The e-khata project of the Bruhat Bengaluru Mahanagara Palike (BBMP) digitises all manually maintained property records, making them accessible to citizens. In Part 1 of the two-part series on Frequently Asked Questions (FAQs), Munish Moudgil, BBMP Special Commissioner (Revenue) addressed queries on the digitisation process and other general questions on e-khata.
In the second part, we look at property ownership and transaction, technical and portal issues, apartment-specific queries, name/data corrections, and language/format issues. We also examine issues pertaining to non-resident owners and inheritance, ward/location, fees and the process.
Property ownership and transactions
Q: Can e-khata serve as sole proof of ownership?
A: Yes, e-khata can serve as the ownership proof for property registration. However, purchasers may require additional documents such as a certified copy of the sale deed for assurance.
Q: How is inheritance handled in e-khata?
A: In cases, where one of the joint property owners has passed away, the death certificate and the family tree must be submitted to the ARO office for processing. This triggers a mutation process to update ownership records.
After the application is submitted, a 7-day notice is issued to acknowledge the death and the inheritance by another party. If no objections are received during this notice period, the mutations can be approved on the eighth day. The entire process may take around 10–12 days to complete.
Q: Can I amalgamate multiple properties into a single e-khata?
A: Currently, e-khatas are issued separately for each property. An amalgamation module will be introduced soon to merge multiple e-khatas.
Enforcement and violations
Q: How will e-khata address building violations?
A: Owing to the digitisation process, khata is not issued for unauthorised constructions or additional floors beyond approved plans. Future violations will be flagged and denied e-khata.
Q: What happens if a property’s super-built-up area is underreported?
A: BBMP links e-khata with property tax records to ensure consistency. Underreporting may lead to discrepancies, which can be rectified at the ARO office.
Read more: Navigating apartment property legalities: A comprehensive checklist
Support and feedback
Q: How can I escalate issues with my e-khata application?
A: Contact the BBMP helpline to report unresolved issues. Once resolved, the helpline will follow up to ensure customer satisfaction.
Q: What should I do if my property isn’t listed on the portal?
A: You can request an update online. Validate your eKYC, add your SAS application number from the tax receipt, and upload a scanned copy of your old BBMP khata.
Q: What if I don’t have an old BBMP khata?
A: You can apply for one online through the link provided on the website.
Q: Can I track the status of my e-khata application?
A: An online tracking system will soon be available for applicants to monitor pending applications and track their progress.
Technical and portal issues
Q: What browser should I use for the e-khata portal?
A: Use updated versions of Chrome or Firefox. If you face issues with Safari or other browsers, consider switching to one of the recommended options.
Q: What should I do if document uploads fail?
A: Check your internet connection. If the issue persists, contact the BBMP helpline for support.
Q: Is Aadhaar authentication working on Mac systems?
A: Yes, the Aadhaar authentication issue on Mac systems has been resolved. If you still encounter problems, ensure your system is updated.
Q: Can the e-khata portal display Kannada and English side by side instead of requiring a hidden option?
A: This suggestion is under review, and improvements may be implemented soon.
Q: What should I do if the online registration data is not being retrieved?
A: Enter the registration number printed on the reverse side of the sale deed, typically in the format: three alphanumeric characters, including the year of registration. Refer to the e-khata system examples for guidance.
Q: What should I do if a name is misspelt in my documents?
A: Submit your application with the documents you have. If the software detects a mismatch, it will be referred to the ARO. If no mismatch is detected and the e-khata is issued with errors, visit the ARO office for correction.
Q: Can revenue sites get an e-khata?
A: Yes, revenue sites can get an e-khata, but it will reflect as a B Khata value.
Q: What is the process if the original khata was not created?
A: Wait for the new BBMP website to launch to apply for a new Khata.
Apartment specific queries
Q: Why does BBMP warn about taxing common area amenities in residential communities where owners already cover these costs?
A: Tax demands by BBMP are based on legal provisions and case-specific evaluations. Residents can contest such demands by responding to show cause notices, with each case judged on its merits.
Q: Why doesn’t the khata PID indicate the flat number in apartment complexes?
A: e-PID is a random 10-digit number. Flat numbers are often repeated across blocks and lack a standardised format, making them unsuitable for unique e-khata IDs. The postal address is recorded instead.
Q: Why not use common GPS coordinates for the entire community instead of individual flat numbers?
A: Individual property owners must provide their property details to manage records independently. A tower-wise GPS system may be considered in the future.
Q: What type of photo should be uploaded for apartments?
A: For apartments, upload a photo of the entire tower from the outside for easy identification. Photos from inside the tower or outside your door are not helpful.
Q: Why can’t I find my B khata property in the portal?
A: Both A and B khata properties have been digitised. If your property is not visible, it may be due to missing records or unregistered khatas for some flats in the apartment. Flag it with your ARO to resolve the issue.
Q: What should I do if the khata is still in the builder’s name and a builder occupation certificate is given?
A: Wait for the new website to go live to apply for an e-khata in your name.
Non-Resident Indians (NRI) e-khata and access issues
Q: Can an NRI apply for an e-khata from abroad, and are BBMP websites accessible from outside India?
A: Yes, NRIs can apply online. The process is simple with Aadhaar; without it, they can authorise someone locally to apply. Acceptable documents include Aadhaar, passport, PAN, or voter ID. The BBMP websites are generally accessible worldwide, but some NRIs have faced access issues due to past security measures. If issues persist, users can report them to BBMP for resolution.
Q: Can an OCI cardholder apply for an e-khata using their resident country ID documents?
A: BBMP is considering allowing non-Indian documents, such as a US passport or equivalent ID, for OCI cardholders.
Q: What to do about OTP issues for OCI holders?
A: Report OTP-related problems to the e-khata helpline for assistance.
e-khata update and assistance
- e-khata does not regularise B khata properties. Both A khata and B khata properties will be issued corresponding e-khatas (A-e-Khata and B-e-Khata) based on existing BBMP records.
- Document upload is optional, if you select “Yes”, you can upload approved building plan, layout site/building approval letter from BDA/BBMP, DC conversion document (if available).
- For apartments, keep these details from your sale deed: super built-up area, built-up area, carpet area and car parking area.
- Over 50,000 final e-khatas have been issued, covering more than 90% of applicants. On average, approximately 2,000 new applications are received daily.
- Most applications are processed within two days. Some may take 10–15 days due to incomplete information or verification issues.
- If you are experiencing difficulties, you can visit Bangalore One centres to upload your documents. For additional assistance, contact the BBMP helpdesk at 9480683695 or email bbmpekhata@gmail.com.
- Share your feedback through the BBMP helpline or submit a short video testimonial, which may be featured on the official website.
- New guidelines address issues with the digitisation of property records (e-khata) and provide help in handling citizen complaints. The memo outlines specific scenarios where e-khata applications may be rejected.
(In conversation with BBMP Special Commissioner (Revenue), Munish Moudgil to discuss the e-khata e-Aasthi hosted by Bangalore Apartments’ Federation (BAF) — the full video interview can be found here.)
in case of inheritance of independent house property by Will and property is already mutated in joint names during 2013 itself with all papers like family tree, declaration, indemnity etc, will a death of the first owner necessitate submission again all papers, complicating the issues, as a death certificate and request by other joint holder enables deletion of the deceased name, as in case of bank joint accounts. old family tree and papers alone should suffice.
I have got eKhata generated successfully. i stay in apartment.
But Car parking is mentioned as 0.
I want to update it to similar – as it is in the sale deed.
What action i need to take?
I hve the same issue, how can it be rectified?
HOW TO CANCELL E KHATHA – ONCE APPROVED FROM BBMP ARO
There is no draft ekhata available for my property in the eaasthi portal. I tried
1. Speaking with ARO for more than 2 months now over phone and requesting without any result.
2. Called citizen helpline multiple times without any result. They ask me to speak to the ARO.
3. Mailed relevant BBMP commissioners multiple times without any response.
4. Tried the feature of the portal “my draft ekhata not available” which does not work. After doing eKYC verification, providing SAS number and uploading the manual khata scan, ince I submit, it asks me to do eKYC verification again. the feature does not work.
Thank you for the detailed articles you wrote which are very helpful. Unfortunately it looks like there is no way to get any issue sorted.
I am facing the same issue as yours. Tried to go to BBMP office, speak to ARO who just told if the property draft khata is not showing is not showing, its not my issue and not giving a proper guidance for their internal issues.
Helpline never works and have drafted 5 emails with no response. Very poorly managed system from the government . I also attended the Ekata Mela for one full day making me run around to the BBMP main office with no answers till date from last 3 months. We have been paying the property tax regularly and I am surprised with the lack of knowledge from the team of not advising what needs to be followed if the DRaft Khata and EPID not available on eaasthi portal.
Lastly tried the option in eaasthi ” Did not find your draft Khata” option which always ends up in an error ” Requesting atleast one member to have ekyc executed
My Father’s Name was included in Sale Deed while purchasing a flat in Bangalore, Electronic City in 2015 and my Father expired in 2016. Now how to exclude my Father’s Name in Katha Process ? is Death Certificate will do for the purpose ? or any other formalities to be processed ?
Your valuable advice required to how to proceed.
Thanks.
Very conveniently BBMP has confirmed that the records of our entire apartment Chartered Humming is missing and they cannot do anything about it. Well I am loosing buyers. I wish like first world country they could be sued too. They would have not dared to play with the lives of citizens.
as mentioned in FAQs, you need Death certificate of your father and family tree and the property documents will undergo mutation to exclude your father name
I had purchased a e-khatha plot in December 2024, I want transfer the e khatha to my name & visited ARO office.They told me that khatha will be transferred automatically to my name.
is it true ..how much days required..
Even I am in the same situation is this resolved now. It showing pending mutation for nearly 1month now.
Hi, Thanks for your support.
We 8 of our friends bought 8 half sites of (4 sites) in same place and would like to jointly develop it as a residential Flat and take each individual a flat. We have have got B Khatha from BBMP and now trying to apply for e-Khatha individually as well, after this, we would like to apply for a “Joint Khatha” in one of the party name. Is possible to get a Joint Khatha from BBMP with above ideology or would there be any other issues in obtaining it ? thank you.
Hi I have brought flat done with all loan even paying emi due to only this my registration is not happening and for e khata transfer there is lots of problems builder is saying e khata is not happening it is taking time but the only person who is right now suffering is me as I am paying emi and rent too can any one suggest a way to get out of this
is there a group for people from Mahadevpurua, who face Khata issue. We can visit ARO together and check. May be protest also for 1-2 hrs
I am also struck where sale deed is completely blocked by BBMP/Revenue as My e-khata mutation is pending for many months.Every time officer say next week software update will be done then it will work but no relief. If concerned authorities are reading please either plan to fix or allow approved exceptions to follow and do in old process way. Later They can fix software and process
Hello, Very good & useful Info on e-Khata Process & FAQs. Thanks a lot. However, one question regarding Inherited Property – (independant House at site). Me & my elder brother acquired the Property by Inheritance – Regd.Will. Now what Docs are required for e-Khata – There being no ale Deed – as it was a Original Sale Deed from BDA to our father. Subsequently BBMP issued Uttara Patra & Khata in our names. We cannot attach the original Sale deed.
Further minor spelling issues in Names in Khata – letter ‘a’ is added in my name as ‘Sanjaya Simha’ istead of ‘K Sanjay Simha’. How does this impact e-khata )(Aadhaar & PAN will have Full Names with Expanded Initials
Appreciate your responses.
Thanks
I attended Ward-11 ekhatha Mela, unfortunately my property was not listed in the search and was advised to speak to ARO who raised the hands stating all properties have been digitized as of Jan 2025 and suggested to apply for new khatha online that opens up tomorrow March 07, 2025. The portal expects an EC at least one day prior to sale deed till date and states be ready to pay up the property tax till date having already paid up-to date property tax. I have a manual khatha with up-to date property tax paid receipts, new survey number allotted, BESCOM and Cavery Connection, staying here for over 30 years. With no proper guidelines / guidance from BBMP staff/ARO, escalation matrix does work. neither the helpline and email provided. Pathetic state of affairs.
yelahanka old town old bbmp ofice ARO’S asking commision rs 50k ,
My property is not listed in the ekhata when we search for the property with Khata no and name , i had visited local office at Horamavu where my jurisdiction ward no 26, but i have not got any solution till now i have submitted regarding my detail of the property along with ekyc and Khata details ,
there was an option to apply when the list is not available when we have the khata , hence i applied over there in 27th dec 2024 till now i have not got any reply nor the solution amd my acknowledgement ref no is S-2761
please advise
same issue with our layout they are saying that our records got burnt or missed somewhere now they are unable to find them back. And they are saying we cant do anything now
Hi , As i am facing the issue in correction in begur and its been since from January 2025 , ARO says uploaded correction but its been now march 7th got new info that all corrected file got erased . Now 2nd week still correction is not got reflected. May i know ARO uploaded correction why its not getting reflected ? What’s this issue basically? your kind response is appreciated. Hope Raised Genuine question gets resolved as early as possible.
Even I had the same issue, where my property draft was not shown when I searched my name in English. My name was registered in Kannada. When I searched based on Asset number which will be similar to other flats in the same apartment, I found my property draft e- khata.
When doing khata they have entered the wrong Kannada translation of my name. Now even after repeated visits to ARO Mahadevpura, no results.