Every piece of agricultural land in Karnataka is recorded by its survey number (and hissa, its sub-division). The main records are the RTC or Pahani (owner, extent, land type, crops and loans, on the Bhoomi portal), the mutation register (every change of owner), the survey sketch (the boundary, from the survey department) and the Encumbrance Certificate (registered transactions, from Kaveri Online). Check all four before buying land.
How land is organised in Karnataka
Revenue records follow the administrative chain district → taluk → hobli → village. Inside a village, land is divided into survey numbers. A survey number that has been split among owners carries a hissa number, written after a slash: 45/2, 45/2A or 45/2/1.
The officials you will meet are the Village Accountant (Grama Lekkadhikari) for the village, the Revenue Inspector for the hobli and the Tahsildar at the taluk office.
RTC (Record of Rights, Tenancy and Crops), also called Pahani
The RTC is the basic land record for each survey number and hissa. It shows:
- the owner (khatedar) and the extent each owner holds, in acres and guntas;
- the land type (for example dry, wet or garden land) and any kharab (land that cannot be cultivated);
- the crops recorded in each season;
- liabilities such as bank loans charged on the land, and tenancy details.
RTCs are computerised under Bhoomi. You can view or download one on the official land records portal, landrecords.karnataka.gov.in, or get a copy at a taluk office or Atalji Janasnehi Kendra. See how to check the RTC online.
Mutation register (MR)
Every change in the RTC (sale, inheritance, partition, gift, court order) goes through a mutation. The mutation register shows the order in which the land changed hands and on what basis. A buyer should see that the seller's name came onto the RTC through a proper mutation, and after a purchase the buyer should apply for mutation so the RTC is updated.
Survey sketch, Akarband and 11E sketch
- Survey sketch (tippan / phodi): the drawing of the survey number and its hissas, kept by the Department of Survey, Settlement and Land Records.
- Akarband: the survey record that lists each survey number's extent, land class and kharab. It is the reference when the RTC extent is in doubt.
- 11E sketch: a sketch prepared by a licensed surveyor when part of a survey number is sold, so the portion can be identified and mutated. Applications for survey work (11E, phodi, boundary fixing) go through the Mojini system on the land records portal.
Encumbrance Certificate (EC)
The EC lists the registered transactions on a property (sales, mortgages, gifts) for the period you ask for. Get it from Kaveri Online Services or the sub-registrar's office. An EC shows only registered documents, so read it together with the RTC and mutation register.
Khata for houses and sites
Built-up property and sites are recorded by the local body, not on the RTC. In Bengaluru it is the city corporation's khata (A-khata and B-khata), and in villages it is the gram panchayat's property record (Form 9 / Form 11) through e-Swathu.
Where Karnataka LandGrid fits
None of these records shows you where the land is on the ground. Karnataka LandGrid puts every survey number on a satellite map, so you can find the parcel first, then pull its records. You can already order a village survey map PDF; the app is coming soon to Google Play and the App Store.
Frequently asked questions
Is RTC the same as Pahani?
Yes. In Karnataka the RTC (Record of Rights, Tenancy and Crops) is commonly called the Pahani.
What is a hissa number?
A hissa is a sub-division of a survey number, created when the land is split among owners. It is written after the survey number, for example 45/2A.
Where can I see an RTC online?
On the Government of Karnataka land records portal (Bhoomi), landrecords.karnataka.gov.in. Choose the district, taluk, hobli and village, then the survey number and hissa.
Does the RTC prove ownership?
The RTC is a revenue record and a strong indication of who holds the land, but it is not a title document by itself. Check the mutation register, the registered sale deeds and the EC as well, and take legal advice before buying.
What is kharab land?
Kharab is land inside a survey number that is not cultivable or is reserved for public use, such as a road, stream or tank. It is shown separately on the RTC and Akarband.
Related guides
- How to find the survey number of your land in Karnataka
- How to check your RTC (Pahani) online in Karnataka
- Buying land in Karnataka: a document checklist