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                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

                                    FORM 10-Q


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

                  FOR THE QUARTERLY PERIOD ENDED MARCH 26, 1999

                                       OR

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


                          Commission File No. 033-20022


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
             (Exact name of registrant as specified in its charter)

                Delaware                             52-1558094
------------------------------------   ---------------------------------------
       (State of Organization)         (I.R.S. Employer Identification Number)

  10400 Fernwood Road, Bethesda, MD                   20817-1109
  -----------------------------------  ---------------------------------------
 (Address of principal executive offices)             (Zip Code)

       Registrant's telephone number, including area code: (301) 380-2070
           Securities registered pursuant to Section 12(b) of the Act:
                                 Not Applicable
               Securities registered pursuant to Section 12(g) of
                                    the Act:
                      Units of Limited Partnership Interest
                                (Title of Class)

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,  and (2) has been subject to such filing  requirements
for the past 90 days. Yes X No_____

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                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
================================================================================


                                TABLE OF CONTENTS

                                                                        PAGE NO.
                         PART I - FINANCIAL INFORMATION


Item 1.  Financial Statements

         Condensed Statement of Operations
            Twelve Weeks Ended March 26, 1999 and March 27, 1998 (Unaudited)..1

         Condensed Balance Sheet
            March 26, 1999 (Unaudited) and December 31, 1998..................2

         Condensed Statement of Cash Flows
            Twelve Weeks Ended March 26, 1999 and March 27, 1998 (Unaudited)..3

         Notes to Condensed Financial Statements (Unaudited)..................4

Item 2.  Management's Discussion and Analysis of Financial
            Condition and Results of Operations...............................5

Item 3.  Quantitative and Qualitative Disclosures About Market Risk...........9


                         PART II - OTHER INFORMATION

Item 1.  Legal Proceedings...................................................10

Item 6.  Exhibits and Reports on Form 8-K....................................10


<PAGE>


                          PART I. FINANCIAL INFORMATION

                          ITEM 1. FINANCIAL STATEMENTS

                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                        CONDENSED STATEMENT OF OPERATIONS
                                   (Unaudited)
                (in thousands, except Unit and per Unit amounts)

<TABLE>
<CAPTION>

<S>                                                                               <C>             <C>  

                                                                                          Twelve Weeks Ended
                                                                                      March 26,           March 27,
                                                                                        1999              1998
                                                                                    -------------    ---------
REVENUES
   Inn revenues
     Suites.........................................................................$      14,341    $       13,956
     Other..........................................................................          694               696
                                                                                    -------------    --------------
       Total Inn revenues...........................................................       15,035            14,652
                                                                                    -------------    --------------

OPERATING COSTS AND EXPENSES
   Inn property-level costs and expenses
     Suites.........................................................................        3,177             2,890
     Other department costs and expenses............................................          382               335
     Selling, administrative and other..............................................        3,532             3,870
                                                                                    -------------    --------------
       Total Inn property-level costs and expenses..................................        7,091             7,095
   Depreciation.....................................................................        1,271             1,190
   Incentive management fee.........................................................        1,068               808
   Residence Inn system fee.........................................................          574               558
   Property taxes...................................................................          529               499
   Base management fee..............................................................          301               293
   Equipment rent and other.........................................................          448               168
                                                                                    -------------    --------------
                                                                                           11,282            10,611
                                                                                    -------------    --------------

OPERATING PROFIT....................................................................        3,753             4,041
   Interest expense.................................................................       (2,750)           (3,009)
   Interest income..................................................................           34                56
                                                                                    -------------    --------------

NET INCOME..........................................................................$       1,037    $        1,088
                                                                                    =============    ==============

ALLOCATION OF NET INCOME
   General Partner..................................................................$          10    $           11
   Limited Partners.................................................................        1,027             1,077
                                                                                    -------------    --------------
                                                                                    $       1,037    $        1,088
                                                                                    =============    ==============

NET INCOME PER LIMITED PARTNER UNIT
   (65,600 Units)...................................................................$          16    $           16
                                                                                    =============    ==============


                  See Notes to Condensed Financial Statements.

</TABLE>

<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                             CONDENSED BALANCE SHEET
                                 (in thousands)


<TABLE>
<CAPTION>

<S>                                                                             <C>            <C>                           
                                                                                    March 26,      December 31,
                                                                                      1999               1998
                                                                                   (Unaudited)

                                     ASSETS
   Property and equipment, net....................................................$     140,074            $140,283
   Due from Residence Inn by Marriott, Inc........................................        2,564               2,041
   Deferred financing costs, net of accumulated amortization......................        1,670               1,779
   Property improvement fund......................................................        1,446                 223
   Cash and cash equivalents......................................................        3,419               4,027
                                                                                  -------------    ----------------

                                                                                  $     149,173    $        148,353
                                                                                  =============    ================

                        LIABILITIES AND PARTNERS' CAPITAL
LIABILITIES
   Mortgage debt..................................................................$     109,032    $        110,084
   Incentive management fee due to Residence Inn by Marriott, Inc.................       27,957              27,029
   Accounts payable and accrued expenses..........................................        1,013               1,106
                                                                                  -------------    ----------------

         Total Liabilities........................................................      138,002             138,219
                                                                                  -------------    ----------------

PARTNERS' CAPITAL
   General Partner................................................................          188                 178
   Limited Partners...............................................................       10,983               9,956
                                                                                  -------------    ----------------

         Total Partners' Capital..................................................       11,171              10,134
                                                                                  -------------    ----------------

                                                                                  $     149,173    $        148,353
                                                                                  =============    ================














                  See Notes to Condensed Financial Statements.

</TABLE>

<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                        CONDENSED STATEMENT OF CASH FLOWS
                                   (Unaudited)
                                 (in thousands)



<TABLE>
<CAPTION>

<S>                                                                               <C>             <C>
                                                                                         Twelve Weeks Ended
                                                                                      March 26,         March 27,
                                                                                        1999              1998
                                                                                    -------------    ---------

OPERATING ACTIVITIES
   Net income.......................................................................$       1,037    $        1,088
   Noncash items....................................................................        2,308             1,780
   Changes in operating accounts....................................................         (616)             (170)
                                                                                    --------------   --------------

         Cash provided by operating activities......................................        2,729             2,698
                                                                                    -------------    --------------

INVESTING ACTIVITIES
   Change in property improvement fund..............................................       (1,223)             (407)
   Additions to property and equipment..............................................       (1,062)             (346)
                                                                                    -------------    --------------

         Cash used in investing activities..........................................       (2,285)             (753)
                                                                                    -------------    --------------

FINANCING ACTIVITIES
   Principal payments on mortgage debt..............................................       (1,052)             (818)
   Capital distributions to partners................................................           --            (3,313)
                                                                                    -------------    --------------

         Cash used in financing activities..........................................       (1,052)           (4,131)
                                                                                    -------------    --------------

DECREASE IN CASH AND CASH EQUIVALENTS...............................................         (608)           (2,186)

CASH AND CASH EQUIVALENTS, at beginning of period...................................        4,027             5,650
                                                                                    -------------    --------------

CASH AND CASH EQUIVALENTS, at end of period.........................................$       3,419    $        3,464
                                                                                    =============    ==============

SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION:
         Cash paid for mortgage interest............................................$       2,772    $        3,006
                                                                                    =============    ==============










                  See Notes to Condensed Financial Statements.
</TABLE>




<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                                   (Unaudited)


1.     The  accompanying  condensed  financial  statements have been prepared by
       Marriott Residence Inn Limited  Partnership (the  "Partnership")  without
       audit.  Certain information and footnote disclosures normally included in
       financial  statements  presented in accordance  with  generally  accepted
       accounting   principles   have  been   condensed   or  omitted  from  the
       accompanying  statements.  The Partnership  believes the disclosures made
       are adequate to make the information  presented not misleading.  However,
       the condensed financial statements should be read in conjunction with the
       Partnership's  financial  statements  and notes  thereto  included in the
       Partnership's Form 10-K for the year ended December 31, 1998.

       In the opinion of the Partnership,  the accompanying  condensed financial
       statements  reflect all adjustments  (which include only normal recurring
       adjustments)  necessary to present  fairly the financial  position of the
       Partnership  as of March 26, 1999, and the results of operations and cash
       flows for the  twelve  weeks  ended  March 26,  1999 and March 27,  1998.
       Interim results are not necessarily indicative of fiscal year performance
       because of seasonal and short-term variations.

       For financial  reporting  purposes,  the net income of the Partnership is
       allocated  99% to the  limited  partners  and 1% to  RIBM  One  LLC  (the
       "General Partner").  Significant differences exist between the net income
       for financial  reporting  purposes and the net income for Federal  income
       tax purposes. These differences are due primarily to the use, for Federal
       income tax  purposes,  of  accelerated  depreciation  methods and shorter
       depreciable  lives of the  assets  and  differences  in the timing of the
       recognition of incentive management fee expense.

2.     Revenues  represent the gross sales generated by the Partnership's  Inns.
       On November 20,  1997,  the  Emerging  Issues Task Force  ("EITF") of the
       Financial  Accounting  Standards  Board reached a consensus on EITF 97-2,
       "Application of FASB Statement No. 94 and APB Opinion No. 16 to Physician
       Practice  Management Entities and Certain Other Entities with Contractual
       Management  Arrangements." EITF 97-2 addresses the circumstances in which
       a  management  entity may include the  revenues and expenses of a managed
       entity in its financial statements.

       The  Partnership  considered  the  impact of EITF  97-2 on its  condensed
       financial   statements  and  determined   that  EITF  97-2  requires  the
       Partnership to include property-level sales and operating expenses of its
       Inns in its condensed statement of operations. The Partnership has given
       retroactive  effect  to the  adoption  of EITF  97-2 in the  accompanying
       condensed  statement  of  operations.  Application  of  EITF  97-2 to the
       condensed financial  statements for the twelve weeks ended March 26, 1999
       and March 27, 1998,  increased  both revenues and  operating  expenses by
       $7.1 million and had no impact on operating profit or net income.

3.     Certain  reclassifications  were  made to prior year financial statements
       to conform to the 1999 presentation.


<PAGE>


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


FORWARD-LOOKING STATEMENTS

Certain matters discussed in this form 10-Q include  forward-looking  statements
and as such may involve known and unknown risks, uncertainties and other factors
which may cause the actual transactions, results, performance or achievements to
be materially  different from any future transactions,  results,  performance or
achievements  expressed  or  implied  by such  forward-looking  statements.  The
cautionary  statements set forth in reports filed under the Securities  Exchange
Act of 1934  contain  important  factors  with  respect to such  forward-looking
statements,  including:  (i) national and local economic and business conditions
what will,  among other things,  affect demand for hotels and other  properties,
the level of rates and occupancy that can be achieved by such properties and the
availability  and terms of financing;  (ii) the ability to compete  effectively;
(iii)  changes  in travel  patterns,  taxes  and  government  regulations;  (iv)
governmental  approvals,  actions  and  initiatives;  and (v) the effects of tax
legislative action. Although the Partnership believes the expectations reflected
in such forward-looking statements are based upon reasonable assumptions, it can
give no assurance that its expectations  will be attained or that any deviations
will not be material.  The  Partnership  undertakes  no  obligation  to publicly
release the result of any revisions to these forward-looking statements that may
be made to reflect any future events or circumstances.

RESULTS OF OPERATIONS

Revenues.  Partnership  revenues for first  quarter 1999  increased  $383,000 to
$15.0  million from $14.7  million for first  quarter  1998.  This  increase was
achieved  primarily  through an  increase  in Inn  revenue  per  available  room
("REVPAR"), which represents the combination of the combined average daily suite
rate  charged  and the  combined  average  daily  occupancy  achieved,  and is a
commonly  used  indicator  of Inn  performance.  REVPAR does not  include  other
ancillary  revenues  generated by the Inns. REVPAR increased  slightly for first
quarter 1999  primarily due to a slight  increase in combined  average room rate
from $95.40 for first  quarter 1998 to $96.01 for first  quarter 1999 along with
an increase in combined average occupancy of one percentage point from 81.8% for
the  first  quarter  1998 to 82.8%  for the  first  quarter  1999.  As a result,
combined  average  suite  sales for first  quarter  1999  increased  2% to $14.3
million from $14.0 million in first quarter 1998.

Operating Costs and Expenses.  Operating  costs and expenses  increased to $11.3
million  for first  quarter  1999 from  $10.6  million  for first  quarter  1998
primarily due to an increase in incentive management fee. As a percentage of Inn
revenues,  operating  costs and expenses  were 75% and 72% of revenues for first
quarter 1999 and 1998, respectively.

Operating Profit. As a result of the changes in revenues and operating costs and
expenses  discussed above,  operating profit decreased $288,000 to $3.8 million,
or 25% of  revenues,  for  first  quarter  1999  from  $4.0  million,  or 28% of
revenues, for first quarter 1998.

Interest Expense.  Interest expense decreased $259,000 to $2.8 million for first
quarter  1999  from  $3.0  million  for  first  quarter  1998  due to  principal
amortization of the Senior and Second Mortgages.

Net Income.  Net income for first quarter 1999 decreased $51,000 to $1.0 
million, or 6.9% of revenues, from $1.1 million, or 7.4% of revenues, for first 
quarter 1998.


<PAGE>


LIQUIDITY AND CAPITAL RESOURCES

The  Partnership's  financing needs have been  historically  funded through loan
agreements  with  independent  financial  institutions.  Beginning in 1998,  the
Partnership's  property improvement fund was insufficient to meet current needs.
The   shortfall  is  primarily   due  to  the  need  to  complete   total  suite
refurbishments  at a majority of the  Partnership's  Inns.  The General  Partner
believes that cash from Inn operations and Partnership reserves will be adequate
in the  short  term and is  working  with  the  Manager  to  address  long  term
operational and capital needs of the Partnership.

Principal Sources and Uses of Cash

The  Partnership's  principal  source  of  cash  is cash  from  operations.  Its
principal  uses of cash are to make debt  service  payments,  fund the  property
improvement  fund  and to  make  distributions  to the  limited  partners.  Cash
provided  by  operating  activities  remained  stable at $2.7  million for first
quarter 1999 and first quarter 1998.

Cash used in  investing  activities  was $2.3  million  and  $753,000  for first
quarter 1999 and 1998,  respectively.  The Partnership's  cash used in investing
activities  primarily consists of contributions to the property improvement fund
and capital  expenditures  for  improvements to the Inns.  Contributions  to the
property  improvement fund were $828,000 and $733,000 for the first quarter 1999
and first  quarter  1998  respectively,  while  capital  expenditures  were $1.1
million and $346,000,  respectively,  during these same periods. The Partnership
advanced $1.5 million to the property improvement fund during first quarter 1999
to cover the 1998 shortfall.

Cash used in  financing  activities  was $1.1 million and $4.1 million for first
quarter 1999 and first quarter 1998,  respectively.  The Partnership's cash used
in financing activities primarily consists of capital  distributions to partners
and the repayment of mortgage debt. In the first quarter 1998,  the  Partnership
distributed  $3.3 million to the partners  from 1997  operations.  There were no
distributions to the partners in first quarter 1999.

Strategy for Liquidity

The General Partner is continuing to explore  alternatives to provide  liquidity
for the Partnership and maximize the value of the limited partners'  investment.
While the  General  Partner  can make no  assurances  as to the outcome of their
efforts,  the General Partner continues to work with Merrill Lynch who is acting
as an advisor in this regard.

Year 2000 Issues

Year 2000  issues  have arisen  because  many  existing  computer  programs  and
chip-based  embedded technology systems use only the last two digits to refer to
a year,  and  therefore do not  properly  recognize a year that begins with "20"
instead of the familiar "19." If not corrected, many computer applications could
fail or create erroneous results.  The following disclosure provides information
regarding the current status of the Partnership's Year 2000 compliance program.

     Host Marriott  Corporation  ("Host  Marriott")  has adopted the  compliance
program  because it  recognizes  the  importance  of  minimizing  the number and
seriousness  of any  disruptions  that may  occur as a result  of the Year  2000
issue.  Host  Marriott's  compliance  program  includes  an  assessment  of Host
Marriott's  hardware and software computer systems and embedded systems, as well
as an  assessment  of the Year 2000 issues  relating to third parties with which
Host Marriott has a material  relationship  or whose systems are material to the
operations of the Partnership's Inns. Host Marriott's efforts to ensure that its
computer  systems are Year 2000 compliant have been segregated into two separate
phases: in-house systems and third-party systems.

In-House  Systems.   Host  Marriott  has  invested  in  the  implementation  and
maintenance of accounting and reporting  systems and equipment that are intended
to  enable  the  Partnership  to  provide  adequately  for its  information  and
reporting  needs and which are also Year 2000  compliant.  Substantially  all of
Host  Marriott's  in-house  systems  have  already  been  certified as Year 2000
compliant  through  testing  and other  mechanisms,  and Host  Marriott  has not
delayed any systems projects due to the Year 2000 issue. Host Marriott is in the
process of engaging a third party to review its Year 2000  in-house  compliance.
Host Marriott  believes that future costs  associated  with Year 2000 issues for
its  in-house  systems  will be  insignificant  and,  therefore,  not impact the
Partnership's  business,  financial  condition and results of  operations.  Host
Marriott has not developed, and does not plan to develop, a separate contingency
plan for its in-house systems due to their current Year 2000 compliance.

     Third-Party Systems. The Partnership relies upon operational and accounting
systems provided by third parties, primarily the Manager of its Inns, to provide
the appropriate  property-specific  operating  systems  (including  reservation,
phone,  elevator,  security,  HVAC and other  systems)  and to  provide  it with
financial  information.  Based on  discussions  with the third  parties that are
critical to the Partnership's business,  including the Manager of its Inns, Host
Marriott  believes  that these  parties  are in the  process of  studying  their
systems and the systems of their respective  vendors and service  providers and,
in many cases,  have begun to  implement  changes,  to ensure that they are Year
2000  compliant.  However,  Host  Marriott  has not received any oral or written
assurances  that these third parties will be Year 2000 compliant on time. To the
extent these changes  impact  property-level  systems,  the  Partnership  may be
required to fund capital  expenditures for upgraded equipment and software.  The
Partnership  does not expect these  charges to be material,  but is committed to
making these investments as required. To the extent that these changes relate to
the  Manager's   centralized   systems  (including   reservations,   accounting,
purchasing,   inventory,   personnel  and  other  systems),   the  Partnership's
management  agreement  generally  provides  for these costs to be charged to the
Partnership's properties. Host Marriott expects that the Manager will incur Year
2000  costs  for its  centralized  systems  in lieu of costs  related  to system
projects that otherwise would have been pursued and therefore, its overall level
of  centralized  systems  charges  allocated  to the Inns  will  not  materially
increase as a result of the Year 2000 compliance effort.  Host Marriott believes
that this deferral of certain system projects will not have a material impact on
its future  results of  operations,  although it may delay certain  productivity
enhancements at the  Partnership's  Inns. Host Marriott will continue to monitor
the efforts of these third  parties to become Year 2000  compliant and will take
appropriate steps to address any non-compliance issues. The Partnership believes
that in the event of material Year 2000  non-compliance,  the  Partnership  will
have the  right to seek  recourse  against  the  Manager  under  its  management
agreement.  The management agreement,  however,  generally does not specifically
address the Year 2000 compliance issue. Therefore, the amount of any recovery in
the event of Year 2000 non-compliance at a property, if any, is not determinable
at this time.

     Host Marriott  will work with the third parties to ensure that  appropriate
contingency  plans will be developed to address the most reasonably likely worst
case  Year  2000  scenarios,  which  may not  have  been  identified  fully.  In
particular,  Host Marriott has had extensive discussions regarding the Year 2000
problem with Marriott International,  Inc. ("MII"), the parent of the Manager of
the  Partnership's  Inns. Due to the  significance  of MII to the  Partnership's
business, a detailed description of MII's state of readiness follows.


MII has adopted an eight-step process toward Year 2000 readiness,  consisting of
the following: (i) Awareness: fostering understanding of, and commitment to, the
problem and its  potential  risks;  (ii)  Inventory:  identifying  and  locating
systems  and  technology  components  that may be  affected;  (iii)  Assessment:
reviewing these components for Year 2000 compliance,  and assessing the scope of
Year 2000 issues; (iv) Planning:  defining the technical solutions and labor and
work plans  necessary for each  affected  system;  (v)  Remediation/Replacement:
completing  the  programming  to renovate  or replace  the  problem  software or
hardware; (vi) Testing and Compliance Validation:  conducting testing,  followed
by  independent  validation  by a separate  internal  verification  team;  (vii)
Implementation:  placing  the  corrected  systems and  technology  back into the
business environment; and (viii) Quality Assurance:  utilizing an internal audit
team to review  significant  projects  for  adherence to quality  standards  and
program methodology.

     MII has  grouped  its  systems and  technology  into three  categories  for
purposes of Year 2000  compliance:  (i) information  resource  applications  and
technology ("IT  Applications")  --  enterprise-wide  systems supported by MII's
centralized  information technology organization ("IR"); (ii) Business-initiated
Systems  ("BIS") - systems that have been  initiated by an  individual  business
unit,  and that are not supported by MII's IR  organization;  and (iii) Building
Systems - non-IT equipment at properties that use embedded  computer chips, such
as elevators, automated room key systems and HVAC equipment. MII is prioritizing
its efforts based on how severe an effect  noncompliance  would have on customer
service,  core  business  processes or revenues,  and whether  there are viable,
non-automated fallback procedures ("System Criticality").

     MII  measures  the  completion  of  each  phase  based  on  documented  and
quantified results,  weighted for System Criticality.  As of March 26, 1999, the
Awareness  and  Inventory  phases were  complete for IT  Applications,  BIS, and
Building Systems.  For IT Applications,  the Assessment and Planning phases were
complete  and  Remediation/Replacement  and Testing  phases  were 95%  complete.
Compliance  Validation has been completed for  approximately 75% of key systems,
with  most  of the  remaining  work in its  final  stage.  For BIS and  Building
Systems,   Assessment  and  Planning  are  substantially   complete.   For  BIS,
Remediation/Replacement  is  substantially  complete and Testing is in progress.
MII is on  track  for  completion  of  Remediation/Replacement  and  Testing  of
Building Systems for September of 1999. Compliance Validation is in progress for
both BIS and  Building  Systems.  Implementation  and  Quality  Assurance  is in
progress for IT Applications, BIS and Building Systems.

Year  2000  compliance   communications   with  MII's  significant  third  party
suppliers, vendors and business partners, including its franchisees are ongoing.
MII's efforts are focused on the connections most critical to customer  service,
core business processes and revenues, including those third parties that support
the most critical  enterprise-wide IT Applications,  franchisees  generating the
most revenues,  suppliers of the most widely used Building  Systems and BIS, the
top  100  suppliers,  by  dollar  volume,  of  non-IT  products,  and  financial
institutions providing the most critical payment processing functions. Responses
have been  received  from a majority of the firms in this  group.  A majority of
these respondents have either given assurances of timely Year 2000 compliance or
have  identified  the  necessary  actions  to be taken by them or MII to achieve
timely Year 2000 compliance for their products.

MII has  established  a common  approach  for testing and  addressing  Year 2000
compliance  issues for its managed and  franchised  properties.  This includes a
guidance  protocol  for  operated  properties,  and a Year  2000  "Toolkit"  for
franchisees  containing relevant Year 2000 compliance  information.  MII is also
utilizing a Year 2000 best-practices sharing system.

     Risks.  There  can be no  assurances  that  Year  2000  remediation  by the
Partnership or third parties will be properly and timely completed,  and failure
to do so could have a material adverse effect on the  Partnership,  its business
and its financial  condition.  The Partnership cannot predict the actual effects
to it of the Year 2000 issue,  which depends on numerous  uncertainties such as:
(i) whether significant third parties, properly and timely address the Year 2000
issue;  and (ii) whether  broad-based or systemic  economic  failures may occur.
Host  Marriott is also unable to predict the  severity  and duration of any such
failures,  which  could  include  disruptions  in  passenger  transportation  or
transportation  systems  generally,  loss of utility  and/or  telecommunications
services,  the  loss  or  distortion  of  hotel  and  inn  reservations  made on
centralized   reservations   systems  and  errors  or   failures  in   financial
transactions  or payment  processing  systems such as credit  cards.  Due to the
general  uncertainty  inherent  in the Year  2000  issue  and the  Partnership's
dependence on third parties, the Partnership is unable to determine at this time
whether the  consequences  of Year 2000 failures will have a material  impact on
the  Partnership.  Host Marriott's  Year 2000 compliance  program is expected to
significantly reduce the level of uncertainty about the Year 2000 issue and Host
Marriott  believes that the possibility of significant  interruptions  of normal
operations should be reduced.

ITEM 3.           QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

The Partnership does not have  significant  market risk with respect to interest
rates,  foreign currency  exchanges or other market rate or price risks, and the
Partnership does not hold any financial  instruments for trading purposes. As of
March 26, 1999, all of the Partnership's debt is fixed rate.


<PAGE>



                           PART II. OTHER INFORMATION


ITEM 1.  LEGAL PROCEEDINGS

The   Partnership   and  the  Inns  are  involved  in  routine   litigation  and
administrative  proceedings arising in the ordinary course of business,  some of
which are expected to be covered by liability  insurance and which  collectively
are not expected to have a material  adverse  effect on the business,  financial
condition or results of operations of the Partnership.

On March 16, 1998,  limited partners in several  partnerships  sponsored by Host
Marriott,  filed a lawsuit,  styled Robert M. Haas, Sr. and Irwin Randolph Joint
Tenants, et al. v. Marriott  International,  Inc., et al., Case No. 98-CI-04092,
in the 57th  Judicial  District  Court of Bexar County,  Texas against  Marriott
International,   Inc.,  Host  Marriott,  various  of  their  subsidiaries,  J.W.
Marriott,  Jr.,  Stephen  Rushmore,  and Hospitality  Valuation  Services,  Inc.
(collectively,  the "Defendants").  The lawsuit relates to the following limited
partnerships:  Courtyard by Marriott Limited Partnership,  Courtyard by Marriott
II Limited  Partnership,  Marriott Residence Inn Limited  Partnership,  Marriott
Residence  Inn  II  Limited  Partnership,  Fairfield  Inn  by  Marriott  Limited
Partnership,  Desert Springs Marriott  Limited  Partnership and Atlanta Marriott
Marquis  Limited  Partnership  (collectively,  the  "Seven  Partnerships").  The
plaintiffs  allege  that the  Defendants  conspired  to sell hotels to the Seven
Partnerships  for inflated  prices and that they charged the Seven  Partnerships
excessive  management  fees to  operate  the  Seven  Partnerships'  hotels.  The
plaintiffs  further allege,  among other things,  that the Defendants  committed
fraud,  breached  fiduciary  duties  and  violated  the  provisions  of  various
contracts. The plaintiffs are seeking unspecified damages. The Defendants, which
do not include  the Seven  Partnerships,  believe  that there is no truth to the
plaintiffs'  allegations  and that the lawsuit is totally  devoid of merit.  The
Defendants  intend to  vigorously  defend  against  the claims  asserted  in the
lawsuit.  They have filed an answer to the  plaintiffs'  petition and asserted a
number of defenses.  A related case concerning  Courtyard by Marriott II Limited
Partnership filed by the plaintiff's  lawyers in the same court involves similar
allegations against the defendants, and has been certified as a class action. On
March 18, 1999, two of the  Partnership's  limited partners filed a class action
petition in intervention seeking to convert that portion of the lawsuit relating
to the  Partnership  into a class  action.  The  court has not yet ruled on this
petition.  Although the Seven  Partnerships have not been named as Defendants in
the  lawsuit,  the  partnership  agreements  relating to the Seven  Partnerships
include an indemnity  provision  which  requires the Seven  Partnerships,  under
certain  circumstances,  to  indemnify  the  general  partners  against  losses,
expenses and fees.

ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K

a.       Exhibits:

         None.

b. Reports on Form 8-K:

         None.






<PAGE>


                                    SIGNATURE


Pursuant  to the  requirements  of the  Securities  Exchange  Act of  1934,  the
registrant  has duly  caused  this Form  10-Q to be signed on its  behalf by the
undersigned, thereunto duly authorized.


                                                     MARRIOTT RESIDENCE INN
                                                     LIMITED PARTNERSHIP

                                                     By:      RIBM ONE LLC
                                                              General Partner


                  May 6, 1999                        By:      /s/ Earla L. Stowe
                                                              ------------------
                                                              Earla L. Stowe
                                                              Vice President