What is a Khata and Why Does It Matter?
A Khata is an account maintained by the local civic body — BBMP (Bruhat Bengaluru Mahanagara Palike), city municipalities, or town panchayats — that records the details of a property and its owner for the purpose of levying and collecting property tax. The word "Khata" literally means "account" in Kannada. Every property within the jurisdiction of a local body must have a Khata entry, and it serves as the primary document that links you, as the owner, to your property for all official civic purposes. Without a valid Khata in your name, you cannot legally obtain water and electricity connections, building plan approvals, or take out a mortgage or home loan against the property.
Khata A — The Approved Property Record
Khata A (also called the "A Register") is the main register maintained by BBMP and other civic bodies for properties that have been assessed and approved. A property that appears in the A Register has been verified and regularised — meaning it was built on land with proper approvals, has a valid Completion Certificate (CC) or Occupancy Certificate (OC), and complies with the building bylaws. Properties with Khata A status enjoy all civic rights and benefits:
- Eligible for building plan sanction and construction approvals from BBMP or the relevant authority
- Entitled to permanent water and electricity connections from BWSSB and BESCOM
- Accepted by banks and housing finance companies for home loans and mortgage
- Can be sold, transferred, or gifted with clear title and without legal complications
- Property tax receipts under Khata A are considered legally valid documents for various government purposes
Khata B — The Revenue Register Entry
Khata B (the "B Register") is a temporary or provisional register maintained for properties that have not yet been fully approved or regularised by the local civic body. Properties in the B Register are typically those built on land that was converted from agricultural use without following the complete approval process, layouts formed without BDA or BMRDA sanction, or properties that have pending violations. While Khata B does allow the local body to collect property tax from the owner, it comes with serious limitations:
- Building plan approvals and new construction permits are generally not granted for Khata B properties
- Banks and housing finance institutions typically refuse home loans on Khata B properties due to unclear title and approval status
- Permanent water connections from BWSSB may be denied; residents often rely on borewells or temporary water supply
- Resale value is significantly lower, and finding buyers willing to purchase Khata B property without steep discounts is difficult
- The property is at risk of demolition or legal action if the civic body decides to act against unapproved constructions
Key Differences at a Glance
Understanding the practical differences between the two types helps buyers make informed decisions:
- Approval status: Khata A = fully approved and regularised; Khata B = unapproved or pending regularisation
- Home loan eligibility: Khata A is accepted by all major banks; Khata B is generally rejected by formal lenders
- Utility connections: Khata A gets permanent connections; Khata B may only get temporary or no connections
- Resale and investment value: Khata A commands market price; Khata B typically trades at a significant discount compared to comparable approved properties
- Legal risk: Khata A has minimal legal risk; Khata B carries risk of civic authority action, demolition notices, or regularisation challenges
How to Convert Khata B to Khata A
Karnataka state government has periodically introduced regularisation schemes to bring Khata B properties into the approved fold. However, these schemes are subject to court proceedings and government policy, and not all properties are eligible. In general, to convert a Khata B property to Khata A, you typically need to submit an application to the local civic body (BBMP/municipality/panchayat) along with the registered sale deed, previous tax receipts, land conversion order (if applicable), sanctioned building plan or relevant documents, and a betterment charges receipt — a one-time fee paid to the civic body for regularisation. It is advisable to consult a property lawyer before purchasing a Khata B property or attempting conversion, as eligibility criteria and required documents change based on the specific scheme and jurisdiction.
✅ Key Takeaways
🔗 Official Portal: rera.karnataka.gov.in
📅 Published: August 14, 2026 | This blog is a public awareness initiative. Verify all information with official sources before making financial decisions.
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