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, 2004

/___/     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 March 31, 2004 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 March 31, 2004.



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 March 31, 2004.
          (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:  April 30, 2004               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:  April 30, 2004               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





                                April 30, 2004

		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  March 31, 2004.  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, 2004 and 2003, total revenues
decreased 7.1% from $638,203 to $592,660, total expenses decreased 2.8% from
$289,575 to $281,383, other income decreased from $191 to $184 and equity in
income of the real estate joint venture decreased 16.3% from $38,184 to
$31,941.  As a result, net income decreased 11.3% from $387,003 to $343,402
for the three-month period ended March 31, 2004, as compared to the same
period in 2003.  Rental revenue decreased as a result of lower occupancy
rates.  Occupancy levels for the Partnership's five mini-storage facilities
averaged 84.1% for the three month period ended March 31, 2004, and 88.9%
for the same period in 2003.  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 $10,400 (13.2%) as a result of lower in-
centive management and equipment and computer lease expenses.  Equity in
income of real estate joint venture decreased approximately $6,200 (16.2%)
primarily as a result of a lower occupancy rate 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.

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)
MARCH 31, 2004 AND DECEMBER 31, 2003


                                          March 31,      December 31,
                                            2004             2003

ASSETS
CASH AND CASH EQUIVALENTS                $  752,902       $  713,429
PROPERTY, NET                             2,288,638        2,288,638

INVESTMENT IN REAL ESTATE
  JOINT VENTURE                             179,909          180,968

OTHER ASSETS                                 97,709           97,680

TOTAL                                    $3,319,158       $3,280,715

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  650,097       $  682,329


PARTNERS' EQUITY (DEFICIT):
     General Partners                       (81,091)         (81,798)
     Limited Partners                     2,750,152        2,680,184

  Total partners' equity                  2,669,061        2,598,386

TOTAL                                    $3,319,158       $3,280,715

See accompanying notes to financial statements(unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 2004 AND 2003


                                         March 31,        March 31,
                                           2004             2003
REVENUES:

Rental                                   $  592,660       $  638,203

EXPENSES:

Operating                                   212,867          210,666
General and administrative                   68,516           78,909
     Total expenses                         281,383          289,575


OPERATING INCOME                            311,277          348,628

OTHER INCOME
    Interest                                    184              191

INCOME BEFORE EQUITY IN INCOME
  OF REAL ESTATE JOINT VENTURE           $  311,461       $  348,819

EQUITY IN INCOME OF REAL
  ESTATE JOINT VENTURE                       31,941           38,184

NET INCOME                               $  343,402       $  387,003

AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  339,968       $  383,133
    General partners                          3,434            3,870

TOTAL                                    $  343,402       $  387,003

NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $    14.17       $    15.96


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 (DEFICIT)(UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 2004


                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL



BALANCE AT JANUARY 1, 2004            ($81,798)     $2,680,184   $2,598,386

NET INCOME                               3,434         339,968      343,402
DISTRIBUTIONS                           (2,727)       (270,000)    (272,727)

BALANCE AT MARCH 31, 2004             ($81,091)     $2,750,152   $2,669,061



See accompanying notes to consolidated financial statements(unaudited).


STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 2004 AND 2003


                                      March 31,         March 31,
                                        2004              2003

CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 343,402       $ 387,003

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

     Equity in earnings of real
      estate joint venture               (31,941)        (38,184)
     Distributions from real
      estate joint venture                33,000          35,400
     Changes in assets and
      	liabilities:
     Increase in other assets                (29)              0
     (Decrease)increase in
        liabilities                      (32,232)          7,030

Net cash provided by
  operating activities                   312,200         391,249

CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (272,727)       (272,727)

NET INCREASE IN CASH AND
  CASH EQUIVALENTS                        39,473         118,522

CASH AND CASH EQUIVALENTS:

     At beginning of period              713,429         502,070
     At end of period                  $ 752,902        $620,592


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 March 31, 2004, and for
the periods ended March 31, 2004, and 2003 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 March 31, 2004, is as
follows:

<TABLE>
        <S>                                 <C>
        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
</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 three months
ended March 31, 2004, and 2003 is as follows:

                                   2004                    2003

     Revenue                     $157,983                $176,044
     Operating Expenses            51,514                  48,763
     Net Income                  $106,469                $127,281


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 evalu-
ation was performed by the Partnership's Controller with the assistance of
the Partnership's President and 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 Commissions
rules and forms, and that the information is communicated to the certifying
officers on a timely basis.  Based on this evaluation, the Partnership con-
cluded 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:  April 30, 2004



    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:  April 30, 2004



    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, 2004 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
                                    April 30, 2004






                       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, 2004 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
                                    April 30, 2004