Landlord and Tenant Act 2022: Plain-English Guide

What does the Landlord and Tenant Act 2022 cover, and when did it start?

The long title says the Act is "to regulate the relationship of landlord and tenant" and "to reform and consolidate the law relating to the letting of premises". It was assented to on 12 April 2022, published in the Uganda Gazette on 17 June 2022 and commenced that day. The full text is on the ULII legislation portal as Act 9 of 2022 (see the source list below), so cite it by that number and date.

It applies to "the letting of residential and business premises" (section 1(1)). So a house, a flat, a shop and an office all fall under it. The Minister may, with Parliament's approval, exempt particular premises by statutory instrument (section 1(2)). Section 1(3) lists three arrangements it does not apply to: residence at an institution where the residence is only incidental to detention or to medical, religious, educational, recreational or similar services; "residence in a hotel, motel, or other transient lodging"; and occupancy under a contract of employment. The Act defines "landlord" to include the landlord's duly authorised agent and any person in lawful possession who has the right to let (section 2), so a property manager's acts can bind the owner. A "court" includes local council courts (section 2).

Where does each rule sit in the Act?

Use this map to find the section, then open the guide that explains it. Section numbers are from the Act's arrangement of sections and text.

Must a tenancy agreement be in writing?

Not always, but write it down. Section 3(1) allows a tenancy agreement to be in writing, by word of mouth, part written and part spoken, in a data message or implied from conduct. A written agreement should follow the form in Schedule 2, though the parties may modify it (section 3(2)). If the agreement is not written, the landlord must keep a record of the parties, the premises, any non-citizen's immigration status, and the rent and how it is paid, and give the tenant a copy within 14 days of the tenant taking vacant possession (section 3(3) and (4)).

The ID rule is easy to miss. A landlord shall not enter into a tenancy agreement with an individual who has not shown a national ID, alien's ID or other identification document, or with a company that has not given registration details (section 3(5)). "Identification document" includes a driving permit, a passport and a certified student ID (section 3(6)). Section 4 makes an agreement worth 25 currency points or more (UGX 500,000) unenforceable by court action unless it is in writing or in a data message, or the party it is brought against admits it. Section 5 requires the landlord to give the tenant a copy immediately after signing. Any term that reduces the Act's protections is void (section 11(1)), and so is a term making one party pay the other's costs of preparing the agreement (section 11(2)).

What limits apply to deposits, advance rent and rent increases?

These are the rules most people search for. All are in Part VI.

• Deposit (section 30). A landlord shall not require more than one security deposit, or an amount above one month's rent or one-twelfth of a year's rent, whichever is less. The landlord must state in writing when any part may be withheld, may not withhold for normal wear and tear, and must give a written receipt. If the landlord changes, the deposit passes to the new landlord, who must tell the tenant.
• Advance rent (section 24). A landlord shall not require more than three months in advance for a tenancy longer than a month, or more than two weeks for a shorter one. The limit does not apply where tenant and landlord mutually agree to more.
• Receipts (section 25). A written receipt immediately for payment in person, or within five working days if the payment was not in person and a receipt was requested at the time. It shows the amount and the period, and the landlord keeps a record.
• Increases (sections 26 and 27). Unless the agreement says otherwise, no more than 10% a year or another percentage the Minister prescribes by statutory instrument; at least 60 days' notice in the prescribed form; no increase inside a fixed term unless the agreement allows it; none within 12 months of the last; an increase that breaks these rules is invalid. A tenant who does not object or negotiate, where the increase complies, is taken to have accepted it.
• Arrears (section 29). The landlord may apply to court for rent owed. If default continues for more than 30 days, the landlord may re-enter in the presence of an area local council official and the police.

The Daily Monitor reported on 1 October 2026 the same 10% cap, 60-day notice and the legal re-entry procedure. The Act itself says 60 days, and we follow the Act. Worked examples: How Much Can a Landlord Increase Rent in Uganda?.

How does a tenancy end, and what is unlawful eviction?

A tenancy shall not be terminated except in accordance with the Act or the tenancy agreement (section 34). The routes are agreement (section 35), the tenant leaving with the landlord's consent (section 36), expiry of a fixed term or event (section 37), notice (section 38), abandonment (section 39) and the death of a sole tenant (section 40). For residential tenancies, notice is seven days for weekly, thirty days for monthly and sixty days for year-to-year tenancies, and a shorter period in the agreement is void (section 38(2) and (4)). Notice does not end the parties' other duties (section 38(5)). The notice rules in section 38(2) are written for residential tenancies, so a business lease should set its own notice period.

A tenant or landlord may challenge a termination in court. If the court finds it was not justified or not in line with the Act, it may reinstate the tenancy or award damages or another remedy. The tenant remains liable for rent meanwhile (section 41). If a tenant does not leave on the date in a valid notice, the landlord may re-enter in the presence of area local council officials and the police (section 43). Section 45(1) forbids a landlord to evict, or to require or try to compel a tenant to leave, except as the Act or agreement allows. For a breach, the tenant may seek relief from a court or the equivalent of three months' rent, and the court must also order compensation for damages (section 45(2) and (3)). See How to Evict a Tenant Legally in Uganda.

What changed from the old Rent Restriction regime?

Section 52(1) repeals the Rent Restriction Act, Cap. 231. Section 52(2) keeps in force any statutory instrument made under that Act and in force when the new Act started, until it is revoked under the new Act. That means a particular area order could in theory still apply, so ask the Ministry of Lands, Housing and Urban Development if your premises might be affected. Beyond that, the sources we read describe the 2022 Act as consolidating and reforming letting law rather than listing a point-by-point comparison, and we do not make one. What is new in practice is the set of explicit caps and duties above, such as the one-month deposit, the three-month advance limit and the written-receipt rule.

The Act also lets the Minister make regulations, including to prescribe forms, to regulate the use and licensing of agents and to set penalties of up to 7,200 currency points or three years' imprisonment, or both (section 51). Several rules, including the receipt and rent-increase notices, refer to "the prescribed form". Check with the Ministry whether forms have been issued before you rely on a particular template. Tenants in Kenya should read Tenant Rights in Kenya: Deposits, Notice, Eviction, because the rules differ.

Where do I take a rent dispute?

The Act speaks of "a court of competent jurisdiction" and defines "court" to include local council courts (section 2). It does not create a separate rent tribunal that we could find in the text. For rent arrears, section 29(4) applies the Judicature (Small Claims Procedure) Rules, 2011 where the claim does not exceed the small-claims limit. A 2022 Afriwise summary of the Act gave that figure as UGX 10 million, so confirm today's limit with the court registry. For a contested eviction, an advocate is the safe route.

The Daily Monitor reported on 1 October 2026 that the State Minister for Housing said the Ministry is studying how the Act is being implemented and preparing to act against violators, after receiving many petitions about landlord-tenant disputes. Keep copies of the agreement, receipts and messages. Landlords can reduce disputes by screening well: How to Find and Screen Good Tenants in Uganda, collecting rent with a record: Collect Rent Online in Uganda With Pesapal or Flutterwave, and using the landlord access plan. To advertise, list your rental. This is general information, not legal advice. Browse rentals in Uganda to see how terms are described.

Frequently asked questions

Related guides

• Landlord Guide for Uganda: Law, Tax and Rent Collection
• Landlord and Tenant Act 2022: Tenant Rights
• Landlord and Tenant Act 2022: Landlord Duties
• How to Evict a Tenant Legally in Uganda
• How Much Deposit Can a Landlord Charge in Uganda?
• Houses and Apartments for Rent in Uganda