When dealing with agricultural and converted lands in Karnataka, property owners often encounter a confusing array of survey records: the PT Sheet (which stands for Plane Table sheet), Tippan, Akarband, and the 11E Sketch. Each document serves a distinct purpose in the land revenue and registration system. A Tippan is a geometrical field measurement record showing dimensions and angles. An Akarband acts as an assessment register detailing land classification and revenue demand. The PT Sheet (Plane Table sheet) is a spatial map showing how survey numbers fit together geographically within a village block. Finally, the 11E Sketch is a transactional document required when selling or partitioning a portion of a larger survey number. Using the wrong document delays registration or loan approval.
Understanding the full form of terms like PT (Plane Table) and the context of documents like the Tippan and Akarband is crucial for any property buyer in Karnataka. In this guide, we break down the differences between these four survey records, explain how to obtain them, and provide a cheat sheet on which document to use for which purpose in 2026.
What is a PT Sheet (Plane Table)?
The acronym PT stands for "Plane Table," a traditional surveying instrument used for field mapping. A PT Sheet (Plane Table Sheet) is a visual, graphical representation of a specific block of land, drawn to scale. Unlike textual records, the PT Sheet is essentially a map that visually demonstrates the boundaries, shape, and relative positions of survey numbers or subdivisions (hissas). It provides spatial context, allowing officials to see how neighboring parcels fit together.
The primary purpose of a PT Sheet is to resolve boundary disputes and understand geographic layout. While a Village Map shows the entire village, the PT Sheet is a zoomed-in, detailed version for a specific cluster of survey numbers. It is crucial for properties with irregular boundaries or when a survey number is fragmented over generations. The PT Sheet clearly illustrates phodi (subdivision) lines.
You will need a PT Sheet when applying for land conversion, resolving encroachments, or during comprehensive valuations. Banks may ask for it if boundaries in the Title Deed do not align with other records. It anchors theoretical measurements to physical reality.
- PT Sheet Full Form: Plane Table Sheet.
- Nature: A graphical map showing spatial relationships and boundaries.
- Best Used For: Resolving boundary disputes and visualizing subdivisions.
- Who Issues It: Survey Settlement and Land Records (SSLR) department.
What is a Tippan?
A Tippan is the original field measurement book (FMB) extract for a specific survey number. Derived from traditional cadastral surveys, the Tippan is a purely geometrical and mathematical document. It provides a technical line drawing of a single survey number, complete with side measurements, diagonal lengths (ladder data), and angles. Measurements are typically in traditional units like chains, converted to acres and guntas.
The Tippan is the bedrock of land dimensions in Karnataka. If there is a discrepancy in the extent recorded in the RTC Pahani versus the physical ground, the Tippan is the ultimate authority to recalculate exact area. It outlines the base polygon of the original grant before any subdivisions occurred.
You rarely need a Tippan for a simple sale of an entire survey number. However, if purchasing an old property, fighting a civil suit over land extent, or commissioning a fresh private survey, the surveyor will demand the Tippan. It is the architectural blueprint of the parcel's dimensions.
- Nature: Geometrical and mathematical sketch of a single survey number.
- Key Content: Side measurements, diagonal lines, and precise angles.
- Best Used For: Re-establishing original boundaries and exact land area.
- Who Needs It: Licensed surveyors during physical land measurements.
What is an Akarband?
While the PT Sheet is spatial and the Tippan is geometrical, the Akarband is a definitive textual register. It determines the land's classification, total extent, uncultivable portion (kharab land), and exact land revenue assessment. Translating to "assessment register," it feeds data into the modern RTC Pahani.
The critical aspect of the Akarband is its breakdown of Kharab land. Kharab refers to portions unfit for cultivation, like rocky outcrops. The Akarband categorizes Kharab into "A" Kharab (potentially convertible) and "B" Kharab (strictly government-owned). If your property contains "B" Kharab, it is deducted from the cultivable area, and you cannot claim ownership.
When reviewing related documents, cross-verify Kharab details against the current RTC Pahani to ensure no government land is illegally sold. The Akarband is essential for legal due diligence and applying for non-agricultural (NA) conversion, ensuring no public utilities are destroyed.
- Nature: Tabular textual register detailing land classification and revenue.
- Key Content: Total area, A and B Kharab land breakdown, tax assessment.
- Best Used For: Verifying cultivable extent and NA conversion applications.
- Relationship to RTC: The Akarband is the parent document of the RTC.
What is an 11E Sketch?
The 11E Sketch is a transactional document. Named after Section 11E of the Karnataka Land Revenue Act, it is a mandatory pre-registration document required whenever a property owner sells, gifts, or partitions a portion of their land within a larger survey number. If you own and sell a full 2 acres, you do not need an 11E Sketch.
The purpose is to demarcate the exact portion being sold, preventing vague descriptions in the sale deed. The sketch assigns a temporary sub-number (hissa) and defines boundaries. Once registered using the 11E Sketch, the revenue department updates the Mutation Register and creates a new RTC Pahani.
Obtaining an 11E Sketch involves an application through Nada Kacheri or Mojini, followed by physical inspection by a surveyor. The surveyor measures the land, creates the sketch, and uploads it to Bhoomi. The Sub-Registrar refuses partial sales without an approved 11E Sketch.
An 11E Sketch is valid for registration for a limited time and must match the schedule in your draft Sale Deed.
Comparison Cheat Sheet: Which Record Do You Need?
To simplify your property transactions in Karnataka, here is a definitive comparison of when to use each of these four critical survey records:
| Document | Format | Primary Purpose | When You Need It |
|---|---|---|---|
| PT Sheet (Plane Table) | Map | Shows spatial relationship of multiple survey numbers. | Boundary disputes; visualizing subdivisions. |
| Tippan | Geometrical | Provides mathematical dimensions and angles. | Re-establishing lost boundaries; civil disputes. |
| Akarband | Textual | Details classification, Kharab breakdown, and tax. | Due diligence; checking B-Kharab land; NA conversion. |
| 11E Sketch | Transactional | Demarcates a specific portion being sold. | Registering a sale or partition of a partial survey number. |
When assembling your property file, request the PT Sheet, Tippan, and Akarband as a "Survey Record Package" from the taluk office, while the 11E Sketch is generated specifically on demand.
How to Obtain These Survey Records Online and Offline
The Government of Karnataka is digitizing legacy survey records, but obtaining them involves online portals and physical visits. Here is the standard procedure to procure a PT Sheet, Tippan, Akarband, or 11E Sketch in 2026:
- 1For the 11E Sketch, initiate the process online by logging into the Nadakacheri portal or visiting the nearest Grama One center. Select the "Mojini" services section and apply for a pre-mutation sketch (11E).
- 2Pay the prescribed surveyor fee online. A licensed surveyor will visit the property, take measurements, and upload the 11E sketch to the Bhoomi system, after which you can download it.
- 3For historical records like the PT Sheet, Tippan, and Akarband, visit the Survey Settlement and Land Records (SSLR) office at your local Taluk Panchayat or the Tahsildar office.
- 4Submit a written application requesting certified copies of the survey records, providing the exact Village Name, Hobli, Taluk, and Survey Number.
- 5Pay the nominal court fee stamp and copying charges. The record room clerks will retrieve the old registers.
- 6The copies will be manually traced or photocopied, stamped with the government seal, and signed by the revenue officer to make them valid certified copies.
While e-Swathu Form 9 and Form 11B are used for Grama Panchayat properties, the PT Sheet, Tippan, and Akarband are maintained for agricultural and revenue lands under Bhoomi.
Frequently asked questions
What is a PT Sheet?
A PT Sheet (Plane Table sheet) is a spatial, graphical map drawn to scale using a plane table surveying instrument. It illustrates boundaries, shapes, and relative positions of multiple survey numbers or subdivisions within a village block.
What is the full form of PT Sheet?
The full form of PT in PT Sheet is "Plane Table." It refers to the traditional plane table surveying equipment used by surveyors to map land in the field.
What is the difference between a Tippan and an Akarband?
A Tippan is a geometrical drawing showing mathematical measurements and dimensions of a survey number. An Akarband is a textual register classifying the land type, detailing cultivable versus uncultivable (Kharab) land, and fixing revenue tax.
Do I need an 11E sketch to sell my entire property?
No. If you are selling the entire extent of land registered under a specific survey number or hissa in your name, an 11E sketch is not required. It is only mandatory when selling or partitioning a portion of your land.
Where can I find the Kharab land details for my property?
While the RTC Pahani provides a summary, the definitive breakdown of "A" Kharab (cultivable/exempt) and "B" Kharab (government-owned/non-alienable) land is found in the Akarband register at the Taluk Survey office.
Are PT Sheets and Village Maps the same thing?
No. A Village Map shows the entire layout of all survey numbers in a village. A PT Sheet is a more localized, detailed map of a specific cluster of survey numbers, often showing exact subdivision (phodi) lines too small for the Village Map.
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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.