A B-khata means the local body taxes the property but does not certify it as legally formed: the land was not converted from agricultural use, the layout was never approved, a building violated its plan, or the improvement (betterment) charges were never paid. An A-khata means all of that is in order. Converting from B to A is not a form you fill; it is curing whichever defect put the property in the B register, then applying for the A-khata with proof.
This guide sets out the conditions, the documents, the application on e-Aasthi (or BBMP e-Aasthi in Bengaluru), what it costs, and — equally important — which B-khata properties cannot be converted because the defect is not curable. It applies across Karnataka; the paperwork is the same in Vijayapura, Hubballi, Mysuru or Bengaluru even though the office differs.
Why a property has a B-khata
| Reason it is in the B register | Curable? | What cures it |
|---|---|---|
| Land never converted (no NA order) | Usually | Conversion order from the Deputy Commissioner; then layout/site approval |
| Layout not approved by the planning authority | Sometimes | Regularisation under the applicable scheme, or approval of the layout if it meets norms |
| Betterment / improvement charges unpaid | Yes | Pay the charges; take the receipt |
| Building deviates from the sanctioned plan | Depends on extent | Regularisation where permitted; demolition of the deviation otherwise |
| Site in a revenue layout on a village survey number | Sometimes | Conversion + regularisation; many such layouts remain B |
| Land in a buffer zone, lake bed, government or forest land | No | Nothing — these cannot be converted and should not be bought |
The three conditions for an A-khata
- 1The land under the property was converted to non-agricultural use — an NA order exists for the parent survey number.
- 2The site sits in a layout approved by the competent planning authority (BDA, BMRDA, BUDA, MUDA, HDMA or the town planning authority) or has been regularised under a scheme that grants that status.
- 3Betterment charges and any arrears of property tax have been paid to the local body.
Without the first condition the other two cannot be met. Ask for the NA order before anything else; if the seller cannot produce one for the parent survey, the B-khata is not converting on your timeline.
Documents for the application
- Existing B-khata (Form B e-Khata or the old B register extract) and the latest tax-paid receipt
- Registered sale deed of the site or house — certified copy from Kaveri
- Encumbrance Certificate from the previous owner's purchase to date
- NA conversion order for the parent survey number, and the RTC of that survey showing converted status
- Approved layout plan or the regularisation order, with the site marked
- Betterment charge payment receipt
- Sanctioned building plan and completion / occupancy certificate where a building stands
- Identity proof, photograph, and the application with the prescribed fee
How to apply for B-khata to A-khata conversion
- 1Get the NA order and the approved layout plan for the parent survey; if either is missing, that process — conversion or regularisation — comes first and can take months.
- 2Pay betterment charges and clear property tax arrears at the local body; keep the receipts.
- 3Log in to e-Aasthi (bbmpeaasthi.karnataka.gov.in for Bengaluru; eaasthi.karnataka.gov.in elsewhere) and locate the property by PID.
- 4Choose the khata conversion / A-khata application and upload the deed, EC, NA order, layout approval, betterment receipt and tax receipt.
- 5Pay the conversion fee shown by the portal; note the application number.
- 6The revenue officer verifies the documents and may inspect the site; track the status on the dashboard and respond to any query within the time given.
- 7On approval, download the Form A e-Khata. Update the tax record to reflect the A-khata assessment.
What it costs
Three payments, and only one of them is the "conversion fee". Betterment (improvement) charges are fixed per square foot or square metre by the local body and are the largest item for older layouts. Regularisation fees, where a scheme applies, are set by that scheme and scale with the extent of deviation. The khata conversion fee itself is the smallest — a percentage-based charge the portal computes. Because every one of these is set locally and revised by notification, the e-Aasthi portal's figure at the payment step is the only reliable number.
Properties that will stay B-khata
- Sites in a lake buffer zone, on a raja kaluve (storm-water drain), or on land notified as government, forest or gomala — no conversion is possible.
- Layouts formed on land under acquisition by a development authority.
- Buildings whose deviation from the plan exceeds what any regularisation scheme permits.
- Sites formed by sub-dividing a converted plot below the minimum size the planning authority allows.
For these, the B-khata is permanent, the property cannot be mortgaged with a mainstream bank, and every subsequent sale is at a discount to the same problem. A buyer who knows this negotiates accordingly or walks away.
Frequently asked questions
What is the difference between A-khata and B-khata?
A-khata is the register of properties whose formation is legal — converted land, approved layout, charges paid. B-khata is the register of properties the local body taxes but cannot certify, because one of those is missing. Registration and bank loans are routine for A and restricted for B.
Can every B-khata be converted to A-khata?
No. Conversion needs the underlying defect to be curable: an NA order obtainable, a layout regularisable, charges payable. Sites on lake beds, drains, government land or with irrecoverable plan violations stay B.
How long does B to A conversion take?
If the NA order and layout approval already exist, the khata application itself is a matter of weeks. If conversion or regularisation is still needed, months to over a year.
What are betterment charges?
Improvement charges the local body levies for the roads, drains and services it provides to a layout, fixed per unit area. Paying them is a condition of the A-khata and the receipt is a required upload.
Can I get a home loan on a B-khata property?
Mainstream banks generally decline or lend at worse terms. An A-khata (or a documented path to one) is what most lenders require.
Is a B-khata property sale valid?
The sale can be registered and gives title to whatever the seller had; what it does not give is legal formation. The buyer inherits the B-khata and the conversion problem.
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This guide is general information about Karnataka land records, not legal advice. Records, fees and procedures change. Verify the current position for your specific property with the relevant department before acting on anything here.