November 14, 2002



Securities and Exchange Commission
450 Fifth Street, N.W.
Washington, D.C.  20549


         Boston Financial Qualified Housing Tax Credits L.P. V
         Report on Form 10-QSB for the Quarter Ended September 30, 2002
         File Number  0-19706


Dear Sir/Madam:

Pursuant to the requirements of Section 15(d) of the Securities Exchange Act of
1934, filed herewith one copy of subject report.

Very truly yours,


/s/Stephen Guilmette
Stephen Guilmette
Assistant Controller






QH5-Q2.DOC


<PAGE>


                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

                                   FORM 10-QSB



(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, 2002
                               ------------------------------------------------

                                       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 0-19706

              Boston Financial Qualified Housing Tax Credits L.P. V
-------------------------------------------------------------------------------
             (Exact name of registrant as specified in its charter)


  Massachusetts                                 04-3054464
--------------------------------------  ---------------------------------
(State or other jurisdiction of             (I.R.S. Employer
 incorporation or organization)            Identification No.)


  101 Arch Street, Boston, MA                 02110-1106
---------------------------------------     -----------------------------------
(Address of principal executive offices)      (Zip Code)


Registrant's telephone number, including area code        (617) 439-3911
                                                   ----------------------------

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>


                  BOSTON FINANCIAL APARTMENTS ASSOCIATES, L.P.
                             (A Limited Partnership)

                                TABLE OF CONTENTS



<TABLE>
<CAPTION>
<S>                                                                                  <C>
PART I - FINANCIAL INFORMATION                                                        Page No.
------------------------------                                                        -------

Item 1.   Financial Statements

          Balance Sheet (Unaudited) - September 30, 2002                                 1

          Statements of Operations (Unaudited) - For the Three and Six
              Months Ended September 30, 2002 and 2001                                   2

          Statement of Changes in Partners' Equity (Deficiency)
              (Unaudited) - For the Six Months Ended September 30, 2002                  3

          Statements of Cash Flows (Unaudited) - For the Six
              Months Ended September 30, 2002 and 2001                                   4

          Notes to the Financial Statements (Unaudited)                                  5

Item 2.   Management's Discussion and Analysis of Financial
              Condition and Results of Operations                                        7

Item 3.  Controls and Procedures                                                        11

PART II - OTHER INFORMATION

Items 1-6                                                                               12

SIGNATURE                                                                               13

CERTIFICATIONS                                                                          14

</TABLE>

<PAGE>


              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                                  BALANCE SHEET
                               September 30, 2002
                                   (Unaudited)




<TABLE>
<CAPTION>
<S>                                                                                             <C>
Assets

Cash and cash equivalents                                                                        $     674,372
Marketable securities, at fair value                                                                 2,206,801
Investments in Local Limited Partnerships, net (Note 1)                                             12,887,837
Restricted cash                                                                                        101,050
Other assets                                                                                            13,537
                                                                                                 -------------
   Total Assets                                                                                  $  15,883,597
                                                                                                 ==============

Liabilities and Partners' Equity

Accounts payable to affiliates                                                                   $      81,114
Accrued expenses                                                                                        39,802
Deferred revenue                                                                                       101,050
                                                                                                 -------------
   Total Liabilities                                                                                   221,966
                                                                                                 -------------

General, Initial and Investor Limited Partners' Equity                                              15,639,701
Net unrealized gains on marketable securities                                                           21,930
                                                                                                 -------------
   Total Partners' Equity                                                                           15,661,631
                                                                                                 -------------
   Total Liabilities and Partners' Equity                                                        $  15,883,597
                                                                                                 =============

</TABLE>

                 The accompanying notes are an integral part of
                          these financial statements.
<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                            STATEMENTS OF OPERATIONS
         For the Three and Six Months Ended September 30, 2002 and 2001
                                   (Unaudited)

<TABLE>
<CAPTION>
<S>                                   <C>                   <C>                   <C>               <C>
                                             Three Months Ended                          Six Months Ended
                                      September 30,         September 30,         September 30,      September 30,
                                          2002                  2001                  2002               2001
                                      -------------         -------------         -------------    ---------------

Revenue:
  Investment                          $      26,262         $      38,375         $      55,851    $        80,377
  Other                                         400                30,073               101,950             52,873
                                      -------------         -------------         -------------    ---------------
       Total Revenue                         26,662                68,448               157,801            133,250
                                      -------------         -------------         -------------    ---------------

Expenses:
   General and administrative
     (includes reimbursements
     to an affiliate in the amounts
     of $187,832 and $112,741
     in 2002 and 2001, respectively)        119,695                72,233               252,076            169,884
   Asset management fees, affiliate          65,605                64,572               131,210            129,144
   Provision for valuation of advances
     to Local Limited Partnerships                -                     -                21,360                  -
   Amortization                               5,586                 5,899                11,172             11,798
                                      -------------         -------------         -------------    ---------------
       Total Expenses                       190,886               142,704               415,818            310,826
                                      -------------         -------------         -------------    ---------------

Loss before equity in losses of
  Local Limited Partnerships               (164,224)              (74,256)             (258,017)          (177,576)

Equity in losses of Local
   Limited Partnerships (Note 1)           (361,789)             (484,574)             (814,670)          (886,756)
                                      -------------         -------------         -------------    ---------------

Net Loss                              $    (526,013)        $    (558,830)        $  (1,072,687)   $    (1,064,332)
                                      =============         =============         =============    ===============

Net Loss allocated:
   General Partners                   $      (5,260)        $      (5,588)        $     (10,727)   $       (10,643)
   Limited Partners                        (520,753)             (553,242)           (1,061,960)        (1,053,689)
                                      -------------         -------------         -------------    ---------------
                                      $    (526,013)        $    (558,830)        $  (1,072,687)   $    (1,064,332)
                                      =============         =============         =============    ===============
Net Loss per Limited Partner
Unit (68,929 Units)                   $      (7.56)         $       (8.03)        $      (15.41)   $       (15.29)
                                      ============          =============         =============    ==============
</TABLE>

                 The accompanying notes are an integral part of
                          these financial statements.
<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

              STATEMENT OF CHANGES IN PARTNERS' EQUITY (DEFICIENCY)
                   For the Six Months Ended September 30, 2002
                                   (Unaudited)


<TABLE>
<CAPTION>
<S>                                <C>              <C>          <C>               <C>             <C>
                                                       Initial       Investor           Net
                                      General          Limited        Limited       Unrealized
                                     Partners          Partner       Partners         Gains            Total
                                    -----------      -------------  -----------     ----------       ---------

Balance at March 31, 2002           $  (424,983)     $   5,000    $   17,132,371    $    25,150    $  16,737,538
                                    -----------      ---------    --------------    -----------    -------------

Comprehensive Loss:
   Change in net unrealized
     gains on marketable securities
     available for sale                       -              -                 -        (3,220)           (3,220)
   Net Loss                             (10,727)             -        (1,061,960)             -       (1,072,687)
                                    -----------      ---------    --------------    -----------    -------------
Comprehensive Loss                      (10,727)             -        (1,061,960)       (3,220)       (1,075,907)
                                    -----------      ---------    --------------    ----------     -------------

Balance at September 30, 2002       $  (435,710)     $   5,000    $   16,070,411    $    21,930    $  15,661,631
                                    ===========      =========    ==============    ===========    =============

</TABLE>

                 The accompanying notes are an integral part of
                          these financial statements.
<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                            STATEMENTS OF CASH FLOWS
              For the Six Months Ended September 30, 2002 and 2001
                                   (Unaudited)




<TABLE>
<CAPTION>
<S>                                                                              <C>                   <C>
                                                                                 2002                  2001
                                                                             ------------          -----------

Net cash used for operating activities                                       $   (339,122)         $  (207,700)

Net cash provided by (used for) investing activities                             (110,256)             319,273
                                                                             ------------          -----------

Net increase (decrease) in cash and cash equivalents                             (449,378)             111,573

Cash and cash equivalents, beginning                                            1,123,750              573,599
                                                                             ------------          -----------

Cash and cash equivalents, ending                                            $    674,372          $   685,172
                                                                             ============          ===========
</TABLE>





                 The accompanying notes are an integral part of
                          these financial statements.
<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)


                        Notes to the Financial Statements
                                   (Unaudited)


The unaudited financial statements presented herein have been prepared in
accordance with the instructions to Form 10-QSB and do not include all of the
information and note disclosures required by accounting principles generally
accepted in the United States of America. These statements should be read in
conjunction with the financial statements and notes thereto included with the
Partnership's Form 10-KSB for the year ended March 31, 2002. In the opinion of
management, these financial statements include all adjustments, consisting only
of normal recurring adjustments, necessary to present fairly the Partnership's
financial position and results of operations. The results of operations for the
periods may not be indicative of the results to be expected for the year.

The Managing General Partner of the Partnership has elected to report results of
the Local Limited Partnerships in which the Partnership has a limited
partnership interest, on a 90 day lag basis because the Local Limited
Partnerships report their results on a calendar year basis. Accordingly, the
financial information of the Local Limited Partnerships included in the
accompanying financial statements is as of June 30, 2002 and 2001.

1.   Investments in Local Limited Partnerships

The Partnership has limited partnership interests in twenty-six Local Limited
Partnerships which were organized for the purpose of owning and operating
multi-family housing complexes, most of which are government-assisted. Upon
dissolution of the Local Limited Partnerships, proceeds will be distributed
according to the respective Local Limited Partnership agreements.

The following is a summary of investments in Local Limited Partnerships at
September 30, 2002:

<TABLE>
<CAPTION>
<S>                                                                                           <C>
Capital contributions and advances paid to Local Limited Partnerships and
   purchase price paid to withdrawing partners of Local Limited Partnerships                   $  55,658,588

Cumulative equity in losses of Local Limited Partnerships (excluding cumulative
   unrecognized losses of $6,106,693)                                                            (40,025,137)

Cumulative cash distributions received from Local Limited Partnerships                            (2,616,593)
                                                                                               -------------

Investments in Local Limited Partnerships before adjustment                                       13,016,858

Excess of investment costs over the underlying net assets acquired:

    Acquisition fees and expenses                                                                  1,006,357

    Cumulative amortization of acquisition fees and expenses                                        (284,291)
                                                                                               -------------

Investments in Local Limited Partnerships prior to reserve for valuation                          13,738,924

Reserve for valuation of investments in Local Limited Partnerships                                  (851,087)
                                                                                               -------------

Investments in Local Limited Partnerships                                                      $  12,887,837
                                                                                               =============

</TABLE>

For the six months ended September 30, 2002, the Partnership advanced $21,360 to
one of the Local Limited Partnerships, all of which was reserved. The
Partnership has recorded a reserve for valuation for its investments in Local
Limited Partnerships because there is evidence of a non-temporary decline in the
recoverable amounts of one of the Local Limited Partnerships.


<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)


                  Notes to the Financial Statements (continued)
                                   (Unaudited)


1.   Investments in Local Limited Partnerships (continued)
     ----------------------------------------------------

The Partnership's share of the net losses of the Local Limited Partnerships for
the six months ended September 30, 2002 is $1,512,713. For the six months ended
September 30, 2002, the Partnership has not recognized $698,043 of equity in
losses relating to Local Limited Partnerships where cumulative equity in losses
and cumulative distributions exceeded its total investment in these Local
Limited Partnerships.







<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

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


Certain matters discussed herein constitute forward-looking statements within
the meaning of the Private Securities Litigation Reform Act of 1995. The
Partnership intends such forward-looking statements to be covered by the safe
harbor provisions for forward-looking statements and is including this statement
for purposes of complying with these safe harbor provisions. Although the
Partnership believes the forward-looking statements are based on reasonable
assumptions, the Partnership can give no assurance that its expectations will be
attained. Actual results and timing of certain events could differ materially
from those projected in or contemplated by the forward-looking statements due to
a number of factors, including, without limitation, general economic and real
estate conditions and interest rates.

Accounting Polices

The Partnership's accounting polices include those that relate to its
recognition of investments in Local Limited Partnerships using the equity method
of accounting. The Partnership's policy is as follows:

The Partnership accounts for its investments in Local Limited Partnerships using
the equity method of accounting because the Partnership does not have control
over the major operating and financial policies of the Local Limited
Partnerships in which it invests.

Under the equity method, the investment is carried at cost, adjusted for the
Partnership's share of net income or loss and for cash distributions from the
Local Limited Partnerships; equity in income or loss of the Local Limited
Partnerships is included currently in the Partnership's operations. Under the
equity method, a Local Limited Partnership investment will not be carried below
zero. To the extent that equity in losses are incurred when the Partnership's
carrying value of the respective Local Limited Partnership has been reduced to a
zero balance, the losses will be suspended and offset against future income.
Income from Partnership investments where cumulative equity in losses plus
cumulative distributions have exceeded the total investment in Local Limited
Partnerships will not be recorded until all of the related unrecorded losses
have been offset. To the extent that a Local Limited Partnership with a carrying
value of zero distributes cash to the Partnership, that distribution is recorded
as income on the books of the Partnership and is included in "Other Revenue" in
the accompanying financial statements.

Liquidity and Capital Resources

At September 30, 2002, the Partnership had cash and cash equivalents of
$674,372, as compared to $1,123,750 at March 31, 2002. The decrease is
attributable to purchases of marketable securities and net cash used for
operations, partially offset by cash distributions received from Local Limited
Partnerships.

The Managing General Partner initially designated 4% of the Gross Proceeds as
Reserves, as defined in the Partnership Agreement. The Reserves were established
to be used for working capital of the Partnership and contingencies related to
the ownership of Local Limited Partnership interests. The Managing General
Partner may increase or decrease such Reserves from time to time, as it deems
appropriate. At September 30, 2002, on a cash basis, approximately $2,881,000 of
cash, cash equivalents and marketable securities has been designated as
Reserves. As of September 30, 2002, net claims against these Reserves total
approximately $107,000 making Reserves available after claims approximately
$2,774,000.

To date, professional fees relating to various Property issues totaling
approximately $201,000 have been paid from Reserves. To date, Reserve funds in
the amount of approximately $128,000 also have been used to make additional
capital contributions to one Local Limited Partnership. In the event a Local
Limited Partnership encounters operating difficulties requiring additional
funds, the Partnership's management might deem it in its best interest to
voluntarily provide such funds in order to protect its investment. As of
September 30, 2002, the Partnership has advanced approximately $221,000 to Local
Limited Partnerships to fund operating deficits.


<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Liquidity and Capital Resources (continued)
------------------------------------------

The Managing General Partner believes that the investment income earned on the
Reserves, along with cash distributions received from Local Limited
Partnerships, to the extent available, will be sufficient to fund the
Partnership's ongoing operations. Reserves may be used to fund Partnership
operating deficits, if the Managing General Partner deems funding appropriate.
If Reserves are not adequate to cover the Partnership's operations, the
Partnership will seek other financing sources including, but not limited to, the
deferral of Asset Management Fees paid to an affiliate of the Managing General
Partner or working with Local Limited Partnerships to increase cash
distributions.

Since the Partnership invests as a limited partner, the Partnership has no
contractual duty to provide additional funds to Local Limited Partnerships
beyond its specified investment. Thus, at September 30, 2002, the Partnership
had no contractual or other obligation to any Local Limited Partnership which
had not been paid or provided for.

Cash distributions

No cash distributions were made during the six months ended September 30, 2002.

Results of Operations

Three Month Period

The Partnership's results of operations for the three months ended September 30,
2002 resulted in a net loss of $526,013, as compared to a net loss of $558,830
for the same period in 2001. The decrease in net loss is primarily attributable
to a decrease in equity in losses of Local Limited Partnerships, partially
offset by an increase in general and administrative expenses and a decrease in
other revenue. The decrease in equity in losses of Local Limited Partnerships is
primarily due to the Partnership not recognizing losses relating to Local
Limited Partnerships where cumulative equity in losses and cumulative
distributions have exceeded its total investment. The increase in general and
administrative expense is primarily due to charges from an affiliate of a
General Partner for administrative expenses necessary for the operation of the
Partnership related to the year ended March 31, 2002 which are being expensed in
the three months ended September 30, 2002. The decrease in other revenue relates
to the timing of distributions received by the Partnership from Local Limited
Partnerships.

Six Month Period

The Partnership's results of operations for the six months ended September 30,
2002 resulted in a net loss of $1,072,687, as compared to a net loss of
$1,064,332 for the same period in 2001. The increase in net loss is primarily
attributable to increases in general and administrative expenses and provision
for valuation of advances to Local Limited Partnerships, as well as a decrease
in investment revenue. These effects were partially offset by a decrease in
equity in losses of Local Limited Partnerships and an increase in other revenue.
The decrease in equity in losses of Local Limited Partnerships is primarily due
to the Partnership not recognizing losses relating to Local Limited Partnerships
where cumulative equity in losses and cumulative distributions have exceeded its
total investment. The increase in general and administrative expense is
primarily due to charges from an affiliate of a General Partner for
administrative expenses necessary for the operation of the Partnership related
to the year ended March 31, 2002 which are being expensed in the six months
ended September 30, 2002. The increase in provision for valuation of advances to
Local Limited Partnerships is the result of a reserve for advances made to one
Local Limited Partnership. The increase in other revenue relates to the timing
of distributions received by the Partnership from Local Limited Partnerships,
and an increase in distributions from Local Limited Partnerships where
cumulative equity in losses and cumulative distributions have exceeded its total
investment.


<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Property Discussions

The Partnership's investment portfolio consists of limited partnership interests
in 26 Local Limited Partnerships, each of which owns and operates a multi-family
apartment complex. A majority of the Properties have stabilized operations and
operate above break-even. A few Properties generate cash flow deficits that the
Local General Partners of those Properties fund through project expenses loans,
subordinated loans or operating escrows. However, some Properties have
persistent operating difficulties that could either: i) have an adverse impact
on the Partnership's liquidity; ii) result in their foreclosure or iii) result
in the Managing General Partner deeming it appropriate for the Partnership to
dispose of its interest in the Property. Also, the Managing General Partner, in
the normal course of the Partnership's business, may desire to dispose of
certain Local Limited Partnerships. The following Property discussions focus
only on such Properties.

The Local General Partner at Westover Station, located in Newport News,
Virginia, reached an agreement with the Property's lender to refinance the debt
on the Property. As part of the refinancing, which closed on November 1, 2002,
the Partnership received Sale or Refinancing Proceeds, as defined in the Local
Limited Partnership Agreement, of approximately $668,000. The Managing General
Partner retained the entire amount of the proceeds in the Partnership's
Reserves, as permitted by, and in accordance with, the Local Limited Partnership
Agreement. The Managing General Partner, on behalf of the Partnership, also
negotiated an agreement with the Local General Partner that will allow the
Partnership to dispose of its interest in the Property after the end of its
compliance period, which is December 2006.

Operations at Historic New Center, located in Detroit, Michigan, continue to
struggle. The Property suffers from poor location and security issues. Vandalism
has caused an increase in maintenance and repair expenses and has negatively
affected the Property's occupancy levels and tenant profile. The Property has
had several changes in site management in the past 12-24 months and is currently
managed by an affiliate of the Local General Partner. Efforts to increase curb
appeal and increase qualified tenant traffic have not materially improved
occupancy. Advances from the Local General Partner and the Partnership have
enabled the property to remain current on its mortgage obligations. The Managing
General Partner will continue to closely monitor the site manager's efforts to
improve Property operations; however, due to the Property's continuing
struggles, the Managing General Partner is concerned about its long-term
viability.

As previously reported regarding Westgate, located in Bismarck, North Dakota, in
order to protect the remaining tax credits generated by the Property, the
Managing General Partner consummated the transfer of 50% of the Partnership's
capital and profits in the Local Limited Partnership to an affiliate of the
Local General Partner in November 1997. The Managing General Partner also had
the right to transfer the Partnership's remaining interest to the Local General
Partner any time after one year from the initial transfer. However, due to
subsequent transfers by the Local General Partner of its interest in the
Property, the date when the Managing General Partner had the right to transfer
the remaining interest did not occur until September 1, 2001. The agreement
allowed the Partnership to retain its full share of the Property's tax credits
until such time as the remaining interest is put to the new Local General
Partner. The Property generated its last amount of tax credits during 2001.
Further, the new Local General Partner has the right to call the remaining
interest after the tax credit period has expired.


<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                     MANAGEMENT'S DISCUSSION AND ANALYSIS OF
            FINANCIAL CONDITION AND RESULTS OF OPERATIONS (continued)


Property Discussions (continued)
-------------------------------

Historically, Carib Villas II and Carib Villas III, located in St. Croix, Virgin
Islands, have struggled to maintain stabilized occupancy. Also, due to the
Properties' proximity to the ocean, weather conditions erode their physical
condition quickly, and therefore, maintenance issues are a concern. In April
2000, a replacement site management company was brought in to manage the
Properties' operations. The replacement site management company stated its
desire to purchase the General and Limited Partner interests in the Properties
and, effective January 1, 2001, assumed the Local General Partner interest in
the properties. The Managing General Partner negotiated a plan that ultimately
transfers the Partnership's interests in the Properties to the new Local General
Partner. The plan includes provisions to minimize the risk of recapture. The new
Local General Partner has completed many capital improvements and greatly
improved operations at the Property.

A newly constructed property adjacent to Whispering Trace, located in Woodstock,
Georgia, began operations during 2001. Although the new property has had
difficulties in completing initial lease-up due to a lack of qualified tenants,
its superior amenities and curb appeal allow it to have a competitive advantage
over Whispering Trace. As a result, occupancy at Whispering Trace has declined
and the Property has incurred significant capital expenditures in order to
remain competitive in the market place. It may become necessary for the Managing
General Partner to use some of the Partnership's reserves to fund operating
deficits.

The Partnership has implemented policies and practices for assessing potential
impairment of its investments in Local Limited Partnerships. Real estate experts
analyze the investments to determine if impairment indicators exist. If so, the
carrying value is compared to the undiscounted future cash flows expected to be
derived from the asset. If a significant impairment in carrying value exits, a
provision to write down the asset to fair value will be recorded in the
Partnership's financial statements.



<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                             CONTROLS AND PROCEDURES



Controls and Procedures

Based on the Partnership's evaluation within 90 days prior to filing this Form
10-QSB, the Partnership's director has concluded that the Partnership's
disclosure controls and procedures are effective to ensure that information
required to be disclosed in the reports that the Partnership files or submits
under the Securities Exchange Act of 1934 is recorded, processed, summarized and
reported within the time periods specified in the Securities and Exchange
Commission's rules and forms.

There have been no significant changes in the Partnership's internal controls or
in other factors that could significantly affect those controls subsequent to
the date of their evaluation.


<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)




PART II       OTHER INFORMATION

Items 1-5     Not applicable

Item 6        Exhibits and reports on Form 8-K

                (a)  Exhibits

                     99.1  Certification of Jenny Netzer pursuant to section
                           906 of the Sarbanes-Oxley Act of 2002

                (b)  Reports on Form 8-K - No reports on Form 8-K were filed
                     during the quarter ended September 30, 2002.




<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)


                                    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.


DATED:  November 14, 2002           BOSTON FINANCIAL QUALIFIED HOUSING
                                    TAX CREDITS L.P. V

                                    By:      Arch Street V, Inc.,
                                             its Managing General Partner




                                             /s/Jenny Netzer
                                             ----------------------------------
                                             Jenny Netzer
                                             Principal, Head of Housing and
                                             Community Investment

<PAGE>

            BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)



I, Jenny Netzer, certify that:

1.   I have reviewed this quarterly report on Form 10-QSB of Boston Financial
     Qualified Housing Tax Credit L.P. V:

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

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

4.   The registrant's other certifying officers and I are responsible for
     establishing and maintaining disclosure controls and procedures (as defined
     in Exchange Act Rules 13a-14 and 15d-14) for the registrant and have:

a.       designed such disclosure controls and procedures to ensure that
         material information relating to the registrant, including its
         consolidated subsidiaries, is made known to us by others within those
         entities, particularly during the period in which this quarterly report
         is being prepared;

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

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

5.   The registrant's other certifying officers and I have disclosed, based on
     our most recent evaluation, to the registrant's auditors and the audit
     committee of registrant's board of directors (or persons performing the
     equivalents functions):

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

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

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


Date:   November 14, 2002       /s/Jenny Netzer
                                ------------------------------------
                                Jenny Netzer
                                Principal, Head of Housing and
                                Community Investment

<PAGE>
              BOSTON FINANCIAL QUALIFIED HOUSING TAX CREDITS L.P. V
                             (A Limited Partnership)

                CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350,
                    AS ADOPTED PURSUANT TO SECTION 906 OF THE
                           SARBANES-OXLEY ACT OF 2002


In connection with the Quarterly Report of Boston Financial Qualified Housing
Tax Credits L.P. V ("the Partnership") on Form 10-QSB for the period ending
September 30, 2002 as filed with the Securities and Exchange Commission on the
date hereof (the "Report"), the undersigned, the Principal, hereby certifies
pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002, that:

1.   the Report fully complies with the requirements of Section 13(a) or 15(d)
     of the Securities Exchange Act of 1934; and

2.   the information  contained in the Report fairly presents,  in all material
     respects,  the financial  condition and results of operations of the
     Partnership.



                                 /s/Jenny Netzer
                                 ------------------------------------
                                 Jenny Netzer
                                 Principal, Head of Housing and
                                 Community Investment

                                 Date:  November 14, 2002

<PAGE>