November 14, 2002





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 September 30, 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-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 0-24584

           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) - 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 TAX CREDIT FUND VII
                             (A Limited Partnership)



                                  BALANCE SHEET
                               September 30, 2002
                                   (Unaudited)


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

Cash and cash equivalents                                                                          $     827,341
Marketable securities, at fair value                                                                   1,691,891
Investments in Local Limited Partnerships  (Note 1)                                                   16,890,515
Restricted cash                                                                                          241,440
Other assets                                                                                              10,379
                                                                                                   -------------
     Total Assets                                                                                  $  19,661,566
                                                                                                   =============

Liabilities and Partners' Equity

Account payable to affiliates                                                                      $     178,328
Accrued expenses                                                                                          39,802
                                                                                                   -------------
     Total Liabilities                                                                                   218,130
                                                                                                   -------------

Commitments (Note 2)

General, Initial and Investor Limited Partners' Equity                                                19,412,993
Net unrealized gains on marketable securities                                                             30,443
                                                                                                   -------------
     Total Partners' Equity                                                                           19,443,436
                                                                                                   -------------
     Total Liabilities and Partners' Equity                                                        $  19,661,566
                                                                                                   =============

</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 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                         $      17,183        $      31,732         $      38,098     $        66,635
   Other                                        100                7,203                32,670               9,876
                                      -------------        -------------         -------------     ---------------
       Total Revenue                         17,283               38,935                70,768              76,511
                                      -------------        -------------         -------------     ---------------

Expenses:
   General and administrative
     (includes reimbursements
     to an affiliate in the amounts
     of $65,592 and $42,575 in 2002
     and 2001, respectively)                 65,454               67,368               130,415             113,605
   Asset management fee, affiliate           79,280               78,032               158,560             156,064
   Provision for valuation of advances
     to Local Limited Partnership              (800)                   -               122,636                   -
   Amortization                               7,655                7,288                15,311              14,944
                                      -------------        -------------         -------------     ---------------
       Total Expenses                       151,589              152,688               426,922             284,613
                                      -------------        -------------         -------------     ---------------

Loss before equity in losses
   of Local Limited Partnerships           (134,306)            (113,753)             (356,154)           (208,102)

Equity in losses of Local Limited
   Partnerships (Note 1)                   (240,101)            (424,913)             (909,083)           (934,404)
                                      -------------        -------------         -------------     ---------------

Net Loss                              $    (374,407)       $    (538,666)        $  (1,265,237)    $    (1,142,506)
                                      =============        =============         =============     ===============

Net Loss allocated:
   General Partners                   $      (3,744)       $      (5,387)        $     (12,652)    $       (11,425)
   Limited Partners                        (370,663)            (533,279)           (1,252,585)         (1,131,081)
                                      -------------        -------------         -------------     ---------------
                                      $    (374,407)       $    (538,666)        $  (1,265,237)    $    (1,142,506)
                                      =============        =============         =============     ===============
Net Loss per Limited
   Partner Unit (50,930 Units)        $       (7.27)       $      (10.47)        $      (24.59)    $        (22.21)
                                      =============        =============         =============     ===============

</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 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             $  (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                         -            -                 -          9,991            9,991
   Net Loss                               (12,652)           -        (1,252,585)             -       (1,265,237)
                                      -----------    ---------    --------------    -----------    -------------
Comprehensive Income (Loss)               (12,652)           -        (1,252,585)         9,991       (1,255,246)
                                      -----------    ---------    --------------    -----------    -------------

Balance at September 30, 2002         $  (250,191)   $   5,000    $   19,658,184    $    30,443    $  19,443,436
                                      ===========    =========    ==============    ===========    =============
</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 Six Months Ended September 30, 2002 and 2001
                                   (Unaudited)



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

Net cash used for operating activities                                            $    (221,036)   $    (158,022)
                                                                                  -------------    -------------

Net cash provided by (used for) investing activities                                   (144,926)         511,287
                                                                                  -------------    -------------

Net increase (decrease) in cash and cash equivalents                                   (365,962)         353,265

Cash and cash equivalents, beginning                                                  1,193,303          607,092
                                                                                  -------------    --------------

Cash and cash equivalents, ending                                                 $     827,341    $     960,357
                                                                                  =============    =============

</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
period 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 June 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
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                                                        $  39,901,419

Cumulative equity in losses of Local Limited Partnerships
   (excluding cumulative unrecognized losses of $6,334,246)                                        (22,091,386)

Cumulative cash distributions received from Local Limited
   Partnerships                                                                                     (1,614,103)
                                                                                                 -------------

Investments in Local Limited Partnerships before
   adjustments                                                                                      16,195,930

Excess of investment costs over the underlying net assets acquired:

   Acquisition fees and expenses                                                                     1,252,338

   Cumulative amortization of acquisition fees and expenses                                           (264,204)
                                                                                                 -------------

Investments in Local Limited Partnerships prior to reserve for
    valuation                                                                                       17,184,064

Reserve for valuation of investments in Local Limited Partnerships                                    (293,549)
                                                                                                 -------------

Investments in Local Limited Partnerships                                                        $  16,890,515
                                                                                                 =============
</TABLE>

The Fund has provided a reserve for valuation for its investments in certain
Local Limited Partnerships because there is evidence of non-temporary declines
in the recoverable amount 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 six
months ended September 30, 2002 is $1,400,542. For the six months ended
September 30, 2002, the Partnership has not recognized $491,459 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 September 30, 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 $556,000. 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 September 30, 2002, the Fund had cash and cash equivalents of $827,341, as
compared to $1,193,303 at March 31, 2002. This increase is primarily due to
proceeds from sales and maturities of marketable securities in excess of
purchases of marketable securities and cash distributions received from Local
Limited Partnerships. 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 September 30, 2002, on a cash basis, approximately $2,519,000 of
cash, cash equivalents and marketable securities has been designated as
Reserves. As of September 30, 2002, net claims against these Reserves total
approximately $522,000 making Reserves available after claims approximately
$1,997,000.


To date, professional fees relating to various Property issues totaling
approximately $111,000 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 September 30, 2002,
the Fund has advanced approximately $294,000 to 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 $31,000 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 September 30, 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 $408,000.

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 September 30, 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 six months ended September 30, 2002.

Results of Operations

Three Month Period

The Fund's results of operations for the three months ended September 30, 2002
resulted in a net loss of $374,407, as compared to a net loss of $538,666 for
the same period in 2001. The decrease in net loss is primary attributable to a
decreases in equity in losses of Local Limited Partnerships. These decreases are
partially offset by an increase in other income.

Six Month Period

The Fund's results of operations for the six months ended September 30, 2002
resulted in a net loss of $1,265,237, as compared to a net loss of $1,142,506
for the same period in 2001. The increase in net loss is primary attributable to
an increase in provision for valuation of advances to Local Limited Partnerships
as a result of additional funding to one of the 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'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.

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 mortgage and,
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. The
Managing General Partner will continue to work closely with the Local General
Partner to monitor Property operations.

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. Also, occupancy is extremely low. The
sister property to the subject (not owned by the Fund) sat vacant for 18 months
due to subsidy issues, making it very difficult to repair and occupy units at
the subject. In March 2002, the subsidy issue was resolved after a long
negotiating period with the United States Department of Housing and Urban
Development. Although the resolution of the subsidy issue at the sister property
has not yet had a materially positive impact on the Property's operations, the
Managing General Partner believes that the Property will benefit over the longer
term. Effective December 30, 1999, the Property restructured its existing
mortgage loan balance, in the approximate amount of $9 million, into a $4
million first mortgage with an interest rate of 6% amortized over a 30-year term
and a $5 million second mortgage with no interest and principal payable from
cash flow. No debt service payments were required until November 2000. The
reduction in debt service payments made cash available for use towards the
necessary maintenance and repairs required at the Property. The Property is in
default on the loan agreement because it has been unable to make any payments
since debt service payments were supposed to begin in November 2000. 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 provided any resolution to the issues that face the
property. The operating deficits are being funded by not paying accrued
management fees and from the capital improvement reserve set up as part of the
1999 workout of the Property. This 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.

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 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 September 30, 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:  November 14, 2002         BOSTON FINANCIAL TAX CREDIT FUND VII,
                                  A LIMITED PARTNERSHIP


                                  By:  Arch Street VII, 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:  November 14, 2002                   /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 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 Fund.



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

                                  Date:  November 14, 2002


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