Uganda's Landlord and Tenant Act 2022: A Guide for Landlords and Renters
16 May 2026
If you own rental property in Uganda, or you're renting one, there's a law you need to understand: The Landlord and Tenant Act, 2022.
It came into force in June 2022 after President Museveni assented to it on 12 April 2022. It replaced the old Rent Restrictions Act (Cap 231), which had been in place for decades. The new Act sets out clear rules for how rent is charged, how evictions work, what landlords can and cannot do, and what tenants are responsible for.
This guide breaks it all down in plain language — no legal jargon.
Who Does the Act Apply To?
The Act applies to residential and business premises let out for rent across Uganda.
It does not apply to:
- Residences in institutions like hospitals, schools, or detention facilities where housing is part of the service
- Hotels, motels, and other short-term lodging
- Premises occupied under an employment contract (e.g. company housing tied to a job)
Tenancy Agreements: What the Law Says
One of the most practical things the Act clarifies is how tenancy agreements can be made.
A tenancy agreement can be:
- Written (a formal lease document)
- Oral (a verbal agreement)
- A data message (email or WhatsApp, for example)
- Implied from the conduct of the parties
However — and this matters — if the monthly rent is UGX 500,000 or more, the agreement must be in writing or in the form of a data message to be enforceable in court. An oral agreement at that rent level is very difficult to act on legally.
The landlord is also required to give the tenant a copy of the signed agreement, and where no written agreement exists, the landlord must keep a record of the tenant's full details, the location of the premises, the rent amount, and how it is paid.
Rent: Rules Every Landlord and Tenant Must Know
Currency
Unless both parties agree otherwise, all rent must be paid in Uganda Shillings. Parliament specifically included this provision to protect the Uganda Shilling from continued depreciation against the dollar.
Advance Rent
A landlord cannot demand more than 3 months' rent in advance — unless the tenant voluntarily agrees to pay more in writing. This protects tenants from being asked for large lump sums upfront.
Rent Increases
- A landlord cannot increase rent by more than 10% per year without mutual agreement.
- Before increasing rent, the landlord must give the tenant at least 60 days' written notice.
- Rent cannot be increased more than once every 12 months.
- If the tenancy is for a fixed term, the landlord cannot increase rent before that term ends — unless both parties agree.
Security Deposits
The Act formally recognises security deposits — something that had previously operated in a legal grey area.
Key rules:
- A landlord can charge a security deposit
- It cannot exceed one month's rent (or one-twelfth of the annual rent, whichever is less)
- The landlord must inform the tenant in writing of the conditions under which the deposit may be withheld
- The deposit cannot be withheld for normal wear and tear from ordinary use of the property
- If the property is sold, the security deposit transfers to the new landlord
Maintenance and Repairs: Who Is Responsible?
Landlord's responsibilities
The landlord is required to keep the premises in good repair, taking into account the age, character, and expected life of the building. The premises must also be fit for human habitation at the start of a residential tenancy and throughout.
The landlord is also responsible for paying all taxes and rates imposed on the property by law. If a tenant ends up paying those taxes, the landlord must reimburse them.
Tenant's responsibilities
Tenants must keep the premises clean, not damage common areas, and not make structural alterations without the landlord's written consent.
If urgent repairs are needed — think burst pipes, electrical faults, or serious roof leaks — a tenant can carry out the repairs after giving 14 days' notice to the landlord. The landlord must then reimburse the cost within 14 days. If they fail to, the tenant can deduct the cost from rent.
Evictions: The Legal Process
This is probably the section most landlords want to understand.
The Act abolished distress for rent — meaning landlords can no longer seize a tenant's belongings as a way to recover unpaid rent. Instead, the process is:
- If a tenant defaults on rent, the landlord can apply to a court to recover the amount owed (Section 29(1))
- If the default continues for more than 30 days, the landlord can re-enter the premises and take possession (Section 29(2))
- Eviction must happen in the presence of the area Local Council official and the Police — you cannot evict alone
- Even after eviction, the landlord can still pursue the unpaid rent (Section 29(3))
A landlord who carries out an unlawful eviction — one not done in accordance with the Act — commits an offence and can be sentenced to a fine equivalent to 3 months' rent or up to one year in prison, or both.
If a tenant is unlawfully evicted, they can go to court and seek compensation equivalent to 3 months' rent plus any additional damages caused by the eviction.
Notice Periods for Ending a Tenancy
The Act sets out clear notice periods depending on the type of tenancy:
| Tenancy Type | Notice Required | |---|---| | Weekly tenancy | 7 days | | Monthly tenancy | 30 days | | Year-on-year tenancy | 60 days | | Landlord repurposing the property | 6 months |
A landlord cannot enter the premises without giving the tenant at least 20 hours' notice beforehand. Showing up unannounced is a breach of the tenant's right to quiet enjoyment.
Anti-Discrimination Protections
The Act is explicit: a landlord cannot refuse to rent to someone on the grounds of:
- Sex or gender
- Race, colour, ethnic origin, or tribe
- Religion or birth
- Political opinion
- Disability
- Social or economic standing
Subletting
A tenant can sublet the property to another person, but only with the written consent of the landlord. The landlord is not allowed to unreasonably withhold that consent. Any subletting done without consent automatically invalidates the tenancy.
What the Act Means in Practice
To summarise what changes for both sides:
For landlords:
- You must put agreements above UGX 500,000/month in writing
- You cannot ask for more than 3 months upfront
- Rent increases are capped at 10% annually with 60 days' notice
- Evictions require the Local Council and police to be present
- Unlawful eviction is a criminal offence
For tenants:
- You have the right to quiet enjoyment of the property
- You are protected from arbitrary rent hikes
- You can carry out urgent repairs and recover the cost
- You have clear notice periods before being asked to leave
- You can challenge an unlawful eviction in court
A Note on Gaps in the Act
Not everyone views the Act as perfectly balanced. CEPIL Uganda has noted that while the Act protects tenants in many ways, it "does not provide an equal measure of protection to landlords." Critics point out that oral agreements are still permitted below UGX 500,000, which leaves proof problems, and that there is no custodial sentence for tenants who violate the Act.
It is worth reading the Act alongside your specific tenancy agreement — the two work together, and the agreement can set terms that go beyond the Act's minimums (as long as they don't contradict it).
Managing Your Properties by the Book
Understanding the law is one thing. Keeping track of rent payments, tenancy agreements, notice periods, and maintenance requests across multiple properties is another challenge entirely.
That's exactly what RentEase Uganda is built for. Ugandan landlords use it to store digital tenancy agreements, track rent in real time, manage maintenance requests, and stay on top of every notice deadline — all in one place.
Try RentEase Uganda free → renteaseuganda.com
This article is for general informational purposes only and does not constitute legal advice. For advice specific to your situation, consult a qualified advocate in Uganda.