How surveying and titling are fighting land fraud in Uganda

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Land surveying remains a crucial, but challenging process in Uganda, where issues like high costs, limited professional surveyors, and increasing land disputes persist.

As land is a key driver of national development, ensuring secure tenure, especially for customary landholders known as bibanja holders, has become a priority. The complexity of land surveying has often discouraged Ugandans from securing their land rights, leaving them vulnerable to fraud and disputes.

To address these challenges, the Buganda Land Board (BLB), in partnership with the Institution of Surveyors of Uganda (ISU), has implemented solutions aimed at making land surveying more accessible, affordable, and fraud-resistant. This collaboration has not only improved land security but has also enhanced public trust in the surveying process.

Bashir Kizito Juma, the deputy CEO of BLB, explains the importance of professionalism in land surveying.

“We work exclusively with registered surveyors from ISU to ensure integrity and accuracy.”

Through extensive public sensitisation campaigns, streamlined registration processes, and legal education initiatives, BLB and ISU are transforming Uganda’s land management landscape.

Their efforts are helping landowners secure proper documentation, preventing fraud, and ensuring that land remains a valuable and protected asset for all Ugandans. 

Technological advancements in land management

The government has also played a crucial role in fighting land fraud through digitisation.

Judith Nabakooba, the Minister of Lands, Housing, and Urban Development, emphasised the significance of digital transformation in land governance.

“With this digital system, Ugandans can now be assured of the security and authenticity of their land titles. We are committed to eliminating land fraud and restoring trust in the sector,” she stated.

A policeman guarding Stephen Mugambwa's house which was allegedly demolished by Hajji Sula Sserunjogi over land disputes in Kimegeredde village,

The lands ministry has established 22 self-contained Ministry Zonal Offices (MZOs) nationwide, improving service delivery, reducing corruption, consolidating revenue, and strengthening land tenure security.

Lenin Victor Oonyu, the Uganda National Land Information System (UgNLIS) project manager at the ministry, highlighted the system’s effectiveness.

“The LIS offers real-time fraud detection by cross-referencing historical records with newly-entered data,” he explained.

Through collaborative efforts, institutions like BLB, ISU, and the Ministry of Lands continue to enhance transparency and security in Uganda’s land sector, ensuring sustainable development and protecting landowners' rights.

Challenges in fighting land fraud

Despite these advancements, fraud remains a persistent issue in Uganda’s land sector. Some individuals continue to manipulate land records, forge documents, and exploit legal loopholes to gain unlawful ownership.

Corruption in certain local offices has further hindered efforts to completely eliminate fraudulent activities.

According to Kizito, dishonest practices such as double land sales, illegal evictions, and boundary manipulations are still common.

“We are working tirelessly to put an end to these practices through increased vigilance and strict enforcement of legal frameworks,” he stated.

Another major challenge is the lack of public awareness about land registration processes. Many Ugandans, especially those in rural areas, are unfamiliar with the legal steps required to obtain a legitimate land title.

“We need continuous sensitisation and education to empower citizens to recognize and report fraudulent activities,” Kizito emphasised.

Solutions and the way forward

To further combat land fraud, institutions like BLB, ISU, and the Ministry of Lands are implementing several initiatives. Increasing public sensitisation through outreach programmes and media campaigns to educate citizens on land rights and the legal registration process. Strengthening legal frameworks and enforcement mechanisms to deter fraud and hold offenders accountable.

Expanding the use of technology in land transactions to ensure secure, traceable processes that minimise the risk of forgery and manipulation will go a long way in solving this challenge.