Who Pays for Repairs in a Rental in Uganda?
Updated 3 November 2026 · Land & Property editorial team
Under the Landlord and Tenant Act, 2022 the landlord must keep the premises fit to live in and in good repair, including the outside and shared areas (sections 6 and 7). A tenant pays for damage the tenant causes (section 8). If the landlord ignores urgent repairs, or ignores a 14-day written notice, the tenant may repair and, if the landlord does not refund within 14 days, recover reasonable costs from the next rent (section 9).
- Landlord's repair duty
- Keep premises in good repair, outside and common areas included (section 7)
- Fit to live in
- Implied at the start and for the exterior and common areas during the tenancy (section 6)
- Tenant's damage
- Landlord serves repair notice; if unfixed in 14 days the landlord may repair at the tenant's cost (section 8)
- Tenant may repair
- If urgent, or after 14 days' written notice (section 9)
- Reimbursement
- Landlord has 14 days to refund; otherwise tenant recovers from next rent (section 9)
What must a landlord repair in Uganda?
Two sections of the Landlord and Tenant Act, 2022 (Act 9 of 2022) set the landlord's core duty. Section 6 implies, in every residential tenancy, a condition that the premises are fit for human habitation at the start, and an undertaking that the exterior and the common areas will be kept fit during the tenancy. In judging fitness, section 6(3) says regard must be had to repair, stability, internal arrangements, natural light, ventilation, water supply, drainage, toilets, cooking facilities and waste-water disposal. Section 7 then implies a term that the landlord keeps the premises maintained in good repair, extending to the exterior parts and the common areas, judged by the age, character and prospective life of the building and the locality.
These duties are written into the tenancy by law. Section 11(1) makes void any term that tries to exclude, restrict or change a provision of the Act. So a clause saying "the tenant repairs everything, including the roof and plumbing" cannot remove the landlord's duty under section 7 as of November 2026. The same Act also makes the landlord responsible for taxes and rates on the premises (section 10) and for quiet enjoyment (section 19). If a landlord stops providing an agreed service, such as water or security, section 28 requires a proportionate cut in rent.
What must a tenant pay for or look after?
The tenant's duties are in Part V of the Act and in section 8. A tenant must:
- take care not to damage the premises or common areas, and tell the landlord immediately about any damage the tenant becomes aware of (section 16);
- keep the rented premises reasonably clean, unless the agreement makes the landlord responsible (section 17);
- not install fixtures, or make alterations, without the landlord's consent, and restore the premises or pay the reasonable cost of restoring them before leaving, unless the agreement says otherwise (section 18);
- pay separately metered electricity and water, as set out in section 12 (the landlord pays the first connection and unmetered supply, section 13).
Section 8(1) says the landlord's repair duty does not cover damage caused by the tenant's negligence or failure to take reasonable care. Where a tenant damages the premises or common areas, the landlord must serve a repair notice in the form the Minister prescribes. If the tenant does not repair within fourteen days, except in an emergency, the landlord may repair and charge the tenant (section 8(4)). The landlord must then give the tenant the particulars of the cost with supporting documents (section 8(5)). The tenant has fourteen days to reimburse, or the cost may be deducted from any rent advance the landlord holds (section 8(6)).
Normal ageing is not the tenant's fault. Section 30(4) says a security deposit may not be withheld for normal wear and tear from ordinary use. See deposit refund landlord for the deposit rules.
When can a tenant repair and recover the cost?
Section 9 is the part most tenants do not know. A tenant may carry out repairs where the repair is urgent, or where the tenant has taken reasonable steps to have the landlord repair and, after serving fourteen days' notice of the need for and cost of the repair, still cannot get it done. Section 9(2) lists urgent repairs, including burst water services, a blocked or broken toilet, a serious roof leak, a gas leak, a dangerous electrical fault, flooding, failure of the water, gas or power supply, a serious fault in a lift or staircase, and any fault that makes the premises unsafe or insecure. The list also includes failure of an essential appliance that the landlord or agent provided for hot water, water, cooking, heating or laundry.
| Step | What the Act says | Section |
|---|---|---|
| 1. Tell the landlord | Serve notice of the need for repair and its cost; for non-urgent repairs, fourteen days' notice (put it in writing) | 9(1) |
| 2. Repair at a fair price | Costs must be reasonable and at prevailing market rates | 9(4) |
| 3. Report back at once | Written notice of the repairs done, the costs and the supporting documents | 9(3) |
| 4. Landlord pays | Landlord reimburses within fourteen days after receiving the notice | 9(5) |
| 5. If not refunded | Tenant recovers the cost from the rent due and payable immediately after the repair | 9(6) |
This is the Act's route for a tenant to recover repair costs out of rent (section 28 separately cuts rent when an agreed service stops). It does not allow a tenant to stop paying rent because a repair is pending. Keep the quotes, receipts and photographs, and the written notices, and keep paying the rest of the rent. See Rent Receipts and Records: What Tenants Should Keep.
What should I do when a landlord does not repair?
Take the steps in order and keep a written trail.
- Send a written notice (a WhatsApp message with a photograph works as a first step, and a signed letter works better) describing the fault, with a date.
- If it is urgent in the sense of section 9(2), arrange the repair at a fair price, keep the receipt and give the landlord the written notice with costs.
- If it is not urgent, give the fourteen days' notice that section 9(1)(b) requires before you repair.
- Ask the landlord to refund within fourteen days. If there is no refund, deduct only the proven cost from the next rent, and say so in writing.
- If the landlord threatens to evict you for asking, know that section 45 forbids a landlord from evicting or trying to compel a tenant to leave except in accordance with the Act or the agreement. A tenant evicted in breach may seek relief in court or an equivalent of three months' rent, plus damages ordered by the court. See Landlord and Tenant Act 2022.
A landlord who thinks the damage is your fault will serve a notice under section 8. Answer it in writing and agree who does what. A landlord who wants a tenant out must follow the notice rules in How to Evict a Tenant Legally in Uganda, and a tenant who stops paying rent faces the steps explained under Landlord and Tenant Act 2022.
Where are repair disputes settled?
The Act does not set up a rent tribunal or a special repair authority. Section 2 defines "court" as a court of competent jurisdiction, including local council courts. Section 41 lets either side challenge a termination in court, and the court may order the tenancy to be reinstated or award damages. A tenant who challenges a termination still has to pay rent while the case goes on (section 41(3)). For rent arrears, section 29(4) points to the Judicature (Small Claims Procedure) Rules, 2011 where the claim is within the small claims limit.
The Office of the Prime Minister's record of a February 2026 meeting with Kampala landlords and tenants says the housing ministry was directed to have regulations under section 51 of the Act drafted. We have not found a published repair-notice form as of November 2026, so use a clear written letter that states the fault, the date and what you want done. Area local council officials also have a role in the Act, since they must be present when a landlord re-enters under sections 29 and 43. Before you rent, use the Rental Viewing Checklist for Tenants to spot repairs in advance, and look at 3 Bedroom Houses for Rent in Kampala and Wakiso or homes to rent now. Read How to Avoid Rental Scams in Kampala before paying anyone. Landlords can read rental income tax to see that repairs do not reduce individual rental tax. See also Apartments for rent Kampala.
Frequently asked questions
Who fixes a broken water heater?
If the landlord or agent provided the heater, its failure is on the list of urgent repairs in section 9(2) of the Landlord and Tenant Act, 2022, and the landlord must keep the premises in repair under section 7. If you broke it by negligence, section 8 puts the cost on you.
Can I deduct repairs from rent?
Only through section 9. For an urgent repair, or after fourteen days' written notice, you may repair at a reasonable market cost, give the landlord notice and receipts, and recover the cost from the next rent if the landlord does not refund within fourteen days. Do not stop paying rent for other reasons.
Who pays for a leaking roof?
The landlord. A serious roof leak is an urgent repair in section 9(2), and the roof is part of the exterior the landlord must maintain under section 7. If the leak is caused by the tenant, for example by an unapproved alteration, the landlord may charge the tenant under section 8.
Can a landlord charge me for painting when I leave?
Not for normal wear and tear. Section 30(4) says a security deposit cannot be withheld for it. The landlord may charge for damage you caused, or for restoring alterations you made without consent (section 18). Ask for the particulars and receipts in writing.
What if my landlord threatens eviction after I ask for repairs?
Section 45 forbids a landlord from evicting or trying to compel a tenant to leave except as the Act or the agreement allows. A tenant evicted unlawfully may seek relief in court or an equivalent of three months' rent, and the court must order compensation for damages.
Sources
- Landlord and Tenant Act, 2022 (Act 9 of 2022), Acts Supplement No. 6, 17 June 2022, Uganda Gazette, as published on ULII (accessed 2026-11)
- Kampala landlords, tenants meet Prime Minister over hiked rental charges (12 February 2026), Office of the Prime Minister (accessed 2026-11)