UNITED
STATES

SECURITIES
AND EXCHANGE COMMISSION

Washington,
D.C. 2O549



FORM
10-KSB

(Mark
One)



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

For the fiscal year ended
December 31, 2007



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

For the transition period
from ________________ to _______________



Commission
File Number 2-83291



DSI
REALTY INCOME FUND VII

(Name
of small business issuer in its charter)

|CALIFORNIA                                                         |  | 95-3871044                                 
|------------------------------------------------------------------ |  | -------------------------------------------
|(State
				or other jurisdiction of incorporation or organization) |  | (I.R.S.
				Employer Identification Number)



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

(Address
of principal executive offices)



Issuer’s
telephone number (562) 493-8881



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

None



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



Units
of Limited Partnership Interests

(Title
of class)



Indicate
by check mark if the issuer is not required to file reports pursuant
to Section 13 or Section 15(d) of the Exchange Act.



Yes
[ ] No [X]



Indicate
by check mark, whether the issuer (l) has filed all reports required
to be filed by Section 13 or 15(d) of the Exchange Act during the
past 12 months (or for such shorter period that the registrant was
required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days.

Yes
[X] No [ ]



Indicate
by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-B 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-KSB or any amendment to this Form 10-KSB. [X]



Indicate
by check mark whether the registrant is a shell company (as defined
in Rule 12b-2 of the Exchange Act).



Yes
[ ] No [X]



The
issuer’s revenues for the year ended December 31, 2007 were
$2,770,487



The
issuer is a limited partnership. All 24,000 limited partnership units
originally sold for $500 per unit. There is no trading market for the
limited partnership units.



Transitional
Small Business Disclosure Format: Yes [ ] No [X]

Page
1



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



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







PART
I



Item
l. Description of 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 and 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 (1%) interest in all profits, losses and distributions
(subject to certain conditions) without making any capital
contribution to the Partnership. The General Partners are not
required to make any capital contributions to the Partnership in the
future.



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 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
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
2



Item
2. Description of Property.



Registrant
owns a fee interest in the following mini-storage facilities, none of
which are subject to long-term indebtedness.



|                |         |        | 2007       | 2006      
|--------------- | ------- | ------ | ---------- | ----------
|                | Parcel  |        | (Average)  | (Average) 
|                | Size    | Date   | Rentable   | Revenue   
|Location        | (Acres) | Opened | Sq.
			Ft. | Sq.
			Ft.
|Chico, CA       | 1.97    | Jul-84 | 38,742     | 7.83      
|Ft. Collins, CO | 2.49    | Nov-84 | 50,906     | 9.6       
|La Verne, CA    | 2.78    | Apr-85 | 51,010     | 11.39     
|Littleton, CO   | 3.07    | Oct-85 | 45,633     | 8.72      
|Riverside, CA   | 2.92    | Jan-85 | 60,898     | 8.61      
|Fairfield, CA   | 2.29    | Aug-84 | 40,925     | 11.58     





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
Common Equity and Related Stockholder Matters and Small Business
Issuer Purchases of Equity Securities.



Registrant,
a publicly-held limited partnership, sold 24,000 limited partnership
units during its offering and as of December 31, 2007 had 868 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 $11.40 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 31, 2007
and $11.99 per Limited Partnership Unit were declared and paid each
quarter for the year ended December 31, 2006. It is Registrant's
expectations that distributions will continue to be paid in the
future.



Item
6. Management’s Discussion and Analysis or Plan of Operation.



Critical
Accounting Policies



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

Page
3



RESULTS
OF OPERATIONS



2007
COMPARED TO 2006



Total
revenues decreased from $2,814,586 in 2006 to $2,770,487 in 2007,
while total expenses increased from $1,503,374 to $1,599,553,
resulting in a decrease in net income from $1,311,212 to $1,170,934.
Rental revenues decreased primarily as a result of lower occupancy
and unit rental rates. Occupancy levels for the Partnership’s
mini-storage facilities averaged 82.3% and 83.8% for the years ended
December 31, 2007 and 2006 respectively. The Partnership continued
its advertising campaign to attract and keep new tenants in its
various mini-storage facilities. The approximate $87,500 (9.5%)
increase in operating expenses was due primarily to increases in
advertising, maintenance and repair and real estate tax expenses,
partially offset by decreases in salaries and wages, purchase of
locks and packing materials and workers compensation insurance
expenses. General and administrative expenses increased approximately
$32,400 (12.9%) primarily as a result of increases in legal and
professional, administrative and bank and credit card fee expenses,
partially offset by a decrease in office supplies and printing
expense. The General Partners’ incentive management fee, which
is based on cash available for distribution, decreased as a result of
the decrease in net income.



2006
COMPARED TO 2005



Total
revenues increased from $2,690,456 in 2005 to $2,814,586 in 2006,
while total expenses increased from $1,486,893 to $1,503,374,
resulting in an increase in net income from $1,203,563 to $1,311,212.
Rental revenues increased primarily as a result of higher unit rental
rates. Occupancy levels fro the Partnership’s mini-storage
facilities averaged 83.8% and 86.3% for the years ended December 31,
2006 and 2005 respectively. The Partnership continued its advertising
campaign to attract and keep new tenants in its various mini-storage
facilities. The approximate $8,900 (1.0%) increase in operating
expenses was due primarily to increases in maintenance and repair,
real estate tax and salaries and wages expenses, partially offset by
decreases in advertising and purchase of locks and packing materials
expenses. General and administrative expenses decreased approximately
$10,300 (3.9%) primarily as a result of decreases in legal and
professional and office supplies and printing expenses, partially
offset by an increase in bank and credit card fees and postage
expenses. The General Partners' incentive management fee which is
based on cash available for distribution, increased as a result of
the increase in net cash provided by operating activities. Property
management fees, which are based on revenues, increased as a result
of the increase in rental revenue.



Operating
expenses consist mainly of expenses such as yellow pages and other
advertising, utilities, and maintenance, real estate taxes, salaries
and wages and their related expenses. General and administrative
expenses consist mainly of expenses such as legal and professional,
office supplies, accounting services and computer expenses.



LIQUIDITY
AND CAPITAL RESOURCES



Net
cash provided by operating activities decreased approximately $80,100
(6.3%) in 2007 as compared to 2006 primarily due to a decrease in net
income and a reduction in incentive management fee payable to
general.



Cash
used in investing activities, as set forth in the statement of cash
flows, has consisted solely of acquisitions of equipment for the
Partnership’s mini-storage properties in 2007 and 2006. The
Partnership has no material commitments for capital expenditures.



Cash
used in financing activities, as set forth in the statements of cash
flows, has consisted solely of cash distributions to partners in 2007
and 2006 and payments on capital lease obligations. Special
distributions of 1.0% and 1.5%, of capital contributed by Limited
Partners were declared and paid on December 15, 2007 and 2006,
respectively.



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 anticipates that cash
flows

Page
4

generated
from operations of the Partnership's rental real estate operations
will be sufficient to cover operating expenses and distributions for
the next twelve months and beyond.



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

LONG-TERM
LIABILITIES, CONTRACTUAL OBLIGATIONS,

AND
OFF-BALANCE SHEET ARRANGEMENTS



Long-Term
Liabilities and Contractual Obligations.



The
following table summarizes our long-term liabilities, material
obligations and commitments to make future payments under certain
contracts, including long-term debt obligations, purchase commitments
and operating leases.

|Contractual
			Obligations                                                                                                       | Total        | Payments
			due by period
|-------------------------------------------------------------------------------------------------------------------------------- | ------------ | -------------------------
|Less
			Than
			One
			Year                                                                                                      | 1-3
			Years | 3-5
			Years             
|Long-Term Debt                                                                                                                   | -            | -                        
|Capital (Finance)
			Lease                                                                                                       | 48,750       | 48,750                   
|Purchase
			Obligations                                                                                                          | -            | -                        
|Other Long-Term
			Liabilities Reflected on the Registrant's Balance Sheet under the
			GAAP of the primary financial Statements |              |                          
|                                                                                                                                 |              |                          
|-                                                                                                                                | -            | -                        



QUARTERLY
FINANCIAL INFORMATION (UNAUDITED)



Summarized
quarterly financial data for the year ended December 31, 2007 was as
follows:

|                                                                             | Quarter
			Ended:
|---------------------------------------------------------------------------- | -----------------
|                                                                             | March
			31      
|Total revenues                                                               | 677,502          
|Net income                                                                   | 289,507          
|Net
			income per limited
			partnership unit                                | $
			11.94       
|Weighted
			average number
			of
			limited partnership
			units outstanding | 24,000           





Page
5



RISK
FACTORS



Some
Potential Losses Are Not Covered By Insurance.We carry
comprehensive liability, fire, extended coverage and rental loss
insurance on all of our Properties. We believe the policy
specifications and insured limits of these policies are adequate and
appropriate. There are, however, types of losses, such as lease and
other contract claims and acts of war that generally are not insured.
We cannot be assured that we will be able to renew insurance coverage
upon expiration of our policies in an adequate amount or at
reasonable prices. In addition, insurance companies may no longer
offer coverage against certain types of losses, such as losses due to
terrorist acts and mold or, if offered, these types of insurance may
be prohibitively expensive. Should uninsured loss or a loss in excess
from insured limits occur, we could lose all or a portion of the
capital we have invested in a Property, as well as the anticipated
future revenue from the Property. In such an event, we might
nevertheless remain obligated for any mortgage debt or other
financial obligations related to the Property. We cannot be assured
that material losses in excess of insurance proceeds will not occur
in the future. If any of our Properties were to experience
catastrophic loss, it could seriously disrupt our operations, delay
revenue and result in large expenses to repair or rebuild the
Property. Such events could adversely affect our cash flow and
ability to make distributions to shareholders.



Because
real estate is illiquid, we may not be able to sell Properties when
appropriate. Real estate investments generally, mini-storage
facilities like those that we own, in particular, often cannot be
sold quickly. Consequently, we may not be able to sell Properties
when appropriate. This could adversely affect our cash flow and
ability to make distributions.



Our
operating costs might rise, which might reduce our profitability
and have an adverse affect on our cash flow and our ability to make
distributions to shareholders.



We
might face higher operating expenses as a result of rising costs
generally, and in particular as a result of increased costs following
a terrorist attack or other catastrophic event. For example, it might
cost more in the future for security, property/casualty and liability
insurance, and property maintenance. As noted above, when our
insurance policies expire, the cost of premiums for comparable
coverage might be significantly higher after such an event when it is
time to renew our coverage, which could then increase our operating
expenses and reduce or profitability and our cash flow. Because of
rising costs in general, we might experience increases in our
property maintenance costs, such as for cleaning and electricity. If
operating expenses increase dramatically, the availability of other
comparable mini-storage facilities in our specific geographic markets
might limit our ability to increase rents, which could reduce our
profitability (if operating expenses increase without a corresponding
increase in revenues) and limit our ability to make distributions.



We
face significant competition. We compete with numerous other
owners of mini-storage facilities for tenants. Some of these
competitors have significantly greater financial resources than we
do. Such competition may reduce our ability to attract and keep and
retain tenants, and may increase vacancies, which increases may lower
rental rates. In addition, some of our competitors may be willing,
because their properties may have vacancy rates higher than those for
our properties, to make space available at lower prices than the
space in our properties. We cannot be assured that this competition
will not adversely affect our cash flow and ability to make
distributions.



Our
ability to make distributions is subject to various risks. We
have been paying quarterly distributions since inception. Our ability
to make distributions in the future will depend upon:



-
Financial performance of our Properties;

-
The absence of significant expenditures relating to environmental and
regulatory matters; and

-
Our ability to attract and maintain tenants.



Certain
of these matters are beyond our control and any significant
difference between our expectations and actual results could have a
material adverse affect on our cash flow and our ability to make
distributions.



Changes
in the law may adversely affect our cash flow. The Properties are
subject to various regulatory requirements, such as those relating to
the environment, fire and safety. Our failure to comply with these
requirements could result in the imposition of fines and damage
awards. Additionally, the cost to comply with any new or different
regulation could adversely affect our cash flow and our ability to
make distributions. While we believe that the Properties are
currently in material compliance with all such requirements, we
cannot be assured that these requirements will not change or that
newly imposed requirements will not require significant unanticipated
expenditures.

Page
6

Should
we incur long-term indebtedness, it will subject us to additional
risks. Like other real estate companies, should we incur
indebtedness on our properties, we will be subject to risks normally
associated with debt financing, such as the insufficiency of cash
flow to meet required debt service payment obligations and the
inability to refinance existing indebtedness. If such debt cannot be
paid, refinanced or extended at maturity, in addition to our failure
to repay our debt, we may not be able to make distributions at
expected levels or at all. Furthermore, an increase in interest
expense could adversely affect our cash flow and ability to make
distributions to Limited Partners. If we should not meet our debt
service obligations, any Properties securing such indebtedness could
be foreclosed on, which would have a material adverse affect on our
cash flow and ability to make distributions and, depending on the
number of Properties foreclosed on, could threaten our continued
viability. Our organizational documents do not contain any limitation
on our ability to incur debt secured by our Properties. Accordingly,
we could place financing on our Properties almost without
restriction. If we were to take such action, the debt service could
adversely affect our cash flow and ability to make distributions and
would include the risk of default on such indebtedness. There are no
plans to incur any long-term indebtedness on any of the Partnership's
Properties.



Environmental
problems at the Properties are possible and may be costly.
Federal, state and local laws, ordinances and regulations may require
a current or previous owner or operator of real estate to investigate
and clean up hazardous or toxic substances or releases at such
property. The owner or operator may be forced to pay for property
damage and for investigation and clean up costs incurred by others in
connection with environmental contamination. Such laws typically
impose clean-up responsibility and liability without regard to
whether the owner or operator knew of or caused the presence of
contaminates. Even if more than one person may have been responsible
for the contamination, each person covered by the environmental laws
may be held responsible for all the clean-up costs incurred. In
addition, third parties may sue the owner or operator of a site for
damages and costs resulting from environmental contamination
emanating from that site. These costs may be substantial and the
presence of such substances may adversely affect the owner's ability
to sell or rent such property or to borrow using such property as
collateral.



Environmental
laws that govern the presence, maintenance and removal of asbestos
require that owners or operators of buildings containing asbestos
properly manage and maintain the asbestos, notifying and train those
who may come into contact with asbestos and undertake special
precautions, including removal or other abatement, if asbestos would
be disturbed during renovation or demolition of a building. Such laws
may impose fines and penalties on building owners or operators who
fail to comply with these requirements and may allow third parties to
seek recovery from owners or operators for personal injury associated
with exposure to asbestos fibers.



To
the best of our knowledge, asbestos was not used in the construction
of any of the Properties. Tenants of the Partnership's mini-storage
facilities are prohibited from storing hazardous or toxic substances
or from even bringing hazardous or toxic substances onto the
property. To the best knowledge of the General Partners, there are no
instances of storage or release of hazardous or toxic substances at
any of the Partnership's Properties. However, there can be no
guaranty that one or more tenants did not actually store such
materials or cause releases at any of the Partnership's Properties.
If these conditions should occur, we may need to undertake a target
remediation program which could become costly and could necessitate
the temporary location of some or all of the Properties' tenants or
require rehabilitation of the affected property.



Americans
with Disabilities Act compliance can be costly. Under the
Americans with Disabilities Act of 1990 ("ADA"), all public
accommodations and commercial facilities, must meet certain Federal
requirements related to access and use by disabled persons.
Compliance with the ADA requirements could involve removal of
structural barriers from certain disabled persons' entrances, which
could adversely affect our financial condition, and results of
operations. Other Federal, state or local laws may require
modifications to or restrict further renovations of our Properties
with respect to such accesses. Although we believe that our
Properties are currently in material compliance with present
requirements, non-compliance with the ADA or similar or related laws
or regulations could result in the United States government imposing
fines or private litigants being awarded damages against us. In
addition, we do not know whether existing requirements will change or
whether compliance with future requirements will require significant
unanticipated expenditures. Such costs may adversely affect our cash
flow and ability to make distributions.

Page
7

Partnership's
status as a limited partnership is dependent on compliance with
Federal income tax requirements. Failure of the Partnership to be
treated as a limited partnership would have serious adverse
consequences to holders of our Units. If the IRS were to successfully
challenge the tax status of the Partnership for Federal income tax
purposes, the Partnership would be treatable as a corporation. In
such event, the imposition of a corporate tax on the Partnership
would reduce the amount of cash available for distribution from such
Partnership to the Limited Partners. We do not anticipate such a
challenge.



We
are dependent upon our key personnel whose continued service is not
guaranteed. We are dependent upon our independent property
manager for experience in managing mini-storage facilities. While we
believe we could find replacements for these key personnel, loss of
their services could adversely affect our operations.



Item
7. Financial Statements.



INDEX
TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE

Page



Report
of Independent Registered Public Accounting Firm
     9



Balance
Sheet as of December 31, 2007                       10



Statements
of Income for the Years Ended December 31, 2007 and 2006
      11

Statements
of Partners' Equity for the Years Ended December 31, 2007 and 2006
            12



Statements
of Cash Flows for the Years Ended December 31, 2007 and 2006
            13



Notes
to Financial Statements                      15



Schedule
III - Real Estate and Accumulated Depreciation as of December 31,
2007                  19

Page
8







REPORT
OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM



To
the Partners of

DSI
Realty Income Fund VII:



We
have audited the accompanying balance sheet of DSI Realty Income
Fund VII, a California Limited Partnership (the "Partnership")
as of December 31, 2007 and the related statements of income,
partners' equity, and cash flows for each of the two years in the
period ended December 31, 2007. Our audits also included the
supplemental schedule listed in the Index at Item 7. These financial
statements and the supplemental schedule are the responsibility of
the Partnership's management. Our responsibility is to express an
opinion on these financial statements and supplemental schedule based
on our audits.



We
conducted our audits in accordance with the standards of the Public
Company Accounting Oversight Board (United States). Those standards
require that we plan and perform the audit to obtain reasonable
assurance about whether the financial statements are free of material
misstatement. The Partnership is not required to have, nor were we
engaged to perform, an audit of its internal control over financial
reporting. Our audits included consideration of internal control over
financial reporting as a basis for designing audit procedures that
are appropriate in the circumstances, but not for the purpose of
expressing an opinion on the effectiveness of the Partnership's
internal control over financial reporting. Accordingly, we express no
such opinion. An audit also includes examining, on a test basis,
evidence supporting the amounts and disclosures in the financial
statements, 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, 2007, and the results of its operations and its
cash flows for each of the two years in the period ended December 31,
2007, in conformity with accounting principles generally accepted in
the United States of America. Also, in our opinion, such supplemental
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.



/s/
Cacciamatta Accountancy Corporation



Irvine,
California



March
14, 2008



Page
9





























DSI
REALTY INCOME FUND VII

(A
California Real Estate Limited Partnership)



BALANCE
SHEET

|                                                                   | December
			31, 2007
|------------------------------------------------------------------ | --------------------
|ASSETS                                                             |                     
|Cash and cash
			equivalents                                       | $
			760,743        
|Property, Net                                                      | 2,159,537           
|Other Assets                                                       | 159,060             
|TOTAL                                                              | $
			3,079,340      
|                                                                   |                     
|LIABILITIES AND
			PARTNERS' EQUITY                                |                     
|LIABILITIES:                                                       |                     
|Distribution due to
			partners                                    | $
			242,424        
|Incentive
			management fee payable to general partners            | 218,069             
|Property management
			fees payable                                | 14,890              
|Customer deposits
			and other liabilities                         | 136,647             
|Capital lease
			obligations                                       | 47,090              
|Total
			liabilities                                               | 659,120             
|                                                                   |                     
|PARTNERS' EQUITY                                                   |                     
|General partners                                                   | (83,567)            
|Limited partners
			(24,000 limited partnership units outstanding) | 2,503,787           
|Total partners'
			equity                                          | 2,420,220           
|                                                                   |                     
|TOTAL                                                              | $
			3,079,340      



The
accompanying notes are an integral part of these Financial
Statements.

Page
10

DSI
REALTY INCOME FUND VII

(A
California Real Estate Limited Partnership)



STATEMENTS
OF INCOME

|                                                          | Year
			ended December 31
|--------------------------------------------------------- | -------------------------
|                                                          | 2007                     
|REVENUES:                                                 |                          
|Self-storage rental
			Income                             | $2,578,606               
|Ancillary operating
			revenue                            | 191,224                  
|Interest and other
			income                              | 657                      
|                                                          | 2,770,487                
|EXPENSES:                                                 |                          
|Depreciation                                              | 53,604                   
|Operating                                                 | 1,004,281                
|General and
			administrative                             | 283,962                  
|Interest                                                  | 4,165                    
|General partners'
			incentive management fee             | 115,901                  
|Property management
			fee                                | 137,640                  
|                                                          | 1,599,553                
|                                                          |                          
|NET INCOME                                                | $1,170,934               
|                                                          |                          
|AGGREGATE NET
			INCOME ALLOCATED TO:                     |                          
|                                                          |                          
|General partners                                          | 11,709                   
|Limited partners                                          | $1,159,225               
|TOTAL                                                     | $1,170,934               
|                                                          |                          
|Weighted average
			limited partnership units outstanding | 24,000                   
|                                                          |                          
|NET INCOME PER
			LIMITED PARTNERSHIP UNIT                | $
			48.30               

The
accompanying notes are an integral part of these Financial
Statements.

Page
11

DSI
REALTY INCOME FUND VII

(A
California Real Estate Limited Partnership)



STATEMENTS
OF PARTNERS' EQUITY



|                             | General   | Limited     |            
|---------------------------- | --------- | ----------- | -----------
|                             | Partners  | Partners    | Total      
|BALANCE DECEMBER
			31, 2005 | (85,704)  | 2,292,182   | 2,206,478  
|                             |           |             |            
|Net income
			allocation     | 13,112    | 1,298,100   | 1,311,212  
|                             |           |             |            
|Distributions                | (11,629)  | (1,151,263) | (1,162,892)
|                             |           |             |            
|BALANCE DECEMBER
			31, 2006 | $(84,221) | $2,439,019  | $2,354,798 
|                             |           |             |            
|Net income
			allocation     | 11,709    | 1,159,225   | 1,170,934  
|                             |           |             |            
|Distributions                | (11,055)  | (1,094,457) | (1,105,512)
|                             |           |             |            
|BALANCE DECEMBER
			31, 2007 | $(83,567) | $2,503,787  | $2,420,220 
|                             |           |             |            



The
accompanying notes are an integral part of these Financial
Statements.

Page
12



DSI
REALTY INCOME FUND VII

(A
California Real Estate Limited Partnership)



STATEMENTS
OF CASH FLOWS

|                                                            | Year
			ended December 31
|----------------------------------------------------------- | -------------------------
|                                                            | 2007                     
|CASH FLOWS FROM
			OPERATING ACTIVITIES:                    |                          
|Net income                                                  | $
			1,170,934           
|Adjustments to
			reconcile net income to net cash provided |                          
|by operating
			activities:                                 |                          
|Depreciation                                                | 53,604                   
|Changes in assets
			and liabilities:                       |                          
|Other assets                                                | (6,112)                  
|Incentive
			management fee payable                         |                          
|to general partners                                         | (16,752)                 
|Property management
			fees payable                         | 78                       
|Customer deposits
			and other liabilities                  | (8,379)                  
|                                                            |                          
|Net cash provided
			by operating activities                | 1,193,373                
|                                                            |                          
|CASH FLOWS FROM
			INVESTING ACTIVITIES -                   |                          
|Additions to
			property                                    | (1,650)                  
|Proceeds from the
			sale of                                |                          
|discontinued
			operations                                  | -                        
|                                                            |                          
|Net cash (used in)
			provided by investing activities      | (1,650)                  
|                                                            |                          
|CASH FLOWS FROM
			FINANCING ACTIVITIES -                   |                          
|Distributions to
			partners                                | (1,105,512)              
|Payments on capital                                         |                          
|lease obligations                                           | (40,836)                 
|Net cash used in
			financing activities                    | (1,146,348)              
|                                                            |                          
|NET
			INCREASE(DECREASE) IN CASH AND                       |                          
|CASH EQUIVALENTS                                            | 45,375                   

Page
13

|CASH AND CASH
			EQUIVALENTS,                             |              |             
|--------------------------------------------------------- | ------------ | ------------
|AT BEGINNING OF
			YEAR                                   | 715,368      | 655,295     
|                                                          |              |             
|CASH AND CASH
			EQUIVALENTS,                             |              |             
|AT END OF YEAR                                            | $
			760,743 | $
			655,295
|                                                          |              |             
|SUPPLEMENTAL
			DISCLOSURE OF CASH                        |              |             
|FLOW INFORMATION
			-                                     |              |             
|Cash paid for
			interest                                 | $
			4,165   | $
			6,540  
|                                                          |              |             
|NON CASH
			INVESTING AND FINANCING ACTIVITIES:           |              |             
|                                                          |              |             
|Acquisition of
			trucks utilizing capital leases         | $ -          | $ -         
|                                                          |              |             
|Distribution due
			partners included in partners' equity | $
			242,424 | $
			242,424





The
accompanying notes are an integral part of these Financial
Statements.

Page
14



DSI
REALTY INCOME FUND VII

(A
California Real Estate Limited Partnership)



NOTES
TO FINANCIAL STATEMENTS

DECEMBER
31, 2007



1.
GENERAL



DSI
Realty Income Fund VII, a California Limited Partnership (the
"Partnership"), has two general partners (DSI Properties,
Inc. and Diversified Investors Agency) and limited partners owning
24,000 limited partnership units, which were purchased for $500 per
unit. The general partners have made no capital contributions to the
Partnership and are not required to make any capital contributions 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 owns 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 (see Note 6).



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 composed
primarily of mini-storage facilities. Depreciation is provided using
the straight-line method over an estimated useful life of 20 years
for the facilities. Building improvements are depreciated over a five
year period. Property under capital leases is amortized over the
lesser of the lives of the respective leases or the estimated useful
lives of the assets.



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's taxable income or loss. The net difference
between the basis of the Partnership's assets and liabilities for
federal income tax purposes and as reported for financial statement
purposes for the year ended December 31, 2007 is $18,029.



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.



Estimates
- The preparation of financial statements in conformity with
accounting principles generally accepted in the United States of
America requires the Partnership to make estimates and assumptions
that affect the reported amounts of assets and liabilities and
disclosure of contingent 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.

Page
15



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 undiscounted future cash flow
is less than the carrying amount of the asset, the Partnership would
recognize an impairment loss to the extent the carrying value
exceeded the fair value of the property. No impairment losses were
required in 2007 or 2006.

Fair
Value of Financial Instruments - For all financial instruments,
including cash and cash equivalents, other assets, distributions due
to partners, incentive management fee payable to general partners,
property

management
fee payable, and customer deposits and other liabilities, carrying
values approximate fair values because of the short maturity of those
instruments. The carrying value of the capital lease obligations
approximates fair value because the terms of the instrument are
similar to terms available to the Partnership for similar types of
leasing agreements.



Concentrations
of Credit Risk - Financial instruments that potentially subject the
Partnership to concentrations of credit risk consist primarily of
cash and cash equivalents and rent receivables. The Partnership
places its cash and cash equivalents with high credit quality
institutions.



Discontinued
Operations - We segregate all of our disposed facilities that have
operations that can be distinguished from the rest and will be
eliminated from the ongoing operations of the Partnership in a
disposal transaction. Discontinued operations, principally consists
of the historical operations related to facilities that have been
sold.



Recent
accounting pronouncements - In February 2007, the FASB issued SFAS
159 - THE FAIR VALUE OPTION FOR FINANCIAL ASSETS AND FINANCIAL
LIABILITIES - INCLUDING AN AMENDMENT OF FASB STATEMENT NO. 115 (SFAS
159). SFAS 159 permits entities to choose to measure eligible items
at fair value at specified election dates and report unrealized gains
and losses on items for which the fair value option has been elected
in earnings at each subsequent reporting date. SFAS 159 is effective
for fiscal years beginning after November 15, 2007 and interim
periods within those fiscal years. Early adoption, as of the
beginning of an entity's fiscal year, is also permitted, provided
interim financial statements have not yet been issued. The
Partnership is currently evaluating the impact this statement will
have on its financial position and results of operations.



In
September 2006, the SEC issued Staff Accounting Bulletin 108,
CONSIDERING THE EFFECTS OF PRIOR YEAR MISSTATEMENTS WHEN QUANTIFYING
MISSTATEMENTS IN CURRENT YEAR FINANCIAL STATEMENTS (SAB 108). SAB 108
provides guidance on how prior year misstatements should be
considered when quantifying misstatements in the current year
financial statements. The SAB requires registrants to quantify
misstatements using both a balance sheet and an income statement
approach and evaluate whether either approach results in quantifying
a misstatement that, when all relevant quantitative and qualitative
factors are considered, is material. SAB 108 does not change the
guidance in SAB 99, MATERIALITY, when evaluating the materiality of
misstatements. SAB108 is effective for fiscal years ending after
November 15, 2006. The Partnership has implemented SAB 108 in the
current fiscal year with no material effect.





Page
16



3.
PROPERTY



As
of December, 31 2007:



|                                      | 2007          
|------------------------------------- | --------------
|Land                                  | $
			2,089,800
|Buildings and
			improvements         | 7,794,172     
|Rental trucks under
			capital leases | 175,116       
|Total                                 | 10,059,088    
|                                      |               
|Less accumulated
			depreciation      | (7,899,551)   
|                                      |               
|Property –
			net                     | $
			2,159,537

Depreciation
expense of $43,779 and $44,710 were recorded on the rental trucks
under capital leases in 2007 and 2006, respectively.



Future
minimum lease payments under capital leases at December 31,

2007,
are summarized as follows:



|                                               | 2008       
|---------------------------------------------- | -----------
|Total
			future minimum payment obligations    | 48,750     
|Less interest
			portion                       | (1,661)    
|                                               |            
|Present value of
			net minimum lease payments | $
			47,089



4.
ALLOCATION OF PROFITS AND LOSSES AND GENERAL PARTNERS' INCENTIVE

MANAGEMENT
FEE



Under
the Agreement of Limited Partnership, the general partners are to be
allocated 1% of the net profits or losses from operations, and the
limited partners are to be allocated the balance of the net profits
or losses from operations in proportion to their limited partnership
interests. The general partners are also entitled to receive a
percentage, based on a predetermined formula, of any cash
distribution from the sale, other disposition, or refinancing of the
project.



In
addition, the general partners are entitled to receive an incentive
management fee for supervising the operations of the Partnership. The
fee is to be paid in an amount equal to 9% per annum of the cash
available for distribution on a cumulative basis, calculated as cash
generated from operations less capital expenditures.

Page
17



5.
BUSINESS SEGMENT INFORMATION



The
following disclosure about segment reporting of the Partnership is
made in accordance with the requirements of SFAS No. 131,
"Disclosures About Segments of an Enterprise and Related
Information." The Partnership operates in a single segment;
storage facility operations, under which the Partnership rents its
storage facilities to its customers on a need basis and charges rent
on a predetermined rate.



6.
RELATED-PARTY TRANSACTIONS



The
partnership has entered into management agreements with Dahn to
operate their mini-storage facility. The management provides for a
management fee equal to 6% of gross revenue from operations, which is

defined
as the entire amount of all receipts from the renting or leasing of
storage compartments and sale of locks. The management agreement is
renewable annually. Dahn earned management fees equal to $137,640 and
$138,533 for the years ended December 31, 2007 and 2006,
respectively. Amounts payable to Dahn at December 31, 2007 and 2006,
were $14,890 and $14,812, respectively.



In
2004, the Partnership entered into truck lease agreements with KMD
Trucks, LLC ("KMD"). The president of Dahn, Brian Dahn, is
also a member of KMD. The truck lease is a 48-month lease with
monthly payments in the amount of $750.

Page
18



DSI
REALTY INCOME FUND VII

(A
California Real Estate Limited Partnership)



SCHEDULE
III

REAL
ESTATE AND ACCUMULATED DEPRECIATION

As
of December 31, 2007

|                   |                 |              |                         |                       |                          |                  |                |                            
|------------------ | --------------- | ------------ | ----------------------- | --------------------- | ------------------------ | ---------------- | -------------- | ---------------------------
|                   |                 |              |                         |                       | Gross
			Carrying Amount |                 
|                   | Initial
			Cost |              | at
			December 31, 2007 |                      
|                   |                 | Costs        |                         |                      
|                   | Acqui-          |              | Buildings
			and        | Subse-
			quent
			to |                          | Buildings
			and |                |                            
|Description        | sition
			Date  | Land         | Improve-ments           | Acqui-
			sition      | Land                     | Improve-ments    | Total          | Accumulated
			Depreciation
|                   |                 |              |                         |                       |                          |                  |                |                            
|Chico,
			CA       | 12/83           | $
			209,700 | $
			932,373            | $
			12,570           | $
			209,700             | $
			944,943     | $
			1,154,643 | ($
			941,611)             
|Fairfield,
			CA   | 01/84           | 264,500      | 1,267,896               | 15,666                | 264,500                  | 1,283,562        | 1,548,062      | (1,282,254)                
|Ft.
			Collins, CO | 05/84           | 375,100      | 1,396,960               | 16,443                | 375,100                  | 1,413,403        | 1,788,503      | (1,409,173)                
|La
			Verne, CA    | 08/84           | 453,250      | 1,243,974               | 24,200                | 453,250                  | 1,268,174        | 1,721,424      | (1,260,495                 
|Littleton,
			CO   | 05/85           | 431,250      | 1,423,811               | 42,319                | 431,250                  | 1,466,130        | 1,897,380      | (1,462,616)                
|Riverside,
			CA   | 06/84           | 356,000      | 1,391,210               | 26,750                | 356,000                  | 1,417,960        | 1,773,960      | (1,410,202)                
|                   | $2,089,800      | $7,656,224   | $137,948                | $2,089,800            | $7,794,172               | $9,883,972       | $(7,766,351)  



Notes:

1. Depreciation
	expense is computed using the straight-line method over an estimated
	useful life of 20 years for the buildings.



1. There
	are no encumbrances.





Page
19













Item
8. Changes In and Disagreements With Accountants on Accounting and
Financial Disclosure.



None.



Item
8A. Controls and Procedures.



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 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 significantly affect the internal controls
subsequent to the date of their evaluation.



Item
8B. Other Information



None.







PART
III



Item
9. Directors, Executive Officers, Promoters and Control Persons and
Corporate Governance; Compliance with Section 16(a) of the Exchange
Act.



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, 2007, Messrs. Robert
J. Conway and Joseph W. Conway, each of whom own approximately 48.4%
of the issued and outstanding

capital
stock of DSI Financial, Inc., a California corporation, are the sole
partners of Diversified Investor Agency. Messrs. Robert J. and Joseph
W. Conway, together with Mr. Joseph W. Stok, currently comprise the
entire Board of Directors of DSI Properties, Inc.



Mr.
Robert J. Conway is 74 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 79 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 85 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.

Page
20





Item
10. Executive Compensation.



The
information required to be furnished in Item 10 of Part III is
contained in Registrant's Financial Statements for its fiscal year
ended December 31, 2007.



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 11. Security
Ownership of Certain Beneficial Owners and Management and Related
Stockholder Matters.



The
following table sets forth certain information regarding the
beneficial ownership of the Fund's limited partnership units as of
December 31, 2007 of (i) each person known to beneficially own more
than 5% of the Fund's limited partnership units(2), (ii) each General
Partner of the Fund.



|Title
				of Class               | Name
				of Beneficial Owner | Number
				of LP Units
				Beneficially
				Held (1) | Percent
				of
				Class
|-------------------------------- | ---------------------------- | ---------------------------------------------------- | ------------------------
|Limited
				Partnership Interest | Robert
				J. Conway         | 408                                                  | Direct                  
|Limited
				Partnership Interest | Joseph
				W. Conway         | 187                                                  | Direct                  
|                                 | Totals:                      | 595                                                  |                         



(1)
Unless otherwise indicated, the address for each listed director or
officer is c/o 6700 E. Pacific Coast Hwy. #150. As used in this
table, "beneficial ownership" means the sole or shared
power to vote or direct the voting or to dispose or direct the
disposition of any security. For purposes of this table, a person is
deemed to be the beneficial owner of units acquired before the date
of this filing.



(2)
As of December 31, 2007, 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 beneficiary, or beneficially only,
more than 5% thereof. The balance of the information required to be
furnished in Item 11 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's equity interest in DSI Financial, Inc., parent of
DSI Properties, Inc., has increased.



Item
12. Certain Relationships and Related Transactions, and Director
Independence.



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, 2007.

Page
21





Item
13. Exhibits.



(a)
Exhibits



Number
Description

13
Annual Report Letter to Limited Partners

31.1
Rule 13a-14(a)/15d-14(a) Certification: Principal Executive Officer

31.2
Rule 13a-14(a)/15d-14(a) Certification: Principal Financial Officer

32.1
Section 1350 Certification: Principal Executive Officer

32.2
Section 1350 Certification: Principal Financial Officer



Item
14. Principal Accountant Fees and Services.



Audit
Fees



The
aggregate fees billed for professional services rendered by
Cacciamatta Accountancy Corporation for the audit of the
Partnership's annual financial statements and for the reviews of the
financial statements included in the Partnership's Quarterly Reports
on Form 10-Q for 2007 and 2006 were $29,600 and $15,100,
respectively.



Audit
Related Fees

None



Tax
Fees

None



All
Other Fees

None





Page
22



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,

a
California Limited Partnership



by:
DSI Properties, Inc., a

California
corporation, as

General
Partner





/s/
ROBERT J. CONWAY

By_____________________________

Dated:
April 14, 2008

ROBERT
J. CONWAY, (President

Chief
Executive Officer, Chief

Financial
Officer, and Director)





/s/
JOSEPH W. CONWAY

By_____________________________

Dated:
April 14, 2008

JOSEPH
W. CONWAY,(Executive

Vice
President and Director)







by:
Diversified Investors Agency

a
general partnership, as

General
Partner





/s/
ROBERT J. CONWAY

By_____________________________

Dated:
April 14, 2008

ROBERT
J. CONWAY,

(General
Partner)





/s/
JOSEPH W. CONWAY

By_____________________________

Dated:
April 14, 2008

JOSEPH
W. CONWAY,

(General
Partner)



Page
23



EXHIBIT
13

2007
ANNUAL REPORT LETTER TO LIMITED PARTNERS OF

DSI
REALTY INCOME FUND VII



Dear
Limited Partner:



This
report contains the Partnership's balance sheets as of December 31,
2007, and the related statements of income, partners' equity and cash
flows for each of the two years in the period ended December 31, 2007
accompanied by a report of Independent Registered Public Accounting
firm. The Partnership owns 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
revenue per square foot and occupancy levels for each of the
Partnership's properties for the years ended December 31, 2007 and
2006 were as follows:



|                |         |        | 2007       | 2006      
|--------------- | ------- | ------ | ---------- | ----------
|                | Parcel  |        | (Average)  | (Average) 
|                | Size    | Date   | Rentable   | Revenue   
|Location        | (Acres) | Opened | Sq.
			Ft. | Sq.
			Ft.
|Chico, CA       | 1.97    | Jul-84 | 38,742     | 7.83      
|Ft. Collins, CO | 2.49    | Nov-84 | 50,906     | 9.6       
|La Verne, CA    | 2.78    | Apr-85 | 51,010     | 11.39     
|Littleton, CO   | 3.07    | Oct-85 | 45,633     | 8.72      
|Riverside, CA   | 2.92    | Jan-85 | 60,898     | 8.61      
|Fairfield, CA   | 2.29    | Aug-84 | 40,925     | 11.58     



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) 493-3022. If you would like a copy of the
Partnership's Annual Report or Form 10-KSB for the year ended
December 31, 2007, which was filed with the Securities and Exchange
Commission (SEC), we will forward a copy to you upon request. In
addition, these filings can be obtained online via the SEC’s
website at www.sec.gov.





Very
truly yours,



DSI
REALTY INCOME FUND VII

By:
DSI Properties, Inc.





/s/
ROBERT J. CONWAY

By_______________________________

ROBERT
J. CONWAY, President

Page
24

EXHIBIT
31.1

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





I,
Robert J. Conway, certify that:



1.
I have reviewed this annual report on Form 10-K of DSI Realty Income
Fund VII;



2.
Based on my knowledge, this report does not contain any untrue
statement of a material fact or omit to state a material fact
necessary to make the statements made, in light of the circumstances
under which

such
statements were made, not misleading with respect to the period
covered by this report.



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



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



a)
designed such disclosure controls and procedures, or caused such
disclosure controls and procedures to be designed under our
supervision, to ensure that material information relating to the
registrant, including its consolidated subsidiaries, is made known to
us by others within those entities, particularly during the period in
which this report is being prepared;



b)
evaluated the effectiveness of the registrant's disclosure controls
and procedures and presented in this report our conclusions about the
effectiveness of the disclosure controls and procedures as of the end
of the period covered by this report based on such evaluation; and



c)
disclosed in this report any change in the registrant's internal
control over financial reporting that occurred during the
registrant's most recent fiscal quarter (the registrant's fourth
fiscal quarter in the case of an annual report) that has materially
affected, or is reasonably likely to materially affect, the
registrant's internal control over financial reporting; and



5.
The registrant's other certifying officer and I have disclosed, based
on our most recent evaluation of internal control over financial
reporting, to the registrant's auditors and the audit committee of
the registrant's

board
of directors (or persons performing the equivalent functions):



a)
all significant deficiencies and material weaknesses in the design or
operation of internal control over financial reporting which are
reasonably likely to adversely affect the registrant's ability to
record, process, summarize and report financial information; and



b)
any fraud, whether or not material, that involves management or other
employees who have a significant role in the registrant's internal
control over financial reporting.





Date:
April 14, 2008



/s/
ROBERT J. CONWAY

_______________________________

Robert
J. Conway

Principal
Executive Officer

Page
25

EXHIBIT
31.2

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





I,
Richard P. Conway, certify that:



1.
I have reviewed this annual report on Form 10-K of DSI Realty Income
Fund VII;



2.
Based on my knowledge, this report does not contain any untrue
statement of a material fact or omit to state a material fact
necessary to make the statements made, in light of the circumstances
under which

such
statements were made, not misleading with respect to the period
covered by this report.



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



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



a)
designed such disclosure controls and procedures, or caused such
disclosure controls and procedures to be designed under our
supervision, to ensure that material information relating to the
registrant, including its consolidated subsidiaries, is made known to
us by others within those entities, particularly during the period in
which this report is being prepared;



b)
evaluated the effectiveness of the registrant's disclosure controls
and procedures and presented in this report our conclusions about the
effectiveness of the disclosure controls and procedures as of the end
of the period covered by this report based on such evaluation; and



c)
disclosed in this report any change in the registrant's internal
control over financial reporting that occurred during the
registrant's most recent fiscal quarter (the registrant's fourth
fiscal quarter in the case of an annual report) that has materially
affected, or is reasonably likely to materially affect, the
registrant's internal control over financial reporting; and



5.
The registrant's other certifying officer and I have disclosed, based
on our most recent evaluation of internal control over financial
reporting, to the registrant's auditors and the audit committee of
the registrant's

board
of directors (or persons performing the equivalent functions):



a)
all significant deficiencies and material weaknesses in the design or
operation of internal control over financial reporting which are
reasonably likely to adversely affect the registrant's ability to
record, process, summarize and report financial information; and



b)
any fraud, whether or not material, that involves management or other
employees who have a significant role in the registrant's internal
control over financial reporting.





Date:
April 14, 2008



/s/
RICHARD P. CONWAY

__________________________________

Richard
P. Conway

Principal
Financial Officer

Page
26







EXHIBIT
32.1

CERTIFICATION
PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION
906 OF THE SARBANES-OXLEY ACT OF 2002



In
connection with the Annual Report of DSI Realty Income Fund VII (the
"Partnership") on Form 10-K for the period ending December
31, 2007 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.



/s/
ROBERT J. CONWAY

___________________________________

Robert
J. Conway

Principal
Executive Officer

April
14, 2008

Page
27











EXHIBIT
32.2

CERTIFICATION
PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION
906 OF THE SARBANES-OXLEY ACT OF 2002



In
connection with the Annual Report of DSI Realty Income Fund VII (the
"Partnership") on Form 10-K for the period ending December
31, 2007 as filed with the Securities and Exchange Commission on the
date hereof (the "Report"), I, Richard P. Conway, Senior
Vice President of the Corporate General Partner, certify, pursuant to
18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley Act
of 2002, that:



(1)
The Report fully complies with the requirements of section 13(a) or
15(d) of the Securities Exchange Act of 1934; and



(2)
The information contained in the Report fairly presents, in all
material respects, the financial condition and result of operations
of the Partnership.



/s/
RICHARD P. CONWAY

__________________________________

Richard
P. Conway

Principal
Financial Officer

April
14, 2008





Page
28