A Record of Rights, Tenancy and Crops (RTC), commonly called Pahani, is a basic land record used in Karnataka. It records land details, ownership details and crop-related information.

The easiest way to read an RTC is not to look only at the owner’s name. You should read the survey and hissa details, extent, ownership, mutation, other rights, cultivator and crop information together.

One point always confuse me: a printed RTC can contain additional sub-fields inside some columns. The 13-column explanation below follows the Karnataka evaluation’s top-level structure rather than treating every printed sub-field as a separate column.

Quick answer: what to check on an RTC

Here is what the main fields mean.

District	District where the land is located
Taluk	Taluk of the land
Hobli	Revenue area
Village	Revenue village
Survey Number	Main number used to identify the land
Surnoc	Subdivision reference used in the record
Hissa Number	Identifies a particular subdivision/share
Land Extent	Size of the land
Rights/owner details	Names and rights recorded in the RTC
Tenancy details	Tenancy information, where recorded
Crop details	Crops and cultivation information

What is an RTC or Pahani?

RTC stands for Record of Rights, Tenancy and Crops. In Karnataka, it is also commonly called Pahani or Pahani Patrike.

The Karnataka High Court has described the RTC/Pahani as Form No. 16, titled “Pahani Patrike, Record of Rights and Tenancy Particulars.” The court has also specifically referred to Column 11 as “Other Rights and Liabilities.”

The RTC is a revenue record. It should therefore be read together with other relevant records when someone is verifying a property transaction or legal position.

How to read the Bhoomi RTC columns

Column 1. Survey number

The survey number identifies the land parcel in the village’s survey records.

For example, an RTC may show a number such as 139.

If the property has subsequently been subdivided, the record may also contain a hissa or subdivision reference.

Check: Make sure the survey number on the RTC matches the number in the document you are examining.

Column 2. Hissa or subdivision number

A hissa number identifies a subdivision within a survey number.

A single original survey number can therefore have multiple subdivisions.

For example, you may see:

Survey No. 139/1
Survey No. 139/2

These can represent different subdivisions of the original survey number.

So, when checking a property, do not look only at the main survey number. Check the Hissa details as well.

Column 3. Extent of land

The extent section records the area of the land.

Karnataka land records commonly express agricultural extent using acres and guntas. One acre contains 40 guntas.

For example:

• 1 acre = 40 guntas
• 1 gunta = 1/40 of an acre

So, if a record shows 2 acres 10 guntas, the total extent is 2.25 acres.

The RTC may separately show kharab portions and the remaining extent.

Do not assume that every figure appearing under total extent is land that can automatically be treated as privately usable land. Read the kharab entries separately.

Column 4. Revenue or assessment

This section contains revenue-related information associated with the land.

Depending on the RTC format, it can include items such as land revenue, cess, water rate or related assessment entries. An example of Form 16 published through the National Green Tribunal’s website shows these categories under the revenue section.

This is primarily a revenue-record field. It should not by itself be interpreted as a statement about the market value of the property.

Column 5. Type of soil

The RTC records the type or classification of soil.

This is part of the agricultural and revenue description of the land.

A soil classification should not automatically be treated as a statement that the land has been legally converted for a different use.

Column 6. Patta

The patta section records the applicable patta information.

In the RTC structure described in a Karnataka government research document, the patta field is associated with the classification of the holding and whether the patta is recorded to the Government.

Read this field together with the ownership, acquisition and mutation information rather than treating it as an isolated ownership certificate.

Column 7. Number of trees

The RTC can contain information about trees recorded on the land.

The exact details can depend on the record and its agricultural information.

This field can be useful when checking whether the RTC’s description of the property is consistent with the physical land and historical records.

Column 8. Irrigation details

The RTC records information relating to irrigation.

This can include the source or type of irrigation and the extent to which the land is recorded as irrigated.

Do not assume that the presence of an irrigation entry proves that a particular borewell, canal connection or water right currently exists. For a specific legal or technical question, additional records may be required.

Column 9. Ownership, possession and khata-related details

This is one of the most closely examined parts of an RTC.

The RTC records the names and extent of interests associated with the land. A Karnataka government research document identifies Column 9 with the names of owners, their respective shares and khata information.

Check:

• Name of the recorded holder
• Names of co-holders, if any
• Recorded extent or share
• Khata number
• Whether the details match the documents being examined

However, an RTC should not be treated as the only document necessary for establishing the complete legal title to property.

Column 10. Mutation details

Mutation records document changes made to the revenue record.

A change can arise after events such as a transfer, inheritance or other acquisition of rights.

The Karnataka government explains that ownership and other changes in RTC records are carried out through mutation under the relevant land-revenue framework.

If the current RTC contains a name you do not expect, checking the relevant mutation record can help explain how that entry was made.

Useful distinction:

RTC: Shows the current record maintained for the land.

Mutation Register (MR): Helps track the mutation through which a change was entered.

The two records are related, but they are not the same document.

Column 11. Other Rights and Liabilities

Column 11 deserves particular attention.

The formal RTC/Pahani structure identifies Column 11 as “Other Rights and Liabilities.”

An actual Form 16 example shows separate areas for rights and encumbrances in this section.

Entries in this part of the RTC can be important because they may refer to rights, restrictions, encumbrances or legal orders affecting the land.

The Karnataka High Court has specifically held that relevant interim court orders concerning the property can be entered in Column 11.

Do not interpret a blank Column 11 as a universal guarantee that no legal or financial issue exists. The RTC is one source of property information and should be checked alongside other relevant records when conducting due diligence.

Column 12. Cultivation information

The RTC contains information relating to cultivation and the persons recorded as cultivating the land.

The government research material describes this section as recording the RTC year, cultivator names and the last seasonal update.

A cultivator’s name should not automatically be treated as identical to the person recorded as the holder in the ownership/possession section.

Column 13. Crop details

The crop section records information about crops grown on the land.

This may include:

• Crop name
• Area under the crop
• Seasonal information
• Related cultivation details

Crop entries are useful for understanding the agricultural use recorded for the parcel.

They should not, by themselves, be treated as proof of ownership or as a complete statement of the property’s present physical condition.

What is kharab land in an RTC?

The extent portion of an RTC can contain kharab information.

The government research document distinguishes private and government kharab categories and records them separately from the total extent.

This distinction matters when you are comparing the RTC area with another document.

If the figures do not appear to match, do not simply assume that one document is wrong. Compare the total extent, kharab components and remaining extent carefully and obtain clarification where necessary.

What if the survey number is missing?

First check whether:

• The survey number was entered correctly.
• The hissa/subdivision number is correct.
• The district, taluk, hobli and village are correct.
• The property has undergone subdivision or mutation.
• You are using the appropriate Bhoomi service.

If the record still cannot be located, the issue may require assistance from the relevant revenue or land-records office.

Can an RTC alone prove clear title?

An RTC is an important revenue record, but do not treat it as a complete substitute for title and registration due diligence.

The Karnataka legal framework treats the RTC/Pahani as the Record of Rights maintained in Form 16.

For a property transaction, other records may also be relevant depending on the circumstances, including registered documents, mutation records, encumbrance records, survey records and court or government records.

Frequently Asked Question – FAQ’s