If you’re a kibanja holder in Uganda, you know how important it is to pay busuulu (annual ground rent) to stay on your land legally. But what happens when your landlord refuses to accept the money—or worse, can’t be found?
That situation has caused problems for many tenants across the country. Some landlords refuse the small amounts legally set by law. Others disappear, making it hard to fulfill your legal obligations and leaving tenants vulnerable to eviction.
Thankfully, in 2025, the Ugandan government introduced a solution to fix this.
A New Way to Pay Busuulu Without Your Landlord
The Ministry of Lands has created an official busuulu account that tenants can now use to pay ground rent when a landlord refuses or is unavailable. This new approach is backed by Statutory Instrument No. 2 of 2025, which gives legal power to the Permanent Secretary of the Ministry to collect busuulu on behalf of tenants.
In simple terms: you can now pay the government directly and stay protected under the law.
Why This Matters
This move helps tenants:
- Avoid illegal evictions
- Stay in compliance with the law
- Create a payment trail that can support future claims, like applying for a Certificate of Occupancy
Previously, some landlords used refusal as a tactic to evict long-term tenants. This new system blocks that route.
How Much Is Busuulu?
The amount of busuulu you’re expected to pay each year depends on the location of the land you occupy. These rates are set by law and are affordable, especially compared to the value of the land use. As of 2025, the standard annual rates are:
- Cities: UGX 50,000
- Municipalities: UGX 30,000
- Town Councils: UGX 20,000
- Villages (Rural Areas): UGX 5,000
These fees apply per kibanja, regardless of land size. If your landlord tries to charge more than this, you’re within your rights to reject the demand and use the official government payment method instead.
Official Busuulu Payment Account Details
If your landlord refuses to accept payment or is unreachable, use this account:
- Account Name: Ministry of Lands – Ground Rent (Busuulu)
- Account Number: 00120088000068
- Currency: Uganda Shillings (UGX)
You can pay through a bank or approved mobile money channels. Be sure to keep your deposit slip or confirmation message—this is your legal proof of payment.
Who Can Use This Option?
To qualify, you must:
- Be a lawful or bona fide occupant of the land
- Provide a recommendation letter from your local leaders (LC1 and Area Land Committee)
- Present any supporting land documents
- Allow your land to be inspected or verified
If you meet these requirements, you’re good to go.
What Happens If the Landlord Returns Later?
If your landlord eventually shows up, they can contact the Ministry of Lands and request the money that was paid into the account on their behalf.
This ensures fairness for both sides—but most importantly, it protects your right to stay on the land.
Why It’s a Big Deal for Kibanja Holders
This is a major step in reducing land conflicts. It:
- Empowers tenants to act legally without fear
- Ensures money reaches the right hands (even if indirectly)
- Supports government efforts to formalize land use through better records
What You Should Do Now
- Check your busuulu status. If your landlord hasn’t accepted payment, gather your documents and prepare to use the official account.
- Get your local letter. Your LC1 chairperson and Area Land Committee can help with this.
- Pay through the official account and store your receipt safely.
- Inform your area land office that you’ve paid through the new system.
Final Thoughts
If your landlord has been refusing your busuulu, or you simply can’t find them, don’t panic. The law now protects you, and there’s a clear, legal way to pay and stay secure.
Keep your paperwork in order, stay informed, and don’t hesitate to reach out to your local land office for help. The new system is here to work in your favor.
Have Questions?
Leave a comment or reach out—we’re happy to help break down the steps or point you to the right resources.