August 12, 1999



Securities and Exchange Commission
Filer Support, Edgar
Operation Center, Stop 0-7
6432 General Green Way
Alexandria, VA 22312

Re:     Boston Financial Tax Credit Fund VII, A Limited Partnership
        Report on Form 10-Q for Quarter Ended June 30, 1999
        File Number 0-24584



Dear Sir/Madam:

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


Very truly yours,


/s/Stephen Guilmette
Stephen Guilmette
Assistant Controller





TC7-Q1.DOC


<PAGE>


                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

                                    FORM 10-Q

Quarterly Report Under Section 13 or 15(d) of the Securities Exchange Act of
1934

(Mark One)

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

For the quarterly period ended                   June 30,
1999

                                       OR

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


For the transition period from                                    to


For Quarter Ended       June 30, 1999      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




PART I - FINANCIAL INFORMATION                                         Page No.
------------------------------                                         --------

Item 1.   Financial Statements

          Balance Sheets - June 30, 1999 (Unaudited)
               and March 31, 1999                                         1

          Statements of Operations (Unaudited) -
               For the Three Months Ended June 30, 1999 and 1998          2

          Statement of Changes in Partners' Equity (Deficiency)
               (Unaudited) - For the Three Months Ended June 30, 1999     3

          Statements of Cash Flows (Unaudited) -
               For the Three Months Ended June 30, 1999 and 1998          4

          Notes to Financial Statements (Unaudited)                       5

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

PART II - OTHER INFORMATION

Items 1-6                                                                11

SIGNATURE                                                                12






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

                                 BALANCE SHEETS
<TABLE>
<CAPTION>

                                                                                  June 30,            March 31,
                                                                                    1999                1999
                                                                                  (Unaudited)
Assets

<S>                                                                             <C>                <C>
Cash and cash equivalents                                                       $     391,628      $     114,347
Marketable securities, at fair value                                                2,831,731          3,020,272
Restricted cash                                                                       269,215            266,031
Investments in Local Limited Partnerships (Note 1)                                 24,727,127         25,341,905
Other assets                                                                           27,699             37,349
                                                                                -------------      -------------
     Total Assets                                                               $  28,247,400      $  28,779,904
                                                                                =============      =============

Liabilities and Partners' Equity

Accounts payable to affiliates                                                  $     141,833      $      72,014
Accounts payable and accrued expenses                                                  49,432             68,778
                                                                                -------------      -------------
     Total Liabilities                                                                191,265            140,792
                                                                                -------------      -------------

Commitments (Note 2)

General, Initial and Investor Limited Partners' Equity                             28,073,759         28,628,826
Net unrealized gains (losses) on marketable securities                                (17,624)            10,286
                                                                                -------------      -------------
     Total Partners' Equity                                                        28,056,135         28,639,112
                                                                                -------------      -------------
     Total Liabilities and Partners' Equity                                     $  28,247,400      $  28,779,904
                                                                                =============      =============

</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
                                   (Unaudited)
                For the Three Months Ended June 30, 1999 and 1998

<TABLE>
<CAPTION>


                                                                                       1999             1998
                                                                                  -------------    -------------
Revenue:
<S>                                                                               <C>              <C>
   Investment                                                                     $      43,995    $      49,353
   Other                                                                                 50,636            7,883
                                                                                  -------------    -------------
     Total Revenue                                                                       94,631           57,236
                                                                                  -------------    -------------

Expenses:
   General and administrative (includes reimbursements
     to an affiliate in the amounts of $23,957 and $21,383, respectively)                51,660           59,903
   Asset management fee, related party                                                   73,888           72,753
   Amortization                                                                           8,046            8,046
                                                                                  -------------    -------------
     Total Expenses                                                                     133,594          140,702
                                                                                  -------------    -------------

Loss before equity in losses of
   Local Limited Partnerships                                                           (38,963)         (83,466)

 Equity in losses of Local Limited Partnerships (Note 1)                               (516,104)        (876,927)
                                                                                  -------------    -------------

Net Loss                                                                          $    (555,067)   $    (960,393)
                                                                                  =============    =============

Net Loss allocated:
   To General Partners                                                            $      (5,551)   $      (9,604)
   To Limited Partners                                                                 (549,516)        (950,789)
                                                                                  -------------    -------------
                                                                                    $  (555,067)   $    (960,393)
                                                                                    ===========    =============

Net Loss per Limited Partnership Unit
   (50,930 Units)                                                                 $      (10.79)  $       (18.67)
                                                                                  =============   ==============


</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)
                                   (Unaudited)
                    For the Three Months Ended June 30, 1999

<TABLE>

<CAPTION>

                                                                                        Net
                                                       Initial       Investor       Unrealized
                                       General         Limited        Limited          Gains
                                       Partners        Partner        Partners       (Losses)          Total

<S>                                   <C>            <C>          <C>               <C>            <C>
Balance at March 31, 1999             $  (158,033)   $   5,000    $   28,781,859    $    10,286    $  28,639,112
                                      -----------    ---------    --------------    -----------    -------------

Comprehensive Loss:
   Change in net unrealized gains
     on marketable securities
     available for sale                         -            -                 -        (27,910)         (27,910)
   Net Loss                                (5,551)           -          (549,516)             -         (555,067)
                                      -----------    ---------    --------------    -----------    -------------
Comprehensive Loss                         (5,551)           -          (549,516)       (27,910)        (582,977)
                                      -----------    ---------    --------------    -----------    -------------

Balance at June 30, 1999              $  (163,584)   $   5,000    $   28,232,343    $   (17,624)   $  28,056,135
                                      ===========    =========    ==============    ===========    =============

</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
                                   (Unaudited)
                For the Three Months Ended June 30, 1999 and 1998

<TABLE>
<CAPTION>


                                                                                      1999               1998
                                                                                  -------------    -------------

<S>                                                                               <C>              <C>
Net cash provided by (used for) operating activities                              $      24,594    $     (44,900)
                                                                                  -------------    -------------

Cash flows from investing activities:
    Purchases of marketable securities                                                 (299,842)        (599,248)
    Proceeds from sales and maturities of
       marketable securities                                                            461,901          519,129
    Cash distributions received from Local
       Limited Partnerships                                                              90,628          132,383
                                                                                  -------------    -------------
Net cash provided by investing activities                                               252,687           52,264
                                                                                  -------------    -------------

Net increase in cash and cash equivalents                                               277,281            7,364

Cash and cash equivalents, beginning of period                                          114,347          375,168
                                                                                  -------------    -------------

Cash and cash equivalents, end of period                                          $     391,628    $     382,532
                                                                                  =============    =============

</TABLE>

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

<PAGE>



                        BOSTON FINANCIAL TAX CREDIT FUND VII
                             (A Limited Partnership)

                          NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)


The  unaudited  financial  statements  presented  herein  have been  prepared in
accordance  with the  instructions  to Form 10-Q and do not  include  all of the
information  and note  disclosures  required by  generally  accepted  accounting
principles.  These  statements  should be read in conjunction with the financial
statements  and notes  thereto  included  with the Fund's Form 10-K for the year
ended March 31, 1999. 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 period may not be indicative of
the results to be expected for the year.

The Managing  General Partner has elected to report results of the Local Limited
Partnerships 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 March 31, 1999 and 1998. Certain reclassifications
have  been made to  prior periods  financial  statements  to conform  to current
period classifications.


1.   Investments in Local Limited Partnerships

The Fund has acquired  interests in nineteen Local Limited  Partnerships,  which
own and operate  multi-family  housing complexes.  The Fund, as Investor Limited
Partner,  pursuant to the various  Local  Limited  Partnership  Agreements,  has
acquired a 99%  interest,  with the  exception of  Springwood  which is a 19.80%
interest, in the profits,  losses, tax credits and cash flows from operations of
each of the Local  Limited  Partnerships.  Upon  dissolution,  proceeds  will be
distributed according to each respective partnership agreement.

The following is a summary of Investments in Local Limited  Partnerships at June
30, 1999:
<TABLE>
<CAPTION>


Capital Contributions paid to Local Limited Partnerships
   and purchase price paid to withdrawing partners of
<S>                                                                                                <C>
   Local Limited Partnerships                                                                      $  39,309,152

Cumulative equity in losses of Local Limited Partnerships (excluding cumulative
   unrecognized losses of $799,907)                                                                  (14,959,943)

Cash distributions received from Local Limited Partnerships                                             (710,911)
                                                                                                   -------------

Investments in Local Limited Partnerships before adjustments                                          23,638,298

Excess of investment costs over the underlying net assets acquired:

   Acquisition fees and expenses                                                                       1,252,338

   Accumulated amortization of acquisition fees and expenses                                            (163,509)
                                                                                                   -------------

Investments in Local Limited Partnerships                                                          $  24,727,127
                                                                                                   =============

The Fund's  share of the net losses of the Local  Limited  Partnerships  for the
three months  ended June 30, 1999 is  $652,229.  For the three months ended June
30, 1999, the Fund has not recognized  $136,125 of equity in losses  relating to
one Local Limited  Partnership  where  cumulative  equity in losses exceeded its
total investment in the Local Limited Partnership.


</TABLE>


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

                    NOTES TO FINANCIAL STATEMENTS (Continued)
                                   (Unaudited)


2.   Commitments

At June 30, 1999,  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  $638,000. In addition,  the Fund has set aside $217,000 for
future capital contributions to one Local Limited Partnership.

<PAGE>


                     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 are 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 their  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,  interest rates and unanticipated  delays or expenses on the part of
the Fund and their suppliers in achieving year 2000 compliance.

Liquidity and Capital Resources

At June 30, 1999, the Fund had cash and cash  equivalents of $391,628,  compared
with  $114,347 at March 31,  1999.  The increase is  primarily  attributable  to
proceeds  from  sales  and  maturities  of  marketable  securities  in excess of
purchases of marketable  securities and cash  distributions  received from Local
Limited Partnerships.

As of June 30, 1999,  approximately $2,438,000 of marketable securities has been
designated  as Reserves by the  Managing  General  Partner.  The  Reserves  were
established to be used for working capital of the Fund and contingencies related
to the ownership of Local Limited  Partnership  interests.  Management  believes
that the  interest  income  earned on  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  such  funding
appropriate.

At June 30, 1999,  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  $638,000. In addition,  the Fund has set aside $217,000 for
future capital contributions to one Local Limited Partnership.

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 June 30, 1999,  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.

In the  event a Local  Limited  Partnership  encounters  operating  difficulties
requiring  additional  funds,  the Fund  might deem it in its best  interest  to
voluntarily provide such funds in order to protect its investment. No such event
has occurred to date.

Cash Distributions

No cash distributions were made in the three months ended June 30, 1999.

Results of Operations

The Fund's  results  of  operations  for the three  months  ended June 30,  1999
resulted in a net loss of  $555,067,  as compared to a net loss of $960,393  for
the same period in 1998. The decrease in net loss is primary  attributable  to a
decrease  in equity in losses of Local  Limited  Partnerships  and a increase in
other revenue. Equity in losses of Local Limited Partnerships decreased due to a
decrease in general  operating  expenses of the Local Limited  Partnerships  and
other revenue  increased as a result of cash  distributions  received from Local
Limited Partnerships.



<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 is invested in nineteen Local Limited  Partnerships  which own nineteen
properties  located in twelve states and Puerto Rico. Fifteen of the properties,
consisting of 1574 units,  were new  construction,  and four of the  properties,
consisting of 564 units,  were  rehabilitated.  All  properties  have  completed
construction  or  rehabilitation  and  initial  lease-up.  Most of the 19  Local
Limited  Partnerships  have  stabilized   operations.   The  majority  of  these
stabilized  properties  are operating at break-even or are  generating  positive
operating cash flow.

As  previously  reported,  Grand  Boulevard  Renaissance,  located  in  Chicago,
Illinois,  has been experiencing operating difficulties and is unable to achieve
debt service  coverage.  These  difficulties  are mainly due to poor collections
from tenants. On April 1, 1998, a new management agent was brought in to monitor
property operations and increase tenant  collections.  Occupancy as of March 31,
1999 was 100%.  The Managing  General  Partner will be working  closely with the
Local General Partner and new management agent to monitor operations.

As previously reported, Los Claveles II, located in Trujillio Alto, Puerto Rico,
continues to experience  operating  difficulties  due to ongoing  capital repair
needs and  management  issues.  In 1996,  an affiliate  of the Managing  General
Partner  of the  Partnership  successfully  negotiated  with the  Local  General
Partners,  the lender and the local housing  authority to replace the management
agent for Los Claveles II as well as its neighboring  property,  Los Claveles I.
The new  management  agent assumed  responsibility  for the property in December
1996. In addition, the Managing General Partner was successful in completing the
negotiations with the lender,  resulting in a loan modification for Los Claveles
II and the approval for the Local General  Partners to step down voluntarily and
be replaced  by an  unaffiliated  general  partner  effective  upon close of the
transaction.  However,  efforts to close this  transaction  have been delayed by
regulatory issues, title defects and various other problems.  Subsequently,  the
proposed  replacement local general partner informed the lender and the Managing
General  Partner  that is will not close the  workout  agreement.  The  proposed
incoming  local  general  partner  cited  their  concern  that  the  risks  were
significantly  higher than  expected  due to the  continued  delays,  unresolved
transactional  issues and the  continued  crime and drug issues at the  property
which have resulted in higher vacancy losses.

Considering  this new  information,  the Managing General Partner and the lender
have resumed negotiations and are currently reviewing other possible replacement
local general partners and management agents. However, given the severity of the
operating  deficits,  it is possible  that the  Partnership  will not be able to
retain its interest in the property.  A foreclosure would result in recapture of
credits for investors,  the allocation of taxable income to the  Partnership and
loss of future benefits associated with this property.

Oak  Ridge,  located  in  Macon,   Georgia,  has  been  experiencing   operating
difficulties  due to low  occupancy.  Occupancy as of March 31, 1999 was 75%. In
September,  a new on-site  manager  was hired to enhance  tenant  screening  and
marketing efforts. The Managing General Partner will be working closely with the
management  agent and Local General Partner to monitor  property  operations and
marketing efforts.

Woods Lane, located in Rogers,  Arkansas, has been suffering from poor occupancy
due to local  competition.  Occupancy as of March 31, 1999 was 94%. In September
1998, a new management team was hired to step-up the marketing  efforts,  review
rent  concessions,  install a resident  referral plan and monitor competing rent
levels.  In addition,  capital  improvements  have recently been completed which
include  exterior  painting,  carpet  replacement  and  landscaping  and grounds
improvement.   The  Managing  General  Partner  will  closely  monitor  the  new
management  agent and also review  possible  debt  restructuring.  The  Managing
General Partner is currently funding 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)


Property Discussions (continued)

In accordance with Financial  Accounting  Standard No. 121,  "Accounting for the
Impairment of Long-Lived  Assets and for  Long-Lived  Assets to Be Disposed Of",
which is  effective  for fiscal years  beginning  after  December 15, 1995,  the
Partnership has implemented  policies and practices for assessing  impairment of
its real estate assets and investments in local limited partnerships. Each asset
is analyzed by real  estate  experts to  determine  if an  impairment  indicator
exists.  If so, the carrying  value is compared to future cash flows expected to
be derived from the asset.  If the total  undiscounted  cash flows are less than
the  carrying  value,  a provision to write down the asset to fair value will be
charged against income.

Impact of Year 2000

The Managing  General  Partner's  plan to resolve year 2000 issues  involves the
following four phases: assessment,  remediation, testing and implementation.  To
date,  the Managing  General  Partner has fully  completed an  assessment of all
information  systems that may not be operative  subsequent to 1999 and has begun
the remediation,  testing and implementation phase on both hardware and software
systems.  Because the hardware  and software  systems of both the Fund and Local
Limited  Partnerships  are  generally  the  responsibility  of  obligated  third
parties,  the plan primarily  involves  ongoing  discussions  with and obtaining
written  assurances from these third parties that pertinent systems will be 2000
compliant. In addition,  neither the Fund nor the Local Limited Partnerships are
incurring  significant  additional  costs since such  expenses  are  principally
covered under the service contracts with vendors. As of August 1999, the General
Partner is in the final  stages of its Year 2000  remediation  plan and believes
all major  systems  are  compliant;  any  systems  still  being  updated are not
considered significant to the Fund's operations. However, despite the likelihood
that all  significant  year 2000 issues are  expected to be resolved in a timely
manner,  the Managing  General Partner has no means of ensuring that all systems
of  outside  vendors  or other  entities  that  impact  operations  will be 2000
compliant.  The Managing  General Partner does not believe that the inability of
third  parties to address  their year 2000 issues in a timely manner will have a
material  impact on the Fund.  However,  the effect of  non-compliance  by third
parties is not readily determinable.

Management has also evaluated a worst case scenario  projection  with respect to
the year 2000 and  expects  any  resulting  disruption  of either  the  Managing
General Partner's activities or any Local Limited Partnership's operations to be
short-term  inconveniences.  Such  problems,  however,  are not  likely to fully
impede the ability to carry out necessary duties of the Fund. Moreover,  because
expected  problems under a worst case scenario are not extensively  detrimental,
and because the likelihood that all systems affecting the Fund will be compliant
before  2000,  the  Managing  General  Partner  has  determined  that  a  formal
contingency plan that responds to material system failures is not necessary.

Other Development

Lend Lease Real Estate  Investments,  Inc.,  the U.S.  subsidiary  of Lend Lease
Corporation and the leading U.S.  institutional real estate advisor as ranked by
assets under management,  announced on July 29, 1999 it has reached a memorandum
of understanding to acquire The Boston Financial Group Limited Partnership.  The
transaction  remains  subject  to final due  diligence,  legal  agreements,  and
regulatory  approvals with no guarantee that the acquisition  will be completed.
The two  companies  are  targeting  to complete the  transactions  by the end of
September.


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

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


Other Development (continued)

Headquartered in New York and Atlanta, Lend Lease Real Estate Investments,  Inc.
has regional offices in 12 cities nationwide.  Worldwide, Lend Lease Real Estate
Investments operates from more than 30 cities on five continents: North America,
Europe, Asia, Australia and South America. The company ranks as the leading U.S.
manager of tax-exempt assets invested in real estate. It is a subsidiary of Lend
Lease  Corporation,  an international  real estate and financial  services group
listed on the Australian Stock Exchange. In addition to real estate investments,
the Lend Lease  Group  operates in the areas of  property  development,  project
management and construction,  and capital services  (infrastructure).  Financial
services  activities  include  funds  management,  life  insurance,  and  wealth
protection.




<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 - None

                (b)Reports  on Form 8-K - No  reports  on Form  8-K  were  filed
                   during the quarter ended June 30, 1999.



<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:  August 12, 1999                  BOSTON FINANCIAL TAX CREDIT FUND VII,
                                         A LIMITED PARTNERSHIP


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




                                         /s/Randolph G. Hawthorne
                                         Randolph G. Hawthorne
                                         Managing Director, Vice President and
                                         Chief Operating Officer