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 September 30, 2001

/___/     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_______________________________________33-0050204
(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 September 30, 2001, 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 September 30, 2001.

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 September 30, 2001.
          (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:  October 31, 2001             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 there unto duly authorized.

Dated:  October 31, 2001             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




                           October 31, 2001


		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  September 30, 2001.  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  September 30, 2001  and  2000, total
revenues increased 17.7% from $565,527 to $665,379 and total expenses decreased
29.1%  from  $374,986 to  $266,021 and  other income decreased from $1,917 to
$1,107. Equity in income of the  real estate  joint  venture  increased 34.5%
from  $29,487 to  $39,652.  As a  result, net  income  increased  98.3%  from
$221,945 to $440,117 for the three-month period ended September 30, 2001, as
compared to the same period in 2000.  Rental  revenue  increased as a  result
of  higher  unit rental  rates.  Occupancy  levels  for  the  Partnership's
five  mini-storage  facilities  averaged  90.2% for the  three-month  period
ended September 30, 2001 as compared to 92.0% for  the same  period in 2000.
The Partnership is  continuing its  marketing  efforts to  attract  and keep
new tenants  in  its  various  mini-storage  facilities.  Operating  expenses
decreased  approximately  $130,000 (39.1%) primarily  as  a  result of  lower
salaries  and  wages, security alarm  services  and  depreciation  expenses,
partially  offset by  increases in advertising, repairs and maintenance and
property  management  fees  expenses.  General  and  administrative expenses
increased approximately $21,000 (49.6%) primarily as a result of an increase
in incentive management fees.  Incentive  management  fees, which  are based
on  cash  available for distribution, increased as a  result of the  increase
in  net  income.  Equity  in  income  from  the  real  estate  joint  venture
increased as a result of lower operating expenses at that facility, primarily
as a  result of a  decrease in  depreciation  expense due to the  property
being fully depreciated as of December 31, 2000.

For the nine-month periods ended September 30, 2001, and 2000, total revenues
increased 19.2% from $1,607,293  to $1,915,657 and total expenses decreased
30.2% from $1,071,669 to $748,042 and other income decreased from $5,207
to $4,045.  Equity in income of the real estate joint venture increased 43.6%
from $87,868 to $126,136.  As a result, net income increased 106.4% from
$628,699 to $1,297,796 for the nine-month period ended September 30, 2001, as
compared to the same period in 2000.  Rental revenue increased as a result
of higher occupancy and unit rental rates.  Operating expenses decreased
approximately $353,100 (39.1%) primarily as a result of decreases in repairs
and maintenance, workers compensation insurance, security alarm services and
depreciation expenses, partially offset by increases in advertising, property
management fees and salaries and wages expenses.  Property management fees,
which are based on rental income, increased as a result of the increase in
rental revenue.  General and administrative expenses increased approximately
$29,400 (17.5%) primarily as a result of higher incentive management fees
partially offset by a a decrease in equipment and computer lease expenses.
The increase in incentive management fees was discussed above.  The increase
in equity in income from the real estate joint venture was also discussed
above.

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 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)
SEPTEMBER 30, 2001 AND DECEMBER 31, 2000

<TABLE>
<CAPTION>
                                       September 30,      December 31,
                                            2001             2000
<S>                                      <C>              <C>
ASSETS

CASH AND CASH EQUIVALENTS                $1,026,504       $  514,497
PROPERTY, Net                             2,287,427        2,287,427
INVESTMENT IN REAL ESTATE
  JOINT VENTURE                             181,710          176,774
OTHER ASSETS                                 66,938           60,938

TOTAL                                    $3,562,579       $3,039,636

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  689,153       $  645,825

PARTNERS' EQUITY (DEFICIT):
     General Partners                       (79,047)         (83,844)
     Limited Partners                     2,952,473        2,477,655

  Total partners' equity                  2,873,426        2,393,811

TOTAL                                    $3,562,579       $3,039,636

See accompanying notes to financial statements(unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2001 AND 2000

                                       September 30,    September 30,
                                           2001             2000
REVENUES:

Rental                                   $  665,379       $  565,527

EXPENSES:

Operating                                   202,564          332,560
General and administrative                   63,457           42,426
     Total expenses                         266,021          374,986

OPERATING INCOME                            399,358          190,541

OTHER INCOME
   Interest                                   1,107            1,917

INCOME BEFORE EQUITY IN INCOME
   OF REAL ESTATE JOINT VENTURE             400,465          192,458
EQUITY IN INCOME OF
   REAL ESTATE JOINT VENTURE                 39,652           29,487

NET INCOME                               $  440,117       $  221,945


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  435,716       $  219,726
    General partners                          4,401            2,219

TOTAL                                    $  440,117       $  221,945

NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $    18.15       $     9.16


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 NINE MONTHS ENDED SEPTEMBER 30, 2001 AND 2000


                                      September 30,     September 30,
                                           2001             2000



REVENUES:

Rental                                 $1,915,657       $1,607,293

EXPENSES:
Operating                                 550,975          904,034
General and administrative                197,067          167,635
Total expenses                            748,042        1,071,669

OPERATING INCOME                        1,167,615          535,624

OTHER INCOME
   Interest                                 4,045            5,207

INCOME BEFORE EQUITY IN INCOME
OF REAL ESTATE JOINT VENTURE            1,171,660          540,831

EQUITY IN INCOME OF REAL
ESTATE JOINT VENTURE                      126,136           87,868

NET INCOME                             $1,297,796         $628,699


AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                        1,284,818          622,412
General Partners                           12,978            6,287

TOTAL                                   1,297,796          628,699

NET INCOME PER LIMITED
PARTNERSHIP UNIT                           $53.53           $25.93

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

See accompanying notes to financial statements(unaudited).
</TABLE>

STATEMENTS OF CHANGES IN PARTNERS' EQUITY (DEFICIT)(UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2001 AND 2000

<TABLE>
<CAPTION>
                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL
<S>                                   <C>             <C>          <C>

BALANCE AT JANUARY 1, 2000            ($81,721)     $2,687,867   $2,606,146

NET INCOME                               6,287         622,412      628,699
DISTRIBUTIONS                           (8,181)       (810,000)    (818,181)

BALANCE AT SEPTEMBER 30, 2000         ($83,615)     $2,500,279   $2,416,664

BALANCE AT JANUARY 1, 2001            ($83,844)     $2,477,655   $2,393,811

NET INCOME                              12,978       1,284,818    1,297,796
DISTRIBUTIONS                           (8,181)       (810,000)    (818,181)

BALANCE AT SEPTEMBER 30, 2001         ($79,047)     $2,952,473   $2,873,426


See accompanying notes to consolidated financial statements(unaudited).
</TABLE>

STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2001 AND 2000

<TABLE>
<CAPTION>
                                    September 30,     September 30,
                                        2001              2000

<S>                                    <C>                <C>
CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                            $1,297,796        $628,699

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

     Depreciation                              0         351,850
     Equity in earnings of
       real estate joint venture        (126,136)        (87,868)
     Distributions from
       real estate joint venture         121,200         129,300

     Changes in assets and
      	liabilities:

     Increase in other assets             (6,000)              0
     (Decrease)increase in liabilities    43,328          34,238

Net cash provided by
  operating activities                 1,330,188       1,056,219


CASH FLOWS FROM FINANCING ACTIVITIES -

     Distributions to partners          (818,181)       (818,181)

NET INCREASE IN CASH AND
   CASH EQUIVALENTS                      512,007         238,038

CASH AND CASH EQUIVALENTS:

     At beginning of period              514,497         483,308
     At end of period                 $1,026,504       $ 721,346


See accompanying notes to financial statements(unaudited).
</TABLE>


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 September 30, 2001, and for
the periods ended September 30, 2001, and 2000 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 September 30, 2001,
is as follows:

<TABLE>
        <S>                                 <C>
        Land                                 $  2,287,427
        Buildings and improvements              7,126,997
        Equipment                                  22,831
        Total                                   9,437,255
        Less: Accumulated Depreciation        ( 7,149,828)
        Property - Net                       $  2,287,427

</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 nine months
ended September 30, 2001, and 2000 is as follows:

<TABLE>
                                   2001                    2000
     <S>                           <C>                     <C>
     Revenue                     $590,984                $583,083
     Operating Expenses           170,530                 290,192
     Net Income                  $420,454                $292,891

</TABLE>

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.