0000719581-13-000030.txt : 20131122 0000719581-13-000030.hdr.sgml : 20131122 20131122155134 ACCESSION NUMBER: 0000719581-13-000030 CONFORMED SUBMISSION TYPE: 10-Q/A PUBLIC DOCUMENT COUNT: 7 CONFORMED PERIOD OF REPORT: 20130930 FILED AS OF DATE: 20131122 DATE AS OF CHANGE: 20131122 FILER: COMPANY DATA: COMPANY CONFORMED NAME: DSI REALTY INCOME FUND VII CENTRAL INDEX KEY: 0000719581 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE [6500] IRS NUMBER: 953871044 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-Q/A SEC ACT: 1934 Act SEC FILE NUMBER: 002-83291 FILM NUMBER: 131238210 BUSINESS ADDRESS: STREET 1: PO BOX 357 CITY: LONG BEACH STATE: CA ZIP: 90801 BUSINESS PHONE: 3105957711 MAIL ADDRESS: STREET 1: PO BOX 357 CITY: LONG BEACH STATE: CA ZIP: 90801 10-Q/A 1 dsi007-10qaq32013.htm

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

Amendment No. 1 to

FORM 10-Q

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

For the quarterly period ended September 30, 2013

[ ] 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

 

 


Indicate by check mark whether the issuer (1) 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 Date File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (Section 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 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]

The issuer is a limited partnership. All 24,000 limited partnership units originally sold for $500.00 per unit. There is no trading market for the limited partnership units.

 

EXPLANATORY NOTE

 

The purpose of this amendment to our Quarterly Report on Form 10-Q for the quarterly period ended September 30, 2013, originally filed with the Securities and Exchange Commission on November 14, 2013 (the “Original Form 10-Q”), is to furnish the exhibits required by Item 601(b)(101) (Interactive Data File) of Regulation S-K and include a subsequent event which had occurred prior to the original filing date.

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

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 – FINANCIAL INFORMATION

ITEM 1. Financial Statements

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

     
CONDENSED BALANCE SHEETS    
  As of As of
 

September 30,

2013

December 31,

2012

  (Unaudited)  
ASSETS:    
    Cash $ 369,410 $ 412,303
    Property Net 1,730,678 1,740,264
    Uncollected Rental Revenue 72,230 75,000
    Prepaid Advertising 9,474 -
    Other Assets 20,000 20,000
    TOTAL ASSETS $2,201,792 $2,247,567
LIABILITIES AND PARTNERS' EQUITY    
    LIABILITIES:    
        Distribution due to Partners $151,515 $151,515
        Incentive Management Fee Liability 17,703 19,678
        Property Management Fee Liability-related party 8,289 8,127
        Deferred Income 50,654 49,727
        Accrued Expenses 26,187 27,549
        Other Liabilities 33,085 82,204
        Total Liabilities 287,433 338,800
    PARTNERS' EQUITY:    
        General Partners (88,627) (88,683)
        Limited Partners 2,002,986 1,997,450
        Total Partners' Equity 1,914,359 1,908,767
    TOTAL LIABILITIES AND PARTNERS’ EQUITY $ 2,201,792 $ 2,247,567

 The accompanying notes are an integral part of these unaudited condensed financial statements.

 
 

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

         

UNAUDITED CONDENSED STATEMENTS OF INCOME

 

    
 

Three months ended

September 30,

Nine months ended

September 30,

  2013 2012 2013 2012
         
REVENUES:        
    Self-storage rental income $ 483,573 $ 461,473 $1,403,788 $1,307,157
    Ancillary operating revenue 36,887 34,055 105,690 110,070
    Interest and other income 0 1 0 1
    TOTAL 520,460 495,529 1,509,478 1,417,228
EXPENSES:        
    Depreciation 3,256 3,339 9,586 15,429
    Operating 231,847 253,272 675,740 678,368
    General and administrative 74,101 68,468 238,603 220,798
    General partners' incentive management fee 17,703 16,017 43,694 41,763
    Property management fee 26,445 23,293 76,118 71,415
    Total 353,352 364,389 1,043,741 1,027,773
NET INCOME $ 167,108 $ 131,140 $ 465,737 $ 389,455
         
         
AGGREGATE INCOME ALLOCATED TO:        
    General partners $ 1,671 $ 1,311 $ 4,657 $ 3,894
    Limited partners 165,437 129,829 461,080 385,561
    TOTAL $ 167,108 $ 131,140 $ 465,737 $ 389,455
         
Weighted average limited partnership units outstanding 24,000 24,000 24,000 24,000
NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP PER LIMITED PARTNERSHIP UNIT $ 6.89 $ 5.41 $19.21 $16.07

 

The accompanying notes are an integral part of these unaudited condensed financial statements.

 

 

 


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

 

       

UNAUDITED CONDENSED STATEMENTS OF CHANGES IN PARTNERS’ EQUITY (DEFICIT)

 

 

General

Partners

Limited

Partners

 Total
       
       
BALANCE, December 31, 2012 (Audited) $(88,683) $1,997,450 $1,908,767
Net Income Allocation 4,657 461,080 465,737
Distributions (4,601) (455,544) (460,145)
BALANCE, September 30, 2013 $(88,627) $2,002,986 $1,914,359

The accompanying notes are an integral part of these unaudited condensed financial statements.

 
 

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

     
UNAUDITED CONDENSED STATEMENTS OF CASH FLOWS    
 

Nine months ended

September 30,

  2013 2012
     
OPERATING ACTIVITIES:    
    Net income attributable to the Partnership $ 465,737 $ 389,455
    Adjustments to reconcile net income to net cash provided by operating activities:    
        Depreciation 9,586 15,429
        Changes in assets and liabilities:    
            Other assets (6,704) 30,072
            Incentive management fee payable to General Partners (1,975) 20,220
            Property management fees payable 162 (170)
            Customer deposits and other liabilities (49,554) 5,541
    Net cash provided by operating activities 417,252 460,547
INVESTING ACTIVITIES:    
    Additions to property - (1,472)
    Net cash used in investing activities - (1,472)
FINANCING ACTIVITIES:    
    Distributions to partners (460,145) (457,845)
    Net cash used in financing activities (460,145) (457,845)
    NET DECREASE IN CASH (42,893) 1,230
    CASH AT BEGINNING OF PERIOD 412,303 337,676
    CASH AT END OF PERIOD $ 369,410 $ 338,906
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION    
    Cash paid for interest $0 $0
NON CASH INVESTING AND FINANCING ACTIVITIES:    
    Distributions due partners included in partners’ equity $151,515 $151,515

The accompanying notes are an integral part of these unaudited condensed financial statements.

 
 

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

NOTES TO UNAUDITED CONDENSED FINANCIAL STATEMENTS

September 30, 2013

1. GENERAL

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 RJC Capital Management, LLC and JWC Capital Management, LLC.

DSI Properties, Inc. is an affiliate 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.

The Partnership has acquired mini-storage facilities located in Chico, Fairfield, La Verne, and Riverside, California and Littleton, Colorado. All facilities were purchased from Dahn Corporation (“Dahn”). Dahn is not affiliated with the Partnership. Dahn is affiliated with other partnerships in which DSI Properties, Inc. is a general partner.

The accompanying unaudited interim financial statements have been prepared by the Partnership’s management in accordance with accounting principles generally accepted in the United States of America (“GAAP”) and in conjunction with the rules and regulations of the Securities and Exchange Commission (“SEC”). Certain information and footnote disclosures required for annual financial statements have been condensed or excluded pursuant to SEC rules and regulations. Accordingly, the unaudited interim financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, the accompanying unaudited interim financial statements reflect all adjustments of a normal and recurring nature which are considered necessary for a fair presentation of the results for the interim periods presented. However, the results of operations for the interim periods are not necessarily indicative of the results that may be expected for the year ending December 31, 2013. These unaudited interim financial statements should be read in conjunction with the audited financial statements and notes thereto included in the Partnership’s annual report on Form 10-K for the year ended December 31, 2012.

 
 

Significant Accounting Policies

The Partnership has adopted Accounting Standards Update 2011-05, Comprehensive Income (Topic 220): Presentation of Comprehensive Income. For the nine months ended September 30, 2013 and 2012 comprehensive income equaled net income, as the Partnership had no other comprehensive income. As of September 30, 2013 and December 31, 2012, accumulated other comprehensive income was $0.

ASC 825-10 (formerly SFAS 107, “Disclosures about Fair Value of Financial Instruments”) defines financial instruments and requires disclosure of the fair value of financial instruments held by the Partnership. The Partnership considers the carrying amount of cash, accounts receivable, other receivables, accounts payable and accrued liabilities, to approximate their fair values because of the short period of time between the origination of such instruments and their expected realization.

 

Recent Accounting Pronouncements

In April 2013, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2013-07 Presentation of Financial Statements (Topic 205): Liquidation Basis of Accounting, in order to clarify when an entity should apply the liquidation basis of accounting. In addition, the guidance provides principles for the recognition and measurement of assets and liabilities and requirements for financial statements prepared using the liquidation basis of accounting. The amendments are effective for entities that determine liquidation is imminent during annual reporting periods beginning after December 15, 2013, and interim reporting periods therein. The Partnership does not expect the adoption of the standard update to have a material impact on its financial position or results of operations.

 

In February 2013, the FASB issued ASU 2013-04 Liabilities (Topic 405): Obligations Resulting from Joint and Several Liability Arrangements for Which the Total Amount of the Obligation Is Fixed at the Reporting Date, in order to provide guidance for the recognition, measurement, and disclosure of obligations resulting from joint and several liability arrangements for which the total amount of the obligation within the scope of this guidance is fixed at the reporting date, except for obligations addressed within existing guidance in U.S. generally accepted accounting principles (GAAP). The amendments in this Update are effective for fiscal years, and interim periods within those years, beginning after December 15, 2013. The Partnership does not expect the adoption of the standard update to have a material impact on its financial position or results of operations.

 

In February 2013, the FASB issued ASU 2013-02 Comprehensive Income (Topic 220): Reporting of Amounts Reclassified Out of Accumulated Other Comprehensive Income, in order to improve the reporting of reclassifications out of accumulated other comprehensive income. The amendments in this Update seek to attain that objective by requiring an entity to report the effect of significant reclassifications out of accumulated other comprehensive income on the respective line items in net income if the amount being reclassified is required under U.S. generally accepted accounting principles (GAAP) to be reclassified in its entirety to net income. For other amounts that are not required under U.S. GAAP to be reclassified in their entirety to net income in the same reporting period, an entity is required to cross-reference other disclosures required under U.S. GAAP that provide additional detail about those amounts. This would be the case when a portion of the amount reclassified out of accumulated other comprehensive income is reclassified to a balance sheet account (for example, inventory) instead of directly to income or expense in the same reporting period. The amendments are effective prospectively for reporting periods beginning after December 15, 2012. The Partnership considers the adoption of the standard update does not impact its financial position or results of operations.

 

In July 2013, the FASB has issued ASU No. 2013-11, Income Taxes (Topic 740)—Presentation of an Unrecognized Tax Benefit When a Net Operating Loss Carryforward or Tax Credit Carryforward Exists (a consensus of the FASB Emerging Issues Task Force), which finalizes Proposed ASU No. EITF-13C, and provides explicit guidance regarding the presentation in the statement of financial position of an unrecognized tax benefit when a net operating loss carryforward or a tax credit carryfoward exists. ASU No. 2013-11 applies prospectively to all entities that have unrecognized tax benefits when a net operating loss carryforward, a similar tax loss, or a tax credit carryforward exists at the reporting date. Retrospective application is also permitted. Further, ASU No. 2013-11 is effective for fiscal years, and interim periods within those years, beginning after December 15, 2013. Early adoption is permitted. The Partnership considers the adoption of the standard update will not impact its financial position or results of operations.

2. PROPERTY


Properties owned by the Partnership are all mini-storage facilities. Depreciation is calculated using the straight-line method over the estimated useful life of 20 years. Property under capital leases is amortized over the lives of the respective leases. The total cost of property and accumulated depreciation at September 30, 2013 and December 31, 2012, were as follows:

  September 30, 2013 December 31, 2012
Land $ 1,714,700 $ 1,714,700
Buildings and improvements 6,449,078 6,449,078
Rental trucks under capital leases 140,093 140,093
Total $ 8,303,871 $ 8,303,871
Less accumulated depreciation (6,573,193) (6,563,607)
Property – net $ 1,730,678 $ 1,740,264

3. NET INCOME PER LIMITED PARTNERSHIP UNIT

Net income per limited partnership unit is calculated by dividing the net income allocated to the limited partners by the number of limited partnership units outstanding during the period.

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.

5. RELATED-PARTY TRANSACTIONS

The Partnership has entered into a management agreement with Dahn to operate its mini-storage facilities. The management agreement provides for a management fee equal to 5% 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 $76,118 and $71,415, for the nine month period ended September 30, 2013 and 2012, respectively. Amounts payable to Dahn at September 30, 2013 and December 31, 2012 were $8,289 and $8,127, respectively.

Beginning in July 2011, the General Partner, DSI Properties, Inc. performs all tax related work with respect to the Partnership. These services are paid monthly in the amount of $3,826. Tax fees paid to DSI Properties, Inc. for the nine month period ended September 30, 2013 and 2012 were $34,434.

6. SUBSEQUENT EVENTS

 

In November 2013 the Partnership began the process of obtaining an open market valuation of the self storage properties portfolio (the “Properties”). In this regard, the Partnership has retained Bancap Self Storage Group, Inc. (“Bancap”) as their valuation consultant. Bancap is an industry leader in self storage property sales and marketing, and is uniquely positioned to obtain the best indication of potential market value.

 

Once the analysis has been completed, the General Partners will inform the Limited Partners as to the strategic options that may be available so that any recommendation can be presented to the Limited Partners.

 




 
 

 

ITEM 6. Exhibits

(a) Exhibits

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
101.INS XBRL Instance Document*
101.SCH XBRL Taxonomy Extension Schema Document*
101.CAL XBRL Taxonomy Extension Calculation Linkbase Document*
101.DEF XBRL Taxonomy Extension Definition Linkbase Document*
101.LAB XBRL Taxonomy Extension Label Linkbase Document*
101.PRE XBRL Taxonomy Extension Presentation Linkbase Document*

*Pursuant to Rule 406T of Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and otherwise are not subject to liability under
those sections. 

 
 

SIGNATURES

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, 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: November 22, 2013
ROBERT J. CONWAY, President
(Chief Executive Officer and Director)

 

By: /s/ RICHARD P. CONWAY
Dated: November 22, 2013
RICHARD P. CONWAY, Executive Vice President
(Chief Financial Officer and Director)

 

 

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The management agreement provides for a management fee equal to 5% 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<b> </b>equal to <font style="color: windowtext">$76,118</font><font style="color: red"> </font><font style="color: windowtext">and $71,415</font>, for the nine month periods ended September 30, 2012 and 2012, respectively.<b> </b>Amounts payable to Dahn at September 30, 2013 and December 31, 2012 were $8,289 and $8,127, respectively.</p> <p style="font: 10pt Tahoma, Helvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">&#160;</p> <p style="font: 10pt Tahoma, Helvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">Beginning in July 2011, the General Partner, DSI Properties, Inc. performs all tax related work with respect to the Partnership. These services are paid monthly in the amount of $3,826. Tax fees paid to DSI Properties, Inc. for the nine month period ended September 30, 2013 and 2012 were $34,434.</p> <p style="font: 10pt Tahoma, Halvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0"></p> <p style="margin: 0; font: x-small Arial, Helvetica, Sans-Serif"></p> <p style="font: 10pt Tahoma, Helvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">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.</p> <p style="font: 10pt Tahoma, Helvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">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.</p> <p style="margin: 0; font: x-small Arial, Helvetica, Sans-Serif"></p> <p style="margin: 0pt"></p> <p style="font: 10pt Tahoma, Halvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">Net income per limited partnership unit is calculated by dividing the net income allocated to the limited partners by the number of limited partnership units outstanding during the period.</p> <p style="margin: 0pt"></p> <p style="margin: 0">&#160;</p> <p style="font: 10pt Tahoma, Helvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">Registrant, DSI Realty Income Fund VII (the &#34;Partnership&#34;) 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 &#34;Agreement&#34;) dated August 1, 1983. The General Partners are DSI Properties, Inc., a California corporation, and RJC Capital Management, LLC and JWC Capital Management, LLC.<br /> <br /> DSI Properties, Inc. is an affiliate 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, the Partnership 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.<br /> <br /> The Partnership owns mini-storage facilities located in Chico, Fairfield, La Verne, and Riverside, California and Littleton, Colorado. All facilities were purchased from Dahn Corporation (&#34;Dahn&#34;). Dahn is not affiliated with the Partnership. Dahn is affiliated with other partnerships in which DSI Properties, Inc. is a general partner.</p> <p style="font: 10pt Tahoma, Helvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">The accompanying unaudited interim financial statements have been prepared by the Partnership's management in accordance with accounting principles generally accepted in the United States of America (&#34;GAAP&#34;) and in conjunction with the rules and regulations of the Securities and Exchange Commission (&#34;SEC&#34;). Certain information and footnote disclosures required for annual financial statements have been condensed or excluded pursuant to SEC rules and regulations. Accordingly, the unaudited interim financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, the accompanying unaudited interim financial statements reflect all adjustments of a normal and recurring nature which are considered necessary for a fair presentation of the results for the interim periods presented. However, the results of operations for the interim periods are not necessarily indicative of the results that may be expected for the year ending December 31, 2013. These unaudited interim financial statements should be read in conjunction with the audited financial statements and notes thereto included in the Partnership's annual report on Form 10-K for the year ended December 31, 2012.</p> <p style="font: 10pt Tahoma, Helvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">The Partnership has adopted <font style="color: windowtext">Accounting Standards Update 2011-05, Comprehensive Income (Topic 220): Presentation of Comprehensive Income. For the nine months ended September 30, 2013 and 2012 comprehensive income equaled net income, as the Partnership had no other comprehensive income. As of September 30, 2013 and December 31, 2012, accumulated other comprehensive income was $0.</font></p> <p style="font: 10pt Tahoma, Helvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">ASC 825-10 (formerly SFAS 107, &#147;Disclosures about Fair Value of Financial Instruments&#148;) defines financial instruments and requires disclosure of the fair value of financial instruments held by the Partnership. The Partnership considers the carrying amount of cash, accounts receivable, other receivables, accounts payable and accrued liabilities, to approximate their fair values because of the short period of time between the origination of such instruments and their expected realization.</p> <p style="font: 10pt Tahoma, Halvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0">&#160;</p> <p style="font: 10pt Tahoma, Halvetica, Sans-Serif; margin-right: 0; margin-bottom: 0; margin-left: 0"></p> <p style="font: 12pt Tahoma, Helvetica, Sans-Serif; margin: 0"></p> <table cellspacing="0" cellpadding="0" style="font: 10pt Tahoma, Helvetica, Sans-Serif; width: 100%"> <tr style="vertical-align: top"> <td style="width: 50%; padding: 5.25pt">&#160;</td> <td style="width: 25%; padding: 5.25pt; font-weight: bold; text-align: right">September 30, 2012</td> <td style="width: 25%; padding: 5.25pt; font-weight: bold; text-align: right">December 31, 2012</td></tr> <tr style="vertical-align: top"> <td style="padding: 5.25pt">Land</td> <td style="padding: 5.25pt; 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Property - Summary of Property and Equipment (Details) (USD $)
Sep. 30, 2013
Dec. 31, 2012
Properties, net    
Land $ 1,714,700 $ 1,714,700
Buildings and improvements 6,449,078 6,449,078
Rental trucks under capital leases 140,093 140,093
Total 8,303,871 8,303,871
Less accumulated depreciation 6,573,193 6,563,607
Properties - net $ 1,730,678 $ 1,740,264
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Condensed Statements of Partners' Equity (Unaudited) (USD $)
General Partners
Limited Partners
Total
BALANCE, Beginning at Dec. 31, 2012 $ (88,683) $ 1,997,450 $ 1,908,767
Net Income Allocation 4,657 461,080 465,737
Distributions (4,601) (455,544) (460,145)
BALANCE, Ending at Sep. 30, 2013 $ (88,627) $ 2,002,986 $ 1,914,359
XML 11 R10.htm IDEA: XBRL DOCUMENT v2.4.0.8
Allocations of Profits and Losses
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
Allocations of Profits and Losses

Under the Agreement of Limited Partnership, the general partners are to be allocated 1% of the net profits or losses from operations, and the limited partners are to be allocated the balance of the net profits or losses from operations in proportion to their limited partnership interests. The general partners are also entitled to receive a percentage, based on a predetermined formula, of any cash distribution from the sale, other disposition, or refinancing of 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.
XML 12 Show.js IDEA: XBRL DOCUMENT /** * Rivet Software Inc. * * @copyright Copyright (c) 2006-2011 Rivet Software, Inc. 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General
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
General

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 RJC Capital Management, LLC and JWC Capital Management, LLC.

DSI Properties, Inc. is an affiliate 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, the Partnership 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.

The Partnership owns mini-storage facilities located in Chico, Fairfield, LaVerne, and Riverside, California and Littleton, Colorado. All facilities were purchased from Dahn Corporation ("Dahn"). Dahn is not affiliated with the Partnership. Dahn is affiliated with other partnerships in which DSI Properties, Inc. is a general partner.

 

The accompanying unaudited interim financial statements have been prepared by the Partnership's management in accordance with accounting principles generally accepted in the United States of America ("GAAP") and in conjunction with the rules and regulations of the Securities and Exchange Commission ("SEC"). Certain information and footnote disclosures required for annual financial statements have been condensed or excluded pursuant to SEC rules and regulations. Accordingly, the unaudited interim financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, the accompanying unaudited interim financial statements reflect all adjustments of a normal and recurring nature which are considered necessary for a fair presentation of the results for the interim periods presented. However, the results of operations for the interim periods are not necessarily indicative of the results that may be expected for the year ending December 31, 2013. These unaudited interim financial statements should be read in conjunction with the audited financial statements and notes thereto included in the Partnership's annual report on Form 10-K for the year ended December 31, 2012.


Significant Accounting Policies

 

The Partnership has adopted Accounting Standards Update 2011-05, Comprehensive Income (Topic 220): Presentation of Comprehensive Income. For the nine months ended September 30, 2013 and 2012 comprehensive income equaled net income, as the Partnership had no other comprehensive income. As of September 30, 2013 and December 31, 2012, accumulated other comprehensive income was $0.

 

ASC 825-10 (formerly SFAS 107, “Disclosures about Fair Value of Financial Instruments”) defines financial instruments and requires disclosure of the fair value of financial instruments held by the Partnership. The Partnership considers the carrying amount of cash, accounts receivable, other receivables, accounts payable and accrued liabilities, to approximate their fair values because of the short period of time between the origination of such instruments and their expected realization.

 

Recent Accounting Pronouncements

 

In April 2013, the Financial Accounting Standards Board (FASB) issued Accounting Standards Update (ASU) 2013-07 Presentation of Financial Statements (Topic 205): Liquidation Basis of Accounting in order to clarify when an entity should apply the liquidation basis of accounting. In addition, the guidance provides principles for the recognition and measurement of assets and liabilities and requirements for financial statements prepared using the liquidation basis of accounting. The amendments are effective for entities that determine liquidation is imminent during annual reporting periods beginning after December 15, 2013, and interim reporting periods therein. The Partnership does not expect the adoption of the standard update to have a material impact on its financial position or results of operations. 

 

In February 2013 the FASB issued ASU 2013-04 Liabilities (Topic 405): Obligations Resulting from Joint and Several Liability Arrangements for Which the Total Amount of the Obligation Is Fixed at the Reporting Date, in order to provide guidance for the recognition, measurement, and disclosure of obligations resulting from joint and several liability arrangements for which the total amount of the obligation within the scope of this guidance is fixed at the reporting date, except for obligations addressed within existing guidance in U.S. generally accepted accounting principles (GAAP). The amendments in the Update are effective for fiscal years, and interim periods within those years, beginning after December 15, 2013. The Partnership does not expect the adoption of the standard update to have a material impact on its financial position or results of operations.

In February 2013, the FASB issued ASU 2013-02 Comprehensive Income (Topic 220): Reporting of Amounts Reclassified Out of Accumulated Other Comprehensive Income, in order to improve the reporting of reclassifications out of accumulated other comprehensive income. The amendments in this Update seek to attain that objective by requiring an entity to report the effect of significant reclassifications out of accumulated other comprehensive income on the respective line items in net income if the amount being reclassified is required under U.S. generally accepted accounting principles (GAAP) to be reclassified in its entirety to net income. For other amounts that are not required under U.S. GAAP to be reclassified in their entirety to net income in the same reporting period, an entity is required to cross-reference other disclosures required under U.S. GAAP that provide additional detail about those amounts. This would be the case when a portion of the amount reclassified out of accumulated other comprehensive income is reclassified to a balance sheet account (for example, inventory) instead of directly to income or expense in the same reporting period. The amendments are effective prospectively for reporting periods beginning after December 15, 2012. The Partnership considers the adoption of the standard update will not impact its financial position or results of operations.

 In July 2013, the FASB has issued ASU No. 2013-11, Income Taxes (Topic 740)--Presentation of an Unrecognized Tax Benefit When a Net Operating Loss Carryforward or Tax Credit Carryforward Exists (a consensus of the FASB Emerging Issues Task Force), which finalizes Proposed ASU No. EITF-13C, and provides for explicit guidance regarding the presentation in the statement of financial position of an unrecognized tax benefit when a net operating loss carryforward or a tax credit carryforward asset exits. ASU No. 2013-11 applies prospectively to all entities that have unrecognized tax benefits when net operating loss carryforward, a similar tax loss, or a tax credit carryforward exits at the reporting date. Retrospective application is also permitted. Further, ASU No. 2013-11 is effective for fiscal years, and interim periods within those years, beginning after December 15, 2013. Early adoption is permitted. The Partnership considers the adoption of the standard update will not impact its financial position or results of operations.

XML 15 R8.htm IDEA: XBRL DOCUMENT v2.4.0.8
Property
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
Property

Properties owned by the Partnership are all mini-storage facilities. Depreciation is calculated using the straight-line method over the estimated useful life of 20 years. Property under capital leases is amortized over the lives of the respective leases. The total cost of property and accumulated depreciation at September 30, 2012 and December 31, 2012 were as follows:

  September 30, 2012 December 31, 2012
Land $ 1,714,700 $ 1,714,700
Buildings and improvements 6,449,078 6,449,078
Rental trucks under capital leases 140,093 140,093
Total 8,303,871 8,303,871
Less accumulated depreciation (6,573,193) (6,563,607)
Property - net $ 1,730,678 $1,740,264
XML 16 R11.htm IDEA: XBRL DOCUMENT v2.4.0.8
Net Income Per Limited Partnsership Unit
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
Net Income Per Limited Partnsership Unit

Net income per limited partnership unit is calculated by dividing the net income allocated to the limited partners by the number of limited partnership units outstanding during the period.

 
XML 17 R9.htm IDEA: XBRL DOCUMENT v2.4.0.8
Related Party Transactions
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
Related Party Transactions

The Partnership has entered into a management agreement with Dahn to operate its mini-storage facilities. The management agreement provides for a management fee equal to 5% 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 $76,118 and $71,415, for the nine month periods ended September 30, 2012 and 2012, respectively. Amounts payable to Dahn at September 30, 2013 and December 31, 2012 were $8,289 and $8,127, respectively.

 

Beginning in July 2011, the General Partner, DSI Properties, Inc. performs all tax related work with respect to the Partnership. These services are paid monthly in the amount of $3,826. Tax fees paid to DSI Properties, Inc. for the nine month period ended September 30, 2013 and 2012 were $34,434.
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Condensed Statements of Income (Unaudited) (USD $)
 3 Months Ended 9 Months Ended
Sep. 30, 2013
Sep. 30, 2012
Sep. 30, 2013
Sep. 30, 2012
REVENUES:        
Self-storage rental income $ 483,573 $ 461,473 $ 1,403,788 $ 1,307,157
Ancillary operating revenue 36,887 34,055 105,690 110,070
Interest and other income 0 1 0 1
TOTAL 520,460 495,529 1,509,478 1,417,228
EXPENSES:        
Depreciation 3,256 3,339 9,586 15,429
Operating 231,847 253,272 675,740 678,368
General and administrative 74,101 68,468 238,603 220,798
General partners' incentive management fee 17,703 16,017 43,694 41,763
Property management fee 26,445 23,293 76,118 71,415
Total 353,352 364,389 1,043,741 1,027,773
NET INCOME 167,108 131,140 465,737 389,455
AGGREGATE INCOME ALLOCATED TO:        
General partners 1,671 1,311 4,657 3,894
Limited partners 165,437 129,829 461,080 385,561
TOTAL $ 167,108 $ 131,140 $ 465,737 $ 389,455
Weighted average limited partnership units outstanding 24,000 24,000 24,000 24,000
NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP PER LIMITED PARTNERSHIP UNIT 6.89 5.41 19.21 16.07
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Allocations of Profits and Losses (Details Narrative)
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
General Partner Percentage 1.00%
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Condensed Statements of Cash Flows (Unaudited) (USD $)
 9 Months Ended
Sep. 30, 2013
Sep. 30, 2012
CASH FLOWS FROM OPERATING ACTIVITIES:    
Net income attributable to the Partnership $ 465,737 $ 389,455
Adjustments to reconcile net income to net cash provided by operating activities:    
Depreciation 9,586 15,429
Changes in assets and liabilities:    
Other assets (6,704) 30,072
Incentive management fee payable to General Partners (1,975) 20,220
Property management fees payable 162 (170)
Customer deposits and other liabilities (49,554) 5,541
Net cash provided by operating activities 417,252 460,547
CASH FLOWS FROM INVESTING ACTIVITIES:    
Additions to property 0 (1,472)
Net cash used in investing activities 0 (1,472)
CASH FLOWS FROM FINANCING ACTIVITIES:    
Distributions to partners (460,145) (457,845)
Net cash used in financing activities (460,145) (457,845)
NET INCREASE(DECREASE) IN CASH AND CASH EQUIVALENTS (42,893) 1,230
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD 412,303 337,676
CASH AND CASH EQUIVALENTS AT END OF PERIOD 369,410 338,906
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION    
Cash paid for interest 0 0
NON CASH INVESTING AND FINANCING ACTIVITIES:    
Distributions due partners included in partners' equity $ 151,515 $ 151,515
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Condensed Balance Sheets (Unaudited) (USD $)
Sep. 30, 2013
Dec. 31, 2012
ASSETS:    
Cash & Equivalents $ 369,410 $ 412,303
Property Net 1,730,678 1,740,264
Uncollected Rental Revenue 72,230 75,000
Prepaid Advertising 9,474 0
Other Assets 20,000 20,000
TOTAL 2,201,792 2,247,567
LIABILITIES:    
Distribution due to Partners 151,515 151,515
Incentive Management Fee Liability 17,703 19,678
Property Management Fee Liability 8,289 8,127
Deferred Income 50,654 49,727
Accrued Expenses 26,187 27,549
Other Liabilities 33,085 82,204
Total Liabilities 287,433 338,800
PARTNERS' EQUITY:    
General Partners (88,627) (88,683)
Limited Partners 2,002,986 1,997,450
Total Partners' Equity 1,914,359 1,908,767
TOTAL $ 2,201,792 $ 2,247,567
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Property (Tables)
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
Summary of Property and Equipment
  September 30, 2012 December 31, 2012
Land $ 1,714,700 $ 1,714,700
Buildings and improvements 6,449,078 6,449,078
Rental trucks under capital leases 140,093 140,093
Total 8,303,871 8,303,871
Less accumulated depreciation (6,573,193) (6,563,607)
Properties - net $ 1,730,678 $1,740,264
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Related Party Transactions (Details Narrative) (USD $)
 1 Months Ended 3 Months Ended 9 Months Ended
Sep. 30, 2013
Sep. 30, 2013
Sep. 30, 2012
Sep. 30, 2013
Sep. 30, 2012
Dec. 31, 2012
Notes to Financial Statements            
Management Fee Percentage       5.00%    
Management Fee   $ 26,445 $ 23,293 $ 76,118 $ 71,415  
Payable To Dahn 8,289 8,289   8,289   8,127
Tax Fee to General Partner $ 3,826     $ 34,434    
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General (Policies)
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
Nature of Operations

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 RJC Capital Management, LLC and JWC Capital Management, LLC.

DSI Properties, Inc. is an affiliate 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, the Partnership 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.

The Partnership owns mini-storage facilities located in Chico, Fairfield, La Verne, and Riverside, California 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.
Comparability to Prior Year Data

The accompanying unaudited interim financial statements have been prepared by the Partnership's management in accordance with accounting principles generally accepted in the United States of America ("GAAP") and in conjunction with the rules and regulations of the Securities and Exchange Commission ("SEC"). Certain information and footnote disclosures required for annual financial statements have been condensed or excluded pursuant to SEC rules and regulations. Accordingly, the unaudited interim financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of management, the accompanying unaudited interim financial statements reflect all adjustments of a normal and recurring nature which are considered necessary for a fair presentation of the results for the interim periods presented. However, the results of operations for the interim periods are not necessarily indicative of the results that may be expected for the year ending December 31, 2013. These unaudited interim financial statements should be read in conjunction with the audited financial statements and notes thereto included in the Partnership's annual report on Form 10-K for the year ended December 31, 2012.
Comprehensive Income

The Partnership has adopted Accounting Standards Update 2011-05, Comprehensive Income (Topic 220): Presentation of Comprehensive Income. For the nine months ended September 30, 2013 and 2012 comprehensive income equaled net income, as the Partnership had no other comprehensive income. As of September 30, 2013 and December 31, 2012, accumulated other comprehensive income was $0.
Fair Value Disclosures

ASC 825-10 (formerly SFAS 107, “Disclosures about Fair Value of Financial Instruments”) defines financial instruments and requires disclosure of the fair value of financial instruments held by the Partnership. The Partnership considers the carrying amount of cash, accounts receivable, other receivables, accounts payable and accrued liabilities, to approximate their fair values because of the short period of time between the origination of such instruments and their expected realization.

 
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Subsequent Events
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
Subsequent Events

In November 2013 the Partnership began the process of obtaining an open market valuation of the self storage properties portfolio (the "Properties"). In this regard, the Partnership has retained Bancap Self Storage Group, Inc. ("Bancap") as their valuation consultant. Bancap is an industry leader in self storage property sales and marketing, and is uniquely positioned to obtain the best indication of potential market value

 

Once the analysis has been completed, the General Partners will inform the Limited Partners as to the strategic options that may be available so that any recommendation can be presented to the Limited Partners.
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General (Details Narrative) (USD $)
 9 Months Ended
Sep. 30, 2013
Notes to Financial Statements  
Limited Partnership Units Outstanding 24,000
Public Float $ 12,000,000
General Partner Percent Ownership Percentage 1.00%
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Document and Entity Information (USD $)
 9 Months Ended
Sep. 30, 2013
Document And Entity Information  
Entity Registrant Name DSI Realty Income Fund VII
Entity Central Index Key 0000719581
Document Type 10-Q
Document Period End Date Sep. 30, 2013
Amendment Flag false
Current Fiscal Year End Date --12-31
Is Entity a Well-known Seasoned Issuer? No
Is Entity a Voluntary Filer? No
Is Entity's Reporting Status Current? No
Entity Filer Category Smaller Reporting Company
Entity Public Float $ 12,000,000
Entity Common Stock, Shares Outstanding 24,000
Document Fiscal Period Focus Q3
Document Fiscal Year Focus 2013