Bhoomi Karnataka: How to Check Land Records Before Buying

Bhoomi Karnataka Explained: RTC, Mutation and i-RTC for Land Buyers

Short version: Bhoomi (landrecords.karnataka.gov.in) is Karnataka’s land records portal, run by the Revenue Department. It’s where you read the RTC (Pahani), follow a mutation after a sale and download the digitally signed i-RTC that banks and registrars accept. Viewing is free. Bhoomi tells you who holds the land, who farms it and what liabilities are recorded, but not what’s registered at the sub-registrar or what’s in a revenue court. Those need other checks.

If you’re buying agricultural or unconverted land in Karnataka, Bhoomi is the first place to look. This guide covers what it shows, how to search it, how to read what you find and how to follow the mutation after you buy.

What is Bhoomi?

Bhoomi is the Revenue Department’s land records system, run by the Bhoomi Monitoring Cell and in operation since the early 2000s. It holds the record of rights (RTC), the mutation register and the tools to track mutation and download signed copies.

Two things it isn’t:

• It isn’t for most urban properties. The RTC covers agricultural and unconverted land. Sites and flats in urban areas are tracked through the khata.

• It isn’t a complete title check. Registered sales and mortgages appear in the encumbrance certificate, and revenue court disputes appear in a separate case system. We cover both in separate guides.

What services does Bhoomi offer?

What is an RTC, and what does it contain?

RTC stands for Record of Rights, Tenancy and Crops, also called the Pahani. It’s maintained under the Karnataka Land Revenue Act, for each agricultural survey number. The Karnataka government’s study of land records describes it as a 13-column record covering the land details, ownership, tenancy, crops and liabilities.

Read it by heading, not column number, because the format has been revised and sources number the columns differently. According to the government study, Column 11 records bank loans, mortgages and court cases against the parcel, and Column 13 records crop details.

How do I view an RTC on Bhoomi?

1. Open landrecords.karnataka.gov.in and choose “View RTC and MR”.

2. Select the district, taluk, hobli and village.

3. Enter the survey number, the surnoc and the hissa number.

4. Choose the period or year and click fetch details.

5. Read the result on screen, and save a screenshot showing the date.

Most “record not found” errors come from the wrong hobli or a missing hissa. If your parcel has been subdivided, search each hissa separately, because the parent survey number can show a neighbour’s details. Take the hobli and hissa from an old RTC or the village accountant if you’re unsure.

Can I search by the owner’s name?

Yes. Owner-wise search helps when you know the seller’s name but not the survey numbers. It’s also a way to see what else a seller holds in a village. Use it to find leads, then confirm each parcel by survey number and hissa.

What is an i-RTC, and when do I need it?

The free on-screen view is good for research. For anything official, such as a bank loan, a registration or a court filing, you need the i-RTC, the digitally signed copy. It carries a digital signature, a timestamp and a transaction ID, and it’s the version institutions rely on.

Buy a fresh i-RTC after mutation, so you hold a signed copy that shows your name. And if a broker hands you an RTC printout, use the portal’s verification service to check it’s genuine.

What is mutation, and how long does it take?

The sale deed passes ownership. Mutation is what updates the RTC so it shows the new owner. Until then, the record still shows the seller, which matters for loans and for your next sale.

How it works after registration:

1. The deed is registered on the registration department’s Kaveri portal.

2. Kaveri sends the transfer details to Bhoomi as a J-slip, which automatically triggers a mutation application, so you don’t have to file one.

3. A notice goes out: 7 days for registered transfers and 15 days for unregistered ones, such as inheritance.

4. Village officials verify the details, and anyone can object during the notice period.

5. If there’s no objection, the Tahsildar passes the order, the mutation register is updated and the RTC changes.

Timelines (from the Karnataka government’s study):

What stalls a mutation:

• A name mismatch between the deed and the record, such as a spelling or initial difference.

• An objection during the notice period. This becomes a revenue court case, which we cover in our RCCMS guide.

• A part-parcel sale without the required survey sketch. See our guide on the Mojini 11E sketch.

If it stalls, quote the registration and mutation numbers at the taluk office. Tracked files move faster.

What are the red flags on an RTC?

What can’t Bhoomi tell me?

Don’t treat the RTC as a complete title check:

• Registered sales and charges. The encumbrance certificate (Kaveri) covers these. Our Kaveri guide is coming.

• Court disputes. Revenue court cases are on a separate system, which our RCCMS guide covers.

• What the land looks like on the ground. Survey sketches (Mojini) and the Dishaank app cover this, and we’ll cover each in its own guide.

• Land use under the master plan. See our master plan zones guide.

Your Bhoomi checklist before you pay

1. Get the district, taluk, hobli, village, survey number and hissa.

2. View the RTC at hissa level and screenshot it.

3. Match the owner’s name and extent with the seller’s papers.

4. Read the liabilities, tenancy and land class.

5. Trace the mutation reference in the mutation register.

6. Search by owner name for anything the seller hasn’t mentioned.

7. After registration, track the mutation and download a fresh i-RTC.

Quick answers (FAQ)

What is Bhoomi in Karnataka?
The Revenue Department’s land records portal at landrecords.karnataka.gov.in, where you can view the RTC and mutation register and get a signed i-RTC.

Is the RTC free to view?
Yes. Only the digitally signed i-RTC costs a small fee.

What is an i-RTC?
A digitally signed RTC accepted by banks, registrars and courts.

How many columns does an RTC have?
13, according to the Karnataka government’s land records study. Column numbering has changed in revised formats, so read the headings.

Does the RTC show loans?
Yes. It records bank loans, mortgages and court cases against the parcel. Registered charges still need to be checked in the encumbrance certificate.

How long does mutation take?
The Sakala timeline is 32 days for a registered transfer, 40 days for an unregistered one with notice and 5 days without notice. Actual times in 2024 were often much shorter.

Do I have to apply for mutation after buying?
For registered transfers of agricultural land, the registration triggers a mutation application automatically through the J-slip. Track the status on Bhoomi.

Does Bhoomi cover urban properties?
Mostly not. The RTC covers agricultural and unconverted land, and urban properties use the khata.

This article is general information, not legal advice. Portal menus, fees and timelines change, so confirm current details on the Bhoomi portal and consult a property lawyer before you pay.