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Houses and Apartments for Rent in Uganda

Updated 3 November 2026 · Land & Property editorial team

Under the Landlord and Tenant Act, 2022, a landlord cannot ask for more than three months' rent in advance unless you agree otherwise (section 24), and the security deposit is capped at one month's rent (section 30). Rent can rise by no more than 10% a year without agreement, on at least sixty days' notice (section 26). Eviction needs notice, and unlawful eviction can cost a landlord three months' rent.

Rent in advance
Up to 3 months, unless both agree more (s.24)
Security deposit
No more than one month's rent (s.30)
Rent increase
Max 10% a year unless agreed, 60 days' notice (s.26)
Notice to end a monthly tenancy
30 days (s.38)

What does the Landlord and Tenant Act, 2022 say about advance rent and deposits?

The Landlord and Tenant Act, 2022 (Act 9 of 2022) sets limits that many tenants in Kampala do not know about. Section numbers below come from the Act as published in the Uganda Gazette Supplement of 17 June 2022. Amendments after that date are possible, so check ULII for the current text.

TopicWhat the Act saysSection
Written agreementA tenancy of twenty-five currency points or more is not enforceable by action unless it is in writing4
Rent in advanceNo more than three months in advance for a tenancy of more than one month, or two weeks for a tenancy of less than a month, unless landlord and tenant agree otherwise24
ReceiptsThe landlord must give a written receipt, at once if you pay in person25
Security depositOnly one deposit, not more than one month's rent (or one-twelfth of a year's rent if that is less). The landlord must state in writing when it may be withheld, may not withhold it for normal wear and tear and must give a receipt30

Because advance rent can be higher if you "mutually agree", a landlord may ask you to sign for more. You do not have to. Read security deposit and Tenancy Agreement in Uganda before you pay.

How much can a landlord increase rent?

Section 26 says that unless the parties agree otherwise in the tenancy agreement, a landlord shall not raise rent by more than ten percent a year, or another percentage the Minister sets by statutory instrument. The landlord must give at least sixty days' notice in the prescribed form, may not raise rent more than once in twelve months, and cannot raise rent during a fixed term unless the agreement allows it. An increase that breaks these rules is invalid. If a tenant does not object or negotiate, a lawful increase is taken as accepted (section 27). Full detail is at How Much Can a Landlord Increase Rent in Uganda?.

What notice must a landlord give, and when is eviction unlawful?

For a residential tenancy, section 38 sets the minimum notice to end the tenancy at seven days for a weekly tenancy, thirty days for a monthly tenancy and sixty days for a year-to-year tenancy. A shorter period in the agreement is void. Either side may challenge a termination in court (section 41). If a tenant does not leave on the date in a valid notice, section 43 allows the landlord to re-enter and take possession in the presence of the area local council officials and the police.

Section 45 forbids evicting a tenant, or trying to compel a tenant to leave, except in accordance with the Act or the agreement. A tenant evicted unlawfully may pursue relief in court or claim an amount equal to three months' rent, and the court must also order compensation for damages. Locking you out or removing the door is not a lawful way to end a tenancy. See How to Evict a Tenant Legally in Uganda and Tenant Not Paying Rent.

How much is rent in Kampala?

We do not publish a rent table for this page. The Land & Property snapshot of 3 November 2026 that we use for dated facts covers properties for sale, and we have no rent series we can date and source. Any monthly rent we quoted would be a guess. Rent depends on the estate, the size, security, water and power, and whether the landlord charges a service fee. A landlord may charge a fee for extra services such as security, conservancy and sanitation (section 46), so ask what is included. Use Houses and Apartments for Rent in Kampala by Area and the homes to rent now filter to compare real listings.

How do I avoid rental scams?

A Nymy Net report of 16 July 2025 on fake property agents on social media lists the patterns reported by people looking for property in Uganda: inspection fees sent by mobile money to a person who then disappears, listings that are already let or never existed, the same listing sold to several clients, and a low advertised price that turns out to be much higher once you have paid fees. Its advice is to meet at the property before paying, not to send money by mobile money to unverified personal numbers before inspecting, to check the agent's online presence and profile, and to be sceptical of prices well below those of similar units nearby. We add three rules: never pay a deposit to a personal number you have not verified, ask to see the landlord's or caretaker's identification, and insist on a written receipt, which the Act requires for rent (section 25) and for the deposit (section 30).

Agents who list through Land & Property are identity-checked before they receive a Verified badge, as explained at Verified Property Agents in Uganda (Every Agent Checked), and the checks are listed in Check an Agent Before You Pay.

Can I book a short stay, or list a place for nightly guests?

Land & Property is setting up short stays next to long rentals. The model is that the guest books and pays through Land & Property, and we pay the property owner after taking our percentage. Owners do not chase guests for payment, and guests deal with one platform. Confirm what is open on the short stays page before you plan around it.

I am a landlord. What do I need to do?

Put the agreement in writing, give receipts, keep to the deposit and advance-rent limits and use the notice periods above. Read landlord tenant act landlords and Landlord Guide for Uganda: Law, Tax and Rent Collection. If you run short stays, see Airbnb in Kampala: Areas, Hosting Rules and Tax. To list a home for rent, use sign up. Renting in Kenya? Read Houses and Apartments for Rent in Nairobi by Estate. For the law in one place see Landlord and Tenant Act 2022.

In this section

Frequently asked questions

How much deposit can a landlord ask for in Uganda?

Under section 30 of the Landlord and Tenant Act, 2022 a landlord may require only one security deposit, not more than one month's rent. The landlord must state in writing when it can be withheld, cannot withhold it for normal wear and tear, and must give you a written receipt.

How much advance rent can a landlord demand?

For a tenancy of more than one month, no more than three months in advance, and for a tenancy of less than one month no more than two weeks (section 24). If you and the landlord agree to more, the limit does not apply, so you are not bound to agree.

How much is rent in Kampala?

We do not publish a rent figure because we have no dated, sourced rent data for this page. Rents differ by estate, size and services. Compare real listings in the same area, and ask what the rent includes, including any service fee.

How do I avoid rental scams?

Visit the property before paying anything, never send inspection fees to a personal number you have not verified, compare the price with similar units nearby, and insist on written receipts. Check the agent's record, or use an agent who has been identity-verified.

How much notice must a landlord give to end a monthly tenancy?

Thirty days for a residential monthly tenancy, seven days for weekly and sixty days for year to year, under section 38. A shorter period in the agreement is void. Rent increases need at least sixty days' notice under section 26.

Can a landlord throw me out without a court order?

The Act forbids evicting or compelling a tenant to leave except as the Act or the agreement allows (section 45). Where a tenant stays after a valid notice, the landlord may re-enter in the presence of local council officials and police (section 43). Unlawful eviction can give you relief or three months' rent.

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Sources

  1. The Landlord and Tenant Act, 2022 (Act 9 of 2022), ss.4, 24-27, 30, 38, 41, 43, 45, 46, Uganda Gazette Supplement, copy on ULII (accessed 2026-11)
  2. Fake property agents on social media, Nymy Net (accessed 2026-11)

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