Land Record / RTC (Pahani) in Karnataka — Bhoomi Online Extract

What is an RTC or Pahani in Karnataka?

An RTC in Karnataka is the Record of Rights, Tenancy and Crops, known equally widely as the Pahani. It is the Revenue Department's record for a single survey number of agricultural land, and it typically carries the survey and hissa number, the extent of the land, the class and tenure, the name of the recorded holder or holders with their shares, any tenancy entries, the government dues position, and the crop entries recorded season by season.

That crop column is what makes the Karnataka record distinctive. Because the RTC is compiled year by year with crop details, it doubles as the farmer's proof of cultivation, which is why banks lending crop loans, insurers settling claims under crop insurance, and departments verifying eligibility for farmer schemes all ask for a current RTC rather than only the sale deed.

Karnataka digitised this record under the Bhoomi project, and the Revenue Department publishes it at landrecords.karnataka.gov.in. According to the RTC service on the Bhoomi portal, users may access the updated Record of Rights details through online mode without any further requirement of visiting the department.

Who can get an RTC in Karnataka and who cannot?

You can obtain an RTC if:

• You are the recorded holder of agricultural land in Karnataka.
• You are a buyer checking a survey number before paying an advance.
• You are a legal heir of a deceased holder, preparing an inheritance mutation.
• You are a bank or insurer verifying land or crops for a loan or a claim.
• You are any member of the public. The Bhoomi RTC view is an open service: no login, no registration and no stated reason is needed to look at a survey number.

You cannot get what you want if:

• You do not have the survey number along with the village. Bhoomi cannot be searched by address or by owner name alone in the RTC view.
• The property is an urban site, an apartment or a converted non-agricultural plot. Those are covered by the municipal property record, the khata with the city corporation or town municipal council, not by an RTC. Bengaluru buyers in particular need the BBMP khata and the encumbrance certificate, not a pahani.
• You expect the RTC to prove title. It is a revenue record, not a conveyance.
• You want your name added on the strength of a registered deed alone. Without a mutation, the RTC keeps showing the earlier holder.

What documents and details are required?

How to get an RTC in Karnataka online on Bhoomi

1. Open landrecords.karnataka.gov.in, the Bhoomi portal of the Karnataka Revenue Department, and go to the View RTC and MR service.
2. Select the district from the dropdown, then the taluk, then the hobli, then the village. Each list loads only after the previous selection, so work top to bottom.
3. Enter the survey number, then choose the surnoc and the hissa number from the lists the portal offers for that survey number. If you are unsure of the hissa, the dropdown shows every valid hissa on that survey number.
4. Choose the period or year for which you want the record. Pick the current year for a bank or scheme application; pick an older year when you need to show what the record said at a past date.
5. Submit and read the RTC on screen, holder names and shares, extent, tenure, government dues and the crop entries.
6. Print or save the RTC for your own use. This view is free and needs no login.
7. Check the mutation (MR) history on the same service, which shows the chain of changes to the record and the MR numbers behind them. A pending or missing mutation is visible here.

How to get a certified RTC or a mutation through Nadakacheri

For anything a bank, a court or a registering officer must accept, use Nadakacheri, also called Atalji Janasnehi Kendra, the Revenue Department's single-window citizen service at nadakacheri.karnataka.gov.in. The portal describes itself as single-window access to information and services delivered through Nadakacheri centres, and it handles RTC requests, mutation issuance, crop certificates and other revenue certificates. As of July 2026 the portal reported over 4.1 lakh RTC requests filed and more than 52,000 mutations issued.

1. Register or log in on nadakacheri.karnataka.gov.in with your mobile number, or walk into a Nadakacheri centre, a Bhoomi kiosk at the taluk office, a Grama One centre, or a Bangalore One or Karnataka One centre.
2. Select the service, a certified RTC, an MR (mutation), a crop certificate or the relevant revenue certificate.
3. Enter the same land details; district, taluk, hobli, village, survey number, surnoc and hissa — and your Aadhaar and mobile number.
4. Upload the supporting documents where a mutation is being applied for: the registered sale, gift or partition deed, or the death certificate and family tree for an inheritance mutation.
5. Pay only the charge shown on screen. Nadakacheri publishes a list of online services with charges; pay that rate and take the acknowledgement or receipt.
6. Track the application through the Application Status link on the Nadakacheri portal using the acknowledgement number, and watch for the SMS updates.
7. Download or collect the signed output. Nadakacheri operates a DigiLocker pull facility and an e-Kshana instant-delivery service, so many outputs can be pulled digitally rather than collected in person.

A mutation is not instant. The application goes to the Revenue Inspector for field verification and notice, and then to the Tahsildar for orders, before the RTC itself is rewritten with the new holder's name.

How do I check the status of an RTC or mutation request?

• Application Status on nadakacheri.karnataka.gov.in, using the acknowledgement number issued when you applied.
• Certificate verification on the same portal, to confirm that a certificate someone has handed you is genuine.
• View RTC and MR on Bhoomi, which shows whether the mutation has actually been posted to the record. The definitive check.
• In person at the Nadakacheri centre or the Bhoomi kiosk in the taluk office where the application was filed.
• Escalation: the Village Accountant, then the Revenue Inspector, then the Tahsildar of the taluk, then the Assistant Commissioner of the subdivision, and then the Deputy Commissioner of the district.

Does a Karnataka RTC expire?

An RTC has no expiry date, but it is only accurate up to the day it was pulled. Because the crop entries change every season and because a mutation can be posted at any time, most banks, insurers and government departments in Karnataka ask for an RTC issued recently: commonly within the last three to six months; rather than an old copy from a file.

There is no renewal process. You simply pull a fresh RTC from Bhoomi, free, or take a fresh certified copy through Nadakacheri at the notified charge.

Why do Karnataka RTC and mutation requests go wrong?

• Wrong hissa number chosen for the right survey number, giving a neighbour's parcel.
• Village name confusion, where two villages in the same taluk share a similar name.
• Mutation never applied for after registration, so the seller's name stays on the RTC for years.
• Deed and record mismatch in extent. The deed says one extent, the RTC says another, usually because of an old subdivision never reflected in the survey.
• Objection during the mutation notice period from a family member claiming a share, which sends the matter into a Tahsildar's hearing.
• Aadhaar not seeded to the land record, which holds up scheme benefits linked to landholding.
• Assuming an RTC is enough for an urban site, when the municipal khata and an encumbrance certificate are what matter there.
• Missing survey sketch. For a boundary dispute the RTC is not enough; a survey through the department's survey wing is what settles extent on the ground.

What does it cost, and what should you refuse to pay?

Viewing an RTC on the Bhoomi portal is free, with no login and no payment screen anywhere in the flow. A certified RTC, a mutation or a related revenue certificate through Nadakacheri costs only the charge published on Nadakacheri's list of online services with charges and shown on the payment screen, collected against a receipt or acknowledgement.

Middlemen sitting outside taluk offices across Karnataka offer to "get the RTC" or to "get the mutation done quickly" for several hundred or several thousand rupees. They are opening the same free Bhoomi page and filing the same Nadakacheri application. There is no paid priority queue for a mutation, and no Village Accountant or Revenue Inspector can post an entry outside the recorded procedure with notice to interested parties. Pull the RTC yourself first, it takes about two minutes and needs no account, and pay only the published charge for anything certified. Never hand over your original deed to an agent, and never share your Aadhaar OTP with anyone offering to file on your behalf.