In a bid to shield lawful tenants from arbitrary evictions and resolve long-standing land conflicts, Lands Minister Judith Nabakooba has announced the establishment of a centralized government account where tenants can deposit nominal ground rent, locally known as busuulu.
The move, she said, is a direct response to complaints raised by tenants during President Yoweri Museveni’s recent tour of the Buganda region, where multiple communities voiced frustration over landlords who are either absent, untraceable, or outright refuse to accept rent payments.
Speaking to the press on Saturday, Nabakooba said the government account now offers tenants a legal channel to fulfill their obligations—effectively eliminating the loophole used by some landlords to accuse tenants of non-payment and justify evictions.
“Government remains committed to securing the rights of bibanja holders through lawful means,” Nabakooba said. “The public should not be misled by political messages that discourage participation in these programs.”
She stressed that lawful and bona fide occupants, commonly referred to as bibanja holders, are protected under Uganda’s Constitution and Land Act, and cannot be legally evicted as long as they pay their annual ground rent.
New Legal Backing and Clear Fee Structure
The new system is backed by an amendment to Statutory Instrument No. 55 of 2011, now updated as Statutory Instrument No. 2 of 2025, which outlines the fixed ground rent rates tenants must pay based on location:
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Cities – Shs 50,000
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Municipalities – Shs 40,000
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Town Councils – Shs 30,000
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Town Boards – Shs 20,000
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Rural Areas – Shs 5,000
Nabakooba clarified that these rates are standardized and non-negotiable, emphasizing that busuulu is not subject to arbitrary pricing by landlords. The fees have remained unchanged since their introduction in 2011.
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Certificates of Occupancy and Digital Access
To strengthen tenant security and provide legal recognition, the minister encouraged bibanja holders to apply for Certificates of Occupancy, documents that officially confirm their right to occupy and use the land.
So far, the ministry has mapped more than 96,000 bibanja across several districts, and over 500 certificates have already been issued in Mubende, Mityana, Kassanda, Kiboga, and Gomba.
“This effort is not just about securing tenure,” Nabakooba noted. “It’s about giving rural tenants the confidence to invest, farm, and participate meaningfully in the market economy.”
To enhance transparency and public access, the Ministry of Lands has also launched an online portal and mobile app, where tenants can:
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Verify the status of their Certificate of Occupancy
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Check the identity and details of the registered landowner
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Confirm whether the land they occupy is formally registered
The digital system is part of a broader government strategy to curb land fraud, prevent illegal sales, and guard against evictions—especially in cases where land is sold without the knowledge of long-standing tenants.
Bridging the Landlord-Tenant Divide
Nabakooba also called on landlords to work with government efforts rather than resist them. She acknowledged the strained relationship between landlords and tenants in many parts of Uganda but urged both parties to see these reforms as a path toward harmony and fairness.
“This is not about taking land away from landlords,” she explained. “It is about creating a transparent system where both landlords and tenants benefit, and land-related violence is minimized.”
The centralized busuulu collection initiative aims to deter unscrupulous evictions, encourage documentation of land relationships, and reduce tensions—particularly with newer landlords unfamiliar with traditional land use agreements.
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As land remains a sensitive and politically charged issue in Uganda, especially in the Buganda region, government efforts like this one are seen as key to reducing conflict and promoting economic security for millions of rural families.
The Ministry says more sensitization campaigns will follow to help both tenants and landlords understand the new system, how to access the digital platforms, and the legal safeguards now in place.
Source: pressug.com
