The government has introduced new guidelines aimed at stopping illegal land evictions and protecting the rights of tenants across Uganda. The Administrative Circular, issued by the Minister of Lands, Housing and Urban Development, Judith Nabakooba, provides clear procedures that must be followed before anyone can be evicted from land. The guidelines are intended to strengthen land tenure security, reduce conflicts, and prevent the loss of lives and property resulting from unlawful evictions.
According to the circular, the 1995 Constitution guarantees that all land belongs to the citizens of Uganda while also protecting lawful and bona fide occupants on both registered and unregistered land. The Ministry notes that despite existing laws, illegal evictions have continued due to suspicious land transactions, unlawful subdivisions, estate disputes, and transfers of land involving sitting tenants without following legal procedures.
The Ministry emphasizes that every eviction or demolition must be backed by a valid court order. The law makes it a criminal offence to evict tenants without authorization from a competent court. Court-approved evictions must follow strict procedures designed to ensure fairness, respect for human rights, and protection of affected families.
Under the new guidelines, people facing eviction must receive a notice of not less than 90 days and not more than 120 days before the exercise takes place. Evictions can only be carried out between 8:00 a.m. and 6:00 p.m., and they are prohibited during weekends and public holidays. Police and local authorities must be informed and present during the exercise, while every eviction order must also be cleared by the District Security Committee in consultation with the Ministry of Lands.
The circular also targets illegal evictions arising from questionable land sales and subdivisions. Before any land subdivision is approved, applicants must provide an updated orthophoto of the land together with a statutory declaration confirming that there are no tenants on the land or that existing tenants were given the first opportunity to buy the land at least six months before the application. Where there are doubts, Land Officers are required to inspect the land and submit reports before any transaction is approved.
The government has also reinforced the rights of sitting tenants when land is being sold. Landowners must first offer the land to the sitting tenants before selling it to another buyer. Where this requirement is ignored and the land is transferred, the new owner will be responsible for compensating the affected tenants if compensation had not already been made by the seller.
The circular further addresses disputes involving inherited land. Heirs, administrators, executors, and beneficiaries of estates have been directed to respect the rights of sitting tenants instead of evicting them immediately. Where disagreements arise, both parties are encouraged to negotiate, share the land fairly where possible, or seek the assistance of a mediator to resolve disputes peacefully.
In another major directive, private security companies have been warned against deploying guards on disputed or contested land. The Ministry says the Ministry of Internal Affairs will issue stricter regulations governing the deployment of private security personnel in land disputes to prevent violence and intimidation.
The Ministry believes these measures will reduce illegal land grabbing, unlawful demolitions, and conflicts that have left many Ugandans homeless. Resident District Commissioners and Resident City Commissioners have been instructed to ensure full compliance with the new guidelines whenever handling both court-sanctioned and non-court-sanctioned eviction cases.
The government has urged all landowners, tenants, local leaders, and security agencies to understand and respect these procedures. Officials say the guidelines are meant to safeguard property rights, promote peaceful resolution of land disputes, and ensure that every eviction is carried out legally, fairly, and with respect for human dignity.
