Bhoomi Land Records Explained

In Karnataka, managing land records used to involve endless trips to government offices and navigating complex paperwork. That changed with the launch of Bhoomi, a flagship e-governance project that digitized over 20 million land records.

The problem is that the Bhoomi ecosystem has grown into more than 20 different services spread across several sub-portals — Mojini, Parihara, RD Services, CLWS — and the official site never explains which one you actually need. This guide fixes that. Below, every major Bhoomi service is explained in plain language: what it does, who it is for, and what it costs.

These services deal with the RTC (Record of Rights, Tenancy, and Crops) — locally called the Pahani — which is the single most important document for any agricultural land in Karnataka. Everything else on the portal ultimately connects back to it.

View RTC Information (Free View)

This is the service most people use first. You select your District → Taluk → Hobli → Village, enter the Survey Number, and the portal displays the current RTC on screen: owner name, extent of land, soil classification, crops grown, and any loans or liabilities noted against it.

Important limitation: the free view is for information only. It carries no digital signature, so banks, courts, and sub-registrar offices will not accept a printout of it. If you need an official copy, you need the i-RTC (next section). Use the free view for quick checks — verifying a seller's claim, confirming your own record after a mutation, or checking crop entries before an insurance claim.

i-RTC / Pahani Online (Certified Copy)

The i-RTC is the digitally signed, legally valid version of the same document. It carries the digital signature of the competent revenue authority and a QR code that anyone can scan to verify authenticity. This is the version banks demand for crop loans, courts accept as evidence, and buyers should insist on during due diligence.

It costs a small fee (around ₹15 per copy, paid online or through the i-Wallet) and downloads instantly as a PDF. One common mistake: people pay, the server lags, and they pay again. If your payment succeeded but no document appeared, use the re-print option instead of paying twice — the system usually reconciles within 24 hours.

i-Wallet Services

The i-Wallet is a prepaid balance system built into the portal. Instead of completing a separate bank/UPI transaction for every ₹15 document, you load an amount once and the portal deducts fees from your balance instantly.

Who actually needs this? Mostly frequent users — property lawyers, banks, land aggregators, and village-level entrepreneurs who pull dozens of certified documents a month. For a landowner who downloads one i-RTC a year, direct payment is fine. But if you are doing due diligence on multiple properties, the wallet saves real time because failed payment gateways are one of the portal's most common complaints.

RTC Sketch

While the RTC tells you who owns the land and how much, the RTC Sketch shows you where — a simple boundary drawing of the survey number generated from digitized survey data. It is useful when you want to visually confirm the shape and neighbouring survey numbers of a plot without ordering the full technical Tippan document.

Bhoomi RTC Mutation History

Every RTC has a past. The Mutation History service shows the chain of ownership changes recorded against a survey number — every sale, inheritance, gift, or partition that has touched the land. For a buyer, this is one of the most powerful fraud-prevention tools on the portal: if the seller claims the land has been in their family for 40 years but the history shows a transfer two years ago, you know to ask hard questions.

RTC XML Verification

This is a back-office style service mainly used by banks and institutions. When someone submits an i-RTC for a loan, the bank can verify it against Bhoomi's database in XML format to confirm the document was genuinely issued and hasn't been tampered with. As a citizen you will rarely use it directly, but it is the reason a digitally signed i-RTC is trusted while a photocopy is not.

Name Match Algorithm

Karnataka land records were originally handwritten in Kannada, and names were digitized with inconsistent spellings — "Basavaraj" might appear as "Basavaraja" or "Basavraj" across different records. The Name Match service uses fuzzy matching to find records despite spelling variations. If an owner-name search returns nothing but you are sure the record exists, this is the tool that usually finds it.

This group covers two things: legally changing what your land can be used for (conversion), and the technical measurement of where your land begins and ends (survey).

Apply for Land Conversion (Citizen Portal)

Agricultural land in Karnataka cannot legally be used for a house, shop, factory, or layout until it is converted to non-agricultural use under Section 95 of the Karnataka Land Revenue Act. The online application on the Citizen Portal replaced the old system of repeated visits to the Deputy Commissioner's office.

The modern process is affidavit-based: you submit a notarized self-declaration along with land details, and the system verifies the RTC, dispute status, and Aadhaar seeding automatically before processing. Keep your survey number, RTC, and mutation records clean before applying — a pending mutation or an active dispute case will stall the conversion.

Conversion Request Status

Once you have applied, this service lets you track exactly where your file sits — whether it is awaiting Tahsildar verification, survey report, or final DC approval. Since conversion involves multiple departments, applications can genuinely take weeks; checking status online tells you whether the delay is normal processing or whether your file is stuck at one desk and needs a follow-up visit.

Download Final Conversion Order

When conversion is approved, the government issues an official Conversion Order. This document matters enormously: no plan sanction, layout approval, or building permit will be granted without it, and buyers of converted plots should always demand it. The portal lets you download the digitally signed order directly, so there is no dependency on collecting a physical copy from the DC office.

Mojini Portal & Requesting Survey Documents

Mojini (from the Kannada word for measurement) is the dedicated system for requesting new survey work. You use it when you need land physically measured — most commonly for Podi (splitting one survey number into sub-plots after a family partition or sale of a portion), boundary fixation (Hadbast), or resolving encroachment.

You apply online, pay the fee, and a government surveyor is assigned. Every stage — application accepted, surveyor assigned, field measurement done, sketch approved — can be tracked on the Mojini portal with your application number. Survey requests are one of the slower processes in the whole ecosystem, so track it actively rather than waiting.

View Survey Documents (Tippan, Atlas, Akarband)

These are the technical "blueprints" of your land created by the Survey Settlement and Land Records (SSLR) department:

• Tippan: the hand-measured sketch of a single survey number, showing its exact shape and measurements. This is the document surveyors rely on in boundary disputes.
• Atlas: a compiled map showing how survey numbers fit together across a larger area.
• Akarband: the register recording the total area of each survey number and the land revenue assessed on it — useful for confirming the official extent when the RTC and physical measurement seem to disagree.

Dispute Cases

Before buying any land, check this service. It lists active revenue court cases registered against a survey number — succession disputes, mutation objections, boundary conflicts. A clean RTC with a pending dispute case is a red flag the RTC alone will never show you. The search takes two minutes and has saved many buyers from years of litigation.

Village Wise Pendency

This report shows how many mutation applications are pending in each village and for how long. If your mutation has been "pending" for months, this report tells you whether the whole village office is backlogged (common after large land acquisition drives) or whether your specific file is the outlier that needs a Janasnehi Kendra visit.

The final group covers transparency reports, government dashboards, and welfare schemes that piggyback on the Bhoomi database.

Bhoomi Dashboard & DI Dashboard

These dashboards publish live statistics on the land records system — RTCs issued, mutations processed, average disposal times per taluk. The DI (Data Integration) Dashboard on the government analytics platform goes deeper, showing how Bhoomi data flows into other departments. For citizens, the practical use is benchmarking: if the dashboard shows your taluk disposes mutations in 25 days on average and yours has taken 90, you have concrete grounds for escalation.

Bagair Hukum Reports & Form-57

Bagair Hukum (literally "without order") refers to cultivation of government land without authorization. Karnataka periodically allows long-term cultivators of such land to apply for regularization — Form-57 is the current application under the Karnataka Land Grant Rules. These report services let applicants track their regularization application and let anyone check whether a piece of government land has a pending Bagair Hukum claim on it — critical due diligence if land near a government parcel is being sold to you.

Aadhaar Seeding Report

This report shows whether a landowner's Aadhaar has been linked to their land record. Seeding is the state's main defence against impersonation fraud — once linked, an imposter cannot easily initiate a sale or mutation in the real owner's name. The report also matters for benefits: crop insurance payouts and Parihara compensation are routed through Aadhaar-linked bank accounts. If your seeding status shows "not seeded," visit your Village Accountant with your Aadhaar card and RTC copy to complete it — this step cannot yet be done fully online.

Land Beat Reports

Under the Land Beat system, revenue officials are assigned physical "beats" and must periodically inspect government lands in their jurisdiction for encroachment. The reports service publishes these inspection records. It exists mainly for administrative accountability, but citizens can use it to verify whether an encroachment complaint they filed has actually resulted in a field inspection.

EODB Services

The Ease of Doing Business module gives industries and businesses a fast lane to verify land records, check conversion status, and confirm title before setting up operations. If you are acquiring land for a business — a warehouse, a plant, a commercial layout — this login-based service consolidates the verification steps that individuals normally do one by one.

Crop Loan Waiver System (CLWS)

When the state announces a crop loan waiver, eligibility is verified against Bhoomi records — the RTC proves you are a cultivating landowner, and the loan entries on the RTC connect to bank data. The CLWS portal lets farmers check their waiver eligibility and status. This is also why keeping your RTC updated matters beyond paperwork: an un-mutated record after a father's death can cost the heirs a waiver they were entitled to.

Parihara (Disaster Compensation)

Parihara is Karnataka's portal for distributing compensation for crop loss due to floods, drought, and other natural calamities. Compensation is calculated using the crop entries on your RTC and paid directly to the Aadhaar-linked bank account. Farmers can check their payment status by Aadhaar number or survey number. Two things commonly block payments: crop details not recorded in the RTC for that season, and missing Aadhaar seeding — both fixable through the Village Accountant.

Citizen Portal

The Citizen Portal is the unified login-based gateway where registered users apply for services (conversion, mutation requests, Podi) and track everything from one account. If you interact with Bhoomi more than occasionally, registering once on the Citizen Portal is easier than using each service as a guest.

Most common terms

Bhoomi Service Fee Table (2026)

Preeti

Software Engineer & SEO Expert — 10+ Years in Content & Web Development

Preeti has spent over a decade building software and writing content that actually helps people. She created Bhoomi RTC Online to give Karnataka landowners free, accurate, plain-language answers to the land record questions the official portal doesn't explain well.

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