PAINEWEBBER DEVELOPMENT PARTNERS FOUR LTD
NT 10-Q, 1999-02-16
REAL ESTATE
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     UNITED STATES SECURITIES AND EXCHANGE COMMISSION
                   Washington, DC 20549

                        FORM 12B-25

                NOTIFICATION OF LATE FILING


                 SEC FILE NUMBER: 0-17150

                         FORM 10-Q

            FOR PERIOD ENDED: December 31, 1998


        PAINEWEBBER DEVELOPMENT PARTNERS FOUR, LTD.
        -------------------------------------------
  (Exact name of registrant as specified in its charter)


265 Franklin Street, Boston, Massachusetts                       02110
- --------------------------------------------------------------------------------
 (Address of principal executive offices)                     (Zip Code)


Registrant's  telephone number,  including area code (617) 439-8118
                                                     --------------

PART II - RULES 12B-25(b) AND (c)

If the subject report could not be filed without  unreasonable effort or expense
and the registrant seeks relief pursuant to Rule 12b-25(b), the following should
be completed. (Check box if appropriate)

|X|       (a) The reasons  described  in  reasonable  detail in Part III of this
          form could not be eliminated  without unreasonable  effort or expense;

|X|       (b) The subject annual report,  semi-annual report,  transition report
          on Form 10-K, Form 20-F, 11-K, Form N-SAR, or portion thereof, will be
          filed on or before the fifteenth calendar day following the prescribed
          due date; or the subject quarterly report of transition report on Form
          10-Q, or portion thereof will be filed on or before the fifth calendar
          day following the prescribed due date; and

|_|       (c) The  accountant's  statement  or other  exhibit  required  by Rule
          12b-25(c) has been attached if applicable.

PART III - NARRATIVE

State below in  reasonable  detail the reasons  why the Form 10-K,  11-K,  10-Q,
N-SAR, or the transition  report or portion  thereof,  could not be filed within
the prescribed time period.

The Quarterly Report on Form 10-Q of PaineWebber Development Partners Four, Ltd.
(the  "Registrant") will not be completed by February 16, 1999, the last day for
a timely filing of such Quarterly Report for the period ended December 31, 1998.

Additional time is required in order to enable the Registrant to file a complete
report. The Form 10-Q for the period ended December 31, 1998 will be filed on or
before February 22, 1999, in accordance with Rule 12b-25(b).




<PAGE>


PART IV - OTHER INFORMATION

(1)  Name  and  telephone  number  of  person  to  contact  in  regard  to  this
     notification:

     Thomas W. Boland     (617)  439-8138
                          ---------------


     (2) Have all other periodic reports
     under  Section  13 or  15(e) of the
     Securities  Exchange Act of 1934 or
     Section   30  of   the   Investment
     Company  Act  of  1940  during  the
     preceding  12  months  (or for such
     shorter) period that the registrant
     was required to file such  reports)
     been   filed?   If  answer  is  no,
     identify report(s).                          |X| Yes        |_| No


     (3)  Is  it  anticipated  that  any
     significant  change in  results  of
     operations  from the  corresponding
     period  for the  last  fiscal  year
     will be  reflected  by the earnings
     statements  to be  included  in the
     subject report or portion  thereof?          |_| Yes        |X| No


                   PAINEWEBBER DEVELOPMENT PARTNERS FOUR, LTD.
                   -------------------------------------------
                (Name of registrant as specified in its charter)

has  caused  this  notification  to be signed on its  behalf by the  undersigned
hereunto duly authorized.

                                        By:  Fourth Development Fund, Inc.
                                             -----------------------------
                                             Managing General Partner



Date: February 16, 1999                        By:  /s/ Walter V. Arnold      
                                                    ---------------------
                                                    Walter V. Arnold
                                                    Senior  Vice President
                                                    and Chief Financial Officer




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