Primary agricultural land title and crop register document in Karnataka issued under the Karnataka Land Revenue Act, 1964 through the Bhoomi digital portal, combining ownership rights (Form 16), mutation register (MR) references, soil classification, and seasonal cultivation data
Every name on a Karnataka RTC must be supported by an official Mutation Register (MR) number (e.g., MR T14/2021-22). If a seller's name appears on the RTC without a valid MR entry or with a pending 'P-Khabar / T-Khabar' objection, the title is disputed and cannot be registered safely.
đĄ An RTC (Record of Rights, Tenancy, and Crops), also popularly known as Pahani or Form 16, is the definitive agricultural land record in Karnataka. It records the survey number, sub-division (Hissa), land extent in acres and guntas, owner names, mutation register (MR) transaction numbers, soil tax assessment, liabilities (such as bank loans or court stays), and detailed seasonal crop cultivation data. It is mandatory for any land sale, partition, or agricultural loan in Karnataka.
Comparing key revenue documents in Karnataka land management.
| Document | Full Meaning & Form | Primary Information Displayed | Key Use Case |
|---|---|---|---|
| RTC / Pahani (Form 16) | Record of Rights, Tenancy, and Crops | Current ownership, land extent, soil assessment, liabilities, and crops | Primary title and possession document for land purchase and agricultural loans |
| MR Extract (Form 12) | Mutation Register Extract | Historical record of how ownership was transferred (sale, gift, inheritance, decree) | Tracing the exact chain of title between successive owners |
| Akarbandh | Survey Settlement Ledger (Survey Dept) | Original total survey area, cultivable land, and uncultivable Kharab (A & B) | Ensures that the total land area in the RTC matches the original survey settlement |
| Tippani / FMB | Surveyor's Field Measurement Sketch | Diagram of survey boundary lines, angle measurements, and stone markers | Resolving boundary encroachment and sub-division (Phodi) disputes |
Instant online view and download (under 2 minutes); manual RTC copy from Nadakacheri issued across the counter in 10 minutes.
Viewing online RTC is 100% free; downloading an official digitally signed RTC with QR code costs âš15 per copy on the Bhoomi portal or Nadakacheri center.
Freely viewable by all citizens online; official digitally signed RTC copies bearing valid QR codes can be purchased online or retrieved at Bhoomi Kiosks / Nadakacheri centres.
Karnataka property buyers and builders verifying ancestral title and boundary extents; farmers applying for bank crop loans, Raitha Siri, and PM-KISAN; individuals converting agricultural land to Non-Agricultural (NA) residential/commercial use; litigants in civil partition and boundary suits.
Open the official Bhoomi portal at landrecords.karnataka.gov.in and click on 'View RTC and MR' or 'Services for Citizens'.
Choose 'Current Year RTC' for active records or 'Old Year RTC' if conducting historical title due diligence for the past 30 years.
Select your District, Taluk, Hobli, and Village from the dropdown menus.
Enter the primary Survey Number, click 'Fetch', then select the Surnoc (e.g., *), Hissa number, and Period (year/season).
Click 'Fetch Details' and select 'View'. The full RTC Form 16 appears displaying landowner names, exact acreage, liabilities, and crop patterns.
When agricultural property is bought, inherited, or divided, RTC ownership must be mutated.
When a sale deed is registered on Kaveri 2.0, the Sub-Registrar automatically transmits J-Form data to the Bhoomi portal.
For inheritance upon death (Pauti Fauti / Varasu), apply online on the Bhoomi portal or submit an application at the nearest Nadakacheri.
The Revenue Inspector (RI) issues a 30-day statutory notice to interested parties and publishes it on the village notice board.
The Village Accountant (VA) verifies physical possession and prepares a spot Mahazar.
The Shirastedar / Tahsildar accepts the mutation; a new MR number is assigned, and the RTC is updated with the buyer's name.
Banks and registration authorities in Karnataka require a digitally signed i-RTC with an embedded QR code.
Navigate to the Bhoomi i-RTC portal (landrecords.karnataka.gov.in/service38).
Sign in using your mobile number and enter the received OTP.
Input District, Taluk, Hobli, Village, Survey Number, Surnoc, and Hissa Number.
Pay the statutory fee of âš15 using UPI, debit card, or internet banking.
Download the official PDF document. The i-RTC contains an electronic digital signature, verification URL, and QR code valid for all legal transactions.
Remedies for common errors in Karnataka digitized land records.
| Issue / Problem | Root Cause | Actionable Remedy |
|---|---|---|
| Extent of land in RTC is less than registered sale deed | Kharab land deduction or Phodi sub-division discrepancy | Apply for 'Durasti / Phodi' (survey restructuring) through the Bhoomi Mojini portal to correct the digitized acreage. |
| Bhoomi mutation rejected under 'Objection Raised' | T-Khabar entry filed by interested co-sharer or third party | The dispute will be transferred to the Revenue Inspector / Tahsildar court for inquiry; attend hearings with your registered deed and lawyer. |
| Bank loan cleared but mortgage still showing in Column 11 | Bank clearance letter not updated in Bhoomi system | Ask your bank manager to execute an electronic loan clearance on Bhoomi Bank module, or submit the physical NOC to the Nadakacheri. |
Yes. Following the amendment to Sections 79A, 79B, and 79C of the Karnataka Land Reforms Act in 2020, non-agriculturists and non-farmers can purchase agricultural land without prior income limits, subject to ceiling limits under Section 63.
Kharab land is uncultivable land within a survey number. Kharab A is uncultivable due to natural topography (rocks, slopes) and belongs to the owner. Kharab B is land reserved for public purposes (roads, lakes, canals, burial grounds) and belongs strictly to the government; it cannot be owned or built upon by private buyers.
When a large original survey number is divided, each division is given a sub-number. Surnoc represents the sub-division of the original survey number, while Hissa denotes the further granular split owned by individual co-owners.
Under the Sakala Services Act, undisputed mutations are mandated to be completed within 35 working days after the completion of the 30-day public notice period.
Comprehensive statute governing land administration, surveys, records of rights, and revenue courts in Karnataka.
Government of Karnataka official portal for computerized land records and mutation services.
Transfer of property ownership in revenue records
Official Record of Rights (RoR) extract issued under the Maharashtra Land Revenue Code, 1966 and Gujarat Land Revenue Code, combining Village Form VII (land ownership & rights) and Village Form XII (crop details, agricultural tenancy, and government/bank encumbrances)
Foundational Record of Rights (RoR) document across Northern and Central India (UP, MP, Bihar, Rajasthan, Haryana, Uttarakhand) comprising Khasra (plot survey details, crops, and land classification) and Khatauni (tenure holder ownership ledger, shares, and mortgage encumbrances)
Primary revenue ownership and cultivation records in South India (Tamil Nadu Anyatha, Andhra Pradesh Meebhoomi, and Telangana) comprising Patta (government title deed), Chitta (land classification and tax register), and Adangal (crop and cultivation ledger)
Certificate showing property is free from legal dues
Statutory administrative order and Sanad issued by the District Collector, Sub-Divisional Officer (SDO), or Sub-Divisional Magistrate (SDM) under State Land Revenue Codes (e.g., Section 44 MLRC, Section 95 KLRA, Section 80 UP Revenue Code) permitting agricultural land to be converted for Non-Agricultural (NA) residential, commercial, or industrial use
Official crop insurance policy certificate issued under the Pradhan Mantri Fasal Bima Yojana (PMFBY) via the National Crop Insurance Portal (NCIP), providing comprehensive yield-based and weather-adversity financial risk protection against prevented sowing, mid-season drought/flood damage, localized calamities, and post-harvest losses
Maintained by the Revenue Department, Government of Karnataka under the Karnataka Land Revenue Act, 1964 and Karnataka Bhoomi Rules.
Bhoomi - Karnataka Land Records Management System â