UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D. C. 20549


                                   FORM 12b-25

                           NOTIFICATION OF LATE FILING

(Check one):  |_| Form 10-K  |_| Form 20-F |X| Form 10-Q  |_| Form 10-D
              |_| Form N-SAR |_| Form N-CSR
              For Period Ended:          September 30, 2006
                                ------------------------------------------------
              |_| Transition Report on Form 10-K |_| Transition Report on
              Form 20-F |_| Transition Report on Form 11-K |_| Transition
              Report on Form 10-Q |_| Transition Report on Form N-SAR
              For the Transition Period Ended:
                                              ----------------------------------

  Read Instruction (on back page) Before Preparing From, Please Print or Type.
    Nothing in this form shall be construed to imply that the Commission has
                   verified any information contained herein.

     If the  notification  related  to a portion of the  filing  checked  above,
identify the Item(s) to which the notification relates:

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PART I -- REGISTRATION INFORMATION


                         CRI Hotel Income Partners, L.P.
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                             Full Name of Registrant

                                       N/A
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                            Former Name if Applicable


                              11200 Rockville Pike
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            Address of Principal Executive Office (Street and Number)


                            Rockville, Maryland 20852
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                            City, State and Zip Code


PART II -- RULES 12b-25(b) AND (c)

If the subject report could not be filed without  unreasonable effort or expense
and the  registrant  seeks  relief  pursuant to Rule 12b- 25(b),  the  following
should be completed. (Check box if appropriate)


          (a)  The reason  described  in  reasonable  detail in Part III of this
               form  could  not be  eliminated  without  unreasonable  effort or
               expense.
          (b)  The subject annual report,  semi-annual report, transition report
               on Form 10-K,  Form 20-F, Form 11-K, Form N-SAR or Form N-CSR, or
               portion  thereof,  will  be  filed  on or  before  the  fifteenth
   |X|         calendar day  following the  prescribed  due date; or the subject
               quarterly  report on Form 1-Q or subject  distribution  report on
               Form  10-D,  or portion  thereof,  will be filed on or before the
               fifth calendar day following the prescribed due date; and
          (c)  The  accountant's  statement  or other  exhibit  required by Rule
               12b-25(c) has been attached if applicable.




PART III -- NARRATIVE

State below in reasonable  detail why Forms 1-K, 20-F, 11-K, 10-Q, 10-D,  N-SAR,
N-CSR, or the transition  report of portion  thereof,  could not be filed within
the prescribed time period.

     The compilation, dissemination and review of the information required to be
presented  in  the  Form  10-QSB  for  the  relevant  period  has  imposed  time
constraints  that have rendered  timely filing of the Form 10-QSB  impracticable
without undue hardship and expense to the registrant.  The registrant undertakes
the  responsibility  to file  such  report no later  than  five  days  after its
original prescribed due date.


PART IV -- OTHER INFORMATION

(1)  Name  and  telephone  number  of  person  to  contact  in  regard  to  this
     notification

             Nancy Isbell               301              231-0286
     ---------------------------    -----------     ------------------
                (Name)              (Area Code)     (Telephone Number)

(2)  Have all other periodic  reports  required under Section 13 or 15(d) of the
     Securities Exchange Act of 1934 or Section 30 of the Investment Company Act
     of 1940 during the preceding 12 months or for such shorter  period that the
     registrant was required to file such report(s) been filed? If answer is no,
     identify report(s). Yes |X| No |_|

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(3)  It is anticipated that any significant change in results of operations from
     the corresponding  period for the last fiscal year will be reflected by the
     earnings  statements  to be  included  in the  subject  report  or  portion
     thereof:  Yes |_| No |X|

     If so, attach an explanation of the anticipated  change,  both  narratively
     and  quantitatively,  and  ,  if  appropriate,  state  the  reasons  why  a
     reasonable estimate of the results cannot be made.

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                        CRI Hotel Income Partners, L. P.
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                   (Name of Registrant as Specified in Charter

has  caused  this  notification  to be signed on its  behalf by the  undersigned
hereunto duly authorized.

Date  November 14, 2006                  By /s/ H. William Willoughby
     --------------------                   ------------------------------------
                                            H. William Willoughby
                                            Director, President, Secretary,
                                              Principal Financial Officer and
                                              Principal Accounting Officer


INSTRUCTION: The form may be signed by an executive officer of the registrant or
by any other duly  authorized  representative.  The name and title of the person
signing  the form  shall  be typed or  printed  beneath  the  signature.  If the
statement is signed on behalf of the registrant by an authorized  representative
(other than an executive officer), evidence of the representative's authority to
sign on behalf of the registrant shall be filed with the form.