The Busuulu payment for absentee landlords has become simpler following a new government policy. Now, tenants can deposit ground rent directly into a government account if landlords refuse or fail to collect it. As a result, this change protects tenants from unlawful evictions and strengthens legal compliance.
The policy falls under Statutory Instrument No. 2 of 2025, which updates earlier rules. It grants the Permanent Secretary (PS) of the Ministry of Lands, Housing and Urban Development the authority to manage rent collection. To make this operational, the Ministry opened a designated bank account: 00120088000068, named “Ministry of Lands – Ground Rent (Busuulu).”
Speaking at a press briefing in Kampala, Lands Minister Judith Nabakooba noted that many tenants fail to trace their landlords. Others experience rejections when trying to pay rent. Therefore, this updated system provides a legal and traceable channel for tenants to fulfill their obligations.
However, tenants must meet specific criteria before making deposits. They must be recognized as bona fide or lawful occupants. In addition, they must provide supporting documents such as a land inspection report, a letter from local authorities, and proof of land occupation. Once approved, the tenant makes the deposit and retains the slip as official proof of payment.
Busuulu refers to the annual fee paid by tenants to landlords, as per Uganda’s land laws. Nonetheless, many landlords argue that the fee is too low and choose to reject it. In some cases, they use this as a tactic to coerce tenants into surrendering land or agreeing to new deals. Consequently, these disputes have led to forced evictions in various regions.
With the new provision for Busuulu payment for absentee landlords, such tactics can no longer hold. Minister Nabakooba made it clear that eviction is only legal if the tenant has not paid rent. Thus, tenants who deposit rent into the government account are shielded from eviction. Even court orders must give tenants up to six months to vacate the land after a legal ruling.
Landlords who accept rent must issue a receipt or write an acknowledgment. This document must include the tenant’s name, the payment amount, and the rent year. Meanwhile, the government has kept the rent rates unchanged since Statutory Instrument No. 55 of 2011. Despite calls for rate updates, no district government submitted proposals. This suggests general satisfaction with the current structure.
Currently, Busuulu rates stand at Shs50,000 in cities, Shs40,000 in municipalities, Shs30,000 in town councils, Shs20,000 in town boards, and Shs5,000 in rural areas. In addition, Minister Nabakooba urged tenants to apply for Certificates of Occupancy. These certificates help reduce disputes and legally secure land use rights.
Under a pilot project, the Ministry has mapped more than 96,000 bibanja and issued over 5,000 certificates. This effort has mainly focused on Mubende, Gomba, Kassanda, Mityana, and Kiboga. The government now plans to extend this initiative to Buganda and Bunyoro—regions with frequent land conflicts. To qualify, tenants must be lawful occupants and must have fully paid their Busuulu.
Importantly, the certificates offer more than just legal protection. According to Minister Nabakooba, they can be used as collateral when applying for loans. Therefore, tenants with certificates can access credit, invest in farming, and join government programs like the Parish Development Model (PDM). This step transitions them from subsistence farming to active participation in Uganda’s money economy.
President Yoweri Museveni also weighed in on this issue last year. During the Heroes’ Day celebration in Gomba, he ordered landlords to stop evicting tenants over unpaid Busuulu. Moreover, he directed landlords who overcharged tenants to refund the excess and warned that illegal evictions would lead to arrests.
Following this directive, the Ministry of Lands collaborated with the Accountant General to set up the legal framework. Based on the Accountant General’s recommendation, the Uganda Revenue Authority (URA) was tasked with managing the new collection account and ensuring transparency.
Ultimately, this reform marks a major step toward fair and inclusive land management. By streamlining Busuulu payment for absentee landlords, the government not only strengthens legal land access but also empowers vulnerable tenants to thrive economically and socially.
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