Table Of ContentLAND MANAGEMENT
HANDBOOK
POPULAR VERSION
LAND MANAGEMENT
HANDBOOK
POPULAR VERSION
August 2022
ISBN No: 978-9913-9927-4-9
Published by
Friedrich-Ebert-Stiftung
Kampala, Uganda
5B John Babiiha road
P.O Box 3860
www.uganda.fes.de
Authors: Dr. Kiggundu Amin Tamale, Associate Professor Mukiibi Stephen,
Mr. Eriaku William, Miss Nakanwagi Orashida and
Miss Aliamo Eunice
Co-author: James Nkuubi Luyombya
Copy Editor: Will Boase
Design and Illustrations: Ivan Barigye
Image: Peter Mayanja
General Editing: Geraldine kabami and John Bosco Mubiru
The findings, interpretations and conclusions expressed in this volume are
attributed to individual author and do not necessarily reflect the views of
Friedrich-Ebert-Stiftung (FES). FES does not guarantee the accuracy of
the data included in this work. FES bears no responsibility for oversights,
mistakes or omissions.
The sale or commercial use of all media published by Friedrich-Ebert-Stiftung
is prohibited without the written consent of FES.
Copyright: This work is licensed under the Creative Commons’ Attribution –
Non Commercial ShareAlike 2.5 Licence. 2021.
i
INTRODUCTION
This handbook has been developed by Friedrich-Ebert-Stiftung (FES) to provide
a simplified tool with easily readable information on land management issues for
political leaders, technical executives and ordinary citizens in the Greater Kampala
Metropolitan Area (GKMA).
The handbook aims to equip with knowledge of various critical land management
issues ranging from land evictions, land registration and land acquisition processes
among others.
We hope that this handbook will inspire all stakeholders involved in land management
to provide and seek land services in the most efficient and effective ways in their
constituencies.
I
CONTENTS
INTRODUCTION II
ACKNOWLEDGEMENTS VI
SUMMARY OF THIS HANDBOOK 1
PART 1: LAND LAWS AND POLICIES IN UGANDA 4
1.1 MAIN LAWS 4
1.2 OTHER LAWS AND POLICIES USED IN LAND 5
ADMINISTRATION IN UGANDA
PART 2: LAND OWNERSHIP IN UGANDA 8
2.1 SYSTEMS OF LAND OWNERSHIP/HOLDING 9
2.1.1 MAILO LAND TENURE 10
2.1.2 FREEHOLD LAND TENURE 11
2.1.3 LEASEHOLD TENURE 12
2.1.4 CUSTOMARY LANDHOLDING: 14
2.2 EVIDENCE OF LAND OWNERSHIP DOCUMENTS 15
2.3 KEY INSTITUTIONS INVOLVED IN LAND ADMINISTRATION 15
2.3.1 LOCAL GOVERNMENT LEVEL 16
2.3.2 NATIONAL INSTITUTIONS 17
PART 3: FAMILY RELATIONSHIPS AND LAND RIGHTS 20
3.1 DEFINITION OF A SPOUSE 20
3.2 UNDERSTANDING WHAT FAMILY LAND IS 21
3.3 TRANSACTIONS ON FAMILY LAND 22
3.4 RIGHTS OF SPOUSES IN RELATION TO FAMILY LAND 24
II
PART 4: TRANSACTIONS ON LAND AND DOCUMENTATION 26
4.1 DOCUMENTATION OF LAND TRANSACTIONS 26
4.2 CATEGORIES OF DOCUMENTS USED 27
IN LAND TRANSACTIONS
4.3 KEY ASPECTS TO OBSERVE DURING A LAND TRANSACTION 28
4.4 WHO SHOULD YOU INVOLVE IN LAND TRANSACTIONS? 31
SUMMARY OF THE PROCESS OF ACQUIRING LAND 31
4.5 RIGHTS AND OBLIGATIONS OF LANDOWNERS 32
4.6 RIGHTS AND OBLIGATIONS OF TENANTS 33
PART 5: HOW PRIVATE CITIZENS AND GOVERNMENT 36
ACQUIRE LAND
5.1 GOVERNMENT ACQUISITION OF LAND 36
5.2 PRIVATE LAND ACQUISITION 37
PART 6: RESOLVING LAND-RELATED DISPUTE 40
6.1 COMMON LAND DISPUTES 40
6.2 LAND DISPUTE RESOLUTION MECHANISMS 43
PART 7: EVICTIONS 50
7.1 WHAT CAUSES EVICTIONS? 50
7.2 GUIDELINES AND BEST PRACTICES DURING EVICTIONS 51
7.3 CENTRES OF RECOURSE FOR HELP REGARDING ILLEGAL 52
LAND EVICTIONS AND OTHER LAND RELATED MATTERS
7.4 CATEGORIES OF PEOPLE NOT PROTECTED BY 53
THE LAW IN CASES OF FORCED LAND EVICTIONS
III
ACKNOWLEDGEMENTS
This handbook would not have been possible without the
team from Makerere University College of Engineering,
Design, Art and Technology, led by Dr. Tamale Kiggundu Amin.
They developed an academic land management manual to
be used for academic reference and teaching tool at the
University, and it is that manual from which this handbook
was derived.
Special thanks to Mr. Nkuubi James Luyombya, for expertly
simplifying and compressing the academic land management
manual into this easy-to-read land management handbook.
Vi
SUMMARY OF THIS HANDBOOK
This Land Management Handbook is an important tool for technical executives,
political leaders and ordinary citizens in the Greater Kampala Metropolitan Area
(GKMA). Urbanisation and industrial development are fast occurring in the city, and
leaving in their wake a chain of land disputes, including forced evictions, which have
diverse ramifications for the communities they affect. The handbook’s development
was largely triggered by a perceived need to equip new political office holders with
land management and administration knowledge, which is required for better service
delivery in the land-related aspects of their respective constituencies.
The handbook provides its readers with an insight into the various working
terminologies used in the five most common spheres of land management. It discusses:
• Land ownership, describing who can own land
• Rights and interests in land
• Land transactions including compulsory land acquisition
and the attendant requirements of valuation
• Family land-related aspects
• Protection of one’s land
These terms are defined and described as required by the law, and their legal
meanings explained.
Part I of this document details the Land Laws and Policies in Uganda, introducing
the readers to the main framework of the laws that provide direction and guidance
in governing, administering and resolving land disputes. It provides both a historical
and a contemporary understanding of the legal framework, focusing largely on the
1995 Constitution and the various laws and policies that have been crafted after
1995 that affect the management and administration of land, such as the National
Physical Planning Act 2010 and the Uganda Succession Act Cap 162.
1
