UNITED
STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM
10-Q

[x]
Quarterly Report Pursuant to Section 13 or 15 (d) of the Securities and Exchange Act of 1934

For
the quarterly period ended June 30, 2013

[ ]
Transition report pursuant to section 13 or 15(d) of the Securities Exchange Act of 1934

For
the transition period from ________________ to _______________

Commission
File No. 2-90168.

DSI REALTY INCOME FUND VIII

a
California Limited Partnership

|California                                                     |  | 33-0050204                          
|-------------------------------------------------------------- |  | ------------------------------------
|(State or other jurisdiction of incorporation or organization) |  | (I.R.S. Employer Identification No.)

6700
E. Pacific Coast Hwy., Long Beach, California 90803

(Address
of principal executive offices)

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



Indicate by check mark whether
the issuer (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 [ ]

Indicate by check mark whether
the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Date File required
to be submitted and posted pursuant to Rule 405 of Regulation S-T (Section 232.405 of this chapter) during the preceding 12 months
(or for such shorter period that the registrant was required to submit and post such files).

Yes [X]
No [ ]

Indicate by check mark whether
the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company.

Large accelerated filer [ ] Accelerated
filer [ ]  Non-accelerated filer [ ] Smaller reporting company [X]



Indicate by check mark whether
the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes [ ] No [X]

The issuer is a limited partnership.
All 24,000 limited partnership units originally sold for $500.00 per unit. There is no trading market for the limited partnership
units.

Certain statements contained
in this discussion or elsewhere in this report may be deemed “forward-looking statements” within the meaning of the
Private Securities Litigation Reform Act of 1995 and Section 27A of the Securities Act of 1933 and Section 21E of the
Securities Exchange Act of 1934. Words and phrases such as “expects”, “anticipates”, “intends”,
“plans”, “believes”, “seeks”, “estimates”, “designed to achieve”, variations
of such words and similar expressions are intended to identify such forward-looking statements, which generally are not historical
in nature. All statements that address operating performance, events or developments that we expect or anticipate will occur in
the future – including statements relating to rent and occupancy growth, general conditions in the geographic areas
where we operate – are forward-looking statements. These statements are not guarantees of future performance and involve
certain risks, uncertainties and assumptions that are difficult to predict.

Although we believe the expectations
reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance that our expectations
will be attained and therefore, actual outcomes and results may differ materially from what is expressed or forecasted in such
forward-looking statements. Many of the factors that may affect outcomes and results are beyond our ability to control.







PART I – FINANCIAL
INFORMATION

ITEM 1. Financial Statements

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

|                                       |                       |                  
|-------------------------------------- | --------------------- | -----------------
|Condensed Balance Sheets (Unaudited)   |                       |                  
|                                       | June 30,
        2013 | December 31, 2012
|                                       |                       | (Audited)        
|ASSETS:                                |                       |                  
|Cash                                   | $ 435,063             | $ 450,731        
|Properties, net                        | 2,009,473             | 2,017,130        
|Investment in joint venture            | 205,232               | 192,447          
|Uncollected rental revenue             | 115,124               | 130,463          
|Prepaid advertising                    | 8,082                 | -                
|Other assets                           | 20,147                | 14,600           
|TOTAL ASSETS                           | $ 2,793,121           | $ 2,805,371      
|LIABILITIES AND PARTNERS' EQUITY       |                       |                  
|LIABILITIES:                           |                       |                  
|Distribution due to partners           | $181,818              | $181,818         
|Incentive management fee liability     | 21,667                | 19,870           
|Property management fee liability      | 7,329                 | 7,195            
|Deferred income                        | 30,699                | 31,789           
|Accrued expenses                       | 31,957                | 26,230           
|Other liabilities                      | 6,509                 | 17,634           
|TOTAL LIABILITIES                      | 279,979               | 284,536          
|PARTNERS' EQUITY:                      |                       |                  
|General partners                       | (79,436)              | (79,359)         
|Limited partners                       | 2,592,578             | 2,600,194        
|TOTAL PARTNERS’ EQUITY                 | 2,513,142             | 2,520,835        
|TOTAL LIABILTIIES AND PARTNERS’ EQUITY | $ 2,793,121           | $ 2,805,731      

The accompanying notes are
an integral part of these unaudited condensed financial statements.







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

|                                                                        |                    |              
|----------------------------------------------------------------------- | ------------------ | -------------
|Condensed Statements of Income (Unaudited)                              | Three Months Ended
|                                                                        | June 30, 2013      | June 30, 2012
|                                                                        |                    |              
|REVENUES:                                                               |                    |              
|Self-storage rental income                                              | $ 407,262          | $ 437,595    
|Ancillary operating revenue                                             | 43,822             | 38,843       
|Interest and other income                                               | 0                  | 0            
|TOTAL REVENUE                                                           | 451,084            | 476,438      
|EXPENSES:                                                               |                    |              
|Depreciation                                                            | 3,807              | 3,012        
|Operating                                                               | 177,118            | 171,880      
|General and administrative                                              | 84,202             | 71,742       
|General partners' incentive management fee                              | 21,667             | 12,043       
|Property management fee                                                 | 22,191             | 21,872       
|TOTAL EXPENSE                                                           | 308,985            | 280,549      
|INCOME BEFORE EQUITY IN INCOME OF REAL ESTATE JOINT VENTURE:            | 142,099            | 195,889      
|EQUITY IN INCOME OF REAL ESTATE JOINT VENTURE:                          | 26,898             | 22,013       
|NET INCOME                                                              | $ 168,997          | $ 217,902    
|                                                                        |                    |              
|AGGREGATE INCOME ALLOCATED TO:                                          |                    |              
|General partners                                                        | $ 1,690            | $ 2,179      
|Limited partners                                                        | 167,307            | 215,723      
|TOTAL                                                                   | $ 168,997          | $ 217,902    
|                                                                        |                    |              
|Weighted average limited partnership units outstanding                  | 24,000             | 24,000       
|NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP PER LIMITED PARTNERSHIP UNIT | $ 6.97             | $ 8.99       

The accompanying notes are
an integral part of these unaudited condensed financial statements.







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

|                                                                        |                  |               | 
|----------------------------------------------------------------------- | ---------------- | ------------- | 
|Condensed Statements of Income (Unaudited)                              | Six Months Ended
|                                                                        | June 30, 2013    | June 30, 2012
|                                                                        |                  |              
|REVENUES:                                                               |                  |              
|Self-storage rental income                                              | $ 823,645        | $ 828,838    
|Ancillary operating revenue                                             | 85,943           | 83,186       
|Interest and other income                                               | 0                | 12           
|TOTAL REVENUE                                                           | 909,588          | 912,036      
|EXPENSES:                                                               |                  |              
|Depreciation                                                            | 7,657            | 8,891        
|Operating                                                               | 344,924          | 326,939      
|General and administrative                                              | 162,646          | 145,701      
|General partners' incentive management fee                              | 37,136           | 34,759       
|Property management fee                                                 | 45,217           | 45,543       
|TOTAL EXPENSE                                                           | 597,580          | 561,833      
|INCOME BEFORE EQUITY IN INCOME OF REAL ESTATE JOINT VENTURE:            | 312,008          | 350,203      
|EQUITY IN INCOME OF REAL ESTATE JOINT VENTURE:                          | 47,585           | 36,140       
|NET INCOME                                                              | $ 359,593        | $ 386,343    
|                                                                        |                  |              
|AGGREGATE INCOME ALLOCATED TO:                                          |                  |              
|General partners                                                        | $ 3,596          | $ 3,863      
|Limited partners                                                        | 355,997          | 382,480      
|TOTAL                                                                   | $ 359,593        | $ 386,343    
|                                                                        |                  |              
|Weighted average limited partnership units outstanding                  | 24,000           | 24,000       
|NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP PER LIMITED PARTNERSHIP UNIT | $ 14.83          | $ 15.94      
|                                                                        |                  |               | 

The accompanying notes are
an integral part of these unaudited condensed financial statements.











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

|                                                                          |                  |                  |            
|------------------------------------------------------------------------- | ---------------- | ---------------- | -----------
|Condensed Statements of Changes in Partners' Equity (Deficit) (Unaudited) |                  |                  |            
|                                                                          | General Partners | Limited Partners | Total      
|BALANCE, December 31, 2012 (Audited)                                      | $(79,359)        | $ 2,600,194      | $ 2,520,835
|Net Income Allocation                                                     | 3,596            | 355,997          | 359,593    
|Distributions                                                             | (3,673)          | (363,613)        | (367,286)  
|BALANCE, June 30, 2013                                                    | $(79,436)        | $ 2,592,578      | $ 2,513,142
|                                                                          |                  |                  |            
|                                                                          |                  |                  |            
|                                                                          |                  |                  |            
|                                                                          |                  |                  |            

The accompanying notes are
an integral part of these unaudited condensed financial statements.







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

|                                                                                  |                  |                 
|--------------------------------------------------------------------------------- | ---------------- | ----------------
|Condensed Statements of Cash Flows (Unaudited)                                    | Six Months Ended | Six Months Ended
|                                                                                  | June 30, 2013    | June 30, 2012   
|                                                                                  |                  |                 
|OPERATING ACTIVITIES:                                                             |                  |                 
|Net income attributable to the Partnership                                        | $ 359,593        | $ 386,343       
|Adjustments to reconcile net income to net cash provided by operating activities: |                  |                 
|Depreciation                                                                      | 7,657            | 8,891           
|Equity in earnings of real estate joint venture                                   | (47,585)         | (36,140)        
|Distributions from real estate joint venture                                      | 34,800           | 27,600          
|Changes in assets and liabilities:                                                |                  |                 
|Other assets                                                                      | 1,710            | 2,481           
|Incentive management fee payable to General Partners                              | 1,797            | 5,438           
|Property management fees payable                                                  | 134              | 142             
|Customer deposits and other liabilities                                           | (6,488)          | (12,381)        
|Net cash provided by operating activities                                         | 351,618          | 382,374         
|INVESTING ACTIVITIES:                                                             |                  |                 
|Additions to property                                                             | 0                | (21,188)        
|Net cash used in investing activities                                             | 0                | (21,188)        
|FINANCING ACTIVITIES:                                                             |                  |                 
|Distributions to partners                                                         | (367,286)        | (367,286)       
|Net cash used in financing activities                                             | (367,286)        | (367,286)       
|NET INCREASE (DECREASE) IN CASH                                                   | (15,668)         | (6,100)         
|CASH AT BEGINNING OF PERIOD                                                       | 450,731          | 392,610         
|CASH AT END OF PERIOD                                                             | $ 435,063        | $ 386,510       
|SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION                                  |                  |                 
|Cash paid for interest                                                            | $0               | $0              
|NON CASH INVESTING AND FINANCING ACTIVITIES:                                      |                  |                 
|Distributions due partners included in partners' equity                           | $ 181,818        | $ 181,818       

The accompanying notes are
an integral part of these unaudited condensed financial statements.







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

NOTES TO UNAUDITED CONDENSED
FINANCIAL STATEMENTS

June 30, 2013

1. GENERAL

Registrant, DSI Realty Income
Fund VIII (the "Partnership") is a publicly-held limited partnership organized under the California Uniform Limited Partnership
Act pursuant to a Certificate and Agreement of Limited Partnership (hereinafter referred to as "Agreement") dated November
28, 1983 and restated April 23, 1984. The General Partners are DSI Properties, Inc., a California corporation, and RJC Capital
Management, LLC and JWC Capital Management, LLC.
DSI Properties, Inc. is an affiliate of Diversified Securities, Inc., a wholly-owned subsidiary of DSI Financial, Inc. The General
Partners provide similar services to other partnerships. Through its public offering of Limited Partnership Units, Registrant sold
twenty-four thousand (24,000) units of limited partnership interests aggregating Twelve Million Dollars ($12,000,000). The General
Partners have retained a one percent (1%) interest in all profits, losses and distributions (subject to certain conditions) without
making any capital contribution to the Partnership. The General Partners are not required to make any capital contributions to
the Partnership in the future.

The Partnership has acquired
mini-storage facilities located in Stockton, 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 (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. The Partnership accounts for its investment in the real estate joint venture under the equity method
of accounting). 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 accompanying unaudited interim financial statements have been prepared by the Partnership's management in accordance with accounting
principles generally accepted in the United States of America ("GAAP") and in conjunction with the rules and regulations
of the Securities and Exchange Commission ("SEC"). Certain information and footnote disclosures required for annual financial
statements have been condensed or excluded pursuant to SEC rules and regulations. Accordingly, the unaudited interim financial
statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion
of management, the accompanying unaudited interim financial statements reflect all adjustments of a normal and recurring nature
which are considered necessary for a fair presentation of the results for the interim periods presented. However, the results of
operations for the interim periods are not necessarily indicative of the results that may be expected for the year ending December
31, 2013. These unaudited interim financial statements should be read in conjunction with the audited financial statements and
notes thereto included in the Partnership's annual Report on Form 10-K for the year ended December 31, 2012.









Significant Accounting Policies

Comprehensive income - The
Partnership has adopted Accounting Standards Update 2011-05, Comprehensive Income (Topic 220):
Presentation of Comprehensive Income. For the six months ended June 30, 2013 and 2012 comprehensive income equaled net income,
as the Partnership had no other comprehensive income. As of June 30, 2013 and December 31, 2012, accumulated other comprehensive
income was $0.

Fair value of financial
instruments - ASC 825-10 (formerly SFAS 107, “Disclosures about Fair Value of Financial Instruments”) defines financial
instruments and requires disclosure of the fair value of financial instruments held by the Partnership. The Partnership considers
the carrying amount of cash, accounts receivable, other receivables, accounts payable and accrued liabilities, to approximate their
fair values because of the short period of time between the origination of such instruments and their expected realization.



Revenue recognition - Revenue
is recognized using the accrual method based on contractual amounts provided for in the lease agreements, which approximates recognition
on a straight-line basis. The term of the lease agreements is usually less than one year.



Recent Accounting Pronouncements

In April 2013, the Financial Accounting
Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2013-07 Presentation of Financial Statements
(Topic 205): Liquidation Basis of Accounting, in order to clarify when an entity should apply the liquidation basis of accounting.
In addition, the guidance provides principles for the recognition and measurement of assets and liabilities and requirements for
financial statements prepared using the liquidation basis of accounting. The amendments are effective for entities that determine
liquidation is imminent during annual reporting periods beginning after December 15, 2013, and interim reporting periods therein.
The Partnership does not expect the adoption of the standard update to have a material impact on its financial position or results
of operations.

In February
2013, the FASB issued ASU 2013-04 Liabilities (Topic 405): Obligations Resulting from Joint and Several Liability Arrangements
for Which the Total Amount of the Obligation Is Fixed at the Reporting Date, in order to provide guidance for the recognition,
measurement, and disclosure of obligations resulting from joint and several liability arrangements for which the total amount of
the obligation within the scope of this guidance is fixed at the reporting date, except for obligations addressed within existing
guidance in U.S. generally accepted accounting principles (GAAP). The amendments in this Update are effective for fiscal years,
and interim periods within those years, beginning after December 15, 2013. The Partnership does not expect the adoption of the
standard update to have a material impact on its financial position or results of operations.

In February
2013, the FASB issued ASU 2013-02 Comprehensive Income (Topic 220): Reporting of Amounts Reclassified Out of Accumulated Other
Comprehensive Income, in order to improve the reporting of reclassifications out of accumulated other comprehensive income. The
amendments in this Update seek to attain that objective by requiring an entity to report the effect of significant reclassifications
out of accumulated other comprehensive income on the respective line items in net income if the amount being reclassified is required
under U.S. generally accepted accounting principles (GAAP) to be reclassified in its entirety to net income. For other amounts
that are not required under U.S. GAAP to be reclassified in their entirety to net income in the same reporting period, an entity
is required to cross-reference other disclosures required under U.S. GAAP that provide additional detail about those amounts. This
would be the case when a portion of the amount reclassified out of accumulated other comprehensive income is reclassified to a
balance sheet account (for example, inventory) instead of directly to income or expense in the same reporting period. The amendments
are effective prospectively for reporting periods beginning after December 15, 2012. The Partnership considers the adoption of
the standard update does not impact its financial position or results of operations.

In
July 2013, the FASB has issued ASU No. 2013-11, Income Taxes (Topic 740)—Presentation
of an Unrecognized Tax Benefit When a Net Operating Loss Carryforward or Tax Credit Carryforward Exists (a consensus of the FASB
Emerging Issues Task Force), which finalizes Proposed ASU No. EITF-13C, and
provides explicit guidance regarding the presentation in the statement of financial position of an unrecognized tax benefit when
a net operating loss carryforward or a tax credit carryfoward exists. ASU No. 2013-11 applies
prospectively to all entities that have unrecognized tax benefits when a net operating loss carryforward, a similar tax loss, or
a tax credit carryforward exists at the reporting date. Retrospective application is also permitted. Further, ASU
No. 2013-11 is effective for fiscal years, and interim periods within those years, beginning after December 15, 2013.
Early adoption is permitted. The Partnership considers the adoption of the standard update will not impact its financial position
or results of operations.

2. PROPERTIES

Properties owned by the
Partnership are all mini-storage facilities. Depreciation is calculated using the straight-line method over the estimated useful
life of 20 years. Property under capital leases is amortized over the lives of the respective leases. The total cost of property
and accumulated depreciation at June 30, 2013 and December 31, 2012 were as follows:

|                                   | June 30, 2013 | December 31, 2012
        (Audited)
|---------------------------------- | ------------- | -----------------------------------
|Land                               | $ 1,969,877   | $ 1,969,877                        
|Buildings and improvements         | 6,151,373     | 6,151,373                          
|Rental trucks under capital leases | 70,046        | 70,046                             
|Total                              | 8,191,296     | 8,191,296                          
|Less accumulated depreciation      | (6,181,823)   | (6,174,166)                        
|Properties, net                    | $ 2,009,473   | $ 2,017,130                        







3. 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.

4. 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.

5. RELATED-PARTY TRANSACTIONS

The Partnership has entered
into a management agreement with Dahn to operate its mini-storage facilities. The management agreement provides for a management
fee equal to 5% of gross revenue from operations, which is defined as the entire amount of all receipts from the renting or leasing
of storage compartments and sale of locks. The management agreement is renewable annually. Dahn earned management fees equal to
$45,217 and $45,543 for the six month periods ended June 30, 2013 and 2012, respectively. Amounts payable to Dahn at June
30, 2013 and December 31, 2012 were $7,329 and $7,195, respectively.

Beginning in July 2011,
the General Partner, DSI Properties, Inc. performs all tax related work with respect to the Partnership. These services are paid
monthly in the amount of $3,685. Tax fees paid to DSI Properties, Inc. for the six month period
ended June 30, 2013 were $22,110.

6. SUBSEQUENT EVENTS

Events subsequent to June
30, 2013, have been evaluated through the date these unaudited interim financial statements were issued to determine whether they
should be disclosed to keep the unaudited interim financial statements from being misleading. Management found no subsequent events
that should be disclosed.

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

Critical Accounting Policies

Revenue recognition - Revenue
is recognized using the accrual method based on contractual amounts provided for in the lease agreements, which approximates recognition
on a straight-line basis. The term of the lease agreements is usually less than one year.







RESULTS OF OPERATIONS

2013 COMPARED TO 2012

For the three-month periods
ended June 30, 2013 and 2012, revenues decreased 5.3% to $451,084 from $476,438 and total expenses increased 10.1% to $308,985
from $280,549 resulting in a decrease in net income of 22.4% to $168,997 from $217,902. Rental revenues decreased primarily as
a result of lower unit rental rates. Occupancy levels for the Partnership's mini-storage facilities averaged 69.2% for the three-month
period ended June 30, 2013, compared to 66.0% for the same period in 2012.Operating expenses increased $5,238 or 3.0% primarily
due to increases in fire and liability insurance, repairs and maintenance and workers compensation insurance; partially offset
by decreases in merchandise for resale and salary and wages expenses. General and administrative expenses increased $12,460 or
17.4% primarily as a result of an increase in legal and professional, office supplies and computer equipment lease expenses.For the six-month periods ended June 30, 2013 and 2012, revenues decreased0.3%
to $909,588 from $912,036 and total expenses increased 6.4% to $597,580 from $561,833 resulting in a decrease in net income of
6.9% to $359,593 from $386,343. Rental revenues decreased primarily as a result of decreases in unit rental rates. Occupancy levels
for the Partnership's mini-storage facilities averaged 68.4% for the six-month period ended June 30, 2013, compared to 66.9% for
the same period in 2012.Operating expenses increased $17,985 or 5.5% primarily due to increases in repair and maintenance,
salary and wages and workers compensation expenses; partially offset by decreases in promotional advertising.General and administrative expenses increased $16,945 or 11.6% primarily as a result of a increase in legal and professional,
office supplies, administration expense and computer equipment lease expenses.The General Partners plan to continue their policy of funding the continuing improvement and maintenance
of Partnership properties with cash generated from operations. In addition, the Partnership is continuing its marketing efforts
to attract and keep new tenants in its various mini-storage facilities.

ITEM 3. QUANTITATIVE
AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not required.

ITEM 4. CONTROLS AND
PROCEDURES

Evaluation of Disclosure
Controls and Procedures

The Partnership’s
management, with the participation of the principal executive officer and principal financial officer of DSI Properties, Inc.,
its General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer,
respectively, has evaluated the effectiveness of the Partnership’s disclosure controls and procedures (as defined in Rules
13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the
end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial officer
of the General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer,
respectively, concluded that, as of the end of such period, the Partnership’s disclosure controls and procedures were effective.

Changes in Internal Control
over Financial Reporting.

There have been no significant
changes in the Partnership’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under
the Exchange Act) during the reporting period that have materially affected, or are reasonably likely to materially affect, the
Partnership’s internal control over financial reporting.

PART II – OTHER
INFORMATION

ITEM 1. LEGAL PROCEEDINGS.

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

ITEM 1A. RISK FACTORS

Not required.

ITEM 2. UNREGISTERED
SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

None.

ITEM 3. DEFAULTS UPON
SENIOR SECURITIES

None.

ITEM 4. (REMOVED AND
RESERVED)

ITEM 5. OTHER INFORMATION

None.

ITEM 6. EXHIBITS

(a) Exhibits

31.1 Rule 13a-14(a)/15d-14(a)
Certification: Principal Executive Officer31.2 Rule 13a-14(a)/15d-14(a) Certification: Principal Financial Officer32.1 Section 1350 Certification: Principal Executive Officer32.2 Section 1350 Certification: Principal Financial Officer101 The unaudited financial statements and footnotes from the Partnership’s Quarterly Report
on Form 10-Q for the quarter ended June 30, 2013 formatted in Extensible Business Reporting Language (XBRL): (i) Condensed
Balance Sheets (Unaudited); (ii) Condensed Statements of Income (Unaudited); (iii) Condensed Statements of Stockholders’
Equity (Unaudited); (iv) Condensed Statements of Cash Flows (Unaudited); and (v) the Notes to Unaudited Condensed Financial
Statements, tagged as blocks of text.*

*Pursuant to Rule 406T
of Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement
or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of
Section 18 of the Securities Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.







SIGNATURES

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



DSI REALTY INCOME FUND VIII,
a California Limited Partnership
by: DSI Properties, Inc., a California Corporation, as General Partner

By: /s/ ROBERT J. CONWAY

Dated: August 14, 2013

ROBERT J. CONWAY,President
(Chief Executive Officer and Director)



By: /s/ RICHARD P. CONWAY

Dated: August 14, 2013

RICHARD P. CONWAY,Executive Vice President
(Chief Financial Officer and Director)









EXHIBIT 31.1Rule 13a-14(a)/15d-14(a) Certification

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 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 covered by this report.
3. Based on my knowledge, the financial statements, and other financial information included in this 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 report.
4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures
(as defined in Exchange Act Rules 13a-15e and 15d-15e) and internal control over financial reporting (as defined in Exchange Act
Rules 13a-15(f) and 15d-15(f)), for the registrant and have:
a) designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our
supervision, 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 report is being prepared;
b) designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed
under my supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial
statements for external purposes in accordance with generally accepted accounting principles;
c)   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
d) 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 an annual report) that has materially affected,
or is reasonably likely to materially affect, the registrant's internal control over financial reporting.
5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over
financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing
the equivalent functions):
a) all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting
which are reasonably likely to adversely affect the registrant's ability to record, process, 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
internal control over financial reporting.

/s/ ROBERT J. CONWAY

Robert J. Conway
President of DSI Properties, Inc.,
General Partner (chief executive officer)
August 14, 2013







EXHIBIT 31.2Rule 13a-14(a)/15d-14(a) Certification

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 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 covered by this report.
3. Based on my knowledge, the financial statements, and other financial information included in this 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 report.
4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures
(as defined in Exchange Act Rules 13a-15e and 15d-15e) and internal control over financial reporting (as defined in Exchange Act
Rules 13a-15(f) and 15d-15(f)), for the registrant and have:
a) designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our
supervision, 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 report is being prepared;
b) designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed
under my supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial
statements for external purposes in accordance with generally accepted accounting principles;
c)   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
d) 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 an annual report) that has materially affected,
or is reasonably likely to materially affect, the registrant's internal control over financial reporting.
5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over
financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing
the equivalent functions):
a) all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting
which are reasonably likely to adversely affect the registrant's ability to record, process, 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
internal control over financial reporting.

/s/ RICHARD P. CONWAY

Richard P. Conway
Executive Vice President of DSI Properties, Inc.,
General Partner (chief financial officer)
August 14, 2013







EXHIBIT 32.1



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, 2013 as filed with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Robert J. Conway, President of DSI Properties, Inc., General Partner of the Partnership, and performing the functions of 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.

/s/ ROBERT J. CONWAY

Robert J. Conway
President of DSI Properties, Inc.,
General Partner (chief executive officer)
August 14, 2013







EXHIBIT 32.2

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, 2013 as filed with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Richard P. Conway, Executive Vice President of DSI Properties, Inc., General Partner of the Partnership, and performing the
functions of chief financial 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.

/s/ RICHARD P. CONWAY

Richard P. Conway
Executive Vice President of DSI Properties, Inc.,
General Partner (chief financial officer)
August 14, 2013