Bhoomi RTC (Pahani) Online: View & Download Karnataka Land Records 2026

Last updated: June 2026 · Reviewed by Narsimha Chary.

Jump to: View RTC / Pahani (free) · Download signed i-RTC · Check mutation (MR) status · Record wrong or stuck? The RTI route

The short version

Bhoomi is Karnataka's online land records system, run by the Revenue Department. It is where you view and download your RTC — the "Record of Rights, Tenancy and Crops", known in Kannada as the Pahani — for agricultural land, along with mutation (ownership-change) history and crop details. The official portal is landrecords.karnataka.gov.in.

This guide does two things. First, it shows you exactly how to view your RTC, download a legally-valid (digitally-signed) RTC, and check your mutation (MR) status on Bhoomi. Second — and this is where most people actually get stuck — it shows you what to do when the record is wrong, outdated, missing, or your mutation has been "pending" for months. When the portal stops being useful, an RTI under the Right to Information Act 2005 compels the Revenue office to disclose, in writing, the status of your file, the officer responsible, and the reason for delay. Under Section 7(1), they must reply in 30 days.

What is the RTC (Pahani)?

The RTC is the single most important land record for agricultural land in Karnataka. Banks ask for it before a loan, buyers ask for it before a sale, and courts treat it as primary evidence of cultivation and possession. It is not a title deed — it does not by itself prove ownership in law — but it is the working record of who holds and cultivates the land according to the Revenue Department.

Every RTC contains, in columns:

How to view your RTC online (free)

The free view copy is for your own reference. The portal layout is occasionally updated by the Revenue Department, but the path has remained essentially the same:

1. Go to landrecords.karnataka.gov.in and open the "View RTC and MR" option.
2. Select, in order, your District → Taluk → Hobli → Village from the dropdowns.
3. Enter your Survey Number, then choose the Surnoc, Hissa number, and period/year when prompted.
4. Click Fetch details / Go. The RTC is displayed on screen — you can read every column described above.

If nothing appears, the usual culprit is the wrong hissa number or the wrong village in the dropdown — try the parent survey number first, then the sub-divisions.

How to download a legally-valid (digitally-signed) RTC — the i-RTC

For anything official — a bank loan, a land sale, a court matter, a subsidy application — the free view copy is not enough. You need the digitally-signed RTC (i-RTC), which carries the Revenue Department's digital signature and is accepted as a valid document.

1. On the Bhoomi online services, choose the signed / i-RTC option (it may require a one-time mobile-number registration / OTP login).
2. Select your land the same way — District, Taluk, Hobli, Village, Survey/Hissa.
3. Pay the fee online when prompted — the amount is shown by the official portal at checkout.
4. Download the digitally-signed PDF. This is the copy you submit to banks, registrars, and courts.

How to check your mutation (MR) status

A mutation is the process of updating the land record after ownership changes — a sale, an inheritance, a gift, or a partition. On Bhoomi it is recorded as an MR (Mutation Register) entry.

1. From the Bhoomi portal, open "Mutation Status" or "MR (Mutation Register) Reports".
2. Select your District → Taluk → Hobli → Village and enter the Survey/Hissa number.
3. The portal lists the mutation history and any pending mutations for that parcel.

If your mutation shows as "pending", "pending at higher office", or simply does not appear months after your registered sale — the portal will tell you the status but never the reason. That is precisely the gap an RTI closes.

The other Karnataka land portals (so you don't file to the wrong one)

Bhoomi only covers agricultural land RTCs. Pick the right system for your record type:

• Bhoomi — agricultural land RTC / Pahani / mutation: landrecords.karnataka.gov.in
• Kaveri Online Services — registration, Encumbrance Certificate (EC), certified copies of sale/gift deeds: kaverionline.karnataka.gov.in
• Dishaank — GIS / cadastral land-parcel map (view boundaries, survey numbers on a map)
• Mojini — digitised survey / sketch (Tippani), sub-division (11E) sketches, re-survey applications
• e-Swathu — non-agricultural property in gram panchayat areas (Form 9 / Form 11)
• BBMP e-Aasthi / Khata — urban property inside Bengaluru's city corporation (khata extract, khata certificate)
• Karnataka State Information Commission (for RTI Second Appeals): kic.karnataka.gov.in

When the portal can't help: the 6 situations where you need an RTI

Viewing a record is easy. Getting a wrong, missing, or stuck record fixed is where citizens lose months. In every situation below, Bhoomi shows you the problem but gives you no way to solve it — and the Revenue office has no incentive to act until your request is on the record in writing. An RTI puts it on the record.

1. RTC still shows the previous owner (mutation not done)

You bought the land, the sale deed is registered, but the RTC still names the seller. The mutation is stuck somewhere between the Village Accountant and the Tahsildar. RTI asks: the status of mutation application [number/date] for survey [X], the name and designation of the officer holding the file, all file notings, the reason for delay beyond the statutory window, and the expected date of the MR entry. Mutation RTI service → · Bhoomi mutation pending — full guide · J-slip not generated

2. "No record found" for a survey number that exists

The parcel is real but Bhoomi returns nothing — often a hissa/sub-division mismatch or a digitisation gap. RTI asks: the certified RTC for survey/hissa [X] of village [Y], and if it is not reflected on Bhoomi, the reason for the omission and the steps to correct it. Pahani / RTC RTI service → · RTC not available / survey missing — full guide

3. Wrong owner name, extent, or khata on the record

A spelling error, wrong extent (acres-guntas), or a name that was never updated after inheritance. RTI asks: the basis of the current entry, the document/order under which it was made, and the procedure and officer for rectification. Wrong RTC / Pahani entries — full guide

4. Survey / sub-division / boundary (11E sketch) stuck

A re-survey, sub-division, or boundary demarcation applied for through Mojini that never moves. RTI asks: the status of survey application [X], the surveyor assigned, the inspection date, and the reason for delay. Land Survey RTI service → · Podi / 11E sub-division pending — full guide

5. Land wrongly marked as Government / disputed / prohibited

Your RTC carries a "Government land", "disputed", or "under enquiry" flag you don't understand. RTI asks: the order, file, and authority under which the classification was made, and the procedure to contest it. This converts an opaque flag into a documented order you can challenge.

6. Encumbrance Certificate or sale deed copy refused (Kaveri / SRO)

Strictly a Registration Department matter, not Bhoomi — but it blocks the same transactions. RTI asks: the reason for non-issuance, citing Section 57 of the Registration Act 1908, and the list of registered transactions for the property as the EC itself. Encumbrance Certificate RTI service →

Why an RTI works when visits and applications don't

A counter visit leaves no trace. An online application sits in a queue no one is accountable for. An RTI is a statutory demand: once it is formally received, a named officer is legally obliged to respond within 30 days, and their inaction becomes a documented, appealable record. In our experience filing over 50,000 RTI applications since 2014, revenue files that had been stuck for 12-24 months frequently begin moving within 30-45 days of an RTI being registered — because no officer wants their delay on the record with their name attached.

The legal foundation

• Section 2(h), RTI Act 2005 — the Revenue Department, Tahsildar's office, Survey & Land Records, and the Registration Department are all "public authorities".
• Section 2(f), RTI Act 2005 — file notings, registers, the mutation file, and survey reports are all disclosable "information".
• Section 7(1), RTI Act 2005 — 30-day response window (48 hours where life or liberty is at stake).
• Section 6(3), RTI Act 2005 — if you address the wrong office, it must transfer your application to the correct PIO within 5 days.
• Section 19(1), RTI Act 2005 — free First Appeal if the office misses the deadline (included with every FileMyRTI application).
• Section 20, RTI Act 2005 — personal penalty up to ₹25,000 on a PIO for wilful non-disclosure.
• Karnataka Land Revenue Act 1964 & Rules — govern RTC entries, mutation timelines, and survey procedure; the basis for arguing that a long-pending mutation is administrative inaction.
• Section 57, Registration Act 1908 — your right to certified copies of registered documents (the EC / sale-deed route via Kaveri).

How we file your Karnataka land RTI — 5 steps

Keep reading

• RTI for Land Records in Karnataka — the Bhoomi-to-RTI deep dive (when you already know you need an RTI)
• RTI for Property & Land Records in India — the complete national guide
• Karnataka RTI Guide — how RTI works state-wide, with district-level detail
• All Property & Land RTI services

Frequently asked questions

See the FAQ section below for the ten most-asked questions on Bhoomi, RTC, Pahani, and mutation — answered with statute and our 50,000-application experience.

Conclusion

Bhoomi has made viewing your RTC and mutation status genuinely easy — and for most people, that's all they need. But the moment the record is wrong, outdated, missing, or stuck, the portal goes silent, and the Revenue office has no reason to move until you make your request a matter of record. That's what the Right to Information Act 2005 is for. Section 7(1) compels a 30-day reply; Section 19 gives you free appellate recourse; Section 20 puts a personal penalty on officers who stonewall.

→ Apply Now — File Your Karnataka Land RTI →
→ From ₹399 · experienced lawyer-drafted · 30-day government reply · Free First Appeal if denied
→ 📞 +91 99111 00589 · 📧 admin@filemyrti.com

This article is informational and explains the public Bhoomi portal and the RTI route; it is not a substitute for legal advice on title or partition disputes, which require civil court adjudication. Government portal layouts and fees are set by the Karnataka Revenue Department and may change. FileMyRTI specialises in Right to Information applications — we will tell you upfront when your matter needs litigation help rather than an RTI.