Assessing the effectiveness of Certificates of Occupancy (COs) in enhancing land use practices on Mailo land: a case of Madudu Subcounty in Mubende District

Abstract

This study assessed the effectiveness of Certificates of Occupancy (COs) in enhancing land use practices on Mailo land in Madudu Subcounty, Mubende District. It was guided by three objectives: to examine land use practices on Mailo land before the issuance of COs, to assess land use practices after the issuance of COs, and to evaluate the perceived effect of COs on land use enhancement. A descriptive cross-sectional research design with a comparative component was employed, utilizing both quantitative and qualitative approaches. Data was collected through purposive sampling involving questionnaires administered to 30 tenants with COs and 30 without, interviews with 9 key informants, and non-participant structured observation. Quantitative data were analyzed using SPSS Version 23 with outputs presented in tables, bar graphs, and pie charts while qualitative data were analyzed thematically through content analysis. Findings revealed that, prior to CO issuance, land use was predominantly subsistence-oriented, marked by seasonal cropping, temporary housing, and environmentally detrimental practices such as deforestation and wetland cultivation mainly driven by tenure insecurity. Post-issuance, COs to some extent, significantly improved land use through enhanced tenure security, leading to increased cultivation of perennial crops like coffee and bananas, adoption of sustainable farming practices such as mulching and crop rotation, construction of more permanent structures, reduced land fragmentation, and improved environmental management. The study highlighted an overwhelming positive perception that COs are a catalyst in improving land use practices on Mailo land. The comparative component demonstrated that tenants without COs mainly practiced subsistence farming, focused on seasonal crops, used semi-permanent structures, and showed minimal investment in land improvement and sustainable practices though many expressed a desire to obtain COs. Challenges identified include unauthorized CO sales, illegal land subdivisions, poor integration with the National Land Information System and physical planning frameworks, and limited access to agricultural extension services. The study concludes that COs have significantly enhanced land use practices on Mailo land in Mubende district, though their full potential is hindered by systemic and policy gaps. It recommends expanding agricultural extension services and enforcing CO land use guide lines to promote sustainable land use.