How to Get Your Deposit Back From a Landlord
Updated 3 November 2026 · Land & Property editorial team
Under section 30 of the Landlord and Tenant Act 2022, a landlord may not keep your deposit for normal wear and tear, must have told you in writing when any part may be withheld, and must have given you a receipt. The Act sets no fixed refund deadline, so ask in writing with a date, record the condition of the unit, and escalate if refused, as at November 2026.
What does the law say about getting a deposit back?
The rule is in section 30 of the Landlord and Tenant Act 2022 (Act 9 of 2022), headed "Security deposit". Its main points are these.
| Rule | Section |
|---|---|
| Only one deposit, and it may not be above one month's rent (or one-twelfth of a year's rent, whichever is less) | 30(2) |
| The landlord must tell the tenant in writing the terms under which any part of the deposit may be withheld on termination | 30(3) |
| A deposit must not be withheld for normal wear and tear from ordinary use | 30(4) |
| The landlord must give a written receipt for the deposit | 30(5) |
| If the landlord changes during the tenancy, the deposit transfers and the new landlord must tell you | 30(6) |
The section does not set a number of days for the refund. A blog or friend may quote 14, 30 or 45 days, but we found no such figure in the Act, so do not rely on one. What you can do is set a reasonable date in your own written request, and show later that you gave it.
The Act also says that a term in a tenancy which tries to exclude or restrict a provision of the Act is void (section 11(1)). A clause saying that "the deposit is always forfeited for repainting" is hard to reconcile with section 30(4).
Why does the receipt matter?
The receipt proves that you paid, how much, and when. Section 30(5) requires it, and section 25 requires a written receipt for rent payments as well. If you never got one, ask the landlord for a written acknowledgment now, quoting the date and amount, and keep the mobile money or bank message that shows the payment.
Also look for the written terms in section 30(3). Your tenancy agreement should say in what circumstances the landlord may keep part of the deposit, for example unpaid rent, unpaid utilities or damage beyond normal use. If the agreement does not say, the landlord's position is weaker. Section 3(1) of the Act says that when the parties sign an agreement, its terms govern the tenancy, so read what you signed. If you are worried about a landlord who took money and never signed anything, see How to Avoid Rental Scams in Kampala.
What is wear and tear, and what can be deducted?
The Act says normal wear and tear from ordinary use cannot be deducted. It does not list examples, so use common sense and your photographs.
| Normally wear and tear (not deductible) | Likely damage (may be deducted if agreed in writing) |
|---|---|
| Paint dulled or lightly marked by living in the house | Holes in walls, graffiti, large stains |
| Faded curtains, worn floor near doors | Burn marks, torn carpets, broken tiles |
| Loose door handles, tired hinges | Broken windows, doors or locks |
| Small marks where furniture stood | Missing fittings or furniture from a furnished flat |
Other legitimate deductions are arrears of rent and unpaid bills the tenant is responsible for. Section 47 of the Act gives a useful model for fairness: where one side pays something the other is liable for, the other must reimburse within fourteen days of a written request with a copy of the receipt or other evidence of the cost. A landlord who deducts for repairs should show you evidence of the cost in the same way. Our guide to How Much Deposit Can a Landlord Charge in Uganda? covers the limit itself.
What should I do before I move out?
- Give written notice. Under section 38, notice is seven days for a weekly tenancy, thirty for a monthly one and sixty for a year-to-year tenancy, unless your agreement sets longer notice. Keep a copy.
- Pay what you owe. Clear rent and bills, and keep the receipts. Section 25 gives you the right to a written receipt for rent.
- Ask for a joint inspection. Walk through with the landlord or the agent on the last day with the inventory and your move-in photos. Note faults, and sign the list together. If the landlord will not come, send your list by message.
- Photograph and film every room. Show the walls, floors, fittings and meters, with the date.
- Return keys against a signed note. Write the date and time.
- Request the deposit in writing. State the amount, the receipt date, the account to be paid, and a date for payment. Fourteen days is a reasonable request, but it is our suggestion, not a legal deadline.
Be careful about the exit date. Section 39 says a landlord who believes a tenant has abandoned the premises must give fourteen days' notice, and treats a tenant as having abandoned after 30 days' absence without notice and rent unpaid. Do not leave without telling the landlord.
What if the landlord refuses to return the deposit?
Move up in steps and keep a record of each one.
- Send a second written demand. Quote section 30, attach the receipt and your inspection list, and ask for the money or an itemised statement of deductions with evidence.
- Ask for mediation. A local council official, an agent who arranged the let or a neighbour known to both sides can help. This is practical advice, not a legal step.
- Use an advocate for a demand letter. A letter from a lawyer often changes the response.
- Go to court. A deposit is money owed to you, so you can sue for it in a court of competent jurisdiction. Ask the court registry whether your claim can use the small claims procedure. The Act applies the Judicature (Small Claims Procedure) Rules, 2011 to rent arrears claims within the small claims limit, which Afriwise's note on the Act puts at UGX 10 million. Check whether a deposit claim of your size qualifies.
If the "landlord" has disappeared or was never the owner, it may be fraud. Keep the evidence and report to police. See How to Avoid Rental Scams in Kampala.
Where do I read more and find my next home?
A full guide to your other rights is at Landlord and Tenant Act 2022. Landlords who keep deposit money should also know their tax duties, set out in Tax on Rental Income in Uganda. When you are ready to move, browse houses for rent in Kampala or homes to rent now, and carry your deposit receipt, inspection list and agreement to the next home.
Frequently asked questions
How long does a landlord have to return a deposit?
The Landlord and Tenant Act 2022 does not give a fixed number of days in section 30. Do not rely on figures quoted online. Send a written request with a reasonable date, such as 14 days (our suggestion), and keep proof that you sent it.
What can be deducted?
Only what your agreement allows in writing under section 30(3), such as unpaid rent, unpaid bills or damage beyond normal use. Section 30(4) says a deposit must not be withheld for normal wear and tear from ordinary use of the premises.
What if I never got a receipt?
Section 30(5) requires the landlord to give you a written receipt for the deposit. Ask for one now in writing, and keep the mobile money or bank message that shows the payment. It is strong evidence of the amount and date.
Can a landlord keep my deposit for repainting?
Not for normal wear and tear. Repainting after ordinary use is normal wear and tear, which section 30(4) says cannot be deducted. A landlord may deduct for damage beyond ordinary use if the written terms allow it, but should show evidence of the cost.
Sources
- Landlord and Tenant Act, 2022 (Act 9 of 2022), sections 3, 11, 25, 30, 38, 39, 41, 47, ULII / Parliament of Uganda (accessed 2026-11)
- An insight into key provisions of the Landlord and Tenant Act, 2022, Afriwise (accessed 2026-11)