Bhoomi RTC Online (ಭೂಮಿ ಆರ್‌ಟಿಸಿ ಆನ್‌ಲೈನ್) — Karnataka Land Records: RTC, Pahani (ಪಹಾಣಿ) & Mutation Status (2026 Guide)
If you own agricultural land in Karnataka, one document decides everything: the RTC (ಆರ್‌ಟಿಸಿ). It also goes by another name, Pahani (ಪಹಾಣಿ), or “Bhoomi RTC Utara (ಭೂಮಿ ಆರ್‌ಟಿಸಿ ಉತಾರ)” in everyday speech. This record shows who legally owns the land, how large it is, and whether any bank loan or dispute is attached to it.
The Karnataka government made this record fully digital through the Bhoomi (ಭೂಮಿ) portal. But the menus are confusing. The terms are mostly in Kannada (ಕನ್ನಡ). Most people can’t tell if they’ve found the right record, let alone read it correctly.
This guide covers everything: how to check Bhoomi RTC online, how to do Pahani (ಪಹಾಣಿ) online download, how each field should be read, and what the record still won’t tell you even when it looks clean.
Karnataka RTC / Pahani Search
ಕರ್ನಾಟಕ ಆರ್‌ಟಿಸಿ / ಪಹಣಿ ಹುಡುಕಿ — Search Karnataka land records by location and survey number
ಭೂ ದಾಖಲೆಗಳನ್ನು ಹುಡುಕಲಾಗುತ್ತಿದೆ…
Parcels found
Select a Hissa / parcel to view RTC details.
RTC / Pahani Details
Current Year / ಪ್ರಸ್ತುತ ವರ್ಷ
ಈ ಫಲಿತಾಂಶವು ಮಾಹಿತಿ ಮತ್ತು ಉಲ್ಲೇಖಕ್ಕಾಗಿ ಮಾತ್ರ.ಇದು ಅಧಿಕೃತ ಪ್ರಮಾಣಿತ RTC/i-RTC ದಾಖಲೆ ಅಲ್ಲ.ಕಾನೂನು ಪರಿಶೀಲನೆ, ಆಸ್ತಿ ಖರೀದಿ, ಸಾಲ ಅಥವಾ ನ್ಯಾಯಾಲಯದ ವಿಷಯಗಳಿಗಾಗಿ ಸಂಬಂಧಿತ ಕರ್ನಾಟಕ ಸರ್ಕಾರದ ಭೂ ದಾಖಲೆ ಸೇವೆಯಲ್ಲಿ ಮಾಹಿತಿಯನ್ನು ಪರಿಶೀಲಿಸಿ.
Fill in the fields above and fetch your RTC / Pahani details instantly — free, no login required for the basic view. If you don’t have the survey number, check the “Searching Without a Survey Number” section below for alternative steps.
What is Bhoomi RTC / Pahani?
RTC stands for Record of Rights, Tenancy and Crops. In Karnataka, people simply call it Pahani (ಪಹಣಿ). Both names point to the same document. The Revenue Department maintains it through the Bhoomi portal (ಭೂಮಿ ಪೋರ್ಟಲ್) (landrecords.karnataka.gov.in). It is the core legal record for every agricultural plot in the state.
An RTC shows
RTC vs Pahani — Same Document, Different Names
There’s no real difference. “RTC” is the official term used in forms and records. “Pahani (ಪಹಾಣಿ)” is what people say in daily conversation and at rural revenue offices. Ask for either one, and you get the same document.
RTC Form 78 & Form 16
Two forms matter here:
Understanding Every Field on Your RTC
RTCs are full of short forms and Kannada terms (ಕನ್ನಡ ಪದಗಳು). Get one field wrong — especially extent or restriction status — and it can cost real money. Here’s a quick reference:
| Field | What it means |
|---|---|
| Survey No / Surnoc / Hissa | These three together identify one exact land parcel. Survey number is the main ID. Surnoc marks a sub-division (an asterisk usually means no further split). Hissa is the specific partition — common after inheritance or a partial sale. |
| Extent | Written as Acre.Gunta. For example, 1.21 means 1 Acre and 21 Guntas — not 1.21 acres. Since 1 Acre = 40 Guntas, reading this as a decimal can make you overpay. |
| Patta | The type of land tenure. This affects whether the land can be freely transferred. |
| Soil type | Ere (black cotton soil), Kempunela (red laterite), or Malenu (sandy/loam). Affects both crop yield and land value. |
| Kandaya (land revenue) | The annual government tax on the land. Small amount, but unpaid Kandaya piles up as arrears. |
| Khata number | The revenue account tied to the owner. One Khata can cover several survey numbers held by the same person in a village. |
| Kharab | The unusable slice of the total extent. A 3-acre RTC with 1 acre of kharab means only 2 acres are actually usable. Always check this line separately before agreeing on a price per acre. |
| Acquisition type | How the current owner got the land — inheritance, sale, gift, partition, or court decree — plus the date. |
| Restriction flag | If marked “Yes,” a court order or encumbrance is attached. Treat this as a stop sign until a lawyer reviews it. |
| Mutation Register (MR) number | Proof that a title transfer was officially processed — not just that a sale deed exists. |
For a deeper look at survey numbers and land boundaries, see our Karnataka Survey guide for more details.
How to View Bhoomi RTC Online (Karnataka)
Viewing an RTC on the official Bhoomi portal (ಭೂಮಿ ಪೋರ್ಟಲ್) is free. You just need the land’s exact revenue location — not a street address.
CHOOSE CURRENT YEAR or OLD YEAR
Before you search, the portal asks you to pick “Current Year” (for the live, up-to-date record) or “Old Year” (for historical records from a past year). Picking the wrong tab is a common reason people see a “record not found” message even when the survey number is correct.
Select District, Taluk, Hobli & Village
Bhoomi sorts every record by administrative hierarchy: District → Taluk → Hobli → Village. If you don’t know one of these, ask the seller or a family member first. Guessing wrong here returns zero results, even with the correct survey number.
Enter Survey Number, Then Select Surnoc & Hissa
Once the village is set, enter the Survey Number first. The portal then loads a dropdown — you have to select the correct Surnoc and Hissa from it before the record will display. This dropdown step is where a lot of people get stuck, especially when a survey number has been split into several hissas over the years and they’re not sure which one applies to them. Click “Fetch Details” once selected. The current RTC loads on screen — free to view, but not valid as an official document yet.
Open the official Bhoomi RTC view page
Searching Without a Survey Number
Bhoomi only works one way: you need the survey number (ಸರ್ವೇ ಸಂಖ್ಯೆ) first. That’s a problem for a very common situation — land you inherited but were never told the survey number for, or a field your grandfather farmed in a village you’ve never even visited.
There’s no public, state-wide name index on Bhoomi. The official workaround is a physical visit to each taluk office you suspect the land falls under — repeated for every village.
A few tips if you’re stuck:
Even a successful name search only shows land recorded directly against that name. It won’t show land held through a company, land where mutation was never completed after a past sale, or informally held (benami) property. Use it as a starting point, not a full asset register.
Need help tracing land by name?
Our land records team can help you track down inherited or ancestral plots across taluks.
Bhoomi Online i-RTC Digitally Signed Copy
A free RTC view is fine to check something quickly (ತ್ವರಿತ ಪರಿಶೀಲನೆ). It carries no legal weight, though. For loans, court filings, or registration, you need the i-RTC.
i-RTC vs Free View RTC
| Free RTC view | i-RTC | |
|---|---|---|
| Cost | Free | Small statutory fee |
| Format | On-screen only | Digitally signed PDF |
| Legally valid | No | Yes |
| Accepted by banks / courts | No | Yes |
How to Download i-RTC
On the Bhoomi homepage, select i-RTC under wallet services
Register with your mobile number and OTP
Enter District → Taluk → Hobli → Village → Survey Number
Pay the statutory fee online
Download your signed PDF instantly
NOTE ON FEES
The exact i-RTC fee has changed over time and varies by source. Always confirm the current amount on the official portal before paying.
Verifying RTC Authenticity (Spotting Forged Copies)
Don’t trust a printed RTC handed to you by a broker or seller at face value. Names and loan entries on paper printouts get altered more often than you’d expect.
VERIFY BEFORE YOU RELY ON IT
If someone hands you a physical copy, use Bhoomi’s Verify RTC / XML service. Enter the RTC number printed at the top. The portal instantly confirms whether it matches the real digital record or has been tampered with. This one step catches fraud that a visual check simply can’t.
Bhoomi RTC Login Citizen & Kendra Access
Citizen Login (OTP-Based)
For i-RTC and similar paid services, login is simple: mobile number, then OTP. No lengthy sign-up needed for basic RTC access.
Bhoomi Kendra RTC Login
Bhoomi Kendras (ಭೂಮಿ ಕೇಂದ್ರಗಳು) are physical service centers at the taluk level, run by Village Accountants. They handle record updates, mutation processing, and RTC issuance for people who can’t use the portal themselves. Kendra login is separate and restricted to authorized staff.
If the online process fails, visit your local Bhoomi Kendra with your survey number and ID proof.
IF THE ONLINE PROCESS FAILS
Visit your local Bhoomi Kendra with your survey number and ID proof.
Bhoomi RTC Mutation Status Check
A registered sale deed isn’t the final step (ಅಂತಿಮ ಹಂತವಲ್ಲ). The revenue department still has to “mutate” the record — replace the seller’s name with the buyer’s.
For more details on certified sale deed checks, see our Sale Deed Certified guide.
Auto-Mutation — What Changed
Karnataka now runs auto-mutation for registered transactions. Once a sale deed is registered at the Sub-Registrar’s Office, the RTC is meant to update on its own, usually within about 15 days no separate manual application needed. This has cut down (though not fully removed) cases where a buyer holds a registered deed but the RTC still shows the old owner. Still worth checking directly rather than assuming it happened.
How to Track Mutation Status
Go to Mutation Status on Bhoomi
Enter your Mutation Application Number, or search by District, Taluk, Hobli, Village, and Survey Number
You’ll see one of three results: approved, pending (inside the public objection window), or rejected
Understanding the MR Number
Every completed mutation (ಮ್ಯುಟೇಶನ್) gets logged against an MR number, shown on the RTC next to the owner’s name. Before buying, confirm the seller’s name is backed by a real MR entry — not just typed text.
Cross Checking Your RTC Before You Trust
Pulling the record is only half the job (ಅರ್ಧ ಕೆಲಸ). Before relying on any RTC, check:
What Bhoomi doesn’t show you
A clean RTC confirms legal ownership. It does not confirm the land is safe to build on, free of disputes, or worth the asking price. Three gaps matter most:
A clear RTC is the first check, not the last one.
For more Karnataka land-record guides and related topics, visit our Blog.
Quick Glossary: Kannada Revenue Terms on RTC
Beyond the main fields, a few local revenue terms come up often on an RTC or in conversation with a Village Accountant. Knowing them makes the document far easier to read (ಓದಲು ಸುಲಭ):
| Term | English meaning | Why it matters |
|---|---|---|
| Akarband | Official survey record | Proves the original boundaries and total extent of the survey number. |
| Phodi | Land sub-division process | Shows whether a master survey plot has been legally split among multiple owners. |
| Babu / Hissadar | Co-owner / shareholder | Indicates that more than one person holds rights in the same survey number. |
| Tippan | Hand-drawn boundary sketch | A rough sketch of the plot’s physical boundary — separate from the text-based RTC. |
| Fasallu | Crop season entry | Records what was sown during Kharif, Rabi, or Summer for that survey number. |
| DC Conversion | Non-agricultural permission | Marks the land as officially converted from agricultural to commercial/residential use. |
Crop Details & the Village Accountant’s Role
The crop (Fasallu / ಬೆಳೆ ವಿವರಗಳು) column on an RTC isn’t static — it’s meant to be verified and updated every year by the local Village Accountant (VA / ಗ್ರಾಮ ಲೆಕ್ಕಾಧಿಕಾರಿ), based on what’s actually growing on the land each season. This matters more than it looks: if the crop entry is wrong or outdated, it can create problems when applying for agricultural subsidies or a Parihara compensation payout, since eligibility is checked against this recorded crop data.
Legal Framework Governing RTC
A few state laws shape how RTCs work:
A restriction flag or unusual acquisition type on an RTC often traces back to one of these laws — worth a legal opinion rather than a guess.
Download & Print Bhoomi RTC (Utara)
“RTC Utara” is just the printed or downloaded copy of your RTC what you’d carry to a bank, court, or registration office.
RTC in Kannada
RTCs are generated mainly in Kannada (ಕನ್ನಡದಲ್ಲಿ), since that’s the language of the original records. Names and village details usually show in Kannada script by default, even if the portal interface is set to English.
Old RTC Records
For older RTCs, the online portal may not have full history (ಹಳೆಯ ದಾಖಲೆಗಳು) for every village. The local Bhoomi Kendra or taluk office can pull archived records manually — common for ancestral or long-held family land.
Karnataka Bhoomi Land Records — Scope of the Database
Bhoomi covers over three decades of digitized land records (ಭೂ ದಾಖಲೆಗಳು) across Karnataka’s rural and agricultural areas. One thing to remember: Bhoomi only covers agricultural, rural, and unconverted revenue land. If a plot has gone through DC conversion and now sits within municipal limits, its records move to e-Aasthi or the local Khata system — not Bhoomi.
For more context on Khata-related issues, see The B-Khata Trap.
Bhoomi RTC App Mobile Access
RTC-related services are also available on mobile — viewing records, checking mutation status, and sometimes downloading i-RTC copies. Useful for checking a plot on the spot (ಸ್ಥಳದಲ್ಲೇ), while you’re standing at the site.
Bhoomi RTC Parihara & Service 2 Integration
Bhoomi data now links with other Karnataka government services, including Parihara — the disaster relief and compensation portal that uses RTC and survey data to verify eligible landholders during crop loss claims. Keeping your RTC accurate directly affects how fast such claims get processed (ಪರಿಹಾರ ಹಕ್ಕು).
NEED HELP?
For a missing record or a mismatch between your papers and the online RTC, your local Bhoomi Kendra or taluk revenue office is usually the fastest fix. For technical issues (login errors, failed i-RTC payments), the Bhoomi helpline handles those separately from record disputes.
Use Cases When Do You Actually Need to Check an RTC?
An RTC isn’t something people check out of curiosity there’s usually a real reason behind it:
If any of these sound familiar, checking the RTC turns a guess into a verified fact.
Common Bhoomi Portal Issues & Solutions
A few technical snags come up often enough that they’re worth knowing before you hit them:
“RECORD NOT FOUND” ERROR
Double-check that you’ve selected the correct Hobli and Village, and that you’ve picked “Current Year” for a live record (or “Old Year” for historical data). A single wrong selection in this chain is the most common cause.
MONEY DEDUCTED BUT I-RTC NOT DOWNLOADED
Don’t pay again right away. Check the Wallet / Payment History section on Bhoomi, enter your transaction ID, and use the verify / re-download option before attempting a fresh payment.
KANNADA TEXT DISPLAYING INCORRECTLY ON MOBILE
This is usually a rendering issue. Try switching your mobile browser to Desktop Mode, or open the page in a different browser if the characters still don’t display properly.
Frequently Asked Questions
Disclaimer: This page is an independent informational guide. It is not affiliated with the Karnataka Revenue Department or the official Bhoomi Portal. Always confirm fees and steps on the official government site before making any payment.