SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 2O549
                                    FORM 1O-K

(Mark One)
/ x /Annual  Report  Pursuant  to  Section  13 or 15 (d) of the  Securities  and
Exchange Act of 1934 [Fee required] for the fiscal year ended December 31, 1996.
or /  /Transition  report  pursuant  to  section  13 or 15(d) of the  Securities
Exchange  Act  of  1934  [No  fee  required]  for  the  transition  period  from
_____________ to _____________.

Commission File No. 2-83291.

DSI REALTY  INCOME FUND VII, a  California  Limited  Partnership  (Exact name of
registrant as specified in governing instruments)

_________California___________________________95-3871044_____
(State of other jurisdiction of              (I.R.S. Employer
incorporation or organization                identification number

         37O1 Long Beach Boulevard, Long Beach, California 9O8O7
         (Address of principal executive offices)     (Zip Code)

Registrants telephone number, including area code-(562)595-7711

Securities registered pursuant to Section 12(b) of the Act: none.

Securities registered pursuant to Section 12(g) of the Act:

                     Units of Limited Partnership Interests
                        (Class of Securities Registered)

     Indicate by check mark,  whether the  registrant  (l) 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 9O days. Yes_X____. No______.

     Indicate by check mark if disclosure of delinquent  filers pursuant to Item
405 of Regulation S-K (Section 229.405 of this chapter) is not contained herein,
and will not be contained,  to the best of registrant's knowledge, in definitive
proxy or information  statements  incorporated  by reference in Part III of this
Form 10-K or any amendment to this Form 10-K. /x/

     The Registrant is a limited  partnership and there is no voting stock.  All
units of limited  partnership  sold to date are owned by  non-affiliates  of the
registrant. All such units were sold at $5OO.OO per unit.

<PAGE>

                       DOCUMENTS INCORPORATED BY REFERENCE

Item 8. Registrant's Financial Statements for its fiscal year ended December 31,
     1996, incorporated by reference to Form 10-K, Part II.

Item 11.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 1996, incorporated by reference to Form 10-K, Part III.

Item 12. Registration  Statement  on  Form  S-11,  previously  filed  with  the
     Securities and Exchange  Commission  pursuant to Securities Act of 1933, as
     amended, incorporated by reference to Form 10-K Part III.

Item 13.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 1996, incorporated by reference to Form 10-K, Part III.

                                     PART I

Item l.  BUSINESS

     Registrant,   DSI  Realty  Income  Fund  VII  (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  August 1, 1983.  The General
Partners  are  DSI  Properties,  Inc.,  a  California  corporation,  Diversified
Investors  Agency, a general  partnership,  whose current partners are Robert J.
Conway and Joseph W. Conway,  brothers.  The General  Partners are affiliates 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
(l%)  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. Registrant is engaged in the business of investing in
and operating mini-storage facilities with the primary objectives of generating,
for its  partners,  cash  flow,  capital  appreciation  of its  properties,  and
obtaining  federal  income tax  deductions  so that  during  the early  years of
operations,  all or a  portion  of such  distributable  cash  may not  represent
taxable income to its partners.  Funds obtained by Registrant  during the public
offering period of its units were used to acquire six  mini-storage  facilities.
Registrant does not intend to sell additional  limited  partnership  units.  The
term of the  Partnership  is fifty years but it is anticipated  that  Registrant
will sell  and/or  refinance  its  properties  prior to the  termination  of the
Partnership.  The Partnership is intended to be  self-liquidating  and it is not
intended that proceeds from the sale or refinancing of its operating  properties
will be reinvested. Registrant has no full time employees but shares one or more
employees with other publicly-held limited partnerships sponsored by the General
Partners.  The  General  Partners  are vested with  authority  as to the general
management and  supervision  of the business and affairs of Registrant.  Limited
Partners  have no right to  participate  in the  management  or  conduct of such
business and affairs.  An  independent  management  company has been retained to
provide day-to-day  management services with respect to all of the Partnership's
investment properties.

     The average  occupancy level for each of the  Partnership's  six properties
for the years ended December 31, 1996 and December 31, 1995 were as follows:


Location of Property       Average Occupancy         Average Occupancy Level
                           for the                   Level for the
                           Year Ended                Year Ended
                           Dec. 31, 1996             Dec. 31, 1995

Chico, California               85%                       87%

Fairfield, California           87%                       84%

Ft. Collins, Colorado           81%                       81%

LaVerne, California             88%                       84%

Littleton, Colorado             86%                       86%

Riverside, California           83%                       79%

     The  business in which the  Partnership  is engaged is highly  competitive.
Each of its  mini-storage  facilities  is located in or near a major urban area,
and  accordingly,   competes  with  a  significant  number  of  individuals  and
organizations  with respect to both the purchase and sale of its  properties and
for rentals.  Generally,  Registrant's business is not affected by the change in
seasons.

<PAGE>

Item 2.  PROPERTIES

     Registrant  owns a fee  interest in six  mini-storage  facilities,  none of
which are subject to long-term indebtedness. Additional information is set forth
in  Registrant's  letter to its Limited  Partners  regarding the Annual  Report,
attached hereto as Exhibit 2, and incorporated by this reference.  The following
table sets forth information as of December 31, 1996 regarding  properties owned
by the Partnership.

Location          Size of     Net Rentable     No. of            Completion
                  Parcel      Area             Rental Units      Date

Chico, CA         1.97 acres  39,580           366                9/05/84

Fairfield, CA     2.29 acres  40,668           442                8/31/84

Ft.Collins, CO    2.49 acres  57,284           603                3/27/85

LaVerne, CA       2.78 acres  50,652           523                8/21/84

Riverside, CA     2.92 acres  60,011           567               12/12/84

Littleton, CO     3.071 acres 43,380           404               11/01/85

Item 3.  LEGAL PROCEEDINGS

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

Item 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

     None.

                                     PART II

Item 5.  MARKET FOR THE REGISTRANT'S COMMON EQUITY AND
                  RELATED STOCKHOLDER MATTERS

     Registrant,  a  publicly-held  limited  partnership,  sold  24,000  limited
partnership  units during its offering and currently has 929 limited partners of
record.  There is no intention to sell additional limited  partnership units nor
is there a market for these units.

     Average  cash  distributions  of $10.00 per Limited  Partnership  Unit were
declared and paid each  quarter for the years ended  December 31, 1996 and 1995.


Item 6.  SELECTED FINANCIAL DATA
         FOR THE YEARS ENDED DECEMBER 31, 1996, 1995,  1994,  1993,  AND 1992
         --------------------------------------------------------------------
                     1996         1995         1994          1993        1992
                     ----         ----         ----          ----        ----

REVENUES          $1,868,678   $1,857,684   $1,845,486   $1,824,454   $1,729,775

COSTS AND
EXPENSES           1,416,685    1,397,768    1,359,766    1,316,766    1,304,100
                  ----------   ----------   ----------   ----------   ----------

NET
INCOME            $  451,993   $  459,916   $  485,720   $  507,688   $  425,675
                  ==========   ==========   ==========   ==========   ==========

TOTAL
ASSETS            $4,187,690   $4,697,315   $5,219,802   $5,586,962   $6,016,083
                  ==========   ==========   ==========   ==========   ==========

NET CASH
PROVIDED BY
OPERATING
ACTIVITIES        $  980,482   $  970,822   $  992,128   $  921,052   $  878,099
                  ==========   ==========   ==========   ==========   ==========

CASH
DISTRIBUTIONS
PER $500
LIMITED
PARTNERSHIP
UNIT              $    40.00   $    40.00   $    36.25   $    35.00   $    35.00
                  ==========   ==========   ==========   ==========   ==========

NET INCOME
PER LIMITED
PARTNERSHIP
UNIT              $    18.64   $    18.97   $    20.03   $    20.94   $    17.56
                  ==========   ==========   ==========   ==========   ==========

<PAGE>

Item 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
                  CONDITION AND RESULTS OF OPERATIONS.

                              RESULTS OF OPERATIONS

1996 COMPARED TO 1995

     Total revenues increased from $1,857,684 in 1995 to $1,868,678 in 1996,
while total expenses increased from $1,397,768 to $1,416,685 resulting in a 
decrease in net income from $459,916 to $451,993. The approximate $12,100 (0.7%)
increase in rental revenues can be attributed to higher average occupancy rates
partially offset by lower unit rental rates.  Occupancy levels for the Partner-
ship's six mini-storage units averaged 85% for the year ended December 31, 1996,
and 83.5% for the year ended December 31, 1995.  The Partnership is continuing
its advertising campaign to attract and keep new tenants in its various mini-
storage facilities.  The approximate $19,000 (3.1%) increase in operating 
expenses was due primarily to an increase in yellow pages advertising costs,
real estate tax expense and salaries and wages partially offset by a decrease 
in office expenses.  General  and  administrative  expenses  and  the General 
Partners' incentive management fee remained relatively constant. 


1995 COMPARED TO 1994

     Total  revenues  increased  from  $1,845,486 in 1994 to $1,857,684 in 1995,
while total  expenses  increased  from  $1,359,766 to $1,397,768  resulting in a
decrease in net income from $485,720 to $459,916.  The approximate $8,000 (0.4%)
increase in rental  revenues  can be  attributed  to higher unit rental rates as
average occupancy rates remained  relatively constant at 83.5% and 83.3% for the
years  ended  December  31,  1995 and 1994,  respectively.  The  approximate 
$28,000 (4.8%) increase in operating  expenses was due primarily to an increase 
in maintenance  and repair, salaries and wages and office expense  partially 
offset by a decrease in yellow page advertising costs.  General and 
administrative  expense remained relatively constant. The General Partners' 
incentive management fee decreased approximately $3,000 (3.1%) as a result of 
the decrease in cash available for  distribution on which this fee is based.


                         LIQUIDITY AND CAPITAL RESOURCES

     Net cash  provided  by  operating  activities  increased  by  approximately
$9,700  (1%) in 1996  compared to 1995  primarily  due to the increase in 
customer  deposits  and other  liabilities partially offset by decreases in 
net income and incentive management fee payable to general partners.  Net cash
provided  by operating activities decreased by approximately  $21,000 (2.1%) in 
1995 compared to 1994 primarily due to the decrease in net income and customer
deoisuts and other liabilities.
 
     Cash used in financing  activities,  as set forth in the statements of cash
flows,  has  consisted  solely of cash  distributions  to partners.  The General
Partners  determined  that effective  with the fourth quarter 1994  distribution
which was paid on January 15, 1995,  distributions to the limited partners would
be  increased  to an amount  which  yields an 8%  annual  return on the  capital
contributed  by the  limited  partners  from an annual  return of 7% paid in the
prior years.

     Cash used in investing  activities,  as set forth in the statements of cash
flows, has consisted  solely of acquisitions of equipment for the  Partnership's
mini-storage facilities. The Partnership has no material commitments for capital
expenditures.

     The  General  Partners  plan  to  continue  their  policy  of  funding  the
continuing  improvement  and  maintenance  of Partnership  properties  with cash
generated from operations.  The Partnership's  financial  resources appear to be
adequate to meet its needs for the next twelve months.

     The General  Partners  are not aware of any  environmental  problems  which
could  have an  adverse  material  effect  upon the  financial  position  of the
Partnership.

<PAGE>

Item 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

     Attached hereto as Exhibit l is the information required to be set forth as
     Item 8, Part II hereof.

Item 9.  CHANGES  IN  AND  DISAGREEMENTS  WITH  ACCOUNTANTS  ON  ACCOUNTING  AND
     FINANCIAL DISCLOSURE.

     None.

                                    PART III

Item 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT'S GENERAL PARTNER

     The General Partners of Registrant are the same as when the Partnership was
formed, i.e., DSI Properties,  Inc., a California  corporation,  and Diversified
Investors Agency. As of December 31, 1996,  Messrs.  Robert J. Conway and Joseph
W. Conway,  each of whom own approximately  45.43% of the issued and outstanding
capital stock of DSI Financial,  Inc., a California  corporation,  together with
Mr.  Joseph W. Stok,  currently  comprise  the entire  Board of Directors of DSI
Properties, Inc.

     Mr. Robert J. Conway is 63 years of age and is a licensed  California  real
estate  broker,  and since 1965 has been  President and a member of the Board of
Directors of  Diversified  Securities,  Inc.,  and since 1973  President,  Chief
Financial Officer and a member of the Board of Directors of DSI Properties, Inc.
Mr. Conway received a Bachelor of Science Degree from Marquette  University with
majors in Corporate Finance and Real Estate.

     Mr.  Joseph W.  Conway  is age 67 and has been  Executive  Vice  President,
Treasurer and a member of the Board of Directors of Diversified Securities, Inc.
since 1965 and since 1973 the Vice President,  Treasurer and member of the Board
of Directors of DSI  Properties,  Inc.  Mr.  Conway  received a Bachelor of Arts
Degree from Loras College with a major in Accounting.

     Mr.  Joseph  W.  Stok is age 73 and  has  been a  member  of the  Board  of
Directors of DSI  Properties,  Inc.  since 1994, a Vice President of Diversified
Securities,   Inc.  since  1973,  and  an  Account  Executive  with  Diversified
Securities, Inc. since 1967.

Item 11. EXECUTIVE COMPENSATION (MANAGEMENT REMUNERATION AND TRANSACTIONS)

     The  information  required  to be  furnished  in  Item  11 of  Part  III is
contained  in  Registrant's  Financial  Statements  for its  fiscal  year  ended
December 31, 1996,  which together with the report of its independent  auditors,
Deloitte & Touche LLP, is attached hereto as Exhibit 1 and  incorporated  herein
by this reference. In addition to such information:  (a) No annuity,  pension or
retirement  benefits are proposed to be paid by Registrant to any of the General
Partners or to any officer or director of the corporate General Partner;

     (b)  No  standard or other  arrangement  exists by which  directors  of the
          Registrant are compensated;

     (c)  The  Registrant  has not  granted  any option to  purchase  any of its
          securities; and

     (d)  The Registrant has no plan, nor does the Registrant  presently propose
          a plan,  which  will  result  in any  remuneration  being  paid to any
          officer or director upon termination of employment.

Item 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

     As of  December  31,  1996,  no person of record  owned more than 5% of the
limited partnership units of Registrant,  nor was any person known by Registrant
to own of record and beneficially,  or beneficially  only, more than 5% thereof.
The balance of the  information  required to be furnished in Item 12 of Part III
is contained in  Registrant's  Registration  Statement on Form S-11,  previously
filed  pursuant  to the  Securities  Act of  1933,  as  amended,  and  which  is
incorporated  herein  by this  reference.  The only  change  to the  information
contained in said  Registration  Statement on Form S-11 is the fact that Messrs.
Benes and Blakley have retired and Messrs. Robert J. Conway and Joseph W. Conway
equity  interest in DSI Financial,  Inc.,  parent of DSI  Properties,  Inc., has
increased. Please see information contained in Item 10 hereinabove.

<PAGE>

Item 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

     The  information  required  to be  furnished  in  Item  13 of  Part  III is
contained  in  Registrant's  Financial  Statements  for its  fiscal  year  ended
December 31, 1996,  attached hereto as Exhibit l and incorporated herein by this
reference.

                                     PART IV

Item 14 EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K

     (a)(l) Attached hereto and incorporated herein by this reference as Exhibit
          l are Registrant's  Financial Statements and Supplemental Schedule for
          its fiscal year ended December 31, 1996,  together with the reports of
          its independent  auditors,  Deloitte & Touche LLP.  See Index to 
          Financial Statements and Supplemental Schedule.

     (a)(2) Attached hereto and incorporated herein by this reference as Exhibit
          2 is Registrant's  letter to its Limited Partners regarding its Annual
          Report for its fiscal year ended December 31, 1996.

     (b)  No reports on Form 8K were filed during the fiscal year ended December
          31, 1996.

                                   SIGNATURES

     Pursuant  to the  requirements  of Section  13 or 15 (d) 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 VII
by:  DSI Properties, Inc., a
California corporation, as
General Partner



By_____________________________     Dated:  March 28, 1997
  ROBERT J. CONWAY, President
  (Chief Executive Officer, Chief
  Financial Officer, and Director)



By____________________________      Dated:  March 28, 1997
  JOSEPH W. CONWAY (Executive
  Vice President and Director)

     Pursuant to the  requirements of the Securities  Exchange Act of 1934, this
report has been signed by the following  persons on behalf of the registrant and
in the capacities and on the date indicated.

DSI REALTY INCOME FUND VII
by:  DSI Properties, Inc., a
California corporation, as
General Partner



By:__________________________               Dated:  March 28, 1997
  ROBERT J. CONWAY, President,
  Chief Executive Officer, Chief
  Financial Officer, and Director



By___________________________               Dated:  March 28, 1997
  JOSEPH W. CONWAY
  (Executive Vice President
  and Director)

<PAGE>

                           DSI REALTY INCOME FUND VII

                              CROSS REFERENCE SHEET

                        FORM 1O-K ITEMS TO ANNUAL REPORT


PART I, Item 3. There are no legal proceedings pending or threatened.

PART I, Item 4.  Not applicable.

PART II, Item 5.  Not applicable.

PART II, Item 6. The information required is contained in Registrant's Financial
Statements for its fiscal year ended December 31, 1996, attached as Exhibit l to
Form 10-K.

PART II, Item 8. See Exhibit l to Form 10-K filed herewith.

PART II, Item 9.  Not applicable.

<PAGE>

                                    EXHIBIT l

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

SELECTED FINANCIAL DATA
FIVE YEARS ENDED DECEMBER 31, 1996
--------------------------------------------------------------------------------

                         1996        1995        1994        1993        1992

REVENUES              $1,868,678  $1,857,684  $1,845,486  $1,824,454  $1,729,775

COSTS AND EXPENSES     1,416,685   1,397,768   1,359,766   1,316,766   1,304,100
                      ----------  ----------  ----------  ----------  ----------
NET INCOME            $  451,993  $  459,916  $  485,720  $  507,688  $  425,675
                      ==========  ==========  ==========  ==========  ==========
TOTAL ASSETS          $4,187,690  $4,697,315  $5,219,802  $5,586,962  $6,016,083
                      ==========  ==========  ==========  ==========  ==========
NET CASH PROVIDED BY
OPERATING ACTIVITIES  $  980,482  $  970,822     992,128  $  921,052  $  878,099
                      ==========  ==========  ==========  ==========  ==========
CASH DISTRIBUTIONS
PER $500 LIMITED
PARTNERSHIP UNIT      $    40.00  $    40.00  $    36.25  $    35.00  $    35.00
                      ==========  ==========  ==========  ==========  ==========
NET INCOME PER
LIMITED
PARTNERSHIP UNIT      $    18.64  $    18.97  $    20.03  $    20.94  $    17.56
                      ==========  ==========  ==========  ==========  ==========



The following are  reconciliations  between the operating  results and partners'
equity per the financial  statements and the Partnership's income tax return for
the year ended December 31, 1996.


                                                      Operating        Partners'
                                                        Results         Equity

Per financial statements                             $   451,993    $ 3,620,002
Excess financial statement depreciation                  106,999        406,852
Accrued property taxes                                    (5,000)       (75,000)
Deferred rental revenues                                                 67,065
Accrued revenue                                            8,575          8,575
Accrued incentive management fees                                       221,117
Fixed asset adjustments                                                 218,274
Accrued distributions to partners                                       242,415
                                                     -----------    -----------
Per Partnership income tax return                    $   562,567    $ 4,709,300
                                                     ===========    ===========
Net taxable income per $500 
limited partnership unit                             $     23.44
                                                     ===========
<PAGE>

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


INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE


                                                                            Page


FINANCIAL STATEMENTS:

   Independent Auditors' Report                                              F-1

    Balance Sheets at December 31, 1996 and 1995                             F-2

    Statements of Income for the Three Years Ended December 31, 1996         F-3

    Statements of Changes in Partners' Equity for the Three Years Ended
    December 31, 1996                                                        F-4

    Statements of Cash Flows for the Three Years Ended December 31, 1996     F-5

    Notes to Financial Statements                                            F-6

SUPPLEMENTAL SCHEDULE:

   Independent Auditors' Report                                              F-8

    Schedule XI - Real Estate and Accumulated Depreciation                   F-9

SCHEDULES OMITTED:

Financial  statements and schedules not listed above are omitted  because of the
     absence  of  conditions  under  which  they are  required  or  because  the
     information is included in the financial  statements named above, or in the
     notes thereto.

<PAGE>

INDEPENDENT AUDITORS' REPORT
To the Partners of 
DSI Realty Income Fund VII:

We have audited the accompanying balance sheets of DSI Realty Income Fund VII, a
California Real Estate Limited  Partnership (the  "Partnership")  as of December
31, 1996 and 1995,  and the related  statements of income,  changes in partners'
equity,  and cash flows for each of the three years in the period ended December
31, 1996.  These  financial  statements  are the  responsibility  of the Partner
ship's  management.  Our  responsibility  is to  express  an  opinion  on  these
financial statements based on our audits.

We  conducted  our  audits  in  accordance  with  generally   accepted  auditing
standards. Those standards require that we plan and perform the audits to obtain
reasonable assurance about whether the financial statements are free of material
misstatement.  An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements.  An audit also includes
assessing the  accounting  principles  used and  significant  estimates  made by
management,  as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.

In our  opinion,  such  financial  statements  present  fairly,  in all material
respects,  the financial  position of DSI Realty Income Fund VII at December 31,
1996 and 1995,  and the results of its operations and its cash flows for each of
the three years in the period  ended  December  31,  1996,  in  conformity  with
generally accepted accounting principles.

January 31, 1997

DELOITTE & TOUCHE LLP
LONG BEACH, CALIFORNIA 

<PAGE>

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

BALANCE SHEETS
DECEMBER 31, 1996 AND 1995
--------------------------------------------------------------------------------


ASSETS                                                  1996             1995

CASH AND CASH EQUIVALENTS                           $   481,301      $   470,517

PROPERTY, At cost (net of accumulated
depreciation of $6,116,552
in 1996 and $5,596,143 in 1995)
(Notes 1, 2 and 3)                                    3,674,729        4,195,138

OTHER ASSETS                                             31,660           31,660
                                                    -----------      -----------
TOTAL                                               $ 4,187,690      $ 4,697,315
                                                    ===========      ===========

LIABILITIES AND PARTNERS' EQUITY

LIABILITIES:
Distribution due partners (Note 4)                  $   242,424      $   242,424
Incentive management fee payable to
general partners (Note 4)                               221,117          230,287
Property management fees payable (Note 1)                 8,932            7,833
Customer deposits and other liabilities                  95,195           79,064
                                                    -----------      -----------
Total liabilities                                       567,688          559,608
                                                    -----------      -----------
PARTNERS' EQUITY (Notes 1 and 4):
General partners                                        (71,568)        (66,391)
Limited partners (24,000 limited
partnership units outstanding
at December 31, 1996 and 1995)                        3,691,570        4,204,098
                                                   ------------      -----------
Total partners' equity                                3,620,002        4,137,707
                                                   ------------      -----------
TOTAL                                               $ 4,187,690      $ 4,697,315
                                                   ============      ===========

See accompanying notes to financial statements.

<PAGE>

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

STATEMENTS OF INCOME
THREE YEARS ENDED DECEMBER 31, 1996
--------------------------------------------------------------------------------


                                               1996         1995         1994

REVENUES:
Rental revenues                             $1,856,287   $1,844,164   $1,836,372
Interest income                                 12,391       13,520        9,114
                                            ----------   ----------   ----------
Total revenues                               1,868,678    1,857,684    1,845,486
                                            ----------   ----------   ----------
EXPENSES:
 Depreciation (Note 2)                         520,408      523,607      509,306
 Operating expenses (Note 1)                   632,140      613,328      585,686
 General and administrative                    170,643      166,268      167,443
 General partners' incentive
  management fee (Note 4)                       93,494       94,565       97,331
                                            ----------   ----------   ----------
Total expenses                               1,416,685    1,397,768    1,359,766
                                            ----------   ----------   ----------
NET INCOME                                  $  451,993   $  459,916   $  485,720
                                            ==========   ==========   ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
Limited partners                            $  447,473   $  455,317   $  480,863
General partners                                 4,520        4,599        4,857
                                            ----------   ----------   ----------
TOTAL                                       $  451,993   $  459,916   $  485,720
                                            ==========   ==========   ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT (Notes 2 and 4)                        $    18.64   $    18.97   $    20.03
                                            ==========   ==========   ==========

See accompanying notes to financial statements.

<PAGE>

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

STATEMENTS OF CHANGES IN PARTNERS' EQUITY
THREE YEARS ENDED DECEMBER 31, 1996
--------------------------------------------------------------------------------


                                         General       Limited
                                        Partners       Partners         Total


BALANCE AT JANUARY 1, 1994              (57,362)      5,097,921       5,040,559

 Net income                               4,857         480,863         485,720

 Distributions                           (8,788)       (870,000)       (878,788)
                                        -------      ----------      -----------
BALANCE AT DECEMBER 31, 1994            (61,293)      4,708,784       4,647,491

 Net income                               4,599         455,317         459,916

 Distributions                           (9,697)       (960,003)       (969,700)
                                        -------     -----------     -----------
BALANCE AT DECEMBER 31, 1995           ($66,391)    $ 4,204,098     $ 4,137,707

 Net income                               4,520         447,473         451,993

 Distributions                           (9,697)       (960,001)       (969,698)
                                        -------     -----------     -----------
BALANCE DECEMBER 31, 1996              $(71,568)    $ 3,691,570     $ 3,620,002
                                       =========    ===========     =========== 

See accompanying notes to financial statements.
<PAGE>

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

STATEMENTS OF CASH FLOWS
THREE YEARS ENDED DECEMBER 31, 1996
--------------------------------------------------------------------------------


                                            1996          1995          1994

CASH FLOWS FROM OPERATING ACTIVITIES:
Cash received from customers            $ 1,856,287   $ 1,844,164   $ 1,836,372
Cash paid to suppliers and employees       (888,196)     (886,862)     (853,358)
Interest received                            12,391        13,520         9,114
                                        -----------   -----------   ------------
  Net cash provided by operating
  activities                                980,482       970,822       992,128

CASH FLOWS FROM FINANCING ACTIVITIES -
Distributions to partners                  (969,698)     (969,700)     (848,484)

CASH FLOWS FROM INVESTING ACTIVITIES -
Additions to property                                     (17,102)      (18,067)
                                        -----------   -----------   ------------
NET (DECREASE) INCREASE IN CASH AND
CASH EQUIVALENTS                             10,784       (15,980)      125,577

CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR                        470,517       486,497       360,920
                                        -----------   -----------   ------------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR                          $   481,301   $   470,517   $   486,497
                                        ===========   ===========   ============
RECONCILIATION OF NET INCOME TO NET
CASH PROVIDED BY OPERATING ACTIVITIES:
Net income                              $   451,993   $   459,916   $   485,720
Adjustments to reconcile net income
to net cash provided by operating
activities:
Depreciation                                520,408       523,607       509,306
Changes in assets and liabilities:
 Other assets                                                             1,499 
 Incentive management fee payable to
  general partners                           (9,170)       (2,439)      (10,061)
 Property management fees payable             1,119           738        (1,336)
 Customer deposits and other
  liabilities                                16,132       (11,000)        7,000
                                        -----------   -----------   ------------
NET CASH PROVIDED BY OPERATING
ACTIVITIES                              $   980,482   $   970,822   $   992,128
                                        ===========   ===========   ============

See accompanying notes to financial statements.
<PAGE>

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

NOTES TO FINANCIAL STATEMENTS
THREE YEARS ENDED DECEMBER 31, 1996


1.      GENERAL


        DSI Realty Income Fund VII, a California Real Estate Limited Partnership
        (the "Partnership"),  has two general partners (DSI Properties, Inc. and
        Diversified Investors Agency) and limited partners owning 24,000 limited
        partnership  units  that were  purchased  for $500 a unit.  The  general
        partners have made no capital  contribution  to the  Partnership and are
        not  required  to make  any  capital  contribution  in the  future.  The
        Partnership  has a maximum  life of 50 years and was formed on August 1,
        1983  under  the  California  Uniform  Limited  Partnership  Act for the
        primary purpose of acquiring and operating real estate.

        The  Partnership  has acquired six  mini-storage  facilities  located in
        Chico,  Fairfield,  La Verne, and Riverside,  California and Ft. Collins
        and  Littleton,  Colorado.  All  facilities  were  purchased  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  mini-storage  facilities  are  operated  for the
        Partnership by Dahn under various agreements that are subject to renewal
        annually. Under the terms of the agreements, the Partnership is required
        to pay Dahn a property  management fee equal to 5% of gross revenue from
        opera tions, as defined.

2.      SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES


        Cash and Cash  Equivalents - The  Partnership  classifies its short-term
        investments  purchased with an original maturity of three months or less
        as cash equivalents.

        Property  and  Depreciation  -  Property  is  recorded  at  cost  and is
        comprised primarily of mini-storage facilities. Depreciation is provided
        for using the  straight-line  method over an estimated useful life of 15
        years for the facilities.

        Income  Taxes - No  provision  has  been  made for  income  taxes in 
        the  accompanying  financial  statements.  The taxable  income or loss 
        of the Partnership is allocated to each partner in accordance with the 
        terms of the Agreement of Limited  Partnership.  Each  partner's  tax 
        status,  in turn,  determines the appropriate  income tax for its 
        allocated share of the Partnership taxable income or loss.  The net 
        difference between the bases of the Partnership's assets and liabilities
        for federal income tax purposes and as reported for financial statement 
        purpose is  $1,089,298. 

        Revenues - Rental 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.

        Net  Income  per  Limited  Partnership  Unit - Net  income  per  limited
        partnership  unit is computed by dividing  net income  allocated  to the
        limited partners by the weighted  average number of limited  partnership
        units outstanding during each year (24,000 in 1996, 1995 and 1994).

        Estimates - The  preparation of financial  statements in conformity with
        generally  accepted  accounting  principles  requires the  Partnership's
        management to make  estimates and  assumptions  that affect the reported
        amounts  of  assets  and  liabilities  at  the  date  of  the  financial
        statements and the reported  amounts of revenues and expenses during the
        reporting period. Actual results could differ from those estimates.


        Impairment of Long-Lived Assets - The Partnership regularly reviews
        long-lived assets for impairment whenever events or changes in 
        circumstances indicate that the carrying amount of the asset may not
        be recoverable.  If the sum of the expected future cash flow is less
        than the carrying amount of the asset, the Partnership recognizes
        an impairment loss.  As of December 31, 1996, no impairment losses
        were required.

        3.        PROPERTY


At  December  31,  1996 and 1995,  the total cost of  property  and  accumulated
depreciation are as follows:


                                                  1996                1995
       Land                                   $ 2,089,800        $ 2,089,800
       Buildings and improvements               7,701,481          7,701,481
                                              -----------        -----------

       Total                                    9,791,281          9,791,281
       Less accumulated depreciation           (6,116,552)        (5,596,143)
                                              -----------         ----------

       Property, net                          $ 3,674,729        $ 4,195,138
                                              ===========         ===========

4.      ALLOCATION OF PROFITS AND LOSSES


        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 a real  estate
        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.

<PAGE>

INDEPENDENT AUDITORS' REPORT 
To the Partners of 
DSI Realty Income Fund VII:

We have  audited the  financial  statements  of DSI Realty  Income Fund VII (the
"Partnership") as of December 31, 1996 and 1995, and for each of the three years
in the period ended  December 31, 1996, and have issued our report thereon dated
January  31,  1997;  such report is included  elsewhere  in this Form 10-K.  Our
audits also included the financial statements schedule of DSI realty Income Fund
VII, listed in Item 14. This financial  statement schedule is the responsibility
of the  Partnership's  management.  Our  responsibility is to express an opinion
based on our audits. In our opinion,  such financial  statement  schedule,  when
considered  in  relation  to the basic  financial  statements  taken as a whole,
presents fairly in all material respects the information set forth therein.




January 31, 1997

<PAGE> 

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

REAL ESTATE AND ACCUMULATED DEPRECIATION
--------------------------------------------------------------------------------


<TABLE>
<CAPTION>

                                                    Costs Capitalized
                                 Initial Cost to      Subsequent to    Gross Amount at Which Carried
                                   Partnership         Acquisition           at Close of Period
                               -------------------  -----------------  -----------------------------
                                        Buildings                               Buildings                         Date  
                                           and       Improve- Carrying             and                    Accum.   of   Date
Description       Encumbrances   Land  Improvements    ments   Costs     Land   Improvements   Total     Deprec.  Const. Acq. Life

MINI-U-STORAGE
<S>                   <C>     <C>       <C>         <C>            <C>         <C>        <C>         <C>         <C>   <C>   <C>

Chico, CA             None    $209,700  $  933,155   $ 5,888         $209,700  $  939,043  $1,148,743    770,380  09/84 12/83 15 Yrs
Fairfield, CO         None     264,500   1,268,897     6,659          264,500   1,275,556   1,540,056  1,054,139  08/84 01/84 15 Yrs
Fort Collins, CO      None     375,100   1,389,919    15,686          375,100   1,405,605   1,780,705  1,133,452  12/84 05/84 15 Yrs
Riverside, CA         None     356,000   1,381,634    18,137          356,000   1,399,771   1,755,771  1,107,477  12/84 06/84 15 Yrs
La Verne, CA          None     453,250   1,243,972     6,127          453,250   1,250,099   1,703,349    978,542  03/85 08/84 15 Yrs
Littleton, CO         None     431,250   1,423,813     7,594          431,250   1,431,407   1,862,657  1,072,562  10/85 05/85 15 Yrs
                              --------  ----------   -------         --------  ----------  ---------- ----------
                            $2,089,800  $7,641,390  $ 60,091       $2,089,800  $7,701,481 $ 9,791,281 $6,116,552
                            ==========  ==========  ========       ==========  ========== =========== ==========
</TABLE>

                                                     Real Estate     Accumulated
                                                        at Cost     Depreciation

               Balance at January 1, 1994            $  9,756,112     $4,563,230
                 Additions                                 18,067        509,306
                                                      -----------     ----------
               Balance at December 31, 1994             9,774,179      5,072,536
                 Additions                                 17,102        523,607
                                                      -----------     ----------
               Balance at December 31, 1995             9,791,281      5,596,143
                 Additions                                               520,408
                                                      -----------     ----------
               Balance at December 31, 1996           $ 9,791,281     $6,116,552
                                                      ===========     ==========

The total cost at the end of the  period for  Federal  income tax  purposes  was
approximately $9,992,000.

<PAGE>

                                    EXHIBIT 2

                                 March 28, 1997

                      ANNUAL REPORT TO LIMITED PARTNERS OF

                           DSI REALTY INCOME FUND VII

Dear Limited Partner:

     This report  contains the  Partnership's  balance sheets as of December 31,
1996 and 1995, and the related statements of income, changes in partners' equity
and cash flows for each of the three years in the period ended December 31, 1996
accompanied  by an  independent  auditors'  report.  The  Partnership  owns  six
mini-storage  facilities.  The Partnership's  properties were each purchased for
all cash and funded solely from subscriptions for limited partnership  interests
without the use of mortgage financing.

     Your attention is directed to the section entitled Management's  Discussion
and Analysis of Financial  Condition and Results of  Operations  for the General
Partners'  discussion and analysis of the financial statements and operations of
the Partnership.

     Average  occupancy levels for each of the  Partnership's six properties for
the years ended December 31, 1996 and December 31, 1995 were as follows:

Location of Property               Average Occupancy          Average Occupancy
                                   Levels for the             Levels for the
                                   Year Ended                 Year Ended
                                   Dec. 31, 1996              Dec. 31, 1995

Chico, California                     85%                        87%

Fairfield, California                 87%                        84%

Ft. Collins, Colorado                 81%                        81%

LaVerne, California                   88%                        84%

Littleton, Colorado                   86%                        86%

Riverside, California                 83%                        79%

     We will keep you informed of the  activities  of DSI Realty Income Fund VII
as  they  develop.  If  you  have  any  questions,  please  contact  us at  your
convenience at (562) 424-2655.

     If you would like a copy of the  Partnership's  Annual  Report on Form 10-K
for the year ended  December  31, 1996 which was filed with the  Securities  and
Exchange  Commission (which report includes the enclosed Financial  Statements),
we will forward a copy of the report to you upon written request.

                                                     Very truly yours,

                                                     DSI REALTY INCOME FUND VII
                                                     By:  DSI Properties, Inc.



                                                   By___________________________
                                                     ROBERT J. CONWAY, President

<PAGE>