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, 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_______________________________________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, 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 September 30, 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 September 30, 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:  October 29, 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 there unto duly authorized.

Dated:  October 29, 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




                           October 29, 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  September 30, 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  September 30, 2004  and  2003, total
revenues decreased 2.5% from $612,173 to $596,859 and total expenses decreased
14.5% from $310,009 to $265,197 and other income increased from $186 to $187.
Equity in income of the real estate joint venture decreased 4.7% from $30,124
to $28,698. As a result, net income increased 8.4% from $332,474 to $360,547
for the three-month period ended September 30, 2004, as compared to the same
period in 2003.  Rental revenue decreased as a result of lower occupancy rates,
partially offset by higher unit rental rates.  Occupancy levels for the Part-
nership's five mini-storage facilities averaged 86.2% for the three-month
period ended September 30, 2004 as compared to 87.5% 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
increased approximately $8,700 (4.1%) primarily as a result of increases in
advertising, repairs and maintenance and office supplies expenses, partially
offset by a decrease in salaries and by a  decrease in salaries and wages
expense.  General and administrative  expenses decreased approximately $53,600
(53.5%) primarily as a result of a decrease in legal and professional expense.
The decrease in legal and professional expense is related to unsuccessful
legal challenges by two dissident Limited Partners to an amendment to the
Partnership Agreement in the prior period.  Equity in income from the real
estate joint venture decreased as a result of lower rental revenue at that
facility.

For the nine-month periods ended September 30, 2004, and 2003, total revenues
decreased 3.3% from $1,840,192 to $1,779,018 and total expenses decreased 3.5%
from $864,692 to $834,246 and other income increased from $536 to $555. Equity
in income of the real estate joint venture decreased 11.9% from $99,813 to
$87,923.  As a result, net income decreased 4.0% from $1,075,849 to $1,033,250
for the nine-month period ended September 30, 2004, as compared to the same
period in 2003.  Rental revenue decreased as a result of lower occupancy rates,
partially lffset by higher unit rental rates.  Operating expenses increased
approximately $29,300 (4.7%) primarily as a result of increases in advertising
and office supplies expenses.  General and administrative expenses decreased
approximately $59,800 (24.8%) primarily as a result of a decrease in legal and
professional expense.  The decrease in legal and  professional expense was
discussed above.  Equity in income from the real estate joint venture decreased
as a result of lower rental revenue at that facility.

The General Partners will continue their policy of funding improvements
and  maintenance of  Partnership  properties with  cash generated  from
operations.  The Partnership's financial resources appear to be adequate
to meet its needs.  The General Partners anticipate distributions to 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, 2004 AND DECEMBER 31, 2003


                                       September 30,      December 31,
                                            2004             2003

ASSETS

CASH AND CASH EQUIVALENTS                $  974,120       $  713,429
PROPERTY, Net                             2,288,638        2,288,638
INVESTMENT IN REAL ESTATE
  JOINT VENTURE                             181,591          180,968
OTHER ASSETS                                 97,709           97,680

TOTAL                                    $3,542,058       $3,280,715

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  728,603       $  682,329

PARTNERS' EQUITY (DEFICIT):
     General Partners                       (79,647)         (81,798)
     Limited Partners                     2,893,102        2,680,184

  Total partners' equity                  2,813,455        2,598,386

TOTAL                                    $3,542,058       $3,280,715

See accompanying notes to financial statements(unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2004 AND 2003

                                       September 30,    September 30,
                                           2004             2003
REVENUES:

Rental                                   $  596,859       $  612,173

EXPENSES:

Operating                                   218,486          209,748
General and administrative                   46,711          100,261
     Total expenses                         265,197          310,009

OPERATING INCOME                            331,662          302,164

OTHER INCOME
   Interest                                     187              186

INCOME BEFORE EQUITY IN INCOME
   OF REAL ESTATE JOINT VENTURE             331,849          302,350
EQUITY IN INCOME OF
   REAL ESTATE JOINT VENTURE                 28,698           30,124

NET INCOME                               $  360,547       $  332,474


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners                     $  356,942       $  329,149
    General partners                          3,605            3,325

TOTAL                                    $  360,547       $  332,474

NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $    14.87       $    13.71


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, 2004 AND 2003


                                      September 30,     September 30,
                                           2004             2003

REVENUES:

Rental                                 $1,779,018       $1,840,192

EXPENSES:
Operating                                 653,042          623,728
General and administrative                181,204          240,964
Total expenses                            834,246          864,692

OPERATING INCOME                          944,772          975,500

OTHER INCOME
   Interest                                   555              536

INCOME BEFORE EQUITY IN INCOME
OF REAL ESTATE JOINT VENTURE              945,327          976,036

EQUITY IN INCOME OF REAL
ESTATE JOINT VENTURE                       87,923           99,813

NET INCOME                             $1,033,250       $1,075,849


AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                        1,022,918        1,065,091
General Partners                           10,332           10,758

TOTAL                                   1,033,250        1,075,849

NET INCOME PER LIMITED
PARTNERSHIP UNIT                           $42.62           $44.38

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 NINE MONTHS ENDED SEPTEMBER 30, 2004


                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL


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

NET INCOME                              10,332       1,022,918    1,033,250
DISTRIBUTIONS                           (8,181)       (810,000)    (818,181)

BALANCE AT SEPTEMBER 30, 2004         ($79,647)     $2,893,102   $2,813,455


See accompanying notes to consolidated financial statements(unaudited).


STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2004 AND 2003



                                    September 30,     September 30,
                                        2004              2003


CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                            $1,033,250       $1,075,849

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

     Equity in earnings of
       real estate joint venture         (87,923)        (99,813)
     Distributions from
       real estate joint venture          87,300          94,200

     Changes in assets and
      	liabilities:

     Increase in other assets                (29)              0
     Increase in liabilities              46,274         167,643

Net cash provided by
  operating activities                 1,078,872       1,237,879

CASH FLOWS FROM FINANCING ACTIVITIES -

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

NET INCREASE IN CASH AND
   CASH EQUIVALENTS                      260,691         419,698

CASH AND CASH EQUIVALENTS:

     At beginning of period              713,429         502,070
     At end of period                 $  974,120      $  921,768


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 September 30, 2004, and for
the periods ended September 30, 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 September 30, 2004,
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 nine months
ended September 30, 2004, and 2003 is as follows:


                                   2004                    2003

     Revenue                     $456,390                $485,333
     Operating Expenses           163,313                 152,624
     Net Income                  $293,077                $332,709



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 Controller with the assistance of the
Partnership's President and the 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 Commission's
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 subsequent to
the date of their evaluation.


DSI REALTY INCOME FUND VIII
Form 10-Q

CERTIFICATION

Each of the undersigned hereby certifies in his capacity as an officer of DSI
Properties, Inc. (corporate General Partner) of DSI REALTY INCOME FUND VIII
(the "Partnership") that the Quarterly Report of the Partnership on Form 10-Q
for the periods ended September 30, 2004 fully complies with the requirements
of Section 13(a) of the Securities and Exchange Act of 1934 and that inform-
ation contained in such report fairly presents, in all material respects, the
financial condition of the Partnership at the end of such periods and the
results of operations of the Partnership for such periods.


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



      CERTIFICATIONS


I, Robert 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 covered 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 consoli-
    dated 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 and the audit com-
mitee of registrant's board of directors (or persons performing the equivalent
functions):

    a)  all significant deficiencies in the design or operation of internal
    controls which could adversely affect the registrant's ability to record,
    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 internal 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:  November, 2004



Robert Conway
President



      CERTIFICATIONS


I, Richard 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 covered 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 consoli-
    dated 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 and the audit com-
mitee of registrant's board of directors (or persons performing the equivalent
functions):

    a)  all significant deficiencies in the design or operation of internal
    controls which could adversely affect the registrant's ability to record,
    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 internal 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:  November, 2004



Richard Conway
Vice President