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

                                   Form 10-QSB

(Mark One)
[X]   QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
      ACT OF 1934

              For the quarterly period ended September 30, 2004

[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE EXCHANGE ACT

     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



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

                               September 30, 2004


<TABLE>
<CAPTION>

Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 559
   Receivables and deposits                                                      157
   Restricted escrows                                                            162
   Other assets                                                                  344
   Investment properties:
      Land                                                     $   741
      Buildings and related personal property                   13,944
                                                                14,685
      Less accumulated depreciation                             (9,649)        5,036
                                                                            $ 6,258

Liabilities and Partners' Capital (Deficiency)
Liabilities
   Accounts payable                                                          $ 395
   Tenant security deposit liabilities                                            45
   Accrued property taxes                                                         66
   Other liabilities                                                             170
   Due to affiliates (Note D)                                                    661
   Mortgage notes payable                                                      8,152

Partners' Capital (Deficiency)
   General partners                                             $ 198
   Limited partners (42,324 units issued and
      outstanding)                                              (3,429)       (3,231)
                                                                            $ 6,258


                See Accompanying Notes to Financial Statements
</TABLE>



<PAGE>





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


                                              Three Months Ended        Nine months Ended
                                                 September 30,            September 30,
                                               2004        2003         2004         2003
                                                        (Restated)                (Restated)
Revenues:
<S>                                           <C>          <C>         <C>          <C>
  Rental income                               $ 587        $ 565       $ 1,732      $ 1,662
  Other income                                    76           54          208          174
  Casualty gain (Note C)                          --           --           --           19
        Total revenues                           663          619        1,940        1,855

Expenses:
  Operating                                      434          349        1,064          901
  General and administrative                      67           81          197          264
  Depreciation                                   144          148          451          450
  Interest                                       108          108          325          319
  Property taxes                                  33           38          105          114
        Total expenses                           786          724        2,142        2,048

Loss from continuing operations                 (123)        (105)        (202)        (193)

(Loss) income from discontinued
  operations (Note A)                         (2,725)           8       (2,649)         366
Gain on sale of discontinued
  operations (Note E)                         24,356           --       24,356           --
Net income (loss)                            $21,508       $ (97)      $21,505       $ 173

Net income (loss) allocated to
  general partners (1%)                       $ 215        $ (1)        $ 215         $ 2
Net income (loss) allocated to
  limited partners (99%)                      21,293          (96)      21,290          171

                                             $21,508       $ (97)      $21,505       $ 173
Per limited partnership unit:
  Loss from continuing operations            $ (2.86)     $ (2.46)     $ (4.73)     $ (4.51)
  (Loss) income from discontinued
    operations                                (63.75)        0.19       (61.95)        8.55
  Gain on sale of discontinued
   operations                                 569.70           --       569.70           --
Net income (loss) per limited
  partnership unit                           $503.09      $ (2.27)     $503.02      $ 4.04

Distributions per limited partnership
  unit                                       $425.27      $ 30.76      $425.27      $ 65.09

                See Accompanying Notes to Financial Statements
</TABLE>



<PAGE>





                            SHELTER PROPERTIES VI
            STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIENCY)
                                   (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, 2003                    42,324        $ (16)      $(6,720)   $(6,736)

Distributions to partners                                 (1)     (17,999)   (18,000)

Net income for the nine months
   ended September 30, 2004                 --           215       21,290     21,505

Partners' capital (deficiency)
   at September 30, 2004                42,324        $ 198       $(3,429)   $(3,231)

                See Accompanying Notes to Financial Statements
</TABLE>



<PAGE>



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

<TABLE>
<CAPTION>

                                                                    Nine Months Ended
                                                                      September 30,
                                                                      2004      2003
Cash flows from operating activities:
<S>                                                                <C>           <C>
  Net income                                                       $21,505       $ 173
  Adjustments to reconcile net income to net
   cash provided by operating activities:
     Depreciation                                                      863          967
     Amortization of loan costs                                         46           49
     Gain on sale of discontinued operations                       (24,356)          --
     Loss on early extinguishment of debt                            2,727           --
     Casualty gain                                                      --          (19)
     Change in accounts:
      Receivables and deposits                                          21           87
      Other assets                                                     (54)         (86)
      Accounts payable                                                  55         (152)
      Tenant security deposit liabilities                              (46)           7
      Accrued property taxes                                           (25)         227
      Due to affiliates                                                 86           --
      Other liabilities                                               (410)          17
           Net cash provided by operating activities                   412        1,270

Cash flows from investing activities:
  Property improvements and replacements                              (317)        (411)
  Net withdrawals from restricted escrows                               85          505
  Proceeds from the sale of discontinued operations                 31,038           --
  Insurance proceeds received                                           --           25
           Net cash provided by investing activities                30,806          119

Cash flows from financing activities:
  Repayment of mortgage note payable                               (10,091)          --
  Loan costs paid                                                       --          (18)
  Payments on mortgage notes payable                                  (366)        (349)
  Prepayment penalty paid                                           (2,457)          --
  Distributions to partners                                        (18,000)      (2,769)
  Advances from affiliates                                             250           --
  Repayment of advances from affiliates                               (250)          --
           Net cash used in financing activities                   (30,914)      (3,136)

Net increase (decrease) in cash and cash equivalents                   304       (1,747)
Cash and cash equivalents at beginning of period                       255        2,041

Cash and cash equivalents at end of period                          $ 559        $ 294

Supplemental disclosure of cash flow information:
  Cash paid for interest                                            $ 846        $ 913
  Property improvements and replacements included in
    accounts payable                                                 $ 25        $ --

Included in property  improvements  and  replacements  for the nine months ended
September 30, 2004 are approximately $66,000 of improvements which were included
in accounts payable at December 31, 2003.

                See Accompanying Notes to Financial Statements
</TABLE>



<PAGE>




                              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. The  non-corporate
general partner,  AIMCO Properties,  L.P., is also an affiliate of AIMCO. 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 and nine month periods ended September
30, 2004, are not necessarily indicative of the results that may be expected for
the fiscal year ending December 31, 2004. 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, 2003.

In accordance with Statement of Financial Accounting Standards ("SFAS") No. 144,
"Accounting  for  the  Impairment  or  Disposal  of  Long-Lived   Assets",   the
accompanying  statements  of  operations  for the  three and nine  months  ended
September  30, 2003 have been  restated to reflect the  operations of Nottingham
Square and River Reach Apartments as (loss) income from discontinued operations.
The Partnership sold Nottingham  Square  Apartments to a third party in December
2002 and River Reach Apartments to a third party in August 2004.

Note B - Reconciliation of Cash Flows

The following,  as required by the Partnership Agreement, 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>

                                                               Nine Months Ended
                                                                September 30,
                                                             2004          2003
                                                                (in thousands)
<S>                                                         <C>           <C>
     Net cash provided by operating activities              $ 412         $ 1,270
       Payments on mortgage notes payable                     (366)          (349)
       Property improvements and replacements                 (317)          (411)
       Change in restricted escrows, net                        85            505
       Changes in reserves for net operating
         liabilities                                           373           (100)
       Additions to operating reserves                        (187)          (915)

     Net cash provided by operations                         $ --          $ --
</TABLE>

At  September  30,  2004  and  2003,  the  Corporate  General  Partner  reserved
approximately $187,000 and $915,000,  respectively, to fund capital improvements
at its properties.

Note C - Casualty Event

In August 2002,  Carriage  House  Apartments  experienced  an  electrical  fire,
causing damage to two units and an outside storage building.  A casualty gain of
approximately  $19,000 was recorded  during the nine months ended  September 30,
2003, due to the receipt of insurance  proceeds of approximately  $25,000 net of
the write off of undepreciated damaged assets of approximately $6,000.

Note D - Transactions with Affiliated Parties

The  Partnership  has no employees and depends 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 Partnership's  properties as compensation for providing
property   management   services.   The  Partnership  paid  to  such  affiliates
approximately $199,000 and $197,000 for the nine months ended September 30, 2004
and 2003,  respectively,  which is included  in  operating  expenses  and (loss)
income from discontinued operations.

Affiliates  of  the  Corporate   General  Partner  charged   reimbursements   of
accountable  administrative  expenses  amounting to  approximately  $134,000 and
$212,000 for the nine months ended  September  30, 2004 and 2003,  respectively,
which are  included  in  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  $5,000 and $16,000 for the nine months ended  September  30, 2004
and 2003, respectively.  The construction management service fees are calculated
based  on a  percentage  of  current  additions  to  investment  properties.  At
September 30, 2004,  approximately  $3,000 of these  expenses are payable to the
Corporate General Partner and are included in due to affiliates.

Pursuant  to the  Partnership  Agreement  and in  connection  with  the  sale of
Foxfire/Barcelona  Village during 2000, Nottingham Square Apartments in December
2002, and River Reach  Apartments in August 2004, 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 combined fees of approximately  $658,000 have been accrued and
are included in due to affiliates.

During the nine months ended  September  30, 2004, an affiliate of the Corporate
General  Partner  advanced  the  Partnership  approximately  $250,000  to  cover
additional costs related to the sale of Nottingham Square  Apartments.  Interest
was  charged at prime plus 1% (5.75% at  September  30,  2004) and  amounted  to
approximately  $3,000.  The entire  balance of the loan plus interest was repaid
during the same period.  No such advances were made during the nine months ended
September 30, 2003.

The  Partnership  insures 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 nine months ended September 30, 2004 and
2003,  the  Partnership  was charged by AIMCO and its  affiliates  approximately
$76,000 and $75,000,  respectively,  for insurance  coverage and fees associated
with policy claims and administration.

Note E - Sale of Investment Property

On August 30, 2004, the Partnership sold River Reach Apartments to a third party
for approximately  $31,683,000.  After payment of closing costs of approximately
$645,000,  the net  proceeds  received  by the  Partnership  were  approximately
$31,038,000.  The  Partnership  used a  portion  of the  proceeds  to repay  the
mortgage encumbering the property of approximately $10,091,000.  The sale of the
property  resulted  in a gain  on the  sale  of  approximately  $24,356,000.  In
addition,  the Partnership  recorded a loss on early  extinguishment  of debt of
approximately $2,727,000, as a result of the write off of unamortized loan costs
and a prepayment  penalty,  which is included in (loss) income from discontinued
operations.  The results of the property's  operations for the nine months ended
September 30, 2004 and 2003 of approximately $78,000 and $99,000,  respectively,
are included in (loss) income from discontinued  operations and include revenues
of approximately $1,891,000 and $2,165,000, respectively.

Note F - Distributions

During the nine months ended  September 30, 2004, the  Partnership  declared and
paid a  distribution  of  approximately  $17,900,000  (or  $422.93  per  limited
partnership  unit) to the limited partners from the sale proceeds of River Reach
Apartments.   Also  during  the  nine  months  ended  September  30,  2004,  the
Partnership  declared and paid a distribution  from operations of  approximately
$100,000  (approximately  $99,000 to the  limited  partners or $2.34 per limited
partnership  unit).  During  the nine  months  ended  September  30,  2003,  the
Partnership  declared and paid a distribution  of  approximately  $1,328,000 (or
$31.37 per  limited  partnership  unit) to the limited  partners  from the sales
proceeds of  Nottingham  Square  Apartments.  Also during the nine months  ended
September  30,  2003,  the  Partnership  declared  and paid  distributions  from
operations of approximately $1,441,000  (approximately $1,427,000 to the limited
partners or $33.72 per limited partnership unit).

Note G - Contingencies

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
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that 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 that 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  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition,  during the third quarter of 2001, a complaint  captioned Heller v.
Insignia  Financial  Group (the  "Heller  action")  was filed  against  the same
defendants  that are named in the  Nuanes  action.  On or about  August 6, 2001,
plaintiffs filed a first amended  complaint.  The Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a court  appointed
appraiser. An affiliate of the Corporate General Partner has also agreed to make
at least one round of tender offers to purchase all of the partnership interests
in the Partnerships within one year of final approval,  if it is granted, and to
provide  partners with the independent  appraisals at the time of these tenders.
The proposed  settlement also provided for the limitation of the allowable costs
which  the  Corporate   General  Partner  or  its  affiliates  will  charge  the
Partnerships  in connection with this litigation and imposes limits on the class
counsel  fees and  costs in this  litigation.  On April  11,  2003,  notice  was
distributed  to  limited   partners   providing  the  details  of  the  proposed
settlement.

On June 13, 2003, the court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
("Objector") filed an appeal (the "Appeal") seeking to vacate and/or reverse the
order approving the settlement and entering  judgment  thereto.  On November 24,
2003,  the Objector  filed an  application  requesting  the court order AIMCO to
withdraw settlement tender offers it had commenced,  refrain from making further
offers  pending  the appeal and auction  any units  tendered  to third  parties,
contending  that the offers did not  conform  with the terms of the  settlement.
Counsel  for the  Objector  (on behalf of another  investor)  had  alternatively
requested the court take certain action  purportedly to enforce the terms of the
settlement agreement. On December 18, 2003, the court heard oral argument on the
motions  and denied them both in their  entirety.  The  Objector  filed a second
appeal challenging the court's use of a referee and its order requiring Objector
to pay those fees.

On January 28, 2004,  the  Objector  filed his opening  brief in the Appeal.  On
April 23,  2004,  the  Corporate  General  Partner  and its  affiliates  filed a
response  brief in support  of the  settlement  and the  judgment  thereto.  The
plaintiffs  have also  filed a brief in support  of the  settlement.  On June 4,
2004,  Objector filed a reply to the briefs  submitted by the Corporate  General
Partner and  Plaintiffs.  In addition  both the  Objector and  plaintiffs  filed
briefs in  connection  with the second  appeal.  The Court of Appeals heard oral
argument  on both  appeals on  September  22,  2004 and took the  matters  under
submission.

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

On August 8, 2003 AIMCO Properties  L.P., an affiliate of the Corporate  General
Partner,  was served  with a  complaint  in the United  States  District  Court,
District of Columbia alleging that AIMCO Properties L.P.  willfully violated the
Fair Labor Standards Act ("FLSA") by failing to pay maintenance workers overtime
for all  hours  worked  in  excess  of forty  per  week.  On  March 5,  2004 the
plaintiffs filed an amended complaint also naming NHP Management Company,  which
is also an affiliate of the Corporate  General Partner.  The complaint is styled
as a Collective  Action under the FLSA and seeks to certify state  subclasses in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The defendants have filed an answer to the amended complaint denying
the  substantive  allegations.  Some  discovery  has taken place and  settlement
negotiations  continue.  Although the outcome of any  litigation  is  uncertain,
AIMCO  Properties,  L.P. does not believe that the ultimate  outcome will have a
material  adverse  effect on its financial  condition or results of  operations.
Similarly,  the  Corporate  General  Partner  does not believe that the ultimate
outcome  will have a  material  adverse  effect on the  Partnership's  financial
condition or results of operations.

The  Partnership  is unaware  of any other  pending  or  outstanding  litigation
matters  involving  it or its  investment  properties  that are not of a routine
nature arising in the ordinary course of business.

As  previously  disclosed,  the  Central  Regional  Office of the United  States
Securities  and  Exchange   Commission   (the  "SEC")  is  conducting  a  formal
investigation relating to certain matters.  Although the staff of the SEC is not
limited  in the  areas  that it may  investigate,  AIMCO  believes  the areas of
investigation include AIMCO's miscalculated monthly net rental income figures in
third quarter 2003,  forecasted  guidance,  accounts payable,  rent concessions,
vendor  rebates,  capitalization  of payroll and certain  other  costs,  and tax
credit  transactions.  AIMCO is cooperating  fully. AIMCO is not able to predict
when the matter  will be  resolved.  AIMCO does not  believe  that the  ultimate
outcome  will  have a  material  adverse  effect on its  consolidated  financial
condition or results of operations. Similarly, the Managing General Partner does
not believe that the ultimate outcome will have a material adverse effect on the
Partnership's consolidated financial condition or results of operations.


<PAGE>




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

The matters discussed in this report contain certain forward-looking statements,
including, without limitation, statements regarding future financial performance
and the effect of government  regulations.  Actual results may differ materially
from those described in the forward-looking statements and will be affected by a
variety of risks and factors including,  without limitation:  national and local
economic  conditions;  the terms of  governmental  regulations  that  affect the
Registrant and interpretations of those regulations; the competitive environment
in which the Registrant operates;  financing risks, including the risk that cash
flows from operations may be insufficient to meet required payments of principal
and interest;  real estate risks, including variations of real estate values and
the general  economic  climate in local markets and  competition  for tenants in
such markets;  litigation,  including  costs  associated  with  prosecuting  and
defending  claims  and  any  adverse   outcomes,   and  possible   environmental
liabilities.   Readers  should  carefully  review  the  Registrant's   financial
statements and the notes thereto,  as well as the risk factors  described in the
documents  the  Registrant  files  from  time to time  with the  Securities  and
Exchange Commission.

The Partnership's  investment  properties consist of three apartment  complexes.
The following table sets forth the average  occupancy of the properties for each
of the nine months ended September 30, 2004 and 2003:

                                                           Average
                                                          Occupancy
       Property                                        2004          2003

       Rocky Creek Apartments
         Augusta, Georgia                              95%            94%

       Carriage House Apartments (1)
         Gastonia, North Carolina                      93%            86%

       Village Gardens Apartments (1)
         Fort Collins, Colorado                        84%            72%

(1)   The Corporate General Partner attributes the increase in average occupancy
      at Carriage House and Village  Gardens  Apartments to increased  marketing
      efforts by the local management at the properties.

The  Partnership's  financial  results depend upon a number of factors including
the  ability to attract  and  maintain  tenants  at the  investment  properties,
interest  rates on mortgage  loans,  costs  incurred  to operate the  investment
properties,  general  economic  conditions  and weather.  As part of the ongoing
business plan of the  Partnership,  the Corporate  General Partner  monitors the
rental market environment 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,  the Corporate  General Partner may use
rental  concessions  and  rental  rate  reductions  to offset  softening  market
conditions,  accordingly,  there  is no  guarantee  that the  Corporate  General
Partner will be able to sustain such a plan.  Further,  a number of factors that
are outside the control of the  Partnership  such as the local economic  climate
and weather can  adversely  or  positively  affect the  Partnership's  financial
results.

Results of Operations

The partnership realized net income of approximately $21,508,000 and $21,505,000
for the three and nine months ended September 30, 2004,  respectively,  compared
to a net loss of approximately $97,000 and net income of approximately  $173,000
for the three and nine  months  ended  September  30,  2003,  respectively.  The
increase in net income for both  periods is  primarily  due to the sale of River
Reach Apartments during the third quarter of 2004.

On August 30, 2004, the Partnership sold River Reach Apartments to a third party
for approximately  $31,683,000.  After payment of closing costs of approximately
$645,000,  the net  proceeds  received  by the  Partnership  were  approximately
$31,038,000.  The  Partnership  used a  portion  of the  proceeds  to repay  the
mortgage encumbering the property of approximately $10,091,000.  The sale of the
property  resulted  in a gain  on the  sale  of  approximately  $24,356,000.  In
addition,  the Partnership  recorded a loss on early  extinguishment  of debt of
approximately $2,727,000, as a result of the write off of unamortized loan costs
and a prepayment  penalty,  which is included in (loss) income from discontinued
operations.

In accordance with Statement of Financial Accounting Standards ("SFAS") No. 144,
"Accounting   for  the  Impairment  or  Disposal  of  Long-Lived   Assets"'  the
accompanying  statements  of  operations  for the  three and nine  months  ended
September 30, 2003 have been  restated to reflect the  operations of River Reach
Apartments as (loss) income from discontinued  operations due to the properties'
sales in December 2002 and August 2004, respectively.

Loss from discontinued operations is approximately ($2,725,000) and ($2,649,000)
for the three and nine months ended  September  30, 2004,  respectively.  Income
from discontinued operations was approximately $8,000 and $366,000 for the three
and nine months ended September 30, 2003,  respectively.  Included in the (loss)
income from discontinued  operations are revenues of approximately  $461,000 and
$1,891,000 for the three and nine months ended September 30, 2004, respectively,
and  approximately  $733,000 and  $2,165,000 for the three and nine months ended
September  30, 2003,  respectively,  for River Reach  Apartments,  which sold in
August 2004. In addition,  the income from discontinued  operations for the nine
months  ended   September  30,  2003  includes  a  refund  of  property  tax  of
approximately  $193,000 and the write off of expense  reserves of  approximately
$74,000 for  Nottingham  Square  Apartments,  which sold in December  2002.  The
increase in loss from  discontinued  operations  for both periods was due to the
loss on early extinguishment of debt as discussed above.

The Partnership  recognized a loss from continuing  operations of  approximately
$123,000 and $202,000  for the three and nine months ended  September  30, 2004,
compared to a loss of approximately $105,000 and $193,000 for the three and nine
months ended September 30, 2003. The increase in loss from continuing operations
for both the  three and nine  months  ended  September  30,  2004,  is due to an
increase in total expenses  partially  offset by an increase in total  revenues.
Total  expenses  increased  due to an increase in operating  expenses  partially
offset by a decrease in general and administrative expenses.  Operating expenses
increased  due  to  increases  in  property,  maintenance,  administrative,  and
advertising  expenses.  Property expense increased primarily due to increases in
salaries and related  benefits at Carriage  House  Apartments,  and utilities at
Village Gardens  Apartments.  Maintenance  expense increased primarily due to an
increase in  contract  services at Village  Gardens  Apartments.  Administrative
expense  increased  primarily due to an increase in training and travel expense,
collection and eviction  services,  and common area cleaning services at Village
Gardens   Apartments.   Advertising  expense  increased  due  to  newspaper  and
periodical advertising at Village Gardens Apartments.

General  and  administrative  expenses  decreased  for the three and nine months
ended September 30, 2004 due to a decrease in the costs of services  included in
management  reimbursements to the Corporate General Partner as allowed under the
Partnership Agreement.  Also included in general and administrative expenses for
both  September  30, 2004 and 2003 are costs  associated  with the quarterly and
annual  communications  with  investors and  regulatory  agencies and the annual
audit required by the Partnership Agreement.

Total revenues  increased for both the three and nine months ended September 30,
2004 due to  increases  in rental and other  income.  For the nine months  ended
September 30, 2004 the increases were partially offset by a decrease in casualty
gain.  Rental  income  increased  due to  increases  in  occupancy at all of the
Partnership's  properties and an increase in average rental rates at Rocky Creek
Apartments,  partially  offset by reduced  rental  rates at Village  Gardens and
Carriage House Apartments.  Other income increased  primarily due to an increase
in lease  cancellation  fees and utility  reimbursements at Villages Gardens and
Carriage House Apartments.

In August 2002,  Carriage  House  Apartments  experienced  an  electrical  fire,
causing damage to two units and an outside storage building.  A casualty gain of
approximately  $19,000 was recorded  during the nine months ended  September 30,
2003, due to the receipt of insurance  proceeds of approximately  $25,000 net of
the write off of undepreciated damaged assets of approximately $6,000.

Liquidity and Capital Resources

At  September  30,  2004  the  Partnership  had cash  and  cash  equivalents  of
approximately $559,000 compared to approximately $294,000 at September 30, 2003.
Cash and cash equivalents  increased  approximately  $304,000 since December 31,
2003 due to approximately $30,806,000 and $412,000 of cash provided by investing
and  operating  activities,  respectively,  partially  offset  by  approximately
$30,914,000  of cash used in financing  activities.  Cash  provided by investing
activities consisted of proceeds from the sale of River Reach Apartments and net
withdrawals  from  restricted  escrow  accounts,  partially  offset by  property
improvements and replacements.  Cash used in financing  activities  consisted of
repayment of the mortgage encumbering River Reach Apartments, principal payments
made on the  mortgages  encumbering  the  Partnership's  properties,  prepayment
penalties paid,  distributions paid to partners,  and repayments on advance from
affiliates,  partially  offset by  advances  from  affiliates.  The  Partnership
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  properties  to  adequately  maintain the physical
assets and other  operating needs of the Partnership and to comply with Federal,
state,  and local  legal and  regulatory  requirements.  The  Corporate  General
Partner  monitors  developments in the area of legal and regulatory  compliance.
For example,  the  Sarbanes-Oxley  Act of 2002  mandates or suggests  additional
compliance  measures  with  regard to  governance,  disclosure,  audit and other
areas.  In light of these changes,  the  Partnership  expects that it will incur
higher expenses related to compliance, including increased legal and audit fees.
Capital  improvements  planned  for  each of the  Partnership's  properties  are
detailed below.

Rocky Creek Apartments

During the nine months ended  September  30,  2004,  the  Partnership  completed
approximately   $46,000  in  capital  improvements  at  Rocky  Creek  Apartments
primarily consisting of floor covering replacements, furniture and fixtures, and
air conditioning unit upgrades. The improvements were funded from operating cash
flow. The Partnership  evaluates the capital  improvement  needs of the property
during the year and  currently  expects to  complete  an  additional  $20,000 in
capital   improvements   during  the  remainder  of  2004.   Additional  capital
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 nine months ended  September  30,  2004,  the  Partnership  completed
approximately  $20,000 in capital  improvements  at  Carriage  House  Apartments
primarily consisting of floor covering replacements,  swimming pool repairs, and
plumbing fixtures.  These improvements were funded from operating cash flow. The
Partnership  evaluates the capital  improvement needs of the property during the
year and  currently  expects  to  complete  an  additional  $36,000  in  capital
improvements during the remainder of 2004.  Additional capital  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 nine months ended  September  30,  2004,  the  Partnership  completed
approximately  $130,000  in  capital  improvements  at  River  Reach  Apartments
primarily  consisting  of floor  covering  replacements,  plumbing  fixtures and
furniture and fixtures. These improvements were funded from replacement reserves
and operating cash flow. The Partnership  sold River Reach Apartments to a third
party during the third quarter of 2004.

Village Gardens Apartments

During the nine months ended  September  30,  2004,  the  Partnership  completed
approximately  $80,000 in capital  improvements  at Village  Gardens  Apartments
consisting primarily of water heater upgrades, floor covering replacements,  and
landscaping.  These  improvements  were funded  from  operating  cash flow.  The
Partnership  evaluates the capital  improvement needs of the property during the
year  and  currently  expects  to  complete  an  additional  $9,000  in  capital
improvements during the remainder of 2004.  Additional capital  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 Partnership's  distributable cash flow,
if any, may be adversely affected at least in the short term.

The  Partnership's  assets are thought to be sufficient  for any near term needs
(exclusive of capital improvements) of the Partnership. The mortgage encumbering
Village Gardens Apartments of approximately  $4,094,000 matures in January 2021,
at which time the  mortgage is scheduled to be fully  amortized.  The  mortgages
encumbering Rocky Creek and Carriage House Apartments aggregating  approximately
$4,058,000  have a maturity  date of  September  1, 2007 at which  time  balloon
payments  totaling  approximately  $3,736,000  are due.  The  Corporate  General
Partner has the option to extend the  maturity  on the Rocky Creek and  Carriage
House Apartments  loans for another five years.  After that period the Corporate
General  Partner  will attempt to refinance  such  indebtedness  and/or sell the
properties  prior to the optional  extended  maturity  date.  If the  properties
cannot be refinanced or sold, the  Partnership  will risk losing such properties
through foreclosure.


<PAGE>



The Partnership  distributed the following  amounts during the nine months ended
September 30, 2004 and 2003 (in thousands except per unit data):

<TABLE>
<CAPTION>

                     Nine Months                       Nine Months
                        Ended         Per Limited         Ended         Per Limited
                    September 30,     Partnership     September 30,     Partnership
                         2004             Unit             2003             Unit

<S>                     <C>              <C>              <C>              <C>
Operations              $ 100            $ 2.34           $1,441           $33.72
Sale (1)                    --               --            1,328            31.37
Sale (2)                17,900           422.93               --               --
                       $18,000          $425.27           $2,769           $65.09
</TABLE>

(1) Proceeds from the sale of Nottingham Square Apartments in December 2002. (2)
Proceeds from the sale of River Reach Apartments in August 2004.

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. 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. There can be no assurance that
the Partnership will generate  sufficient funds from operations,  after required
capital improvements, to permit further distributions to its partners during the
remainder of 2004 or subsequent periods.

Other

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates  owned 28,435 limited  partnership  units
(the "Units") in the Partnership representing 67.16% of the outstanding Units at
September  30,  2004. A number of these Units were  acquired  pursuant to tender
offers  made by  AIMCO  or its  affiliates.  It is  possible  that  AIMCO or its
affiliates will acquire  additional  Units in exchange for cash or a combination
of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO,
either through private  purchases or tender offers.  Pursuant to the Partnership
Agreement,  unitholders  holding a majority  of the Units are  entitled  to take
action with  respect to a variety of matters that  include,  but are not limited
to,  voting on certain  amendments  to the  Partnership  Agreement and voting to
remove the Corporate General Partner.  As a result of its ownership of 67.16% of
the outstanding Units, AIMCO and its affiliates are in a position to control all
such voting  decisions with respect to the  Partnership.  Although the Corporate
General  Partner  owes  fiduciary   duties  to  the  limited   partners  of  the
Partnership,  the Corporate  General Partner also owes fiduciary duties to AIMCO
as its sole  stockholder.  As a  result,  the  duties of the  Corporate  General
Partner,  as  managing  general  partner,  to the  Partnership  and its  limited
partners may come into conflict with the duties of the Corporate General Partner
to AIMCO as its sole stockholder.

Critical Accounting Policies and Estimates

The financial  statements are prepared in accordance with accounting  principles
generally  accepted in the United States,  which require the Partnership to make
estimates and  assumptions.  The  Partnership  believes that of its  significant
accounting  policies,  the following may involve a higher degree of judgment and
complexity.


<PAGE>



Impairment of Long-Lived Assets

Investment  properties  are  recorded at cost,  less  accumulated  depreciation,
unless  considered  impaired.  If  events  or  circumstances  indicate  that the
carrying  amount of a property may be  impaired,  the  Partnership  will make an
assessment of its  recoverability  by estimating  the  undiscounted  future cash
flows,  excluding  interest  charges,  of the property.  If the carrying  amount
exceeds the aggregate  future cash flows,  the  Partnership  would  recognize an
impairment  loss to the extent the carrying amount exceeds the fair value of the
property.

Real  property  investments  are  subject  to varying  degrees of risk.  Several
factors  may  adversely  affect  the  economic  performance  and  value  of  the
Partnership's investment properties.  These factors include, but are not limited
to, changes in national,  regional and local economic climate; local conditions,
such  as  an  oversupply  of  multifamily  properties;  competition  from  other
available  multifamily  property owners and changes in market rental rates.  Any
adverse  changes in these  factors could cause  impairment of the  Partnership's
assets.

Revenue Recognition

The Partnership generally leases apartment units for twelve-month terms or less.
Rental income  attributable to leases is recognized monthly as it is earned. The
Partnership  evaluates all accounts receivable from residents and establishes an
allowance, after the application of security deposits, for accounts greater than
30 days past due on current tenants and all receivables due from former tenants.
The Partnership will offer rental concessions during particularly slow months or
in response to heavy  competition from other similar  complexes in the area. Any
concessions  given at the inception of the lease are amortized  over the life of
the lease.

Item 3.     Controls and Procedures

(a) Disclosure Controls and Procedures.  The Partnership's management,  with the
participation of the principal executive officer and principal financial officer
of the Corporate  General Partner,  who are the equivalent of the  Partnership's
principal executive officer and principal financial officer,  respectively,  has
evaluated  the  effectiveness  of  the  Partnership's  disclosure  controls  and
procedures (as such term is defined in Rules  13a-15(e) and 15d-15(e)  under the
Securities  Exchange Act of 1934, as amended (the "Exchange Act")) as of the end
of the period covered by this report.  Based on such  evaluation,  the principal
executive  officer and  principal  financial  officer of the  Corporate  General
Partner, who are the equivalent of the Partnership's principal executive officer
and principal  financial officer,  respectively,  have concluded that, as of the
end of such period,  the  Partnership's  disclosure  controls and procedures are
effective.

(b) Internal Control Over Financial  Reporting.  There have not been any changes
in the Partnership's  internal control over financial reporting (as such term is
defined in Rules  13a-15(f)  and  15d-15(f)  under the Exchange  Act) during the
fiscal quarter to which this report relates that have  materially  affected,  or
are reasonably likely to materially affect,  the Partnership's  internal control
over financial reporting.



<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
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that 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 that 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  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition,  during the third quarter of 2001, a complaint  captioned Heller v.
Insignia  Financial  Group (the  "Heller  action")  was filed  against  the same
defendants  that are named in the  Nuanes  action.  On or about  August 6, 2001,
plaintiffs filed a first amended  complaint.  The Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a court  appointed
appraiser. An affiliate of the Corporate General Partner has also agreed to make
at least one round of tender offers to purchase all of the partnership interests
in the Partnerships within one year of final approval,  if it is granted, and to
provide  partners with the independent  appraisals at the time of these tenders.
The proposed  settlement also provided for the limitation of the allowable costs
which  the  Corporate   General  Partner  or  its  affiliates  will  charge  the
Partnerships  in connection with this litigation and imposes limits on the class
counsel  fees and  costs in this  litigation.  On April  11,  2003,  notice  was
distributed  to  limited   partners   providing  the  details  of  the  proposed
settlement.

On June 13, 2003, the court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
("Objector") filed an appeal (the "Appeal") seeking to vacate and/or reverse the
order approving the settlement and entering  judgment  thereto.  On November 24,
2003,  the Objector  filed an  application  requesting  the court order AIMCO to
withdraw settlement tender offers it had commenced,  refrain from making further
offers  pending  the appeal and auction  any units  tendered  to third  parties,
contending  that the offers did not  conform  with the terms of the  settlement.
Counsel  for the  Objector  (on behalf of another  investor)  had  alternatively
requested the court take certain action  purportedly to enforce the terms of the
settlement agreement. On December 18, 2003, the court heard oral argument on the
motions  and denied them both in their  entirety.  The  Objector  filed a second
appeal challenging the court's use of a referee and its order requiring Objector
to pay those fees.

On January 28, 2004,  the  Objector  filed his opening  brief in the Appeal.  On
April 23,  2004,  the  Corporate  General  Partner  and its  affiliates  filed a
response  brief in support  of the  settlement  and the  judgment  thereto.  The
plaintiffs  have also  filed a brief in support  of the  settlement.  On June 4,
2004,  Objector filed a reply to the briefs  submitted by the Corporate  General
Partner and  Plaintiffs.  In addition  both the  Objector and  plaintiffs  filed
briefs in  connection  with the second  appeal.  The Court of Appeals heard oral
argument  on both  appeals on  September  22,  2004 and took the  matters  under
submission.

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

On August 8, 2003 AIMCO Properties  L.P., an affiliate of the Corporate  General
Partner,  was served  with a  complaint  in the United  States  District  Court,
District of Columbia alleging that AIMCO Properties L.P.  willfully violated the
Fair Labor Standards Act ("FLSA") by failing to pay maintenance workers overtime
for all  hours  worked  in  excess  of forty  per  week.  On  March 5,  2004 the
plaintiffs filed an amended complaint also naming NHP Management Company,  which
is also an affiliate of the Corporate  General Partner.  The complaint is styled
as a Collective  Action under the FLSA and seeks to certify state  subclasses in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The defendants have filed an answer to the amended complaint denying
the  substantive  allegations.  Some  discovery  has taken place and  settlement
negotiations  continue.  Although the outcome of any  litigation  is  uncertain,
AIMCO  Properties,  L.P. does not believe that the ultimate  outcome will have a
material  adverse  effect on its financial  condition or results of  operations.
Similarly,  the  Corporate  General  Partner  does not believe that the ultimate
outcome  will have a  material  adverse  effect on the  Partnership's  financial
condition or results of operations.

Item 6.     Exhibits

            See Exhibit Index attached.


<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/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President


                                    By:   /s/Stephen B. Waters
                                          Stephen B. Waters
                                          Vice President

                                    Date: November 11, 2004



<PAGE>


                              SHELTER PROPERTIES VI

                                  EXHIBIT INDEX


Exhibit Number    Description of Exhibit

 3                See Exhibit 4(a)

 4          (a)   Amended and Restated  Certificate  and  Agreement of Limited
                  Partnership  (included  as  Exhibit A to the  Prospectus  of
                  Registrant  dated March 22, 1984  contained in Amendment No.
                  1 to  Registration  Statement  No.  2-86995,  of  Registrant
                  filed March 21,  1984 (the  "Prospectus")  and  incorporated
                  herein by reference.)

            (b)   Subscription   Agreement  and  Signature   Page  (included  as
                  Exhibits 4(A) and 4 (B) 8 to the Prospectus  and  incorporated
                  herein by reference).

10(iii)           Contracts related to refinancings of debt:

            (g)   Multifamily  Note dated  December  15,  2000  between  Shelter
                  Properties VI and Reilly Mortgage  Group,  Inc., a District of
                  Columbia  corporation,  securing  Village  Gardens  Apartments
                  filed as  Exhibit  10(iii)(g)  to the  Partnership's  Form 8-K
                  Filed February 1, 2001 and incorporated herein by reference.

            (h)   Multifamily  Deed of Trust,  Assignment of Rents, and Security
                  Agreement  dated  December  15,  2000  between  Shelter VI and
                  Reilly   Mortgage   Group,   Inc.,   a  District  of  Columbia
                  corporation,  securing  Village Gardens  Apartments.  Filed as
                  Exhibit   10(iii)(h)  to  the  Partnership's  Form  8-K  filed
                  February 1, 2001 and incorporated herein by reference.

            (j)   Loan  Agreement by and among Shelter  Properties VI, and other
                  affiliated   partnerships,   and  GMAC   Commercial   Mortgage
                  Corporation,  a  California  corporation,   to  secure  credit
                  facility,   dated   September  16,  2002.   Filed  as  Exhibit
                  10(iii)(j)  of the  Partnership's  Quarterly  Report  on  Form
                  10-QSB  for  the  quarter   ended   September   30,  2002  and
                  incorporated herein by reference.

            (k)   Multifamily  Note by and among Shelter  Properties VI and GMAC
                  Commercial Mortgage Corporation, a California corporation,  to
                  secure  loan for  Rocky  Creek  Apartments.  Filed as  Exhibit
                  10(iii)(k)  of the  Partnership's  Quarterly  Report  on  Form
                  10-QSB  for  the  quarter   ended   September   30,  2002  and
                  incorporated herein by reference.



<PAGE>


            (l)   Multifamily  Note by and among Shelter  Properties VI and GMAC
                  Commercial Mortgage Corporation, a California corporation,  to
                  secure loan for Carriage  House  Apartments.  Filed as Exhibit
                  10(iii)(l)  of the  Partnership's  Quarterly  Report  on  Form
                  10-QSB  for  the  quarter   ended   September   30,  2002  and
                  incorporated herein by reference.

10(iv)            Contracts related to disposition of properties:

            (c)   Purchase and Sale Contract between Registrant and BH Equities,
                  LLC, an Iowa limited liability company,  dated October 8, 2002
                  filed with Form 8-K on January 6, 2003 and incorporated herein
                  by reference.

            (d)   First   Amendment  to  Purchase  and  Sale  Contract   between
                  Registrant  and BH Equities,  LLC, an Iowa  limited  liability
                  company dated  November 7, 2002 filed with Form 8-K on January
                  6, 2003 and incorporated herein by reference.

            (e)   Second   Amendment  to  Purchase  and  Sale  Contract  between
                  Registrant  and BH Equities,  LLC, an Iowa  limited  liability
                  company dated November 15, 2002 filed with Form 8-K on January
                  6, 2003 and incorporated herein by reference.

            (f)   Assignment of Purchase Agreement between BH Equities,  LLC, an
                  Iowa  limited   liability   company,   and  Nottingham  Square
                  Apartments, LP, an Iowa limited partnership dated November 25,
                  2002 filed  with Form 8-K on January 6, 2003 and  incorporated
                  herein by reference.

            (g)   Purchase  and Sale  Contract  between  Shelter  Properties  VI
                  Limited Partnership, a South Carolina limited partnership, and
                  Neighborhood Realty,  Inc., a Florida corporation,  dated June
                  23,  2004  filed  with  Form  8-K on  September  3,  2004  and
                  incorporated herein by reference.

            (h)   Amendment of Purchase  and Sale  Contract  between  Shelter VI
                  Limited Partnership, a South Carolina limited partnership, and
                  JNM River Reach,  Ltd., a Florida limited  partnership,  dated
                  August 30, 2004 filed with Form 8-K on  September  3, 2004 and
                  incorporated herein by reference.

31.1              Certification  of  equivalent  of  Chief  Executive  Officer
                  pursuant     to     Securities     Exchange     Act    Rules
                  13a-14(a)/15d-14(a),  as Adopted  Pursuant to Section 302 of
                  the Sarbanes-Oxley Act of 2002.

31.2              Certification  of  equivalent  of  Chief  Financial  Officer
                  pursuant     to     Securities     Exchange     Act    Rules
                  13a-14(a)/15d-14(a),  as Adopted  Pursuant to Section 302 of
                  the Sarbanes-Oxley Act of 2002.

32.1              Certification   Pursuant  to  18  U.S.C.  Section  1350,  as
                  Adopted  Pursuant to Section 906 of the  Sarbanes-Oxley  Act
                  of 2002.


<PAGE>



Exhibit 31.1


                                  CERTIFICATION


I, Martha L. Long, certify that:


1.    I have reviewed this quarterly report on Form 10-QSB of Shelter Properties
      VI;

2.    Based on my knowledge,  this report does not contain any untrue  statement
      of a material fact or omit to state a material fact  necessary to make the
      statements made, in light of the circumstances under which such statements
      were made,  not  misleading  with  respect  to the period  covered by this
      report;

3.    Based on my  knowledge,  the  financial  statements,  and other  financial
      information  included  in this  report,  fairly  present  in all  material
      respects the financial condition,  results of operations and cash flows of
      the small  business  issuer as of, and for, the periods  presented in this
      report;

4.    The  small  business  issuer's  other  certifying  officer(s)  and  I  are
      responsible  for  establishing  and  maintaining  disclosure  controls and
      procedures (as defined in Exchange Act Rules  13a-15(e) and 15d-15(e)) for
      the small business issuer and have:

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  to ensure that  material  information  relating to the
            small business issuer, including its consolidated  subsidiaries,  is
            made  known to us by  others  within  those  entities,  particularly
            during the period in which this report is being prepared;

      (b)   Evaluated  the   effectiveness   of  the  small  business   issuer's
            disclosure  controls and procedures and presented in this report our
            conclusions about the  effectiveness of the disclosure  controls and
            procedures, as of the end of the period covered by this report based
            on such evaluation; and

      (c)   Disclosed in this report any change in the small  business  issuer's
            internal  control over financial  reporting that occurred during the
            small  business  issuer's  most  recent  fiscal  quarter  (the small
            business  issuer's  fourth  fiscal  quarter in the case of an annual
            report) that has  materially  affected,  or is reasonably  likely to
            materially affect, the small business issuer's internal control over
            financial reporting; and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer's  board of directors (or persons
      performing the equivalent functions):

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely  affect the small business  issuer's
            ability  to  record,   process,   summarize  and  report   financial
            information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees who have a significant  role in the small  business
            issuer's internal control over financial reporting.

Date:  November 11, 2004

                                    /s/Martha L. Long
                                    Martha L. Long
                                    Senior Vice  President of Shelter  Realty VI
                                    Corporation,   equivalent   of   the   chief
                                    executive officer of the Partnership


<PAGE>



Exhibit 31.2


                                  CERTIFICATION


I, Stephen B. Waters, certify that:


1.    I have reviewed this quarterly report on Form 10-QSB of Shelter Properties
      VI;

2.    Based on my knowledge,  this report does not contain any untrue  statement
      of a material fact or omit to state a material fact  necessary to make the
      statements made, in light of the circumstances under which such statements
      were made,  not  misleading  with  respect  to the period  covered by this
      report;

3.    Based on my  knowledge,  the  financial  statements,  and other  financial
      information  included  in this  report,  fairly  present  in all  material
      respects the financial condition,  results of operations and cash flows of
      the small  business  issuer as of, and for, the periods  presented in this
      report;

4.    The  small  business  issuer's  other  certifying  officer(s)  and  I  are
      responsible  for  establishing  and  maintaining  disclosure  controls and
      procedures (as defined in Exchange Act Rules  13a-15(e) and 15d-15(e)) for
      the small business issuer and have:

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  to ensure that  material  information  relating to the
            small business issuer, including its consolidated  subsidiaries,  is
            made  known to us by  others  within  those  entities,  particularly
            during the period in which this report is being prepared;

      (b)   Evaluated  the   effectiveness   of  the  small  business   issuer's
            disclosure  controls and procedures and presented in this report our
            conclusions about the  effectiveness of the disclosure  controls and
            procedures, as of the end of the period covered by this report based
            on such evaluation; and

      (c)   Disclosed in this report any change in the small  business  issuer's
            internal  control over financial  reporting that occurred during the
            small  business  issuer's  most  recent  fiscal  quarter  (the small
            business  issuer's  fourth  fiscal  quarter in the case of an annual
            report) that has  materially  affected,  or is reasonably  likely to
            materially affect, the small business issuer's internal control over
            financial reporting; and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer's  board of directors (or persons
      performing the equivalent functions):

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely  affect the small business  issuer's
            ability  to  record,   process,   summarize  and  report   financial
            information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees who have a significant  role in the small  business
            issuer's internal control over financial reporting.

Date:  November 11, 2004

                                    /s/Stephen B. Waters
                                    Stephen B. Waters
                                    Vice   President  of  Shelter   Realty  VI
                                    Corporation,   equivalent   of  the  chief
                                    financial officer of the Partnership


<PAGE>


Exhibit 32.1


                          Certification of CEO and CFO
                       Pursuant to 18 U.S.C. Section 1350,
                             As Adopted Pursuant to
                Section 906 of the Sarbanes-Oxley Act of 2002



In connection with the Quarterly Report on Form 10-QSB of Shelter  Properties VI
Limited  Partnership  (the  "Partnership"),   for  the  quarterly  period  ended
September 30, 2004 as filed with the Securities  and Exchange  Commission on the
date hereof  (the  "Report"),  Martha L. Long,  as the  equivalent  of the chief
executive  officer of the Partnership,  and Stephen B. Waters, as the equivalent
of the chief  financial  officer  of the  Partnership,  each  hereby  certifies,
pursuant to 18 U.S.C.  Section 1350,  as adopted  pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002, that, to the best of his knowledge:

      (1)   The Report fully complies with the  requirements of Section 13(a) or
            15(d) of the Securities Exchange Act of 1934; and

      (2)   The  information  contained in the Report  fairly  presents,  in all
            material respects, the financial condition and results of operations
            of the Partnership.


                                           /s/Martha L. Long
                                    Name:  Martha L. Long
                                    Date:  November 11, 2004


                                           /s/Stephen B. Waters
                                    Name:  Stephen B. Waters
                                    Date:  November 11, 2004


This  certification is furnished with this Report pursuant to Section 906 of the
Sarbanes-Oxley  Act of 2002 and shall not be deemed filed by the Partnership for
purposes of Section 18 of the Securities Exchange Act of 1934, as amended.