of principal executive                          (Zip code)
offices)

                                 (617) 523-7722
-------------------------------------------------------------------------------
              (Registrant's telephone number, including area code)

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    |_|



The total number of pages in this document is 12.

<PAGE>

                          PART I. FINANCIAL STATEMENTS

Item 1.  FINANCIAL STATEMENTS

This form 10-Q contains forward-looking statements within the meaning of Section
27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act
of 1934.  Actual  results could differ  materially  from those  projected in the
forward-looking  statements as a result of a number of factors,  including those
identified herein.

              KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

                           CONSOLIDATED BALANCE SHEETS

                                     ASSETS

<TABLE>
<CAPTION>
                                              (Unaudited)
                                             September 30,     December 31,
                                                  2001            2000
                                             -------------    -------------

<S>                                          <C>              <C>
Multi-family apartment communities, net of
  accumulated depreciation of $0 and
  $15,671,250, respectively                  $           -    $   7,766,297
Multi-family apartment communities held for
  sale (Note 7)                                  3,646,893                -
Cash and cash equivalents                        1,676,328          456,851
Cash restricted for tenant security deposits        27,911           27,800
Replacement reserve escrow                               -           56,043
Due from affiliates (Note 6)                       121,999           31,115
Prepaid expenses and other assets (Note 1)         258,746          476,014
Investment in securities (Note 2)                   37,408           65,340
Deferred expenses, net of accumulated
  amortization of $224,730 and $210,020,
  respectively                                      90,922          105,632
                                             -------------    -------------

         Total assets                        $   5,860,207    $   8,985,092
                                             =============    =============

                   LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

Liabilities:
  Mortgage notes payable (Note 3)            $   4,950,582     $ 10,107,446
  Accrued expenses and other liabilities           445,205          717,537
                                             -------------    -------------

         Total liabilities                       5,395,787       10,824,983

Partners' equity (deficit) (Note 5):
     Investor Limited Partners (27,184 units
      outstanding)                               1,384,779         (946,178)
     Original Limited Partner                     (614,081)        (569,931)
     General Partners                             (306,278)        (323,782)
                                             -------------    -------------

         Total partners' equity (deficit)          464,420       (1,839,891)
                                             -------------    -------------
         Total liabilities and partners'
           equity (deficit)                  $   5,860,207    $   8,985,092
                                             =============    =============
</TABLE>


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




                                       2
<PAGE>


              KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF OPERATIONS

                                   (Unaudited)


<TABLE>
<CAPTION>
                         For the Three Months Ended  For the Nine Months Ended
                               September 30,               September 30,
                         --------------------------  --------------------------
                             2001          2000          2001          2000
                         ------------  ------------  ------------  ------------
Revenue:
<S>                      <C>           <C>           <C>           <C>
     Rental              $    887,186  $  1,046,455  $  2,997,020  $  3,120,757
     Interest income           24,992         2,546        30,586        11,049
                         ------------  ------------  ------------  ------------

        Total revenue        912,178      1,049,001     3,027,606     3,131,806
                         ------------  ------------  ------------  ------------

Expenses:
     Operating (Note 6)       252,629       270,530       839,784       769,655
     Maintenance               62,314        72,144       252,336       240,268
     Real estate taxes         93,898       108,937       320,852       313,188
     General and
      administrative
      (Note 6)                 60,206        50,861       218,784       151,950
     Management fees
      (Note 6)                 40,761        34,878       133,062       150,387
     Depreciation and
      amortization            266,738       351,620       951,548     1,058,949
     Interest                 178,199       217,265       637,318       653,589
                         ------------  ------------  ------------  ------------

         Total expenses       954,745     1,106,235     3,353,684     3,337,986
                         ------------  ------------  ------------  ------------
Loss before gain on sale
  of property                 (42,567)      (57,234)     (326,078)     (206,180)

Gain on sale of property
  (Note 4)                  9,190,484             -     9,190,484             -
                         ------------  ------------  ------------  ------------

Net income (loss)        $  9,147,917  $    (57,234) $  8,864,406  $   (206,180)
                         ============  ============  ============  ============

</TABLE>

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

                                    Continued




                                       3
<PAGE>


              KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

                CONSOLIDATED STATEMENTS OF OPERATIONS, Continued

                                   (Unaudited)

<TABLE>
<CAPTION>
                         For the Three Months Ended  For the Nine Months Ended
                                September 30,               September 30,
                         --------------------------  --------------------------
                            2001           2000          2001          2000
                         ------------  ------------  ------------  ------------

<S>                      <C>           <C>           <C>           <C>
Allocation of net loss
  (Note 5):

  Investor Limited
   Partners (27,184 units
    outstanding):
      Loss before gain on
       sale of property  $    (42,141) $    (56,662) $   (322,817) $   (204,118)
      Gain on sale of
       property             9,098,579             -     9,098,579             -
                         ------------  ------------  ------------  ------------

        Net income (loss)$  9,056,438  $    (56,662) $  8,775,762  $   (204,118)
                         ============  ============  ============  ============

   Investor Limited
    Partners,
     Per Unit:
      Loss before gain on
       sale of property  $      (1.55) $      (2.08) $     (11.88) $      (7.51)
      Gain on sale of
       property                334.70             -        334.70             -
                         ------------  ------------  ------------  ------------

        Net income (loss)$     333.15  $      (2.08) $     322.82  $      (7.51)
                         ============  ============  ============  ============

   Original Limited
    Partner:
      Loss before gain on
       sale of property  $          -  $          -  $          -  $          -
      Gain on sale of
       property                     -             -             -             -
                         ------------  ------------  ------------  ------------

        Net income (loss)$          -  $          -  $          -  $          -
                         ============  ============  ============  ============

   General Partners:
      Loss before gain on
       sale of property  $       (426) $       (572) $     (3,261) $     (2,062)
      Gain on sale of
       property                91,905             -        91,905             -
                         ------------  ------------  ------------  ------------

        Net income (loss)$     91,479  $       (572) $     88,644  $     (2,062)
                         ============  ============  ============  ============

</TABLE>

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




                                       4
<PAGE>


              KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

                      CONSOLIDATED STATEMENTS OF CASH FLOWS

                                                (Unaudited)

<TABLE>
<CAPTION>
                                                   For the Nine Months Ended
                                                         September 30,
                                                -------------------------------
                                                     2001              2000
                                                -------------     -------------

Cash flows from operating activities:
<S>                                             <C>               <C>
     Net income (loss)                          $   8,864,406     $    (206,180)
     Adjustment to reconcile net loss to net
      cash provided by
       operating activities:
          Interest earned on replacement reserve
           escrow                                           -              (219)
          Depreciation and amortization               951,548         1,058,949
          Gain on sale of property (Note 4)        (9,190,484)                -
          Changes in assets and liabilities:
              Increase in restricted cash for
               tenant security deposits                  (111)          (27,860)
              Decrease in prepaid expenses and
               other assets                           126,384            56,256
              Increase (decrease) in accrued
               expenses and other liabilities        (244,400)           80,473
                                                -------------     -------------

                 Net cash provided by operating
                   activities                         507,343           961,419
                                                -------------     -------------

Cash flows from investing activities:
     Deposits to replacement reserve escrow           (29,922)          (51,370)
     Withdrawals from replacement reserve escrow       85,965            67,522
     Fixed asset additions                           (334,400)         (274,332)
     Decrease in accrued expenses and other
      liabilities related to fixed assets
      additions                                             -            (2,204)
     Proceeds from sale of property (Note 4)       12,707,450                 -
                                                -------------     -------------

                  Net cash provided by (used in)
                   investing activities            12,429,093          (260,384)
                                                -------------     -------------

Cash flows from financing activities:
     Principal payments on mortgage notes
      payable                                         (80,911)          (83,545)
     Repayment of mortgage note payable (Note 4)   (5,075,953)                -
     Distributions                                 (6,560,095)         (552,058)
                                                -------------     -------------

                  Net cash used in financing
                   activities                     (11,716,959)         (635,603)
                                                -------------     -------------

Net increase in cash and cash equivalents           1,219,477            65,432

Cash and cash equivalents, beginning of period        456,851           120,525

                                                -------------     -------------
Cash and cash equivalents, end of period        $   1,676,328     $     185,957
                                                =============     =============
</TABLE>


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




                                       5
<PAGE>

              KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(1)  Accounting Policies

     Certain information and footnote disclosures normally included in financial
     statements  prepared  in  accordance  with  generally  accepted  accounting
     principals  have been  condensed  or  omitted  in this  report on form 10-Q
     pursuant  to the Rules  and  Regulations  of the  Securities  and  Exchange
     Commission.  In the opinion of the General Partners of Krupp Realty Limited
     Partnership-VII  and  Subsidiaries  (the  "Partnership"),  the  disclosures
     contained in this report are adequate to make the information presented not
     misleading.  See notes to the Consolidated Financial Statements included in
     the  Partnership's  Annual Report on Form 10-K for the year ended  December
     31, 2000 for  additional  information  relevant to  significant  accounting
     policies followed by the Partnership.

     In the opinion of the General Partners of the Partnership, the accompanying
     unaudited   consolidated   financial  statements  reflect  all  adjustments
     (consisting of only normal recurring  accruals) necessary to present fairly
     the Partnership's consolidated financial position as of September 30, 2001,
     its results of operation for the three and nine months ended  September 30,
     2001 and 2000,  and its cash flows for the nine months ended  September 30,
     2001 and 2000.

     The results of operations for the three and nine months ended September 30,
     2001 are not  necessarily  indicative  of the results which may be expected
     for the full year.  See  Management's  Discussion and Analysis of Financial
     Condition and Results of Operations included in this report.

(2)  Investment in Securities

     On  August  29,  2001,  concurrent  with  the  sale of  Courtyards  Village
     Apartments  ("Courtyards"),  the  Partnership  wrote down its investment in
     securities by  approximately  $28,000.  This amount was attributable to the
     value of the  investment  related to the  master  lease  agreement  ("MLA")
     signed with respect to Courtyards.  The write-down was partially  offset by
     deferred revenue on the book totaling approximately $25,000, which was also
     attributable to the MLA signed with respect to Courtyards.

     On October 5, 2000,  the  Partnership,  as a member of an alliance of major
     multi-family  real  estate  companies,  executed a MLA with a  provider  of
     high-speed internet, video and voice services to multi-family  communities.
     Pursuant to the MLA, the Partnership  granted the provider preferred lease,
     license  and  access  rights  to  provide  data  services,   consisting  of
     high-speed  broadband internet access and video services,  to the residents
     at some of its multi-family  communities for a ten year period. In exchange
     for these rights,  the Partnership  received 250,843 shares of common stock
     which  were  valued  at $.2285  per  share or  $57,341.  In  addition,  the
     Partnership  will  receive  7.5% of the gross  revenues  that the  provider
     obtains  from  providing  its  services as well as a fixed  amount for each
     resident  that executes a subscriber  agreement.  In  conjunction  with the
     execution  of the MLA,  the  Partnership  made an  investment  of $5,751 in
     exchange for 25,164 additional shares of common stock also valued at $.2285
     per share. The Partnership  incurred  approximately $2,248 in closing costs
     related  to the  acquisition  by the  Partnership  and  the  closing  costs
     incurred  were  recorded as an  investment  in  securities in the financial
     statements as of September 30, 2001 and December 31, 2000.

(3)  Mortgage Notes Payable

     On April 27, 2001, the General  Partners signed an agreement  extending the
     mortgage  note payable on Windsor  Apartments,  under the  original  terms,
     until May 1, 2002.  The  Partnership  paid an extension  fee of $24,962 for
     this privilege.

                                   Continued

                                       6
<PAGE>

              KRUPP REALTY LIMITED PARTNERSHIP-VII AND SUBSIDIARIES

              NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, Continued

(4)  Sale of Property

     On August 29, 2001, the Partnership sold Courtyards Village  Apartments,  a
     224-unit multi-family apartment community, located in Naperville, Illinois,
     to an unaffiliated third party. The Partnership received  $12,707,450,  net
     of closing  costs of  $60,550  and repaid the  mortgage  note  payable  and
     accrued  interest  of  $5,075,953  and accrued  interest  of  $30,106.  For
     financial reporting purposes, the Partnership realized a gain of $9,190,484
     on the  sale.  The  gain  was  calculated  as the  difference  between  the
     property's  selling  price less net book value of the  property and closing
     costs.

(5)  Changes in Partners' Deficit

     A summary  of  changes  in  Partners'  deficit  for the nine  months  ended
     September 30, 2001 is as follows:

<TABLE>
<CAPTION>
                          Investor      Original                    Total
                          Limited       Limited       General       Partners'
                          Partners      Partner       Partners      Deficit
                         ------------  ------------  ------------  ------------

Balance at
<S>                      <C>           <C>           <C>           <C>
  December 31, 2000      $   (946,178) $   (569,931) $   (323,782) $ (1,839,891)

Loss before gain on
  sale of property           (322,817)            -        (3,261)     (326,078)

Gain on sale of
  property                  9,098,579             -        91,905     9,190,484

Distributions:
  Operations                 (496,688)      (44,150)      (11,038)     (551,876)
  Capital Transaction      (5,948,117)            -       (60,102)   (6,008,219)
                         ------------  ------------  ------------  ------------

Balance at
  September 30, 2001     $  1,384,779  $   (614,081) $   (306,278) $    464,420
                         ============  ============  ============  ============
</TABLE>


                                    Continued


                                       7
<PAGE>


(6)  Related Party Transactions

     The  Partnership  pays  property  management  fees to an  affiliate  of the
     General  Partners  for  management  services.  Pursuant  to the  management
     agreements,  management  fees are payable  monthly at a rate of 5% of gross
     receipts from residential properties under management. The Partnership also
     reimburses affiliates of the General Partners for certain expenses incurred
     in connection  with the operation of the  Partnership  and its  properties,
     including administrative expenses.

     Amounts  accrued  or  paid  to the  General  Partners'  affiliates  were as
     follows:

<TABLE>
<CAPTION>
                         For the Three Months Ended  For the Nine Months Ended
                                September 30,               September 30,
                         --------------------------  --------------------------
                             2001          2000          2001           2000
                         ------------  ------------  ------------  ------------

<S>                      <C>           <C>           <C>           <C>
Property management fees $     40,761  $     34,878  $    133,062  $    150,387

Expenses reimbursement         69,735        53,877       255,322       149,558
                         ------------  ------------  ------------  ------------

 Charged to operations   $    110,496  $     88,755  $    388,384  $    299,945
                         ============  ============  ============  ============
</TABLE>

     Expense  reimbursements  due from  affiliates  of $121,999 and $31,115 were
     included in due from  affiliates  at  September  30, 2001 and  December 31,
     2000, respectively.

(7)  Multi-Family Apartment Communities Held For Sale

     The  Partnership  classifies  assets as available for sale upon the General
     Partners committing to a formal plan of disposal.

     Multi-family apartment communities held for sale are stated at the lower of
     their  carrying  amount  or  estimated  fair  value  less  disposal  costs.
     Depreciation is not recorded on assets  classified as held for sale. In the
     normal course of business the  Partnership  may receive  offers for sale of
     its properties,  either solicited or unsolicited. For those offers that are
     accepted, the prospective buyer will usually acquire a due diligence period
     before  consummation of the  transaction.  It is not unusual for matters to
     arise that result in the  withdrawal  or rejection of the offer during this
     process. As a result,  multi-family apartment communities are classified as
     `held for sale' once it is likely,  in the  opinion of  management,  that a
     property will be disposed of in the near term.

     On August  28,  2001,  the  General  Partners  signed a  purchase  and sale
     agreement on Windsor Apartments,  for a price of approximately $12,316,000.
     The sale is  subject  to  financing  and is  expected  to close on or about
     November 20,  2001.  The  property  has a carrying  value of  approximately
     $3,647,000  on the books of the  Partnership  at September  30, 2001 and is
     classified as held for sale.





                                       8
<PAGE>



             KRUPP REALTY LIMITED PARTNERSHIP - VII AND SUBSIDIARIES

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


This Management's  Discussion and Analysis of Financial Condition and Results of
Operations  contains  forward-looking   statements  including  those  concerning
management's  expectations regarding the future financial performance and future
events.   These   forward-looking   statements  involve   significant  risk  and
uncertainties,  including  those  described  herein.  Actual  results may differ
materially from those anticipated by such forward-looking statements.

Liquidity and Capital Resources

The  Partnership's  ability  to  generate  cash  adequate  to meet its  needs is
dependent   primarily  upon  the  successful   operations  of  its  real  estate
investments.  Such ability would also be impacted by the future  availability of
bank  borrowings  and the  future  refinancing  and  sale  of the  Partnership's
remaining  real estate  investments.  These sources of liquidity will be used by
the  Partnership  for  payment of expenses  related to real  estate  operations,
capital  improvements,  debt service and other  expenses.  Cash Flow, if any, as
calculated  under  section 8.2 (a) of the  Partnership  Agreement,  will then be
available for distribution to the Partners.

As previously disclosed,  the General Partners have begun an orderly sale of the
Partnership's  multi-family  apartment  communities.  The  Partnership  sold its
interest in Courtyards  Village Apartments on August 29, 2001, and on August 28,
2001,  signed a  purchase-and-sale  agreement  to sell its  interest  in Windsor
Apartments. These transactions are more fully discussed below.

On April 27,  2001,  the General  Partners  signed an  agreement  extending  the
mortgage notes payable on Windsor  Apartments,  under the original terms,  until
May 1,  2002.  The  Partnership  paid  an  extension  fee of  $24,962  for  this
privilege.

On August 28, 2001, the Partnership  signed a  purchase-and-sale  agreement with
Alexon  Ventures LLC, an unrelated third party,  to sell Windsor  Apartments,  a
300-unit  apartment  community  located  in  Garland,  Texas,  for  a  price  of
approximately  $12,316,000.  The sale is expected to close on or about  November
20, 2001. The property has a carrying value of  approximately  $3,647,000 on the
book of the Partnership at September 30, 2001.

On August 29, 2001, the Partnership  sold  Courtyards to an  unaffiliated  third
party. The Partnership received $12,707,450, net of closing costs of $60,550 and
repaid the mortgage note payable and accrued  interest of $5,075,953 and accrued
interest of $30,106. (See Note 4)

On September  25, 2001,  the General  Partners  made a special  distribution  of
approximately  $219 per Investor Limited Partner Unit, based on the net proceeds
from the sale of Courtyards,  after providing for Partnership  liabilities,  and
maintaining reserves for contingent liabilities.

As of the August 14, 2001 distribution and as a result of the sale and impending
sales of the Partnership's real estate holdings, the Partnership does not expect
sufficient  funds  to  make  any  further  distributions  from  operations.  The
Partnership  does expect to make future  distributions  of the net proceeds from
the sale of the  Partnership's  properties during the next six to twelve months.
Per the Partnership agreement,  any distributions from capital transactions will
be  distributed  1% to the  General  Partners  and 99% to the  Investor  Limited
Partners.

                                    Continue


                                       9
<PAGE>

             KRUPP REALTY LIMITED PARTNERSHIP - VII AND SUBSIDIARIES

Operations

The following  discussion  relates to the operations of the  Partnership and its
property (Windsor  Apartments) for the three and nine months ended September 30,
2001 and 2000. The sale of Courtyards  Village on August 29, 2001  significantly
impacts the comparability of the Partnership's operations between these periods.

Net income,  net of Courtyards  Village's  activity,  increased during the three
months ended September 30, 2001 when compared to the same period in 2000, as the
increase in total revenue exceeded the increase in total expenses. Net loss, net
of  Courtyards  Village's  activity,  increased  during  the nine  months  ended
September 30, 2001 when compared to the nine months ended September 30, 2000, as
the increase in total revenue was not sufficient to offset the increase in total
expenses.

Total expenses, net of Courtyards Village's activity, for the three months ended
September 30, 2001 increased when compared to the same period in 2000. Operating
expenses  increased as a result of increases in payroll and property  insurance,
but were partially  offset by decreases in advertising,  leasing,  and utilities
costs.  General and  administrative  costs  increased  primarily  as a result of
increased costs associated with investor  communication  costs,  including costs
associated with copying and mailing investor letters and annual reports.

Total expenses,  net of Courtyards Village's activity, for the nine months ended
September 30, 2001  increased  when compared to the nine months ended  September
30, 2000.  Operating  expenses  increased  due to the reasons  discussed  above.
General  and  administrative  expenses  increased  as a result of  increases  in
investor  communication  costs including the annual  look-back  adjustment which
totaled approximately $43,000,  recorded during the three months ended March 31,
2001.  Interest expense also increased due to a lower  amortization in 2001 when
compared to 2000.

Item 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

The  Partnership's  future  earnings,  cash flows and fair  values  relevant  to
financial  instruments are dependent upon prevalent market rates. Market risk is
the risk of loss from adverse changes in market prices and interest  rates.  The
Partnership  manages its market risk by matching  projected  cash  inflows  from
operating  activities,   investing  activities  and  financing  activities  with
projected   cash  outflows  to  fund  debt   payments,   acquisitions,   capital
expenditures,   distributions   and  other   cash   requirements.   All  of  the
Partnership's  debt has a fixed interest rate, which minimizes the interest rate
risk.

A detailed  analysis of quantitative  and qualitative  market risk exposures was
provided  in the  Partnership's  Annual  Report on Form 10-K for the year  ended
December 31, 2000. There have been no material changes in market risk subsequent
to that date.








                                       10
<PAGE>

             KRUPP REALTY LIMITED PARTNERSHIP - VII AND SUBSIDIARIES

                           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

                    Exhibits:
                      None

                    Reports on Form 8-K:
                      Form 8-K filed on September 13, 2001 regarding the sale of
                       Courtyards Village Apartments.




                                       11
<PAGE>


                                    SIGNATURE



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.

                                          Krupp Realty Limited Partnership-VII
                                          --------------------------------------
                                                       (Registrant)

                                     BY:  /s/ David C. Quade
                                          --------------------------------------
                                          David C. Quade
                                          Treasurer  (Principal Financial and
                                           Accounting Officer) of The Krupp
                                           Corporation, a General Partner


DATE:  November 14, 2001