Do you own farmland in a Karnataka village, or are you planning to buy agricultural land there? Then there is one document without which no bank will sanction a loan, no registration will go through, and no crop insurance or PM Kisan work will move forward. It is called the RTC — known in Karnataka as the Pahani. The good news is that today this record is available on your phone, from home, in just a few minutes. In this guide on Bhoomi RTC Karnataka, we explain everything in simple language — what the RTC is, how to view it free, how to download the digitally signed copy (i-RTC) that banks accept, how to check your mutation status, and what to do when the portal says “Data Not Found”.
There is no need to visit the taluk office anymore just to check a land record. Karnataka’s Bhoomi portal has been running since the year 2000, and today it holds more than 2 crore digitised land records. Read this guide carefully — one small mistake, such as selecting the wrong hissa number or submitting the free view copy to a bank, can delay your work by weeks.
Bhoomi RTC Karnataka 2026 — At a Glance
| Detail | Information |
|---|---|
| Portal | Bhoomi — Revenue Department, Government of Karnataka |
| Official website | landrecords.karnataka.gov.in |
| RTC full form | Record of Rights, Tenancy and Crops — called Pahani (ಪಹಣಿ) in Kannada |
| Free RTC view | No login, no fee — through “View RTC and MR” |
| Digitally signed copy (i-RTC) | Available online for a small fee — valid for banks, courts and registration |
| Search by | Survey number, owner name or khata number |
| Covers | Agricultural land only — not urban flats or plots |
| Mutation status | Checkable online — auto-mutation after a sale takes about 15 days |
| Mobile app | Dishaank — find the survey number of a plot using GPS |
| Launched | Year 2000 — among India’s first large-scale land record digitisation projects |
What Is Bhoomi RTC? Understanding the Pahani
Bhoomi RTC Karnataka is the Karnataka government’s online land records system. The RTC — Record of Rights, Tenancy and Crops — is a single document that tells you who holds a piece of land, how large it is, which crops are grown on it, whether any loan or liability is recorded against it, and who the previous owners were. In Kannada it is called Pahani (ಪಹಣಿ), and in villages people know it far better by that name than by “RTC”.
One thing must be clearly understood — the RTC is not a title deed. It does not by itself prove ownership in law. It is the Revenue Department’s working record of who holds and cultivates the land. Even so, banks, buyers and courts treat it as the first and most important document. Crop loans, land sales, inheritance partitions and government compensation — the RTC is asked for first in every one of these.
The Bhoomi project began in the year 2000. Today, records from 176 taluks and all 31 districts — more than 2 crore records — can be viewed online. Earlier, getting an RTC copy meant visiting the village accountant or the taluk office. Now the same work is done from home in about two minutes.
What Does the RTC (Pahani) Contain?
When you open an RTC, you will see several columns. Each one has its own meaning — and before buying land or applying for a loan, every column should be read:
| What you see on the RTC | What it means |
|---|---|
| Survey Number / Hissa Number | The identity number of the land parcel. The hissa number shows which part of a survey number is yours. |
| Owner (Khatedar) name | The person in whose name the land is recorded. The spelling must match your Aadhaar and sale deed exactly. |
| Extent (area) | The size of the land — in acres and guntas. 1 acre = 40 guntas. |
| Land type | Dry (Khushki), wet (Tari) or garden (Bagayat) — this affects the land’s value and permitted use. |
| Soil and assessment | Soil classification and the annual land revenue (Kandaya) payable to the government. |
| Crop details (Column 12) | Season-wise crops grown — this is the column banks check for crop loans and insurance claims. |
| Loans and liabilities | If a bank loan, cooperative society loan or government due is recorded against the land, it appears here. |
| Mutation (MR) numbers | The history of ownership changes — every sale, inheritance or partition creates a new MR entry. |
| Kharab land | The portion classified as uncultivable — such as land reserved for paths or channels. |
If you are buying land, do not stop at the owner’s name. Check the liabilities column for any old loan — because if you buy land with a loan recorded on it, that liability can become your problem. The mutation numbers show whether the chain of ownership is unbroken, which is exactly what a buyer’s lawyer checks.
How to View Bhoomi RTC Online Free (Step-by-Step)
Viewing your land record on Bhoomi RTC Karnataka is completely free — no login, no Aadhaar and no fee are needed. You only need the survey number and the village name. Here is the full process:
- Open the official portal: On your mobile or computer, open landrecords.karnataka.gov.in. This is the genuine government portal. Do not enter your details on any look-alike website.
- Select “View RTC and MR”: On the homepage, under RTC Services, click “View RTC and MR” or “View RTC Information”.
- Choose the year: Select Current Year for today’s record. For an older record, select Old Year.
- Select the location: From the dropdowns, choose in order — District → Taluk → Hobli → Village. This order matters; choosing the wrong hobli will show “Data Not Found” even though the record exists.
- Enter the survey number: Enter only the main number — for example “45”. If the land is sub-divided, choose the sub-division in the next step under Surnoc and Hissa Number. Do not type the full number such as “45/2” in one field.
- Click “Fetch Details”: A list of owners linked to that survey number will appear. Click “View” next to your name — the full RTC will open on screen.
- Save a copy: Press Ctrl+P in your browser to save it as a PDF or take a printout.
How to find your RTC without a survey number? There are two official routes. First, use the owner-name search in “View RTC Information”: type the name exactly as it appears on the registered deed, select the village, and note down the survey numbers shown. Second, open the Revenue Department’s Dishaank app, stand on your field, and let GPS identify the survey number for you.
How to Download the i-RTC — the Legally Valid Signed Copy
The free view copy described above is for information only. It carries no digital signature, so banks, courts, sub-registrar offices and government departments do not accept it as an official document. For those purposes you need the i-RTC — the digitally signed RTC — which carries the Revenue Department’s digital signature and a QR code, and whose authenticity can be verified online.
- Log in to the portal: On landrecords.karnataka.gov.in, click “Login” at the top right. New users can register with a mobile number and OTP. Some guides report that a guest option is also available — but logging in is the safer route.
- Open the i-RTC service: After login, choose the “i-RTC” option. The direct link rtc.karnataka.gov.in can also be used.
- Enter the land details: The same sequence — District, Taluk, Hobli, Village, Survey Number, Surnoc and Hissa — then click “Fetch Details”.
- Pay the fee: Guides quote this fee between ₹10 and ₹15 per copy — different guides give different figures, so we are not stating one fixed amount here. The amount shown on the portal before payment is final; pay only that. Payment can be made through UPI, netbanking or card. Frequent users can also use the portal’s i-RTC Wallet facility; some guides report a minimum wallet load of ₹50 — please verify this on the portal itself.
- Download the PDF: Once payment succeeds, the digitally signed PDF downloads. Print it and submit it to the bank, court or registrar.
- Verify authenticity: The portal’s “RTC XML Verification” service lets anyone check whether an i-RTC is genuine — useful if a bank wants proof.
Remember: if the downloaded i-RTC still shows the old owner or the wrong extent, downloading it again will not help — the error is in the underlying record itself, and it can only be fixed through mutation or rectification.
Free View vs i-RTC — Which Copy Do You Need?
| Use case | Free view copy | i-RTC (digitally signed) |
|---|---|---|
| Checking ownership or details yourself | Enough | Not needed |
| Bank loan / crop loan application | Not accepted | Required |
| Sale deed registration | Not accepted | Required |
| Court or legal proceedings | Not accepted | Required |
| Government schemes (PM Kisan, crop insurance) | Often works | Submit this if asked |
| Tracing 30 years of ownership history | Enough | Take it for the final file |
| Login / fee | No login, free | Login + small fee |
The simple rule to remember — if you only want to check, use the free view; if you have to submit it somewhere, get the i-RTC.
How to Check Mutation Status on Bhoomi
Mutation (Hakku Badalavane / Khata transfer) means updating the RTC with the new owner’s name after ownership changes. A sale, inheritance, gift deed, partition or court order all lead to a mutation. Until the mutation is complete, the RTC will keep showing the previous owner — even if the sale deed is already registered in your name.
Steps to check mutation status:
- Open landrecords.karnataka.gov.in and choose “Mutation” or “Bhoomi RTC Mutation History” (under Report Services).
- Select the District, Taluk, Hobli and Village, and enter the Survey Number or the Mutation Register (MR) number.
- The screen will show the mutation history and any pending mutation — Approved, Pending, Objection Raised or Rejected.
Auto-Mutation — the big change since April 2024: Since April 2024, Karnataka runs auto-mutation for registered sale deeds. There is no need to file a separate mutation application — the sub-registrar’s Kaveri 2.0 system sends the transaction data to Bhoomi automatically, and the RTC is typically updated within about 15 days of registration. Bank mortgages and court orders are reported to be processed even faster. However, inheritance, gift deeds, partitions and complex court matters still need a manual mutation application — through the online mutation service or at the taluk office. According to guides, a simple mutation takes 15–30 days, while inheritance cases take 30–60 days because of a mandatory 30-day objection notice period.
What if your mutation has been pending for 60+ days? First check the status online using your application number. If it is stuck at “RI Inspection”, the Revenue Inspector’s field visit is still pending — file a complaint at the taluk office. If nothing moves after that, you can file an RTI application to the Tahsildar’s Public Information Officer asking for the file status, the name of the officer holding the file, and the reason for delay — under Section 7(1) of the RTI Act 2005, a reply is due within 30 days.
Bhoomi, Mojini, Kaveri, Dishaank — Which Portal Is for What?
Karnataka has several land-related portals, and people often land on the wrong one. This table clears the confusion:
| Portal / service | What it is for | Website / app |
|---|---|---|
| Bhoomi | RTC/Pahani, mutation and khata extract for agricultural land | landrecords.karnataka.gov.in |
| Mojini | Survey and maps — 11E sketches, sub-division (Podi), re-survey applications | Linked from the Bhoomi portal |
| Kaveri 2.0 | Registration — sale deeds, Encumbrance Certificate (EC), certified deed copies | kaverionline.karnataka.gov.in |
| Dishaank app | GPS-based plot boundaries and survey numbers (mobile app) | Google Play Store — “Dishaank” |
| e-Swathu | Non-agricultural property in gram panchayat areas (Form 9 / Form 11) | Gram panchayat portal |
| BBMP e-Khata / e-Aasthi | Urban property khata inside Bengaluru city corporation limits | BBMP portal |
| Nadakacheri | Offline certified copies, Atalji Janasnehi Kendra | nadakacheri.karnataka.gov.in |
Understanding Mojini: the RTC tells you whose land it is, but where the boundary runs is shown by the survey sketch — and that lives in the Mojini system. If your land needs a sub-division (Podi), an 11E sketch, or a boundary survey, that work happens in Mojini, not Bhoomi. Similarly, sale deeds and the Encumbrance Certificate (EC) come from the Kaveri portal — the RTC cannot do that job.
How to View Old RTC Records (Old Year / Form 78)
Sometimes you need an old RTC — to trace 30 years of ownership history or to settle an old dispute. On the Bhoomi portal, in “View RTC and MR”, choose Old Year instead of Current Year to view records from earlier years. Records from before 2000 were kept in the old Form 78 format — that is what people call the 78 RTC. If a particular year is not available online, that record will be in the taluk office as a manual Pahani — you can apply there for a certified copy.
There is also a newer feature on the portal, “RTC with Sketch [Beta]”, which shows the RTC together with the survey sketch of the parcel. It is still in beta, so it may not be available for every village — if it is missing, get the sketch from Mojini instead.
Common Errors and How to Fix Them (Troubleshooting)
1. “Data Not Found” on the portal
The most common cause is wrong input, not a missing record. First check the hobli and village spelling — villages with similar names exist within the same taluk. Then try entering only the main survey number and selecting the hissa separately. If the land was registered recently, auto-mutation takes about 15 days — before that, the RTC will still show the previous owner. If the land has been converted (land-use conversion), it moves out of the RTC system into khata records. And if Karnataka’s re-survey changed the survey number, search with the old number under “Old Year”, or ask the Village Accountant for the new number.
2. OTP not received during login
Check whether your mobile number is linked to Aadhaar. Wait 5 minutes and tap “Resend OTP”. Use the Chrome browser, and if a “Login with Aadhaar” option appears, try that.
3. Portal is slow or not loading
The Bhoomi portal is busiest between 10 AM and 4 PM. Try early morning (7–9 AM) or after 9 PM. Clear your browser cache or open the portal in Incognito Mode. If it still does not work, use the Dishaank app to view the RTC.
4. Payment done, but i-RTC not downloaded
Do not pay again in a hurry. First check your bank or UPI statement to confirm whether the money was deducted. Then log in and look for the download button in your i-RTC Wallet’s transaction history — the system usually reconciles itself within 24 hours. If it still does not appear, contact the Bhoomi Monitoring Cell.
5. Wrong name, extent or khata on the RTC
For a small spelling error, file a correction application at the Tahsildar’s office with the RTC copy, your identity documents and the supporting deed. For an ownership error, use the mutation-objection route — file an objection before the Revenue Inspector during the mutation notice period, or appeal to the Assistant Commissioner if the entry is already certified. If an old loan entry still shows after the loan was repaid, get a no-dues letter from the bank or cooperative society and submit it with the correction application.
6. Mutation pending for months
Check the status with your application number. If it shows “RI Inspection”, the Revenue Inspector’s visit is pending — file a written complaint at the taluk office. If it has been more than 90 days, escalate to the Assistant Commissioner. Asking for the file status in writing through an RTI application is also an effective way to get a stalled file moving.
Checklist: What to Verify on the RTC Before Buying Land
Before paying for farmland or agricultural land in Karnataka, run through this checklist — one missed check can cost lakhs:
- The seller’s name on the RTC matches the sale deed and Aadhaar exactly.
- The survey number, hissa and extent match the ground position and the survey sketch (Mojini).
- No bank loan or dues appear in the liabilities column — if one does, get it cleared before registration.
- The mutation history (MR numbers) shows a clean chain of ownership for at least 30 years.
- Take the Encumbrance Certificate (EC) from the Kaveri portal as well — the RTC alone is not enough to check registered transactions.
- If the land is a sub-divided part (Podi), confirm its separate survey number and sketch.
- For land near city limits, check the land conversion order and layout approval — agricultural land cannot be built on without conversion.
- If you are buying a flat or site in Bengaluru, ask for the BBMP e-Khata, not the RTC — the RTC covers agricultural land only.
How to Get an RTC Without the Internet (Offline Route)
For farmers without a smartphone or internet access, every taluk has Bhoomi kiosks and Nadakacheri (Atalji Janasnehi Kendra) centres. Carry the survey number and village details — a certified RTC copy is issued over the counter, often on the same day. Guides report the counter fee at about ₹15 per copy (please verify on the portal). In cities, Bangalore One and Karnataka One centres offer the same service. In the village, the Village Accountant (Gram Lekhak) remains the first point of contact for record extracts and corrections.
Official Links — Government Portals Only
| Purpose | Official link |
|---|---|
| Bhoomi portal (RTC, mutation) | landrecords.karnataka.gov.in |
| i-RTC (digitally signed RTC) | rtc.karnataka.gov.in |
| Kaveri 2.0 (registration, EC) | kaverionline.karnataka.gov.in |
| Nadakacheri (offline service centres) | nadakacheri.karnataka.gov.in |
| Dishaank app | Search “Dishaank” on Google Play Store |
| Bhoomi Monitoring Cell (helpline) | 080-22113255, 8277864065 / 4067 / 4068 — bhoomi@karnataka.gov.in |
Beware of fraud: fake websites that look like Bhoomi, and agents who charge money to “extract” your RTC, are common. Viewing the RTC is free, and the i-RTC fee is paid only on the government portal. Never share your login details or OTP with any agent.
Frequently Asked Questions (FAQ)
What is Bhoomi RTC, and how is it related to Pahani?
RTC stands for Record of Rights, Tenancy and Crops — the main land record for agricultural land in Karnataka. In Kannada it is called Pahani (ಪಹಣಿ). Both names refer to the same document.
How can I view Bhoomi RTC online for free?
Open landrecords.karnataka.gov.in, click “View RTC and MR”, select District, Taluk, Hobli and Village, enter the survey number, surnoc and hissa, and click “Fetch Details”. No login or fee is needed.
What is i-RTC, and what is its fee?
i-RTC is the digitally signed RTC, valid for banks, courts and registration. Guides quote its fee between ₹10 and ₹15 per copy — the amount shown on the portal before payment is final, so pay only that.
Will the free RTC copy work for a bank loan?
No. Banks and courts accept only the digitally signed i-RTC or a certified copy from the taluk office. The free view copy is for information only.
How do I check mutation status?
Open “Mutation” or “Bhoomi RTC Mutation History” on the Bhoomi portal and enter the location and survey number or application number. For registered sale deeds, auto-mutation has applied since April 2024 — the RTC updates automatically in about 15 days.
Why does my survey number show “Data Not Found”?
Usually because of a wrong hobli or village selection, or a wrong hissa number. Survey numbers can also change during re-survey — then search under “Old Year” or ask the Village Accountant for the new number.
What is the difference between Mojini and Bhoomi?
Bhoomi tells you whose land it is; Mojini tells you where its boundary runs — 11E sketches, sub-division (Podi) and re-survey work happen in Mojini.
Why can’t I find an RTC for my flat in Bengaluru?
Because the RTC covers agricultural land only. Flats and sites inside city limits are recorded in the BBMP’s e-Khata / e-Aasthi system, not on Bhoomi.
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This article is for information only. Fees, procedures and portal menus can change from time to time — before making any payment or submitting an application, please check the latest information on the official portal landrecords.karnataka.gov.in. GramSuvidha is a private information portal, not a government website.
