Karnataka Bhoomi Land Records — Check RTC, Mutation Status Online (2026)

Karnataka's Bhoomi portal is one of India's oldest and most successful land-record digitisation projects. Through it, any citizen can view their RTC (Record of Rights, Tenancy and Crops), check mutation status, download Khatha extracts, and more — all online, for free.

This guide walks you through every service available on the Bhoomi portal in 2026.

Also see our land records / Bhulekh guide for other states.

What Is the Bhoomi Portal?

Bhoomi (ಭೂಮಿ) is the Karnataka Revenue Department's online land records system, accessible at landrecords.karnataka.gov.in. Launched in 2000, it digitised over 20 million land records across 176 taluks.

What you can do on Bhoomi:

• View and download RTC / Pahani (ಪಹಣಿ)
• Check mutation (ಹಕ್ಕು ಬದಲಾವಣೆ) application status
• Apply for mutation online
• Download Khatha extract
• View revenue maps and survey sketches
• Apply for land conversion
• Verify RTC XML authenticity

What Is RTC / Pahani?

RTC stands for Record of Rights, Tenancy and Crops — locally called Pahani (ಪಹಣಿ). It is the primary land ownership document in Karnataka and contains:

You need an RTC for: bank loans, property sales, government schemes, court disputes, and Aadhaar-linked land verification.

How to Check RTC Online (Step-by-Step)

Method 1: View RTC on Bhoomi Portal

1. Go to landrecords.karnataka.gov.in
2. Click "View RTC and MR" under Citizen Services
3. Select your District → Taluk → Hobli → Village
4. Enter your Survey Number (or owner name / Khatha number)
5. Click "Fetch Details"
6. Your RTC/Pahani will be displayed — you can view or print it

Method 2: i-RTC (Digitally Signed RTC)

For a legally valid, digitally signed copy:

1. Visit rtc.karnataka.gov.in/Service78
2. Select District → Taluk → Hobli → Village → Survey Number
3. Pay ₹15 online (fees may change)
4. Download the digitally signed i-RTC PDF
5. Verify authenticity at RTC XML Verification

Tip: Banks and courts increasingly accept i-RTC as valid. Always verify using the XML verification link.

Method 3: Dishaank Mobile App

The Dishaank app (by Karnataka Revenue Department) lets you check RTC on your phone:

1. Download Dishaank from Google Play Store
2. Open the app and select "RTC Information"
3. Choose District → Taluk → Hobli → Village
4. Enter Survey Number
5. View your Pahani instantly

The app also supports GPS-based land identification — stand on your plot and the app can identify the survey number.

How to Check Mutation Status Online

Mutation (ಹಕ್ಕು ಬದಲಾವಣೆ) is the process of updating the RTC when land ownership changes (sale, inheritance, gift, partition, etc.).

Check Mutation Status

1. Go to landrecords.karnataka.gov.in
2. Click "Bhoomi RTC Mutation History" under Report Services
3. Select District → Taluk → Hobli → Village → Survey Number
4. View the mutation register (MR) showing all recorded changes
5. Pending mutations show current stage of processing

Understanding Mutation Status

How to Apply for Mutation Online

Since the introduction of Bhoomi Online Mutation Services, you can apply without visiting the Tahsildar office:

Steps to Apply

1. Visit landrecords.karnataka.gov.in/service93/citizen
2. Register / Login with your mobile number and Aadhaar
3. Select mutation type: Sale, Inheritance, Gift, Partition, Court Order, etc.
4. Enter property details: District, Taluk, Village, Survey Number
5. Upload documents:
   • Sale deed / Gift deed / Death certificate (as applicable)
   • Aadhaar card of new owner
   • Previous RTC copy
   • Passport-size photo
6. Pay the application fee online (₹100–₹500 depending on type)
7. Submit and note your application number
8. Track status using the same portal

Processing Time

• Simple mutations (sale deed): 15–30 days
• Inheritance/succession: 30–60 days (requires notice period)
• Disputed cases: Can take several months

Important: The Tahsildar may issue a notice period of 30 days for objections. If no objections are received, mutation is approved.

How to View Khatha Extract Online

The Khatha extract shows property details for urban/municipal areas:

1. Go to landrecords.karnataka.gov.in/service53
2. Select District → Taluk → Hobli → Village
3. Enter Survey Number or owner name
4. View/download the Khatha extract

How to Get a Certified RTC Copy

If you need a physically certified copy (stamped by Tahsildar):

Option 1: Nada Kacheri (Taluk Office)

1. Visit your Taluk's Nada Kacheri (ನಾಡ ಕಚೇರಿ)
2. Fill in the application form
3. Pay ₹15 per copy
4. Collect the stamped RTC — usually issued same day

Option 2: Atalji Jana Snehi Kendra / CSC

1. Visit your nearest Common Service Centre (CSC)
2. Provide survey number and village details
3. Pay the service fee
4. Receive certified print

Option 3: i-RTC (Digital Certified Copy)

As described above, the i-RTC from rtc.karnataka.gov.in is a digitally signed, legally valid alternative.

Other Useful Services on Bhoomi

Revenue Maps

View village-level revenue survey maps at landrecords.karnataka.gov.in/service3.

RTC with Sketch (Beta)

A newer feature that shows your RTC along with a survey sketch of the land parcel, available at rdservices.karnataka.gov.in/BhoomiMaps/.

Land Conversion

Apply online to convert agricultural land to non-agricultural use via landrecords.karnataka.gov.in/citizenportal. Track status at landconversion.karnataka.gov.in/service80.

Dispute Cases & Pendency

Check pending dispute cases village-wise at landrecords.karnataka.gov.in/service22.

Common Issues and Solutions

"Survey number not found"

• Check spelling of village name (try Kannada and English variants)
• Ensure you selected the correct Hobli — villages can have similar names across hoblis
• The survey number may have been subdivided (e.g., 45/1, 45/2). Try the parent number
• Contact the Village Accountant (ಗ್ರಾಮ ಲೆಕ್ಕಿಗ) for clarification

"Website not loading / slow"

• The portal experiences heavy traffic during working hours (10 AM – 4 PM). Try early morning or after 6 PM
• Use the Dishaank app as an alternative
• Clear your browser cache and try again

"RTC shows wrong owner name"

• File a mutation application with supporting documents
• If the error is a clerical mistake, file a correction request at the Tahsildar office
• For disputed ownership, consult a revenue lawyer

"Mutation pending for months"

• Check status online — if stuck, file an RTI application to the Tahsildar
• Visit the Tahsildar office with your application number
• Escalate to the Assistant Commissioner if unresolved beyond 90 days
• Use the Bhoomi Dashboard to check village-wise pendency

"i-RTC verification fails"

• Ensure you're using the latest downloaded copy (not an older version)
• Use the official verification page: landrecords.karnataka.gov.in/service5
• The XML file must not be modified after download

Helpline and Contact

Quick Reference

Last updated: February 2026. Information sourced from the official Karnataka Revenue Department portal. Always verify details on landrecords.karnataka.gov.in.