Bhoomi Karnataka RTC: View RTC Online, i-RTC and Mutation Status
Bhoomi Karnataka RTC is the Record of Rights, Tenancy and Crops (also called pahani) for agricultural land in Karnataka, available online on the state’s Bhoomi land records portal, landrecords.karnataka.gov.in. The RTC shows who owns a piece of land, its extent, type, crops, loans or liabilities, and the mutation history. You can view the RTC free by survey number or owner name, and download a digitally signed i-RTC for official use after paying a small fee. This guide explains what the RTC contains, how to view it online step by step, how to get the signed i-RTC, how to check mutation status, and what to check before buying land in Karnataka.
- Full form: Record of Rights, Tenancy and Crops (RTC), also called pahani
- Portal: landrecords.karnataka.gov.in (Bhoomi, Revenue Department, Karnataka)
- Free view: RTC Services > View RTC Information
- Signed copy: i-RTC, digitally signed, for a small fee
- Search by: survey number, owner name or registration details
- Covers: agricultural land; urban property uses khata records instead
What is Bhoomi RTC?
Bhoomi is Karnataka’s computerised land records system, one of the first in India. The RTC is its main record for each survey number. Banks, buyers, courts and government offices use it to confirm who holds agricultural land and whether there are any loans or disputes recorded against it.
What the RTC (pahani) shows
| Section | Details |
|---|---|
| Land details | Survey number, sub-division (hissa), extent in acres and guntas, land type, soil, water source |
| Ownership | Owner’s name, father’s or husband’s name, khata number, how the land was acquired |
| Cultivation | Crops grown, season, cultivator details |
| Liabilities | Bank loans, government dues and other charges recorded on the land |
| Mutation | Mutation register (MR) numbers showing past changes of ownership |
| Revenue | Land revenue (kandaya) payable |
How to view Bhoomi RTC online
- Go to landrecords.karnataka.gov.in.
- Register or log in with your mobile number if the portal asks.
- Under RTC Services, click View RTC Information.
- Choose to search by survey number, owner name or registration details.
- Select the district, taluk, hobli and village.
- Enter the survey number, then select the surnoc and hissa number, and the period or year.
- Click Fetch details / Submit to view the RTC. Download or print it for your records.
The free view is for information. For a bank loan, registration or court, get the signed i-RTC.
How to download the signed i-RTC
- On the Bhoomi portal, open the i-RTC service (digitally signed RTC) and log in.
- Enter the district, taluk, hobli, village and survey details.
- Pay the prescribed fee online.
- Download the digitally signed RTC. It carries a digital signature and can be verified online.
You can also get a signed RTC at a Bhoomi kiosk or Nadakacheri (taluk office) counter.
How to check mutation status on Bhoomi
- On landrecords.karnataka.gov.in, open View RTC and MR or the mutation status option under RTC Services.
- Select the district, taluk, hobli and village.
- Enter the survey number or the mutation register number.
- See whether the mutation is pending, approved or rejected.
After you buy land, the new owner’s name is entered in the RTC only after mutation is approved. Read more in our guide on property mutation.
RTC for flats and urban plots in Bengaluru
The RTC covers agricultural land. Flats, houses and sites in Bengaluru and other cities are recorded in khata records with the city corporation (e-Khata / e-Aasthi). If a layout was earlier farmland, check the old RTC and the land conversion order to confirm it was legally converted before you buy a site in it.
What to check in the RTC before buying land in Karnataka
- The seller’s name in the RTC matches the sale deed and khata.
- The extent and survey number match the land on the ground and the survey sketch.
- No bank loan or liability is shown, or it will be cleared before registration.
- The mutation history (MR numbers) shows a clean chain of ownership.
- For a site in a layout, the land conversion order and approved layout plan are in place.
- For new projects, the project’s K-RERA registration number.
Check the encumbrance certificate too; see our EC guide and how to verify property documents. Registering a purchase? Read stamp duty in Karnataka, the best localities to invest in Bangalore, and browse property listed in Bengaluru. For other states, see Bhu Bharati Telangana and TNREGINET.
Frequently asked questions
What is RTC in Karnataka?
RTC (Record of Rights, Tenancy and Crops), also called pahani, is the land record for agricultural land in Karnataka. It shows ownership, extent, land type, crops, liabilities and mutation history for a survey number.
How can I view Bhoomi RTC online?
Go to landrecords.karnataka.gov.in, open RTC Services, View RTC Information, select the district, taluk, hobli and village, enter the survey number and hissa, and fetch the details.
Can I search RTC by owner name?
Yes. The View RTC Information service lets you search by owner name as well as by survey number, after selecting the district, taluk, hobli and village.
What is i-RTC?
i-RTC is the digitally signed RTC issued online by the Bhoomi portal for a small fee. It is accepted for official uses such as bank loans and registration.
How do I check mutation status in Karnataka?
On the Bhoomi portal, open the View RTC and MR or mutation status option, select the location and enter the survey number or mutation number to see whether the mutation is pending or approved.
Is RTC needed for a flat in Bangalore?
No. Flats and urban sites are recorded in khata records with the city corporation. The RTC is for agricultural land, though it helps to check the old RTC of the land a layout was built on.
Is the free RTC valid for a home loan?
Banks usually ask for the digitally signed i-RTC or a signed copy from the taluk office, not the free view.
What is surnoc and hissa in RTC?
Surnoc and hissa numbers identify sub-divisions of a survey number. You select them after entering the survey number so the RTC shown is for the exact piece of land.
Portal menus and fees can change. Check the latest details on landrecords.karnataka.gov.in or at the taluk office before relying on them. This guide is general information, not legal advice. Sources: Bhoomi, Revenue Department, Government of Karnataka (landrecords.karnataka.gov.in).
