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 June 30, 2005

/___/     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)
JUNE 30, 2005 AND DECEMBER 31, 2004

                                          June 30,       December 31,
                                            2005             2004
ASSETS

CASH AND CASH EQUIVALENTS                $  742,309       $  620,452
PROPERTY, Net                             2,399,745        2,410,252

INVESTMENT IN REAL ESTATE
  JOINT VENTURE                             185,024          179,700

OTHER ASSETS                                 71,550           71,550
                                         ----------       ----------
TOTAL                                    $3,398,628       $3,281,954
                                         ==========       ==========

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES

Distribution to Partners                 $  272,727       $  272,727
Capital lease obligation                     84,069           97,569
Other liabilities                           396,081          380,559
                                         ----------       ----------
Total liabilities                        $  752,877       $  750,855
                                         ----------       ----------

PARTNERS' EQUITY (DEFICIT):
     General Partners                       (81,324)         (82,471)
     Limited Partners                     2,727,075        2,613,570
                                         ----------       ----------
  Total partners' equity                  2,645,751        2,531,099

TOTAL                                    $3,398,628       $3,281,954
                                         ==========       ==========


See accompanying notes to financial statements(unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED JUNE 30, 2005 AND 2004

                                         June 30,         June 30,
                                           2005             2004
REVENUES:
Rental                                   $  616,297       $  589,499
                                         ----------       ----------
EXPENSES:

Operating                                   239,886          221,689
General and administrative                   60,890           65,977
                                         ----------       ----------
     Total expenses                         300,776          287,666
                                         ----------       ----------
OPERATING INCOME                            315,521          301,833

OTHER INCOME
  Interest                                      186              184
                                         ----------       ----------
INCOME BEFORE EQUITY IN INCOME
   OF REAL ESTATE JOINT VENTURE             315,707          302,017

EQUITY IN INCOME OF REAL ESTATE
   JOINT VENTURE                             23,973           27,284
                                         ----------       ----------
NET INCOME                               $  339,680       $  329,301
                                         ==========       ==========

AGGREGATE NET INCOME ALLOCATED TO:
    Limited Partners                     $  336,283       $  326,008
    General Partners                          3,397            3,293
                                         ----------       ----------
TOTAL                                    $  339,680       $  329,301
                                         ==========       ==========
NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $    14.01       $    13.58
                                         ==========       ==========

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

See accompanying notes to financial statements(unaudited).



STATEMENTS OF INCOME (UNAUDITED)
FOR THE SIX MONTHS ENDED JUNE 30, 2005 AND 2004


                                           June 30,        June 30,
                                             2005            2004

REVENUES:
Rental                                   $1,228,643       $1,182,159
                                         ----------       ----------
EXPENSES:
Operating                                   478,272          434,556
General and Administrative                  142,758          134,493
                                         ----------       ----------
Total Expenses                              621,030          569,049
                                         ----------       ----------
OPERATING INCOME                            607,613          613,110

OTHER INCOME                                    369              368
                                         ----------       ----------
INCOME BEFORE EQUITY IN INCOME OF
  REAL ESTATE JOINT VENTURE                 607,982          613,478

EQUITY IN INCOME OF REAL
  ESTATE JOINT VENTURE                       52,124           59,225
                                         ----------       ----------
NET INCOME                               $  660,106       $  672,703
                                         ==========       ==========
AGGREGATE NET INCOME ALLOCATED TO:
  Limited Partners                       $  653,505       $  665,976
  General Partners                            6,601            6,727
                                         ----------       ----------
TOTAL                                    $  660,106       $  672,703
                                         ==========       ==========

NET INCOME PER LIMITED PARTNERSHIP UNIT      $27.23           $27.75
                                             ======           ======
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 (UNAUDITED)
FOR THE SIX MONTHS ENDED JUNE 30, 2005


                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL


BALANCE AT JANUARY 1, 2005            ($82,471)     $2,613,570   $2,531,099

NET INCOME                               6,601         653,505      660,106
DISTRIBUTIONS                           (5,454)       (540,000)    (545,454)
                                      --------      ----------   ----------
BALANCE AT JUNE 30, 2005              ($81,324)     $2,727,075   $2,645,751
                                      ========      ==========   ==========


See accompanying notes to consolidated financial statements(unaudited).


STATEMENT OF CASH FLOWS (UNAUDITED)
FOR THE SIX MONTHS ENDED JUNE 30, 2005 AND 2004


                                      June 30,          June 30,
                                        2005              2004

CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 660,106       $ 672,703

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

     Depreciation                         10,507
     Equity in earnings of
      real estate joint venture          (52,124)        (59,225)
     Distributions from real
      estate joint venture                46,800          59,100
     Changes in assets and
      	liabilities:

     Increase in other assets                  0             (29)
     Increase in liabilities               2,022          17,004
                                       ---------       ---------
Net cash provided by
  operating activities                   667,311         689,553


CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (545,454)       (545,454)
                                       ---------       ---------
NET INCREASE IN CASH AND
   CASH EQUIVALENTS                      121,857         144,099

CASH AND CASH EQUIVALENTS:

     At beginning of period              620,452         713,429
                                       ---------       ---------
     At end of period                  $ 742,309       $ 857,528
                                       =========       =========

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 3).  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  as  of  June 30, 2005, and for
the  periods  ended  June 30, 2005, and 2004 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 as  follows:

                                       June 30, 2005     December 31, 2004

   Land                                 $  2,287,427       $  2,287,427
   Buildings and improvements              7,127,000          7,127,000
   Equipment                                 148,837            148,837
                                        ------------       ------------
   Total                                   9,563,264          9,563,264
   Less: Accumulated Depreciation        ( 7,163,519)      (  7,153,012)
                                        ------------       ------------
   Property - Net                       $  2,399,745       $  2,410,252
                                        ============       ============


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 with DSI  Realty Income
Fund IX, which  has the  remaining 70% interest in the venture.  Summarized
income statement information for the six months ended  June 30, 2005, and
2004  is  as  follows:

                                   2005                   2004

     Revenue                     $295,477               $308,594
     Operating Expenses           121,731                111,177
     Net Income                  $173,746               $197,417



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.

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

We  are  pleased  to  enclose  the  Partnership's  unaudited  financial
statements  for  the  period  ended  June 30, 2005.  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 June 30, 2005 and 2004, total revenues
increased 4.6% from $589,499 to $616,297 and total expenses increased 4.6%
from $287,666 to $300,776 and other income increased from $184 to $186.
Equity in income of the real estate joint venture decreased 12.1% from $27,284
to $23,973.  As a result, net income increased 3.2% from $329,301 to $339,680
for the three-month period ended June 30, 2005, as compared to the same period
in 2004.  Rental revenue increased as a result of higher unit rental rates.
Occupancy levels for the Partnership's five mini-storage facilities averaged
85.2% for the three-month period ended June 30, 2005 as compared to 85.7% for
the same period in 2004.  The Partnership is continuing its marketing efforts
to attract and keep new tenants in its various mini-storage facilities.
Operating expenses increased approximately $18,200 (8.2%) primarily as a
result of increases in telephone, purchase of locks, salaries and wages and
depreciation expenses, partially offset by a decrease in office supplies
expense.  General and administrative expenses decreased approximately $5,100
(7.7%) primarily as a result of a decrease in legal and professional expense.
Equity in income from the real estate joint venture decreased as a result of
lower rental revenue at that facility.

For the six-month  periods  ended  June 30, 2005, and 2004, total  revenues
increased  3.9% from $1,182,159 to $1,228,643 and total expenses increased
9.1% from $569,049 to $621,030  and  other  income  increased from  $368
to $369.  Equity in income of the real estate joint venture decreased 12.0%
from $59,225 to $52,124.  As a result, net income decreased 1.9% from $672,703
to $660,106 for the six-month period ended June 30, 2005, as compared to the
same period in 2004.  Rental revenue increased as a result of higher unit
rental rates.  Operating expenses increased approximately $43,700 (10.1%)
primarily as a result of increases in advertising, purchase of locks, real
estate tax, workers compensation insurance, truck insurance and depreciation
expenses, partially offset by a decrease in repairs and maintenance expense.
General and administrative expenses increased approximately $8,300 (6.2%)
primarily as a result of an increase in legal and professional expense and
equipment and computer lease expense.  Equity in income from the real estate
joint venture decreased as a result of lower rental revenue at that facility.

The  General  Partners will  continue  their  policy of funding improvements
and  maintenance  of  Partnership  properties  with  cash  generated  from
operations.  The  Partnership's  financial 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

Within 90 days prior to the date of this report, 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
President and  Chief Executive Officer.  These disclosure controls and pro-
cedures are designed to ensure that the information required  to be  disclosed
by the Partnership in its periodic  reports filed with the Securities and Ex-
change Commission (the Commission) is recorded, processed, summarized and
reported, within the time periods specified by the Commissions rules and forms
and that the information 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 Partnership's internal controls or in other factors that could signifi-
cantly 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 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 June 30, 2005.
          (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:  July 29, 2005                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:  July 29, 2005                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
         quarterly 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
         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:

         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:  July 29, 2005



    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
         quarterly 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
         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:

         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:  July 29, 2005



    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 June 30, 2005 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
                                    July 29, 2005






                       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 June 30, 2005 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
                                    July 29, 2005