SECURITIES AND EXCHANGE COMMISSION

                          Washington, D.C. 20549

                                 FORM 10-Q

/_x_/     Quarterly report pursuant to section 13 or 15(d) of the
          Securities Exchange Act of 1934.



For the quarterly period ended June 30, 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 June 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 June 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 June 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:  July 31, 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:  July 31, 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




                                July 31, 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  June 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 June 30, 2004 and 2003, total revenues
decreased 0.1% from $589,816 to $589,499 and total expenses increased 8.5%
from $265,108  to  $287,666 and  other income  increased  from $159 to $184.
Equity in income of the real estate joint venture decreased 13.4% from 31,505
to $27,284.  As a result, net income decreased 7.6% from $356,372 to $329,301
for the three-month period ended June 30, 2004, as compared to the same period
in 2003.  Rental revenue remained constant as higher unit rental rates was off-
set by lower  occupancy rates.  Occupancy levels for the Partnership's five
mini-storage  facilities  averaged 85.7% for  the three-month  period  ended
June 30, 2004 as compared to 88.7% for the same period in 2003.  The Partner-
ship is continuing its marketing efforts to attract and keep new tenants in
its various mini-storage facilities.  Operating expenses increased approxi-
mately $18,400 (9.1%)  primarily as a  result of increases in  advertising,
repairs and maintenance and office supplies expenses, partially offset by a
decrease in salaries and wages expense.  General and administrative expenses
increased approximately $4,200 (6.8%) primarily as a result of an increase in
legal and professional and equipment and  computer lease expenses  partially
offset by a decrease in incentive management fees expense.  Equity in income
from the real estate joint  venture  decreased as a  result of lower  rental
revenue at that facility.

For the six-month  periods  ended  June 30, 2004, and 2003, total  revenues
decreased 3.7% from $1,228,019 to $1,182,159 and total expenses increased 2.6%
from $554,683 to $569,049 and other income increased from $350 to $368. Equity
in income of the real estate joint venture decreased 15.0% from $69,689 to
$59,225.  As a result, net income decreased 9.5% from $743,375 to $672,703
for the six-month period ended June 30, 2004, as compared to the same period
in 2003.  Rental revenue decreased as a result of lower occupancy rates.
Operating expenses increased approximately $20,600 (5.0%) primarily as a
result of increases in advertising, office supplies and salaries and wages
expenses.  General and administrative expense decreased approximately $6,200
(4.4%) primarily as a result of a decrease in incentive management fees
expense, partially offset by an increase in legal and professional expense.
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 the Limited
Partners  to  remain  at  the  current  level  for  the  foreseeable  future.

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

                              Very truly yours,

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



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




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


BALANCE SHEETS(UNAUDITED)
JUNE 30, 2004 AND DECEMBER 31, 2003

                                          June 30,       December 31,
                                            2004             2003
ASSETS

CASH AND CASH EQUIVALENTS                $  857,528       $  713,429
PROPERTY, Net                             2,288,638        2,288,638

INVESTMENT IN REAL ESTATE
  JOINT VENTURE                             181,093          180,968

OTHER ASSETS                                 97,709           97,680

TOTAL                                    $3,424,968       $3,280,715


LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                              $  699,333       $  682,329


PARTNERS' EQUITY (DEFICIT):
     General Partners                       (80,525)         (81,798)
     Limited Partners                     2,806,160        2,680,184

  Total partners' equity                  2,725,635        2,598,386

TOTAL                                    $3,424,968       $3,280,715



See accompanying notes to financial statements(unaudited).


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

                                         June 30,         June 30,
                                           2004             2003
REVENUES:
Rental                                   $  589,499       $  589,816

EXPENSES:

Operating                                   221,689          203,314
General and administrative                   65,977           61,794
     Total expenses                         287,666          265,108

OPERATING INCOME                            301,833          324,708

OTHER INCOME
  Interest                                      184              159

INCOME BEFORE EQUITY IN INCOME
   OF REAL ESTATE JOINT VENTURE             302,017          324,867

EQUITY IN INCOME OF REAL ESTATE
   JOINT VENTURE                             27,284           31,505

NET INCOME                               $  329,301       $  356,372


AGGREGATE NET INCOME ALLOCATED TO:
    Limited Partners                     $  326,008       $  352,808
    General Partners                          3,293            3,564

TOTAL                                    $  329,301       $  356,372

NET INCOME PER LIMITED
   PARTNERSHIP UNIT                      $    13.58       $    14.70


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

See accompanying notes to financial statements(unaudited).



STATEMENTS OF INCOME (UNAUDITED)
FOR THE SIX MONTHS ENDED JUNE 30, 2004 AND 2003


                                           June 30,        June 30,
                                             2004            2003

REVENUES:
Rental                                   $1,182,159       $1,228,019

EXPENSES:
Operating                                   434,556          413,980
General and Administrative                  134,493          140,703
Total Expenses                              569,049          554,683

OPERATING INCOME                            613,110          673,336

OTHER INCOME                                    368              350

INCOME BEFORE EQUITY IN INCOME OF
  REAL ESTATE JOINT VENTURE                 613,478          673,686

EQUITY IN INCOME OF REAL
  ESTATE JOINT VENTURE                       59,225           69,689

NET INCOME                               $  672,703       $  743,375

AGGREGATE NET INCOME ALLOCATED TO:
  Limited Partners                       $  665,976       $  735,941
  General Partners                            6,727            7,434

TOTAL                                    $  672,703       $  743,375

NET INCOME PER LIMITED PARTNERSHIP UNIT      $27.75           $30.66

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



See accompanying notes to financial statements (unaudited).



STATEMENTS OF CHANGES IN PARTNERS' EQUITY (UNAUDITED)
FOR THE SIX MONTHS ENDED JUNE 30, 2004


                                      GENERAL        LIMITED
                                      PARTNERS       PARTNERS       TOTAL


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

NET INCOME                               6,727         665,976      672,703
DISTRIBUTIONS                           (5,454)       (540,000)    (545,454)

BALANCE AT JUNE 30, 2004              ($80,525)     $2,806,160   $2,725,635



See accompanying notes to consolidated financial statements(unaudited).


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


                                      June 30,          June 30,
                                        2004              2003

CASH FLOWS FROM OPERATING ACTIVITIES:

Net income                             $ 672,703       $ 743,375

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

     Equity in earnings of
      real estate joint venture          (59,225)        (69,689)
     Distributions from real
      estate joint venture                59,100          64,200
     Changes in assets and
      	liabilities:

     Increase in other assets                (29)              0
     Increase in liabilities              17,004          30,624

Net cash provided by
  operating activities                   689,553         768,510


CASH FLOWS FROM FINANCING ACTIVITIES -

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

NET INCREASE IN CASH AND
   CASH EQUIVALENTS                      144,099         223,056

CASH AND CASH EQUIVALENTS:

     At beginning of period              713,429         502,070
     At end of period                  $ 857,528        $725,126


See accompanying notes to financial statements(unaudited).


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

NOTES TO FINANCIAL STATEMENTS (UNAUDITED)

1.   GENERAL

DSI Realty Income Fund VIII (the "Partnership"), a limited partnership, has
two general partners (DSI Properties, Inc., and Diversified Investors Agency)
and  limited  partners  owning  24,000  limited  partnership  units.  The
Partnership was formed  under the  California  Uniform  Limited  Partnership
Act for  the primary  purpose of  acquiring and  operating real estate.

The  accompanying  financial  information  as  of  June 30, 2004, and for
the  periods  ended  June 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  June 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 six months
ended  June 30, 2004, and  2003  is  as  follows:

                                   2004                   2003

     Revenue                     $308,594               $335,827
     Operating Expenses           111,177                103,531
     Net Income                  $197,417               $232,296



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
President and  Chief Executive Officer.  These disclosure controls and pro-
cedures are designed to ensure that the information required  to be  disclosed
by the Partnership in its periodic  reports filed with the Securities and Ex-
change 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 concluded that its disclosure
controls and  procedures were  effective. There have been no significant changes
in the Partnership's internal controls or in other factors that could signifi-
cantly affect the internal controls subsequent  to  the  date  of  their
evaluation.



                          CERTIFICATIONS

    I, Robert J. Conway, certify that:

    1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
    Fund VIII;

    2.  Based on my knowledge, this quarterly report does not contain any untrue
    statement of a material fact or omit to state a material fact necessary
    to make the statements made, in light of the circumstances under which
    such statements were made, not misleading with respect to the period cover-
    ed by this quarterly report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this quarterly report, fairly present in all
    material respects the financial condition, results of operations and cash
    flows of the registrant as of, and for, the periods presented in this
    quarterly report;

    4.  The registrant's other certifying officers and I are responsible for
    establishing and maintaining disclosure controls and procedures (as defined
    in Exchange Act Rules 13a-14 and 15d-14) for the registrant and have:

         a)  designed such disclosure controls and procedures to ensure that
         material information relating to the registrant, including its con-
         solidated subsidiaries, is made known to us by others within those
         entities, particularly during the period in which this quarterly
         report is being prepared;

         b)  evaluated the effectiveness of the registrant's disclosure controls
         and procedures as of a date within 90 days prior to the filing date of
         this quarterly report (the "Evaluation Date"); and

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

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

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

         b)  any fraud, whether or not material, that involves management or
         other employees who have a significant role in the registrant's in-
         ternal controls; and

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

    Date:  July 31, 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:  July 31, 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 June 30, 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
                                    July 31, 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 June 30, 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
                                    July 31, 2004