Renting out or moving into an apartment in Kampala? Whether it’s a modern furnished unit in Kyanja or an unfurnished two-bedroom in Ntinda, the foundation of a smooth tenancy is a clear, well-structured tenancy agreement. Uganda’s Landlord and Tenant Act (2022) requires written agreements for most rentals  and having the right clauses in place protects both landlords and tenants from costly misunderstandings.

Here’s a checklist of the must-have clauses every tenancy agreement for residential apartments in Kampala should include, why they matter, and how they keep your rental relationship fair and secure.

1. Parties to the Agreement

Every tenancy starts with identifying who’s involved. The agreement should include the full names, ID details, and contacts of both landlord (or property manager) and tenant.

Why it matters: Clear identification ensures the contract is legally binding and prevents fraud. The law even requires landlords to record tenant IDs and that means no ID, no enforceable tenancy.

2. Premises Description & Inventory

The document should spell out the apartment’s full address, unit number, and any included spaces (like parking). For furnished apartments, attach an inventory list of all items and their condition.

Why it matters: This avoids disputes over what was provided or the state of furniture and fixtures. An inventory signed by both parties protects landlords from loss and tenants from unfair deductions.

3. Lease Term

Define whether the lease is fixed-term (e.g., 12 months) or month-to-month. State start and end dates, and explain what happens at expiry (automatic renewal or not).

Why it matters: Both landlord and tenant need clarity on how long the arrangement lasts and how it can be ended. The law requires specific notice periods depending on the lease type.

4. Rent Amount & Payment Terms

Specify rent in Ugandan Shillings, when it’s due (e.g., 1st of the month), and acceptable payment methods (bank transfer, mobile money, etc.). By law, receipts must be issued for all payments.

Why it matters: Money disputes are the most common in rentals. Clear terms prevent confusion, ensure legal compliance, and create a paper trail that protects both sides.

5. Rent Increases

If rent can go up, the agreement must state how often and by how much. The Act caps increases at 10% per year with at least 60 days’ written notice.

Why it matters: Tenants get predictability, and landlords have a legal path to cover inflation or rising costs. No surprises, no illegal rent hikes.

6. Security Deposit

State the deposit amount (max one month’s rent by law), its purpose (covering damage or unpaid bills, not wear and tear), and how it will be refunded at the end of the lease.

Why it matters: Protects landlords financially and assures tenants their money won’t be unfairly withheld. Transparency here avoids most end-of-lease fights.

7. Utilities & Service Charges

Detail who pays for electricity, water, internet, garbage, or security. Tenants pay for separately metered utilities; landlords cover shared or communal services unless otherwise agreed.

Why it matters: No more surprise bills or finger-pointing. Each party knows exactly what they’re responsible for.

8. Maintenance & Repairs

Clarify that landlords handle major repairs and keeping of the property habitable, while tenants must take care of day-to-day upkeep and avoid damage.

Why it matters: Keeps the property in good shape, ensures tenants enjoy safe living conditions, and gives landlords recourse if tenants neglect or damage the property.

9. Taxes & Rates

State that the landlord is responsible for all property taxes, municipal rates, and related charges.

Why it matters: Protects tenants from being saddled with costs they don’t legally owe.

10. Tenant’s Use & House Rules

The unit is for residential use only. Rules against illegal activity, excessive noise, and unauthorized alterations should be clear.

Why it matters: Maintains peace for everyone in the building and ensures the property retains its value.

11. Landlord’s Obligations: Quiet Enjoyment

Include a covenant of quiet enjoyment – the tenant’s right to live undisturbed. Landlords must also avoid discrimination and illegal eviction.

Why it matters: Tenants are reassured their home is secure, and landlords stay within legal limits.

12. Alterations

Tenants cannot repaint, drill, or remodel without the landlord’s written consent.

Why it matters: Protects the landlord’s property and helps tenants understand boundaries. Prevents costly “surprises” at move-out.

13. Right of Entry

Landlords may enter the property for inspections, repairs, or emergencies but must give 24 hours’ notice (except emergencies).

Why it matters: Balances the tenant’s right to privacy with the landlord’s need to maintain the property.

14. Assignment & Subletting

Tenants can’t assign the lease or sublet without written consent. Unauthorized subletting is grounds for termination.

Why it matters: Landlords maintain control over who occupies the apartment, while tenants know their options if they need to move early.

15. Termination & Notice Periods

Detail the notice required to end the tenancy: 7 days (weekly), 30 days (monthly), 60 days (yearly). Also cover breach of contract, abandonment, or mutual termination.

Why it matters: Ensures both sides know their rights and prevents “surprise” evictions or sudden departures.

16. Governing Law & Dispute Resolution

State that the agreement is governed by Ugandan law and subject to the Landlord and Tenant Act (2022). Provide a pathway for dispute resolution, ideally starting with mediation.

Why it matters: Anchors the agreement in the local legal framework and sets expectations for resolving disagreements.

17. Signatures & Copies

Both parties (and witnesses, if any) must sign and date the agreement. Each party should receive a signed copy within 14 days of move-in.

Why it matters: Formalizes the contract and provides proof for both sides. Without signatures and copies, the agreement may not be enforceable.

Final Thoughts

A tenancy agreement is a roadmap for landlords and tenants to live and work together fairly. By covering these clauses, you not only comply with Uganda’s Landlord and Tenant Act (2022) but also prevent most of the common conflicts that plague rentals.

For tenants, it’s about securing peace of mind. For landlords, it’s about protecting your investment. For both, it’s the key to a smooth, stress-free rental experience in Kampala’s competitive housing market.

For landlords who want clarity without getting caught up in day-to-day details, Rizton supports apartment owners by helping ensure tenancy agreements are clear, legally compliant, and properly applied throughout the tenancy. From tenant onboarding and documentation to rent collection and routine oversight, our role is to help these clauses work in practice, not just exist on paper. This approach helps reduce misunderstandings, protect rental income, and create more stable rental relationships in Kampala’s competitive housing market through professional property management services in Kampala.