In a major step to resolve long-standing tensions between landlords and tenants, the Ugandan government has rolled out a centralized system for collecting nominal ground rent, known locally as ‘busuulu’ through a government bank account, signaling a shift toward more regulated land tenure practices.
The announcement, made by Lands Minister Judith Nabakooba, follows mounting complaints from bibanja holders during President Museveni’s recent tour of the Buganda region.
Many tenants accused landlords of exploiting rent disputes to justify forced evictions.
In response, the government has set up a national payment system to ensure tenants can fulfill their legal obligations even when landlords are absent or deliberately refuse payments.
“Government remains committed to securing the rights of bibanja holders through lawful means. The public should not be misled by political messages that discourage participation in these programs,” Nabakooba told journalists.
The centralized payment mechanism is designed to prevent illegal evictions and defuse the growing friction that often arises over ground rent transactions.
By offering a neutral payment channel, the state aims to eliminate one of the most common flashpoints in landlord-tenant relations.
“This new system will provide a legal alternative for tenants to fulfill their obligations and avoid forced evictions,” Nabakooba added.
The initiative is backed by updated legal provisions, including a revision to Statutory Instrument No. 55 of 2011, now replaced by Statutory Instrument No. 2 of 2025.
Under the law, lawful and bona fide occupants who pay their annual busuulu are protected by both the Constitution and the Land Act.
Nabakooba reminded the public that busuulu rates remain fixed by government decree not open to negotiation.
These rates, unchanged since 2011, are Shs50,000 in cities, Shs40,000 in municipalities, Shs30,000 in town councils, Shs20,000 in town boards, and Shs5,000 in rural areas.
To further formalize land rights, the minister urged tenants to apply for Certificates of Occupancy, legal documents recognizing their right to use and occupy land.
This certificate gives tenants added protection and clarity in land use arrangements.
According to the Lands Ministry, more than 96,000 bibanja have already been mapped, with over 500 certificates issued in key districts including Mubende, Mityana, Kassanda, Kiboga, and Gomba.
The broader goal, officials say, is to reduce land-related conflicts and help tenants shift from subsistence farming toward commercial agriculture and sustainable livelihoods.
In tandem with the centralized payment rollout, the ministry also launched an online platform and mobile app that allows tenants to track the status of their certificates and verify registered landowners.
The technology is designed to protect tenants from land fraud, unauthorized sales, and unlawful evictions.
