If you're buying land in Karnataka—whether agricultural, residential, or commercial—understanding RTC (Record of Rights, Tenancy and Crops) is essential. Known locally as Pahani (ಪಹಣಿ), this document is your primary proof of land ownership and cultivation rights in Karnataka.
The Karnataka government's Bhoomi portal has digitized millions of land records, making it easier than ever to verify ownership before making a property investment. This guide explains everything you need to know about RTC/Pahani and how to access it online.
What is RTC (Pahani)?
RTC stands for Record of Rights, Tenancy and Crops. It's an extract from the land records maintained by the Revenue Department of Karnataka. The document contains:
- Owner Details: Names of current landowners
- Survey Number: Unique identifier for the land parcel
- Hissa Number: Sub-division number (if the land has been divided)
- Land Extent: Area of the property (in acres, guntas, or hectares)
- Land Type: Agricultural, non-agricultural, or converted
- Tenancy Details: If the land is leased or cultivated by someone else
- Crop Information: Current crops being grown (for agricultural land)
- Encumbrances: Loans, mortgages, or other liabilities
- Mutation History: Previous ownership transfers
Why is RTC Important for Property Buyers?
1. Verifies Legal Ownership
The RTC is the most authentic document to verify who legally owns the land. Unlike sale deeds which show transaction history, RTC shows the current owner of record.
2. Essential for Land Transactions
Banks require RTC for agricultural land loans. Property registration offices verify RTC before registering sale deeds for land.
3. Reveals Encumbrances
The RTC shows if the land has any pending loans, mortgages, or legal disputes—critical information before purchasing.
4. Confirms Land Type
RTC clearly states whether land is agricultural or non-agricultural. This affects what you can build on it and the applicable regulations.
5. Required for Land Conversion
If you're converting agricultural land to residential/commercial use, you'll need the RTC as a base document.
How to Check RTC Online (Bhoomi Portal)
The Karnataka government's Bhoomi portal (landrecords.karnataka.gov.in) provides free access to land records.
Step 1: Visit the Bhoomi Portal
Go to landrecords.karnataka.gov.in and select "View RTC & MR" option.
Step 2: Select Location
Choose:
- District (ಜಿಲ್ಲೆ)
- Taluk (ತಾಲ್ಲೂಕು)
- Hobli (ಹೋಬಳಿ)
- Village (ಗ್ರಾಮ)
Step 3: Enter Survey Details
Enter either:
- Survey Number and Hissa Number, OR
- Owner Name
Step 4: View and Download
The RTC will display on screen. You can download or print it for your records.
Note: The online RTC is for reference only. For legal purposes, you may need a certified copy from the Taluk office.
Understanding RTC Details
Key Sections to Check:
| Section | What to Look For |
|---|---|
| Khathadar Name | Should match seller's name exactly |
| Survey/Hissa Number | Cross-verify with sale deed |
| Land Extent | Ensure it matches what you're buying |
| Land Type | Agricultural (ಕೃಷಿ) vs Non-agricultural (ಅಕೃಷಿ) |
| Encumbrance Column | Should be empty or show "Nil" |
| Mutation Entries | Check for recent ownership changes |
Red Flags:
- Owner name doesn't match seller
- Pending mutation entries
- Encumbrances not disclosed by seller
- Land type different from what seller claims
- Survey number mismatch with other documents
RTC vs Other Land Documents
| Document | Purpose | Issued By |
|---|---|---|
| RTC/Pahani | Current ownership & land details | Revenue Department (Bhoomi) |
| Encumbrance Certificate | Transaction history & liabilities | Sub-Registrar Office (Kaveri) |
| Khata Certificate | Urban property tax registration | BBMP/Municipal Corporation |
| Sale Deed | Proof of property transfer | Sub-Registrar Office |
For comprehensive property verification, you need ALL these documents, not just RTC.
Mutation in RTC
What is Mutation?
Mutation is the process of updating the RTC when land ownership changes. After registering a sale deed, the buyer must apply for mutation to update their name in the RTC.
How to Apply for Mutation:
- Register the sale deed at Sub-Registrar Office
- Apply for mutation at the concerned Taluk office
- Submit: Sale deed copy, previous RTC, ID proof
- Pay mutation fees (varies by land value)
- Attend inquiry if required
- Collect updated RTC after mutation is approved
Mutation Timeline: Usually 30-60 days, but can vary by district.
Important: Until mutation is complete, the old owner's name remains in RTC. This doesn't affect your ownership (sale deed is proof), but mutation is essential for future transactions.
Common Issues with RTC
1. Name Spelling Errors
Old records may have spelling mistakes. Get them corrected before any transaction.
2. Disputed Ownership
Multiple names or litigation pending. Avoid such properties unless resolved.
3. Pending Mutations
Previous sale not reflected in RTC. Ensure all mutations are complete.
4. Government Acquisition
Some land may be marked for acquisition. Check the "Remarks" column.
5. Forest/Government Land
Verify the land isn't classified as forest or government property.
How Legal Byte Helps
DocGet Service:
- Retrieve RTC directly from Bhoomi portal
- Get certified copies if needed
- Track mutation status
Scrutin 360:
- Cross-verify RTC with sale deed and EC
- Identify ownership discrepancies
- Check for encumbrances and disputes
- Complete property due diligence report
Tips for Property Buyers
- Always verify RTC before paying advance: The seller's name must match RTC.
- Check RTC for at least 30 years: Look at mutation history to understand ownership chain.
- Compare with Encumbrance Certificate: Both documents should show consistent ownership transfers.
- Verify survey boundaries on ground: Physical survey should match RTC extent.
- Ensure mutation is complete after purchase: Don't delay—apply within 30 days of registration.
- Keep digital copies: Download RTC before and after your purchase for records.
