Bhoomi RTC Karnataka — View Pahani, Mutation Status & Land Records Online

Bhoomi is the official digital land records management system launched by the Government of Karnataka in 2000 — the first of its kind in India. It was created to digitize paper records, making them transparent, tamper-proof, and easily accessible to every citizen.

The most important document you can access here is the RTC (Record of Rights, Tenancy and Crops), locally known as Pahani (ಪಹಣಿ). Whether you are a farmer applying for a crop loan, a landowner verifying property before a sale, or a buyer doing due diligence — the Bhoomi portal eliminates the need to visit government offices. You can access all land records from your home, for free, in minutes.

Bhoomi Services Dashboard

Property Calculators & Verification Tools

Key Details You Should Know

Why is the RTC (Pahani) Document Important?

The RTC (Record of Rights, Tenancy and Crops) — also called Pahani in Kannada — is the "identity card" of a land parcel in Karnataka. It is the primary legal document that establishes ownership and is required for bank loans, court proceedings, property registration, crop insurance, and government schemes. Here is what the Pahani contains:

• Owner Details: Who currently owns the land, including their father's/predecessor's name.
• Survey No. & Hissa: Unique identifier and sub-division for the land parcel.
• Tenancy (Column 3): Who is cultivating the land and the nature of their rights — the most litigious column.
• Crops (Surnoc): What crops are grown — essential for crop insurance and agricultural subsidies.
• Land Type: Agricultural, commercial, or non-agricultural (Bagayat / Neeravaari / Dry).
• Land Extent: Total area in Acres and Guntas, including A-Kharab and B-Kharab classification.
• Liabilities (Column 11): Existing bank loans (hypothecation), court stays, or litigations on the land.

How to Check Bhoomi RTC (Pahani) Online — Step-by-Step 2026

Follow this step-by-step guide to view your land records on the Karnataka Bhoomi portal at landrecords.karnataka.gov.in.

Step 1: Visit the Official Portal
Go to landrecords.karnataka.gov.in. This is the only official Bhoomi website managed by the Karnataka Revenue Department.

Step 2: Click on 'View RTC and MR'
On the homepage, look for the "RTC Services" section and click on "View RTC and MR". You will see options for Current Year or Old Year.

Step 3: Enter Land Location Details
Select your District → Taluk → Hobli → Village from the dropdown menus. These are the administrative divisions where your land is located.

Step 4: Enter Survey Number
Enter the Survey Number of your land and click GO. The system will then ask for the Surnoc (sub-survey/crop classification) and Hissa Number (portion/share number). Select the correct ones for your parcel.

Step 5: Fetch Details and Verify
Click on "Fetch Details". The complete land record (RTC/Pahani) will appear — showing owner names, land extent in Acres/Guntas, soil type, crop details, and any liabilities.

Note: This view is for information only. To download a signed legal copy for court or bank loan purposes, you must use the i-RTC wallet service and pay a nominal fee of approximately ₹15.

What is a Digitally Signed i-RTC?

Unlike the free informational view, a Digitally Signed i-RTC (Intelligent RTC) is a legally valid government document accepted for court proceedings, bank loan applications, property registration, and crop insurance claims. It carries a unique QR code and digital signature that verifies its authenticity directly against the government server — making it impossible to forge.

Steps to Download Signed i-RTC:

1. Login: Visit the Bhoomi portal and select "i-RTC Wallet Services". Log in with your mobile number (OTP-based), or register as a new user via the Guest option.
2. Add Money: The signed copy is a paid service (approx. ₹15 per copy). Top up your i-Wallet using UPI, Net Banking, or Credit/Debit Card.
3. Search Land: Enter your District, Taluk, Hobli, Village, Survey Number, Surnoc, and Hissa Number.
4. Pay & Print: Click "Pay and Print." The digitally signed PDF will download immediately to your device.

Save this PDF securely — the download link may expire. Always take a screenshot of your Transaction ID / PRN (Payment Reference Number) immediately after payment. This is the only way the helpdesk can trace your payment if the download fails.

The Bhoomi server undergoes maintenance between 10 PM and 12 AM daily. For i-RTC downloads, use morning hours (8 AM – 12 PM) for the fastest payment gateway response.

How to Check Mutation Status (MR) Online

If you have recently bought or sold land, you need to verify that the ownership transfer (Mutation / Hakkina Badlavaṇi) has been updated in the government Bhoomi records. Since 2024, Karnataka has introduced Auto-Mutation — registered properties automatically update in Bhoomi within approximately 15 days of registration at the Sub-Registrar's office.

• Navigate to "Mutation Status" on the Bhoomi portal.
• Select your District, Taluk, Hobli, Village, and enter the Survey Number.
• Click "Fetch Details" and then click on "Page Detail".
• The system will display the current status: Pending, Under Review, Accepted, or Rejected.

If your mutation status shows "Pending" for more than 30 days, visit the Nadakacheri to follow up with the Revenue Inspector (RI) who is responsible for field verification. If "Rejected", visit the Taluk office with your registered Sale Deed and Aadhaar to resolve the discrepancy.

How to View Village Revenue Maps Online

A Revenue Map (Tippan) shows the geographical boundaries of a village and the division of survey numbers within it. It helps landowners identify the exact shape, location, and boundaries of their plot within the village layout — essential before any land purchase or boundary dispute resolution.

1. Go to the "Revenue Maps" section on the Bhoomi portal.
2. Select your District, Taluk, and Hobli.
3. Choose your Village from the list.
4. Click the PDF icon to download the full village map showing all survey number boundaries.

These maps are large files — ensure you have a stable internet connection before downloading.

What is the Dishaank App?

Developed by the Karnataka Remote Sensing Applications Centre (KSRSAC), the Dishaank App allows you to instantly see your Survey Number based on your current GPS location. This is invaluable for verifying if a plot you are buying actually falls under the survey number claimed by the seller — from your smartphone, in seconds, at no cost.

• Download Dishaank from the Google Play Store or Apple App Store.
• Enable GPS / High-Accuracy Location services on your phone.
• Stand on the land in question and open the app.
• The map will overlay survey boundaries on your GPS location, showing the exact Survey Number, Hobli, Village, and whether it is Government (Gomala) or private land.
• Tap the survey number to directly fetch its RTC (Pahani) from the Bhoomi database.

Mojini V3 — Track Survey Application Status Online

Mojini V3 is the Karnataka government's online system for land survey requests, boundary demarcation, and RTC sketch (11E) access. If you have applied for a land survey or want to download the RTC Sketch of your plot, use the Mojini portal.

• Visit bhoomojini.karnataka.gov.in to check your Mojini V3 application status.
• Enter your Application Number or search by Survey Number to see the current status and scheduled survey date.
• To download an RTC Sketch (11E) — the official plot boundary sketch — go to Survey (SSLR) Services → RTC Sketch on the Bhoomi portal and enter your survey details.

How to Verify XML RTC (Anti-Fraud Check)

Why Verify? Fraudsters can alter printed documents. The Verify XML feature on the Bhoomi portal ensures that the i-RTC document you hold matches the data on the government server exactly — confirming it is genuine and unaltered.

1. Go to the "RTC XML Verification" section on the Bhoomi portal.
2. Enter the Reference Number found on your downloaded i-RTC document.
3. The system will confirm if the document is genuine and display the valid data for comparison.

Always verify any i-RTC document before accepting it in a property transaction or legal proceeding.

Bhoomi Service Fees & Charges (2026)

Land Record Management in Karnataka — Advanced Guide

While the steps above cover the operational mechanics of the Bhoomi portal, effective land management in Karnataka requires a deeper understanding of the administrative ecosystem. The following guide addresses advanced scenarios, strategic troubleshooting, and the "unwritten" protocols of the Revenue Department to help you safeguard your assets effectively.

1. Understanding the Mutation Lifecycle

When you purchase land or inherit property, the change of name (Mutation) is not instantaneous, even if the system is digital. Understanding the human hierarchy behind the "Pending" status can help you intervene effectively when delays occur.

The Journey of a Mutation File

• Village Accountant (VA): The first point of contact. The VA verifies the transaction against existing records. If your application is stuck, it is often pending the VA's initial "Checklist" approval.
• Revenue Inspector (RI): The critical field officer. The RI is mandated to visit the property, verify possession, and serve notices to interested parties. If your status says "Pending for RI Inspection" for more than 30 days, a physical visit to the Nadakacheri is often necessary to schedule the inspection.
• Shirastedar: A supervisory check to ensure no legal disputes (court stays) are active on the survey number.
• Tahsildar: The final approving authority who digitally signs the mutation order.

Common Failure Point — The "J-Slip" Mismatch: Sometimes the data sent from the Sub-Registrar (Kaveri portal) does not perfectly match the Bhoomi database — for example, a spelling difference in the seller's name. This causes auto-mutation to fail, requiring a manual "Rectification Application" at the Bhoomi center.

2. RTC Advanced Column Analysis

Most users look only at owner name and crop information. However, the legal health of your land is hidden in the obscure columns of the Pahani. Ignoring these can lead to disastrous valuation issues during resale.

Column 3: Nature of Possession & Tenancy

If you see names listed here other than the owner, or references to "Genide" (Tenancy), it implies protected tenant rights under the Land Reforms Act. Warning: Even if you buy land with a clear Title Deed, if Column 3 has a legacy tenant entry that was not formally cleared by the Land Tribunal, you may be unable to convert the land or sell it freely. Always ensure Column 3 explicitly states "Self" (Swantha).

Column 9: The "Pyki" Complication

In ancestral properties, the term "Pyki" next to an extent of land indicates a share within a larger undivided survey number. The Risk: "Pyki" entries are often vague regarding specific boundaries. Without a "Tatkal Podi" (sub-division sketch) to fix the boundaries, Pyki owners are vulnerable to encroachments.

Column 11: Liabilities and Court Stays

Banks mark their liens here. Look for "Court Stay" or "Injunction" notes — sometimes a stay from a decades-old civil suit remains on the record long after resolution. File a request with a certified copy of the court judgment to the Tahsildar to clean this column before selling.

3. "Phut Kharab" — Why Your Map and RTC May Not Match

A frequent source of anxiety is discovering that physical land measurement does not match the RTC extent. This is often due to Kharab land classification.

• Class A Kharab: Land unfit for agriculture (rocky terrain, water logging). Belongs to you and can be converted for non-agricultural use.
• Class B Kharab: Land reserved for public use (footpaths, cart tracks, canals, burial grounds). Belongs to the government, even if inside your survey boundaries. You cannot build a wall around B-Kharab land. Always subtract B-Kharab from the total extent to calculate the true usable value before purchase.

4. Navigating Land Conversion (DC Conversion)

Bhoomi manages agricultural land. Once you decide to build a house or factory, you must convert the land use (DC Conversion). Once the Deputy Commissioner issues the Conversion Order, the land must eventually move out of Bhoomi and into E-Swathu (for rural panchayats) or E-Aasthi/UPOR (for urban municipal corporations). Many owners get the conversion order but fail to mutate the record in the local municipality — leaving the land in a "limbo" state where it appears agricultural in Bhoomi but is legally residential. You must actively apply to the Panchayat/Municipality to create a "Form 9/11" (Khata) to finalize this shift.

5. Succession & Inheritance — The Vamshavruksha Protocol

Inheritance mutation (Pavati) relies heavily on the "Vamshavruksha" (Family Tree) certificate. If a father passes away leaving land to three children, all three names appear jointly on the RTC. If one sibling wants to sell their share, all members must sign or provide a registered Power of Attorney (POA). If a legal heir is missing or uncooperative, the Revenue Department cannot adjudicate — you must approach the Civil Court for a Partition Suit.

6. The Podi Service — Moving from Joint to Individual Ownership

A vast majority of rural litigation stems from "Joint Ownership" in a single Survey Number. Apply for Podi (Sub-division) to get individual survey numbers assigned. Government surveyors will measure your specific portion and assign a new sub-division number (e.g., Survey No. 10/1 and 10/2). Banks are increasingly refusing loans on "Joint" RTCs — Podi solves this. The Tatkal Podi scheme is a fast-track paid service usually completed within weeks. Apply at the Podi Service portal.

7. Security — Protecting Your Land from Digital Fraud

Adopt a "Digital Watch" routine for your land records:

• Quarterly Checks: Log into Bhoomi every three months to view your RTC and the Mutation Status tab. If you see a "Pending" application you didn't initiate, file an objection with the Tahsildar immediately.
• SMS Alerts: Ensure your current mobile number is linked to your Aadhaar and the land record. The system generates SMS alerts for new mutation requests.
• XML Verify: Periodically verify your i-RTC using the XML Verification feature to ensure no tampering.

8. Dispute Resolution Hierarchy

If the Tahsildar passes an order you disagree with, do not rush to the High Court. Follow the Revenue appellate hierarchy:

Note: Skipping these steps and going directly to Civil Court is often rejected on grounds of "Exhaustion of Administrative Remedies." However, for questions of title (who is the true owner), the Civil Court is the only authority — Revenue Courts only decide whose name goes in the record based on summary evidence.

9. Fixing Legacy Errors — Akarband and Tippan

The Akarband (the final area and assessment register) and the Tippan (the original field survey book with hand-drawn sketches) are the "mother documents" for land measurements in Karnataka. If you face a boundary dispute where Dishaank or the digital map seems shifted, apply for certified copies of the Tippan and Akarband from the Survey Department. These hold higher evidentiary value in court than the Bhoomi RTC.

10. Practical Tips for NRI / Out-of-State Owners

• POA Adjudication: A Power of Attorney executed abroad (e.g., in the USA) must be "Adjudicated" (stamped) at the District Registrar's office in Karnataka to be legally acceptable for property transactions.
• Life Certificate: Senior citizen owners unable to visit offices may be eligible for video-KYC or Life Certificate attestation by a Gazetted Officer, at the Tahsildar's discretion.
• Quarterly RTC Checks: Even from abroad, check your RTC online every quarter. It costs nothing and takes two minutes.

Technical & Access Issues

The Bhoomi portal handles massive traffic, which can lead to slow loading times or "Server Not Found" errors. Here are the solutions:

• Browser Compatibility: The website works best on Google Chrome or Mozilla Firefox. Avoid older Internet Explorer.
• Clear Cache: If the page isn't loading correctly or buttons aren't working, clear your browser's Cache and Cookies (Ctrl+Shift+Delete) and restart.
• Pop-up Blockers: The RTC is generated in a new window. If nothing happens when you click "View" or "Download," check for a blocked pop-up icon in the address bar and select "Always allow."
• OTP Not Received: Wait 2 minutes before clicking "Resend." Ensure your mobile number is not on a DND (Do Not Disturb) list.
• Server Maintenance: The portal is slowest between 10 PM – 12 AM. Use morning hours for best results.

Payment & Download Issues

Data & Record Issues

• Survey Number Not Found: Ensure you are entering the correct Surnoc and Hissa numbers. Try searching by Owner Name instead of Survey Number to find if the record is indexed differently.
• Name or Measurement Mismatch: Cannot be fixed online. Visit the Tahsildar office (Taluk level) with your original Sale Deed to apply for a Rectification Mutation.
• Missing Records ("Data Not Found"): May be a digitization gap from the 2000s migration. File an application at the Bhoomi center with your old manual Pahani to re-digitize the record. Alternatively, use the Village Map to find if your survey number was re-numbered during a re-survey.
• Mutation Status "Pending" After 45+ Days: Track under the "Mutation Status" tab using your transaction ID and visit the local Nadakacheri if no progress is visible.

Official Helpdesk & Contact

Frequently Asked Questions (FAQs) — Bhoomi RTC Karnataka