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 June 30, 1998
                     -------------

                                       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 California Limited Partnership
       ------------------------------------------------------------------
             (Exact name of registrant as specified in its charter)


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


           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 balance sheets at June 30, 1998
     and December 31, 1997                                                 2

Condensed statements of income for the three
     and six months ended June 30, 1998 and 1997                           3

Condensed statements of cash flows for the
     six months ended June 30, 1998 and 1997                               4-5

Notes to condensed financial statements                                    6

Management's discussion and analysis of financial condition
     and results of operations                                             7-8

PART II.  OTHER INFORMATION

(Items 1 through 5 are not applicable)

Item 6 - Exhibits and Reports on Form 8-K                                  9


<PAGE>


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


<TABLE>
<CAPTION>
                                                                                     June 30,       December 31,
                                                                                       1998             1997
                                                                                  ---------------------------------
                                                                                    (Unaudited)

                                     ASSETS


   <S>                                                                               <C>             <C>     
   Cash and cash equivalents                                                            $441,000        $249,000

   Rent and other receivables                                                             11,000          11,000

   Real estate facilities, at cost:
      Land                                                                             4,926,000       4,926,000
      Buildings and equipment                                                         12,382,000      12,320,000
                                                                                  ---------------------------------
                                                                                      17,308,000      17,246,000

      Less accumulated depreciation                                                   (5,368,000)     (5,081,000)
                                                                                  ---------------------------------
                                                                                      11,940,000      12,165,000

   Investment in real estate entity                                                    5,146,000       5,134,000

   Other assets                                                                           34,000          31,000
                                                                                  ---------------------------------

                                                                                     $17,572,000     $17,590,000
                                                                                  =================================



                        LIABILITIES AND PARTNERS' EQUITY

   Accounts payable                                                                     $288,000        $223,000

   Advance payments from renters                                                         121,000         121,000

   Partners' equity:
      Limited partners' equity,
         $500 per unit, 150,000 units authorized,
         52,751 issued and outstanding                                                16,957,000      17,039,000
      General partners' equity                                                           206,000         207,000
                                                                                  ---------------------------------

            Total partners' equity                                                    17,163,000      17,246,000
                                                                                  ---------------------------------

                                                                                     $17,572,000     $17,590,000
                                                                                  =================================
</TABLE>
                            See accompanying notes.
                                       2


<PAGE>


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


<TABLE>
<CAPTION>
                                                                         Three Months Ended              Six Months Ended
                                                                              June 30,                       June 30,
                                                                    -------------------------------------------------------------
                                                                         1998           1997           1998           1997
                                                                    -------------------------------------------------------------

          REVENUE:

          <S>                                                            <C>            <C>          <C>            <C>       
          Rental income                                                  $693,000       $645,000     $1,364,000     $1,266,000
          Equity in income of real estate entity                           70,000         59,000        130,000        102,000
          Interest income                                                   6,000          3,000         10,000          6,000
                                                                    -------------------------------------------------------------
                                                                          769,000        707,000      1,504,000      1,374,000
                                                                    -------------------------------------------------------------

          COSTS AND EXPENSES:

          Cost of operations                                              191,000        176,000        378,000        348,000
          Management fees                                                  42,000         39,000         82,000         76,000
          Depreciation and amortization                                   144,000        139,000        287,000        278,000
          Administrative                                                   25,000         23,000         40,000         36,000
                                                                    -------------------------------------------------------------
                                                                          402,000        377,000        787,000        738,000
                                                                    -------------------------------------------------------------

          NET INCOME                                                     $367,000       $330,000       $717,000       $636,000
                                                                    =============================================================

          Limited partners' share of net income
             ($11.96 per unit in 1998 and
             $10.43 per unit 1997)                                                                     $631,000       $550,000
          General partners' share of net income                                                          86,000         86,000
                                                                                                  -------------------------------
                                                                                                       $717,000       $636,000
                                                                                                  ===============================
</TABLE>
See accompanying notes.
                                       3


<PAGE>


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


<TABLE>
<CAPTION>
                                                                                         Six Months Ended
                                                                                             June 30,
                                                                                 ---------------------------------
                                                                                       1998              1997
                                                                                 ---------------------------------

          CASH FLOWS FROM OPERATING ACTIVITIES:

             <S>                                                                     <C>                <C>     
             Net income                                                              $717,000           $636,000

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

                 Depreciation and amortization                                        287,000            278,000
                 Increase in rent and other receivables                                     -             (1,000)
                 (Increase) decrease in other assets                                   (3,000)            15,000
                 Increase (decrease) in accounts payable                               65,000             (8,000)
                 Increase in advance payments from renters                                  -              4,000
                 Equity in income of real estate entity                              (130,000)          (102,000)
                                                                                 ---------------------------------

                   Total adjustments                                                  219,000            186,000
                                                                                 ---------------------------------

                   Net cash provided by operating activities                          936,000            822,000
                                                                                 ---------------------------------

          CASH FLOWS FROM INVESTING ACTIVITIES:

             Distributions from real estate entity                                    118,000                  -
             Investment in real estate entity                                               -             (2,000)
             Additions to real estate facilities                                      (62,000)           (38,000)
                                                                                 ---------------------------------

                   Net cash provided by (used in) investing activities                 56,000            (40,000)
                                                                                 ---------------------------------

          CASH FLOWS FROM FINANCING ACTIVITIES:

             Distributions to partners                                               (800,000)          (800,000)
                                                                                 ---------------------------------

                   Net cash used in financing activities                             (800,000)          (800,000)
                                                                                 ---------------------------------

          Net increase (decrease) in cash and cash equivalents                        192,000            (18,000)

          Cash and cash equivalents at the beginning of the period                    249,000            209,000
                                                                                 ---------------------------------

          Cash and cash equivalents at the end of the period                         $441,000           $191,000
                                                                                 =================================
</TABLE>
                            See accompanying notes.
                                       4


<PAGE>


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


<TABLE>
<CAPTION>
                                                                                                Six Months Ended
                                                                                                    June 30,
                                                                                       ------------------------------------
                                                                                              1998              1997
                                                                                       ------------------------------------


          Supplemental schedule of noncash investing and financing activities:


             <S>                                                                               <C>          <C>         
             Investment in real estate entity                                                  $-           $(5,015,000)

             Transfer of real estate facilities for interest in real estate entity,             -             5,015,000

</TABLE>
                            See accompanying notes.
                                       5


<PAGE>


                             PS PARTNERS VIII, LTD.,
                        a California Limited Partnership
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                                  JUNE 30, 1998
                                   (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,
     1997.

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 June 30, 1998,  the results of  operations  for the three and six months
     ended June 30, 1998 and 1997 and cash flows for the six months then ended.

3.   The results of operations  for the three and six months ended June 30, 1998
     are not  necessarily  indicative of the results to be expected for the full
     year.


                                       6


<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 JUNE 30, 1998 COMPARED TO THREE MONTHS ENDED JUNE 30, 1997:

     The  Partnership's  net income for the three months ended June 30, 1998 was
$367,000  compared to  $330,000  for the same  period in 1997,  representing  an
increase of  $37,000,  or 11%.  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 $693,000
compared  to  $645,000  for the  three  months  ended  June 30,  1998 and  1997,
respectively, representing an increase of $48,000, or 7%. The increase in rental
income was primarily attributable to increased rental rates at the Partnership's
mini-warehouse facilities. The monthly average realized rent per square foot for
the  mini-warehouse  facilities  was $.86  compared to $.80 for the three months
ended June 30,  1998 and 1997,  respectively.  The  weighted  average  occupancy
levels at the  mini-warehouse  facilities  remained  stable at 93% for the three
months ended June 30, 1997 and 1998.  Cost of operations  (including  management
fees) increased  $18,000,  or 8%, to $233,000 from $215,000 for the three months
ended  June  30,  1998 and  1997,  respectively.  This  increase  was  primarily
attributable to increases in advertising and promotion (due primarily to the PSI
national telephone reservations center) and property tax expenses.  Accordingly,
for the Partnership's  mini-warehouse operations,  property net operating income
increased  $30,000,  or 7%, from $430,000 to $460,000 for the three months ended
June 30, 1997 and 1998, respectively.

SIX MONTHS ENDED JUNE 30, 1998 COMPARED TO SIX MONTHS ENDED JUNE 30, 1997:

     The  Partnership's  net income for the six months  ended June 30,  1998 was
$717,000  compared to  $636,000  for the same  period in 1997,  representing  an
increase of  $81,000,  or 13%.  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
$1,364,000  compared to  $1,266,000  for the six months  ended June 30, 1998 and
1997, respectively,  representing an increase of $98,000, or 8%. The increase in
rental  income was  primarily  attributable  to  increased  rental  rates at the
Partnership's  mini-warehouse  facilities,  combined  with  increased  occupancy
levels. The monthly average realized rent per square foot for the mini-warehouse
facilities  was $.84 compared to $.79 for the six months ended June 30, 1998 and
1997, respectively.  The weighted average occupancy levels at the mini-warehouse
facilities  increased from 92% to 93% for the six months ended June 30, 1997 and
1998,  respectively.  Cost of operations  (including  management fees) increased
$36,000, or 8%, to $460,000 from $424,000 for the six months ended June 30, 1998


                                       7


<PAGE>


and 1997, respectively. This increase was primarily attributable to increases in
advertising  and  promotion  (due  primarily  to  the  PSI  national   telephone
reservations   center)  and  property  tax   expenses.   Accordingly,   for  the
Partnership's mini-warehouse operations, property net operating income increased
$62,000, or 7%, from $842,000 to $904,000 for the six months ended June 30, 1997
and 1998, respectively.

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
($936,000  for the six months ended June 30, 1998) has been  sufficient  to meet
all current obligations of the Partnership.

     During 1998, the Partnership anticipates  approximately $188,000 of capital
improvements.  Total capital  improvements were $62,000 for the six months ended
June 30, 1998.

     The  Partnership  paid  distributions  to the limited and general  partners
totaling $712,000 ($13.52 per unit) and $88,000, respectively,  during the first
six months of 1998.  Future  distribution  rates may be adjusted to levels which
are supported by operating  cash flow after capital  improvements  and any other
necessary obligations.


                                       8


<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:   August 13, 1998

                                      PS PARTNERS VIII, LTD.,
                                      a California Limited Partnership

                             BY:      Public Storage, Inc.
                                      General Partner

                             BY:      /s/ John Reyes
                                      -----------------------------------------
                                      John Reyes
                                      Senior Vice President and Chief Financial
                                        Officer of Public Storage, Inc.
                                        (principal financial and accounting
                                        officer)


                                       9