Bhoomi RTC Online: How to Check Your Karnataka Pahani (2026)

To check your RTC (Pahani) in Karnataka, open the Bhoomi land records site at landrecords.karnataka.gov.in and choose district, taluk, hobli, village, survey number, surnoc and hissa. It is free, no login is needed to view it, and there is no CAPTCHA. Below: every dropdown, every column, and what to do if something changed without you.

What is the RTC or Pahani, and what does it prove?

The RTC (Record of Rights, Tenancy and Crops), called the Pahani in Kannada, is Karnataka's main record for agricultural land. It is kept for each survey number and hissa (sub-division) through Bhoomi, the state's computerised land records system.

It shows who is recorded as holding the land, how much each person holds, the land category, any government restriction or court stay, and in the full form the cultivator and crops. What it does not prove is title. The RTC is a revenue record. Ownership comes from registered documents such as a sale deed, gift deed, partition deed or court decree. A wrong name on the RTC is a serious warning, but a right name is not a guarantee either, so keep your deeds and a recent RTC together.

How do I check my RTC on Bhoomi step by step?

The Bhoomi RTC page asks for seven choices in a fixed order. Have your village name and survey and hissa number ready; you can find them on an old RTC, your sale deed or a land tax receipt.

1. 1

   Open the RTC page

   Go to landrecords.karnataka.gov.in and open the option to view the RTC. The current-year tab is the one you want. Type the address yourself and make sure it ends in karnataka.gov.in.
2. 2

   Choose district, then taluk

   Pick the district where the land is. Districts have been renamed and split, so if your village seems missing, look under the new or neighbouring district name. Ramanagara, for example, is now listed as Bengaluru South.
3. 3

   Choose hobli, then village

   A hobli is a group of villages within the taluk. Villages are listed by their revenue name, which may differ from the name the family uses.
4. 4

   Type the survey number and press Go

   Enter only the main survey number, in digits. The portal then fills in the surnoc list.
5. 5

   Pick surnoc and hissa

   For most land the surnoc is just an asterisk. Then choose your hissa, such as 1A or 2B. If you hold the whole survey, there may be only one choice.
6. 6

   Pick period and year, then fetch

   Choose the latest period (it ends in Till Date) and the latest year, then press the button to fetch details. For an older picture, choose an earlier period.
7. 7

   Save a dated copy

   Screenshot or save the page with the date visible. You can also open the full RTC view, which shows the complete Pahani as an image.

Land in another state too? Our land record finder points you to the right portal.

How do I read every column on the RTC?

The summary Bhoomi shows after you fetch details has a short header and an owner table. Here is an invented example of what it looks like and what each part means.

• Owner is the person recorded as holder (the khatedar). Names are usually in Kannada script, so search by survey number rather than name.
• Extent is the area held, written as acres.guntas.annas. One acre has 40 guntas and one gunta has 16 annas, so 1.10.0 means 1 acre 10 guntas. Our land unit converter turns guntas into square feet or hectares. Add the rows up: they should match the hissa's total area.
• Owner Category shows the type of holder, most often Private. A government or institutional category on what you believe is family land deserves a question.
• Gov Restriction flags land with a government condition on it, for example land granted by the government that cannot be sold freely.
• Court stay says Yes if a court has stayed changes to the record. If you did not know about a case, find out at once.
• Alienated indicates whether the land has been alienated (transferred out). Any Yes you cannot explain needs checking.

Above the table you will see a Land ID (a unique parcel number), OnGoing Mutation: Yes or No, and a PYKI flag. The OnGoing Mutation line is the one to watch most closely.

What is the mutation register, and how do I read it?

Every change to an RTC goes through a mutation, recorded in the mutation register (MR). Bhoomi has a separate mutation register extract page with the same district, taluk, hobli and village choices, followed by your survey number. It lists every approved mutation on that survey:

• Survey No in the form survey/surnoc/hissa, such as 10/*/1A. Look only at rows for your hissa.
• Transaction Year and Transaction No, the number given when the change was started.
• MR Number, the entry in the mutation register once it is decided.
• Mutation Type, such as sale, inheritance, partition, gift or court order.
• Acquisition Type, how the new holder came to hold the land.
• Tahsildar Approved Date, when the tahsildar approved it.

Each approved mutation also opens a new RTC period, which is why the period list grows over time. Our guide to mutation, intkal and dakhil-kharij explains the process across states.

How do I get a certified or digitally signed RTC?

An online view is for checking. For a bank, court, registrar or buyer you need an official copy, and there are two ways to get one.

Fees are small and change from time to time, so check the amount shown on the portal or at the counter before paying. Avoid private sites that charge extra just to show you a free record.

What goes wrong on Bhoomi, and how do I fix it?

Most problems are minor. These are the ones people hit most often.

• The site will not open from abroad. Karnataka's land record site often does not load from foreign networks. Try later, or ask a relative in India to check.
• Site down or very slow. Try early morning or late evening India time, and avoid month-end.
• Village not listed. Check the hobli first, then renamed or newly split districts and taluks. Revenue village names can differ from local names.
• Survey number not found. Type only the main number in digits, without the hissa. If it still fails, the survey may have been re-numbered after a sub-division; ask the village accountant.
• Your hissa is missing. The land may have been sub-divided (a podi) into new hissa numbers; the mutation register will show it.
• Name in Kannada script. That is normal. Match by survey and hissa, extent and your father's name, not by English spelling.
• Digitally signed copy asks for a mobile number. Online registration usually needs an Indian mobile number for a one-time password. If you do not have one, a relative or a kiosk can get the copy.

How do I spot a suspicious change, and what should I do?

Three things should make you act the same week: OnGoing Mutation changes to Yes when you started nothing, a new MR number appears on your hissa, or an owner, extent or category changes without your knowledge.

Before a mutation is approved, a notice is meant to be issued to the people interested in the land, so they can object. People living abroad often never see that notice, which is why checking regularly matters.

1. Save evidence. Screenshot the RTC and mutation register with the date, and get a digitally signed copy.
2. Ask what the transaction is. Contact the village accountant (VA), the revenue inspector for the hobli, or the taluk office, and ask for the transaction number and the documents behind it.
3. Object in writing. Send a written objection to the tahsildar with copies of your deeds. Under the Karnataka Land Revenue Act, 1964, disputed mutations are decided by the tahsildar after hearing the parties.
4. Appeal if needed. If a wrong mutation has already been approved, it can generally be challenged before the Assistant Commissioner. Time limits apply, so talk to a local property lawyer quickly.
5. Check the registration side. A sale or mortgage registered at the sub-registrar office shows on an encumbrance certificate. See our encumbrance certificate guide.

If you need older mutation files or notices you never received, an RTI request to the taluk office can get them. Our RTI application generator drafts one for you.

How can I do all this from abroad?

You can view the RTC from anywhere the site loads, with no login. The rest needs a little planning.

• Indian mobile number. Keep an Indian number active, or a trusted relative's, for digitally signed copies and other online services that send a one-time password.
• Office hours. Karnataka government offices generally work weekday office hours India time and close on some Saturdays. Our India office hours planner shows when to call from your time zone.
• Sending a relative, safely. An RTC is a public record, so a relative can view it, collect a copy or ask about a mutation with just the village and survey details. They do not need a power of attorney, so never sign one just for this; ask them to send photos of every page.

For more on Karnataka land, risks and local terms, see our Karnataka state guide.

How do I keep watch without checking every week?

By hand: pull the RTC and mutation register for each hissa and compare them with your last saved copy, at least once a month.

Or PlotPehra can do it for you. We check the official Bhoomi record every week, including owners, extent and mutation entries, and flag any change, such as a new mutation or a changed share. We also watch the ground from space with Sentinel-2 imagery, because a fence or new building never shows on an RTC. A real person reviews every alert and explains it in English and Kannada, by email and WhatsApp. We need only a map pin or your village and survey number, and never a power of attorney.

Whichever way you choose, keep a dated copy of your RTC on file: it is the easiest thing to compare against when something changes.