Some staff of the Jinja Ministry Zonal Office meet members of the Parliamentary Committee on Land on August 27, 2026. PHOTO/TAUSI NAKATO.
The Parliamentary Committee on Land has given the Jinja Ministry Zonal Office (MZO) three months to clear thousands of pending land transactions, citing unacceptable delays in processing applications.
The committee, chaired by Ntoroko MP Edson Rugumayo and deputised by Jinja District Woman MP Peace Tibyaze, issued the deadline on Thursday during a visit to the land office.
The directive comes amid staffing and inafrastructure shortages that have left the office with only 14 staff against an approved establishment of 25.
The committee, chaired by Ntoroko MP Edson Rugumayo and deputised by Jinja District Woman MP Peace Tibyaze, issued the deadline on Thursday during a visit to the land office.
The directive comes amid staffing and inafrastructure shortages that have left the office with only 14 staff against an approved establishment of 25.
The office, which serves 11 districts and Jinja City, has 12,748 registered transactions, including 6,531 applications for conversion of customary land to freehold.
Other pending applications include 570 transfers, 460 subdivisions, 377 caveats, 355 mortgages, 348 title rectifications, 226 valuations, 206 cadastral maintenance cases and 197 resurveys.
Jinja Registrar of Titles Jamirah Lunkuse said some applications have remained pending for years because several stages of registration still require physical handling, including retrieval of legacy files, verification of original documents and signing of transfer instruments.
“Some transactions have lasted five, six, even 10 years and remain at the initial stage of generating instructions to survey,” staff surveyor Daniel Francis Wagoli said.
He said some clients abandoned applications started under the former manual system after the introduction of digital registration, while others filed new applications after failing to trace their old files.
The Uganda National Land Information System (UgNLIS), however, has improved the security and speed of land transactions by integrating with the National Identification and Registration Authority (NIRA) and Uganda Revenue Authority (URA) systems.
Ms Lunkuse said the integration has reduced impersonation and falsification of payment receipts.
“Registration has been made easy, transparent, secure, speedy and easily accessible,” she said.
But the office continues to face unreliable internet and electricity, inadequate ICT and survey equipment and poor management of old land records.
Ms Lunkuse said outdated titles, deeds, cadastral maps and historical ownership records contain inconsistencies that can delay registration and contribute to disputes.
“Poorly maintained survey information can result in overlapping interests on the same piece of land,” she said.
The office has detected two forged titles. One involving Block 3 Plot 600 was handed to police, while another involving LRV 153 Folio 14 is before court.
Ms Lunkuse said disputes are handled through boundary surveys, site visits and ownership verification, while proprietors are advised to conduct resurveys where there is evidence of boundary shifts.
The digital mapping system is also being used to identify environmentally sensitive areas and prevent land titles from being plotted in protected areas.
Ms Lunkuse said wetlands and forests in Busoga remain under pressure from cultivation, settlement, industrial development, brick making, sand mining, charcoal burning and timber harvesting.
She called for better ICT infrastructure, regular staff training, improved records management and stronger induction of Area Land Committees and District Land Boards.
Principal Assistant Secretary Beatrice Adong Oling said the office has 11 vacant positions, including senior land officer, senior registrar of titles, senior IT officer, records officer, senior assistant accountant, secretary, receptionist and driver.
“We have a staffing gap, outdated ICT equipment and inadequate field equipment, which affect our operations,” Ms Adong said.
She said the office also needs a biometric machine, modern ICT and survey equipment, additional strong-room shelves, a field vehicle and renovation of its premises.
Despite the challenges, the office collected Shs459.1 million in tax and non-tax revenue in the 2025/26 financial year, down from Shs1.58 billion in 2024/25 and Shs2.1 billion in 2023/24.
Officials attributed the decline partly to fewer chargeable transactions under the Systematic Land Adjudication and Certification (SLAAC) programme, under which some titles are issued free of charge.
The Jinja MZO has a target of issuing 80,000 titles across Busoga and had delivered 34,613 titles to seven districts by August.
Kamuli had received 16,735 titles, followed by Luuka with 9,203, Mayuge with 4,048 and Namutumba with 3,275.
Jinja District had received 1,332 titles and Buyende 50, while Jinja City had received none, although 89 titles were awaiting collection at the MZO.
The office is also expected to print 44,124 Certificates of Customary Ownership for Kamuli and Buyende under a Cordaid-supported programme.
Officials said the expansion of digital land registration alone would not eliminate delays without adequate staffing, infrastructure and updated records.
The parliamentary committee’s three-month deadline now puts the office under pressure to address the backlog while improving the reliability of land registration services across the region.
Agriculture minister Frank Tumwebaze tabled the Food and Agriculture Regulatory Authority Bill, 2026, for first reading in Parliament on August 25, 2026. (Credit: Maria Wamala)
The Bill has been referred to the Committee on Agriculture for scrutiny. The proposed authority will regulate the manufacture, processing, importation, exportation, distribution, transportation, advertisement, labelling, storage, sale and supply of veterinary medicines, agricultural chemicals, veterinary equipment and devices.
KAMPALA – The Government has proposed the creation of a food and agriculture regulatory authority to bring food, animal medicines, agricultural chemicals and related products under one regulatory framework.
Agriculture minister Frank Tumwebaze tabled the Food and Agriculture Regulatory Authority Bill, 2026, for first reading in Parliament on August 25, 2026.
The Bill has been referred to the Committee on Agriculture for scrutiny. The proposed authority will regulate the manufacture, processing, importation, exportation, distribution, transportation, advertisement, labelling, storage, sale and supply of veterinary medicines, agricultural chemicals, veterinary equipment and devices.
It will regulate food and feed manufacturing, processing and distribution, oversee food and feed safety, develop standards, inspect and certify agricultural inputs, and establish traceability systems for regulated products.
The Bill’s memorandum presents a troubling picture of the current food and agricultural regulatory system, stating that the country is “flooded with counterfeit substandard veterinary medicines and agricultural chemicals.”
It cites concerns over medicines and chemical residues, aflatoxins, harmful microorganisms and heavy metals in food and feed, warning that such contaminants compromise public health and the safety of agricultural exports.
Members of Parliament during Plenary on Tuesday. (Credit: Maria Wamala)The memorandum attributes the problem in part to “fragmented regulation”, which it says has resulted in weak and uncoordinated regulation by multiple agencies, duplication of efforts and inefficiencies in enforcement.
It argues that the absence of a single body overseeing the food and agriculture value chain “undermines the effectiveness of regulation” and creates uncertainty for stakeholders.
The proposed authority will inspect food premises, certify meat for public consumption, inspect and certify fish, regulate processed and semi-processed food, and oversee the storage and transportation of food.
The Bill seeks to regulate food packaging, labelling and advertising, while prohibiting the use of radioactive materials, heavy metals and banned substances in food. It provides for residue monitoring to detect harmful substances in food products.
For agricultural chemicals, the Authority will license manufacturers, distributors, fumigators and commercial applicators. It would regulate the import and export of chemicals, as well as their packaging and labelling, storage, sale and advertising.
The Authority will have powers to recall agricultural chemicals and deal with prohibited, banned, restricted, falsified or adulterated products.
The Bill proposes inspectors and analysts with powers to access establishments, conduct sampling and analysis, seize adulterated products and oversee the disposal of obsolete, banned, prohibited and expired products.
Inspectors will, in certain circumstances, order the detention, return or destruction of non-compliant consignments.
The proposed authority will be a body corporate with perpetual succession. Its functions include the registration of veterinary medicines, veterinary devices, veterinary equipment, agricultural chemical application equipment and agricultural chemicals for use in Uganda.
The authority will be governed by a nine-member board appointed by the minister. The board will comprise a chairperson, six members with expertise in veterinary medicine, agriculture, pharmacy, standards and environmental science, and two representatives of farmers nominated by a recognised farmers’ federation.
The Bill contains 13 parts, 101 clauses and three schedules. It seeks to amend the Dairy Industry Act, Fisheries and Aquaculture Act, National Coffee Act and Animal Feeds Act, while repealing the Agricultural Chemicals (Control) Act and the Food and Drugs Act.
The proposed law seeks to give the Minister power to issue written policy directions to the authority.
The Government argues that the new framework would improve the quality and safety of agricultural inputs, strengthen consumer protection and help Uganda gain access to regional and international agricultural markets.
The Bill moves to the Agriculture Committee, where MPs are expected to examine its regulatory, institutional and enforcement provisions before it returns to the House for further consideration.
The public, including experts, are expected to provide their views on the Bill.
For decades, cassava has been more than just a crop in Bukedi Sub-region in eastern Uganda. It has served as a lifeline, providing a reliable source of food during droughts, a key source of household income and an integral part of the region’s cultural identity.
Across the districts of Budaka, Kibuku, Butebo, Pallisa and parts of Butaleja, cassava gardens once stretched across vast expanses of land. Families harvested the crop throughout the year, processed it into flour and sold surplus produce in local markets.
Today, however, those fields are shrinking. Farmers are increasingly abandoning cassava cultivation in favour of crops they consider more profitable and less risky, raising concerns about food security and the future of one of Bukedi’s traditional staples.
Ms Beatrice Nankera, a 63-year-old farmer in Budaka District, says: “Cassava was our insurance crop. Even when rains failed, we could count on it. Today, the yields are too low, diseases are many, and the profits are not worth the effort.”
Ms Nankera explains that many families depended entirely on cassava cultivation and considered it as a backbone of their livelihoods. “Families without a big garden of cassava were considered food insecure. They were not respected,” she added.
Her experience is echoed by many farmers across Bukedi, where changing weather patterns, pests, diseases, declining soil fertility and limited market opportunities are making cassava farming increasingly difficult.
Many households have now switched to growing rice and maize, although according to local leaders, the shift has instead fuelled food insecurity in the region.
“The resources and time invested in cultivating rice are huge compared to the output,” said Mr Bernard Tazenya, a local farmer. “People are planting rice not by choice, but because of the high poverty levels,” he added.
Bukedi was once among the top cassava-producing regions, followed by the Teso Sub-region. However, the resurgence of diseases, particularly cassava mosaic and cassava brown streak, has posed significant threats to production. The viral infections, spread largely by whiteflies and infected planting materials, leave plants stunted, destroy tubers and reduce yields.
The National Agricultural Research Organisation (Naro) has introduced resistant cassava varieties, but many farmers remain discouraged.
Mr Godfrey Mugoga, an agricultural extension worker, says many farmers continue to recycle cuttings from infected plants due to limited access to clean, disease-resistant varieties.
“When one farmer plants infected stems, the disease spreads quickly across neighbouring gardens. Without coordinated action, controlling these diseases becomes difficult,” Mr Musoga says. Although cassava is known for being a resilient crop even amidst prolonged dry spells, low yields have caused fears of food insecurity.
Bukedi has experienced increasingly unpredictable weather patterns in recent years, with delayed rains and extended droughts affecting crop production.
Climate experts warn that unless farmers adopt climate-smart practices such as moisture conservation, mulching and improved water management, cassava production will continue to decline.
Beyond production challenges, farmers also face difficulties accessing reliable markets. Unlike maize and rice, which benefit from direct market access, cassava markets remain largely informal and unpredictable.
Prices fluctuate widely depending on the season and demand, leaving farmers vulnerable to losses. Limited investment in cassava processing industries has further constrained opportunities for value addition.
“Most farmers sell raw cassava or dry chips at low prices,” said a local trader in Pallisa District who preferred anonymity. “There is no factory to process cassava into high-value products such as starch, ethanol, and industrial flour.”
Agricultural experts believe cassava still has potential if farmers are given the right support. Mr Badrru Kirya, the chairperson of the Bagwere Cultural Council, says, “For generations, cassava has helped Bukedi communities withstand hunger and economic shocks. Its decline is a warning sign about the vulnerabilities facing smallholder farmers in a changing climate and economy.”
As policymakers, researchers and development partners focus on boosting agricultural productivity, many farmers believe cassava deserves renewed attention. “If the current trend continues, Bukedi risks losing not only an important source of food and income, but also a crop deeply-rooted in its history and identity,” Kirya explains.
Eastern Uganda accounts for roughly 36.7 percent of the nation’s cassava production, with Bukedi once having the largest population of cassava farmers.
Currently, due to scarcity, cassava is being bought from neighbouring districts such as Namutumba, with prices ranging from Shs1,200 to Shs1,300 per kilogramme. Previously, when cassava was abundant, prices remained low and stable.
Kibuku District Production Officer, Michael Mbayo explains that cassava now faces a serious setback as more farmers lose interest in planting the crop.
“Farmers should not just abandon cassava cultivation. Most households now having only a single meal a day,” Mbayo says.
Opinion leaders and elders have also voiced concerns about the declining production of cassava, attributing it to modern lifestyles among the youth.
Several years ago, cow dung was seen as simply animal excreta among cattle keepers, who did not value it as an organic source of manure. Some farmers could give it away as they heavily relied on chemical fertilisers to improve yields. Only a few livestock farmers who integrate cattle rearing with growing bananas were using it in their plantations as organic fertiliser.
However, today, this durable natural fertiliser has become a valuable resource with more Ugandans venturing into coffee farming where it (cow dung) complements artificial fertilisers to achieve better yields.
Today, many coffee farmers use cow dung, especially for soil preparation and fertility enhancement, alongside other organic materials.
This practice, which is gaining traction, helps to create a nutrient-rich environment that supports the growth of coffee plants. In Mpigi District, one coffee farmer, Mr Moses Ssendiwala is among a growing number of farmers who have embraced the use of animal manure as a cornerstone of their farming system.
From pig and goat dung to cattle manure, he believes organic fertilisers are helping farmers build healthier soils while reducing dependence on costly chemical inputs.
Cow dung is rich in minerals and nutrients and a good source of manure. Photo | Michael J Ssali
Standing in his coffee plantation in Bulerejje Parish, Muduuma Sub-county, Mr Ssendiwala points to the dark, fertile soil beneath his coffee trees as evidence of years of organic soil management.
“The strength and performance of a coffee plantation begins with the soil. When the soil is healthy, the coffee trees become stronger and more productive,” he told Monitor on Wednesday.
For Mr Ssendiwala, the journey towards organic farming was driven by concerns about declining soil quality and increasing production costs. Like many farmers, he once depended heavily on inorganic fertilisers.
However, over time, he noticed that maintaining soil fertility required increasingly higher quantities of chemical inputs. “I realised that chemicals alone could not sustain the soil for many years. Organic manure improves the soil structure and continues benefiting the crops for a long time,” he added.
Today, his coffee plantation depends largely on manure collected from pigs, goats and other livestock raised on the farm. According to him, goat manure is particularly valuable because of its long-lasting impact on soil fertility.
“Goat manure remains active in the soil for many years and continues nourishing plants. It is one of the best organic fertilisers a coffee farmer can use,” he said.
He added that pig manure is equally beneficial because it decomposes quickly and releases nutrients needed by crops. However, he cautions that farmers must apply it carefully. “If too much pig manure is applied in one area, it can damage crops. Farmers should use the correct quantities and ensure proper decomposition before application,” he explained.
One of the key lessons from Mr Ssendiwala’s farming model is the importance of integrating livestock and crop enterprises. His farm combines coffee, bananas and livestock production, creating a cycle in which waste from one enterprise becomes an input for another. Animal manure collected from pigsties and livestock shelters is processed and applied to coffee and banana gardens, reducing expenditure on purchased fertilisers.
Mr Ssendiwala estimates that manure from 10 pigs can adequately support one acre of farmland, while larger piggery enterprises can generate enough manure for extensive coffee plantations.
“If someone keeps 100 pigs on a 10-acre farm, there may be little need to buy manure from outside,” he said. The integrated approach is becoming increasingly popular among farmers seeking to lower production costs while improving environmental sustainability.
Agricultural experts say combining livestock and crop farming helps recycle nutrients, minimise waste and improve overall farm productivity. But in addition to manure, Mr Ssendiwala applies mulch around coffee trees to conserve soil moisture and suppress weed growth.
The combination of manure and mulching has helped his plantation remain productive even during periods of prolonged dry weather.
“When moisture is retained in the soil, coffee trees continue growing well even when rainfall reduces,” he said. Farmers in several coffee-growing districts report similar experiences. Many say trees grown in soils enriched with organic manure develop stronger root systems and maintain healthier foliage than those grown in depleted soils.
Various studies also report that earthworms are able to convert barren land into fertile land and increase the agriculture output. PHOTO | LOMINDA AFEDRARU
Agronomists explain that organic manure supports beneficial microorganisms that improve nutrient availability and overall soil biological activity. These organisms play a critical role in maintaining healthy ecosystems that support crop growth. Over the past few years, high coffee prices have encouraged thousands of farmers to establish new plantations or expand existing gardens.
As a result, manure has become an increasingly valuable commodity. In livestock-keeping areas, traders now purchase truckloads of cow dung and transport them to coffee-growing districts where demand remains high throughout the year. What was once considered waste is now generating additional income for livestock farmers.
Many cattle keepers say manure sales have become an important supplementary enterprise.
“People used to collect manure for free. Today, buyers come looking for it and are willing to pay cash,” Mr Moses Kafeero, a livestock farmer at Kasubikamu Cell, Bongole Ward in Buwama Town Council, said.
The demand typically rises during planting seasons and periods of prolonged dry spells when farmers seek to improve moisture retention in their gardens. But while organic manure offers numerous benefits, increasing demand has also pushed prices upwards.
A farmer picks coffee from a garden in Kyotera District in May 2024. PHOTO/MICHAEL KAKUMIRIZI
Coffee farmers who do not own livestock are often forced to purchase manure from external suppliers, adding to production costs. Mr John Ssekindi, a coffee farmer at Wassozi Cell, Nabusanke Ward in Kayabwe Town Council, said acquiring sufficient manure is exceedingly expensive.
“Buying the cow dung is one thing, but transporting it to the farm and paying labourers to apply it adds significant costs,” he said.
According to him, a two-acre coffee plantation may require several truckloads of well-decomposed manure depending on soil conditions and the age of the coffee trees. Despite these costs, many farmers continue investing in organic fertilisers because of the long-term benefits. They argue that healthier soils ultimately lead to improved yields and higher profits.
Mad rush for cow dung in Ankole
Cow dung is becoming an unusual item that has recently attracted a lot of demand in the sub-region. In September 2024, Kiruhura District instructed its sub-county chiefs and town clerks to start collecting cow dung loading fees. The then chief administrative officer, Mr Charles Kiberu, argued that the move was intended to enhance local revenue.
“It is good that the Kiruhura leadership has identified this source of revenue, there are many lorries that are taking cow dung from the district. There is nothing special with taxing cow dung, we are doing this like we are doing with other identified sources of revenue like cattle loading,” Mr Kiberu said then.
In Mbarara City, Mr Vincent Mugabe, the city’s agricultural officer, said farmers are rushing for cow dung because it’s organic and convenient in application.
“Farmers are using cow dung, even goats and sheep droppings because they see it as purely organic. There are no chemicals, which at times they doubt of its possible negative effects to the soils. But it is also more convenient to apply than fertilisers that require lots of precautions like measurements and safety,” added Mr Mugabe.
But he warned that as farmers rush for cow dung they have to be cautious because the application of it randomly has negative effects on soils.
“With the increasing demand, extension workers need to come in and offer guidance because cow dung may affect the soil PH, also some cow dung has no nutrients required because it is mishandled at the source. For example, it should be covered as it decomposes to stop it from losing some nutrients like nitrogen,” advised Mr Mugabe.
Mr Suleiman Muhoozi , a farmer in Ibanda District, said animal droppings do not have the same prices, indicating that goat’s droppings are more expensive than for cows. He said a Forward truck of cow dung goes for Shs270,000, while an Elf tipper costs Shs170,000. For goat/sheep dung, it is Shs290,000(a Forward truck) and Shs200,000 for a (Elf tipper), he said.
Mr Muhoozi explained that these costs do not cover transportation, a farmer has to meet those costs separately. According to our findings, to have a truckload of cow dung delivered at your farm, one has to part with between Shs500,000 to Shs700,000 in Isingiro District, while in Mbarara, it costs Shs400, 000.
Agricultural experts such as Mr Valentine Ssekivuuvu, the Mpigi District senior agriculture officer, and Mr Emmanuel Mutebi Jjuuko, the Mpigi District agriculture officer, support this integrated approach. They say organic manure enhances soil structure, water retention and microbial activity, while inorganic fertilisers supply readily available nutrients required for rapid plant growth.
Goat dung versus cow dung
Among coffee farmers, discussions frequently arise about which type of manure offers the greatest benefits. Agronomists note that different manures possess varying nutrient compositions. Goat manure is generally regarded as nutrient-rich because of its relatively high concentrations of nitrogen and potassium. It is also less bulky and decomposes relatively quickly.
Cow dung, however, remains the most widely available organic fertiliser in Uganda. Its abundance makes it easier to obtain in large quantities, particularly in livestock-keeping areas. Agricultural extension officers say cow dung contributes substantial amounts of organic matter that improve soil texture and water-holding capacity.
“Each type of manure has strengths. The most important factor is ensuring that the manure is properly decomposed before application,” Mr Ssekivuuvu said.
With Uganda’s coffee industry continuing to expand, demand for sustainable soil fertility management practices is expected to grow. Government agencies, researchers and agricultural extension workers continue encouraging farmers to adopt methods such as composting, mulching and manure application. These practices are seen as critical for maintaining long-term productivity in coffee-growing regions.
For livestock farmers, the growing demand has created a new income stream. For coffee growers, it has become an important tool in the quest for sustainable productivity.
A farmer in his cabbage garden. Photo | File
While agriculture is the backbone of Uganda’s economy and employs more than 65 percent of Ugandans and feeds more than 80 percent of the country’s industries with raw materials, most farmers practice it without any training, something that has limited their opportunities of transiting from subsistence farming to large scale merchandised commercial agriculture.
Compiled by Al Mahdi Ssenkabirwa, Sadat Mbogo, Rajab Mukombozi & Jovita Kyarisiima
