# B-Khata to A-Khata Outside Bengaluru: The 2026 Order

By Saurabh Garg, founder·8 min read·Published 2026-09-18
**Short answer:** On 9 September 2026 Karnataka published Government Order No. RD-LGP/38/2026, which lets municipal and gram panchayat officers collect conversion charges and issue an A-khata for B-khata plots of up to 1,000 square metres. In towns and cities the plot needs a B-khata issued on or before 10 September 2024, or must have existed before that date. In gram panchayats the cut-off is 7 April 2025, and a plot with no khata but a registered deed before that date also qualifies. The power runs to 31 December 2027. The order does not name Bengaluru, and it does not print the charges.

Before you apply for the A-khata
## The officer checks the plot and the papers. Check them first.

The order turns on the B-khata date, a registered deed before the cut-off and a plot of up to 1,000 square metres. An officer will look at the site and the record before issuing an A-khata. Our ₹20,000 Property Health Check does not apply for the conversion. It shows you the site and the record before the officer does. One visit: dated photos, GPS boundary survey, encumbrance certificate, khata and tax dues, occupancy verified, and a ranked risk report. No keys, no power of attorney, no money custody.

[Book a ₹20,000 Health Check](/property-health-check)

# Karnataka Opens a B-Khata to A-Khata Route in Towns and Villages, Until 31 December 2027

**On 9 September 2026 Karnataka published Government Order No. RD-LGP/38/2026. It lets the officers of town councils, city councils, municipal corporations and gram panchayats collect conversion charges and issue an A-khata for B-khata plots of up to 1,000 square metres. In towns and cities the plot needs a B-khata issued on or before 10 September 2024, or must have existed before that date. In gram panchayats the cut-off is 7 April 2025, and a plot with no khata at all but a registered deed from before that date also qualifies. The power runs to 31 December 2027. The order does not name Bengaluru, and it does not print what the conversion will cost.**

## Who this is for

The plot on the edge of Mysuru your father bought in 2003. The site in a layout outside Hubballi, sold to you on a registered deed with a B-khata and a promise that the papers would follow. The corner plot in a gram panchayat village off the highway, where the panchayat never gave you any khata at all.

A B-khata records that a property pays tax. It does not record that the land use was approved. Banks will not lend against it and many buyers will not touch it. For an owner abroad it means the one asset you meant to sell or build on is stuck. This order sets up the officer who can unstick it, near the property, until 31 December 2027.

## What the order says

The order is the Karnataka Land Revenue (Prescribed Officers of local bodies for collecting conversion fees and penalties for purpose of issuance of Khata) Order, 2026. It was published in the Karnataka Gazette Extraordinary, Part I, No. 916, dated 9 September 2026, and signed by Rajender Kumar Kataria, Additional Chief Secretary, Revenue Department. Clause 1(2) says it comes into force on publication.

Clause 3 names the officers:

- in a Town Municipal Council or Town Panchayat, the Chief Officer

- in a City Municipal Council, the Commissioner

- in a Municipal Corporation, the Zonal Commissioner

- in a Gram Panchayat, the Panchayat Development Officer

Clause 4 sets what each can decide. The plot must not exceed 1,000 square metres. It must sit inside that officer's local body. It must already be in non-agricultural use, "with or without obtaining the requisite prior permission for change of land use/conversion". The use must be permissible under the master plan or zonal regulations that apply.

Then the cut-off dates, which differ by where the plot is.

In an urban local body, the plot must be "currently possessing a 'B' Khata issued on or before 10.09.2024", or have been "in existence prior to 10.09.2024" and be eligible for a B-khata.

In a rural local body, the plot must have been assessed or recorded as B-khata on or before 7 April 2025. The order adds a second group: a property "not possessing any khata but transaction has been effected through registered deed prior to 07.04.2025".

Clause 5(1) sets the end date:

> The powers conferred under this Order shall be exercisable upto 31.12.2027 from the date of publication of this order in the Official Gazette.

## What is shut out

Clause 6 lists what cannot apply. Government land, gomal land, forest land, tank or tank-bed, rajakaluve and nala, road and road margin, and land reserved for a public purpose. Land under acquisition. Land under a court or tribunal stay against conversion. Land with government flags or restrictions on it. Land that breaks the master plan or zonal regulations. Anything above 1,000 square metres.

Kharab land gets its own rule. If a plot falls inside B-kharab land, it is ineligible. If only part of it does, a survey sketch under the Land Revenue Act is a pre-condition, and the part outside the B-kharab boundary can get the A-khata. If any part is A-kharab, you need permission from the revenue authority first.

## How the officer checks it

Clause 7 says the revenue department will send the officer, in digital form, the latest RTC, the kharab details in column 3, the owner name in column 9, mutation entries in column 10, rights and liabilities in column 11, tenancy and crop details in columns 12 and 13, the akarbandh from the survey records, government flags, and "auto calculated conversion charges, regularisation fee, penalty and other statutory dues".

Clause 8 says that once the officer is satisfied, the officer collects those charges, pays them into the revenue department's account, and sends the property identification details back to the revenue department to update its records.

## What the order does not tell you

It does not print the charges. Clause 7 calls them auto calculated, and clause 9 says the order is to be read with two cabinet decisions: C431/2026 of 13 August 2026 for the Urban Development Department and C461/2026 of 21 August 2026 for the Rural Development and Panchayat Raj Department. Neither decision is printed in the gazette, and we have not seen either one. Any figure you are quoted for this route should come from the officer's calculation for your plot.

It does not name a portal or an application form. The recital mentions that the rural A-khata will be issued "in e-Swathu", the state's rural property record system. That is the only system it names.

It does not mention Bengaluru or the Greater Bengaluru Authority. Bengaluru's own B-to-A conversion ran under separate Urban Development Department orders, which we covered in [the B-khata conversion deadline](/guides/bengaluru-b-khata-conversion-deadline-aug-2026). This order does not say whether a Bengaluru city corporation counts as "a Municipal Corporation" under clause 3. Until the state says so, do not assume it does.

## Why the order could be made now

The order rests on section 96(4) of the Karnataka Land Revenue Act, 1964, which covers land used in breach of a conversion order or condition under section 95. Before this month it named only the Deputy Commissioner. The Karnataka Land Revenue (Amendment) Act, 2026, Karnataka Act No. 41 of 2026, received the Governor's assent on 3 September 2026, was published on 4 September and came into force at once. Its section 3 rewrote section 96(4) to read "the Deputy Commissioner or prescribed officer". Five days later the state named the prescribed officers.

## What to do with it

- Pull the latest RTC for the survey number your plot sits in and read columns 3, 9 and 11. Kharab land, a different owner name or a government flag will stop the application before anything else does.

- Measure against the 1,000 square metre limit and the date that applies to your plot: 10 September 2024 in a town or city, 7 April 2025 in a gram panchayat.

- Find your registered deed. In a gram panchayat it can qualify a plot that never had a khata.

- Apply to the officer named in clause 3 for your local body, and ask for the conversion charge in writing before you pay.

The how-to for the Bengaluru record, which works on the same A and B distinction, is in [our e-khata guide](/guides/e-khata-bangalore-nri-guide). For updating the owner name after a sale or inheritance, see [khata and mutation for a remote owner](/guides/khata-mutation-remote-owner).

This page reports what the order says. It is not legal advice on whether your plot qualifies.

## FAQ

**What is Karnataka Government Order RD-LGP/38/2026?**
It is an order of 9 September 2026, published in the Karnataka Gazette the same day, that names the local body officers who may collect conversion charges and issue an A-khata for eligible B-khata plots of up to 1,000 square metres. It covers town panchayats, town and city municipal councils, municipal corporations and gram panchayats, and the power runs to 31 December 2027.

**Does the order apply to Bengaluru?**
It does not name Bengaluru or the Greater Bengaluru Authority. Bengaluru's B-khata conversion has run under separate Urban Development Department orders. The order does not say whether a Bengaluru city corporation counts as a municipal corporation under it.

**My village plot has no khata. Can it get an A-khata?**
In a gram panchayat, the order covers a property with no khata where the transaction was made through a registered deed before 7 April 2025, subject to the other conditions: 1,000 square metres or less, already in non-agricultural use, permissible under the planning rules, and not on excluded land.

**How much does B-khata to A-khata conversion cost under this order?**
The order does not print it. It says the conversion charges, regularisation fee and penalty are auto calculated and supplied to the officer, and it refers to two cabinet decisions of 13 and 21 August 2026 that are not published in the gazette.

**What is the last date to apply?**
The order says the powers are exercisable up to 31 December 2027. It does not set a separate application deadline.

*Saurabh Garg, founder, 66 MG Road*

## Sources

- Government of Karnataka, Revenue Department, Government Order No. RD-LGP/38/2026, Bengaluru, 9 September 2026, the Karnataka Land Revenue (Prescribed Officers of local bodies for collecting conversion fees and penalties for purpose of issuance of Khata) Order, 2026, Karnataka Gazette Extraordinary Part I No. 916, 9 September 2026. Read in full; gazette PDF carries the digital signature of P S Basavaraju, Department of Printing, Stationery and Publications, signature verified over the whole file: [https://archive.org/download/in.gazette.karnataka_eo.2026-09-09.11270/11270.pdf](https://archive.org/download/in.gazette.karnataka_eo.2026-09-09.11270/11270.pdf)

- Karnataka Land Revenue (Amendment) Act, 2026, Karnataka Act No. 41 of 2026, notification DPAL 30 SHASANA 2026, Karnataka Gazette Extraordinary Part IVA No. 896, 4 September 2026, section 3 amending section 96(4). Read in full; signature verified the same way: [https://archive.org/download/in.gazette.karnataka_eo.2026-09-04.11227/11227.pdf](https://archive.org/download/in.gazette.karnataka_eo.2026-09-04.11227/11227.pdf)

About the author: [Saurabh Garg](/about)

Saurabh Garg has run the venture studio C4E for twenty years. He founded 66 MG Road in 2026, reads every proposal request, and replies within one business day.

[saurabhgarg.com](https://saurabhgarg.com) · [@saurabh](https://x.com/saurabh) · [LinkedIn](https://www.linkedin.com/in/saurabhgarg)

Information on this page is as on 2026-09-18. Rules, rates, deadlines and government portals change without notice, so verify against the official source before you act. This page is for information only. It is not tax or legal advice, and it is not a substitute for a qualified adviser who knows your position.

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- [E-khata in Bengaluru, for owners living abroad](/guides/e-khata-bangalore-nri-guide)
- [Khata, Mutation, and Title Clean-up for Remote Owners: Why a Pending Record Blocks Your Sale](/guides/khata-mutation-remote-owner)
- [Bengaluru Halves What the BDA Charges to Allot Land With a House on It, and Sets Two Years Before Eviction](/guides/nri-bda-land-allotment-charges-halved-sep-2026)

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Source: [https://66mgroad.com/guides/karnataka-b-khata-a-khata-towns-villages-order-sep-2026](https://66mgroad.com/guides/karnataka-b-khata-a-khata-towns-villages-order-sep-2026) · 66 MG Road. Full LLM brief: https://66mgroad.com/llms.txt