Bhoomi is the official land records management system for the state of Karnataka. It digitizes the Record of Rights, Tenancy and Crops (RTC), also known as Pahani, which is the primary land ownership document for every survey number in the state.
Whether you are buying agricultural land, checking your family property records, verifying ownership before a bank loan, or simply confirming that your name is correctly recorded after a property transaction, the Bhoomi portal is where you start.
What Does an RTC (Pahani) Contain?
The RTC is the primary land record in Karnataka. Each RTC entry for a survey number contains:
- Landowner name(s) and their exact share in the property
- Survey number and sub-division (hissa) that uniquely identifies the parcel
- Total extent of land in acres, guntas, or hectares
- Soil type and land class (agricultural, non-agricultural, wet, dry, garden, etc.)
- Details of crops grown during the current and previous seasons
- Encumbrances: Any existing bank loans, mortgages, court stay orders, or other claims on the land
- Mutation history: Record of ownership changes due to sale, inheritance, gift, or partition
Step 1: Open the Bhoomi portal
- Visit the official Karnataka Bhoomi / land records portal. You can access it through landrecords.karnataka.gov.in or from the karnataka.gov.in service links.
- Look for the option labelled View RTC or Pahani on the homepage.
WARNING
Always ensure you are on a karnataka.gov.in or gov.in domain. Several fake portals mimic the Bhoomi interface to collect personal information or charge unnecessary fees. The official portal is free to use.
Step 2: Select district and survey details
- Navigate to the "View RTC and MR" (Mutation Report) section.
- Select your:
- District (e.g., Bengaluru Urban, Mysuru, Dharwad)
- Taluk (sub-district administrative unit)
- Hobli (group of villages within a taluk)
- Village (the specific village or ward where the land is located)
- Enter the survey number and, if applicable, the hissa (sub-division) number.
- Solve the CAPTCHA and click Fetch Details or View.
TIP
If you do not know the exact survey number, you can sometimes search by the owner's name (if the portal offers a name-based search) or check with the local Tahsildar office. Older property documents like sale deeds always mention the survey number.
Step 3: View and verify the RTC / Pahani
The portal will display the RTC for that survey number. Carefully verify:
- Owner name and share: Confirm your name (or the seller's name, if you are buying) is listed correctly with the right share.
- Land extent: Cross-check the total area with what your sale deed or previous records mention.
- Encumbrances: Look for any bank loans, mortgages, or legal disputes listed. If you are buying land, this section is critical - land with existing encumbrances or court cases should be approached with extreme caution.
- Mutation Status (MR): If there is a pending dispute or recent sale, check the Mutation Report tab. This shows whether a property transfer is currently being processed by the Tahsildar.
Understanding Mutation Status
| Status | Meaning |
|---|---|
| Approved | The ownership change has been recorded. The RTC will reflect the new owner. |
| Pending | The mutation application has been received but not yet approved by the Tahsildar. |
| Objected | Someone has raised an objection to the mutation. The Tahsildar will hold a hearing. |
| Rejected | The mutation was denied. Check the reason and consult a lawyer if needed. |
Step 4: Download or request certified copy
Online copy (free):
Save or print the RTC page from your browser for personal reference. This is an informational copy and is not legally certified.
Certified copy (official):
For bank loans, property registration, or legal proceedings, you need a certified copy of the RTC:
- Use the Bhoomi portal's Request for Certified Copy flow if available for your district.
- Alternatively, visit a local Nadakacheri kiosk (government citizen service center).
- A nominal fee of Rs 15 is usually charged for a physical certified copy of the RTC.
- Processing time: Typically 1-3 working days at a Nadakacheri kiosk.
Common Problems
| Problem | Solution |
|---|---|
| Survey number not found | Double-check the district, taluk, hobli, and village selection. Survey numbers can differ between old manual records and digitized records. Check with the village accountant. |
| Name is misspelled in records | Apply for a correction through the Tahsildar office with supporting documents (sale deed, Aadhaar, etc.). |
| RTC shows old owner after property purchase | Apply for mutation at the Tahsildar office with the registered sale deed. Until mutation is approved, the old owner's name remains on the RTC. |
| Portal is down or very slow | The Bhoomi portal experiences heavy traffic. Try during off-peak hours (early morning or late evening) or on weekdays. |
| Encumbrance listed but loan was closed | Contact the bank to release the encumbrance and submit the release certificate to the Tahsildar for updating the records. |
Related Documents
If you are doing property due diligence in Karnataka, also check:
- Encumbrance Certificate (EC): Available from the sub-registrar's office, shows all registered transactions (sale, mortgage, release) for that property over a chosen period.
- Khata Certificate: Issued by the local municipal authority (BBMP in Bengaluru), needed for property tax and building-related approvals.
Related Guides
- How to Pay BBMP Property Tax Online
- How to Check Mahabhulekh Land Records (Maharashtra)
- How to Check Delhi Land Records
Need more help?
For more information, check out our Property guides or try our Stamp Duty Calculator. See also the Property Buy hub for related guides.