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  <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): November 6, 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 8.01. Other Events</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">On November 6,
  2013 notice is being given to investors of DSI REALTY INCOME FUND VII (the &ldquo;Company&rdquo;) regarding the engagement of <FONT STYLE="color: black">Bancap
  Self Storage Group, Inc. as the Company&rsquo;s valuation consultant. Upon completion of the valuation engagement the Company
  will notify investors of any strategic options that may be available. </FONT></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">20.1</FONT></TD>
      <TD STYLE="vertical-align: bottom">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Letter from DSI Realty Income Fund VII to investors regarding the engagement of <FONT STYLE="color: black">Bancap Self Storage Group, Inc.</FONT></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: 35%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; width: 1%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="width: 11%; line-height: 115%">&nbsp;</TD>
      <TD STYLE="vertical-align: bottom; width: 3%; line-height: 115%">&nbsp;</TD>
      <TD 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%">&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: November 6, 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">20.1</FONT></TD>
      <TD STYLE="vertical-align: bottom">&nbsp;</TD>
      <TD STYLE="vertical-align: top; line-height: 115%"><FONT STYLE="font: 10pt Times New Roman, Times, Serif">Letter from DSI Realty Income Fund VII to investors regarding the engagement of <FONT STYLE="color: black">Bancap Self Storage Group, Inc.</FONT></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": "dsi0078k2013-appraisals.htm", "secsgml_size_bytes": 18673}]
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": "131194456"}, "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): November 6, 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 8.01. Other Events
  On November 6,
  2013 notice is being given to investors of DSI REALTY INCOME FUND VII (the "Company") regarding the engagement of
  Bancap
  Self Storage Group, Inc. as the Company's valuation consultant. Upon completion of the valuation engagement the Company
  will notify investors of any strategic options that may be available.
  Item 9.01 Financial Statements
  and Exhibits.
  (d) Exhibits
  Exhibit
  Number
  Description
  20.1
  Letter from DSI Realty Income Fund VII to investors regarding the engagement of
  Bancap Self Storage Group, Inc.
  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: November 6, 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
  20.1
  Letter from DSI Realty Income Fund VII to investors regarding the engagement of
  Bancap Self Storage Group, Inc.
  4