Bhoomi RTC Karnataka: Download Pahani Online, Check Mutation Status and Get a Signed i-RTC (2026)
To download a Karnataka RTC (pahani), open Bhoomi at landrecords.karnataka.gov.in, choose View RTC and MR, select district, taluk, hobli and village, enter the survey number, then pick the surnoc, hissa and year. Viewing is free. The digitally signed i-RTC that banks and courts accept costs Rs 15 per RTC in most current guides, paid through the i-RTC wallet, though some quote Rs 10 or Rs 25.
Key takeaways
- The survey number is the reliable way in. Guides disagree on whether the official portal offers a public owner-name search, and name spellings vary anyway.
- The free view is for reading only. Buy the signed i-RTC, with its QR code, for a loan, a court or a registration.
- Automatic mutation began on 13 March 2024. About 72% of changes now post without a revenue inspector; sales and gifts wait 15 days.
- Always read the extent against the kharab figures. Land shown as kharab can't be cultivated or built on, and it still sits inside the acreage a seller quotes.
- A pahani covers agricultural and unconverted land. Converted land inside a city body moves to a khata.
Getting to the right RTC on Bhoomi
Our land records guide gives Karnataka one paragraph. Most mistakes on Bhoomi happen before the RTC even opens.
The survey number route
On View RTC and MR you pick district, taluk, hobli and village in order. A hobli is a cluster of villages below the taluk; pick the wrong one and your village simply isn't listed. Enter the survey number and the portal returns its surnoc (a subdivision from a later survey) and hissa (a share carved out by inheritance or sale) values. Pick both, then the period.
The Old Year option shows earlier RTCs for the same parcel. Comparing today's names with those from fifteen years back is the cheapest title check there is.
Searching by owner name
Sources disagree here. Some guides describe an owner-wise option under View RTC and MR; others say the official portal has no public name search. Either way, names appear in Kannada and in older spellings, so use a name search only to spot a seller's other parcels, and confirm everything by survey and hissa number.
Reading a pahani: the fields that change a deal
The RTC is the record of rights, tenancy and crops. Guides number its columns differently, so go by the heading.
- Extent. Written as acres, guntas and annas in A.GG.AA form: 1.21.00 means 1 acre 21 guntas, not 1.21 acres. There are 40 guntas to an acre, and one gunta is 1,089 sq ft.
- Kharab. Shown separately as kharab (a), the unusable part of the holding such as rock or a gully, and kharab (b), land reserved for a public purpose like a road, nala or watercourse.
- Owners and shares. Every name on the parcel, the extent each holds and the khata number.
- Liabilities. Crop loans and mortgages noted in the revenue system. A blank here only means none is recorded with revenue. A charge filed only with the sub-registrar or on CERSAI will not show.
- Cultivation. Who cultivates and what crop. A tenant's name here needs a lawyer's view before any advance.
Behind the pahani sit the akarband, the survey department's master record of each survey number's area and kharab, and the mutation register, which shows why each name is there. The state is linking akarband data to the pahani to settle area mismatches.
A worked example: the kharab inside the acreage
A seller offers "2 acres 10 guntas" at an illustrative Rs 400 per sq ft. The RTC reads 2.10.00, with 0.05.00 shown as kharab (b) for a village cart track.
- Total extent: 2 × 40 + 10 = 90 guntas. At 1,089 sq ft a gunta, that is 98,010 sq ft.
- Price on the full extent: 98,010 × Rs 400 = Rs 3,92,04,000, or about Rs 3.92 crore.
- The kharab: 5 guntas × 1,089 = 5,445 sq ft, which at the same rate is Rs 21,78,000.
- Usable land: 85 guntas, or 92,565 sq ft.
Paying full rate on the cart track costs nearly Rs 22 lakh for land you can't fence or build on, so price the usable 85 guntas. Signed RTCs for three neighbouring hissas, to check the track's line, cost about Rs 45. More unit maths is in our guntha to square feet guide.
Which copy you need, and what it costs
| Copy | Where | Fee | Accepted for |
|---|---|---|---|
| View-only RTC | Bhoomi, View RTC and MR | Free | Reading and checking only |
| Digitally signed i-RTC | Bhoomi i-RTC, paid from the i-RTC wallet | Rs 15 in most guides (Rs 10 to Rs 25 quoted) | Bank loans, courts, registration |
| Counter copy | Nadakacheri (Atalji Janasnehi Kendra) at the hobli, or a taluk Bhoomi kiosk | Small fee, quoted at Rs 5 to Rs 25 | Same uses as the signed copy |
| Mutation extract | Bhoomi, mutation extract service | Free view online | Tracing how each name came onto the RTC |
The i-RTC carries the officer's digital signature and a QR code. A registered account lets you regenerate a paid copy that failed to download. Go by the payment screen for the fee.
Mutation: how a sale reaches the RTC
Automatic mutation since March 2024
A deed registered on Kaveri 2.0 sends a J-slip to Bhoomi, which opens the mutation. Since 13 March 2024 roughly 72% of changes, such as bank mortgages and land acquisition, post without the revenue inspector's sign-off. Sale deeds, gift deeds, inheritance, civil court orders and cases involving a minor's guardian carry a 15-day waiting period. Other guides describe a 7-day notice within a 32-day Sakala timeline. Expect two to five weeks.
Checking status, village by village
Search mutation status by MR number or survey number. The village-wise pendency report lists every survey number with a mutation in progress. Run it before any advance: a pending mutation on your parcel means someone's claim is already moving.
When it stalls
A one-letter name mismatch between deed and Bhoomi can reject the J-slip silently. Inheritance mutations go before the tahsildar with a 30-day notice for objections under section 129 of the Karnataka Land Revenue Act, 1964. If an entry is certified wrongly, the appeal lies to the Assistant Commissioner under section 136(2) within 60 days of the order or of learning of it. See mutation after purchase for the general steps.
Aadhaar seeding, the new pahani and Dishaank
Under the Nanna Bhoomi, Nanna Guruthu campaign, the revenue department has been seeding owners' Aadhaar numbers against RTCs. By the department's count about 2.1 crore Aadhaar numbers, roughly 53% of landowners, had been seeded, and another 25 lakh RTCs had at least one owner linked. Seeding is usually done through the village administrative officer, who verifies your Aadhaar and mobile number.
The next pahani format adds the owner's photograph, address, Aadhaar and FRUITS farmer ID, plus a QR code that shows active bank loans when scanned, and geo-referenced maps. The department's target is at least 25 lakh updated RTCs in three to four months.
The Dishaank app from the Karnataka State Remote Sensing Applications Centre lays more than 30,000 digitised village maps over satellite imagery. Stand on the land and it shows which survey and hissa you are in: a check that you're shown the right plot, not a measurement. For a boundary you can rely on, apply on Mojini for a survey sketch; an 11E sketch is required before any part of a survey number can be sold or mutated.
Rural RTC or urban khata
The RTC covers agricultural and unconverted land. Once the deputy commissioner grants conversion under section 95 of the Act and the land is inside a municipal body, the RTC closes for that portion and a khata takes over; in Bengaluru, with the corporations under the Greater Bengaluru Authority. Sites sold without conversion usually end up on a B-khata. Our A-khata vs B-khata guide explains why that limits loans and resale, and the Karnataka stamp duty guide covers what registration will cost.
Where the pahani falls short
- It is not title. Section 133 of the Act presumes an RTC entry is true until proved otherwise, but courts have held the presumption rebuttable and revenue records are not documents of title. Title sits in the chain of registered deeds; see our mother deed guide.
- It lags. A deed registered last week won't show.
- It misses private charges. Pull a Kaveri encumbrance certificate too.
- It says nothing about who may buy. A clean RTC doesn't mean you are eligible to purchase farmland. Check our agricultural land rules first.
Frequently asked questions
How do I get an RTC by owner name in Karnataka?
Guides disagree on whether Bhoomi offers a public owner-wise search; some describe one under View RTC and MR and others say only the survey number works. Private aggregators offer name searches for a fee. Try Kannada and English spellings, and older forms of the name, then confirm the parcel with its survey and hissa numbers before relying on anything.
How do I check mutation status village-wise on Bhoomi?
Open the mutation status service, choose district, taluk, hobli and village, and open the village-wise pendency report. It lists every survey number with a mutation still in process. Search by MR number instead if you have the receipt from your own application. A parcel on the pending list should be explained by the seller before you pay anything.
How do I link my Aadhaar to my RTC?
Seeding runs through the revenue department's campaign, usually via the village administrative officer, who verifies your Aadhaar and the mobile number linked to it. Carry your Aadhaar and the RTC showing your name. About 53% of landowners had been seeded by the department's count, so check your pahani; the new format will print the link directly.
What is akarband and do I need it with the RTC?
The akarband is the survey department's master register for each survey number: total area, land class, kharab and assessment. The RTC draws its extent from it. When the RTC's area and the map disagree, the akarband is the first record a surveyor or lawyer checks. For any partial sale or boundary doubt, get it along with the survey sketch.
Will a bank accept the free Bhoomi RTC printout?
No. The free view is marked for information and banks, courts and sub-registrars ask for the digitally signed i-RTC with its QR code, or a counter copy from a Nadakacheri or taluk kiosk. The signed copy costs about Rs 15. Order it close to the date you need it, since lenders want a recent extract.
If you are looking at farmland or a converted plot in Karnataka and want its RTC, mutation trail and khata read before you commit, send us the survey number and we'll take a look.
