Mbale – In a landmark move marking the conclusion of the 2025 Land Awareness Week, Hon. Dr. Sam Mayanja, Minister of State for Lands, Housing and Urban Development, awarded 1,055 Certificates of Customary Ownership (CCOs) to residents of Mbale City.
The initiative, prepared by ACTogether Uganda, secures land rights for over 10,500 urban poor citizens, safeguarding them against land grabbing and providing a foundation for sustainable urban development.
The ceremony, held in Mbale City on Friday, also celebrated 30 years of service by PELUM Uganda, acknowledging its contributions to community empowerment and sustainable land management.
“This is a historic day for Mbale. Land is not only an asset; it is central to the livelihoods, dignity, and future of our communities,” said Hon. Mayanja. “We must protect land rights, promote responsible land use, and safeguard vulnerable groups.”
He said the government is committed to addressing historical injustices, such as the Kakungulu land disputes, through negotiations and boundary verification. “I urge tenants to remain calm while the Uganda Land Commission completes this process.”
Dr. Mayanja further addressed pressing environmental concerns in Bulambuli, emphasising that mining companies must comply with environmental standards to prevent water pollution and protect local communities. He warned against continued encroachment on Mt. Elgon National Park and other government lands, noting that such actions fuel landslides and other disasters.
The Minister also condemned harmful cultural practices, particularly the eviction of widows from matrimonial homes. “We must continue sensitisation campaigns to uphold the dignity and constitutional rights of all citizens,” he said.
The issuance of Certificates of Customary Ownership is a significant milestone in the government’s efforts to secure land rights for marginalised urban residents. “This initiative will protect over 10,500 citizens from land grabbing and provide them with legal recognition of ownership,” Dr. Mayanja added, praising partners including ACTogether Uganda, UN-Habitat/GLTN, ZOA, CORDAID, and various civil society organisations for their support.
Empowering Communities
Reflecting on the broader impact of land awareness, Esther Kisembo, Fair Green and Global Coordinator at ActionAid International Uganda, highlighted the role of civil society in ensuring accountability and tangible outcomes, citing land issues in Kapchorwa and Kween districts.
“We must ensure that land awareness is not just about discussions or expenditure. Communities must build resilience, actively follow up on promises, and hold authorities accountable,” she said.
Kisembo emphasised the importance of empowering vulnerable groups, including women and people with disabilities, to understand and defend their land rights. “Government and local authorities must fulfil their responsibilities timely and effective manner. Communities are frustrated by repeated promises without follow-up, and land awareness initiatives must lead to tangible results, not just discussions or expenditure.”
She also noted the critical need for legal support, especially for internally displaced persons (IDPs) who have yet to receive compensation for land lost to development or conservation projects. “We need to capture and document the outcomes of land awareness initiatives, focusing on meaningful impact that brings real improvements to people’s lives.”
Human rights lawyer Deborah Lwanga Marie underscored the challenges faced by landless communities and marginalised groups. “In Rwanda Village, (Kween district in Sebei sub-region), residents were evicted to make space for Kapkwata Forest. Their living conditions are deplorable, with no health facilities or toilets. Communities are not asking for charity—they want justice and the chance to contribute to national development,” she said.
Marie highlighted power dynamics affecting land ownership, noting that wealthy or connected individuals often acquire titles on land occupied by the majority, particularly in lower-lying land areas of Kween District. Women, despite contributing financially to land purchases, frequently appear only as witnesses on land documents rather than co-owners.
The lawyer also stressed the need to address excessive use of force in protecting game reserves, misconceptions around customary certificates of title, the inadequate training of Area Land Committee (ALC) members, and boundary disputes across districts such as Amudat, Kween and Bukwo.
Government Interventions and Conflict Resolution
Hassan Byantalo from the Ministry of Lands explained ongoing government interventions. “We are working to verify land parcels for resettlement, especially for internally displaced persons. The Ministry, in partnership with the Office of the Prime Minister and development partners like ZOA and CORDAID, is supporting land registration and documentation,” he said.
Byantalo highlighted the Ministry’s efforts in alternative dispute resolution, encouraging communities to resolve conflicts through traditional institutions before approaching the courts. “SLACK—Systematic Land Adjudication and Certification—has reduced registration costs and made land documentation accessible to many,” he added.
Civil Society and Local Engagement
Dominic Adeeda, a social justice advocate, emphasised the complementary role of civil society organisations in reaching remote areas and amplifying community voices. “CSOs bridge gaps where government outreach is limited, ensuring communities’ concerns about land rights, ownership, and boundaries are heard and addressed,” he said.
Adeeda also highlighted ongoing challenges in resettlement and boundary clarification, underscoring the need for collaboration between government and civil society to achieve sustainable solutions.
Christine Nabunya, advocate with Katumba & Co Advocates, outlined steps for the way forward, including community empowerment, ALC training, boundary demarcation, fair compensation, improved social services, food security, legal follow-up, and feedback mechanisms.
“Continuous sensitisation and engagement with government and civil society are essential for effective land governance,” she said.
The 2025 Land Awareness Week in Sebei and Bugisu sub-regions highlighted the intersection of land rights, community empowerment, environmental protection, and social justice.
Background
In August 2024, the Speaker of Parliament, Rt. Hon. Annet Anita Among, wrote to the Minister of Lands, Housing and Urban Development raising concern over widespread land grabbing in the lower belts of Kween and Kapchorwa districts. Her intervention followed an urgent appeal from Hon. Cherukut Rose Emma, the Woman Member of Parliament for Kween District, who highlighted the devastating impact of the disputes.
According to Hon. Cherukut’s letter dated July 10, 2024, the land conflicts trace back to the turbulent years before the NRM government assumed power. During that period, the Sabiny people fled their ancestral lands due to frequent raids by the Karamojong and Pokot cattle rustlers. This displacement created a vacuum that was later exploited by 13 individuals, who allegedly grabbed approximately 10,000 acres of land. These individuals are accused of illegally selling the land to unsuspecting buyers and companies for a total of 17 billion shillings.
When peace returned and the Sabiny communities sought to reclaim their land, they discovered it had already been sold. Reports indicate that the land grabbers used forged documents and manipulated land records to justify ownership, while also forcing legitimate owners off their properties.
