TMP INLAND EMPIRE VII LTD
NT 10-K, 1999-03-30
REAL ESTATE
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                       SECURITIES AND EXCHANGE COMMISSION
                              WASHINGTON, DC 20549

                                   FORM 12b-25

                          Commission File Number 0-20120

                           NOTIFICATION OF LATE FILING

Check One): [ X ] Form 10-K [ ] Form 11-K [ ] Form 20-F [ ] Form 10-Q
[   ] Form N-SAR

For Period Ended: December 31, 1998
[   ] Transition Report on Form 10-K       [   ] Transition Report on Form 10-Q
[   ] Transition Report on Form 20-F       [   ] Transition Report on Form N-SAR
[   ] Transition Report on Form 11-K
         For                the                Transition                 Period
Ended:__________________________________________________      Read attached
instruction sheet before preparing form. 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
         relates to a portion of the filing checked above,  identify the item(s)
         to which the notification relates: Financial  statements,  Management's
         Discussion and Analysis, and related disclosure.

                                     PART I
                             REGISTRANT INFORMATION

Full name of registrant           TMP INLAND EMPIRE VII, LTD.
Former name if applicable
- --------------------------------------------------------------------------------

Address of principal executive office (Street and number)
                      801 North Parkcenter Drive, Suite 235

City, state and zip code                        Santa Ana, California 92705

                                     PART II
                             RULE 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.)

[X]
(a)           The reasons  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, 20-F, 11-K or Form N-SAR, or portion thereof will be
              filed on or before the 15th calendar day following the  prescribed
              due date; or the subject  quarterly report or transition report on
              Form 10-Q, 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 the reasons why Form 10-K, 11-K, 20-F,
10-Q,  N-SAR or the transition  report portion thereof could not be filed within
the prescribed time period. (Attached extra sheets if needed.)

         The company is filing the Form 10-K for the quarter ended  December 31,
1998 late due to the  administrative  burden created by the need for the company
to file  amended  historical  reports  in order to  restate  certain  historical
financial statements.

                                     PART IV
                                OTHER INFORMATION

(1)    Name and telephone number of person to contact in regard to this 
       notification:
          Judy Henrich              510                           713-0241
- --------------------------------------------------------------------------------
         (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 the answer is no,
identify report(s).
                            [   ] Yes         [ x  ] No

         (3) Is it  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?
                            [X] Yes  [   ] No

         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. See attached sheet.

- --------------------------------------------------------------------------------

(Name of Registrant as Specified in Charter)

Has  caused  this  notification  to be signed on its  behalf by the  undersigned
thereunto duly authorized.

Date         March 31, 1999                 By   Danny W. Stephenson, Manager

         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.



<PAGE>


                                    ATTENTION

Intentional misstatements or omissions of fact constitute Federal criminal
violations (see 18 U.S.C. 1001).

                              GENERAL INSTRUCTIONS

1. This form is required by Rule  12b-25 of the  General  Rules and  Regulations
under the  Securities  Exchange  Act of 1934.  2. One signed  original  and four
conformed copies of this form and amendments thereto must be completed and filed
with the
         Securities and Exchange Commission, Washington, DC 20549, in accordance
         with Rule 0-3 of the General Rules and  Regulations  under the Act. The
         information  contained  in or filed with the form will be made a matter
         of public record in the Commission files.
3.       A manually  signed  copy of the form and  amendments  thereto  shall be
         filed  with each  national  securities  exchange  on which any class of
         securities of the registrant is registered.
4.       Amendments to the  notifications  must also be filed on Form 12b-25 but
         need not restate  information  that has been correctly  furnished.  The
         form shall be clearly identified as an amended notification.
5.       Electronic  Filers.  This form shall not be used by  electronic  filers
         unable to timely file a report solely due to  electronic  difficulties.
         Filers unable to submit a report within the time period  prescribed due
         to difficulties in electronic filing should comply with either Rule 201
         or Rule 202 of Regulation S-T or apply for an adjustment in filing date
         pursuant to Rule 13(b) of Regulation S-T.


<PAGE>

             The  Company is in the  process  of  reviewing  certain  historical
    financial  statements  in  order  to  restate  these  financial  statements.
    Presently,  the company is unable to quantify  the changes in the  financial
    results of the Company until it has quantified the changes in its historical
    financial statements for the quarter ended December 31, 1998.



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