Property Mutation in Karnataka: Step-by-Step Guide (2025)
When a property owner dies in Karnataka, the land records don’t automatically update to show the legal heirs’ names. You need to complete mutation (called “Phodi” in Karnataka) to transfer the property in government records.
This guide explains exactly how to do property mutation in Karnataka - for both rural agricultural land and urban property.
Key Terms You Need to Know
| Term | Meaning |
|---|---|
| Phodi | Mutation entry - the process of updating ownership in land records |
| RTC (Pahani) | Record of Rights, Tenancy and Crops - Karnataka’s land record document |
| Bhoomi | Karnataka’s computerized land records portal |
| Khata | Property record for urban areas (BBMP/municipal) |
| Tahsildar | Taluk-level revenue officer who processes mutations |
| Village Accountant (VA) | Village-level official who initiates mutation |
Why mutation matters: Without mutation, the deceased person remains the official owner in government records. You can’t sell, mortgage, or further transfer the property until records are updated.
Types of Property Mutation
Based on Property Location
| Property Type | Record Updated | Where to Apply |
|---|---|---|
| Rural/Agricultural | RTC (Pahani) | Bhoomi portal / Tahsildar office |
| Urban (Bengaluru) | Khata | BBMP (Bruhat Bengaluru Mahanagara Palike) |
| Urban (Other cities) | Khata | Respective Municipal Corporation |
Based on Mutation Reason
| Type | When Used |
|---|---|
| Inheritance mutation | Property owner has died |
| Purchase mutation | Property bought via sale deed |
| Gift mutation | Property received via gift deed |
| Partition mutation | Joint property divided among owners |
This guide focuses on inheritance mutation after death.
Documents Required for Mutation After Death
Essential Documents
| Document | Purpose | Where to Get |
|---|---|---|
| Death Certificate | Proves owner has passed | Municipal office / Gram Panchayat |
| Legal Heir Certificate | Proves you’re the legal heir | Tahsildar office |
| OR Succession Certificate | Court verification of heirs | District Court |
| Original RTC (Pahani) | Current land record | Bhoomi portal |
| Property Tax Receipts | Proves taxes are paid | Gram Panchayat / Municipality |
Supporting Documents
| Document | Notes |
|---|---|
| Aadhaar card of all heirs | Identity proof |
| Address proof | Voter ID, utility bill |
| Registered sale deed / Gift deed | If property was transferred to deceased |
| Encumbrance Certificate (EC) | Shows property is free from legal claims |
| NOC from other heirs | If not all heirs applying jointly |
| Family tree (Vamsha Vruksha) | Genealogy document |
For Inherited Property Specifically
If no will exists:
- Legal Heir Certificate (from Tahsildar) OR
- Succession Certificate (from District Court)
If will exists:
- Registered Will OR
- Probated Will (if contested)
- Plus Legal Heir Certificate
Step-by-Step Process: Rural Property (RTC/Pahani)
Option 1: Online via Bhoomi Portal
Step 1: Register on Bhoomi Portal
Visit landrecords.karnataka.gov.in
- Click on “Citizen Services”
- Create account with mobile number and Aadhaar
- Complete OTP verification
Step 2: Apply for Mutation (Phodi)
- Login to your account
- Select “Mutation Application” or “Phodi Request”
- Choose mutation type: “Inheritance / Succession”
Step 3: Fill Application Form
Enter details:
- District, Taluk, Hobli, Village
- Survey number (Sy. No.)
- Hissa number (if applicable)
- Details of deceased owner
- Details of all legal heirs claiming
- Reason: Death of owner / Inheritance
Step 4: Upload Documents
Upload scanned copies of:
- Death certificate
- Legal heir certificate / Succession certificate
- ID proofs of all heirs
- Existing RTC
- NOC from other heirs (if applicable)
Step 5: Pay Fee
Pay the mutation fee online:
- Fee varies by property value
- Typically ₹50-200 for rural land
Step 6: Track Application
- Note down the application number
- Track status on Bhoomi portal
- You’ll receive SMS updates
Step 7: Download Updated RTC
Once approved, download the updated RTC showing your name from the Bhoomi portal.
Option 2: Offline via Tahsildar Office
Step 1: Visit Village Accountant (VA) Office
- Go to the Village Accountant’s office for your village
- Carry all original documents
- The VA verifies initial details
Step 2: Submit Application to Tahsildar
- Fill prescribed mutation application form (Form 9 or 10)
- Attach all required documents
- Pay the fee
- Get acknowledgment receipt
Step 3: Verification Process
The Tahsildar will:
- Verify all documents
- Check the original RTC records
- May conduct spot inspection
- Verify there are no objections or disputes
Step 4: Public Notice (Objection Period)
- Notice is published inviting objections
- 15-30 days waiting period in Karnataka (varies by case complexity)
- Displayed at village office and taluk office
Step 5: Hearing (If Required)
- If no objections: Mutation proceeds
- If objections filed: Hearing conducted by Tahsildar
- Both parties present their case
Step 6: Mutation Order
If satisfied, Tahsildar passes mutation order:
- Entry made in RTC register
- Phodi entry recorded
- New RTC generated with updated names
Step 7: Get Updated RTC
- Download from Bhoomi portal, OR
- Collect from Nada Kacheri (Taluk office)
Step-by-Step Process: Urban Property (Khata)
For Bengaluru (BBMP Khata)
Step 1: Gather Documents
Same as above, plus:
- Previous Khata certificate and extract
- Latest property tax receipt
- Building plan approval (if applicable)
- Encumbrance certificate
Step 2: Apply Online or Offline
Online: Visit bbmp.gov.in
- Go to “Sakala Services” or “Khata Services”
- Select “Khata Transfer / Mutation”
- Fill form and upload documents
Offline: Visit BBMP Zonal Office
- Submit application with documents
- Pay the fee
Step 3: Verification
- Revenue Inspector verifies documents
- May conduct site inspection
- Checks for any disputes or objections
Step 4: Khata Transfer
Once approved:
- New Khata certificate issued in heir’s name
- Khata extract updated
Timeline: 30-45 days (as per Sakala timeline)
For Other Cities (Municipal Khata)
Similar process through respective Municipal Corporation:
- Mysuru: MCC portal
- Mangaluru: MCC office
- Hubli-Dharwad: HDMC
- Others: Respective CMC/TMC
Timeline & Fees
Timeline
| Stage | Duration |
|---|---|
| Document preparation | 1-2 weeks |
| Application submission | 1 day |
| Public notice period | 15-30 days |
| Verification | 2-3 weeks |
| Final mutation order | 1-2 weeks |
| Total (no disputes) | 30-60 days |
| If disputed | 3-12 months |
Fees (Approximate)
| Item | Amount |
|---|---|
| Application fee | ₹50-100 |
| Mutation fee (rural) | ₹100-500 |
| Mutation fee (urban/Khata) | ₹500-2,000 |
| Document copies | ₹50-200 |
| Total (typical) | ₹500-3,000 |
Note: Fees may vary based on property value and local rates. Stamp duty and registration are separate (applicable only for sale/gift deeds, not inheritance).
Important Portals & Contacts
| Portal | URL | Purpose |
|---|---|---|
| Bhoomi | landrecords.karnataka.gov.in | RTC, mutation status, land records |
| Kaveri Online | kaverionline.karnataka.gov.in | EC, registration details |
| BBMP | bbmp.gov.in | Bengaluru urban property |
| Karnataka One | karnataka.gov.in/kone | Citizen services portal |
| Sakala | sakala.kar.nic.in | Track service delivery |
Helpline Numbers
| Service | Number |
|---|---|
| Bhoomi Helpline | 1800-425-9908 (toll-free) |
| BBMP Helpline | 080-22660000 |
| Sakala Helpline | 080-44554455 |
How to Read an RTC (Pahani)
The RTC document contains crucial information:
Key Fields
| Field | Kannada Term | What It Shows |
|---|---|---|
| Survey Number | ಸರ್ವೆ ನಂಬರ | Unique land identifier |
| Hissa Number | ಹಿಸ್ಸಾ ನಂಬರ | Sub-division number |
| Owner Name | ಖಾತೆದಾರರ ಹೆಸರು | Current registered owner(s) |
| Area | ವಿಸ್ತೀರ್ಣ | Land area (acres-guntas or hectares) |
| Land Type | ಭೂಮಿಯ ವರ್ಗ | Agricultural, non-agricultural, etc. |
| Cultivation Details | ಬೆಳೆ ವಿವರ | What’s being grown |
| Tenancy | ಗೇಣಿದಾರ | If any tenant/cultivator |
| Encumbrances | ಹಕ್ಕು ನಿರ್ಬಂಧ | Loans, mortgages, liens |
After mutation: Your name should appear in the Owner Name (ಖಾತೆದಾರರ ಹೆಸರು) field.
Common Problems & Solutions
Problem 1: RTC Shows Wrong Survey Number
Solution:
- Get certified copy of original survey map
- Apply for correction through Tahsildar
- May need to involve Survey Department
Problem 2: Multiple Legal Heirs Not Cooperating
Solution:
- Apply for mutation listing all heirs
- Non-cooperating heirs can file objection
- Tahsildar will conduct hearing
- Court partition may be needed ultimately
Problem 3: Property Has Existing Encumbrance
Solution:
- Clear the loan/mortgage first
- Get release certificate from bank/lender
- Submit with mutation application
- EC should show property is free
Problem 4: Missing Documents
Solution:
| Missing Document | How to Get |
|---|---|
| Death Certificate | Municipal office / Gram Panchayat |
| Legal Heir Certificate | Apply to Tahsildar |
| Old RTC | Bhoomi portal or Taluk office |
| Sale Deed | Sub-Registrar office (certified copy) |
| EC | Kaveri Online portal |
Problem 5: Mutation Application Rejected
Solution:
- Get rejection order in writing with reasons
- Rectify the deficiency if possible
- Appeal to Assistant Commissioner (AC)
- Further appeal to Deputy Commissioner (DC)
- Final appeal to Karnataka Appellate Tribunal (KAT)
Problem 6: Name Mismatch in Documents
Solution:
- File affidavit explaining the variation
- Get gazette notification if needed
- Submit name correction application with mutation
Special Cases
Agricultural Land with Tenants
If the deceased had agricultural land with registered tenants:
- Tenant rights continue
- Mutation updates owner, not cultivator
- Tenancy provisions of Karnataka Land Reforms Act apply
Joint Hindu Family (HUF) Property
For ancestral HUF property:
- Coparcenary rules apply
- Daughters have equal rights (post-2005)
- May need partition before individual mutation
Property with Litigation
If property has ongoing court case:
- Mutation may be stayed
- Get court permission/NOC
- Or wait for case disposal
NRI Legal Heirs
If heirs are abroad:
- Power of Attorney required
- POA must be notarized at Indian Embassy/Consulate
- Apostilled documents accepted
- POA holder can apply for mutation
Mutation vs Khata Transfer vs Registration
| Aspect | Registration | Mutation (Phodi) | Khata Transfer |
|---|---|---|---|
| What | Creates legal document | Updates RTC (rural) | Updates Khata (urban) |
| Where | Sub-Registrar | Tahsildar | BBMP/Municipal |
| When | Sale, gift, partition | After any ownership change | After ownership change |
| For Inheritance | Not required | Required | Required |
| Legal Effect | Transfer ownership | Update revenue records | Update municipal records |
Important: For inheritance, you don’t need registration (no stamp duty). You only need mutation/Khata transfer based on legal heir or succession certificate.
Checklist Before You Start
□ Death certificate obtained
□ Legal heir certificate OR succession certificate obtained
□ Current RTC downloaded from Bhoomi
□ All legal heirs identified and listed
□ NOC from other heirs (if not applying jointly)
□ Property tax receipts collected
□ ID and address proofs ready for all applicants
□ Encumbrance certificate obtained
□ No pending disputes or litigation
□ Original documents organized
Frequently Asked Questions
How long does mutation take in Karnataka?
30-60 days for undisputed cases (including 15-30 day notice period). Disputed cases can take 3-12 months.
Is mutation mandatory after death?
Yes. Without mutation, the property shows deceased as owner, causing problems for any future transactions.
Can I sell property without mutation?
Technically the sale deed can be registered, but buyers will insist on updated RTC. Banks won’t give loans against property without clear records.
What if some heirs don’t sign NOC?
Apply anyway listing all heirs. They’ll be served notice. If they object, hearing is conducted. If they don’t respond within notice period, mutation proceeds.
Is there a time limit for mutation?
No strict legal deadline, but apply within 1 year of death. Delays can lead to complications and higher chances of disputes.
Can I do mutation online in Karnataka?
Yes, through Bhoomi portal for rural land. Urban Khata can be applied online through BBMP portal for Bengaluru.
What’s the difference between RTC and Khata?
RTC (Pahani) is for rural/agricultural land under Revenue Department. Khata is for urban property under Municipal Corporation. Different authorities, different processes.
The Bottom Line
Property mutation in Karnataka after death involves:
- Get legal heir certificate from Tahsildar (or succession certificate from court)
- Apply online via Bhoomi portal (rural) or BBMP (urban Bengaluru)
- Wait for notice period - 30 days for objections
- Get updated RTC/Khata after approval
The process is straightforward if you have proper documents and no family disputes. Start early, gather all documents, and use the online portals for faster processing.
Sale deeds, mutation records, loan documents—all in one place your family can actually find. Anshin keeps your financial details organized and shared with the people who matter.