Tenancy agreement template (Uganda)
In brief
A precedent tenancy agreement for residential or business premises in Uganda, framed around the Landlord and Tenant Act.
When to use this
When letting residential or business premises and you want clear, lawful terms.
When a bespoke document is needed instead: For agricultural leases or registrable long leases, which need bespoke drafting and registration.
The template
A precedent only. Replace every [PLACEHOLDER] with your own details; it contains no real party data. Have it reviewed before use.
Title
TENANCY AGREEMENT
Date & parties
THIS TENANCY AGREEMENT is made on [DATE]
BETWEEN [LANDLORD FULL NAME], of [ADDRESS] (“the Landlord”)
AND [TENANT FULL NAME], (NIN [NIN]) of [ADDRESS] (“the Tenant”).
1. Premises & term
1.1 The Landlord lets to the Tenant the premises at [ADDRESS], comprising [DESCRIPTION] (“the Premises”).
1.2 The term is [TERM] from [START DATE] to [END DATE] (“the Term”), with [no / an] option to renew on [terms].
2. Rent
2.1 The rent is UGX [RENT] per [month], payable in advance on or before the [DAY] of each [month] to [account/details].
2.2 Rent may be reviewed only on at least 60 days’ written notice, in accordance with the Landlord and Tenant Act.
3. Security deposit
3.1 The Tenant pays a refundable deposit of UGX [DEPOSIT], which shall not exceed one month’s rent (or one-twelfth of the annual rent).
3.2 The deposit is refunded within [DAYS] of the end of the tenancy, less only the cost of remedying the Tenant’s breach; it may not be withheld for normal wear and tear.
4. Tenant’s obligations
4.1 The Tenant shall: (a) use the Premises only for [PURPOSE]; (b) pay rent and utilities when due; (c) keep the Premises in good and tenantable repair, fair wear and tear excepted; (d) not make alterations without consent; and (e) not assign or sub-let without the Landlord’s written consent.
5. Landlord’s obligations
5.1 The Landlord shall: (a) give the Tenant quiet enjoyment of the Premises; (b) keep the structure and common parts in repair; and (c) enter the Premises only after at least 20 hours’ written notice, except in an emergency.
6. Utilities, rates & insurance
6.1 [The Tenant / the Landlord] pays for [water, electricity, service charge]. 6.2 The Landlord insures the structure; the Tenant insures its own contents.
7. Termination
7.1 Either Party may end the tenancy by the notice the Landlord and Tenant Act requires for the rent period ([7 days weekly / 30 days monthly / 60 days yearly]); a shorter contractual period is void.
7.2 The Landlord may end the tenancy for rent arrears or material breach after the notice and cure period the Act allows.
8. Dispute resolution
8.1 The Parties shall attempt to resolve disputes by negotiation and, failing settlement, by mediation or the courts of Uganda; a tenancy dispute may be referred to the area land/tenancy tribunal where one applies.
9. Notices
9.1 Notices shall be in writing to a Party’s address above (or as updated) and are deemed served on delivery or [3] days after registered posting.
10. General
10.1 This Agreement is the entire agreement on its subject. 10.2 Variation must be in writing signed by both Parties. 10.3 No delay is a waiver. 10.4 Severability applies. 10.5 Governed by the laws of Uganda; the Landlord and Tenant Act prevails over any inconsistent term.
Schedule — inventory & condition
Fixtures, fittings and condition at the start of the Term: [list / attach inventory and photographs].
Execution
SIGNED by the Landlord: ____________ Date: ________ Witness: ____________
SIGNED by the Tenant: ____________ Date: ________ Witness: ____________
Drafting notes
- Deposit cap
- The security deposit is capped at one month’s rent (or one-twelfth of the annual rent), and cannot be withheld for normal wear and tear.
- Notice
- Do not set a notice period shorter than the Act’s minimums — a shorter contractual period is void.
- Entry
- The Landlord may enter only after at least 20 hours’ written notice; breach is an offence.
- Rent increases
- Rent increases need at least 60 days’ notice and are constrained by the Act.
- Repair & use
- Allocate repair clearly and limit the permitted use; keep an opening inventory to settle the deposit fairly.
- Assignment
- Require written consent to assign or sub-let to keep control of who occupies the Premises.
Execution requirements
- Both Parties sign; each keeps an executed copy, with witnesses recommended.
- A lease for a long term may need to be registered to bind successors — take advice for terms over [X] years.
- Stamp duty may apply to the lease — confirm the current item and rate.
- Keep the deposit within the statutory cap and account for it on termination.
- Attach a signed inventory and condition record so the deposit can be settled objectively.
Governing law & citations
Governed by the Landlord and Tenant Act, Cap. 238 (2023 Revision) and the general law of contract (Contracts Act, Cap. 284).
- Landlord and Tenant Act, Cap. 238 (2023 Revision) — ss.30, 38, 48.