FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d) OF
                        THE SECURITIES EXCHANGE ACT OF 1934
                        Quarterly or Transitional Report



                      U.S. 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 March 31, 2002

[ ] 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 0-13261


                              SHELTER PROPERTIES VI
         (Exact name of small business issuer as specified in its charter)



         South Carolina                                         57-0755618
(State or other jurisdiction of                              (I.R.S. Employer
 incorporation or organization)                             Identification No.)

                          55 Beattie Place, P.O. Box 1089
                        Greenville, South Carolina 29602
                      (Address of principal executive offices)

                                 (864) 239-1000
                           (Issuer's telephone number)


Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 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___

                         PART I - FINANCIAL INFORMATION



ITEM 1.     FINANCIAL STATEMENTS


a)

                              SHELTER PROPERTIES VI
                                  BALANCE SHEET
                                   (Unaudited)
                          (in thousands, except unit data)

                                 March 31, 2002

<TABLE>
<CAPTION>


Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $   477
   Receivables and deposits                                                      189
   Restricted escrows                                                            842
   Other assets                                                                  428
   Investment properties:
      Land                                                    $  3,745
      Buildings and related personal property                   42,255
                                                                46,000
      Less accumulated depreciation                            (26,798)       19,202
                                                                            $ 21,138

Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $ 204
   Tenant security deposit liabilities                                           168
   Accrued property taxes                                                        470
   Other liabilities                                                             385
   Due to affiliates                                                             142
   Mortgage notes payable                                                     20,893

Partners' Deficit
   General partners                                            $ (255)
   Limited partners (42,324 units issued and
      outstanding)                                                (869)       (1,124)
                                                                            $ 21,138

                   See Accompanying Notes to Financial Statements
</TABLE>


<PAGE>




b)

                              SHELTER PROPERTIES VI
                            STATEMENTS OF OPERATIONS
                                   (Unaudited)
                        (in thousands, except per unit data)

<TABLE>
<CAPTION>


                                                                Three Months Ended
                                                                       March 31,
                                                                2002          2001
                                                                           (Restated)
Revenues:
<S>                                                            <C>           <C>
   Rental income                                               $2,098        $2,043
   Other income                                                   219           245
      Total revenues                                            2,317         2,288

Expenses:
   Operating                                                      850           892
   General and administrative                                     131           110
   Depreciation                                                   466           444
   Interest                                                       439           474
   Property taxes                                                 205           208
      Total expenses                                            2,091         2,128

Income from continuing operations                                 226           160
Income from discontinued operations (Note A)                       --           132

Net income                                                     $  226         $ 292

Net income allocated to general partners (1%)                  $    2         $   3
Net income allocated to limited partners (99%)                    224           289
                                                               $  226         $ 292
Per limited partnership unit:
  Income from continuing operations                            $ 5.29        $ 3.73
  Income from discontinued operations                              --          3.10

Net income                                                     $ 5.29        $ 6.83

Distributions per limited partnership unit                      $ --         $50.35


                   See Accompanying Notes to Financial Statements
</TABLE>

<PAGE>




c)

                              SHELTER PROPERTIES VI
                    STATEMENT OF CHANGES IN PARTNERS' DEFICIT
                                   (Unaudited)
                          (in thousands, except unit data)


<TABLE>
<CAPTION>

                                     Limited
                                     Partnership     General      Limited
                                        Units        Partners    Partners     Total

<S>                                     <C>            <C>        <C>        <C>
Original capital contributions          42,324         $ 2        $42,324    $42,326

Partners' deficit at
   December 31, 2001                    42,324        $ (257)     $(1,093)   $(1,350)

Net income for the three months
   ended March 31, 2002                     --             2          224        226

Partners' deficit at
   March 31, 2002                       42,324        $ (255)     $ (869)    $(1,124)


                   See Accompanying Notes to Financial Statements
</TABLE>

<PAGE>


d)

                              SHELTER PROPERTIES VI
                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                   (in thousands)

<TABLE>
<CAPTION>

                                                                 Three Months Ended
                                                                       March 31,
                                                                  2002        2001
Cash flows from operating activities:
<S>                                                           <C>          <C>
   Net income                                                 $   226      $   292
   Adjustments to reconcile net income to net
     cash provided by operating activities:
        Depreciation                                              466          444
        Amortization of discounts and loan costs                   63           55
        Change in accounts:
            Receivables and deposits                              (17)         540
            Other assets                                         (199)        (110)
            Accounts payable                                       57          (51)
            Tenant security deposit liabilities                    12           --
            Accrued property taxes                               (102)         (85)
            Other liabilities                                      (7)        (197)
               Net cash provided by operating activities          499          888

Cash flows from investing activities:
   Property improvements and replacements                        (429)        (388)
   Net withdrawals from restricted escrows                         70          238
               Net cash used in investing activities             (359)        (150)

Cash flows from financing activities:
   Payments on mortgage notes payable                            (228)        (198)
   Distribution paid to partners                                   --       (2,144)
               Net cash used in financing activities             (228)      (2,342)

Net decrease in cash and cash equivalents                         (88)      (1,604)
Cash and cash equivalents at beginning of period                  565        2,780
Cash and cash equivalents at end of period                    $   477      $ 1,176

Supplemental disclosure of cash flow information:
   Cash paid for interest                                     $   398      $   392

Supplemental disclosure of non-cash flow information:

At December  31,  2001,  approximately  $139,000 of  property  improvements  and
replacements  were  included  in accounts  payable and are  included in property
improvements and replacements for the three months ended March 31, 2002.


                   See Accompanying Notes to Financial Statements
</TABLE>

<PAGE>




e)

                              SHELTER PROPERTIES VI
                          NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)

Note A - Basis of Presentation

The accompanying  unaudited  financial  statements of Shelter Properties VI (the
"Partnership" or  "Registrant")  have been prepared in accordance with generally
accepted  accounting  principles for interim financial  information and with the
instructions  to Form 10-QSB and Item 310 (b) of  Regulation  S-B.  Accordingly,
they do not include all of the information  and footnotes  required by generally
accepted accounting  principles for complete financial  statements.  The general
partner  responsible  for  management of the  Partnership's  business is Shelter
Realty VI Corporation ("the Corporate General  Partner").  The Corporate General
Partner  is  a  subsidiary  of  Apartment   Investment  and  Management  Company
("AIMCO"), a publicly traded real estate investment trust. In the opinion of the
Corporate  General  Partner,  all  adjustments  (consisting of normal  recurring
accruals)  considered  necessary  for a fair  presentation  have been  included.
Operating  results for the three month  period  ended  March 31,  2002,  are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December  31,  2002.  For further  information,  refer to the  financial
statements and footnotes thereto included in the Partnership's  Annual Report on
Form 10-KSB for the year ended December 31, 2001.

Effective  January 1, 2002,  the  Partnership  adopted  Statement  of  Financial
Accounting  Standards  No. 144,  "Accounting  for the  Impairment or Disposal of
Long-Lived Assets", which established standards for the way that public business
enterprises  report  information  about long-lived  assets that are either being
held for sale or have  already  been  disposed  of by sale or other  means.  The
standard  requires  that results of  operations  for a long-lived  asset that is
being  held  for  sale  or  has  already  been  disposed  of  be  reported  as a
discontinued  operation  on  the  statement  of  operations.  As a  result,  the
accompanying statements of operations have been restated as of March 31, 2001 to
reflect  the   operations  of   Foxfire/Barcelona   Apartments  as  income  from
discontinued operations.

During the first  quarter  2001,  certain  accruals  of  approximately  $132,000
established related to the sale of Foxfire/Barcelona Apartments in November 2000
were  reversed  due to actual  costs being less than  anticipated.  This accrual
reversal is included as income from  discontinued  operations in the three month
period ended March 31, 2001.

Note B - Reconciliation of Cash Flows

The following is a reconciliation of "Net cash provided by operating activities"
on the accompanying  statements of cash flows to "Net cash from operations",  as
defined  in the  partnership  agreement  of the  Partnership  (the  "Partnership
Agreement").  However,  "Net cash from  operations"  should not be considered an
alternative  to  net  income  as an  indicator  of the  Partnership's  operating
performance or to cash flows as a measure of liquidity.

<TABLE>
<CAPTION>

                                                              Three Months Ended
                                                                  March 31,
                                                             2002          2001
                                                                (in thousands)
<S>                                                         <C>            <C>
     Net cash provided by operating activities              $ 499          $ 888
        Payments on mortgage notes payable                    (228)          (198)
        Property improvements and replacements                (429)          (388)
        Change in restricted escrows, net                       70            238
        Changes in reserves for net operating
           liabilities                                         256            (97)
        (Additions to) release of operating reserves          (168)           474
           Net cash provided by operations                   $ --          $ 917
</TABLE>

At March 31, 2002, the Corporate General Partner reserved approximately $168,000
to fund capital  improvements at its  properties.  During the three months ended
March 31, 2001 the Corporate General Partner released  previously reserved funds
of approximately $474,000.

Note C - Transactions with Affiliated Parties

The  Partnership  has no employees  and is dependent  on the  Corporate  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
Partnership  activities.  The  Partnership  Agreement  provides  for (i) certain
payments to affiliates for services and (ii)  reimbursement  of certain expenses
incurred by affiliates on behalf of the Partnership.

Affiliates of the Corporate  General Partner are entitled to receive 5% of gross
receipts from all of the  Registrant's  properties as compensation for providing
property   management   services.   The  Partnership  paid  to  such  affiliates
approximately  $119,000  and  $115,000 for the three months ended March 31, 2002
and 2001, respectively, which is included in operating expenses.

Affiliates  of  the  Corporate   General  Partner  received   reimbursements  of
accountable  administrative  expenses  amounting to  approximately  $140,000 and
$77,000 for the three months ended March 31, 2002 and 2001, respectively,  which
are included in operating and general and administrative expenses and investment
properties.   Included  in  these  amounts  are  fees  related  to  construction
management services provided by an affiliate of the Corporate General Partner of
approximately  $34,000 and $1,000 for the three  months ended March 31, 2002 and
2001,  respectively.  The  construction  management  service fees are calculated
based on a percentage of certain additions to investment properties.

Pursuant  to the  Partnership  Agreement  and in  connection  with  the  sale of
Foxfire/Barcelona Village during 2000, the Corporate General Partner is entitled
to a  commission  of up to 1% for its  assistance  in the sale.  Payment of such
commission  is  subordinate  to the limited  partners  receiving a cumulative 7%
return on their  investment.  This return has not yet been met, and accordingly,
the  fee  of  approximately  $142,000  was  accrued  and is  included  in due to
affiliates in the accompanying balance sheet at March 31, 2002.

Beginning in 2001, the  Partnership  began insuring its properties up to certain
limits through coverage provided by AIMCO which is generally  self-insured for a
portion of losses and  liabilities  related  to workers  compensation,  property
casualty and vehicle liability. The Partnership insures its properties above the
AIMCO  limits  through  insurance  policies  obtained  by  AIMCO  from  insurers
unaffiliated with the Corporate  General Partner.  During the three months ended
March  31,  2002  and  2001,  the  Partnership  paid  AIMCO  and its  affiliates
approximately  $102,000 and $125,000,  respectively,  for insurance coverage and
fees associated with policy claims administration.

Note D - Legal Proceedings

In March 1998, several putative  unitholders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the Partnership,  its Corporate  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purports  to  assert  claims  on  behalf  of a class  of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  which are named as nominal  defendants,  challenging,  among other
things,  the  acquisition  of interests  in certain  Corporate  General  Partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged  into AIMCO.  The  plaintiffs  seek  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
On June 25, 1998, the Corporate General Partner filed a motion seeking dismissal
of the action.  In lieu of responding  to the motion,  the  plaintiffs  filed an
amended complaint.  The Corporate General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Corporate  General Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Corporate  General  Partner and its  affiliates  filed a
demurrer to the third amended  complaint.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Corporate General Partner and affiliated defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.  The  Corporate  General  Partner  and  affiliated
defendants oppose the motion. On April 29, 2002, the Court heard argument on the
motion and ordered  further  briefing  after which time the matter will be taken
under submission. The Court has set the matter for trial in January 2003.

During the third  quarter of 2001, a complaint  (the "Heller  action") was filed
against  the same  defendants  that are named in the  Nuanes  action,  captioned
Heller v. Insignia Financial Group. On or about August 6, 2001, plaintiffs filed
a first amended  complaint.  The first amended complaint in the Heller action is
brought as a purported  derivative  action,  and asserts  claims for among other
things  breach  of  fiduciary  duty;  unfair  competition;   conversion,  unjust
enrichment;  and judicial  dissolution.  Plaintiffs in the Nuanes action filed a
motion to  consolidate  the Heller action with the Nuanes action and stated that
the Heller action was filed in order to preserve the derivative claims that were
dismissed  without  leave to amend in the Nuanes action by the Court order dated
July 10, 2001. On October 5, 2001, the Corporate  General Partner and affiliated
defendants  moved to strike the first  amended  complaint  in its  entirety  for
violating  the Court's July 10, 2001 order  granting in part and denying in part
defendants'  demurrer in the Nuanes action, or alternatively,  to strike certain
portions of the complaint based on the statute of limitations.  Other defendants
in the action  demurred to the fourth  amended  complaint,  and,  alternatively,
moved to strike the complaint. On December 11, 2001, the court heard argument on
the motions  and took the matters  under  submission.  On February 4, 2002,  the
Court  served  notice of its order  granting  defendants'  motion to strike  the
Heller complaint as a violation of its July 10, 2001 order in the Nuanes action.
On March 27, 2002,  the plaintiffs  filed a notice  appealing the order striking
the complaint.

The Corporate General Partner does not anticipate that any costs,  whether legal
or  settlement  costs,  associated  with  these  cases will be  material  to the
Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.


<PAGE>




Item 2.     Management's Discussion and Analysis or Plan of Operation

The  matters  discussed  in this Form  10-QSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions,   competitive  and  regulatory   matters,   etc.)  detailed  in  the
disclosures  contained  in this  Form  10-QSB  and the  other  filings  with the
Securities and Exchange Commission made by the Registrant from time to time. The
discussion of the  Registrant's  business and results of  operations,  including
forward-looking  statements  pertaining  to such  matters,  does not  take  into
account the effects of any changes to the  Registrant's  business and results of
operations.  Accordingly,  actual  results  could differ  materially  from those
projected in the forward-looking  statements as a result of a number of factors,
including those identified herein.

The Partnership's investment properties consist of five apartment complexes. The
following  table sets forth the average  occupancy of the properties for each of
the three months ended March 31, 2002 and 2001:

                                                            Average
                                                           Occupancy
       Property                                        2002          2001

       Rocky Creek Apartments
         Augusta, Georgia                              87%            97%

       Carriage House Apartments
         Gastonia, North Carolina                      91%            86%

       Nottingham Square Apartments
         Des Moines, Iowa                              96%            94%

       River Reach Apartments
         Jacksonville, Florida                         97%            97%

       Village Garden Apartments
         Fort Collins, Colorado                        93%            95%

The increase in average  occupancy at Carriage House Apartments is attributed to
a more aggressive marketing  campaign  and rental  concessions.  The decrease in
average occupancy at Rocky Creek is due to more tenants purchasing homes instead
of renting due to low interest rates.

Results of Operations

The  Partnership  realized  net income of  approximately  $226,000 for the three
months ended March 31, 2002,  compared to net income of  approximately  $292,000
for the three months ended March 31, 2001.  The decrease in net income is due to
the   reduction   in  2001  of   certain   accruals   related  to  the  sale  of
Foxfire/Barcelona  Apartments  during  2000  which is  included  in income  from
discontinued  operations.  Effective  January 1, 2002, the  Partnership  adopted
Statement  of  Financial  Accounting  Standards  No.  144,  "Accounting  for the
Impairment or Disposal of Long-Lived  Assets",  which established  standards for
the way that public business  enterprises  report  information  about long-lived
assets that are either being held for sale or have  already been  disposed of by
sale or other means.  The standard  requires  that results of  operations  for a
long-lived  asset that is being held for sale or has already been disposed of be
reported as a  discontinued  operation  on the  statement  of  operations.  As a
result, the accompanying statements of operations have been restated as of March
31, 2001 to reflect the  operations  of  Foxfire/Barcelona  Apartments as income
from discontinued operations.

The Partnership  recognized  income from continuing  operations of approximately
$226,000  for the three  months  ended March 31,  2002,  compared to income from
continuing operations of approximately $160,000 for the three months ended March
31,  2001.  The  increase  in income  from  continuing  operations  is due to an
increase in total  revenues  and a decrease in total  expenses.  Total  revenues
increased  due to an  increase  in rental  income  offset by a decrease in other
income.  Rental income  increased due to an increase in average  rental rates at
Village Garden, Nottingham Square, and River Reach Apartments and an increase in
occupancy at Carriage  House and Nottingham  Apartments,  which more than offset
the  decrease in  occupancy at Rocky Creek and Village  Garden  Apartments.  The
decrease in other income is due to a decrease in interest  income as a result of
lower average cash balances in interest bearing accounts  partially offset by an
increase in utility  reimbursements  and lease  cancellation fees at River Reach
Apartments.

Total expenses decreased due to decreases in operating expenses partially offset
by  increases  in  depreciation  and general and  administrative  expenses.  The
decrease  in  operating  expense is due to a  decrease  in  maintenance  expense
partially  offset  by  an  increase  in  insurance  expense.   The  decrease  in
maintenance  expense is primarily due to decreases in snow removal at Nottingham
Square  Apartments  and  contract  services at Carriage  House  Apartments.  The
increase in insurance  expense is due to increases in insurance  premiums at all
of the investment  properties.  Depreciation  expense  increased due to property
improvements and replacements placed in service during the past twelve months.

General and  administrative  expenses increased for the three months ended March
31, 2002 due to an increase in the  management  reimbursements  to the Corporate
General Partner allowed under the Partnership  Agreement  partially  offset by a
decrease in  administrative  expenses  necessary for the  administration  of the
Partnership. In addition to management reimbursements, costs associated with the
quarterly and annual  communications  with investors and regulatory agencies and
the annual audit  required by the  Partnership  Agreement  are also  included in
general and administrative expenses.

As part of the ongoing business plan of the Partnership,  the Corporate  General
Partner  monitors  the  rental  market  environment  of each  of its  investment
properties  to assess  the  feasibility  of  increasing  rents,  maintaining  or
increasing  occupancy  levels and protecting the  Partnership  from increases in
expenses.  As part of this plan,  the  Corporate  General  Partner  attempts  to
protect  the  Partnership  from the  burden of  inflation-related  increases  in
expenses by increasing  rents and  maintaining a high overall  occupancy  level.
However,  due to  changing  market  conditions,  which can  result in the use of
rental  concessions and rental reductions to offset softening market conditions,
there is no guarantee that the Corporate General Partner will be able to sustain
such a plan.

Liquidity and Capital Resources

At  March  31,  2002,  the  Partnership   held  cash  and  cash  equivalents  of
approximately  $477,000 compared to approximately  $1,176,000 at March 31, 2001.
Cash and cash  equivalents  decreased  approximately  $88,000 since December 31,
2001 due to  approximately  $228,000 and $359,000 of cash used in financing  and
investing activities,  respectively,  partially offset by approximately $499,000
of cash  provided by operating  activities.  Cash used in  financing  activities
consisted of principal  payments on the mortgages  encumbering the Partnership's
properties. Cash used in investing activities consisted of property improvements
and  replacements  which were partially  offset by withdrawals  from  restricted
escrows  maintained by the mortgage lenders.  The Registrant invests its working
capital reserves in interest bearing accounts.

The sufficiency of existing  liquid assets to meet future  liquidity and capital
expenditure   requirements   is  directly   related  to  the  level  of  capital
expenditures  required at the investment  properties to adequately  maintain the
physical  assets and other operating needs of the Partnership and to comply with
Federal, state, local, legal, and regulatory requirements.  Capital improvements
planned for each of the Registrant's properties are detailed below.

Rocky Creek Apartments

During  the  three  months  ended  March 31,  2002,  the  Partnership  completed
approximately   $33,000  in  capital  improvements  at  Rocky  Creek  Apartments
primarily consisting of floor covering  replacements,  plumbing enhancements and
appliance  replacements.  The improvements were funded from operating cash flow.
Capital improvements of approximately  $43,000 have been budgeted for 2002 which
include  plumbing  enhancements  and floor covering and appliance  replacements.
Additional  improvements  may be  considered  and will  depend  on the  physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

Carriage House Apartments

During  the  three  months  ended  March 31,  2002,  the  Partnership  completed
approximately  $25,000 in capital  improvements  at  Carriage  House  Apartments
primarily  consisting of floor covering  replacements,  interior  decoration and
plumbing enhancements.  These improvements were funded from operating cash flow.
Capital improvements of approximately  $63,000 have been budgeted for 2002 which
include floor covering replacements, water submetering project, air conditioning
unit upgrades and interior decoration. Additional improvements may be considered
and will depend on the physical condition of the property as well as replacement
reserves and anticipated cash flow generated by the property.

Nottingham Square Apartments

During  the  three  months  ended  March 31,  2002,  the  Partnership  completed
approximately  $113,000 in capital  improvements at Nottingham Square Apartments
primarily  consisting  of floor  covering and  appliance  replacements  and fire
suppression  improvements.  These  improvements  were funded from operating cash
flow. Capital improvements of approximately $360,000 have been budgeted for 2002
which include floor covering replacements,  swimming pool improvements, fencing,
parking lot improvements and structural upgrades. Additional improvements may be
considered and will depend on the physical  condition of the property as well as
replacement reserves and anticipated cash flow generated by the property.

River Reach Apartments

During  the  three  months  ended  March 31,  2002,  the  Partnership  completed
approximately   $93,000  in  capital  improvements  at  River  Reach  Apartments
primarily  consisting of floor covering and appliance  replacements,  structural
improvements,  exterior painting and recreational facility  enhancements.  These
improvements were funded from operating cash and replacement  reserves.  Capital
improvements of approximately $246,000 have been budgeted for 2002 which include
floor  covering and appliance  replacements,  interior  decoration,  landscaping
improvements,   exterior  painting,   and  plumbing   enhancements.   Additional
improvements may be considered and will depend on the physical  condition of the
property as well as replacement  reserves and anticipated cash flow generated by
the property.


<PAGE>



Village Garden Apartments

During  the  three  months  ended  March 31,  2002,  the  Partnership  completed
approximately  $26,000 in capital  improvements  at  Village  Garden  Apartments
primarily consisting of floor covering replacements, electrical improvements and
appliance  replacements.  These improvements were funded from operating cash and
replacement reserves.  Capital improvements of approximately  $113,000 have been
budgeted  for 2002 which  include  floor  covering and  appliance  replacements,
fitness equipment and water heater replacements.  Additional improvements may be
considered and will depend on the physical  condition of the property as well as
replacement reserves and anticipated cash flow generated by the property.

The additional  capital  expenditures will be incurred only if cash is available
from  operations  and  Partnership  reserves.  To the extent that such  budgeted
capital improvements are completed, the Registrant's distributable cash flow, if
any, may be adversely affected at least in the short term.

The Partnership's  current assets are thought to be sufficient for any near term
needs  (exclusive  of capital  improvements)  of the  Partnership.  Exclusive of
Village   Garden's   mortgage,   the  mortgage   indebtedness  of  approximately
$16,498,000,  net of  discounts,  has a maturity  date of November 2002 at which
time  balloon  payments  totaling  $16,158,000  are due. The  Corporate  General
Partner will attempt to refinance such  indebtedness  and/or sell the properties
prior to such maturity date. If the properties  cannot be refinanced or sold for
a sufficient  amount,  the Partnership will risk losing such properties  through
foreclosure.  During the three  months  ended March 31,  2002,  the  Partnership
recognized   approximately   $2,006,000  in  total  revenues  and  approximately
$1,844,000  in total  expense at the  investment  properties  which have balloon
payments  due in  2002.  Loss  of  such  properties  through  foreclosure  would
represent a substantial portion of the Partnership's operations.

The mortgage  encumbering Village Garden Apartments of approximately  $4,395,000
matures in January  2021 at which time the  mortgage  is  scheduled  to be fully
amortized.

The Partnership  distributed the following amounts during the three months ended
March 31, 2002 and 2001 (in thousands except per unit data):

<TABLE>
<CAPTION>

                     Three Months     Per Limited      Three Months     Per Limited
                        Ended         Partnership         Ended         Partnership
                    March 31, 2002        Unit        March 31, 2001        Unit

<S>                      <C>              <C>             <C>              <C>
Operations               $ --             $ --            $1,305           $30.53
Sale (1)                    --               --              839            19.82
                         $ --             $ --            $2,144           $50.35
</TABLE>

(1)   From the sale of Foxfire/Barcelona Apartments in 2000.

Future cash  distributions  will depend on the levels of net cash generated from
operations,   the  availability  of  cash  reserves,  and  the  timing  of  debt
maturities,   refinancings,   and/or  property  sales.  The  Partnership's  cash
available  for  distribution  is  reviewed on a monthly  basis.  There can be no
assurance that the Partnership  will generate  sufficient funds from operations,
after required  capital  improvements,  to permit  distributions to its partners
during the remainder of 2002 or subsequent periods. In addition, the Partnership
is restricted from making distributions if the amount in the reserve account for
each property  maintained by the mortgage lender for four of the five properties
is less than $400 per apartment  unit at each  property.  At March 31, 2002, the
reserve account was adequately funded with a balance of approximately $822,000.


<PAGE>


                           PART II - OTHER INFORMATION


ITEM 1.     LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the Partnership,  its Corporate  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purports  to  assert  claims  on  behalf  of a class  of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  which are named as nominal  defendants,  challenging,  among other
things,  the  acquisition  of interests  in certain  Corporate  General  Partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged  into AIMCO.  The  plaintiffs  seek  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
On June 25, 1998, the Corporate General Partner filed a motion seeking dismissal
of the action.  In lieu of responding  to the motion,  the  plaintiffs  filed an
amended complaint.  The Corporate General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Corporate  General Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Corporate  General  Partner and its  affiliates  filed a
demurrer to the third amended  complaint.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Corporate General Partner and affiliated defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.  The  Corporate  General  Partner  and  affiliated
defendants oppose the motion. On April 29, 2002, the Court heard argument on the
motion and ordered  further  briefing  after which time the matter will be taken
under submission. The Court has set the matter for trial in January 2003.

During the third  quarter of 2001, a complaint  (the "Heller  action") was filed
against  the same  defendants  that are named in the  Nuanes  action,  captioned
Heller v. Insignia Financial Group. On or about August 6, 2001, plaintiffs filed
a first amended  complaint.  The first amended complaint in the Heller action is
brought as a purported  derivative  action,  and asserts  claims for among other
things  breach  of  fiduciary  duty;  unfair  competition;   conversion,  unjust
enrichment;  and judicial  dissolution.  Plaintiffs in the Nuanes action filed a
motion to  consolidate  the Heller action with the Nuanes action and stated that
the Heller action was filed in order to preserve the derivative claims that were
dismissed  without  leave to amend in the Nuanes action by the Court order dated
July 10, 2001. On October 5, 2001, the Corporate  General Partner and affiliated
defendants  moved to strike the first  amended  complaint  in its  entirety  for
violating  the Court's July 10, 2001 order  granting in part and denying in part
defendants'  demurrer in the Nuanes action, or alternatively,  to strike certain
portions of the complaint based on the statute of limitations.  Other defendants
in the action  demurred to the fourth  amended  complaint,  and,  alternatively,
moved to strike the complaint. On December 11, 2001, the court heard argument on
the motions  and took the matters  under  submission.  On February 4, 2002,  the
Court  served  notice of its order  granting  defendants'  motion to strike  the
Heller complaint as a violation of its July 10, 2001 order in the Nuanes action.
On March 27, 2002,  the plaintiffs  filed a notice  appealing the order striking
the complaint.

The Corporate General Partner does not anticipate that any costs,  whether legal
or  settlement  costs,  associated  with  these  cases will be  material  to the
Partnership's overall operations.


<PAGE>



ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)   Exhibits:

                 None.

            b)   Reports on Form 8-K filed for the quarter ended March 31, 2002:

                 None.


<PAGE>


                                   SIGNATURES



In accordance with the  requirements of the Exchange Act, the registrant  caused
this  report to be  signed on its  behalf  by the  undersigned,  thereunto  duly
authorized.



                              SHELTER PROPERTIES VI

                                 By:     Shelter Realty VI Corporation
                                         Corporate General Partner

                                 By:     /s/Patrick J. Foye
                                         Patrick J. Foye
                                         Executive Vice President

                                 By:     /s/Martha L. Long
                                         Martha L. Long
                                         Senior Vice President
                                         and Controller

                               Date:     May 14, 2002