Tenant Not Paying Rent: Landlord Steps Under the 2022 Act
Updated 3 November 2026 · Land & Property editorial team
As of November 2026, a Ugandan landlord whose tenant has not paid should first send a written demand and keep receipts, then apply to court for the arrears under section 29(1) of the Landlord and Tenant Act, 2022. If the default runs beyond 30 days, section 29(2) allows re-entry in the presence of an area local council official and the police. The Act does not authorise lock-outs, and seizing belongings needs an advocate's advice.
- Claim for arrears
- Apply to a court of competent jurisdiction (section 29(1))
- Re-entry after default
- More than 30 days, with local council official and police (section 29(2))
- Small claims
- Rules apply if the claim is within the small-claims amount (section 29(4))
- Abandonment
- Rent 15 days overdue and tenant appears gone, 14 days' notice (section 39)
- Unlawful eviction
- Court relief or three months' rent, plus damages (section 45)
What can a landlord do if a tenant does not pay rent?
The Landlord and Tenant Act, 2022 (Act 9 of 2022) gives a landlord two lawful tools for unpaid rent, and both are in section 29. First, where a tenant defaults and is in arrears, the landlord may apply to a court of competent jurisdiction to recover the rent owed (section 29(1)). Second, where the default continues for more than thirty days, the landlord is entitled to re-enter the premises and take possession in the presence of an area local council official and the police (section 29(2)). Re-entry does not cancel the claim for arrears (section 29(3)). The full text is on ULII (PDF).
This page is about getting money back. It is separate from ending the tenancy, which is covered on How to Evict a Tenant Legally in Uganda. This is general information as of November 2026, not legal advice. Tenants can read their side at Landlord and Tenant Act 2022.
What should the notice and demand say?
The Act does not set a special demand form for arrears. It does say rent is payable on the date and in the manner agreed (section 21(1)) and accrues from day to day (section 23). Good practice, before any court step, is a short written demand that states:
- the tenant's name and the premises;
- the periods unpaid, the monthly rent and the total owed;
- a payment date, with the bank or mobile money route to use;
- that you will apply to court if it is not paid.
Attach your receipt record. Section 25(3) requires the landlord to keep a record of all rent receipts, and section 25 requires a written receipt for each payment. Without those records a court will struggle to see what is owed. If you also want the tenancy to end, serve a separate notice at the right length for the tenancy (7 days weekly, 30 days monthly, 60 days year to year, section 38(2)). Accepting arrears after a termination notice does not cancel the notice (section 42).
What does the Act forbid?
- Force or self-help. Section 45(1) says a landlord shall not evict a tenant, or require, compel or attempt to compel the tenant to vacate, except in accordance with the Act or the agreement. A tenant evicted in breach can seek relief from a court or the equivalent of three months' rent, and the court must order compensation for damages (section 45(2) and (3)).
- Early or unsupervised re-entry. Section 29(2) ties re-entry to default continuing for more than thirty days and to the presence of a local council official and the police. Nothing in section 29 supports re-entering earlier or alone.
- Entering without written notice. Entering premises in breach of section 48 is an offence with a fine of up to 100 currency points, UGX 2,000,000 at UGX 20,000 a point (Schedule 1).
- Overcharging. A rent increase that breaks section 26 is invalid, so arrears must be worked out on the lawful rent. See How Much Can a Landlord Increase Rent in Uganda?.
- Contract terms that cut the Act. A term that excludes or restricts the Act is void (section 11).
The body of the Act does not provide for distress, meaning seizing a tenant's goods to cover rent. Its list of cross references does name the Distress for Rent (Bailiffs) Act, Cap. 76, an older law on seizure of goods for rent by bailiffs. We have not confirmed how that law works alongside the 2022 Act, so ask an advocate before any seizure. On 1 October 2026 the Daily Monitor quoted a real estate lawyer saying landlords should not use force, intimidation or other self-help (Daily Monitor).
How can a landlord recover unpaid rent?
| Route | What the Act says | Section |
|---|---|---|
| Court claim for the rent owed | Landlord may apply to a court of competent jurisdiction | 29(1) |
| Small claims procedure | The Judicature (Small Claims Procedure) Rules, 2011 apply only if the claim does not exceed the small-claims amount | 29(4) |
| Re-entry and possession | After more than 30 days of default, with a local council official and the police | 29(2) |
| Deduction from rent advance | Repair costs the tenant owes after a repair notice and 14 days may be deducted from rent advance held | 8(6) |
| Reimbursement of costs | Tenant repays landlord's outlay on tenant's liabilities within 14 days of a written request with evidence | 47(1) |
A 2022 legal summary gave the small-claims ceiling for rent arrears as UGX 10 million (Afriwise). Confirm the current figure with the court registry before filing. The Act includes local council courts in its definition of court (section 2). The security deposit is not a substitute for unpaid rent unless your written deposit terms allow it, and cannot be kept for normal wear and tear (section 30).
What if the tenant has left without paying?
Section 39 covers abandonment. A tenant is treated as having permanently abandoned where absent for at least 30 consecutive days without telling the landlord and rent is unpaid, or where at least 15 days have passed since rent was due, it is unpaid and it appears the tenant has vacated. The landlord must give 14 days' notice of the intention to end the tenancy, and if the tenant does not reply or explain, it ends. Abandonment does not stop the landlord recovering accrued rent and charges (section 39(2)). Keep photos, a list of what is in the unit and proof that you sent notice to the last known address.
What records and habits prevent arrears?
- Issue a written receipt every time, showing the amount and period (section 25).
- Put the rent, due date and payment route in a written agreement. Landlords of business premises in a city or municipality must give a bank account for rent (section 21(4)).
- Collect rent through a traceable route. See Collect Rent Online in Uganda With Pesapal or Flutterwave.
- State any service fee clearly (section 46); see Service Fees Under the 2022 Act.
- Screen tenants and keep identification as section 3(5) requires.
Landlords can read Landlord and Tenant Act 2022 and list your rental on our site. Buying a property where a previous owner left ground rent unpaid is a different problem; see Buying Land With Unpaid Ground Rent or Rates. Looking for a place yourself? Try homes to rent now or Apartments for rent Kampala.
Frequently asked questions
What can a landlord do if a tenant does not pay?
Under section 29 of the Landlord and Tenant Act, 2022 the landlord may apply to a court of competent jurisdiction to recover the rent owed. If default continues for more than 30 days, the landlord may re-enter and take possession in the presence of an area local council official and the police.
Can I lock out a tenant for arrears?
No. Section 45 bars a landlord from evicting or trying to compel a tenant to leave except under the Act or the agreement. A tenant evicted unlawfully can seek court relief or the equivalent of three months' rent, plus damages. Use the court route or the supervised re-entry in section 29(2).
Is there a limit for small claims on rent arrears?
Section 29(4) applies the Judicature (Small Claims Procedure) Rules, 2011 when the claim is within the small-claims amount. A 2022 legal summary put it at UGX 10 million. Check the current figure with the court before filing, as limits can change.
Can I take the deposit for unpaid rent?
Only if the written terms you gave the tenant under section 30(3) allow it. The deposit is capped at one month's rent, you must give a receipt, and nothing may be withheld for normal wear and tear. Without written terms, keeping it is risky, so keep records and get advice.
Does the Act allow seizing a tenant's goods?
The body of the Landlord and Tenant Act, 2022 has no provision letting a landlord seize a tenant's goods for rent, but its cross-reference list names the older Distress for Rent (Bailiffs) Act, Cap. 76. We have not confirmed how the two fit together. A real estate lawyer quoted by the Daily Monitor in October 2026 said landlords should not use force or self-help. Take an advocate's advice before touching a tenant's property.
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)
- 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)