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 quarterly period ended March 31, 2006

/___/     Transition report pursuant to Section 13 or 15(d) of the
          Securities Act of 1934

for the transition period from ______________ to ________________.

Commission File Number 2-90168



DSI REALTY INCOME FUND VIII, A California Limited Partnership
(Exact name of registrant as specified in its charter)

California_______________________________________95-0050204
(State or other jurisdiction of              (I.R.S. Employer
incorporation)                               Identification No.)


          6700 E. Pacific Coast Hwy., Long Beach, California 90803
          (Address of principal executive offices)    (Zip Code)


Registrant's telephone number, including area code-(562)493-8881

_________________________________________________________________
Former name, former address and former fiscal year, if changed
since last report.



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__.

PART I - FINANCIAL INFORMATION

Item 1.  Financial Statements.


                                DSI REALTY INCOME FUND VIII
                     (A California Real Estate Limited Partnership)


BALANCE SHEETS(UNAUDITED)
MARCH 31, 2006 AND DECEMBER 31, 2005


                                          March 31,      December 31,
                                            2006             2005

ASSETS
CASH AND CASH EQUIVALENTS                $  699,962       $  599,338
PROPERTY, NET                             2,385,250        2,391,773

INVESTMENT IN REAL ESTATE
  JOINT VENTURE                             185,222          182,220

OTHER ASSETS                                 70,246           70,246
                                         ----------       ----------
TOTAL                                    $3,340,680       $3,243,577
                                         ==========       ==========


LIABILITIES AND PARTNERS' EQUITY

LIABILITIES

Distribution to Partners                 $  272,727       $  272,727
Capital lease obligation                     69,512           75,831
Other liabilities                           249,700          215,931
                                         ----------       ----------
Total liabilities                           591,939          564,489
                                         ----------       ----------

PARTNERS' EQUITY (DEFICIT):
     General Partners                       (80,294)         (80,991)
     Limited Partners                     2,829,035        2,760,079
                                         ----------       ----------
  Total partners' equity                  2,748,741        2,679,088
                                         ----------       ----------
TOTAL                                    $3,340,680       $3,243,577
                                         ==========       ==========

See accompanying notes to financial statements(unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 2006 AND 2005


                                         March 31,        March 31,
                                           2006             2005
REVENUES:

Rental                                   $  636,942       $  612,346
                                         ----------       ----------
EXPENSES:

Operating                                   240,316          238,386
General and administrative                   85,034           81,868
                                         ----------       ----------
     Total expenses                         325,350          320,254
                                         ----------       ----------

OPERATING INCOME                            311,592          292,092

OTHER INCOME
    Interest                                    186              183
                                         ----------       ----------
INCOME BEFORE EQUITY IN INCOME
  OF REAL ESTATE JOINT VENTURE              311,778          292,275

EQUITY IN INCOME OF REAL
  ESTATE JOINT VENTURE                       30,602           28,151
                                         ----------       ----------
NET INCOME                               $  342,380       $  320,426
                                         ==========       ==========
AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  338,956       $  317,222
    General partners                          3,424            3,204
                                         ----------       ----------
TOTAL                                    $  342,380       $  320,426
                                         ==========       ==========
NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $    14.12       $    13.22
                                         ==========       ==========

LIMITED PARTNERSHIP UNITS
   USED IN PER UNIT CALCULATION              24,000           24,000
                                             ======           ======

See accompanying notes to financial statements(unaudited).


STATEMENT OF CHANGES IN PARTNERS' EQUITY (DEFICIT)(UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 2006


                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL



BALANCE AT JANUARY 1, 2006            ($80,991)     $2,760,079   $2,679,088

NET INCOME                               3,424         338,956      342,380
DISTRIBUTIONS                           (2,727)       (270,000)    (272,727)
                                      --------      ----------   ----------
BALANCE AT MARCH 31, 2006             ($80,294)     $2,829,035   $2,748,741
                                      ========      ==========   ==========


See accompanying notes to consolidated financial statements(unaudited).


STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 2006 AND 2005


                                      March 31,         March 31,
                                        2006              2005

CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 342,380       $ 320,426

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

     Depreciation                          6,523
     Equity in earnings of real
      estate joint venture               (30,602)        (28,151)
     Distributions from real
      estate joint venture                27,600          24,900
     Changes in assets and
      	liabilities:

     Increase in liabilities              27,450           6,728
                                        --------        --------
Net cash provided by
  operating activities                   373,351         323,903

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (272,727)       (272,727)
                                        --------        --------
NET INCREASE IN CASH AND
  CASH EQUIVALENTS                       100,624          51,176

CASH AND CASH EQUIVALENTS:

     At beginning of period              599,338         620,452
                                       ---------       ---------
     At end of period                  $ 699,962       $ 671,628
                                       =========       =========

See accompanying notes to financial statements(unaudited).


DSI REALTY INCOME FUND VIII
(A California Real Estate Limited Partnership)

NOTES TO FINANCIAL STATEMENTS (UNAUDITED)

1.   GENERAL

DSI Realty Income Fund VIII (the "Partnership"), a limited partnership, has
two general partners (DSI Properties, Inc., and Diversified Investors Agency)
and  limited  partners  owning 24,000  limited  partnership  units.  The
Partnership was formed under the California Uniform Limited  Partnership
Act for the primary purpose of acquiring and operating real estate.

The  Partnership has acquired five  mini-storage facilities located in
Stockton, Pittsburgh, El Centro, Huntington Beach, and Lompoc, California.
The Partnership has also entered into a joint venture with DSI Realty
Income Fund IX, through which the Partnership has a 30% interest in
a mini-storage facility in Aurora, Colorado (see Note 6).  All facilities
were acquired from Dahn Corporation ("Dahn").  Dahn is not affiliated with
the Partnership.  Dahn is affiliated with other partnerships in which DSI
Properties, Inc. is a general partner.  The mini-storage facilities are
operated for the Partnership by Dahn under various agreements that are
subject to renewal annually.  Under the terms of the agreements, the
Partnership is required to pay Dahn a property management fee equal to
5% of gross revenue from operations, defined as the entire amount
of all receipts from the renting or leasing of storage compartments and
sale of locks.

The accompanying  financial information is unaudited. Such financial
information  includes all adjustments  considered  necessary by  the
Partnership's management for a fair presentation of the results for
the periods indicated.

2.   PROPERTY

The Partnership owns five  mini-storage  facilities located in  Stockton,
Pittsburg, El Centro, Lompoc and Huntington Beach, California.  The total
cost of property and accumulated depreciation is as follows:

<TABLE>
        <S>                                      <C>            <C>
                                                March 31,     December 31,
                                                 2006            2005

        Land                                 $  2,287,427     $  2,287,427
        Buildings and improvements              7,184,426        7,184,426
        Rental trucks
         under capital lease                      105,069          105,069
                                             ------------     ------------
        Total                                   9,576,922        9,576,922
        Less: Accumulated Depreciation        ( 7,191,672)     ( 7,185,149)
                                             ------------     ------------
        Property - Net                       $  2,385,250     $  2,391,773
                                             ============     ============
</TABLE>


3.   INVESTMENT IN REAL ESTATE JOINT VENTURE

The Partnership is involved  in a joint  venture with  DSI Realty  Income
Fund IX through which the Partnership has a 30% interest in a mini-storage
facility in Aurora, Colorado.  Under the  terms of the  joint  venture
agreement, the Partnership is entitled to 30% of the profits and losses of
the venture and owns 30% of the mini-storage facility as a tenant in common
with DSI Realty Income Fund IX, which has the remaining 70% interest in
the venture.  Summarized income statement information for the joint venture
for the three months ended March 31, 2006 and 2005 is as follows:

                                   2006                    2005

     Revenue                     $159,808                $149,716
     Operating Expenses            57,801                  55,880
                                 --------                --------
     Net Income                  $102,007                $ 93,836
                                 ========                ========

The Partnership accounts for its investment in the real estate joint
venture under the equity method of accounting.

4.   NET INCOME PER LIMITED PARTNERSHIP UNIT

Net income per limited partnership unit is calculated by dividing the net
income allocated to the limited partners by the number of limited
partnership units outstanding during the period.

5.   ALLOCATION OF PROFITS AND LOSSES AND GENERAL PARTNERS' INCENTIVE
     MANAGEMENT FEE

     Under the Agreement of limited Partnership, the general partners are to
     be allocated 1% of the net profits or losses from operations, and the
     limited partners are to be allocated the balance of the net profits or
     losses from operations in proportion to their limited partnership
     interests.

     The General Partners are also entitled to receive a percentage, based on
     a predetermined formula, of any cash distribution from the sale, other
     disposition or refinancing of the project.

     In addition, the General Partners are entitled to receive an incentive
     management fee for supervising the operations of the Partnership.  The
     fee is to be paid in an amount equal to 9% per annum of the cash available
     for distribution on a cumulative basis, calculated as cash generated from
     operations less capital expenditures.


Item 2.  Management's Discussion and Analysis of Financial Condition and
         Results of Operations.

We  are  pleased  to  enclose  the  Partnership's  unaudited  financial
statements  for  the  period  ended  March 31, 2006.  The  following  is
Management's  discussion  and  analysis  of  the  Partnership's  financial
condition  and  results  of  its  operations.

For the three-month  periods ended March 31, 2006 and 2005, total revenues
increased 4.0% from $612,346 to $636,942, total expenses increased 1.6% from
$320,254 to $325,350, other income increased from $183 to $186 and equity
in income of the real estate joint venture increased 8.7% from $28,151 to
$30,602.  As a result, net income increased 6.9% from $320,426 to $342,380
for the three-month period ended March 31, 2006, as compared to the same
period in 2005.  Rental revenue increased as a result of higher unit rental
rates.  Occupancy levels for the Partnership's five mini-storage facilities
averaged 82.6% for the three month period ended March 31, 2006, and 84.4%
for the same period in 2005.  The Partnership is continuing its marketing
efforts to attract and keep new tenants in its various mini-storage facilties.
Operating expenses remained relatively constant as increases in repairs and
maintenance, legal, salaries and wages and depreciation expenses was offset
by decreases in advertising, office supplies and workers compensation in-
surance expenses.  General and administrative expenses increased approximately
$3,200 (3.9%) as a result of higher incentive management fees and legal and
professional expenses, partially offset by a decrease in equipment and com-
puter lease expense.  Equity in income of real estate joint venture increased
as a result of higher rental revenue at that facility.

The  General  Partners will  continue  their  policy  of  funding  continuing
improvement and maintenance of Partnership  properties  with  cash  generated
from operations.  The  Partnership's  resources  appear  to  be  adequate  to
meet its needs.  The General Partners anticipate distributions to the Limited
Partners  to  remain  at  the  current  level  for  the  foreseeable  future.

Item 3.   Quantative and Qualitative Disclosures About Market Risk
          NONE

Item 4.   CONTROLS AND PROCEDURES

The Partnership evaluated the effectiveness of its disclosure controls and
procedures.  This evaluation was performed by the Partnership's Controller
with the assistance of the Partnership's President and the Chief Executive
Officer.  These disclosure controls and procedures are designed to ensure
that the information required to be disclosed by the Partnership in its
periodic reports filed with the Securities and Exchange Commission (the
Commission) is recorded, processed, summarized and reported, within the time
periods specified by the Commission's rules and forms, and that the inform-
ation is communicated to the certifying officers on a timely basis. Based on
this evaluation, the Partnership concluded that its disclosure controls and
procedures were effective.  There have been no significant changes in the
Parnership's internal controls or in other factors that could significantly
affect the internal controls subsequent to the date of their evaluation.



                     PART II - OTHER INFORMATION

Item 1.  Legal Proceedings

         Registrant is not a party to any material pending legal proceedings.

Item 1A. Risk Factors

         Please refer to the risk factors disclosed by the partnership in
         response to Item 1A, part I of the Form 10-K filed on March 27,
         2006.  There has been no material change to the risk factors
         disclosed therein.

Item 2.  Unregistered Sales of Equity Securities and Use of Proceeds
         NONE

Item 3.  Defaults Upon Senior Securities
         NONE

Item 4.  Submission of Matters to a Vote of Security Holders
         NONE

Item 5.  Other Information
         NONE

Item 6.  Exhibits and Reports on Form 8K.
          (a)  Attached hereto as Exhibit "20" is Registrant's Quarterly
               Report to Limited Partners for the period ended March 31, 2006.
          (B)  Registrant did not file any reports on Form 8-K for the
               period reported upon.

SIGNATURES

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

Dated:  May 12, 2006                 DSI REALTY INCOME FUND VIII
                                     A California Limited Partnership
                                     (Registrant)



                                     By____\s\ Robert J. Conway_____
                                     DSI Properties, Inc., as General
                                     Partner by ROBERT J. CONWAY,
                                     President and Chief Financial Officer

SIGNATURES

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

Dated:  May 12, 2006                 DSI REALTY INCOME FUND VIII
                                     A California Limited Partnership
                                     (Registrant)


                                     By__\s\ Robert J. Conway________
                                     DSI Properties, Inc., as General
                                     Partner by ROBERT J. CONWAY,
                                     President and Chief Financial Officer




                          CERTIFICATIONS

    I, Robert J. Conway, certify that:

    1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
    Fund VIII;

    2.  Based on my knowledge, this quarterly 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 cover-
    ed by this quarterly report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this quarterly 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
    quarterly 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-15e and 15d-15e) for the registrant and have:

         a)  designed such disclosure controls and procedures, or caused such
         disclosure controls and procedures to be designed under our super-
         vision, 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)  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

         c)  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 our 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 general partners (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 affect the registrant's ability to record, pro-
         cess, 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 in-
         ternal controls over financial reporting.


    Date:  May 12, 2006



    Robert J. Conway
    Chief Executive Officer



                          CERTIFICATIONS

    I, Richard P. Conway, certify that:

    1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
    Fund VIII;

    2.  Based on my knowledge, this quarterly 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 cover-
    ed by this quarterly report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this quarterly 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
    quarterly 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-15e and 15d-15e) for the registrant and have:

         a)  designed such disclosure controls and procedures, or caused such
         disclosure controls and procedures to be designed under our super-
         vision, 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)  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

         c)  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 our 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 general partners (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 affect the registrant's ability to record, pro-
         cess, 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 in-
         ternal controls over financial reporting.


    Date:  May 12, 2006



    Richard P. Conway
    Vice President



                       CERTIFICATION PURSUANT TO
                        18 U.S.C. SECTION 1350,
                        AS ADOPTED PURSUANT TO
                SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002



     In connection with the Quarterly Report of DSI Realty Income Fund VIII (the
"Partnership") on Form 10-Q for the period ending March 31, 2006 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Robert J. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:

     (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 result of operations of the
Partnership.



                                    Robert J. Conway
                                    Chief Executive Officer
                                    May 12, 2006






                       CERTIFICATION PURSUANT TO
                        18 U.S.C. SECTION 1350,
                        AS ADOPTED PURSUANT TO
                SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002



     In connection with the Quarterly Report of DSI Realty Income Fund VIII (the
"Partnership") on Form 10-Q for the period ending March 31, 2006 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Richard P. Conway, Vice President of the Corporate General Partner, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:

     (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 result of operations of the
Partnership.



                                    Richard P. Conway
                                    Vice President
                                    May 12, 2006