Revenue Inspector (RI)
BBMP / Municipal Corporation — Revenue Branch
Offline application processing and physical verification
Searches property records, verifies tax payment status, and prepares manual Khata certificate for ARO's signature
Property & Real Estate#068
Understanding Khata certificate and Khata extract
Obtain a Khata certificate or extract for building plan approvals, bank loans, or utility connection applications.
At a glance
Jurisdiction
India — Karnataka (BBMP and other municipalities) primarily; similar property ownership records exist in other states (Property Card in Maharashtra, Patta in Tamil Nadu); BBMP/Karnataka pattern described
Who applies
Property owners in Karnataka who need a Khata certificate (for bank loans, obtaining utility connections, building plan applications) or a Khata extract (showing ownership history and transaction records) from the BBMP or relevant municipal authority
Typical time
Online via e-Aasthi: 1–3 working days for fresh certificate; instant for download if Khata already exists in the system. Offline at ward office: 3–15 working days
Fee
Khata certificate: Rs 25–Rs 50 (BBMP). Khata extract: Rs 25 per page. Some online portals issue these free of charge if Khata is already registered digitally. Total usually under Rs 200
Who should use this process
- ✓Property must already have a Khata registered in the municipal records (either A-Khata or B-Khata)
- ✓For new properties or properties with recent ownership changes, Khata transfer must be completed before certificate can be obtained in new owner's name
- ✓Khata certificate can be obtained by the registered Khata holder or an authorised representative
- ✓Properties in recently merged Gram Panchayat areas may not yet be in BBMP's digitised records — offline application needed
- ✓All property tax dues must be cleared to obtain a current Khata certificate
Who does NOT need to apply
- ✕Properties without any Khata (government land, disputed properties, forest land) cannot have a Khata certificate issued
- ✕Properties with pending demolition orders or BBMP show-cause notices may have certificate issuance suspended
- ✕Revenue sites/layouts not approved by BDA or BBMP may only have a B-Khata and not a regular A-Khata certificate
Documents required
| # | Document | Type needed | Purpose |
|---|---|---|---|
| 1 | Property tax account number / PID / Khata number | Original | Unique identifier to locate the property in BBMP records; printed on previous property tax receipts or Khata certificate |
| 2 | Aadhaar card of the applicant | Self-attested Copy | Identity verification for e-Aasthi portal login and for offline application at ward office |
| 3 | Latest property tax paid receipt | Self-attested Copy | Confirms no outstanding dues; BBMP requires current year's tax to be paid before issuing Khata certificate |
| 4 | Application form for Khata certificate / extract (for offline application) | Download / Print | Formal request submitted at the ward office with requisite fee (court fee stamps or cash) for manual issuance |
| 5 | Previous Khata certificate (if seeking extract/update)(optional) | Self-attested Copy | Reference for the ward officer to locate the correct records, especially for older properties |
Original documents: Carry originals only for in-person visits — do not hand them over permanently unless explicitly required.
Step-by-step guide
- 1
Pay all outstanding property tax dues
OnlineBefore applying for a Khata certificate or extract, verify and pay all outstanding property tax dues for the property. BBMP will not issue certificates if there are dues. Pay online at bbmptax.karnataka.gov.in and download the paid receipt.
5–15 minuteshttps://bbmptax.karnataka.gov.in - 2
Register/log in to the e-Aasthi portal
OnlineGo to bbmpeaasthi.karnataka.gov.in and log in using Aadhaar-linked mobile OTP. If registering for the first time, complete mobile verification and set up the account.
5 minuteshttps://bbmpeaasthi.karnataka.gov.in - 3
Search for property and verify Khata details
OnlineIn the e-Aasthi portal, search for the property using the Khata number, PID, ward number, or owner name. Verify that the property details (owner name, area, zone, usage) are correct and up to date in the system.
5–10 minutes - 4
Apply for Khata certificate and/or Khata extract
OnlineSelect the required document type — Khata certificate (formal certificate of the current Khata holder with property details for use in loan/utility applications) and/or Khata extract (historical extract listing all previous Khata holders and registered transactions). Pay the applicable fee online.
10 minutes - 5
Download digitally signed certificate/extract
OnlineFor properties fully in the digital system, the Khata certificate and extract are generated and available for download immediately or within 1–3 working days. The digital document has a QR code and can be verified online by banks and authorities.
Immediate to 3 working days - 6
Offline application at ward office (if property not in digital system)
OfflineFor properties not yet in the e-Aasthi digital system, visit the nearest BBMP ward office. Submit a written application with property details, attach the paid tax receipt, and pay the prescribed fee via court fee stamps or cash. Collect the manually typed and signed Khata certificate/extract within 3–15 working days.
3–15 working daysRevenue Inspector / Assistant Revenue Officer - 7
Verify authenticity (for third-party submission like bank loan)
OnlineBanks and developers can verify Khata certificates issued via e-Aasthi using the QR code on the document or the verification link on the portal. Always submit both Khata certificate and Khata extract together when applying for home loans or building plan sanctions.
Government officers involved
Assistant Revenue Officer (ARO)
BBMP / Municipal Corporation — Ward Office
Signing and issuing Khata certificate/extract offline
Signs and stamps the Khata certificate and extract for offline applications; has authority to correct errors in Khata records
Government portals
BBMP e-Aasthi Portal
https://bbmpeaasthi.karnataka.gov.inApplying for and downloading Khata certificate and Khata extract online for BBMP properties
BBMP Property Tax Portal
https://bbmptax.karnataka.gov.inPaying property tax dues (prerequisite for Khata certificate)
Karnataka One (Common Service Centre)
https://www.karnataka.gov.inAssisted digital services for Khata certificate for citizens without internet access
Sakala (Karnataka Service Guarantee)
https://sakala.kar.nic.inTracking guaranteed service delivery timelines for Khata certificate under Karnataka Sakala Act
Things to watch out for
Khata certificate differs from Khata extract — use the right one
A Khata certificate is a current-status document used for bank loans, building plan sanctions, and utility connections. A Khata extract is an ownership history document used for title due diligence. Banks require both for home loan processing. Submitting only one may cause delays.
B-Khata is not accepted for bank loans
Most banks and HFCs do not lend against properties with only a B-Khata. If a property has a B-Khata, first convert it to A-Khata by obtaining building plan sanction and OC, or through BBMP's Akrama-Sakrama (regularisation) scheme, before approaching lenders.
Property not in e-Aasthi system creates delays
Properties in areas recently merged into BBMP, properties created by subdivision, or older properties in non-digitised areas may not appear in the e-Aasthi portal. In such cases, the offline ward office process must be followed, which is slower and requires physical visits.
Khata in deceased owner's name blocks transactions
If the Khata holder has died and the Khata has not been transferred to legal heirs, all transactions (sale, loan, plan sanction) are blocked. Legal heirs must apply for Khata transfer with a legal heir certificate and death certificate before proceeding.
Validity for bank submissions — get a fresh certificate
Banks typically require a Khata certificate dated within 3–6 months. An older certificate, even if valid, may be rejected. Download a fresh certificate when needed for submission to banks or government offices.
Errors in name/area/survey number in Khata must be corrected proactively
Discrepancies between the Khata certificate and the sale deed (e.g., spelling of name, area mismatch) can cause loan rejection and legal issues. Correct errors via the ARO at the ward office before they become a problem during a transaction.