Bhoomi RTC — Pahani / Utara in Karnataka (ಪಹಣಿ / ಉತಾರ)
Record of Rights, Tenancy & Crops
Primary land ownership record from the Bhoomi portal — confirms who owns the land, land type, area, and tenancy.
Your RTC, in about 14 seconds.
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In Kannada: ಪಹಣಿ / ಉತಾರ·Also known as: Bhoomi RTC · Bhoomi RTC Pahani · RTC Pahani · Pahani RTC · Bhoomi online · Bhoomi land records · Pahani · Utara · ಉತಾರ · RTC Karnataka · Bhoomi Utara · Record of Rights · ಪಹಣಿ
How we know this: we retrieve the RTC from Bhoomi for clients every working day, so the steps, failure modes and workarounds below are what the portal actually does — not a summary of its documentation.
Shubham Tiwadi is a partner at Anashwar Property Solutions in Vijayapura. His team operates the retrieval systems that pull Karnataka land records directly from the Bhoomi, Kaveri Online and e-Aasthi portals, and handles title verification for buyers across Vijayapura district.
What is the RTC?
Pahani (also called RTC or Utara) is the most fundamental land ownership document in Karnataka, issued free by the Revenue Department through the Bhoomi land records portal (landrecords.karnataka.gov.in). Every agricultural property transaction starts here. For the paid, bank-accepted i-RTC, see the digitally signed RTC page.
Why you need this
Every property transaction in Karnataka requires a clean RTC. Banks require it for home loans. Registration offices verify it before executing sale deeds.
What the RTC contains
- Current owner name and ownership type (individual / joint / government)
- Survey number, Hissa, and total land area
- Land classification — dry (Jirayat), wet (Bhagayat), or garden
- Water source and irrigation details
- Crop details for current and previous season
- Liabilities noted by Revenue authorities
Step by step
How to get the RTC online
- 1
Open the Bhoomi land records portal at landrecords.karnataka.gov.in and choose "View RTC and MR".
- 2
Select your District, then Taluk, then Hobli, then Village from the cascading dropdowns.
- 3
Enter the Survey Number, then pick the Surnoc and Hissa number that appear for that survey.
- 4
Click Fetch Details to display the RTC on screen.
- 5
Print or save the record. For a legally accepted copy, request a digitally signed RTC instead.
The official portal is Bhoomi landrecords.karnataka.gov.in (Revenue Department, Government of Karnataka). We fetch from it on your behalf — you never need to register there.
Anashwar Docs runs this sequence for you against the government portal and returns the PDF in 14 seconds. Fill the form above to get it now.
What goes wrong
Common RTC mistakes
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.
Fix errors fast
RTC troubleshooting guide
| Symptom on Bhoomi | How to fix it |
|---|---|
| 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. |
Frequently asked questions
What is Pahani?
Pahani is the Kannada name for the RTC — the Record of Rights, Tenancy and Crops — the primary land ownership record for every rural survey number in Karnataka. It lists the current owner, the extent, the land classification and the crops grown, and it is issued free from the Bhoomi portal. In north Karnataka the same document is called the Utara.
Is the RTC the same as the i-RTC?
No. The RTC (Pahani) on this page is the free view copy from Bhoomi, marked for information only. The i-RTC is the paid, digitally signed version of the same record, issued through the Bhoomi i-Wallet service, and it is the copy banks and Sub-Registrar offices accept. If you need the signed copy, see the i-RTC guide or order the digitally signed RTC directly.
How do I download the Pahani (RTC / Utara) online?
Open the Bhoomi portal at landrecords.karnataka.gov.in, choose "View RTC and MR", then select district, taluk, hobli and village, enter the survey number and pick the Surnoc and Hissa. The record displays on screen and can be printed or saved as a PDF. No login is needed for this free view copy. It is marked for information only, so banks and Sub-Registrar offices will reject it — for a copy that is accepted you need the digitally signed RTC, which is issued through the i-Wallet service.
What is an RTC (Pahani) in Karnataka?
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.
What is Bhoomi? Do I need a Bhoomi login to view an RTC?
Bhoomi is the Karnataka Revenue Department's online land records system at landrecords.karnataka.gov.in. It holds the RTC (Pahani / Utara), the Mutation Register and conversion records for every rural survey number in the state. No login is needed to view or print a free RTC — the "View RTC and MR" service is open to the public. A citizen login is only required for the digitally signed RTC through the i-Wallet service and for filing mutation or phodi requests.
Is the RTC proof of ownership?
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.
What is Utara (ಉತಾರ)? Is it the same as the RTC?
Yes — Utara is the same document. Across north Karnataka, including Vijayapura (Bijapur), Bagalkot and Belgaum, people ask for the "utara" of a field or house rather than the RTC or Pahani. All three names refer to the Record of Rights, Tenancy and Crops issued from the Bhoomi portal. If a seller offers you the "utara", that is the RTC. Note that "satbara utara" or "7/12 utara" is a different, Maharashtra record and does not apply to Karnataka land.
What is the difference between RTC, Pahani and Utara?
None — they are three names for one document. "RTC" is the English abbreviation for Record of Rights, Tenancy and Crops; "Pahani" is the Kannada name used across most of Karnataka; "Utara" (ಉತಾರ) is the term commonly used in the northern districts.
What do Surnoc and Hissa mean on an RTC?
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.
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Shows every registered transaction on the property — loans, mortgages, and disputes since 2004.
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