Karnataka Land Revenue Act, 1964

Karnataka Land Revenue Act 1964 (KLR) – 2026–26 Guide

The Karnataka Land Revenue Act, 1964, governs land records and revenue administration in Karnataka. For any property deal, verify RTC (RoR/Pahani) and recent Mutation on Bhoomi, obtain an Encumbrance Certificate (EC)via Kaveri Online Services, and ensure a valid Section 95 land-conversion order if agricultural land is used for non-agricultural purposes. In Gram Panchayat areas, cross-check e-SwathuForms 9/11/11B. Use Dishaank/Mojini for survey maps and 11E sketches. Recent Bhu Suraksha digitisation means faster, paperless certified copies via nadakacheris.

What Is the Karnataka Land Revenue Act, 1964? Scope & Applicability

The Karnataka Land Revenue Act, 1964 (KLR Act) is the State’s master law for land administration. It prescribes how rural land is surveyed, recorded, classified, assessed for revenue, and how changes in ownership/usage are reflected through RTC (RoR/Pahani) and mutation entries. It helps revenue officers (from the Village to the District level) to maintain records, decide routine disputes, and enforce lawful land use. Crucially, it regulates the diversion of agricultural land to non-agricultural use (popularly called “conversion”) via Section 95, which buyers, developers, and layout promoters must comply with before construction or registration based on non-agricultural status. In practice, KLR Act processes interface with registration and stamping workflows (e.g., EC/registration on Kaveri Online Services) and now sit atop the State’s ongoing land-records digitisation drive (e.g., Bhu Suraksha), making most lookups and certified copies accessible online.

Who Does What: Revenue Administration Hierarchy

• Deputy Commissioner (DC) heads district land administration and supervises appeals and complex land disputes under the KLR Act.
• Assistant Commissioner (AC) manages a revenue sub-division and hears first-level appeals against Taluk orders.
• Tahsildar (Taluk head) maintains land records ( RTC/mutation), issues routine orders, and executes the Act at the taluk level; buyers most often interact here for Mutation and related services.
• Revenue Inspector (RI) assists the Tahsildar at the hobli/circle level; Village Accountant (VA) handles village-level entries feeding into RTC/mutation.
• Survey, Settlement & Land Records(SSLR) wing: Assistant Director of Land Records (ADLR) and Deputy Director of Land Records (DDLR) oversee survey/demarcation, phodi (sub-division) and 11E sketch - critical for boundaries and registrations. Purchasers/layout promoters interact with ADLR/DDLR for survey and phodi requests (e.g., via Mojini/Dishaank).

Core Land Records Under the KLR Act (RTC, Mutation, Akarband, Tippani, 11E, Phodi)

• RTC (RoR/Pahani): The foundational record showing ownership/tenancy, extent, crop, and liabilities for a survey number. Buyers should download the latest and past-year RTC from Bhoomi before any deal.
• Mutation (MR): Whenever rights change (sale, gift, inheritance, partition, etc.), you must report it; the revenue officer registers it in the Mutation Register and updates RTC. (KLR Act Sections 128–129).
• Akarband: The settlement register that captures survey-wise area and assessment used by survey/revenue offices; Karnataka has been digitising Akarband at scale for quicker reference.
• Tippani / Atlas / Pakka Book: Official survey sketches and field-measure documents that disclose measurements and boundaries; citizens can view Tippan/Atlas online via the Bhoomi “View Survey Documents” service.
• 11E Sketch: A mandatory survey sketch prescribed under the KLR Act/Rules for many registrations (e.g., partition, gift, certain boundary-sensitive deeds); SROs verify 11E per departmental circulars.
• Phodi (Sub-division): When land is split into hissa numbers, the survey department conducts phodi and issues the relevant sketch; applications and certified survey documents (11E, Tippan, Atlas, Pakka Book) can be filed and tracked on Mojini V3.
• Tip: Always reconcile RTC ↔ Mutation ↔ Survey (Tippani/11E) before relying on the EC/registration flow. Use Dishaank to cross-check survey boundaries on the map.

Section 95: Land Conversion (Agricultural → Non-Agricultural)

When is conversion required?

Under Section 95 of the Karnataka Land Revenue Act, 1964, you must obtain a conversion order before using agricultural land for any non-agricultural purpose (residential, commercial, industrial, layouts, etc.). The section also restricts conversion in sensitive zones (e.g., drains/valleys) and helps the Deputy Commissioner (DC) to impose conditions.

Documents typically needed (indicative; portal prompts exact list):

Keep the RTC (RoR/Pahani), title deed/sale deed, mutation extract, survey/sketch references (e.g., 11E/alienation or pre-conversion sketch), tax-paid receipt, and a notarised affidavit ready. The Bhoomi Land Conversion portal specifically supports Affidavit-based conversion (outside Master Plan) and Master-Plan-based deemed conversion, and its user manuals/screens list inputs like district/taluk/village, survey & hissa, pre-conversion sketch, check-bandi details, and affidavit upload.

Step-by-step: apply & track online (Bhoomi/DC)

• Visit Bhoomi– Land Conversion (Citizen Login). Create an account or sign in.

• Choose the relevant flow: Affidavit-Based Conversion (outside Master Plan) or Master-Plan-Based Deemed Conversion (inside Master Plan).
• Enter land particulars (district/taluk/hobli/village, survey & hissa), applicant details, transaction/use details, and upload notarised affidavit + pre-conversion/master-plan documents as prompted.
• Submit your request, which moves through the DC case-worker / Urban Development workflow for verification and fee calculation; you’ll be notified in your login to pay the conversion fee online.
• Track progress under Conversion Request Status and, on approval, download the final Conversion Order from the same portal.

Timelines, inspections & fees (what to expect):

Karnataka has simplified/affidavit-based and deemed-conversionroutes to speed up decisions (post 2022 amendments to Sections 95–96). Field verification may still occur where warranted, and the DC can add conditions in the order.

The portal provides fee computation (also linked as “conversion fee details” inside Citizen Login); charges vary by jurisdiction, land use, and planning status. Always review conditions in the final order before commencing development/registration.

Compliance notes (don’t skip):

• Inside a notified Master Plan: use deemed conversion; your proposal must align with the approved land-use.
• Outside Master Plan: affidavit-based conversion is supported, but the order can be subject to approvals under the Karnataka Town & Country Planning (KTCP) Act, where applicable.
• Keep your survey artefacts updated (e.g., 11E sketch via Mojini V3) if subdivision/boundary precision is involved; SROs increasingly verify these during registrations.

Unauthorised Use & Regularisation (Sections 95–96): Penalties & Safe Exit Paths

Using agricultural land for any non-agricultural purpose without permission invites action under Section 96: the Deputy Commissioner (DC) may summarily evict, and buildings put up may be forfeited/removed after notice. Monetary penalties apply, including a lump sum (up to ₹1,000, as per rules) and continuing daily fines for ongoing violation; the DC can also order restoration (remove structures, fill excavations) and recover costs as land-revenue arrears.

Regularising the position: promptly apply for conversion under Section 95 (or deemed conversion where a Master Plan permits the use), comply with any DC conditions, and pay assessed penal charges; the Act also allows permission “on terms and conditions” in exceptional cases (Section 98).

City-specific note (Bengaluru): policy moves to regularise certain B-Khatabuildings still require proper conversion and planning approvals before Khataupgradation - do not rely on ECalone.

Mutation & Title Flow (Sections 128–129) + Encumbrance Checks (Kaveri EC)

Under the KLR Act, anyone who acquires rights in land (by sale, inheritance, gift, partition, lease, mortgage, etc.) must report the acquisition within three months to the prescribed officer for Mutation. If the right is acquired through a registered document, the Registering Authority itself reports it to revenue for Mutation; late self-reporting attracts a minor statutory penalty.

Once reported, the prescribed officer enters the case in the Register of Mutations, notifies interested parties (and posts at the chavadi), and records any objections in a Register of Disputed Cases. After enquiry, the entry is tested and certified; only certified entries are carried to the Record of Rights (RTC/RoR) - this is what ensures the title chain is reflected in land records.

Practical checks:

• On Bhoomi, pull the Mutation Extractand track mutation status for your survey/hissa to confirm the latest deed has flowed into RTC.

• On Kaveri Online Services(Kaveri 2.0), log in and use Online EC to download a digitally signed Encumbrance Certificate. You can search by property number or party name, set the period, and then submit and download. The Department also publishes how-to videos. Cross-verify EC entries against the most recent mutation/RTC.

Red flags: no mutation for the latest sale deed; RTC owner ≠ deed/EC party; mortgages/liens continuing in EC; boundary/extent mismatches that call for survey/11E verification before proceeding.

Survey, Demarcation, Sub-Division (Phodi) & 11E Sketch

Karnataka’s Survey, Settlement & Land Records (SSLR) wing handles demarcation (fixing boundaries), durasti (corrections), and phodi (sub-division into new hissa numbers). When land is split or boundaries are disputed, request a survey and certified sketches through Mojini V3; you can also obtain Tippan/Atlas/Pakka Book and track status online. The Bhoomi – View Survey Documents service lets you view legacy survey records for your survey/hissa.

The 11E sketch is the standard survey sketch demanded by Sub-Registrar Offices for many registrations (sale/partition/gift involving boundary precision). The Department of Stamps & Registration lists Form 11E explicitly, citing the KLR Act and Rules - carry it along with RTC/Mutation when executing such deeds.

For on-ground verification, use Dishaank (KSRSAC/SSLR) to cross-check survey numbers and extents on the map before you sign. After phodi, ensure the Mutation and RTC reflect the new hissa numbers so the title chain remains clean.

Revenue Dues, ‘Khata’ vs RTC, and e-Swathu for Panchayat Areas

RTC vs Khata (different systems):

RTC (RoR/Pahani) is the land-revenue record maintained by the State revenue department on Bhoomi - it captures survey/hissa, owner/tenure, liabilities, crops, etc.. It is the backbone for mutations and title flow. (Land Records Karnataka)

Khata is a civic/municipal tax account used by urban local bodies (e.g., BBMP). It’s required for property tax, plan approvals, transfers, etc., and is managed in BBMP’s e-Aasthi/ e-Khata systems(online khata services, transfer, certificates). (BBMP)

Panchayat areas: e-Swathu (Forms 9/11/11B):

In Gram Panchayat limits, e-Swathu issues Form-9/ Form-11 / 11B for property tax and ownership particulars at the Panchayat level. You can search Form-9/11B online, district→GP→village, and the official FAQ clarifies that these forms are instruments for property-tax collection under the Panchayat Raj Act. Align e-Swathu entries with RTC/mutation to avoid registration or EC mismatches.

What buyers should do:

Pull the latest RTC + Mutation Extract on Bhoomi. 

2) Verify e-Khata/Khata (urban) or e-Swathu 9/11/11B (rural) and tax-paid status. 

3) For Bengaluru, many online approvals now validate e-Khata details directly - keep Khata updated before plan approvals.

Appeals & Dispute Resolution: AC/DC/Karnataka Appellate Tribunal (KAT)

First appeal (Section 49): Appeals lie to the next higher revenue authority based on who passed the order - e.g., orders of officers subordinate to the Assistant Commissioner (AC) go to the AC; orders of the AC go to the Deputy Commissioner (DC); orders of the DC go to the Tribunal (KAT). For survey officers, the chain runs ADLR → Joint Director → Director → KAT.

Second appeal (Section 50): Against the first-appeal order - e.g., from AC to DC; from DC or Director/Joint Director to KAT. Orders in the second appeal are final - limitation (Section 51): 60 days for first appeal; 90 days for second appeal.

During appeal: The appellate authority can annul/confirm/modify and may take additional evidence; a stay of the impugned order is possible.

Revision (Section 56): KAT (and specified senior revenue/survey officers) may call for records and revise orders; apply within 4 months (Tribunal), and revenue/survey officers may revise within 3 years if no appeal.

2025–2026 Updates That Matter

Bhu Suraksha = paperless records (from July 1, 2025): Karnataka now issues all certified land documents digitally; digitised records are delivered the same day, while non-digitised copies are fulfilled within 7 days via nadakacheris. The State is scaling up access through Bapuji Seva Kendras, with continued roll-out into 2026.

Mass digitisation targets: Over 32 crore pages of land records have already been scanned; the Department set a target of 100 crore pages by December 2025, strengthening tamper-proof storage and retrieval - benefits that carry forward into 2026.

Bengaluru plan approvals tied to e-Khata (from July 1, 2025): BBMP’s online building plan system now requires e-Khata/EPID for auto-verification with e-Aasthi; “trust-and-verify” timelines and deemed approval provisions apply. Ensure urban properties have updated e-Khata before filing plans in 2025–26.

Kaveri 2.0 steady state: Continue to obtain Online EC and certified copies through Kaveri’s portal; workflows remain the statewide standard entering 2026.

Common Mistakes & How to Avoid Them

• Relying on EC alone: EC shows registered dealings, not possession, boundaries, or unpaid government dues - always pair with the latest RTC + Mutation Extract.
• Skipping conversion conditions: Starting work after getting a conversion order but ignoring order-specific conditions (setbacks, drain buffers, access) risks penalties and stoppage - read the fine print.
• No 11E/Survey reconciliation: Deed extents that don’t match 11E/Tippan invite boundary disputes - insist on on-ground marking.
• Partial EC period: Check the entire title chain period, not just recent years.
• Outdated khata/e-Swathu: Urban/rural tax records must align with RTC/mutation before plan approval or sale.
• Unreported transfers: Delay in Mutation weakens title flow - report within statutory time.

FAQs

1) Do I need a conversion to build on agricultural land?

Yes. Section 95 requires DC permission (conversion/deemed conversion) before any non-agricultural use, such as housing, layouts, or industry.

2) How long does conversion take?

Timelines vary by case and planning status. Apply and track on the portal; read the conditions in the final order before work.

3) Is an Encumbrance Certificate (EC) alone enough for due diligence?

No. Pair EC with the latest RTC + certified Mutation and survey/11E checks for boundaries and extent.

4) When must I file a Mutation after purchase?

Within three months, if a registered deed is submitted, the Sub-Registrar will report it. The entry is certified before it updates the RTC.

5) What is an 11E sketch, and when is it needed?

A standard survey sketch requires many registrations; request/track it via Mojini V3.

6) How do I verify boundaries before buying?

Use Dishaank for map-based survey/extent checks, then insist on on-ground marking by the survey department.

7) What if land is used without conversion?

Unauthorised diversion can invite eviction/removal and monetary penalties under the Act; regularise via proper conversion.

8) Do Gram Panchayat Forms 9/11/11B prove title?

They're primarily tax instruments; align them with RTC/mutation and EC before relying on them.

9) Where can I download a digital EC?

From Kaveri Online Services (Kaveri 2.0), search by property or party and download the signed EC.

10) What changed in 2025–26 for records?

Bhu Suraksha made certified land documents paperless statewide from July 1, 2025, with same-day/7-day delivery SLAs.

Glossary

• RTC (RoR/Pahani): Village land record of rights.
• Mutation (MR): Updates RTC after transfer/inheritance.
• Encumbrance Certificate (EC): Registry extract of registered liens/transactions.
• Akarband: Settlement register of survey area/assessment.
• Tippan (Field sketch): Measurements and boundary details of a survey.
• Phodi: Official sub-division creating new hissa numbers.
• 11E Sketch: Certified survey sketch required for registration.
• Tahsildar: Taluk revenue officer maintaining records/orders.
• Assistant Commissioner (AC): Sub-division appellate revenue authority.
• Deputy Commissioner (DC): District head; conversion orders and appeals.
• Karnataka Appellate Tribunal (KAT): State tribunal for revenue/survey appeals.