If the Bhoomi portal returns "no record found" for a survey number, the record has almost certainly not disappeared — the query is wrong, or the parcel has been renumbered. Genuine data loss is rare. In nine cases out of ten the cause is one of five things: the wrong Hobli or Village selected, a Surnoc or Hissa mismatch, the village having been re-surveyed under a new numbering scheme, a pending phodi (sub-division) that has taken the parcel out of the live register, or the portal itself being down.
This guide walks each cause in the order you should check them — cheapest and most likely first, Tahsildar visit last. Work top to bottom and stop when the record appears.
First, rule out the portal itself
Before you conclude anything about the record, confirm Bhoomi is actually serving data. The land records portal has predictable weak spots, and a failed lookup during one of them means nothing about your parcel.
- Test with a survey number you know exists — any neighbouring parcel in the same village. If that also fails, the problem is the portal, not your record.
- Bhoomi runs maintenance windows late at night. A lookup that fails at 2am often succeeds at 11am.
- Load slows sharply at the end of the revenue year and around crop-entry deadlines, when every Village Accountant in the state is writing to the same system. Timeouts in those weeks are capacity, not data.
- If dropdowns fail to populate at all — the Taluk list stays empty after picking a District — that is a portal-side fault. Nothing you enter will work until it clears.
A blank dropdown and a "no record found" message are different failures. A blank dropdown is the portal. A populated cascade that still returns nothing is your query or your parcel.
The nine causes, in the order to check them
Each step below is a distinct cause with its own fix. Work through them in sequence.
- 1Wrong Hobli or Village. This is the single most common cause. Survey numbers are unique only within a village, not within a taluk or district, so the same number exists in dozens of villages. If you picked a neighbouring Hobli from the dropdown, you queried a real survey number in the wrong place — and got nothing. Re-check the village name against the sale deed or the previous RTC, not from memory.
- 2Surnoc and Hissa mismatch. Hissa is the sub-division of the survey number, created when land is partitioned. Surnoc is the surveyor notation for sub-classifications within a number. Bhoomi treats Survey No + Surnoc + Hissa as one composite key. Enter the survey number, then select Surnoc and Hissa strictly from the options the portal offers — never type a remembered value. If the combination you expect is absent from the dropdown, that combination does not exist in the live register, which is itself the answer.
- 3The village has been re-surveyed. Karnataka has re-surveyed many villages, and re-survey issues new numbers. A parcel that was Survey 47/2 for forty years may now be a completely different number. The old number will return nothing. Ask the Village Accountant for the re-survey concordance — the mapping from old numbers to new — or look the parcel up on Dishaank by location rather than by number.
- 4A phodi or sub-division is pending. When a parcel is being formally split, it can sit between states: the parent number is closed and the child numbers are not yet published. Lookups on either return nothing. This resolves only when the phodi is completed at the Tahsildar office, and it is the one cause you cannot work around online.
- 5The land is not agricultural. Bhoomi holds the agricultural revenue register. A converted plot inside city limits, or a site in a registered layout, will not have a live RTC — it sits in the urban system instead. Check E-Aasthi for the Urban Local Body, not Bhoomi.
- 6Government, inam or gomala land. Parcels vested in the government, tank beds, gomala (grazing land) and unresolved inam land are recorded differently and often will not return a normal RTC. If you are being sold such a parcel, the missing RTC is not a technical glitch — it is the material fact of the transaction.
- 7Transliteration mismatch on the name. If you are searching by owner name rather than survey number, the register holds the name in Kannada and the transliteration is inconsistent — Basavaraj, Basavraj and Basavaraja are three different strings. Always search by survey number. Name search is unreliable by design.
- 8Land under acquisition or notification. Parcels notified for acquisition, or covered by a court or revenue-court order, can be frozen in the register. The RTC may be unavailable or may carry a hold entry. Check RCCMS for any revenue-court order against the survey number.
- 9A genuine data gap from the digitisation cutover. Rare, but real. Bhoomi was populated by transcribing handwritten registers, and a small number of entries were mis-keyed or dropped. If every other cause is excluded, request a manual check of the village register at the Tahsildar office. This is the only remaining path.
Read the failure message — it tells you which cause you have
| What you see | Most likely cause | Next step |
|---|---|---|
| Dropdowns never populate | Portal fault | Retry later; nothing to fix on your side |
| Survey number accepted, Surnoc/Hissa list is empty | Number exists, no live sub-division | Verify Hissa against the deed; check for pending phodi |
| Survey number not in the list at all | Wrong village, or re-survey renumbering | Re-check Hobli and Village; ask VA for re-survey concordance |
| Record loads but the extent is wrong | Partition recorded, RTC not updated | Pull the Mutation Register and reconcile |
| Record loads but owner is a stranger | Mutation completed against a sale you did not know about | Pull the Mutation Register and Encumbrance Certificate immediately |
| Loads on retry, inconsistently | Portal capacity | Not a data problem |
A record that loads with an unexpected owner name is the most serious outcome on this list, and the one people ignore because the lookup technically "worked". Treat it as urgent, not as a success.
If the RTC genuinely does not exist, check these three places
A missing RTC does not mean a missing parcel. It usually means the parcel lives in a different register. Three systems hold what Bhoomi does not.
E-Aasthi, for anything inside a town or city
Every Urban Local Body in Karnataka — BBMP, City Corporations, CMCs and TMCs — maintains its property register in E-Aasthi. Converted land and layout sites appear there with an assessment number, ward, extent, usage and tax position. If your parcel is inside a municipal boundary, this is the correct register and Bhoomi was never going to hold it.
Mojini and Dishaank, for the survey position
Mojini holds survey sketches and measurement records. Dishaank is the GIS parcel viewer — you can find a parcel by location on a map and read back its survey number, which is the fastest way to recover a number lost to re-survey. If you know where the land is but not what it is called any more, start at Dishaank.
Kaveri, for the registration trail
Even when the revenue record is unavailable, the Encumbrance Certificate on Kaveri Online shows registered transactions on the property from 2004 onward. If a sale deed was registered, the EC will show it regardless of what Bhoomi says. This is often how you establish that a parcel exists and who last dealt with it.
What this failure means if you are mid-purchase
Buyers usually hit this at the worst moment — after an advance has been paid. The correct reading depends on which cause applies, and the difference is material.
- Wrong village or Hissa selected — no consequence. Fix the query and continue.
- Re-survey renumbering — no consequence to title, but every document in the chain now refers to a number that no longer exists. You need the concordance in writing before registration.
- Pending phodi — do not register. You would be buying a parcel that has no current revenue identity. Wait for the phodi to complete.
- Government, inam or gomala classification — stop. This is a title problem, not a portal problem.
- Land under acquisition — stop, and get the notification checked by an advocate before any further payment.
- Unknown owner appears on the record — stop immediately and pull the full Mutation Register and a 30-year EC before another rupee moves.
A seller who cannot produce a current RTC for the parcel they are selling has a problem you are about to inherit. "The site is down" is a reason to wait a day, not a reason to pay.
Frequently asked questions
Why does Bhoomi say no record found for a survey number that definitely exists?
Most often because the Hobli or Village selected is wrong — survey numbers repeat across villages, so the same number exists in many places and only one of them is yours. The next most common causes are a Surnoc or Hissa mismatch and re-survey renumbering, where the village was re-surveyed and the parcel was issued a new number.
What are Surnoc and Hissa, and why do they break the search?
Hissa is the sub-division of a survey number, created when land is partitioned between owners. Surnoc is the surveyor notation for sub-classifications within a survey number. Bhoomi treats survey number, Surnoc and Hissa as a single composite key, so an otherwise correct survey number with the wrong Hissa returns nothing. Always pick both from the dropdown rather than typing a remembered value.
My village was re-surveyed. How do I find the new survey number?
Two routes. Ask the Village Accountant for the re-survey concordance, which maps old numbers to new ones. Or open Dishaank, locate the parcel on the map by its physical position, and read the current survey number back from the GIS layer. The second is faster when you know where the land is but not what it is now called.
Is a missing RTC a sign of fraud?
Usually not — the common causes are query errors and renumbering. But two outcomes are serious: a parcel classified as government, inam or gomala land, and a record that loads showing an owner you have never heard of. Both mean stop and investigate before paying anything further.
My property is in a city. Why is there no RTC at all?
Because Bhoomi is the agricultural revenue register. Converted land and sites inside municipal limits sit in E-Aasthi, the Urban Local Body property register, instead. For urban property you want the E-Aasthi record and the E-Khata, not an RTC.
What is a pending phodi and why does it hide the record?
Phodi is the formal sub-division of a parcel. While it is in progress the parent survey number can be closed while the child numbers are not yet published, so lookups on both return nothing. It resolves only when the sub-division is completed at the Tahsildar office. You cannot work around it online, and you should not register a purchase while it is pending.
Can I search Bhoomi by owner name instead of survey number?
You can, but it is unreliable. Names are held in Kannada and transliterated inconsistently, so one person appears under several spellings. Search by survey number and treat the name on the record as something to verify, not something to search on.
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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.