February 14, 2003





Securities and Exchange Commission
450 Fifth Street, NW
Washington, DC  20549

         Boston Financial Tax Credit Fund VII, A Limited Partnership
         Report on Form 10-QSB for the Quarter Ended December 31, 2002
         File Number 0-24584


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





TC7-Q3.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     December 31, 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 0-24584

           Boston Financial Tax Credit Fund VII, A Limited Partnership
-------------------------------------------------------------------------------
             (Exact name of registrant as specified in its charter)


           Massachusetts                           04-3166203
---------------------------------------  ---------------------------------------
      (State or other jurisdiction of      (I.R.S. Employer Identification No.)
       incorporation or organization)



   101 Arch Street, Boston, Massachusetts                      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 TAX CREDIT FUND VII
                             (A Limited Partnership)

                                TABLE OF CONTENTS


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

Item 1.   Financial Statements

          Balance Sheet (Unaudited) - December 31, 2002                                  1

          Statements of Operations (Unaudited) - For the Three
               and Nine Months Ended December 31, 2002 and 2001                          2

          Statement of Changes in Partners' Equity (Deficiency)
               (Unaudited) - For the Nine Months Ended December 31, 2002                 3

          Statements of Cash Flows (Unaudited) -
               For the Nine Months Ended December 31, 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 TAX CREDIT FUND VII
                             (A Limited Partnership)


                                  BALANCE SHEET
                                December 31, 2002
                                   (Unaudited)


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

Cash and cash equivalents                                                                          $   1,460,500
Marketable securities, at fair value                                                                     768,506
Investments in Local Limited Partnerships  (Note 1)                                                   16,147,019
Restricted cash                                                                                          242,583
Other assets                                                                                              11,214
                                                                                                   --------------
     Total Assets                                                                                  $  18,629,822
                                                                                                   ==============

Liabilities and Partners' Equity

Account payable to affiliates                                                                      $     111,323
Accrued expenses                                                                                          52,453
                                                                                                   --------------
     Total Liabilities                                                                                   163,776
                                                                                                   --------------

Commitments (Note 2)

General, Initial and Investor Limited Partners' Equity                                                18,439,532
Net unrealized gains on marketable securities                                                             26,514
                                                                                                   --------------
     Total Partners' Equity                                                                           18,466,046
                                                                                                   --------------
     Total Liabilities and Partners' Equity                                                        $  18,629,822
                                                                                                   ==============

</TABLE>

                 The accompanying notes are an integral part of
                          these financial statements.

<PAGE>
                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                            STATEMENTS OF OPERATIONS
         For the Three and Nine Months Ended December 31, 2002 and 2001
                                   (Unaudited)

<TABLE>
<CAPTION>
<S>                                 <C>                   <C>                   <C>               <C>
                                             Three Months Ended                          Nine Months Ended
                                      December 31,         December 31,          December 31,        December 31,
                                          2002                 2001                  2002                2001
                                      -------------        -------------         -------------     ---------------

Revenue:
   Investment                         $      16,127        $      28,624         $      54,225     $        95,259
   Other                                          -               19,069                32,670              28,945
                                      -------------        -------------         -------------     ---------------
       Total Revenue                         16,127               47,693                86,895             124,204
                                      -------------        -------------         -------------     ---------------

Expenses:
   General and administrative
     (includes reimbursements
     to an affiliate in the amounts
     of $76,088 and $57,464 in 2002
     and 2001, respectively)                 52,407               49,521               182,822             163,126
   Asset management fee, affiliate           79,280               78,032               237,840             234,096
   Provision for valuation of advances
     to Local Limited Partnership               506              117,973               123,142             117,973
   Amortization                               7,655                8,023                22,966              22,967
                                      -------------        -------------         -------------     ---------------
       Total Expenses                       139,848              253,549               566,770             538,162
                                      -------------        -------------         -------------     ---------------

Loss before equity in losses
   of Local Limited Partnerships           (123,721)            (205,856)             (479,875)           (413,958)

Equity in losses of Local Limited
   Partnerships (Note 1)                   (849,740)            (437,673)           (1,758,823)         (1,372,077)
                                      -------------        -------------         -------------     ---------------

Net Loss                              $    (973,461)       $    (643,529)        $  (2,238,698)    $    (1,786,035)
                                      =============        =============         =============     ===============

Net Loss allocated:
   General Partners                   $      (9,735)       $      (6,435)        $     (22,387)    $       (17,860)
   Limited Partners                        (963,726)            (637,094)           (2,216,311)         (1,768,175)
                                      -------------        -------------         -------------     ---------------
                                      $    (973,461)       $    (643,529)        $  (2,238,698)    $    (1,786,035)
                                      =============        =============         =============     ===============
Net Loss per Limited
   Partner Unit (50,930 Units)        $      (18.93)       $      (12.51)        $      (43.52)    $        (34.72)
                                      =============        =============         =============     ===============
</TABLE>

                 The accompanying notes are an integral part of
                          these financial statements.
<PAGE>
                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

              STATEMENT OF CHANGES IN PARTNERS' EQUITY (DEFICIENCY)
                   For the Nine Months Ended December 31, 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             $  (237,539)   $   5,000    $   20,910,769    $    20,452    $  20,698,682
                                      -----------    ---------    --------------    -----------    -------------

Comprehensive Income (Loss):
   Change in net unrealized gains
     on marketable securities
     available for sale                         -            -                 -          6,062            6,062
   Net Loss                               (22,387)           -        (2,216,311)             -       (2,238,698)
                                      -----------    ---------    --------------    -----------    -------------
Comprehensive Income (Loss)               (22,387)           -        (2,216,311)         6,062       (2,232,636)
                                      -----------    ---------    --------------    -----------    -------------

Balance at December 31, 2002          $  (259,926)   $   5,000    $   18,694,458    $    26,514    $  18,466,046
                                      ===========    =========    ==============    ===========    =============

</TABLE>

                 The accompanying notes are an integral part of
                          these financial statements.
<PAGE>
                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                            STATEMENTS OF CASH FLOWS
              For the Nine Months Ended December 31, 2002 and 2001
                                   (Unaudited)


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

Net cash used for operating activities                                            $    (393,119)   $    (317,720)
                                                                                  -------------    -------------

Net cash provided by investing activities                                               660,316          599,821
                                                                                  -------------    -------------

Net increase in cash and cash equivalents                                               267,197          282,101

Cash and cash equivalents, beginning                                                  1,193,303          607,092
                                                                                  -------------    -------------
Cash and cash equivalents, ending                                                 $   1,460,500    $     889,193
                                                                                  =============    =============

</TABLE>

                 The accompanying notes are an integral part of
                          these financial statements.
<PAGE>

                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (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
Fund'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 Fund'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 Fund has elected to report results of the
Local Limited Partnerships in which the Fund 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 about
the Local Limited Partnerships that is included in the accompanying financial
statements is as of September 30, 2002 and 2001.

1.   Investments in Local Limited Partnerships

The Fund has limited partnership interests in nineteen Local Limited
Partnerships which were organized for the purpose of owning and operating
multi-family housing complexes, all 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
December 31, 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                                                        $  40,051,925

Cumulative equity in losses of Local Limited Partnerships
   (excluding cumulative unrecognized losses of $6,399,455)                                        (22,941,126)

Cumulative cash distributions received from Local Limited
   Partnerships                                                                                     (1,650,204)
                                                                                                 -------------

Investments in Local Limited Partnerships before
   adjustments                                                                                      15,460,595

Excess of investment costs over the underlying net assets acquired:

   Acquisition fees and expenses                                                                     1,252,338

   Cumulative amortization of acquisition fees and expenses                                           (271,859)
                                                                                                 -------------

Investments in Local Limited Partnerships prior to reserve for
    valuation                                                                                       16,441,074

Reserve for valuation of investments in Local Limited Partnerships                                    (294,055)
                                                                                                 -------------

Investments in Local Limited Partnerships                                                        $  16,147,019
                                                                                                 =============
</TABLE>

For the nine months ended December 31, 2002, the Fund advanced $123,942 to
certain Local Limited Partnerships, all of which was reserved. In addition, $800
was reimbursed from a Local Limited Partnership.

The Fund has recorded a reserve for valuation for its investments in certain
Local Limited Partnerships because there is evidence of non-temporary declines
in the recoverable amounts of these investments.


<PAGE>
                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                  NOTES TO THE FINANCIAL STATEMENTS (continued)
                                   (Unaudited)



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

The Fund's share of the net losses of the Local Limited Partnerships for the
nine months ended December 31, 2002 is $2,315,491. For the nine months ended
December 31, 2002, the Partnership has not recognized $556,668 of equity in
losses relating to certain Local Limited Partnerships in which cumulative equity
in losses and distributions exceeded its total investments in these Local
Limited Partnerships.

2.   Commitments

At December 31, 2002, the Fund has committed to make future capital
contributions and pay future purchase price installments on its investments in
Local Limited Partnerships. These future payments are contingent upon the
achievement of certain criteria as set forth in the Local Limited Partnership
agreements and total approximately $406,000. Of this amount, the Fund has set
aside approximately $148,000 in escrow for future capital contributions to one
Local Limited Partnership.


<PAGE>


                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (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 Fund
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 Fund
believes the forward-looking statements are based on reasonable assumptions, the
Fund 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 Policies

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

The Fund accounts for its investments in Local Limited Partnerships using the
equity method of accounting because the Fund 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 Fund'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 Fund'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 Fund'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 Fund 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 Fund, that distribution is recorded as income on
the books of the Fund and is included in "Other Revenue" in the accompanying
financial statements.

Liquidity and Capital Resources

At December 31, 2002, the Fund had cash and cash equivalents of $1,460,500, as
compared to $1,193,303 at March 31, 2002. This increase is primarily due to cash
distributions received from Local Limited Partnerships and proceeds from sales
and maturities of marketable securities in excess of purchases of marketable
securities. These increases are partially offset by cash used for operations and
advances to Local Limited Partnerships.

The Managing General Partner initially designated 5% of the Gross Proceeds as
Reserves, as defined in the Partnership Agreement. The Reserves were established
to be used for working capital of the Fund 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 December 31, 2002, on a cash basis, approximately $2,229,000 of
cash, cash equivalents and marketable securities has been designated as
Reserves. As of December 31, 2002, net claims against these Reserves total
approximately $316,000 making Reserves available after claims approximately
$1,913,000.

To date, professional fees relating to various Property issues totaling
approximately $128,000 have been paid from Reserves. In the event a Local
Limited Partnership encounters operating difficulties requiring additional
funds, the Fund's management might deem it in its best interest to voluntarily
provide such funds in order to protect its investment. As of December 31, 2002,
the Fund has advanced approximately $294,000 to certain Local Limited
Partnerships to fund operating deficits.


<PAGE>
                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (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 Fund's
ongoing operations. Reserves may be used to fund operating deficits, if the
Managing General Partner deems funding appropriate. To date, the Fund has used
approximately $153,000 of Reserves to fund operations. If Reserves are not
adequate to cover the Fund's operations, the Fund 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.

At December 31, 2002, the Fund has committed to make future capital
contributions and to pay future purchase price installments on its investments
in Local Limited Partnerships. These future payments are contingent upon the
achievement of certain criteria as set forth in the Local Limited Partnership
Agreements and total approximately $258,000.

Since the Fund invests as a limited partner, the Fund has no contractual duty to
provide additional funds to Local Limited Partnerships beyond its specified
investment. Thus, as of December 31, 2002, the Fund had no contractual or other
obligation to any Local Limited Partnership which had not been paid or provided
for, except as described above.

Cash Distributions

No cash distributions were made during the nine months ended December 31, 2002.

Results of Operations

Three Month Period

The Fund's results of operations for the three months ended December 31, 2002
resulted in a net loss of $973,461, as compared to a net loss of $643,529 for
the same period in 2001. The increase in net loss is primarily attributable to
an increase in equity in losses of Local Limited Partnerships partially offset
by a decrease in provision for valuation of advances to Local Limited
Partnerships.

Nine Month Period

The Fund's results of operations for the nine months ended December 31, 2002
resulted in a net loss of $2,238,698, as compared to a net loss of $1,786,035
for the same period in 2001. The increase in net loss is primarily attributable
to an increase in equity in losses of Local Limited Partnerships and a decrease
in investment revenue.


<PAGE>

                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)


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


Property Discussions

The Fund's investment portfolio consists of limited partnership interests in
nineteen 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. However, some Properties have
persistent operating difficulties that could result in their foreclosure or in
the Managing General Partner deeming it appropriate for the Fund to dispose of
its interest in the Property. Also, the Managing General Partner, in the normal
course of the Fund's business, may desire to dispose of certain Properties. The
following Property discussion focuses only on such Properties.

Los Claveles II, located in Trujillo Alto, Puerto Rico, continues to perform
poorly. The Property requires significant capital for maintenance and repair,
and faces crime and security issues. The sister property to the subject ("Tower
I"), which is not owned by the Fund, sat vacant for 18 months due to subsidy
issues, making it very difficult to repair and occupy its units. In March 2002,
the subsidy issue was resolved after a long negotiation with the United States
Department of Housing and Urban Development. Since resolution of the subsidy
issue at Tower I, occupancy at the Property has improved substantially. Despite
these improvements, significant risks to the Fund remain. The Property continues
to be in default of its first mortgage, which was restructured as part of a
workout in 1999. Debt service payments were supposed to commence in November
2000; however none has been made to date, because turnaround efforts at Tower II
were stalled for almost two years due to subsidy issues at Tower I. Although the
loan is technically in default, the workout agreement contains a clause that
obligates the lender to renegotiate the terms of the workout agreement in the
event that the terms of the agreement are not met. Unfortunately, the
negotiations have not yet provided a resolution to the issues that face the
Property. The operating deficits are funded from the capital improvement reserve
set up as part of the 1999 workout of the Property, which means that there is
less money to conduct capital repairs as had been contemplated in the 1999
workout agreement. The Managing General Partner is concerned about the
Property's long-term viability and is reviewing the Partnership's options with
respect to its interest in the Property.

As previously reported, Grand Boulevard Renaissance, located in Chicago,
Illinois, has been experiencing operating difficulties and has difficulties in
achieving debt service coverage. As a result, the Local General Partner
negotiated with the lender to reduce the interest rate on the current mortgage.
During 2001, the Property successfully restructured its debt. However, the
Property still struggles with a generally low quality tenant base and, as a
result, rent collection and eviction issues continue to hamper operations.
Currently, the Local General Partner is negotiating a restructuring of the
second mortgage loan on the Property, which is held by the Illinois Housing
Development Authority ("IHDA"). The Managing General Partner will review the
proposal and its consent will be needed before the Local General Partner can
agree to a workout with IHDA.

Operations at Oak Ridge, located in Macon, Georgia, continue to suffer primarily
due to low occupancy and rental rates. The low occupancy is generally
attributable to lack of public transportation near the site. The site manager
has diligently worked to attract more tenants and decrease expenses. These
efforts positively impacted Property operations as net operating income
increased significantly during the past 12-18 months. However, the Property's
net operating income is insufficient to meet debt service payments. The Local
General Partner has advanced the funds necessary for the Property to stay
current on its loan obligations. The Managing General Partner will continue to
work closely with the management agent and Local General Partner to monitor
Property operations and marketing efforts as well as to explore a potential loan
workout with the lender.


<PAGE>
                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

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


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

Although operations at Palo Verde remain strong, the Local General Partner filed
for bankruptcy protection and refused to send the Partnership its priority cash
distributions, representing a default under the terms of the Local Limited
Partnership Agreement. An affiliate of the Managing General Partner has assumed
the Local General Partner interest and is seeking an acceptable replacement
Local General Partner.

The Fund 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 exists, a
provision to write down the asset to fair value will be recorded in the Fund's
financial statements.





<PAGE>
                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                             CONTROLS AND PROCEDURES



Controls and Procedures

Based on the Fund's evaluation within 90 days prior to filing this Form 10-QSB,
the Fund's director has concluded that the Fund's disclosure controls and
procedures are effective to ensure that information required to be disclosed in
the reports that the Fund 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 Fund's internal controls or in
other factors that could significantly affect those controls subsequent to the
date of their evaluation.


<PAGE>


                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (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 December 31, 2002.



<PAGE>

                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (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:  February 14, 2003    BOSTON FINANCIAL TAX CREDIT FUND VII,
                             A LIMITED PARTNERSHIP


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


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



<PAGE>

                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)


I, Jenny Netzer, certify that:

1. I have reviewed this quarterly report on Form 10-QSB of Boston Financial Tax
Credit Fund VII:

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:  February 14, 2003                /s/ Jenny Netzer
                                        -----------------------------------
                                        Jenny Netzer
                                        Principal, Head of Housing and
                                        Community Investment


<PAGE>
                      BOSTON FINANCIAL TAX CREDIT FUND VII
                             (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 Tax Credit Fund VII
(the "Fund") on Form 10-QSB for the period ending December 31, 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 Fund.



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

                           Date:  February 14, 2003


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