Checklist: Inspecting a Second-Hand Apartment

What should I check when buying an apartment?

Use the table on the day of the visit, then follow up each item in writing. A good seller will not mind. A seller who dodges questions about the building is giving you information too.

Knight Frank's H1 2026 review says adequate parking has hardened from a preference into a prerequisite, and that reliable backup power, water, connectivity and security are the baseline below which stock struggles to compete. The same standard is a fair test for any building you view.

How do I check service-charge arrears?

Unpaid charges are a building-wide problem, because the corporation pays for repairs, insurance and security from them. Under the Condominium Property Act, 2001 (Act 4 of 2001), the corporation must keep a fund for administrative expenses and raise it by levying contributions on the units in proportion to their unit factors (section 20(1)(c) to (e)). The corporation can recover a levied contribution by an action for debt against the owner at the time of the resolution and the owner when the action is started, jointly and severally (section 32(2)). A corporation may also register a charge against the unit for the unpaid amount (section 32(5) and (6)).

That is why a buyer should ask early. Section 32(3) says the corporation must, on the application of an owner or a person the owner authorises in writing, certify the amount payable, how it is paid, a statement of account and any interest on the unpaid balance. Your seller can apply and give you the certificate. Check the date on it, and see our full guide, Unpaid Service Charge: What a Condo Can Do.

Also ask the managing agent for the budget, financial statement, by-laws and insurance details. Section 35 says the managing agent must provide these within 21 days of a written request and payment of the prescribed fee. Section numbers follow the 2001 text, so confirm them against the current edition.

Does the building have an occupation permit?

Ask to see the plan approval and the occupation permit for the building, not only for the unit. A Daily Monitor article on occupation permits says every building must have a valid one. Treat it as a document you must see, not one you may assume, and ask your lawyer what the current Building Control rules require for the building you are viewing.

A condominium plan is also registered with certificates from a surveyor and the local authority that the division of the building was approved (section 10 of the Act). If the seller cannot show either, ask why, and talk to a lawyer before going further. For new buildings, see Buying an Apartment Off Plan in Uganda, and for handover defects, snag list new house.

Which documents should match what I saw?

1. The unit title. It should name the seller and show the unit factor. The registrar records the unit factor on the title (section 6(1)). Have a lawyer search it for charges, caveats or mortgages.
2. The condominium plan and the by-laws, which bind every owner (section 29).
3. The latest financial statement and budget of the corporation.
4. An arrears certificate for the unit, dated close to completion.
5. Insurance policies. The corporation must insure the buildings against fire (section 20(1)(f)), and an owner or chargee can ask for copies within 21 days (section 35(4)).
6. Tenancy details, if the unit is let. An owner must tell the corporation within seven days when a tenant starts or leaves (section 43).

If the apartment is part of a building sold on a master title instead of unit titles, stop and read condominium title vs master title.

What should I look at room by room?

• Kitchen and bathrooms: run every tap, flush every toilet, check under sinks for leaks and look at the ceiling below for stains.
• Windows and doors: open and close each one, test locks and look for gaps.
• Electrics: test sockets and switches, and look at the distribution board for burn marks or loose wires.
• Walls and ceilings: look for damp, mould and hairline cracks that run through the plaster.
• Balcony: check the rails, the floor slope and where the water drains.
• Common areas: stairs, lights, rubbish area, gate and any pool or play area. The condition of the common property tells you how the corporation spends its money.

Take dated photos, and ask a builder or engineer you trust to come with you for a unit above your usual budget. For a house, see house inspection. Some of the same logic applies to other purchases, such as the checks in Inspect a Forest Before You Buy.

What are the next steps after the walk-through?

Write down every problem, ask for repairs or a price reduction, and get the answers in writing. Do not pay more than a small booking amount until your lawyer has searched the title and seen the arrears certificate and building papers. When you are ready to proceed, our guide to resale apartment transfers explains the steps, and the overview houses and apartments for sale in Uganda lists what we have. To see apartments with a verified guide, browse apartment listings and book an escorted site visit.

Listings available now

Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.

• Rentals for sale in Kira at 280m Kira, Wakiso · Apartment UGX 280,000,000
• Apartments making 6m For sale at 680m Kyaliwajjala, Wakiso · Apartment UGX 680,000,000
• 34 units Apartments Block in kyanja at Ugx5.5bn Kampala · Apartment UGX 5,500,000,000
• Apartments in Kyanja at Ugx1.6bn Kyanja, Kampala · Apartment UGX 1,600,000,000
• Rentals for sale at Namugongo Joggo at 180m Namugongo, Wakiso · Apartment UGX 180,000,000
• Condominiums For sale in Masoli, Gayaza road Kasangati, Wakiso · Apartment UGX 132,000,000

Frequently asked questions

Related guides

• Homes and Condominiums for Sale in Uganda
• House Inspection Checklist Before You Buy
• Buying an Apartment Off Plan in Uganda: 12 Checks
• Selling or Buying a Condo Unit on Resale
• Handover Snag List for New Homes
• Unpaid Service Charge: What a Condo Can Do