AN ACT to regulate the relationship of landlord and tenant; to reform and consolidate the law relating to the letting of premises; to provide for the responsibilities of landlords and tenants in relation to the letting of premises; and for related matters.

Landlord and Tenant Act, 2022

The Landlord and Tenant Act, 2022 (Cap. 238) governs rental agreements for homes and business premises in Uganda. It applies to most residential and commercial tenancies, except for stays in hotels, hospitals, or accommodations tied to employment. The Act defines the rights and responsibilities of both tenants and landlords, covering agreements, rent, repairs, termination, and eviction. Whether you are renting a house, apartment, or shop, this law protects you and sets clear rules for fair dealing.<h3>Scope and Key Definitions</h3>This Act covers rental agreements for residential and business premises, including mixed-use homes. The Minister may exempt certain properties. It does not apply to institutions where accommodation is secondary (e.g., hospitals, schools), hotels, motels, or employer-provided housing. Key terms include: tenant (the person renting), landlord (the owner who lets), and rent (payment for use of the property). Even unregistered tenancies can be proven in court.<h3>Making a Tenancy Agreement</h3>A tenancy can be created in writing, orally, or by conduct. If oral, the landlord must keep a written record and give you a copy within 14 days of moving in. Landlords must see your national ID or company registration before signing. For agreements worth 25 currency points or more, you cannot enforce them in court unless they are in writing or digital form. You have the right to receive a signed copy of the agreement immediately after signing.<h3>Landlord's Duties</h3><ul><li>Safe and healthy premises: The property must be fit to live in from the start, meeting Public Health Act and Building Control Act standards. Landlords must maintain exterior and common areas.</li><li>Repairs: Landlords must keep the building in good repair, considering age, type, and location. However, tenants are responsible for damage they cause.</li><li>Taxes and rates: Landlords must pay all property taxes and rates. If a tenant pays, the landlord must reimburse them.</li><li>Utility connection costs: Landlords pay for initial connection of electricity, water, gas, and sewerage. They also pay supply charges if no separate meter exists, and water fixed fees.</li></ul><h3>Tenant's Duties</h3><ul><li>Repairs for damage: You must fix damage you cause through negligence. The landlord will give you 14 days' notice; if you don't act, they can repair and charge you.</li><li>Urgent repairs: You can fix urgent issues like burst pipes or gas leaks if the landlord doesn't act. For non-urgent repairs, give 14 days' notice first. The landlord must reimburse you within 14 days, or you can deduct from rent.</li><li>No unlawful use: You cannot use the premises for illegal activities or allow others to do so.</li><li>Avoid nuisance: Do not disturb neighbours' peace or privacy.</li><li>Prevent damage: Take care to avoid damage, and immediately report any damage to the landlord.</li><li>Cleanliness: Keep the premises reasonably clean unless the agreement says the landlord cleans.</li><li>Fixtures and changes: Get written permission before installing fixtures or making renovations. When moving out, restore the property to its original condition (except normal wear) or pay restoration costs.</li></ul><h3>Tenant's Rights and Protections</h3><ul><li>Quiet enjoyment: Your landlord must not unreasonably disturb you and must address issues like noise from other tenants.</li><li>Non-discrimination: Landlords cannot refuse to rent based on sex, race, color, tribe, religion, disability, or other grounds.</li><li>Void terms: Any term that tries to limit your rights under this Act is automatically void. You cannot be forced to pay the landlord's legal fees.</li><li>Privacy: Landlords must give at least 20 hours' written notice before entering, unless it's an emergency. Illegal entry is an offence.</li><li>Rent receipts: You must get a receipt for every payment, showing the amount and period. Landlords must keep records and provide receipts within 5 working days if requested.</li><li>Advance rent limit: For tenancies longer than one month, you cannot be forced to pay more than three months' advance rent. For shorter tenancies, the limit is two weeks.</li><li>Rent increase limits: Increases cannot exceed 10% per year without your agreement. You must receive 60 days' notice. For fixed-term tenancies, no increase until the term ends. Increases cannot happen more than once every 12 months. Invalid increases are unenforceable.</li><li>Rent reduction: If the landlord stops providing a service (e.g., water, security), your rent must be reduced by a fair amount.</li><li>Security deposit: Cannot exceed one month's rent. Normal wear and tear cannot be deducted. If the property is sold, the deposit must be transferred or refunded.</li><li>Assignment and subletting: You can transfer your tenancy or sublet with the landlord's written consent, which cannot be unreasonably refused. Without consent, the assignment or sublease is invalid, and the landlord may end the tenancy.</li><li>Challenge termination: You can go to court to challenge an unlawful termination. The court can reinstate the tenancy or award damages, but you must keep paying rent during the challenge.</li><li>Unlawful eviction: You cannot be forced out without following proper legal procedures. If evicted illegally, you can get compensation equal to three months' rent plus damages.</li></ul><h3>Rent Arrears and Recovery</h3>If you do not pay rent for more than 30 days, the landlord can re-enter the property with a local council official and police present. The landlord can still recover unpaid rent. Small claims procedures may apply for small amounts.<h3>Termination and Eviction</h3><ul><li>By agreement: Both parties can agree to end the tenancy at any time, in writing, with a clear vacate date.</li><li>By tenant moving out: You can leave if the landlord agrees (written or oral). Permission is final.</li><li>Fixed-term or event-based: Automatically ends on the agreed date or when the event occurs. No notice needed.</li><li>By notice: For residential tenancies, notice periods: 7 days (weekly), 30 days (monthly), 60 days (yearly). Longer notice can be agreed, but shorter is invalid. Both parties must follow the agreement until the end.</li><li>Abandonment: If you are absent for 30+ days without notice and without paying rent, or fail to pay for 15+ days and appear to have left, the landlord can give 14 days' notice to end the tenancy after the notice period.</li><li>Death of sole tenant: The tenancy ends 28 days after the landlord receives notice of death, or after the landlord tells the family to leave, or on a court-set date.</li><li>Termination notice not cancelled by payment: If a landlord accepts rent after giving a termination notice, the notice remains valid.</li><li>Refusal to vacate: The landlord can re-enter with local council and police present if you don't leave after proper notice.</li><li>Vacating after termination: You must leave by the date in the termination notice, even if you disagree, as long as the termination was lawful.</li></ul><h3>Additional Provisions</h3>Appointing an agent: Both landlords and tenants can appoint an agent in writing to handle tenancy matters. The other party must have a copy of the appointment.Amendments to Schedule: The Minister can update technical details (forms, fees) with Parliament's approval.Regulations: The government can make rules for codes of conduct, forms, rental agents, and businesses in mixed-use buildings. Offences can result in fines up to 7,200 currency points or imprisonment up to 3 years.This summary provides a guide to your rights and duties under the Landlord and Tenant Act. For specific legal advice, consult a qualified lawyer.

If your landlord stops providing a service they agreed to in your tenancy, such as water, security, or garbage collection, they must reduce your rent. The reduction must be fair and match the value of the lost service. You do not need to go to court to demand this – the law requires the landlord to lower the rent automatically when the service stops. This protects you from paying full price for incomplete services.

Know your rights: if your landlord stops providing an agreed service, they must reduce your rent proportionately. Learn more under the Landlord and Tenant Act.

Section 28: Rent Reduction When Service Stops in Uganda

A landlord shall decrease the rent charged to a tenant where the landlord ceases to provide any service agreed to with respect to the occupancy of the premises by the tenant.

A decrease in rent under subsection (1) shall be proportionate to the decrease of the services.

Section 28: Rent Reduction When Service Stops in Uganda

28.Decrease of rent in certain cases

Plain English Summary