Record of Rights, Tenancy & Crops
Primary land ownership record — confirms who owns the land, land type, area, and tenancy.
In Kannada: ಪಹಣಿ (ಆರ್ಟಿಸಿ)·Also known as: Pahani · RTC Karnataka · Bhoomi RTC · Record of Rights · ಪಹಣಿ
The most fundamental land ownership document in Karnataka, issued by the Revenue Department through the Bhoomi portal. Every agricultural property transaction starts here.
Every property transaction in Karnataka requires a clean RTC. Banks require it for home loans. Registration offices verify it before executing sale deeds.
Step by step
Open the Bhoomi land records portal at landrecords.karnataka.gov.in and choose "View RTC and MR".
Select your District, then Taluk, then Hobli, then Village from the cascading dropdowns.
Enter the Survey Number, then pick the Surnoc and Hissa number that appear for that survey.
Click Fetch Details to display the RTC on screen.
Print or save the record. For a legally accepted copy, request a digitally signed RTC instead.
Anashwar Docs runs this sequence for you against the government portal and returns the PDF in 5–10 min. Open the document portal.
What goes wrong
A survey number alone is not enough — the same number repeats across villages. Without the correct Hobli and Village you will pull a different parcel entirely.
Surnoc and Hissa are frequently confused. Hissa is the sub-division of the survey number; picking the wrong one returns a neighbouring plot.
The free view copy is for information only. Banks and Sub-Registrar offices reject it — they require the digitally signed version.
Bhoomi is unavailable during nightly maintenance windows and slows sharply at the end of the revenue year.
Owner names are stored in Kannada and transliterated inconsistently. Match on survey number, never on spelling of the name.
Stuck right now
Symptoms we hit running this retrieval against the government portal, and what each one means.
| Symptom | What it means and what to do |
|---|---|
| Survey number not in the dropdown | Wrong Hobli or Village selected, or the village was re-surveyed. Re-check against the deed, then locate the parcel on Dishaank and read back the current number. |
| Surnoc/Hissa list is empty | That combination does not exist in the live register. Verify the Hissa on the deed and check whether a phodi is pending at the Tahsildar office. |
| Record loads but the extent is wrong | A partition was recorded without the RTC being updated. Pull the Mutation Register and reconcile entry by entry. |
| Record loads but the owner is a stranger | A mutation completed against a transaction you were unaware of. Stop and pull the Mutation Register and a 30-year EC immediately. |
| Bank rejected the copy | You downloaded the free view copy, which is marked for information only. Request the digitally signed RTC instead. |
| Dropdowns never populate | Portal-side fault, not your query. Retry outside the nightly maintenance window. |
Not enough on its own
No single Karnataka record proves title. Ownership is established by reading the revenue records, the registration record and the survey record together — a gap between any two of them is the thing worth finding before you pay.
Traces every ownership change — sale, inheritance, partition, court order — from earliest records to today.
Shows every registered transaction on the property — loans, mortgages, and disputes since 2004.
Official government survey map showing exact boundaries, dimensions, and neighbours of the land parcel.
FAQ
The RTC is the primary land ownership document in Karnataka, maintained on the Bhoomi portal by the Revenue Department. It records the current owner's name, survey number, land area, land classification, tenancy details, crop history, and any liabilities noted against the parcel.
The RTC is strong evidence of possession and revenue entitlement, but it is not conclusive proof of title. The Supreme Court has held that revenue records do not by themselves establish ownership. Read the RTC alongside the Mutation Register and the Encumbrance Certificate.
They are the same document. "RTC" is the English abbreviation for Record of Rights, Tenancy and Crops; "Pahani" is the Kannada name used across most of Karnataka.
Hissa is the sub-division of a survey number, created when land is partitioned. Surnoc is the surveyor notation distinguishing sub-classifications within a survey number. Both must be correct or you will retrieve a different parcel.
In depth
Buying Guide
Karnataka opened agricultural land to non-farmers in 2020. Sellers now describe it as unrestricted. Four separate restrictions still apply and any one of them can void your purchase.
Read guideTroubleshooting
The Bhoomi portal says your survey number does not exist. It almost always does. Here are the nine reasons the lookup fails and what to do about each one.
Read guideLand Records
Every other land record starts with a survey number. Dishaank is the one that starts with a location — which makes it the tool you need when the number is exactly what you have lost.
Read guideLand Records
Everyone tells you to get an EC. Almost nobody tells you that a clean EC is not a clean title — and that the years it does not cover are exactly where the problems live.
Read guideBuying Guide
Most title risks are visible in the Encumbrance Certificate. This one is not, it survives multiple honest resales, and a good-faith purchaser is not protected.
Read guideLand Records
An RTC that reads "2-15" means two acres fifteen guntas, not two point one five. Getting that wrong changes the extent by a third and it happens constantly.
Read guideVijayapura Market
Vijayapura throws two problems no state-level guide covers: a taluk reorganisation the portals lag behind, and a city that answers to two names across forty years of documents.
Read guideLand Records
Boundary disputes are the most common property litigation in Karnataka. The survey sketch is the document that settles them — and almost nobody explains which of the four records to ask for.
Read guideLand Records
A conversion order is granted for a specific extent and a specific purpose. Buyers routinely assume it covers the whole survey number and any use. It usually does neither.
Read guideVijayapura Market
Published rate tables for Vijayapura are guesswork. This one is computed from our own live listing book — 113 plots quoted per square foot across 11 zones, with the sample size shown for each.
Read guideRead next
Traces every ownership change — sale, inheritance, partition, court order — from earliest records to today.
ReadSame as RTC but digitally signed by the issuing authority, with a QR code for instant verification.
ReadShows every registered transaction on the property — loans, mortgages, and disputes since 2004.
ReadAnashwar Docs
Enter the survey number. We fetch it from Bhoomi and return the official PDF in 5–10 min.