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, 2001
                              ------------------

                                       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 0-14475
                       -------

                              PS PARTNERS IV, LTD.
                              --------------------
             (Exact name of registrant as specified in its charter)


               California                                       95-3931619
----------------------------------------                  ----------------------
     (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 September 30, 2001
              and December 31, 2000                                            2

         Condensed statements of income for the three
              and nine months ended September 30, 2001 and 2000                3

         Condensed statements of cash flows for the
              nine months ended September 30, 2001 and 2000                    4

         Notes to condensed financial statements                               5

         Management's discussion and analysis of financial condition
              and results of operations                                     6-10

PART II.  OTHER INFORMATION

         (Items 1 through 5 are not applicable)

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

<PAGE>

                              PS PARTNERS IV, LTD.
                            CONDENSED BALANCE SHEETS


<TABLE>
<CAPTION>
                                                                                  September 30,     December 31,
                                                                                       2001             2000
                                                                                 -----------------------------------
                                                                                   (Unaudited)
                                     ASSETS
                                     ------


<S>                                                                                   <C>              <C>
Cash and cash equivalents                                                             $1,895,000       $3,727,000

Rent and other receivables                                                                 6,000            2,000

Real estate facility, at cost:
     Land                                                                                101,000          101,000
     Buildings and equipment                                                           1,575,000        1,572,000
                                                                                 -----------------------------------
                                                                                       1,676,000        1,673,000

     Less accumulated depreciation                                                      (843,000)        (786,000)
                                                                                 -----------------------------------
                                                                                         833,000          887,000

Investment in real estate entities                                                    14,129,000       14,562,000

Other assets                                                                               3,000            3,000
                                                                                 -----------------------------------

                                                                                     $16,866,000      $19,181,000
                                                                                 ===================================


                        LIABILITIES AND PARTNERS' EQUITY
                        --------------------------------


Accounts payable                                                                        $213,000         $134,000

Advance payments from renters                                                             10,000           15,000

Partners' equity:
     Limited partners' equity, $500 per unit, 128,000
         units authorized, issued and outstanding                                     16,394,000       18,759,000
     General partner's equity                                                            249,000          273,000
                                                                                 -----------------------------------

Total partners' equity                                                                16,643,000       19,032,000
                                                                                 -----------------------------------

                                                                                     $16,866,000      $19,181,000
                                                                                 ===================================
</TABLE>
                            See accompanying notes.
                                        2

<PAGE>

                              PS PARTNERS IV, LTD.
                         CONDENSED STATEMENTS OF INCOME
                                   (UNAUDITED)


<TABLE>
<CAPTION>
                                                               Three Months Ended                 Nine Months Ended
                                                                 September 30,                      September 30,
                                                       ----------------------------------------------------------------------
                                                             2001              2000             2001             2000
                                                       ----------------------------------------------------------------------

REVENUE:

<S>                                                           <C>               <C>             <C>              <C>
Rental income                                                 $87,000           $83,000         $246,000         $241,000
Equity in earnings of real estate entities                    931,000           835,000        2,799,000        2,366,000
Interest income                                                15,000            62,000          116,000          153,000
                                                       ----------------------------------------------------------------------
                                                            1,033,000           980,000        3,161,000        2,760,000
                                                       ----------------------------------------------------------------------

COSTS AND EXPENSES:

Cost of operations                                             33,000            31,000           91,000           88,000
Management fees                                                 5,000             5,000           14,000           15,000
Depreciation and amortization                                  19,000            18,000           57,000           52,000
Administrative                                                 34,000            26,000          139,000          138,000
                                                       ----------------------------------------------------------------------
                                                               91,000            80,000          301,000          293,000
                                                       ----------------------------------------------------------------------

NET INCOME                                                   $942,000          $900,000       $2,860,000       $2,467,000
                                                       ======================================================================

Limited partners' share of net income
     ($18.06 per unit in 2001 and
     $17.69 per unit in 2000)                                                                 $2,312,000       $2,264,000
General partner's share of net income                                                            548,000          203,000
                                                                                          -----------------------------------
                                                                                              $2,860,000       $2,467,000
                                                                                          ===================================
</TABLE>
                            See accompanying notes.
                                        3

<PAGE>

                              PS PARTNERS IV, LTD.
                       CONDENSED STATEMENTS OF CASH FLOWS
                                   (UNAUDITED)


<TABLE>
<CAPTION>
                                                                                        Nine Months Ended
                                                                                          September 30,
                                                                               -------------------------------------
                                                                                      2001              2000
                                                                               -------------------------------------

Cash flows from operating activities:

<S>                                                                                 <C>                <C>
     Net income                                                                     $2,860,000         $2,467,000

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

         Depreciation and amortization                                                  57,000             52,000
         (Increase) decrease in rent and other receivables                              (4,000)             1,000
         Increase (decrease) in accounts payable                                        79,000            (34,000)
         (Decrease) increase in advance payments from renters                           (5,000)             1,000
         Equity in earnings of real estate entities                                 (2,799,000)        (2,366,000)
                                                                               -------------------------------------

             Total adjustments                                                      (2,672,000)        (2,346,000)
                                                                               -------------------------------------

             Net cash provided by operating activities                                 188,000            121,000
                                                                               -------------------------------------

Cash flows from investing activities:

         Distributions from real estate entities                                     3,232,000          3,122,000
         Additions to real estate facility                                              (3,000)           (26,000)
                                                                               -------------------------------------

             Net cash provided by investing activities                               3,229,000          3,096,000
                                                                               -------------------------------------

Cash flows from financing activities:

         Distributions to partners                                                  (5,249,000)        (1,800,000)
                                                                               -------------------------------------

             Net cash used in financing activities                                  (5,249,000)        (1,800,000)
                                                                               -------------------------------------

Net (decrease) increase in cash and cash equivalents                                (1,832,000)         1,417,000

Cash and cash equivalents at the beginning of the period                             3,727,000         2,337,000
                                                                               -------------------------------------

Cash and cash equivalents at the end of the period                                  $1,895,000        $3,754,000
                                                                               =====================================
</TABLE>
                            See accompanying notes.
                                       4

<PAGE>

                              PS PARTNERS IV, LTD.
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                               SEPTEMBER 30, 2001
                                   (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, 2000.

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, 2001, the results of operations for the three
         and nine months  ended  September  30, 2001 and 2000 and cash flows for
         the nine months then ended.

3.       The results of operations for the three and nine months ended September
         30, 2001 are not  necessarily  indicative of the results to be expected
         for the full year.

4.       In June  1998,  the  FASB  issued  Statement  of  Financial  Accounting
         Standards No. 133 ("SFAS 133"),  "Accounting for Derivative Instruments
         and  Hedging  Activities,"  as  amended  in June 2000 by  Statement  of
         Financial  Accounting  Standards No. 138 ("SFAS 138"),  "Accounting for
         Certain Derivative  Instruments and Certain Hedging  Activities," which
         requires  companies to recognize  all  derivatives  as either assets or
         liabilities  in the balance sheet and measure such  instruments at fair
         value.  The  Partnership  adopted  SFAS 133, as amended by SFAS 138, on
         January  1,  2001,  and the  adoption  had no  material  impact  on the
         Partnership's consolidated financial statements.

5.       Summarized  combined  financial  data with  respect to the Real  Estate
         Entities is as follows:

<TABLE>
<CAPTION>
                                                                            Nine Months Ended September 30,
                                                                         -------------------------------------
                                                                             2001                    2000
                                                                         -------------           -------------

  <S>                                                                    <C>                     <C>
  Total revenues...............................................          $135,420,000            $122,728,000
  Minority interest in income..................................           $19,743,000             $18,391,000
  Net income...................................................           $42,274,000             $38,426,000

</TABLE>

                                       5
<PAGE>

                              PS PARTNERS IV, LTD.
                      MANAGEMENT'S DISCUSSION AND ANALYSIS
                OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS


FORWARD LOOKING STATEMENTS
--------------------------

         When  used  within  this  document,  the words  "expects,"  "believes,"
"anticipates,"  "should,"  "estimates," and similar  expressions are intended to
identify "forward-looking statements" within the meaning of that term in Section
27A of the  Securities  Act of  1933,  as  amended,  and in  Section  21F of the
Securities  Exchange Act of 1934, as amended.  Such  forward-looking  statements
involve known and unknown risks,  uncertainties,  and other  factors,  which may
cause the actual  results and  performance  of the  Partnership to be materially
different  from those  expressed or implied in the forward  looking  statements.
Such factors include the impact of competition from new and existing real estate
facilities  which could  impact  rents and  occupancy  levels at the real estate
facilities in which the Partnership has an interest;  the Partnership's  ability
to effectively  compete in the markets in which it does business;  the impact of
the  regulatory  environment  as well as  national,  state,  and local  laws and
regulations including, without limitation, those governing Partnerships; and the
impact of general economic  conditions upon rental rates and occupancy levels at
the real estate facilities in which the Partnership has an interest.

RESULTS OF OPERATIONS
---------------------

THREE MONTHS ENDED  SEPTEMBER 30, 2001 COMPARED TO THREE MONTHS ENDED  SEPTEMBER
30, 2000:

         Our net  income  for the three  months  ended  September  30,  2001 was
$942,000  compared to $900,000 for the three months  ended  September  30, 2000,
representing  an increase of $42,000 or 4.7%.  The increase was primarily due to
our share of improved property operations at the real estate facilities in which
we have an interest  and a decrease in  depreciation  expense  allocated  to the
Partnership with respect to the Joint Venture.

Property Operations
-------------------

         Rental income for our wholly-owned  mini-warehouse property was $87,000
compared  to $83,000 for the three  months  ended  September  30, 2001 and 2000,
respectively,  representing  an increase of $4,000 or 4.8%.  Cost of  operations
(including  management  fees) increased  $2,000 or 5.6%, to $38,000 from $36,000
for  the  three  months  ended  September  30,  2001  and  2000,   respectively.
Accordingly,   for  our  wholly-owned   mini-warehouse  property,  property  net
operating  income  increased by $2,000 or 4.3%,  from $47,000 to $49,000 for the
three months ended September 30, 2000 and 2001, respectively.

                                       6

<PAGE>

Equity in Earnings of Real Estate Entities
------------------------------------------

         Equity in earnings of real estate  entities  was  $931,000 in the three
months ended  September 30, 2001 as compared to $835,000 during the three months
ended  September  30, 2000,  representing  an increase of $96,000 or 11.5%.  The
increase was primarily due to our share of improved  property  operations at the
real  estate  facilities  in  which  we  have  an  interest  and a  decrease  in
depreciation  expense  allocated  to the  Partnership  with respect to the Joint
Venture.

Interest Income
---------------

         Interest income decreased by $47,000, from $62,000 for the three months
ended  September  30, 2000 to $15,000 for the three months ended  September  30,
2001, due to lower invested cash balances and lower interest rates.

Depreciation and Amortization
-----------------------------

         Depreciation  and  amortization  increased  by $1,000,  from $18,000 to
$19,000 for the three months ended  September  30, 2000 and 2001,  respectively,
due to capital  improvements  made to the  Partnership's  wholly-owned  facility
during 2000 and 2001.

Administrative
--------------

         Administrative  expense  increased  $8,000,  to  $34,000  for the three
months  ended  September  30, 2001 as compared to $26,000 for the same period in
2000.

NINE MONTHS ENDED SEPTEMBER 30, 2001 COMPARED TO NINE MONTHS ENDED SEPTEMBER 30,
2000:

         Our net  income  for the  nine  months  ended  September  30,  2001 was
$2,860,000  compared to $2,467,000 for the nine months ended September 30, 2000,
representing an increase of $393,000 or 15.9%. The increase was primarily due to
our share of improved property operations at the real estate facilities in which
we have an interest  and a decrease in  depreciation  expense  allocated  to the
Partnership with respect to the Joint Venture.

                                       7

<PAGE>

Property Operations
-------------------

         Rental income for our wholly-owned mini-warehouse property was $246,000
compared to  $241,000  for the nine months  ended  September  30, 2001 and 2000,
respectively,  representing  an increase of $5,000 or 2.1%.  Cost of  operations
(including  management fees) increased $2,000 or 1.9%, to $105,000 from $103,000
for  the  nine  months  ended   September  30,  2001  and  2000,   respectively.
Accordingly,   for  our  wholly-owned   mini-warehouse  property,  property  net
operating  income increased by $3,000 or 2.2%, from $138,000 to $141,000 for the
nine months ended September 30, 2000 and 2001, respectively.

Equity in Earnings of Real Estate Entities
------------------------------------------

         Equity in earnings of real estate  entities was  $2,799,000 in the nine
months ended September 30, 2001 as compared to $2,366,000 during the nine months
ended  September 30, 2000,  representing  an increase of $433,000 or 18.3%.  The
increase was primarily due to our share of improved  property  operations at the
real  estate  facilities  in  which  we  have  an  interest  and a  decrease  in
depreciation  expense  allocated  to the  Partnership  with respect to the Joint
Venture.

Interest Income
---------------

         Interest income decreased by $37,000, from $153,000 for the nine months
ended  September  30, 2000 to $116,000 for the nine months ended  September  30,
2001, due to lower invested cash balances and lower interest rates.

Depreciation and Amortization
-----------------------------

         Depreciation and amortization increased $5,000, from $52,000 to $57,000
for the nine months  ended  September  30, 2000 and 2001,  respectively,  due to
capital improvements made to the Partnership's wholly-owned facility during 2000
and 2001.

Administrative
--------------

         Administrative  expense  increased  $1,000,  to  $139,000  for the nine
months ended  September  30, 2001 as compared to $138,000 for the same period in
2000.

                                       8

<PAGE>

SUPPLEMENTAL PROPERTY DATA
--------------------------

         Most of our net income is from the our share of the  operating  results
of the Mini-Warehouse Properties.  Therefore, in order to evaluate our operating
results,  the  General  Partners  analyze  the  operating   performance  of  the
Mini-Warehouse Properties.

THREE MONTHS ENDED  SEPTEMBER 30, 2001 COMPARED TO THREE MONTHS ENDED  SEPTEMBER
30, 2000:

         Rental income for the Mini-Warehouse Properties was $3,556,000 compared
to  $3,380,000  for  the  three  months  ended  September  30,  2001  and  2000,
respectively,  representing  an increase of  $176,000 or 5.2%.  The  increase in
rental  income was  primarily  attributable  to  increased  rental  rates at the
Mini-Warehouse  Properties. The annual average realized rent per occupied square
foot for the Mini-Warehouse Properties was $8.87 compared to $8.43 for the three
months ended  September 30, 2001 and 2000,  respectively.  The weighted  average
occupancy levels at the Mini-Warehouse Properties remained stable at 88% for the
three months ended September 30, 2000 and 2001, respectively. Cost of operations
(including  management  fees)  increased  $73,000 or 5.3%,  to  $1,448,000  from
$1,375,000 for the three months ended September 30, 2001 and 2000, respectively.
This  increase  is  primarily  attributable  to  increases  in  advertising  and
promotion expenses, and property tax expenses, offset partially by lower repairs
and  maintenance  expenses.  Accordingly,  for  the  Mini-Warehouse  Properties,
property net operating  income decreased by $103,000 or 5.1%, from $2,005,000 to
$2,108,000 for the three months ended September 30, 2000 and 2001, respectively.

NINE MONTHS ENDED SEPTEMBER 30, 2001 COMPARED TO NINE MONTHS ENDED SEPTEMBER 30,
2000:

         Rental  income  for  the  Mini-Warehouse   Properties  was  $10,395,000
compared to  $9,882,000  for the nine months ended  September 30, 2001 and 2000,
respectively,  representing  an increase of  $513,000 or 5.2%.  The  increase in
rental income was primarily  attributable  to increased  rental rates  partially
offset by decreased  average occupancy rates at the  Mini-Warehouse  Properties.
The annual average realized rent per occupied square foot for the Mini-Warehouse
Properties was $8.82  compared to $8.21 for the nine months ended  September 30,
2001 and  2000,  respectively.  The  weighted  average  occupancy  levels at the
Mini-Warehouse  Properties  decreased  from 88% to 86% for the nine months ended
September  30,  2000  and  2001,  respectively.  Cost of  operations  (including
management  fees)  increased  $77,000 or 2.0%, to $4,013,000 from $3,936,000 for
the nine months ended September 30, 2001 and 2000,  respectively.  This increase
is primarily  attributable to increases in advertising  and promotion  expenses,
and property tax expenses,  offset  partially by lower  repairs and  maintenance

                                       9

<PAGE>

expenses. Accordingly, for the Mini-Warehouse Properties, property net operating
income increased by $436,000 or 7.3%, from $5,946,000 to $6,382,000 for the nine
months ended September 30, 2000 and 2001, respectively.

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

         We have adequate  sources of cash to finance our 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 and
distributions  from real estate  entities  ($3,420,000 for the nine months ended
September 30, 2001) has been sufficient to meet all of our current obligations.

         During  2001,  we do not  anticipate  incurring  significant  costs for
capital improvements for the Partnership's  wholly-owned property. Total capital
improvements  for the nine months ended  September 30, 2001 with respect to this
property was $3,000.

         We paid  distributions  to the limited and  general  partners  totaling
$4,677,000 ($36.54 per unit) and $572,000,  respectively,  during the first nine
months of 2001.  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:

                  None

         (b)      Reports on 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, 2001



                                    PS PARTNERS IV, LTD.

                            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)


                                       11