Tenancy Agreement in Uganda: Clause-by-Clause

Do I need a written tenancy agreement in Uganda?

You are not forced to write one for every letting, but you should. Section 3(1) of the Landlord and Tenant Act, 2022 allows an agreement to be written, spoken, partly both, a data message or implied from conduct. However, section 4 says a tenancy agreement valued at twenty-five currency points or more shall not be enforceable by action unless it is in writing (or a data message), or the party sued admits it. A currency point is UGX 20,000 (Schedule 1), so 25 points is UGX 500,000. A year's rent on most rentals passes that figure, so treat a written agreement as the norm. Where there is no written agreement, the landlord must keep a record of the parties, the premises, the immigration status of any non-citizen and the rent and its payment method, and give the tenant a copy within 14 days of the tenant taking vacant possession (section 3(3) and (4)).

The Act is on ULII (PDF). This page is general information as of November 2026, not legal advice and not a substitute for an advocate's review.

What is the template structure a landlord can copy?

Section 3(2) says a written tenancy agreement shall be in the form in Schedule 2, though the parties may make some modifications. Schedule 2 is the model. Here is its structure in plain words, which you can copy as your skeleton:

Copy the structure, then adjust it to the Act using the clause notes below. The Act says a landlord shall not sign with an individual who does not show a national ID, alien's ID or other identification document, or with a company without registration details (section 3(5)).

Which clauses cover parties, premises, rent and deposit?

• Parties and premises. Use full legal names and the exact address. A landlord includes a duly authorised agent (section 2), and an agent's authority should be in writing (section 49(2)).
• Rent. State it in Uganda shillings. Section 22 says rent is expressed and settled in shillings unless the parties agree otherwise, and is set by mutual agreement.
• Advance rent. The most a landlord can require is three months for a tenancy of more than one month, unless both sides agree to more (section 24).
• Deposit. One only, not more than one month's rent, with a written receipt and written terms for any deduction, and nothing for normal wear and tear (section 30). See security deposit rules on our deposit page.
• Receipts. Promise a written receipt for each payment (section 25).
• Service fee. If the landlord charges for extras such as security or conservancy, name it and the basis (section 46).
• Rent increase. Section 26 allows 10% a year, 60 days' notice and 12 months between increases, unless the agreement says otherwise. A fair clause repeats those rules. See rent increase rules.

Which clauses cover repairs, utilities and entry?

Repairs and bills cause more disputes than rent, so be specific.

• Landlord repairs. The landlord keeps the premises in good repair, including exterior and common areas (section 7), and pays taxes and rates (section 10).
• Tenant damage. The landlord serves a repair notice, gives 14 days, and may then repair and recover the cost with evidence (section 8).
• Urgent repairs. The tenant may repair burst water services, blocked toilets, serious roof leaks and dangerous electrical faults and recover the reasonable cost within 14 days (section 9). See Who Pays for Repairs in a Rental in Uganda?.
• Utilities. The tenant pays separately metered electricity and water; the landlord pays initial connection costs and unmetered usage (sections 12 and 13). Write down who holds the meter account.
• Entry. Landlord entry after 24 hours' notice at reasonable times, with no notice in emergencies (section 6(4); section 48(3)).

You cannot make the tenant pay the landlord's costs of drawing up the agreement. Section 11(2) says such a term is void, and a term that excludes or cuts any provision of the Act is void too (section 11(1)).

Which clauses cover notice, termination and disputes?

Notice periods in the Act are minimums for residential tenancies: 7 days weekly, 30 days monthly, 60 days year to year. A shorter period in your agreement is void, a longer one is allowed (section 38). Fixed terms end on the date stated (section 37).

Be careful with copy-and-paste re-entry clauses. The Schedule 2 model says a landlord may re-enter if rent is in arrears at any time after it is payable, whether formally demanded or not. But the Act's own rule, in section 29(2) and 43, is re-entry in the presence of local council officials and the police, and section 45 forbids evicting outside the Act. Treat the model's wording as subject to those sections and get advice. See evict a tenant legally. For disputes, say that the parties will first talk, then go to a local council court or court of competent jurisdiction, as the Act allows (section 2; section 41).

The notice clause should say how notices are served. Add a clause on assignment and subletting, which need written consent that cannot be unreasonably withheld (sections 31 and 32).

What mistakes should landlords and tenants avoid?

1. Signing with no ID check or copy of the signed paper.
2. Charging two deposits, or calling advance rent a deposit.
3. Leaving rent, due date or payment route vague.
4. Using a blank "rent may be raised anytime" clause. The agreement can set a different increase rule, so tenants must read it.
5. Skipping a move-in condition list with photos.
6. Trusting a stranger's template or a "landlord" you cannot verify. See How to Avoid Rental Scams in Kampala.

Landlords can read How to Find and Screen Good Tenants in Uganda and the Tax on Rental Income in Uganda guide. Tenants arriving from abroad can read Renting in Kampala as an Expat or Returnee. Selling land rather than letting? See our sale agreement land guide. When your paper is ready, list your rental, browse homes to rent now, see Apartments for Rent in Kololo, Kampala or the main Houses and Apartments for Rent in Uganda page.

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Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.

• 25 Decimals in Bunga at Ugx820m Buziga, Kampala · Plot UGX 820,000,000
• 470 acres in Kikyusa Kamira at Ugx10m per acre Kamira, Luwero · Farmland UGX 10,000,000 per acre
• 1 acre for sale in Kololo at $2,500,000 Kololo, Kampala · Plot UGX 9,250,000,000
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Frequently asked questions

Related guides

• Houses and Apartments for Rent in Uganda
• How to Avoid Rental Scams in Kampala
• Renting in Kampala as an Expat or Returnee
• Who Pays for Repairs in a Rental in Uganda?
• Tax on Rental Income in Uganda
• Apartments for Rent in Kololo, Kampala