How to Download RTC and Pahani Through Bhoomi Portal

A buyer in Karnataka is shown a sale agreement for farmland and a printout the seller calls the “pahani.” Before paying anything, the buyer wants to see the record on the government’s own system. The Bhoomi portal, run by the Karnataka Revenue Department, is where that check is done. The same portal is used by farmers applying for crop loans, heirs sorting out inherited land, and anyone confirming a mutation after a sale.

To view an RTC (Pahani) record, open the Bhoomi land records portal, choose View RTC and MR, select the district, taluk, hobli and village, and enter the survey number. Viewing is free. A digitally signed copy, the i-RTC, is a separate paid service.

What RTC and Pahani mean

RTC stands for Record of Rights, Tenancy and Crops. Pahani is the older name for the same record, and the two terms are used interchangeably in Karnataka. Bhoomi began in 2000, when the manual RTCs in use at the time were digitised and made available to citizens, first through kiosk centres.

An RTC is maintained by survey number and typically shows:

• The holder’s name
• Survey number and land extent
• Land classification and soil type
• Crop details and water source
• Tenancy entries
• Liabilities, such as loans
• References to mutation

Entries change only through mutation under the Karnataka Land Revenue Act, which is why the RTC is the record to read after a sale, partition or inheritance.

The RTC records rights and cultivation in the revenue system. It is one document to examine in a transaction, alongside the sale deed, encumbrance details and any conversion or dispute information. It is not conclusive proof of title, and it does not replace legal verification.

What Bhoomi helps you do

Before Bhoomi, getting an RTC copy meant a trip to a revenue office, with no assurance the paper record was intact or correctly filed. The portal now offers:

• Viewing RTC/Pahani online for current and earlier years
• The mutation register (MR) and mutation status
• Digitally signed i-RTC copies
• Khata extracts and revenue maps
• RTC sketches and survey records, linked to Bhoomi’s survey services
• Dispute-case and village-wise pending-mutation reports
• RTC XML verification, for checking an RTC you have been handed

Most of these still depend on how complete the underlying record is, so a portal view should be treated as a starting point for checking, not the end of it.

Details to keep ready

Land records in Karnataka are organised by location, so the search follows the same order:

• District
• Taluk
• Hobli
• Village
• Survey number
• Surnoc number, if the survey number is subdivided
• Hissa number, if applicable

Match these to the sale deed before you start. A wrong village or an incomplete survey number is the most common reason a search returns nothing.

How to view an RTC and Pahani online

1. Open the official Bhoomi portal at landrecords.karnataka.gov.in.
2. Under RTC Services, select View RTC and MR.
3. Choose the current year or an earlier year. Earlier years help trace how the name changed.
4. Select the district, taluk, hobli and village.
5. Enter the survey number, then select the surnoc and hissa numbers where they apply.
6. Click Fetch Details. The portal lists the owner entries linked to that survey number.
7. Click View beside the owner’s details to open the RTC. It shows ownership, crop details, land classification and the other entries listed above.

The same page links the mutation register and a mutation status check, using the same location and survey details. Menu names here follow the portal’s service list and common guides, and layouts change, so confirm them on screen.

How to download a digitally signed i-RTC

The on-screen view is fine for personal checking. Banks, courts, scheme offices and registration processes often ask for a digitally signed copy, the i-RTC. Each institution decides what it accepts, so ask what it wants before you pay for copies.

The i-RTC is reported to be issued through a separate service at rtc.karnataka.gov.in, with registration and an i-RTC wallet. The usual sequence is:

1. Open the Bhoomi portal and select the i-RTC service.
2. Enter your basic user details and log in.
3. Provide the land details.
4. Fetch the land record details and review the ownership information.
5. Click Pay and Print i-RTC.
6. Pay the fee online.
7. Download the digitally signed PDF.

Fees quoted by guides range from ₹10 to ₹25 per copy, so rely on the amount the portal shows before you pay. Fetch a fresh i-RTC close to the date you need it: after a mutation, a copy issued earlier may still show the previous holder.

RTC, Pahani and i-RTC compared

RTC and Pahani are the same record under two names, so they share one column.

How to check mutation status

Mutation and the RTC are separate steps. A sale deed is registered, a mutation application is filed, the application is processed, and only then does the RTC show the new name. Bhoomi processes mutation requests through taluk-level back offices, where an applicant can file at an application kiosk and receive an acknowledgement number. That number is used to track the application.

There are two ways to check:

• By application: use the mutation status service with the acknowledgement number.
• By land: on the View RTC and MR page, use the Mutation Status or MR link with the survey details.

A pending application has not changed the RTC. Once it is disposed of, view the RTC again and confirm the name, extent and survey number. For a wider explanation of what mutation does and does not prove across India, see our general guide to property mutation.

Why people pull an RTC

• Confirming the holder and land class before buying agricultural land
• Supporting a farm loan or other loan that needs proof of land holding
• Inheritance and succession cases, where earlier years show how the name moved
• Subsidy and government scheme applications tied to land
• Crop insurance claims that need crop and land details
• Checking that a mutation was processed correctly after a sale
• Supporting legal or court matters

Common mistakes when checking an RTC

• Entering the wrong survey number, or leaving out the surnoc or hissa
• Selecting the wrong village or hobli
• Relying on an old record, when a mutation may have changed it since
• Using a printout from a third party as proof, rather than the portal or a signed i-RTC
• Skipping the mutation status check after a purchase
• Not comparing owner names and extent with the sale deed

If the record is wrong, missing or not updated

• No result: recheck the village, hobli and survey number against the deed, and try the surnoc and hissa options.
• Name not updated: check the mutation status first. If the application is still pending, ask the taluk Bhoomi office, quoting the acknowledgement number.
• Wrong entry: corrections go through the revenue system, not the portal view. Take the deed and RTC to the taluk office to ask for the correct route, and keep written acknowledgements.
• Doubt about a document: use the RTC XML verification service.

Safe land verification before buying

An RTC check is one step. Match survey details with the sale deed, review the mutation history and earlier-year RTCs, check encumbrance records through our guide to checking an encumbrance certificate online, confirm the land classification and any conversion approvals, and have a lawyer review the title documents before paying.

For a broader due-diligence checklist covering title history, financial claims and regulatory checks, read our property title verification checklist for India. If the land is intended for a use other than agriculture, our state-by-state guide to checking land conversion status explains why an updated RTC and a conversion approval are not the same thing.