Mutation is the entry in the Mutation Register (MR) that changes the holder's name on the RTC. Until it is done, the land you bought or inherited still shows the previous holder on Bhoomi — which is what the bank, the sub-registrar at your next sale, and the crop-loan officer look at. Registering the sale deed at the SRO is the legal transfer; mutation is the revenue record catching up with it.
For a registered sale, gift or partition the Revenue Department is supposed to initiate the mutation from the registration data itself; for inheritance (pouthi khata) and unregistered partitions the heirs apply. In practice both routes stall in the same places. This guide covers who applies where, the documents, the 30-day objection notice, what each Bhoomi status means, and how to get the MR extract once the order is passed.
When mutation is needed
| Event | Who initiates | Mutation type on Bhoomi |
|---|---|---|
| Registered sale, gift or exchange | Registration data flows to the Tahsildar; buyer follows up | Sale / gift mutation |
| Death of the holder | Legal heirs apply (pouthi khata) with death certificate and family tree | Inheritance (pouthi) mutation |
| Registered partition deed | Registration data; co-owners follow up | Partition mutation, usually with a Podi request |
| Court decree | Decree holder applies with the certified decree | Court-order mutation |
| Bank loan or its release | Bank or borrower | Encumbrance entry in column 11 |
Mutation is for agricultural land on Bhoomi. For a site or house on e-Swathu or e-Aasthi the equivalent step is khata transfer at the local body — see the khata transfer guide.
Documents to keep ready
- Registered deed (sale, gift, partition) — certified copy from Kaveri, or the court decree
- Current RTC of the survey number showing the previous holder
- For inheritance: death certificate, family tree (vamsha vruksha) certified by the Village Accountant or Tahsildar, and either a registered partition or a consent letter from the other heirs
- Identity and address proof, Aadhaar of the applicant, and a passport photograph
- 11E sketch and Podi order where only part of a survey number changed hands
- Latest land revenue paid receipt
How to apply for mutation in Karnataka
- 1Confirm on Bhoomi (View RTC and MR) that no mutation has already been raised for the survey number from the registration data. If one exists, skip to tracking it.
- 2File the application at the Nadakacheri / Atalji Janasnehi Kendra for the hobli, or online where the taluk offers the mutation request service, with the documents above.
- 3Note the mutation (MR) number issued on the acknowledgement. Everything after this is tracked by that number.
- 4The Village Accountant verifies the documents and issues a public notice; there is a 30-day period for objections from other claimants.
- 5The Revenue Inspector inspects and reports; the Shirastedar puts the file up; the Tahsildar passes the mutation order, or rejects it with reasons if an objection is upheld.
- 6Once approved, check that the RTC now shows the new holder, then download the MR extract and a fresh RTC (signed copies via i-Wallet).
What each Bhoomi mutation status means
| Status on Bhoomi | Where the file is | Typical reason it sits there |
|---|---|---|
| Pending with VA | Village Accountant | Document check not done; notice not yet issued |
| Notice period | Public notice | 30 days for objections; cannot be shortened |
| Pending with RI | Revenue Inspector | Spot inspection or report pending |
| Pending with Shirastedar / Tahsildar | Taluk office | Awaiting order; objections being heard |
| Approved / Disposed | Complete | RTC updated; extract available |
| Rejected | Returned | Objection upheld, missing document, or extent on deed exceeds RTC |
A mutation that shows the same status for more than a few weeks past the notice period is not "in process"; it has a defect nobody has communicated. Visit the Nadakacheri with the MR number and ask for the remarks.
Getting the MR extract
The extract is the mutation order itself — the entry showing the previous holder, the new holder, the basis (deed number, death certificate) and the officer's order with date. Banks ask for it alongside the RTC because the RTC shows the present holder while the MR shows how they got there.
- 1On Bhoomi, open View RTC and MR, switch to the MR tab and enter the survey details.
- 2Every MR number on the survey is listed with its status. Open the approved one to view the extract.
- 3For a signed copy, log in to i-Wallet and choose the mutation extract for that MR number; the fee is deducted from the wallet.
Why mutations get rejected
- Extent on the deed exceeds what the RTC shows for the seller — usually because an earlier partial sale was never mutated or Podi was never done.
- Partial sale of a survey number without an approved 11E sketch.
- An heir was left out of the family tree; their objection during the notice period stops the file.
- The land is grant land under PTCL or has a pending conversion, and the transfer itself is restricted.
- Mismatch between the name on the deed and the name on the RTC (spelling, initials, father's name) with no affidavit explaining it.
Frequently asked questions
How long does mutation take in Karnataka?
The 30-day objection notice is fixed by rule, so no mutation completes in under a month. With clean documents most are disposed within one to three months; inheritance mutations with multiple heirs take longer.
Is mutation automatic after registration?
The Revenue Department is meant to initiate it from the registration data, but the buyer should check Bhoomi within a few weeks and file an application at the Nadakacheri if nothing has been raised.
What is e-Pouthi?
The Revenue Department's workflow for inheritance (pouthi khata) mutations — the application, notice and order handled through the same Bhoomi mutation system. Status is checked on the MR tab like any other mutation.
What is the difference between RTC and MR?
The RTC shows who holds the land today. The MR (mutation register) shows each change of holder and the order that made it. Together they are the chain of holders for a title opinion.
Can I get a mutation extract for an old mutation?
Yes. Every MR number raised on the survey since computerisation is listed on Bhoomi and the extract can be viewed or ordered as a signed copy. Pre-computerisation mutations are in the taluk's manual registers.
Can Anashwar get the MR extract for me?
Yes. Enter the survey number on the mutation register page and we retrieve the extract from Bhoomi and send the PDF on WhatsApp.
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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.