UNITED STATES

                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

                                    FORM 10-Q

[X]  Quarterly  Report  Pursuant  to Section 13 or 15(d) of the  Securities
Exchange Act of 1934

For the period ended September 30, 1997
                     ------------------

                                       or

[ ] Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934 [No Fee Required]

For the transition period from       to 
                               ------  -------


Commission File Number 0-16876
                       -------

              PS PARTNERS VIII, LTD., a Caliornia Limited Partnership
             -------------------------------------------------------
             (Exact name of registrant as specified in its charter)



    California                                            95-4029178
-------------------------------          --------------------------------------
(State or other jurisdiction of          (I.R.S. Employer Identification Number)
incorporation or organization)


   701 Western Avenue
   Glendale, California                                          91201-2394
----------------------------------------                ------------------------
(Address of principal executive offices)                         (Zip Code)

Registrant's telephone number, including area code:  (818) 244-8080
                                                     --------------
 

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the  preceding 12 months (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
                                       --   --
<PAGE>
                                      INDEX


PART I.   FINANCIAL INFORMATION

         Condensed consolidated balance sheets at September 30, 1997
               and December 31, 1996                                       2

         Condensed consolidated statements of income for the three
              and nine months ended September 30, 1997 and 1996            3
 
         Condensed consolidated statements of cash flows for the
              nine months ended September 30, 1997 and 1996              4-5

         Notes to condensed consolidated financial statements            6-7

         Management's discussion and analysis of financial condition
              and results of operations                                  8-10

PART II.  OTHER INFORMATION

         (Items 1 through 5 are not applicable)


         Item 6 - Exhibits and Reports on Form 8-K                        11

<PAGE>
<TABLE>
<CAPTION>

                             PS PARTNERS VIII, LTD.,
                        a California Limited Partnership
                            CONDENSED BALANCE SHEETS


                                                                                   September 30,    December 31,
                                                                                       1997             1996
                                                                                  ---------------------------------
                                                                                    (Unaudited)
                                     ASSETS


<S>                                                                                     <C>             <C>      
   Cash and cash equivalents                                                            $ 170,000       $ 209,000

   Rent and other receivables                                                              10,000          10,000

   Real estate facilities, at cost:
      Land                                                                              4,925,000       7,461,000
      Buildings and equipment                                                          12,266,000      16,442,000
                                                                                  ---------------------------------
                                                                                       17,191,000      23,903,000

      Less accumulated depreciation                                                    (4,940,000)     (6,309,000)
                                                                                  ---------------------------------
                                                                                       12,251,000      17,594,000

   Investment in real estate entity                                                     5,174,000               -

   Other assets                                                                            26,000          45,000
                                                                                  ---------------------------------

                                                                                     $ 17,631,000    $ 17,858,000
                                                                                  =================================



                        LIABILITIES AND PARTNERS' EQUITY

   Accounts payable                                                                     $ 250,000       $ 259,000

   Advance payments from renters                                                          110,000         110,000

   Partners' equity:
      Limited partners' equity,
         $500 per unit, 150,000 units authorized,
         52,751 issued and outstanding                                                 17,064,000      17,279,000
      General partners' equity                                                            207,000         210,000
                                                                                  ---------------------------------

         Total partners' equity                                                        17,271,000      17,489,000
                                                                                  ---------------------------------

                                                                                     $ 17,631,000    $ 17,858,000
                                                                                  =================================

</TABLE>
                             See accompanying notes.
                                        2
<PAGE>
<TABLE>
<CAPTION>

                             PS PARTNERS VIII, LTD.,
                        a California Limited Partnership
                         CONDENSED STATEMENTS OF INCOME
                                   (UNAUDITED)



                                                               Three Months Ended             Nine Months Ended
                                                                  September 30,                 September 30,
                                                          -------------------------------------------------------------
                                                               1997           1996           1997           1996
                                                          -------------------------------------------------------------

REVENUE:

<S>                                                           <C>            <C>          <C>            <C>        
Rental income                                                 $ 665,000      $ 729,000    $ 1,931,000    $ 2,153,000
Equity in income of real estate entity                           53,000              -        155,000              -
Interest income                                                   4,000          4,000         10,000         11,000
                                                          -------------------------------------------------------------
                                                                722,000        733,000      2,096,000      2,164,000
                                                          -------------------------------------------------------------

COSTS AND EXPENSES:

Cost of operations                                              169,000        191,000        517,000        593,000
Management fees                                                  40,000         42,000        116,000        125,000
Depreciation and amortization                                   140,000        204,000        418,000        604,000
Administrative                                                   26,000         24,000         62,000         60,000
                                                          -------------------------------------------------------------
                                                                375,000        461,000      1,113,000      1,382,000
                                                          -------------------------------------------------------------

NET INCOME                                                    $ 347,000      $ 272,000      $ 983,000      $ 782,000
                                                          =============================================================

Limited partners' share of net income
   ($16.19 per unit in 1997 and $12.42
   per unit in 1996)                                                                        $ 854,000      $ 655,000
General partners' share of net income                                                         129,000        127,000
                                                                                        -------------------------------
                                                                                            $ 983,000      $ 782,000
                                                                                        ===============================

</TABLE>
                             See accompanying notes.
                                        3

<PAGE>
<TABLE>
<CAPTION>

                             PS PARTNERS VIII, LTD.,
                        a California Limited Partnership
                       CONDENSED STATEMENTS OF CASH FLOWS
                                   (UNAUDITED)



                                                                                        Nine Months Ended
                                                                                          September 30,
                                                                               ------------------------------------
                                                                                      1997              1996
                                                                               ------------------------------------

  Cash flows from operating activities:

<S>                                                                                  <C>                <C>      
     Net income                                                                      $ 983,000          $ 782,000

     Adjustments to reconcile net income to net cash
         provided by operating activities

         Depreciation and amortization                                                 418,000            604,000
         Increase in rent and other receivables                                              -             (3,000)
         Decrease (increase) in other assets                                            19,000             (9,000)
         (Decrease) increase in accounts payable                                        (9,000)             9,000
         Increase in advance payments from renters                                           -              1,000
         Equity in income of real estate entity                                       (155,000)                 -
                                                                               ------------------------------------

           Total adjustments                                                           273,000            602,000
                                                                               ------------------------------------

           Net cash provided by operating activities                                 1,256,000          1,384,000
                                                                               ------------------------------------

  Cash flows from investing activities:

     Investment in real estate entity                                                   (2,000)                 -
     Additions to real estate facilities                                               (92,000)          (118,000)
                                                                               ------------------------------------

           Net cash used in investing activities                                       (94,000)          (118,000)
                                                                               ------------------------------------

  Cash flows from financing activities:

       Distributions to partners                                                    (1,201,000)        (1,201,000)
                                                                               ------------------------------------

           Net cash used in financing activities                                    (1,201,000)        (1,201,000)
                                                                               ------------------------------------

  Net (decrease) increase in cash and cash equivalents                                 (39,000)            65,000

  Cash and cash equivalents at the beginning of the period                             209,000            217,000
                                                                               ------------------------------------

  Cash and cash equivalents at the end of the period                                 $ 170,000          $ 282,000
                                                                               ====================================

</TABLE>
                             See accompanying notes.
                                        4

<PAGE>
<TABLE>
<CAPTION>

                             PS PARTNERS VIII, LTD.,
                        a California Limited Partnership
                       CONDENSED STATEMENTS OF CASH FLOWS
                                   (UNAUDITED)
                                   (Continued)


                                                                                      Nine Months Ended
                                                                                        September 30,
                                                                             ------------------------------------
                                                                                    1997              1996
                                                                             ------------------------------------


Supplemental schedule of noncash investing and financing activities:


<S>                                                                             <C>                         <C>
   Investment in real estate entity                                             $ (5,016,000)               $ -

   Transfer of real estate facilities for interest in real estate entity           5,016,000                  -




</TABLE>
                             See accompanying notes.
                                        5
<PAGE>

                             PS PARTNERS VIII, LTD.,
                        a California Limited Partnership
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                               SEPTEMBER 30, 1997
                                   (UNAUDITED)


1.        The accompanying  unaudited condensed  financial  statements have been
          prepared  pursuant to the rules and  regulations of the Securities and
          Exchange  Commission.  Certain  information  and footnote  disclosures
          normally included in financial  statements prepared in accordance with
          generally  accepted  accounting  principles  have  been  condensed  or
          omitted  pursuant to such rules and regulations,  although  management
          believes that the  disclosures  contained  herein are adequate to make
          the information  presented not misleading.  These unaudited  condensed
          financial  statements should be read in conjunction with the financial
          statements and related notes appearing in the Partnership's  Form 10-K
          for the year ended December 31, 1996.

2.        In the opinion of management,  the  accompanying  unaudited  condensed
          financial  statements  reflect  all  adjustments,  consisting  of only
          normal  accruals,   necessary  to  present  fairly  the  Partnership's
          financial  position at September  30, 1997,  the results of operations
          for the three and nine months  ended  September  30, 1997 and 1996 and
          cash flows for the nine months then ended.

3.        The  results  of  operations  for the  three  and  nine  months  ended
          September 30, 1997 are not necessarily indicative of the results to be
          expected for the full year.

4.        Effective  January  2,  1997,  Public  Storage,   Inc.  ("PSI"),   the
          Partnership's  general  partner,  formed  a new  private  real  estate
          investment trust named American Office Park Properties,  Inc. ("AOPP")
          which  will  focus  its  investment   efforts  on  the  ownership  and
          management of commercial properties (also referred to as business park
          facilities).  In  connection  with  the  formation  of  AOPP,  PSI and
          affiliated  partnerships  transferred commercial properties to a newly
          created   partnership   underlying   AOPP  in  exchange   for  limited
          partnership   interests   (AOPP   and   the   underlying   partnership
          collectively   referred  to  as  the  "New  REIT").   The  Partnership
          participated  in the initial  transaction by exchanging its commercial
          property for 165,000  limited  partnership  units,  which  represented
          approximately  2.5% of the initial  capitalization  of the partnership
          underlying AOPP.

          The number of limited  partnership  units received by the  Partnership
          was  based on the  relative  fair  market  value of the  Partnership's
          commercial  property  exchanged compared to the aggregate of all other
          real estate  assets  exchanged  for limited  partnership  units in the
          underlying  partnership.  The Partnership's limited partnership units,
          pursuant to the terms and conditions of the governing  documents,  are
          convertible into shares of common stock of AOPP.

                                       6
<PAGE>

4.        (Continued)
          The general  partners  believe that the  concentration  of PSI's,  the
          Partnership's  and affiliate  entities'  commercial  properties into a
          single  entity will create a vehicle  which should  facilitate  future
          growth  in  this  segment  of  the  real  estate  industry.  PSI,  the
          Partnership and the affiliates  transferring real estate assets to the
          New REIT  will  participate  in the  growth  through  their  ownership
          interests in the New REIT.

          The  Partnership  accounts  for its  investment  in New REIT using the
          equity method of accounting;  accordingly,  equity in earnings of real
          estate entity, as reflected on the  Partnership's  statement of income
          for the three and nine months ended  September 30, 1997,  reflects the
          Partnership's  pro rata  share of the  earnings  of the New REIT.  The
          investment was initially  recorded at the Partnership's net book value
          of  its  property   exchanged  for  limited   partnership  units.  The
          investment is  subsequently  adjusted for the  Partnership's  pro rata
          share of income and distributions  from the underlying  partnership of
          the New REIT.
                                       7

<PAGE>
                             PS PARTNERS VIII, LTD.,
                        a California Limited Partnership
                      MANAGEMENT'S DISCUSSION AND ANALYSIS
                OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS


Results of Operations:
----------------------

THREE MONTHS ENDED  SEPTEMBER 30, 1997 COMPARED TO THREE MONTHS ENDED  SEPTEMBER
30, 1996:

     The  Partnership's net income for the three months ended September 30, 1997
was $347,000  compared to $272,000 for the same period in 1996,  representing an
increase of $75,000, or 28%. Excluding the 1996 operations for the Partnership's
business  park  facility as compared to the 1997 equity in income of real estate
entity,   the  increase  is  primarily   attributable  to  an  increase  in  the
Partnership's mini-warehouse operations.

     Rental income for the Partnership's  mini-warehouse operations was $665,000
compared to $606,000  for the three months  ended  September  30, 1997 and 1996,
respectively,  representing  an  increase of $59,000,  or 10%.  The  increase in
rental  income was  primarily  attributable  to  increased  rental  rates at the
mini-warehouse facilities, combined with increased occupancy levels. The monthly
average realized rent per square foot for the mini-warehouse facilities was $.80
compared  to $.75 for the  three  months  ended  September  30,  1997 and  1996,
respectively.  The  weighted  average  occupancy  levels  at the  mini-warehouse
facilities  increased  from 92% to 95% for the three months ended  September 30,
1996 and 1997,  respectively.  Cost of operations  (including  management  fees)
increased $19,000,  or 10%, to $209,000 from $190,000 for the three months ended
September  30,  1997  and  1996,  respectively.   This  increase  was  primarily
attributable  to  increases  in  property  tax  expenses.  Accordingly,  for the
Partnership's mini-warehouse operations, property net operating income increased
$40,000, or 10%, from $416,000 to $456,000 for the three months ended  September
30, 1996 and 1997, respectively.

     Effective January 2, 1997, Public Storage,  Inc. ("PSI"), the Partnership's
general  partner,  formed a new  private  real  estate  investment  trust  named
American Office Park Properties,  Inc.  ("AOPP") which will focus its investment
efforts on the ownership and management of commercial properties.  In connection
with  the  formation  of  AOPP,  PSI  and  affiliated  partnerships  transferred
commercial properties to a newly created partnership underlying AOPP in exchange
for  limited  partnership   interests  (AOPP  and  the  underlying   partnership
collectively referred to as the "New REIT"). The Partnership participated in the
initial  transaction by exchanging its commercial  property for 165,000  limited
partnership  units,   which  represented   approximately  2.5%  of  the  initial
capitalization of the partnership underlying AOPP.

     The  Partnership  accounts for its  investment in New REIT using the equity
method of accounting. The following table summarizes the Partnership's equity in
earnings  from  its  investment  in the New  REIT  for the  three  months  ended
September  30, 1997  compared to the  operation of the  exchanged  business park
facility for the three months ended September 30, 1996:

                                       8
<PAGE>

                                               Three Months Ended September 30,
                                               --------------------------------
                                                        1997            1996
                                               --------------------------------
   Equity in earnings of real estate entity        $  53,000     $         -
   Rental income                                           -         123,000
   Cost of operations                                      -          43,000
                                               --------------------------------
   Net operating income                               53,000          80,000
   Depreciation                                            -          68,000
                                               --------------------------------
                                                   $  53,000       $  12,000
                                               ================================


     Depreciation   and   amortization   attributable   to   the   Partnership's
mini-warehouse  facilities  increased  $4,000 from  $136,000 to $140,000 for the
three months ended September 30, 1996 and 1997, respectively.  This increase was
primarily  attributable to the depreciation of capital  expenditures made during
1996 and 1997.

NINE MONTHS ENDED SEPTEMBER 30, 1997 COMPARED TO NINE MONTHS ENDED SEPTEMBER 30,
1996:

     The  Partnership's  net income for the nine months ended September 30, 1997
was $983,000  compared to $782,000 for the same period in 1996,  representing an
increase  of  $201,000,   or  26%.   Excluding  the  1996   operations  for  the
Partnership's business park facility as compared to the 1997 equity in income of
real estate entity, the increase is primarily attributable to an increase in the
Partnership's mini-warehouse operations.

     Rental  income  for  the   Partnership's   mini-warehouse   operations  was
$1,931,000  compared to $1,769,000 for the nine months ended  September 30, 1997
and 1996,  respectively,  representing  an  increase  of  $162,000,  or 9%.  The
increase in rental income was primarily  attributable to increased  rental rates
at the mini-warehouse facilities,  combined with increased occupancy levels. The
monthly average realized rent per square foot for the mini-warehouse  facilities
was $.80 compared to $.75 for the nine months ended September 30, 1997 and 1996,
respectively.  The  weighted  average  occupancy  levels  at the  mini-warehouse
facilities  increased  from 90% to 93% for the nine months ended  September  30,
1996 and 1997,  respectively.  Cost of operations  (including  management  fees)
increased  $62,000,  or 11%, to $633,000 from $571,000 for the nine months ended
September  30,  1997  and  1996,  respectively.   This  increase  was  primarily
attributable to increases in property tax,  payroll,  and advertising  expenses,
partially offset by a decrease in repairs and maintenance expenses. Accordingly,
for the Partnership's  mini-warehouse operations,  property net operating income
increased  $100,000,  or 8%, from  $1,198,000 to $1,298,000  for the nine months
ended September 30, 1996 and 1997, respectively.

                                       9
<PAGE>

     The following table  summarizes the  Partnership's  equity in earnings from
its  investment  in the New REIT for the nine months  ended  September  30, 1997
compared to the operation of the  exchanged  business park facility for the nine
months ended September 30, 1996:


                                                 Nine Months Ended September 30,
                                                 -------------------------------
                                                          1997           1996
                                                 -------------------------------
   Equity in earnings of real estate entity          $  155,000    $         -
   Rental income                                              -        384,000
   Cost of operations                                         -        147,000
                                                 -------------------------------
   Net operating income                                 155,000        237,000
   Depreciation                                               -        199,000
                                                 -------------------------------
                                                     $  155,000      $  38,000
                                                 ===============================


     Depreciation   and   amortization   attributable   to   the   Partnership's
mini-warehouse  facilities  increased  $13,000 from $405,000 to $418,000 for the
nine months ended September 30, 1996 and 1997,  respectively.  This increase was
primarily  attributable to the depreciation of capital  expenditures made during
1996 and 1997.

Liquidity and Capital Resources
-------------------------------

     The  Partnership  has adequate  sources of cash to finance its  operations,
both on a short-term and long-term  basis,  primarily from internally  generated
cash from property operations and cash reserves.  Cash generated from operations
($1,256,000 for the nine months ended September 30, 1997) has been sufficient to
meet all current obligations of the Partnership.

     During 1997, the Partnership anticipates  approximately $120,000 of capital
improvements.  Total capital improvements were $92,000 for the nine months ended
September 30, 1997.

     The  Partnership  paid  distributions  to the limited and general  partners
totaling  $1,070,000  ($20.28 per unit) and $131,000,  respectively,  during the
first nine months of 1997. Future  distribution  rates may be adjusted to levels
which are supported by operating  cash flow after capital  improvements  and any
other necessary obligations.

                                       10
<PAGE>


                           PART II. OTHER INFORMATION

ITEMS 1 through 5 are not applicable.

Item 6   Exhibits and Reports on Form 8-K

         (a) The following Exhibits are included herein:
                  (27) Financial Data Schedule
         (b)  Form 8-K
                  None

                                   SIGNATURES

     Pursuant to the  requirements  of the Securities  Exchange Act of 1934, the
Registrant  has duly  caused  this  report  to be  signed  on its  behalf by the
undersigned thereunto duly authorized.


                              DATED:   November 13, 1997
                                       PS PARTNERS VIII, LTD.,
                                       a California Limited Partnership
                              BY:      Public Storage, Inc.
                                       General Partner

                              BY:      /s/ John Reyes
                                       -----------------------------------------

                                       Senior Vice President and Chief Financial
                                         Officer of Public Storage, Inc.
                                         (principal financial and accounting
                                         officer)

                                       11