Which law governs land records in Telangana now?

The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025, Act No. 1 of 2025, published on 4 January 2025. G.O.Ms.No.36 brought it into force on 14 April 2025, and the Rules under G.O.Ms.No.39 started the same day. Section 23 repeals the Telangana Rights in Land and Pattadar Pass Books Act, 2020, under which Dharani ran.

Are Dharani records and passbooks still valid?

Yes. Section 4(4) treats the RoR kept under the 2020 Act as prepared under the new Act until a new RoR is made. Section 10(3) treats passbooks issued under the 2020 Act as issued under the new one, and Section 23(3) keeps earlier actions valid. The old dharani.telangana.gov.in site did not open on 22 October 2026.

How long does mutation take after I buy agricultural land?

For a registered sale, gift, exchange or partition, Section 5(5) says the Tahsildar amends the RoR immediately after registration. For succession, Rule 7(7) gives the Tahsildar 30 days from the notice, after which the name is deemed mutated. Schedule B sets the mutation fee at Rs 2,500 per acre, or Rs 62.50 per gunta.

What does a certified copy of the RoR cost?

Rs 10 per extract under Schedule B of the Bhu Bharati Rules. You apply online on the portal, and Rule 11 says the Tahsildar issues it with a digital signature. A pattadar passbook costs Rs 300. A certified copy of a registered deed is different: the Registration Department issues it for Rs 500.

How do I correct a wrong entry or appeal an order?

Apply online for rectification. The fee is Rs 1,000, and Rule 4 asks for a reasoned order within 60 days of the notice. Under Section 15, appeals against the Tahsildar go to the RDO and appeals against the RDO go to the Collector, each within 60 days. Until a Land Tribunal is set up, the Commissioner acts as the tribunal.

Does the RoR cover my flat or city plot?

Usually not. Section 5(9) of the Act says mutation of non-agricultural and abadi land follows the Panchayat Raj Act, the Municipalities Act and the GHMC Act, so the panchayat or municipality keeps that record. Section 4(2) provides a separate RoR for such land only from a date that the government notifies.

Record guide

Land Records in Telangana

Land records in Telangana are kept in the Record of Rights (RoR) on Bhu Bharati, the Revenue Department's portal, under the Telangana Bhu Bharati (Record of Rights in Land) Act, 2025, in force from 14 April 2025. It replaced the Dharani Act of 2020, and Dharani-era records and pattadar passbooks remain valid. The RoR names the owners, pattadars, occupants and mortgagees of each parcel and the nature and extent of their rights. To view it, open Land details search at bhubharati.telangana.gov.in and search by survey number or pattadar passbook number. No login or fee is needed. A certified RoR extract, digitally signed by the Tahsildar, costs Rs 10. After a registered sale of agricultural land, the Tahsildar updates the RoR immediately. The Act presumes every RoR entry true until the contrary is proved. Non-agricultural land is mutated under the municipal and panchayat laws instead.

Definition

Record of Rights (RoR): The land register that Section 4(1) of the Bhu Bharati Act requires: the names of the owners, pattadars, occupants and mortgagees of the land, and the nature and extent of their rights, with any conditions or liabilities attached. Its entries also feed the village Pahani.

When you need it

Before you buy agricultural land, to confirm that the seller is the pattadar of the survey number and that the extent matches the deed. Section 5(4) of the Act allows registration only when the pattadar and property details in the deed match the RoR. Check it again after registration to see the land in your name.

Steps

Open bhubharati.telangana.gov.in and, under Information Services, click Land details search.
Under Search By, choose Survey No./ Sub-Division No. or Pattadar Passbook Number.
For a survey search, select the District, Mandal and Village, then the Survey No./ Sub-Division No. and the Khata No.
For a passbook search, enter the Pattadar Passbook Number and what the portal asks for next: the first four digits of the pattadar's Aadhaar, a CIN, trust or firm number, or a passport number.
Type the captcha and click Fetch. From the result you can open the RoR and the passbook view.
For a certified extract, log in as a citizen, apply online and pay Rs 10. The Tahsildar issues it with a digital signature.
To correct a wrong entry, apply online under ROR Corrections in your login. The fee is Rs 1,000.

What you need to search

District, mandal and village
Survey number or sub-division number, and khata number
Or the pattadar passbook number, with the first four digits of the pattadar's Aadhaar
For organisations, a CIN, trust or firm number; for NRIs, a passport number
For applications, a citizen login with mobile number, password and OTP

Fees

Land Records fee. Source: bhubharati.telangana.gov.in, as of 2026-10-22.

Certified copy of an RoR extract: Rs 10. Mutation or succession: Rs 2,500 per acre (Rs 62.50 per gunta). Pattadar passbook: Rs 300. Correction of the RoR or filing an appeal: Rs 1,000 (Schedule B, Telangana Bhu Bharati Rules, 2025, G.O.Ms.No.39 dated 14-04-2025). (source: https://bhubharati.telangana.gov.in/assets/images/userManuals/G_O_Ms_no_39_Dated_14_04_2025.pdf, as of 2026-10-22. Verify with sub-registrar.)

How to read it

Check that the seller is the pattadar for the survey number and khata, and that the extent covers what you are buying. Read the land nature, land classification, land type and the manner in which the land was acquired. A transaction status such as 'Marked as assigned land', a notional khata (government land, roads or irrigation projects) or a recorded mortgage needs an explanation before you pay. The portal blocks mutation on a survey number in the prohibited list.

Red flags

The seller is not the pattadar, or the extent sold is more than the extent in the khata
Transaction status marked as assigned land
The land sits in a notional khata, such as government land, roads or an irrigation project
A mortgage or bank charge recorded against the land
No passbook issued, or a Non-DS reason shown against the survey number
The survey number is on the Section 22-A prohibited list
A court case or intimation recorded against the survey number

Questions

Which law governs land records in Telangana now?: The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025, Act No. 1 of 2025, published on 4 January 2025. G.O.Ms.No.36 brought it into force on 14 April 2025, and the Rules under G.O.Ms.No.39 started the same day. Section 23 repeals the Telangana Rights in Land and Pattadar Pass Books Act, 2020, under which Dharani ran.
Are Dharani records and passbooks still valid?: Yes. Section 4(4) treats the RoR kept under the 2020 Act as prepared under the new Act until a new RoR is made. Section 10(3) treats passbooks issued under the 2020 Act as issued under the new one, and Section 23(3) keeps earlier actions valid. The old dharani.telangana.gov.in site did not open on 22 October 2026.
How long does mutation take after I buy agricultural land?: For a registered sale, gift, exchange or partition, Section 5(5) says the Tahsildar amends the RoR immediately after registration. For succession, Rule 7(7) gives the Tahsildar 30 days from the notice, after which the name is deemed mutated. Schedule B sets the mutation fee at Rs 2,500 per acre, or Rs 62.50 per gunta.
What does a certified copy of the RoR cost?: Rs 10 per extract under Schedule B of the Bhu Bharati Rules. You apply online on the portal, and Rule 11 says the Tahsildar issues it with a digital signature. A pattadar passbook costs Rs 300. A certified copy of a registered deed is different: the Registration Department issues it for Rs 500.
How do I correct a wrong entry or appeal an order?: Apply online for rectification. The fee is Rs 1,000, and Rule 4 asks for a reasoned order within 60 days of the notice. Under Section 15, appeals against the Tahsildar go to the RDO and appeals against the RDO go to the Collector, each within 60 days. Until a Land Tribunal is set up, the Commissioner acts as the tribunal.
Does the RoR cover my flat or city plot?: Usually not. Section 5(9) of the Act says mutation of non-agricultural and abadi land follows the Panchayat Raj Act, the Municipalities Act and the GHMC Act, so the panchayat or municipality keeps that record. Section 4(2) provides a separate RoR for such land only from a date that the government notifies.

Sources

Bhu Bharati - Land details search (Revenue Department, Telangana)
Fee source — as of 2026-10-22

Last reviewed 22 Oct 2026 by LawyerDesk Team

Quality check: 9 of 6 required sections filled. General information only, not legal advice.

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