Record guide
RTC (Pahani) in Karnataka
The RTC (Record of Rights, Tenancy and Crops), also called the Pahani, is Karnataka's revenue record for each survey number and hissa. Bhoomi prints it as Form No. 16 under the Karnataka Land Revenue Rules, 1966. It shows the extent and kharab area, land revenue, the occupant's name and khata number (column 9), how the land was acquired with the mutation (MR) number (column 10), other rights and liabilities such as loans (column 11), and cultivation and crop details. You can view it free on Bhoomi at landrecords.karnataka.gov.in/Service2, but that copy is watermarked "For Viewing Only". A digitally signed original costs Rs 10 per RTC on i-RTC (rtc.karnataka.gov.in) after eKYC, and Nadakacheri centres also issue RTCs. Under section 133 of the Karnataka Land Revenue Act, 1964, an RTC entry is presumed true until the contrary is proved. Title still rests on the deeds.
Definition
RTC (Pahani): The Record of Rights, Tenancy and Crops for a survey number, prepared for every village under section 127 of the Karnataka Land Revenue Act, 1964 and printed as Form No. 16. It lists the holders, the nature and extent of their interests, any liabilities attached to the land and the revenue payable.
When you need it
Before buying agricultural land, to check that the seller is in column 9 for the exact survey number and hissa, how they got the land, and whether a loan, court stay or government restriction is recorded. Under section 132, a certified copy of the RTC entry must also be attached to a civil suit about the land.
Steps
- Open Bhoomi at landrecords.karnataka.gov.in/Service2 and choose Current Year or Old Year.
- Select the district, taluk, hobli and village.
- Enter the survey number and click Go.
- Select the surnoc (* if there is none), the hissa number, the period and the year, then click Fetch details.
- Read the summary: Land ID, ongoing mutation, owners, court stay, government restriction and alienation.
- Click View to open the full Form 16.
- For a digitally signed original, log in to i-RTC (rtc.karnataka.gov.in) with eKYC and OTP and pay Rs 10 per RTC, or ask at a Nadakacheri.
What you need to search
- District, taluk, hobli and village
- Survey number
- Surnoc (* if none)
- Hissa number
- Period and year
Fees
Free view on Bhoomi Service2 (watermarked For Viewing Only). Digitally signed original RTC printed online through i-RTC: Rs 10 per RTC.
Free view on Bhoomi Service2 (watermarked For Viewing Only). Digitally signed original RTC printed online through i-RTC: Rs 10 per RTC. (source: https://rtc.karnataka.gov.in/Service78/, as of 2026-10-19. Verify with sub-registrar.)
How to read it
Column 9 gives the occupant's name, extent and khata number, and the seller should appear there for the exact hissa. Column 10 shows how the land was acquired, with the MR number. Column 11 lists other rights and liabilities, such as loans and the lender. Column 3 splits the extent into total, pot kharab and balance, in acres and guntas. The Valid from date shows when the current entries began, because a new period starts at each mutation.
Red flags
- The summary shows OnGoing Mutation: Yes
- Court stay, government restriction or alienation is marked, or the owner category is Govt
- A loan or other liability in column 11 with no release recorded
- The seller is not in column 9, or the extent differs from the deed
- Several joint holders, and not all of them are signing the deed
- A very recent period start date or many recent periods
- Bhoomi says verification of the document failed
- Part of a survey number is sold without its own hissa number
Questions
- What is an RTC or Pahani in Karnataka?
- The RTC is the Record of Rights, Tenancy and Crops, printed as Form No. 16 under the Karnataka Land Revenue Rules, 1966. It shows the survey and hissa number, extent, revenue, owner and khata, mode of acquisition, rights and liabilities, and cultivation and crop details.
- How do I view an RTC online for free?
- Open landrecords.karnataka.gov.in/Service2. Select the district, taluk, hobli and village, enter the survey number and click Go. Pick the surnoc, hissa, period and year, click Fetch details, then click View. The free copy is watermarked For Viewing Only.
- Is the free online RTC enough for a sale or a loan?
- The free Bhoomi view is watermarked For Viewing Only. For an original, Bhoomi points to i-RTC at rtc.karnataka.gov.in, where you can print the original RTC online for Rs 10 per RTC after eKYC and OTP login. Nadakacheri centres also issue RTCs.
- What do hissa and period mean on the RTC search?
- Bhoomi defines hissa as the sub-number of a survey number, created when a jointly held survey number is divided, so survey 20 becomes 20/1, 20/2 and 20/3. A new period is created whenever a mutation changes the owner details.
- Where on the RTC are loans or mortgages shown?
- Column 11, Other rights and liabilities, has separate parts for rights and liabilities. Loans can appear there with their mutation reference. Under Sakala, the Tahsildar must update or release such entries within 5 working days of an application.
Sources
- Bhoomi - RTC and MR view (Revenue Department, Karnataka)
- Fee source — as of 2026-10-19
Last reviewed by LawyerDesk Team
Quality check: 9 of 6 required sections filled. General information only, not legal advice.
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