In a decisive move to protect tenants from unlawful evictions and address persistent land disputes, Uganda’s Minister of Lands, Judith Nabakooba, has announced the creation of a centralized government account for the payment of ground rent, locally known as busuulu.
The new system allows lawful tenants—commonly known as bibanja holders—to deposit their annual dues even when landlords are absent, uncooperative, or outright refuse payment. The initiative was introduced in direct response to tenant complaints raised during President Yoweri Museveni’s recent tour of the Buganda region.
“Government remains committed to securing the rights of bibanja holders through lawful means,” Nabakooba said at a press conference on Saturday. “The public should not be misled by political messages that discourage participation in these programs.”
The initiative is grounded in a newly revised legal framework—Statutory Instrument No. 2 of 2025, an update to Statutory Instrument No. 55 of 2011. It sets standardized and non-negotiable ground rent fees by location:
- Cities – UGX 50,000
- Municipalities – UGX 40,000
- Town Councils – UGX 30,000
- Town Boards – UGX 20,000
- Rural Areas – UGX 5,000
Nabakooba stressed that landlords can no longer arbitrarily set or increase rent, reinforcing that these rates have remained unchanged since their inception in 2011.
In a broader effort to secure land rights and encourage investment, the Ministry of Lands is also urging tenants to apply for Certificates of Occupancy. These documents formally recognize a tenant’s right to occupy and use land and serve as a key protection against eviction.
More than 96,000 bibanja plots have already been mapped, and over 500 certificates issued in districts such as Mubende, Mityana, Kassanda, Kiboga, and Gomba.
To boost transparency and accessibility, the ministry has launched both an online portal and a mobile app. Tenants can now:
- Verify the status of their Certificate of Occupancy
- Check registered landowner details
- Confirm the registration status of the land they occupy
This digital initiative is part of a larger strategy to combat land fraud, prevent unauthorized sales, and ensure legal safeguards for both tenants and landlords.
Nabakooba also appealed to landlords to embrace these reforms rather than resist them.
“This is not about taking land away from landlords,” she clarified. “It’s about creating a transparent system where both landlords and tenants benefit, and land-related violence is minimized.”
The centralized busuulu payment system is expected to reduce evictions, document land relationships, and ease tensions—particularly with newer landlords unfamiliar with customary land agreements.
Given land’s politically sensitive nature, especially in Buganda, the government sees this initiative as a step toward greater fairness and economic security for Uganda’s rural population.
The Ministry of Lands has promised ongoing sensitization campaigns to educate both landlords and tenants about the new system, digital platforms, and their legal rights under the updated framework.
