If you are trying to access Karnataka land records online, the Bhoomi RTC portal is the official portal. Through this platform, you can quickly check important property details. Like RTC (Pahani), Mutation status, Account Summary, and Revenue Maps, without visiting any government office.

We have prepared this guide to help you easily find and use these services if you are using the portal for the first time. Whether you are a landowner verifying your records, a buyer checking property details, or applying for a loan. This guide explains everything you need in a simple, step-by-step manner.

What is Bhoomi Online RTC?

Bhumi Online RTC (Record of Rights, Tenancy and Crops) is Karnataka’s official land record portal. It allows citizens to access important property information, such as RTC (Pahani), mutation status, and Mojni (land survey) records, all online. This portal makes land records transparent, reliable, and easily accessible, without the need to visit any government office. Finally, the following purposes are commonly served by it.

Monitoring variations and other updates related to land records. Bhumi Online digitizes these services, simplifies land management, reduces paperwork, and ensures accurate, up-to-date records.

What Can You Do on Bhoomi RTC?

Key Information to Understand

Feature	Details
Portal Name	Bhoomi RTC
Launched By	Government of Karnataka
Managed By	Revenue Department, Karnataka
Launch Year	2000 (First digitized land records system in India)
Beneficiaries	Citizens & Farmers of Karnataka
Official Website	landrecords.karnataka.gov.in
Mobile App	Dishank (for Survey Numbers)
Key Services	View RTC (Pahani), Mutation Status, Revenue Maps, Tippan
Mode of Access	Online & Offline (via Nadakacheri Centers)
Helpdesk/Contact	[email protected]

Bhoomi Services Dashboard – Complete Guide (2026)

The Land Services Dashboard is an online platform that allows users to access land records, update details, view survey documents, and access other government services. Quick and transparent access to land-related information is especially beneficial for farmers, landowners, and citizens.

Complete List of Bhoomi Services

The Bhoomi portal provides a wide range of land-related services. Below is the complete list of available services:

Service Name	Description
View RTC & MR	Check land records and mutation reports
i-RTC	Download Record of Rights (RTC) online
Strict Settlement	View land settlement details
Crop Loan Waiver	Check crop loan waiver status
Podi Service	Land subdivision (division of property)
Mutation History	Track ownership changes of land
Name Match Algorithm	Verify name matching in records
Aadhaar Seeding Report	Check Aadhaar linking status
Bagair Hukum	View unauthorized land usage details
Form 57	Access the special land-related form
View Survey Document	View land survey documents
Request Survey Document	Apply for survey records
Dispute Cases	Check the land dispute case status
Disposal Ranking	View case resolution rankings
Land Beat Report	Access land inspection reports
Village Wise Pendency	Check pending cases by village
Bhoomi Tutorials	User guides and help resources
Parihara	Compensation-related services

Bhoomi Services & Tools

Karnataka Bhoomi portal offers a variety of online services and tools to help landowners, buyers, and researchers easily manage land records. These services ensure transparency, reduce paperwork, and provide quick access to important property information.

Bhoomi Services Dashboard

The central hub to access all Bhoomi services, including RTC, Mutation, Mojini, and more.

Property Calculators & Verification Tools

Helpful tools are provided to calculate land measurements, stamp duty, and verify property details.

RTC (Pahani) Services

Access and verify your official land record online.

Mutation & Land Record Management

Monitor changes in land ownership and legal records.

Support & Troubleshooting

Support and troubleshooting are provided to resolve common issues related to Bhoomi services.

How to Check Bhoomi RTC (Pahani) Online

Checking your Bhoomi RTC (Pahani) online is a streamlined process designed by the Karnataka government to provide digitised land records. This guide simplifies the navigation to help you access your documents with minimal effort.

Step-by-Step Guide to Access RTC

Step 1: Visit the Official Bhoomi Portal

Step 2: Select the RTC type

You will be prompted to choose from these:

Step 3: Provide location details

Select the specific location of the land using the drop-down menu in this order:

Step 4: Search by Survey Number

Step 5: View and Download

Note: If you do not have the survey number, some parts of the portal allow you to search by owner’s name, although the survey number is the most accurate method.

Click “Retrieve Details” or “View Report.” The RTC document will appear on your screen.

Step6: Retrieve Details

Key Services Available on Bhoomi RTC Portal

The Bhoomi Portal provides direct access to essential land records and verification tools. These services help users check ownership, track changes, and obtain legally valid documents without visiting government offices.

RTC (Pahani) Records

RTC (Record of Rights, Tenancy, and Crops), also called Pahani, is the primary land document. It contains:

Why it matters: It plays an important role in legal verification, helps secure bank loans and serves as proof of ownership.

Mojini (Land Survey) Status

Mutation records document changes in ownership when land is sold, inherited, or transferred.

Why it matters: It helps settle boundary disputes and clearly confirms the exact size of the land.

Revenue Maps & Survey Details

This service provides access to official land maps.

Why it matters: Useful for planning, verification, and land identification.

How to Check Mutation Status (MR)

Finally, Mutation registration (MR) is the process of transferring the title of a property from one person to another. Checking the status of this request online ensures you stay updated on the legal ownership transition without visiting a government office. Also check Dishaank App

Step-by-Step Guide to Check Mutation Status

Step 1: Access the Mutation Services Section

Step 2: Select the search criteria

The portal generally offers two ways to find your record:

Step 3: Enter Location & Survey Details

Similar to the RTC process, select your District, Taluk, Hobli, and Village.

If searching by survey number:

1. Enter the Survey Number.
2. Select the Surnoc and Hissa Number.
3. Click “Fetch Details.”

Step 4: View Mutation Details

A table will appear listing all mutation transactions associated with that land. Look for your specific MR Number. The system will display:

Step 5: Status Interpretation

Why is tracking mutation status Necessary?

Understanding Mutation Status

Status	Meaning
Pending	Still being processed or in the 30-day public notice period
Accepted	Mutation complete — new owner’s name is now in the RTC
Rejected	Declined due to document mismatch or legal dispute

How to Check Mojini Application Status

The Mojini portal is the specialized system used by the Karnataka Government’s Department of Survey, Settlement, and Land Records. It is primarily used to track land survey requests, such as 11E sketches (for land sale/partition) and podi (land sub-division) applications.

Step-by-Step Guide to Track Status

Step 1: Visit the Mojini V3 Portal

Step 2: Choose Your Tracking Method

The system provides three ways to retrieve your data. Select the one most convenient for you:

Step 3: Enter Land Details (If using Survey Number)

If you select the Survey Number option, you must provide the specific location details to filter the records:

1. District, Taluk, Hobli, and Village.
2. Survey Number (Surnoc).
3. Hissa Number.

Step 4: Track and Review Status

Click on “Get Status” or “Fetch Details.” The system will display the current progress of your file. Key stages include:

Important Notes for Users

• Timeline: Most survey sketches take 15 to 30 days depending on the complexity and the specific office workload.
• Archived Section: If your application is old or already completed, check the “Archived” section of the portal to find historical survey records.
• Helpline: For technical issues or long delays, you can contact the Bhoomi monitoring cell at 080-22221038.

Bhoomi RTC Login Process

While much of the Bhoomi portal can be accessed as a guest for viewing records, creating a dedicated account allows for personalized tracking, online payments for certified copies (i-RTC), and access to historical data.

Step-by-Step Login & Registration Guide

Step 1: New User Registration

If you do not have an account, you must register to download digitally signed documents.

1. Visit the Website: Navigate to the official Bhoomi portal and select “Create Account” or “Citizen Registration.”
2. Enter Personal Info: Provide your Full Name, Aadhaar Number, and Address.
3. Verification: Enter a valid 10-digit mobile number and email ID.
4. OTP Authentication: Complete the registration by entering the OTP sent to your device. Create a strong password to finalize.

Step 2: Login with Credentials

Once registered, you can access the secure area of the portal:

1. Select Login Type: Choose “Citizen Login” from the homepage.
2. Input Details: Enter your registered Mobile Number/User ID and Password.
3. Captcha: Solve the visual captcha code to verify you are not a bot.
4. Security Check: For 2026, many services now require a Login OTP even after entering a password to enhance data security.

Step 3: Access Dashboard Services

Upon successful login, you are redirected to your personal dashboard. From here, you can access:

Pro-Tips for Login

• Guest Mode: If you only need to view the record and don’t need a formal printout, use the “Login as Guest” option. This only requires a name and mobile number, skipping the full registration process.
• Session Timeout: For security, the portal will log you out after 15 minutes of inactivity. Ensure you save your progress if filling out a conversion or mutation form.
• Browser Support: The portal is optimized for the latest versions of Chrome and Edge; ensure your pop-up blocker is disabled to view PDF documents.

Bhoomi i-RTC (Digital Records)

The i-RTC (Internet Record of Rights, Tenancy, and Crops) is the officially recognized, digitally signed version of land records in Karnataka. Unlike the “view-only” version, the i-RTC carries legal weight for bank loans, court cases, and government applications.

What is i-RTC?

i-RTC is a paid service provided by the Bhoomi RTC portal. While a standard “Pahani” is used for information, the i-RTC is an official document. It contains the digital signature of the authorized officer, ensuring that the data has not been tampered with and is current as per the government database.

Guide to Downloading and Verifying i-RTC

Step 1: How to Download Digitally Signed RTC

To get your official copy, follow these steps:

1. Login: Sign in to the Bhoomi Online Services portal using your citizen credentials.
2. Select i-RTC Service: Click on the “i-RTC” tab on the dashboard.
3. Enter Details: Input the District, Taluk, Hobli, Village, and Survey Number.
4. Fetch & Pay: Click “Fetch Details.” The system will display a fee (typically around ₹15).
5. Payment: Use the integrated payment gateway (UPI, Net Banking, or Debit Card).
6. Download: Once the payment is successful, click “Download i-RTC.” The PDF will be generated with a digital signature.

Step 2: How to Verify XML RTC

The portal provides a specific tool to ensure the document you have is genuine and has not been altered:

1. Locate Verification Tool: On the Bhoomi homepage, select “Verify RTC” or “XML Verification.”
2. Upload File: If you have the downloaded i-RTC PDF/XML file, upload it to the system.
3. Enter Reference Number: Alternatively, enter the unique Reference Number printed on the top corner of the i-RTC.
4. Instant Validation: The system will cross-reference the file with the master database. If valid, it will display “Match Found,” confirming the document’s authenticity.

Important Reminders

• Validity: A digitally signed i-RTC does not require a physical seal or signature from the Village Accountant.
• Storage: Always save the original PDF file; printing and scanning it may make the embedded XML data harder to verify online.
• Wallet System: Frequent users can maintain a balance in the Bhoomi RTC Wallet to avoid making individual payments for each download.

Dishank App How to Use for Survey Numbers

Dishank is the official mobile application by the Karnataka Government, integrated with the Bhoomi portal. It allows landowners to identify and verify their survey numbers directly in the field using GPS technology.

Key Benefits of Dishank App

How to Download and Use Dishank

Fees & Charges

While most viewing services on the Bhoomi portal are free, obtaining official, digitally signed documents for legal or financial purposes requires a nominal fee. These charges are standardized across Karnataka to ensure affordable access to land records.

Land Conversion & Survey Services

The Land Conversion and Survey Services (SSLR) modules on the Bhoomi portal are designed to handle physical changes to land use and boundary definitions. As of 2026, Karnataka has implemented “Deemed Conversion” rules to speed up the process for non-agricultural use.

Land & Survey Services | Summary Table

Service	Purpose	Key Requirement
Affidavit Conversion	Change land use (Agri to Non-Agri)	Notarized Affidavit (₹200 Stamp)
SSLR Services	Requesting land measurements/sketches	Application No. or Mobile No.
Revenue Maps	Viewing village/cadastral boundaries	District & Village selection
5 Guntas Rule	Minimum size for conversion (2026)	Plot must be > 5 Guntas (approx. 5,445 sq ft)

1. Affidavit-Based Land Conversion

This “Deemed Conversion” process eliminates the need for prior approval from multiple departments if the land falls within the Master Plan’s designated zones.

• Step 1: Verify Eligibility: Ensure the land is not in a restricted zone (Forest, Green Belt, or Lake Buffer).
• Step 2: Prepare the Affidavit: Draft a self-declaration on a ₹200 stamp paper, notarized by a registered Notary, stating that the land is free from encumbrances and fits the Master Plan.
• Step 3: Online Application: Upload the notarized affidavit, latest RTC, and Mutation MR copy to the Bhoomi Land Conversion portal.
• Step 4: Public Notice: A mandatory 30-day public notice period follows. If no objections arise, the Conversion Order is typically issued automatically (Deemed Approval).

2. Survey (SSLR) Services

The Commissioner of Survey Settlement and Land Records (SSLR) provides digital tools to request and track physical land surveys.

3. Accessing Revenue Maps

Revenue maps (also known as Cadastral Maps) show the exact boundaries of every survey number within a village.

1. Navigate: On the Bhoomi homepage, click on “Revenue Maps” under the Survey Services tab.
2. Selection: Choose your District, Taluk, Hobli, and Village.
3. Map Type: Select “Cadastral Map” for standard boundaries or “Geo-Referenced Map” for a version that can be opened in Google Earth (KMZ format).
4. Download: Click the PDF link for your village. You can zoom in to see how your survey number sits in relation to roads, lakes, and neighboring plots.

4. Critical 2026 Updates

Detailed Fee Breakdown | Bhoomi RTC

1. RTC & Mutation Records

2. Survey & Map Services

3. Land Conversion Charges

Unlike the flat fees for copies, land conversion involves a Conversion Fine.

How To Acess Bhommi Services Offline -Nadakacheri Guide

For citizens who face difficulties using the online portal, the Karnataka Government has established Nadakacheri Centers (also called Nada Kacheri) across the state. These authorized service centers provide Bhoomi services in person.

What Services Are Available at Nadakacheri?

How to Use Nadakacheri

How to Pay Online

The Bhoomi portal integrates a secure payment gateway to handle these transactions:

1. Bhoomi Wallet: For frequent users (like advocates or developers), you can deposit a lump sum (e.g., ₹500) into your “Citizen Wallet” to pay for multiple RTCs without repeated bank logins.
2. Instant Pay: Use UPI (Google Pay, PhonePe), Credit/Debit cards, or Net Banking for one-time downloads.
3. Receipts: Always download the digital receipt provided after the transaction. If a payment fails but money is deducted, the system usually reconciles and provides the document within 24 hours.

Important Note on “Free” vs. “Paid”

Benefits of Bhoomi Online

The digitization of land records via the Bhoomi portal has transformed property management in Karnataka. By moving away from manual, paper-based systems, the state has created a more secure and accessible environment for landowners and potential buyers.

Key Advantages of the Digital System

1. Extreme Time & Effort Savings

In the past, obtaining an RTC (Pahani) required traveling to a Taluk office and waiting in long queues.

2. Enhanced Transparency & Fraud Prevention

Digitization makes it nearly impossible to secretly alter land records.

3. Simplified Loan & Legal Processes

Financial institutions and courts now rely heavily on the Bhoomi database.

4. Easy Boundary & Crop Verification

Common Issues & Fixes

Technical systems can occasionally run into glitches. If you encounter issues while using the Bhoomi portal, use the following troubleshooting steps to resolve them quickly.

1. Login / OTP Problems

2. “Data Not Found” Error

3. Incorrect Land Details (Name/Extent)

4. Payment & Download Issues

Need Further Help?

If these steps don’t work, contact the Bhoomi Help Desk:

Important Terms You Should Know

Navigating land records is much easier once you understand the specific terminology used by the Revenue Department. These four terms form the foundation of almost every transaction on the Bhoomi portal.

1. RTC (Record of Rights, Tenancy and Crops)

Commonly called the Pahani, this is the most critical document for any landowner.

2. Mutation (MR – Mutation Register)

Mutation is the formal “editing” process of the land records.

3. Khata Extract

While often confused with the RTC, the Khata is primarily a document for taxation.

4. Survey Number

Think of the Survey Number as the “Aadhaar Card” for a piece of land.

Why These Terms Matter Together

When buying property, a smart buyer checks all four:

1. Survey Number to find the land on a map.
2. RTC to see who currently owns it.
3. Mutation to see the history of how they got it (Sale, Gift, or Inheritance).
4. Khata to ensure all property taxes are paid up to date.

Frequently Asked Questions(FAQs)