How Much Deposit Can a Landlord Charge in Uganda?
Updated 3 November 2026 · Land & Property editorial team
As of November 2026, a Ugandan landlord may take only one security deposit, and it cannot exceed one month's rent (or one-twelfth of a year's rent, whichever is less). The landlord must give a written receipt, state in writing when any of it may be kept, and may not deduct for normal wear and tear. The rule is section 30 of the Landlord and Tenant Act, 2022.
- Number of deposits
- One only (section 30(2))
- Maximum
- One month's rent, or one-twelfth of a year's rent if less
- Receipt
- Written receipt required (section 30(5))
- Deductions
- Terms must be in writing; none for normal wear and tear (section 30(3) and (4))
- Model agreement
- Schedule 2 says a deposit of one month
What is a security deposit in Uganda?
A security deposit is money a tenant pays at the start of a tenancy to secure the tenant's duties under it, such as paying rent and leaving the property in good condition. The Landlord and Tenant Act, 2022 (Act 9 of 2022) says a landlord shall require a tenant to pay a security deposit for that purpose (section 30(1)). It is not rent. It is held to secure the tenant's duties and can be withheld only on the written terms the Act requires.
The Act applies to residential and business lettings (section 1). The full text is on ULII (PDF). This is general information as of November 2026, not legal advice.
How much deposit is legal?
Section 30(2) says a landlord shall not require more than one security deposit, or require or receive an amount above the rent for one month's occupancy, or one-twelfth of the rent for one year's occupancy, whichever is lesser. For a normal monthly rent paid all year, those two figures are the same. If the rent changes during the year, use the lesser. The model tenancy agreement in Schedule 2 also says "a security deposit of one month".
| Monthly rent (example) | Highest lawful deposit | Notes |
|---|---|---|
| UGX 300,000 | UGX 300,000 | One month |
| UGX 800,000 | UGX 800,000 | One month |
| UGX 2,500,000 | UGX 2,500,000 | One month |
These are worked examples of the rule, not market prices. A demand for two or three months' deposit is above the cap. A separate "cleaning fee" or "key deposit" charged on top may be challenged as a second deposit, which the Act does not allow, although the Act does not mention such fees by name. Ask for the clause in writing and take advice if the landlord insists. Advance rent is a different thing; see can landlord ask for 6 months rent in advance.
What must the landlord put in writing?
Three written requirements protect you:
- A receipt. The landlord shall provide a written receipt for the deposit (section 30(5)).
- The terms of deduction. The landlord shall specify in writing the terms and conditions under which the deposit, or part of it, may be withheld when the tenancy ends (section 30(3)).
- The tenancy agreement itself. A tenancy valued at 25 currency points (UGX 500,000, at UGX 20,000 a point under Schedule 1) or more cannot be enforced by action unless it is in writing or the other side admits it (section 4). The landlord must give you a copy as soon as it is signed (section 5).
See tenancy agreement clauses for a clause checklist. Under section 11(1), a term that tries to cut down any provision of the Act is void.
What counts as normal wear and tear?
Section 30(4) says a deposit shall not be withheld on account of normal wear and tear resulting from ordinary use of the premises. The Act does not list examples, so use the plain meaning. Faded paint, light scuffs on floors and slightly worn curtains after a year or two of ordinary living are wear and tear. A broken window, burn marks, holes knocked in walls or missing fittings are damage.
Separately, section 8 deals with damage caused by the tenant's negligence. The landlord must serve a repair notice and give 14 days to repair. If the tenant does not, the landlord can repair and recover the cost with supporting documents, including from rent advance held (section 8(2) to (6)). Take dated photos or video at move-in and move-out, and sign a short condition list. It will settle most arguments.
Do I get the deposit back, and when?
The Act does not set a refund deadline, so agree one in the tenancy agreement. What the Act does say is that the deposit may be withheld only on the terms stated in writing, and never for normal wear and tear. Practical steps are set out on How to Get Your Deposit Back From a Landlord.
- Hand over, with a written move-out inspection, on or before the notice date.
- Ask for the deposit and any itemised deductions in writing, with receipts for repairs.
- If the landlord sells or changes, the deposit must transfer to the successor, who must tell you (section 30(6)).
- If the building is foreclosed and the deposit is not transferred, the previous owner must promptly refund it in full (section 30(7)).
A tenant who believes money was kept unlawfully can go to the local council or court. Rent arrears claims within the small-claims limit use the Judicature (Small Claims Procedure) Rules, 2011, which the Act cites in section 29(4); a law firm summary put that limit at UGX 10 million, so check the current figure (Afriwise, June 2022).
Is the rule the same across leasehold and other tenure?
The deposit cap applies to the letting contract, not to the land title. A flat in a leasehold or mailo building is still a tenancy under the Act; see Leasehold Land in Uganda for how tenure affects owners. For landlords, a screened tenant is the best protection beyond the deposit: read How to Find and Screen Good Tenants in Uganda and the Landlord and Tenant Act 2022: Plain-English Guide.
Renters comparing areas can browse Rent in Kampala by Area, including Apartments and Houses for Rent in Bugolobi, Kampala and Studio and One-Room Apartments for Rent in Kampala. If rent is likely to rise, see How Much Can a Landlord Increase Rent in Uganda?. Ready to move? See homes to rent now or the wider Rentals Uganda guide.
Frequently asked questions
How much deposit is legal?
Section 30(2) of the Landlord and Tenant Act, 2022 allows one security deposit only, not more than one month's rent or one-twelfth of a year's rent, whichever is less. So for a UGX 800,000 monthly rent the highest lawful deposit is UGX 800,000. Anything more than one deposit or above that amount breaks the Act.
Can a landlord keep my deposit?
Only on the terms the landlord stated in writing, and never for normal wear and tear (section 30(3) and (4)). Damage you caused through negligence can be charged after a repair notice and supporting costs (section 8). A landlord cannot simply keep it because it is the end of the tenancy.
What does security deposit mean in Uganda?
It is a one-off sum paid at the start of a tenancy to secure the tenant's duties, such as paying rent and caring for the property. It is not rent and is held, within the legal cap, until the tenancy ends. Section 30 of the Landlord and Tenant Act, 2022 governs it.
Must the landlord give me a receipt for the deposit?
Yes. Section 30(5) says the landlord shall provide the tenant with a written receipt for the security deposit. Keep it with your tenancy agreement. Without a receipt, you will struggle to prove what you paid if there is a dispute at the end of the tenancy.
Is a deposit the same as rent in advance?
No. The deposit is capped at one month's rent. Rent in advance is limited to three months for tenancies longer than a month, unless both sides agree to more (section 24). A landlord can lawfully ask for both, within those limits, but cannot call advance rent a deposit to exceed the cap.
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)
- An Insight into Key Provisions of the Landlord and Tenant Act, 2022 (29 Jun 2022), Afriwise (accessed 2026-11)