|   | [X] | ANNUAL REPORT PURSUANT TO      SECTION 13 OR 15(d) OF THESECURITIES |
|--------|-----|---------------------------------------------------------------------|

|   | [   ] | TRANSITION REPORT PURSUANT TO      SECTION 13 OR 15(d) OF THESECURITIES |
|--------|----------------------|-------------------------------------------------------------------------|

|   | EXCHANGE      ACT OF 1934 |
|--------|---------------------------|

| California                                                          | 94-3094928                            |
|---------------------------------------------------------------------|---------------------------------------|
| (State      or other jurisdiction of incorporation or organization) | (I.R.S.      Employer Identification) |

| 900      Veterans Blvd., Suite 500, Redwood City, CA | 94063           |
|------------------------------------------------------|-----------------|
| (address      of principal executive offices)        | (zip      code) |

| (650)      365-5341 |
|---------------------|

| Securities      registered pursuant to Section 12 (b) of the Act: | NONE |
|-------------------------------------------------------------------|------|

| Securities      registered pursuant to Section 12 (g) of the Act: | Limited      Partnership Units |
|-------------------------------------------------------------------|--------------------------------|

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| Yes |   |   | No | XX |
|-----|--------|--------|----|----|

| Yes |   |   | No | XX |
|-----|--------|--------|----|----|

| Yes | XX |   | No |   |
|-----|----|--------|----|--------|

| Large      Accelerated Filer |   | Accelerated      Filer |   | Non-Accelerated      Filer | X |
|------------------------------|--------|------------------------|--------|----------------------------|---|

| Yes |   |   | No | XX |
|-----|--------|--------|----|----|

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| Exhibit      No. | Description      of Exhibits                                                                         |
|------------------|------------------------------------------------------------------------------------------------------|
|             |                                                                                                 |
| 31.1             | Certification      of General Partner pursuant to Section 302 of the Sarbanes-Oxley Act of      2002 |
| 31.2             | Certification      of General Partner pursuant to Section 302 of the Sarbanes-Oxley Act of      2002 |
| 32.1             | Certification      of General Partner pursuant to Section 906 of the Sarbanes-Oxley Act of      2002 |
| 32.2             | Certification      of General Partner pursuant to Section 906 of the Sarbanes-Oxley Act of      2002 |

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| REDWOOD      MORTGAGE INVESTORS VII |
|-------------------------------------|

| By:    | /S/      Michael R. Burwell              |                                           |
|--------|------------------------------------------|------------------------------------------------|
|   | Michael      R. Burwell, General Partner |                                           |
|   |                                     |                                           |
|   |                                     |                                           |
| By:    | Gymno      Corporation, General Partner  |                                           |
|   |                                     |                                           |
|   |                                     |                                           |
|   | By:                                      | /S/      Michael R. Burwell                    |  |
|   |                                     | Michael      R. Burwell, President, Secretary, |  |
|   |                                     | &      Chief Financial Officer             |  |
|   |                                     |                                           |

| Signature |   | Title |   | Date |
|-----------|--------|-------|--------|------|

| /S/      Michael R. Burwell |   |                 |   |                    |
|-----------------------------|--------|----------------------|--------|-------------------------|
| Michael      R. Burwell     |   | General      Partner |   | September      17, 2008 |

| /S/      Michael R. Burwell |   |                                                                                                                                                               |   |                    |
|-----------------------------|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|-------------------------|
| Michael      R. Burwell     |   | President,      Secretary & Chief Financial Officer of Gymno Corporation (Principal      Financial and Accounting Officer); Director of Gymno      Corporation |   | September      17, 2008 |

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| 1. | I      have reviewed this annual report on Form 10-K of Redwood Mortgage      Investors VII, a California Limited Partnership (the      “Registrant”); |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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      Registrant as of, and for, the periods presented in this      report; |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4. | The      Registrant’s other certifying officers 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)) and internal      control over financial reporting (as defined in Exchange Act Rules      13a-15(f) and 15d-15(f)) for the Registrant and we  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 Registrant, including its      consolidated subsidiaries, is made known to us by others within those      entities, particularly during the period in which this annual report is      being prepared; |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | designed      such internal control over financial reporting, or caused such internal      control over financial reporting to be designed under our supervision, to      provide reasonable assurance regarding the reliability of financial      reporting and the preparation of financial statements for external      purposes in accordance with generally accepted accounting      principles; |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | evaluated      the effectiveness of the Registrant’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 |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (d) | disclosed      in this report any change in the Registrant’s internal control over      financial reporting that occurred during the Registrant’s most recent      fiscal quarter (the Registrant’s fourth fiscal quarter in the case of an      annual report) that has materially affected, or is reasonably likely to      materially affect, the Registrant’s internal control over financial      reporting; and |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5. | The      Registrant’s other certifying officers and I have disclosed, based on our      most recent evaluation of internal control over financial reporting, to      the Registrant’s auditors and the audit committee of the Registrant’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 Registrant’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 Registrant’s internal control      over financial reporting. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 1. | I      have reviewed this annual report on Form 10-K of Redwood Mortgage      Investors VII, a California Limited Partnership (the      “Registrant”); |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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      Registrant as of, and for, the periods presented in this      report; |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4. | The      Registrant’s other certifying officers 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)) and internal      control over financial reporting (as defined in Exchange Act Rules      13a-15(f) and 15d-15(f)) for the Registrant and we  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 Registrant, including its      consolidated subsidiaries, is made known to us by others within those      entities, particularly during the period in which this annual report is      being prepared; |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | designed      such internal control over financial reporting, or caused such internal      control over financial reporting to be designed under our supervision, to      provide reasonable assurance regarding the reliability of financial      reporting and the preparation of financial statements for external      purposes in accordance with generally accepted accounting      principles; |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | evaluated      the effectiveness of the Registrant’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 |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (d) | disclosed      in this report any change in the Registrant’s internal control over      financial reporting that occurred during the Registrant’s most recent      fiscal quarter (the Registrant’s fourth fiscal quarter in the case of an      annual report) that has materially affected, or is reasonably likely to      materially affect, the Registrant’s internal control over financial      reporting; and |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5. | The      Registrant’s other certifying officers and I have disclosed, based on our      most recent evaluation of internal control over financial reporting, to      the Registrant’s auditors and the audit committee of the Registrant’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 Registrant’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 Registrant’s internal control      over financial reporting. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (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 at the dates and for the periods  indicated. |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | This      Certification has not been, and shall not be deemed, “filed” with the      Securities and Exchange Commission. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------|

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|   | (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 at the dates and for the periods  indicated. |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | This      Certification has not been, and shall not be deemed, “filed” with the      Securities and Exchange Commission. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------|

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