Tippan / Survey Sketch — How to Get One
A Tippan rarely comes up in casual conversation about land records, but it becomes important fast the moment you need to settle exactly where your property's boundaries sit — building a wall, resolving a dispute with a neighbor, or applying for a building approval that asks for a detailed boundary sketch rather than just the general dimensions an RTC provides.
What a Tippan Actually Is
Think of the RTC as the written description of your land — owner, area, classification — and the Tippan as the visual counterpart. It's a detailed technical drawing produced by a surveyor showing the exact shape, boundaries, and dimensions of a specific survey number, often including adjacent plot numbers and reference points used to establish where the boundaries actually fall on the ground.
It's more granular than a general revenue map, which shows an entire village's layout. A Tippan zooms in on one specific plot with the kind of precision needed for legal or construction purposes.
When You Actually Need One
- Building construction or boundary walls — contractors and architects often request a Tippan to confirm exact boundaries before any construction begins, avoiding accidental encroachment on a neighboring plot
- Resolving boundary disagreements — if you and a neighbor disagree about where your properties divide, a Tippan provides an official reference rather than relying on memory or informal markers
- Land conversion or layout approval applications — these processes typically require a detailed sketch as part of the documentation
- Buying land where boundaries seem unclear — if a plot's shape or boundary markers aren't obvious on a casual site visit, reviewing the Tippan before finalizing a purchase can prevent surprises later
How to Get a Tippan for an Already-Surveyed Plot
- Visit the Bhoomi portal and navigate to the Survey Services (SSLR) section.
- Select your District, Taluk, Hobli, and Village.
- Choose 'Tippan' or 'Akarband' from the available document types — the exact label can vary slightly depending on the district's portal setup.
- Enter your Survey Number.
- If a digital copy exists for your plot, it'll be available to view and download, usually for a small fee around ₹15.
- If no digital copy is available — which happens for older or less commonly accessed plots — you may need to visit the local SSLR office in person to request a physical copy be located or freshly prepared.
What If Your Land Has Never Been Properly Surveyed?
If a Tippan doesn't exist at all for your survey number — common with older land or plots that have changed hands informally over generations without a formal survey — you'll need to apply for a fresh survey through the Mojini process rather than simply requesting a copy of something that doesn't exist yet. This involves a surveyor visiting the site, taking measurements, and producing a new Tippan as part of that process.
Reading a Tippan — What You're Actually Looking At
A Tippan typically shows your plot's outline with measurements along each boundary edge, the survey numbers of adjacent plots, and sometimes reference points like roads, water bodies, or other landmarks used to anchor the sketch's orientation. It's a technical document, and if you're not used to reading survey drawings, it can look more confusing than helpful at first glance. If you're using it to settle a dispute or confirm boundaries before construction, it's often worth having a local surveyor or engineer walk through it with you rather than trying to interpret every measurement on your own.
Tippan vs Pakka Book vs Atlas — Related But Different
| Document | What It Shows |
|---|---|
| Tippan | Detailed sketch of one specific survey number's boundaries and dimensions |
| Pakka Book | A register containing survey measurements and historical data for multiple plots within an area |
| Atlas | A broader compiled map covering multiple survey numbers across a larger section of the village |
For most individual purposes — checking your own plot's boundaries — the Tippan is what you actually need. The Pakka Book and Atlas are more relevant for surveyors and officials cross-referencing larger areas.
Frequently Asked Questions
What is a Tippan in land records?
A detailed survey sketch showing the precise boundaries, dimensions, and shape of a specific survey number, prepared by a government surveyor.
Can I get a Tippan online in Karnataka?
Some Tippan copies for already-surveyed land are available through the SSLR section of the Bhoomi portal. Land needing a fresh survey requires an in-person application instead.
How much does a Tippan cost?
Typically around ₹15 for an existing record copy. A fresh survey requiring a new Tippan involves a separate, variable fee depending on plot size and survey type.
What if my plot doesn't have an existing Tippan?
You'll need to apply for a fresh survey through the Mojini process, where a surveyor visits the site, takes measurements, and produces a new Tippan as part of that process.
