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

FORM
10-K

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

For
the fiscal year ended December 31, 2012

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

For
the transition period from ________________ to _______________

Commission
File No. 2-83291.

DSI
REALTY INCOME FUND VII

a
California Limited Partnership

|California                                                     |  | 95-3871044                          
|-------------------------------------------------------------- |  | ------------------------------------
|(State or other jurisdiction of incorporation or organization) |  | (I.R.S. Employer Identification No.)

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

(Address
of principal executive offices)

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

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

Indicate by check mark if registrant is a well-known seasoned issuer, as defined in Rule 405 of the
Securities Act. Yes [ ] No [X]

Indicate
by check mark if the registrant 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 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 90 days.  Yes [X] No [ ]

Indicate
by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive
Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding
12 months (or for such shorter period that the registrant was required to submit and post such files). Yes [X] No [ ]

Indicate
by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (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. [ ]

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

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

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




EXPLANATORY NOTE

The sole purpose of this
amendment to our Annual Report on Form 10-K for the year ended December 31, 2012, originally filed with the Securities and Exchange
Commission on March 29, 2013 (the “Original Form 10-K”), is to amend Item 9A. CONTROLS AND PROCEDURES to reflect that
the Partnership’s disclosure controls and procedures were not effective and the Partnership’s internal control over
financial reporting was not effective.

No
other changes have been made to the Original Form 10-K and the Original Form 10-K has not been updated to reflect events occurring
subsequent to the original filing date.




ITEM 9A. CONTROLS AND PROCEDURES

Disclosure Controls and Procedures



The Partnership’s management, with the participation of the
principal executive officer and principal financial officer of DSI Properties, Inc., its General Partner, who are the equivalent
of the Partnership’s principal executive officer and principal financial officer, respectively, has evaluated the effectiveness
of the Partnership’s disclosure controls and procedures (as defined in Rules 13a-15(e) under the Securities Exchange Act
of 1934, as amended (the “Exchange Act”)) as of the end of the period covered by this report. Based on
such evaluation, the principal executive officer and principal financial officer of the General Partner, who are the equivalent
of the Partnership’s principal executive officer and principal financial officer, respectively, have concluded that, as of
the end of such period, the Partnership’s disclosure controls and procedures were not effective.

Management’s Annual Report on Internal Control Over Financial
Reporting

The Partnership’s management is responsible for establishing
and maintaining adequate internal control over financial reporting. Internal control over financial reporting is defined in Rule
13a-15(f) under the Exchange Act as a process designed by, or under the supervision of, the principal executive and principal financial
officers of the General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial
officer, respectively, and effected by the Partnership’s management and other personnel to provide reasonable assurance regarding
the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally
accepted accounting principles and includes those policies and procedures that:

| | · | pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and dispositions of assets;
| | - | ------------------------------------------------------------------------------------------------------------------------------------------



| | · | provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures are being made only in accordance with authorizations of the Partnership’s management; and
| | - | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | · | provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of assets that could have a material effect on the financial statements.
| | - | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Because of its inherent limitations, internal control over financial
reporting may not prevent or detect misstatements. Projections of any evaluation of effectiveness to future periods are subject
to the risks that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies
or procedures may deteriorate.

Internal Controls Over Financial Reporting

The Partnership's management assessed the effectiveness of the Partnership's
internal control over financial reporting as of December 31, 2012. In making this assessment, the Partnership's management
used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) in Internal Control-Integrated
Framework. Based on their assessment, the Partnership's management concluded that, as of December 31, 2012, the Partnership's internal
control over financial reporting was not effective.

A “material weakness” is a deficiency, or combination of deficiencies, in internal control over financial reporting,
such that there is a reasonable possibility that a material misstatement of our annual or interim financial statements will not
be prevented or detected on a timely basis.



A “significant deficiency” is a
deficiency, or combination of deficiencies, in internal control over financial reporting that is less severe than a material weakness,
yet important enough to merit attention by those responsible for oversight of our financial reporting.



The following significant deficiency
(as defined above) was identified, which in combination with other deficiencies may constitute a material weakness (as defined
above):



| | · | We did not properly implement the controls to detect errors in year-end close reconciliations and adjusting journal entries.
| | - | ----------------------------------------------------------------------------------------------------------------------------



To the knowledge of the Partnership’s
management, including the Partnership’s PEO and PFO, the aforementioned significant deficiency has not led to a misstatement
of our results of operations for the year ended December 31, 2012, or statement of financial position as of December 31, 2012. The
Partnership’s management is implementing improved year-end close checklists and review procedures to remediate the above
noted significant deficiency.

This annual report does not include an attestation report of the
Partnership’s registered public accounting firm regarding internal control over financial reporting. Management’s report
was not subject to the attestation by the Partnership’s registered public accounting firm pursuant to rules of the Securities
and Exchange Commission that permit the Partnership to provide only management’s report in this annual report.

Changes in Internal Control Over Financial Reporting.

There have been no significant changes in the Partnership’s
internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth
quarter of 2012, except as noted above, that have materially affected, or are reasonably likely to materially affect, the Partnership’s
internal control over financial reporting.



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

By: /s/ ROBERT J. CONWAY
Dated: October 21, 2013ROBERT J. CONWAY,(President, Chief Executive Officer and Director)

By: /s/ RICHARD P. CONWAY
Dated: October 21, 2013RICHARD P. CONWAY,(Executive Vice President, Chief Financial Officer)

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,

a California Limited Partnership
by: DSI Properties, Inc., a California corporation, as
General Partner

By: /s/ ROBERT J. CONWAY
Dated: October 21, 2013ROBERT J. CONWAY,(President, Chief Executive Officer and Director)

By: /s/ RICHARD P. CONWAY
Dated: October 21, 2013RICHARD P. CONWAY,(Executive Vice President, Chief Financial Officer)