Notice Periods for Ending a Tenancy in Uganda
Updated 3 November 2026 · Land & Property editorial team
For a residential tenancy in Uganda, section 38 of the Landlord and Tenant Act 2022 sets the notice a landlord or tenant must give at seven days for a weekly tenancy, thirty days for a monthly tenancy and sixty days for a year-to-year tenancy. The parties may agree longer notice, but any shorter period in the agreement is void, as at November 2026.
- Weekly tenancy
- 7 days notice (section 38(2)(a))
- Monthly tenancy
- 30 days notice (section 38(2)(b))
- Year-to-year tenancy
- 60 days notice (section 38(2)(c))
- Shorter notice in the agreement
- Void (section 38(4))
How much notice must I give my landlord?
The answer depends on the type of tenancy. Section 38(2) of the Landlord and Tenant Act 2022 (Act 9 of 2022) sets the notice for a residential tenancy, and the same periods apply whether the tenant or the landlord ends it.
| Type of tenancy | Notice | Section |
|---|---|---|
| Weekly tenancy | Seven days | 38(2)(a) |
| Monthly tenancy | Thirty days | 38(2)(b) |
| Tenancy from year to year | Sixty days | 38(2)(c) |
Three further rules apply. First, landlord and tenant may agree to a longer period of notice (section 38(3)). Second, a term in a tenancy that gives a shorter period of notice than the table is void (section 38(4)). Third, giving notice does not wipe out the rights and duties under the agreement, such as paying rent until the end date (section 38(5)). The table applies "in a residential tenancy", so a shop or office lease follows its own terms and the general rules of the Act.
Check your agreement first. If your agreement says two months for a monthly tenancy, that is allowed because it is longer than 30 days and both sides signed it. Read Tenancy Agreement in Uganda for clauses to look for.
Does notice have to be in writing?
Section 38 does not say that the notice itself must be in writing. We recommend it all the same. A dated written or messaged notice is your proof of the day it was given, which fixes the day your tenancy ends and the day your rent obligation stops.
A good notice states: your name and the address of the unit, the date of the notice, the tenancy type, the day you will vacate, and your request for the deposit. Keep a copy, and ask the landlord to sign it or acknowledge it by message. A landlord's rent increase is different: section 26 requires at least sixty days' notice "in the prescribed form". See How Much Can a Landlord Increase Rent in Uganda?
When your tenancy ends, section 44 requires you to vacate on the date in the notice or another agreed date.
Can I leave early or end a fixed-term lease early?
There are several routes, and each has a section.
- Fixed term. A fixed-term tenancy ends on the date stated, and the tenant must then vacate at once (section 37). We found no provision in the Act that lets a tenant leave a fixed term early on their own, so look for an early-exit clause in your agreement.
- By agreement. Landlord and tenant may end the tenancy by agreement, which must state the date the tenant will vacate (section 35).
- With the landlord's consent. A tenancy ends when the tenant vacates with the landlord's consent. The consent may be written or oral, and once given it is irrevocable (section 36). Get it in writing.
- By notice. Under a periodic tenancy, you can end it by giving the section 38 notice.
- Abandonment. If you leave without ending the tenancy, the landlord's right to rent and charges is not lost (section 39(2)). The landlord must give fourteen days' notice of an intention to terminate where he or she believes the premises are abandoned (section 39(3)).
If you are the only occupant and die, the tenancy ends at the earliest of 28 days after the landlord is notified in writing by your representative or next of kin, 28 days after the landlord gives notice to vacate, an agreed written date, or a court date (section 40).
Can a landlord end a lease early or make me leave?
A tenancy may not be terminated except in accordance with the Act or the tenancy agreement (section 34). A landlord who wants you out must therefore give the right notice or rely on a term in the agreement, such as a breach clause.
- No self-help. A landlord shall not evict, or try to compel, a tenant except in accordance with the Act or the agreement (section 45(1)). Where a landlord does, the tenant may seek relief in court, or "an equivalent to three months' rent payable", and the court shall order compensation for any damage (section 45(2) and (3)).
- If you do not leave. Where a tenant does not vacate on the date in the notice, the landlord may re-enter and take possession in the presence of area local council officials and the police (section 43).
- Arrears. If rent arrears continue for more than thirty days, a landlord may re-enter in the presence of an area local council official and the police (section 29(2)), and may still sue for the arrears.
- Challenge in court. Either side may challenge a termination in court. If the court finds it unjustified, it may order reinstatement or damages, and the tenant must keep paying rent while the challenge runs (section 41).
- Accepting arrears. A landlord's acceptance of arrears after giving notice does not cancel the notice (section 42).
What if the landlord sells or the contract is oral?
An oral tenancy is allowed by section 3(1). Where the tenancy is not in writing, the landlord must keep a record of the parties, the premises and the rent, and give the tenant a copy within fourteen days of the tenant taking possession (section 3(3) and (4)). The notice periods in section 38 apply either way. An agreement worth 25 currency points (UGX 500,000) or more cannot be enforced by action unless it is written, in a data message or admitted (section 4).
The Act has a rule on deposits when the landlord changes: the deposit is transferred and the new landlord must tell the tenant (section 30(6)).
What should landlords and tenants do next?
Tenants should read the agreement, give notice in writing, and ask for a move-out inspection and deposit refund. Landlords should keep tenants informed, use the correct notice and avoid forced eviction. Landlords can read our guide to List Your Property for Rent for how to state notice terms in a listing. Moving house? See Rent in Kampala by Area, house prices in Kampala 2026 if you are thinking of buying, and Rent a house Kampala. Live listings are at homes to rent now.
Frequently asked questions
How much notice must I give my landlord?
Under section 38(2) of the Landlord and Tenant Act 2022 it is seven days for a weekly tenancy, thirty days for a monthly tenancy and sixty days for a year-to-year tenancy. Your agreement may require longer notice, but it cannot require less.
Can a landlord end a lease early?
Only in line with the Act or the tenancy agreement (section 34). The landlord must give the proper notice or rely on a breach clause, and cannot force you out. Unlawful eviction can lead to relief in court or three months' rent payable under section 45.
Does the notice have to be in writing?
Section 38 does not say so, but you should give written notice or a dated message and keep a copy. It proves when notice was given. A rent increase notice is different and must be in the prescribed form under section 26.
Can the agreement set a longer notice period?
Yes. Section 38(3) lets landlord and tenant agree on a longer period of notice. A term that gives shorter notice than the Act is void under section 38(4). Check what you signed before you plan your move.
Sources
- Landlord and Tenant Act, 2022 (Act 9 of 2022), sections 3, 26, 29-45, ULII / Parliament of Uganda (accessed 2026-11)