THE TANZANIAN LAND ACTS, 1999:
AN ANALYSIS OF THE ANALYSES
Robin Palmer
Land Policy Adviser, Africa
Oxfam GB
March 1999
Introduction
On 11 February 1999 the Tanzanian Parliament passed The Land Act, 1999 and The Village Land Act, 1999.
The
first deals with general land, including urban areas and private
estates outside the customary sector, and is fairly complex; the second
deals with village lands and is generally more straightforward. At one
stage of the drafting process, the two bills were combined. They were
later divided into two for greater digestibility, but they form part of a
whole and should be seen and interpreted together.
Among those interpreting the Acts in recent articles are Issa Shivji, Liz Wily and the Ministry of Lands,
in the form of Stella Longway, the Commissioner of Lands, and Fidelis
Mutakyamilwa, Legal Officer, Land Development Services in the Ministry.
Their articles are listed in an appendix at the end.
Issa
has written two submissions to a parliamentary committee, a workshop
address and a newspaper article; Liz a presentation to district
officials and an analysis for donors; the Ministry a paper for a DFID
workshop on land tenure in sub-Saharan Africa. All are in effect analyses of the new Acts, though both Liz (whose papers were written last November) and Issa acknowledge that because there were changes in the Acts at the last minute, their comments will need to be revised to take account of this. What they have written are thus only preliminary assessments.
Because of that, I have just attempted here to sketch the highlights rather than go into any great detail.
It is important to be aware that the new Acts will not come into force until they have been translated into Kiswahili and gazetted.
It view of the facts that, taken together, they are very long and
extremely complex, the meaning is unclear in some places, and they will
therefore not be easy to translate, this could take a considerable period of time.
Liz
Wily stresses that the two laws will provide what is in effect a body
of new basic land law for mainland Tanzania with a new regime for the
holding of rights in land and for controlling and managing land tenure. Eleven existing laws will be repealed by the Acts and six others amended.
She notes with approval that ‘provision is made for the law to be under constant review and that amendments are routinely anticipated.’
Engaging with the Ministry?
It
is interesting to note the different approaches of Liz and Issa. Liz
has regularly engaged with the Ministry of Lands, she wrote a paper for
district officials in Arusha Region, and at the DFID workshop at
Sunningdale was often locked in discussion with Stella Longway and
Fidelis Mutakyamilwa. Issa, by contrast, has studiously avoided contact,
doubtless fearing cooption or manipulation. He did, however, as the
Bills finally came before Parliament, lobby a parliamentary committee.
According to the paper by Longway and Mutakyamilwa, prior to the Bills
coming before Parliament the Ministry ‘did not have any formal
interaction with Hakiardhi’ (Issa’s research institute), only indirectly
through the Gender Land Task Force.
A real national debate?
Liz and Issa also differ on whether there
has been a genuine national debate on land, with Issa, surprisingly,
being the more positive. In his most recent paper, he acknowledges that
‘there has been considerable public debate’; in an earlier paper he says
‘there has been some debate.’ Liz comments however that ‘most of the
debate has derived from a limited source - mainly urban and academic
persons.’ She points out that as yet there has been no attempt to
publish, translate or disseminate widely either the Acts or the 1995
National Land Policy, nor has there been any attempt at consultation on
the content of the Policy or the new laws. For her, ‘the outstanding
weakness of the proposed legislation, is not its substance or even form
but the fact that it has reached final draft without the benefit of
input from ordinary citizens from all over the country. This poses
problems not only for thrust and content, but for its workability, and
legitimacy.’ Through inadequate consultation, she says, the Tanzanian
Government has placed itself in the unenviable position of still needing
to secure national support to implement what she believes are basically
good laws.
Lessons for civil society?
Issa
seems to acknowledge that the particular struggle over the Acts has
come to an end, and that things went rather better than might have been
anticipated. He concludes his most recent paper from a workshop at
Morogoro:
The
great value of the debate and NGO activism behind the Land Acts lies
not so much in getting the law that they advocated but rather in
bringing the land question on the public agenda. In this, I believe, for
the first time civil society has scored a reasonable victory. It is a
victory of the Cause and a legitimate cause for celebration. The
politicians did not have a field day. At every step, they had to justify
and answer even if most of the time they did not convince anybody, not
even themselves. But I am sure they have learnt a good lesson in good
governance, to use the jargon. The activists of the civil society have
also learnt a lesson on ‘how to pressurise your rulers without being
manipulated’. In this sense, therefore, there is a cause for
celebration.
Good laws?
Liz
believes that the two laws are ‘basically sound’ and that if the
weaknesses she noted in her November papers were addressed (and she
certainly lobbied long and hard for this), they would enter the category
of ‘very good’ laws. At Sunningdale, she argued that it was the best
land law passed in Africa in terms of ‘vesting authority and control
over land at the local level.’
Who benefits?
There
is a conflict of views, with Issa is far more pessimistic: ‘it is
difficult to see how the large majority of land users in this country,
that is peasants, pastoralists and middle level rural entrepreneurs,
stand to benefit.’ Liz, on the other hand, sees real gains for women
(co-occupancy), pastoralists (equal rights with agriculturalists) and
dependents (their needs must be considered before an owner sells or
leases). She believes ‘abundant attention was given to the rights to
institutionally weaker sectors of society’ and that ‘the spirit of the
new laws is singularly Tanzanian and builds upon Tanzanian realities in a
highly significant way.’
Genuine decentralisation?
Issa
and Liz also differ sharply on the degree of decentralisation implicit
in the new Acts. While Issa asserts that too much control has been
retained at the centre, specifically in the hands of the Commissioner of
Lands, Liz believes there has been a radical change and that ‘once
vested at the periphery, powers will not be readily surrendered, and
will consolidate and mature over time.’ For Issa:
The
most striking feature of the two bills is the enormous powers over the
ownership, control and management of village land placed in the hands of
the Ministry, and through the Ministry, the Commissioner. The
Commissioner has even greater powers over reserved and general land. The
role of more elective bodies, like the local authorities, and more
representative and open bodies, like the village assembly, has been
virtually done away. Village council manages village land more as an
agent of the Commissioner rather than as an organ of the village
accountable to the village assembly
Liz counters:
It
is true that the Commissioner of Lands has a lot of power, but it not
true that ‘the village councils are agents’ of the Commissioner, or that
administration of village land will be a ‘top-down process which can
not be managed at the village level’. The whole point of The Village
Land Act is for devolved land administration, by the village, at the
village, for the village. The village in Tanzania has existed for a
quarter of a century as the social, spatial and legal institutional
foundation of Tanzanian society. The outstanding difference of the
Tanzanian Bills with other new land laws [in Africa] is the vesting of
(most) control over land tenure administration at the grassroots in the
hands of the ‘governments’ (village councils) elected by the members of
each registered village community.
The Village Land Act, Liz says:
sets
out how each village may declare its village land. This does not have
to be surveyed. The critical criterion is simply agreement with
neighbours. It provides for registration of village land at the village
level. The most important feature is that this will be generally
undertaken at the village level by villages.
The
decentralisation of land registration to the local level is a good
example of strategic soundness. Lodging registers at the local level
will also enhance the accountability for their being kept up and kept
properly. Accessibility by ordinary villagers will also be greatly
enhanced.
Customary land rights?
For Liz:
The
law visibly protects existing rights in land. It does this through
removing inequalities between statutory and customary rights. They are
made fully equal in the eyes of the law. The bills allow for
traditional ways of holding land to be recognised and supported fully in
the law and for the fundamental operational base of customary land law
and tenure to continue - community assent and direction - through
embedding local level authority and management of village land in the
hands of villagers (the elected village council).
The National Land Policy (1995)
According
to Liz, the new laws need to be seen in perspective. They do not depart
from the 1995 National Land Policy in significant ways, but iron out
many of the ambiguities and inconsistencies of the Policy, which is
already in force. In most respects the laws ‘improve’ the Policy, and
Liz believes it has taken some time for critics to absorb this and the
fact that in a significant way they ‘re-introduce some of the [Shivji
Presidential Land] Commission’s concepts.’
Dispute mechanisms?
Issa
and Liz are agreed that the new Acts are very weak on mechanisms for
settling disputes. Liz believes the Government should have adopted the
Shivji Commission’s strategy in its entirety and that as the law stands,
‘there is little to suggest that resolution of disputes will become
speedier or fairer.’
New structures?
In
direct contrast to Uganda, where the Land Act (1998) envisages the
establishment of 45 entirely new District Land Boards and 9,000 parish
level land committees, no new land management institutions will need to
be established in Tanzania.
Radical title?
Issa
has always been strongly critical of both the National Land Policy and
now the Acts for vesting radical title in the President, while for Liz
this is a far less important issue than where control over land tenure
matters is actually vested and the degree of accountability surrounding
it.
A land market?
For
Issa, the Acts will usher in a land market, which could well result in
poorer people in villages loosing their lands, while for Liz:
the
new laws do provide for a market in land but one that is by no means
free. Constraints are imposed from three directions: definition as to
who may acquire rights in land; what kind of property may be freely
bought and sold; and especially the means through which transactions are
undertaken.
Unjustified fears?
Liz believes that
Fears
that land will be ‘taken by foreigners’, that the state will use the
issue of Certificates of Village Land to return as much possible land as
they can under their own aegis as general land, fears that rampant
appropriation of property is going to take place, that women are going
to be deprived of rights, are all thoroughly unjustified fears.
The next steps?
The
Ministry in its paper agrees with Liz that ‘the enactment of the new
land laws marks the start (not the end) of a long process of land tenure
reform which will take place for several decades to come.’
The
Ministry also agrees with Liz on the need for the production of a
simplified English version of the law; preparation of an explanatory
text for each clause; and preparation of information sheets targeted at
different sectors dealing with a wide range of subjects under the law,
such as ‘how to use the law’ and ‘how does the land law affect me’.
The
Ministry has already formed one Committee for Immediate Action and
another for Long Term Action. It recognises the need for special
attention to be paid to women to enable them to recognise their rights
under the new laws and to change the attitude of men, as custodians of
tradition and custom at the village level.
The
whole exercise calls for special expertise and funding. ‘We need to
share experiences with various experts from various countries. It is our
sincere hope that this interaction will not end in the hall [at
Sunningdale] but rather that it will be the beginning of the
consultative network in land tenure policy reforms.’
Donor support?
Finally,
Liz says ‘It is likely that the Government of Tanzania will both need
and deserve donor support for all or most of the above activities.’
What lessons for Oxfam?
· Lawyers never agree and it’s helpful and instructive that they don’t!
· There
were clearly tactical arguments both for and against engaging with the
Ministry in the past; neither was necessarily ‘wrong’.
· Issa’s
conclusion that Tanzanian civil society has learned some lessons and
enjoyed a modest victory is something to reflect on - together with
Liz’s caution that the debate was limited in scope.
· A new phase is clearly beginning, even though it will take time for the Acts to be translated and to come into force.
· Looking
forward, I would advise Oxfam in Tanzania to examine practical ways in
which in can help the communities it works with to establish their
rights under the new laws and generally help consolidate the process of
village democracy.
· I
would also advise Oxfam to take up the Ministry’s challenge to engage
with it generally and specifically to help women assert their rights.
· Finally, Oxfam should lobby donors to support the kind of information dissemination and awareness raising work listed above.
APPENDIX
ARTICLES ON THE TANZANIAN LAND ACTS, 1999
1. BY ISSA SHIVJI
‘The Land Acts 1999: a Cause for Celebration or a Celebration of a Cause?’,
Keynote Address to the Workshop on Land held at Morogoro, 19-20 February 1999.
‘Lift the Whip’,
The African, 6 February 1999.
‘Protection
of Peasant and Pastoral Rights in Land: A Brief Review of the bills for
the Land Act, 1998 and the Village Land Act, 1998’,
Paper
presented to the Parliamentary Committee for Finance and Economic
Affairs on the Bills for the Land Act and the Village Land Act, Dodoma,
26-28 January 1999.
‘Land as a Constitutional Category’,
Paper
presented to the Parliamentary Committee for Finance and Economic
Affairs on the Bills for the Land Act and the Village Land Act, Dodoma,
26-28 January 1999.
2. BY LIZ WILY
‘The Village, Villagers and the Village Land Bill’,
Paper prepared for the Land Management and Natural Resources Programme, Arusha Region, November 1998.
‘An Executive Summary of “A Review of Planned Land Legislation in Tanzania”’, November 1998.
3. BY THE MINISTRY OF LANDS
Stella Longway (Commissioner of Lands) and Fidelis Mutakyamilwa (Legal Officer, Land Development Services, Ministry of Lands)
‘Legal Land Reforms against Gender Discrimination’,
DFID Workshop on Land Tenure, Poverty and Sustainable Development in sub-Saharan Africa, Sunningdale, 16-19 February 1999).