content: <HTML>
  <HEAD>
       <TITLE></TITLE>
  </HEAD>
  <BODY STYLE="font: 10pt Times New Roman, Times, Serif">
  
  <P STYLE="margin: 0"></P>
  
  <P STYLE="font: 12pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>UNITED STATES</B></P>
  
  <P STYLE="font: 12pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>SECURITIES AND EXCHANGE COMMISSION</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Washington, D.C. 20549</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 18pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Form 8-K</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>CURRENT REPORT</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Pursuant to Section 13 or 15(d) of
  The Securities Exchange Act of 1934</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Date of Report (Date of earliest event
  reported): August 1, 2013</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 18pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>DSI REALTY INCOME FIND VII</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center">a California Limited Partnership</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center">(Exact name of registrant as specified
  in its charter)</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR>
      <TD STYLE="vertical-align: top; width: 34%; border-bottom: black 1.5pt solid; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">California</FONT></TD>
      <TD STYLE="vertical-align: bottom; width: 2%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; width: 31%; border-bottom: black 1.5pt solid; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">2-83291</FONT></TD>
      <TD STYLE="vertical-align: bottom; width: 2%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; width: 31%; border-bottom: black 1.5pt solid; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">95-3871044</FONT></TD></TR>
  <TR>
      <TD STYLE="vertical-align: top; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">(State or other jurisdiction of incorporation)</FONT></TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">(Commission File Number)</FONT></TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">(I.R.S. Employer Identification No.)</FONT></TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR>
      <TD STYLE="vertical-align: top; width: 51%; border-bottom: black 1.5pt solid">
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>6700 E. Pacific Coast Hwy.,</B></P>
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Long Beach, CA</B></P></TD>
      <TD STYLE="vertical-align: bottom; width: 2%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; width: 47%; border-bottom: black 1.5pt solid; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">90803</FONT></TD></TR>
  <TR>
      <TD STYLE="vertical-align: top; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">(Address of principal executive offices)</FONT></TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; text-align: center; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">(Zip Code)</FONT></TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>(562) 493-8881</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center">(Registrant&rsquo;s telephone number,
  including area code)</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center; text-indent: 0.5in">&nbsp;<B>N/A</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center">(Former name or former address, if changed
  since last report)</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify">Check the appropriate box below if the
  Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions
  (see General Instruction A.2. below):</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR STYLE="vertical-align: top">
      <TD STYLE="width: 3%; text-align: justify; line-height: 115%"><FONT STYLE="font: 10pt Wingdings">&#168;</FONT></TD>
      <TD STYLE="width: 97%; text-align: justify; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)</FONT></TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR STYLE="vertical-align: top">
      <TD STYLE="width: 3%; text-align: justify; line-height: 115%"><FONT STYLE="font: 10pt Wingdings">&#168;</FONT></TD>
      <TD STYLE="width: 97%; text-align: justify; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)</FONT></TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR STYLE="vertical-align: top">
      <TD STYLE="width: 3%; text-align: justify; line-height: 115%"><FONT STYLE="font: 10pt Wingdings">&#168;</FONT></TD>
      <TD STYLE="width: 97%; text-align: justify; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))</FONT></TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR STYLE="vertical-align: top">
      <TD STYLE="width: 3%; line-height: 115%"><FONT STYLE="font: 10pt Wingdings">&#168;</FONT></TD>
      <TD STYLE="width: 97%; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))</FONT></TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  
  
  
  
  
  
  <HR SIZE="1" NOSHADE ALIGN="CENTER" STYLE="width: 100%; color: black">
  
  <HR SIZE="4" NOSHADE ALIGN="CENTER" STYLE="width: 100%; color: black">
  
  <P STYLE="font: 8pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center; text-indent: 0.5in">&nbsp;</P>
  
  <HR SIZE="2" NOSHADE ALIGN="LEFT" STYLE="width: 100%; color: white">
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in"><B>&nbsp;</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0"><B>Item 4.01. Changes in Registrant&rsquo;s Certifying Accountant.</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">DSI REALTY INCOME
  FUND VII (the &ldquo;Company&rdquo;) was notified that, effective August 1, 2013, Cacciamatta Accountancy Corporation (&ldquo;CAC&rdquo;)
  merged into Anton and Chia, LLP (&ldquo;AnC&rdquo;). Pursuant to the terms of the merger agreement by and among CAC and AnC (the
  &ldquo;Merger Agreement&rdquo;), CAC contributed all of its assets and certain liabilities to AnC resulting in AnC assuming CAC&rsquo;s
  engagement letter with the registrant and becoming the registrant&rsquo;s new independent accounting firm. As of the date of this
  Current Report on Form 8-K, AnC is registered with the Public Company Accounting Oversight Board (&ldquo;PCAOB&rdquo;). Further,
  AnC has not previously performed any work for the Company and is independent.</P>
  
  <P STYLE="font: 11pt/normal Calibri, Helvetica, Sans-Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">CAC&rsquo;s audit
  reports on the Company&rsquo;s consolidated financial statements as of and for the years ended December 31, 2012 and December 31,
  2011 did not contain an adverse opinion or a disclaimer of opinion and were not qualified or modified as to uncertainty, audit
  scope, or accounting principles, except that their opinions expressed uncertainty as to the Company&rsquo;s ability to continue
  as a going concern.&nbsp;&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">During the Company&rsquo;s
  years ended December 31, 2012 and December 31, 2011 and the subsequent interim periods through March 31, 2013, there were no disagreements
  with CAC on any matter of accounting principles or practices, financial statement disclosure, or auditing scope or procedures,
  which disagreements, if not resolved to CAC&rsquo;s satisfaction, would have caused CAC to make reference to the subject matter
  of the disagreement in their reports on the Company&rsquo;s consolidated financial statements.</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">During the Company&rsquo;s
  years ended December 31, 2012 and December 31, 2011, and the subsequent interim period through March 31, 2013, there were no &ldquo;reportable
  events&rdquo; as that term is defined in Item 304(a)(1)(v) of Regulation S-K..</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">The Company provided
  CAC a copy of this Current Report on Form 8-K prior to its filing with the Securities and Exchange Commission (&ldquo;SEC&rdquo;)
  and requested that CAC furnish it with a letter addressed to the SEC stating whether or not it agrees with the above statements
  in their Item 4.01.&nbsp;&nbsp;A copy of CAC&rsquo;s letter, dated August 12, 2013, is filed as Exhibit 16.1 to this Current Report
  on Form 8-K.</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify"><B>Item&nbsp;9.01 Financial Statements
  and Exhibits.</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 27pt">(d) Exhibits</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: justify; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR STYLE="vertical-align: bottom">
      <TD STYLE="width: 7%; border-bottom: black 1.5pt solid">
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Exhibit</B></P>
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Number</B></P></TD>
      <TD STYLE="width: 2%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="width: 91%; border-bottom: black 1.5pt solid">
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0"><B>Description</B></P></TD></TR>
  <TR>
      <TD STYLE="line-height: 115%">&nbsp;</TD>
      <TD COLSPAN="2" STYLE="line-height: 115%">&nbsp;</TD></TR>
  <TR STYLE="background-color: #CCEEFF">
      <TD STYLE="vertical-align: top; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">16.1</FONT></TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Letter from Cacciamatta Accountancy Corporation to Securities and Exchange Commission, dated August 14, 2013</FONT></TD></TR>
  <TR STYLE="background-color: white">
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 8pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center">2</P>
  
  
  <HR SIZE="2" NOSHADE ALIGN="CENTER" STYLE="width: 100%; color: black">
  
  <P STYLE="font: 8pt/normal Times New Roman, Times, Serif; margin: 0; text-align: right; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>SIGNATURE</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.25in">Pursuant to the requirements of the
  Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto
  duly authorized.</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR>
      <TD STYLE="width: 36%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; width: 1%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="width: 10%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; width: 3%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="width: 29%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; width: 21%; line-height: 115%">&nbsp;</TD></TR>
  <TR>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD>
      <TD COLSPAN="2" STYLE="vertical-align: bottom; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif"><B>DSI REALTY INCOME FUND VII</B></FONT></TD>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD></TR>
  <TR>
      <TD STYLE="line-height: 115%">&nbsp;</TD>
      <TD COLSPAN="2" STYLE="line-height: 115%">&nbsp;</TD>
      <TD COLSPAN="2" STYLE="line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD></TR>
  <TR>
      <TD STYLE="vertical-align: top; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Dated: August 15, 2013</FONT></TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">By:</FONT></TD>
      <TD STYLE="vertical-align: top; border-bottom: black 1.5pt solid; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif"><I>/s/ Richard P. Conway</I></FONT></TD>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD></TR>
  <TR>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top">
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0"><B>Richard P. Conway</B></P>
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0"><B>Executive Vice President of DSI Properties, Inc., General
          Partner (chief financial officer)</B></P></TD>
      <TD STYLE="vertical-align: top; line-height: 115%">&nbsp;</TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in"><BR>
  &nbsp;</P>
  
  <P STYLE="font: 8pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center">3</P>
  
  
  <HR SIZE="2" NOSHADE ALIGN="CENTER" STYLE="width: 100%; color: black">
  
  <P STYLE="font: 8pt/normal Times New Roman, Times, Serif; margin: 0; text-align: right; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>EXHIBIT INDEX</B></P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <TABLE CELLSPACING="0" CELLPADDING="0" STYLE="font: 10pt Calibri, Helvetica, Sans-Serif; width: 100%">
  <TR STYLE="vertical-align: bottom">
      <TD STYLE="width: 7%; border-bottom: black 1.5pt solid">
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Exhibit</B></P>
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center"><B>Number</B></P></TD>
      <TD STYLE="width: 2%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="width: 91%; border-bottom: black 1.5pt solid">
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
          <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0"><B>Description</B></P></TD></TR>
  <TR>
      <TD STYLE="line-height: 115%">&nbsp;</TD>
      <TD COLSPAN="2" STYLE="line-height: 115%">&nbsp;</TD></TR>
  <TR STYLE="background-color: #CCEEFF">
      <TD STYLE="vertical-align: top; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">16.1</FONT></TD>
      <TD STYLE="vertical-align: bottom; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Letter from Cacciamatta Accountancy Corporation to Securities and Exchange Commission, dated August 14, 2013</FONT></TD></TR>
  </TABLE>
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0">&nbsp;</P>
  
  <P STYLE="font: 8pt/normal Times New Roman, Times, Serif; margin: 0; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 10pt/normal Times New Roman, Times, Serif; margin: 0; text-align: center">4</P>
  
  
  <HR SIZE="2" NOSHADE ALIGN="CENTER" STYLE="width: 100%; color: black">
  
  <P STYLE="font: 8pt/normal Times New Roman, Times, Serif; margin: 0; text-align: right; text-indent: 0.5in">&nbsp;</P>
  
  <P STYLE="font: 11pt/115% Calibri, Helvetica, Sans-Serif; margin: 0 0 10pt">&nbsp;</P>
  
  
  
  <P STYLE="margin: 0"></P>
  
  </BODY>
  </HTML>
metadata_documents: [{"type": "8-K", "sequence": "1", "filename": "dsi7-8k2013.htm", "secsgml_size_bytes": 21658}]
metadata_filer: {"company-data": {"conformed-name": "DSI REALTY INCOME FUND VII", "cik": "0000719581", "assigned-sic": "6500", "irs-number": "953871044", "state-of-incorporation": "CA", "fiscal-year-end": "1231"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "002-83291", "film-number": "131043524"}, "business-address": {"street1": "PO BOX 357", "city": "LONG BEACH", "state": "CA", "zip": "90801", "phone": "3105957711"}, "mail-address": {"street1": "PO BOX 357", "city": "LONG BEACH", "state": "CA", "zip": "90801"}}
text: UNITED STATES
  SECURITIES AND EXCHANGE COMMISSION
  Washington, D.C. 20549
  Form 8-K
  CURRENT REPORT
  Pursuant to Section 13 or 15(d) of
  The Securities Exchange Act of 1934
  Date of Report (Date of earliest event
  reported): August 1, 2013
  DSI REALTY INCOME FIND VII
  a California Limited Partnership
  (Exact name of registrant as specified
  in its charter)
  California
  2-83291
  95-3871044
  (State or other jurisdiction of incorporation)
  (Commission File Number)
  (I.R.S. Employer Identification No.)
  6700 E. Pacific Coast Hwy.,
  Long Beach, CA
  90803
  (Address of principal executive offices)
  (Zip Code)
  (562) 493-8881
  (Registrant's telephone number,
  including area code)
  N/A
  (Former name or former address, if changed
  since last report)
  Check the appropriate box below if the
  Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions
  (see General Instruction A.2. below):
  ¨
  Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
  ¨
  Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
  ¨
  Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
  ¨
  Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
  Item 4.01. Changes in Registrant's Certifying Accountant.
  DSI REALTY INCOME
  FUND VII (the "Company") was notified that, effective August 1, 2013, Cacciamatta Accountancy Corporation ("CAC")
  merged into Anton and Chia, LLP ("AnC"). Pursuant to the terms of the merger agreement by and among CAC and AnC (the
  "Merger Agreement"), CAC contributed all of its assets and certain liabilities to AnC resulting in AnC assuming CAC's
  engagement letter with the registrant and becoming the registrant's new independent accounting firm. As of the date of this
  Current Report on Form 8-K, AnC is registered with the Public Company Accounting Oversight Board ("PCAOB"). Further,
  AnC has not previously performed any work for the Company and is independent.
  CAC's audit
  reports on the Company's consolidated financial statements as of and for the years ended December 31, 2012 and December 31,
  2011 did not contain an adverse opinion or a disclaimer of opinion and were not qualified or modified as to uncertainty, audit
  scope, or accounting principles, except that their opinions expressed uncertainty as to the Company's ability to continue
  as a going concern.
  During the Company's
  years ended December 31, 2012 and December 31, 2011 and the subsequent interim periods through March 31, 2013, there were no disagreements
  with CAC on any matter of accounting principles or practices, financial statement disclosure, or auditing scope or procedures,
  which disagreements, if not resolved to CAC's satisfaction, would have caused CAC to make reference to the subject matter
  of the disagreement in their reports on the Company's consolidated financial statements.
  During the Company's
  years ended December 31, 2012 and December 31, 2011, and the subsequent interim period through March 31, 2013, there were no "reportable
  events" as that term is defined in Item 304(a)(1)(v) of Regulation S-K..
  The Company provided
  CAC a copy of this Current Report on Form 8-K prior to its filing with the Securities and Exchange Commission ("SEC")
  and requested that CAC furnish it with a letter addressed to the SEC stating whether or not it agrees with the above statements
  in their Item 4.01.  A copy of CAC's letter, dated August 12, 2013, is filed as Exhibit 16.1 to this Current Report
  on Form 8-K.
  Item 9.01 Financial Statements
  and Exhibits.
  (d) Exhibits
  Exhibit
  Number
  Description
  16.1
  Letter from Cacciamatta Accountancy Corporation to Securities and Exchange Commission, dated August 14, 2013
  2
  SIGNATURE
  Pursuant to the requirements of the
  Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto
  duly authorized.
  DSI REALTY INCOME FUND VII
  Dated: August 15, 2013
  By:
  /s/ Richard P. Conway
  Richard P. Conway
  Executive Vice President of DSI Properties, Inc., General
          Partner (chief financial officer)
  3
  EXHIBIT INDEX
  Exhibit
  Number
  Description
  16.1
  Letter from Cacciamatta Accountancy Corporation to Securities and Exchange Commission, dated August 14, 2013
  4