How Much Can a Landlord Increase Rent in Uganda?
Updated 3 November 2026 · Land & Property editorial team
As of November 2026, section 26 of Uganda's Landlord and Tenant Act, 2022 says rent may not rise by more than 10% a year unless the tenancy agreement says otherwise, the landlord must give at least 60 days' notice in the prescribed form, increases cannot come within 12 months of each other, and none can happen inside a fixed term unless the agreement allows it. An increase that breaks these rules is invalid.
- Cap
- 10% a year, unless the agreement says otherwise (section 26(1))
- Notice
- At least 60 days, in the prescribed form (section 26(2))
- Gap between increases
- Not less than 12 months (section 26(4))
- Fixed term
- No increase before the term ends unless the agreement provides (section 26(3))
- Rule broken
- Increase is invalid (section 26(5))
What does the law say about rent increases in Uganda?
Section 26 of the Landlord and Tenant Act, 2022 (Act 9 of 2022) is the rule. Its five parts, in plain words and checked against the Act's text on ULII (PDF) in November 2026:
- Unless the parties otherwise agree in their tenancy agreement, a landlord shall not increase rent at a rate of more than ten percent annually, or such other percentage as the Minister prescribes by statutory instrument.
- A landlord shall give a tenant at least sixty days' notice, in the prescribed form, of a proposed increase.
- In a fixed term tenancy the rent cannot go up before the term ends, unless the agreement provides for an increase within the term.
- The landlord shall not increase rent at intervals of less than twelve months.
- An increase that contravenes the section is invalid.
The Minister can change the 10% figure by statutory instrument, so check for any change before relying on it. This is general information, not legal advice. Compare it with the other money rules in How Much Deposit Can a Landlord Charge in Uganda? and Rent in Advance.
Is the notice period 60 days or 90 days?
The Act says 60 days. The confusion comes from secondary summaries. An Office of the Prime Minister page about a February 2026 meeting of Kampala commercial landlords and tenants states a 90-day notice for rent increases, with a 10% annual cap, as part of the Act's rules (OPM). But section 26(2) of the Act itself says "at least sixty days". The Daily Monitor reported the same 60 days on 1 October 2026 (Daily Monitor), and an Afriwise legal summary from 2022 gives the 10% cap without a 90-day figure (Afriwise).
| Source | Notice stated | Weight |
|---|---|---|
| Act, section 26(2) | At least 60 days | The law |
| Daily Monitor, 1 Oct 2026 | 60 days | News report of the law |
| OPM page, Feb 2026 | 90 days | Summary, conflicts with the Act |
A landlord who gives more than 60 days is acting lawfully, and your agreement can promise longer. A landlord who gives less is not.
How does the 10% cap work in shillings?
The cap is "at a rate of more than ten percent annually". In practice, ten percent of the current rent is the most the rent may rise in one 12-month step. These are worked examples of the rule, not market prices:
| Current monthly rent | Highest rent after one lawful increase |
|---|---|
| UGX 500,000 | UGX 550,000 |
| UGX 1,000,000 | UGX 1,100,000 |
| UGX 3,000,000 | UGX 3,300,000 |
The words "unless the parties otherwise agree in their tenancy agreement" matter. If you signed an agreement that sets a different increase, such as a fixed yearly step, that agreement can govern. So read the clause before you assume the 10% cap protects you, and tenants should avoid signing an open-ended "rent may be reviewed at any time" clause. See tenancy agreement clauses.
Timing example: a notice served on 1 November 2026 cannot take effect before 31 December 2026, and only if 12 months have passed since the last increase.
What must the notice contain, and can it be oral?
Section 26(2) requires notice "in the prescribed form". The Act lets the Minister prescribe forms by regulation (section 51(2)), and a February 2026 meeting chaired by the Prime Minister resolved that those regulations be drafted (OPM), so confirm with the Ministry whether a rent increase form has been issued. Until you have one, a written notice that states the current rent, the new rent, the percentage, the date it starts and the date of service is the careful choice, and the landlord should keep proof of delivery. The model agreement in Schedule 2 also assumes notice in writing. A landlord who raises rent by a text or a verbal remark risks having the increase treated as invalid.
Some agreements say a notice is served if left at the premises or on the door, as in clause 7(e) of the Schedule 2 model. Tenants should still ask for the new figure in writing.
What if I do not agree with an increase?
Section 27 says a tenant who does not object or reach agreement with the landlord, and the increase follows the Act, is taken to have accepted it. So silence works against you. Object in writing within the notice period, say which rule you believe is broken, and offer to negotiate. If the increase breaks section 26, it is invalid and you can continue paying the old rent, though you should keep paying that and keep receipts so you cannot be accused of arrears.
- Check the 10% limit, the 60 days, the 12-month gap and your fixed term.
- Write down your objection and keep a copy.
- Ask the local council to mediate. The Act's definition of court includes local council courts (section 2).
- Disputes about a termination follow section 41, under which the tenant stays liable for rent while challenging.
The Prime Minister's meeting in February 2026, about commercial buildings, heard tenants complain of landlords raising rent well above the cap, and the Housing Ministry has said it is preparing to act against violators (OPM; Daily Monitor).
What can landlords and renters do next?
Landlords who want to raise rent lawfully should put the date of the last increase on file, send written notice at least 60 days ahead, keep within 10% unless the agreement says otherwise and wait 12 months between increases. Tenants who want to compare what similar homes cost can browse Rent in Kampala by Area, for example 2 Bedroom Houses and Apartments for Rent in Kampala, or homes to rent now. The wider guide is Rentals Uganda. For notice to end a tenancy rather than raise rent, see notice period tenancy.
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Frequently asked questions
How often can rent go up?
Not more often than once every 12 months. Section 26(4) of the Landlord and Tenant Act, 2022 says a landlord shall not increase rent at intervals of less than twelve months. In a fixed term tenancy there is no increase before the term ends unless the agreement itself provides for one.
How much notice for a rent increase?
At least 60 days, in the prescribed form, under section 26(2). Some summaries say 90 days, including a Prime Minister's office page of February 2026, but the Act says 60. A landlord may give longer notice, and your agreement may promise longer.
Is there a 10% limit on rent increases in Uganda?
Yes, with a condition. Section 26(1) says a landlord shall not increase rent at a rate of more than ten percent annually, unless the parties otherwise agree in their tenancy agreement, or another percentage is prescribed by the Minister. Check whether the Minister has prescribed a different percentage before relying on 10%.
What happens if a landlord ignores the rules?
Under section 26(5) an increase that contravenes the section is invalid, so you owe the old rent. Keep receipts of your payments and your objection in writing. If the landlord pushes eviction, the Act says a landlord may not evict except in accordance with it (section 45).
Do I have to accept a rent increase if I stay silent?
Section 27 says that if a tenant does not object or reach an agreement with the landlord, and the increase follows the Act, the tenant is taken to have accepted it. So object in writing within the notice period if you disagree.
Sources
- Landlord and Tenant Act, 2022 (Act 9 of 2022), full text (PDF), ULII / Uganda Legal Information Institute (accessed 2026-11)
- Landlord and Tenant Act, 2022, consolidated text as at 31 Dec 2023, ULII (accessed 2026-11)
- Kampala landlords, tenants meet Prime Minister over hiked rental charges, Office of the Prime Minister (accessed 2026-11)
- Tougher guidelines for landlord tenant law (1 Oct 2026), Daily Monitor (accessed 2026-11)
- An Insight into Key Provisions of the Landlord and Tenant Act, 2022 (29 Jun 2022), Afriwise (accessed 2026-11)