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, 2003

/___/     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.

           The information required by Rule 10-01 of Regulation S-X is
included in the Quarterly Report to the Limited Partners of Registrant for
the period ended June 30, 2003 which is attached hereto as Exhibit "20"
and incorporated herein by this reference.

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

            Registrant incorporates by this reference its Quarterly Report to
Limited Partners for the period ended June 30, 2003.

PART II - OTHER INFORMATION

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, 2003.
          (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 31, 2003                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 31, 2003                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




                                July 31, 2003

		QUARTERLY REPORT TO THE LIMITED PARTNERS
			OF DSI REALTY INCOME FUND VIII


DEAR LIMITED PARTNERS:

We  are  pleased  to  enclose  the  Partnership's  unaudited  financial
statements  for  the  period  ended  June 30, 2003.  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, 2003 and 2002, total revenues
decreased 2.6% from $605,710 to $589,816 and total expenses decreased 2.4%
from $271,652  to  $265,108 and  other  income decreased  from $299 to $159.
Equity in  income of the  real estate  joint venture  decreased  3.8%  from
$32,739 to $31,505.  As a result, net  income  decreased 3.0% from $367,096
to $356,372 for the three-month period ended June 30, 2003, as  compared to
the same period in 2002.  Rental revenue decreased as a result of lower unit
rental rates.  Occupancy  levels  for the  Partnership's  five  mini-storage
facilities averaged 88.7% for the  three-month period ended June 30, 2003 as
compared to 85.2% for the same period in 2002.  The Partnership is continuing
its marketing  efforts to  attract and  keep new tenants in its various mini-
storage facilities.  Operating expenses remained relatively constant. General
and administrative expenses decreased approximately $9,600 (13.4%) primarily
as a result of decreases in legal and professional and equipment and computer
lease expenses.  Equity in income from the real estate joint venture remained
relatively constant.

For the six-month  periods  ended  June 30, 2003, and 2002, total  revenues
decreased 1.3% from $1,244,652 to $1,228,019 and total expenses increased
3.9% from $533,965 to $554,683 and other income decreased from $581 to $350.
Equity in income of the real estate joint venture decreased 0.3% from $69,927
to $69,689.  As a result, net income decreased 4.8% from $781,195 to $743,375
for the six-month period ended June 30, 2003, as compared to the same period
in 2002.  Rental revenue decreased as a result of lower unit rental rates.
Operating expenses increased approximately $29,700 (7.7%) primarily as a re-
sult of increases in repairs and maintenance, telephone, salaries and wages
and security and alarm service expenses, partially offset by a decrease in
workers compensation insurance expense.  General and administrative expenses
decreased approximately $9,000 (6.0%) primarily as a result of lower legal
and professional and equipment and computer lease expenses.  Equity in income
from the real estate joint venture remained relatively constant.

On April 5, 2002, the General Partners received a copy of a hostile tender
offer from MacKenzie Patterson, Inc. and associated corporation and limited
partnerships to purchase all of the Units in the Partnership. This offer was
also filed with the Securities and Exchange Commission on the same date. The
General Partners have determined that the hostile tender offer was not in
the best interests of the Limited Partners, that the tender offer was grossly
inadequate given the performance history of the Limited Partnership and the
inherent value of the Units, and recommended that the Limited Partners reject
the hostile tender offer and not tender their Units pursuant thereto. The
offer was subsequently increased and extended to June 30, 2002 and again to
July 22, 2002. The General Partners' initial determination regarding the
offer did not change. Prior to the expiration date of the offer, Limited
Partners tendered 36 Units representing 0.150% of the outstanding Units of
the Partnership.

The Limited Partners have approved an amendment to the Partnership Agreement
granting the General Partners ten days to review certain types of transfers
during which the General Partners may match, exceed or approve the proposed
transfers.  The Court has rejected all preliminary attempts to halt implemen-
tation of the amendment.

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.

We are not enclosing a copy of the Partnership Form 10-Q as filed with the
Securities  and  Exchange  Commission since all the information set forth
therein is contained  either in  this  letter or in the attached financial
statements. However, if you wish to receive a copy of said report, please
send a written request to DSI Realty Income Fund VIII, P.O. Box 357, Long
Beach, California 90801.

                              Very truly yours,

                              DSI REALTY INCOME FUND VIII
                              By: DSI Properties, Inc., as
                              General Partner



                              By  /s/ Robert J. Conway
                                  ____________________________
                                 ROBERT J. CONWAY, President




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


BALANCE SHEETS(UNAUDITED)
JUNE 30, 2003 AND DECEMBER 31, 2002

                                          June 30,       December 31,
                                            2003             2002
ASSETS

CASH AND CASH EQUIVALENTS                $  725,126       $  502,070
PROPERTY, Net                             2,288,638        2,288,638

INVESTMENT IN REAL ESTATE
  JOINT VENTURE                             185,782          180,293

OTHER ASSETS                                102,393          102,393

TOTAL                                    $3,301,939       $3,073,394


LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  693,216       $  662,592


PARTNERS' EQUITY (DEFICIT):
     General Partners                       (81,694)         (83,674)
     Limited Partners                     2,690,417        2,494,476

  Total partners' equity                  2,608,723        2,410,802

TOTAL                                    $3,301,939       $3,073,394



See accompanying notes to financial statements(unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED JUNE 30, 2003 AND 2002

                                         June 30,         June 30,
                                           2003             2002
REVENUES:
Rental                                   $  589,816       $  605,710

EXPENSES:

Operating                                   203,314          200,283
General and administrative                   61,794           71,369
     Total expenses                         265,108          271,652

OPERATING INCOME                            324,708          334,058

OTHER INCOME
  Interest                                      159              299

INCOME BEFORE EQUITY IN INCOME
   OF REAL ESTATE JOINT VENTURE             324,867          334,357

EQUITY IN INCOME OF REAL ESTATE
   JOINT VENTURE                             31,505           32,739

NET INCOME                               $  356,372       $  367,096


AGGREGATE NET INCOME ALLOCATED TO:
    Limited Partners                     $  352,808       $  363,425
    General Partners                          3,564            3,671

TOTAL                                    $  356,372       $  367,096

NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $    14.70       $    15.14


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, 2003 AND 2002


                                           June 30,        June 30,
                                             2003            2002

REVENUES:
Rental                                   $1,228,019       $1,244,652

EXPENSES:
Operating                                   413,980          384,268
General and Administrative                  140,703          149,697
Total Expenses                              554,683          533,965

OPERATING INCOME                            673,336          710,687

OTHER INCOME                                    350              581

INCOME BEFORE EQUITY IN INCOME OF
  REAL ESTATE JOINT VENTURE                 673,686          711,268

EQUITY IN INCOME OF REAL
  ESTATE JOINT VENTURE                       69,689           69,927

NET INCOME                               $  743,375       $  781,195

AGGREGATE NET INCOME ALLOCATED TO:
  Limited Partners                       $  735,941       $  773,383
  General Partners                            7,434            7,812

TOTAL                                    $  743,375       $  781,195

NET INCOME PER LIMITED PARTNERSHIP UNIT      $30.66           $32.22

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



See accompanying notes to financial statements (unaudited).



STATEMENTS OF CHANGES IN PARTNERS' EQUITY (UNAUDITED)
FOR THE SIX MONTHS ENDED JUNE 30, 2003


                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL


BALANCE AT JANUARY 1, 2003            ($83,674)     $2,494,476   $2,410,802

NET INCOME                               7,434         735,941      743,375
DISTRIBUTIONS                           (5,454)       (540,000)    (545,454)

BALANCE AT JUNE 30, 2003              ($81,694)     $2,690,417   $2,608,723



See accompanying notes to consolidated financial statements(unaudited).


STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE SIX MONTHS ENDED JUNE 30, 2003 AND 2002


                                      June 30,          June 30,
                                        2003              2002

CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 743,375       $ 781,195

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

     Equity in earnings of
      real estate joint venture          (69,689)        (69,927)
     Distributions from real
      estate joint venture                64,200          67,500
     Changes in assets and
      	liabilities:

     Decrease in other assets                  0           1,839
     Increase in liabilities              30,624          27,004

Net cash provided by
  operating activities                   768,510         807,611


CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (545,454)       (545,454)

NET INCREASE IN CASH AND
   CASH EQUIVALENTS                      223,056         262,157

CASH AND CASH EQUIVALENTS:

     At beginning of period              502,070         619,194
     At end of period                  $ 725,126        $881,351


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  accompanying  financial  information  as  of  June 30, 2003, and for
the  periods  ended  June 30, 2003, and 2002 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 at  June 30, 2003,
is  as  follows:

        Land                                 $  2,287,427
        Buildings and improvements              7,126,999
        Equipment                                  24,040
        Total                                   9,438,466
        Less: Accumulated Depreciation        ( 7,149,828)
        Property - Net                       $  2,288,638


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 six months
ended  June 30, 2003, and  2002  is  as  follows:

                                   2003                   2002

     Revenue                     $335,827               $345,223
     Operating Expenses           103,531                112,134
     Net Income                  $232,296               $233,089



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.   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  President and  Chief Executive Officer.
The disclosure controls and procedures are designed to ensure that the inform-
ation 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
Commissions rules and forms, and that the information is communicated to the
certifying officers on a timely basis.  Based on this evaluation, the Partner-
ship 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 significantly affect the internal controls sub-
sequent  to  the  date  of  their  evaluation.



                          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-14 and 15d-14) for the registrant and have:

         a)  designed such disclosure controls and procedures to ensure that
         material information relating to the registrant, including its con-
         solidated 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 as of a date within 90 days prior to the filing date of
         this quarterly report (the "Evaluation Date"); and

         c)  presented in this quarterly report our conclusions about the effec-
         tiveness of the disclosure controls and procedures based on our evalu-
         ation as of the Evaluation Date;

    5.  The registrant's other certifying officers and I have disclosed, based
    on our most recent evaluation, to the registrant's auditors:

         a)  all significant deficiencies in the design or operation of internal
         controls which could adversely affect the registrant's ability to re-
         cord, process, summarize and report financial data and have identified
         for the registrant's auditors any material weaknesses in internal
         controls; 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; and

    6.  The registrant's other certifying officers and I have indicated in this
    quarterly report whether there were significant changes in internal controls
    or in other factors that could significantly affect internal controls sub-
    sequent to the date of our most recent evaluation, including any corrective
    actions with regard to significant deficiencies and material weaknesses.

    Date:  July 31, 2003



    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-14 and 15d-14) for the registrant and have:

         a)  designed such disclosure controls and procedures to ensure that
         material information relating to the registrant, including its con-
         solidated 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 as of a date within 90 days prior to the filing date of
         this quarterly report (the "Evaluation Date"); and

         c)  presented in this quarterly report our conclusions about the effec-
         tiveness of the disclosure controls and procedures based on our evalu-
         ation as of the Evaluation Date;

    5.  The registrant's other certifying officers and I have disclosed, based
    on our most recent evaluation, to the registrant's auditors:

         a)  all significant deficiencies in the design or operation of internal
         controls which could adversely affect the registrant's ability to re-
         cord, process, summarize and report financial data and have identified
         for the registrant's auditors any material weaknesses in internal
         controls; 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; and

    6.  The registrant's other certifying officers and I have indicated in this
    quarterly report whether there were significant changes in internal controls
    or in other factors that could significantly affect internal controls sub-
    sequent to the date of our most recent evaluation, including any corrective
    actions with regard to significant deficiencies and material weaknesses.

    Date:  July 31, 2003



    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, 2003 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 31, 2003






                       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, 2003 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Richard P. 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.



                                    Richard P. Conway
                                    Vice President
                                    July 31, 2003



ROBERT J. CONWAY, CEO                        RICHARD P. CONWAY, VP