Landlord and tenant rights under Uganda's 2022 Act
In brief
The Landlord and Tenant Act, Cap. 238 (2023 Revision) — in force since 17 June 2022 — governs the letting of residential and business premises in Uganda. It caps security deposits and advance rent, limits rent increases to 10% annually on at least 60 days' notice, requires at least twenty hours' written notice before a landlord enters, fixes minimum termination notice for residential tenancies, and gives an unlawfully evicted tenant relief from court or relief equivalent to three months' rent.
1. Governing law
The Act applies to the letting of residential and business premises (s.1(1)), but not to hotels and other transient lodging or occupancy tied to a contract of employment (s.1(3)). A tenancy agreement worth twenty-five currency points (UGX 500,000) or more must be in writing to be enforceable (s.4). Rent is expressed and settled in Uganda shillings unless the parties agree otherwise (s.22(2)); advance rent is capped at three months for tenancies of more than a month (s.24); increases require at least sixty days' notice, cannot exceed ten percent annually unless otherwise agreed, and cannot recur at intervals of less than twelve months (s.26). The security deposit cannot exceed one month's rent or one-twelfth of the annual rent, whichever is less, and cannot be withheld for normal wear and tear (s.30). A landlord may enter only after at least twenty hours' written notice — entry in breach is an offence (s.48). Termination must follow the Act or the agreement (s.34), with a residential notice floor of 7, 30 or 60 days by tenancy type that cannot be contracted below (s.38(2)–(4)). A tenant evicted in contravention of the Act may seek relief from court or relief equivalent to three months' rent, plus damages (s.45), and a successfully challenged termination can end in reinstatement (s.41(2)). Statutory text verified against the consolidated Laws of Uganda as at 31 December 2023. Sourced from the Uganda Legal Information Institute (ulii.org).
2. Key statutes & rules
- Landlord and Tenant Act, Cap. 238 (2023 Revision) — s.1 (scope and exclusions); s.4 (written agreement above UGX 500,000); s.22(2) (rent in shillings unless otherwise agreed); s.24 (advance rent caps); s.26 (rent increases: 60 days' notice, 10% annual cap, 12-month spacing); s.29 (rent default and re-entry); s.30 (security deposit cap; no withholding for wear and tear); s.34 (termination only under the Act or agreement); s.38(2)-(4) (residential notice floor); s.41(2) (reinstatement on a successful challenge); s.42 (acceptance of arrears does not waive a notice); s.43 (re-entry in the presence of LC officials and police); s.45 (unlawful-eviction relief); s.48 (entry on twenty hours' written notice; offence).
3. Practical guidance
Put the tenancy in writing whenever the value reaches UGX 500,000 — an oral tenancy above that line is not enforceable by action (s.4).
Check the deposit and advance-rent positions against the caps in ss.24 and 30 before signing.
Diarise rent-increase compliance: 60 days' written notice, maximum 10% annually unless otherwise agreed, never twice within twelve months (s.26).
Landlords: give at least twenty hours' written notice before entering (s.48) and use only the Act's termination and re-entry routes (ss.34, 38, 43).
Tenants: if evicted outside the Act, claim relief from court or relief equivalent to three months' rent, plus damages (s.45), and consider challenging the termination itself (s.41).
This note is a practitioner orientation, not legal advice, and does not create an advocate–client relationship. Ugandan law changes and chapter and section numbers were revised in the 2023 Laws of Uganda. Verify every statute, rule and authority against the current primary source — and the specific facts of your matter — before filing or relying on it.