Landlord and Tenant Act 2022: Tenant Rights

What is the Landlord and Tenant Act 2022 and who does it protect?

The Landlord and Tenant Act, 2022 (Act 9 of 2022) was assented to on 12 April 2022 and commenced on 17 June 2022. It applies to the letting of residential and business premises (section 1(1)) and repealed the old Rent Restriction Act, Cap. 231 (section 52). Hotels and other transient lodging, and homes that come with a job, are outside it (section 1(3)). You can read the full text on ULII (PDF).

This page explains the tenant side. The landlord side is on Landlord and Tenant Act 2022, and there is a shorter plain-English summary at Landlord and Tenant Act 2022: Plain-English Guide. This is general information as of November 2026, not legal advice. If a dispute is serious, speak to an advocate.

Note one practical gap. Section 51 lets the Minister make regulations and prescribe the forms the Act refers to, such as the receipt and notice forms. A meeting chaired by the Prime Minister in February 2026 resolved that regulations under section 51 should be drafted (Office of the Prime Minister). Ask the Ministry of Lands, Housing and Urban Development whether they have since been issued; until then the Act text is the safest guide.

How much deposit and advance rent can a landlord ask for?

Two rules cover the money you pay before you move in.

• Security deposit (section 30). A landlord shall not require more than one security deposit, and not more than one month's rent (or one-twelfth of a year's rent, whichever is less). The landlord must state in writing when any part may be kept, must give you a written receipt, and may not keep money for normal wear and tear.
• Rent in advance (section 24). For a tenancy of more than one month, the landlord cannot require more than three months' rent in advance. For a tenancy shorter than a month the limit is two weeks. The limit falls away only if you and the landlord both agree to go beyond it. Nobody can force you to.

So a demand for six months in advance, plus a deposit, is only lawful if you freely agree to the six months. Read more on How to Get Your Deposit Back From a Landlord.

Is my landlord allowed to put the rent up?

Yes, but with limits (section 26). Unless your tenancy agreement says otherwise, rent cannot rise by more than 10% a year. The landlord must give at least 60 days' notice in the prescribed form. There can be no increase within a fixed term unless the agreement provides for it, and no increase at intervals of less than 12 months. An increase that breaks these rules is invalid (section 26(5)). If you do not object or negotiate, and the increase follows the Act, you are taken to have accepted it (section 27).

A government summary of a February 2026 meeting between the Prime Minister, commercial landlords and tenants mentions a 90-day notice for rent increases. The Act itself says 60 days, and the Daily Monitor reported 60 days in October 2026, so we use 60. See How Much Can a Landlord Increase Rent in Uganda? for the full comparison.

What receipts, repairs and utilities can a tenant expect?

• Receipts. A landlord who is paid in person must give a written receipt immediately. If you pay by another route and ask for a receipt, it must come within five working days. The receipt must show the amount and the period paid, and the landlord must keep a record (section 25).
• Fit to live in. Residential premises must be fit for human habitation when the tenancy starts, and the landlord must keep the exterior and common areas fit (section 6).
• Repairs. The landlord keeps the premises in good repair (section 7), except damage you cause by negligence (section 8). For urgent repairs such as a burst water pipe, a blocked toilet or a serious roof leak, you may carry out the repair and recover the reasonable cost (section 9). For other repairs, you must first give 14 days' notice. See Who Pays for Repairs in a Rental in Uganda?.
• Taxes and rates. The landlord pays taxes and rates on the premises (section 10).
• Quiet enjoyment and no discrimination. The landlord must take reasonable steps to give you quiet enjoyment (section 19) and may not refuse to rent because of sex, race, tribe, religion, disability or similar grounds (section 20).
• Privacy. Except in an emergency, a landlord may enter to view the premises at reasonable times after 24 hours' notice (section 6(4)). Entering without the notice the Act requires is an offence, with a fine of up to 100 currency points (section 48). A currency point is UGX 20,000 under Schedule 1, so that is up to UGX 2,000,000.

How much notice must I get to leave, and what counts as eviction?

For a residential tenancy, section 38 sets the minimum notice to end a tenancy: 7 days for a weekly tenancy, 30 days for a monthly tenancy and 60 days for a year-to-year tenancy. A shorter notice period in your agreement is void; a longer one can be agreed. Fixed-term tenancies end on the agreed date (section 37).

A landlord may not evict you, or try to compel you to leave, except under the Act or the tenancy agreement (section 45(1)). If it happens unlawfully, you can seek relief from a court or the equivalent of three months' rent, and the court must also order compensation for damages (section 45(2) and (3)). The Daily Monitor reported in October 2026 that the Housing Ministry says it is preparing to act against violators, meaning landlords who evict improperly and tenants who stay on after proper notice (Daily Monitor, 1 October 2026).

You can also challenge a termination in court (section 41), but you stay liable for rent while you do. A landlord who has served a valid notice and is not obeyed may re-enter and take possession in the presence of area local council officials and the police (section 43), not by force or lock-out on their own. Landlord-side steps are on How to Evict a Tenant Legally in Uganda.

What are my duties as a tenant?

Rights come with duties. You must pay rent on the agreed date (section 21), avoid unlawful use, nuisance and damage (sections 14 to 16), keep the place reasonably clean (section 17), and not install fixtures, alter the premises, assign the tenancy or sublet without the landlord's consent (sections 18, 31 and 32). You pay separately metered electricity and water used (section 12). If you fall behind, the landlord may apply to court for the arrears, and after more than 30 days of default may re-enter with a local council official and the police (section 29). See tenant not paying rent for that process.

The Act also lets a landlord charge a service fee for extra services such as security and conservancy (section 46); read landlord service fee for what that means.

What should I do if my landlord breaks these rules?

1. Ask for the problem to be fixed in writing and keep a copy.
2. Keep receipts, messages and your tenancy agreement. A tenancy agreement of 25 currency points (UGX 500,000) or more in value is enforceable by action only if it is in writing or the other side admits it (section 4).
3. Take the issue to the local council or a court. Local council courts are included in the Act's definition of "court" (section 2).
4. For unlawful eviction, seek legal help quickly.

Looking for a new place? Browse homes to rent now, or read about Rent a house Kampala. Kenyan tenants can read Tenant Rights in Kenya: Deposits, Notice, Eviction.

Frequently asked questions

Related guides

• How Much Deposit Can a Landlord Charge in Uganda?
• How Much Can a Landlord Increase Rent in Uganda?
• How to Evict a Tenant Legally in Uganda
• Landlord and Tenant Act 2022: Landlord Duties
• How to Get Your Deposit Back From a Landlord
• Houses and Apartments for Rent in Uganda