Landlord and Tenant Act 2022 (Uganda): A Landlord's Plain-English Guide

The Landlord and Tenant Act 2022 is the law that now governs every rental in Uganda, from a single room in Kasese to a row of shops in Kampala. It replaced a patchwork of old rules with one set of duties for landlords and tenants. If you let out even one unit, this Act applies to you, and most of it is common sense written down.

This guide explains the parts that change how a small landlord works day to day. It is general information from the Rento team, not legal advice; the Act itself is published on the Uganda Legal Information Institute at ulii.org and by the Parliament of Uganda.

What the Act covers

The Act applies to residential and commercial tenancies alike: houses, flats, rooms, shops and offices. It sets out:

• how a tenancy is created and what must be in writing,
• how rent is set, paid and increased,
• how security deposits are held and returned,
• the duties of landlords and of tenants,
• how a tenancy ends, including notice and lawful eviction,
• where disputes go.

Agreements should be in writing

The Act expects the terms of a tenancy to be recorded in writing, and a written agreement is the only sensible way to prove what was agreed. At minimum it should name both parties, describe the exact premises, state the rent, the due day, the deposit and how notice works. Our guide to a tenancy agreement in Uganda walks through each clause, and Rento can generate a standard one from the details of a lease.

Rent must be in Uganda shillings

Rent is to be expressed and paid in Uganda shillings. Agreements that quote rent in dollars were common for commercial space; under the Act the enforceable figure is the shilling amount. Put the exact UGX figure in the agreement and on every receipt.

Rent increases are capped

A landlord may not raise rent more than once in a year, and an increase without the tenant's agreement is capped at ten per cent of the current rent. Written notice is required before the new rent takes effect. The practical rules are in how to increase rent legally.

Receipts are a duty, not a favour

The landlord must give a receipt for every payment of rent. A receipt protects the landlord as much as the tenant: it is the record that settles "I already paid" a month later. See why every payment needs a receipt.

Security deposits belong to the tenant

A security deposit is held against unpaid rent, unpaid utilities and damage beyond fair wear and tear. It must be returned when the tenant leaves, less deductions that are itemised in writing. It cannot be treated as extra rent or kept without reason. Details are in security deposits in Uganda.

Landlord duties

• Hand over the premises in a clean, safe and habitable state.
• Keep the structure, roof, plumbing and electrical installations in repair.
• Respect the tenant's quiet enjoyment: give reasonable notice before entering, except in an emergency.
• Pay the rates and taxes charged on the owner of the property.

Tenant duties

• Pay rent on time and in full.
• Keep the premises clean and report damage promptly.
• Use the premises only for the agreed purpose and not for anything unlawful.
• Not sublet or make structural changes without written consent.
• Hand back vacant possession in the condition received, fair wear and tear excepted.

Ending a tenancy and eviction

A tenancy ends by agreement, by the fixed term expiring, or by notice. The Act sets minimum notice periods and a procedure for arrears and serious breach. What it forbids is self-help: changing locks, removing doors or roofing sheets, cutting water or power, or seizing a tenant's property. Those actions expose the landlord to penalties and to a claim by the tenant. The lawful route is described in eviction in Uganda, step by step.

Where disputes go

Most disputes can be settled by talking. When they cannot, the local council court and the magistrates' courts hear landlord and tenant matters. A landlord who arrives with a written agreement, numbered receipts and copies of every notice is in a strong position; one who arrives with a memory is not.

A simple compliance checklist

1. A signed written agreement for every unit.
2. Rent stated in UGX with a due day.
3. A numbered receipt for every payment, including part payments.
4. Deposits recorded, and returned with an itemised statement.
5. Rent reviews no more than once a year, within the cap, with written notice.
6. Notices in writing, copies kept.
7. Never self-help eviction.

Rento was built around this checklist. It raises the month's rent, sends reminders by SMS, issues numbered receipts and keeps the agreement and every notice in one place. Start now and load your first units in an afternoon.

Frequently asked questions

Does the Landlord and Tenant Act 2022 apply to a single rented room?

Yes. The Act applies to any premises let for rent, residential or commercial, regardless of size or the number of units the landlord owns.

Can I charge rent in US dollars under the Act?

No. Rent is to be expressed and paid in Uganda shillings. State the shilling amount in the agreement and on receipts.

How much can I increase rent each year?

Not more than once in twelve months, and without the tenant's agreement not more than ten per cent of the current rent, after written notice.

What happens if I evict a tenant without going to court?

Self-help eviction is prohibited. The tenant can claim against you and you may face penalties. Serve proper notice and use the courts if the tenant does not leave.